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HomeMy WebLinkAboutLUA-08-043_Report 1LAND USE HEARING SIGN-IN SHEET Talbot & 55th Preliminary Plat/LUAOS-043 -February 19, 2013 PLEASE PRINT LEGIBLY ADDRESS Phone # with area code Email I NAME (including City & Zip) (optional) (optional) k/t~ 1w 110 ,2 s:,-Pc,,kM ' C"Z~.,,..--,2i_ \._ ~ re G~,J l'-/7.¥ lc~-.... ctl ' I (l ·. f:/ OG~c-(,.U,t.., . ') Sit \. ! ' ,I • (_..,C....,Q.. ; /L/1....Z.. cc 0.. 11 (;, ') r:. 1.,,7;-f s: : ( ,,, 201 I I ------~ EXHIBIT 15 02/19/2013 Talbot & 55th Preliminary Plat Public Hearing Vanessa Dolbee, Senior Planner February 19, 2013 R~ 17 lots ('l t,~, 1,1 di a densilyof 'i fiO du/ac Ranging in lot size from 3,920 to 6,919 Square tect and 3 tracts for stc,m drainage, wetlands and open space A 1,443 SF Cotegory IV wetl;,nd II located ,n ire southwest corocr ;md requ1•es;, 50 f· buffer. Pursuant to King County's Environmental Ordinance and SEPA, King County Code 20.44.040 Categorical Exemptions and Threshold Determinations, the subject subdivision is exempt from SEPA review as it is less than 20 lots. No public comment or agency comments were received. 0 ~ . " "-----.._ RENTON Brief Description Project is subject to a Settlement Agreement -M.T. Development, LLC v. Renton. Vest project to 2007 KCC Wahler of payment of processing and City imp;,ct fe,;,s Vacant lot located in the SE Corner of Talbot Road Sand S SS'~ St. 2.91 acre site loc.it.:.d within the Urban Residential (UM) King Co. Comp Plan designation and the King Co. R-6ione. Brief Description cont. Access to all lots would be provided along a new public road off of 5 55th St. ending in a cul-de-sac. Frontage improvements are proposed along Talbot Rd. S and S 55th Street which would require 1,317 SF of dedication. In addition the new public road would require 16,932 SF of dedication. A landscape plan was not provided with the application materials. R~ . " e . . The proposal is consistent with relevant King Co. Comprehensive Plan Land Use policies. The proposal is compliant with all relevant zoning regulations if all conditions of approval are complied with. e . ' 1 r • Prclimi,rn.ry Plat Analysis c On-site recreatior has been provided. at 390 SF per lot The open space tract is proposed to be 6,710 Sf Details of the space were not provided, however a tot lo'. p·.ay area and add,t,on.il play area shall oe provided pursuant to King Co. code ---------RF. .'ITON -EXHIBIT 6 Wetland Delineation, preparer b1· (;ece<is Resources Consulting, dated tiarc, Jf>, 2012 was provided with the ar,pl" at,on 1,443 SF wetland is located 111 \ -,~ southwest corner of the sitf, 1,247 SF ct the wetland is on ,~e I>. 50 foot buffer as required per KC( Frontage improvements along Ta Ibo'. hasP been designed 10 awid ,mpocts rn the e,tent feasible, however m1t1ga'.10, w,11 bP required The impact analvslsand propcsed mitigation were not provided w,tr 1··,~ application. As such a condit,on of approval is recommended that thal ::::',::~::,~::~,,. .. h O"" tv,18'iJ~bWty of Pubic f:~::ri. The applic<1ntsubmitted a Preliminary Technical Information Report prepared by Insight Engineering Co., dated December 5, 2012. An open pond to meet the detention requirements and a bio-swale downstream of the proposed detention pond to provide adequate water quality has been proposed The detention pond and water quality proposal has been designed per the 2005 King County Surface Water De.,ign Manual. 02/19/2013 Preliminary Plat Analysis cont. A landscape plan and a tree retention plan were not provided with the application. Street trees are required to be planted one for every 40 feet of frontage. Significant trees located in the interior of the development, excluding critical areas or their buffers, shall be retained at a rate of 10 trees per acre or five percent of the trees, whichever is greater. Compliance with these standards has been recommend<!d as a condition of approval. lXHl81Hi /\v~:i!c!bilHy of Pubic Se;vice:-; Police and Fire Prevention staff indicate that sufficient resources exist to furnish services to the proposed development. It is anticipated that the Kent School District can accommodate any additional students generated by this proposal. Water and Sewer services would be provided by the City of Renton. New water and sewer lines will be required. Staff recommends approval of the Talbot and 55th Preliminary Plat, subjectto 9 conditions of approval. R~ -- ~ ~ 2 02/19/2013 3 Insight Engineering Co. Santhosh Moolayil LUAOS-043 -Contact PO Box 1478 Everett, WA 98206 M.T. Development, LLC LUAOS-043 -Owner 11625 Rainier Ave S #201 Seattle, WA 98178 CALL nm r21 Bu.wi•iESs v.4YS BtiFORE YOU DIG J .8()(1 .. 424-5555 " i; -~- "' Q d ~ ~ " .... t.+- t) i;:, ~~~- J ·~ 0- ;\ ~ /11 1 i :! J11 elf( f, •, , 'Ii ; ·1 _; 11 " \' ""'-'=--.-"'+ ,_. I I L J -! p :,.,." ,- l'ORTION OF Tl/ENE //4 OF SECTION 6, TWP. 22 N., RG1:·. 5£. W.M. i~, Kl.'•iGCOVNTY, WASH/.",'GTON sdr,7H .um·sTREEr '.: "-·---~~-:~-~~;-· ~;:~:;?- w~m ~I ~ wm --~--I :~ ~ .,J::f.-, , I j! I ---'--- 1.,01#10 ·11 ' ' "'' I 'i :~ LOT/t2 I ,----- ' ,, -,,--- I·' LUJ"#/4 W'f'i'l.l '~ OPENSPAIT ~:f ·1r~ ··i, LOU3 ' 1· -_: ,-_,_ · __ ' I· ".,~/!•: L .. ,,_.,..,,, '"' y--~~.: \----'-'--' _____ b----4. 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'l820)I; 14l~~~~f!'.;;/,.;;!;'.!t~1AX """" .. _, "'""'"-';'"~ ,,..,,,.,.,,,. ff.'P.1]/)f//Xni.C"'"'''"''C'OOI<')~~"'·'-'"""' '-" TALBOT & J5TH AVE :~-=~;;!~~· . ~ :'.;I":., I ii~, ,, .1-KIOLHIINARY l'L1T/.JJV' ~ Vf'lll'!YlVNF!./CT.VOTE C41::-:i10~ . - 1>E.:.,,-...cro, W.< ... .._,,,._ ltW,.. ,,.-""""' __,....,,.,..,~,,,,,,.-,,,,~/"''''"""-"''""' ;f~:'~$;.1i.,"--~,.,._·,;s~ ~,.., -~ ----"- = ~"'~~ ?: ~~J;[.~"E<_,, -'"."" . ·· . ..-; ~ -~ 6 < '" ,,,_ ~~,.-:,-, ~':,~ _·{/:) ~11-, ,f -, -' '/) - n ~0 1.f njl.t-)!,--1 T lJ ij I )- ~ '.- _.!J.!.'!.!.-~..!.!..f "1]i·1.---~1;',..,, '( ~ ~;~:.~-----. 1 ~ ,_ ./ I : PORTION OF THE NE 1/4 OF SEC710.'-' 6. TWP. 22 r.. . RUE. 5E.. W.M KINOCOVf\iTY. WASHINGTON A.~) • C •j s6Unl 55TH srR.Eti" :i, ""· ~~{; '..:·~:c--~;:_;.; :·~ ' ... , :..:_;_;~'' ' ~ '(.]jlJ1 ,,.._,_,, !' ---~ ,1, I '-'-'1·H,_< lT!UTY .t'iD Sl'IW!Cl. PROl-79£/!S C!!.iiITI !J'(_'lfOOl DISFR/(7 ,a" n," ,s.,., /"' FIR£DISTIIK.T """""""'""""""'"' __ ,,,,,,.,..,.,,, FOWllANDatt TALBOT & 55TH A VE ~-:..;~:,,,.. _l+~TERAl,l,SEJIY _TELEP!f!J:lt :;1 '·/ ' i: ' v ), SCALE: I'' ~ 30 LEGEND + .,_ .... · . l "'''" ""·''"'"'"'"" ,..,...,,_.,,,.,,,,; • ==:-,-- --~.. ... """"""""' .. ,. .. SHf.E1'{1'{[JEX ;.;·;o;;;;;.<,;:;;, .... ""'--""-"-"' "-=-" ---""""""''''""'"""' "-"""-"""'""' """'"''""""""';,_" ·1 ,r- f .f' ~)'.>~=sf/ / '-'"''-'i '"''---"--i/ -,,, --1 2:t- :; (.'.~':__~ '''-" ~ l !t, "'-,'',-;t,tr.T "'''-'"'"; (-·'-'~" " ' ~fl-~ ' +' ; ~,:: w ' IJ("IN!Tl' ,\HP c,&;,-,. -,,-.._, i "':'-rff1"'(-~~ -j !(', If~'/ II F',/1/'i/,',, I·/ J'1 :::::.. 81,( ~/ ~~~~1:;:'[;~~·~'"i-·:::',, - '!:.'!§!.,tg§_ ·---""""'" ,,.,,,.,,,..,,...,. :::'i,-g;.'f,,,, Oll:_:~'j,11.•Al'l'UC4Nl :re·~:. ""--'""' !,f_(jp,,!)Eji("Nl"!l(IN 81/!_f§}."(!§_ ,,_,,. • .,-a..,s,oc~·,..--, -""'~"''""-"""'""'-"'"" -,,_,.,.,,..,....,. """"" ~ '.'f .~ .., ... ·1• """"'"' .,_,.-"' _,,,,,' ••Rb INIIGNT IN .. NIIIINO CO. ~O DOX. !4J! {;~{li -~ ~ .J.;:;.ft~ -6 ,40,,~1~7r"0z.~~]~~;""' N!NSm'. --l___ ------.,, """" _, """" ,._,.c..;.,,--.--1-, -"-- ~~-:i~~K': ...w.' ' PAJ/UL J!}fAfr"i.:i_ Jt 1~\) ·J ·:; PREUWYARY GRADING A.ml DRAINAGEPLA.~ " l.!7/Un" ('O,\'FUCT ~'OT£ CAUJ/0,~ ,...,,,,...,.,,,__,.,.,,.,,,,....,,,._,,,,oc,_ ~~~:~~"7'?F~:;1,~i;~~~ §':~?~~;:::::;;;: I CALL TWO(l)BUSliiESSDArs ! REFORE YOU DIG /--800-414-5555 POR?10J\i OF THE NE 1/4 Of SECTION 6, TWP. 22 N., RGE. 5£., W.M. KING COU.l\aTY. WASHINGTON ~~ } c[ r .~{- -·s6urn \~TH. SfRErT /'" ,,.,. ""-'= i ,-..,;i',j,-·-;:. ~_[~-~"-~ ,;~"" '~~-" r~ , I 4--@)-----. ·: c..; Q ~ h ~ ~ ~l f, ,. I · I LJ " I :j J~+ }J J.1 1b-s -<'~-~ ... ~~~~; ~ "";;;-V {?? d " \, \ ' "· -· \ \ --@:_)---' \ \ \ _;,, .. --·\ " ·-·r--· i '© j I I ~~-~II / ' _t ~·· 4·@-- 0. 0 --@)-- O,Q • 0 -- 2·µ~ ·, ~~ --<iv·-~ --<~,, --<J'[}--... / 1D ® ·Gt:r~., .~),, :.Jtt ,/Wit"~ nf .I ~~1 ,, •'1 ' J '( t c:, J. SC/'I.LE 1·· ~ JO" ~ h,,,.,~ton I • • • • I I ._,,·1 1•D10,i1 I ! I C i I ,~ JN,f',1-' ~-F -=""' -·--"-"'""' t~-l=--· 0 -~"""""'· --@5- --®--- --<ii>- --®-----· ~,,._,.,,) 11 @> 1-NT HI .. OIURI-<>O, ~-0 8())(.141~ EVEl<ElT. WA ... )ill', <421l,~;,'!~ef;.:;.:.iL~~1.:~~~-/\ 9 i:D!l r~-1 -· ,..c-r:,,--r·-·· ...... TALBOT &.55TH AVE /j;l';,19 J'R.ELJ!dN-\RY IESCl'LAN " , {. ,---,\ .I ~i ,,, L ,, " ,,.,,., ~ ,,, -'----·-""'"" « ... cc.~- ' " ! '. ' :.- ·1 --+-i ._Ji -' "'·' .") I' .'- 1/TlllTYCO.t'FUCl NOTF. CA/il!Olt: "'""''"""'""' ... "'"'"'''"""""""'''''"'°''-.-_. ---c.e"-'=™'""-·...., ... =_,..,,,,.,. [~~tiJt~:-?r: cAU rwo r2J BUSINESS vAYS BEFORE YOU DIG 1-800424-5.UJ " PORT/ONOFIBE NE 1/4 OF SECTION 6. TWP 22 N., RGE. .'ff.., W.M. KING COV.'-TY. WASHINGTON ', ~t· ,,,·oc· S0li7J/55TJ/STREET -1-,< ·-~~ \,.,__. I'~-~:~·~-~~--·>:--:--:-;--;--.--:. ...... i·• .-f•-~_,::~o~ -~ ~'., ~ C ~ ~ ~ ;3 @ {;l !~,ti ~ jl ' .1 '!:' .,,~1,01 ·. C, I· I L_j .. I.DUiJ whF , I WT/1/b ,~-" 1.am5 I OPt:N~-PACE 1 1 ·t:,• · L : ' ~, ... j : "''' ·~ / •!<W/i-,-L ---,1,•~,.. __..-~ i.Or~;; ~-~~"4!:.. _·:;,,-::,-;; '-.. -.. ___ .,, ,, .ISMJ!Kl lOJ'/t/2 !" ,......,,. .. .,-, t:; ·, . ~==------i·!". ·:. "' """·· ,, :;~~; ·:;;~~ .. :f wm ' ,.-:..!1r,,,,1 lOT#2 I' ' ;i WT/13 ,n-i.U!'~~ I.Ul/1.\ ~~----- LOTM '.yl " ,;;:'."'' ' ,· ~' ·. ,J ... / ' ~· \ \," ~---" _b..---', ... "11~ 7' ./ , __ l0/'~1! l.01/11(1 I : W'r#9 t '' / l01'/f7 LDT/IS ·c,t-, . ',.,. Ji:t '.(~!.: "'··' •.:,,~,·,t·-·n . .' ·-l ,:__ i' I .._,, ·) ,·:,:-,:1sion :i ;_; °'tlU I_;;.._. r,c:.., ··-,,,, lrf)~ .._,~I) ) ' .;I J 1 l: /, SCALE: I"~ JU ~ !'"-"" ••lib ,......., •••1•u••"• co. P.O. BOX· 141! EVERITTT,WA?l!:?06 142.<1JOl-9:\,,l (42l,JOJ,'13!;2CAX C<m,j'CS>Kl!m,.'iQL'O-E<IN<L~•T TALBOT&55THAVE i,MW PRELJMJ,IMIY I " ~EWER ~IWJ WMI:R PUN ,;( ,S UT!U!Y CONFli(7 !,OT£. Ct!.(;7/Af---~-- ii " ~, Q cl a ' ~ cc ~~~. ' ·.:> © @ Q ' " ,I \ b----\ --. ..,.----:-V ;i ,_ ' ! / PORIIONOF"J"Ht'NE 1/40f'S/;.(l/0N6, 1WP. 22 N RGE. 5£.. W.M KLF\iG COUNTY, WASHfNG1VN . sOL 7H 5.mi:~TREET - -. __ .,...-,...,...' '•;---,--,-... ·, /,,-,-,~_;-.,;(,-"~_--- " " ,..-;'i-o,·, / ,,,:~.,-- .CJ) 1r-n. (~itv Pi\,--of !+~,don !'\ -;~ion Dec 1 9 1:i12 .-.,~;c~·/i\;J r::.i•;..""y., :,:-i/ '1<1//1"' IL') . ___ ,,. -· =:::i/J.:2 ! ( ' J ,, C ";r j, I ~;i -~CALE: l" "' ••00> INIICNIT 1-INH•IN• CO, P,0 HOX l<li E'"8R~lT. WA Ol\20I", 14111 JOl-936) t4!li -"H '¥1.\l fAX 1"1,.,,.["5JO;Hr=GL~l'Ul>«a,n ~·~ ~·-EXJSn.~r, co~·omo.~·s PLAN t'j " ' Denis Law Mayor ---· \"( y 0~ . ~ ' t' ·c:::_ . -__ +-T -, ·,, ,.;\, ... p, ~ ... t1 ·r {) -~ Community & Economic Development C. E. "Chip" Vincent, Administrator December 7, 2016 Phil Nelson Towne & Country Development, LLC 12505 bel-red road, Suite 100 Bellevue WA, 98005 SUBJECT: RICEIPT OF SURETY AND START OF MONITORING TALBOT & 55TH PLAT, LUAOS-043 Dear Mr. Nelson: This letter is also confirming the City has received the following surety device: 3 Year Maintenance and Monitoring of wetland: $15,087.50 The provided maintenance and monitoring device will be retained to cover the cost of a minimum three year successful maintenance and monitoring period. If at any time during your minimum monitoring period the mitigation project falls below performance standards, the monitoring period will be placed on hold. Once the mitigation project regains compliance with approved performance standards, the maintenance and monitoring timeframe will restart for a period necessary to establish that performance standards have been met. The date of this letter marks the beginning of the projects maintenance and monitoring period. As a reminder, reports are required annually for three years during three successive growing seasons during the late spring or summer time period. Your first annual monitoring report is due to the City on or before June 1, 2017. Please send three copies of the report to my attention. Thank you for your diligent work in protecting Renton's critical areas. I look forward to receiving your first annual maintenance and monitoring report on June 1, 2017. If you have any questions please feel free to contact me at (425) 430-7314. cZ~).._v:}d~ Vanessa Dolbee Current Planning Manager cc: Insight Engineering Co., Santhosh Moolayil 1055 South Grady Way, Renton, WA 98057 • rentonwa.gov Denis Law Mayor November 9, 2016 Community & Economic Development C. E. "Chip" Vincent, Administrator Phil Nelson Towne & Country Development, LLC 12505 Bel-Red Road, Suite 100 Bellevue, WA 98005 SUBJECT: SURETY DEVICE AMOUNT -TALBOT & 55 TH PLAT, LUAOS-043 Dear Mr. Nelson: Based on the two contracts (attached), I received for maintenance and monitoring for the Talbot and 55th mitigation project, the total amount of your installation surety device is $12,070.00 and the maintenance and monitoring surety device is $15,087.50. The specific breakdown is as follows: Maintenance (Kkarmero LLC) Monitoring (Evergreen Aquatic Resources Consultants, LLC) TOTAL @125% $15,087.50 $ 5,500.00 $ 6,570.00 $12,070.00 These amounts are deemed sufficient to guarantee that structures, improvements, and mitigation required by permit condition and perform satisfactorily for a minimum of three (3) years. Please come to the 61h Floor of Renton City Hall to pay the surety device. Thank you for your diligent work in protecting Renton's critical areas. Once the surety device has been received by the City, I will issue a letter signaling the start of your three-year maintenance and monitoring program. If you have any questions please feel free to contact me at (425) 430-7314. Sincerely, J/£Afhl)c11Jd2_ka_ Vanessa Dolbee Current Planning Manager Enclosure: Evergreen Aquatic Resouces Consultants, LLC Propsoal for Wetland Mitigation Monitoring Wetland Mitigation Monitoring Service Agreement, June 30, 2016 cc: Insight Engineering Co., Santhosh Moolayil 1055 South Grady Way, Renton, WA 98057 • rentonwa.gov f.\J ao:·: '1 T2'1 Issaquah, ;N2shii;g1>:n ~GU2 7 (425) 577a7156 www.evergreenai'c.co1:1 Talbot Road LLC c/o Phil Nelson 12505 Bel-Red Road Bellevue, Washington 98005 Phil, Evergreen Aquatic \~r Resource Consultants, LLC ~J-" August 12, 2016 Proposal for Wetland Mitigation Monitoring -Vegetation Only Talbot & 55 1h Avenue Plat-Renton, Washington City of Renton Project No. U#13003422 Thank you for requesting a proposal for wetland mitigation monitoring services. Attached for your review and acceptance is a "Professional Services Agreement" covering 3 years of wetland mitigation monitoring for the "Talbot & 551h Avenue Plat' project. After you have a chance to review the agreement, please do not hesitate to call me at (425) 677-7166 or email me at DSuper@evergreenarc.com with questions. If the proposal is acceptable, please sign where indicated and return a copy to me with the required deposit of $1,750.00. Thank you very much. I genuinely appreciate the opportunity to present the attached agreement and I look forward to working with you on this project. Sincerely, EVERGREEN AQUA TIC RESOURCE CONSULTANTS, LLC Issaquah, Washington Peter P. Super Owner, Professional Wetland Scientist WETLAND OELINEATlO~ DESIGN , COMPLIANCE MOMITORING PROFESSIONAL SERVICES AGREEMENT In consideration of the mutual covenants and agreements described within this Professional Services Agreement ("Agreement"), Evergreen Aquatic Resouroe Consultants, LLC, a Washington State limited liability company ("Consultant"), with its mailing address as PO Box 1721-Issaquah, Washington 98027, and Talbot Road, LLC c/o Phil Nelson ("Client'), with its mailing address as 12505 Bel-Red Road -Bellevue, Washington 98005, mutually agree to the following 1. PROJECT SITE. The project site ("Project Site") for this Agreement includes the following residential plat located in Renton, Washington: • Talbot & 55' Ave Plat as 2. SERVICES TO BE PROVIDED AND FEE. Consultant shall provide for and with respect to the project site, deliver environmental consulting services ('Services") and upon therefore shall be compensated by Client, all as described in Exhibit 1 attached hereto. Consultant shall bill Client monthly as work progresses or at the completion of contracted servioes, whichever occurs first Client must notify Consultant in writing within five (5) business days from the invoice date as to any question, issue, and/or discrepancy with an invoice. Absent such Wlitten notification, Client agrees that the invoice amount is correct, due, payable by, and binding upon the Client All invoices shall be payable upon receipt and shall be past due thirty (30) days after the date of the invoioe. Consultant shall submit invoices electronically to Client for payment at: talbotroadllc@gmail.com 3. TERM. The Term ("Term") of this Agreement shall commence immediately and continue until the Services described on Exhibit 1 are completed or it may terminated for convenience by either party. Client may postpone, delay, or terminate Consultant's work on the project at any time and the terms and conditions of this agreement shall remain in force. Consultant may terminate this Agreement at any time if the Consultant determines that the relationship between Client and Consultant is no longer constructive. 4. MANNER OF CONSULT ANT'S PERFORMANCE. Consultant warrants that Services will be carried out in a manner equal to or exceeding industry standards and good commercial practices of reputable firms engaged in performing similar work, without major defects, errors or omissions. Client recognizes that in some cases Consultant's performance may be limited by the type, quality, and condition of data or information provided by Client and that, in some cases, the applicability of code requirements may not be self-€vident. In all cases, Consultant does not guarantee acceptanoe or approval of our work by any regulatory entity and does not guarantee the suitability of work for any particular purpose and/or that any intended use may be achieved. This warranty is in lieu of and excludes all other warranties, whether express or implied, by operation of law or otherwise, including any warranty of merchantability or fitness for a particular purpose. s. INDEMNIFICATION. Client agrees to indemnify and hold Consultant, its offioers, directors, employees, and agents harmless against any and all causes of action, suits, demands. costs, claims, damages, losses, liability, and expense, including without limitation attorney's fees and costs of suit and any other kind of expense arising out of injury to or death of any and all persons, property damage of any kind, whether tangible or intangible, or loss of use resulting there from, arising out of or in any manner connected with the performanoe of consulting services under this proposal. 6. LIEN RIGHTS AND COLLECTION POLICY. At their option, Consultant may suspend or terminate work due to any past due balance. Consultant reserves the right to remove all physical evidence of Consultant's work and/or withhold products or other services in the event of non-payment. Consultant maintains certain "Lien Rights" against the Client's property pursuant to Washington State Law. Consultant will file for such a lien if Client is 45 days late with any payment due to the Consultant. In addition, Consultant may send Client to a collections agency at any time after the Client's account is delinquent for 45 days. Client agrees to pay all interest, legal fees, lien fees (including Consultant's time and expense), and other miscellaneous expenses incurred by Consultant to obtain full payment for all services rendered. 7. RESOLUTION OF DISPUTES. This agreement shall be governed by and construed under the laws of the State of Washington. If legal action is commenced by any party to enforce or interpret a provision of this agreement or otherwise with respect to the subject matter of this agreement, venue shall be King County, Washington and the prevailing party shall be Page 1 of 3 PROFESSIONAL SERVICES AGREEMENT entitled, in addition to their rights and remedies they may have, to reimbursement for their expenses incurred with respect to such action, including ccurt ccsts and reasonable attorneys' fees incurred. No action related to the consulting services perfonmed under this agreement may be brought against Consultant more than one (1) year after the date such services were perfonmed. If any provision of this agreement is deemed unenforceable, the remainder of the proposal shall remain in full force and effect Should Consultant be found to be negligent in his performance of consulting services, the maximum total recovery against Consultant shall not exceed the total dollar amount invoiced from which the claim or allegation of liability arose. In no event shall Consultant be liable for any incidental, ccnsequential, or specal damages. 8. ACCEPTANCE OF AGREEMENT. This agreement is the entire agreement between Consultant and Client and supersedes all previous agreements or understandings between them. Client's signature below and submittal of a deposit in the amount of $1,750.00 is acceptance of this agreement and notice to proceed. This agreement may be withdrawn by Consultant if not accepted within 30 days. CONSULTANT Evergreen Aquatic Resource Consultants, LLC PO Box 1721 -Issaquah, Washington 98027 (425) 677-7166; psuper@evergreenarc.com Page 2 of 3 CLIENT Talbot Road, LLC (c/o Phil Nelson) 12505 Bel-Red Road -Bellevue, Washington 98005 (206) 714-4939; talbotroadllc@qmail.ccm By: Date: (I / ;, /-b_:;t-·f- _ _...... / ,,-I '-1.' :fl ' '.,.:, ' ' EXHIBIT 1-SCOPE OF WORK/FEE Project Understanding: 2,469 sf of wetland buffer mitigation was required per the final plat approved by the City of Renton. As-built conditions as described by Watershed Dynamics include the installation of 111 native plantings within 2 planting areas located west of Lots 11, 12, and 13. Plants were installed in June 2016. Plant installation was verified as complete by Watershed Dynamics on June 28, 2016. Client is requesting 3 years of post-construction monitoring per the approved mitigation plan and City of Renton standards. Proposed Scope of Work/Fee: -FEE Task 1: Annual Monitoring (3 Years)-Vegetation Only Under this task, necessary field data collection, analysis, and reporting will be provided to complete three (3) years of vegetation monitoring per the approved mitigation plan. Each monitoring assessment will comprise a stem count inventory and assessment of installed plants as well as determining the percent coverage provided by each of the following: 1) Native trees and shrubs; and 2) Noxious weed species. Each monitoring report will include a detailed summary and analysis of field data as well as general recommendations for maintenance. Deliverables: Monfforing Reports-6 total (suffable for submiffal to the City of Renton) Year 1 Year2 Year 3 $3,500.00 $ 825.00 $ 900.00 -TOTAL $5,275.00 Schedule: Monitoring will occur quarterly during Year 1 and annually each year thereafter (Year 2 and Year 3). Start: Fall 2016 Assumptions and Notes: 1. Right-of-entry will be provided to conduct necessary site investigation(s). 2. Critical area types subject to study: Wetland mitigation as described on Sheet C4 of 14 of "Talbot & 55• Ave Plat" prepared by IECO, latest revision 10/28/2014. Total area: 2,469 sf 3. As-built mitigation conditions have been accepted by the Crty of Renton and are generally per that described by Watershed Dynamics in a memorandum dated June 28, 2016. 4. Detailed contingency planning, construction observation services, and/or additional monitonng services needed to address mitigation deficiencies will be provided on a time and materials (T&M) basis. 5. The project site is not subject to unresolved critical area violations or enforcement actions. 6. Consultant may furnish Client electronically transmitted computer file(s) while providing environmental consulting services. The electronically transmitted computer file(s) are provided for Client's sole use. Client is fully responsible for intercepting and disabling viruses, if any, that may be inadvertently transmitted with electronic files provided by Consultant. Qualifications of Consultant: Services will be provided by Peter P. Super who is a certified Professional Wetland Scientist ("PWS") with nearly 16 years of environmental consulting experience in the Puget Sound region of Washington State. Proof of Consultant's PWS standing can be found at the following website: http://www.wetlandcert.org/addressdetai1.htm1?id=886. Page 3 of 3 ·----Itenton (3 DEVELOPMENT ENGINEERING DIVISION Wetland Mitigation Monitoring Services Agreem t RECEIVED 10/21/2016 :cisneros THIS AGREEMENT !"Contract") is made this 30'h day of June. 2016, between Talbot Road LLC, (Owner), and Kkaromero LLC, !Contractor). WITNESS ETH, that the Owner and the Contractor. The work described in Article 1 below shall be performed in accordance with all plans, specifications and other Contract documents for the project known as 55 Talbot Road Wetland Mitigation Monitoring Services. ARTICLE 1. SCOPE OF THE WORK General Wetland Mitigation area monitoring and maintenance contained within the boundaries of the following described real property in King County, Washington: PARCAL "A" SPRINGBROOK ACRE TRACTS LOT "A" KING COUNTY BOUNDARD LINE ADJUSTMENT NO LOSL0092 RECORDING NUMBER 20060523900010 BEING A PORTION OF NE QTR OF NE QTR SECTION 06, TOWNSHIP 22N, RANGE E, KING COUNTY, PLAT LOT: PORTION 11 SITUATION IN THE CITY OF RENTON, COUNTY OF KING, STATE OF WASHINGTON. Wetland site is identified in Attachment A Inspections will occur annually in the late summer or early fall (between August 1 and September 30) prior to leaf drop. A written annual report will include baseline and comparative wetland delineations and functional assessments in accordance with the Performance Standards outlined on Page 4 of Attachment B "Genesis Resource Consulting Wetland Buffer Mitigation Plan, Talbot & 55th Parcel 793100015106" dated June 24th 2013 and Attachment C, "Watershed Dynamics" Approved Review Memo dated June 28, 2016. Photopoints will be included in the annual reports to provide a visual record of the mitigation site over time. The photopoints will be taken from the same location from year to year. Inspection and Maintenance Post-planting inspections and maintenance actions (such as irrigation or weeding) will occur. Removal of nonnative weeds (Himalayan Blackberry, English Ivy, Japanese Knotweed, Scots Broom, Reed Canary Grass, Morning Glory Purple Loosestrife) will occur by hand for three years after planting. Herbicides or pesticides will not be used unless permission from a senior ecologist is obtained. Native plants that have volunteered at the site will not be removed. More information on noxious weeds see http://www<kingcounty.gov/environment/animals-and-plants/noxious- weeds/weed-control-practices/bmp.aspx Wetland Mitigation Monitoring Services Agreement Site Irrigation Site irrigation will follow documentation from King County Department of Permitting and Environmental Review which reads as follows: Plants just becoming established typically need an inch of water per week during the growing season. During the dry summer months, irrigation may be necessary. Typically newly established plants require an inch of water twice a week for the first year and one inch of water once a week for the second year. Deeper, less-frequent watering promotes establishment of deeper roots during the first year. During the second year, plants will be gradually weaned from the irrigation by irrigating less. Contingency Plan If plant, fence or sign failure occurs, careful identification and corrective actions will be taken. Replacement costs for plant, fence or sign failure will be the responsibility of the contractor and part of the contract price. If plant, fence or sign failure is caused by a natural disaster, e.g., landslide, earthquake, sinkhole, volcanic eruption or flood; failure shall be documented by contractor in writing and include photos and replacement costs upon mutual agreement of both parties covered by owner. ARTICLE 2. TIME OF COMPLETION Work to be performed under this Contract shall cornrnenced on or before the 1 day of July, 2016, and shall be a three year period ending the 31 day of December, 2018. Extension(s) of this contract, by mutual agreement of both parties, may be made at (1) year intervals, or any interval that is advantageous to Talbot Road LLC. ARTICLE 3. THE CONTRACT PRICE The Owner agrees to pay the Contractor the sum of $5,500.00 for time and materials paid out at $2,500.00 the first year $1,500.00 the second year and $1,000.00 the third year. ARTICLE 4. PAYMENTS Payment will be made within 15 days receipt of invoice by Contractor. ARTICLE 5. ENTIRE AGREEMENT This agreement represents the entire agreement between the Contractor and the Owner regarding the work described in Article 1, and supersedes any prior written or oral agreements or representations as to that work. ARTICLE 6. GENERAL PROVISIONS 2 Wetland Mitigation Monitoring Services Agreement 1. All work shall be completed in a workmanship like manner and in compliance with all building codes and other applicable laws. 2. To the extent required by law all work shall be performed by individuals duly licensed and authorized by law to perform said work. 3. Contractor may at its discretion engage subcontractors to perform work hereunder, provided Contractor shall fully pay said subcontractor and in all instances remain responsible for the proper completion of this Contract. 4. Contractor warrants it is adequately insured for injury to its employees and any others incurring loss or injury as a result of the acts of Contractor or its employees and subcontractors. 5. All disputes hereunder shall be resolved by binding arbitration in accordance with the rules of the American Arbitration Association. 6. Contractor shall not be liable for any delay due to circumstances beyond its control including strikes, casualty or general unavail,1b1iity of materials. Signed this 30'h day of June, 2016. /1_"'"--! ',, - ' J> ' Contr~or · , \ 3 Wetland Mitigation Monitoring Services Agreement Attachment A -Wetland Site ! I / ~[n:~w!l(' ____ ----~·vrn,T:i<rn.t:!~ V.-..:-v-:.ot~ip1 ;n,cn::ucs:i LA~&J:ti fir HhrunrnJS. pt:r.hi;l:fl..~ ,1,,1 :Jw;o:;'I ;J41.1.1 foJ;um R1\Xc$ wig»m('wr. SJm.;;-hotr~ rubu:, i:tii Oregon g.rn;:..;: n;:d,fk,,,.,enng -. ;.fKl\l,hcrT) ,I ~ 11, I:\ , .• kl!,\ '""~ t/tf<l5., \, _ 1.iM-i'.l~'-=$~~'.l~HL .... ~2.1.rl.19- 16' 0 C '51ufam I) J'"SM :1·1).C 5gi!lkm 12 HliP' 4'0L ,r {) C 1·oc 2 t:dkn 2 gn.lkm 1 fpHon " 24 M " ' Wetland Mitigation Monitoring Services Agreement Attachment B Performance Standards Genesis Resource Consulting Wetland Buffer Mitigation Plan, Talbot & 55th Parcel 793100015106" dated June 24'' 2013 Wetland Mitigation Monitoring Services Agreement Attachment C "Watershed Dynamics" Approved Review Memo dated June 28, 2016 s ---Kt:llLUil \ DEVELOPMENT ENGINEERING OIVISIC RECEIVED [06/29/2016] WATERSHED DYNAMICS 39004 -258th A venue SE, Enumclaw, WA 98022 TEL 360.825.9253 CEL 206.953.5385 DATE: June 28, 2016 HARD COPY SENT: YES X NO E-MAIL: talbotroadllc@gmail.com E-MAIL COPY SENT: X YES NO TRANSMITTAL TOTAL PAGES TRANSMITTED: 8 SUBJECT: Second Review of Wetland Buffer Mitigation Planting Mr. Wei Huang, Project Manager TO: Talbot Road, LLC Talbot Road@ 55th Ave S Renton, W aslrington 98056 FROM: Larry D. Burnstad, Senior Environmental Consultant PROJECT NAME: Talbot Road and S. 55th Place Subdivision PROJECT NUMBER: City of Renton Construction Permit No. U13003422 Watershed Dynamics Project No. 2014016 Today, I visited the Talbot & 55th Ave Plat site for a second time to inspect the finished construction and planting of the Wetland Buffer Mitigation Area (WBMA) located in the southeast comer of the plat (see Photo 1 through Photo 10 below). Since my previous visit on June 9, 2016 and our site visit on June 20, 2016, your staff has completed changes required to bring the site into compliance with the City of Renton approved WBMA Plan. As shown on the approved plan there ate two sections witlrin the WBMA; the North Section and the East Section. The chart below lists the names and quantities of the approved plants to be installed and those that have been installed in each mitigation section: Common Name Quantity to be Planted Quantity Actually Planted* North East Total . North I East Total Douglas fir 3 5 8 3 5 8 cascara 4 8 12 4 8 12 tall Oregon grape 14 27 41 19 20 39 red-flowering currant 12 8 20 8** 12 20 snowberry 9 20 29 17 15 32 Total-+ 110 Total-+ 111 * Based on physical count completed on 06/28/16. ** One specimen is dead. Based on my review it appears the total number of plants installed is essentially consistent with the approved plan even though the distribution within each section is not exactly according to the plan. Considering the most recent planting effort on June 25, 2016 was undertaken to reach compliance with the City approved mitigation plan and there were already plants in the ground on June 9, 2016, I believe the final planting is acceptable and meets the intent of the City approved WBMA Plan (see Figure 1 below). Memo to Mr. Wei Huang -June 9, 2016 -Page 1 ·cisneros e.uttt.r Mi~t~____., ~ ''"""'t / / / I I I I Di:1 t,. r-1:)e; ii &, f'.fur 2., 'l-0<,, "'·"' I L __ ~!IDlifkN8r1'1ii! Qm]IDQD~alllC Pscudotsuga menziesii Douglas fir Rhamnus purshiana c ...... Mahonia aquifolium tall Oreg.on grape Ribes sanguineum red-flowering currant Symphoricaq,os aJbus snowberry I e.,~ Hi tl.j...tl.Gi. -_,..~ Are;,. 1,+'l!!.s,.;., Sl)gu; s~ ~lib! ~QQI 16'0.C. S ga11ori g PSM s·o.c. s gallon 12 RHP 4'0.C. 2 gallon 24 M 4'0.C. 2 gallon 12 R 4'0.C. 2gallon 24 s Kt'IlLUil\ DEVELOPMENT ENGIN[ERING Dl'IISI(' RECEIVED [06/29/2016] 'cisn r s FIGURE 1: Approved Wetland Buffer Mitigation Plan (WBMP) with plant list and plant locations shown. Memo to Mr. Wei Huang -June 9, 2016 -Page 2 :'""'\ 'J ---Kt!IllUil \ DEVELOPMENT ENGINEERING DIVISI( J RECEIVED [0612912016] Following the June 9, 2016 site review, the City indicated the split-rail fence that is intended to separate the WBMA from the adjacent developed areas had been installed incorrectly. Rather than installing the fence along the outer edges of the WBMA and the Critical Areas Tract (CAT), the fence was to be installed along the eastern and northern (interior) edges of the WBMA. In addition, the fence that was to be installed along the southern and western edges of the CAT had not been installed. The following photos document the relocation of and addition to the required split-rail fence (see Photo 1 through Photo JO below). As we discussed during our meeting on June 20, 2016 the fence along the southern boundary of the WBMA and CAT was installed only in those locations where there was not an existing cyclone fence installed. The existing cyclone fence belongs to the adjacent land owner to the south, is already located on a the southern boundary of the Critical Areas Tract west of the WBMA, and permission was never granted for the cyclone fence removal and replacement with a split-rail fence. Given this pre- existing site condition, the installation your staff completed was the only viable option (see Photo 1 below). PHOTO 1: Southwest comer of Critical Area Tract (CAT) in southwest comer of plat. Memo to Mr. Wei Huang -June 9, 2016 -Page 3 'cisneros ') · .... · PHOTO 2: Split-rail fence along western edge of the CAT. PHOTO 3: North section of WBMA viewed from northwest comer of the CAT. ----.Kt:11 LUil \ DEVELOPMEITT ENGIN~RING DIVISlc' RECEIVED [06129/2016] "cisneros Memo to Mr. Wei Huang -June 9, 2016 -Page 4 ) PHOTO 5: View of stile included in split-rail fence to allow access for maintenance. Kt:!IllUil \ DEVELOPMENT ENGINEERING OIYISIC RECEIVED [06/29/2016] ·cisneros Memo to Mr. Wei Huang -June 9, 2016 -Page 5 PHOTO 7: View of fence along the eastern boundary of the east section of the WBMA. K\"Illl.lll DEVELOPMENT ENGJNEEfllNG OIVIE: RECEIVED [06/29/2016] 'cisneros Memo to Mr. Wei Huang -June 9. 2016 -Page 6 j -.Kt:IllUil\ DEVELOPMENT ENGINEERING DIVISIC RECEIVED [06129/2016) ·cisneros PHOTO 9: View of fence along southern boundary of eastern section of the WBMA. Note the existing cyclone fence at the west end of the newly installed split-rail fence. Memo to Mr. Wei Huang -June 9, 2016 -Page 7 Kfll~l?Il ", •. ~ <JI ·.·~ DEVELOPMENT ENGINEERING DIVI'.·. RECEIVED In Photo 2, Photo 4, Photo 5, and Photo 9 a "Native Growth Protection Area" sign is visible. As required by the City, there are six of these signs set within the CAT. As we discussed on June 20, 2016 each sign is set on separate post located approximately 6 feet inside the perimeter fence. This was done reduce the risk of vandalism or theft. [06/29/2016} 'cisneros In Photo 6 the approximately 10-foot wide swath of blackberry removed along the interior edge of the Wetland Buffer Mitigation Area is visible. This was done to reduce the invasion of the Himalayan and evergreen blackberry into the mitigation planting area. During regular maintenance, the swath will need to be managed to keep the blackberry canes from growing to a height greater than 1.5 feet to 2.0 feet as well as from spreading into the WBMA. This will reduce the negative impact the blackberry might otherwise have on the mitigation plants that have been installed. There are already some blackberry sprouting within the mitigation area that will need to be removed as soon as the mitigation area status is changed from construction to maintenance. PHOTO 11: Note the blackberry sprouting around the tall Oregon grape and at the edge of the control area. I would remind you the City will require the mitigation area to be maintained in accordance with the maintenance and performance standards that were in affect when the wetland buffer mitigation plan was approved. The blackberry and all other non-native, invasive plants will have to be removed frequently to prevent their establishment within the mitigation area and to keep the non-native invasive species from causing damage to the mitigation plants installed. Following my review today, I can verify the buffer mitigation planting has now been completed in accordance with the City of Renton approved WBMP. Next, the City will conduct a final inspection before they notify you, in writing, whether or not the mitigation construction has been satisfactorily completed. If there are any questions regarding this memo, please contact me by telephone (360.825.9253) or by e-mail (lbumstad@comcast.net). Memo to Mr. Wei Huang -June 9, 2016 -Page 8 1) PO Box 1721 Issaquah, Washington 98027 (425) 677-7166 www.evergreenarc.com Talbot Road LLC c/o Wei Huang 12505 Bel-Red Road Bellevue, Washington 98005 August 30, 2016 Project Number 16023 Wetland & Buffer Mitigation Inspection and As-Built Report Sidewalk Improvements -Talbot & 55m Avenue Plat Renton, Washington 1.0 INTRODUCTION This letter summarizes a wetland and wetland buffer mitigation inspection conducted by Evergreen Aquatic Resource Consultants, LLC within the Talbot & 55" Avenue Plat located in Renton, Washington. The inspection was completed at your request to document the as-built conditions within an approximately 510 sf wetland and buffer mitigation area located along Talbot Road. The mitigation was required for recent sidewalk improvements and included the control of non-native and noxious weeds, the installation of 30 native plants (trees and shrubs), the placement of mulch, and the installation of an irrigation system. This letter has been prepared for your use as a formal record of our findings. Approved Mitigation Plan: "Wetland & Buffer Mitigation: Talbot & 55m Avenue Plat" prepared by Evergreen Aquatic Resource Consultants, LLC and dated August 24, 2016. 2.0 FINDINGS On August 29, 2016, I reviewed the overall workmanship of the mitigation and compared the as-built conditions to the work specified on the approved mitigation plan. Based on the observed conditions, it is my opinion that the mitigation has been constructed in general conformance with the approved plan. The as-built conditions for the mitigation are described on Attachment 1. 3.0 RECOMMENDATIONS Based on the recent inspection. the following recommendations have been developed for the project: 1. Submit this letter to the City of Renton with a request for review and acceptance of the as-built conditions. 2. Irrigate the installed plants during the period June 15 through September 30 per the specifications described on the approved plans. 3. Control noxious weeds within the mitigation area. This work should occur on a regular and routine basis per the specifications described on the approved plans. 4. Complete a detailed monitoring assessment next year (2017) per the approved monitoring program. 4.0 CLOSURE Based on the conditions observed during an August 29, 2016 inspection, it is my opinion that the sidewalk mitigation for the Talbot & 55 1h Avenue Plat has been constructed in general conformance with the approved mitigation plan. WETLAND DELINEATION • MITIGATION DESIGN • COMPLIANCE MONITORING SIDEWALK WETLAND AND BUFFER INSPECTION AND AS-BUILT REPORT SIDEWALK IMPROVEMENTS -TALBOT & 55TH AVENUE PLAT PAGE2 Although deviations from the approved plans were present, the deviations were minor and they do not materially change the net effect of the mitigation. I trust that this letter meets your present needs. If you have any questions regarding the information presented in this letter or require additional assistance with this project, please do not hesitate to call me at (425) 677-7166 or email Sincerely, Evergreen Aquatic Resource Consultants, LLC Peter P. Sup r Professional Wetland Scientist Attachments: 1. As-built Conditions r=·--- ~;~ ,..,._ ..... ,..,,.,..,.,.,".,...,--.... ~ .. ,,,.1-... , HL!·Wl!t>l•ffl ,·~· ...,,.,,.....,~"""""" <f<,x(lllw Jll 's:iue:i1nsuoJ a::unosall J!lenb1t uaaJl!Ja113 t l i- • :. Ii; -·~ I ~*::\;·· 1 ~""1"'1~~-'==~-~·,····-·• I ;l ' " 3: "1 ~ w "' ~ ~ .. ;,i z l'I !l; © z 15 t-:.~ ~:::; I z, oe ' i== ~ hl ~ I ©. ~. o, ~~ z, w ~ ~ :, w z .;,., w ~ ~ ~ 0 z g L ___ J i "' 0 ~ "' 0- j l ~ i !i' ! ~ ~ , e ' ' ' ., ' l ' ! ll =, l ' l ~·. red-flower currant (Rib es sanguineum) • typ I common snowbeny !'i (Symphoricarpos albus). typ / -c I //\·•···· 1· red-osier dogwood (Camus sericea). typ Ir I \ I ! i I J/ ,I ·-......_ / 1 I i I I COMMON NAME 0 western redce<lar ©--red-osier dogwood ~ -red-flower currant @--common snowberry 0 10 20 Scale in Feet Figure References and Notes: ( 1. All locations shown are approximate. ., • I • I \ • a I I ,) ,!' I. • L, • • • SCIENTIFIC NAME Thuja p/icata Cornus sertcea Ribes sanguineum Symphoricarpo.s a/bus \ I QTY 5 s s 9 Plant install date: August 26, 2106 -August 'll, 2106 Installed mulch type: Standard fine/medium bark mulch Irrigation system type; Automatic d'1) Deviations from approved plan As Is typical of most mitigation projects, minor deviations were required to match the approved design to site conditions and/or material availability. Deviations from the approved plan were limited and included the followil'1g; • The substitution of western red cedar (Thuja plicata) for the specified Douglas-fir (Pseudotsuga menzies/1). • The substitution of red fine/medium bark mulch for the specified "DOT Wood Chip Muich" or arborist chips. The above deviations do not materially change the net effect of the mitigation. I r. r-------- 1 I August 29, 2016 I _______ ----- As-Built Conditions Sidewalk Wetland & Buffer Mitigation Talbot & 55th Avenue Plat Renton, Washington Evergreen Aquatic \..., Resource Consultants, LLC ~~ Wol!,..!Oolln1.U0..,,,..,ilallan°""fl'" COtnpll....,_..,. 08/30/2016 Attachment 1 PO Box 1721 Issaquah, Washington 98027 (425) 677-7166 www.evergreenarc.com Talbot Road LLC c/o Phil Nelson 12505 Bel-Red Road Bellevue, Washington 98005 _______..Renton 0 PLANNING DIVISION APPROVED 08/26/2016 vdolbee August 24, 2016 Project Number 16023 _ Actd·rnb'\JL /\,\j~0-,-\-1LY1 appY1Jwd k,/c o}-\ MQltL-1-S IY\ i-'\t\.-e, H't,ld . Wetland an.d Wetland Buffer Mitigation Report Talbot & 55~ Avenue Plat Renton, Washington 1.0 INTRODUCTION This report describes how the mitigation proposed for recent sidewalk improvements along Talbot Road complies with the mitigation requirements established in King County Code (KCC) Chapter 21A.24.340 (Wetlands -Specific MitigaUon Requirements). Although located within the City of Renton, permitting of the mitigation is vested under older versions of King County Code. This report should be reviewed in conjunction with the drawing entitled "Welland and Buffer Mitigation Plan -Talbot & 55~ Avenue Plat", dated August 24, 2016. 2.0 CODE ANALYSIS KCC Chapter 21A.24.340.A. -Mitigation measures must achieve equivalent or greater wetland functions, including, but not limited to: 1. Habitat complexity, connectivity and other biological functions; and 2. Seasonal hydrological dynamics, as provided in the King County Surface Water Design Manual. Existing Conditions: A small 1,247 sf Category IV wetland exists within Tract 997 of the Talbot & 55fu Avenue plat. Category IV wetlands are wetlands that provide the lowest level of wetland functions, are less diverse, are often heavily disturbed, and are more isolated from other resources'. Tract 997 is a 13,231 sf "Native Growth Protection Area" (NGPA) tract located along Talbot Road in the western portion of the plat. Per the approved plat, a 50 ft buffer is required from the Category IV wetland. The wetland buffer has been reduced along Talbot Road to allow for necessary road improvements and the buffer along the east and northeast of the wetland has been expanded by 2,442 sf. The mitigation site is a 510 sf rectangular shaped portion ofTracl 997 localed near the recent sidewalk improvements. The mitigation site includes 117 sf of existing Category IV wetland as well as 393 sf of weHand buffer. Topography within the mitigation site trends to the west. Vegetation with the mitigation site comprises dense stands of Himalayan blackberry (Rubus armeniacus) with occasional ladyfem (Alhyrium filix-femina), giant horsetail (Equisetum telmateia), reed canarygrass (Phalaris arundinacea), and creeping buttercup (Ranuncu/us repens). Photo 1 (attached) shows 1 Hruby, T. (2004). Washington State Welland RaUng System for Wes/em Washington -Revised. Washington State Department of Ecology Publication #04-06--025. WETLAND DELINEATION • MITIGATION DESIGN • COMPLIANCE MONITORING ]\.'' :, existing conditions within the mitigation site. Proposed Mitigation WETLAND AND BUFFER MITIGATION REPORT TALBOT & 55TH AVENUE PLAT PAGE2 The proposed mitigation requires the control of non-native and noxious weed species as well as the installation of dense native plantings throughout the 51 O sf mitigation site. The proposed plantings include a mix of trees and shrubs that have. been selected based on the mitigation site's aspect, topography, hydrologic conditions, and existing vegetative conditions. Proposed native plant species are robust, have an aggressive growth habit, and are native to the Puget Sound region of western Washington. The proposed mitigation focuses on improving the general wildlife habitat suitability functions provided by the mitigation site. Wildlife habitat suitability is the capacity of an area to provide foraging, breeding, and nesting , habitat, escape cover, and migration corridors for wetland dependent or wetland associated wildlife species 2; High value wildlife habitatcan be provided by a broad range of vegetation structures, high plant species richness, and· the interspersion of different habitat types 3• The mitigation site has the potential to provide seasonal foraging opportunities and escape cover for small mammals and passerine birds accustomed to urbanized environments. Non-native and noxious weed species within the mitigation site limit available wildlife forage and breeding habitat, which contributes to a cumulative reduction in animal species richness and abundance within the locafarea. Tne noxious weeds present within the mitigation site also provide a significantseed source in t~e local area from which dispersal vectors can expand the presence of noxious weed species within and beyond the mitigation site, Proposed enhancement actions are provided' at an overall ratio of 6:1 (area enhancement:area impact). Mitigation Site Limitations , • The mitigation site does not contain suitable fish habitat and the hydrologic regimes within the mitigation site are likely too short or otherwise insufficient to provide significant breeding and rearing opportunities for amphibian species native to the Pacific Northwest. The mitigation site is not known to and does not appear to provide habitat unique to the mitigation site and/or the local vicinity. • Tract 997 is an isolated NGPA tract surrounded by residential land uses and roadway infrastructure. It is not possible to enhance connectivity between the tract and other native habitats within the local area; however, at a local scale, the inclusion of both wetland and buffer habitatswithin the mitigation site maximizes habitat complexity within the NGPA tract to the degree possible. • Due to its physical characteristics, the mitigation site provides extremely limited wetland hydroperiod maintenance and water quality functions. Limiting factors include the mitigation site's relatively small size, its sloping landform, and a lack of stormwater directed towards the mitigation site. Altering the physical characteristics of the mitigation site to enhance wetland hydroperiod or water quality functions is of very little 2 McMilan. A. (2000). The Science of Weiland Buffers and Its Implication far the Management of Weilands. MS. Evergreen State Collage, Olympia, Washington. August 2000. , Sheldon, 0., T. Hruby, P. Johnson, K. Harper, A. McMillan, T. Granger, S. Stanley, and E. Stockdale. (2005). Wetlands in Washington State -Volume 1: A Synthesis of the Science. Washington Stale Department of Ecology. Publication #05-0IHJ06. Olympia, WA /J WETLAND AND BUFFER MITIGATION REPORT TALBOT & 55TH AVENUE PLAT PAGE3 value or would require such substantial alteration that any functional improvements would be negated by the impacts created by the enhancement work itself. Functional "Lift' Provided by Mitigation: The mitigation site is located within the western hemlock (Tsuga heterophyl/a) forest zone as described by Franklin and Dyrness•. Mid-to late-successional forest conditions typical of this forest type include a dominance by conifers such as Douglas-fir (Pseudotsuga menziesil), western redcedar (Thuja p/icata), and western hemlock. Persistent understory species would be variable ranging from dense to scattered shrubs and groundcovers. Long-term succession within the mitigation site would trend toward a typical western hemlock zone forest plant community, though achievement of a sub-climax or climax plant community would be unlikely based on the location of the mitigation site within an urbanized landscaped. In the absence of the proposed mitigation, succession within the mitigation site would likely be very limited and present little change to existing conditions. Himalayan blackberry would continue to infest the site and wildlife habitatwould continue to be poor functioning. Table 1 (below) summarizes how specific plan elements enhance mitigation site functioning. Table 3 (below) describes the functional improvements ("functional lift") provided by the proposed mitigation. TABLE 1-MITIGATION PLAN ELEMENTS THAT EHNANCE MITIGATION SITE FUNCTIONING PLAN ELEMENT MITIGATION SITE HOW MITGATION PLAN EHANCES FUNCTION FUNCTION Noxious Weed General Habttat Suitability Limits noxious weed species presence and increases·the opportunity · Control to recruit and grow native plant species. Accelerates natural succession towards a native plant community. Dense Native General Habitat Suitability Creates valuable habitat niches and connectivity for native flora and Plantings fauna. Results in a dense multi-layered plant community with high species richness. TABLE 2 -FUNCTIONAL IMPROVEMENT ("FUNCTIONAL LIFT") PROVIDED BY MITIGATION FUNCTION EXISTING CONDITIONS FUTURE CONDITIONS EXPECTED CHANGE IN FUNCTION Hydro period Low potential and opportunity to Low potential and opportunity to No change. Maintenance provide function. provide function. Water Quality Low potential and opportunity to Low potential and opportunity to No change. Improvement provide function. provide function. Dense native plantings Improved. General Habitat Non-native and noxious plant comprising high species richness Suitability species dominate buffer. will provide food and habitat for Significant increase in potential lo native wildlife. provide function. 4 Franklin J. F. and C. T. Dymess. (1973). Natural Vegetation of Oregon and Washington. Oregon State Universtty Press. WETLAND AND BUFFER MITIGATION REPORT TALBOT & 55TH AVENUE PLAT PAGE4 As only vegetation enhancements are proposed, seasonal hydrological dynamics within the mitigation site will not be affected by the proposed project. Review or analysis of the proposed mitigation under the King County Surface Waler Design Manual is not applicable. KCC Chapter 21A.24.340.B. -The following ratios of area of mitigation to area of alteration apply to mitigation measures for permanent alterations: 1. For alterations to a wetland buffer, a ratio of one to one; and 2. For alterations to a wetland: Category and type of Welland Welland rehabilitation 1:1 Wetland Wetland wetland reestablishment or reestablishment or wetland enhancement only creation creation (RIC) and wetland enhancement !El Cateao~IV 1.5:1 . 3:1 1:1 RIC and 2:1 E 6:1 The proposed mitigation significantly exceeds the mitigation ratios established by code. Table 3 (below) compares the proposed mitigation to the ratios required by code. TABLE 3-MmGATION RATIOS IMPACTS TYPE IMPACT AREA I MITIGATION AREA I RATIO Wetland 5.5sf 117 sf 21.27:1 Buffer 79.5 sf . 393sf 4.95:1 -.,. : 6:1 .. 3.0 CLOSURE The proposed mitigation conforms lo the functional equivalency requirements and exceeds the area ratio requirements established by KCC Chapter 21A.24.320. I trust that this report meets your present needs. If you have any questions regarding the information presented in this report or require additional assistance with this project, please do not hesitate to call me at (425) 677-7166 or email me at psuper@evergreenarc.com. Sincerely, Evergreen Aquatic Resource Consultanfs, LCC- Peter P. Super Professional Wetland Scientist Attachments: Photograph Photo 1 -Mitigation Site (existing condtions) --nlll--_.......,. m:t·lt51~·11Yj --IOLl·Wllml·l31. JTI 'stue:a1nsuoJ a:unosey J!1enb'1 uaaJl!Ja113 · -· -·----f·--·---~-;c",------- -!l! "' i!: l'; is ~ 0 ; .. I-< i I . --. ----~ .. : --~ . ' -· i I,! !I 'I i 111 Ii I. _____ I / / 1·1 _,...;,z--o h II I _J ___ .,,,..,,,,.1, ii " i! " i! --· " . -·..;.z~--B ini ! 1! ii I h-· ! fH[ • ' !? ii ! n • ' !j l' • Vanessa Dolbee From: Vanessa Dolbee Sent: To: Friday, August 26, 2016 1:45 PM 'Peter Super' Cc: 'Wei Phil'; joel@rivertoncontractors.com; Talbot Road (talbotroadllc@gmail.com); Thomas Main; Ann Fowler Subject: RE: Talbot & 55th Avenue Plat -mitigation plan and report Attachments: Approved Talbot 55th Mitigation Report for sidewalk impacts.pdf; Approved Talbot 55th Mitigation Plan for sidewalk impacts.pdf Peter, Thank you for the mitigation plan and report for the sidewalk impacts to the wetland. Provided the mitigation plan is implemented the sidewalk can remain in the current location and constructed. Please find attached a PDF of both documents with an approval stamp for Planning. Once the mitigation plan has been installed per plan, please provide me with an letter verifying installation per plan. After I receive the letter, I will complete a site inspection. It would be great if this follow up inspection could be combine with the 2" landscaping inspection, if possible. If you have any questions please let me know. 'Vanessa 'Do{6ee, Current Planning Manager Community & Economic Development Department Planning Division 1055 s Grady Way Renton, WA 98057 (425)430-7314 .. ·-----·-·····-----------------------. . -------------·---------------------- From: Peter Super [mailto: psuper@everqreenarc.com] Sent: Thursday, August 25, 2016 2:08 PM To: Vanessa Dolbee Cc: 'Wei Phil'; ioel@rivertoncontractors.com Subject: Talbot & 55th Avenue Plat -mitigation plan and report Hi Vanessa, Attached is the report for the Talbot & 551h Plat sidewalk mitigation. The report addresses the specific mitigation requirements outlined in KCC 21A.24.340. The proposed mitigation conforms to all requirements by providing for a net improvement in habitat functions as well as meeting the established mitigation ratios for both wetland and wetland buffer enhancement. For your convenience, I have also attached the mitigation plan. Per our conversation yesterday, the report was the only remaining item required for review and approval. Let me know if you need anything else. Regards, Peter Super Professional Wetland Scientist Evergreen Aquatic Resource Consultants, LLC 1 " ' ' . PO Box 1721 Issaquah, Washington 98027 (425) 677-7166 psuper@evergreenarc.com www.evergreenarc.com 2 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ---------Ren ton® Conditions for Plan LUA08-043 Hearing Examiner Condition 7. The two private access easements shall be recorded at the time of final plat recording. Comments: Technical Services Street Survey Monuments will also need to be deferred until final lift complete. City of Renton requires Monument Cards to be submitted upon completion of the installment of the monuments. Comments: 1'1/·.]ITTS1:1d1d1ed11;''' Engineering Generic Condition Building permit shall be obtained prior to construction of any wall greater than 4 feet in height. Wall height is measured from the bottom of footing to the top of wall. Comments: Hearing Examiner Condition 1. The open space shall be placed in a separate tract and that tract shall be dedicated to a homeowner's association or other workable organization acceptable to the director, to provide continued maintenance of the recreation space tract consistent with KCC 21A.14.200. Comments: August 7, 2013 Review, construction permit. Open space has been identified at Tract 998. 2. The applicant shall re-design the grading plan, to provide an open space tract that does not exceed the 5 percent grade maximum. The updated grading plan shall be submitted for review and approval by the Current I ,Jnning Project Manager, prior to construction permit issuance. Comments: August 7, 2013 Review, construction permit. Open space tract is designed at approximately 8 percent grade. Maximum grade should be 5 percent. Appears to be close ta meeting the requirement. The applicant shall provide a cross section drawing identifying the projects compliance with the 5 percent grade. November 2014: Landscape plan approved, see attached documents for "final approved landscape plan" 3. The applicant shall provide a recreation space plan for review and approval by the Current Planning Project Manager with the construction permit application. The recreation space plan shall be approved prior to construction permit issuance and shall comply with all requirements of the King County Code, including KCC 21A.14.180. Page 1 of 3 Comments: August 7, 2013 Review, construction permit. A tot lot play structure area was provided ot 490 square feet in area, complying with the minimum tot lot size standards. An additional swing set is proposed to full full the additional recreation equipment requirement. The recreation space plan shall show dimensions, finished grade, equipment, landscaping and improvements. The plan has identified equipment, dimensions, and landscaping, however finished grade was not included on the plan set and the landscaping did not include a plant schedule. These two items shall be provided prior to appraval of the recreation plan. November 2014: Landscape plan appraved, see attached documents for "final approved landscape plan" 4. A landscape plan and irrigation plan consistent with KCC 21A.16.115 shall be provided for review and approval by the Current Planning Project Manager with the construction permit application. The landscape plan shall be approved prior to construction permit issuance. Comments: August 7, 2013 Review, construction permit. A landscape plan was submitted with the app/icatian. The following details were not provided as required by KCC 21A.16.115: 1) Total landscaped area and separate hydrozones shall be identified 2) Impervious surfaces shall be identified on the plan set 3) Existing or proposed structures, fences, and retain walls shall be identified on the plan set, including a detail of any new features. 4) Natural features or vegetation left in natural state shall be identified on the plan set November 2014: Landscape plan approved, see attached documents for "final approved landscape plan" 5. The applicant shall redesign the wetland tract to comply with the wetland mitigation requirements in 21A.24.340 and provide an evaluation prepared by a qualified professional identifying compliance with the requirements of 21A.24.340 prior to construction permit issuance. The updated wetland tract and associated mitigation documents shall be approved by the Current Planning Project Manager prior to construction permit issuance. Comments: August 7, 2013 Review, construction permit. Plan sheet L2 provided a graphic of buffer averaging for the area of impacted wetland buffer; however an evaluation was not pravided by a qualified professional identifying that the mitigation proposal meets the requirements of 21A.24.340. The evaluation shall be provided for review and approval prior to construction permit issuance. In addition, the following concerns have been identified by staff: 1) The mitigation area identified to extend behind Lot 11 would provide little benefit to the wetland as it is significantly removed from the location of the wetland itself. Pursuant to KCC21A.24.325C.2.b the additional buffer shall be contiguous with the standard buffer. 2) Grading on the project site is proposed to impact the areas identified to accommodate the buffer averaging. Pursuant to KCC 21A.24.045 grading is not allowed in wetlands and/or their buffers. 3} A sewer line is proposed through the wetland buffer, new utility corridor or utility facilities are allowed in buffers provided it is limited to pipelines, cables, wires and support structures and that there is no alternative location with less adverse impact on the critical area and its buffer. Either, remove the sewer line from the wetland buffer or explain how there is na alternative ta the proposed location. If the sewer line remains within the wetland buffer, the applicable KCC regulations shall be reviewed and addressed in the impact evaluation prepared by a qualified prafessional. Mitigation plan provided and construction plans approved 11-12-14 6. An access road and easement shall be provided for the City to Sanitary Sewer Manhole #3. Such access shall be from Talbot Road Sand be constructed of a drivable surface. Review and approval of the access design shall be completed by the Plan Review Project Manager prior to construction permit issuance. The access easement shall be recorded with the final plat. Comments: 8. The applicant shall provide a tree retention plan which is in compliance with the KCC 16-82-156 for review and approval by the Current Planning Project Manager prior to construction permit issuance. Page 2 of 3 • Comments: August 7, 2013 Review, construction permit. A tree retention plan wos not provided with the construction permit application. A tree retention plan shall be provided that identifies compliance with the above standards. No trees ore proposed to be retained, there are very few if any on site. 9. The wetland tract shall be placed in a Native Growth Protection tract and shall be recorded on the face of the plat. In addition, a Home Owner's Association shall be created and each land owner of the subdivision shall have a shared undivided interest in the NGPE tract. Comments: 10. If not done so already, City staff shall ensure that the proposal complies with the City's concurrency regulations and that all off-site traffic impacts have been adequately mitigated. Comments: Planning Custom Wetland Mitigation Plan Conditions of Approval : 1. Temporary construction fencing shall be installed along the edge of the existing wetland until completion of construction. The temporary construction fencing may be removed upon implementation of the approved mitigation plan and the installation of the split rail fence. 2. Temporary irrigation shall be provided in the form of standard Y.-inch hoses connected to "rain-bird" type broadcast sprinklers. These shall be required to operate for 2 years. 3. The project shall include permanent survey stakes delineating the boundary between adjoining property and critical area tracts, using iron or concrete markers as established by current survey standards . 4. The area between the critical area tract and contiguous land shall be identified with permanent signage and a split rail fence to delineate and protect the wetland and its buffer. 5. A notice shall be filed with King County records, elections and licensing services that informs the public of the presence of critical areas and buffer an the site and the application of critical areas regulations ta the property and the possible existence of limitation an action in or affecting the critical areas or buffers and the fact that mitigation sites exist. Following recording, documentation shall be provided to the City of Renton prior ta recording of the final plat. Comments: Final surety recived and M&M started 12-7-16 Page 3 of 3 PO Box 1721 Issaquah, Washington 98027 (425) 677-7166 www.evergreenarc.com Talbot Road LLC c/o Phil Nelson 12505 Bel-Red Road Bellevue, Washington 98005 Evergreen Aquatic ~~., Resource Consultants, LLC~~ PLANNING DIVISION APPROVED 08/26/201 6 vdolbee August24,2016 Project Number 16023 ~ Ac\d ,-hlY\JL f\i\1~30v+ib"l °'f pvt\1/\e_d k,Jc ol \ MQU-L-\-S I Y\ Th-(, ~-t-eJ d Wetland and Wetland Buffer Mitigation Report Talbot & 551" Avenue Plat Renton, Washington 1.0 INTRODUCTION This report describes how the mitigation proposed for recent sidewalk improvements along Talbot Road complies with the mitigation requirements established in King County Code (KCC) Chapter 21A.24.340 (Wetlands -Specific Mitigation Requirements). Although located within the City of Renton, permitting of the mitigation is vested under older versions of King County Code. This report should be reviewed in conjunction with the drawing entitled 'Wetland and Buffer Mitigation Plan -Talbot & 55lli Avenue Plat", dated August 24, 2016. 2.0 CODE ANALYSIS KCC Chapter 21A.24.340.A. -Mitigation measures must achieve equivalent or greater wetland functions, including, but not limited to: 1. Habitat complexity, connectivity and other biological functions; and 2. Seasonal hydrological dynamics, as provided in the King County Surface Water Design Manual. Existing Conditions: A small 1,247 sf Category IV wetland exists within Tract 997 of the Talbot & 55fu Avenue plat. Category IV wetlands are wetlands that provide the lowest level of wetland functions, are less diverse, are often heavily disturbed, and are more isolated from other resources•. Tract 997 is a 13,231 sf'Native Growth Protection Area" (NGPA) tract located along Talbot Road in the western portion of the plat. Per the approved plat, a 50 ft buffer is required from the Category IV wetland. The wetland buffer has been reduced along Talbot Road to allow for necessary road improvements and the buffer along the east and northeast of the wetland has been expanded by 2,442 sf. The mitigation site is a 510 sf rectangular shaped portion ofT ract 997 located near the recent sidewalk improvements. The mitigation site includes 117 sf of existing Category IV wetland as well as 393 sf of wetland buffer. Topography within the mitigation site trends to the west. Vegetation with the mitigation site comprises dense stands of Himalayan blackberry (Rubus armeniacus) with occasional ladyfem (Athyrium filix-femina), giant horsetail (Equisetum telmateia), reed canarygrass (Phalaris arundinacea), and creeping buttercup (Ranunculus repens). Photo 1 (attached) shows 1 Hruby, T. (2004). Washington State Wetland Rating System for Western Washington -Revised. Washington State Department of Ecology Publication #04--06-025. WETLAND DELINEATION • MITlGATION DESIGN • COMPLIANCE MONITORING • existing conditions within the mitigation site. Proposed Mitigation WETLAnu AND BUFFER MITIGATION REPORT TALBOT & 55™ AVENUE PLAT PAGE2 The proposed mitigation requires the control of non-native and noxious weed species as well as the installation of dense native plantings throughout the 510 sf mitigation site. The proposed plantings include a mix of trees and shrubs that have been selected based on the mitigation site's aspect, topography, hydrologic conditions, and existing vegetative conditions. Proposed native plant species are robust, have an aggressive growth habit, and are native to the Puget Sound region of western Washington. The proposed mitigation focuses on improving the general wildlife habitat suitability functions provided by the mitigation site. Wildlife habitat suitability is the capacity of an area to provide foraging, breeding, and nesting habitat, escape cover, and migration corridors for wetland dependent or wetland associated wildlife species2. High value wildlife habitat can be provided by a broad range of vegetation structures, high plant species richness, and the interspersion of different habitat typesJ. The mitigation site has the potential to provide seasonal foraging opportunities and escape cover for small mammals and passerine birds accustomed to urbanized environments. Non-native and noxious weed species within the mitigation site limit available wildlife forage and breeding habitat, which contributes to a cumulative reduction in animal species richness and abundance within the local area. The noxious weeds present within the mitigation site also provide a significant seed source in the local area from which dispersal vectors can expand the presence of noxious weed species within and beyond the mitigation site. Proposed enhancement actions are provided at an overall ratio of 6: 1 (area enhancement:area impact). Mttiqation Site Limitations • The mitigation site does not contain suitable fish habitat and the hydrologic regimes within the mitigation site are likely too short or otherwise insufficient to provide significant breeding and rearing opportunities for amphibian species native to the Pacific Northwest. The mitigation site is not known to and does not appear to provide habitat unique to the mitigation site and/or the local vicinity. • Tract 997 is an isolated NGPA tract surrounded by residential land uses and roadway infrastructure. It is not possible to enhance connectivity between the tract and other native habitats within the local area; however, at a local scale, the inclusion of both wetland and buffer habitats within the mitigation site maximizes habitat complexity within the NGPA tract to the degree possible. • Due to its physical characteristics, the mitigation site provides extremely limited wetland hydroperiod maintenance and water quality functions. Limiting factors include the mitigation site's relatively small size, its sloping landform, and a lack of stormwater directed towards the mitigation site. Altering the physical characteristics of the mitigation site to enhance wetland hydroperiod or water quality functions is of very little 2 McMilan. A. (2000). The Science of Wetland Buffers and Its lmplicalion for the Management of Wetlands. MS. Evergreen State Collage, Olympia, Washington. August 2000. 3 Sheldon, D., T. Hruby, P. Johnson, K. Harper, A. McMillan, T. Granger, S. Stanley, and E. Stockdale. (2005). Wetlands in Washington state -Volume 1: A Synthesis of the Science. Washington State Department of Ecology. Publication #05-06-006. Olympia, WA WETLA .• -AND BUFFER MITIGATION REPORT TALBOT & 55™ AVENUE PLAT PAGE 3 value or would require such substantial alteration that any functional improvements would be negated by the impacts created by the enhancement work itself. Functional "Lift" Provided by Mitigation: The mitigation site is located within the western hemlock (Tsuga heterophylla) forest zone as described by Franklin and Dyrness4. Mid-to late-successional forest conditions typical of this forest type include a dominance by conifers such as Douglas-fir (Pseudotsuga menziesi1), western redcedar (Thuja plicata), and western hemlock. Persistent understory species would be variable ranging from dense to scattered shrubs and groundcovers. Long-term succession within the mitigation site would trend toward a typical western hemlock zone forest plant community, though achievement of a sub-climax or climax plant community would be unlikely based on the location of the mitigation site within an urbanized landscaped. In the absence of the proposed mitigation, succession within the mitigation site would likely be very limited and present little change to existing conditions. Himalayan blackberry would continue to infest the site and wildlife habitat would continue to be poor functioning. Table 1 (below) summarizes how specific plan elements enhance mitigation site functioning. Table 3 (below) describes the functional improvements ("functional lift") provided by the proposed mitigation. TABLE 1-MITIGATION PLAN ELEMENTS THAT EHNANCE MITIGATION SITE FUNCTIONING PLAN ELEMENT MITIGATION SITE HOW MITGATION PLAN EHANCES FUNCTION FUNCTION Noxious Weed General Habitat Suitability Limits noxious weed species presence and increases the opportunity Control to recruit and grow native plant species. Accelerates natural succession towards a native plant community. Dense Native General Habnat Suitabilily Creates valuable habitat niches and connectivity for native flora and Plantings fauna. Results in a dense multi-layered plant community with high species richness. TABLE 2-FUNCTIONAL IMPROVEMENT ("FUNCTIONAL LIFT") PROVIDED BY MITIGATION FUNCTION EXISTING CONDITIONS FUTURE CONDITIONS EXPECTED CHANGE IN FUNCTION Hydroperiod Low potential and opportunity to Low potential and opportunity to No change. Maintenance provide function. provide function. Water Quality Low potential and opportunity to Low potential and opportunity to No change. Improvement provide function. provide function. Dense native plantings Improved. General Habitat Non-native and noxious plant compnsing high species richness Suitability species dominate buffer. will provide food and habitat for Significant increase in potential to native wildlife. provide function. ' Franklin J. F. and C. T. Dyrness. (1973). Natural Vegetation of Oregon and Washington. Oregon State University Press. WETL.Anv AND BUFFER MITIGATION REPORT TALBOT & 55™ AVENUE PLAT PAGE 4 As only vegetation enhancements are proposed, seasonal hydrological dynamics within the mitigation site will not be affected by the proposed project. Review or analysis of the proposed mitigation under the King County Surface Water Design Manual is not applicable. KCC Chapter 21A.24.340.B. -The following ratios of area of mitigation to area of alteration apply to mitigation measures for permanent alterations: 1. For alterations to a wetland buffer, a ratio of one to one; and 2. For alterations to a wetland: Category and type of Wetland Welland rehabilitation 1:1 Wetland Welland wetland reestablishment or reestablishment or wetland enhancement only creation creation (RIC) and wetland enhancement (El Cateaorv IV 1.5:1 3:1 1 :1 RIC and 2:1 E 6:1 The proposed mitigation significantly exceeds the mitigation ratios established by code. Table 3 (below) compares the proposed mitigation to the ratios required by code. TABLE 3-MITIGATION RATIOS IMPACTS TYPE IMPACT AREA MITIGATION AREA RATIO Wetland 5.5 sf 117 sf 21.27:1 Buffer 79.5 sf 393sf 4.95:1 TOTAL 85sf 510sf 6:1 3.0 CLOSURE The proposed mitigation conforms to the functional equivalency requirements and exceeds the area ratio requirements established by KCC Chapter 21A.24.320. I trust that this report meets your present needs. If you have any questions regarding the information presented in this report or require additional assistance with this project, please do not hesitate to call me at (425) 677-7166 or email me at psuper@evergreenarc.com. Sincerely, Evergreen Aquatic Resource Consultants, LLC Peter P. Super Professional WeUand Scientist Attachments: Photograph Photo 1 -Mitigation Site (existing condtions) ......... -. --f!O:i:)!NN]~JM!NAN n i.~• 'hi. ~.~ . .19·~· "lJ. ~C S!M ~ p;,~~ WS?l . ..-11flJ1JSfll/ .JOIJ.~ ' ~-~'<-•"~~,~ :)ll peoijlOQ,el IU~l:i 13iWS>>J:i:L':¥XXX S:WPPY•l!$ ~11 _..::.::.======-- Jll'SlUei1nSUO) a>Jnosalj ----;-;;--;;-;;-;-:-:-:::-:-:-:-=:-:-::.,.,..-:---:::--::cWl~d ":::.:n::""::::'V'...'.'41~55~~'..':IOQ~l':!:e1 C:'a( d -- :>rienbv u~~J3JcM3 NVld NOil 'VDlllltli ~3.:l:Jn8 18 ONV113M i~ ==----- w z w I= u.. 0 z 0 ~ 0 a. <( ; . § 1~ ii ~-ii i~~ so• ~u l H u H -~ h .,,_ 11 -z-\_ " 5i 0 ~i -~ 3 n h ~~ I ·; ~~ ~ 1; _J ___ / ~2 !' ,) / !~ .i i~ l2 / / --------· z C a, -0 a, ' q LT_·._J ,i~ 8i ~~ iii ~j ~; p SlJ.ON 1.'r(I ()I Vanessa Dolbee From: Sent: To: Cc: Subject: Attachments: Peter, Vanessa Dolbee Friday, August 26, 2016 1:45 PM 'Peter Super' 'Wei Phil'; joel@rivertoncontractors.com; Talbot Road (talbotroadllc@gmail.com); Thomas Main; Ann Fowler RE: Talbot & 55th Avenue Plat -mitigation plan and report Approved Talbot 55th Mitigation Report for sidewalk impacts.pdf; Approved Talbot 55th Mitigation Plan for sidewalk impacts.pdf Thank you for the mitigation plan and report for the sidewalk impacts to the wetland. Provided the mitigation plan is implemented the sidewalk can remain in the current location and constructed. Please find attached a PDF of both documents with an approval stamp for Planning. Once the mitigation plan has been installed per plan, please provide me with an letter verifying installation per plan. After I receive the letter, I will complete a site inspection. It would be great if this follow up inspection could be combine with the 2"' landscaping inspection, if possible. If you have any questions please let me know. 'Vanessa 'lJo[bee, Current Planning Manager Community & Economic Development Department Planning Division 1055 S Grady Way Renton, WA 98057 ( 425 )430-7314 From: Peter Super [mailto:psuper@evergreenarc.com] Sent: Thursday, August 25, 2016 2:08 PM To: Vanessa Dolbee Cc: 'Wei Phil'; ioel@rivertoncontractors.com Subject: Talbot & 55th Avenue Plat -mitigation plan and report Hi Vanessa, Attached is the report for the Talbot & 55th Plat sidewalk mitigation. The report addresses the specific mitigation requirements outlined in KCC 21A.24.340. The proposed mitigation conforms to all requirements by providing for a net improvement in habitat functions as well as meeting the established mitigation ratios for both wetland and wetland buffer enhancement. For your convenience, I have also attached the mitigation plan. Per our conversation yesterday, the report was the only remaining item required for review and approval. Let me know if you need anything else. Regards, Peter Super Professional Wetland Scientist Evergreen Aquatic Resource Consultants, LLC PO Box 1721 Issaquah, Washington 98027 (425) 677-7166 psuper@evergreenarc.com www.evergreenarc.com 2 PO Box 1721 Issaquah, Washington 98027 (425) 677-7166 www.evergreenarc.com Talbot Road LLC c/o Wei Huang 12505 Bel-Red Road Bellevue, Washington 98005 Evergreen Aquatic \~, Resource Consultants, LLC ~~ August 30, 2016 Project Number 16023 Wetland & Buffer Mitigation Inspection and As-Built Report Sidewalk Improvements -Talbot & 55'" Avenue Plat Renton, Washington 1.0 INTRODUCTION This letter summarizes a wetland and wetland buffer mitigation inspection conducted by Evergreen Aquatic Resource Consultants, LLC within the Talbot & 55 1h Avenue Plat located in Renton, Washington. The inspection was completed at your request to document the as-built conditions within an approximately 510 sf wetland and buffer mitigation area located along Talbot Road. The mitigation was required for recent sidewalk improvements and included the control of non-native and noxious weeds, the installation of 30 native plants (trees and shrubs), the placement of mulch, and the installation of an irrigation system. This letter has been prepared for your use as a formal record of our findings. Approved Mitigation Plan: "Wetland & Buffer Mitigation Talbot & 551h Avenue Plat" prepared by Evergreen Aquatic Resource Consultants, LLC and dated August 24, 2016. 2.0 FINDINGS On August 29, 2016, I reviewed the overall workmanship of the mitigation and compared the as-built conditions to the work specified on the approved mitigation plan. Based on the observed conditions, it is my opinion that the mitigation has been constructed in general conformance with the approved plan. The as-built conditions for the mitigation are described on Attachment 1. 3.0 RECOMMENDATIONS Based on the recent inspection, the following recommendations have been developed for the project: 1. Submit this letter to the City of Renton with a request for review and acceptance of the as-built conditions. 2. Irrigate the installed plants during the period June 15 through September 30 per the specifications described on the approved plans. 3. Control noxious weeds within the mitigation area. This work should occur on a regular and routine basis per the specifications described on the approved plans. 4. Complete a detailed monitoring assessment next year (2017) per the approved monitoring program. 4.0 CLOSURE Based on the conditions observed during an August 29, 2016 inspection, it is my opinion that the sidewalk mitigation for the Talbot & 55'" Avenue Plat has been constructed in general conformance with the approved mitigation plan. WETLAND DELINEATION , '11iTi:,A !iCN DESIGN • COMPLIANCE MONITORING s,:JcWALK WETLAND AND BUFFER INSPECTION AND AS-BUILT REPORT SIDEWALK IMPROVEMENTS-TALBOT & 55m AVENUE PLAT PAGE 2 Although deviations from the approved plans were present the deviations were minor and they do not materially change the net effect of the mitigation. I trust that this letter meets your present needs. If you have any questions regarding the information presented in this letter or require additional assistance with this pro1ect. please do not hesitate to call me at (425) 677-7166 or email Sincerely, Evergreen Aquatic Resource Consultants, LLC Peter P. Sup r Professional Wetland Scientist Attachments: 1. As-built Conditions ,.,., .. .,.-... .,._ .. ~.-.... ~ no,,,.,...,~.,.,..~.....,. ,.,.,,11,.,,.,.., "·'"'''"'-~' ~UII .. M'an""I~ P<!<l~P•~•a;o;c( ~ll 'c""ij 10~1111 JU>'IJ <01nJ1i<•,\\ uoiua~ ·""~.--P"il :; XXXX , .. JPPV•11s Jll '5,1.ue~1nsuo:, a:,mosa» J!ienbv ua,ul!Ja113 N'vld NOllVOlllv-1 ~3aan8 'II ONV113M --' w z w X ~ 15 i < --------~ -----, : ' : ' ,, ' " ' (("-, --; : t ::. ~ : h ll ii~ I / ~ -----/ / / e·-=, r·---1 ,---· ---·- ll LI LI I E I I I LI Fl ' ,; ' 11 ~ l'I ,'1 , I ~ 1 1 'I 111 1J1 11 I I I I II I --J --- 'i' ,_ '--__ )", "-, ;;,': l .,.,..,,.,,,..,..., LT __ J ~~ ,. ii i -z-i'. l l 5 z:, ~ ' '" I ',, ~!I~ ~~·~ ,l!i r 1~~ ~ ;{ ~p !d ~ -~ "", ijH hH z < ~.;;a'. ~ f" ! ; ~ z ,h! 0 Mi ~ i' ~5p ~ I ~3~~ "' . ' ~th ' I ' 5 > !:; ! < "' ! i "' ; ~ !I 00 ~ ' 00 ' ~ i w ~ ; ~ 0 z ii I z 0 f ~ " ;:! < ;I " ~ j w " z .. ~ 1 w " / /, common snowberry (Symphoricarpos a/bus ) -typ I / red -o sier dogwood (Cornus ser iceal -typ --,..... ... 1 -•-r ; / I l ,t,m rndu,j COMMON NAME 0 western redcedar @ --red-osier dogwood ~ -red-flowe r currant (!_)--com mon snowberry 0 10 Scale in Feel 20 Fig ure References and Notes: ,/ • , , ( Thuja plicata l • typ SCIENTIFIC NAME Th uja plicata Camus ser,cea Ribes sanguineum Symphoricarpos a/bus 1. All locations shown are approximate. QTY 5 8 8 9 P a1t install date: August 26, 2106 -August 27, 2106 lns:all ed mulch tyPe: Sta ndard fine /medium bark mulch Irrig ation system tyPe ; Automatic drip Dev iations from approved plan As ts typ ical of most mitigation projec ts, mi nor deviations we re req uired to ma tc h the approved design to site co nditions and/or material availability. Devia ti ons from the approved plan we re limit ed and 1nc1uded the following: The substi tution of wes tern redceda r I Th uja p/ic afa) fo r the specified Doug las-fir (Ps eu dotsuga menziesu). • The su bstitu tion of red fine /medium ba rk mulch for the speci fie d "DOT Wood Ch ip Mulch " or arb oris t ch ips. Th e above deviations do not materially cha nge the net effect of the mitigatio n. August 29 , 2016 As-Built Conditions Sidewalk Wetland & Buffer Mitigation Talbot & 55th Avenue Pla t Re nton , Wash ing ton Evergreen Aquatic \..~, Resource Co n sultants, LL C ~~ ~ttlanf ~1, ... ~1.....,. M,t 1a1i.:.n C>H l rn, COfflii'1•t1C~ ~Inc 08/30/201 6 Attachment 1 -KellLUil\ DEVELOPMENT ENGINEERING DtVISIC RECEIVED WATERSHED DYNAMICS 39004-25Sth Avenue SE, Enumclaw , WA 98022 TEL 360.825 .9253 CEL 206.953.5385 [06/29 20161 ·cisneros DATE: June 28, 2016 HARD COPY SENT: YES X NO E-MAIL: talbotroadlk@gmail.com E-MAIL COPY SENT: X YES NO TRANSMITTAL TOTAL PAGES TRANSMITTED: 8 SUBJECT: Second Review of Wetland Buffer Mitigation Planting Mr. Wei Huang, Project Manager TO: Talbot Road, LLC Talbot Road @ 5y1i Ave S Renton, Washington 98056 FROM : Larry D. Burns tad, Senior Environmental Consultant PROJECT NAME: Talbot Road and S. 55t1i Place Subdivision PROJECT NUMBER: City of Renton Construc tion Pennit No. 013003422 Watershed Dynamics Project No. 2014016 Today, I visited the Talbot & SY" Ave Plat site for a second time to inspect the finished construction and planting of the Wetland Buffer Mitigation Area (WBMA) located in the southeast comer of the plat (see Photo I through Photo 10 below). Since my prev ious visit on June 9 , 2016 and our site visit on June 20, 2016, your staff has completed changes required to bring the site into compliance with the City of Renton approved WBMA Plan. As shown on the approved plan there are two sections within the WBMA; the North Section and the East Section. The chart below lists the names and quantities of the approved plants to be installed and those that have been installed in each mitigation section: Common Name Quantity to be Planted Quantity Actually Planted* North East Total North East Total Douglas fir 3 5 8 3 5 8 cascara 4 8 12 4 8 12 tall Oregon gra p e 14 27 41 19 20 39 red-flowering currant 12 8 20 8** 12 20 snowberry 9 20 29 17 15 32 Total-+ 110 Total-+ 1 1 1 * Based o n physical count completed on 06/28/16. ** One specime n is dead. Based on my review it appears the t otal number of plants insta1led is essentially consistent with the approved plan even though the distribution within each section is not exactly according to the plan. Considering the most recent planting effort on June 25, 2016 was undertaken to reach compliance with the City approved mitigation plan and there were a lready plants in the ground on June 9 , 2016, I believe the final planting is acceptable and meets the inte nt of the City approved WBMA Plan (see Figure I below). Memo lo Mr. We i Huang -June 9, 2016 -Page I / Db lcA.r~ cl ~ f'~ 2 .+~ ;:..+. Sc jcn1ific Name Pscudolsuga menziesH Rhamnus purshiana Mahonill aquifolium Ribcs sanguincum Sym phori carpos albus Common Name Douglas fir Cascara tall Oregon g,ape rcd-llowcring cumint s nowbcrry $1»1ciac Si7.e 16'0 .C. 5 gal lon s·o.c. 5 gallon 4'0 .C. 2 gallon 4 ·0.c . 2 gallon 4'0.C. 2 gallon Quantity 8 12 24 12 24 Symbol PSM RHP M R s -KellLUil\ DEVELOPMENT ENGINEERING OIVISIC RECEIVED [06/29/2016] ·cisneros FIGURE 1: Approved Wetland Buffer Mitigation Plan (WB:MP) with plant list and plant locations shown. Me mo to Mr. Wei Huang -June 9, 2016 -Page 2 --Kt:ll lUll \ DEVELOPMENT ENGINEERING OIVISIC RECEIVED [06129/2016] cisneros Following the June 9, 2016 site review, the City indicated the split-rail fence that is intended to separate the WBMA from the adjacent developed areas had been installed incorrectly. Rather than installing the fence along the outer edges of the WBMA and the Critical Areas Tract (CAT), the fence was to be installed along the eastern and northern (interior) edge s of the WBMA. In addition, the fence that was to be installed along the southern and western edges of the CAT had not been installed. The following photos document the relocation of and addition to the required split-rail fence (see Photo 1 through Photo 10 below). As we discu ss ed during our meeting on June 20, 2016 the fence along the southern boundary of the WBMA and CAT was installed only in those locations where there was not an existing cyclone fence installed. The existing cyclone fence belongs to the adjacent land owner to the south, is already located on a the southern boundary of the Critical Areas Tract west of the WBMA, and permission was never granted for the cyclone fence removal and replacement with a split-rail fence. Given this pre- existing site condition , the installation your staff completed was the only viable option (see Photo 1 below). PHOTO 1: Southwest comer of Critica l Area Tract (CAT) in southwest corner of plat. Memo to Mr. Wei Huang -June 9 , 2016 -Page 3 PHOTO 2: Split-rail fence along western edge of the CAT. PHOTO 3: North section of WBMA viewed from northwest comer of the CAT. -KellLUil \ DEVELOPMENT ENGtNEERING DfYISIC RECEIVED [06/29/2016] 'cisneros Memo to Mr. Wei Huang -June 9, 2016 -Page 4 PHOTO 4: View of fence along northern edge of north buffer mitigation section looking southeast. PHOTO 5: View of stile included in s plit-rail fence to allow access for maintenance. -K eHLUil \ DEVELOPMENT ENCINEERINC DlVISIC RECEIVED [06129 2016] cisneros Memo to Mr. Wei Huang -June 9 , 2016 -Page 5 PHOTO 7: View of fence along the eastern boundary of the east section of the WBMA. -.KeIHUU\ DEVELOPMENT ENGINEERING CMVISIC RECEIVED [06/2912016] 'cisneros Memo to Mr. Wei Huang -June 9, 2016 -Page 6 -K e ill0 Il\ DEVELOPMENT ENGINEERING DIVISIC RECEIVED PHOTO 8: Vie w o f the maintenance access stile in stall e d a t the northe rn e dge of the eas tern section of the WBMA. PHOTO 9: View of fence along southern boundary o f e a stern section of the WBMA. Note the existing cyclone fenc e at the we st end of the newly installed split-rail fence . Memo to Mr. Wei Huang -June 9, 2016 -Page 7 [06129•2016] c,sneros -.Kt:lJLUII \ DEVELOPMENT EHG&NEERING DIV!SK RECEIVED In Photo 2, Photo 4 , Photo 5, and Photo 9 a "Native Growth Protection Area" sign is visibl e. As required by the City, there are six of these signs set within the CAT. As we discussed on June 20, 2016 each sign is set on separate post located approximately 6 feet inside the perimeter fence. This was done reduce the ri sk of vandalism or theft. In Photo 6 the approximately IO -fo ot wide swath of blackberry removed along the interior edge of the Wetland Buffer Mitigation Area is visible. This was done to reduce the invasion of the Himalayan and evergreen blackberry into the mitigation planting area. During regular maintenance, the swath will need to be managed to keep the blackberry canes from growing to a height greater than 1.5 feet to 2 .0 fe et as well as from spreading into the WBMA. This will reduce the negative impact the blackberry might otherwise have on the mitigation plants that have been installed. There are already some blackberry sprouting within the mitigation area that will need to be removed as soon as the mitigation area status is changed from construction to maintenance. PHOTO 11: Note th e bl ackberry sprouting around the tall Oregon grape and at the edge of the control area. I would re mind you th e City will re quire the mitigation area to be maintai ned in accordance with the maintenance and performance standards that were in affect when the wetland buffer mitig ation plan was approved. The blackberry and all other non-native , invasive plant s will have to be removed frequently to prevent their establishment within the miti gation area and to kee p the non-native invasiv e spec ies fr om causing damage to the mitigation plants installed. Following my review today, I can veri fy the buffer mitigation planting has now been completed in accordan ce with the C ity of Renton approved WBMP. Next , the City will conduct a final ins pection be fore they notify you, in writing, whether or not the mitigation construction has been satisfactorily completed. If there are any questions regarding this memo, please contact me by telephone (360 .825.9253) or by e-mail (l burn stad@comcas t.n et). Memo to Mr. W ei Huang -June 9, 2016 -Page 8 [06 '29 '2016] 'cisneros PO Box 1721 Issaquah, Washington 98027 (425) 677-7166 www.evergreenarc.com Talbot Road LLC c/o Phil Nelson 12505 Bel-Red Road Bellevue, Washington 98005 tvergreer, Aquatic ~~., :Resource Consultants, LLC~~ PLANNING DIVISION APPROVED 08/26/2016 vdolbee ' August 24, 2016 Project Number 16023 Wetland and Wetland Buffer Mitigation Report Talbot & 551h Avenue Plat Renton, Washington 1.0 INTRODUCTION This report describes how the mitigation proposed for recent sidewalk improvements along Talbot Road complies with the mitigation requirements established in King County Code (KCC) Chapter 21A.24.340 (Wetlands -Specific Mitigation Requirements). Although located within the City of Renton, permitting of the mitigation is vested under older versions of King County Code. This report should be reviewed in conjunction with the drawing entitled "Wetland and Buffer Mitigation Plan -Talbot & 55th Avenue Plat", dated August 24, 2016. 2.0 CODE ANALYSIS KCC Chapter 21A.24.340.A. -Mitigation measures must achieve equivalent or greater wetland functions, including, but not limited to: 1. Habitat complexity, connectivity and other biological functions; and 2. Seasonal hydrological dynamics, as provided in the King County Surface Water Design Manual. Existing Conditions: A small 1,247 sf Category IV wetland exists within Tract 997 of the Talbot & 55th Avenue plat. Category IV wetlands are wetlands that provide the lowest level of wetland functions, are less diverse, are often heavily disturbed, and are more isolated from other resources'. Tract 997 is a 13,231 sf "Native Growth Protection Area" (NGPA) tract located along Talbot Road in the western portion of the plat. Per the approved plat, a 50 ft buffer is required from the Category IV wetland. The wetland buffer has been reduced along Talbot Road to allow for necessary road improvements and the buffer along the east and northeast of the wetland has been expanded by 2,442 sf. The mitigation site is a 510 sf rectangular shaped portion of Tract 997 located near the recent sidewalk improvements. The mitigation site includes 117 sf of existing Category IV wetland as well as 393 sf of wetland buffer. Topography within the mitigation site trends to the west. Vegetation with the mitigation site comprises dense stands of Himalayan blackberry (Rubus armeniacus) with occasional ladyfern (Athyrium fifix-femina), giant horsetail (Equisetum telmateia), reed canarygrass (Phalan's arundinacea), and creeping buttercup (Ranuncu/us repens). Photo 1 (attached) shows 1 Hruby, T. (2004). Washington State WeUand Rating System far Western Washington • Revised. Washington State Department of Ecology Publication #04-06-025. WETLAND DELINEATION • MITIGAT!ON DESIGN • COMPLIANCE MONITORING • existing conditions within the mitigation site. Proposed Mitigation WETL ,ND BUFFER MITIGATION REPORT TALBOT & 55"' AVENUE PLAT PAGE2 The proposed mttigation requires the control of non-native and noxious weed species as well as the installation of dense native plantings throughout the 510 sf mitigation site. The proposed plantings include a mix of trees and shrubs that have been selected based on the mitigation site's aspect, topography, hydrologic conditions, and existing vegetative conditions. Proposed native plant species are robust, have an aggressive growth habit, and are native to the Puget Sound region of western Washington. The proposed mitigation focuses on improving the general wildlife habitat suitability functions provided by the mitigation site. Wildlife habitat suitability is the capacity of an area to provide foraging, breeding, and nesting habitat, escape cover, and migration corridors for wetland dependent or wetland associated wildlife species2. High value wildlife habitat can be provided by a broad range of vegetation structures, high plant species richness, and the interspersion of different habitat types 3• The mitigation site has the potential to provide seasonal foraging opportunities and escape cover for small mammals and passerine birds accustomed to urbanized environments. Non-native and noxious weed species within the mitigation site limit available wildlife forage and breeding habitat, which contributes to a cumulative reduction in animal species richness and abundance within the local area. The noxious weeds present within the mitigation site also provide a significant seed source in the local area from which dispersal vectors can expand the presence of noxious weed species within and beyond the mitigation site. Proposed enhancement actions are provided at an overall ratio of 6:1 (area enhancement:area impact). Mitigation Site Limitations • The mitigation site does not contain suitable fish habitat and the hydrologic regimes within the mitigation site are likely too short or otherwise insufficient to provide significant breeding and rearing opportunities for amphibian species native to the Pacific Northwest. The mitigation site is not known to and does not appear to provide habitat unique to the mitigation site and/or the local vicinity. • Tract 997 is an isolated NGPA tract surrounded by residential land uses and roadway infrastructure. It is not possible to enhance connectivity between the tract and other native habitats within the local area; however, at a local scale, the inclusion of both wetland and buffer habitats within the mitigation site maximizes habitat complexity within the NGPA tract to the degree possible. • Due to tts physical characteristics, the mitigation site provides extremely limited wetland hydroperiod maintenance and water quality functions. Limiting factors include the mitigation site's relatively small size, its sloping landforrn, and a lack of stormwater directed towards the mitigation site. Altering the physical characteristics of the mitigation site to enhance wetland hydroperiod or water quality functions is of very little 2 McMilan. A. (2000). The Science of Welland Buffers and Its Implication for the Management of We/lands. MS. Evergreen State Collage, Olympia, Washington. August 2000. ' Sheldon, D., T. Hruby, P. Johnson, K. Harper, A. McMillan, T. Granger, S. Slanley, and E. Stockdale. (2005). We/lands in Washington State -Volume 1: A Synthesis of the Science. Washington State Department al Ecology. Publication #05-06-006. Olympia, WA WETL ND BUFFER MITIGATION REPORT TALBOT & 55'" AVENUE PLAT PAGE3 value or would require such substantial alteration that any functional improvements would be negated by the impacts created by the enhancement work itself. Functional "Lift" Provided by Mitigation: The mitigation site is located within the western hemlock (Tsuga heterophylla) forest zone as described by Franklin and Dyrness 4• Mid-to late-successional forest conditions typical of this forest type include a dominance by conifers such as Douglas-fir (Pseudotsuga menziesi1), western redcedar (Thuja plicata), and western hemlock. Persistent understory species would be variable ranging from dense to scattered shrubs and groundcovers. Long-term succession within the mitigation site would trend toward a typical western hemlock zone forest plant community, though achievement of a sub-climax or climax plant community would be unlikely based on the location of the mitigation site within an urbanized landscaped. In the absence of the proposed mitigation, succession within the mitigation site would likely be very limited and present little change to existing conditions. Himalayan blackberry would continue to infest the site and wildlife habitat would continue to be poor functioning. Table 1 (below) summarizes how specific plan elements enhance mitigation site functioning. Table 3 (below) describes the functional improvements ("functional lift") provided by the proposed mitigation. TABLE 1 -MITIGATION PLAN ELEMENTS THAT EHNANCE MITIGATION SITE FUNCTIONING PLAN ELEMENT MITIGATION SITE HOW MITGATION PLAN EHANCES FUNCTION FUNCTION Noxious Weed General Habitat Suitability Limits noxious weed species presence and increases the opportunity Control to recruit and grow native plant species. Accelerates natural succession towards a native plant community. Dense Native General Habitat Suitability Creates valuable habital niches and connectivity for native flora and Plantings fauna. Results in a dense multi-layered plant community with high species richness. TABLE 2-FUNCTIONAL IMPROVEMENT ("FUNCTIONAL LIFT") PROVIDED BY MITIGATION FUNCTION EXISTING CONDITIONS FUTURE CONDITIONS EXPECTED CHANGE IN FUNCTION Hydroperiod Low potential and opportunity to Low potential and opportunity to No change. Maintenance provide function. provide function. Water Quality Low potential and opportunity to Low potential and opportunity to No change. Improvement provide function. provide function. Dense native plantings Improved. General Habitat Non-native and noxious plant comprising high species richness Suitability species dominate buffer. will provide food and habttat for Significant increase in potential to native wildlife. provide function. 4 Franklin J. F. and C. T. Dyrness. (1973). Natural Vegetation of Oregon and Washington. Oregon State University Press. WETI AND BUFFER MITIGATION REPORT TALBOT & 55™ AVENUE PLAT PAGE4 As only vegetation enhancements are proposed, seasonal hydrological dynamics within the mitigation site will not be affected by the proposed project. Review or analysis of the proposed mitigation under the King County Surface Water Design Manual is not applicable. KCC Chapter 21A.24.340.B. -The following ratios of area of mitigation to area of alteration apply to mitigation measures for permanent alterations: 1. For alterations to a wetland buffer, a ratio of one to one; and 2. For alterations to a wetland: Category and type of WaUand Watland rehabilitation 1:1 Watland Watland wetland reestablishment or reestablishment or wetland enhancement only creation creation (RIC) and waUand enhancement (El Category IV 1.5:1 3:1 1 :1 RIC and 2:1 E 6:1 The proposed mitigation significantly exceeds the mitigation ratios established by code. Table 3 (below) compares the proposed mitigation to the ratios required by code. TABLE 3-MITIGATION RATIOS IMPACTS TYPE IMPACT AREA MITIGATION AREA RATIO WeUand 5.5 sf 117 sf 21.27:1 Buffer 79.5 sf 393 sf 4.95:1 TOTAL 85sf 510sf 6:1 3.0 CLOSURE The proposed mitigation conforms to the functional equivalency requirements and exceeds the area ratio requirements established by KCC Chapter 21A.24.320. I trust that this report meets your present needs. If you have any questions regarding the information presented in this report or require additional assistance with this project, please do not hesitate to call me at (425) 677-7166 or email me at psuper@evergreenarc.com. Sincerely, Evergreen Aquatic Resource Consultants, LLC- Peter P. Super Professional Wetland Scientist Attachments: Photograph Photo 1 -Mitigation Site (existing condtions) I i I ..a'.lO~l\l'JIW.S""", ""'""''"'"'"'' "''·''''"''"' mi.-.,_,_,_,,~,.,,,,.s, .,,.,oe,,.; "ISRM-..,,~~ ~•om n peo~ IOQlel ,,....13 co1C,,~,~~·. UQJU"l, ,aa;i:; ouz~: S Xl()('.< :swppy illi: )11 ·~:aue:unsuo:, a::unosay ~-..;:a:a-.,.-c=-c:-==CCC"=~"""''d"'"'""":"~Vci•~"e.c'~""""':!''l J!tenby uaaJl!Ja113 N\t1d NOll\l!llllW l:13~~na '!I ON\t113M ... . .. I ) r--, ----,1-~- ' I I II I , ; ~ :; I :1. I :I ' IL "' 11 Jl~.~--~.h.--I •. .. f ~-------el l ~---. 1--,------····-.·.·. i:! I ~=-=-.c ===-=----=-===- --·-sjJ:;.; 3i,ii •· ·.;,. ~ Z! ;! :5 "w ~ a 13 o I ~E: ' .. ,. :l ' a i a l ~ ~ ' I ' I ' i I ! i ' I ' ' j I ; ! I ' ' a ' i ; ' ' ! ' ! ' ' ' i ' ' I ! ~ l I ' ! ,, ' ·, ' i . " :;: h ' ' h ! i ' " I l i ' '! ,i ! ;, ~ I ! ! ' ' ' I ·1 ! • ,, •, I I, ! I j " lj ! I ! I p ! P' ' I I ,! ' ! ' i ,! l ifg ~ !! l ' ~ ., ~~ ~; I a, ;i l3 ! l! ,< ~ ! ~ • ' ~~ ' ,, I i -. i ,, 1' 0 l .,. l -· z -1 11 I ' ' l !1 I ~ ! ! I ' ' :! ' ,, ji I I " ' ' II j; w i! ' ! li !i z ' !":, ! w ., • ' "' -- ( ( Denis Law Mayor ..-r ..! .. City of 1 . ·. . ~.llWll December 8, 2015 TO WHOM IT MAY CONCERN: Community & Economic Development Department C.E. "Chip" Vincent, Administrator Subject: New Plats and Short Plats in the City of Renton Please see attached new plats, short plats and multi-building developments that have recently been addressed. Some of these have been recorded and I am supplying a list on new parcel numbers with the new addresses. If the plat is not recorded (NR), I am only giving you the plat map with the new potential addresses written on it. Please add these addresses to your City directories and maps. Bob Singh Plat Canyon Terrace Plat (NR) Copperwod (NR) Dhillon Short Plat (NR) Enclave at Bridle Ridge Plat (NR) Greenleaf/Panther Lake Plat Highlands Park Short Plat (NR) Jason's Short Plat Jassen Short Plat Jefferson Glade Short Plat (NR) Kelsey's Crossing Plat Kennydale Vue Point Short Plat (NR) Lord Short Plat/3307 (NR) Maertin's Ranch/Concord Place Plat (NR) Morris Ave Short Plat (NR) Nantucket Avenue Short Plat (NR) Sidhu Short Plat (NR) Skagen Short Plat (NR) Talbot & ss'h Plat (NR) Vuecrest II Short Plat (NR) Whitman Court Townhomes PH II Plat (NR) incerely, Jan Conklin Energy Plans Examiner Development Services Division Telephone: 425-430-7276 #1:platadd Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov r ..,_ ' \' ~ , !~ a, ) ~ • ~~ • ' ' H \ I ~, e: _ .. -~ ~ i :;;: i ~I ~l ~ . .. ,• tr, i < : - --;;,OTR";D~,.e, -·~).\, .!"_ ---·,-'-'--=."" ----~-·-:,._···---_:.,__ ·- -~.!. ~--· ~& .--.-. +;: a I~ l ' :1~-.~-; ~ --"'=57"'-~ ', ; • Cynthia Moya From: Sent: To: Subject: Fyi ... Bw Bonnie Walton Tuesday, March 12, 2013 3 39 PM Cynthia Moya FW: Talbot From: phil olbrechts [mailto:olbrechtslaw@gmail.com] Sent: Tuesday, March 12, 2013 12: 19 PM To: Vanessa Dolbee Cc: Bonnie Walton Subject: RE: Talbot Bonnie is just too efficient! I can't do a correction after it's been issued. In the conditions I required concurrency and off-site traffic analysis under City regulations when it should have been County regulations. If that makes any difference at all (I suspect that under both City and County regulations no further mitigation would be necessary), then the City or Applicant can ask for reconsideration. From: Vanessa Dolbee [mailto:VDolbee@Rentonwa.gov] Sent: Monday, March 11, 2013 8:37 AM To: 'phil olbrechts' Cc: Bonnie Walton Subject: RE: Talbot Phil, The City Clerk's office has mailed it out already. I am not sure of the correct process however, we could mail a corrected document, if this is acceptable? 'Vanessa (})o[6ee Senior Planner Department of Community & Economic Development City of Renton Renton City Hall -6th Floor 1055 South Grady Way Renton, WA 98057 425.430.7314 From: phil olbrechts [mailto:olbrechtslaw@gmail.com] Sent: Saturday, March 09, 2013 9:11 AM To: Vanessa Dolbee Subject: Talbot Hi Vanessa, Have you sent out the Talbot decision yet? There's a mistake in the conditions I'd like to fix. 2 Denis Law Mayor March 8, 2013 Santhosh Moolayil Insight Engineering, Co. P.O. Box 1478 Everett, WA 98206 Re: Final Decision for Talbot and ss'h Preliminary Plat LUA-08-043, PP Dear Mr. Moolayil: City Clerk -Bonnie I. Walton Attached is your copy of the Hearing Examiner's Final Decision dated March 8, 2013, in the above-referenced matter. If I can provide further information, please feel free to contact me. Sincerely, Bonnie I. Walton City Clerk Enc.: Hearing Examiner's Decision cc: Hearing Examiner Vanessa Dolbee, Senior Planner Jennifer Henning, Current Planning Manager Neil Watts, Development Service Director Stacy Tucker, Development Services Parties of Record (1) 1 OS5 South Grady Way• Renton, Washington 98057 • (425) 43M510 / Fax (425) 43G-6516 • rentonwa.gov • • Hearing Examiner's Decision I 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 BEFORE THE HEARING EXAMINER FOR THE CITY OF RENTON ) ) ) FINAL DECISION RE: Talbot and 55th ) ) Preliminary Plat ) LUAOS-043, PP ) ) ----------------~·) SUMJ\1ARY The Applicant requests preliminary plat approval for a 17 lot residential subdivision. The preliminary plat is approved with conditions. TESTIMONY Vanessa Dolbee, Renton Senior Planner, stated the application is for a preliminary plat at Talbot and 55th St. The site has been subject to a settlement agreement, MT Development LLC v. Renton. The agreement vests the project to King County's 2007 code and waives processing and city impact fees. The site is a vacant lot located in the SE comer of Talbot Road S and S 55th St. It is approximately 2.91 acres and within the urban residential King County Comprehensive plan designation and R-6 zone. The proposal is for 17 lots and 3 tracts with a density of 5.8 dwelling units per acre. The lots range from 4,000 to 6,900 sq ft. The three tracts are for stormwater drainage, wetland, and open space. The site contains a 1400 sq ft, category 4 wetland, per King County Code. This wetland 24 designation requires a 50 ft buffer. A new public road off of S 55th St will provide access to the site. The project proposes frontage improvements along both Talbot Rd and 55th St with 1300ft of dedication. An additional 17000ft of dedication would be provided via the new public access road. The landscape plan was not provided with the application materials. The project is exempt from SEP A review under King County regulations because it is less than 20 lots. No public or agency 25 26 PRELIMINARY PLAT-I 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 comments were received. The proposal is consistent with relevant King County Comprehensive policies and will be compliant with zoning regulations if all of the conditions of the project are followed. On-site recreation space is proposed at 390sq ft per lot, and a 6,700sq ft of open space tract is proposed. The applicant did not provide details of the open space, but King County Code requires two play areas, one being a tot-lot. The project's tree requirement is one for every 40ft of frontage. Significant trees within the interior of the development should be retained at a rate of IO trees per acre or 5 percent, whichever is greater. Based on a site visit, there are very few trees on the property that meet King County's definition of a significant tree. A wetland delineation report dated March 26, 2012 was prepared and noted that a portion of the on-site wetland extends into the Talbot Rd right-of- way. There is a planned 50ft wetland buffer; however, the frontage improvements along Talbot Rd will impact this buffer. This impact requires mitigation of a rate of 1: 1. Police and fire staff have indicated that sufficient resources exist to provide for the new residences. Kent School District can accommodate any new students as well. New water and sewer lines would be required as part of the development. An open pond will provide water quality as dictated by 2005 King County Surface Water Design Manual. Staff recommends approval of the application, subject to the nine conditions listed in the staff report. Moving the sidewalk to the east would not mitigate the wetland buffer impact and would require portions of the sidewalk to move off-site. One condition of approval is that a recreation plan be provided. This plan would include details on the proposed play areas. Bryan Kaleb, on behalf of applicant, stated that the applicant agrees with all conditions set forth by city staff. EXHIBITS Exhibits 2-14 listed on page 2 of the February 19, 2013 Staff Report, in addition to the Staff Report itself (Ex. !), were admitted into evidence during the public hearing. Staffs power point presentation was admitted as Ex. 15. FINDINGS OF FACT Procedural: 1. Applicant. MT Development, LLC. 2. Hearing. The Examiner held a hearing on the subject application on February 19, 2013 in the City of Renton Council Chambers. 3~ Project Description. The applicant requests preliminary plat approval for a 17 lot residential subdivision. The proposal is vested to 2007 King County development standards per a Settlement Agreement dated October 9, 2007, MT Development, LLC v. Renton, Ex. 13. The subject parcel is located in the SE corner of S 55th St. and Talbot Road S. and consists of 2.91 acres. The gross density of the site would be 5.80 dwelling units per acre. The site is currently vacant, vegetative PRELIMINARY PLAT -2 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 cover consisting mainly of brush and grass. The proposed lot sizes will range from 3,920 SF to 6,919 SF and would include a detention waler quality pond in "Tract 999". The proposed plat also would contain two other tracts for wet] ands and open space. The development would be accessed via a new road dedicated to the City consisting of 18,249 SF, with ingress and egress at S. 55th St. ending in a cul-de-sac. The applicant submitted a wetland reconnaissance indicating a Category IV Wetland, that will be protected by a 50 foot buffer. 4. Adequacy of Infrastructure/Public __ Services. The project will be served by adequate infrastructure and public services. Specific public infrastructure and services are addressed as follows: A. Water and Sewer Service. Water and sewer service will be provided by the City of Renton. There is an existing 12" DI water main located in Talbot Rd S. The applicant will be required to install an 8 inch DI water main in S 55th St., from Talbot Rd. S along the full frontage of the parcel being developed to the east property line. In addition, the applicant will be required to install a 12 inch DI waterline in Talbot Rd. S. connecting to the existing 12 inch main in Talbot Rd. S. at S. 55th St. and extend it in Talbot Rd. S to the south property line of the proposed plat. Furthermore, an extension of an 8 inch main in the new public internal road will be required from the south end of the cul-de-sac to the west, connecting with the new 12 inch main to be installed in Talbot Rd. S. There is an existing 8" sanitary sewer main in S 55th St. and in Talbot Rd S. The installation of a sanitary sewer main in the new public street is required, in the approximate vicinity of new Lot 5, extending the main to the west to SSMH #5, thus eliminating the diagonal run shown on the conceptual sewer plan from SSMH#6 (Exhibit 7). In addition an access road for the City along with an easement shall be provided from Talbot Rd. S. to allow for a drivable surface to SSMH #3. Staff recommends this access be provided as a condition of approval. Individual side sewers will be required to be installed to serve the new lots, dual side sewers will not be allowed. B. Police and Fire Protection. Police and Fire Prevention staff indicates that sufficient resources exist to furnish services to the proposed development. Typically the application would be required to pay code required impact fees, however due to the settlement agreement, the applicant is not required to pay fire impact fees. C. Drainage. Under existing conditions the site drainage infiltrates as the site is currently undeveloped and forested. The storm drainage and TESC standards for the project are established by the 2005 King County Surface Water Manual (KCSWM). The development site is required to meet both detention and water quality improvements. PRELIMINARY PLAT-3 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 The applicant submitted a Preliminary Technical Information Report ("TIR") prepared by Insight Engineering Co., dated December 5, 2012 (Exhibit 12). Based on the provided TIR the applicant is proposing to develop an open pond to meet the detention requirements and a bio-swale downstream of the proposed detention pond to provide adequate water quality. The applicant has proposed to tight line the outflow from the detention facility to the existing storm system in Talbot Rd. S. The project would maintain the site's natural drainage pattern. A final storm drainage report would be required to be submitted with formal construction permit application. D. Parks/Open Space. KCC 2 IA.14.180 governs the standards for parks and open space. It requires 390 square feet per lot for the project, totaling 6,630 square feet. The proposal exceeds this requirement by providing for 6, 710 square feet. However, as discussed in the staff report, the proposed recreation/open space fails to meet maximum grade requirements and expressly meet other KCC 21A.14.180 code requirements as well. Since sufficient space is set aside to satisfy open space/recreational requirements, the more specific requirements of KCC 21A.14. l 80 can be met by a condition requiring the preparation of recreation space plan for review and approval by staff. E. Streets. The applicant proposes to make frontage improvements along Talbot Rd. S and S. 55th St. as well as to construct a new internal cul de sac. Staff have determined the proposed street improvements comply with King County Road Design and Construction Standards -2007. The improvements include sidewalks and street lighting. The staff report does not contain any assessment of trip generation or impacts to off-site traffic facilities. Normally such impacts would at the least be assessed by traffic impact fees, but those fees have been waived as consideration for the settlement of a lawsuit pertaining to the project. See Ex. 13. It is understood that City staff likely considered off- site traffic impacts and did a concurrency analysis. However, since there is no trip study in the record and no suggestion that off-site impacts were considered, the conditions of approval will address this issue. F. Schools. The staff report concludes that it is anticipated that the Kent School District can accommodate any additional students generated by this proposal at the following schools. A School hnpact Fee, based on new single-family lot, will be required in order to mitigate the proposal's potential impacts to the Kent School District. The fee is payable to the City as specified by the Renton Municipal Code. Currently the fee is assessed at $5,486.00 per single family residence. The settlement agreement waives all PRELIMINARY PLAT-4 I 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 City fees including impact fees, however the School District fee is not a City fee, but a School District fee, therefore, the subject impact fee would still be assessed as a part of the subject project. 5. Adverse Impacts. There are no adverse impacts associated with the proposal. As discussed in Finding of Fact No. 4, the proposal provides for adequate infrastructure and is served by adequate public services. There are no critical areas on site except for a Category IV wetland. The wetland has been delineated and fifty foot buffers have been integrated into the proposal as required by King County regulations. As noted in the staff report, some Talbot Road frontage improvements do encroach into the fifty foot wetland buffer, but this type of encroachment is authorized by King County regulations. As further noted in the staff report, p.8, further wetland impact analysis and compensation is necessary to assure that the wetland will not be adversely affected by the encroachment. Since there is adequate space in the proposed plat to accommodate any reasonably necessary buffer compensation, the analysis and compensation will be made a condition of approval. Aesthetics of the proposal will be addressed to the extent authorized by applicable regulations by the imposition of conditions that require tree retention and landscaping plans to ensure consistency with King County tree retention and landscaping requirements. Conclusions of Law 1. Authority. RMC 4-7-020(C) and 4-7-050(D)(5) provide that the Hearing Examiner shall hold a hearing and issue a final decision on preliminary plat applications. 2. Zoning/Comprehensive Plan Designat_ions. The subject property is vested to the 2007 King County zoning designation ofR-6. See Ex. 13. 3. Review Criteria. As agreed in the settlement agreement that applies to this case, See Ex. 13, King County development standards in effect in 2007 apply to the proposal. King County development standards do not segregate discretionary review standards from those that typically apply during engineering review, but instead simply require compliance with a laundry list of both discretionary and ministerial standards. See KCC 19A.08.060. One of those standards is Chapter 58.17 RCW, which contains the discretionary level of review standards required of all Washington cities and counties. In particular, RCW 58.17.110 sets the "adequacy of infrastructure" criterion, which is the heart of discretionary subdivision review and the one criterion that the King County hearing examiner focuses upon in its preliminary plat decisions. See, e.g., King County Hearing Examiner Shultz Preliminary Plat Decision, LOOP0005. Consequently, review of the proposed preliminary plat will be limited to application of RCW 58.17.110, with the understanding that staff has found compliance with the other standards identified in KCC l 9A.08.060 as far as necessary for preliminary plat design and that final compliance will be determined and enforced through PRELIMINARY PLAT -5 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 engineering review and the final plat approval process. Further, as discussed in the findings of fact, the engineering standards of KCC 19A.08.060 are often used to assess the adequacy of improvements assessed under RCW 58.17 .110. It is also determined that the proposal is consistent with the King County Comprehensive Plan, as determined in the staff report, the findings and conclusions of which that pertain to the Comprehensive Plan are adopted by this reference as if set forth in full. The applicable subdivision criterion, RCW 58.17.110, is quoted below in italics and applied by a corresponding conclusion oflaw. RCW 58.17.110(1): The city, town, or county legislative body shall inquire into the public use and interest proposed to be served by the establishment of the subdivision and dedication. It shall determine: (a} If appropriate provisions are made for, but not limited to, the public health, safety, and general welfare, for open spaces, drainage ways, streets or roads, alleys, other public ways, transit stops, potable water supplies, sanitary wastes, parks and recreation, playgrounds, schools and schoolgrounds, and shall consider all other relevant facts, including sidewalks and other planning features that assure safe walking conditions for students who only walk to and from school; and (b) whether the public interest will be served by the subdivision and dedication. 4. Consistency with RCW 58.17.110. The proposal provides for adequate infrastructure as required by RCW 58.17.110 as determined in Finding of Fact No. 4. The public interest and public health, safety and welfare will be served by the proposal because it will not create any significant adverse impacts as determined in Finding of Fact No. 5, is served by adequate infrastructure and public services and provides for housing and for the reasonable development of land. DECISION The proposed preliminary plat is approved, subject to the following conditions: 1. The open space shall be placed in a separate tract and that tract shall be dedicated to a homeowner's association or other workable organization acceptable to the director, to provide continued maintenance of the recreation space tract consistent with KCC 21A.14.200. 2. The applicant shall re-design the grading plan, to provide an open space tract that does not exceed the 5 percent grade maximum. The updated grading plan shall be submitted for review and approval by the Current Planning Project Manager, prior to construction permit issuance. 3. The applicant shall provide a recreation space plan for review and approval by the Current Planning Project Manager with the construction permit application. The recreation space plan shall be approved prior to construction permit issuance and shall comply with all requirements of the King County Code, including KCC 21 A.14.180. PRELIMINARY PLAT-6 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 4. A landscape plan and irrigation plan consistent with KCC 21A.16.l 15 shall be provided for review and approval by the Cunent Planning Project Manager with the construction permit application. The landscape plan shall be approved prior to construction permit issuance. 5. The applicant shall redesign the wetland tract to comply with the wetland mitigation requirements in 21A.24.340 and provide an evaluation prepared by a qualified professional identifying compliance with the requirements of 2IA.24.340 prior to construction permit issuance. TI1e updated wetland tract and associated mitigation documents shall be approved by the Cunent Planning Project Manager prior to construction permit issuance. 6. An access road and easement shall be provided for the City to Sanitary Sewer Manhole #3. Such access shall be from Talbot Road S and be constructed of a drivable surface. Review and approval of the access design shall be completed by the Plan Review Project Manager prior to construction permit issuance. The access easement shall be recorded with the final plat. 7. The two private access easements shall be recorded at the time of final plat recording. 8. The applicant shall provide a tree retention plan which is in compliance with the KCC 16- 82-156 for review and approval by the Current Planning Project Manager prior to construction permit issuance. 9. The wetland tract shall be placed in a Native Growth Protection tract and shall be recorded on the face of the plat. In addition, a Home Owner's Association shall be created and each land owner of the subdivision shall have a shared undivided interest in the NGPE tract. 10. If not done so already, City staff shall ensure that the proposal complies with the City's concunency regulations and that all off-site traffic impacts have been adequately mitigated. DATED this 7th day of March, 2013. '.s\ Phil Olbrechts (Signed original in official file) Phil A. Olbrechts City of Renton Hearing Examiner Appeal Right and Valuation Notices RMC 4-8-11 O(E)(9) provides that the final decision of the hearing examiner is subject to appeal to the Renton City Council. RMC 4-8-1 IO(E)(9) requires appeals of the hearing examiner's decision to be filed within fourteen (14) calendar days from the date of the hearing examiner's decision. A request for reconsideration to the hearing e examiner may also be filed within this 14 day appeal period as identified in RMC 4-8-llO(E)(S) and RMC 4-8-100(0)(4). A new fourteen (14) day PRELIMINARY PLAT -7 I 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 appeal period shall commence upon the issuance of the reconsideration. Additional information regarding the appeal process may be obtained from the City Clerk's Office, Renton City Hall -7th floor, ( 425) 430-6510. Affected property owners may request a change m valuation for property tax purposes notwithstanding any program of revaluation. PRELIMINARY PLAT-8 STATE OF WASHINGTON, COUNTY OF KING } AFFIDAVIT OF PUBLICATION PUBLIC NOTICE Linda M Mills, being first duly sworn on oath that she is the Legal Advertising Representative of the Renton Reporter a weekly newspaper, which newspaper is a legal newspaper or general circulation and is now and has been for more than six months prior to the date of publication hereinafter referred to, published in the English language continuously as a weekly newspaper in King County, Washington. The Renton Reporter has been approved as a Legal Newspaper by order of the Superior Court of the State of Washington for King County. The notice in the exact rorm annexed was published in regular issues of the Renton Reporter (and not in supplement form) which was regularly distributed to its subscribers during the below slated period. The annexed notice, a: Public Notice was published on February 8, 2013. The full amount of the fee charged for said foregoing publication is the sum of $94.50. /·' ·"' /_,,.,;·•.:·:;';, //:;/ 6'/J <;7.···.u...-/ ,· I', (VU<.""" "( fl/-. L'ilida M. Mills Legal Advertising Representative, Renton Reporter Subscribed and sworn to me this 8th day of February, 2013. /ff~~ e!du. i Ht;Z //~ Katlileen C. Sherman, Notary Public for the State of Washington, Residing in Buckley, Washington -"'""'"'''''"""' $-... '· --.. ,11,1 -.· ,,x,J• Q. l!Jf-;. 11, 2 ... ~-..:-'''"'"'''' ~~ ,,, -,_~ ,, 10N ' 1 : ,x. ce' ,,s I': c''' >1 _ 1 , 1 -,_ -=~ -1" "''°'1;'? 'l E -::,:ii~ o,Af? --~./11""9.. ~ ;;; :!!: ro < ;.. -~1-"t. 'l :: io -. -u>t ~ ~ ~ -:, :. 1'/.¢ r ~:::: -;;, u/111 Us\..''.J ff 2 E 'l-i.llA f;...-o- f/ r 11 1 ··.h19~>..:u _ff/.;. : ,, ..:; ..... 1111 ..... ~ ,.,, .:= // I~ .\\\\\\\\,,-..,,.._ -,.4,..._., ..::' ,,, o--,.... "1.'\' ~ 11 ~ WIX"''' -"'' ! 111 \ \\\\ \\\\,,,, ......................... NOTICE OF PUBLIC Hl•:ARING RENTON HrARI'iG EXAMINER Rl:NTON, WASHl'iGTON A public Hearing will be held by the Renton Hearing Fxaminer in the Council Chambers on Lhe se\/enth !1oor of Renton City llall. 1055 South Grady Way, Rcnt0n. \.Vashin~ton. 0n Fehru- ;11;, llJ. 2012 :~I 11):(111 rnn [(1 cnn~1Jer the l\1] ]m\ 111g pdit11111s T,1Jh<.)L anJ 55th Pri:limin;.:ir~ Plat I .lJ1\08-0-+3 I .nc,1t1nn: SI: C,1rncr ,,r :,., 55th St ,mJ 1·alhlll l{J S 1\rrlicant proposes to subdivide a 2.91-acre site into 17 lots and 3 tracts for storm \Vatcr. open space. and a wetland for the development of single family homes. The project is vested to King County R-6 zoning. dcvclopmcm standards. and SEPA regulations Gross dcn- sitv 1s e;timated at 5.80 du/m:. ACcess would be via a new 40- foot dedicated righis-ot:\\ay with mgrcss and egress off of S 55th St A 1,247 SF wetland is localed on Lhc silc Legal descriptions of the files noted above arc on file in the City Cleri.:·s Office, Seventh Floor, City Hall, Renton All interested persons arc im1 ited to be present at the Public Hearing to express their opmions ()ues- ttons should be directed to the Hearing Examiner at 425-430-6515 Published in Renton Reporter on February 8, 2013 #739262 . . March 8, 2013 CERTIFICATE OF MAILING STATE OF WASHINGTON COUNTY OF KING ) ) § ) BONNIE I. WALTON, City Clerk for the City of Renton, being first duly sworn on oath, deposes and says that she is a citizen of the United States and a resident ofthe State of Washington, over the age of 21 and not a party to nor interested in this matter. That on the 8th day of March, 2013, at the hour of 4:30 p.m. your affiant duly mailed and placed in the United States Post Office at Renton, King County, Washington, by first class mail to all parties of record the Final Decision from the Hearing Examiner in the Talbot & 55th Preliminary Plat (LUA-08-043 PP). Bonnie I. Walton, City Clerk SUBSCRIBED AND SWORN TO BEFORE me this 8th day of March, 2013. r z \ ( t \ ' ~· \ \ \ ! ! ' \ \ -.: \ \ ~\ \ . ~ \ .-k'::'.\ Cynt~ R. Moya ' ' Notary Public in and for the State of Washington, residing in Renton My Commission expires: 8/27/2014 Santhosh Moo/ayi/ Insight Engineering, Co. P.O. Box 1478 Everett, WA 98206 M.T. Development, LLC 11625 Rainier Ave S, #201 Seattle, WA 98178 CITY OF RENTON DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT MEMORANDUM Date: February 13, 2013 To: City Clerk's Office From: Stacy M Tucker Subject: Land Use File Closeout Please complete the following information to facilitate project closeout and indexing by the City Clerk's Office. , 1 ·Proi;;tNa.;;;;--" LUA (file} Number: I' Cross-References: AKA's: Talbot & 55th Preliminary Plat LUA-08-043, PP l Project Manager: Vanessa Dolbee ,------------------------------------! l Acceptance Date: May 7, 2008 ·------------------------------------! Applicant: M.T. Development, LLC • i Owner: Same as applicant 1 I Contact: Santhosh Moolayil, Insight Engineering Co. f ic-------------------------------------, I PID Number: 7931000151 I C i ER Dec1s1on Date: ERC Appeal Date: Administrative Denial: Appeal Period Ends: Public Hearing Date: February 19, 2013 Date Appealed to HEX: By Whom: HEX Decision: Date: j Date Appealed to Council: By Whom: ! Council Decision: Date: j f Mylar Recording Number: i l Project Description: The applicant is requesting an 17 lot preliminary plat, vested to King County ' R-6 zonin develo ment standards and SEPA re ulations er a Settlement A reement dated ( g, p ' g p g • j October 9, 2007, MT Development, LLC v. Renton. i ,_·, ------------------------------------1 l Location: SE Corner of Talbot Road S & S 55'" Street I CITY OF RENTON DEPARTMENT OF COMMUNTY & ECONOMIC DEVELOPMENT -PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 13th day of February, 2013, I deposited in the mails of the United States, a sealed envelope containing HEX Staff Report documents. This information was sent to: Name Representing Santhosh Moolayil Contact M.T. Development, LLC Owner (Signature of Sender): . /11 0{LCk:t,4/ _ _,.,,~~;~,,,,,,, ~'-----.<:..i--<-'--'---=-====---------......;~-.., ... ~~ ... ,.., .. ~... ,,, STATE OF WASHINGTON = ll"~.,,-!!Jr.-.;:~~ ~ = .f -'~ ~ :: :r: = o"""" " t ~ -'• I~"' ) ss :: •o '"' · · • o ::: ~ ii) .. (I J,..~ COUNTY OF KING ) ~ \ "u•~ ""'; 0 § \ d>}•,,, 8-l~~ .... ·~ # 'I/ "'f .!'I'"'"~" !,./!' .:0 I certify that I know or have satisfactory evidence that Stacy M. Tucker 111 11 •ct OF.,..-,.-:-..::- signed this instrument and acknowledged it to be his/her/their free and voluntary act for 1lhti"w."~purposes mentioned in the instrument. Dated: p',:b ,.,,M , I .__, I; ?QI) I Notary ~blic in and for the State of Washington Notary (Print) : ______ ....:;t_-,'-',-'"'"'-"'G"-"-or'------------------ My appointment expires: Project Name: Talbot & 55th Preliminary Plat Project Number: LUAOS-043, PP DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT HEARING EXAMINER PUBLIC HEARING February 19, 2013 AGENDA COMMENCING AT 10:00 AM, COUNCIL CHAMBERS, 7TH FLOOR, RENTON CITY HALL The application(s) listed are in order of application number only and not necessarily the order in which they will be heard. Items will be called for hearing at the discretion of the Hearing Examiner. PROJECT NAME: Talbot & 55" Preliminary Plat PROJECT NUMBER: LUA08·043, PP PROJECT DESCRIPTION: The applicant is requesting a 17 lot preliminary plat, vested to King County R-6 zoning, development standards, and SEPA regulations per a Settlement Agreement dated October 9, 2007, MT Development, LLC v. Renton. The subject parcel is located in the SE corner of S 55th St. and Talbot Road S. and consists of 2.91 acres. PROJECT NAME: Cedar River Station PROJECT NUMBER: LUA12·000193, ECF, SA-M, SA-A, LLA PROJECT DESCRIPTION: The applicant is requesting Master Site Plan, Site Plan Review, and a Lot Line Adjustment for the development of 21,703 square feet of general retail space, 97 parking stalls and two loading stalls in the CA zone. HEX Agenda 02·19-13.doc DEPARTMENT OF cor__, __ UNITY AND ECONOMIC DEVELOPMENT REPORT TO THE HEARING EXAMINER A. SUMMARY AND PURPOSE OF REQUEST HEARING DATE: Project Nome: Owner/Applicant: Contact: File Number: Project Manager: Project Summary: February 19, 2013 Talbot and 55th Preliminary Plat M.T. Development, LLC. 11625 Rainer Ave. S #201, Seattle, WA 98178 Santhosh J. Moolayil, Insight Engineering Co., Everett, WA 98206 LUAOS-043, PP Vanessa Dolbee, Senior Planner The applicant is requesting a 17 lot preliminary plat, vested to King County R-6 zoning, development standards, and SEPA regulations per a Settlement Agreement dated October 9, 2007, MT Development, LLC v. Renton. The subject parcel is located in the SE corner of S 55th St. and Talbot Road S. and consists of 2.91 acres. The gross density of the site would be 5.80 dwelling units per acre. The site is currently vacant, vegetative cover consisting mainly of brush and grass. The proposed lot sizes will range from 3,920 SF to 6,919 SF and would include a detention water quality pond in "Tract 999". The proposed plat also would contain two other tracts for wetlands and open space. The development would be accessed via a new road dedicated to the City consisting of 18,249 SF, with ingress and egress at S. 55th St. ending in a cul-de-sac. The applicants submitted a wetland reconnaissance indicating one small wetland on the subject site. ------------------ Project Location: Site Area: SE Corner ofTalbot Road S. and S 55th St. 126,815 SF (2.91 acres) Project Location Map HEX Report 08-043.doc City of Renton Department of ( ,unity & Economic Development TALBOT & ss'" PRELIMINARY PLAT Hearing date February 19, 2013 8. EXHIBITS: Exhibit 1: Staff Report Exhibit 2: Vicinity Map Exhibit 3: Preliminary Plat Map Exhibit 4: Preliminary Grading and Drainage Plan Exhibit 5: Preliminary TESC Plan Exhibit 6: Preliminary Road Profile and Cross Sections Exhibit 7: Preliminary Sewer and Water Plan Exhibit 8: Existing Conditions Plan Exhibit 9: Affidavit of Mailing Exhibit 10: Final Notice Letter Preliminary Plat Report LUAOB-043, PP Page 2 of 10 Exhibit 11: Wetland Delineations, revised, prepared by Genesis Resources Consulting, dated March 26, 2012 Exhibit 12: Preliminary Technical Information Report, prepared by Insight Engineering Co., dated December 5, 2012 Exhibit 13: Settlement Agreement, dated October 9, 2007 Exhibit 14 City of Renton Comments, Fire Department, Plan Review and Property Services I C. GENERAL INFORMATION: 1. Owner(s) of Record: M.T. Development, LLC. 11625 Rainer Ave. S #201 Seattle, WA 98178 2. Zoning Designation: King County Zone, Residential -6 (R-6) 3. Comprehensive Plan Land Use Designation: King County Land Use Designation, Urban Residential (UM) 4. Existing Site Use: Vacant Land 5. Neighborhood Characteristics: a. North: Large lot Single Family zoned (R-14 zone) b. East: Single Family Residential (R-4 zone) C. South: Single Family Residential (R-4 zone) d. West: Large lot Single Family Residential (R· 1 zone) 6. Site Area: 126,815 SF (2.91 acres) I D. HISTORICAL/BACKGROUND: Action Comprehensive Plan Zoning HEX Report 08-043.doc Land Use File No. N/A LUAOS-025 Ordinance No. 5099 5302 11/10/04 10/22/07 City of Renton Department of Cc --,unity & Economic Development TALBOT & 55TH PRELIMINARY, Hearing date February 19, 2013 Annexation Settlement Agreement I E. PUBLIC SERVICES: 1. Existing Utilities N/A N/A 5301 N/A Preliminary Plat Report LUAOB-043, PP Page 3 of 10 10/22/07 10/9/07 a. Water: The site is not located in the Aquifer Protection Zone. The project site is located in the 350 Water Pressure Zone. The static pressure at the street level is approximately 93 psi. Domestic meters that exceed 75 psi are required to install pressure reducing valves. There is an existing 12" DI water main located in Talbot Rd S. b. Sewer: There is an existing 8" sanitary sewer main in S 55th St. and in Talbot Rd S. c. Surface/Storm Water: There are storm drainage facilities in Talbot Rd S. 2. Streets: There are no street frontage improvements along Talbot Rd.Sor S 55th St. 3. Fire Protection: City of Renton Fire Department I F. APPLICABLE SECTIONS OF KING COUNTY CODE: 1. Title 19A: Land Segregation 2. Title 21A: Zoning a. Chapter 21A.12 Development Standards -Density & Dimensions b. Chapter 21A.14 Development Standards-Design Requirements c. Chapter 21A.16 Development Standards -Landscaping & Water Use d. Chapter 21A.18 Development Standards -Parking & Circulation e. Chapter 21A.24 Critical Areas G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. 2008 King County Comprehensive Plan, Urban Land Use I H. FINDINGS OF FACT: 1. The applicant is requesting a preliminary plat in order to subdivide a 2.91 acre site into 17 single family lots and three tracts; one for storm drainage, second for wetland/critical areas, and the last one for open space/recreation. The proposal would result in a density of 5.80 du/ gross ac. 2. The Planning Division of the City of Renton accepted the above master application for review on April 24, 2008 and determined complete on May 7, 2008. The project was placed on hold on May 14, 2008, a second hold letter was sent on August 28, 2008, and again on November 9, 2011. The project was taken off hold on December 21, 2011. The project was placed back on hold on January 18, 2012 a second letter was sent on February 15, 2012, a third on May 1, 2012, and again on June 28, 2012. A final notice was sent on November 7, 2012 explaining the above process in detail (Exhibit 10) identifying a deadline of May 6, 2013 to submit the required review materials. New materials were received by the City on December 19, 2012 and the project was taken off hold on January 9, 2013. The project complies with the 120-day review period. HEX Report 08-043.doc City of Renton Department of Co unity & Economic Development TALBOT & 55'" PRELIMINARY F Hearing date February 19, 2013 Preliminary Plat Report LUAOB-043, PP Page 4 of 10 3. The proposed project is subject to a Settlement Agreement M.T. Development, LLC v. Renton (Exhibit 13). Among other things, the agreement vests the project to King County development standards in place at the time and agrees to waive payment of processing and impact fees. 4. The proposed plat would be located on the SE corner of the intersection of Talbot Rd. Sand S 55th St. 5. The property is in the King County Land Use Designation Urban Residential (UM) and the King County Zoning classification R-6. 6. The proposed subdivision would result in 17 lots ranging in lot size from 3,920 SF to 6,919 SF and three tracts. 7. The site is currently vacant and primary vegetated with grasses and blackberries. 8. The site is "L" shaped with a notch out of the northwest corner of the site, where a single family home is currently developed and is not a part of the proposed subdivision. 9. The following table identifies the proposed approximate dimensions for Lots 1-17· As Proe_osed Lot Size Width Dee.th Lot 1 5,274 SF 61feet 87 feet Lotz 4,061 SF 46.SOfeet 87 feet Lot3 3,931 SF 45feet 87 feet Lot4 3,923 SF 45feet 87feet Lots 3,923 SF 45feet 87 feet Lot6 4,092 SF 45feet 87 feet Lot 7 5,133 SF 47 feet 87 feet Lots 5,925 SF 57 feet 107 feet Lot9 4,017 SF 45 feet 90feet Lot 10 4,113 SF 45 feet 89 feet Lot 11 6,919 SF 83 feet 83feet Lot 12 4,207 SF 45feet lOOfeet Lot 13 4,887 SF 50feet lOOfeet Lot 14 4,570 SF 45feet 102feet Lot 15 5,241 SF 45feet 102 feet Lot 16 4,057 SF 45feet 90 feet Lot 17 4,984 SF 58feet 90feet Storm Drainage - 9,979 SF - Tract 999 Open Space 6,710 SF -- Wetland Tract Unknown -- 10. Access to all lots would be provided along a new public road off of S 55th St. ending in a cul-de-sac. All lots would take direct access from the new road with the exception of Lots 8 and 14. Lot 8 would gain access via a 20 foot wide access easement across Lot 7. Lot 14 would gain access via a 15 foot access easement across Lot 15. 11. Frontage improvements are proposed along Talbot Rd.Sand S 55th Street which would require 1,317 SF of dedication. In addition the new public road would require 16,932 SF of dedication. 12. The site grade descends to the west with approximately 50 feet of elevation relief from the parcels eastern edge to Talbot Rd. 5. 13. A Category IV wetland has been delineated on the site and is approximately 1,443 square feet and would require a 50 foot buffer. No other critical areas are identified on the subject site. HEX Report 08-043.doc City of Renton Deportment of Co ---,unity & Economic Development TALBOT & 55TH PRELIMINARY I Preliminary Plat Report LUAOB-043, PP Hearing date February 19, 2013 Page 5 of 10 14. The landscape plan was not provided with the application materials. 15. A drainage plan and drainage report has been submitted with the application. The report addresses compliance with 2005 King County Surface Water Manual. The Engineer proposes to develop an on-site open pond and a bio-swale downstream of the detention pond to provide adequate water quality. The outflow form the detention facility would be tight lined to the existing storm system in Talbot Rd. 5. The project would be required to comply with both detention (Conservation Flow Control -a.k.a Level 2) and water quality improvements. 16. Pursuant to King County's Environmental Ordinance and SEPA, King County Code 20.44.040 Categorical Exemptions and Threshold Determinations, the subject subdivision is exempt from SEPA review as it is less than 20 lots. King County has adopted the increased exemption threshold level, under WAC 197- 11-800(1)(b) to read as follows: "The construction or location of any residential structures of twenty dwelling units within the boundaries of the urban growth area ... " 17. Representatives from various city departments have reviewed the application materials to identify and address issues raised by the proposed development. These comments are contained in the official file, and the essence of the comments has been incorporated into the appropriate sections of this report. 18. No public comment or agency comments were received. I 1. CONCLUSIONS: - PRELIMINARY PLAT REVIEW CRITERIA: 1. CONFORMANCE WITH THE COMPREHENSIVE PLAN: The site is designated Urban Residential on the Comprehensive Plan Land Use Map for King County. The proposal is consistent with the following Comprehensive Plan policies if all conditions of approval are complied with: Policy U-117: New residential development in the Urban Growth Area should occur where facilities and services can be provided at the lowest public cost and in a timely fashion. The ./ Urban Growth Area should have a variety of housing types and prices, including mobile home parks, multifamily development, townhouses and small-lot, single-family development. ./ Policy U-122: King County should apply minimum density requirements to all urban residential zones of four or more homes per acre 2. COMPLIANCE WITH THE UNDERLYING ZONING DESIGNATION: The subject site is classified urban Residential-6 (R-6) on the King County Zoning Map_ Title 21A.12 provides density and dimensions standards for development in the R-6 zoning classification. The proposal is consistent with the following development standards if all conditions of approval are complied with: Density: The R-6 zone has a base density of 6 du/ac and maximum density of 9 du/ac and a minimum density of 85%. Staff Comment: Pursuant to the provided density worksheet, the allowable dwelling units are ./ calculated by multiplying the site area by the base density in dwelling units per acre /6 du/ac)_ 2.88 site area {126,815 SF -1,317 SF of dedicated frontage= 125,498 site area) x 6 base density= 17.3 allowable dwelling units. The applicant has proposed 17 lots, which would be in compliance with the density provisions of the code. Lot Dimensions: There is no minimum lot size in the R-6 zone. The minimum lot width is 30 ./ feet . Staff Comment: As demonstrated in the table above under finding of fact 9, al/ lots meet the requirements for minimum lot width ./ Setbacks: Setbacks in the R-6 zone are the following: Minimum street setback is 10 feet and HEX Report 08-043.doc l City of Renton Department of Co--nunity & Economic Development TALBOT & 55TH PRELIMINARY Preliminary Plat Report LUAOB-043, PP Hearing date February 19, 2013 Page 6 of 10 Partial Compliance the minimum interior setback is 5 feet. Staff Comment: The setback requirements for proposed Jots would be verified at the time of building permit review. Building Standards: Building height is restricted to 35 feet, when the building footprint is built on slopes exceeding 15% finished grade, in all other cases the height restriction is 45 feet. Staff Comment: The building standards for the proposed lots would be verified at the time of building permit review. Impervious Surface: Maximum impervious surface coverage is limited to 70 percent. Impervious surface does not include access easements serving neighboring property and driveways to the extent that they extend beyond the street setback due to location within an access panhandle or due to the application of KCC requirements to locate features over which the applicant does not have control. Staff Comment: The building standards far the proposed Jots would be verified at the time of building permit review. On-site Recreation: Residential development of more than four units in the R-6 zone shall provide recreation space for leisure, play and sport activities. For residential developments at a density of 8 units or less per acre are required to provide 390 SF per unit. The recreation space shall be placed in a designated recreation space tract and shall be dedicated to a homeowner's association or other workable organization acceptable to the director, to provide continued maintenance of the recreation space tract consistent with KCC 21A.14.200. Any recreation space shall be a grade and surface suitable for recreation improvements and have a maximum grade of 5 percent, be located on the site of the development in an area where the topography, soils, hydrology and other physical characteristics are of such quality as to create a flat, dry, obstacle-free space in a configuration that allows for passive and active recreation. The area shall be centrally located with good visibility of the site from roads and sidewalks, have no dimension less than 30 feet, be located in one designated area, have a street frontage along 10 percent or more of the recreation space perimeter, be accessible and convenient to all residents within the development, and be located adjacent to or be accessible by a trail, walkway or any existing or planned municipal, county or regional park public open space or trail system which may be located on an adjoining property. Play equipment or age-appropriate facilities shall be provided within dedicated recreation space areas according to the following requirements: • A tot lot with at least 45 SF per dwelling unit or 400 square feet whichever is greater, of play area, adjacent to main pedestrian paths, and provide play equipment that meets, at a minimum, the Consumer Product Safety Standards for equipment, soft surfacing and spacing. • In addition to the tot lot one of the following shall be provided: playground equipment, sports court, sport field, tennis court, or other recreation facility proposed by the applicant and approved by the director. The recreation space plan shall be submitted to the department and reviewed and approved with engineering plans. The plans shall show dimensions, finished grade, equipment, landscaping and improvements, as required by the director to demonstrate that the requirements of the on-site recreation space and play areas have been met. Financial guarantees shall be required consistent with the provisions of Title 27 A. Staff Comment: A 17 lot subdivision would require 6,630 SF of open space (17 Jots x 390 SF - HEX Report 08-043.doc City of Renton Department of C TALBOT & ss'" PRELIMINARY Hearing date February 19, 2013 unity & Economic Development Preliminary Plat Report LUA08-{}43, PP Page 7 of 10 Not Compliant 6,630 SF), The applicant has proposed an open space area of 6,710 SF which would exceed the minimum size requirement. The recreation area has not specifically been identified as a tract nor has the applicant indicated the subdivision would have an associated HOA. As such, staff recommends a condition of approval that the open space be placed in a separate tract and that tract shall be dedicated to a homeowner's association or other workable organization acceptable to the director, to provide continued maintenance of the recreation space tract consistent with KCC 21A.14.200. Based on the provided grading pion the open space area would have a grade change of 8 feet across the site. The width af the space is approximately 70 feet, which would result in an grade angle of approximately 11.43 percent. Based on this the open space area would exceed the maximum grade of 5 percent. As such, staff recommends a condition of approval that the applicant re-design the grading plan, to provide an open space tract that does not exceed the 5 percent grade maximum. The tract's location is centralized in the community, is accessible by a sidewalk, has 113 linear feet of frontage along the new public road way, has na dimension less than 30 feet, and would allow for passive and active recreation. Details of the recreation spoce was not provided with the application to verify compliance with the tot lot and additional play area standards. However, the tract appears ta provide enough space to accommodate the requirements. Therefore staff recommends as a condition of approval that the applicant provide a recreation space plan for review and approval with the construction permit application. Landscaping: Trees shall be planted at the rate of one tree for every forty feet of frontage along all public streets. Trees shall be located within the street right-of-way or no more than twenty feet from the street right-of-way if located within a lot. The tree species shall be approved by the City if located within the street right-of-way. Irrigation is not required on individual single family subdivided lots; however the common open space requires irrigation. Financial guarantees shall be required consistent with the provisions of Title 27A. Staff Comment: The applicant did not provide a landscape plan or irrigation plan with their application. As such, stoff recommends as a condition of approval that a landscape plan consistent with KCC 21A.J6.115 be provided for review and approval with the construction permit application. Tree Retention: Significant trees as defined by KCC 21A.06.1176 is a healthy tree that is not a hazard tree and when measured 4.5 feet above grade has a minimum diameter of 8 inches for evergreen trees or 12 inches for deciduous trees. Significant trees located in the interior of the development, excluding critical areas or their buffers, shall be retained at a rate of 10 trees per acre or five percent of the trees, whichever is greater (pursuant to KCC16-82-156). Staff Comment: The applicant did not provide a tree inventory or retention plan with the application. However, the site is primarily vegetated with grasses and blackberry. As such, few if any trees are located on the subject site. Due to the lack of a tree pion, staff recommends a condition of approval that the applicant provide a tree retention plan which is in compliance with the KCCJ6-82-156 for review and approval prior to construction permit issuance. Parking: Each unit is required to accommodate off street parking for a minimum of two vehicles. Staff Comment: Sufficient area exists, on each lot, to accommodate off street parking for a minimum of two vehicles. 3. CRITICAL AREAS: The proposal is consistent with the following critical area regulations if all conditions of approval are complied with: HEX Report 08-043.doc City of Renton Department of Co · wnity & Economic Development TALBOT & 55TH PRELIMINARY 1 Preliminary Plat Report LUAOB-043, PP Hearing date February 19, 2013 Page 8 of 10 Partially Compliant Wetlands and Buffers: In the Urban Growth Area buffers for Category IV wetlands are 50 feet. Construction of new public road right-of-way structures on unimproved right-of-way is an allowed alteration to a wetland and buffer, pursuant to KCC21A.24.045 Roads, if the following is complied with: • There is not another feasible location with less adverse impact on the critical area and its buffer; • The corridor is not located over habitat used for salmonid rearing or spawning or by species listed as endangered or threatened by the state or federal government; • The corridor width is minimized to the maximum extent practical • The construction occurs during approved periods for in stream work; and • The corridor will not change or diminish the overall aquatic area flow peaks, duration or volume or the flood storage capacity. • Mitigation is provided pursuant to 21A.24.340. Staff Comment: The applicant provided an updated Wetland Delineation, prepared by Genesis Resources Consulting, dated March 26, 2012. The updated delineation identified a Category IV wetland located in the southwest corner of the site. The wetland is approximately 1,443 square feet, however a small portion of the wetland extends off site into the right-of-way of Talbot Rd. S. The on-site portion of the wetland is 1,247 square feet. The applicant has proposed to provide the required 50 foot buffer and avoid impacts to the existing wetland. The required street frontage improvements along Talbot Rd. S would be required to be constructed through the wetland and its buffer. However, the construction of a new road in public right-of-way is an allowed alteration to the wetland and its buffer as noted above. The frontage improvements would impact the off-site portion of the wetland buffer. The improvements are required at this location as it is parallel to the existing roadway and there is no feasible alternative location. Based on the provided report the Biologist has indicated that there was no critical habitat or environmental concerns observed during their site visit. The construction would not change or diminish the aquatic area flow peak for flood storage capacity, as all improvements are required to meet the 2005 KCSWDM. Seasonal work windows were not recommended by the applicant's Biologist; however, it would be advisable to complete the work in the summer months with less precipitation. The applicant has proposed to design the sidewalk around the wetland as to avoid additional impacts to the wetland itself; however the sidewalk and associated landscaping would result in impacts ta the wetland buffer. The provided wetland report did not evaluate these impacts or provide proposed mitigation os a result of these impacts. However, there is additional space in proposed Lot 11 and potentially in the stormwater tract to accommodate the required buffer alteration replacement ratio of 1:1. Therefore, staff recommends os a condition of approval that the applicant redesign the wetland tract to comply with the wetland mitigation requirements in 21A.24.340 and provide an evaluation prepared by a qualified professional identifying compliance with the requirements of 21A.24.340. prior to construction permit issuance. 4. AVAILABILITY AND IMPACT ON PUBLC SERVICES: Access: Each lot shall have direct access to a public or private street that meets county road standards or that property has access to such a street over a private driveway approved by the county. Staff Comment: Access to al/ lots would be provided along a new public road off of S 55th St. ending in a cul-de-sac. All lots would take direct access from the new road with the exception of Lots 8 and 14. Lot 8 would gain access via a 20 foot wide access easement across Lot 7. Lot 14 would gain access via a 15 foot access easement across Lot 15. As such, al/ lots have access to the public street; provided the access easements are recorded with the final plat HEX Report 08-043.doc City of Renton Department of Co unity & Economic Development TALBOT & ss'" PRELIMINARY I Hearing date February 19, 2013 Preliminary Plat Report LUA08-Q43, PP Page 9 of 10 recording. As such, staff recommends a condition of approval that the two private access easements be recorded at the time of final plat recording. Streets: Street improvements are required along Talbot Rd. S, S 55th St. and the new internal road. Pursuant to the King County Road Design and Construction Standards -2007. The following classification would apply: a) Talbot Rd. S -Neighborhood Collector street b) S 55th St. -Subcollector street c) New public roadway-Minor Access street Based on the above classification the following standards would be applicable: Neighborhood Collector and Subcollector require a vertical curb and a 5 foot wide sidewalk behind a planting strip. Minor Access streets require, 40 foot right-of-way, vertical/rolled curb, and sidewalks are required on one side of the main roadway and both sides of the cu I- de-sac. Street lighting is required to be installed along the full frontage of the parking being developed and in the new plat. Staff Comment: The applicant has proposed to provide 5 foot wide sidewalks along Talbot Road 5., S 55th Street, and along one side of the internal roadway and around the cul-de-sac. The roadway design appears to comply with the road standards. Final approval of roadway design and construction would be reviewed at construction permit application. Police and Fire: Police and Fire Prevention staff indicates that sufficient resources exist to furnish services to the proposed development. Typically the application would be required to pay code required impact fees, however due to the settlement agreement, the applicant is not required to pay fire impact fees. Schools: It is anticipated that the Kent School District can accommodate any additional students generated by this proposal at the following schools. A School Impact Fee, based on new single-family lot, will be required in order to mitigate the proposal's potential impacts to the Kent School District. The fee is payable to the City as specified by the Renton Municipal Code. Currently the fee is assessed at $5,486.00 per single family residence. The settlement agreement waives all City fees including impact fees, however the School District fee is not a City fee, but a School District fee, therefore, the subject impact fee would still be assessed as a part of the s~bje-'c_t .._p_ro~j._e_c_t. ____________________ __. Storm Water: An adequate drainage system shall be provided for the proper drainage of all surface water. Staff Comment: Under existing conditions the site drainage infiltrates as the site is currently undeveloped and forested. The storm drainage and TESC standards for the project are established by the 2005 King County Surface Water Manual /KCSWM). The development site is required to meet both detention and water quality improvements {Conservation Flow control -a.k.a. Level 2). The applicant submitted a Preliminary Technical Information Report ("TJR") prepared by Insight Engineering Co., dated December 5, 2012 {Exhibit 12). Based on the provided T/R the applicant is proposing to develop an open pond to meet the detention requirements and a bio-swale downstream of the proposed detention pond to provide adequate water quality. The applicant has proposed to tight line the outflow from the detention facility to the existing storm system in Talbot Rd. 5. The project would maintain the site's natural drainage pattern. A final storm drainage report would be required to be submitted with formal construction permit application. HEX Report 08-043.doc City of Renton Department of Co unity & Economic Development TALBOT & 557 H PRELIMINARY J Hearing date February 19, 2013 Preliminary Plat Report WAOB-043, PP Page 10 of 10 Water and Sanitary Sewer: Water and Sewer services would be provided by the City of Renton. The applicant would be required to install an 8 inch DI water main in S 55th St., from Talbot Rd. S along the full frontage of the parcel being developed to the east property line. In addition, the applicant would be required to install a 12 inch DI waterline in Talbot Rd. S. connecting to the existing 12 inch main in Talbot Rd. S. at S. 55th St. and extend it in Talbot Rd. S to the south property line of the proposed plat. Furthermore, an extension of an 8 inch main in the new public internal road would be required from the south end of the cu I- de-sac to the west, connecting with the new 12 inch main to be installed in Talbot Rd. S. In addition to the water main extensions required, the applicant shall install a sanitary sewer main extension. The installation of a sanitary sewer main in the new public street is required, in the approximate vicinity of new Lot 5, extending the main to the west to SSMH #5, thus eliminating the diagonal run shown on the conceptual sewer plan from SSMH#6 (Exhibit 7). In addition an access road for the City along with an easement shall be provided from Talbot Rd. S. to allow for a drivable surface to SSMH #3. Staff recommends this access be provided as a condition of approval. Individual side sewers would be requ_ired to be installed to serve the new lots, dual side sewers will not be allowed. I J. RECOMMENDATIONS: Staff recommends approval of the Talbot and 55th Preliminary Plat, LUA08-043, PP, subject to the following conditions: 1. The open space shall be placed in a separate tract and that tract shall be dedicated to a homeowner's association or other workable organization acceptable to the director, to provide continued maintenance of the recreation space tract consistent with KCC 21A.14.200. 2. The applicant shall re-design the grading plan, to provide an open space tract that does not exceed the 5 percent grade maximum. The updated grading plan shall be submitted for review and approval by the Current Planning Project Manager, prior to construction permit issuance. 3. The applicant shall provide a recreation space plan for review and approval by the Current Planning Project Manager with the construction permit application. The recreation space plan shall be approved prior to construction permit issuance. 4. A landscape plan and irrigation plan consistent with KCC 21A.16.115 shall be provided for review and approval by the Current Planning Project Manager with the construction permit application. The landscape plan shall be approved prior to construction permit issuance. 5. The applicant shall redesign the wetland tract to comply with the wetland mitigation requirements in 21A.24.340 and provide an evaluation prepared by a qualified professional identifying compliance with the requirements of 21A.24.340 prior to construction permit issuance. The updated wetland tract and associated mitigation documents shall be approved by the Current Planning Project Manager prior to construction permit issuance. 6. An access road and easement shall be provided for the City to Sanitary Sewer Manhole #3. Such access shall be from Talbot Road S and be constructed of a drivable surface. Review and approval of the access design shall be completed by the Plan Review Project Manager prior to construction permit issuance. The access easement shall be recorded with the final plat. 7. The two private access easements shall be recorded at the time of final plat recording. 8. The applicant shall provide a tree retention plan which is in compliance with the KCC16-82-156 for review and approval by the Current Planning Project Manager prior to construction permit issuance. 9. The wetland tract shall be placed in a Native Growth Protection tract and shall be recorded on the face of the plat. In addition, a Home Owner's Association shall be created and each land owner of the subdivision shall have a shared undivided interest in the NGPE tract. HEX Report 08-043.doc 0 1:1,869 156 0 78 NAD_ 1983_HARN_StatePlane_ Washington_ North_FIPS_ 4601 156 Feel City of Re11ton ® Finance & IT Division Vicinity Map Legend Jurisdiction Boundaries [J Other [] City ol Rent01 Addresses D Parcels Information Technology -GIS RentonMapSupport@Rentonwa.gov 21512013 N I::; ca 1-1 ::c >< w This map 1s a user generated static output from an Internet mapping site and 1s for reierence only. 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' \ !,\ ~ I 1 -.L________.1 J ) I \,_ '· :_ \ :~ \ ,:-·· ,"'' .~ " <\>c;;Jl--o-;i-e_n_t SCALF'.: l" A 30" {.J..!,.l.f.E.GliNl) -----1---~==:.-.; ~-w----- 0 -··--~, --@f- -@)-- ---®>- -©-............. __ ,.,.! 11 @> INIIOIITINOINIIIINO CO. ,r -·-· Pi . on ann111g Divisio1l~t-==~E-------=-=±---.· -±J·--i P.0.IJO)(.J~ (•:UJ JZ,ffi'z.tj1w.~1r.u ~""~'°~·"'"" LJ1:c 1 9 w12 I·_;.;,--;., & EXHIBIT 5 Mll<ll<<lf1'1f~l>"<lf""""'(1"0l',,,Ji."'"-.'l.W-" TALB(J[ & 55TH AVB I'Rf!l.JMNARY TESCl'UN "= = a " ' PORTION OF THE NE 1/4-OF SBCTION 6, TIVP. 22 N., RGE. 5E., W.M. KINGCOUNIT, WJ\SH1NGTON ' . I 1~'! --a., __ ' -: ----,----f · --_:-·-_ I !11 ,---- __ r __ _ _J __ _ ,.,1--- I I r .... I I 4----1 I -! :l' '·/: 'f_l'.' .i __ _ 1;-!~------1 m ,-1· .. __ ,1_ --,{_ -! ----i .• '', 1· Oi I I -11-----+ ---~ i l ' ' --~ I ----- ----__ j__ 1 _,_ 1----- ~ -,-l f -··· -.!---~.:---- ·--·--,_ ,.. MOD·A !'IWFfl,/J --··-""''"" , ... EXHIBIT 6 I , i-=~-1 ' ,. ~ -~~¢ . ,-, ,,,,.. ~ ~~~,7 ---------------'"';rn;,,, "'" -- -•.,.,-•"nf'I. { ... ...:..""':.,:= ... ___ _ ~....:."":::.':....- G)GALBOTA'OA.QS. (.IiicrTOll~-AJ -·-"""'"""' ..... I .... r:J ' ~ ..... ~·~·-,--,,. - ' I I ,, .. ~1::1 ~ -[:,~·~·-1 .,,,_ • ,_,_,_ '/// ~cJ,»'"'·ccc" '·'·-, -.. -::=:;:,;~ ~/ .~.,r.~ c;,::C_ ,,"1, •. ~,·-·1 -• ,-«:,~ I.=,,_ II '~f!:~ cr.xJJT!( 07//M7. (J"U71(HIH,1!/ ..... ~-..___..,,,.. J' ~I :_ I 9 .. ~~ _,.,.,,, .. ,,,,.. ----·'""" ,,_, ~--{ ,-,~·-·-,.. __ .,._ ... ___ _ ~....=-:=!!-.... ITT@D-A(SEX1WlfC-C} -·--.o«n>,...,,r City of Renton Planning Division ••Rb INIIONTINOINIIIINQ Cit. r.O.B0.11:-1<!1~ (~25ll~~~~1o9l~62F/lX ~~'-"-~·""' Dl:L 1 9 iU/l fBl 1,_:·t,,l,"'D\"fi /i~i Ir··~ fl t= IV/ 7-= ~/ ~-- =.:. ':"..:. "'""""'"'~ ,.,,_,, .. ""'""'"'" ..... .,.,.,:,,, ... ""·""-""" "'-~ .... TALBOT&: 55Ilf A VE PRl!l.JMNARY ROAOPROFI/Ji ,iNDCROSSSiiCTJONS ' ' 1 \ ,, . n; i~ ~ ,,._ J t>, ,,,,.,,,_.--M ~ .... ,,, .. ,~ ~ij _,,,,,,'f i ' ' ' ' : ) --~ ' I ,, ' I r ~ ' I 0 '' \ l '' :; l POR'J10N OF THE NB 1/4 OF SECI10N 6, 1WP. 22N., RGfi 55., W.M. KING COUJVTY, WAS!lfNGTON ZONt R-14 l, r~ I ·. \ f1: I \ \ 111 I\ , f \ • ~I \ I \: " ' ' ' ' I \ ' ' : ~ ' ' I '1·· \ 'I' 1 ,tam, I 1 Wt"(W' : ~ \ 1 • ', : f\ 1 : I ' \ 'i I I I \ \ I I H I ' ' j I I I I \. I I I H \. / l ~ -~':"', \::~ \ I I --1----J\ ~--1_J_I LI i' f , \ \ \o1r,,-.,•o L ,,,_.,. \ ; ,i \\\·. 'i' I .,,,_.. \ :___ }! --~,, I , \ / ZON[ R-o ...,.,,"'~~' *'" EXHIBIT 7 OtL J 9 !till " s' r1n11re 1Ni , /c., ,1 IY IS tfJ ~ . " SCALE!: l" "' 30' ~ 11 @> 1 ... 1<11'1 ING1'1U~lNO CO. P.0.H(l);-1411 (miJiv:i~run"'\~~r.u "'~"""''l'TZH<IIHl'D1><0...,. -·- ,,,.,,, ... ,. .... ..,"'""""""'~--Zl~., ... ,._ .. .J< TA LB Or & 55TH A VE --1-· Mlb< I~----l'Rlll.JMNAR~ SllWfi!(AMJWAmRPL\N " • I :r,;" f.·-r I\, It '' ' \ I -~ ;)' i~ ~ ti 0 1! C'.l I '~. ';;l ; (~ h 1 'i I~ I l1 / i.' PORITONOFmem l/40FSECT10Nli, TIV.I'. 22N.,RGB.5E., W.M. KING COUNTY, WAS/ff.NGTON 10"1/ /1-14 ' ' \ ' ' \ ' \ \ ' ' ~-i--J,...,u...;..,;,,._c~--'-!:; \ ' \ \ ', \ '· \ '\ \ ', \ \ \ \ ' ' \ \ 1 \ '. ' \ \ ' \ . ' ' ' ·~r, I • ,:'\ i : i 1l 1 l '' '' '' I'-... I \ \ \ ~ \ \ \ \ "\ \ ~'. \\ \ \ '\ ' I ' ~ } 11 I ; / / i r , ,,,, J "1\-, I I • 1 \ ' I \ ' I ' ' ' ' ' \ ' \ ' ' \ \ ' ,..,,..,.~ 1· ........ \ ' ' ' ' ' ,/ lONf i?-6 .., . .-.,., "-_:"',,,,.,.. ' ' ' ' ' ', ' ' \ : : ' \ EXHIBIT 8 ' I ' I \ ' ' \ \ ' ' ' ' .\ ' ' !,1 ;lij' -' ' ' \ I I t j'. I' ' ' J \ 1) ~;· ' SCALE: l '" ~ 30" l(1,~'. ,i-ri .:,,,,,.,, ~ L. ..... ,.L ..... :::'._..L \' ' ---'\ '~ ·------r~------·--------ll&r> IN9IOin 110:IINU•lte<il ,o. Y.of helifon P.O~X..,,;JWM ('2.l)J\ii~;~ ~~t:';,; 1-----t-·~-"''"" ----~·.:""~ ~ '''"''''''"""" ,.,,,,., .... --~ .. ~· <l"Jl/li .. /~QO'-<l,..,..JJH.Jl!lti lll.O'M 1 ning Division • ,..,.m,-TALBOT & 55TH A VE 1,~-.1-""""'"Ql.'~-":J. 11-::,, '"""~ 1~ C I 9 Li/12 CTJNDmONSPUN , © ~ uwr~:{[J CITY OF RENTON DEPARTMENT OF COMMUNTY & ECONOMIC DEVELOPMENT -PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 7th day of May, 2008, I deposited in the mails of the United States, a sealed envelope containing Acceptance Letter & NOA documents. This information was sent to: Name Reoresentina Joseph M. Hopper Contact M.T. Development, LLC Owner/Applicant Surrounding Property Owners -NOA only See Attached (Signature of Sender)~: ----,,', ~"'--"'-==-.c+----Jadu ____ / ___________ _ STATE OF WASHINGTON ) ) ss COUNTY OF KING ) Talbot & 55'" Preliminary Plat LUA08-043, PP O'I 1- 1-t a:i 1-t ::c >< w 272850021002 AGULTO ANTHONY & RECHEL 508 S 53RD PL RENTON WA 98055 794120011000 BARUSO MICHAEL A+DEBRA M 19267 98TH AVES RENTON WA 98055 855720003000 BROOKS DWAYNE W+MARIA 9620 S 194TH ST RENTON WA 98055 793100000504 CLEVELAND VIRGINIA 19415 TALBOT RDS RENTON WA 98055 272850014007 DANG QUANG+DUONG KIM 623 S 53RD PL RENTON WA 98055 312305911900 DORMAIER ERIK 2822 12TH AVE W SEATILE WA 98119 272850024006 FEUERBORN MICHAEL #19086 C/0 EXECUTIVE HOUSE INC 7517 GREENWOOD AVE N SEATILE WA 98103 793100014000 GILL BALWINDER 10885 214TH PL KENT WA 98031 855720001004 HERNANDEZ JULIE R+FIDEL V 9612 S 194TH ST RENTON WA 98055 272850011003 KIEV MINH HANG LE 605 S 53RD PL RENTON WA 98055 062205905102 ALLDREDGE DOUGLAS L 9403 S 192ND ST RENTON WA 98055 794120013006 BERGAN GARY 10218 1ST AVE SW SEATILE WA 98146 272850008009 CATAGUE EMMA & DALISAY 515 S 53RD PL RENTON WA 98055 855720014007 CLINE DAVID+RACQUEL 9633 S 194TH ST RENTON WA 98055 855720015004 DANG WENDELL 9627 S 194TH ST RENTON WA 98055 793100015304 EDEN ESTATES LLC 19125 NORTHCREEK PKWY #120 BOTHELL WA 98011 793100012004 GALLAGHER DONALD 19225 TALBOT RDS RENTON WA 98055 794120005002 HAYASHI HENRY KEN 19239 98TH AVES RENTON WA 98055 272850005005 HEYEL JEFFREY HAWTHORNE HEYEL ALECIA 425 S 53RD PL RENTON WA 98055 855720018008 KING COUNTY 500 KC ADMIN BLDG 500 4TH AVE SEATILE WA 98104 794120004005 ANDERSON STACY L 11413 SE 302ND CT AUBURN WA 98092 794120001001 BITEMAN JAMES F+RUTA D 19203 98TH AVES RENTON WA 98055 794120015001 CERENZIE JAMES W+XUYEN 19236 98TH AVES RENTON WA 98055 794120007008 DALLA SANTA WILLIAM A 19251 98TH AVES RENTON WA 98055 272850020004 DIGA LEONARD+ANITA 514 S 53RD PL RENTON WA 98055 855720009007 ESSLEMAN TEYBA+HUSSEIN IBRAHIM 9653 S 194TH ST RENTON WA 98055 855720006003 GARCIA NELSON A+NOEMI C PO BOX 297 RENTON WA 98057 794120009004 HAYATSU CHRISTOPHER T 19259 98TH AVES RENTON WA 98055 794120019003 HUNGERFORD CHARLES+SANDRA 19231 98TH PL S RENTON WA 98055 272850007001 KWAN DANNY & SHIRLEY 509 S 53RD PL RENTON WA 98055 794120020001 LEE LENNY L 19237 98TH PL S RENTON WA 98055 855720013009 MATISON DAVID H+HEIDI L 9637 S 194TH ST RENTON WA 98055 062205900103 MUNDAY ELSIE 19221 TALBOT RD RENTON WA 98055 855720017000 NGUYEN QUANG T 9615 S 194TH ST RENTON WA 98055 272850022000 NYJAR RAJ L+NEIL 502 S 53RD PL RENTON WA 98055 312305908005 PENOR JOSEFINA 520 S 55TH ST RENTON WA 98055 794120017007 POTRA MARIA 19222 98TH AVES RENTON WA 98055 794120021009 REYRAO ROWENA LILY BEL P 19243 98TH PL S RENTON WA 98055 272850006003 SCHAMBERGER HUYEN 503 S 53RD PL RENTON WA 98055 272850004008 SYTHANDONE CASEY K 419 S 53RD PL RENTON WA 98055 794120022007 LINK MICHAELS+ WILLA J 19249 98TH PL S RENTON WA 98055 855720004008 MIRZA MO+FASIHA NISHAT 9626 S 194TH ST RENTON WA 98055 272850002002 NGUYEN KIEU OANH T 407 S 53RD PL RENTON WA 98059 855720012001 NGUYEN THAO THE+SANG THI NG 9641 S 194TH ST RENTON WA 98055 794120003007 OLSON CHARLES 19227 98TH AVES RENTON WA 98055 062205914302 PHASAVATH SAIYIN+CHAN C 9533 S 192ND ST RENTON WA 98055 855720005005 PRASAD PREM 9640 S 194TH ST RENTON WA 98055 855720019006 ROCHE ELAINE ADAIRRE 3200 130TH AVE NE BELLEVUE WA 98005 272850010005 SINGH JASWANT 531 S 53RD PL RENTON WA 98055 272850009007 TA GIANG HOANG+VAN MINH-CHAU NGOC 521 S 53RD PL RENTON WA 98055 855720010005 LIU GANG+WAGNER HONG Q 9649 S 194TH ST RENTON WA 98055 793100015106 MT DEVELOPMENT LLC 11625 RAINIER AVES #201 SEATILE WA 98178 855720011003 NGUYEN NHAT+DIANA 9645 S 194TH ST RENTON WA 98055 272850019006 NGUYEN XUAN N ET AL 520 S 53RD PL RENTON WA 98055 794120016009 ORTEGA IGNACIO 19230 98TH AVES RENTON WA 98055 855720002002 POQUIZ ANTONIO F 9616 S 194TH ST RENTON WA 98055 794120008006 RALSTON ALAN C+RUTH D PEREZ 19255 98TH AVE S RENTON WA 98055 794120006000 SABHAYA CHAN DU H+URMILA A M 19845 98TH AVES RENTON WA 98055 062205906100 STAR PASS REAL ESTATE LLC 28021118TH AVE SE KENT WA 98030 272850003000 TA HOA N 413 S 53RD PL RENTON WA 98055 855720007001 TABISULA ENRICH & JOJI 9654 S 194TH ST RENTON WA 98055 794120018005 TRAPP HARRY D+AGNES T 19223 98TH PL S RENTON WA 98055 272850001004 TRUONG LONIE+HUYNH DUONG 401 S 53RD PL RENTON WA 98055 855720008009 WILSON ANTHONY 9657 S 194TH ST RENTON WA 98055 855720016002 TAGGART BRUCE W+CLAUDIA A 9621 S 194TH ST RENTON WA 98055 794120010002 TRAUTMAN PAMELA J 19263 98TH AVE S RENTON WA 98055 793100015205 TSE MOLLY+DIEBATE DOUNAMA 9609 S 192ND ST RENTON WA 98055 272850013009 WITT PAUL+FREIDA 617 S 53RD PL RENTON WA 98055 272850017000 TAM KAWAMA & SAUYI 604 S 53RD PL RENTON WA 98055 794120014004 TRENT NOAH+ALICE & EASTSIDE 1688 10TH ST W KIRKLAND WA 98033 272850012001 VAN ALAN B+LY LIN 611 S 53RD PL RENTON WA 98005 272850018008 XAVIER MANUEL A JR+MICHELLE 526 S 53RD PL RENTON WA 98055 Denis Law Mayor November 7, 2012 Santhosh J. Moolayil P.O. box 1478 Everett, WA 98206 SUBJECT: "Final" Notice r t .... -----~"-'--City.~. · .. /:.. j .. -, ~r·.ro· ·r· c .-Jl··· · .. \.~. ! :.(_'.:. ; : •, ~ -' _) .. _ . -' ... ' :' . : _, Department of Community and Economic Development . · · C.E."Chip"Vincent,Administrator Talbot & 55th Preliminary Plat / LUAOS-043 Dear Mr. Moolayil: · The Planning Division of the City of Renton has determined that the above subject application submitted on April 24, 2008 has been inactive for ninety (90) days or more and an administrative decision has not been made and/or has not been reviewed by the . Hearing Examiner in a public.hearing. The project has been placed "On-Hold" and additional information has been requested a number of times throughout the review process.' The following hold letters have been issued throughout the process: A. Hold letter dated May 14, 2008; requesting a wetland delineation per King County Code, updated plat plan depicting the wetland, a critical areas report,a mitigation and monitoring plan (if necessary), landscape plan prepared by a .· register landscape architect, certified nurseryman, or landscaper, either a· proposal for on-si.te recreation area or a request to pay.a fee-in-lieu for the recreation spa·ce. B. Hold letter dated August 28, 2008, requesting a plat plan depicting the wetland . and its buffer, a Critical Areas Report, .and.a mitigation a.nd monitoring plan (if . necessary). . C. Hold letter dated November 9, 2011, requesting the ·same items include.din the August 28, 2008 hold letter. Deadline for submittal identified as February 8, 2012. D. • Hold letter dated January 18, 2012; requesting an independentsecondary review of the provided wetland reconnaissance, delineation, and mitigation plan. E. Hold letter dated February 15, 2012; requesting a re-delineation and survey of the on-site wetland with an updated mitigation plan and documents to reflect the sites new conditions. F. Hold letter dated May 1, 2012; requesting an independent secondary review of the updated wetland materials and denying the request for fee-in-lieu for the required recreation space. We provided you with an identified deadline of July Ren!on-Oty Hall • 1 ass· South Grady Way • Rento.n, Washingt6n 9so57 • rento-nwa.gov Mr. Moolayil Page 2 of 2 November 7, 2012 23, 2012 for an updated pfat plan that meets the requirements for on-site recreation space. ·. G. Hold letter dated June 28, 2012; requesting updated or new information as identified in the Technical.Memorandum prepared by OTAK, dated June 15, 2012 and any submittal items that require changes as a result of the updated critical areas information. The deadline for sub_mittalwas identified as September 27, 2012 . . To date we stili have.not received the items requested in the May 1, 2012 hold letter · (above item F.), which were due to the City by July 23, 2012 n_or the items requested in . the June 28, 2012 hold letter (above item G.), which were due to the City by September . . 27, 2012. Therefore, this is your finalnotice. If the City of Renton Planning Division.does not receive the requested information identified in the May 1, 2012 and June 28, 2012 on . hold letters by 5:00 pm on May 6, 2013 the application shall be denied. If the application is denied a new application would be required to subdivide the subject property. Any new application would be subject to current City of Renton development standards. All. information must be receive.d at City Hall 6th Floor Front Counter in hard copy by the· deadlin~; faxed or e-mailed information will not be a_cc·epted. If you choose to mail the information please _do so early enough to ensure that it arrives by the deadline. If you have any questions, please contact me at {425) 430-7314. Sincerely, Vanessa Dolbee Senior Planner cc: M.T. DeV~lopment, LLC / Owfler(s) Jose-ph M. Hopper, Originaf_Contact File GEl, ,IS RESOURCE C(_f ,ULTING LAND DEVELOPMENT & LKVIRONMENTAL SPECIALISTS 142 Lamprecht Road Winlock, WA 98596 GR cu usu 1 ti ng(t(juno. coin .%11-S20-284 7 l-a, .l6il-785-0473 MT DEVELOPMENT LLC RENTON PARCEL 7931000151 WETLAND DELINEATION RENTON, WASHINGTON KING COUNTY PREPARED FOR: MT DEVELOPMENT LLC 11625 Rainier Ave S #201 Seattle, Washington 98178 425-802-2293 PREPARED BY: Genesis Resource Consulting 142 Lamprecht Rd Winlock, Washington 98596 360-520-2847 Fax 360-785-0473 March 26, 2012 City of Renton Planning Division INSIGHT ENGINEERING CO. PRELIMINARY TECHNICAL INFORMATION REPORT J Applicant: MT Development, LLC 11625 Rainer Ave. S. Seattle, WA 98178-3 983 m King County, WA. Prepared for City of Renton Renton City Hall -6th Floor 1055 South Grady Way Renton, WA 98057 Project Site Location: Talbot Rd. S & S 55th St. Renton, WA 98055 Tax Id: 793100015106 File#: LUAOS-043 IECO Project: 11-0539 Contact: IECO P.O. Box 1478 Everett, WA 98206 425-303-9363 Certified Erosion and Sedimentation Control Lead: To be named by the contractor Storm water Site Plan Prepared By: Santhosh J. Moolayil, BSCE TIR Preparation Date: December 5, 2012 Approximate Construction Date: August 1, 2013 3630 Colby Ave • Everett, WA 98201 • Phone: (425) 303-9363 Fax: (425) 303-9362 • Email:info@insightengineering.net f\'.Y 0 ·*' + CITY OF RENTON Office of the City Attorney Lawrence J. Warren (!~~ ~ ~ Kathy Keolker, Mayor ~N~O;t-~~~~~~~~~~~~~~~~~~~~~~~ Senior Assistant City Attorneys Mark Barber Zanetta L. Fontes Assistant City Attorneys Ann S. Nielsen Garmon Newsom II Shawn E. Arthur Bill Williamson P.O. Box 99821 Seattle, WA 9813 9 Re: MT Development, LLC . Dear~o/31 // October 22, 2007 Enclosed please find two original Settlement Agreements between MT Development, LLC and the City of Renton. If you have any questions, please do not hesitate to contact me. ZLF:tmj Enc. I etta L. Fontes sistant City Attorney M ~ I:; ca M :c >< w --Po_s_t_Offi_c_e_B_ox_6_2_6_--R-cn_t_o~-w-~-hl-.-n~-o-n-98_0_5-7-(4_2_5_)2_5_5_-8_6_78_/_F_~--(4-2-5)_2_5_5--54_7_4_~ @ This pap~r ~n~t;m,s ~:Ji', recycled material, 30% post coos urn er AHE1\D OF THF. CURVE SETTLEMENT AGREEMENT THIS AGREEMENT is entered into between MT Development, LLC, ("MT") a limited liability company of the State of Washington; and the CITY OF RENTON, a Washington municipal corporation, ("City"). RECITALS 1. On September 17, 2007, the City of Renton completed the approximate 26 acre Anthone annexation of property located within the City's Potential Annexation Area, including King County Tax Parcel No. 7931000151 owned by MT, hereinafter referred to as the MT Property. 2. In an annexation agreement executed between the City and King County on or about August 2007, all development permit processing, Including a subdivision application filed with King County by MT, will be completed by the City, applying King County Code development standards. 3. The parties seek by the provisions below to reach an agreement regarding the plat application filed with King County, and all claims of the parties related to and arising out of litigation culminating in the decision rendered in MT Development, LLC, et al., v. City of Renton, KCSC No. 05-2-31151-lKNT/Div. I 59002-2-1, and to that end enter into the agreement provided below. AGREEMENT The City Council of the City of Renton, in a Regular Session of the City Council, agrees to the following terms and conditions: A. City's Processing of 18 Lot Plat. The City agrees to promptly process a plat application based upon applicable King County development regulations in effect on January 1, 2007, and prior to annexation of the MT Property into the City of Renton for eighteen (18) SETILEMENT AGREEMENT -Page 1 of 6 (Re: MT Development, LLC v. Renton) (October 9, 2007) single family building lots for development upon King County Tax Parcel No. 7931000151, including any required utility tracts for stormwater detention that may be required under applicable King County development regulations as substantially depicted in Exhibit A attached and incorporated by reference herein. The City agrees to honor the lot densities for these 18 lots as separate building sites, provided however, that any successors and assigns as applicants for building permits, comply with usual and customary uniform codes for the construction of single-family building structures. Renton acknowledges that when processing MT Development's application, Renton will be bound by and will apply the King County Development regulations, which Include applicable King County SEPA regulations at KCC 20.44.020 and KCC 20.44.040 A.1., attached hereto as Exhibit B. B. Non-Payment of Processing and Impact Fees. The City agrees that as consideration for the dismissal of the lawsuit between the parties, that it shall waive fees for any and all preliminary plat, SEPA review, and any other City application and processing fees, including impact fees, otherwise payable by MT Development to the City for the development of the subject parcel. This provision inures to the benefit of MT Development and any successors and assigns, for completion of preliminary and final plat processing. MT Development shall be responsible for providing Renton with a copy of documents previously submitted by MT to King County. MT Development shall thereafter resubmit a preliminary plat plan sheet for the design of the eighteen (18) lots and utility tract(s) to the City at MT Development's sole cost. MT Development is also responsible for payment of King County Recording fees for the final plat Mylar. Such fees shall not be reimposed by Renton at the time of later building permit application for finally platted and recorded lots approved by the City. C. Annexation. The City warrants that it has completed annexation of the MT Development property, King County Tax Parcel No. 7931000151, into the City of Renton, and that no new application fees, impact fees, or other form of monetary assessment, will be Imposed upon MT Development or the MT property upon such annexation. SETTLEMENT AGREEMENT -Page 2 of 6 (Re: MT Development, LLC v. Renton) (October 9, 2007) D. Dismissal of Lawsuit with Prejudice. MT Development and the City agree to execute an Agreed Order of Dismissal in a form and manner approved by the City Attorney with prejudice and without damages, fees or costs awarded to either party in litigation pending in MT Development. LLC v. City of Renton. et al. KCSC No. 05-2-31151-7 KNT/Div. I 59002-2-1. E. Release. In consideration of this Agreement, and settlement of all disputes between the parties, MT Development hereby releases and forever discharges the City and its elected and appointed officials, agents, officers, directors, employees, attorneys, and any and all other persons or entities who have acted on its behalf from any and all claims, demands, warranties, causes of action, obligations, damages, and any liabilities of any nature whatsoever, whether or not now known, anticipated, suspected or claimed, which arise out of, are based upon, or are in any way connected to the annexation of the MT Property and plat application of MT Development for the MT Property, including proceedings in MT Development. LLC v. City of Renton. et al. KCSC No. 05-2-31151-7 KNT/Division I, Court of Appeals No. 59002-2-I. MT Development understands and agrees that it will not commence, maintain, or prosecute against the City or its agents, officers, directors, employees, attorneys or any and all other persons or entities who have acted on its behalf, any court action or other legal proceeding that is based upon any of its alleged claims, demands, causes of action, damages, liabilities, obligations, losses and expenses released in this section of this Agreement. MT Development further understands and agrees that they will not execute or seek to impose, collect or recover upon or otherwise enforce any judgment, warrant or attachment against the City or Its agents, officers, directors, employees, attorneys or any and all other persons or entities who have acted on Its behalf, on account of or arising from any such claims, demands causes of action, damages, liabilities, obligations, losses and expenses, except those arising from this Agreement, or those unrelated to its plat application with SETTLEMENT AGREEMENT -Page 3 of 6 (Re: MT Development, LLC v. Renton) (October 9, 2007) King County and proceedings in MT Development. LLC v. City of Renton. et al. KCSC No. 05-2-31151-7 KNT/Division I. Court of Appeals No. 59002-2-1. F. No Admission of Fault. Neither the terms of this Agreement. nor any action taken under it will constitute or be construed as an admission by either party of the validity of any of the claims or controversies or of any fault or wrongdoing on its part. Neither the execution of this Agreement, the negotiations· leading to its execution. nor any action taken pursuant to its terms will be admissible for any purpose In any proceeding, except a proceeding to enforce the terms of this Agreement. G. Costs and Attorneys' Fees. It is understood and agreed that each party will be responsible for the payment of its own costs, attorneys' fees, and all other expenses incurred in connection with this Agreement and said litigation. H. Indemnity and Attorneys' Fees. In any litigation for the breach of or to enforce a provision of this Agreement, the prevailing party will be entitled to recover its costs, non-statutory expenses, and attorneys' fees. I. Governing Law. This Agreement shall be construed by and enforced in accordance with the laws of the State of Washington. J. Successors and Assigns. This Agreement will inure to the benefit of and be binding upon the successors and assigns of the parties, together with their agents, officers, directors. employees. attorneys and any and all other persons or entities who have acted on their behalves. K. Authority to Execute the Agreement. SETTLEMENT AGREEMENT -Page 4 of 6 (Re: MT Development, LLC v. Renton) (October 9, 2007) The parties represent and warrant that they have the sole right and exclusive autholity to execute this Agreement and that they have not sold, assigned, transferred, conveyed, or otherwise disposed of any claim or demand against the other party relating to any matter covered by this Agreement. L. Entire Agreement. The parties agree that the terms of this Agreement are contractual and are not mere recitals. Each party further declares and represents that no promise, inducement, or agreement not expressed herein has been made by the other party to induce it to enter into this Agreement. This Agreement constitutes the entire agreement between the parties as to its subject matter and supersedes any and all representations, promises and understandings of any kind, whether oral or written. The parties agree that this Agreement may not be altered, amended, modified or otherwise changed except by a writing executed by each of the parties. M. Headings. The headings contained in this Agreement are for purposes of convenience only and shall not be deemed to affect the meaning or interpretation of any of the provisions of this Agreement. N. Method of Execution. This Agreement may be executed in counterparts, each of which shall be deemed an original, but all of which shall constitute one and the same agreement. 0. Each Party Drafted Agreement Provisions. Each party declares that prior to the execution of this Agreement, it has apprised itself of sufficient information to intelligently exercise Its judgment In participating in the drafting of, deciding on the contents of, and determining whether to execute this Agreement. Both parties represent that the contents of this Agreement have been explained to them by their counsel and that this Agreement is entered into freely and voluntarily, upon the advice and with the approval of their counsel. SETTLEMENT AGREEMENT -Page 5 of 6 (Re: MT Development, LLC v. Renton) (October 9, 2007) P. Counterparts and Facsimile. This Agreement may be executed in any number of counterparts, each of which shall constitute an original, and all of which will together constitute one agreement. Either party may execute and deliver this agreement by telephone facsimile or electronically by a PDF file, and that signature shall have the same force and effect as if executed in original. CITY OF RENTON: By:~/~ Kathylker Its: Ma)'.llr Dated: ue/Jtf.w /&. fl_{JiP7 WITNESSETH: City Clerk SETTLEMENT AGREEMENT -Page 6 of 6 (Re: MT Development, LLC v. Renton) MT DEVELOPMENT, LLC (October 9, 2007) EXHIBIT A TO SETTLEMENT AGREEMENT -- "Q -.?t~ .,,. .::--~ . v '.' '3'. - ~ ~ . ---- 3.. ~~. "' -~ ---.... --- I·- Exhibit A to Settlement Agreement EXHIBITB TO SETTLEMENT AGREEMENT • {King County MOOG) COUNlY ENVlRONMENTAL PROCEDURES Sections: 20.44.010 20.44.020 20.44.030 20.44.040 20.44.042 20.44.050 20.44.000 20.44.070 20.44.075 20.«.080 20.44.085 20.44.090 Chapter 20.44 COUNlY ENVIRONMENTAL PROCEDURES Definitions and abb<Miaijons. Lead agency. Purpose and general requirements. Calogorical exemptions end threshold delecmlnallons. Planned actions. EnWonmenlal Impact slatements and olher environmenlal doo.lments. Comments and public notice. Use of existing ecw~omneolal documents. Department of natural resou= and parl<s procedural SEPA decisions. Subslaotive aulhority. SEPA/GIAA Integration. 00 goiflg actionS. 20----93 20.44 20.44.100 20.44.120 20.44.130 20.44.140 20.44.145 BLANK ResponS1bifity as COOS<Jlted agency. Appeals. Department procedLXal rules. Severnbiity. Effeclive dal8. 20-94 (King County 6-2006) COUNTY ENVIRONMENTAL PROCEDURES 20.44.010 •20.44.030 20.«.010 Definitions and abbreviations. A. King County adopts by reference the definitions contained in WAC 197-1.1-700 through 197-11-799. In addition, the lotfoww,g defin~ioos ere adopted for this chapter. 1. "County cooocil" means the county c:ooncil desaibed in Article 2 of the Home Rule Char1ef for King Coonty or its duly authorized designee. 2. "County department• means any administrative office or executive department of King County, asdesaibed In K.C.C. 2.16. 3. 'County executive" means any county executive desaibed in Artide 3 of the Home Rule Charter for King County or his or her duly authorized designee. B. The following abbreviations are used in this chapler; 1. SEPA -State EnviroM>ental Policy Ad 2. DNS -Delerminafion of Non-Significance 3. OS -Delermnation of Significance 2(}-95 • 4. EIS -Enviroomental Impact Statement (Oro. 6949 § 3, 19134). 20.44.020 Lead agency. The pr=oures and standards regarding lead agency responsibility contained in WAC 197-11--050 and WAC 197-11-922 lhrough 197-11-946 are adopted, subject IO the following: A. The coonly departmenl exercising initial jlJrisdiction Oller a private proposal « spons«ing a county proJecl shall be responsible for pertorming lhe duti9$ ol lhe lead agency. The d' .. eclor of such departmenl shall SllMl as lhe respon,;ible Official. Departmoot direclors may transfer lead agency an<I responsible off'lcial responsibility to any county department which agrees to perfom, as lead agency 0< may delegate such responsibility lo divisions within !heir own departments. B. Wdh respect to eetionS initiated by the county coonc,l, !he CO<JOCil shaU refer such proposals to lhe counly exeoutive for de$igllalioo Of a counly depat1mel\l as lead agency. C. tn !he event d unce<ttinly 0< disagreement regarding lead agency status, lhe coonly e<ecowe shall designate the county depanment responsible fur performing the function d lead agency. (Orel. 6949 § 4, 1964). 20.44.030 Purpose an<! general requirements. The procedures end standards regarding the timing and conlent Of errvironmental review specified in WAC 197-11-055 through 197-11-100 ere adopted subject to lhe following: A. The oplional p<Ollision olWAC 197-11-060(3Xc) is adopted. B. Unde< WAC 197-11-100, the applicant shall prepare lhe inilial envlrollmenlal checklist, unless lhe lead agency specifically elects lo propare the checidisl The lead agency shall make s reasonable effort to verify the lnlo<mation in lhe en\'rol'lmental checklist and shaft have the a~ to determine lhe final conrent ol lhe envi'Onmootal ched<l'.st. C. The department of development and environmental $C<\'iceS may set reasonable dea~nes for lhe submittal of lnformalion, studies. or documenls necessary for, 0< subsequent lo, lhreshold detenninations. Fal1'Ke 10 meet such deaofines shall cause lhe application to be deemed Withdrawn, and plan$ tt other data previously submi~ed for review may be relumed lo !he spplicanl togethef with any . unexpended r,orlion of lhe application re-.iewfees. (Ord. 14449 § 4, 2002: Ord. 8993§ 1, 1989: Ord. 6236 § 1, 1967: Ord. 7990 § 35, 1987: Ord. 6949 § 5, 1984). ~44.040-20.44.050 N.44.040 Categorical exemptions and th-hold determinations. (King County 6-2006) PLANNING A. l<lng Counly sdap(s lhe standams and procedures specified in WAC 197-11-300 through 197-11-390 ard 197-11-!lOO hough 197-11-890 for detemiinng categoocal exemptions ard making 1hreshold determinations subject IO lhe following: 1. The follow1ng exempt threshokl levels are hereby eslablished in acccrdance with WAC 197-11- 800(1Xc) fur lhe exemptions in WAC 197-1t-800(1Xb): a. The oonstrudion 0< location of any residential slruclures of twenty dwelling units Within the boundarie$ Of an urban lll'OWlh «ea, or of any residential struclu<8s of eight dwefting unils outside Of the boundaries of an IMtJan growlh area; b. The constcudion d a barn, loafing shed. fann equipment storage building, produce storage or packing slructure, 0< similar agricultural structure. covering thirty thouSand square feet on land zoned agricultural, or fifteen lhousand square feet in all other zooes. and to be used only by the properly owner or his or her agent in the COl);!ud of farming the property. This exemp!loo shall not apply to feed tots; 2()..-96 c. The cooslruction d. an office, school, oomme<cial, reaealional, seivice or storage building wilh twelve thousand square feet d. gross floor area, and wlh associated partdng facililJes designed for forty automobiles; d. Too construction of a parking lot design<Xi for forty automobiles; e. Arr, fil or excavation of five hundred cubic yards lhroughout Ille total lffotime d. \he fill or excavation and any r• or excavation classified as a class \, \\, or 111 foresl practice under RCW 76.09.050 or regv\alion lhereunde.-: The categorical exemption lhreshokl shaU be one hundred aJblc yards for any fill or excavation lhat Is in a sensilJve area It Ille proposed action is lo remove iorn « replace fill in a sensitive area to com,c:t a violation, the lhreshokl shall be five hundred cubic yards. 2. The detenninalion d. whelhe< a proposal is calegorically exempt shall be made by lhe oounty departmenl lhal socves as lead agency for lhal propcsal. B. The mitigated DNS provision or WAC 197 -11-350 shan be enforced as loUows: 1. It lhe departmenl issues a mitigated ONS, oondilions requiing oompliance with the miligalion measures which were specified in lhe epplicatioo and enwoomental checklist shalt be deemed conditions of any decision or recommenda!ion d. approval of lhe action. 2 It at arr, time the propcsed mitigation measires are wilhdrawn or substantially changed, the responsible olficial shall review the tlYeshold delermination and, It necessary, may wtthdraw the mitigated DNS and Issue a OS. (Ord. 14449 § 5, 2002: Ord. 12196 § 46, 1996: Ord. 11792 § 16, 1995: Ord. 9103, 1989: Ord. 8236 § 2, 1987: Ord. 6949 § 6, 1984). 20.44.042 Planned actions. The procedures and slandards of WAC 197-11-164 through WAC 197-11-172 are adopted regarding the designation of planned actions. (Ord. 13131 § 4, 1998: Ol'd. 12196 § 47, 1996). 20.44.050 Enwonmental Impact statements and other environmental documents. The procedures and standards for preparation a environmental Impact statements and olher envronmental documents l)lA'Suant to WAC 197-11-400 lhrough 197-11-460 aoo 197-11-600 lhrough 197-11~ ara adopted, subject lo the following: I\. Pvrsuanl lo WAC 197-11-408{2Xa). all oomments on determinations d. significance and scoping notices shall be i1 writing, except where a public meeting on EIS scoping occurs purauant IO WAC 197-11-410(1)(b). 6. PU!Suanl to WAC 197-11-420, 197-11-620, and 197-11-625, the county deparlmenl acting as lead agency shall be responsible for preparation and conlenl of EIS's and other environmental documents. The department shaft contract with consvltanls es necessary for the preparation of environmental documents. The department may consider the opinion of lhe applicant regarding the quaflficalions d. Ille consvltanl but lhe depam,ent shaff retain sole aulhority for selecting pefSOns or finns 10 ~hor. CO-<ltlthor, provide special services or~ par1icipale in \he preparation of required envi:onmental documents. C. Consultants or suboonsuUants selected by King County lo prepare enwonmenlal documents for a private development proposal shall not act as agents for the applicant in preparation or acquisition of associated underlying pennits; have a financial interest in the proposal far which lhe environmanlal document Is being prepared; peffo<m any work or provide any services for lhe appricant in oonnecilon with or related lo lhe proposal {King County &-2006) COUNTY ENVIRONMENTAi. PROCEDURES 20.44.050 -20.44.060 O. The department shall eslablish and maintain one or more ists of quarlfied consultants who are eligible to receive coo1nlcts for preparation or environmenlal documents. Separate lists may be mainlain<Xi to reflect. speciaf1Zed qualifications or expertise. When the department requires consultant services to prepare enwoomental documents, the departmool shal select a oonsultanl from the lists and negotiate a contract for such services. Toe department director may waive these requirements as provided for in rules adopted to Implement this section. Subject lo K.C.C. 20.44.145 and pursuanl lo KC.C. 2.98, the department of development and envronmenlal se<vices shall promulgate adminlsttalive rules prior to the effeciive dale of lhis section that establish processes lo: aeete and mainlain a quarlfied consultant list; select consultants from Ille list; remove consullanls from the list: provide a mettxxl by which appflcants may request a reoonsideretioo d. selected consultants based upon costs. quarlfications, or timely production of the erivironmental document; and waive Uie ronsullant selection requirements of Ulis chapter on any basis provided by K.c.c. 4.16. 20-97 E. All costs of preparing the environment document shall be borne by the applicant. Subject to K.C.C. 20.44.145 end PIJl'SUanl lo K.C.C. 298, the department of development end environmental selVices shall promulgate administrative rules which estab6sh a lrust fund f!>' consullant payment purposes, define consullant payment schedules, J)fesaibe procedures for treating interest fi'om deposited funds, and develop other procedures necessary lo implement this chapter. F. In the event en appricant decides to suspend or abandon !he project, the applicant must provide formal wlillen noUca lo the department end consullanl The applicant shall continue to be responsible for au monies expended by the division or coosullants lo the point of receipt of nolificaoon lo suspend or abandon, or olher obligations or penalties under lhe terms of any contract let for prepa-alion of the envi'onmental documents. G. The department shaU only publish an environmental Impact statement (EIS) when H believes that the EIS adequately disclose: the signif.::anl direct, indirect, and rumula!Ne adverse impacts oflhe proposal end its alternatives; mitigation measLKes proposed and committed to by the applicanl and lhe~ effectiveness in signifteanlly mitigating impacts; m~igation measures that could be implemented or required; and unavoidable significant adverse impacts. Unless otherwise agreed lo by the app[icant, a final environmental impact statement shaD be issued by the deparlment within 270 days following the issuance of e DS for the proposal, except for public projects and nonproject actJons, unless the department determines at the time of Issuance of the DS that a longer lime period will be required because of the ex1rao!dinaty size <:I. the p<0posal or lhe scope of the envi'onmental impacls resulting therefrom; provided lhat the eddilional time shal nol exceed ninety days unless ag-eed lo by the applicant. H. The following periods shall be exduded from the two hundred seventy day time period for issuing a final environmental impact statement: 1. My time period during which the applicant has failed lo pay required environmental review fees lo the deparlment 2. Any period of time duing whicll the applicanl has been requested lo prowle additional lnfonnation required for preparation of the envronmenlal impact stalement, and 3.Any period of time during which the applicant has not aulhorized the deparimenl to proceed with preparation of the environmental impad stalemen~ (Ord. 12196 § 48, 1996: Ord. 8998 § 2, 1969: Ord 6949 § 7, 1984). 20.44.060 Comments and public notice. A The procedures and stindards of WAC 197-11-500 llvough 197-11-570 are adopted regarding public notice and comments. B. f<>' l)\ll'J)OS8$ of WAC 197-11-510, public notice shaft be required as provided in KC.C. Tille 20. Publicallon of notice In a newspaper of general circulation in the area where the proposal is localed also shan be required tor all nonprojed actions and for all other proposals that are S1Jbjed lo the provisions of this chapter but are not dassified as land use permij decisions In KC.C. Tille 20. C. The responsible official may require further ootia, I deemed necessary to provide adequate public ooUce of a pending action. fail<Xe lo requ~e further"' alternative nolice shall ool be a violation of any notice procedure. (Ord. 12196 § 49, 1996: Ord. 9540 § 3, 1990: Ord. 8996 § 3, 1989: Ord. 6949 § 8, 1984). 20.44.070 -20.44.080 (King County 6-2006) PLANNING 20.44.070 Use of existing environmental documents. Toe procedures and standards of WAC 197-11-600 through 197-11-640 a,e adopted regarding use of existing environmental documents. (Orn. 6949 § 9, 1984). 20.«.075 Department of natural resources and parks procedural SEPA decisions. The Department of nat1n1I res<xxces and parl<s by pwlic rule may authorize procedinl SEPA administrative appeals of threshold determinations or determinations of the adequacy of a final EIS made by one or more of the department's d'rvisions. The pubr,c rule shall establish procedutes for the administrative appeal, whidl shall be !IO"""J1ed by K.C.C. 20.44.120. (Ord. 14449 § 6, 2002). 20.«.080 Substantive authority. 21}-98 A. The procedures and standards of WAC 197-11-650 trrough 197-11-660 regarding substantive authority and mitigation, and WAC 197-11-156, regarding reliance on exis1ing plans, laws and regulalions, are adopted. B. For the purposes of RCW 43.21C.060 and WAC 197-11-660, lhe following policies, plans, rules end regulations, and an amendments lherclo, are designated as potential bases for the exercise of King COOnty's substantive authority under SEPA, subject to RCW 43.21C.240 and subsection C of this section: 1. Tlle policies of lhe state Environmental Policy Act, RCW 43.21 C.020. 2. As specified in KC.C. chapter 20.12, lhe King County ~iw Plan, Its addenda and revisions and community and subarea plans and housing report, and as specified in K.C.C. chapleo-20.14, surface wale,-management program basin plans. 3. The King County Zoning Code, as adopted In K.C.C. n.a 21A. 4. Tlle King County Agricultural Lends Poficy, as adopted in K.C.C. chapler 20.54 and K.C.C. rt.a 26. 5. The King County Landmarks Preservation Code, as adopted In K.C.C. chapler 20.62. 6. The King County ShoreUne Management Master Plan, as adopted in K.C.C. ToUe 25. 7. The King County Surface Waler Runoff Policy, as adopted in K.C.C. chapter 9.04, including the COVington Master Drainage Plan, as adopted in K.C.C. chapter 20.14. 6. The King County Road Standaros, 1993 Update, as adopted in K.C.C. chapter 14.42. 9. The Comprehensive Plan !oc Transportation adopted by Resolution No. 6617 of the council of the Municipality of M.alropoli1an Seat1Je and readopted and ratified by the county council in KC.C. 28.01.030. 1 o. The Comprehensive Sewerage Disposal Plan adopted by Resolution No. 23 of the council of 1he Municipa1ily of MOU"Opoli1an Seatt.a and readopted end ratified by the county council in K.C.C. 28.01.030. 11. The rules end regulations for construction and usa of local sewage facilities set forth In K.C.C. chapters 2B.61 through 26.84. 12. The rules and regulations on the consistency of sewer projedS with Jocal land usa plans and policies set forth in Ordinance 11034, as amended. 13. The rules and regulations loc the disposal of indusnal waste inkl lhe sewerage system set foflh in Ordinance 11034, as amended. 14. The Duwamlsh Clean Water Plan adopted by lhe council of the Municipality of Molropolilan Sea!!te and readopted and ratified by the county council by On:linance 11032, Section 28, as amended. 15. Tl1e Wash\nglon Department of Ecology's Best Management Practices for the Use of Municipal Sludge. (King County 6-2006) COUNTY ENVIRONMENTAL PROCEDURES 20.44.080 -20.44 .085 C. Within lhe urban growth area, wbstaotive SEPA authority to condition or deny new development proposals or other actions shaU be used only in cases where specific udverae enwonmental impacts are not addressed by regulations as set forth below or unusual ci'cumstances exisl In cases where the county has adopted the following regulations 1o •ysternetically avoid or mitigate adverse impacts K.C.C. chapter 21A.12, Development Standards -Density and Dimensions, KC,C. chapter 21A.14, Development Standards - Design Requirements, K.C.C. chapter 21A.16, Development Standards -Landscaping and Waler Use, K.C.C. chapter 21A.18, Development Standards -Parl<ing and Cro.llalion, K.C.C. chapter 21A.20, Development Stan<b'ds • Signs, KC.C. chapter 21A.22, Development Standards -Mineral Extraction, K.C.C. chapter 21A.24, Environmentally Sens~ive Amas. K.C.C. chaptec 21A26, Development Standards • Communication Facilities, K.C.C. chapter 21A.28, Development Standards • Adequacy of Public Faeililies and Services, those standan:ts and regulalions will normally constitute adequate mitigation of the impacts of 20-99 new development. Unusual cirrumstances related 1o a site or to a proposal, as well as environmental impacts not mitigated by the regulations listed in this subsection, will be subject to site-specific or project- specific SEPA mitigation. This subsection shall not apply i the county's development regulations cited in this subsection are amended after April 22, 1996, unless the amending ordinance oontains a finding, supported by documentation, that the requirements for envronmenlal analysis, protections and mitigation meast6es in this chapter, provide adequate analysis of and mitigation for the specific adverse environmental impacls to which the requirements apply. D. Outside the urtan growth area, in the oourse of project review, including any required environmental analysis, the responsible otfdal may determine that requi"ements for environmental analysis, p-otection and mitigation measures in the county's development regulations or comprehensive plans adopted under chapter 36.70A RCW and in othe< applicable local, state or faclecal laws and rules prow:le adequate anaiy,;is and mitigation for specific adverse environmental impacts of the project, l the following criteria are met 1. In the coine of project review, lhe raspcnsible olflCial shall Identify and consider the specific probable adverse environmental impacts of the proposed action and then make a determination whether these specific impacts are adequately addressed by lie development regulations. W lhey are not. the responsible olflCial shall apply mitigation consistent with the epplicable requirements d the compra/lensive plan, subarea plan element of the comprehensive plan or other local, slate or federal rules or laws; and 2. The responsible olficial bases or conditions its approval on compliance with these requirements or miligalion measures. E. /vrj decision lo approw,, deny or approw, with condiliOl'I$ pursuant IO RCW 4321C.060 shall be contained in the responsibt& olfdars decision document. The written decision shall contain facts and conclusions based on the proposars specific adverse environmental impacts, or lack thereof. as identified In an envronmental dlecklisl, EIS, threshold ooterminalion, other environmental document including an executive department's statf report and recommendation to a decision maker, or findings made pursuant lo a public hearing a<.Chorized or required by taw or ordinarx:e. The decision document shall state the specific plan, policy or regulation that suppo<ls lhe SEPA deicision and, l mltiigation beyond existing development regulations is requi"ed, the specific adverne environmental impacts and the reasons why additional miligalion iS needed IO comp!y wi1h SEPA. F. This chapter shall not be construed es a imitation on the aulhorily d King COUnly IO approve, deny or oondltion a proposal lo( reasons based upon other statutes, ordinances or regulations. (Ord. 14449 § 7, 2002: Ord. 13131 § 5, 1996: Ord.12196 § 50, 1996: Ord.11961 §2, 1995: Ord.11792 § 17, 1995: Ord. 10293 § 3, 1992: Ord. 9142, 1989: Ord. 8380 § 2, 1968: Ord. 6949 § 10, 1984), 20.«.085 SEPA/GMA Integration. The procedures and standards regarding the timing and content of environmental revi&W specified in WAC 197-11-210 through WAC 197-11-235 are hereby adopted. (Ord. 13131 § 7, 1998). 20.44.090 -20.44.120 (King Coonly 6-2006) Pl.ANNING 20.44.090 ongoing actions. Unless otherwise provided herein. lhe provisions of WAC 197-11 shall be applicable to au elements of SEPA compliance, including the modification or supplemeotalion of an EIS, initiated afterlhe effective dated the Ordinance. (Ord. 6949 § 11, 1984). 20.44.100 Responsibility as consulted agency. All requesls from other agencies that K'rng County consul on tlveshold investigations, the scope process, EIS's or other environmental documents shall be submitted to the department of development and envitonmental services. The department shall be responsible for coordinalion with other affeded county departments and for compiling and transmitting King county's response IO such requests for consultation. (Ord. 12196 § 51, 1996: Ord. 6949 § 12, 1984). 20.44.120 Appeals. 20-100 DATE: TO: CC: FROM: FIRE DEPARTMENT MEMORANDUM 5/19/08 Amela Henninger, Plan Reviewer Vanessa Dolbee, Associate Planner David Pargas, Assistant Fire Marshal ~I- SUBJECT: LUAOS-043 TALBOT & 55TH PRELIMINARY PLAT Review of current plans and material, previous pre-application material and on site review have disclosed the following Fire Code and Policy related issues and concerns that need to be addressed in order for the Talbot & 55th Preliminary Plat approval to be recommended. Renton Fire & Emergency Services comments: 1. The Fire Departments Pre-Application comments noted on 2/15//08 for the 2/21/08 Pre-Application meeting are still applicable to this project with one (1) rev1s10n. A) Hydrants shall be required within 300 feet to the front of the structure and not measuted to the rear of the structute as noted in my initial comments. 2. During Construction: A) All required hydrants arc to be operational before combustible construction is allowed. B) Temporary Emergency Vehicle access is to be provide throughout the construction period and until permanent access is provided. C) Temporary address is to be provided and is to be easily identifiable for responding emergency personnel. 3. Fire Mitigation Fees: Fire Mitigation Fees of $488.00 per unit are to be paid prior to Final Plat recording. Any question or concerns regarding the Fire Departments comments may be directed to Assistant Fire Marshal, David Pargas at 425-430-7023. i:\city memos\08 fina] & prelim rev\Jua08~043 talbot & 55th preliminary plat.doc City 1enton Department of Community & Econom .• _evelopment ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: F il't... COMMENTS DUE: MAY 21, 2008 DATE CIRCULATED: MAYl1,2aoa:~ .. r·;· .. APPLICATION NO: LUA08-043, PP ··\_ .. r, .. , PLANNER: Vanessa Dolbeb · · ' = '.,:;) " .J = ' \ \ APPLICANT: M.T. Develooment, LLC ; I: PROJECT TITLE: Talbot & 55th Preliminary Plat PLAN REVIEWER: Arneta "Jnhi I/ J ·; 1aer11 ... - SITE AREA: 2.91 acres EXISTING BLDG AREA tnr o~s)~ /A "'"' I £WO 1-'-' LOCATION: SEC of S 55th St & Talbot Rd S PROPOSED BLDG AREA hross l'IIIJ"'\ (ITV : .... c-,. I WORK ORDER NO: 7789 ,v, v~ f". ···.[ ['. :·..-;; ~ ' -, . r SUMMARY OF PROPOSAL: The applicant is requesting an 18 lot preliminary plat, vested to King County R-6 zoning, development standards, and SEPA regulations per a Settlement Agreement dated October 9, 2007, MT Development, LLC v. Renton. The subject parcel is located in the SE corner of S 55th St. and Talbot Road S. and consists of 2.91 acres. The gross density of the site would be 6.20 dwelling units per acre. The site is currently vacant, vegetative cover consisting mainly of brush and grass. The proposed lot sizes will range from 4,081 sq. ft. to 6,836 sq. ft. and will included an open pond-type storm drainage facility in "Track B". The proposed plat also would contain "Track A" a proposed private access road for lots 5 through 9. The development would be access via a new road dedicated to the City consisting of 19,560 sq. ft., with ingress and egress points at both S. 55th St. and Talbot Rd. S. The applicants submitted a wetland reconnaissance indicating one small wetland on the subject site. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Element of the Probable Probable Mo,e Environment Minor Major Information Impacts Impacts Necessary Earth Housina Air Aesthetics Water Linht/Glare Pfanfs Recreation Land/Shoreline Use utilities Animals Transoortation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet ! ' I I ' We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. Signature of Director or Authorized Representative Date DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT DATE: TO: FROM: SUBJECT: MEMORANDUM January 16, 2013 Vanessa Dolbee, Planner Arneta Henninger, Plan Review/t# Talbot & S. ss" Street Plat SE Corner of Talbot Road S. & S. 55th Street LUA 08-043, Parcel 7931000151 I have reviewed the application for this proposed now 17 lot plat, previously reviewed in 2008 (hence the LUA08) generally located in the southeast corner of the intersection of Talbot Rd Sand S 55th St all in Section 6-22N-5E and have the following comments: EXISTING CONDITIONS WATER: The site is not located in the Aquifer Protection Zone. The project site is located in the 350 Water Pressure Zone. The static pressure at the street level is approximately 93 psi. Domestic meters that exceed 75 psi are required to install pressure reducing valves. There is an existing 12" DI water main located in Talbot Rd 5 (see City of Renton drawing W-2723 for detailed engineering plans). SANITARY SEWER: There is an existing 8" sanitary sewer main in 5 55th St and in Talbot Rd S. STORM: There are storm drainage facilities in Talbot Rd 5. The site is not located in the Aquifer Protection Zone. CODE REQUIREMENTS WATER: 1. Installation of an 8" DI water main in 5 55th St, from Talbot Rd 5 along the full frontage of the parcel being developed to the east property line, is required. 2. Installation of a 12" DI waterline in Talbot Rd S, connecting to the existing 12" main in Talbot Rd at 5 55th St and extending it in Talbot Rd 5 to the south property line of the proposed plat, is required. Note that for this 12" main in Talbot Rd S the City of Renton will pay the cost difference for oversizing. 3. Extension of the 8" main in the new public internal road is required (from the south end of the cu I- de-sac to the west), connecting with the new 12" main that will be installed in Talbot Rd S. 4. Installation of a new 8" DI (minimum diameter) in the new roadway within the proposed plat is also required. 5. Water main plans shall include the installation of fire hydrants and domestic water service lines to serve the new lots. Talbot & s. 55th Street Plat Page 2 of 3 January 16, 2013 6. All plats are required by City code to provide a fire hydrant with a minimum fire flow requirement of 1,000 GPM within 300 feet of any proposed single-family structure. This distance is measured along a travel route. If the proposed single-family structures exceed 3,600 square feet, the minimum fire flow increases to 1,500 GPM and requires two hydrants within 300 feet of the structure. Additional fire hydrants will be required as a part of this project to meet these criteria. Fire hydrants must meet all current City of Renton standards. 7. System Development Charges do not apply, per previous agreement to this plat only. SANITARY SEWER: 1. Installation of a sanitary sewer main extension is required. 2. Installation of a sanitary sewer main MH in the new public street is required, in the approximate vicinity of new Lot 5, extending the main to the west to SSMH #5, thus eliminating the diagonal run shown on the conceptual sewer plan from SSMH #6. 3. An access road (for the City along with an easement) shall be provided from Talbot Rd S to allow for a drivable surface to SSMH #3. 4. Individual side sewers will be required to be installed to serve the new lots. Dual side sewers will not be allowed. 5. System Development Charges do not apply per previous agreement to this plat only. STREET IMPROVEMENTS: 1. Street improvements shall include curb, gutter, sidewalk, and street lighting in 5 55'" St, Talbot Rd S, and the new internal public street. 2. "No Parking" signs per City of Renton standards will be required. 3. Street lights will be required to be installed along the full frontage of the parcel being developed and in the new plat. 4. All new electrical, phone, and cable services and lines must be undergrounded. The construction of these franchise utilities must be inspected and approved by a City of Renton public works inspector prior to recording the plat. STORM DRAINAGE: 1. A storm drainage report shall be submitted with the formal application. The report shall address detention and water quality requirements. The project shall comply with the 2005 King County Surface Water Design Manual to meet both detention (Conservation Flow control -a.k.a. Level 2) and water quality improvements. 2. There are storm drainage facilities in Talbot Rd S. 3. System Development Charges do not apply per previous agreement to this plat only. GENERAL: 1. All required utility, drainage, and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a licensed Civil Engineer. 2. All projects are required to be tied to a minimum of two of the City of Renton current horizontal and vertical control network. H:\CED\Planning\Current Planning\PROJECTS\08-043.Vanessa\Plan Review Comments LUA 08-043.docx Talbot & s. ss" Street Plat Page 2 of 3 January 16, 2013 3. Permit application must include an itemized cost estimate for these improvements. Half of the fee must be paid upon application for building and construction permits, and the remainder when the permits are issued. There may be additional fees for water service related expenses. See Drafting Standards. H:\CED\Planning\Current Planning\PROJECTS\08-043.Vanessa\Plan Review Comments LUA 08-043.docx DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT DATE: TO: FROM: SUBJECT: MEMORANDUM January 23, 2013 -Vanessa Dolbee Bob Mac Onie , Talbot & ss'h Plat, LUA-08-043-PP Format and Legal Description Review I have reviewed the above referenced final plat submittal and have the following comments: The final plat document must be prepared under the direction of and stamped by a licensed "Professional Land Surveyor." Note the City of Renton land use action number and land record number, LUA-08-043- pp and LND-10-0468, respectively, on the final plat submittal. The type size used for the land record number should be smaller than that used for the land use action number. Please note that the land use action number provided will change when this subdivision changes from preliminary to final plat status. Show two ties to the City of Renton Survey Control Network. The geometry will be checked by the city when the ties have been provided. Provide sufficient information to determine how the plat boundary was established. Include a statement of equipment and procedures used, per WAC32-130-100. Note the date the existing city monuments were visited and what was found, per WAC 332-130-150. Provide lot closure calculations. Indicate what has been, or is to be, set at the corners of the proposed lots. Note discrepancies between bearings and distances of record and those measured or calculated, if any. h:\file sys\lnd -land subdivision & surveying records\lnd-10 -plats\0468(talbot & 55th street)lrv130!23.doc Page 2 of3 1/23/2013 The lot addresses will be provided by the city after final plat submittal. Note said addresses and the street name on the plat drawing. On the final plat submittal, remove all references pertaining to utilities facilities, trees, concrete, gravel, decks and other items not directly impacting the subdivision. These items are provided only for preliminary plat approval. Do note encroachments. Remove from the "LEGEND" block all tree items, utilities facilities and mailbox references, but do include in said "LEGEND" block the symbols and their details that are used in the plat drawing. Do not include a utility provider's block, an owner's block, an engineer/surveyor block and an architect block. Do not include any references to use, density or zoning on the final submittal If the abutting properties are platted, note the lot numbers and plat name on the drawing otherwise note them as 'Un platted'. Do not show building setback lines on the proposed lots. Setbacks are determined at the time that building permits are issued. Note the research resources on the plat submittal. Note,![! easements, covenants and agreements of record on the plat drawing. The City of Renton "APPROVALS" blocks for the City of Renton Administrator, Public Works Department, the Mayor, City Clerk and the Finance Director. A pertinent approval block is also needed for the King County Assessor's Office. Provide signature lines as required. Remove references to density and zoning information on the final plat drawing. If there is a Restrictive Covenants, Conditions & Restrictions document for this plat, then reference the same on the plat drawing and provide a space for the recording number thereof. Note that if there are restrictive covenants, agreements or easements to others (neighboring property owners, etc.) as part of this subdivision, they can be recorded concurrently with the plat. The plat drawings and the associated document(s) are to be h:\file sysllnd -land subdivision & surveying records~nd-10 -plats\0468(ta1bot & 55th street)\rv130123.doc Page 3 of3 1/23/2013 given to the Project Manager as a package. The plat document will be recorded first (with King County). The recording number(s) for the associated document(s) (said documents recorded concurrently with, but following the plat) need to be referenced on the plat drawings. There needs to be language regarding the conveyance of the tracts created by the plat; for example: Upon the recording of this plat, Tract_ is hereby granted and conveyed to the Plat of Name of Plat Homeowners' Association {HOA) for a detention/wet vault facility. All necessary maintenance activities for said Tract will be the responsibility of the HOA. In the event that the HOA is dissolved or otherwise fails to meet its property tax obligations, as evidenced by non-payment of property taxes for a period of eighteen (18) months, then each lot in this plat shall assume and have an equal and undivided ownership interest in the Tract previously owned by the HOA and have the attendant financial and maintenance responsibilities. Otherwise, use the following language on the final plat drawing: Lots 1 through 20, inclusive, shall have an equal and undivided ownership interest in "Tract_". The foregoing statements are to be accompanied by language defining the maintenance responsibilities for any infrastructure located on the Tract serving the plat or reference to a separate recording instrument detailing the same. Similar language is required for the Open Space Tract_. Please discuss with the Stormwater Utility any other language requirements regarding surface water BMPs and other rights and responsibilities. All vested owner(s) of the subject plat, at the time of recording, need to sign the final plat. For the street dedication process, include a current title report noting the vested property owner. Please provide a title report. An updated title report dated within 45 days of the City's final approval is also required. h:\fi!e sys\lnd -land subdivision & surveying records\lud-10 -plats\0468(talbot & 55th street)\rvl30!23.doc Vanessa Dolbee From: Zanella Fontes Sent: To: Wednesday, February 06, 2013 12:30 PM Vanessa Dolbee Subject: school fees No waiver of school impact fees. Not our fee to waive. Zanetta 'Z.anelta .e. :l-0-111.&~ Senior Assistant City Attorney City of Renton PO Box 626 Renton. WA 98057 100 South 2nd St Renton. WA 98055 f'ilone (425) 430-6486 I Fax (425) 255-5474 e-mail: zfontes@rentonwa.gov CONFIDENTIALITY NOTICE This e-mail, including any attachments, is confidential and n1ay include privlleged information. 1f you arE: not the intended recipient, or believe you have received this e-mail in error, please do not copy, print, forward, re-transmit, or otherwise disseminate this e- mail, its contents, or any of its attachments. P!ease delete this e-mail. Also, please notify the sender that you have received this e- mail in error. Thank you. Advisory: Please be advised the City of Renton is required to comply with the Public Disclosure Act Chapter 42.56 RCW. This act establishes a strong state mandate in favor of disclosure of public records. As such, the information you submit to the City via email, including personal information, may ultimately be subject to disclosure as a public record. 1 Vanessa Dolbee From: Sent: Santhosh Moolayil <santhosh@insightengineering.net> Tuesday, February 05, 2013 9:04 AM To: Vanessa Dolbee Subject: RE: Talbot & 55th public road Follow Up Flag: Follow up Flag Status: Flagged Hi Vanessa, Just got your email. 1. Existing R/w width on Talbot is 60-ft and therefore we don't have to dedicate anything on Talbot. 2. On the west portions of 55", we had to dedicate 10-ft and the total SF of dedication on that road is 1,317 SF 3. The proposed road area is 16,932 SF with 40-ft wide R/W. If you need anything else please call or email. Thx, Santhosh 425-303-9363 From: Vanessa Dolbee [mailto:VDolbee@Rentonwa.gov] Sent: Monday, February 04, 2013 4:40 PM To: Santhosh Moolayil Subject: Talbot & 55th public road Santhosh, I am working on putting together the Staff Report to the Hearing Examiner and cannot find an area of total dedication of roadways to the City. Can you please provide me with the square footage of area proposed to be dedicated along 55th and Talbot if any, and the area of the new roadway, Thank you, ,·rJanessa ,Da(6ee Senior Planner Department of Community & Economic Development City of Renton Renton City Hall -6th Floor 1055 South Grady Way Renton, WA 98057 425.430.7314 1 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT DATE: TO: FROM: SUBJECT: M E M O R A N D U M January 23, 2013 Vanessa Dolbee Bob Mac Onie Talbot & 55th Plat, lUA-08-043-PP Format and legal Description Review I have reviewed the above referenced final plat submittal and have the following comments: The final plat document must be prepared under the direction of and stamped by a licensed "Professional land Surveyor." Note the City of Renton land use action number and land record number, lUA-08-043- pp and LND-10-0468, respectively, on the final plat submittal. The type size used for the land record number should be smaller than that used for the land use action number. Please note that the land use action number provided will change when this subdivision changes from preliminary to final plat status. Show two ties to the City of Renton Survey Control Network. The geometry will be checked by the city when the ties have been provided. Provide sufficient information to determine how the plat boundary was established. Include a statement of equipment and procedures used, per WAC32-130-100. Note the date the existing city monuments were visited and what was found, per WAC 332-130-150. Provide lot closure calculations. Indicate what has been, or is to be, set at the corners of the proposed lots. Note discrepancies between bearings and distances of record and those measured or calculated, if any. h:\filc sys\lnd -land subdivision & surveying rccords\lnd-10 -plats\0468(talbot & 55th street)\rv 130123.doc Page 2 of3 1/23/2013 The lot addresses will be provided by the city after final plat submittal. Note said addresses and the street name on the plat drawing. On the final plat submittal, remove all references pertaining to utilities facilities, trees, concrete, gravel, decks and other items not directly impacting the subdivision. These items are provided only for preliminary plat approval. Do note encroachments. Remove from the "LEGEND" block all tree items, utilities facilities and mailbox references, but do include in said "LEGEND" block the symbols and their details that are used in the plat drawing. Do not include a utility provider's block, an owner's block, an engineer/surveyor block and an architect block. Do not include any references to use, density or zoning on the final submittal lfthe abutting properties are platted, note the lot numbers and plat name on the drawing otherwise note them as 'Un platted'. Do not show building setback lines on the proposed lots. Setbacks are determined at the time that building permits are issued. Note the research resources on the plat submittal. Note E.!_I easements, covenants and agreements of record on the plat drawing. The City of Renton "APPROVALS" blocks for the City of Renton Administrator, Public Works Department, the Mayor, City Clerk and the Finance Director. A pertinent approval block is also needed for the King County Assessor's Office. Provide signature lines as required. Remove references to density and zoning information on the final plat drawing. If there is a Restrictive Covenants, Conditions & Restrictions document for this plat, then reference the same on the plat drawing and provide a space for the recording number thereof. Note that if there are restrictive covenants, agree_ments or easements to others (neighboring property owners, etc.) as part ofthis subdivision, they can be recorded concurrently with the plat. The plat drawings and the associated document(s) are to be h:\file sys\lnd -land subdivision & surveying records\JnJ-10 -plats\0468(talbo1 & 55th street)\rv130123.doc Page 3 of3 1/23/2013 given to the Project Manager as a package. The plat document will be recorded first (with King County). The recording number(s) for the associated document(s) (said documents recorded concurrently with, but following the plat) need to be referenced on the plat drawings. There needs to be language regarding the conveyance of the tracts created by the plat; for example: Upon the recording of this plat, Tract_ is hereby granted and conveyed to the Plat of Name of Plat Homeowners' Association (HOA) for a detention/wet vault facility. All necessary maintenance activities for said Tract will be the responsibility of the HOA. In the event that the HOA is dissolved or otherwise fails to meet its property tax obligations, as evidenced by non-payment of property taxes for a period of eighteen (18) months, then each lot in this plat shall assume and have an equal and undivided ownership interest in the Tract previously owned by the HOA and have the attendant financial and maintenance responsibilities. Otherwise, use the following language on the final plat drawing: Lots 1 through 20, inclusive, shall have an equal and undivided ownership interest in "Tract ". The foregoing statements are to be accompanied by language defining the maintenance responsibilities for any infrastructure located on the Tract serving the plat or reference to a separate recording instrument detailing the same. Similar language is required for the Open Space Tract_. Please discuss with the Stormwater Utility any other language requirements regarding surface water BMPs and other rights and responsibilities. All vested owner(s) of the subject plat, at the time of recording, need to sign the final plat. For the street dedication process, include a current title report noting the vested property owner. Please provide a title report. An updated title report dated within 45 days of the City's final approval is also required. h:\file sys\lnd -land subdivision & surveying rl'.C(lrds\lndff IO -plats\0468(talbot & 55th street)\rvl30123.doc DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT DATE: TO: FROM: SUBJECT: M E M O R A N D U M January 9, 2013 Plan Review, Fire Department, Services Vanessa Dolbee, Senior Planner\}() LUAOS-043 Talbot & ss'h Preliminary Plat ommunity The subject project has been on hold since 2008 and has recently re-submitted their application. The proposed plat design, stormwater proposal and street system have been amended reflecting comments from the City. However, the subject project has a related Settlement Agreement between the City of Renton and the property owners which requires the City to process the application under 2008 King County regulations. Copies of the standards are available in the Planning Division for your reference. Please provide comments on the subject project by January 23, 2013. Thank you. h:\ced\planniog\current planning\projects\08-04 3. vanessa\re-route memo.docx DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT DATE: TO: FROM: SUBJECT: M E M O R A N D U M January 9, 201_=3:-.....---- Plan Revie Fire Department,"Technical Services, Community Services Vanessa Dolbee, Senior Planner\)() LUAOS-043 Talbot & 55th Preliminary Plat The subject project has been on hold since 2008 and has recently re-submitted their application. The proposed plat design, stormwater proposal and street system have been amended reflecting comments from the City. However, the subject project has a related Settlement Agreement between the City of Renton and the property owners which requires the City to process the application under 2008 King County regulations. Copies of the standards are available in the Planning Division for your reference. Please provide comments on the subject project by January 23, 2013. h:\ced\planni ng\current planning\projects\08-04 3. v anessa\rc-route memo.docx DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT DATE: TO: FROM: SUBJECT: M E M O R A N D U M January 16, 2013 Vanessa Dolbee, Planner Arneta Henninger, Plan Review-f # Talbot & S. 55th Street Plat SE Corner of Talbot Road S. & S. 55th Street LUA 08-043, Parcel 7931000151 I have reviewed the application for this proposed now 17 lot plat, previously reviewed in 2008 (hence the LUA08) generally located in the southeast corner of the intersection of Talbot Rd Sand S 55th St all in Section 6-22N-5E and have the following comments: EXISTING CONDITIONS WATER: The site is not located in the Aquifer Protection Zone. The project site is located in the 350 Water Pressure Zone. The static pressure at the street level is approximately 93 psi. Domestic meters that exceed 75 psi are required to install pressure reducing valves. There is an existing 12" DI water main located in Talbot Rd S (see City of Renton drawing W-2723 for detailed engineering plans). SANITARY SEWER: There is an existing 8" sanitary sewer main in S 55th St and in Talbot Rd S. STORM: There are storm drainage facilities in Talbot Rd S. The site is not located in the Aquifer Protection Zone. CODE REQUIREMENTS WATER: 1. Installation of an 8" DI water main in 5 55th St, from Talbot Rd S along the full frontage of the parcel being developed to the east property line, is required. 2. Installation of a 12" DI waterline in Talbot Rd S, connecting to the existing 12" main in Talbot Rd at S 55th St and extending it in Talbot Rd S to the south property line of the proposed plat, is required. Note that for this 12" main in Talbot Rd S the City of Renton will pay the cost difference for oversizing. 3. Extension of the 8" main in the new public internal road is required (from the south end of the cu I- de-sac to the west), connecting with the new 12" main that will be installed in Talbot Rd S. 4. Installation of a new 8" DI (minimum diameter) in the new roadway within the proposed plat is also required. 5. Water main plans shall include the installation of fire hydrants and domestic water service lines to serve the new lots. Talbot & S. 55th Street Plat Page 2 of 3 January 16, 2013 6. All plats are required by City code to provide a fire hydrant with a minimum fire flow requirement of 1,000 GPM within 300 feet of any proposed single-family structure. This distance is measured along a travel route. If the proposed single-family structures exceed 3,600 square feet, the minimum fire flow increases to 1,500 GPM and requires two hydrants within 300 feet of the structure. Additional fire hydrants will be required as a part of this project to meet these criteria. Fire hydrants must meet all current City of Renton standards. 7. System Development Charges do not apply, per previous agreement to this plat only. SANITARY SEWER: 1. Installation of a sanitary sewer main extension is required. 2. Installation of a sanitary sewer main MH in the new public street is required, in the approximate vicinity of new Lot 5, extending the main to the west to SSMH #5, thus eliminating the diagonal run shown on the conceptual sewer plan from SSMH 116. 3. An access road (for the City along with an easement) shall be provided from Talbot Rd S to allow for a drivable surface to SSMH #3. 4. Individual side sewers will be required to be installed to serve the new lots. Dual side sewers will not be allowed. 5. System Development Charges do not apply per previous agreement to this plat only. STREET IMPROVEMENTS: 1. Street improvements shall include curb, gutter, sidewalk, and street lighting in S 55t1, St, Talbot Rd S, and the new internal public street. 2. "No Parking" signs per City of Renton standards will be required. 3. Street lights will be required to be installed along the full frontage of the parcel being developed and in the new plat. 4. All new electrical, phone, and cable services and lines must be undergrounded. The construction of these franchise utilities must be inspected and approved by a City of Renton public works inspector prior to recording the plat. STORM DRAINAGE: 1. A storm drainage report shall be submitted with the formal application. The report shall address detention and water quality requirements. The project shall comply with the 2005 King County Surface Water Design Manual to meet both detention (Conservation Flow control -a.k.a. Level 2) and water quality improvements. 2. There are storm drainage facilities in Talbot Rd S. 3. System Development Charges do not apply per previous agreement to this plat only. GENERAL: 1. All required utility, drainage, and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a licensed Civil Engineer. 2. All projects are required to be tied to a minimum of two of the City of Renton current horizontal and vertical control network. H:\CED\Planning\Current Planning\PROJECTS\08-043.Vanessa\Plan Review Comments LUA 08-043.docx Talbot & S. 55th Street Plat Page 2 of 3 January 16, 2013 3. Permit application must include an itemized cost estimate for these improvements. Half of the fee must be paid upon application for building and construction permits, and the remainder when the permits are issued. There may be additional fees for water service related expenses. See Drafting Standards. H;\CED\Planning\Current Planning\PROJECTS\08-043.Vanessa\Plan Review Comments LUA 08-043.docx • • DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT DATE: TO: ./ FROM:"// SUBJECT: M E M 0 RAND UM January 9, 201~J ~Fire Department, Technical Services, Community //~, / Services Vanessa Dolbee, Senior Planner\}() LUAOS-043 Talbot & ss•h Preliminary Plat The subject project has been on hold since 2008 and has recently re-submitted their application. The proposed plat design, stormwater proposal and street system have been amended reflecting comments from the City. However, the subject project has a related Settlement Agreement between the City of Renton and the property owners which requires the City to process the application under 2008 King County regulations. Copies of the standards are available in the Planning Division for your reference. Please provide comments on the subject project by January 23, 2013. Thank you. h:\ced\planning\current planning\projects\08-04 3, vanessa\re-route memo .docx DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT DATE: TO: FROM: SUBJECT: M E M O R A N D U M January 9, 2013 Pl eview, Fire Department, Technical Services,tc";~mu.nity) Services Vanessa Dolbee, Senior Planner\)() LUAOS-043 Talbot & 55'h Preliminary Plat The subject project has been on hold since 2008 and has recently re-submitted their application. The proposed plat design, stormwater proposal and street system have been amended reflecting comments from the City. However, the subject project has a related Settlement Agreement between the City of Renton and the property owners which requires the City to process the application under 2008 King County regulations. Copies of the standards are available in the Planning Division for your reference. Please provide comments on the subject project by January 23, 2013. Thank you. ~ a/l,f._ rv() {!l)7n,~1t:;,1t5 ad~ ,,x:n7c/ ?Grm:9-- #(-rt{ d J/J/7 c( oc;a( c.'(;{,:J~/c . h:\ced\planni ng\current planning\projects\08-04 3. vanessa\re-route memo.docx DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT DATE: TO: FROM: SUBJECT: M E M O R A N D U M January 9, 2013 Plan Review, Fire Department, Technical Services, Community Services Vanessa Dolbee, Senior Planner\J() LUAOS-043 Talbot & 55th Preliminary Plat The subject project has been on hold since 2008 and has recently re-submitted their application. The proposed plat design, stormwater proposal and street system have been amended reflecting comments from the City. However, the subject project has a related Settlement Agreement between the City of Renton and the property owners which requires the City to process the application under 2008 King County regulations. Copies of the standards are available in the Planning Division for your reference. Please provide comments on the subject project by January 23, 2013. Thank you. h:\ced\planning\currcnt planning\proj ects\08-04 J. vani.:ssa\re-route memo.docx Denis Law Mayor January 9, 2013 Santhosh J. Moolayil P.O. Box 1478 Everett, WA 98206 SUBJECT: "Off Hold" Notice Department of Community and Economic Development C.E."Chip"Vincent, Administrator Talbot & 55th Preliminary Plat / LUAOB-043 Dear Mr. Moolayil: Thank you for submitting the additional materials requested in the November 7, 2012 letter from the City. Your project has been taken off hold and the City will continue review of the Talbot and 55th Preliminary Plat project. The Preliminary Plat has been tentatively scheduled to go before the Hearing Examiner on February 12, 2013 at 10:00 a.m. If you have any questions, please contact me at (425) 430- 7314. Sincerely, Vanessa Dolbee Senior Planner cc: M.T. Development, LLC / Owner{s) Renton City Hall • 1055 South Grady Way • Renton,Washington 98057 • rentonwa.gov INSIGHT ENGINEERING CO. ==== December 18, 2012 Vanessa Dolbee Senior Planner Department of Community & Economic Development City of Renton Renton City Hall -6th Floor 1055 South Grady Way Renton, WA 98057 UtL 1 9 ·-( ll-':.{ Re: Talbot & 55th Preliminary Plat (LUAOS-043) !ECO No. 11-0539 Dear Vanessa, The project referenced above is revised in response to the review comments. Along with this letter we have included the revised the Plat Map (12 copies and one reduced copy), Engineering Plans (5 copies and one reduced copy), Revised drainage report (5 copies) and response letter by Genesis Resource Consulting (5 copies) Please note that we have revised the plat map to 17 lots even though the density per Settlement Agreement was 18 lots. Also, we are keeping the wetland with a 50-ft buffer untouched. A recreation space has been provided per King County code based on your review comment. We have eliminated the through road to Talbot per our previous discussions via email. Our proposal is to access from 55th and to dead end with a Cul-de-sac. The access maintenance to the proposed detention pond will be from Talbot road. Please feel free to contact me with any questions or comments you may have. Si~er:ly,=:---:;:-~ ----cc~;--··_:_? __ .~)~ .---- santhosh J. Moolayil Project Manager PO Box 1478 • Everett, WA 98206 • Phone: (425) 303-9363 Fax: (425) 303-9362 • Email:info@insightengineering.net GENJ IS RESOlJRCE C01' JLTING LAND DEVELOPMENT & ENVIRONMENT AL SPECIALISTS 142 Lamprecht Road Winlock, WA 98596 GRc,msulting@juno.com December 17, 2012 Ms. Vanessa Dolbee Senior Planner City of Renton :lu0-S20-2847 Fa, 360-785-0473 Department of Community & Economic Development 1055 South Grady Way Renton, WA 98057-3232 Dear Ms. Dolbee: Genesis Resource Consulting has reviewed the Technical Memorandum authored by Stephanie Smith of otak, dated June 15, 2012 in regards to the MT Development proposal at Talbot and 55'\ TPN 793100015106 with the following comments: Section 2 Recommendations 2.a. Ve,·ification of Wetland BourdMics and Ratings 2.a. ! . Fuwr1:: wt thod d.dineatlu 1\ :....l , , J. i ha\'C numbcn d \:i.'t'i hnd iLt_:,s rn the fiLU fr·,r Cfirnp?.r:...,un to the n1.1p~-. All flags in the field were numbered al the lime of delineation as verified by reference to flag numbers in comment 2.a.3. Survey was completed showing the numbed flags on the site map. 2.a.2. ,,\s :J. rm)fr:,:.:,Jc,;:;al COtffit:::::; .(.) ::.11 ... ,+r., :1::.-1y v:~n i'.1t S11t' :l_n .1y·-i-;11 in ALL ll.',',t jl1L\ 2.a.3. It '.s u,1::.:-r_,pi;1i,:i:r1 th., t the \ , ; ., l 1-... , 1· ,:i.Jlcr r hm r:1,!r:_1'.il ir1 tlie field. FJ.-;::s G ,:nd i ( l l. J1 bz..-: comicncd ar the east e:,d cu rr :. c: :he \Yd!ac1d ::;J\.;htly ·-,ru:dkr in ~i/.c We agree that the upper extent of !he wetland could be smaller as observed by otak. The site plan has been corrected to connectflags 6 and 10, slightly decreasing the wetland size. 2.b. Critical Areas Report and Mai· 2.b. I. \X hilc the rt:pun lacks <.:.(,rn, · .. : de,,:ncnts th,u bclJ_J to dc:'_-crihe ·.:i.nd cb,r:1t..:k1L<:. thi.:' C<E,ilc \Vi:Lhr:.d hab.itJt, :: "~'· CL)ilH: tO '.~.hat. '\VL ;lS'TCf: is '.-l. fC::;l';.(1n2blc COncJu'.:iuii: 1.}1c., ~.\cUJ.nd is J. C,itcg:ory .[\ ].-,;-,,--.1 ·1 iarid and no more: tl.1::in 1, l-13 sq_uare ft:U ir1 s11L. (_'.:,:n.g :ind pre::<.:.c.nti_:1g rl.1e c-r; __ .:·1.d ·,\( '.L::1d rnUng fo1111-u.:ill l1dp to m()n: dfcctjH:l) cu~'!1rr::un.:catc ,1,:cd2.:nd cbar.:·. ·, i' '.::1:..i ::..:.ncUons in tJ:.e future. We agree the wetland is a Category IV as delineated by GRC and verified by otak, regardless of the changes (reduction) in point scores to the wetland rating forms proposed by otak. Since additional comments provided by otak do not alter the delineated boundary or change the wetland rating and buffer, we propose an acceptance of the delineation report dated l\Iarch 26. 2012 along with the observations of the otak lechnical memorandum. 2. c. Wetland Mitigation Plan In discussions wilh MT Development and Insight Engineering, changes to the site plan have been made so that no impact occurs to the identified wetland. A 50' buffer will be used to protect the wetland with the hydrology connection to Springbrook Creek unchanged. Due to this change, we would like to withdraw the Wetland Mitigation Plan dated November 29, 2011 from consideralion. Summary One slope wetland of less than 1,443 square feet has been verified and the boundaries surveyed. This wetland will be protected as a category IV wetland with a 50' buffer. No impacts to the wetland or buffer are proposed and no known mitigation required. If you need any further information with this proposal, please contact me at 360-520- 2847. Thank you for your time and consideration. I look forward to working with you to the completion of this project. Sincerely, Scott Brummer Genesis Resource Consulting Complete items 1, 2, and 3. Also complete item 4 if Restricted Delivery is desired. • Print your name and address on the reverse so that we can return the card to you. • Attach this card to the back of the mailpiece, or on the front if space permlts. 1. Article Addressed to: ~·_Cd''l:\ht.,Sh j mr :\c,y, i 1J C (~K I l-\ 1 '2, £ v ere+-\ w A c \ 't, Jj"" D. ls delivery address different from · If YES, enter delivery address below: 3. Service Type .a"' Certified MaU D Registered D Insured Ma!! 0 Express Man 0 Return Receipt for Merohandi$e Oc.o.o. 4, Restricted Delivery? (Extra Fee) D Yes 2. Miele Number (Transfer from service label) 7ooa 11i3o ooo·<F~ii-59 1665 PS Fonn 3811, Februaiy 2004 Domestic Return Receipt 102595-02-M-1540 • Sender: Please print your name, address, and ZIP+4 in this box • -rib ®'i'!,i){\,15'™ {:ct, -----~ .u: ~.lLl.!.11\W.lLl.!. """' Department of Community & Economic ~ ·. vui\e.).)a... Development D lb 1055 South Grady Way • ~e.., Renton, WA 98057 ll, l, ,!, , I, 11,,,, 1,1,l,, ,l,. )I,., l, 1, ,Jl,., l,l, I, I,, l, I,'" 111 \ U.S. Postal Service, , CERTIFIED MAIL-RECEIPT I.fl JJ JJ r'I (Domestic Mail Only; No Insurance Coverage Provided} , Ir l./1 ,... '° Postage $ f-.,.._----; Certil!ed Fee ::r CJ Return Receipt Fee CJ (Endorsement Required) CJ Res!ricted Denvery Fee (Endorsement Required) f--------1 >--------< Cl m '° r'I l'btaJ Postage & Fees $ ~------~ Postmark Here ~ •••• 1 • 'S,c,.n-H,,gsn .. <l . .JXlQO iQ,yJJ LLJ1t.D_$t?/ Street, Apt. No.; CJ orPOBoxNo. ,... City, Stale, ZIP+4 PS Form 380D, August 2006 Ser Aevf'rse lor Instructions ..... Denis Law Mayor November 7, 2012 Santhosh J. Moolayil P.O. box 1478 Everett, WA 98206 SUBJECT: "Final" Notice • r ~'--....J-,c,,,,,.I....J> Department of Community and Economic Development C.E."Chip"Vincerit, Administrator Talbot & 55th Preliminary Plat / LUAOS-043 Dear Mr. Moolayil: The Planning Division of the City of Renton has determined that the above subject application submitted on April 24, 2008 has been inactive for ninety (90) days or more and an administrative decision has not been made and/or has not been reviewed by the Hearing Examiner in a public hearing. The project has been placed "On-Hold" and additional information has been requested a number of times throughout the review process. The following hold letters have been issued throughout the process: A. Hold letter dated May 14, 2008; requesting a wetland delineation per King County Code, updated plat plan depicting the wetland, a critical areas report, a mitigation and monitoring plan (if necessary), landscape plan prepared by a register landscape architect, certified nurseryman, or landscaper, either a proposal for on-site recreation area or a request to pay a fee-in-lieu for the recreation space. B. Hold letter dated August 28, 2008, requesting a plat plan depicting the wetland and its buffer, a Critical Areas Report, and a mitigation and monitoring plan (if necessary). C. Hold letter dated November 9, 2011, requesting the same items included in the August 28, 2008 hold letter. Deadline for submittal identified as February 8, 2012. D. Hold letter dated January 18, 2012; requesting an independent secondary review of the provided wetland reconnaissance, delineation, and mitigation plan. E. Hold letter dated February 15, 2012; requesting a re-delineation and survey of the on-site wetland with an updated mitigation plan and documents to reflect the sites new conditions. F. Hold letter dated May 1, 2012; requesting an independent secondary review of the updated wetland materials and denying the request for fee-in-lieu for the required recreation space. We provided you with an identified deadline of July Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov Mr. Moolayil Page 2 of 2 November 7, 2012 .. • 23, 2012 for an updated plat plan that meets the requirements for on-site recreation space. G. Hold letter dated June 28, 2012; requesting updated or new information as identified in the Technical Memorandum prepared by OTAK, dated June 15, 2012 and any submittal items that require changes as a result of the updated critical areas information. The deadline for submittal was identified as September 27, 201:2. To date we stili have not received the items requested in the May 1, 2012 hold letter (above item F.), which were due to the City by July 23, 2012 nor the items requested in the June 28, 2012 hold letter (above item G.), which were due to the City by September 27, 2012. Therefore, this is your final notice. If the. City of Renton Planning Division .does not receive the requested information identified in the May 1, 2012 and June 28, 2012 on hold letters by 5:00 pm on May 6, 2013 the application sh.all be denied. If the application is denied a new application would be required to subdivide the subject property. Any new application would be subject to current City of Renton development standards. All information must be received at City Hall 6th Floor Front Counter in hard copy by the deadline; faxed or e-mailed information will not be accepted. If you choose to mail the information please do so early enough to ensure that it arrives by the deadline. If you have any questions, please contact me at (425) 430-7314. Sincerely, Vanessa Dolbee Senior Planner cc: M.T. Development, LLC/_Own·er(s) Joseph M. Hopper, Original Contact File ... ' . June 28, 2012 Santhosh J. Moolayil P.O. box 1478 Everett, WA 98206 SUBJECT: "On Hold" Notice Department of Community and Economic Development C.E."Chip"Vincent, Interim Administrator Talbot & 55th Preliminary Plat / LUAOS-043 Dear Mr. Maoolayil: The Planning Division of the City of Renton accepted the above master application for review on May 7, 2008. During our review, staff has determined that additional information is necessary in order to proceed further. The following information will need to be submitted before September 27, 2012 so that we may continue the review of the above subject application: • An Independent Secondary Review of the provided critical areas reports has been completed by OTAK. This review indicated that many sections of the vested King County Code were not addressed and/or addressed appropriately in the provided studies and mitigation and monitoring plan. As such, the applicant shall update or provide new information as identified in the enclosed Technical Memorandum prepared by OTAK, dated June 15, 2012. Once completed, the additional information may impact many plan sets. Any submitted items that require changes shall be re-submitted to the City. Please provide 5 copies of all new plan sets and a small format (8.5 x 11) of the large plan sets. At this time, your project will remain "on hold" pending receipt of the requested information. Please contact me at (425) 430-7314 if you have any questions. Sincerely, /(/ahnb-cc/M lee Vanessa Dolbee Senior Planner Enclosure: OTAK Technical Memorandum, June 15, 2012 cc: M.T. Development, LLC / Owner(s) File Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 , rentonwa.gov - Technical Memorandum 10230 IVF. Points DriH· Suite 400 Ki,-k/and, IV/1 980 33 Phone (425) 8224446 Fax (42S) 827-9577 To: From: Copies: Date: Subject: Project No_: City of Renton Planning Division JUN 1 5 1U11 /R1[~(Cf~~W~[Q) Vanessa Dolbee, Senior Planner, City of Renton Stephanie Smith, Wetland Biologist June 15, 2012 Talbot & 55th Wetland Delineation and .'vlitigation Review ,1989A As requested by the City of Renton (Cit\), Otak biologists conducted a site visit and reviewed documents provided by the City related to the proposed Talbot and 55m project for compliance with King County Critical Areas Ordinance. The project was originally vested under King County regulations prior to the land being annexed into the City of Renton. The annexacion agreement requires review of the project under King County development standards rather than the City of Renton development standards. The project proposes to construct single family homes with associated improvements on an approximately 2. 9 acre site, located in Renton (City of Renton LUAOS-043). The west side of the project site is bounded by Talbot Road South and the north side of the project is bounded by South 55"' Street. There is an existing house located at the northwest corner of the project area that wiII remain in place. Introduction A wetland delineation was conducted in March 2008 by the applicant's biologist that identified one Category IV wetland (1,274 square feet) on the project site. The applicant's biologist re-established the wetland flags on 1\farch 15, 2012, determining that the wetland is now 1,44.3 square feet in size. The wetland report was updated (dated '\larch 26, 2012); however, the wetland mitigation plan was not updated to account for the greater wetland si;,:e. The project site consists of one parcel (793100- 0151 ). The parcel is essentially square \\·it h the northwest corner of the parcel "cut out" which contains a house. This parcel and home will not be part of the proposed development. The project site is heavily dominated by Himalayan bbckbcrn-(Rubus armeniams) with some patches of reed canary grass (Phalaris anmdinacea) and Scotch hroom (Cj,tims scopani1S). There are very few trees on the SltC. The project proposes to fill a portion of the on-site wetland (approximately 570 square feet), enhance approximately 583 square feet of wetland, and prnvide 1,764 square feet of wetland creation and enhancement through the creation of a water control facility. The proposed wetland mitigation K:\project\31900\31989]\ \R!:"[)Orts\Revieu· Memo 31989A.doc Vanessa Dolbee, Senior Planner, City of Renton Talbot & 55th Wetland Delineation and Mit{~a/11111 Review Page 2 June 15, 2012 area also involves creation of a wetland buffer that is 20 feet wide and encompasses the water control facility, approximately 160 feet in circumference (for a total of 3,200 square feet). This memorandum outlines general background information) the results of the site visit, find_jngs of the review, and recommendations. Documents Reviewed • • • • Wetland Reconnaissance Report (dated ,\pril 9, 2008) by Genesis Resource Consulting; Wetland Delineation Report ( dated Ju h 24, 2111 l8) by Genesis Resource Consulting; Wetland Mitigation Plan (dated ;\Jo,-cmhcr 29, 2011) by Genesis Resource Consulting; Wetland Delineation Report (dated :\larch 26, 2012), Genesis Resource Consulting; Sheet POJ Talbot and 55'" Preliminan Plat Sac Plan (dated January 23, 2008) by Pacific Engineering Design, LLC (preliminary site plan); Sheet Pl Talbot and 55"' Preliminary Plat (dated March 19, 2012) by Insight Engineering Co . (site plan). Background Information Sources • • King County Critical Areas Ordinance (Ci\( l). Relevant version of the CAO code was provided hy tbe City of Renton (Referred to 111 this memorandum as KCq King County iMAP accessed from: http:!lwww.kingcounty.gov/operations/!;" /i\Iaps/i!'v[AP.aspx (Referred to in this memorandum as King County iMAI'). General Site Assessment Comments Otak biologists, Suzanne Anderson and Stephanie Smith, conducted a site visit on february 8, 2012 to assess general site and buffer conditions and to verify the delineated boundaries and ratings of the wetland. Wetland boundary flags were not found and Otak staff requested that the flags be re-hung. The applicant's biologist re-established the wetlam! flags on March 15, 2012, determining that tbc wetland is now 1,443 square feet in si,e. ( ln May 3, 2012 Otak staff scientists conducted a second site visit and \vere able to observe the wetland edges; however the wetland flags were not numbered. The site is sloped, gradually rising to the cast and the wetland is generally located at the base of the slope, to\vards the southwest corner of the project site. The site is heavily dominated by Himalayan blackberry with some patches of reed canary g-rass in the wetter portions and some Scotch bro01n in the upland areas. Other vegetation includes numerous herbaceous species and one large black cottonwood tree on the western wetland L<lge. K.:\project\31900\31989.-\ \Reports\Re,1ew .\iemo 31989A.doc Vanessa Dolbee, Senior Planner, City of Renton Talbot & 55th If/et/and Delineation and Afitz~ation IZfl'irw I. Findings Pag;e 3 ] une IS, 201 2 Section 1 reflects observations made during wetland verification work, and elements contained within the wetland delineation report and wetland mitigation plan prepared by Genesis Resource Consulting. Section 2, following, reflects recommendations and suggested chang;es to the wetland delineation and mitib,ation plan elements on a point by point basis. I .a. Verification of Wetland Boundaries and Ratings I .a. I. Wetland flags were not numbered and many soil test pits remained open. I .a.2. We generally concur with the placement of the wetland delineation flags in the field; however, it is our professional opinion that the wetland is slightly smaller than marked in the field. l.a.3. W'e generally agree with the \\·ctland delineation report that the wetland is rated as a Category TV (KCC 21A.24.318) wetland with a 50-foot buffer (not a set-back) (KCC 21A24.325Al). l.a.4. The plants, hydrolog;y, and soils documented on the data sheets do not always correspond with what was obsen-ccl in the field. ln particular, soil test pits I and 3 showed some discrepancies between the data sheets provided and our field observations. Test pit 3 was namined in the field to confirm wetland conditions. The veg;etation in and around test pit .1 was dominated by Himalayan blackberry (an upland species), whereas the data sheet provided states that the dominant plant species are reed canary grass, horsetail, and creeping buttercup. The soil at test pit 3 was saturated to the surface, during the Otak site , is1t, corresponding with conditions noted on the data sheets provided. Near the applicant's test pit 1, saturation was not observed during the Otak site visit, in contrast to the soil saturation noted on the data sheet. In addition to the lack of hydrology, the \'t'gctat1on presented on the data sheet for test pit 1 compared to what was observed in the field was different, both in percent cover by species observed and the fact that ~ome species were observed that were not included on the data sheet. It is our opinion that test pit 1 does not represent the three wetland indicators Qacks hydric plants and hydrology). Other test plots differed with reg;ard to vegetation (discrepancies in identified species, species missing or not noted, and/or percent cover differing suhstantiallv), and some species (such as evergreen blackberry) were not seen in or near tht'. wetland as noted. I .a.5. The wetland extends to the north and flows into a drainage ditch that runs parallel to Talbot Road S. It appears that this drainage ditch flows south ,ia a culvert and outlets into Springbrook Creek. I .b. Critical Areas Report and Map I .b. I. We agree with the conclusions of the report that there is one Category IV wetland on the project site. K:\project\31900\31989.-\ \Rt:ports\Review :\kmo 31989A.Joc Vanessa Dolbee, Senior Planner, City of Renton Talbot & 55th Wetland Delineation and Mitf~dfio11 Rnim• Page 4 June 15, 2012 1.b.2. The report lacks a significam characterization of the wetland features and completely lacks a description regarding the apparent hydrological connection to Springbrook Creek via a roadside ditch and culn:rt. I .b.3. The wetland delineation report docs not provide the chapter and section reference for any portion of the King Counr\' C,\O to which it is referring. I .b.4. There are numerous discrepancies on the Washington State Ecology Wetland Rating Form provided and conditions observed in the field hy Otak. However, it does not change the score to reflect a different category wetland. Noted discrepencies are listed below: • For \Vater Quality Functions, there does not seem to be >90<Yo cover by Jense ungrazed, herbaceous vegetation. The majority of the wetland is dominated by Himalayan blackberry, which is not an herbaceous plant-changing the Water Quality score from 14 to 6. • For the Hydrologic Functions, the wetland is dominated by dense, uncut, rigid vegetarian over > 1/, of the area of the wetland, changing the Hydrologic Functions score from 1 to 6. • For the Habitat Functions (potenfr1I) section there are two vegetative structures with 10% cover, emergent (at 1hc base of the slope) and scrub/ shrub. This allows one point rather than two points for the one vegetative cover class that was noted. • The hydroperiod is saturated and occasionally flooded or inundated (points. However, the points associated with the function are unchanged). • For Habitat Functions there is not at least 1/4 acre of thin stemmed vegetation that are permanently or seasonally inundated (loss of 1 point). • The opportunity section for Habitat Functions did not result in any changes for functions or points. The wetland rating score based on tbcse changes results an overall reduction in the total rating score, from 29 to 24. I {owcYcr, s mentioned above the wetland category does not change and the wetland remains a Category TV. Using and presenting the original ,vetland rating form will help resolve discrepancies in the future. I .b.5. The site plan map does not label the soil test pits on the map. I .c. Wetland Mitigation Plan I.e. I. The wetland mitigation plan proposes to replace the wetland with a storm water facility as mitigation for wetland impacts. I .c.2. The wetland mitigation plan doc, nor provide the chapter and section reference for any portion of the King Counry CAO to which it is referring. l.c.3. King County CAO permits relocation of Category IV wetlands (KCC 21A.24.335.C). I-.::.:\project\31900\31989A \Repons\Review Memo 319891\.doc - Vanessa Dolbee, Senior Planner, City of Renton Ta/hot & 55th Wetland Delineation and ll1it(falio11 Ro<irn, Page 5 June 15, 2012 l.c.4. Category N wetlands require a SO-foot buffer (KCC 21A.24.325.Al). The mitigation plan proposes a 20-foot buffer on three sides, and no buffer at all on the north side. I .c.5. King County docs allow reduced buffer widths by 25 feet if all applicable mitigation measures outlined in KCC 21A.24.325.A3b are implemented. I .c.6. King County CAO require aU Critical Areas to be located in a critical tract area (KCC 21/\.24.180.A). The applicant has proposed that the wetland and buffer be located in the detention pond, and not in a separate tract. l.c.7. Per KCC 21 A.24.125, impacts to critical areas should first be avoided, then minimized, and if neither of these is feasible, then impacts should be reduced and then compensated for through n1iUgaUon. Th.is sequential order to avoid impacts has not been applied in the wetland mitip;ation plan. I .c.8. The wetland mitigation plan does not include an analysis of potential impacts as required (KCC 21A24.130.Cl). I .c.9. The wetland mitigation plan does not provide information as to how the recreated wetland will achieve equivalent or greater \vetland functions including habitat complexity, connectivity and other bwlogical functions, as well as seasonal hydrological dynamics as provided in the I<..ing County Surface \Vater Design Manual (KCC 21A.24.340). I .d. Wetland Mitigation Plan Specifics Performance Standards I .d.1. Under the Performance Standards heading, the plan calls for the landowner to be responsible for meeting the performance standards and reporting the required information to the jurisdictional authority. · I .d.2. The Performance Standards sect.ion assumes three years of monitoring. I .d.3. The Performance Standards allows for percent survival of woody species and desired recruitment species and only percent cover of planted and volunteer herbaceous species. I .d.4. Hydrology performance standards state that the hydrology will be evaluated using "standard instrument survey for dcl.incation". I .d.5. Invasive plant performanci::: standards address the need for removal of reed canary grass, thistle and blackberrv during the second and third years of monitoring. Planting Plan I .d.6. Table I. Planting Plan Specifications requires bare root instaUacion of slough sedge and small-fruited bulrush. It also calls for a seed mixture to be applied to the wetland buffer area. l.d.7. Table 2. Planting Plan Specifications requires bare root installation for all tree and shrub species, as well as row planting uf tree species. K\pm1ect\31900\31989A \Repurt~\Rcvicw Memo 31989A.Joc Vanessa Dolbee, Senior Planner, City of'Renton Talbot & 55th Wetland Delineation and Mit{~ation Rtl'lflV Page 6 June 15, 2012 I .d.8. Planting specifications call fur watering of installed plants 3-4 times during the summer months. Monitoring and Maintenance Plans (M & M Plans) I .d.9. The M & M Plans call for im·asiYc plant removal prior to plant installation. I .d. I 0. Section 5 of the M & M Plans rc,1uircs the establishment of fixed monitoring and photo stations to be used for the <lurn1 ion of the monitoring. This section also states that desirable native volunteer plant can replace non-surviving planted stock. Integrated Pest Management l.d.11. Numerous weedy species are listed as current or potential threats on the site. The common control methods and identification are also included as well as appropriate caveats regarding the application of herbicides. Soil and Erosion Control BMPs I .d.12. Numerous commonly prescribed soil and erosion control BMPs are listed in this section. There is no reference to the appropriate King County Manual that requires these to be put in place. Contingency Plans I .d.13. The contingency plan does not include a plan for hydrologic conditions. 2. Recommendations 2.a. Verification of Wetland Boundaries and Ratings 2.a. I. Future wetland delineations should have numbered wetland flags in the field for comparison to the maps. 2.a.2. As a professional courtesy to all who may visit the site, always fill in ALL test pits. 2.a.3. It is our opinion that the wetland is smaller than marked in the field. Flags 6 and 10 can be connected at the east end to make the wetland slightly smaller in size. 2.b. Critical Areas Report and Map 2.b.J. \X~1ile the report lacks some descripti,·e elements that help to describe and characterize the onsite wetland habitat, it does cume to what we agree is a reasonable conclusion: the wetland is a Category IV slope wetland and no more than 1,443 square feet in size. Using and presenting the original wetland rating form will help to more effectively communicate wetland characters and functions in the future. 2.b.2. Due to the wetland's apparent h,drologic connection to Springbrook Creek, the wetland on the project site may be jurisdictional by Washington State Department of Ecology and/or the U.S. Anny Corps of Engineers. It is the applicant's responsibility to obtain all required State and Federal permits, including a Hydraulic Project Approval (HPA) that may be required by the Washington Department of Fish and Wildlife. K: \project\3190li\31989A \Repons \Review Memo 31989 A.doc Vanessa Dolbee, Senior Planner, City of Renton Talbot & 55th Wetland Delineation and l'vlitz~aliOll Rf!'im, 2.b.3. Provide the appropriate lahds for all soil test pits on the site plans. 2.c. Wetland Mitigation Plan Page 7 June 15, 2012 2.c. I. \\'hile King County does allow Category IV wetlands to be relocated (KCC 21A.24.335.C). However, as stated in the King County Surface Water Design Manual (Section 6.4.3 Stormwater Wetlands), "ivetlands created to mitigate disturbance impacts, such as fillzi,g, shall not also be used as stomm•a/rr tm1/ment facilities". 2.c.2. The applicant must first apph· the aYoidance, minimization, and reduction efforts outlined in KCC 21 A.24.125. If neither of these options are feasible, then the compensation through mitigation approach may be applied. However, as stated in 2.c.1, the stormwater facility and the wetland mitigation must be separate projects. 2.c.3. If the wetland (or any portion of the wetland) on the project site is relocated the wetland must have a SO-foot buffer un all sides (KCC 21A.24.325.Al). The buffer width may be reduced by 25 feet if all applicable mitigation measures outlined in KCC 21A.24.325.A3b are implerncmnl. 2.c.4. The wetland and buffer (either as it exists now, or if any portion of the wetland and buffer are relocated) must be located in a critical tract area (KCC 21A.24.180.A). 2.c.5. The wetland mitigation plan must include an analysis of potential impacts (KCC 21A.24.130.Cl). 2.c.6. The wetland mitigation plan must pro,,ide information as to how a created wetland and buffer will achieve equivalent or ,sreater wetland functions (KCC ZlA.24.340). 2.c.7. If the wetland is relocated there must be a study and evidence to show that appropriate wetland hydrology will be provided to the created wetland as provided in the King County Surface \"'\later Design ;\lanual. 2.c.8. lf any portion of the wetland will be relocated, the wetland mitigation plan needs to be updated to include the accur;tte square footage of the wetland. This may either be 1,443 square feet as surveyed in the field by the applicant's biologist, or it may be smaller by connecting flags 6 and 10 and recalculating the square footage. 2.c.9. The ,srading for the created wetland and buffer should contain naturalistic edge features and not be graded out as a pond with simplistic edge features. The placement of wood and/or snags also provides naturalisnc habitat features. 2.c. I 0. Provide a final planting plan at a legible scale. K:\projcct\3t900\.11989A \Reports\Revie\\· Memn 31989.A..doc - Vanessa Dolbee, Senior Planner, City of Renton Talbot & 55th l/7etland Delineation and Miti~atio11 Rerin1' 2.d. Wetland Mitigation Plan Specifics Performance Standards Page 8 June 15, 2012 2.d. I. The annual monitoring reports should be prepared by a qualified wetland biologist hired by the applicant. 2.d.2. An appropriate and widely accepted monitoring period would be for five years in addition to the first year as "Year() or As-built". 2.d.3. Performance standards for woody species should be for percent survival of installed species only. Desirable natiYc n)lunteer species can count towards percent cover for woody or herbaceous species, but cannot count towards percent survival. 2.d.4. The hydrology performance stanclard for the method of data collection needs to be more specific and may include the installation of shallow groundwater wells as outlined in the "l/7ater Table Monitori1,~ l'm;,·c/ Jlesign" publication by the Wetlands Regulatory 1\ssistance Program (Publication FRDC 'fN-\X'RAP-06-02 January 2006) by Chris V. Noble. 2.d.5. The invasive plant performance standards should address the named species and indude the term "including, hut not Limited to.,.". Planting Plan 2.d.6. Herbaceous species should l,e all he planted as seed, not as bare root. Grass seed should not be installed in the wetland buffer as it will create competition for the installed woody species. 2.d.7. Install 4-6 inches of arborist mulch around all installed shrubs and trees that will not be inundated with water. Arbonst mulch should be pulled away from the plant base and should not touch the plant stem. 2.d.8. For higher rates of survivability, all trees and shrubs should be container stock. Trees should be in 1-gallon containers. Trees should be planted in naturalistic cluster or in triangular spacing, not in rows as called for in the planting plan. 2.d.9. Plant substitutions must be approwcl by the City biologist. 2.d.10. Watering the installed plants 3-4 times during the summer (particularly in the buffer) is not sufficient. A temporary irrigation system should be installed and installed plants should he watered (1-inch per week) during the dry season (May through September). Monitoring and maintenance Plans 2.d.11. Invasive plant remove prior to planr installation must include the removal of root crowns, not just the portion of the plant above ground. Invasive plants must be removed from the site and di:-posed of in an approved site. 2.d.12. Fixed monitoring and photo stations n1ust represent a minimum of ten percent of the installed plant area and be represented by the installation of posts and tags that clearly mark all corners of the plots and can be found within dense vegetation as it becomes established. K\projc:cL\31900\31989/\\Rcpons\Review Memo 319891\.cloc Vanessa Dolbee, Senior Planner, City of Renton Talbot & 55th Wetland Delineation and Miti~ation l{ninv Integrated Pest Management Page 9 June 15, 2012 2.d.13. Control of non-native invasin species should not be limited to those included in the Integrated Pest Management sectJon of the Wetland Mitigation Plan. Soil and Erosion Control BMPs 2.d.14. During the City's site plan rcYic,v, the appropriate reviewing group should assess these BMPs to ensure they meet the apprnpriate King County regulations in place in 2008. Contingency Plans 2.d.15. Include appropriate contingency plan(s) for wetland hydrology. The created wetland must provide the appropriate sc1uarc footage of required compensation for impacted wetlands. K: \project\31900\3 l 989A \Repons \ReY-iew Memo 31989 A.doc Denis Law Mayor May 1, 2012 Santhosh J. Moolayil P.O. box 1478 Everett, WA 98206 SUBJECT; "On Hold" Notice r P.JJit7,1~ r t. ·, •.. r 1 --~ . '"""u Department of Community and Economic Development C.E."Chip"Vincent, Interim Administrator Talbot & 55th Preliminary Plat / LUA08-043 Dear Mr. Maoolayil: The Planning Division of the City of Renton accepted the above master application for review on May 7, 2008. During our review, staff determined that additional information was necessary in order to proceed further. As you are aware, the City indicated in previous correspondence, dated January 18, 2012, that an Independent Secondary Review of the provided wetland reconnaissance, delineation, and mitigation plan would be completed by the City's contracted biologist. Also, in this letter, the City indicated your project would remain "on hold" pending completion of the independent secondary review. However, due to missing wetland flags in the field and changed wetland conditions, on February 15, 2012, the City requested the wetland be re-delineated by the applicant. Now that the updated delineation has been completed and submitted to the City; an Independent Secondary Review of the provided wetland materials can be completed. However, your project will remain "on hold" until which time the secondary review has been completed. Additionally, in your April 12, 2012 letter you included a second request for the City to consider a fee-in-lieu for the required recreation space. On October 7, 2008 Neil Watts, Development Services Director, responded to the original request dated August 21, 2008, that a decision would be included with the land use decision on the preliminary plat. However, in your April 12, 2012 letter you have requested that the City make a determination on this issue prior to preliminary plat decision. In response to this second request for the City to review the fee-in-lieu option for the required recreation space, staff has considered your original request submitted in August of 2008. In the 2008 letter, you identified that the Cleveland Richardson Park and the Springbrook Watershed were located within 350 feet of the subject property. In addition, the site's slopes make it difficult to comply with the "usable" recreation area requirement without extensive grading and retaining walls. Furthermore, your letter Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov Mr. Maoolayil Page 2 of 3 May 1, 2012 • identified that the Settlement Agreement allows the site to be divided into 18 single family lots. King County Code (KCC) 21A.14.185, provides for a fee-in-lieu for recreation space. Pursuant to KCC, acceptance of a fee-in-lieu payment is discretionary and a fee-in-lieu for on-site recreation space may be permitted if the recreation space provided within a county park in the vicinity will be of greater benefit to the prospective residents of the development. The development site is located near the Cleveland Richardson Park as well as the Springbrook Watershed. However, the Sprinkbrook Watershed is managed by the City's water utility department and is not accessible to the public and the Cleveland Richardson Park is currently an undeveloped park that maintains a life estate. The City does not have plans and/or funding to develop this park in the near future. Furthermore, based on the recently adopted Parks, Recreation and Natural Areas Plan, the subject site falls within an area that is identified by the Plan as under served by both developed and natural area parks. The closest developed park is approximately three miles from the site, which is outside the identified service area of Yz mile. As such, there are no developed parks "in the vicinity" that would be of greater benefit to the prospective residents of the Talbot & 55th subdivision. The site does contain slopes; however many of the slopes on site are less than 15 percent, therefore they are unregulated slopes. King County code requires that recreation space has a maximum grade of 5 percent. It is achievable to grade the site to meet this requirement, particularly if the recreation space is sited in an area with less relief. Granting of the fee-in-lieu is particularly challenging for the City due to the presence of the Settlement Agreement. The Settlement Agreement states in subsection B. that any and all processing fees shall be waived, including impact fees. Due to the presence of this requirement the acceptance of a fee-in-lieu may lead to further litigation based on the waiver of such fees. Due to the lack of developed parks within the vicinity of the project site, the identified need in the City's adopted Parks, Recreation, and Natural Areas Plan, the ability to site the recreation area to minimize grading requirements and the presence of the Settlement Agreement; the City is denying your request for a fee-in-lieu for the recreation space requirement for the subject plat. In conclusion the following information will need to be submitted before July 23, 2012 in order to continue the review of the above subject application: Mr. Maoolayil Page 3 of 3 May 1, 2012 • A new Plat Plan that meets the requirement for on-site recreation space pursuant to K.C.C.21A.14.180. For development with a density of eight units or less per acre, 390 square feet per unit is required. Please submit 5 copies of the updated plat plan and one small format 8.5" by 11". At this time, your project will remain "on hold" pending receipt of the requested information and the completion of the secondary wetland review. Please contact me at (425) 430-7314 if you have any questions. Sincerely, -.,~{r~ {)cJb-ez V Vanessa Dolbee Senior Planner cc: M.T. Development, LLC / Owner(s) File INSIGHT ENGINEERING CO. Vanessa Dolbee Senior Planner Department of Community & Economic Development City of Renton Renton City Hall -6th Floor 1055 South Grady Way Renton, WA 98057 Re: Talbot & 55th Preliminary Plat (LUA08-043) IECO No. 11-0539 Dear Vanessa, April 12, 2012 ClTY OF RENTON 8ECEIVED APR 1 2 2012 BUILDING DIVISION The project referenced above is revised in response to the review comments dated February 15, 2012. Along with this letter we have included the revised the Plat Map (5 copies and one reduced copy) and the Wetland Delineation Report by Genesis Resource Consulting. The comments are addressed as follows. Per your review comment, our wetland consultant has re-visited the site and found some change in the wetland location and area. The revised report and plat map shows the re-delineated wetland boundary and area. Plat map would be the only map to be revised. We also would like to remind you that the applicant had submitted a request to pay a fee-in-lieu for the recreation space on August 2L 2008 and have not heard a definite answer from the city. Per my conversations with Vanessa, the city would like to see a proposal from us to show recreation space as required per King County code. It is impossible to provide the required open space without loosing a lot and my client would like to request you to re-consider your option and accept a fee in-lieu of the open space as 18 single family building lots were part of the Settlement Agreement. Please feel free to contact me with any questions or comments you may have. Sfuce~ -.(35,~~ Santhosh J. Moolayil Project Manager PO Box 1478 • Everett, WA 98206 • Phone: (425) 303-9363 Fax: (425) 303-9362 • Email:info@insightengineering.net \ ' ' GENEi , RE! :::E CONS_ LTING LAND DEVELOPME 142 Lampr, GR IRONMENTAL SPECIALISTS .Vinlock, WA 98596 a juno.co1n 2847 iS-0473 MT DEVELOPMENT LLC RENTON PARCEL 7931000151 WETLAND DELINEATION RENTON, WASHINGTON KING COUNTY PREPARED FOR: MT DEVELOPMENT LLC 11625 Rainier Ave S #201 Seattle, Washington 98178 425-802-2293 PREPARED BY: Genesis Resource Consulting 142 Lamprecht Rd Winlock, Washington 98596 360-520-2847 Signed by Wetland Biologist:_ Scott Brummer Fax 360-785-0473 March 26, 2012 --··· .. TABLE OF CONTENTS Background .................................................................................................................... 3 Resource Concerns ........................................................................................................ 3 Wetland Reconnaissance ............................................................................................ 3-4 Results and Discussion ............................................................................................... 5-7 Summary ........................................................................................................................ 8 Literature Cited ............................................................................................................. 9 Sheet 1: Vicinity Map Sheet 2: Parcel / Wetland Location Map Sheet 3: National Wetland Inventory Map Sheet 4: Soils Map Appendix A: Test Plot Data Forms Appendix B: Washington State Wetland Rating System Wetland Rating Form 2 BACKGROUND Parcel 793100015106 is currently undeveloped and does not contain structures or dwellings. This parcel is located at Talbot Rd S & 192"J St Renton, WA. 'l bis is an approximate 2.91 acre parcel. The current zoning is Residential. RESOURCE CONCERNS Genesis Resource Consulting (GRC) has reviewed existing maps, photos and technical data for this area as well as made a site reconnaissance to determ.ine resource concerns for wetlands, streams, Critical Areas Habitat or other environmental issues at or adjacent to this parcel. WETLAND DELINEATION Genesis Resource Consulting completed a field reconnaissance of the project site on March 15, 2012 in wet weather conditions. The wetland delineation was with the following methodology. METHODOLOGY Genesis Resource Consulting (GRC) completed the wetland delineation following the Routine Determination Method described as per the U.S. Army Corps of Engineers Wetlands Delineation Manual (Environmental Laboratory 1987) and the Washington State Wetlands Identification and Delineation Manual (WSDOE 1997). According to the manuals, jurisdictional wetlands arc defined as: Those areas that are inundated or s<1/uraied by surface or ground water al a frequency and duration su.ffi,ient to support, and that under normal circumstances do support, a pnvalence of vegetation typically adapted for life in sail1rakd soil conditions. Wetlands generally include swamps, marshes, hogs, and similar areas. The Routine Determination Method uses three parameters to determine if wetlands exist in a given area: hydrophytic vegetation, hydric soils and wetland hydrology. Except in certain situations defined in the manual, evidence of a minimum of one positive wetland indicator from two of the three parameters (hydrology, soil, and vegetation) must be found in order to make a positive wetland determination. 3 Prior to evaluating the site on, GRC re,·iewcd existing information to assist with the detennination of wetland occurrences on the project site. 1bis review included the Pierce County Soil Survey, National Wetland Inventory maps, USGS Topographic Quadrangle maps and aerial photographs. In order to conduct the wetland delineation, CRC established three (4) data observation points within the confines of the project area that corresponded with the terrain features, vegetation patterns, mapped soil areas, and h ydrologic indicators. GRC characterized the vegetation, soils, and hydrology at each of the observation points and used the information gathered as a basis for making the wetland detenninations. Vegetation on the site was compared to the National List of Plant Species that Occur in Wetlands: 1988 -Northwest (Region 9) (Reed 1988) to detennine plant wetland indicator status. 1bis list places plants into four categories: Obligate wetland plants (OBL) --plants likely to occur in wetlands greater than 99 percent of the rime. Facultative wetland plants (E-1CW; .. plants likely to occur in wetlands 67 to 99 percent of the rime. Facultative plants (F AC) --plants equally likely to occur in wetland and non- wetland areas (34-66 percent of the time). l'acultative upland plants (FACU) -· plants that only occur in wetlands 1 to .,3 percent of the rime. Hydrophytic vegetation are macrophycic plants that occur in areas where the frequency and duration of inundation or soil saturation produce permanently or periodically saturated soils of sufficient duration to exert a controlling influence on the plant species present. The vegetation occurring in a wetland may consist of more than one plant community. Hydrophytic vegetation is present when more than 50 percent of the dominant species have an indicator status of OBL, FACW, and/ or F :\C. Hydric soils are classified into two broad categories: organic and mineral. Organic soils (Histosols) develop under conditions of nearly continuous saturation and/ or inundation. Organic hydric soils are commonly known as peats and mucks. All other hydric soils are mineral soils. Mineral soils have a wide range of textures (sandy to clayey) and colors (red to gray). Mineral hydric soils arc those periodically saturated for sufficient duration to produce chemical and physical soil properties associated with a reducing environment. They are usually gray and/ or mottled immediatclv below the surface horizon, or they have thick, dark- colored surface layers overlying gray or mottled subsurface horizons. The project site was examined for areas of evident wetland hydrology characteristics. These include areas where the presence of water has an overriding influence on characteristics of vegetation and soils due to anaerobic and reducing conditions, respectively. Such characteristics are usually present in areas that are inundated or have soils that arc saturated 4 to the surface for sufficient duration to develop hydric soils and support vegetation typically adapted for life in periodically anaerobic soil conditions. RESULTS AND DISCUSSION The National Wetland Inventory (NW!) indicates no wetlands are present. King County Critical Areas Mapping indicates no presence of wetlands or critical areas. DISSCUSSION: Test pits were dug to identify soil characteristics. The Soil Survey of King County shows the soil unit on the property to be Aldcrwood gravelly sand loam. A brief soil description for this series follows: AgC-Alderwood gravelly sandy loam, 6 to 15 percent slopes Map Unit Setting • Elevation: 50 to 800 feet • Mean annual precipitation: 25 to 60 inches • Mean annual air temperature: 48 to 52 degrees F • Frost-free period: 180 to 220 days Map Unit Composition • Alderwood and similar soils: 9 5 percent • Minor components: 5 percent Description of Alderwood Setting • Landform: Moraines, till plains • Parent material: Basal till with some v·olcanic ash Properties and qualities • Slope: G to 15 percent • Depth to restrictive feature: 24 to 40 inches to dense material • Drainage class: Moderately well drained • Capacity of the most limiting layer to transmit water (Ksat): V cry low to moderately low (0.00 to 0.06 in/hr) • Depth to water table: About 24 to 42 inches • Frequency of flooding: None • Frequency of ponding: None • Available water capacity: Very low (about 2.5 inches) 5 Interpretive groups • Land capability (nonirrigated): 4s Typical profile • 0 to 12 inches: Gravelly sandy loam • 12 to 27 inches: Very gravelly sandy loam • 27 to 60 inches: Very gravelly sandy loam Minor Components Norma • Percent of map unit: 1 percent • Landform: Depressions Bellingham • Percent of map unit: 1 percent • Landform: Depressions Seattle • Percent of map unit: 1 percent • Landform: Depressions Tukwila • Percent of map unit: 1 percent • Landform: Depressions Shalcar • Percent of map unit: 1 percent • Landform: Depressions Soil pits generally matched the Alderwood description and characteristics. GRC excavated several test pits to determine the presence of wetland indicators. While some areas appear to be significantly disturbed, upland areas have color of 10 YR 3/3 and 10 YR 3/1. Some upland pits revealed 7.5 YR 3/3 with no models. Test pits identified in the small seep wetland area had 10 YR 3/2 and did exhibit hydrology with faint oxidized root channels. No modeling was evident but hydrology did appear within 4" of the surface in the center sections of the flagged area with some concretions in wetland test pits. 6 PLANT SPECIES PRESENT 'lbe plant community is somewhat disturbed with heavy inclusions of black berry throughout the site. Some of the species documented arc as follows: Tall F cs cue (l:'estuca arundinacea -FA C) Buttercup (Ronunculus n:pens-F ACI/?) Creeping bentgrass, Colonial bentgrass (/1;,mstis capi!/aris -F AC) Reed canarygrass (Pha!aris arundinacea-J-ACW') Horse Tail (Equisetum Aroense-_EAC:! Velvetgrass (Ho!cus /anatus-1-AC,J Trailing Blackberry (Rubus Ursinus-non indi,,1tor) Evergreen Blackberry (Rubus /aciniat11s-U/>Lj Himalayan Blackberry (Rubus discolor-/-•>1C:L'-) Dandelion ([ araxacum ojficina/e -PAC[ : ) Canada Thistle (Cirsium arvense-F/JOJ+) Queen Anne's Lace (Daucus Carota-lil'L/ 11011 indicator) Scotch broom ( Cytisus scoparius -not listed) WETLANDS GRC has determined that a small slope hillside seep is present at the SW comer of the site (Sheet 2). 1bis seep did exhibit hydrologv and some faint oxidized root channels but did not have modeling. 'Ibe plant community did meet wetland criteria. GRC flagged the seep location and survey has determined the wetland size to be 1,443 sq' of class IV wetland per King County Code. King County CAO code 21.A.24 318 requires a 50' setback to urban wetlands. 'ibis wetland is allowed to be moved under King County Code with an approved mitigation plan. GRC did not observe any other wetland areas on this site and believes this seep location to be isolated from drainage originating from hillside cuts and homes above the project site. CRITICAL HABITAT No other critical habitat or environmental concerns were present or observed by GRC during the field visit or during the review of parcel mapping. 7 SUMMARY Genesis Resource Consulting has completed a wetland delineation to flag and verify the wetlands for this site. The site does contain a small wetland that is likely a Class IV seep originating from the slopes above the parcel. The wetland would require a 50' standard setback under King County critical areas code. The wetland flagging should be surveyed to verify size and buffer areas prior to development plans being finalized. Please note that these determinations arc subject to approval by the regulatory authority (King County, City of Renton, Army Corps of Engineers, and Washington Department of Ecology) and are intended to be the best possible representation of environmental concerns associated with this property. While the fidd reconnaissance has been extensive, additional environmental issues may, but ate not likely to exist. 8 '' LITERATURE CITED Department of the Army. 1987. Corps of En~>ineers Wetlands Delineation Manual. Technical Report Y-87-1, U.S. Army Engineer Waterways Experiment Station, Vicksburg, Mississippi. Soil Survey of King County Washington. USDA soil Conservation Service. USDA Soil Conservation Online Soils Descriptions Kolltnorgcn Instruments Corporation. 1990. Munsell Soil Color Charts. Macbeth Division of Kolltnorgen Instruments Corporation, 2441 North Calvert Street, Baltimore, Maryland. Reed, P.B., Jr. 1988. National List of Plant Species that Occur in Wetlands: Northwest (Region 9). U.S. f'ish & Wildlife Service Biological Report 88(26.9). 89pp. King County Code. Title 21A.24 318-345, Wetlands. June 30, 2008. 9 ., S 180tn St ..... Se0m.Rd ~ r "' S •t,th Pl th St ,t,."' S 184th St -<:'! sf' th Pl .),.'I; .. "' ._, J, S 87thSt ,t-16 '~-<:-•. -"' l /rf;;l" ) '.ol,1t, St Ji <, S 192nd St S 194th St S 198th St S 190th St ClO ~ ~ > < ti> "' S 200th st nd St "' S 202nd St S!/ ;i:Q()8 MapQue,;l Inc. PARCEL LOCATION ., S 197th St GENESIS RESOURCE CONSUL' LAND DEVELOPMENT & ENVIRONMENTAL SPECIALISTS 142 Lamprecht Road Winlock, \VA 98596 GRconsulting@_juno.com 360-520-2847 5 ~1st St Se 187th St Se 188th St S 204th St E:=:=:==i::J 400 m O 12aa n : Se 179th Pl Se 181'.Mh St Se 181st St Se 190th Pl Se 192nd st Se 195th St SEi 204th St Se 206th St .. 5\ S 208t.h5t_ -Map Data 021lQ!!NAVTEQ or foleA~as • N MT DEVELOPMENT TALBOT & 55TH WETLAND DELINEATION SHEET I VICINITY MAP '' L. • ,. ~ I .. I . ' I , •· -~-.. - l , ~-... '!(l 4' II ', ,I • REMIAN ING UPLAND VEGETATION DOMINATED BY BLACK BERRY. SCOTCHBROOM AND DANDILION TRACT 1 '.' ... ··· -.. '' ~·- JETENTION_./•,V 0, 14255 SC Ff i f • ~ ·~1: 1~-.IP' i ' - ,JF,---~.!i, H ~ ... -··· APPROXIMATE 1,433 SQ' SEEP/SLOPE CATEGORY IV WETLAND ?() t-• GENESIS RESOURCE CONSULT LAND DEVELOPMENT & ENVIRONMENTAL SPECIALISTS N MT DEVELOPMENT LLC PARCEL 7931000151 WETLAND DELINEATION 142 Lamprecht Road Winlock, \VA 98596 G Rcons u lting(~f juno .com 360-520-2847 SHEETZ PARCEL/ WETLAND LOCATION MAP • Estuorlnfl and Morine Dcepwa1er tostuarln-0 and MorlneWotlond ,. Freshwo1cr EmergentWctland • Freshwater Foreslf.!d!ShrubWetland Freshwarnr Pond • LEikC • 01her f Riverine GENESIS RESOURCE CONSULTING LAND DEVELOPMENT & ENVIRONMENTAL SPECIALISTS 142 Lamprecht Road \Vinlock, W'A 98596 G Rconsulting@juno.com 360-520-2847 MT DEVELOPMENT LLC PARCEL 7931000151 WETLAND DELINEATION SHEET 3 NATIONAL WETLAND INVENTORY MAP '• • ! N ,. Map Unit Legend Map Unit SymDol Map Unit N;;.n;. .t.JP-r1.~oj c·:; ,·':iii ;:rd", ~:;r· ':It~, 1.:; :~r)c'~I ~::;:t:-; GENESIS RESOURCE CONSUI LAND DEVELOPMENT & ENVIRONMENTAL SPECIALISTS 142 Lamprecht Road Winlock, \X1A 98596 G Rcons ulting(~:f juno.com 360-520-2847 ACf&B In AOI P9l'090t or AOI '' t:t~ • ' I N MT DEVELOPMENT LLC PARCEL 7931000151 WETLAND DELINEATION SHEET4 SOILS MAP WETLAND DELINEATION REPORT APPENDIX A TEST PLOT DATA FORMS GENESIS RESOURCE CONSUL' LAND DEVELOPMENT & EN'VIRONMEN'fAL SPECIALISTS H2 Lamprecht Road Winlock, \VA 98596 GRconsulting(!f·juno.com 360-520-2847 Project Name: MT DEVELOPMENT Fieldwork Date: 03/15/2012 Site Location: Talbot Rd S & 192°" St Renton. VI/A County: King State: WA ApplicanVOwner: MT DEVELOPMENT lnvestigator(s): SB Land Fann: Slooe Plant Community HERB Plot 1 Location SW quarter _ofTax Parcel #7931.0Q0151 Do normal conditions exist on site? Yes IZI No D Has site been significantly disturbed? Yes IZI No D Is this a ootenlial aroblem site? Yes D No IZI Ve etation Saecies/lndicator Status Stratum '% Caver Snecies/lndicator Status Stratum % Cover Reed canarygrass (Phalaris H 50 Buttercup (Ranunculus repens-H 30 amndinacea -FA C\V\ 1·1CW\ Horse Tail (Hquisetum /lnrense -H 20 !'AC! -........ % Dominant (,/) 100% Is the 1987 Manual hydrophytic vegetation criterion met? Yes IZI No D Remarks: Soil Mapped Series Alderwood Gravely Sandy Loam Taxonomy Vitrandic Dystroxerepts On hydric soil list? Yes D No IZI Confirmed map soil type or inclusion: Yes Horizon Depth Matrix Color Redoximorphic Features Texture, Other A 0-6" 10YR3/2 Organic Silt Loam B 6-12" 10 YR 3/4 Loam Hvdric Soil Indicators Yes IZI No D D Histosol/Histic Epipedon D On Hydric Soils List D Gleyed D Sulfidic Odor IZI Reducing Conditions IZI High Organic Content in Surface for Sandy Soils D Concretions/Nodules D Organic Pan/Streaking in Sandy Soils D Other within 3 inches D Redox. Features within D Regional Indicators 10 inches Is the 1987 Manual hydric Soil criterion met? Yes IZI No D Remarks: Hvdrolo-" Recorded Data Recorded Data Available: IOI Aerial Photos: I D Stream Gaune I D I Other I D Field Data Death of Inundation: NONE Death to Saturation: 4" Death to Free Water: NONE Prima!)' HydrolQgy Indicators: Seconda!Y HydrolQgy Indicators: D Inundated D Drift Lines IZI Oxidized Root Channels IZI F AC-Neutral Test (upper 12 inches) IZI Saturated within 12 in. D Sediment Deposits D Local Soil Survey D Water Marks D Wetland Drainage D Water Stained Leaves D Other: Yes Pattern: Swale Growinn Season: Is the 1987 Manual hydrology criterion met? Yes IZI No D Remarks: Determ1nat1on I Wetland? Remarks: Yes No 0 Genesis Resource Consulting 142 Lamprecht Rd Winlock. WA 98596 (360) 520-2847 '' Project Name: MT DEVELOPMENT Fieldwor1< Date: 03/15/2012 Site Location: Talbot Rd S & 19200 St Rent.on, WA County: King State: WA ApplicanUOwner: MT DEVELOPMENT lnvestigator(s): SB Land Form: Slope Plant Community HERB Plot 2 Location SW quarter of Tax Parcel #7931000151 Do normal conditions exist on site? Yes IZ1 No D Has site been significantly disturbed? Yes IZ1 No D Is this a Potential problem site? Yes D No rzi Ve etat,on S=ies/lndicator Status Stratum % Cover S=iesllndicator Status Stratum % Cover Reed canarygrass (Phalaris H 15 r•\·ergreen Blackberry (Rllbus V 15 amndinacea -I ;".\C\li) !acifllatus -UPL) Himalayan Blackberry (Rubus V 60 ( :reeping bent.grass, Colonial H 10 discomr-FACU-) bentgrass (A,PJVslis capi!laris -FAC:) % Dominant(../) 25% Is the 1987 Manual hydrophytic vegetation criterion met? Yes D No rzi Remarks: Soil Mapped Series Aldeiwood Gravely Sandy Loam Taxonomy Vitrandic Dystroxerepts On hydric soil list? Yes D No rzi Confirmed map soil type or inclusion: Yes Horizon Depth Matrix Color Redoximorphic Features Texture, Other A 0-4" 10YR3/3 Organic Silt Loam 4-12" 10 YR 3/1 Hvdric Soil Indicators Yes D No IZ1 D Histosol/Histic Epipedon D On Hydric Soils List D Gleyed D Sulfidic Odor D Reducing Conditions D High Organic Content in Surtace for Sandy Soils D Concretions/Nodules D Organic Pan/Streaking in Sandy Soils D Other within 3 inches D Redox. Features within D Regional Indicators 10 inches Is the 1987 Manual hydric Soil criterion met? Yes D No rzi Remarks: Hvdroloav Recorded Data Recorded Data Available: IOI Aerial Photos: 10-1 Stream Gauae I D I Other I D Field Data Deoth of Inundation: NONE Deolh to Saturation: NONE Deoth to Free Water: NONE Priman, H¥drolQ9¥ Indicators: Secondan, H¥drolog¥ Indicators: D Inundated D Drift Lines D Oxidized Root Channels D FAC-Neutral Test (upper 12 inches) D Saturated within 12 in. D Sediment Deposits D Local Soil Survey D Water Marks D Wetland Drainage D Water Stained Leaves D Other: Yes Patlem: Swale Growina Season: ls the 1987 Manual hydrology criterion met? Yes D No rzi Remarks: Determination I Wetland? Remarks: Yes D No [8J Genesis Resource Consulting 142 Lamprecht Rd Winlock. WA 98596 (360) 520-2847 '' Project Name: MT DEVELOPMENT Fieldwork Date: 03/15/2012 Site Location: Talbot Rd S & 192"a St Renton, WA County: King State: WA ApplicanVOwner: MT DEVELOPMENT lnvestigato~s): SB Land Fonm: Slo~e Plant Community HERB Plot 3 Location _§W _<:iLJllrter of_TaxParcel #7931000151 - Do normal condiUons exist on site? ISi D Yes No -· Has site been significantly disturbed? ISi D Yes No Is this a nntential problem site? Yes D No ISi Ve etation S-ies/lndicator Status Stratum % Cover S"""es/lndicator Status Stratum %Cover Reed canarygrass (Phalam H 20 Buttercup (Ranunculus repens-H 20 amndina.ea-FACW) FA<.W\ Horse Tail (Equisetum Arvense-H 60 FAC) % Dominant(,/) 100% Is the 1987 Manual hydrophytic vegetation criterion met? Yes ISi No D Remarks: Soil Mapped Series Alderwood Gravely Sandy Loam Taxonomy Vitrandic Dystroxerepts On hydric soil list? Yes D No ISi Confirmed map soil type or inclusion: Yes Horizon Depth Matrix Color Redoximorphic Features Texture, Other A 0-12" 10YR3/2 Organic Silt Loam Hvdric Soil Indicators Yes IXI No D D Histosol/Histic Epipedon D On Hydric Soils List D Gleyed D Sulfidic Odor ISi Reducing Conditions ISi High Organic Content in Surface for Sandy Soils D Concretions/Nodules D Organic Pan/Streaking in Sandy Soils D Other within 3 inches D Redox, Features within D Regional Indicators 10 inches Is the 1987 Manual hydric Soil criterion met? Yes ISi No LJ Remarks: Hvdrolonu Recorded Data Recorded Data Available: 101 Aerial Photos: I D Stream Gauoe I D I Other I D Field Data Depth of Inundation: NONE Denth to Saturation 4' Depth to Free Water: NONE Prim~!Jl H~drolQQ~ Indicators: Seconda!Jl H~drolQQ~ Indicators: D Inundated D Drift Lines ISi Oxidized Root Channels ISi F AC-Neutral Test (upper 12 inches) ISi Saturated within 12 in. D Sediment Deposits D Local Soil Survey D WaterMarks D Wetland Drainage D Water Stained Leaves D Other: Yes Patlem: Swale Growina Season: Is the 1987 Manual hydrology criterion met? Yes ISi No D Remarks: Determination I Wetland? Remarks: Yes No D Genesis Resource Consulting 142 Lamprecht Rd Winlock. WA 98596 (360) 520-2847 .. Project Name: MT DEVELOPMENT Fieldwork Date: 03/15/2012 Site Location: Talbot Rd S & 192"" St Renton, WA County: King State: WA ApplicanUOwner: MT DEVELOPMENT lnvestigator(s): SB Land Form: Slope Plant Community HERB Plot 4 Location SW quarter ofT~F'arcel #7931000151 Do normal oonditions exist on site? Yes l8I No D Has site been significantly disturbed? Yes l8I No D Is this a ootential problem site? Yes D No l8I V e etation S=ies/lndicator Status Stratum % Cover S='esllndicator Status Stratum %Cover Himalayan Blackberry (&,bus V 90 ( '. rccping bcntgrass, Colonial H 10 discolor-FACU-) bentgrass (Agrostir capillari, -F AC) ·-··---~" % Dominant(../) 10% Is the 1987 Manual hydrophytic vegetation criterion met? Yes D No l8I Remarks: Soil Mapped Series Alderwood Gravely Sandy Loam Taxonomy Vitrandic Dystroxerepts On hydnc soil list? Yes D No l8I Confirmed map soil type or inclusion: Yes Horizon Depth Matrix Color Redoximorphic Features Texture, other A 0-12" 7.5YR 3/3 Organic Silt Loam -~---~----so, Hvdric Soil Indicators Yes I I No l8I D Histosol/Histic Epipedon D On Hydnc Srnls List D Gleyed D Sulfidic Odor D Reducing Conditions D High Organic Content in Surtace for Sandy Soils D Concretions/Nodules D Organic Pan/Streaking in Sandy Soils D Other within 3 inches D Redox. Features within D Regional Indicators 10 inches Is the 1987 Manual hydric Soil criterion met? Yes D No l8I Remarks: Hvdroloov Recorded Data Recorded Data Available: IOI Aerial Photos: J 0 L Stream Gauae I D I Other I D Field Data Death of Inundation: NONE Death to Saturation: NONE Death to Free Water: NONE Primar:y H~drolQg~ Indicators: Secondar:y H~drolog~ Indicators: D Inundated D Drift Lines D Oxidized Root Channels D FAG-Neutral Test (upper 12 inches) D Saturated within 12 in. D Sediment Deposits D Local Soil Survey D Water Marks D Wetland Drainage D Water Stained Leaves D Other: Yes Pattern: Swale Growina Season: Is the 1987 Manual hydrology criterion met? Yes D No l8I Remarks: Detenn1nation I Wetland? Remarks: Yes D No l8) Genesis Resource Consulting 142 Lamprecht Rd Winlock, WA 98596 (360) 520-2847 .. WETLAND DELINEATION REPORT APPENDIXB WASHINGTON STATE WETLAND RATING SYSTEM WETLAND RATING FORM GENESIS RESOURCE CONSU . LAND DEVELOPMENT & ENVIRONMENTAL SPECIALIST~ 142 Lamprecht Road \"'\1inlock, \X1A 9859(: GRconsulting@\juno.com 360-520-2847 Wetland Rating Form Washington State Wetland Rating System for Western Washington Rating Summary Wetland Name or Designation Location (S,T,R) Completed by Affiliation Date of site visit Rating Based on Functions Water Quality Function Score Hydrologic Function Score Habitat Function Score Rating based on Special Characteristics Final Rating Special Wetland Type HGM Class Rating Form Class Considerations for Special Protection Has the wetland been documented as habitat for any Federally listed Toreathened or Endangered species? -- Has the wetland been documented as habitat for any State listed Toreathened or Endangered species? -- Are Priority Species listed by Washington Department of Fish and Wildlife present? ----- MT DEVELOPMENT S-06 T-22N R-OSE Scott Brummer Genesis Resource Consulting 3/15/2012 Total Category IV 14 1 14 29 N/A Category IV y/n n n ---- n - N/A Slope Slope -- Is the wetland designated as a "Wetland of Local Significance" by the local jurisdication? n Summary 4/5/2012 page 1 -- Wetland Rating Form Western Washington Wetland Rating Form Slope Wetlands Water Quality functions 51. Does the wetland have the potential to improve water quality? (see p. 64) 1.1 Characteristics of the average slope of the wetland: -----~---i - Slope is 2% to 5% (1) 1 1.2 The soil 2 inches below the surface is clay, organic, or smells anoxic (hydrogen - sulfide or rotten o>nns). D ' 0 1.3 Characteristics of the vegetation in the wetland that trap sediments and pollutants: Choose the score appropriate for the descnption that best fits the vegetation in the wetland. Dense vegetaion means that it is diff,cult to see the soil surface. --- Dense ungrazed, herbaceous vegetation > 90% of the area wetland (6) • 6 S1 Subtotal 7 52. Does the wetland have the opportunity to improve water quality? (see p. 67) Answer YES if you know or believe there are pollutants in groundwater or surface water coming into the wetland that would otherwise reduce water quality in streams, lakes or groundwater downgradient from the wetland? Note which of tlle following conditions _provide the S(]_urces of pollutants. ------- Grazing in the wetland or within 150 ft. D -I Untreated stormwater discharges to wetland 'D --------- Tilled fields or orchards within 150 ft. of wetland :o ----. - Residential, urban areas, golf courses are within 150 ft. upslope of wetland -- j [,] --- Other (Note) 10 ----------------------- Multiplier 2 TOTAL for Water Quality Functions 14 Slope 4/5/2012 page 1 .. Wetland Rating Form Western Washington Wetland Rating Form Slope Wetlands Hydrologic Functions S3. Does the wetland have the potential to reduce flooding and erosion? (see p. 68) 3.1 Characteristics of vegetaion that reduce velocity of surface flows during storms: Choose the score appropriate for the description that best fits the vegetation in the wetland. -~l Dense, uncut, rigid vegetation covers > 1/4 of the area of the wetland (1) 1 3.2 Characteristics of slope wetland that holds back small amounts of flood flows: The slope of the wetland has small surface depressions that can retain water over at least 10% [ D I I 0 of its area. i S3 Subtotal! 1 S4. Does the wetland have the opportunity to to reduce flooding and erosion? (see p. 70) Is the wetland in a landscape position where the reduction in water velocity it provides halps protect downstream propeorty and aquatic resouirces from flooding or excessive and/or erosive flows? Note which of the following conditions apply: -------------------------------- ~[] --l --- Wetland has runoff that drains to a river or stream that has flooding problems ----------------···--------------------lo Other (Note) ------------. ----" --- Answer NO if the major source of water is controlled by a resetv0ir (e.g. the wetlandis a seep that on the downstream side of a dam) Multiplier 1 TOTAL for Hydrologic Functions I 1 Slope 4/5/2012 page 2 : ;) ' Wetland Rating Form Western Washington Wetland Rating Form All Wetlands Habitat Functions Hl. Does the wetland have the potential to provide habitat for many species? 1.1 Vegetation structure (seep. 72): Note all plant communities (Cowardin)_that cover more than _10% of_the wetland or 1/4 acre ,------ Aquatic bed D ------------ Emergent plants o, --------------------! Scrub/Shrub ( more than 30% shrub cover) 0 ' ------1 Forested (more than 30% tree cover) i 01 r------------ Forested areas with at least 3 strata (canopy, sub-canopy, shrub, herb/forb, i 10 2 moss/groundcover) i 1.2 Hydroperiod (see p. 73): Note the types of water regimes (hydroperiods) present within the wetland. The water regime has to cover more than 10% of the wetland or 1/4/_acre to_(:(Junt ( refer to text for descriptions of water regimes) 1------Permanently flooded or inundated ID ---------- Seasonally flooded or inundated D ------------ Occasionally flooded or inundated [D ------- Saturated only 0 ------------- Permanently flowing stream or river in, or adjacent to, the wetland D -- Seasonally flowing stream or river in, or adjacent to, the wetland D -----------I Lake-fringe wetland= 2 points D _L_ ···---- Freshwater tidal wetland = 2 points D 1 1.3 Richness of Plant Species (seep. 75): Count the number of plant species in the wetland that cover at least 10 sq. ft. Different patches of the same species can be combined to meet the size threshold Do not include eurasian milfoit reed canarygrass, purple /oosestrife, or Canadian thistle. ---------r-·--i > 19 species 1D ---- 5 -19 species 0 -----i < 5 species iD i 1 1.4 Interspersion of habitats (see p. 76): Use the diagrams below to determine interspersion between vegetation types, or vegetation types and unvegetated areas (may include open water or mudflats). IOI None I@ @I Moderate l@llow 1~sw Cl @1 High ------------___________________ 1~r-~1 - Moderate (2) 2 ----------------·-----·----.···---------~-·--··-·--··. ------ NOTE: If there are 4 or more vegetation types or 3 vegetation types and open water the score will be "High". Habitat 4/5/2012 page 1 • • ~ ,. ~ • Wetland Rating Form Western Washington Wetland Rating Form All Wetlands Habitat Functions 1.5 Special habitat features (seep. 77): Note all the habitat features that are present in the wetland. Large, downed, woody debris ( > 4 in. diameter and at least 6 ft. long) D ------------------------- Standing snags ( diameter at the base > 4 in.) D ----------------- Undercut banks are present for at least 6.6. ft. (2m) and/or overhanging vegetation extends at D least 3.3 ft. (lm) over a stream for at least 33 ft. (10m) --------------------------- Stable steep banks of fine material that might be used by beaver or muskrat for denning (> 30 D deg. Slope) OR signs of recent beaver activity are present. ------ At least 1/4 acre of thin stemmed persistent vegetation or woody branched are present in areas 0 that are permanently or seasonally inundated (structures for amphibian egg-laying) ----------- Invasive pants cover less than 25% of the area in each stratum D 1 Hl Subtotal 7 H2. Does the wetland have the opportunity to provide habitat for many species? 2.1 Buffers (seep. 80): Choose the description that best represents the condition of the wetland buffer. The highest scoring criterion that applies to the wetland is to be used in the rating. Refer to the text for the definition of "undisturbed''. --------- 100 m (330 ft.) of relatively undisturbed vegetated areas, rocky areas, or open water > 95% of D circumference. No developed areas within undisturbed part of the buffer (also no grazing). ----------- 100 m (330 ft.) of relatively undisturbed vegetated areas, rocky areas, or open water > SO% of iD circumference. ----------------------------------------·· - 50 m (170 ft.) of relatively undisturbed vegetated areas, rocky areas, or open water> 95% of circumference. D ----------------------------- 100 m (330 ft.) of relatively undisturbed vegetated areas, rocky areas, or open water > 25% of circumference. 0 50 m (170 ft.) of relatively undisturbed vegetated areas, rocky areas, or open water> 50% of ' D i circumference. _I If the buffer does not meet any of the criteria above No paved areas (except paved trails) or buildings within 25 m (80ft.) of wetland > 9S% I D ' circumference. Light to moderate grazing or lawns OK. • No paved areas or buildings within 50 m (170/t.) of wetland > 50% circumference. Light to D moderate grazing or lawns OK. -- Heavy grazing in buffer D Vegetated buffers are< 2m (6.6 ft.) wide for more than 95% of the circumference (e.g. tilled D fields, paving, basalt bedrock to the edge of wetland). [ ______ ------------------------------------ Buffer does not meet any of the criteria above. D I 3 Habitat 4/5/2012 page 2 Wetland Rating Form Western Washington Wetland Rating Form All Wetlands Habitat Functions 2.2 Corridors and connections {seep. 81): ------------------ Is the wetland part of a relatively undisturbed and unbroken vegetated corridor (either riparian or upland) that is at least 150 ft. wide, has at lest 30% cover of shrubs, forest, or native undisturbed prairie, that connects to estuaries, other wetlands, or undisturbed uplands that are at least 250 acres in size (dams in ripanan corridors and heavily used gravel roads are considered b~aks inth_e corricf_or)? Is the wetland part of a relatively undisturbed and unbroken vegetated corridor (either riparian or upland) that is at least 150 ft. wide, has at lest 30% cover of shrubs, forest, or native undisturbed prairie, that connects to estuaries, other wetlands, or undisturbed uplands that are at least 25 acres in size OR a Lake-fringe wetland, if it does not have an undisturbed corridor as in the questi()_n above? _ Is the wetland: e - within 5 mi. (8km) of a brackish or salt water estuary OR D .D ----------1------< within 3 mi. of a large field or pasture (>40 acres) OR within 1 mi. of a lake of a greater than 20 acres? 2.3 Near or adjacent to other priority habitats listed by WDFW Note all PHS types that are within 330 ft. (100m) of the wetland. Riparian Aspen Stands Cliffs Old Growth Forest Mature Forest Prairies Talus Slopes ------- Caves ----------- Oregon White Oak Woodlands Urban Natural Open Space Estuary/Estuary-like Marine/Estuarine Shorelines 2.4 Wetland Landscape {seep. 84) Ch_(}()se th(I descripfion below that best fits There are at least 3 other wetlands within 1/2 mi. a, BUT the connections between them are disturbed. (3) i['.J D 0 I - D D D D D lo I D D D iD . D -- --------··-·----·------------------.... . H2 Subtotal TOTAL for Habitat Functions Habitat 4/5/2012 1 ------- 0 3 7 14 page 3 February 15, 2012 Santhosh J. Moolayil P.O. box 1478 Everett, WA 98206 SUBJECT: "On Hold" Notice Department of Community and Economic Development Alex Pietsch, Administrator Talbot & 55th Preliminary Plat / LUAOS-043 Dear Mr. Maoolayil: The Planning Division of the City of Renton accepted the above master application for review on May 7, 2008. During our review, staff has determined that additional information is necessary in order to proceed further. The following information will need to be completed so that we may continue the review of the above subject application: • The City has made an effort to complete an Independent Secondary Review of the provided Wetland Reconnaissance, Delineation, and Mitigation plan. However, once a field visit was conducted only three wetland flags remained in the field from the original delineation. Furthermore, the site visit identified that a notch has been dug out of a portion of the wetland draining the wetland into the roadside ditch. These two factors results in a different wetland condition at the site then represented in the provided studies. The applicant will be required to re-delineate and survey the existing wetland and update the mitigation plan and document to reflect the sites new conditions. Once completed please provide the City with 5 copies of the updated wetland delineation and mitigation plan including 5 large mitigation plan sheet (22"x34"). At this time, your project will remain "on hold" pending completion of the above information followed by the Independent Secondary Review. Please contact me at (425) 430-7314 if you have any questions. Vanessa Dolbee Senior Planner cc: M.T. Development, LLC / Owner(s) File Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov ~-- Vanessa Dolbee From: Sent: To: Cc: Subject: Follow Up Flag: Flag Status: Hi Vanessa, Stephanie Smith [stephanie.smith@otak.com] Thursday, February 09, 2012 4:51 PM Vanessa Dolbee Suzanne Anderson Talbot and 55th site conditions Follow up Flagged Thank you for returning my call regarding the site conditions at the proposed Talbot and 55th plat. Yesterday (February 8, 2012), Suzanne and I stopped at the site to assess the conditions and make sure that the wetland flags were in place in order for us to evaluate and review the wetland and the documentation provided to us by the City. We were only able to find three wetland flags associated with the delineation that was conducted nearly 4 years ago. We also saw 5 flags that appeared to be related to some kind of soils pit. In the area around the wetland flags (upslope, at what we assume is the eastern end of the wetland) we did not find any wetland conditions. However, there is a wetland located in a swale adjacent, and running parallel to Talbot Road, and separated from the road by small berm. It appears that the northern portion of the wetland area may have been man-made and a notch has been dug out at the far northern end so a portion of the wetland drains into the roadside ditch. We saw no evidence that the wetland outlets to the south. Vegetation in the wetland is dominated by reed canary grass at the southern end and one large cottonwood towards the center. The northern end of the wetland is dominated by creeping buttercup, American speedwell, and small-fruited bulrush. There were also numerous small rush, including both soft rush and dagger-leaf rush. I anticipate that during the spring and summer the vegetation is much more dense. Because the wetland reported in the application is so different than what was found on site, the applicant needs to have the existing wetland delineated and surveyed. Please contact me if you have any questions. Thank you, Stephanie • Stephanie Smid, I Wetland Biologist I 0230 NE Points Drive, Suite 400 I Kirkland, Wl\. 98033 v: 425.739.7978 I f: 425.827.9577 W\vw.otak.com J'.J Reduce. Reuse. Recycle Disclaimer: The information transmitted in this a-mall message and attachments, if any, may contain confidential material, and is intended only for the use of the individual or entity named above. Distribution to, or review by, unauthorized persons is prohibited. In the event of the unauthorized use of any material 1 " In this transmission, neither Otak nor the sender shall have any liability and the recipient shall defend, Indemnify and hold harmless the sender, Otak and Its principals, agents, employees and subconsultants from all related claims and damages. The recipient understands and agrees that any use or distribution of the materlal in this transmission is conditioned upon the acceptance of the terms stated in this disclaimer. If you have received this transmission in error, immediately notify the sender and permanently delete this transmission Including attachments, if any. 2 Vanessa Dolbee From: Vanessa Dolbee Sent: To: Wednesday, February 01, 2012 8:57 AM 'Stephanie Smith' Subject: RE: Talbot & 55th Scope of Work Stephanie, We appreciate the adjustment. Please proceed with the Secondary Review for Talbot and 55th. 'v'anessa (J)o{6ee Senior Planner Department of Community & Economic Development City of Renton Renton City Hall -6th Floor 1055 South Grady Way Renton, WA 98057 425.430.7314 From: Stephanie Smith [mailto:stephanie.smith@otak.com1 Sent: Monday, January 30, 2012 3:23 PM To: Vanessa Dolbee Subject: Talbot & 55th Scope of Work Hi Vanessa, Attached is the revised scope of work for the Talbot & 55th wetland review. I was able to reduce the fees to under $4,000. I hope this is helpful! As always, please call with any questions. Stephanie Stephanie Smith I Wetland Biologist 10230 NE Points Drive, Suite 400 I Kirkland, WA 98033 v: 425.739.7978 I f 425.827.9577 WW\v.otak.com ~ Reduce, Reuse, Recycle Disclaimer: The information transmitted in this e-mail message and attachments, if any, may contain confidential material, and is intended only for the use of the individual or entity named above. Distribution to, or review by, unauthorized persons Is prohibited. In the event of the unauthorized use of any material 1 in this transmission, neither Otak nor the sender shall have any liability and the recipient shall defend, Indemnify and hold harmless the sender, Otak and Its principals, agents, employees and subconsultants from all related claims and damages. The recipient understands and agrees that any use or distribution of the material in this transmission is conditioned upon the acceptance of the terms stated In this disclaimer. If you have received this transmission Jn error, Immediately notify the sender and permanently delete this transmission Including attachments, if any. 2 Scope of Work City of Renton Talbot and 55th Preliminary Plat Secondary Review Otak Project No. 31989A Proposal for Professional Services January 26, 2012 The following scope of work and cost estimate was developed by Otak, Inc. (Otak) to provide the City of Renton (City) with a secondary review of critical areas issues associated with the land use application for the Talbot and SS'h Preliminary Plat project. The secondary review will be based on documents provided to Otak by the City, and will include a site visit. Our approach to this work is divided into four tasks: 1) background review, 2) wetland verification site visit, 3) preparation of a memorandum of findings, and 4) project coordination. Scope of Work Task I-Background Review As instructed by the City, Otak staff will review documents submitted by the Talbot and 55"' Preliminary Plat project applicant (applicant) to determine whether the documents adequately evaluate all probable wetland and buffer impacts, and whether adequate mitigation and monitoring plans arc included that arc consistent with King County Development Standards and policies (such as King County Department of Development and Environmental Service (DDES) Customer Information Bulletins and Critical Areas Ordinance Cser's Manual) that were in effect at the time of project vesting (May 7, 2008). Projected-related documents sent by the City to Otak for review include: • Wetland Reconnaissance (dated April 2008) by Genesis Resource Consulting; • Wetland Delineation (dated July 2008) by Genesis Resource Consulting; • Wetland l\.1itigation Plan (dated November 2011) by Genesis Resource Consulting; • Sheet P01 Cover Sheet of Talbot and 55'h Preliminary Plat (revision date January 23, 2008) by Pacific Engineering Design, LLC (site map); and • copy of King County Critical Areas Regulations (Chapter 21A.24) that were in effect in May 2008 (time of project vesting). Task 2-Site Visit/Wetland Verification Two Otak staff members will conduct a site visit to the approximately three-acre project parcel (#793100-0151) located at the southeast corner of South 55'' Street and Talbot Road South (excluding the separate single family lot located in the northwest corner of the parcel). The purpose of the site visit will be to ,,crify the wetland delineated in 2008 by Genesis Resource Consulting, and to assess its characteristics and rating. To the extent possible, we Talbot and 55'6 Preliminar)' Plat Seco11darJ' Review K:\project\31900\31989A \Cootract\31989A Talbot-55 St review ::SU\X'.Jocx 1 otak ' Scope of Work Continued will also assess the site for additional wetland areas (the site reportedly is covered by dense thickets of blackberries). Assumptions: • Otak will verify the presence of the reported wetland and its characteristics, as well as its approximate location and size. However, if the wetland boundary flags placed by Genesis Resource Consulting on March 19, 2008 are no longer in place, we will not be able to verify that the wetland boundaries that we observe in the field are exactly those depicted on the site map. • • We will only perform a reconnaissance (not a formal delineation) of any additional wetland areas that we may discover during our site assessment. Our site assessment may be limited depending on the extent of dense blackberry thickets. Task 3-Memorandum of Findings Based our review of the project documents provided to Otak by the City and information gathered during our field assessment, Otak staff will prepare a memorandum that summarizes our findings regarding: site conditions, the wetland delineation and rating; whether the documents adequately evaluate all probable project-related wetland and buffer impacts; and whether the proposed project and the compensatory mitigation, monitoring, and maintenance plans are consistent with King County Critical Areas Regulations and policies in effect at the time of project vesting (May 2008). This information will be provided in hard copy and pdf format for City use. Task 4--Project Coordination This task will include general project management, development of the project approach, and coordination with City staff. Assumptions: • This task does not include in-person meetings. Talbot and 55t1, Preliminary Plat SecondarJ' Review K:\projcct\31900\31989A \Contract\31989A Talbot-55 St review SOW.Joe:-. 2 otak . . ' . Schedule and Fees Our proposed fee summary is as follows: Task I-Background Review Task 2-Site Visit/Wetland Verification Task 3-Memorandum of Findings Task 4---Project Coordination Expenses (Estimated) Scope of Work Continued Proposed Fee Total $ 550 $1,500 $ 1,475 $ 400 i..1Q $ 3,955 Otak proposes to complete the abm·e Scope of Work for a time and materials amount of $3,955.00. In-house reimbursable expenses, such as copies, reproductions, etc. and any outsourced direct expenses (e.g., postage/deliveries, mileage, etc.) will be invoiced at cost plus 10% and are included in the contract amount. We will not exceed this budget without prior approval from the City of Renton. J f conditions are found to be different from those described above, Otak will notify the City of Renton immediately to discuss any impacts to the scope of work and budget We appreciate the opportunity to work \\~th you. If you have any questions regarding this proposal or need additional information, please feel free to contact Stephanie Smith at (425) 739-7978. Talbot and 55 1 h Preliminary Plat Seconda,:y RevinP 3 otak K:\projec1\31900\31989A \Contract\31989A Talboi·SS St review SOW.doc;,; GENES RE~···· LAND OEVELOPMEI 142 Lamprt GR, January 18, 2012 Ms. Vanessa Dolbee Senior Planner City of Renton ,:E CONS ... TING RONMENTAL SPECIALISTS "inlock, WA 98596 tjuno.coin 2847 5-047.1 Department of Community & Economic Development 1055 South Grady Way Renton, WA 98057-3232 Dear Ms. Dolbee; Genesis Resource Consulting has recently completed a wetland compensatory mitigation plan for MT Development at Talbot and 551 h, TPN 793100015106. GRC has previously completed several projects in King County but not within the City of Renton. It has come to my attention that a singed cover page to the mitigation plan was missing from the submittal made by MT Development or their consulting Engineers. I have enclosed a singed cover page for the work we completed and a statement of qualifications for our company that includes some recent larger projects. GRC has delineated hundreds of wetlands in Western Washington and Oregon since beginning in 1998. If you need any further information or documentation to evaluate our qualifications, please contact me at 360-520-2847. Thank you for time and consideration. I look forward to working with you to the completion of this project. Sincerely, ~~,tj,;,-- Scott Brummer Genesis Resource Consulting GENES. RE~· I. \\:1) l)] \ 1:LOP\[I 1 -t2 l ,;lll11 ( :E CONS _.TING RClN\ll:J\i l .\I. :-;p1:u \1.1\T\ ll11Hl.C(J!l1 ~h-+7 )-( 1--J."73 WETLAND MITIGATION PLAN TALBOT & 55TH PRELIMINARY PLAT PARCEL 793100015106 RENTON WASHINGTON, KING COUNTY PREPARED FOR: MT DEVELOPMENT 11625 Rainier Ave South Seattle, Washington 98178-3983 206-772-2300 PREPARED BY: Genesis Resource Consulting 142 Lamprecht Rd Winlock, Washington 98596 360-520-2847 November 29, 2011 Signed by Genesis Resource Consulting Wetland Specialist: GENE~--RE~- LAND DEVELOP1\IE1 142 Lamptc GR, :E CONS _ _,TING RONMENTAL SPRCTAUSTS Vinlock, WA 98596 quno.co1n ~847 5-M7 3 STATEMENT OF QUALIFICATIONS Genesis Resource Consulting is a multi-disciplined consulting firm located in the heart of Southwest Washington. Our company provides clientele with over 20 years of combined experience working with environmental and development issues in Washington and Oregon. Our goal is to provide timely, cost effective personal service to each of our clients. GRC provides professional consulting services to the private development sector, private property owners, public resource agencies and local jurisdictions in the fields of environmental analysis, project itnplcmcntation, permitting, land use planning and single family residential development. GRC is working at the forefront of development issues. We have completed numerous biological assessments, resource management and mitigation plans and other biological evaluations for a wide range of projects. \Y./ e have also begun working with small landowners and developers building single family residences. GRC is your one-stop project consultant. \X 1c have the skills and experience to take you from property acquisition to building completion, avoiding costly delays with sound pre- project planning and management. We arc highly respected by local, state and federal regulatory agencies. We have earned this respect by brining a balanced, sound science approach to development and resource protection. GRC wants to be your consultant of choice. We will strive to earn your trust through honesty and integrity, as we work for you, to make your projects a success. GRC staff has successfully completed numerous environmental projects throughout Washington and Oregon. The following arc examples of services GRC can provide and areas in which GRC staff have worked in the past: • Wetland Delineation and Assessment • Wetland Mitigation Design and lmplementation • Local, State, and Federal Environmental Permitting • Biological Assessments • SEPA and NEPA Environmental Assessments and lmpact Statements • Fish Habitat Survey and Habitat 1\ssessments • Forest Management Planning • Environmental Restoration Design and Implementation • Land Use Planning and Site Development • Owner Builder Home Development Specifics: Owner: Scott Brummer Staff: Jim Barnes Education: Bachelor of Science Degree in Biology and Environmental Studies. Experience: Hundreds of wetland delineations, assessments, and mitigation plans approved. Completed Corps of Engineering Wetland Delineation Training program 1998. Completed both large and small lot subdivision developments. Single Family Residential consulting for home and land development. Securing Federal, State, and local permits. Public education, classroom teaching for environmental issues. Nearshore and shellfish habitat assessment in the marine environment. MAJOR PROTECT EXAMPLES Project: Costco Wholesale Site -Clark County, Washington Client: Hinton Development Corporation Example of Permits: Corps of Engineers Nationwide Permit, Department of Ecology Functional Assessment, Clark County Building Permit, State Environmental Policy Act Checklist (SEPA) Completed: February 2004 Project Description: This large scale, retail development site is comprised of a building site and a substantial off site mitigation area. This project involved two large wetland delineations, full wetland mitigation plans, wetland enhancement / creation plans and a Washington State Functional Assessment Report. A large wetland fill is associated with the construction site and a large wetland creation is compete. Project: Summit Ridge/ Real Life Church -Camp-King County, Washington Client: Real Life Church, Maple Valley Example of work Level one feasibility study components, including; Land development site assessment, wetland delineation report, timber analysis, Conditional Use Permit / King Co., Coal Mine hazard analysis. Completed: Winter 2003 Project Description: This project has had multiple land sites with diverse development and environmental limitations. Our work with this client has led to acquisition of the Summit Ridge site in Black Diamond, Washington. Project: Carbon River Heights Client: Carbon River Heights L.L.C. Example of Permits: Pierce County W ctland approval, Pierce County Clearing and Grading Permit, Wetland Mitigation Plan, Wetland Buffer Reduction Plan. Completed: Work in progress Project Description: Working with Pierce Countv on a 640 acre subdivision to meet regulatory requirements for work adjacent to critical/ sensitive areas. To date, work has included a wetland delineation, sensitive area impact assessment, and a comprehensive mitigation and restoration plan. Future project work will include the implementation of the mitigation and enhancement plan. Denis Law Mayor January 18, 2012 Santhosh J. Moolayil P.O. box 1478 Everett, WA 98206 SUBJECT: "On Hold" Notice r r - City of 1 ~.ttWll Department of Community and Economic Development Alex Pietsch, Administrator Talbot & S5th Preliminary Plat / LUAOS-043 Dear Mr. Maoolayil: The Planning Division of the City of Renton accepted the above master application for review on May 7, 2008. During our review, staff has determined that additional information is necessary in order to proceed further. The following information will need to be completed so that we may continue the review of the above subject application: • An Independent Secondary Review of the provided Wetland Reconnaissance, Delineation, and Mitigation plan. This will be completed by the City's contracted biologist. At this time, your project has been placed "on hold" pending completion of the above information. Please contact me at (425) 430-7314 if you have any questions. Sincerely, Vanessa Dolbee Senior Planner cc: M.T. Development, LLC / Owner{s) File Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov Vanessa Dolbee From: Sent: To: Subject: Attachments: Stephanie and Suzanne, Vanessa Dolbee Tuesday, January 17, 2012 4:18 PM 'stephanie.smith@otak.com'; 'suzanne.anderson@otak.com' Talbot and 55th Secondary Review LUAOS-043 Memo to OTAK.pdf The City of Renton has a land use project we would like to have Otak complete a secondary review of the provided wetland studies and mitigation and monitoring plan. However, this project is unique because of two reasons; 1) the project is vested to 2008 standards and 2) the project is subject to a Settlement Agreement which requires the City to process the application under King County development standards. As such, the subject secondary review should be based on 2008 King County Code. In order to assist Otak in this review staff has put together the attached memorandum which contains some finding by staff as it relates to King County Code and the provided materials. I have not yet had the opportunity to work with Otak on a secondary review and therefore I have addressed this e-mail to both of you. If there is a preferred contact for this request please let me know. In addition, I can provide you with the documents in by either scanning and e-mailing them to you or by snail mail. Which would you prefer? Thank you for your secondary review of the Talbot and 55th Preliminary Plat. 'Vanessa ([)of5ee Senior Planner Department of Community & Economic Development City of Renton Renton City Hall -6th Floor 1055 South Grady Way Renton, WA 98057 425.430. 7314 1 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT DATE: TO: MEMO RAN January 17, 2012 OTAK DU M FROM: Vanessa Dolbee, Senior Planner SUBJECT: Talbot & ss'h Preliminary Plat Secondary Review -LUA08-043 The City of Renton received a land use application for review on May 7, 2008. This application has been "on hold" pending receipt of requested materials, of which included a Critical Area report that adequately evaluates the proposal and all probable impacts and a mitigation and monitoring plan. Based on the acceptance date ofthe subject project, the application is vested to 2008 standards. In addition, the subject proposal is subject to a Settlement Agreement, which requires review of the subject project under King County development standards instead of City of Renton development standards. On December 6, 2011 the applicant submitted the required materials requested in the "on hold" letters. City Staff has reviewed the following Studies prepared by Genesis Resource Consulting: 1. Wetland Reconnaissance, dated April 9, 2008 2. Wetland Delineation, dated July 24, 2008 3. Wetland Mitigation Plan, dated November 29, 2011 4. Sheet POl, Cover Sheet of Talbot and SS'h Preliminary Plat, received December 6, 2011 Staff findings based on review oft he provided materials in comparison to the 2008 King County Code: 1. The Category IV wetland would require a SO foot buffer. The applicant has proposed a 20 foot buffer on three sides and no buffer on the north side. This does not appear to comply with King County Code. 2. KKC 21A.24.335C permits the "relocation" ofthe wetland as proposed, however specific code sections permitting the wetland to be relocated to the stormwater detention pond was not found. In addition, the provided studies did not address the criteria included in 21A.24.125A or identify that the recreated wetland would achieve equivalent or greater wetland functions. 3. KKC 21A.24.180A requires all Critical Areas to be located in a critical area tract. The applicant has proposed the wetland and buffer to be located in the h:\ccd\planning\current planning\projects\08~043. vanessa\mcrno to otak.doc OTAK Page 2 of 2 January 17, 2012 detention pond, and not a separate tract. This does not appear to comply with King County Code. 4. KKC 21A.24.130 C.1 requires critical areas report to included an analysis of potential impacts. There is no analysis of potential impacts in the provided studies. Staff is requesting that OTAK review the provided studies as an Independent Secondary Review. Included with the secondary review, please identify compliance with 2008 King County Code and provide recommendations for mitigation in order for the development to be compliant with King County Code. If you have questions please contact me at Vdolbee@rentonwa.gov or 42S-430-7314. h:\ced\planning\current planning\projects\08-043. vani.:-ssa\memo to otak.doc Denis Law Mayor December 21, 2011 Santhosh J. Moolayil P.O. box 1478 Everett, WA 98206 SUBJECT: "Off Hold" Notice r r -- _ City of • . _ µt~Wll Department of Community and Economic Development Alex Pietsch, Administrator Talbot & 55th Preliminary Plat / LUAOB-043 Dear Mr. Maoolayil: Thank you for submitting the additional materials requested in the December 21, 2011 letter from the City. Your project has been taken off hold and the City will continue review of the Talbot & ss'h Preliminary Plat project. The Preliminary Plat will be rescheduled for a public hearing to go before the Hearing Examiner after staff's review of the provided materials. If you have any questions, please contact me at {425) 430-7314. Sincerely, Vanessa Dolbee Senior Planner cc: M.T. Development, LLC / Owner(s) File Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov INSIGHT ENGINEERING CO. Vanessa Dolbee Senior Planner Department of Community & Economic Development City of Renton Renton City Hall -6th Floor 1055 South Grady Way Renton, WA 98057 Re: Talbot & 55th Preliminary Plat (LUAOS-043) !ECO No. 11-0539 Dear Vanessa, December 6, 2011 1.-·-i ,__, • . : .. I : /.) DEC O 6 ZOii The project referenced above is revised in response to the review comments dated November 9, 2011 to Joseph M. Hopper of Pacific Engineering Design, LLC. The applicant has authorized me to be the contact and in charge of responding to the city towards the review comments. Along with this letter we have included revised the Plat Map and Wetland Mitigation plan. The comments area addressed as follows. I. The attached preliminary plat map shows the wetland area delineated by Genesis Resource Consulting. 8 copies are attached. 2. Refer to the attached report by Genesis Resource Consulting for the critical area report. 3. Refer to the attached report by Genesis Resource Consulting for the mitigation and monitoring plan. 5 copies area attached. We also would like to remind you that the applicant had submitted a request to pay a fee-in-lieu for the recreation space on August 21, 2008 and have not heard a definite answer from the city. This is very important for us, as it affects the lot layout. Please feel free to contact me wi.th any questions or comments you may have. Sincerely, {\ .-~--:, ;,:~-~ "-.. ,, -.~----..2---- Santhosh J. Moolayil Project Manager PO Box 1478 • Everett, WA 98206 • Phone: (425) 303-9363 Fax: (425) 303-9362 • Email:info@insightengineering.net • .. • :E CCJNSuLTING : . \ ,-..... l) ; : \ I .i ,: ' :·-..i I . i .. :111· WETLAND MITIGATION PLAN TALBOT & 55 111 PRELIMINARY PLAT PARCEL 793100015106 RENTON WASHINGTON, KING COUNTY PREPARED FOR: MT DEVELOPMENT 11625 Rainier Ave Sooth Seattle, Washington 98178-3983 206-772-2300 PREPARED BY: Genesis Resource Consulting 142 Lamprecht Rd Winlock, Washington 98596 .%0-520-2847 November 29, 2011 ' ' A1T Development Talbot & 551;, 1\1.itigation Plan. Genesis Resource Consulting TABLE OF CONTENTS Background .................................................................................................................... 3 Mitigation Goals and Objectives ..............................•..•................................................. 3 Performance Standards .................................................................................•.....•...•.•. 4-5 Planting Plan .......................................................•..•.......•........•................................... 5-6 Planting Specifications & Project Schedule ............................................................... 6-7 Monitoring and Maintenance Plans ......................................................•.................... 7-8 Integrated Pest Management ................................................................................... 8-12 Soil Erosion and Grading BMP's ............................................................................ 12-14 Contingency Plans ................................................................................................... 14-15 MAPS Sheet 1 Sheet 2 Sheet3 Vicinity Map Wetland Creation Detail Planting Plan Detail ' MT Development Talbot & 5511' lv!itigation Plan. Genesis Resource COnsu/ting BACKGROUND Parcel 793100015106 is currently undeveloped and does not contain structures or dwellings. This parcel is located at Talbot Rd S & 192'"' St Renton, WA. This is an approximate 2.91 acre parcel. The current zoning is Residential. RESOURCE CONCERNS Genesis Resource Consulting completed a wetland delineation on July 24, 2008 that flagged and identified a small 1,274 sq' Class IV slope wetland originating from the slopes above the parcel. A total of 1,153 sq' of the wetland arc contained within the property boundaries. The wetland would require a 50' standard setback under King County critical areas code. MITIGATION GOALS AND OBJECTIVES The overall goal of this plan is to develop a series of mitigation measures that will meet the requirements of King County to mm'e approximately 570 sq feet of class IV wetland within Tract B designated for storrnwater control. The remaining wetland area (583sq') is currently contained in the proposed facility and will be enhanced for water quality and hydrologic function. The current wetland buffer is invasive species that would be replaced by native plantings. This mitigation plan will detail enhancement and mitigation measures that will provide compensatory mitigation for impacts associated with reducing the buffer and removing some vegetation for access. Based on the existing conditions at the project site, the following mitigation measures arc proposed. 1. Develop a water control facility in Tract B to include approximately 1,764 sq' of wetland retention area. This would leave the existing 583 sq' of wetland within the core and move the remaining 570 sq' within the facility for a total wetland area of 1,764 sq'. This creation would increase the wetland area by 1,181 sq' and provide a 2:1 mitigation ratio for the 570 sq' of impacted wetland. The creation area will be excavated to provide hydraulic function within the top 3" -6" of the surface during the early and late stages of the growing season and will be areas of inundation greater than 6" in depth during high water events. 2. Enhance wetland function of the 1,764 sq' of existing and created wetland area with native emergent plants. Seeding and plants to be established as outlined in the planting plan section with a mini.mum of 175 rhizome or bare root plantings to occur in the wetland creation. 3. The third goal is to establish a 20' wide native vegetation corridor, conducive with site and soil conditions, at the west, south and cast ends of Tract B. This will create a total buffer area of 3,200 square feet (20' wide X 160' long). This vegetation will provide for habitat and 3 • AJT Development Talbot & .5.S'h Mitigation Plan. Genesis &.roun'C C..Onsulting screening from outside disturbance. To complete this mitigation measure, 64 trees and 128 shrubs will be established within the wetland buffer. PERFORMANCE STANDARDS These performance standards will be used to evaluate whether the project's goals and objectives are being met. Since this is a small landowner site, the proposal is for the landowner to be responsible for meeting the performance standards and reporting any required information to the jurisdictional authority. 4 1) The survival rates for woody species and desired recruitment species within the mitigation area will be as follows: a) Year One: 100% survival of planted woody species and desired recruitment species. b) Year Two: 85% sun·ival of planted woody species and desired recruitment species. c) Year 'lbree: 70% survival of planted woody species and desired recruitment species. 2) It is expected that the plant species best adapted to the site conditions within the mitigation areas will exhibit the highest sun,ival rates within additional numbers of those plant species occurring on.r the course of the monitoring period and through natural recruitment. Therefore, the overall species composition within the 1nitigation area may changt'. ov<.:r time. 3) Herbaceous species survival rates shall be based on overall plant cover. The performance standards for herbaceous species are as follows: a) Year One: 15% cover from planted herbaceous species and desired recruitment species. b) Year Two: 50% cover from planted herbaceous species and desired recruittnent spccil'.s. c) Year Three: 80% cover from planted herbaceous species and desired recruitment species. 4) Hydrology Standard: A deterrnination of hydrology criterion being met is for inundation or saturation within 12 inches of the surface for 12.5% of the growing season from March 1 -October 31. This standard will be evaluated by using standard instrument survey for delineation. The wetland is expected to see an increase in hydrology and should experience an increased hydrologic function. MT Development Talbot & 551 1, Mitigation Plan. Genesis &source COnsulting 4) Invasive Plant Species: a) Some of the mitigation an.:a currently contains invasive plants species. Control should be conducted utilizing the methods given in the "Integrated Pest Control" section of this plan. b) During the second and third years of the monitoring period, any areas of reed canarygrass or thistle over three feet in diameter or blackberry ( other invasive woody vegetation) over five feet in diameter shall be removed. PLANTING PLAN Wetland Creation: Plant graded and otherwise disturbed areas within the creation area of Tract B. Western mannagrass (G!ymia ocridmt,ili.1)-15% Tufted hairgrass (Deschampsia ce.rpilo.ra)-10% Native red fescue (restuta rubra mhra) -25% Slough sedge (Carex obnupta) -25% Creeping spike rush (E!eochmi.r palu.rtm) -25% Recommended application rate is 5.5 ounces per 1,000 sq'. Table 1. Planting Plan Specifications Planting to enhance Wetland Creation Area Emergent Wetland (1,764 sq') Plantinl!: densitv: 100 I 1,000 SQ. ft. Tree Species Plant Form lvfinimum Required Number Soacing Slough sedge (Carex obnuf)la) Bare Root 24" X 24" 50 Common spike rush (Eleocharis Da/ustris) Rhizome 24" X 24" 50 Tapered rush (funcus acuminatus) Rhi:-:ome 24" X 24" 25 Small-fruited bulrush 15,irtws miirocamus) B:::ire Root 24" X 24" 50 Total 175 5 • • 1\1T Development Talbot & S5'h Mitigation Plan. Genesis Resource Consulting Wetland Buffer: Plant created wetland buffer and all graded or otherwise disturbed areas with the following seed mixture: Annual ryegrass -40% Tall fescue -30% T uftcd hairgrass -10% Orchard grass -10% Clover or similar ground cover -10% Recommended application rate is 8 to 12 ounces per 1,000 square feet. Table 2. Planting Plan Specifications Planting to enhance Wetland Buffer (3,200 sq') Planting density: 60/ 1,000 sq. ft. Planting density: 20 trees and 40 shrubs/ 1,000 sa. ft. Tree Species Plant Form Minimum Size Oregon ash (1-'f'axinus Bare Root 18-24" !atijolia) Western red cedar (rhuja Bare Root 12-18" fJ/icata) Total Shrub Species Plant Form l\,finimum Size Red-osier dogwood Bare Root 2-3' (Cornus sto!onifera) Vine maole {Acer ninatum) Bare Root 2-3' Indian plum (Oem!ena Bare Root 1-2' cerasi(ormis) N ootka rose (Rosa Bare Root 1-2' nutkana) Total PLANTING SPECIFICATIONS Minimum Soacinl!: Row planting near wetland ed2ee Top of slope Minimum Soacim, 3-4' O.C. or clustered 3-4'0.C 3-4' o.c. 3-4' O.C. Required Number 32 32 64 Required Number 60 20 20 28 128 *If potted maten·als are used, densities will be d'.ii.ll\~i:d tu n:J?r:d increased survivabi!iry and cost assodated with the mitigation planting. Source of Plant Materials. All plant materials will be obtained from nurseries specializing in native Pacific Northwest plant materials. 6 • l\,f[ Development Talbot & 551 1; Afitigation Plan. Genesis &source COnsulting Planting Time. Plant bare-root shrubs and trees between mid-November and late-March, when plants are dormant. If planting is conducted outside this time period, containerized plant stock with extra watering will be used to ensure that plants become adequately established. Planting Guidelines. For bare-root stock, excavate a hole large enough in diameter to accommodate the plant roots without restriction. Plants will be held in place with the top of the root mass at ground level. Topsoil will be backfilled around the roots and lightly tamped to remove any air pockets in the soil. h,r containerized plants, excavate a hole, 1 Yz times the size of the containerized root mass and plant as above. Cuttings shall be planted using a planting bar. Two-thirds of the cutting should be below the soil surface. Future maintenance shall consist of scarification (by hand) to keep the 1-foot diameter area around the plantings free of herbaceous ,·egetation until they are well established. If the soils are not saturated, each plant should be watered at the time of planting. Supplemental watering (3-4 times during the summer season) may also be required to ensure plant survival and 1nitigation success. PROJECT SCHEDULE Project construction activities in the riparian mitigation area ate expected to occur in the fall- winter of 2011-2012 upon acceptance of this plan. The expected time to complete the plantings is one to two weeks. All plantings will be monitored during the first growing season following the initial planting (2012). and then for the next two growing seasons. MONITORING AND MAINTENANCE PLANS The following actions will be implemented as part of the monitoring and maintenance plan on this site: 1. The initial plantings will be completed or under the supervision of GRC to ensure that correct planting procedures are followed and that plantings are done according to the planting scheme. 2. Prior to the installation of the plantings, invasive plant removal shall occur. This includes the removal of plant species. 3. Ground preparation shall occur in sections of the mitigation area that do not contain sufficient topsoil or do contain excessive amount of cobble, boulders, or fill material. In these areas, the material shall be removed and replaced with a layer of organic topsoil to a depth of at least 12 inches. Silt fence shall be installed on the st~eamside of any topsoil placement. 4. Monitoring of all planted areas shall begin once the mitigation site is established and shall continue at least once each year during three successive growing seasons during the late spring or summer time period. 1\ report documenting the monitoring results will be 7 J\..1T Development Talbot & 55th lvlitigation Plan. Genesis Resource Consulting submitted to the City of Renton annually. This report will identify deficiencies in the enhancement progress and any contingency measures that will be taken to correct those deficiencies. Photographs taken from established photo-stations will be included with these reports. 5. Monitoring will be achieved using fixed vegetation sampling stations within areas representative of the plant communities being established. These monitoring stations would be used for the duration of the monitoring program. At each monitoring station, fixed-point photos will be taken annually to document the condition of the enhanced areas. Photographs will be taken at all locations established during the compliance monitoring site visit and thereafter each year of the monitoring period from the established photo points. If the planted stock does not surviYc, but native naturally colonizing plant species replace them, then the project may be judged to meet the threshold criteria for successful plant community establishment. 6. To ensure planting success, the Applicant will be responsible for performing minor maintenance over the monitoring period. Tb.is will include the selective removal of undesirable plant species such as blackberry or reed canarygrass that may be hindering the growth and establishment of the favored plant stands. Undesirable plant species will be removed by hand or in accordance with the recommendations of the local Weed Control Board. An area, 1-foot in diameter surrounding each planted woody species, will be kept free of competing vegetation. This can be accomplished either by scarifying the area by hand or through the use of weed-control rings. 7. Maintenance of the mitigation area may include irrigation. If necessary, a temporary above ground irrigation system capable of watering the entire enhanced buffer zone area will be installed. INTEGRATED PEST MANAGEMENT Control methods for the invasive plant species that arc rnost prevalent on the site are given below. Control of these or any other itwasivc plant species on the site with the use of herbicides must be coordinated with a wetland professional familiar with this project and the King County Weed Control Hoard. Only persons possessing a valid aquatic herbicide applicators license shall administer herbicide applications. 8 Canada thistle (Cirsium arvense) Canada thistle is a competiti\'c perennial broadleaf weed with an extensive spreading root system. Canada thistle was introduced into North America in the late 1700's from Europe. Canada thistle can be controlled by chemical, rnechanical and biological methods. -\JT Ve1•t/()pmen! Talbot C'' 5 5 Jltt:r.11tior, /Jlt11;. Gent'.Ji., Re.rnura Con,·ulting 9 The above ground portion of the plant commonly reaches heights of 2 to 5 feet. The toots can extend up to 17 feet horiwntally from the stem and 20 feet below the soil surface, although most of the ro, ,ts arc in the top 15 inches of the soil. Canada thistle reproduces fro1n seeds as well as frnm the root system. The first true leaves from seed or root system are thick and cow red with short, bristly hairs. Leaf margins are w,iYy and irregularly lobed. Each lobe ends in a sharp prickle. On older plants the leaf lobes become more pronounced and prickles become longer and thicker. I .cans arc alternate on the stem, and base of each leaf surrounc.h the stem. Stems do not have spines or prickles on them. Canada thistle flower heads are flask-shaped; '12 to % inches in diameter, and contain many small tubular flowers. '.\!ale and female flowers are found in separate heads and on different plants. Flower color varies from white to purple; most flowers arc rose-purple. Each flower head produces about .50 seeds and an average stem bears 12 to 14 flowers. Seeds arc attached to a whit isb tuft of hairs called pappus, which aids in seed dispersion by wind. Flowering occurs from June through October. Seeds exhibit very little dormancy, which means they can germinate shortly after being dispersed. Canada thistle seeds can germinate the year it is produced. Seeds can remain viable in the soil for 20 years. Canada thistle is adapted to a wide range of soil conditions. Scn::n to nine weeks after plant crncrgcncc as seedlings the root system can produce nmner roots capable of producing new shoots. These new shoots develop from adventitious root buds. Tillage equipment can cut an established root system into several pieces, which can initially produce dense stands of Canada thistle. Repeated cutting of the root "·stc:111 can deplete food reserves. I lerbicide Control: Control of Canada thistle with herbicides is decreased when plants are under moisture stress. If plants arc wilted ot soil moisture appears poor in the upper 1 foot of soil, it is desirable to delay herbicide application until after rainfall has occurred. 'l'he two most effective times for herbicide application to Canada thistle are at the bud stage and during regrowth in the fall. Herbicides such as Garlon 2-4-D, Roundup, or Touchdown have been successfully used for Canada thistle control. However, in or<lcr to control Canada thistle, each individua] plant must be treated. ,\[T l),:1,d11pm,:1t.' 1:J//11); c"" 5i .. \liti1Ftirnr P:'a11. G,:110::,· Re,·ou/"Ce C-onm/tin,~ 10 Recommended Treatment Ra1es: ( ;1, phosate ROUNDlTP /TOCCHDO\XlN AT TO 2 qt/acre TWO APPLIC.\TIONS PER SE1\SON; one in June after flower buds are formed and before flowers open and a second on regrowth when it reaches 8 to 10 inches tall mid-season or G to 8 inches tall in September and early October. Applications of 1 to 1 1 /2 qt/acre applied twice (initially and then on regrowth) will be more effective than a 2 to , 'l' / acre single dose. Persistence is the key to a succe"ful Canada thistle control program. Multiple herbicide treatments must be u:-;cd to achieve control. Control measures that can be used for at least hvo to three :::;ucccssivc years should be chosen. Biological Control: Applications of the beetle Ca.rsida rub~gnosa arc effective in controlling Canada thistle. The larrnc and adults of this beetle feed on tl1e stems and foliage of Canada and musk thistle. Overwintering adults begin feeding and laying eggs in early spring. Peeding is continuous until well after the first frost. Plants arc often severely defoliated by this hardy and effective beetle. Himalayan blackber,;y (Rµbus di,mlor) anJ evergreen blackbcrrv Qs.. !a,iniatu,) Rubus dis,o!or and R. !adniatus are robust. sprawling, more or less evergreen, glanclless shrubs of the Rose Family (Ro.racme). · fhcse shrubs appear as large mounding thickets with some of the canes standing up lo 9 feet t,i[l. Other canes lie along the ground surface with erect or rising tips, trail or climb up to 20-40 feet, frequently taking root at the tips. Mechanical Control With proper management, areas infested ,vith R. discolor and K !a,i111atus can be restored to more desirable \-egct:.1tion. l\.1echanica1 ren1oval may be the tnost cffrctt,c way of removing the mature plants. Subsequent trcatmcnr with herbicides should be conducted cautiously for two reasons: (1) both species of blackberries often grow in riparian areas such as that those that occur in the mitigation area and the herbicide niay be distributed to unforeseen locations by running water, and (2) some herbicides promote ,·egctat:ive grm,·th from lateral roots. Hand Pulling: This method may be used to destroy seedlings and young plants up to 6 feet tall. Seedlings are best pulled a ftcr a rain when the soil is loose. This facilitates removal of the rooting system, which may resprout if left in the ground. Plants should be pulled as soon as thci arc large enough to grasp but before they produce seeds. .\IT Ue11e/()pmen! "J~d!Nt C':"' .i) ., iil:~afirm /Jl,111. Cmesfr Iv.1·,;ium Conxulfin,g 11 For plants up to 12 feet tall a cLn\ 111attock is effective for remoYing the root crowns. The claw loosens the soil around d1c root, and the plant is pulled out m the same way that a claw hammer is used to pull out nails. Cutting: :tvfanually operated tooh ~uch a:--brush cutters, power saws, axes, machetes, loppers and clippers can be used to cut blackberries. This is an important step before many other methods are tried, as it removes the aboveground portion of the plant. In addition, for thickly grO\ving, multi- stemmed shrubs such as blackberries, access to the base of the shrub may nm only be difficult but dangerous where footing is uncertain. An advantage of cane removal over foliage herbicides is that cane removal does not stimulate sucker formation on lateral roots. However, rctnoval of canes alone is insufficient to adeyuately control blackberries, as the root crown will simply resprout and produce more canes. Hand Digging: The removal of rootstocks by hand digging is a slow but sure way of destroying blackberries, a weed which resprouts from its roots. The work must be thorough to be effective as every piece of root that breaks off and remains in the soil may produce a new plant. Such a tcchni,1ue is only suitable for small infestations and around trees and shrubs where other methods arc not practical. Biological Competition Sowing native plant species which have the potential to out-compete weedy exotics for important resources is usually a prn~entive method of weed control. In the case of the wetland mitigation area, rhe natiYc shrub and tree plantings will eventually grow to a height, which will shade the blackberries and hdp with their control. In most cases blackberries prevents the establishment of other native plants and must be initially removed. Follo\\ ing physical removal of mature plants, root crowns must be treated to prevent resprouting. Seedlings of native plant species usually cannot establish fast enough t( > cn1npcte with sprout growth frotn untreated blackberry stumps. Biological Control The USDA will not support the introduction of herbivorous insects to control blackberries due to the risk these insects may pose to conunercially important RuhtJs species. Herbicide Control MT Development Talbot & 5f" Jvfitigation Plan. Genesis Resource Consulting Control of blackberries is the same as that of Canada thistle. The two most effective times for herbicide application to blackberries are at the bud stage (after a berry has formed -late spring to early summer) an<l <luring regrowth in the fall. Herbicides such as Garlon 2-4-D, Roundup, or Touchdown have been successfully used for blackberry control. After initial treatment and wilting of leaves, the understory of the blackberry thicket should be seeded with a 60/40 mixture of perennial ryegrass (L.dium perenne) and annual ryegrass (L. multiflorum). The ryegrass will establish a rapid vegetative cover underneath the defoliated blackberry canopy within 7 to 10 days prior to the germination of blackberry seeds already in the soil, which require at least 20 days for germination. Recommended Treatment Rates: Clyphosate ROUNDUP /TOUCHDOWN AT 1 TO 2 qt/acre TWO APPLICATIONS PER SEASON; one in June after flower buds are formed and before flowers open and a second on regrowth when it reaches 8 to 10 inches tall mid-season or 6 to 8 inches tall in September and early October. Applications of 1 to 1 1/2 qt/acre applied twice (initially and then on regrowth) will be more effective than a 2 to ~ qt/ acre single dose. SOIL AND EROSION CONTROL BMP'S FOR DEVELOPMENT PHASE NEAR WETLANDS AND BUFFERS 1. Mark Clearing Limits: Prior to beginning earth disturbing activities, including clearing and grading, all clearing limits, easements, setbacks, sensitive areas and their buffers, leave trees, and drainage courses should be clearly marked to prevent damage and offsite impacts. 2. Establish Construction Access • Construction vehicle access and exit should be limited to one route if possible. • Access points shall be stabilized with quarry spall or crushed rock to minimize tracking of sediment onto public roads. • Wheel wash or tire baths should be located on-site. • If sediment is transported onto a road sutface, the roads should be cleaned thoroughly at the end of each day. Sediment should be removed from roads by shoveling or sweeping and be transported to a controlled sediment disposal area. Street washing should be allowed only after sediment is removed in this manner. • Street wash wastewater should be controlled by pumping back on-site, or otherwise be prevented from discharging into systems tributary to state surface waters without prior and adequate treatment. 3. Install Sediment Controls 12 • Prior to leaving a construction site, storm water runoff should pass through a sediment pond, sediment trap, or other appropriate sediment removal BMP. • Sediment ponds or traps, vegetated buffer strips, sediment barriers or filters, dikes, and other BMP's intended to trap sediment on-site should be constructed as one of the first steps in grading. These BMP's should be functional before other land disturbing activities take place. l'v1T Development Ta/hot & SS;. lvlitigation Plan. Genesis Resource Consultin,g 4. Stabilize Soils • All exposed and unworked soils should be stabilized by application of effective BMP's, which protect the soil from the erosive forces of raindrop contact and flowing water. • From October I through April .10, no soils should remain exposed and unworked for more than 2 days. From May l to September 30, no soils should remain exposed and unworked for more than 7 days. • Applicable practices include, but are not limited to, sod and other established vegetative cover, mulching, plastic coycring, and the early application of gravel base on areas to be paved. • Soil stabilization measures should be appropriate for the time of the year, site conditions, estimated duration of use, and potential water quality impacts that stabilization agents rnay havL on downstream waters. • Soil stockpiles should be stabili,cd and protected with sediment trapping measures. 5. Protect Slopes • Cut and fill slopes should be designed and constructed in a manner that will rm1unuze erosion. • Consider soil type and its potential for erosion. • Reduce slope runoff velocities by reducing continuous length of slope with terracing and diversions, reduce slope steepness, and roughen slope surface. • Divert upslope drainage and run-on waters from off-site with interceptors on top of slope. Off-site stormwater should be handled separately from stormwater generated on the site. Diversion of off-site stormwater around the site may be a viable option. • Provide drainage to remove groundwater intersecting the slope surface. • Excavated material should be placed on the uphill side of trenches, consistent with safety and space considerations. • Flow retention barriers should be placed at regular intervals within trenches, which are cut down a slope. • Stabilize soil on slopes. 6. Protect Drain Inlets 13 • All storm drain inlets made operable during construction should be protected so that stormwater runoff does not enter the conveyance system without first being filtered or treated to remove sediment. • All approach roads should be kept clean, and all sediment and street wash water should not be allowed to enter storm drains without prior and adequate treatment. MT Development Talbot & 55"1, Mitij,ation Plan. Genesis &source Comu/ting 7. Control Pollutants • All pollutants, including waste materials and demolition debris, that occur on-site during construction should be handled and disposed of in a manner that does not cause contamination of stonn\vatcr. • Cover, containment, and protection from vandalism should be provided for all chemicals, liquid products, petroleum products, and wastes present on the site. • Maintenance and repair of heavy equipment and vehicles involving oil changes, hydraulic system drain down, solvent and de-greasing cleaning operations, fuel tank drain down and removal, and other activities which may result in discharge or spillage of pollutants to the ground or into stormwatcr runoff should be conducted under cover and on impervious surfaces. These surfaces should be cleaned immediately following any discharge or spill incident. • Wheel wash, or tire bath wastewater, should not be discharged to the stonn drain, or the on-site stormwater treatment system. • Application of agricultural chemicals, including fertilizers and pesticides, should be conducted in a manner and at application rates that will not result in a loss of chemical to stor.mwater runoff Manufacturers' recommendations should be followed for application rates and procedures. 8. Maintain BMP's • All temporary and permanent erosion control and sediment control BMP's shall be maintained and repaired as needed to assure continued performance of there intended function. AU maintenance and repair shall be conducted in accordance with BMP's. • All temporary erosion and sediment control BMP's should be removed within 30 days after final site stabilization is achieved or after the temporary BMP's are no longer needed. Trapped sediment should be removed or stabilized on site. Disturbed soil areas resulting from removal of BM P's or vegetation should be permanently stabilized. CONTINGENCY PLANS Contingency plans are designed to identify potential courses of action, and any corrective measures to be taken when monitoring indicates project goals are not being met. In general, the contingency measures for this site arc as follows: 1. Replacement Plantings-Replacement plantings will be made throughout the monitoring period if .monitoring reveals that unacceptable plant mortality has occurred. Woody species will be re-planted to the original number of plants proposed in the accepted mitigation plan annually throughout the duration of the monitoring and .maintenance period. 2. Planting Plan Modifications-Modifications to the planting plan (i.e., plant species and densities) will be made if monitoring identifies problems with the original planting scheme. For example, if annual monitoring identifies that plant mortality is attributed to 14 J\1T Development Ta/bot & 5 511' Mitigation Plan. Genest! &source Consulting an inappropriate hydrologic regime, the replacement plantings should be made using a more suitable plant species. Any recommended changes to the planting scheme will be documented in the annual monitoring report. The addition of any new plant species, not already included in this mitigation plan, must be approved by King County. 3. Soil Erosion-Any areas demonstrating soil erosion problems will be restored as soon as possible. If there does not appear to be a problem with the original design, the eroded areas will be restored by replacing any lost topsoil and replanted according to the original planting scheme. 4. The plant communities included in this mitigation plan contain a variety of species representing a wide range of hydi-ologic regimes (facultative upland to facultativc wetland). It is expected that as the plant community evolves, the individual species will become established in the appropriate hydrologic regime. This may result in a plant distribution that varies slightly from the planting scheme detailed in this plan. This should not be viewed as a failure unless these variations result in unacceptable plant mortality or otherwise jeopardize the overall wetland functions and values. If monitoring identifies that the site is persistently wetter or drier than expected, and this variation is causing unacceptable plant mortality, then changes in the planting scheme will be made as described above (i.e., Planting Plan '.vlodifications). 15 S 18f.1th Sl ~:. ·l'_,lh ~I th s: th Pl S 19.Jtn St ,:,; "' c; l> < "' Cl', S 198th St S 2·'.r•.tth St IHI \t ,,., '> 7J2n~ St J f ,, "' "" "' " " "' )> )> < < " " V' V"• "' "' " )> < " .,. PARCEL LOCATION S J 9/tt, s: J I _~;· "' GENESIS RESOURCE CONSUITTNG LAND DEVELOPMENT & ENVIRONMENTAL SPECIALISTS 142 Lampredit Ro.u.l \Viulot.:k, \VA 98396 G Rconsulting((1 juno.com 360-520-2847 j <D a, g l> < '" ..,., Sc 18/tl\ St Sc 18811\ St - ,1------~ 400 m (I 1200 ft Se tB~,,d St Se I/9th l'I S<! \ BQlll Sr Se 18 Jst S1 Se 190th Pl /3 ><• 19)nd St S 204th St &. J> < ,,, ,;; '" Se I 9~th St -~ -g ~ &; ,. l> ,; g. < "' l> l> "' < < " "' "' l{ ..,.. " Sc 2,:r,tll St Se 2•)611\ St S 208th St -0 "' Map 8ata ,:. 200~~ N.i\YTEO .-,, Tr.lt-,:..t.'h • N MT DEVELOPMENT TALBOT & 55TH WETLAND MITIGATION PLAN SHEETl VICINITY MAP f_, 570 sq' of Class IV \•:,,,. · · · I: I Existing Wetland Boundary "7 ,-~~ Category IV Wetland Wetland to be moved _-·/ ( I . / I tr; r.. 'l--- I w ' ft ·-· ~ -•.: ' .~ .. ----~ a~-••-·---· •,.-,-:: . l ; . ' .... ' . . . . . . . . . ........ . ( I J .. -,-1-1;. I I ·-, · _ · I Total Wetland Area 1,764 sq' Total Created Wetland Area 1,181 sq' Total Enhanced Wetland Area 583 sq' I -, . --l <"'""''·-... __ .. _ ... _._. __ • __ .. ,_ .. , .. , _., _.,,_.'.•1 •1 _•1.•1 •1:•1 "'"I""' ..... _,,...,,""'_ -I .. :ii., _ _..,,, '-_/ _/ J ) I \ ----· ~:---; -E;'~';~.'."~i:~!i~~~,~~"::;;' J , ...... ·; --------------------------------------.. -..,\( -~-------------------------/ GENESIS RESOURCE CONSUL TING LAND DEVELOPMENT & ENVIRONMENT AL SPECIALISTS 1-1-2 I .amprecht Ro.u.l \\1inlocki WA 98596 CR('onsulting(a juno.com 360-520-2847 MT DEVELOPMENT TALBOT & 55TH WETLAND MITIGATION PLAN SHEETZ WETLAND CREATION DETAIL N. ' Pld1m11!' Pl,111 S]'t'c1f!C<1t1<ms 1, enh~n,.,..: \\'ctlaml Butfer 1.1.2111) ~q ' Tree Specie, Plam hx~, Minimum ~lL(' Oregon ash ff-'rn::mw.1 laufol,a) Bare Root 1~-24 Western ced cedar (f'fm1a pfi~aw) Bart" Roo1 12-1 S rornl Shrut, Species Plant Fmm Minimum Size Rcd-os,er do!'wood (CorJ111.,· Bare Root Yl' .110/o111kra) Vine maple (Aca rci11a111m) Ba,c Root 2-3' Indian plum (/ Jc,ni/aio c·ffa.11-Bare Root 1-2' fornn~I Nootka rose (l/o.,a 11111fo11a) Bare Root 1-2 Total " Rov. l'i:imin~ ,,,,.,, wet1anJ tJ·•t Topof·;lnp,· Mrnirn.1111 ~1-au11:• l-4'0( ,,rdu.,1~c~J J-4· 0 C l-4 0 < l-4" () ( u u 0 Required 'lum- ber l2 A 0 64 ReqULred Num- bec 60 0 20 0 28 12S 0 0 0 0 0 0 <> u u 0 <> U· O' o U 0 0 I 0 0 0 " <> 0 · I o <> 0 .0. A " <> I <> <> A <> A <> <> " <> u 0 0 <> 0 I <> <> 0 <> " ,.o<> A A "' 0 <> <> <> <> <> <> 0 0 0 0 0 <> " A "' <> <> <> 0 0 • ++: · ·+·· • • 0 _. D •·a . ._.·* +-• . . +. 0 * * ..•. +. • a• I I u o I <> *· -• .+ + .• o.• •• ++·-*:*.· .* .* * •. + + *·.+ + * •• + . *. *+ * •++* ** 0 <> "' 0 <> u 0 "'<> 0 <> <> A 0 <> u " 0 <> 0 o"' 0 <> A I <> A 0 "' 0 0 "' u *-·*· + + * * * -*· . •· . * * *. *·· + * * * • + + . * * * • + . * * * + + ~.· . + . . * * * * -'ic+ +·.+++** * + + .+.· +· •.... *. * . . • ._ • .•. . •. -,-+ ... ++ • •• . . .. -~ ·•·. <> 0 "' <> • •· <> <> " 0 <> 0 0 0 0 0 • • 0 u • . . . D 0 • • ....... 0 0 0 "' 0 u <> <> 0 A 0 0 .. • . •.. Iii <> u 0 <> A 0 <> 0 • • • • • • • • • <> <> " 0 0 u 0 0 Plantmg Plan Specifications to enhance Weiland Crea1iun Area Emergem IA'c\l~nJ ( 1. 7M ~q 1 Tree Species Plant Form rv11111111um Kequired Number Snacml!. Sloueh sed!!:e rCarex obnunta) Oare Root 24'" X 2,1" 50 • Common snikc rush /Eleocharis nn/usms) Rhizome 24 .\ 24·· so ~ Tapered rush (Junrns acuminatus) Rhizome 24 . . \ 24'" 25 • Small-fruited bulrush (Scirpus microcarpus) Hare Root 24· \ 24'" 50 * Total 175 I N .. GENESIS RESOURCE CONSl'l TThiG LAND DEVELOPMENT & ENVIRONMENTAL SPECIALIS·1 MT DEVELOPMENT TALBOT & 55TH WETLAND MITIGATION PLAN l-l-2 Lamprechl Roa<l \X:inlo..:k 1 \\"A 985·1•.) G HnH1s11lting({I ju no.com 360-520-2R47 SHEET 3 PLANTING PLAN DETAIL . ,, Vanessa Dolbee From: Sent: To: Cc: Subject: Attachments: Santhosh, Vanessa Dolbee Wednesday, November 09, 2011 3:05 PM 'Santhosh Moolayil' Jennifer T. Henning; Arneta J. Henninger; Neil R. Watts; Chip Vincent; Kim Tso; Alicia Mena; Brian Kalab; golden88.wa@gmail.com RE: Talbot & 55th Prel Plat (PRE 08-017) Hold Ur 08-043 (11-9-11 ).doc. pdf Please find the response to your question below in reel. Thank you, 'Vanessa (})o{6ee Senior Planner Department of Community & Economic Development City of Renton Renton City Hall -6th Floor 1055 South Grady Way Renton, WA 98057 425.430.7314 From: Santhosh Moolayil [mailto:santhosh@insightengineering.net] Sent: Tuesday, November 08, 2011 12:55 PM To: Vanessa Dolbee Cc: Jennifer T. Henning; Arneta J. Henninger; Neil R. Watts; Chip Vincent; Kim Tso; Alicia Mena; Brian Kalab; golden88.wa@gmail.com Subject: RE: Talbot & 55th Prel Plat (PRE 08-017) Thank you Vanessa and Jennifer for meeting with us and answering all our questions. However, this brought up another two questions: 1. The agreement states that the deadline is for submittal of corrections, not completion of the project. Looks like city is going to set a deadline for the completion (I am not sure what reasonable means when we have to go through hearing etc, what if there is an appeal to the SEPA ?). Well, if that's the case I would like to know the date ASAP, so that I can let my client make a decision whether to purchase this property or not. The intent of the response was not to set a date for completion of tho oroJoct but for completion of the requested submittal items in the August 2008 hold letter. Please find attaclied a PDF of the "hold" letter sent to the project applicant for your reference. 2. #4 comment, why city is taking so long to make a decision to accept the fee-in-lieu of open space requirements. Looks like this will be along with the land use decision. If this is not accepted, we have to redo the whole project. Isn't it better to give an answer now? It seems backwards to me. I understand that I am a thirds party here. If you can't give the dates or answer theses questions to me directly, I can have the current applicant's authorization for that. You are co,rec:, the applicant would be required to ask the City to reconsider the response for the fee-in-lieu for the recreatio11 space ~11e applicant can submit this reconsideration request to the City at any time. These two are very important for us to get answered to proceed further. 1 Santhosh Moolayil 425 303-9363 From: Vanessa Dolbee [mailto:VDolbee@Rentonwa.gov] Sent: Tuesday, November 08, 201111:57 AM To: Santhosh Moolayil Cc: Jennifer T. Henning; Arneta J. Henninger; Neil R. Watts; Chip Vincent Subject: RE: Talbot & 55th Prel Plat {PRE 08-017) Santhosh, Thank you for your patience on our response to your questions regarding Talbot and 551 h Preliminary Plat. Please find below the list of questions and their answers in red. 1. Looks like the project was on hold for over 3 years. Is the application still active or has it expired? The application is still active. However, the project is vesteo to King County code per the settlement agreement and KCC Section 20.20.1 OO(C)1. States the following: "The deDdrtrnent shall set a reasonable deadline for the submittal of corrections. Failure by the applicant to meet such de~dline shall be cause for the department to cancel or deny the application." City staff intends to noti'y the appl:cant of a "reasonable" deadline for the completion of the Talbot and 55th Plat. If it has expired, do we have to start a new application? If the application expires, a new application would be required. If so, do we follow King County standards or Renton? The new application would not fall under the Settlement Agreement anci wculc be required to comply with all applicable Renton standards and fees. The following responses assume the application as sub1111ttecl currently is still active. If this application expires, the follow answers would not be applicable to the new appl,cat,on 2. The settlement agreement says fee exemption etc. What are the fees exempted? All City application and processing fees, this exemption does not ,nc Jded 'ees that are not the City's to waive (i.e. School District Impact Fees) How about mitigation fees like school, park etc. 3. Can we redo the layout (not the roads), just the lot layout? The site layout may be redesigned, consistent with the vested King County Code standards. Subpct to the hold letter, the wetland located on the subject site shall be protected, and therefore a redesign may be required to meet KCC. 4. In the meeting Vanessa talked about "not meeting the Open space requirements". But in the last letter from Vanessa dated August 28, 2008 asks for a critical area report and mitigation and monitoring plan only. Do we still have to meet open space requirements or a fee as you mentioned? If so, how much is the fees? In the hold letter dated, May 14, 2008 the City requested tl'2i tl',2 applicant provided the recreation space on the plat plan or submit a request to pay the fee-in-lieu for the suc1ect a cplication. On August 21, 2008 the applicant submitted a request to pay the fee-in-lieu for the recreation spac2 Tee request was reviewed an Neil Watts, Development Services Director, who provided the following respo1se in a letter dated October 7, 2008: "We have determined that this request is Detter addressed with the land use review currently in process for the preliminary plat. No decision is being macle on this request at this time ... The determination of the appropriate recreation space or fee-in-lieu will be incluclcci wii/1 the land use decision on the preliminary plat request" There has been no further action on the project file since the issuance of this October 7, 2008 letter. 5. My client would like to take this through construction and final plat Can you give me a time frame on review, hearing etc? Construction permit review takes about 3 -4 weeks for the first round of review. and 2 weeks for the second round. For the Final Plat process, ow internal time lines are approximately 4 weeks to send the recommendation to the Hearing Examiner who rna,es the final decision a few weeks following the submittal of the Staff Report. 6. Engineering standards? Follow King County or Renton? King County Standards. 2 • Please let me know if you have an further questions about this project. Thank you, 'Vanessa <Do[6ee Senior Planner Department of Community & Economic Development City of Renton Renton City Hall -6th Floor 1055 South Grady Way Renton, WA 98057 425.430. 7314 From: Santhosh Moolayil [mailto:santhosh@insightengineering.net] Sent: Wednesday, November 02, 2011 12:25 PM To: Jennifer T. Henning Cc: Vanessa Dolbee; Brian Kalab Subject: Re: Talbot & 55th Prel Plat (PRE 08-017) Jennifer, Any answer yet? Santhosh Sent from my iPhone On Oct 18, 2011, at 12:50 PM, "Jennifer T.Henning"<.Thenning@Rentonwa.gov> wrote: Hello Santhosh, We are still researching the applicable County Codes and discussing your questions. Vanessa is going to be attending a conference from this afternoon through Friday. We will get back to you early next week. Thank you. Jennifer Henning, AICP Planning Manager City of Renton Planning Division 1055 South Grady Way Renton, WA 98057 3 • 425.430.7286 <imageOOl.jpg> From: Santhosh Moolayil [mailto:santhosh@insightengineering.net] Sent: Tuesday, October 11, 2011 10:32 AM To: Jennifer T. Henning; Vanessa Dolbee Cc: Brian Kalab Subject: RE: Talbot & 55th Prel Plat (PRE 08-017) Jennifer and Vanessa, Here are our main questions: 1. Looks like the project was on hold for over 3 years. Is the application still active or has it expired? If it has expired, do we have to start a new application? If so, do we follow King County standards or Renton? 2. The settlement agreement says fee exemption etc. What are the fees exempted? How about mitigation fees like school, park etc. 3. Can we redo the layout (not the roads). just the lot layout? 4. In the meeting Vanessa talked about "not meeting the Open space requirements". But in the last letter from Vanessa dated August 28, 2008 asks for a critical area report and mitigation and monitoring plan only. Do we still have to meet open space requirements or a fee as you mentioned? If so, how much is the fees? 4 5. My client would like to take this through construction and final plat. Can you give me a time frame on review, hearing etc? 6. Engineering standards? Follow King County or Renton? Thanks and Best Regards, Santhosh J. Moolayil Vice President 2804 Grand Ave. Ste 308 Everett, WA-98201 425.303.9363 425.303.9362(Fax) 425.773.0284(cell) Email: san@insightengineering.net www.insightengineering.net 5 • Vanessa Dolbee From: Vanessa Dolbee Sent: Tuesday, November 08, 2011 11 :57 AM 'Santhosh Moolayil' To: Cc: Subject: Jennifer T. Henning; Arneta J. Henninger; Neil R. Watts; Chip Vincent RE: Talbot & 55th Prel Plat (PRE 08-017) !-lJ A O 3 -UL/3 Santhosh, Thank you for your patience on our response to your questions regarding Talbot and 55th Preliminary Plat. Please find below the list of questions and their answers in red. 1. Looks like the project was on hold for over 3 years. Is the application still active or has it expired? The application is still active. However, the project is vested to King County code per the settlement agreement and KCC Section 20.20.1 OO(C)1. States the following: "The department shall set a reasonable deadline for the submittal of corrections. Failure by the applicant to meet such deadline shall be cause for the department to cancel or deny the application." City staff intends to noli'y the appl:cant of a "reasonable" deadline for the completion of the Talbot and 55th Plat. If it has expired, do we have to start a new application? If the application expires, a new application would be required. If so, do we follow King County standards or Renton? The new application would not fall under the Settlement Agreement o1ic' wculd be required to comply with all applicable Renton standards and fees. The following responses assume the application ss sub11:1Hea currently is still active. If this application expires. the follow answers would not be applicable to the new applicc1ti_o,i 2. The settlement agreement says fee exemption etc. What are the fees exempted? All City application and processing fees, this exemption does nc: includec fees that are not the City's to waive (i.e. School District Impact Fees) How about mitigation fees like school, park etc. 3. Can we redo the layout (not the roads), just the lot layout? The site layout may be redesigned, consistent with the vested King County Code standards. SubJect tc the hold letter. the wetland located on the subject site shall be protected, and therefore a redesign may be required to meet KCC. 4. In the meeting Vanessa talked about "not meeting the Open space requirements". But in the last letter from Vanessa dated August 28, 2008 asks for a critical area report and mitigation and monitoring plan only. Do we still have to meet open space requirements or a fee as you mentioned? If so, how much is the fees? In the hold letter dated, May 14, 2008 the City requested tha: the applicant provided the recreation space on the plat plan or submit a request to pay the fee-in-lieu for the subject application. On August 21, 2008 the applicant submitted a request to pay the fee-in-lieu for the recreation spce. The request was reviewed an Neil Watts, Development Services Director, who provided the following respo"1se 111 a letter dated October 7, 2008: "We have determined that this request is Defter adciressed with the land use review currently in process for the preliminary plat. No decision is being mcScle or, /!11s request at this time ... The determination of the appropriate recreation space or fee-in-lieu will be inclucfecl v11th rile land use decision on the preliminary plat request" There has been no further action on the proiect file since the issuance of this October 7, 2008 letter. 5. My client would like to take this through construction and final plat. Can you give me a time frame on review, hearing etc? Construction permit review ta,es about 3 -4 weeks for the first round of review, and 2 weeks for the second round. For the Final Plat process. ou, inte-ral time lines are approximately 4 weeks to send the recommendation to the Hearing Examiner. who makes the final decision a few weeks following the submittal of the Staff Report. 6. Engineering standards? Follow King County or Renton? King County Standards. 1 f Please let me know if you have an further questions about this project. Thank you, Vanessa (J)o[6ee Senior Planner Department of Community & Economic Development City of Renton Renton City Hall -6th Floor 1055 South Grady Way Renton, WA 98057 425.430.7314 From: Santhosh Moolayil [mailto:santhosh@insightengineering.net] Sent: Wednesday, November 02, 2011 12:25 PM To: Jennifer T. Henning Cc: Vanessa Dolbee; Brian Kalab Subject: Re: Talbot & 55th Prel Plat (PRE 08-017) Jennifer, Any answer yet? Santhosh Sent from my iPhone On Oct 18, 2011, at 12:50 PM, "Jennifer T. Henning" <Jhcnning@.Rentonwa.gov> wrote: Hello Santhosh, We are still researching the applicable County Codes and discussing your questions. Vanessa is going to be attending a conference from this afternoon through Friday. We will get back to you early next week. Thank you. Jennifer Henning, AICP Planning Manager City of Renton Planning Division 1055 South Grady Way Renton, WA 98057 2 425.430. 7286 <imageOOl.jpg> From: Santhosh Moolayil [mailto:santhosh@insightengineering.net] Sent: Tuesday, October 11, 2011 10:32 AM To: Jennifer T. Henning; Vanessa Dolbee Cc: Brian Kalab Subject: RE: Talbot & 55th Prel Plat {PRE 08-017) Jennifer and Vanessa, Here are our main questions: I. Looks like the project was on hold for over 3 years. Is the application still active or has it expired? If it has expired, do we have to start a new application? If so, do we follow King County standards or Renton? 2. The settlement agreement says fee exemption etc. What are the fees exempted? How about mitigation fees like school, park etc. 3. Can we redo the layout (not the roads), just the lot layout? 4. In the meeting Vanessa talked about "not meeting the Open space requirements". But in the last letter from Vanessa dated August 28, 2008 asks for a critical area report and mitigation and monitoring plan only. Do we still have to meet open space requirements or a fee as you mentioned? If so, how much is the fees? 3 5. My client would like to take this through construction and final plat. Can you give me a time frame on review, hearing etc? 6. Engineering standards? Follow King County or Renton? Thanks and Best Regards, Santhosh J. Moolayil Vice President 2804 Grand Ave. Ste 308 Everett, WA-98201 425.303.9363 425.303.9362(Fax) 425. 773.0284(cell) Email: san@insightengineering.net www.insightengineering.net 4 rtice:h~ IO/s/11 1 ,,1 fm-.;-.qljf ,-Ii ~ /7Uvr SANTHOSH J. MOOLAYIL B.S.C.E. VICE PRESIDENT P: 425.303.9363 425.303.9342 F: 425.303.9362 sa:-.@insightengineering.net ww·N.insigh1engineering.net 2804 GBnd Avenue I Suite 308 Everett,Washmgton 98206 Ma1hng Address: P.O. Box 1478 Evereu,Washmg:on 98206 q,zt; Lf->a. 'lz,i'b '1'25 ·'-/3D · 78/lj J)r~tt/tj ~~/JH{,(/rf ·@N (2(()/b~~·@r~ (jOV : .... ,, . '-,·v:··1-~[j1"··.._;,f.,.·re1-if,:,--;r,1//(}1,/ r)c \•--. (-?/ ; /"I 3,_J h--r e..-~l Ai'~~ / -,,.4,-~ l.f Z;. JoJ -? Jt) ('', I A,5. ·J;, fe A.')· n (.. c.:,-,n_) .. ,~"1- LU. L 'l I q 4 3 @, d lv1..,c {M f. Clh'n 1-/ ;J.s: Jo .c 1 .J iJ 3 :s 206 -571-7 !~ INSIGHT ENGINEERING CO. BRIAN R. KALAS, P.E. PRESIDENT P: 425.303.9363 425.303.9342 F: 425.303.9362 brian@insightengineering.net www.insightengineering.net 2804 Grand Avenue I Suite 308 Everett, Washington 98206 Mailing Address: P.O. Box 1478 Everett.Washington 98206 I ECCl INSIGHT ENGINEERING CO. Laureen M. Nicolay From: Sent: To: Larry Warren Friday, May 06, 2011 7:35 AM Laureen M. Nicolay Subject: RE: File #LUAOB-043, MT Development Settlement Agreement Relative to Utility, Land Use, Mitigation, and Building Permit Fees It appears that we are going to charge them no fees. From: Laureen M. Nicolay Sent: Thursday, May 05, 2011 5:18 PM To: Larry Warren Cc: Vanessa Dolbee Subject: File #LUAOB-043, MT Development Settlement Agreement Relative to Utility, Land Use, Mitigation, and Building Permit Fees Hi Larry, As we briefly discussed on the phone, Harbor Homes has called to inquire what City fees, if any, they would incur as the new developer of this property. They contend that the language of the agreement may indicate that no fees at oil are due to finish the development of this site. Attached is the agreement for your review and also a listing of all of our typical development-related fees. 1. Can you please give us your legal opinion as to whether the attached agreement runs with the land and is therefore also applicable to the new buyer? 2. And, if it is applicable to the new buyer, which specific fees would not be required to be paid in order to finalize this development? The new buyer would either like a listing of what all fees are still owing--or conversely, what all fees are waived-for the subject site. Thank you Larry! Lauv=Ni,c.o{a.y, Se-nio-v P~ City of Renton Planning Division 1055 S. Grady Way Renton, WA 98057 (425) 430-7294 phone (425) 430-7231 fax lnicolay@rentonwa.gov From: Cynthia Moya Sent: Thursday, May 05, 2011 4:55 PM To: Laureen M. Nicolay Cc: Bonnie Walton Subject: MT Development Settlement Agr. Laureen, I have attached the MT Development Settlement Agreement you were looking for. Thank you, 1 Laureen M. Nicolay From: Sent: To: Cc: Laureen M. Nicolay Thursday, May 05, 2011 5:18 PM Larry Warren Vanessa Dolbee Subject: File #LUAOB-043, MT Development Settlement Agreement Relative to Utility, Land Use, Mitigation, and Building Permit Fees Attachments: MT Development Settlement.pd!; devfee.doc Hi Larry, As we briefly discussed on the phone, Harbor Homes has called to inquire what City fees, if any, they would incur as the new developer of this property. They contend that the language of the agreement may indicate that no fees at all are due to finish the development of this site. Attached is the agreement for your review and also a listing of all of our typical development-related fees. 1. Can you please give us your legal opinion as to whether the attached agreement runs with the land and is therefore also applicable to the new buyer? 2. And, if it is applicable to the new buyer, which specific fees would not be required to be paid in order to finalize this development? The new buyer would either like a listing of what all fees are still owing--or conversely, what all fees are waived-for the subject site. Thank you Larry! LCUM""<WY\I N Ccolcty, Sevuor P~ City of Renton Planning Division 1055 S. Grady Way Renton, WA 98057 (425) 430-7294 phone (425) 430-7231 fax lnicolay@rentonwa.gov From: Cynthia Moya Sent: Thursday, May 05, 2011 4:55 PM To: Laureen M. Nicolay Cc: Bonnie Walton Subject: MT Development Settlement Agr. Laureen, I have attached the MT Development Settlement Agreement you were looking for. Thank you, Cindy Moya, Records Management Specialist City of Renton -Executive/City Clerk Division cmoya@rentonwa.gov 425-430-6513 ---~·. ----1~_:;Jit,'Jf.l-? 1 CIT' OF RENTON .!m Department of Community and o~~Y ?~ + ~ + Economic Development ~~NC\'o~,)'-D-e_n_is_L_•w_, M...;ay_o_, ____________________ A_1_ex_P_ie_t•_•_h;.' A_d_m_in_i_,t_ra_t_o_r __ August 28, 2008 Joseph M. Hopper, P.E. Pacific Engineering Design, LLC 15445 53rd Ave. S, Ste l 00 Seattle, WA 98188 SUBJECT: Talbot & 55th Preliminary Plat LUA08-043, PP "On Hold" Notice Dear Mr. Hopper: The City of Renton would like to thank you for the documents submitted on August 21, 2008 in response to the "On Hold" notice dated May 14, 2008. During our review of the submitted documents, staff has determined that not all the requested information in the hold letter was addressed. The following information will need to be submitted so that we may continue the review of the above subject application: • Depict the wetland delineated in the wetland report ( completed by Genesis Resoucre consulting, dated July 24, 2008) and associated King County_ buffer area on the plat plan. Please provide eight (8) full size copies of the new plat plan and one (1) PMT; • Please submit a Citical Area Report that adequately evaluates the proposal and all probable impacts. Please submit five (5) copies of this report; and • A mitigation and monitoring plan and the appropriate nubmer of copies, if necessary. At this time, your project will remain "on hold" pending receipt of the requested information. Please contact me at (425) 430-7314 if you have any questions. Sincerely, Vanessa Dolbee Associate Planner cc: M.T. Development, LLC / Owncr(s) File -------10_5_5 _So_u_th_Gr-----'-ad~y-W_a_y---R-en-to_n_, W-as_h_in_gt-on-9-80_5_7 ______ ~ @ This pe1perc::onta1ns 50°/, recycled material, 30% post consumer AHEAD OF THE CURVE .. =-1PACIFIC a..:NGINEERING Ot:SIGN, LLC~ CIVIL ENGINEERING AND PLANNING CONSULTANTS August 21, 2008 (.i ,11.11, ,• (. r Ms. Vanessa Dolbee Associate Planner City of Renton I 055 South Grady Way Renton, WA 98057 RE: Talbot & 55th Preliminary Plat PED Project No. 04105 Response to Preliminary Plat Hold Notice Dear Ms. Dolbee: We have prepared the following information for submittal for the project referenced above in accordance with your letter dated May 14, 2008. The following outline provides each of your comments in italics exact! y as written, along with a narrative response describing how each comment was addressed: City Comments The Planning Section of the City of Renton accepted the above master application for review on May 7. 2008. During our review, staff determined that additional information was necessary in order to proceed jiirther. The following information will need to be submitted so that we may continue the review of the above subject application: • Pursuant to the submilled Wetland Reconnaissance dated April 9, 2008 the subject site contains a small Class III wetland approximately I ,200 sq. _ft. in size. Rased o the Settlement Agreement, the subject application is to comply with King County Developmrnt Standards; as such, the aforementioned wetland does not meet exemption criteria under King County Critical Areas (K.C.C 2IA.24). Please submit the/ii/lowing: o A wetland delineation. completed under King County standards; o Depict the wetland and associated King County buffer area on the plat plan; o A Critical Area report that adequately evaluated the proposal and all probable impacts; and o A mitigation and monitoring plan if necessary. www. paceng. corn 15445 53RD AVENUE SOUTH, SUITE100,SEATTI..F, Vv'A :=ii=:"IRR FAX 206388-1648 PHONE 425251-8811 206431-7870 ) t Ms. Vanessa Dolbee City of Renton August 21, 2008 PED Project No. 04-105 Response: Please see enclosed \Vetland Delineation report by Genesis Resource Consulting, dated July 24, 2008. • Please submit a landscape proposal that complies with K. C. C. 2 IA.16, completed by a certified Washington State Registered. landscape architect, certified nurseryman, or landscaper. Response: As discussed in our June 5, 2008 telephone conversation, landscape plans will be provided during the construction drawing submittal phase of the project and are not required for Preliminary Plat approval. • On-site recreation space is required for residential subdivision pursuant to K. C. C. 21 A.14.180. For developments with a density of eight units or less per acre: 390 square feet per unit is required. If recreation space is not provided in accordance with K. C. C. 21 A. I 4.180, the applicant shall pay a fee-in-lieu of actual recreation .,pace. Please allocate residential recreation space on the plat plan or submit a requesr lo pay the fee-in-lieu for the subject application. Response: A request to pay a fee-in-lieu of providing on-site recreation space has been submitted to Mike Dotson, a copy of the application materials has been included with this-submittal. We believe that the above responses, together with the enclosed items address all of your comments. Please review and approve this project at your earliest convenience. If you have questions, comments, or need additional information, please contact me at your earliest convenience. Thank you. Sincerely, PAC_IFIC ENGINEER~G D~§JGN, LLC '. . ,,. , ·1 ! : 1 ) ,/··.. 'J--< ' .. ; , , . -! . I I / / I I I ./ Joseph M. Hopper, PE · j Pr,oject Manager '· ) I Enclosures: Wetland Delineation Report (5 copies, dated July 29, 2008) Fee-In-Lieu Request Documents (1 Copy) cc: Pat White, Banane Prope1iies (without enclosures) Alicia Mena, Western Homes Realty (without enclosures) Kim Tso, Western Homes Realty (without enclosures) Pacific Engineering Design LLC Page 2 of 2 S:\Project Files\04105 55th & Talhot Plat\Responscs & ( ·ommcnLs\2008-04-24 1st Prcliminaty Plat Submittal to City of Renton\Response to On-Ilold Notice.doc . PPLICATIO'I FOR CITY OF RE roN RIGHT OF WA. SE -DEFERRALS -WAIVERS -V Al -ICES -FEE IN LIEU 1055 South Grady Way, Renton, WA 98055 ( 425) 430-7204 PROJECT NAME: Talbot & 55th Preliminaiy Plat 41,11., i SITE ADDRESS: Southeast corner of South 55th Street and Talbot Road South LEGAL DESCRIPTION OF PROPERTY: PARCEL "A", SPRINGBROOK ACRE TRACTS LOT "A" KING COUNTY BOUNDARY LINE ADJUSTMENT NO L05L0092 RECORDING NUMBER 2006052390010 BEING A PORTION OF NEY. OF THE NEY. SECTION 06, TOWNSHIP 22 N, RANGE 05 E, KING COUNTY, W.M. ________ _ Include King County Assessors Parcel No: ~7~9~3~10~0~0~1~5~10~6~------------------ APPLICANT: M.T. Development PHONE~ 206-772-2300 CELL: _______ _ BUSINESS ADDRESS: 11625 Rainier Ave S Ste 20 L Seattle WA 98178 ATTACH A SEPARATE LETTER WITH THIS APPLICATION STATING IN DETAIL: 1. The request 2. Applicable City Code 3. Items and quantities involved 4. Justification for request 5. Amount oftime requested 6. Provide vicinity map Attach a 1 = 100 drawing of your site. Mail or drop off the completed application and map to: CITY OF RENTON Development Services Division Mike Dotson, Coordinator 1055 -S. Grady Way 6'h Floor Renton, WA 98058 425-430-7304 Completed applications will be reviewed and a \Hitten determination issued approximately 3-4 weeks from date of receipt of application. You will be cted if app~i.c tion is irico lete or if additional information is required. ,· >:r , APPLICANT'S SIGNATURE: · ) DATE: August 14. 2008 OFFICE USE ONLY OFFICE USE O'ILY DEFERRAL ( ) New ( ) Extension Offsite _____________ _ Onsite _____________ _ OFFICE USE ONLY OFFICE USE ONLY VARIAN CE ( ) New ( ) Extension ( ) Underground ( ) Slope Grades ( ) Driveway ( ) Noise EXCESS R/W ( ) FEE IN LIEU ( ) WAIVER ( ) S:\Project Files\04105 55th & Talbot Plat\Responses & Comments'2008-04-24 I st Preliminary Plat Submittal to City of Rentonlfee in lieu application.doc PACIFIC t::NGINEER_ING DESIGN, LLC~= CIVIL ENGINEERING AND PLANNING CONSULTANTS August 21, 2008 Mr. Mike Dotson City of Renton Development Services Division !055 South Grady Way Renton, WA 98058 Subject: Talbot & 55th Preliminary Plat PED Project No.: 04-105 City of Renton File Number: LUA 08-043, PP Request to pay a Fee-In-Lieu of Providing On-Site Recreation Space Dear Mr. Dotson: On behalf of our client, MT Development, we are requesting that the developer pay the city a fee-in-lieu of providing on-site recreation space for the above noted Preliminary Plat. The subject site is located at the southeast comer of South 55th Street and Talbot Road South in NE Yi of Section 6, Township 22N, Range 5E, W.M., in King County, Washington. The project area is on lot 7931000151 in Block II of Spring Brook Acre TRS. Total area of the site is approximately 2.91 acres. In an annexation agreement executed between the City of Renton and King County on or about August 2007, all development permit processing, including a subdivision application filed with King County by MT Development, LLC, will be completed by the city applying King County code development standards. In accordance with the annexation agreement this project proposes to divide the existing parcel into 18 single- family lots using the Preliminary Plat process in compliance with King County Code 19A. The annexation agreement contains a site plan sketch that was submitted to King County prior to the City of Renton annexing the site. The site plan does not show recreation space. The site plan is a part of the document of record, and in keeping with the annexation agreement, the site shall be developed in accordance with the agreement complying with King County Code. The site generally slopes westerly and southwesterly. The average slope across the site is approximately 12-percent. The slopes on site make it difficult to comply with the slope requirements for a useable recreation area without extensive grading and retaining walls. Cleveland Park is located on the west side of Talbot Road approximately 350-feet to the south of the subject property. Springbrook Watershed and Watershed Park is located on the east side of Talbot Road approximately 350-feet to the south of the subject property. www.paceng.com 15445 53RD AVENUE SOUTH, SUrTE100,SEATTLE. WA 88128 FAX 206388-1648 PHDNE425251-8811 206431-7970 Mr. Mike Dotson City of Renton August 21, 2008 Talbot & 55" Preliminary Plat King County Code 21 A.14.180 requires a residential subdivision with a density of 8 units or less per acre to provide 390 square feet of recreation space per unit. If recreation space is not provided within the subdivision, the developer is required to pay a fee-in-lieu of actual recreation space in accordance with King County Code 21A.14.185. In a letter dated May 14, 2008 from City of Renton Associate Planner Vanessa Dolbee, it is also stated that the applicant shall pay a fee-in-lieu of actual recreation space. Due to the site's close proximity to two park areas, the existing slopes on the site, and the annexation agreement site plan, the developer is proposing to not provide on-site recreation space. The developer is requesting to pay a fee-in-lieu of providing the recreation space that would normally be required for a project of this scope. Sin ely, /'J C, 77 f?TH);1 J Jo eph M. Hopper, P.E. " Project Manager Enclosures: Application for Fee-In-Lieu (1) Vicinity Map (8 V,"x I l ") ( 1) Site Plan (1"=100' Scale Drawing) (8 W'xl l")(l) Annexation Agreement dated 10/22/07 (I) cc: Vanessa Dolbee, City of Renton (with enclosures) Pat White, Banane Properties (with enclosures) Alicia Mena, Western Homes Realty (with enclosures) Kim Tso, Western Homes Realty (with enclosures) Pacific Engineering Design LLC Page2of2 S:\Project Files\04105 55th & Talbot Plat\Responses & Commcnts\2008-04-24 1st Preliminary Plat Submittal to City of Renton\Request for Fee In Lieu of Providing On-Site Recreation Spc1ce .doc " . • ( , )n'r.:; ', ... .. "' 2 ~" ,f'I,; " .£, "' ~ rn -a 0 ~ " s .J/\'tf l.fl~Q' m 7 -~k !!! U> ~4, -:,.. ,s, ::5: ~ 90t1,4,, s \': "i-0 ,. ... , '"·:t.~:::·,.: :..~ ~~~-IJl6Q ~ 2: CJ) ··. -'·~~ < "'"'-iiiii JA\f J)I.JZ6 ._, .... ·~ uJ =< rrl $ 'd "'"" 0 (J] ~~ i::~ ~ < .. a ~ ·~ w ):i: d.s t..1 ,--v.i Ta.lbc1RdS ""'CJ ~ ... .... {.jJ (..1 !!! ~ ls.•· ;;r u" ('.I =O "'Cl --g--(',I JJ ScJ S <)t,,lo;J 51,110\"il I ~ " " "' Sldlfl66 ~ " " ... e w ;; --. " , 'I "-::! /'} " m , " e; ~ .. '3. ((iPacific 15445 53RD AVf.. S., SEATlLE, WA 9B18B 55th And Talbot Plat Engineering PHONE: (206) 431-7970 PROJECT N0.:04105 VICINITY MAP Design, LLC FAX; {206) 388-1648 ORA\IN BY: ecs Civil Engineering and WEB SITE: ISSUE DATE: 08/21/08 PACENG.COf.l EXHIBIT 1 PAGE 1 OF 1 ~ ning Consultants , . ,!I : \i ~~~~··,L, ~~+~ TALBOT ROAD S. '"-· ~i ij ... N 00"03"05" E .. ~25.70" . : ... r:1 Tl ··OO _---,~ -' ~ . I ,,e.42· 1 (§ "' ....,, t! ,· I ~ 'oi I. I I --i: ?I = ··;, ~ I d ' :/ " • II ....... 1111 ---+----JI. :i------Hll I !$ ,. I~ a; <I II I ~ .. •.>-.~ ~-I I---<" -JI.-~...._ ,:. ~-Y • .1.0WJ. ~--.. ~ ···-~-I _i __ .. .... (I °" .t,. (,,) I\) ... ~ I " 1 S 0005'J"r"'w -"'·"' I I (' .. 901Ji4•,s I ) '~· s ldt.f\69 I 90th A.l'e s ~ ~) S ld'.f\69 s \d if~'B1 "' ~ " "'~ ~ a :u.i 0 0~ -5',J . i m -i ~ --: J_ 0 -::I :!!.,, -5M'd' 0 (,- / I I C/l 0 I i~ "' 1 "' ~ 5l i 1 11 -i ''" , ... ! I ~ I , . • 11 ~ I 1 I 1 11 11 I: I' I 1 I /' 55th And Talbot Plat PROJECT N0.:04105 Pacific Engineering 15445 53RD Alfi:. S., SEAmE, WA 98188 PHONE: (206) 431-7970 FAX: DRAM'! BY: BCS SITE PLAN ISSUE DATE: 08/21/o!l EXHIBIT 1 PAGE 1 OF 1 ~sign,LLC Civil Engineering and ning Consultants (206) 388-1648 'McEl SITE; PACENG.COM .•. -· -----. ~y, 0 CIT'~ OF RENTON 0~"'5 *' i1i • .~ • Office of the City Attorney ~<tl\T?f()~)'---Ka-ili __ y_K_eo-lk_e_~_M_•_yo_r ________________________________________ L_aw __ re_n_c_e_~_"' __ ••_•_•n ____ _ Senior Assistant City Attorneys Bill Williamson P.O. Box 99821 Seattle, WA 98139 Re: MT Development, LLC . Dear ~0J.31// October 22, 2007 Mark Barber Zanetta L. Fontes Assistant City Attorneys Ann S, Nielsen Garmon Newsom II Shawn E. Arthur Enclosed please find two original Settlement Agreements between MT Development, LLC and the City of Renton. If you have any questions, please do not hesitate to contact me. ZLF:tmj Enc. I etta L. Fontes sistant City Attorney -P-o-,t-O_ffi_c_e_B_ox_6_2_6---R-en-to_n,_W_as_hin ___ gt_on_9_80_5_7--(-4-25-)-25-5--8-6-78_/_F_AX_(-42_5_)_25-5--5-47-4-~ @ This papercontair.s 50% r-ecyc:ed .11aterial, 30% post conswmer AHEAD OF THE CURVE II, SETTLEMENT AGREEMENT THIS AGREEMENT is entered into between MT Development, LLC, ("MT") a limited liability company of the State of Washington; and the CITY OF RENTON, a Washington municipal corporation, ("City"). RECITALS 1. On September 17, 2007, the City of Renton completed the approximate 26 acre Anthone annexation of property located within the City's Potential Annexation Area, including King County Tax Parcel No. 7931000151 owned by MT, hereinafter referred to as the MT Property. 2. In an annexation agreement executed between the City and · King County on or about August 2007, all development permit processing, Including a subdivision application filed with King County by MT, will be completed by the City, applying King County Code development standards. 3. The parties seek by the provisions below to reach an agreement regarding the plat application filed· with King County, and all claims of ·the parties related to and arising out of litigation culminating in the decision rendered in MT Development, LLC, et al., v. City of Renton, KCSC No. 05-2-31151-?KNT/Div. I 59002-2-1, and to that end enter into the agreement provided below. AGREEMENT The City Council of the City of Renton, in a Regular Session of the City Council, agrees to the following terms and conditions: A. Citv's Processing of 18 Lot Plat. The City agrees to promptly process a plat application based upon applicable King County development regulations in effect on January 1, 2007, and prior to annexation of the MT Property into the City of Renton for eighteen (18) SETTLEMENT AGREEMENT -Page 1 of 6 (Re: MT Development, LLC v. Renton) (October 9, 2007) single family building lots for development upon King County Tax Parcel No. 7931000151, including any required utility tracts for stormwater detention that may be required under applicable King County development regulations as substantially depicted in Exhibit A attached and incorporated by reference herein. The City agrees to honor the lot densities for these 18 lots as separate building sites, provided however, that any successors and assigns as applicants for building permits, comply with usual and customary uniform codes for the construction of single-family building structures. Renton acknowledges that when processing MT Development's application, Renton will be bound by and will apply the King County Development regulations, which include applicable King County SEPA regulations at KCC 20.44.020 and KCC 20.44.040 A.1., attached hereto as Exhibit B. B. Non-Payment of Processing and Impact Fees. The City agrees that as consideration for the dismissal of the lawsuit between the parties, that it shall waive fees for any and all preliminary plat, SEPA review, and any other City application and processing fees, including impact fees, otherwise payable by MT Development to the City for the development of the subject parcel. This provision inures to the benefit of MT Development and any successors and assigns, for completion of preliminary and _final plat processing. MT Development shall be responsible for providing Renton with a copy of documents previously submitted by MT to King County. MT Development shall thereafter resubmit a preliminary plat plan sheet for the design of the eighteen (18) lots and utility tract(s) to the City at MT Development's sole cost. MT Development is also responsible for payment of King County Recording fees for the final plat Mylar. Such fees shall not be reimposed by Renton at the time of later building permit application for finally platted and recorded lots approved by the City. c. Annexation. The City warrants that it has completed annexation of the MT Development property, King County Tax Parcel No. 7931000151, into the City of Renton, and that no new application fees, impact fees, or other form of monetary assessment, will be imposed upon MT Development or the MT property upon such annexation. SETTLEMENT AGREEMENT -Page 2 of 6 (Re: MT Development, LLC v. Renton) (October 9, 2007) . •. D. Dismissal of Lawsuit with Prejudice. MT Development and the City agree to execute an Agreed Order of Dismissal in a form and manner approved by the City Attorney with prejudice and without damages, fees or costs awarded to either party In litigation pending in MT Development. LLC v. City of Renton, et al. KCSC No. 05-2-31151-7 KNT/Div. I 59002-2-1. E. Release. In consideration of this Agreement, and settlement of all disputes between the parties, MT Development hereby releases and forever discharges the City and Its elected and appointed officials, agents, officers, directors, employees, attorneys, and any and all other persons or entities who have acted on its behalf from any and all claims, demands, warranties, causes of action, obligations, damages, and any liabilities of any nature whatsoever, whether or not now known, anticipated, suspected or claimed, which arise out of, are based upon, or are In any way connected to the annexation of the MT Property and plat application of MT Development for the MT Property, including proceedings in MT Development. LLC v. City of Renton. et al. KCSC No. 05-2-31151-7 KNT/Division I, Court of Appeals No. 59002-2-I. MT Development understands and agrees that it will not commence, maintain, or prosecute against the City or its agents, officers, directors, employees, attorneys or any and all other persons or entities who have acted on its behalf, any court action or other legal proceeding that is based upon any of its alleged claims, demands, causes of action, damages, liabilities, obligations, losses and expenses released in this section of this Agreement. MT Development further understands and agrees that they will not execute or seek to impose, collect or recover upon or otherwise enforce any judgment, warrant or attachment against the City or Its agents, officers, directors, employees, attorneys or any and all other persons or entities who have acted on its behalf, on account of or arising from any such claims, demands causes of action, damages, liabilities, obligations, losses and expenses, except those arising from this Agreement, or those unrelated to its plat application with SETTLEMENT AGREEMENT-Page 3 of 6 (Re: MT Development, LLC v. Renton) (October 9, 2007) King County and proceedings in MT Development. LLC v. City of Renton. et al. KCSC No. 05-2-31151-7 KNT/Division I, Court of Appeals No. 59002-2-1. F. No Admission of Fault. Neither the terms of this Agreement, nor any action taken under it will constitute or be construed as an admission by either party of the validity of any of the claims or controversies or of any fault or wrongdoing on its part. Neither the execution of this Agreement, the negotiations· leading to its execution, nor any action taken pursuant to its terms will be admissible for any purpose in any proceeding, except a proceeding to enforce the terms of this Agreement. G. Costs and Attorneys' Fees. It is understood and agreed that each party will be responsible for the payment of its own costs, attorneys' fees, and all other expenses incurred in connection with this Agreement and said litigation. H. Indemnity and Attorneys' Fees. In any litigation for the breach of or to enforce a provision of this Agreement, the prevailing party will be entitled to recover Its costs, non-statutory expenses, and attorneys' fees. I. Governing Law. This Agreement shall be construed by and enforced in accordance with the laws of the State of Washington. J. Successors and Assigns. This Agreement will inure to the benefit of and be binding upon the successors and assigns of the parties, together with their agents, officers, directors, employees, attorneys and any and all other persons or entities who have acted on their behalves. K. Authority to E_xecute the Agreement. SETILEMENT AGREEMENT -Page 4 of 6 (Re; MT Development, LLC v. Renton) (October 9, 2007) Toe parties represent and warrant that they have the sole right and exclusive authority to execute this Agreement and that they have not sold, assigned, transferred, conveyed, or otherwise disposed of any claim or demand against the other party relating to any matter covered by this Agreement. L. Entire Agreement. The parties agree that the terms of this Agreement are contractual and are not mere recitals. Each party further declares and represents that no promise, inducement, or agreement not expressed herein has been made by the other party to induce it to enter into this Agreement. This Agreement constitutes the entire agreement between the parties as to Its subject matter and supersedes any and all representations, promises and understandings of any kind, whether oral or written. The parties agree that this Agreement may not be altered, amended, modified or otherwise changed except by a writing executed by each of the parties. M. Headings. The headings contained in this Agreement are for purposes of convenience only and shall not be deemed to affect the meaning or interpretation of any of the provisions of this Agreement. N. Method of Execution. This Agreement may be executed in counterparts, each of which shall be deemed an original, but all of which shall constitute one and the same agreement. 0. Each Party Drafted Agreement Provisions. Each party declares that prior to the execution of this Agreement, it has apprised itself of sufficient information to intelligently exercise Its judgment In participating in the drafting of, deciding on the contents of, and determining whether to execute this Agreement. Both parties represent that the contents of this Agreement have been explained to them by their counsel and that this Agreement is entered into freely and voluntarily, upon the advice and with the approval of their counsel. SETTLEMENT AGREEMENT -Page 5 of 6 (Re: MT Development, LLC v. Renton) (October 9, 2007) P. Counterparts and Facsimile. This Agreement may be executed in any number of counterparts, each of which shall constitute an original, and all of which will together constitute one agreement. Either party may execute and deliver this agreement by telephone facsimile or electronically by a PDF file, and that signature shall have the same force and effect as if executed in original. CITY OF RENTON: By:~/~ Kathylker Its: Ma)'.l?r Dated: u/1.l:J4& II.,. ~()tP7 WITNESSETH: City Clerk SETTLEMENT AGREEMENT -Page 6 of 6 (Re: MT Development, LLC v. Renton) MT DEVELOPMENT, LLC By#c~a~&t:tr Its: 'v/<l:fS 1Dt=YT Dated: / 0 I IS-/ 0 2 r I (October 9, 2007) EXHIBIT A TO SETTLEMENT AGREEMENT --,..,.. -..- I. I ~I---- ---- --- ~ --~ """ ..... ~ I·- S(,I ~ ' I- . z!. Exhibit A to Settlement Agreement EXHIBITS TO SETTLEMENT AGREEMENT (King County 6-2006) COUNTY ENVIRONMENTAL PROCEDURES Sections: 20.44.010 20.44.020 20.44.030 20.44.040 20.44.042 20.44.050 20.44.060 20.44.070 20.44.075 20.44.080 20.44.085 20.44.090 '·-·-'······-···., ......... ·~· .. ·. -·· Chapter 20.« COUNTY ENVIRONMENTAL PROCEDURES Definitions and abbreviaUons. Lead agency. Purpose and general requirements. Categorical exempUons and threshold delerminalions. Planned actions. Environmental Impact statements and olher environmental documents. Comments and pu~ic notice. Use of existing environmental documents. Departmant or natural resources and parks procedural SEPA decisions. Substantive aulhority. SEPNGMA lntagralion. On going actions. 20--93 20.44 20.44.100 20.44.120 20.44.130 20.44.140 20.44.145 BLANK Responsibility as consulted agency. Appeals. Department procedc.-al rules. Sewrab,ily. Effective dale. 20--94 (King County 6-2006) COUN1Y ENVIRONMENTAL PROCEDURES 20.44.010 • 20.44.030 20.44.010 Definitions and abbreviations. A. King County 8dop1s by reference lhe definitions contained in WM:, 197-11-700 lhrough 197-11-799. In addition, the fottowing definitions are adapted for this chapter. 1. "County councir means lhe county aauncil described in Article 2 of lhe Home Rule Charte< f<>o" King County or its duly authorized deslgnee. 2. "County depar1menl" means any administtative cllice c, executive department of King County, as described In K.C.C. 2.16. 3. "County executive" means any county execuliva desaibed In Mlde 3 of the Horne Rule Charter for King County or his or her duly authorized designee. B. The following ablxeviavons are used in this chapter: 1. SEPA -Slate Environmental Policy Act 2. DNS -Determination of Non-Significance 3. OS -Determination of Significance 20-95 4. EIS -Enviltlllmenlal Impact Statement (Om. 6949§ 3, 1984). 20.44.020 Lead agency. The procedures and standards regal!fa,g lead agency responsibility ccnlalned in WAC 197-11--050 and WAC 197-11-922 lhrough 197-11-946 are adopted, subject to the following: A. The county department exercising initial jurisdiction rNer a private proposal oc sponsoring a county project shall be responsible for performing Iha duties of the lead agency. The d~ector of such department shall serve as Iha responsible official. Department directors may l!ansfer lead agency and responsible olficial responsibility to any county department which agrees to perform as lead agellcy oc may delegate such responsibility to divisions within lhelr own departments. B. W-h respect to adions Initiated by lhe ccunty courlCll, lhe council shall refer such proposals lo lhe county executive for designation of a county departmeol as lead agency. C. In the event of uncertainly oc disagreement regarding lead agency slalus, lhe oounty exeaJlive shall designate lhe county department responsible for petforming lhe function of lead agency. (Ol'd. 6949 § 4, 1984). 20.44.030 Purpose and general requirements. The procedures and slandards regarding the timing and content of environmenlal review specified in WAC 197-11-055 through 197-11-100 are adopted subject to lhe following: A. The optional provision of WAC 197-11-060{3Xc) Is adopted. B. Under WAC 197-11-100, lhe applicant shall prepare the initial environmental checklist, unless the lead agency specifically elects lo prepare lhe checl<lisl The lead agency shall make a reasonable effort lo verify the lnfolrnation in lhe envi'onmental checklist and shall have u,e aulhOrity to determine the final conlanl of the environmental checklisl C. The depanmen! of development and emnronmental services may set reasonable deadfones b' lhe submittal of information, studies, or documents necessary foe, oc subsequent to, threshold detemiinations. Failure to meet .such deadflnes shall cause lhe application to be deemed withdrawn, and plans oc ott,er data previously submitted for review may be relumed to the applicant together with any unexpended portioll ol lhe application review fees. (Ord. 14449 § 4, 2002: Ord. 8998 § 1, 1969: Ord. 6236 § 1. 1987: On:l. 7990 § 35, 1967: Ord. 6949 § 5, 1984). ~44.040 -20.44.050 20.44.040 Categorical exemptions and threshold determinations. (Klng Ccunty 6-2006) PlANNING A. Klng Ccunty adopts the standards aod procedures specified in WAC 197-11-:JOO through 197-11,'.190 and 197-11-800 through 197-11-890 For determining categorical exemptions and making threshold delerminations subject lo the following: 1. The following exempt threshold levels are hereby established In accordance with WAC 197-11- 800(1)(c) for the exemptions in WAC 197-11-ll00(1Xb): a The construction or location of any residential structures of twenty dweUlng unl!S within the boundaries of an urban growth area, or of any residential structures o( eight dweD\ng units outside of lhe boundaries of an u1lan growth area; b. The construction of a barn. loafing shed. farm equipment storage building, produce storage oc packing slrucb.Jre, or similar agricuttural structure, covering th~ thousand square feet on land zoned agricultural, oc fifteen thousand square feel in all other zones, and to be used only by the property O\Mler or his or her agent In the conduct o( fanming !he property. This exemption shall not apply 1o feed lots; 20--96 c. The o:>nstructioo of an office, school, commercial, reaealional, service or storage building with !Welve thousand square feel of gross flOCN" area, and wlh associated parking facilities designed for forty automobiles: d. The construction of a parking lol designed for toriy automobiles: e. Any fill or excavation or five hundred cubic yards lhroughout the total lifetime of lhe fill or excavation and any fil or excavation classified as a class I, 11, or Ill fores! practice under RCW 76.09.050 or regulalion thereunder: The categorical exemption threshold shaU ba one hundred cubic yards for any fill or excavation that Is in a sensiflve area II the proposed action is lo mmove fi'om or replace fill in a sensitive area to cooect a violation, the. threshold shall be five hundred cubic yards. 2. The determination a whether a prnposal is categorically exempt shall be made by the county department that serves as lead agency for that proposal. B. The mligated DNS p-ovision of WAC 197-11-350 shaD be enforced as follows: 1. II the department issues a mitigated DNS, conditions requiring compliance with the miligalion measures which were specffied in the application and environmental checklist snall be deemed conditions of any decision or recommendation of approval of the aciion. 2 II al any time the proposed mitigation meas1Xes are withdrawn or substantially changed, the responsible ofl'iclal shall review the ll'reshold determination and, W necessary, may wtthdraw tt,e mitigated DNS end issue a OS. (Ord. 14449 § 5, 2002: Ord. 12196 § 46, 1996: Ord. 11792 § 16, 1995: Ord. 9103, 1989: Ord. 8236 § 2, 1987: Ord. 6949 § 6, 1984). 20.44.042 Planned actions. The procedures and standards of WAC 197-11-164 ltiro<.gh WAC 197-11-172 are adopted regarding the designation of planned actioos. (Ord. 13131 § 4, 1998: Ord. 12196 § 47, 1996). 20.44.050 Environmental Impact statements and other environmental documents. The procedures and standards for preparation cl environmental Impact statements and other environmental documents pursuant lo WAC 197-11-400 lhrough 197-11-460 and 197-1 HlOO lhrough 197-11-640 are edopled. subject lo the following: A. Pursuant to WAC 197-11-408(2Xa), an comments on determinations of significance and scoping ncUces shall be in writing, except where a public meeting on EIS scoping occurs pursuant lo WAC 197·11-410(1Xb). B, Pursuant to WAC 197-11-420, 197-11-620, and 197-11-625, lhe coonty depanmenl acting as lead agency shall be responsible for preparation and content of EIS's and other envronmenlal documents. The department shaH cootract with consultants as necessary for the preparation of environmental documents. The department may consider the opinion of the applicant regarding the qualifications of ltie consultant but the department shall retain sola authority for selecting persons or firms to author, co-aultior, provide special S8fVices or (l(heiwise participate in the preparation a requin>d environmental documents. C. Consultants or suboonsullants selected by King County to prepare environmental documents for a private development proposal shall net act as agents for the applicant in preparation or acquisition of associated underlying pe,mjts; have a financial imerest in lhe proposal lbr which the environmental document is being prepared; perform any won< or provide any services for the appficant in connection with or related to lhe proposal (King County 6-2006) CCUNTY ENVIRONMENTAL PROCEDURES 20.44.050 • 20.44.060 D. The department shall establish and maintain one or more fists a quarmed consuHanls who are eligible to receive confracls for preparation of environmental documents. Separate lisls may be maintained to reflect sped-ed qualifications or expertise. When the deparlme11t requires consultant services to prepare environmental documents, the department shaU select a consultant fi'om the rosts and negoliate a contract for such services. The departmen1 diredor may waive these requirements as provided for in rules adopted lo implement this section. Subject to K.C.C. 20.44.145 and pursuant lo K.C.C. 2.98, lhe department of development and environmental services shall promulgate administrative rules prior to the effective dale of this section that establish prncesses lo: create and maintain a quaflfied consultant 11st: select consultants from the list; remove consultants from the list: provide a mathod by whicll appHcants may request a reconsideraliOn of selected consultants based upon costs. quarrfications. or timely production of the environmental document; and waive the consultant selection requirements of this chapter on any basis provided by K.C.C. 4.16. 20-97 • E. All costs of preparing the environment document shaD be borne by the appr.cant. Subject to KC.C. 20.44,145 and pursuant to K.C.C. 2.98, the department of development and environmental ...vices shall promulgate administrative rules which establish a !rust fund for consultant payment purposes, defme consultant payment schedules, presaibe procedures for treafing interest from deposlled fmds, and develop other procedures neoessary to implement this chapter. F. In the event an applieant decides to suspend or abandon lhe project, the applicant must provide formal written nofica to the departmenl and consultant. The apPlicant shaU continue to be responsible for au rronles expended by the division or consultants to the point of reoeipl of notification to suspend or abandon, or other obligations or penalties under the terms of any contract let for prepa-ation of the envionmental documents. G. The department shaD only puolish an environmental impact statement (EIS) when tt believes that the EIS adequately disdose: the significant direct, indirect, and cumulative adverse impacts of the proposal end its alternatives; rnttlgation measures proposed and committed to by the appr,cant and their effectiveness in signifocanlfy mitigating impacts; mitigation measures thal could be implemented or requited; and unavoidable significant adverse impacts. Unless olheMise agreed to by the appfrcant, a final environmental impact statement shan be issued by the department within 270 days following the Issuance of a DS for the proposal, except for public projects and nonproject actions, unless the department detennines at the time of Issuance of the OS that a longer time period will be required because of the extraordina<y size cf the proposal or the scope of the environmental impacts resullfng therefrom; provided lhal the additional time shaft not exceed ninety days unless agreed to by lhe applicant. H. The bllowing periods shalt be excluded from !he two hundred seventy day lime period for issuing a final environmental impact statement: 1. My time period during which the applicant has faied to pay required environmental review fees to the department; 2. MY period of time d..-ing which the applicant has been requested la provide additional Information required for praparation of !he environmental impact statemen~ and 3.k,y period of time during which the applicant has net authorized the department lo proceed with preparation of !he anvironmental impact statemen~ (Ord. 12196 § 48, 1996: Ord. 8998 § 2, 1989: Ord. 6949 § 7, 1984), 20.44.0GO Comments and public notice. A. The procedures and standlWds of WAC 197-11-500 through 197-11-570 are adopted regarding pubfrc nollce and comments. B. For purposes of WAC 197-11-510, public notice shaR be required as provided in KC.C. Trlle 20. Publication of notice In a newspaper of general clrrulation in the aree where the proposal is localed also shaU be required for alt nonjlfoject actions and for all other proposals that are subject to the provisions cf this chapter but are not classified as land use pem,~ decisioos in KC.C. Tille 20. C. The respoostt,le official may require further ootice I deemed necessary to provide adequate public notice of a pending action. Failure to requ~e further or altemative notice shall nol be a violation of any notica procedura. (aid. 12196 § 49, 1996: Ord. 9540 § 3, 1990: Ord. 8998 § 3, 1989: Ord. 6949 § 8, 1984). 20.44.070 -20M.080 (King County 6-2006) PLANNING 20.44.070 Use of existing env!ronmental documents. The procedures and s1andards of WAC 197-11~00 through 197-11-640 are adopted regarding use of existing environmental documents. (Ord. 6949 § 9, 1984). 20.44.075 Oepar1menl of natural resou~ and parks procedural SEPA decisions. The Department of nall.Slll resou,;es and parks by public rule may authorize procedural SEPA a<!minis1ralive appeals of threshold detarmlnations or determinalions of !he adequacy of a final EIS made by one or more of the departmenfs dMslons. The pubric rule shall estabUsh procedures for the administrative appeal, which shall be governed by K.C.C. 20.44.120. {Ord. 14449 § 6, 2002). 20.44.080 Substantive authority. 20-98 • A. The procedures and standards of WAC 197-11-650 ttvough 197-11-660 reganllng substantive au1hcrily and mitigation, and WAC 197-11-158, regarding reliance on existing plans, laws and regulaUons, are adopted. B. For the purposes of RCW 43.21C.060 and WAC 197-11-660, the fallowing policies, plans, rules and regulalions, and all amendmenls thereto, are designated as potential bases for the exercise of King County's substantive authorlly underSEPA, subject to RON 43.21C.240 and subsection C of this section: 1. The policies of the slate Environmental Policy Ad, RCW 43.21C.020. 2. As specified in KC.C. chapter 20.12, the King County Comprailensiw Plan, lls addenda and revisions and community and subarea plans and housing report, and as specified in K.C.C. chapter 20.14, surface waler management program basin plans. 3. The King County Zoning Code, as adopted in K.C.C. Tille 21A. 4. The King County Agricuttural Lands Policy, as adopted in KC.C. chapter 20.54 and K.C.C. Hie 26. 5. The King County landmarks Prese,vation Code, as adopted In KC.C. chapter 20.82. 6. The King County Shoreline Management Master Plan, as adopted in KC.C. 11He 25. 7. The King County SUlface Waler Runoff Policy, as adopted in K.C.C. chapter 9.04, including the C<lvington Master Drainage Plan, as adopted in KC.C. chapter 20.14. 8. The King County Road Slandaros, 1993 Update, as adopted In K.C.C. chapter 14.42. 9. The Comprehensive Plan for Transportation adopted by Resolution No. 6617 of the council of the Municipa(dy of Metropontan Seattle and readopted and ratified by the county council In KC.C. 28.01.030. 10. The Comprehensive Sewerage Disposal Plan adopted by Resolution Na. 23 of the council of the Municipality of Melropolttan Seattle and readopted and ratified by the county council in K.C.C. 28.01. 030. 11. The rues and regulations for conslruc!ion and usa of local sewage faciilies set forth in K.C.C. chapters 28.81 U,rough 28.84. 12. The rules and regulations on u,e consistency of sewer projects widi local land use plans and pe>icles set forU1 in Ordinance 11034, as amended. 13. The rules and regulations for die disposal of indusbial waste lnlO the sewerage system set forth in Ordinance 11034, as amended. 14. The DIM8mish Clean Water Plan adopted by !he council of the Municipality of Metropolitan SeaWe and readopted and ratified by the county council by Ordinance 11032, Section 28, as amended. 15. The Washington Department ol Ecology's Best Management Practices for the Use of Municipal Sludge. (King County 6-2006) COUN1Y ENVIRONMENTAL PROCEDURES 20.44.080 • 20.44.085 C. WiU,in lhe urban growth area, substantive SEPA authortty lo oondiUon or dO(l)' new development proposals or clher actions shaR be used only in cases where specific adverse environmental Impacts are not addressed by regulations as set forth below or unusual crcumstances exisl In cases where the county has edapted the following regulations to syslermrtically avoid or mitigate adverse impacts KC.C. chapter21A.12, Development Standards -Density end Dimensions, K.C.C. chapter 21A.14, Development Standards • Design Requirements, KC.C. chapter 21A.16, Development Standards -Landscaping and Water Use, K.C,C. chapter 21A.18, Development standards -Parklng and Circulation, KC.C. chapter 21A.20, Development Standards -Signs, KC.C. chapter 21A.22, Development Standards -Mineral Extraciion, KC.C. chapter 21A.24, Environmentally Sensitive Areas. K.C.C. chapter 21A26, Development Standards - Communication Facilities, K.C.C. chapter 21A.28, Development Standards • Adequacy of Public FacilHies and Services, !hose standards and regulations will normally constitute adequate mitigation of the impacts of 2(}--99 new development. Unusual circumstances related to a site or to a proposal, as well as environmental impacts no! m!Ugated by the regulalions !isled in lhis subsection, will be subject to stte-speclfic or project· specif,c SEPA mttigalion. This subseclion shall not apply if the county's devetopmeot regulalions ciled in lhis subsectioo are ameoded after April 22, 1996, unless !he amending ordinance contains a finding, supported by documentation, that the requiremenls tor envronmental analysis, protections and mitigation measures In this chapter, provide adequate analysis of and mitigation for the specific adverse environmental impacts to which the requiremenls apply. D. Outside the urban growth area, in the course of project review, Including any required enl'fronmenlal analysis, Iha respooslble official may detem,ine that requ~emenls for environmental analysis, protection and mltigation measures in the county's d"""1opmenl regulations or comprehensive plans adopted under chapter 36.70A RCW and in other applicable local, state or federal laws and rull!S provide adequate analysis and mitigalion for specific adverse environmenfal impacts of the project, if the following aiteria are met: 1. In the eotne of project review, the responsible off"rcial shall identify and consider the specific probable adverse environmental impacts of the proposed action and then make a determination \\ttelher these specific inpacts are adequately addressed by the development reg1'atioos. W lhey are no~ the rl!Sponsible official shall apply mitigation consislent with the applicable requiremenls of the comprehensive plan, subarea plan element of the comprehensive plan or other local, state or federal rules or laws; and 2. The responsible official bases or condttions tts approval on compliance with these requirements or mitigalion measures. E. Any decision to approve, deny or approve with conditions pursuant to Rc::N 4321 C.060 shall be contained in the responsible otriciars decision document The written decision shall contain fads and conclusions based on the proposars specific adverse envi"onmental impacts, er lack thereof, as ideotified in an environmental checklist, EIS, lhreshoid determination, other environmental document ~luding an executive department's staff report and recommendation to a decision maker, or findings made pursuant to a pubUc hearing sulholized or required by law or ordinance. The decision doo,ment shall state the specif,c plan, policy or regulation lhal supports the SEPA decision and, W mitigation beyond existing development regulations is required, lha specific adverse environmental impacls and the reasons why additional mitigation is needed to comply with SEPA F. This chapter shall no! be construed as a ,mitation on the authority of King county to approve, deny or cond!Uon a proposal for reasons based upon other statutes, ordinances or regulations. (Ord. 14449 § 7, 2002: Ord. 13131 § 5, 1996: Ord. 12196 § 50, 1996: Ord. 11961 § 2, 1995: Ord. 11792 § 17, 1995: Ord. 10293 § 3, 1992: Ord. 9142, 1989: Ord. 8380 § 2, 1988; Ord. 6949 § 10, 1984). 20.#.085 SEPA/GMA lnh!gration. The procedures and standards regarding the timing and content of environmental review specified in WAC 197-11·210 through WAC 197-11-235 are hereby adopted. (Ord. 13131 § 7, 1998). 20.44.090 -20.44.120 (King County 6-2006) Pl.ANNING 20.44.090 Ongoing actions. Unless otherwise provided herein. 1118 provisions of WAC 197-11 shall be applicable to all elements or SEPA compliance, including the modification or supplementation of an EIS, initialed after the effective date of the Ordinance. (Ord. 6949 § 11, 1984). 20.44.100 Responsibility as consul1ed agency. Alt requests torn other agencies that King County consult on lhreshotd Investigations, the scope pr<x:ess, EIS's or olher envi"onmentat "°!'Umenls shaD be submilted Io the deparlment of development and environmental services. The department shalt be responsible for coordination with other affected county departments and for oomplling and transmitting King County's response to S<Jch requests for consultation. (Oro. 12196 § 51, 1996: Ord. 6949 § 12, 1984~ 20.44.120 Appeals. 2(}-100 GENE IS RES01JRCE C01' JLTING LAND DEVELOPME',, 1 ,<.: ENVIRONMENTAL SPECIALISTS 142 Lampt,:,,h, l(n:Hl Winlock, WA 98596 GRcti,3~:ulting-@>juno.com ~'6'1-520-2847 h~ OIJ0-785-0473 MT DEVELOPMENT LLC RENTON PARCEL 7931000151 WETLAND DELINEATION RENTON, WASHINGTON KING COUNTY PREPARED FOR: MT DEVELOPMENT LLC 11625 Rainier Ave S #201 Seattle, Washington 98178 425-802-2293 PREPARED BY: Genesis Resource Consulting 142 Lamprecht Rd Winlock, Washington 98596 360-520-2847 Fax 360-785-0473 JULY 24, 2008 TABLE OF CONTENTS Background ..............................•.................................................................................... 3 Resource Concerns ...........................................•..•.......•................................................. 3 Wetland Reconnaissance ..•.•..••.•................................................................................. 3-4 Results and Discussion ................................................•.....•..•.................................... 5-7 Summary ........................................................................................................................ 8 Literature Cited ..........................•.................................................................................. 9 Sheet 1: Vicinity Map Sheet 2: Parcel/ Wetland Location Map Sheet 3: National Wetland Inventory Map Sheet 4: Soils Map Appendix A: Test Plot Data Forms Appendix B: Washington State Wetland Rating System Wetland Rating Form 2 BACKGROUND Parcel 793100015106 is currently undeveloped and does not contain structures or dwellings. Ibis parcel is located at Talbot Rd S & 192n<l St Renton, WA. This is an approximate 2.91 acre parcel. The current zoning is Residential. RESOURCE CONCERNS Genesis Resource Consulting (GRC) has reviewed existing maps, photos and technical data for this area as well as made a site reconnaissance to determine resource concerns for wetlands, streams, Critical Areas Habitat or other environmental issues at or adjacent to this parcel. WETLAND DELINEATION Genesis Resource Consulting completed a field reconnaissance of the project site on March 19, 2008 in sunny, dry weather conditions. The wetland delineation was with the following methodology. METHODOLOGY Genesis Resource Consulting (GRC) completed the wetland delineation following the Routine Determination Method described as per the U.S. Army Corps of Engineers Wetlands Delineation Manual (Environmental Laboratory 1987) and the Washington State Wetlands Identification and Delineation Manual (WSDOE 1997). According to the manuals, jurisdictional wetlands are defined as: Those areas that are inundated or saturated by surface or ground water at a frequency and duration sufficient to support, and that under normal circumstances do support, a prevalence ef vegetation typically adapted for life in sa/t1rated soil conditions. Wetlands generally include swamps, marshes, bogs, and similar areas. Tbe Routine Determination Method uses three parameters to determine if wetlands exist in a given area: hydrophytic vegetation, hydric soils and wetland hydrology. Except in certain situations defined in the manual, evidence of a minimum of one positive wetland indicator from two of the three parameters (hydrology, soil, and vegetation) must be found in order to make a positive wetland detemunation. 3 Prior to evaluating the site on, GRC reviewed existing information to assist with the determination of wetland occurrences on the project site. This review included the Pierce County Soil Survey, National Wetland Inventory maps, USGS Topographic Quadrangle maps and aerial photographs. In order to conduct the wetland delineation, GRC established three (4) data observation points within the confines of the project area that corresponded with the terrain features, vegetation patterns, mapped soil areas, and hydrologic indicators. GRC characterized the vegetation, soils, and hydrology at each of the observation points and used the information gathered as a basis for making the wetland determinations. Vegetation on the site was compared to the National list of Plant Species that Occur in Wetlands: 1988-Northwest (Region <J) (Reed 1988) to determine plant wetland indicator status. This list places plants into four categories: Obligate wetland plants (OBL) --plants likely to occur in wetlands greater than 99 percent of the time. Facultative wetland plants (FACW; --plants likely to occur in wetlands 67 to 99 percent of the time. Facultative plants (FAC) --plants equally likely to occur in wetland and non- wetland areas (34-66 percent of the time). Facultative upland plants (F ACU) --plants tl1at only occur in wetlands 1 to 33 percent of the time. Hydrophytic vegetation are macrophytic plants that occur in areas where the frequency and duration of inundation or soil saturation produce permanently or periodically saturated soils of sufficient duration to exert a controlling influence on the plant species present. The vegetation occurring in a wetland may consist of more than one plant community. Hydrophytic vegetation is present when more than 50 percent of the dominant species have an indicator status ofOBL, FACW, and/or FAC. Hydric soils are classified into two broad categories: organic and mineral Organic soils (Histosols) develop under conditions of nearly continuous saturation and/ or inundation. Organic hydric soils are commonly known as peats and mucks. All other hydric soils are mineral soils. Mineral soils have a wide range of textures (sandy to clayey) and colors (red to gray). Mineral hydric soils are those periodically saturated for sufficient duration to produce chemical and physical soil properties associated "'-ith a reducing environment. They are usually gray and/ or mottled inlmediately below the surface horizon, or they have thick, dark- colored surface layers overlying gray or mottled subsurface horizons. The project site was examined for areas of evident wetland hydrology characteristics. These include areas where the presence of water has an overriding influence on characteristics of vegetation and soils due to anaerobic and reducing conditions, respectively. Such characteristics are usually present in areas that are inundated or have soils that are saturated 4 to the surface for sufficient duration to develop hydric soils and support vegetation typically adapted for life in periodically anaerobic soil conditions. RESULTS AND DISCUSSION ,.Jl!ll&iH ( I •• 1MID: Bl lf(NWI) indica1-110.wlll mltt,l)IIW'.1'40t.,1'w«C-ty J? "( 1111 "tHJJR""'1~itt6!1i-tk> presence of artt' !Iser r tilltl-.s. DISSCUSSION: Test pits were dug to identify soil charactnistics. The Soil Survey of King County shows the soil unit on the property to be Alderwood gravelly sand loam. A brief soil description for this series follows: AgC-Alderwood gravelly sandy loam, 6 to 15 percent slopes Map Unit Setting • Elevation: 50 to 800 feet • Mean annual precipitation: 25 to 60 inches • Mean annual air temperature: 48 to .'i2 degrees F • Frost-free period: 180 to 220 days Map Unit Composition • Alderwood and similar soils: 9 .'i percent • Minor components: 5 percent Description of Alderwood Setting • Landform: Moraines, till plains • Parent material: Basal till with some ,·olcanic ash Properties and qualities • Slope: 6 to 15 percent • Depth to restrictive feature: 24 to 40 inches to dense material • Drainage class: Moderately well drained • Capacity of the most limiting !aver to transmit water (Ksat): Very low to moderately low (0.00 to 0.06 in/hr) • Depth to water table: About 24 to 42 inches • Frequency of flooding: None • Frequency of ponding: None • Available water capacity: Very low (about 2.5 inches) 5 Interpretive groups • Land capability (nonirrigated): 4s Typical profile • 0 to 12 inches: Gravelly sandy loom • 12 to 27 inches: Very gravelly sandy loam • 27 to 60 inches: Very gravelly sandy loam Minor Components Norma • Percent of map unit: 1 percent • Landform: Depressions Bellingham • Percent of map unit: 1 percent • Landform: Depressions Seattle • Percent of map unit: 1 percent • Landform: Depressions Tukwila • Percent of map unit: 1 percent • Landform: Depressions Shalcar • Percent of map unit: 1 percent • Landform: Depressions Soil pits generally matched the Alderwood description and characteristics. GRC excavated several test pits to dekrrnine the presence of wetland indicators. While some areas appear to be significantly disturbed, upland areas have color of 10 YR 3/3 and 10 YR 3/1. Some upland pits revealed 7.5 YR 3/3 with no models. ~lillU.QtifnUatee, ~ nj!t'\1tWil!i'tNtt!ad,10YlltJ/2 and did exlubil\hyclt, I 31n1ridifakltetidiedroot ii. n• --tll::1hliit@'-.S ev:idtmt but hydrology 4-.appee,rwithin 4" of,tlte surface.in the . ...._.aectionsofthe·flagged. ate11. 6 PLANT SPECIES PRESENT The plant community is sotnewhat disturbed with heavy inclusions of black berry throughout the site . . Iii !li)!(;I lb J t • · Uiju•1• lj!hlrr as follows: 'fall Fescue (Festuca arnndinacea -FAC) Buttercup (Ranuncuius repens-FACW) 'Creeping bentgrass, Colonial bentgrass (,4grostis capil!aris -FAC) Reed canarygrass (Phalaris arundinacea -F AC\'(!) .. Horse Tail (Equisetum Arvense -FAC) ''V elvetgrass (Holcus lanatus-FAC) .'Trailing Blackberry (Rubus Ursinus-11011 indicator) Evergreen Blackberry (Rubus !aciniattts-Ul'L) Himalayan Blackberry (Rubus discolor-tACU-) Dandelion (Taraxacttm ojjicinale-FACU) Canada Thistle (Cirsittm arvense-FACTJ+) Queen Anne's Lace (Daucus Carota -UPL/ non indicator) Scotch broom (Cytisus scoparitts -not listed) WETLANDS 111 Dl t Jal 71 · I •e•.stlkslope hillside seapia·~:Rillat 111tdi.eSW eomer"Of-tbe site'· (IIM JA This seep did exhibit hydrology and sotne faint oxidized root channels but did not have modeling. •t1" 7 n I I I ity did tneet wl\'d: llritl• ·, GRC flagged the seep location and has estimated the,...nd size to be'.lrliillifirillmf;2fllt'llof'Ot ... IVW"t1eaci f111$111W' j i0.tl1J O · 1t 11.· The size of this wetland should be verified through survey to determine regulatory impacts and buffer reqnirements. King County CAO code 21.A.24 318 reqnires a.181 I L. -~...iands. This wetland is allowed to be rnoved under King County Code with an approved mitigation plan. CRITICAL HABITAT ........ 111,i•r~entalcon~,worepi!IHlll:(>J'~byGRC Ml:n!ti,aQle;fielil''.Yktit ordurmg'ffiereview of parcehUSl!Pilla, ' 7 SUMMARY Genesis Resource Consulting has completed a wetland delineation to flag and verify the wetlands for this site. The site does contain a small wetland that is likely a Class IV seep originating from the slopes above the parcel. The wetland would require a 50' standard setback under King County critical areas code. · ~1' 1Jlt1IIII' JI tb' .WIie Wlln!l)iecl.1:1> $151J£ llli!lfll I a l'i!nfft!iia~ rlevelopment plans bemgfio..tmd Please note that these determinations are subject to approval by the regulatory authority (King County, City of Renton, Army Corps of Engineers, and Washington Department of Ecology) and are intended to be the best possible representation of environmental concerns associated with this property. While the field reconnaissance has been extensive, additional environmental issues may, but are not likely to exist. 8 LITERATURE CITED Department of the Army. 1987. Corps of Engineers Wetlands Delineation Manual. Technical Report Y-87-1, U.S. Army Engineer Waterways Experiment Station, Vicksburg, lvlississippi. Soil Survey of King County Washington. CSDA soil Conservation Service. USDA Soil Conservation Online Soils Descriptions Kollmorgen Instruments Corporation. 1990. Munsell Soil Color Charts. Macbeth Division of Kollmorgen Instruments Corporation, 2441 ~-Jorth Calvert Street, Baltimore, Maryland. Reed, P.13., Jr. 1988. National List of Plant Species that Occur in Wetlands: Northwest (Region 9). C.S. Fish & Wildlife Service Biological Report 88(26.9). 89pp. King County Code. Title 21A.24 318-345 Wetlands. June 30, 2008. 9 S 180th St th St th Pl S 190th St S 192nc:J St S 194th St "' S 198th St S 200th St :no St -I> 5- ~ rr, "' v, S 2,12nd St g: <( ~ 00 J:! :;1Q08 r.lapQuesl Inc. O> "' "' .... ii :; t~ ,. "' v> V) PARCEL LOCATION Se carr Rd ' ! S ~15th ~, ss1s1:st S 197th St GENESIS RESOURCE CONSULTING LAND DEVELOPMENT & ENVIRONMENT AL SPECIALISTS 142 Lamprecht Road Winlock, WA 98596 GRconsulting@juno.com 360-520-2847 Se 187th St Se 188th St q ~ -;,; 0 "' ... is. ~ ~ " V, " S 204th St Se 206th St i====:::;:J 4DD m o 12aa ft Se 179th Pl se 1Botl1 St Se 181st St Se 190th Pl ~ 192~d St Se 195th St -0 "' --s 0 ~ ... ~ s (I) ~ ~ "' "' " "' Vl V> "' " -a a '.2 f Se204th St -~ S 208th St .,. Map Data ~-20~ NAVTEQ or TeleAflas • N MT DEVELOPMENT LLC PARCEL 7931000151 WETLAND DELINEATION SHEET1 VICINITY MAP ~ APPROXIMATE 1,200 l SQ' SEEP/ SLOPE c CATEGORY IV i WETLAND FLAGGED i FOR DELINEA TJON I WETLAND SHOULD i BE SURVEYED FOR SIZE VERIFICATION : GENESIS RESOURCE CONSULTING LAND DEVELOPMENT & ENVIRONMENT AL SPECIALISTS 142 Lamprecht Road Winlock, WA 98596 GRconsulting@juno.com 360-520-2847 REMIANING UPLAND VEGETATION DOMINATED BY BLACK BERRY, SCOTCHBROOM AND DANDILION N MT DEVELOPMENT LLC PARCEL 7931000151 WETLAND DELINEATION SHEETZ PARCEL/ WETLAND LOCATION MAP ' 1' ,. ' .. .i/u;.11 • L .... ~;.·;,':~! -~ ·~ '~...i,A'f;~' • • Estu.orlno !Ind Morine Dcopw.:itt:!r Estuarine .il\tl MorlneWot!.rind ,,; _,_-. Froslwr.ncr E111ergontW11t1ond i• freshwater Fore910<1/Shrub We1lan<l ff!· Froshwmer PoM • Lake a O!her {'-Hlvorine GENESIS RESOURCE CONSULTING LAND DEVELOPMENT & ENVIRONMENTAL SPECIALISTS 142 Lamprecht Road Winlock, WA 98596 GRconsulting@juno.com 360-520-2847 ;, Dltpt·1!(w.:lor\ln!il) • S:;,101.r.i.~icr,::.l;,1 Nnu-Q;!J~,,1 (h~d,x~y 'lrly;, .t/0[),1•.,1 MT DEVELOPMENT LLC PARCEL 7931000151 WETLAND DELINEATION SHEET 3 NATIONAL WETLAND INVENTORY MAP --,,~. =a-,,----.,<=.==~.,,-· Map Unit Legend ~J:Er1,/!;0j ~ ,•Eii)' :.:rcr:· :::::r'. '51C• 13 :o:r:-=11 ~i:;:e,; GENESIS RESOURCE CONSULTING LAND DEVELOPMENT & ENVIRONMENT AL SPECIALISTS 142 Lamprecht Road Winlock, WA 98596 GRconsulting@:·.juno.com 360-520-2847 P91Cln1 or AOI 1 :c (·~~ • N MT DEVELOPMENT LLC PARCEL 7931000151 WETLAND DELINEATION SHEET4 SOILS MAP WETLAND DELINEATION REPORT APPENDIX A TEST PLOT DATA FORMS GENESIS RESOURCE CONSULTING LAND DEVELOPMENT & ENVIRONMENTAL SPECIALISTS 142 Lamprecht Road \Vinlock, W'A 98596 GRconsulting@juno.com 360-520-2847 Project Name: MT DEVELOPMENT Fieldwork Date: 03/19/2008 Site Location: Talbot Rd S & 192'" St Renton, WA County: King State: WA ApplicanUOwner: MT DEVELOPMENT ln,estigator(s): SB Land Fonm: Slooe Plant Community HERB Plot 1 Location SW guarter of Tax Parcel #7931000151 Do normal conditions exist on site? Yes IZI No D Has site been significantly disturbed? Yes IZI No D Is this a potential problem site? Yes D No IZI Vegetation S=cies/lndicator Status Stratum % Cover II S=ies/lndicator Status Stratum % Cover Reed canarygrass (Phalaris H 50 j' Buttercup (Ranunmlus repens -H 30 arundinaaa -FACW') I 1-'ACW) Horse Tail (Equisetum Aroense-H 20 FAC) % Dominant (../) 100% Is the 1987 Manual hydrophytic vegetation criterion met? Yes IZI No D Remarks: Soil Mapped Series Alderwood Gravely Sandy Loam Taxonomy Vitrandic Dystroxerepts On hydric soil list? Yes D No IZI Confirmed map soil type or inclusion: Yes Horizon Depth Matrix Color Redoximorphic Features Texture, Other A 0-6" 10YR3/2 Organic Silt Loam B 6-12" 10 YR 3/4 ' Loam I Hvdric Soil Indicators Yes IZI No D - D Histosol/Histic Epipedon D On Hydric Soils List D Gleyed D Sulfidic Odor IZI Reducing Conditions IZI High Organic Content in Surface for Sandy Soils D Concretions/Nodules D Organic Pan/Streaking in Sandy Soils D Other within 3 inches D Redox. Features within D Regional Indicators 10inches Is the 1987 Manual hydric Soil criterion met? Yes IZI No D Remarks: Hvdroloav Recorded Data Recorded Data Available: IOI Aerial Photos: I D Stream Gauae I D I Other I D Field Data Death of Inundation: NONE Deoth to Saturation· 4" Death to Free Water: NONE Primary H:tdrolgg:t Indicators: Secondary Hydrology Indicators: D Inundated D Drift Lines IZI Oxidized Root Channels IZI FAC-Neutral Test (upper 12 inches) IZI Saturated within 12 in. D Sediment Deposits D Local Soil Survey D Water Marks D Wetland Drainage D Water Stained Leaves D Other: Yes Pattern: Swale Growina Season: ·--------~· Is the 1987 Manual hydrology criterion met? Yes IZI No D Remarks: Determ1nat1on I Wetland? Remarks: Yes No D Genesis Resource Consulting 142 Lamprecht Rd Winlock, WA 98596 (360) 520-2847 Project Name: MT DEVELOPMENT Fieldwork Date: 03/19/2008 Stte Location: Talbot Rd S & 192"" St Renton, WA County: King State: WA ApplicanUOwner. MT DEVELOPMENT lnvestigator(s): SB Land Form: Slooe Plant Community HERB -·- Plot 2 Location SW quarter of Tax Parcel #7931000151 - Do normal conditions exist on site? Yes [2] No D ,. Has site been significantly disturbed? Yes [2] No D - Is this a ootential oroblem site? Yes D No [2] Vegetation Snecies/lndicator Status Stratum % Cover I S···'es/lndicator Status Stratum % Cover Reed canarygrass (Pha!an's H 15 E,·ergrecn Blackberry (&,bus V 15 arundina<?a-FACW') i(Hiniatus -UPL) Himalayan Blackberry (Rubus V 60 ( :n:eping bent.grass, Colonial H 10 discolor-FACU-) bcntgrnss (Agrostis capi!lt1ris -F~-\.C) % Dominant (../) 25% Is the 1987 Manual hydrophytic vegetation criterion met? Yes D No [2] Remarks: Soil Mapped Series Alderwood Gravely Sandy Loam Taxonomy Vitrandic Dystroxerepts On hydric soil list? Yes D No [2] Confirmed map soil type or inclusion: Yes Horizon Depth Matrix Color Redoximorphic Features Texture, Other A 04" 10YR3/3 Organic Silt Loam , 4-12" 10 YR 3/1 Hydric Soil Indicators Yes D No [2] D Histosol/Histic Epipedon D On Hydric Soils List D Gleyed D Sulfidic Odor D Reducing Conditions D High Organic Content in Surtace for Sandy Soils D Concretions/Nodules D within 3 inches Organic Pan/Streaking in Sandy Soils D other D Redox. Features within D Regional Indicators 10 inches Is the 1987 Manual hydric Soil criterion met? Yes D No [2] Remarks: Hvdrolo-" Recorded Data Recorded Data Available: 101 Aerial Photos: I D Stream Gaune I D I Other I D Field Data Denth of Inundation: NONE Deoth to Saturalion: NONE Deoth to Free Water: NONE Prima[)! Hydrology Indicators: Secondary Hydrology: Indicators: D Inundated D Drift Lines D Oxidized Root Channels D FAC-Neutral Test (upper 12 inches) D Saturated within 12 in. D Sediment Deposits D Local Soil Survey D Water Marks D Wetland Drainage D Water Stained Leaves Pattern: Swale D Other: Growinn Season: Yes Is the 1987 Manual hydrology criterion met? Yes D No [2] Remarks: Determ1nat1on I Wetland? Remarks: Yes D No [2] Genesis Resource Consulting 142 Lamprecht Rd Winlock. WA 98596 (360) 520-2847 Project Name: MT DEVELOPMENT Fieldwork Date: 03/19/2008 Site Location: Talbot Rd S & 192°" St Renton, WA County: King State: WA ApplicanVOwner: MT DEVELOPMENT lnvestigator(s): SB Land Fonm: Slooe Plant Community HERB Plot 3 Location SW guarter o_f_Tax Parcel #7931000151 Do normal conditions exist on site? Yes IZI No D ---- Has site been significantly disturbed? Yes IZI No D Is this a ootential oroblem site? Yes D No IS] Vegetation s-iesllndicator Status Stratum % Cover i Sneciesllndicator Status Stratum % Cover Reed canarygrass (Phalan·s H 20 f Buttercup (Ranunmlus repens-H 20 amndinacea -E-\C\'\') E40f; Horse Tail (Equisetum Arvense-H 60 FAC) % Dominant (.../) 100% Is the 1987 Manual hydrophytic vegetation criterion met? Yes IZI No D Remarks: Soil Mapped Series Alderwood Gravely Sandy Loam Taxonomy Vitrandic Dystroxerepts On hydric soil list? Yes D No IS] Confirmed map soil type or inclusion: Yes Horizon Depth Matrix Color Redoximorphic Features Texture, Other ---- A 0-12" 10YR3/2 Organic Silt Loam ---·~-- i Hvdric Soil Indicators Yes IS] No D D Histosol/Histic Epipedon D On Hydric Soils List D Gleyed D Sulfidic Odor IS] Reducing Conditions IZI High Organic Content in Surface for Sandy Soils D Concretions/Nodules D Organic Pan/Streaking in Sandy Soils D other within 3 inches D Redox, Features within D Regional Indicators 10inches Is the 1987 Manual hydric Soil criterion met? Yes IZI No D Remarks: Hydroloav Recorded Data Recorded Data Available: IOI Aerial Photos: I D Stream Gauoe I D I Other I D Field Data Deoth of Inundation: NONE Deolh to Saturation: 4' Deoth to Free Water: NONE Priman,: Hydrology Indicators: Secondary: H)'.drology Indicators: D Inundated D Drift Lines IS] Oxidized Root Channels IZI FAC-Neutral Test (upper 12 inches) IS] Saturated within 12 in, D Sediment Deposits D Local Soil Survey D Water Marks D Wetland Drainage D Water Stained Leaves D other: Yes Pattern: Swale Growinn Season: ts the 1987 Manual hydrology criterion met? Yes IS] No D Remarks: Determ1nat1on I Wetland? Remarks: Yes No D Genesis Resource Consulting 142 Lamprecht Rd Winlock, WA 98596 (360) 520-2847 Project Name: MT DEVELOPMENT Fieldwork Date: 03/19/2008 Site Location: Talbot Rd S & 192"0 St Renton, WA County: King State: WA ApplicanVOwner: MT DEVELOPMENT lnvestigator(s ): SB Land Form: Slone Plant Community HERB Plot 4 Location SW quarter ofTax Parcel #7931000151 Do normal conditions exist on site? Yes 0 No D -- Has site been significantly disturbed? 0 D Yes No Is this a ~tential oroblem site? Yes D No 0 V e elation S=ies/lndicator Status Stratum % Cover S=ies/lndicator Status Stratum % Cover Scotch broom ( (ytisus scoparius -s 30 Queen Anne's Lace (Daucus Carota H 20 not listedi -UPL/ non indicator) Himalayan Blackberry (R,tbus V 30 , C>ceping bentgras~, Colonial H 10 discolor-FACU-) j1 b~'ntgrass (AgrosliJ capillaris -F~-\C) Dandelion ([ araxacum efficinale -H 10 FACU! % Dominant (../) 10% Is the 1987 Manual hydrophytic vegetation criterion met? Yes D No 0 Remarks: Soil Mapped Series Alderwood Gravely Sandy Loam Taxonomy Vitrandic Dystroxerepts On hydric soil list? Yes D No 0 Confirmed map soil type or inclusion: Yes Horizon Depth Matrix Color Redoximorphic Features Texture, Other A 0-12" 7.5YR 3/3 Organic Silt Loam Hvdric Soil Indicators Yes D No 0 D Histosol/Histic Epipedon D On Hydric Soils List D Gleyed D Sulfidic Odor D Reducing Conditions D High Organic Content in Surface for Sandy Soils D Concretions/Nodules D Organic Pan/Streaking in Sandy Soils D Other within 3 inches D Redox. Features within D Regional Indicators 10 inches Is the 1987 Manual hydric Soil criterion met? Yes D No 0 Remarks: Hydrolonv Recorded Data IOI -I D Stream Gauae I D I I D Recorded Data Available: Aerial Photos: Other Field Data Deoth of Inundation: NONE Deoth to Saturation NONE Deoth to Free Water: NONE Primary Hydrology Indicators: Secondary Hydrology Indicators: D Inundated D Drift Lines D Oxidized Root Channels D FAG-Neutral Test (upper 12 inches) D Saturated within 12 in. D Sediment Deposits D Local Soil Survey D Water Marks D Wetland Drainage D Water Stained Leaves D Other: Yes Pattern: Swale Growinn Season: Is the 1987 Manual hydrology criterion met? Yes D No 0 Remarks: De term I nation I Wetland? Remarks: D No 0 Yes Genesis Resource Consulting 142 Lamprecht Rd Winlock, WA 98596 (360) 520-2847 WETLAND DELINEATION REPORT APPENDIXB WASHINGTON STATE WETLAND RATING SYSTEM WETLAND RATING FORM GENESIS RESOURCE CONSULTING LAND DEVELOPMENT & ENVIRONMENTAL SPECIALISTS 142 Lamprecht Road Winlock, WA 98596 GRconsulting@:juno.com 360-520-2847 Wetland Rating Form Washington State Wetland Rating System for Western Washington Rating Summary Wetland Name or Designation Location (S,T,R) Completed by Affiliation Date of site visit Rating Based on Functions Water Quality Function Score Hydrologic Function Score Habitat Function Score MT DEVELOPMENT S-06 T-22N R-05E Scott Brummer Genesis Resource Consulting 3/19/2008 Category IV 14 1 14 Total 29 Rating based on Special Characteristics N/A Final Rating Category IV Special Wetland Type N/A HGM Class Slope Rating Form Class Slope Considerations for Special Protection y/n Has the wetland been documented as habitat for any Federally listed Threathened or n Endangered species? ---------- Has the wetland been documented as habitat for any State listed Threathened or n Endangered species? ---------------- Are Priority Species listed by Washington Department of Fish and Wildlife present? n ----------·. -·· Is the wetland designated as a "Wetland of Local Significance" by the local jurisdication? n Summary 7/24/2008 page 1 Wetland Rating Fo, ... Western Washington Wetland Rating Form Slope Wetlands Water Quality functions S1. Does the wetland have the potential to improve water quality? (seep. 64) 1.1 Characteristics of the average slope of the wetland: ------ [ ... Slope is 2% to 5% (1) 1 1.2 The soil 2 inches below the surface is clay, organic, or smells anoxic {hydrogen lo ! 0 sulfide or rotten ""'ns). I 1.3 Characteristics of the vegetation in the wetland that trap sediments and pollutants: Choose the score appropriate for the description that best fits the vegetation in the wetland. Dense vegetaion means that it is difficult to see the soil surface. Dense ungrazed, herbaceous vegetation > 90% of the area wetland (6) ... 6 51 Subtotal 7 S2. Does the wetland have the opportunity to improve water quality? (see p. 67) Answer YES if you know or believe there are pollutants in groundwater or surface water coming into the wetland that would otherwise reduce water quality in streams, lakes or groundwater downgradient from the wetland? Note which of the following conditions orovide the sources of[iollutants. ____ Grazing in the wetland or within 150 ft. D ----------------- Untreated storrnwater discharges to wetland D ------ Tilled fields or orchards within 150 ft. of wetland D Residential, urban areas, golf courses are within 150 ft. upslope of wetland 0 - other (Note) D -------- Multiplier 2 TOTAL for Water Quality Functions 14 Slope 7/24/2008 page 1 Wetland Rating For .. , Western Washington Wetland Rating Form Slope Wetlands Hydrologic Functions S3. Does the wetland have the potential to reduce flooding and erosion? (see p. 68) 3.1 Characteristics of vegetaion that reduce velocity of surface flows during storms: Choose the score appropriate for the description that best fits the vegetati_on in the wetland. Dense, uncut, rigid vegetation covers> 1/4 of the area of the wetland (1) , ... 1 3.2 Characteristics of slope wetland that holds back small amounts of flood flows: --- I ------ The slope of the wetland has small surface depressions that can retain water over at least 10% D 0 of its area. 53 Subtotal 1 S4. Does the wetland have the opportunity to to reduce flooding and erosion? (see p. 70) Is the wetland in a landscape position where the reduction in water velocity it provides halps protect downstream propeorty and aquatic resouirces from flooding or excessive and/or erosive flows? Note which of the following conditions apply: >--------------- Wetland has runoff that drains to a river or stream that has flooding problems D ------ Other (Note) D - Answer NO if the major source of water is controlled by a reservoir (e.g. the wetlandis a seep that on the downstream side of a dam) ------------- -Multipli~~I 1 TOTAL for Hydrologic Functions 1 Slope 7/24/2008 page 2 Wetland Rating For ... Western Washington Wetland Rating Form All Wetlands Habitat Functions H1. Does the wetland have the potential to provide habitat for many species? 1.1 Vegetation structure (seep. 72): Note cJllplant communities (Cowardin) that cover_m()re_than 10% of the wetland or 1/4 acre Aquatic bed D ---- Emergent plants D Scrub/Shrub (more than 30% shrub cover) D --------------------- Forested (more than 30% tree cover) iD ----------------------------- Forested areas with at least 3 strata (canopy, sub-canopy, shrub, herb/forb, D 2 moss/groundcover) i 1.2 Hydroperiod (seep. 73): Note the types of water regimes (hydroperiods) present within the wetland The water regime has to cover more than 10% of the wetland or 1/4/ acre to count (refer to text fo,-_description_s _of_w_ater regime_s) Permanently flooded or inundated D - Seasonally flooded or inundated D Occasionally flooded or inundated D Saturated only .D ------------------------- Permanently flowing stream or river in, or adjacent to, the wetland D Seasonally flowing stream or river in, or adjacent to, the wetland D Lake-fringe wetland = z points D Freshwater tidal wetland= z points D 1 1.3 Richness of Plant Species (see p. 75): Count the number of plant species in the wetland that cover at least 10 sq. ft Different patches of the same species can be combined to meet the size threshold. Do not include eurasian milfoi? reed canarygrass, purple loosestrife, or Canadian thistle. > 19 species ,o - 5 -19 species D -------------------io --- < 5 species 1 1.4 Interspersion of habitats (seep. 76): Use the diagrams below to determine interspersion between vegetation types, or vegetation types and unvegetated areas (may include open water or mudflats). IOI None I@ @I Moderate l@llow ,~ @ @1 High ------ Moderate (2) i• 2 -- NOTE: If there are 4 or more vegetation types or 3 vegetation types and open water the score will be "High". Habitat 7/24/2008 page 1 ; Wetland Rating For ... Western Washington Wetland Rating Form All Wetlands Habitat Functions 1.5 Special habitat features (see p. 77): Note all the habitat features that are present in the wetland. ------- Large, downed, woody debris ( > 4 in. diameter and at least 6 ft. long) D ~- Standing snags (diameter at the base > 4 in.) D -- Undercut banks are present for at least 6.6. ft. (2m) and/or overhanging vegetation extends at D least 3.3 ft. (lm) over a stream for at least 33 ft. (lorn) --- Stable steep banks of fine material that might be used by beaver or muskrat for denning (> 30 ,o deg. Slope) OR signs of recent beaver activity are present. ------------- At least 1/4 acre of thin stemmed persistent vegetation or woody branched are present in areas 0 that are permanently or seasonally inundated (structures for amphibian egg-laying) ----------- Invasive pants cover less than 25% of the area in each stratum ID 1 Hl Subtotal 7 H2. Does the wetland have the opportunity to provide habitat for many species? 2.1 Buffers (seep. 80): Choose the description that best represents the condition of the wetland buffer. The highest scoring criterion that applies to the wetland is to be used in the rating. Refer to the text for the definition of "undisturbed". 100 m (330 ft.) of relatively undisturbed vegetated areas, rocky areas, or open water> 95% of D circumference. No developed areas within undisturbed part of the buffer (also no grazing). ------------ 100 m (330 ft.) of relatively undisturbed vegetated areas, rocky areas, or open water> 50% of D circumference. 50 m (170 ft.) of relatively undisturbed vegetated areas, rocky areas, or open water> 95% of D circumference. --------,--- 100 m (330 ft.) of relatively undisturbed vegetated areas, rocky areas, or open water > 25% of 0 circumference. --- 50 m (170 ft.) of relatively undisturbed vegetated areas, rocky areas, or open water > 50% of D circumference. -------- - __ If the buffer does not meet any_o! the criteria above - No paved areas (except paved trails) or buildings within 25 m (80ft.) of wetland > 95% ------i circumference. Light to moderate grazing or lawns OK. D i ------------------- No paved areas or buildings within 50 m (170ft.) of wetland > 50% circumference. Light to D moderate grazing or lawns OK. Heavy grazing in buffer D ------------------ Vegetated buffers are< 2m (6.6 ft.) wide for more than 95% of the circumference (e.g. tilled D fields, paving, basalt bedrock to the edge of wetland). --------- Buffer does not meet any of the criteria above. D 3 Habitat 7/24/2008 page 2 ,• Wetland Rating For ... Western Washington Wetland Rating Form All Wetlands Habitat Functions 2.2 Corridors and connections (see p. 81): ------------ Is the wetland part of a relatively undisturbed and unbroken vegetated corridor (either riparian or upland) that is at least 150 ft. wide, has at lest 30% cover of shrubs, forest, or native D undisturbed prairie, that connects to estuaries, other wetlands, or undisturbed uplands that are at least 250 acres in size (dams in riparian corridors and heavily used gravel roads are considered breaks in the corridorp --------- Is the wetland part of a relatively undisturbed and unbroken vegetated corridor (either riparian ! or upland) that is at least 150 ft. wide, has at lest 30% cover of shrubs, forest, or native undisturbed prairie, that connects to estuaries, other wetlands, or undisturbed uplands that are 'D at least 25 acres in size OR a Lake-fringe wetland, if it does not have an undisturbed corridor as in the question above? ------- Is the wetland: ------------- within 5 mi. (8km) of a brackish or salt water estuary OR D within 3 mi. of a large field or pasture (>40 acres) OR [J ---------------- within 1 mi. of a lake of a greater than 20 acres? D 1 2.3 Near or adjacent to other priority habitats listed by WDFW Note all PHS types that are within 330 ft (100m) of the wetland. Riparian D ' -- Aspen Stands D ------- Cliffs D ! ------- Old Growth Forest D -------- Mature Forest D ------------- Prairies D ------ Talus Slopes D ------------- Caves D --------- Oregon White Oak Woodlands .D ------- Urban Natural Open Space io ---------- Estuary/Estuary-like D ------- Marine/Estuarine Shorelines ID ' 0 2.4 Wetland Landscape (seep. 84) Choose the description below that best fits -----------·-----,-------- There are at least 3 other wetlands within 1/2 mi. a, BUT the connections between them are disturbed. (3) .... 3 H2 Subtotal 7 TOTAL for Habitat Functions 14 Habitat 7/24/2008 page 3 DATE: TO: FROM: SUBJECT: CITY OF RENTON PUBLIC WORKS MEMORANDUM June 23, 2008 Vanessa Dolbee /I SonjaJ. Fesser ,b~ J Talbot & 55 11 ' Plat, LUA-08-043, PP Format and Legal Description Review Bob Mac Onie and I have reviewed the above referenced preliminary plat submittal and have the following comments: Comments for the Applicant: Information needed for final plat approval includes the following: Note the City of Renton land use action number and land record number, LUA-OX-XXX-FP and LND-10-0468, respectively, on the final plat submittal. The type size used for the land record number should be smaller than that used for the land use action number. Please note that the land use action number for the final plat will be different from that used for the preliminary plat. A licensed surveyor must prepare and sign the final plat submittal. Show two ties to the City of Renton Survey Control Network with published values. The geometry will be checked by the city when the tics have been provided. Provide sufficient information to determine bow the final plat boundary was established. Include a statement of equipment and procedures used, per WAC 332-130-100. Complete City of Renton Monument Cards, with reference points of all new right of way monuments set as part of the plat. Note all lot lines as solid, not dashed. Note the bearings and dimensions for all lot lines on the plat drawing. \H:\File Sys\LND -Land SubdlviSlon & Surveying Rccords\LND-10 -Plats\0468\RV080625.doc June 26, 2008 Page 2 Note the date the existing monuments were visited, per WAC 332-130-150, and what was found. Provide plat and lot closure calculations. Indicate what has been, or is to be, set at the corners of the proposed lots. Note discrepancies between bearings and distances of record and those measured or calculated, if any. Note whether the adjoining properties are platted (give plat name and lot number) or unplatted. Note all easements, covenants and agreements of record on the final submittal. Note the addresses for the plat lots on the final plat submittal. The addresses will be available after city approval of the preliminary plat. On the final plat submittal, remove all references to trees, utilities facilities, topog lines and other items not directly impacting the subdivision. These items are provided only for preliminary plat approval. Provide a "LEGEND" for the plat drawing. detailing the symbols used in said drawing. Note research resources on the plat suhmittal. The City of Renton Administrator. Department of Public Works and the city's Mayor and City Clerk sign this final plat submittal. An approval hlock for the city's Finance Director is also needed. Provide appropriate approval blocks and signature lines as needed. A pertinent King County approval block is also needed. Provide signature lines as required. All vested owner(s) of the subject plat need to sign the final plat submittal (those who are vested at the time of plat recording),. Include appropriate notary blocks as needed. Add the vested owner's name under the signature line in the declaration block. Include a declaration block on the drawing, titled "OWNER'S DECLARATION". Remove all references to density, zoning, use, max base height of buildings and comprehensive plan designations on the final submittal. Remove all references to building setback lines. Setbacks will be determined when building permits are issued. Do not include the "UTILITY SERVICES PROVIDERS', "CIVIL ENGINEER", "SURVEYOR" and "OWNER" blocks on the final plat suhmittal. The city's position concerning ownership of storm detention ponds (Tract B) and private access tracts (Tract A) should be noted on the final plat submittal as follows: H:\File Sys\LND -Land Subdivision & Surveying Records\Li\ D-10 -Plats\0468\R V080625.doc\cor June 26, 2008 Page 3 Upon the recording of this plat, Tract "A" is hereby granted and conveyed to the Talbot and 55'" Homeowners' Association (HOA) for a private access tract. All necessary maintenance activities for said Tract will be the responsibility of the HOA. In the event that the HOA is dissolved or otherwise fails to meet its property tax obligations as evidenced by non-payment of property taxes for a period of eighteen (18) months, then each lot in this plat shal I assume and have an equal and undivided ownership interest in the Tract previously owned by the HOA and have the attendant financial and maintenance responsibilities. Upon the recording of this plat, Tract "B" is hereby granted and conveyed to the Talbot and 55'" Plat Homeowners Association (HOA) for a storm detention tract. Ownership and maintenance of said Tract shall be the responsibility of the HOA. In the event that the HOA is dissolved or otherwise fails to meet its property tax obligations as evidenced by non-payment of property taxes for a period of eighteen (J 8) months, then each lot in this plat shall assume and have an equal and undivided ownership interest in the Tract previously owned by the HOA and have the attendant financial and maintenance responsibilities. If no HOA is established, then use the following language, or similar language that fits the plat' s particular situation, on the final plat submittal: Lots 5 through 10, inclusive, shall have an equal and undivided ownership interest in Tract "A" for access ( or all 18 lots, if necessary). Lots I through 18, inclusive, shal I have an equal and undivided ownership interest in Tract "B" (storm detention pond). The two foregoing statements are to be accompanied by language defining the maintenance responsibilities for any infrastructure located on the Tracts serving the plat, or reference a separate recorded document detailing the same. Note that if there are easements, restrictive covenants or agreements to others (City of Renton, etc.) as part of this subdivision, they can be recorded concurrently with the plat. The plat submittal and the associated document(s) arc to be given to the Project Manager as a package. The plat will be recorded first by King County. Reference the associated document(s) on the plat submittal and provide spaces for the recording numbers thereon. Fee Review Comments: The Fee Review Sheet for this review of the plat is provided for your use and information. H:\File Sys\LND -Land Subdivision & Surveying Recont~\Ll\D-10 -Plats\0468\RV080625.doc\cor . ;)~'El~TY SERVICEti l'EL: h.[ /iI'i·V NO: 2008---.t.0.------ @ This fee review ;:;upersedes and ls fee review no .. ________ dated I APPLICANT: ! 1"1' ::r:: :t)E:yF"1..qp1-AEbJf I r C i...::.:Rc::.EC:::E::IV.::E:.:D:.:F:.:R:::O:..cMcc:----'-----------------------' , JOB ADDRESS· 15E.;;;I.JER~--.,.; s"s:n:i ~=P"'~ .,;.·,·;;~..!.. . ... 1~ ' • 1·--1·~-~·;··=-:···--· .···---~-~I·-~:.;.. i--t-, I ----;~·-.,·=-~,I-\.-· ---'\~; I I .......... ..... , NATURE OF WORK: LNDNo. 10 -0.4s.i,A. .. !. -, . ----· __ ., ____ . -----..• ·-' .c .. .. "'"" .. . .. . . . . . .... •.. . .... SUBJECT PROPERTY PARENT PID No(s): ,03Jrv-,-~J= I ; 7 ~· ASSESSMENT " " " "' "' "' f-:< :,: DIST. PARCl:L NO.OF D!SIRICTS .,: "' f-::: <Jl 0 No. No. MF.THOD OF AS5ES5MF.N1 UNITS AMOUNT 0SAD D LATECOMER [J D D - 0SAD D LATI'.COMER D D D - 0SAD D LATECOMER D D D - 0SAD 0 LATECOMER D D D - 0SAD D LATECOMER D D D - JOINT USE AGREEMENT (METRO) D D D - SYSTEMDEVBLOPMENT ~G:E~-cWATER & WASTEWATER . \VATEIP WASTEWATERa METER SIZE Water Service Fee Amount FirL' Service Fee Amountbc Wastewater Fee Amount 5/8'" X 3/l' 52,23(, $292 $1,591 ]" 55,589 $729 $3,977 11/2'' $11,179 $1,458 $7,954 2" $17,886 $2,332 $12,726 3" $35,711 $4,66'i $25.452 4" $55,893 $7,288 $39.768 6" $111,786 $14,577 $79,537 8" $178,8'i7 $23,323 $127,258 a Actual fee will bl:' based on total of new metf'rs minus total nedil oJ existmg meters b Basl'd upon thr sizl' uf the fire service (NOT detector bypass nwter) ' Unless a separatt> fm,' service is provided, the System Developrnenl Ch.1rg:t'(s) shall be based upon the SIZf' of the metc>r installed and a separate fin, service fee will not be charaed. SYST!lll(IJEVELOPMENT .C~GJ!SJ'-''Stm1i\.A<2E WA'i'ER ' /, . ' .... LAND USE TYPE NO. OF UNITS/ SQ, FTG. SOC FEE ;\Jew Single Family Residential (SFR)" $1,012/unit x la. $~,elGo,OC Addition of z 500 sf to existing SFR"f:! $0.40:'i/~q ft of new impervious area x AJI Other Uses r $0...J.O:'i/sq ft I if nl'W impervious area x a Includes mobile home d·wellings and manufactured hurne.'> p Fel::' shall not be greater than $1,012 y Ff'e shall not be less than $1,012 . \J,I'--:_ I 1.c:J..,_,,1 5fe9 lr:ie ~ .. ---- l Date1 natu1 c of Rcvie,ving Authority • It is the inteii'fof th-is dPvf'lopment fee analysis to put the devclupl'f1:l;\~:nt2r on notice, that t~e quoted fees m<1y be applicable to the ~ N subject site upon development of the property. AH quoted fees cire potential charges that may be due and payabll' at thP time the .., 0 <: 0 construction permit is issued to install the on-site and off-site impw\-vIHcnh (1.e. underground utilities, strf'et imprnvements1 etc) ;;;· ~ ~ ' Triggering mechanisms for the SDC fees will be based on current City ordinances and determined by the applicable Utilily Section. • The quoted fr•es do NOT include inspection fees, side sewer permits, r/w rwrmit fees, the cost of •,vater meters, or traffic benefit fees. ~ ~ ~ • If subject property is within an UD, it is the developer's rcspomibility to dwlk with the FinatKf' DPpt. for paid/un-paid status. 3 • PIPasf' note that these fees are subject to chang-e \',tithout notice Finc1! f,,l'.'"i 'i\·111 be based on rates in effect at time of requirement to pay tr' .., per Ordinance. ~ EFFECTIVE: January 14, 2008 ::,I(; MAY wq-EE:" Le).....E I"' c,,,1 '=q t)L.);:::Tc> P: \ Admintstrati\·e \Forms\ FeeRevie\'>'\ 2008FeeRY\\'.doc LAW ~ 'T · City of J • on Department of Community & Economic D ___ ,opment ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: n, , . -'' . COMMENTS DUE: MAY 21, 2008 APPLICATION NO: LUAOB-043, PP • \J DATE CIRCULATED: MAY 7, 2008 APPLICANT: M.T. Development, LLC PLANNER: Vanessa Dolbee . " PROJECT TITLE: Talbot & 55 1h Preliminary Plat PLAN REVIEWER: Arneta Henninoer SITE AREA: 2.91 acres EXISTING BLDG AREA lnross): N/A IV!J-\1 L· :: -_u1_,v LOCATION: SEC of S 55th St & Talbot Rd S PROPOSED BLDG AREA lnross) N/A CITY OF RENTON WORK ORDER NO: 77899 SUMMARY OF PROPOSAL: The applicant is requesting an 18 lot preliminary plat, vested to King County R-6 zoning, development standards, and SEPA regulations per a Settlement Agreement dated October 9, 2007, MT Development, LLC v. Renton. The subject parcel is located in the SE corner of S 55th St. and Talbot Road S. and consists of 2.91 acres. The gross density of the site would be 6.20 dwelling units per acre. The site is currently vacant, vegetative cover consisting mainly of brush and grass. The proposed lot sizes will range from 4,081 sq. ft_ to 6,836 sq. ft. and will included an open pond-type storm drainage facility in "Track B". The proposed plat also would contain "Track A" a proposed private access road for lots 5 through 9. The development would be access via a new road dedicated to the City consisting of 19,560 sq. ft., with ingress and egress points at both S. 55th St. and Talbot Rd. S. The applicants submitted a wetland reconnaissance indicating one small wetland on the subject site. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Earth Housinn Air Aesthetics Water Uaht/G/are Plants Recreation Land/Shoreline Use Utilities Animals Transnorlation Environmental Health Public Services Energy! Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. Signature of Director or Authorized Representative Date City of R,•.,/on Department of Community & Economic Dev:Jlopment ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: C:. COMMENTS DUE: MAY 21, 2008 APPLICATION NO: LUAOS-043, PP DATE CIRCULATED: MAY 7, 2008 APPLICANT: M.T. Development, LLC PLANNER: Vanessa Dolbee PROJECT TITLE: Talbot & 55'" Preliminary Plat PLAN REVIEWER: Arneta Henninqer SITE AREA: 2.91 acres EXISTING BLDG AREA (qross): N/A LOCATION: SEC of S 55'" St & Talbot Rd S PROPOSED BLDG AREA laross) N/A WORK ORDER NO: 77899 SUMMARY OF PROPOSAL: The applicant is requesting an 18 lot preliminary plat, vested to King County R-6 zoning, development standards, and SEPA regulations per a Settlement Agreement dated October 9, 2007, MT Development, LLC v. Renton. The subject parcel is located in the SE corner of S 55th St. and Talbot Road S. and consists of 2.91 acres. The gross density of the site would be 6.20 dwelling units per acre. The site is currently vacant, vegetative cover consisting mainly of brush and grass. The proposed lot sizes will range from 4,081 sq. ft. to 6,836 sq. ft. and will included an open pond-type storm drainage facility in "Track B". The proposed plat also would contain "Track A" a proposed private access road for lots 5 through 9. The development would be access via a new road dedicated to the City consisting of 19,560 sq. ft., with ingress and egress points at both S. 55th St. and Talbot Rd. S. The applicants submitted a wetland reconnaissance indicating one small wetland on the subject site. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable Mo,e Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housina Air Aesthetics Water Lia ht/Glare Plants Recreation Land/Shoreline Use Utilities Animals Trans""riation Environmental Health Public Services Energy! Histon'dCuftural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS 1.JJ (.{J{lrrt-A' ·. C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. ti!ruil£ Signature of Director or Authorized Representative Date I I .... FIRE DEPARTMENT MEMORANDUM DATE: 5/19/08 TO: CC: FROM: Ameta Henninger, Plan Reviewer Vanessa Dolbee, Associate Planner David Pargas, Assistant Fire Marshal '1;.i· SUBJECT: LUA08-043 TALBOT & 55TH PRELIMINARY PLAT Review of current plans and material, previous pre-application material and on site review have disclosed the following Fire Code and Policy related issues and concerns that need to be addressed in order for the Talbot & 55 1h Preliminary Plat approval to be recommended. Renton Fire & Emergency Services comments: I. The Fire Departments Pre-Application comments noted on 2/15//08 for the 2/21/08 Pre-Application meeting are still applicable to this project with one(!) rev1s10n. A) Hydrants shall be required within 300 feet to the front of the structure and not measured to the rear of the structure as noted in my initial comments. 2. During Construction: A) All required hydrants are to be operational before combustible construction is allowed. B) Temporary Emergency Vehicle access is to be provide throughout the construction period and until permanent access is provided. C) Temporary address is to be provided and is to be easily identifiable for responding emergency personnel. 3. Fire Mitigation Fees: Fire Mitigation Fees of $488.00 per unit are to be paid prior to Final Plat recording. Any question or concerns regarding the Fire Departments comments may be directed to Assistant Fire Marshal, David Pargas at 425-430-7023. i:\city memos\08 final & prelim rev\luaOS-043 talbot & 55th preliminary plat.doc , .. City off ,n Department of Community & Economic De, _,apment ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: F i r-e... COMMENTS DUE: MAY 21, 2008 . . . APPLICATION NO: LUA08-043, PP DATE CIRCULATED: MAY 7, 2008 APPLICANT: M.T. Develooment, LLC PLANNER: Vanessa Dolbee :-------------- PROJECT TITLE: Talbot & 55th Preliminan, Plat PLAN REVIEWER: Arneta Henninaer .. -· -- SITE AREA: 2.91 acres "''" EXISTING BLDG AREA lnrossl' N/A LOCATION: SEC of S 55th St & Talbot Rd S PROPOSED BLDG AREA 1bross\l'l7A-- I WORK ORDER NO: 77899-------- SUMMARY OF PROPOSAL: The applicant is requesting an 18 lot preliminary plat, vested to King County R-6 zoning, development standards, and SEPA regulations per a Settlement Agreement dated October 9, 2007, MT Development, LLC v. Renton. The subject parcel is located in the SE corner of S 55th St. and Talbot Road S. and consists of 2.91 acres. The gross density of the site would be 6.20 dwelling units per acre. The site is currently vacant, vegetative cover consisting mainly of brush and grass. The proposed lot sizes will range from 4,081 sq. ft. to 6,836 sq. ft. and will included an open pond-type storm drainage facility in "Track B". The proposed plat also would contain "Track A" a proposed private access road for lots 5 through 9. The development would be access via a new road dedicated to the City consisting of 19,560 sq. ft., with ingress and egress points at both S. 55th St. and Talbot Rd. S. The applicants submitted a wetland reconnaissance indicating one small wetland on the subject site. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element at the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earth Hausina Air Aesthetics Water Linht/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transnortation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Presentation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS _. • r intt U"' ,T To ,tt' fi; ,/ a.. r "//1,,c,· C. CODE-RELATEDCOMMENTS /kafr!' c;_•', .,;.W a //A<'~t!'c/ ~-,°7F.11 ;;'/de c:;1 E ;n ~".Y'~#r,Y &,e.v-.-,, ... .s , d,«1,,1 i,..ff./s, .2)i ... e,.4'~.,..s,.. _Ass~IT-"7 p,;,,~ .~·,Ns..,(,./ We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. Signature of Director or Authorized Representative Date May 14, 2008 Joseph M. Hopper, P.E. Pacific Entneering Design, LLC 15445 53' Ave. S, Ste 100 Seattle, WA 98188 SUBJECT: Talbot & 55th Preliminary Plat LUAOS-043, PP . "On Hold" Notice Dear Mr. Hooper: CIT1 3F RENTON Department of Community and Economic Development Alex Pietsch, Administrator The Planning Section of the City of Renton accepted the above master application for review on May 7, 2008. During our review, staff determined that additional information is necessary in order to proceed further. The following information will need to be submitted so that we may continue the review of the above subject application: • Persunat to the submited Wetland Reconnaissance dated April 9, 2008,the subject site contains a small Class III wetland approximately 1,200 sq. ft. in size. Based on the Settlement Agreement the subject applicaion is to comply with King County Development Standards; as such, the aformentiond wetland does not meet exemption critera under King County Critical Areas (K.C.C. 21A.24). Please submit the following: o A wetland delineation, completed under King County standards; o Depict the wetland and associated King County buffer area on the plat plan; o A Citical Area report that adequately evaluates the proposal and all probable impacts; and o A mitigation and monitoring plan if necessary. • Please submit a landscape proposal that complies with K.C.C.21A.16, completed by a certified Washington State registered landscape architect, certified nurseryman, or landscaper. • On-site recreation space is required for residential subdivision pursuant to K.C.C.21A.14.180. For developments with a density of eight units or less per acre: 390 square feet per unit is required. If recreation space is not provided in -------1-05_5_S_o_ut-h~G-ra_d_y_W_a_y---R-en_t_on-.-W-.a-sh-i-ngt_o_n-98_0_5_7 ______ ~ @ This paper contains 50% recycled material, 30o/o post consumer AHEAD OF THE CURVE Talbot & 55" Preliminar LUA08-043, PP Page 2 of2 t Hold Notice accordance with K.C.C. 21A. l 4.180, the applicant shall pay a fee-in-lieu of actual recreation space. Please allocate residential recreation space on the plat plan or submit a request to pay the fee-in-lieu for the subject application. At this time, your project has been placed "on hold" pending receipt of the. requested information. Please contact me at (425) 430-7314 ifyou have any questions. Sincerely, Vanessa Dolbee Associate Planner cc: M.T. Development, LLC I Owner(s) DATE: TO: FROM: SUBJECT: CITY OF RENTON MEMORANDUM May 14, 2008 Vanessa Dolbee Arneta Henninger X7298 TALBOT & 55TH PLAT APPLICATION LUA 08-043 SE CORNER OF TALBOT RDS & S 55TH ST I have reviewed the application for this proposed 18 lot plat generally located in Section 6-22N-5E and have the following comments: Existing Conditions: Water --The site is not located in the Aquifer Protection Zone. The project site is located in the 350 Water Pressure Zone. The static pressure at the street level is approximately 93 psi. Domestic meters that exceed 75 psi are required to install pressure reducing valves. There is an existing 12" DI watermain located in Talbot Rd S (see City of Renton drawing W-2723 for detailed engineering plans). Sanitary Sewer --There is an existing 12" sanitary sewer main in S 55th St and in Talbot Rd S. Storm --There are storm drainage facilities in Talbot Rd S. The site is not located in the Aquifer Protection Zone. CODE REQUIREMENTS Water: • This project shall install an 8" DI watennain in S 55th St from Talbot Rd S along the full frontage of the parcel being developed to the east property !me. • The project shall also install approximately 300 feet of 12 inch DI waterline in Talbot Rd S connecting to the existing 12" main in Talbot Rd at S 55th St and extending it to the south new roadway within the plat. • The project shall design and install a 4" DI main to the south end of the proposed access road. • The project shall also install a new 8" DI minimum diameter in the new roadway within the proposed plat. • The watermain plans shall include the installation of fire hydrants and domestic water service lines to the new Jots. • All plats are required by City code to provide a lire hydrant with a minimum fire flow requirement of 1,000 GPM within 300 feet of any proposed smglc-family structure. This distance is measured along a travel route. If the proposed single-family structures exceed 3,600 square feet, the minimum fire flow increases to 1,500 GPM and requires two hydrants within 300 feet of the structure. Additional fire hydrants will be required as a part of this project to meet this criteria. The fire hydrants must meet all current City of Renton standards. • System Development Charges do not apply per previous agreement to this plat only. Talbot & 55 Plat Application Page 2 of2 Sanitary Sewer: • A sanitary sewer main extension will required to be installed by this project. The project will also need to extend the sewer main between the proposed lots 7 and 8 ending with a clean out at the east property line. • The applicant will be required to negotiate any necessary easements with the property owner. • Individual sidesewers will be required to be installed to serve the new lots. Dual sidesewers will not be allowed. • System Development Charges do not apply per previous agreement to this plat only. Street Improvements: • The project shall install street improvements to include curb, gutter, sidewalk and street lighting. • "No Parking" signs per City of Renton standards will be required. • Street lights will be required to be installed by this project along the full frontage of the parcel being developed and in the new plat. All street lights shall be designed and installed per City of Renton standards and specifications. Private street lighting systems are not allowed. • All new electrical, phone and cable services and lines must be undergrounded. The construction of these franchise utilities must be inspected and approved by a City of Renton public works inspector prior to recording the plat. • There are no Traffic Mitigation Fee per a legal agreement. Storm Drainage: • A storm drainage report shall be submitted with the formal application. The report shall address detention and water quality requirements. The project shall comply with the 2005 King County Surface Water Design Manual to meet both detention (Conservation Flow control -a.k.a. Level 2) and water quality improvements. , There are storm drainage facilities in Talbot Rd S. , System Development Charges do not apply per previous agreement to this plat only. General: • All required utility, drainage and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a licensed Civil Engineer. • All projects are required to be tied to a minimum of two of the City of Renton current horizontal and vertical control network. • Permit application must include an itemized cost estimate for these improvements. Half of the fee must be paid upon application for building and construction permits, and the remainder when the permits are issued. There may be additional fees for water service related expenses. See Drafting Standards. T ALBOT&55GF City of Re .. ,on Department of Community & Economic Dev~1opment ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT; Plo.n COMMENTS DUE: MAY 21, 2008 APPLICATION NO: LUA08-043, PP DATE CIRCULATED; MAY 7, 2008 APPLICANT: M.T. Develo ment, LLC PLANNER: Vanessa Dolbee PROJECT TITLE: Talbot & 55'' Prelimina Plat PLAN REVIEWER: Arneta Hennin SITE AREA: 2.91 acres EXISTING BLDG AREA ross ; N/A LOCATION: SEC of S 551' St & Talbot Rd S PROPOSED BLDG AREA ross N/A WORK ORDER NO; 77899 BUILDING DIVISIU" SUMMARY OF PROPOSAL; The applicant is requesting an 18 lot preliminary plat, vested to King County R-6 zoning, development standards, and SEPA regulations per a Settlement Agreement dated October 9, 2007, MT Development, LLC v. Renton. The subject parcel is located in the SE corner of S 55th St. and Talbot Road S. and consists of 2.91 acres. The gross density of the site would be 6.20 dwelling units per acre. The site is currently vacant, vegetative cover consisting mainly of brush and grass. The proposed lot sizes will range from 4,081 sq. ft. to 6,836 sq. ft. and will included an open pond-type storm drainage facility in "Track B". The proposed plat also would contain "Track A" a proposed private access road for lots 5 through 9. The development would be access via a new road dedicated to the City consisting of 19,560 sq. It., with ingress and egress points at both S. 55th St. and Talbot Rd. S. The applicants submitted a wetland reconnaissance indicating one small wetland on the subject site. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable Mo,e Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Eatth Housinn Air Aesthetics Water Linhf/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transnortation Environmental Health Public Services Energy! Historic/Cultural Natural Resources Presentation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we h ve expertise and have identified areas of probable impact or areas where additional ·nrormation is needed propetiy sess this proposal. Date City of R&, .. on Department of Community & Economic Dev~,opment ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: Tf?l COMMENTS DUE: MAY 21, 2008 ' APPLICATION NO: LUAOB-043, PP DATE CIRCULATED: MAY 7, 2008 APPLICANT: M.T. Development, LLC PLANNER: Vanessa Dolbee PROJECT TITLE: Talbot & 55'" Preliminarv Plat PLAN REVIEWER: Arneta Henninaer (_ 11 '(t.h·,_ SITE AREA: 2.91 acres EXISTING BLDG AREA (aross\: N/A HEc.;EJVEO LOCATION: SEC of S 551 " St & Talbot Rd S PROPOSED BLDG AREA lnross\ NIA MAY OR ,nno WORK ORDER NO: 77899 RIJf!.Gillo 01 vlSION SUMMARY OF PROPOSAL: The applicant is requesting an 18 lot preliminary plat, vested to King County R-6 zoning, development standards, and SEPA regulations per a Settlement Agreement dated October 9, 2007, MT Development, LLC v. Renton. The subject parcel is located in the SE corner of S 55th St. and Talbot Road S. and consists of 2.91 acres. The gross density of the site would be 6.20 dwelling units per acre. The site is currently vacant, vegetative cover consisting mainly of brush and grass. The proposed lot sizes will range from 4,081 sq. ft. to 6,836 sq. ft. and will included an open pond-type storm drainage facility in "Track B". The proposed plat also would contain "Track A" a proposed private access road for lots 5 through 9. The development would be access via a new road dedicated to the City consisting of 19,560 sq. ft., with ingress and egress points at both S. 55th St. and Talbot Rd. S. The applicants submitted a wetland reconnaissance indicating one small wetland on the subject site. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earth Housina Air Aesthetics Water Uahf/Glare Plants Recreation Land/Shoreline Use Utilities Animals Trans rtation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources PreseNation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. Signature of Director or Authorized Representative Date City of f<• ... on Department of Community & Economic De, ,opment ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: COMMENTS DUE: MAY 21, 2008 APPLICATION NO: LUA08-043, PP DATE CIRCULATED: MAY 7, 2008 APPLICANT: M.T. Develo men!, LLC PLANNER: Vanessa Dolbee PROJECT TITLE: Talbot & 55'" Prelimina Plat PLAN REVIEWER: Amela Hennin SITE AREA: 2.91 acres I EXISTING BLDG AREA ross : NIA L--·-·--- ; LOCATION: SEC of S 55'" St & Talbot Rd S PROPOSED BLDG AREA ross ;N/A WORK ORDER NO: 77899 • PLEASE RETURN TO VANESSA DOLBEE IN CURRENT PLANNING 5TH FLOOR SUMMARY OF PROPOSAL: The applicant is requesting an 18 lot preliminary plat, vested to King County R-6 zoning, development standards, and SEPA regulations per a Settlement Agreement dated October 9, 2007, MT Development, LLC v. Renton. The subject parcel is located in the SE corner of S 55th St. and Talbot Road S. and consists of 2.91 acres. The gross density of the site would be 6.20 dwelling units per acre. The site is currently vacant, vegetative cover consisting mainly of brush and grass. The proposed lot sizes will range from 4,081 sq. ft. to 6,836 sq. ft. and will included an open pond-type storm drainage facility in "Track B". The proposed plat also would contain "Track A" a proposed private access road for lots 5 through 9. The development would be access via a new road dedicated to the City consisting of 19,560 sq. ft., with ingress and egress points at both S. 55th St. and Talbot Rd. S. The applicants submitted a wetland reconnaissance indicating one small wetland on the subject site. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earth Housino Air Aesthetics Water Liaht!Giare Plants Recreation Land/Shoreline Use Utilities Animals Transoortation Environmental Health Public Services .- Energy! Historic/Cuftura/ Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional i ormation is needed to properly assess this proposal. Date City of I ,n Department of Community & Economic D pment ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: COMMENTS DUE: MAY 21, 2008 APPLICATION NO: LUA08-043, PP DATE CIRCULATED: MAY 7, 2008 APPLICANT: M.T. Develooment, LLC PLANNER: Vanessa Dolbee PROJECT TITLE: Talbot & 551 " Preliminarv Plat PLAN REVIEWER: Amela Henninaer SITE AREA: 2.91 acres EXISTING BLDG AREA laross): N/A LOCATION: SEC of S 55th St & Talbot Rd S PROPOSED BLDG AREA laross) N/A WORK ORDER NO: 77899 SUMMARY OF PROPOSAL: The applicant is requesting an 18 lot preliminary plat, vested to King County R-6 zoning, development standards, and SEPA regulations per a Settlement Agreement dated October 9, 2007, MT Development, LLC v. Renton. The subject parcel is located in the SE corner pf S 55th St. and Talbot Road S. and consists of 2.91 acres. The gross density of the site would be 6.20 dwelling units per acre. The site is currently vacant, vegetative cover consisting mainly of brush and grass. The proposed lot sizes will range from 4,081 sq. ft. to 6,836 sq. ft. and will included an open pond-type storm drainage facility in "Track B". The proposed plat also would contain "Track A" a proposed private access road for lots 5 through 9. The development would be access via a new road dedicated to the City consisting of 19,560 sq. ft., with ingress and egress points at both S. 55th St. and Talbot Rd. S. The applicants submitted a wetland reconnaissance indicating one small wetland on the subject site. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable Mo,e Environment Minor Major Information Impacts Impacts Necessary Element of the Probable Probable More Environment Minor Major lnformaUon Impacts Impacts Necessary Earth Housina Air Aesthetics Water Linht/G/are Plants Recreation Land/Shoreline Use Utilities Animals Transnorlation Environmental Health Public Services Energy/ Natural Resources Historic/Cultural Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS "It is anticipated that the proposed development would generate future residents that would utilize existing City park and recreation facilities and programs. The City has adopted a Parks Mitigation Fee of $530.76 per each new single family lot to address these potential impacts." "It is anticipated that the proposed development would generate future residents that would utilize existing City park and recreation facilities and programs. The City has adopted a Parks Mitigation Fee of $354.51 per each new multi family unit to address these potential impacts." City of R ..... on Department of Community & Economic De-. c,Jpment ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: (' APPLICATION NO: LUA08-043, PP APPLICANT: M.T. Develooment, LLC ,r.h·~-• PROJECT TITLE: Talbot & 55'" Preliminarv Plat SITE AREA: 2.91 acres LOCATION: SEC of S 55'" St & Talbot Rd S COMMENTS DUE: MAY 21, 2008 DATE CIRCULATED: MAY 7, 2008 PLANNER: Vanessa Dolbee PLAN REVIEWER: Arneta Henninaer RECEIVED EXISTING BLDG AREA lnrossl: N/A UAV PROPOSED BLDG AREA lnrossl N/A WORK ORDER NO: 77899 tiUILDING UIV ,::i,()I'. SUMMARY OF PROPOSAL: The applicant is requesting an 18 lot preliminary plat, vested to King County R-6 zoning, development standards, and SEPA regulations per a Settlement Agreement dated October 9, 2007, MT Development, LLC v. Renton. The subject parcel is located in the SE corner of S 55th St. and Talbot Road S. and consists of 2.91 acres. The gross density of the site would be 6.20 dwelling units per acre. The site is currently vacant, vegetative cover consisting mainly of brush and grass. The proposed lot sizes will range from 4,081 sq. ft. to 6,836 sq. ft. and will included an open pond-type storm drainage facility in "Track B". The proposed plat also would contain "Track A" a proposed private access road for lots 5 through 9. The development would be access via a new road dedicated to the City consisting of 19,560 sq. ft., with ingress and egress points at both S. 55th St. and Talbot Rd. S. The applicants submitted a wetland reconnaissance indicating one small wetland on the subject site. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable Moro Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earth Housinn Air Aesthetics Water UnhVGJare Plants Recreation Land/Shoreline Use Utilities Animals Transnorfation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas whe additional information is nee ed to properly assess this proposal. 7/Z, ' Date NOTICE OF APPLICATION A MasWr Application has been filed and accepted with the Department of Community & Economic Development (CED) -Planning Division of the City of Renton. The following briefly describes the applicatlon and the necessary Public Approvals. PROJECT NAME/NUMBER: Talbol & 5S"' Prelimrnary Plat I LUAOB-043, PP PR?JECT DESCRIPTION: The appjicant .is requesting an 1e lot pr~iminary plat. vested to Ki rig C,J1ty R-~ zoomg, development slandards, arid SEPA regulatrons per a setUement agreemen1 dated OctoOOr 9, 2Cf.7, t,1-;- 0e~opment, LLC v. Renton. The subJecl pamel is located ill the SE _comer of S 55th St. and Talbot R,-.,,rJ S J:,J to11s1sls of 2.91 acres: The gross dens11y of lhe s,le would t,e 6.20 dwelling units per acre. The site is ciirren'lv "~-~c1-1: vegeta~~e rnver cons1s1,ng mainly of brush an? grass. The proposed lot sizes will rang& from 4,081 sq ft. to 6 e·36 ~q {, and w,ll 1ncJudecf an open pond-type storm drainage facd1ty 1n "Track 8". The proposed pJat also would contain .. -,~ck A a _proposed _pn~ate access road for lots 5 !hrough 9. The development would be access vla a new road dedi~ateC fil ·,h~ Coty cons1sbng of 19,560 sq. ft., with ingress and egress points at both S. 55th SI. and Talbot Rd S. The 3oplicanlo subm,tted a wetland reconnaissance indicating on& small weHand on lhe subject s<te PROJECT LOCATION; PUBLIC APPROVALS: Southeast comer of S 55~ Street & Talbot Road S Hearing Examiner Preliminary Plat approval APPLICANT/PROJECT CONTACT PERSON Joseph M. I-lopper, P.E.: Pacific Engin&ering Design, LLC, Tel: (206) 4}1-7970; Eml: jhopper@paceng.com Other Permits which may be required: Construction end Building Permits Requested Studies: Watland Reconnaissance Report Location where application may b&ravlawad: PUBLIC HEARING: CONSISTENCY OVERVIEW: ZoninQILand UH: Development Regulations Used For Project: Department of Community & Economic Development (CEO! -Plar1ni11g ~~;i;~on. Sixth Floor Renton City Hall, 1055 South Grady Way, Renton. WA Public hearir,g 1s tentalfvely scheduled for Jur,e 3 2008 before !he Renlon l-lea~r,g Examiner in Renton Cguntjl Cbamb'lrs. Hearings begin at 9 CO ,s,:,1 or lhe 7th floor of the new Ren Ion City Hal located at 1055 South Grad\-' Wa"y The subje~t site 13 d<1signated Urban Resldentlal /UR) on the King Gounty Co~prehensive I and U§B Map and Resld!mtlal :-6 (R-6) on the King County Zor,mg Map per King County Code. The subjecl 1s des1gna1ed Residrn\i:,: Low Der,si1y (RLO) on the City of Ren!on's Comprehensil'e Land Use Map Jnd Residential -4 (R-4) on th<! City's Zoning Map. The project will ~e subject to King County Regulations, K.C c.~1/\. 12 Development Star,dsrds, and K.C.C 22.44.040 Categorical Exem:,l1or,s ord Threshold Determinalions Comments on the above application must be submitted In writing lo Vanessa Dolbee, Associate Planner, Dep~r1mant of Community & Economic Development, 1055 South Grady Way, Renton, WA 98057, by 5:00 PM on May 21, 20011. This matter Is also tentalively scheduled for a public hearing or, Jur,e 3, 2008, at 9:00 AM. Council Charnbera. Seventh Floor. Rentor, City Hall. 1055 Soulh Grady Way. Renton. 11 you are Interested in attending the hearing, please contac1 the Developm8nt Services Dms.:in to ensure that the heanng h.is no! been rescheduled al (425) 43,}.7282. If commer1ts cannot be submitted in w11ting by the dale indicaled above, you may still appear at the hearing ~rd present yaur comments on the proposa.l before the Hearing Examiner. It you have ques~ons about this proposal, or w,sl, to be made a party of recoro and rec,,ive additional inlormation by mail, please contact the project mam1ger at (425) 430· 7314. Anyone who submits wntten comments wrn automatically become a party of record and wm be notified of any dec1s1on on this project DATE OF APPLICATION: NOTICE OF COMPLETE APPLICATION: DATE OF NOTICE OF APPLICATION: April 24, 2008 May 7, 2008 May 7, 2008 PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION CONTACT PERSON: Vanessa Dolbee, Associate Planner; Tel: (425) 430-7314; Eml: vdolbee@ci.renton.wa.us 1; ·1ou would like to be made a party of record lo re<:eive further ITTformatlon on this proposed project, comp IP-le this form and retum to: City of Renton, CED. Plar,r,ing Dhis1on, 1055 South Grady Way, Renton. WA 98057 Fi:e Name I No Talbot & 55"' Preliminary PM I LIJAQ8.Q4J, PP r<AME: --------------------------------- MAILING ADDRESS·------------------------------ ffLEPHDNE NO.: ------------- .. CITY OF RENTON DEPARTMENT OF COMMUNTY & ECONOMIC DEVELOPMENT· PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 7th day of May, 2008, I deposited in the mails of the United States, a sealed envelope containing Acceptance Letter & NOA documents. This information was sent to: Name Reoresentina Joseph M. Hopper Contact M.T. Development, LLC Owner/Applicant Surrounding Property Owners -NOA only See Attached (Signature of Sender): .>4tt..?l{ ~ C (/(, ' STATE OF WASHINGTON ) 0 ) ss COUNTY OF KING ) for the Statei> Was mgtorl-~ j . -·-~:: Notary (Print) :._:Qi,,,.,n,k,,,..;"'Q:...ir::~L~"/-"V'l..>.Ln:1......1):.\£i:::s...:Wro:=:u..:.=:1:<.,_,l"'\....,_----'\~"..l.;,.:\,.., ~·..:·"'u"-!l!l\.~f.J~,..:"'~~t:~E My appointment expires: q 7,/?.,'.'1,~·19-~1~,-..,.:.;~ ;;,)-\ -\O ,,,,. a)}"'"""'' :,i:" ltr WA ,._,,, 111\11\\"''" ' .. ,;_,,,. ,_ Project Name:\ Talbot & 551" Preliminary Plat .. Project Number: LUAOS-043, PP 272850021002 AGULTO ANTHONY & RECHEL 508 S 53RD PL RENTON WA 98055 794120011000 BARUSO MICHAEL A+DEBRA M 19267 98TH AVES RENTON WA 98055 855720003000 BROOKS DWAYNE W+MARIA 9620 S 194TH ST RENTON WA 98055 793100000504 CLEVELAND VIRGINIA 19415 TALBOT RDS RENTON WA 98055 272850014007 DANG QUANG+DUONG KIM 623 S 53RD PL RENTON WA 98055 312305911900 DORMAIER ERIK 2822 12TH AVE W SEATILE WA 98119 272850024006 FEUERBORN MICHAEL #19086 C/0 EXECUTIVE HOUSE INC 7517 GREENWOOD AVE N SEATILE WA 98103 793100014000 GILL BALWINDER 10885 214TH PL KENT WA 98031 855720001004 HERNANDEZ JULIE R+FIDEL V 9612 S 194TH ST RENTON WA 98055 272850011003 KIEV MINH HANG LE 605 S 53RD PL RENTON WA 98055 062205905102 ALLDREDGE DOUGLAS L 9403 S 192ND ST RENTON WA 98055 794120013006 BERGAN GARY 10218 1ST AVE SW SEATILE WA 98146 272850008009 CATAGUE EMMA & DALISAY 515 S 53RD PL RENTON WA 98055 855720014007 CLINE DAVID+RACQUEL 9633 S 194TH ST RENTON WA 98055 855720015004 DANG WENDELL 9627 S 194TH ST RENTON WA 98055 793100015304 EDEN ESTATES LLC 19125 NORTHCREEK PKWY #120 BOTHELL WA 98011 793100012004 GALLAGHER DONALD 19225 TALBOT RD S RENTON WA 98055 794120005002 HAYASHI HENRY KEN 19239 98TH AVE S RENTON WA 98055 272850005005 HEYEL JEFFREY HAWTHORNE HEYEL ALECIA 425 S 53RD PL RENTON WA 98055 855720018008 KING COUNTY 500 KC ADMIN BLDG 500 4TH AVE SEATILE WA 98104 794120004005 ANDERSON STACY L 11413 SE 302ND CT AUBURN WA 98092 794120001001 BITEMAN JAMES F+RUTA D 19203 98TH AVES RENTON WA 98055 794120015001 CERENZIE JAMES W+XUYEN 19236 98TH AVES RENTON WA 98055 794120007008 DALLA SANTA WILLIAM A 19251 98TH AVES RENTON WA 98055 272850020004 DIGA LEONARD+ANITA 514 S 53RD PL RENTON WA 98055 855720009007 ESSLEMAN TEYBA+HUSSEIN IBRAHIM 9653 S 194TH ST RENTON WA 98055 855720006003 GARCIA NELSON A+NOEMI C PO BOX 297 RENTON WA 98057 794120009004 HAYATSU CHRISTOPHER T 19259 98TH AVES RENTON WA 98055 794120019003 HUNGERFORD CHARLES+SANDRA 19231 98TH PL S RENTON WA 98055 272850007001 KWAN DANNY & SHIRLEY 509 S 53RD PL RENTON WA 98055 794120020001 LEE LENNY L 19237 98TH PL S RENTON WA 98055 855720013009 MATISON DAVID H+HEIDI L 9637 S 194TH ST RENTON WA 98055 062205900103 MUNDAY ELSIE 19221 TALBOT RD RENTON WA 98055 855720017000 NGUYEN QUANG T 9615 S 194TH ST RENTON WA 98055 272850022000 NYJAR RAJ L+NEIL 502 S 53RD PL RENTON WA 98055 312305908005 PENOR JOSEFINA 520 S 55TH ST RENTON WA 98055 794120017007 POTRA MARIA 19222 98TH AVES RENTON WA 98055 794120021009 REYRAO ROWENA LILY BEL P 19243 98TH PL S RENTON WA 98055 272850006003 SCHAMBERGER HUYEN 503 S 53RD PL RENTON WA 98055 272850004008 SYTHANDONE CASEY K 419 S 53RD PL RENTON WA 98055 794120022007 LINK MICHAEL S+WILLA J 19249 98TH PL S RENTON WA 98055 855720004008 MIRZA MO+FASIHA NISHAT 9626 S 194TH ST RENTON WA 98055 272850002002 NGUYEN KIEU OANH T 407 S 53RD PL RENTON WA 98059 855720012001 NGUYEN THAO THE+SANG THI NG 9641 S 194TH ST RENTON WA 98055 794120003007 OLSON CHARLES 19227 98TH AVES RENTON WA 98055 062205914302 PHASAVATH SAIYIN+CHAN C 9533 S 192ND ST RENTON WA 98055 855720005005 PRASAD PREM 9640 S 194TH ST RENTON WA 98055 855720019006 ROCHE ELAINE ADAIRRE 3200 130TH AVE NE BELLEVUE WA 98005 272850010005 SINGH JASWANT 531 S 53RD PL RENTON WA 98055 272850009007 TA GIANG HOANG+VAN MINH-CHAU NGOC 521 S 53RD PL RENTON WA 98055 855720010005 LIU GANG+WAGNER HONG Q 9649 S 194TH ST RENTON WA 98055 793100015106 MT DEVELOPMENT LLC 11625 RAINIER AVES #201 SEATILE WA 98178 855720011003 NGUYEN NHAT +DIANA 9645 S 194TH ST RENTON WA 98055 272850019006 NGUYEN XUAN N ET AL 520 S 53RD PL RENTON WA 98055 794120016009 ORTEGA IGNACIO 19230 98TH AVES RENTON WA 98055 855720002002 POQUIZ ANTONIO F 9616 S 194TH ST RENTON WA 98055 794120008006 RALSTON ALAN C+RUTH D PEREZ 19255 98TH AVES RENTON WA 98055 794120006000 SABHAYA CHANDU H+URMILA A M 19845 98TH AVES RENTON WA 98055 062205906100 STAR PASS REAL ESTATE LLC 28021118TH AVE SE KENT WA 98030 272850003000 TA HOA N 413 S 53RD PL RENTON WA 98055 • 855720007001 TABISULA ENRICH & JOJI 9654 S 194TH ST RENTON WA 98055 794120018005 TRAPP HARRY D+AGNES T 19223 98TH PL S RENTON WA 98055 272850001004 TRUONG LONIE+HUYNH DUONG 401 S 53RD PL RENTON WA 98055 855720008009 WILSON ANTHONY 9657 S 194TH ST RENTON WA 98055 855720016002 TAGGART BRUCE W+CLAUDIA A 9621 S 194TH ST RENTON WA 98055 794120010002 TRAUTMAN PAMELA J 19263 98TH AVES RENTON WA 98055 793100015205 TSE MOLLY+DIEBATE DOUNAMA 9609 S 192ND ST RENTON WA 98055 272850013009 WITT PAUL+FREIDA 617 S 53RD PL RENTON WA 98055 272850017000 TAM KAWAMA & SAUYI 604 S 53RD PL RENTON WA 98055 794120014004 TRENT NOAH+ALICE & EASTSIDE 1688 10TH ST W KIRKLAND WA 98033 272850012001 VAN ALAN B+LY LIN 611 S 53RD PL RENTON WA 98005 272850018008 XAVIER MANUEL A JR+MICHELLE 526 S 53RD PL RENTON WA 98055 • NOTICE OF APPLICATION A Master Application has been filed and accepted with the Department of Community & Economic Development (CED) -Planning Division of the City of Renton. The following briefly describes the application and the necessary Public Approvals. PROJECT NAME/NUMBER: Talbot & 55 1h Preliminary Plat/ LUA08-043. PP PROJECT DESCRIPTION: The applicant is requesting an 18 lot preliminary plat. vested to King County R-6 zoning, development standards, and SEPA regulations per a settlement agreement dated October 9, 2007, MT Development, LLC v. Renton. The subject parcel is located in the SE corner of S 55th St. and Talbot Road S. and consists of 2.91 acres. The gross density of the site would be 6.20 dwelling units per acre. The site is currently vacant, vegetative cover consisting mainly of brush and grass. The proposed lot sizes will range from 4,081 sq. ft. to 6,836 sq. ft. and will included an open pond-type storm drainage facility in "Track B". The proposed plat also would contain "Track A" a proposed private access road for lots 5 through 9. The development would be access via a new road dedicated to the City consisting of 19,560 sq. ft., with ingress and egress points at both S. 55th St. and Talbot Rd. S. The applicants submitted a wetland reconnaissance indicating one small wetland on the subject site. PROJECT LOCATION: PUBLIC APPROVALS: Southeast corner of S 55th Street & Talbot Road S Hearing Examiner Preliminary Plat approval APPLICANT/PROJECT CONTACT PERSON: Joseph M. Hopper, P.E.; Pacific Engineering Design, LLC; Tel: (206) 431-7970; Eml: jhopper@paceng.com Other Permits which may be required: Requested Studies: Location where application may be reviewed: PUBLIC HEARING: CONSISTENCY OVERVIEW: Zoning/Land Use: Development Regulations Used For Project: Construction and Building Permits Wetland Reconnaissance Report Department of Community & Economic Development (CED) -Planning Division, Sixth Floor Renton City Hall, 1055 South Grady Way, Renton, WA 98057 Public hearing is tentatively scheduled for June 3. 2008 before the Renton Hearing Examiner in Renton Council Chambers. Hearings begin at 9:00 AM on the 7th fioor of the new Renton City Hall located at 1055 South Grady Way. The subject site is designated Urban Residential {UR) on the King County Comprehensive Land Use Map and Residential -6 {R-6l on the King County Zoning Map per King County Code. The subject is designated Residential Low Density (RLD) on the City of Renton's Comprehensive Land Use Map and Residential -4 (R-4) on the City's Zoning Map. The project will be subject to King County Regulations, K.C.C.21A.12 Development Standards, and K.C.C.22.44.040 Categorical Exemptions and Threshold Determinations. Comments on the above application must be submitted in writing to Vanessa Dolbee, Associate Planner, Department of Community & Economic Development, 1055 South Grady Way, Renton, WA 98057, by 5:00 PM on May 21, 2008. This matter is also tentatively scheduled for a public hearing on June 3, 2008, at 9:00 AM, Council Chambers, Seventh Floor, Renton City Hall, 1055 South Grady Way, Renton. If you are interested in attending the hearing, please contact the Development Services Division to ensure that the hearing has not been rescheduled at (425) 430-7282. If comments cannot be submitted in writing by the date indicated above, you may still appear at the hearing and present your comments on the proposal before the Hearing Examiner. If you have questions about this proposal, or wish to be made a party of record and receive additional information by mail, please contact the project manager at (425) 430-7314. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. DATE OF APPLICATION: NOTICE OF COMPLETE APPLICATION: DATE OF NOTICE OF APPLICATION: April 24, 2008 May 7, 2008 May 7, 2008 PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION CONTACT PERSON: 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, CED, Planning Division, 1055 South Grady Way, Renton, WA 98057. File Name/ No.: Talbot & 55 1" Preliminary Plat/ LUAOB-043, PP NAME: ------------------------------------- MAILING ADDRESS: ______________________________ _ TELEPHONE NO.: -------------- -\-~y o CIT-,-~ OF RENTON 0~4~ I(~ Department of Community and + ..ii + Economic Development ~ -~ Denis Law, Mayor Alex Pietsch, Administrator ~N~o,::.-~~__;.~~~~~~~~~~~.....;.;~~~~;.;;.;;.;;;;.__ May 7, 2008 Joseph M. Hopper, P.E. Pacific Engineering Design, LLC 15445 53'd Avenue S #100 Seattle, WA 98188 . Subject: Talbot & 55th Preliminary Plat LUAOS-043, PP Dear Mr. Hopper: The Planning Section of the City of Renton has determined that the subject application is complete according to submittal requirements and, therefore, is accepted for review. You will be notified if any additional information is required to continue processing your application. In addition, this matter is tentatively scheduled for a Public Hearing on June 3, 2008 at 9:00 AM, Council Chambers, Seventh Floor, Renton City Hall, 1055 South . . Grady Way, Renton. The applicant or representative(s) of the applicant are required to be present at the public hearing. A copy of the staff report will be mailed to you prior to the scheduled hearing. Please contact me at ( 425) 430-7314 if you have any questions. Sincerely, Vanessa Dolbee Associate Planner cc: M.T. Development, LLC / Owner(s) -------10_5_5_S_ou_t_h_G_ra_d_y_W_a_y_--R-en-to_n_, -W-a-sb-il-1g-to_n_9_8_0_57-. -~----~ @ This paper contains 50% recycled material, 30% past.consumer AHF.AD OF THE CURVE CITY.F RENTON May 7, 2008 Donald Walkup, Supervisor of Transportation Kent School District 25211 104th AV SE Kent WA 90830-6438 Subject: Talbot & 55'" Preliminary Plat LUAOS-043, PP Department of Community and Economic Development Alex Pietsch, Administrator The City of Re1h0fi°.:; D~par~1nent of Cornff1unity .1;1d I:0oaomic Development (CED) ha::i received an application for a 18-lot single-family subdivision located at Southeast corner of S 55th Street & Talbot Road S. Please see the enclosed Notice of Application for further details. In order to process this application, CED needs to know which Kent schools would be attended by children living in residences at the location indicated above. Please fill in the appropriate schools on the list below and return this letter to my attention, City of Renton, CED, Planning Division, 1055 South Grady Way, Renton, Washington 98057 by May 21, 2008. Elementary School: ~ f'Q I D G f3 '2.00(, Middle School: VV\ 66-\C.t'(._ High School: --~===----,_J _:Q.._T--'-0""-C. _ _..,6-:___ _______________ _ Will the schools you have indicated be able to handle the impact of the additional students estimated to come from the proposed development? Yes X No __ _ Any Comments: _______________________________ _ Thank you for providing this important information. If you have any questions regarding this project, please contact me at (425) 430-7314. Sincerely, ~-DJtlllP- Vanessa Dolbee Associate Planner cc: Gwenn Derdowski, Planning Administrator-Kent School District Enclosure , .. -------l-05_5_S_o_u-th_G_r-ad_y_W_a_y ___ R_e-nt-o-n,-W-a-s-hi-ng_t_on_9_80_5_7 ______ ~ @ This paperconta1r•s IJ!J''.i ·ecycled material, 30% post consumer AHEAD OF THE CURVE 'tu i;i~ _...--,.__ y,~ <; ~y ('_J + ..a + CITY JF RENTON Office of the City Attorney Lawrence J. Warren o11'.ll ~~ "-...:·. t't-) V lt FE: " 1, -? Kathy Keolker, Mayor <i:','\'cf().,)""'-~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~ To: From: Date: Subject: MEMORANDUM Bonnie Walton, City Clerk Zanetta L. Fontes, Assistant City Attorney October 22, 2007 MT Development, LLC and City of Renton Senior Assistant City Attorneys Mark Barber Zanetta L. Fontes Assistant City Attorneys Ann S. Nielsen Gannon Newsom II Shawn E. Arthur CITY OF RENTON OCT. 2 3 2007 RECEIVED CITY CLERK'S OFFICE Enclosed please find an original Settlement Agreement between MT Development, LLC and the City of Renton. ZLF:tmj Enc. --Po_s_t_O_ffi_ce_B_ox-62_6 ___ R_e-nt-on-,-W-as_hin_gt_on_9_80_5_7_--(4_2_5_)2_5_5--8-6-78_/_F_AX--(4-2-5)_2_5_5 __ 5-47_4_ ~ @ This paper con·.;,,~.s 5~i'·i, ·~~,-c'scd ,1aterial, 30'1, post consumer AIIEAJ) OF Tll E CURVE SETTLEMENT AGREEMENT THIS AGREEMENT is entered into between MT Development, LLC, ("MT") a limited liability company of the State of Washington; and the CITY OF RENTON, a Washington municipal corporation, ("City"). RECITALS 1. On September 17, 2007, the City of Renton completed the approximate 26 acre Anthone annexation of property located within the City's Potential Annexation Area, including King County Tax Parcel No. 7931000151 owned by MT, hereinafter referred to as the MT Property. 2. In an annexation agreement executed between the City and King County on or about August 2007, all development permit processing, including a subdivision application filed with King County by MT, will be completed by the City, applying King County Code development standards. 3. The parties seek by the provisions below to reach an agreement regarding the plat application filed with King County, and all claims of the parties related to and arising out of litigation culminating in the decision rendered in MT Development, LLC, et al., v. City of Renton, KCSC No. 05-2-31151-7KNT/Div. I 59002-2-1, and to that end enter into the agreement provided below. AGREEMENT The City Council of the City of Renton, in a Regular Session of the City Council, agrees to the following terms and conditions: A. City's Processing of 18 Lot Plat. The City agrees to promptly process a plat application based upon applicable King County development regulations in effect on January 1, 2007, and prior to annexation of the MT Property into the City of Renton for eighteen (18) SETTLEMENT AGREEMENT -Page 1 of 6 (Re: MT Development, LLC v. Renton) (October 9, 2007) single family building lots for development upon King County Tax Parcel No. 7931000151, including any required utility tracts for stormwater detention that may be required under applicable King County development regulations as substantially depicted in Exhibit A attached and incorporated by reference herein. The City agrees to honor the lot densities for these 18 lots as separate building sites, provided however, that any successors and assigns as applicants for building permits, comply with usual and customary uniform codes for the construction of single-family building structures. Renton acknowledges that when processing MT Development's application, Renton will be bound by and will apply the King County Development regulations, which include applicable King County SEPA regulations at KCC 20.44.020 and KCC 20.44.040 A.l., attached hereto as Exhibit B. B. Non-Payment of Processing and Impact Fees. The City agrees that as consideration for the dismissal of the lawsuit between the parties, that it shall waive fees for any and all preliminary plat, SEPA review, and any other City application and processing fees, including impact fees, otherwise payable by MT Development to the City for the development of the subject parcel. This provision inures to the benefit of MT Development and any successors and assigns, for completion of preliminary and final plat processing. MT Development shall be responsible for providing Renton with a copy of documents previously submitted by MT to King County. MT Development shall thereafter resubmit a preliminary plat plan sheet for the design of the eighteen (18) lots and utility tract(s) to the City at MT Development's sole cost. MT Development is also responsible for payment of King County Recording fees for the final plat Mylar. Such fees shall not be reimposed by Renton at the time of later building permit application for finally platted and recorded lots approved by the City. C. Annexation. The City warrants that it has completed annexation of the MT Development property, King County Tax Parcel No. 7931000151, into the City of Renton, and that no new application fees, impact fees, or other form of monetary assessment, will be Imposed upon MT Development or the MT property upon such annexation. SETTLEMENT AGREEMENT -Page 2 of 6 (Re: MT Development, LLC v. Renton) (October 9, 2007) D. Dismissal of Lawsuit with Prejudice. MT Development and the City agree to execute an Agreed Order of Dismissal in a form and manner approved by the City Attorney with prejudice and without damages, fees or costs awarded to either party in litigation pending in MT Development. LLC v. City of Renton. et al. KCSC No. 05-2-31151-7 KNT/Div. I 59002-2-1. E. Release. In consideration of this Agreement, and settlement of all disputes between the parties, MT Development hereby releases and forever discharges the City and its elected and appointed officials, agents, officers, directors, employees. attorneys, and any and all other persons or entities who have acted on its behalf from any and all claims, demands, warranties, causes of action, obligations, damages, and any liabilities of any nature whatsoever, whether or not now known, anticipated, suspected or claimed, which arise out of, are based upon, or are in any way connected to the annexation of the MT Property and plat application of MT Development for the MT Property, including proceedings in MT Development. LLC v. City of Renton. et al. KCSC No. 05-2-31151-7 KNT/Division I, Court of Appeals No. 59002-2-I. MT Development understands and agrees that it will not commence, maintain, or prosecute against the City or its agents, officers, directors, employees, attorneys or any and all other persons or entities who have acted on its behalf, any court action or other legal proceeding that is based upon any of Its alleged claims, demands, causes of action, damages, liabilities, obligations, losses and expenses released in this section of this Agreement. MT Development further understands and agrees that they will not execute or seek to impose, collect or recover upon or otherwise enforce any judgment, warrant or attachment against the City or its agents, officers, directors, employees, attorneys or any and all other persons or entitles who have acted on its behalf, on account of or arising from any such claims, demands causes of action, damages, liabilities, obligations, losses and expenses, except those arising from this Agreement, or those unrelated to its plat application with SETTLEMENT AGREEMENT -Page 3 of 6 (Re: MT Development, LLC v. Renton) (October 9, 2007) King County and proceedings in MT Development. LLC v. City of Renton, et al, KCSC No. 05-2-31151-7 KNT/Division I, Court of Appeals No. 59002-2-I. F. No Admission of Fault. Neither the terms of this Agreement, nor any action taken under it will constitute or be construed as an admission by either party of the validity of any of the claims or controversies or of any fault or wrongdoing on its part. Neither the execution of this Agreement, the negotiations· leading to its execution, nor any action taken pursuant to its terms will be admissible for any purpose in any proceeding, except a proceeding to enforce the terms of this Agreement. G. Costs and Attorneys' Fees. It is understood and agreed that each party will be responsible for the payment of its own costs, attorneys' fees, and all other expenses incurred in connection with this Agreement and said litigation. H. Indemnity and Attorneys' Fees. In any litigation for the breach of or to enforce a provision of this Agreement, the prevailing party will be entitled to recover its costs, non-statutory expenses, and attorneys' fees. I. Governing Law. This Agreement shall be construed by and enforced in accordance with the laws of the State of Washington. J. Successors and Assigns. This Agreement will inure to the benefit of and be binding upon the successors and assigns of the parties, together with their agents, officers, directors, employees, attorneys and any and all other persons or entities who have acted on their behalves. K. Authority to Execute the Agreement. SETTLEMENT AGREEMENT -Page 4 of 6 (Re: MT Development, LLC v. Renton) (October 9, 2007) The parties represent and warrant that they have the sole right and exclusive authority to execute this Agreement and that they have not sold, assigned, transferred, conveyed, or otherwise disposed of any claim or demand against the other party relating to any matter covered by this Agreement. L. Entire Agreement. The parties agree that the terms of this Agreement are contractual and are not mere recitals. Each party further declares and represents that no promise, Inducement, or agreement not expressed herein has been made by the other party to Induce it to enter into this Agreement. This Agreement constitutes the entire agreement between the parties as to its subject matter and supersedes any and all representations, promises and understandings of any kind, whether oral or written. The parties agree that this Agreement may not be altered, amended, modified or otherwise changed except by a writing executed by each of the parties. M. Headings. The headings contained in this Agreement are for purposes of convenience only and shall not be deemed to affect the meaning or interpretation of any of the provisions of this Agreement. N. Method of Execution. This Agreement may be executed in counterparts, each of which shall be deemed an original, but all of which shall constitute one and the same agreement. 0. Each Party Drafted Agreement Provisions. Each party declares that prior to the execution of this Agreement, it has apprised itself of sufficient information to intelligently exercise Its judgment in participating in the drafting of, deciding on the contents of, and determining whether to execute this Agreement. Both parties represent that the contents of this Agreement have been explained to them by their counsel and that this Agreement is entered into freely and voluntarily, upon the advice and with the approval of their counsel. SETTLEMENT AGREEMENT -Page 5 of 6 (Re: MT Development, LLC v. Renton) (October 9, 2007) P. Counterparts and Facsimile. This Agreement may be executed in any number of counterparts, each of which shall constitute an original, and all of which will together constitute one agreement. Either party may execute and deliver this agreement by telephone facsimile or electronically by a PDF file, and that signature shall have the same force and effect as if executed in original. CITY OF RENTON: By:~/~ KathyK[ker Its: May9,r, Dated: l/~ /(o, ;_ooz WITNESSETH: City Clerk ~TOFOR~~ : . '7112/J.t,R, ~4-£'L LawrenceJ. ~. City Attorney SETTLEMENT AGREEMENT -Page 6 of 6 (Re: MT Development, LLC v. Renton) Its: ?eE".c' ]:,E /.Jr Dated: 10/ ;~Jo7 I i (October 9, 2007) EXHIBIT A TO SETTLEMENT AGREEMENT 1-I Exhibit A to Settlement Agreement EXHIBITB TO SETTLEMENT AGREEMENT (King County 6-2006) COUNlY ENVIRONMENTAL PROCEDURES Sections: 20.44.010 20.44.020 20.44.030 20.44.040 20.44.042 20.44.050 20.44.000 20.44.070 20.44.075 20.44.080 20.44.085 20.44.000 Chapter 20.44 COONlY ENVIRONMENTAL PROCEDURES Definitions and abbreviations. Lead agency. Purpose-and general r-equircments. Catogorical exemptions and threshold determlnalions. Plannad actions. Enwonmental mpacl statements and other environmental documents. Comments and public notice. Use a existing envlronmenlal documents. Department of nalural resources and parks procedural SEPA decisions. Substantive aulhority. SEPA/GMA Integration. On going actions. 2(}--93 20.44 20.44.100 20.44.120 20.44.130 20.44.140 20.44.145 BLANK Responsibility as consulted agency. Appeals. Department procedural rules. Severabiity. Effective dale. 2(}-94 (King County 6-2006) COUN1Y ENVIRONMENTAL PROCEDURES 20.44.010 -20.44.030 20.44.010 Definitions and abbreviations. A King Comly adopts by reference lhe definilions contained in WAC 197-1.1-700 through 197-11-799. In ad<frtion, the following definitions are adopte<f tor !his chapter: 1. "County council" means the counly council desaibed in Article 2 of the Home Rule Charter for King County or ils duly aulhorized designee. 2. "County depar1ment" means any adminislrative office or executive department of King County, as desaibed In K.c.c. 2.16. 3. "Counly executive" means any county executive described in Article 3 of the Home Rule Charter tor King County or his or her duly authorized designee. B. The following abbrewllions are used in !his chapter: 1. SEPA-Slate Environmental Policy Act 2. ONS-Detarminalion of Non-Significance 3. OS -Determination of Significance 20-95 4. EIS -Environmental Impact Statement (Ord. 6949 § 3, 1984). 20.44.020 Lead agency. The procedures and standards regarding lead agency ,esponslbHity contained in WAC 197-11-050 and WAC 197-11-922 1hrough 197-11-946 are adopted, subject to the following; A. The county department exercising Initial jurisdiction over a private proposal or spoll60!ing a county project shaR be respons,ble for performing the duties of the lead agency. The director of such department shall serve as the responsible official. Department direciors may transl..-lead agency and responsible olflCial responsibility to any county department which agrees lo perform as lead agency or may delegate such responsibility to dr;lslons wnhin !heir own departments. B. With respect to actions initiated by the county council, the counci shall refer such proposals to the county executive for designation of a county department as lead agency. C. In the event of uncertalnly or disagreement regafOl1Q lead agency status, the county executive shall designate the county department responsible for performing the function or lead agency. (Ord. 6949 § 4, 1984). 20.44.030 Purpose and general requirements. The procedures and standards reganf,ng the timing and content of environmental review specified in WAC 197-11-055 through 197-11-100 are adopted subject to lhefollowing: A. The optional provision of WAC 197-11-000(3Xc) Is adopted. B. Under WAC 197-11-100. the applicant shall prepare the initial environmental checklist, unless the lead agency specifically elects to prepare the checklist The lead agency shall make a reasonable effort lo verify the information In the environmental checklist and shan have the alAhority to determine the final content of the environmental cheddlsl C. The depar1menl of de.eiopment and environmental servioes may set reasonable deedlines for the submillal of information, studies, or documents necessary for, or subsequent to, threshold delonninations. Failure to meet. such deadlines shall cause the application to be deemed withdrawn, and plans or other dais previously submitted for review may be returned to the applicant together wilih any unexpended portion of the application review fees. (O<d. 14449 § 4, 2002 Ord. 6996 § 1, 1989; Ord. 6236 § 1, 1967; Ord. 7990 § 35, 1987; Ord. 6949 § 5, 1984). ~44.040-20.44.050 20.44.040 Categorical exemptions and threshold detenninations. (King County 6-2006) PLANNING A. King County adopts the standards and procedures specified in WAC 197-11-300 through 197-11-390 and 197-11-800 hough 197-1Hl90 tor determining categorical exemptions end making threshold determinations subject lo lhe following: 1. The lollowlng exef111l( tt.-eshold levels are hereby established in accordance with WAC 197·11- B00(1)(c)for the exemptions In WAC 197-f1-800(1Xb): a. The construdion or location of any residenliat structures of lwenty ctwemng units wilhin the boundaries of an urban growth area. or of any residential strucwnes of eight dwefling units outside of the boundaries of an ,.t,an growth area; b. The conslnlcl!on of a bam, loafing shed. farm equipment storage building, produce storage or packing structure, or similar agricuHural struclure, covering thirty thousand square feet on land zoned agrirultural, or fifteen thousand square feet in all olher zones, and to be used only by lhe property owner or his or her agent In the conduct of farming the property. This exemption shall nol apply lo feed lols; 20-96 c. The coostruction of an office, school, commercial, recreational, service or storage building wllh twelve thousand square feet of gross floor area, and with associaled parking facilities designed for lolly automobiles; d. The construction or a parking lot designed for forty automobiles; e. Arry fill or excavation of f1Ve hundred cubic yards throughout the total lifetime of the fill or excavation and arry rn or excavation classified as a dass I, II, or Ill fores! practice under RCW 76.09.050 or regulation thereunder: The categorical exemption threshold shal be one hundred ruble yards for any fiR or excavation 1hat is In a sensitive area. If lhe proposed action Is to remove from or replace fiN In a sensitive area lo correct a violation, the lhreshold shall be five hundn,d cubic yards. 2. The delennination or whether a proposa I is categorically exempt shall be made by the county department that SOIV8S as lead agency for that proposal. B. The mitigated DNS provision of WAC 197-11-350 shall be enforced as follows: 1. W the department issues a mitigated ONS, conditions requiring oompliance with the mitigation measures which were specified In the applicalion and environmental checklist shall be deemed condlions of any decision or recommendation or approval of the action. 2. If al arry time the proposed mitigation measLXes ere withdrawn or substantially changed, the respoosible official shall review the threshold delenminalion and, W necessary, may withdraw the mitigated ONS and Issue a OS. (Ord. 14449 § 5, 2002: Ord. 12196 § 46, 1996: Ord. 11792 § 16, 1995: Ord. 9103, 1989: Ord. 8236 § 2, 1987: Ord. 6949 § 6, 1984). 20.44.042 Planned actions. The procedures and standards of WAC 197-11-164 lhrough WAC 197-11-172 are adopted regarding the designation of planned actions. (Ord. 13131 § 4, 1998: Ord. 12196 § 47, 1996). 20.44.050 Environmental Impact statements and other environmental documents. The procedures and slanderds for preparatioo or envlroomenlal inpact statements and other environmental documenls pursuanl lo WAC 197-11-400 through 197-11-460 and 197-11-600 through 197-11-o40 are adopted, subject lo the folowing: A. Pursuantto WAC 197-11-408{2)(a). all commenls on dalerminations of significance and scoping notices shall be in writing, except where a public meeting on EIS sooping occurs pursuant to WAC 197-11-410(1)(b). B. Pursuant lo WAC 197-11-420, 197-11-620, and 197-1Hi25, the county department &ding as lead agency shan be responsible for preparation and content of EIS's and other envi'onmenlal documents. The department sliaR coolract with consultants as necessary for the preparation of environmental documents. The department may consider the opinion of the applicant regarding lhe qualifications of lhe consultant but the department sha~ retain sole authorily for selecting pe,sons or firms lo author, co-aulhor, provide special services or otherwise participale in the preparation ol required envi'onmental documents. C. Consultants or subconsultants selected by King County lo prepare envimrvncnlal documenls for a private development proposal shall not act as agents for the applicant in preparation or acquisition or associated underlying permils; have a financial interest In the proposal for which the environmental document Is being prepared; perform any work or provide any services '°' the applicant in connectlon w~h or related lo lhe proposal (King Coonly 6-2006) COUNTY ENVIRONMENTAL PROCEDURES 20.44.050 • 20.44.060 O. The department shall establish and maintain one or more ists or qualified consultants who are eligible lo receive contracts for preparation of environmental documents. Separate lists may be maimalned lo reflect speciarozed qualiftcalions or expertise. When the department requires consultant services lo prepare environmental documents, the department shall select a consultant lrom the lists and ""9(lliate a contract for such se<Vlces. The department direcior may waive these requirements as provided for in rules adopted lo Implement this section. Subject lo K.C.C. 20.44.145 and pursuant lo K.C.C. 2.98, the departmenl of development end environmental services shall promulgate adminisltalive rules prior to the etrective date of this section Iha! eslabllsh processes lo: oreate end maintain a qualified oonsutant list; select consultants from the list; remove consultants from the fist; provide a method by which appllcanls may request a reconsideration of selected consultants based upon costs, quaflfications, or timely production of the environmental document; and waive the consultant selection requirements of this chapter on arry basis provided by K.C.C. 4.16. 20-97 E. All costs of preparing the environment document shall be borne by the applicant. Subject to K.C.C. 20.44.145 and pursuant lo K.C.C. 2.98, lhe department of development and environmental seivices shall promulgale adminislralive rules which establish a trusl fund foc oonsultanl payment purposes, define oonsulanl paymenl schedules, presaibe procedures for lrealing inlerest fi'om deposiled funds, and develop other procedures necessery lo impleroont lhis chapler. F. In lhe event an applicant decides to suspend or abandon the project, the applicanl must provide format written notice to the department and consultant. The applicant shall continue to be responsible for an monies expended by the division oc consuttanls lo the point of receipt rA notiflcatlon IO suspend oc abandon, or other obligations or penalties under the terms rA any oontrect lei foc preparation rA the envionroontal documents. G. The departmenl shaft only publish an environmental Impact statement (EIS) when It believes that the EIS adequately disclose: the slgnif,canl direct, indtect. ard cumulative adverse impacts rA the proposal and its alternatives; mitigation measures proposed and oommitted lo by the applicant, and their effectiveness 1n significanlly mlligaling Impacts; mitigation measures that oould be implemented or required; and unavoidable significant adverse impacts. Unless otherwise agreed IO by the appicent, a final environmental Impact statement shaO be issued by the department within 270 days following the Issuance of a OS for the proposal, exoopt for public projects end nonproject actions, unless the department determines at the time ot' issuance or the OS 1hat a longer time petiod will be required because or the extraordinary size rA Ille proposal or the soope of the oovioomenlal Impacts resulting therefrom; provided that Ile edditional time shaQ not exoeed ninety dlays unless agreed lo by lhe apptleant. H. The following periods shall be excluded from lhe two hundred seventy day lime period la issuing a final environmental Impact statement: 1. Any lime period during which the applicant has faled to pay required environmental review fees to the department; 2. Ally period of lime dwing which the applicant has been requested IO provide additional Information required for preparaion rA the environmental impact slatemen~ and 3.Any period rA line during which the applicant hes not authortzed the department to proceed with preparation or lhe envlronroontal Impact statement (Ord. 12196 § 48, 1996: Ord. 8998 § 2, 1989: Ord. 6949 § 7, 1984). 20.«..060 Comments and public notk:<). A The prooedures and standards of WAC 197-11-500 through 197-11-670 are adopted regarding pubic notice and oomments. B. For purposes of WAC 197-11-510, public notice shaK be required as pro\'k!ed In K.C.C. Tolle 20. Pubfication of noUoo In a newspaper of general cirrulalion in Die area where the proposal is localed also shal be required for all nonproject actions and for all other proposals lhal are subject to the provisions ot' Dils chapter b\JI are not classified as land use permit decisions in KC.C. Title 20. C. Tho responsible otrocial may requra IUl1her nolioo I deemed necessary to prowle adequate public notice of a pending action. Failure to requ~e further or altemative notice shaft not be a violation of any nolioe procedure. (Ord. 12196 § 49, 1996: Ord. 9540 § 3, 1990: Ord. 8998 § 3, 1989: Ord. 6949 § 8, 1984). 20.44.070 -20.44.080 (King County 6-2006) PLANNING 20.44.070 Use of existing environmental documents. The procedures and standards rA WAC 197-11-600 lhrough 197-11-640 are adopted regarding use of existing en\llronmenlal documents. (Ord. 6949 § 9, 1984). 20.44.075 Department of natural resources and parks procedural SEPA decisions. The Department of natooil "'80<.f'CeS and parks by public rule may aulhcrize proced<nl SEPA administrative appeals of threshold determinations or detem,inalions of the adequacy or a final EIS made by one or more rA lhe departmenfs <fivlsions. Th4! pubric rule shall establish procedures for Die administrative appeal, which shan be govenned by K.C.C. 20.44.120. (Ord. 14449 § 6, 2002). 20.44.080 Substantive auttiority. 20----98 A. The procedures and standards of WAC 197-11-650 llYough 197-11-660 regan:f1ng substantive autho<ity and mitigation, and WAC 197-11-158, regarding reliance on existing plans, laws and regulallons, are adopted. B. For the p...-poses of RCW 43.21C.060 and WAC 197-11-660, the following policies, plans, rules and regulations, and an amendmenls thereto, are designated as potential bases for the exercise of King County's substantive authority underSEPA, subject loRCW 43.21C.240 and subsection C of this sedion: 1. The policies of the state Environmental Policy Act, RCW 43.21C.020. 2. As specified lo K.C.C. chapter 20.12, lhe King County Comprehensive Plan, lls addenda and revisions end community and subarea plans and housing report, end as specified lo K.C.C. chapter 20.14, surface water management program basin plans. 3. The King County Zoning Code, as adopted in KC.C. Tltle 21A. 4. The King County Ag,icu!tural Lands Policy, es adopted in KC.C. chapter 20.54 end KC.C. n1e 26. 5. The King County Landmarks Prese,vatlon Code, as adopted In K.C.C. chapter 20.62. 6. The King County Shoreline Management Master Plan, es adopted in K.C.C. TiUe 25. 7. The King County SUlface Water Runoff Polley, es adopted In KC.C. chapter 9.04, Including the Covlnglon Master Drainage Plan, as adopted In K.C.C. chapter 20.14. 8. The King County Road Standatds, 1993 Update, as adopted in K.C.C. chapter 14.42. 9. The Comprehensive Plan for Transportation adopted by Resolution No. 6617 of th<> oouncll of the Municipality of Metropolitan Seattle and readopted and ratified by the oounty council in KC.C. 28.01.030. 10. The Comprehensive Sewerage Disposal Plan adopted by Resolution No. 23 of the council of the Municipality of Metropolitan Seattle end readopted and ralilied by the county council In K.C.C. 28.01.030. 11. The rules and regulations for construction and use of local sewage facilities set forth In KC.C. chapten; 28.81 through 28.84. 12. The rules and regulations on the consistency Of sewer projects with local land use plans and policies set f<ri1 in Ordinance 11034, es amended. 13. The rules and ragulations for the disposal ct industrial waste inlo the sewerage system set forth in Ordinance 11034, as amended. 14. The Duwamlsh Clean Water Plan adopted by the council of the Munlcipallty of Melropolitan Seattle and readopted and ratified by the county council by Ordinance 11032, Seciion 28, as amended. 15. The Washington Department of Ecology's Best Management Practices for the Use Of Munlolpal Sludge. (King Co<rlty 6-2006) COUNTY ENVIRONMENTAL PROCEDURES 20.44.080-20.44.085 C. Within the urban growth area, substantive SEPA authority lo oondition or deny new development proposals or olher actions shaa be used only in cases where specific adverse envronmenlal impacts are not addressed by regulations as set fath below ex unusual ci'cumstances exist In cases where the county has adopted the following regulations lo systematically avoid or mitigate adverse Impacts KC.C. chapter 21A.12. Development standards -Density and Dimensions, KC.C. chapter 21A.14, Devetopment Standards • Design RequiremenlS, K.C.C. chapter 21A 16. Deveiopmaot Standards -Landscaping and Water Use, K.C.C. chapter 21A.18, Development Standards -Parking and Circulation, K.C.C. chap!..-21A20, Development Standards -Signs, KC.C. chapter 21A.22, Development Standards -Minernl Extraction, K.C.C. chapter 21A24, Environmenlatly Senslt!Ve Areas, KC.C. chapter 21A.28, Development Standards - Communication Facilities, K.C.C. chapter 21A.28, Development Standards -Adequacy of Pubric Facilities and Services, !hose standards and regulations will normally constitute adequate mitigation of the impacts of 2D-99 new development. Unusual circumstances related to a sile or to a proposal, as well as envronmenlal lmpacls nol mitigated by the regulations listed in this subsection, will be subject to site-specific or project- specific SEPA m~igation. This subsection shall not apply W lhe county's development regulations cited in this subsection are amended after April 22, 1996, unless lhe amending ordinance contains a finding, supported by documenlation, 1hal the requirements for envronmental analysis, protections aod mitigation measures in this chapter, provide adequate analysis of and mifigatkm for the specific adverse env~onmental Impacts to which the requirements apply. D. Outside the ulban growth area. in lhe course of project review, including any required envifonmental analysis, the responsible olflCial may determine that requirements for environmental analysls, proteotion and mitigation measures In the rounly's development regulations or comprehenSive plans adopted under chapter 36.70A RCW and in other applicable local, state or federal laws and rules provide adequate analysis and mitigation for specific adverse environmenlal Impacts of lhe project, l the following criteria are met 1. In the course of project review, the responsible olflCial shal Identify and oonsider the specific probable adverse environmental impacts of the proposed action and 1hen make a determination whether these specific impacts are adequately addressed by the development regulations. If they are not, the responsible official shaH apply mitigation consistent with the applicable requirements of the oomprehensive plan, subarea plan element of the comprehensive plan or other local, state or federal rules or laws; and 2. Toe responsible official bases or rondttions its approval on compliance with these requirements or mitigation measures. E. Any decision lo approve, deny or approve with condltiions pursuant lo RCW 43.21C.060 shall be contained In the responsible off'lciars decision document. Toe written decision shall contain facts and conclusions based on the proposers spec~c adverae environmental impacts, or lack !hereof, as identified In an environmental checklist, EIS, 1hrashold determination, other environmental document including an executive depar1menl's staff report and recommendation IC a decision maker, or findings made pursuant to a public hearing alJhorized or required by law or ordinance. The decision document shall state the specific plan, policy or regulation that supports the SEPA decision and, H mitigation beyond existing development regulations is required, the spec:!fic adverse environmenlal impacts and the reasons why additional mitigation is needed to comply with SEPA. F. This chapter shall net be construed as a Imitation on the authorily of King County to approve, deny or condition a proposal for reasons based upon other statutes, ordinaflC8S or regulations. (Ord. 14449 § 7, 2002: Ord. 13131 § 5, 1998: Ord. 12196 § 50, 1996: Ord. 11961 § 2, 1995: Ord. 11792 § 17, 1995: Ord. 10293 § 3, 1992: Ont 9142, 1989: Ord. 8380 § 2, 1988: Ord. 6!!49 § 10, 1984~ 20.44.085 SEPA/GMA Integration. The procedures and standards regarding the timing end content of environmental review specified in WAC 197•11-210 through WAC 197-11·235 are hereby adopted. (Ord. 13131 § 7, 1998). 20.44.090 -20.44.120 (King County 6-2006) Pl.ANNING 20.44.090 ongoing actions. Unless othetWise provided herein. the provisions of WAC 197-11 shaH be appUcable to au elements of SEPA compliance, Including the modification or supplementation of an EIS, iritlaled afler the effective date of the Ordinance. (Ord. 6949 § 11, 1984). 20.44.100 Responsibility as consulted agency. All requests from other agencies that K'mg County consul on threshold Investigations, the scope precess, EIS's or other environmental documents shall be submitted to the department of development and environmental services. The department shaH be responsible for coordination wilh other affected county departments and for compiling and lransmltting King County's response to such requests for consultation. (Ord. 12196 § 51, 1996: Orel. 6949 § 12, 1984). 20.44.120 Appeals. 20--100 r PROPERTY OWNER(S) NAME: M.T. Development, LLC ADDRESS: 11625 Rainier Ave. S. #201 CITY: Seattle ZIP: 98178 TELEPHONE NUMBER: 206-838-2891 APPLICANT (if other than owner) NAME: Same as owner COMPANY (if applicable): ADDRESS: CITY: ZIP: TELEPHONE NUMBER CONTACT PERSON NAME: Joseph M. Hopper, P.E. COMPANY (if applicable): Pacific Engineering Design, LLC ADDRESS: 15445 53'd Ave S, Ste 100 CITY: Seattle ZIP: 98188 TELEPHONE NUMBER AND E-MAIL ADDRESS: 206.431. 7970 I jhopper@paceng.com Q:web/pw/devserv/fonns/planninglmasterapp.doc L~L t f'\ ~: ':5 0' j'.7) 1,JC6t,~,i,. PROJECT INFORMATION PROJECT OR DEVELOPMENT NAME: Talbot & 55th Preliminary Plat PROJECT/ADDRESS(S)/LOCATION AND ZIP CODE: In the SE corner of South 55th Street and Talbot Road S. KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): 7931000151 EXISTING LAND USE(S): Vacant PROPOSED LAND USE(S): 18 Lot Single Family Subdivision EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: King County Urban Residential (UR) -4-12 DU/AC PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION (if applicable): EXISTING ZONING: King County R-6 PROPOSED ZONING (if applicable): SITE AREA (in square feet): 126,815 sq ft/ 2.91 acres SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE DEDICATED: 19,560 sf SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: 3,192 sf PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET ACRE (if applicable): NUMBER OF PROPOSED LOTS (if applicable): 18 04/16/08 Pl JECT INFORMATION cont ed NUMBER OF NEW DWELLING UNITS (if applicable): 18 PROJECT VALUE: TBD IS THE SITE LOCATED IN ANY TYPE OF NUMBER OF EXISTING DWELLING UNITS (if applicable): 0 ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (if applicable): N/A SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): n/a o AQUIFER PROTECTION AREA ONE SQUARE FOOTAGE OF EXISTING RESIDENTIAL o AQUIFER PROTECTION AREA TWO BUILDINGS TO REMAIN (if applicable): n/a o FLOOD HAZARD AREA sq. ft. SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL o GEOLOGIC HAZARD sq. ft. BUILDINGS (if applicable): n/a SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL o HABITAT CONSERVATION sq. ft. BUILDINGS TO REMAIN (if applicable):n/a o SHORELINE STREAMS AND LAKES sq. ft. NET FLOOR AREA OF NON-RESIDENTIAL BUILDINGS (if o WETLANDS Category Ill Wetland 1,200 ~JJ' ft. applicable): n/a G'i-eMP- NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (if applicable): n/a LEGAL DESCRIPTION OF PROPERTY !Attach leaal descriotion on seoarate sheet with the followina information included) SITUATE IN THE NE QUARTER OF SECTION§, TOWNSHIP 22N, RANGE 5E, IN THE CITY OF RENTON, KING COUNTY, WASHINGTON. TYPE OF APPLICATION & FEES List all land use applications being applied for: 1. Preliminary Plat 3. 2. 4. Staff will calculate applicable fees and postage: $ No fees owed per settlement agreement AFFIDAVIT OF OWNERSHIP I, (Print Name/s) A 1.,. 1 l-1 /Jr /\,t f: f\., ,4 , 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. (Signature of Owner/Representative) Q:web/pw/devserv/forms/planning/masterapp.doc I certify that I know or have satisfactory evidence that .lrL-1 l JA-1U D\i fr signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. / ( Notary Public in and for the State of Washington Notary (Print)_---'i'-1 "'i-"L"-.~-'-· .._'i-__ (...c.!_ic_( ___ _ ·7 i·/ /c 'i My appointment expires: ___ ....c...,._---''---- 2 04/16/08 The Talon Gmup a DMslorr of First American Tltle lnsuranCt? co. C~mmltment No.: U77131i Ellh!blt "A" Real prcperty in the Unincorporated County of !(ing, State of Washington, described as follows: nlAT PORTION OF TRACT 11, SPRINGBROOK ACRES TRACTS, ACCORDING TO THE PLAT THEREOF, RECORDED IN VOLUME 12 OF PLATS, PAGE(S) 60, RECORDS OF KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHWEST CORNER OF THE EAST 10 FEET OF SAID TRACT 11; THENCE NORTH 89°27'05" WEST, ALONG THE NORTH LINE THEREOF, 179.01 FEET TO THE TRUE POINT OF BEGINNING; THENCE CONTINUING NORTH 88°27'05" WEST, 179.01 FEET; THENCE SOUTH 0°0'40" WEST, 405.68 FEET TO THE SOUTH UNE OF THE NORTH, 405.54 FEET OF SAID TRACT 11; THENCE sol/TH aa 0 27'05" EAST, ALONG SAID SOUTH L!NE 178.4S FEET TO A POINT WHICH BEARS SOUTH 0°05'32" WEST FROM THE TIWE POINT OF BEGINN!NG; THENCE NORTH 0°05'32" EAST, 405.65 FEET OF THE TRUE POINT OF BEGINNING; EXCEFTTHAT PORTION, IF ANY, LYING WITHIN THE FOLLOWING DESCRIBED TRACT; THE NORTH 120 FEET OF "THE WEST, 179.01 FEET OF THAT PORTION OF SAID TRACT 11, LYING EAST OF THE JOHN LANGSTON ROAD REVISION, AS ESTABLISHED ON NOVEMBER 5, 1931; EXCEPT COUNTY ROADS. (ALSO KNOWN AS LOT "A" OF KING COUNn' BOUNDARY LJNE ADJUSTMENT NO. LOSLOC92, RECORDED MAY 23, 2006 UNDER RECORDING NO. 20060523900010.) Tax Parcel Number, 793100-0151-06 Fatm No. 1068-.2 Page 3 of~ AL ii\ PIBJn La119\.lage Commitment ,OH :IOhOOd OOh ' TJllre '!f'ail@i!IJ :S1m1111;p a Division of rlrst Amerlcan Title Insurant::t Co. APR 2 4 2008 RECEIVED Commitment No.: 2:177733 Real property in the UnlnCDrpcrated County of !(ing, state Of Washington, described as follows: 11-IAT PORTION OF "TRACT 11, SPRINGBROOK ACRES TRACTS, ACCORDING TO THE ?LAT THEREOF, RECORDED IN VOLUME 12 OF ?U"15, PAGE(Sj 60, RfC:ORDS OF KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: 8EGJNN!NG AT THE NORTHWEST CORNER OF THE "-'\ST 10 FEET OF SAID TRACT 11; THENCE NORTH 88°27'05" WEST, ALONG THE NORTH LINE THEREOF, 179.01 FEET TO THE TRUE POINT OF BEGINNJNG; THENCE CONTINUING NORTH 88°27'05" W~ST. 179.01 FEET; THENCE S0Ui1i 0°0'40" WEST', 405.6S FEET TO THE SOUTH IJNf OF THf i10RTH, 405.54 FEET OF SAID TRACT 11; THENCE SOUTH 8S 0 27'05" EAST, ALONG SAID SOUTH UNE i78.4S FEET TO A POJNT WHICH BEARS SOUTH 0°05'32" WEST FROM THE TRUE POINT OF BEG11\JN!NG; THENCE NORTH 0°05'32" EAST, 405.65 FEET OF THE TRUE POINT OF BEGINNING; EXCEPT THAT PORTION, IF ANY, LYING WITHIN THE fOLLOW!NG DESOUBED 1AACT; THE NORTH no FEET OF THE WEST, 179.01 FEET OF THAT POFC101\J Of SAID TRACT ll, L\'JNG EAST OF THE JOHN LANGSTON ROAD REIIISION, AS i:STABUSHED ON NOVEMBER 5, 1931; EXCEPT COUNTY ROADS. (ALSO KNOWN AS LOT "A" OF KING COUNTY SOUNDAR'/ LiNE ADJUSTMENT NO. L0SL0092, RECORDED MAY 23, 2006 UNDER RECORDING NO. 20060523900010.) Tax Parcel Number: 793100-0151·06 Form No. 1068-2 Page :; of 9 AL TA Pie In l.afl9\.iiiige Commlb"nent SOH ',10/VOO d 001-i DEVELOPl\!JE1.JT SERVICES DIVISION WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS !,l~Yi!li!EitEfil,f41ti41t~~~tf:1f:i~iili!f!1fJ!f®t!fttBflf¥iliji~i~iifti@ Environmental Checklist , Legal Description, ~1iew~ocammBI'll&l!1Iw!i111utlilIJ:111l Mailing Labels for Property Owners , ,~eHl~!fi'§ftilrEnil!lil:fJ0J111iiii1l11 u!1w;t1sir Master Application Form, iiiJt/i~llll?llwliiin/.lllIIJ/i'11!rrt!;1l02'i! Neighborhood Detail Map 4 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: -~-1.llj--'-. -'--1--'\2:;_t.;_·...:f_':)_-6_-_1VJ __ DATE: ---=i.,_(_fC=-x..\o~()-=13=---- Q:\WEB\P\/V\DEVSERV\Forms\Planning\waiverofsubmittalreqs_9-06.xls A.PR 2 ~ 7-00B Rr: ,-. ,:_ i;;,l.,t.::. .. -- 09/06 .....,.. ..... DEVEl..OP!\llENT SERVICES DIVISlOI W.AJVi=r. Of SlJBMJTTAL R!EQU!niMENTS FOR LAND USE APPLICATIONS Parking, Lot Coverage & Landscaping Analysis , lll!Bml9m~:{fl\t~1l~I!l!r:!:'![1::!;/:;;;;;:l; ';;;;;i!!!!!::;l' Site Plan 2 ANO, ~~r'llm«fl@fmig~t$ffe(i;fyi1~v~;~~n11it1:,1rill@11;;11r11:I111t Stream or Lake Study, Supplemental 4 str~1g~:¥~~%\!il~!fMilil~¥i; !1illi;il1 1ii!i,' i!li:il!t1ii Street Profiles 2 rree Cutting/Land Clearing Plan 4 Y:ti@i~iiml~%i!ii'~tl~~l,g9i.fffllii~: !~0Jt1 Jtilities Plan, Generalized 2 &~u~iijiiqulili#~il™®!lff!tWtMlitt!iiifiiEE\jj;;;;l@if-t: Netlands Mitigation Plan, Preliminary 4 ~§'-'iJl'B~Be~!§~~!;~;#.,;:;,::!;;;;;; ;;1!;, :,;,1rniF1r:;; 1\/ireless: Applicant Agreement Statement ZAND 3 Inventory of Existing Sites 2 AND 3 Lease Agieement, Draft ZAND 3 Map of Existing Site Conditions ZAND 3 Map of View Area 2 AND 3 Photosimulations 2 AND 3 "his requirement may be waived by: Property Services Section Public Works Plan Review Section Building Section PROJECT NAME: ---~+/"+J;J\;-"'--'--1 ~i ~':)~~-·----) . DATE: ___ .... 2'---'-1 -'--'k5""--"-\o'--"'U=v-'-9 -'-·: - Development Planning Section Q:\WEB\P'MDEVSERV\Forms\Planning\waiverofsubmittalreqs_9-C6.xls 09106 5 Pre-application meeting for the TALBOT & 55TH PRELIMINARY PLAT PRE 08-017 City of Renton Development Services Division February 21, 2008 Contact information Planner: Andrea Petzel (425) 430-7270 Public Works Plan Reviewer: Arn eta Henninger ( 425) 430-7298 Fire Department Reviewer: David Pargas, ( 425) 430-7023 Building Department Reviewer: Craig Burnell, (425) 430-7290 Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects and contractors who work on the project. Pre-screening: When you have the project ready for submittal, have it pre-screened before making all of the required copies. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are amended at times, and the proposal will be formally reviewed under the regulations in effect at the time of formal project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Zoning Administrator, Public Works Administrator, and City Council). FIRE DEPARTMENT M E M O R A N D U M DATE: 2/15/08 TO: Amela Henninger, Plan Reviewer Jg;:; FROM: STAFF CONTACT: Appiea Petzel, AssodaJe(RifUU1er ; David Pargas, Assistant Fire Marshal l{l f' David Pargas -425-430-7023 PRE-APPOS-017 Talbot & 55th Prelim Plat SUBJECT: Review of the plans and material regarding Talbot & 55th Preliminary Plat has disclosed the following Fire Code requirements that need to be met. The Fire Code requirements are as follows: 1. FIRE FLOW: Structures up to 3600 square feet shall require a minimum fire flow of 1000 gallons per minute for 2 hours. Structures in excess of 3600 square feet shall meet a fire flow 1500 gallons per minute. A water availability certificate shall be required. 2. REQUIRED HYDRANTS: As in accordance with Renton Fire Department standards, one (1) hydrant shaJI be required for structures up to 3600 square feet and that require a fire flow of 1000 gallons per minute. The number is also subject to meeting installation spacing requirements that are in accordance with sound engineering practices. Structures over 3600 square feet and having a fire flow requirement of 1500 gallons per minute or more shall require a minimum of two (2) hydrants. The number of hydrants for structures over 3600 square feet shall also be based on spacing, which shall be in accordance with sound engineering practices. 3. HYDRANT SPACING: Residential spacing - A) Hydrants shall be no greater than 300 feet to the rear of any structure. B) Hydrant spacing shall also be in accordance with Appendix C, Table Cl05.l of the 2006 International Fire Code. Average spacing is approximately 500 feet. Spacing ranges are based on fire flow requirements. 4. FIRE APPARATUS ACCESS: A) The minimum Fire Appar.gtus Road Access shall be no less than 20 feet wide and on a surface capable of sustaining the weight of a fire Apparatus. Current street access discloses 2 points of access into this proposed development. i:\city memos\08 pre app rcviews\pre-app08-017 talbor & 551h prc!im plat.doc B) Fire Lane signage ~ Shall be required along one side of the road fronting the lots where the road widths are 20 to 26 feet wide. Signage shall be placed on the same side in which the hydrants are located. This plat shall require signage due to the road being only 24 feet wide. 5. LADDER ACCESS: Ladder access for a 35-foot ladder at 70-degree angle shall be provided on all 4 sides of a building 2 stories or greater. 6. FIRE MITIGATION FEES: Fire mitigation fees shall be $488.00 per unit and shall be paid prior to Final Plat recording. i:\city mcmos\08 pre app reviews\pre-app08-017 talbct & 55th prelim plat.doc DATE: TO: FROM: SUBJECT: CITY OF RENTON MEMORANDUM February 18, 2008 Jenni fter 1-l. Andrea P. Amela Henninger X7298 ~M TALBOT & 55TH PH.EAPPLICATION SE CORNER OF TALBOT RD S & S 55TH ST PH.E 08-017 NOTE ON PH.ELL'VIINARY REVIEW CO,WME:',"TS 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 application for a proposed 18 lot plat located in Section 6, Twp. 22N, Rng. 5 E and have the following comments: WATER: The site is not located in the Aquifer ProtcctJon 7one. The project site is located in the 350 \Vater Pressure Zone. The static pressure at the street level is approximately 93 psi. Domestic meters that exceed 75 psi are required to install pressure reducmg valves. • There is an existing 12" DI watermain located in Talbot Rd S (see City of Renton drawing W-2723 for detailed engineering plans). This project shall instaJI an 8" DJ watermain in S 55th St from Talbot Rd S along the fuJI frontage of the parcel being developed to the east property line. The project shall also mstall approximately 300 feet of 12 mch DI waterline in Talbot Rd S connecting to the existing 12" main in Talbot Rd at S 55th St and extending it to the south new roadway within the plat. The project shall design and install a 4" DI main to the south end of the proposed access road as shown on the plans submitted for this preapplicat10n meeting. ! <.lJOO{ KU ~:, :Dtn ::.1 t'~CApp!Ication • The project shall also install a new 8" DI minimum diameter in the new roadway within the proposed plat. The watennam plans shall include the rnst2llat1on of fire hydrants and domestic water service lines to the new lots. Any new construction shall have a fire hydrant capable of delivenng a minimum of 1,000 GPM and shall be located within 150 feet of the strncture. Secondary fire hydrants are required to be installed within 300 feet as a part of this project to meet City code. lf the building square footage exceeds 3600 square feet in area, the minimum tire flow increases to 1500 GPM and requires two hydrants withm 300 feet of the structure. Lateral spacing of fire hydrants shall be predicated on hydrants being located at street intersections. This distance is measured along the travel route. System Development Charges do not appiy per previous agreement to this plat only. SANITARY SEWER: There is an existing 12" sanitary sewer main in S 55th St and in Talbot Rd S. A sanitary sewer main extension will required to be installed by this project. The project will also need to extend the sewer main between the proposed lots 7 and 8 ending with a clean out at the east property line. System Development Charges do not apply per previous agreement to this plat only. STREET IMPROVEMENTS: The project shall install street improvements to include curb, gutter, sidewalk and street lighting. • "No Parking" signs per City of Renton standards will be required. STORM DRAINAGE: • A storm drainage report shall be submitted with the formal application. The report shall address detention and water quality requirements. The project shall comply with the 2005 King County Surface Water Design Manual to meet both detention (Conservation Flow control • a.k.a. Level 2) and water quality improvements. • There are storm drainage facilities in Talbot Rd S. System Development Charges do not apply per previous agreement to this plat only. GENERAL: • All required utility, drainage and street improveme;its will require separate plan submittals prepared according to City of Renton drafting standards by a licensed Civil Engineer. • All plans shall be tied to a minimum of r.vo of the City of Renton current horizontal and vertical control network. • Per previous agreement the standard construction and mspection fees do not apply . There will be additional fees for water service and samtary si<lcsewser related expenses. See Drafting Standards. TALB0T&55PLPA DATE: TO: FROM: SUBJECT: General CITY OF RENTON Planning/Building/Public Works MEiVIORANDUM February 21, 2008 Pre-Application File No. PRE 08-01 7 Andrea Petzel, Planner ( 425) 430-7270 Talbot & ss"' Preliminary Plat We have completed a preliminary review of the pre-application for the above-referenced development proposal. The following comments on develop men! and permitting issues are based on the pre- application submittals made to the City of Ren/on by the applicant and the codes in effect on the date of review. The applicant is cautioned that infom1at1011 contained in this summary may be subject to modification and/or concurrence by official decis10n-makers ( e.g., Hearing Examiner, Zoning Admimstrator, Development Services Director, 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 Development RegulaL1ons are available for purchase for $50.00 plus tax, from Lhe Finance Division on the first floor of City Hall or on the City's website www.rentonwa.goy. Project Proposal The subject property is subject to King County R-ii regulations and will be processed at the City of Renton. The site is located at the southeast corner of Talbot Road and S. 55'" Street. The proposal is to subdivide a 2.91-acre site into 18 lots and a storm water detention tract. Development Standards The subject property is located within the King County R-6 zoning designation. A copy of the development standards is enclosed with the preapplication package. Critical Areas The applicant will need to provide a prelimmary reconnaissance/wetland report, and if wetlands are present, delineat10n will be required. The City's approved consultant list is enclosed m the information packet. Ifcrit1cal areas do exist onsite, the short p!at will be subject to Environmental Review (SEPA). Environmental Review: Unless Critical Areas are present on-site, Environmental (SEPA) Review would not be required for the project. Permit Requirements The project would require Preliminary Plat review, wnh an estimated time frame of approximately 12 weeks. Alier the required notification period, the proJect would go before the Hearing Examiner for a reconm1endation to the City Council on the Prcli:rnnaiy Plat. The Hearing Examiner's recommendation, and any subsequent appeal would be subject to twu-week appeal periods. .. ' Talbot & 55 1h Preliminary Plat Pr February 21, 2008 Page 2 of2 p!icat1on M~clin\~ *Once the short plat application materials are complete, the applicant is strongly encouraged to have one copy of the application materials pre-screened at the 61 ' floor front counter prior to suhmitting the complete application package. The applicant will be required to install a public information sign on the property. Detailed information regarding the land use application submntal reqmrements is provided in the attached handouts. Once Preliminary Plat approval is obtained, the applicant must complete the required improvements and dedications, as well as satisfy any conditions of the preliminary approval before submitting for Final Plat review. The Final Plat process also requires City Council approval. Once final approval is received, the plat may be recorded. The newly created iols may only be sold after the plat has been recorded. Expiration Upon preliminary plat approval, the preliminary plat approval is valid for two years with a possible one- year extension 1f requested in writing prior to the expiration. cc: Jennifer Henning Project Narrative Talbot and 55th Plat Preliminary Plat Application Site Location and Project Proposal DEVELOPMEr-JT "'IAN'J'NG r,,", V ) , I , I 1...,1 r , C. F RENTON The subject site is located at the southeast comer of South 55th Street and Talbot Road South in NE Y. of Section 6, Township 22N, Range 5E, W.M., in King County, Washington. The project area is on lot 7931000151 in Block 11 of Spring Brook Acre IRS. Total area of the site is approximately 2.91 acres. The site is accessed from S. 192nd St. The Talbot and 55th Preliminary Plat is a proposed 18-lot single-family residential subdivision. The project also includes an open pond-type storm drainage facility which will be located within a drainage facilities tract, a public street and a private access tract to access the proposed lots. Existing Site Conditions The site generally slopes westerly and southwesterly. The average slope across the site is approximately 12-percent. The site has been cleared and is covered mostly with blackberry bushes, the surrounding properties are single-family residential with lawns. Soils are classified as Alderwood Series. according to the King County Soils Survey. Zoning/Comp Plan Designations: The site is located within King County's R-6 zone. Single family residential 1s the primary use in the R-6 zone. Critical Areas Genesis Resource Consulting prepared a Wetland Reconnaissance on April 9, 2008. They noted in their report that the National Wetland Inventory indicates no wetlands are present on site, and the King County critical Areas Mapping indicates no presence of wetlands or critical areas on site. In GRC's subsequent visit to the site they determined that a small slope hillside seep is present at the southwest comer of the site. They flagged the seep location and estimated the size to be a maximum of 1,200 sf of Category III Wetland. Per the City of Renton Municipal Code (RMC), Title IV, Chapter 3, Section M. l .a.ii and Section C.5.f.i, this seep area is exempt from regulation. The area identified is a Category Ill wetland, is less than 2,200 sf, and is consistent with the following four criteria. 1) Standing water is not present in the area. 2) Endangered or threatened species or their essential habitat are not present. 3) Mitigation will be provided for hydrologic and water quality functions. Landscaping and a combined stormwater detention and water quality wetpond will be constructed. 4) A wetland assessment has been prepared by Genesis Resource Consulting. S:·Project Files104105 55th & Talbot Plat\Preliminary Pla1 -RL'nton· Pn>_1cct Narrative rev #2.doc 4/22/2008 CIT"9(}F RENTON Kathy Keolker, Mayor Bill Williamson P.O. Box 99821 Seattle, WA 98139 Re: MT Development, LLC . Dear~oJ31 // October 22, 2007 Office of the City Attorney Lawrence J. Warren Senior Assistant City Attorneys Mark Barber Zanetta L. Fontes Assistant City Attorneys -.<•_";,r;'N.<....~ Ann S. Nielsen Garmon Newsom II Shawn E. Arthnr Enclosed please find two original Settlement Agreements between MT Development, LLC and the City of Renton. If you have any questions, please do not hesitate to contact me. ZLF:tmj Enc. _P_o_s_t O-ffi-ce_B_o_x_6_2_6 _-R-e-rr-to_n_, W-as-hi-_n_gt_o_n_9_8_05_7 __ -(-42_5_) _25-5--8-6-78_/_F_AX_(_4_25_)_2_5_5--54_7_4_ ~ ~ This paper co11ta111s :JO'lo recycled matenal, 30% post consumer ,\HEAD OF THE ClJRVE SETTLEMENT AGREEMENT THIS AGREEMENT is entered into between MT Development, LLC, ("MT") a limited liability company of the State of Washington; and the CITY OF RENTON, a Washington municipal corporation, ("City"). RECITALS 1. On September 17, 2007, the City of Renton completed the approximate 26 acre Anthone annexation of property located within the City's Potential Annexation Area, including King County Tax Parcel No. 7931000151 owned by MT, hereinafter referred to as the MT Property. 2. In an annexation agreement executed between the City and King County on or about August 2007, all development permit processing, including a subdivision application filed with King County by MT, will be completed by the City, applying King County Code development standards. 3. The parties seek by the provisions below to reach an agreement regarding the plat application filed with King County, and all claims of the parties related to and arising out of litigation culminating in the decision rendered in MT Development, LLC, et al., v. City of Renton, KCSC No. 05-2-31151-7KNT/Div. I 59002-2-1, and to that end enter into the agreement provided below. AGREEMENT The City Council of the City of Renton, in a Regular Session of the City Council, agrees to the following terms and conditions: A. City's Processing of 18 Lot Plat. The City agrees to promptly process a plat application based upon applicable King County development regulations in effect on January 1, 2007, and prior to annexation of the MT Property into the City of Renton for eighteen (18) SETILEMENT AGREEMENT -Page 1 of 6 (Re: MT Development, LLC v. Renton) (October 9, 2007) single family building lots for development upon King County Tax Parcel No. 7931000151, including any required utility tracts for stormwater detention that may be required under applicable King County development regulations as substantially depicted in Exhibit A attached and incorporated by reference herein. The City agrees to honor the lot densities for these 18 lots as separate building sites, provided however, that any successors and assigns as applicants for building permits, comply with usual and customary uniform codes for the construction of single-family building structures. Renton acknowledges that when processing MT Development's application, Renton will be bound by and will apply the King County Development regulations, which include applicable King County SEPA regulations at KCC 20.44.020 and KCC 20.44.040 A.1., attached hereto as Exhibit B. B. Non-Payment of Processing and Impact Fees. The City agrees that as consideration for the dismissal of the lawsuit between the parties, that it shall waive fees for any and all preliminary plat, SEPA review, and any other City application and processing fees, including impact fees, otherwise payable by MT Development to the City for the development of the subject parcel. This provision inures to the benefit of MT Development and any successors and assigns, for completion of preliminary and final plat processing. MT Development shall be responsible for providing Renton with a copy of documents previously submitted by MT to King County. MT Development shall thereafter resubmit a preliminary plat plan sheet for the design of the eighteen (18) lots and utility tract(s) to the City at MT Development's sole cost. MT Development is also responsible for payment of King County Recording fees for the final plat Mylar. Such fees shall not be reimposed by Renton at the time of later building permit application for finally platted and recorded lots approved by the City. C. Annexation. The City warrants that it has completed annexation of the MT Development property, King County Tax Parcel No. 7931000151, into the City of Renton, and that no new application fees, impact fees, or other form of monetary assessment, will be imposed upon MT Development or the MT property upon such annexation. SETTLEMENT AGREEMENT -Page 2 of 6 (Re: MT Development, LLC v. Renton) (October 9, 2007) D. Dismissal of Lawsuit with Prejudice. MT Development and the City agree to execute an Agreed Order of Dismissal in a form and manner approved by the City Attorney with prejudice and without damages, fees or costs awarded to either party in litigation pending in MT Development. LLC v. City of Renton. et al. KCSC No. 05-2-31151-7 KNT/Div. I 59002-2-1. E. Release. In consideration of this Agreement, and settlement of all disputes between the parties, MT Development hereby releases and forever discharges the City and its elected and appointed officials, agents, officers, directors, employees, attorneys, and any and all other persons or entities who have acted on its behalf from any and all claims, demands, warranties, causes of action, obligations, damages, and any liabilities of any nature whatsoever, whether or not now known, anticipated, suspected or claimed, which arise out of, are based upon, or are in any way connected to the annexation of the MT Property and plat application of MT Development for the MT Property, including proceedings in MT Development. LLC v. City of Renton, et al, KCSC No. 05-2-31151-7 KNT/Division I, Court of Appeals No. 59002-2-I. MT Development understands and agrees that it will not commence, maintain, or prosecute against the City or its agents, officers, directors, employees, attorneys or any and all other persons or entities who have acted on its behalf, any court action or other legal proceeding that is based upon any of its alleged claims, demands, causes of action, damages, liabilities, obligations, losses and expenses released in this section of this Agreement. MT Development further understands and agrees that they will not execute or seek to impose, collect or recover upon or otherwise enforce any judgment, warrant or attachment against the City or its agents, officers, directors, employees, attorneys or any and all other persons or entities who have acted on its behalf, on account of or arising from any such claims, demands causes of action, damages, liabilities, obligations, losses and expenses, except those arising from this Agreement, or those unrelated to its plat application with SETTLEMENT AGREEMENT -Page 3 of 6 (Re: MT Development, LLC v. Renton) (October 9, 2007) King County and proceedings in MT Development. LLC v. City of Renton. et al. KCSC No. 05-2-31151-7 KNT/Division I, Court of Appeals No. 59002-2-1. F. No Admission of Fault. Neither the terms of this Agreement, nor any action taken under it will constitute or be construed as an admission by either party of the validity of any of the claims or controversies or of any fault or wrongdoing on its part. Neither the execution of this Agreement, the negotiations leading to its execution, nor any action taken pursuant to its terms will be admissible for any purpose in any proceeding, except a proceeding to enforce the terms of this Agreement. G. Costs and Attorneys' Fees. It is understood and agreed that each party will be responsible for the payment of its own costs, attorneys' fees, and all other expenses incurred in connection with this Agreement and said litigation. H. Indemnity and Attorneys' Fees. In any litigation for the breach of or to enforce a provision of this Agreement, the prevailing party will be entitled to recover its costs, non-statutory expenses, and attorneys' fees. I. Governing Law. This Agreement shall be construed by and enforced in accordance with the laws of the State of Washington. J. Successors and Assigns. This Agreement will inure to the benefit of and be binding upon the successors and assigns of the parties, together with their agents, officers, directors, employees, attorneys and any and all other persons or entities who have acted on their behalves. K. Authority to Execute the Agreement. SETTLEMENT AGREEMENT -Page 4 of 6 (Re: MT Development, LLC v. Renton) (October 9, 2007) The parties represent and warrant that they have the sole right and exclusive authority to execute this Agreement and that they have not sold, assigned, transferred, conveyed, or otherwise disposed of any claim or demand against the other party relating to any matter covered by this Agreement. L. Entire Agreement. The parties agree that the terms of this Agreement are contractual and are not mere recitals. Each party further declares and represents that no promise, inducement, or agreement not expressed herein has been made by the other party to Induce it to enter into this Agreement. This Agreement constitutes the entire agreement between the parties as to Its subject matter and supersedes any and all representations, promises and understandings of any kind, whether oral or written. The parties agree that this Agreement may not be altered, amended, modified or otherwise changed except by a writing executed by each of the parties. M. Headings. The headings contained in this Agreement are for purposes of convenience only and shall not be deemed to affect the meaning or interpretation of any of the provisions of this Agreement. N. Method of Execution. This Agreement may be executed in counterparts, each of which shall be deemed an original, but all of which shall constitute one and the same agreement. 0. Each Party Drafted Agreement Provisions. Each party declares that prior to the execution of this Agreement, it has apprised itself of sufficient information to intelligently exercise its judgment in participating in the drafting of, deciding on the contents of, and determining whether to execute this Agreement. Both parties represent that the contents of this Agreement have been explained to them by their counsel and that this Agreement is entered into freely and voluntarily, upon the advice and with the approval of their counsel. SETTLEMENT AGREEMENT -Page 5 of 6 (Re: MT Development, LLC v. Renton) (October 9, 2007) P. Counterparts and Facsimile. This Agreement may be executed in any number of counterparts, each of which shall constitute an original, and all of which will together constitute one agreement. Either party may execute and deliver this agreement by telephone facsimile or electronically by a PDF file, and that signature shall have the same force and effect as if executed in original. CITY OF RENTON: WITNESSETH: City Clerk SETTLEMENT AGREEMENT -Page 6 of 6 (Re: MT Development, LLC v. Renton) MT DEVELOPMENT, LLC By(IJA ~rJ &~,~A.· -~ Its: 'vf<E:S. JDEAJ'T Dated: / 0 I I S-/ 0 7 r I (October 9, 2007) EXHIBIT A TO SETTLEMENT AGREEMENT -------- . v I. I .--9.' ------ ----~ __ .---... --... , ,lJ' $11 , __ -"' _, f) gJ. --all ! I Exhibit A to Settlement Agreement EXHIBITB TO SETTLEMENT AGREEMENT (King Coonly 6-2006) COUNTY ENVIRONMENTAL PROCEDURES Sections: 20.44.010 20.44.020 20.44.030 20.44.040 20.44.042 20.44.050 20.44.060 20.44.070 20.44.075 20.44.080 20.44.085 20.44.090 . -· ·-.,·..--------·-~ .. - Chapter 20.44 COUNTY ENVIRONMENTAL PROCEDURES DefN1itions and abbreviations. Lead agency. PtKpOSS and general requirements. categorical exemptions and threshold determinations. Planned actions. Envronmental impact statements and other environmental documents. Comments and public notice. Use of existing environmental documents. Department of nalural resources and par1<s procedural SEPA decisions. Substantive authority. SEPNGMA Integration. on going actions. 2(}-93 20.44 20.44.100 20.44.120 20.44.130 20.44.140 20.44.145 BLANK ResponS1bi1ity as consulted agency. Appeals. Department procedLO"al rules. Severabiity. Effective date. 20-94 {King County 6-2006) COUNTY ENVIRONMENTAL PROCEDURES 20.44.010 • 20.44.030 20.44.010 Definitions and abbreviations. A. King County adopts by rele.-ence lhe definilions contained in WAC 197-11-700 through 197-11-799. In addition, U,e foilowing definitions are adopted for U,is chapter. 1. "County counc:il" means lhe county council described in Article 2 of lhe Home Rule Charlef for King County or 11s duly authorized designee. 2. "County department· means any administrative office or executive department of King County, as described in K.C.C. 2.16. 3. "County executive" means any county executive described in Artide 3 of the Home Rule Charter for King County or his or her duly authorized designee. B. The following abbreviations are used in U,is chapter: 1. SEPA-Slale Environmental Policy /v:i 2. ONS -Delerminalion of Non-Significance 3. OS -Delermination of Significance 20-95 4. EIS -Envimnmenlal Impact Statement (Ord. 6949 § 3, 1984). 20.44.020 Lead agency. The procedures and standards regarding lead agency responsibility conlained in WAC 197-11-050 and WAC 197-11-922 through 197-11-948 are adopted, subjecl to the following: A. The county department exercising initial jurisdiction CNer a private proposal or sponsoring a county project shall be respons&ble for performing lhe duties of the lead agency. The directer of such department shall serve as the responsible official. Depanmeol directors may transfer lead agency and responsible official responsibility to any county department which agrees to perfom, as lead agency or may delegate such responsibility lo d-,visions within their own departments. B. Wth respect to actions initiated by lhe county council, the council shall refer such proposals to lhe county exewtive for designation d a county department as lead agency. C. In the event of uncellainty or disagreement regarding lead agency status, lhe county executive shall designate the county department responsible for performing the function of lead agency. (Ord. 6949 § 4, 1984). 20.44.D30 Purpose and general requirements. The procedures and slandards regarding the timing and content Of envi!Qllmenlal review specified in WAC 197-11-055 !trough 197-11-100 are adopted subject lo the following: A. The optional provision of WAC 197-11-060(3Xc) Is adopted. B. Under WAC 197-11-100, 1he applicant shall prepare the initial environmeotaf checi<list, unless the lead agency specifically elects to prepare the checkllst. The lead agency shall make a reasonable effort lo verify the Information in Iha envi'cnmental checidist and shan have the authority to determine lhe ftnal content or the environmental checkfisl C. The department of development and environmental services may set reasonable deadlines for the submittal of informalion, slu<fres, or documents necessary for, or subsequent to, threshold detenninalions. Fail\A'e 10 meet.such deadfines shall cause the application to be deen'ed withdrawn, and plans er other data previously submitted for review may be returned to the applicant logelhet" with any unexpended portion cl the application review fees. (Ord. 14449 § 4, 2002; Ord. 8998 § 1, 1989: Ord. 8236 § 1, 1987: Ord. 7990 § 35, 1987: Ord. 6949 § 5, 1984). ~44.040 -20.44.050 20M.D40 categorical exemptions and threshold detemlinalions. (King County 6-2006) PLANNING A. Klng County adopts the swndards and procedures specified in WAC 197-11-300 through 197-11-390 and 197-11-800 through 197-11-890 for determiring categorical exemptions and making 1hreshold determinations su!lject to the following: 1. The bl\owlng exempt threshold levels are hereby established In accordance with WAC 197-11- 800(1){c)for the exemptions in WAC 197-11-800(1Xb): a The construction er location of any residential structures of twenty dweUing uni1S within the boundaries of an urban i,owth sea, or of any residential structures or eight dwe&ing units outside of the boundaries of an tl"ban growth area; b. The conslruction or a barn, loafing shed, farm equipment storage building, produce storage or packing structure, er similar agricultural structure. covering thirty thousand square feet on land zoned agricultural, or fifteen thousand square feet in all other zones, and to be used only by the property owner or his or her agent in the conduct or farming the property. This exemption shall not apply lo feed lots: 20--96 c. The construction of an office, sehool, commercial, reaealional, seivice or storage building wilh twelve thousand square feet of gross floof area, and with associated pancing facilties desig,ed for forty automobiles; d. The construction of a parking lo! designed for forty automobiles: e. 11.rry fill or excavation of five hundred cubic yards throughout lhe total lifetime of !he fill or excavation and any fin or excavation classified as a class I, II, or Ill forest practice under RCW 76.09.050 or regulation !hereunder: The categorical exemptioo threshold shaU be one hundred cubic yards for any fiR or excavation lhat Is in a sensitive area. If !he proposed action is Ill remove tom or replace fii in a sensitive area to correct a violation, the threshold shall be five hundred aibic yards. 2. The detennlnalion of whether a proposal is categorically exempt shall be made by the county department that serves as lead agency for that proposal. B. The mitigated DNS provision of WAC 197-11-350 shan be enforced as follows: 1. J the department issues a mitigated DNS, conditions requmg compiance with the mitigation measures whk:h were specified in the applicatioo and en'lironmenlal checklist shall be deemed conditions of any decision or recommendation of approval of the action. 2 If at any time the proposed mitigation measlX8S are withdrawn or substantially ct,anged, the responsible otricial shall review the threshold determination and, n necessary, may withdraw the mitigated DNS and issue a OS. (Ord. 14449 § 5, 2002: Ord. 12196 § 46, 1996: Ord. 11792 § 16, 1995: Ord. 9103, 1989: Ord. 8236 § 2, 1987: Ord. 6949 § 6, 1984). 20.44.042 Planned actions. The procedures and standards of WAC 197-11-164 through WAC 197-11-172 are adopted regarding the designation of planned actions. (Ord. 13131 § 4, 1998: Ord. 12196 § 47, 1996). 20.44.050 Enwonmental Impact statements and other environmental documents. The procedures and standards for preparation d env!ronmenlat lmpad statements and other environmental doaiments pursuant to WAC 197-11-400 through 197-11--460 and 197-11-600 through 197-11-640 are adopted, subjecl to the foAowing: A. Pursuant lo WAC 197-11-408{2Xa), all comments on delarminations of Significance and scoping notices shall be in writing, except where a public meeting on EIS scoping occurs purauant to WAC 197-11-410(1Xb). B. Pursuant to WAC 197-11-420, 197-11-620, and 197-1Hi25, the county department acling as lead agency shall be responsible for preparation and ccntent of EIS's and other envronmenlal documents. The department shaft contract with consultants es necessary for the preparation of environmental documents. The department may consider the opinion of the applicant regarding the qualifications of the consultant bul the department shall retain sol<! authority for seleciing persons or finns Ill author, co-author, provide special services or otherwise participate in the preparation of requra:I envronmentat documents. C. Consultants or subconsuttants selected by King County lo prepare envirorvnental documents for a private development proposal shaQ not: ecl as agents kr the applicant in preperation or acquisition of associated underlying permits; have a financial interest in the proposal for which the environmental doaJmenl is being prepared; perform any wor1< or provide any services for the applicant in connection wnh or related Ill lhe proposal (King County 1>-2006) CCUNTY ENVIRONMENTAi.. PROCEDURES 20.44.050 • 20.44.060 D. The department shaU establish and maintain one or more lists of qualified consullants who are eligible lo receive contracts for preparation of environmental documents. Separate lists may be maintained to reflect specialized qualifications or expertise. When the department requires consultant services lo prepare environmental documents, the department shal setecl a consultant from the lists and negotiate a contract kr such services. Toe depar1rnent director may waive these requirements as provided for in rules adopted to implement this section. Subject lo K.C.C. 20.44.145 and pursuant to KC.C. 2.98, the department of development and environmental services shall promulgate administrative rules prior to the effective dale ol this section that establish processes to: create and maintain a quarmed consultant list; select consultants from lhe list: remove consultants from the list: provide a method by which appticants may request a reconsideration of selected consultants based upon costs, qualifiealions, or limety production of the environmemal document; and waive lhe consultant selection requirements of lhis chapter on any basis provided by KC.C. 4.16. 20-97 E. All costs of preparing the environment document shall be borne by the applicant. Subject to K.C.C. 20.44.145 and pursuant to K.C.C. 2.98. the department of development and environmental services shall promulgate administrative rules which establish a trust fund for consultant payment purposes, define consultant payment sehedules, presaibe procedures for lreafing interest from deposited funds, and develop aher procedures necessary to implement this chapter. F. In the event an applicant decides to suspend or abandon the project, the applicant musl provide formal written notice to lhe department and consultant The applicant shall continue to be responsible for an monies expended by the division or consultants to the pcint of receipt of notification to suspend or abandon, or other obligations or penaRies under the terms of any conlract let for preparation cl the envionmental documents. G. The department shaft only publish an environmental Impact slatement (EIS) when It believes that Iha EIS adequately disclose: the significant direct, indirect, and cumulative adverse impacts cl the proposal end ifs alternatives: mitigation measures proposed and committed to by the applicant and their effectiveness in signif1CBntly mitigating impacts; mitigation measures that could be implemented..-required; and unavoidable significant adverse impacts. Unless aherwiSe agreed lo by the applicant, a final environmental impad statement shaO be issued by the department within 270 days following the Issuance of a DS for the proposal, except for public projects and nonproject actions, unless the department determines at the time of issuance of the DS that a longer time period w1n be required because of the extraordinary size cl the proposal or the scope of the environmental impacts resuttlng therefrom; provided that lhe addiional time shaft not exceed ninety days unless agreed lo by the appllcanl. H. Tl!e following periods shall be excluded from the two hundred seventy day fime period for issuing a final enwonmental impact statement: 1. Any lime period durilg which the applicant has faRed to pay required environmental review fees lo the deparlment; 2. Any period of time during which the applicant has been requested lo pnMde additional Information required for preparation of lhe environmental Impact slalement, and 3.Any period of time during which the applicant has not authorized the department lo proceed with preparation of U,e environmental Impact statement (Ord. 12196 § 48, 1996: Ord. 8998 § 2, 1989: Ord. 6949 § 7, 1984). 20.«.060 Comments and public notice. A. Tl!e pmoedures and smndards c:A WM; 197-11-500 through 197-11-570 are adopted reganfing pubic notice and comments. B. For purposes of WAC 197-11-510, public notice shaft be required as provided in K.C.C. Tlfle 20. Publication of notice In a newspaper of general circulation In the area where the proposal is localed also shaft be required for all nonproject actions and for all other proposals that are subject lo the provisions cl Olis chapt..-but are not classified as land use permit decisions in K.C.C. nte 20. C. The responsible official may require further notice I deemed necessary to p!O'lide adequate public notice of a pending action. Fallll"8 lo require further or allemative notice shaU not be a violation of any notice procedure. (Ord. 12196 § 49, 1996: Ord. 9540 § 3, 1990: Ord. 8998 § 3, 1989: Ord. 6949 § 8, 1984). 20.44.070 -20.44.080 (King County &-2006) PLANNING 20.44.070 Use of existing environmental documents. The procedures and standards of WAC 197-11-600 1hrough 197-11-640 are adopted regarding use of existing environmental documenls. (Ord. 6949 § 9, 1984). 20.44.075 Department of natural resources and parks procedural SEPA decisions. Tl!e Department of nat..al reso...-ces and parks by public rule may authorize proced..al SEPA administrative appeals of Ulreshold determinations or determinations of the adequacy of a final EIS made by one or mae of the departmenfs divisions. The pubric rule shall establish procedures for the administrative appeal, which shall be governed by K.C.C. 20.44.120. (Ord. 14449 § 6, 2002). 20.44.080 Substantive authority. 20-98 A. The procedures and standards of WAC 197-11-650 IIYough 197-11-660 regarding substantive authority and mitigation, and WAC 197-11-158, regarding reliance on existing plans, laws and regulations, are adopted. B. For the purposes of RCW 43.21C.060 and WAC 197-11-660, the foUowing policies, plans, rules and regulations, and all amendmenls lhereto, are designated as potential bases for lhe exercise of King County's substantive authority under SEP A, subjecl to RCW 43.21 C240 and subsection C of this section: 1. The policies of the slate Environmental POiicy Ad, RCW 43.21C.020. 2. A,; specified in K.C.C. chapter 20.12, lhe King County Comprehensive Plan, ils addenda and revisions and community and subarea plans and houSing report, and as specified in K.C.C. chapter 20.14, surface water management program basin plans. 3. The King County Zoning Code, as adopled in K.C.C. Ule 21A. 4. The King County Agricuttural Lands Policy, as adopted in KC.C. chapter 20.54 and KC.C. Ule 26. 5. The King County Landmarks Preseivation Code, as adopled in KC.C. chapter 20.62. 6. The King County ShoreUne Management Master Plan, as adopted in K.C.C. ToUe 25. 7. The King County Surface Water Runoff Policy, as adopted In K.C.C. chapter 9.04, including the Covington Master Drainage Plan, as adopted in K.C.C. chapter 20.14. 8. The King County Road Slandarns. 1993 Update, as adopted in KC.C. chapter 14.42. 9. The Comprehensive Plan for Transportation adopted by Resolution No. 6617 of the cooncil of lhe Municipality of Metropolitan Seattle and readopted and ratified by the county council in K.C.C. 28.01.030. 10. The Comprehensive Sewerage Disposal Plan adopted by Resolution No. 23 of the council of lhe Municipality of Mem,politan Seattle and readopted and relilied by the county council in K.C.C. 28.01. 030. 11. The rules and regulations for construction and use of local sewage facilities set forth In K.C.C. chapters 28.81 through 28.84. 12. The rutes and regulations on the consistency of sewer projects with local land use plans end poricies set forlh in Ordinance 11034, as amended. 13. The rules and regulations for the disposal d induslrial waste into lhe sewerage system set forth in O!dinance 11034, as amended. 14. The Duwamish Clean Water Plan adopted by lhe council of the Municipality of Metropolitan Seawe and readopted end ratified by lhe county council by Ordinance 11032, Section 28, as amended. 15. The Washinglon Department of Ecology's Best Management Practices for the Use rt Municipal Sludge. (King County 6-2006) CCUNTY ENVIRONMENTAL PROCEDURES 20.44.080 • 20.44.065 C. Within the urban grow1h area, substantive SEPA authority lo oondition or deny new development propooals er ether actions shaU be used only in cases where specific adveise enviroomental impads are not addressed by regulations as set f<X'th below or unusual ci'cumslances exisl In cases where the county has edopted the following regulations lo systematically avokl or mitigate adverse impacts KC.C. chapter 21A.12, Development Standards -Density and Dimensions, K.C.C. chapter 21A.14, Development Standards - Design Requirements, K.C.C. chapter 21A.16, Development standards -Landscaping and Water Use, K.C.C. chapter 21A.18, Development Standards -Parking and Croilation, KC.C. chapter 21A.20, Development Standards -Stgns, K.C.C. chapter 21A.22, Development Standards -Mineral Extraction, K.C.C. chapter 21A.24, Environmentally Sens~ive Areas, KC.C. chapter 21A.26, Development Standards - Communication Facilities, K.C.C. chapter 21A.28, Development Standards -Adequacy of Pubric Faciitties and Services, those standards and regulations will normally constitute adequate mitigation of the impacts of 20--<}9 • new development. Unusual circumstances related lo a site or to a proposal, as well as environmental impacts nal mitigated by the regulations listed in this subsection, will be subject to site-specific or project- specific SEPA mitigation. This subsection shall not apply if lhe counly's development regulations cited in this subsection are amended after Aptil 22, 1996, unless lhe amending otdinance contains a finding, supported by documentation, that the requirements for environmental analysis, protections and mHigation measures in this chapter, provide adequate analysis of and mitigation for the specific adven;e environmen1al impacts lo which lhe requirements apply. D. Outside the urban growth area, in lhe course of project review, including any required environmental analysis, the responsible off'Jcial may detoonine that requirements for environmental analysis, protection and mitigation measures in lhe county's dew,lopment regulations or corrvehenslve plans adopted under chapter 36.70.A. RCW and in other applicable local, slate or federal laws and rules provide adequate anatys;s and mitigation for specific adverse environmental impacts of the project, if the following criteria are met: 1. In the co..-se of project review, the responsible otfJcial shall identify and consider the specific probable adverse environmental impacts of the proposed action and then make a determination whether these specific inpacts are adequately addressed by the development regufalions. If they are not, the responsible official shalt apply mitigation consistent wilh !he applicable requirements of the comprehensive plan, subarea plan element of the comprehensive plan or olher local, state or federal rules or laws; and 2. The responsible official bases or condHions its approval on compliance wHh these requirements or mitigation measures. E. Any decision lo approve, deny or approve with condiliOnS pursuant lo RCW 4321 C.060 shall be contained in the responsible officlars decision document. The wrillen decision shall conlain facts and conclusions based on the p!(lpOSars specific adverse envi'onmental impacts, or lack lhereof, as identified in an environmental checklist, EIS, threshold determination, other environmen1al document including en executive department's staff report and recommendation to a decision maker, or findings made pursuant lo a public hearing aUlhorized or required by law or ordinance. The decision document shal stale the specific plan, policy or regulation that supports Ille SEPA decision and, K mitigation beyond exisling development regulations is required, the specific adverse environmental impacts and the reasons why additional mitigation Is needed to comply with SEPA. F. This chapter shall nol be construed as a imitation on the authority of King county to approY8, deny or condition a proposal for reasons based upon othec statutes, ordinances or regulations. (Ord. 14449 § 7, 2002: Ord. 13131 § 5, 1998: Ord. 12196 § 50, 1996: Ord. 11961 § 2, 1005: Ord. 11792 § 17, 1995: Ord. 10293 § 3. 1ll!l2: Ord. 9142, 1989; Ord. 8380 § 2, 1968: Ord. 6949 § 10, 1984). 20.44.085 SEPA/GMA lnt,,gration. The procedutes and standards regarding the timing and content of environmental review specified in WAC 197•11-210 through WAC 197-11-235 are hereby adopted. (Ord.13131 § 7, 1998). 20.44.090 -20.44.120 (King County S.2006) PLANNING 20.44.090 Ongoing actions. Unless othet\vfse provided heroin. the provisions of WAC 197-11 shaU be applicable to au elements of SEPA compliance, including the modification OI supptemenlation of an EIS, initiated after the effective dale of the Ordinance. (Ord. 6949 § 11, 1984). 20.44.100 Responsibility as consulted agency. All requesls torn other agencies that K"mg County consult on threshold investigations, the scope process, EIS's or other envronmenlal documents shall be submitted to lhe department of development and environmental services. The department shalt be responsible for coordination with other effected county departmenls and for compiling and transmitting King County's response lo such requests for consultation. (Ord. 12196 § 51, 1996: Ord. 6949 § 12. 1984). 20.44.120 Appeals. 20-100 :<ing Countv Department :of Development and Environmental 2erYices Land Use Services Dh,ision Affitlilll~iltt Cc01i1lrc®rrr,iall"lg Cw!tnca! Are~s C<0mpiiairnc:& 900 Oakesdale Avenue SW Renton, WA 98055-1219 206-296-6600 nY 206-296-7217 For alternate formats, call 206-296-6600. STATE OF WASHINGTON ) ) ss COUNTY OF KING ) File Number: Application Name: TA :_8 c !' /,· ,v.,) Project location: TAi.BoT tZoli~'-c;· 11_~"-') 5 s,;·rH ST /Z€Nrof\J PA KU!., 5 "'l'i S f-e-f:.,3-f--5'•/ t '3 i '7 73 , D co / ':J I c l, The undersigned, being first duly sworn on oath deposes and says: 1. That the affiant is compeient to be a witness herein; 2. That the affiant is the applicant for the above project; 3. That to the best of the affiant's Knowledge the critical areas on the development proposal site have not been illegally altered; and 4. That the affiant has not previously been found to be in violation of critical areas regulations for any property in King County, or alternatively, that if there have been any violations, such violations have been/are being cured to the satisfaction of King County. ·'~-·C:.. Applicant.Signatura. ) Date and Place (City and State) ~---------'>-- I certify under penalty of perjury under -!he laws of the State of Washington that the foregoing is true and correct. Check out ihe DD/ES Waib siie at www.me~rokc.gov/ddes AffidavitSensiiiveCriticalAreasCompliance lc-aff-sc.1comp.pdf 12119103 Page 1 of 1 J ® <ing County Department of Development and Environmental Services Land Use Services Division 900 Oakesdale Avenue Southwest Renton, Washington 98055-1219 206-296-6600 TTY 206-296-7217 Subdivision Density and Dimension Calculations Alternative formats available upon request File Number (To be filled in by DOES) PRELIMINARY SUBDIVISION WORKSHEET RELATING TO DENSITY AND DIMENSIONS Several development regulations play a role in the creation of a subdivision within King County. Determining the allowable density, minimum density, and a lot width on a piece of property can be confusing. This worksheet will assist you in correctly applying specific portions of the code and will be used lo determine if a proposed subdivision or short subdivision meets the density and dimensions provisions of the King County Zoning Code (Title 21A). This worksheet is designed to assist applicants and does not replace compliance with adopted local, state and federal laws. Pre-application conferences are required prior to submittal of a subdivision or short subdivision. These conferences help to clarify issues and answer questions. They may save you both time and money by eliminating delays resulting from requests for additional information and revisions. You may call 206-296-6600 to find out how lo arrange for a pre-application conference. Worksheet Prepared By: --=)..,c..._,,'---'--''"'"' -"-'-."""~'"'"·.~""-·'----Date: -'-"---·-· :'-: ··.c.f_" __ _ (Print Name) Subdivision Name: ,_ ·--;_.":;(I Comprehensive Plan Land Use Designation: __ ,_i~1_.:~, __ 1_._ .... ,_. _,.:_,.·~''='' _. _l_ .. _·~· .. ·~"~'li~-~-·'' ,cc .. Zoning: __ ._t.·_ .. _·, ... '. .... .: ____ ------------------ If more than one Comprehensive Plan Land Use designation or zone classification exists for the property, show the boundary between the land uses or zones and the area within each on the preliminary plat map. If a single lot is divided by a zone boundary, transferring density across zones on that lot may be permitted subject to the provisions ofK.C.C. 21A.12.200. Please complete only the applicable portions of this form I. Site Area (K.C.C. 21A.06.1172l also see (K.C.C. 21A.12.080): Site area (in square feet) is the gross horizontal area of the project site, less submerged lands as defined by K.C.C. 21A.06.1265, and less areas which are required to be dedicated on the perimeter of a project site for the public rights-of-way. + = ---"-"-· __ square feet in submerged land (any land below the ordinary high water mark -see K.C.C. 21A.06.825) . . -"~ _,._ .. ·_\_, ~" _ square feet in perimeter rights-of-way which will be required to be dedicated Check out the DOES Web site at L·"i", .· .. ,~i,,,::_c,. ,: . ,;.;,-.. , Subdivision Density and Dimension Calculations lc-cal-subden.pdf 12/10/03 Page 1 of6 Calculation: II. i ·:.<cl\!::··: Gross horizontal area of the project site (~ )~_/ _ Total submerged lands and rights-of-way I :·.;cf-'iA. Site area in square feet NOTE: To continue calculations, convert site area in square feet to acres by dividing by 43,560 .• ~, <:\ 'F, Site area in acres NOTE: When calculating the site area for parcels in the RA Zone, if the site area should result in a fraction of an acre, the following shall apply: Fractions of .50 or above shall be rounded up to the next whole number and fractions below .50 shall be rounded down. Example: If the site area in acres is 19.5 acres (less the submerged land and less the area that is required to be dedicated on the perimeter of a project site for public right-of-way) the site area can be rounded up to 20 acres. No further rounding is allowed. (See K.C.C. 21A.12.080) Base Density (K.C.C. 21A.12.030 -.040 tables): The base density is determined by the zone designations(s) for the lot. __ '·c.c· ·c...·'--du/acre Ill. Allowable Dwelling Units and Rounding (K.C.C. 21A.12.070): The base number of dwelling units is calculated by multiplying the site area by the base density in dwelling units per acre (from K.C.C. 21A.12.030-.040 tables). -"-'"'-'-"--'·~·'-site area in acres (see Section 1.) X _ __:.:___ base density (see Section II) allowable dwelling units ;\' t'~.-e'.°'.;'~_ h·'s.r:t Except as noted below, when calculations result in a fraction, the fraction is rou~a·~d to the nearest whole number as follows: A. Fractions of .50 or above shall be rounded up; and B. Fractions below .50 shall be rounded down. NOTE: For parcels in the RA Zone, no rounding is allowed when calculating the allowable number of dwelling units. For example, if the calculation of the number of dwelling units equaled 2.75, the result would be 2 dwelling units. Rounding up to 3 is not allowed. (See K.C.C. 21.11,_ 12.0?0(E)). IV. Required On-site Recreation Space (K.C.C. 21A.14.180): This section must be completed only if the proposal is a residential development if more than four dwelling units in the UR and R zones, stand-alone townhouses in the NB zone on property designated Commercial Outside of Center if more than four units, or any mixed use development if more than four units. Recreation space must be computed by Check out the ODES Web site at; _______________ :, >'· ... Subdivision Density and Dimension Calculations lc-cal-subden.pdf 12/10/03 Page 2 of 6 multiplying the recreation space requirement per unit type by the proposed number of such dwelling units (K.C.C. 21A.14.180). Note: King County has the discretion to accept a fee in lieu of all or a portion of the required recreation space per K.C.C. 21A.14.185. Apartments and town houses developed at a density greater than eight units per acre, and mixed use must provide recreational space as follows: 90 square feet X proposed number of studio and one bedroom units --- 170 square feet X proposed number of two bedroom units + 170 square feet X proposed number of three or more bedroom units + Recreation space requirement = Residential subdivisions, townhouses and apartments developed at a density of eight units or less per acre must provide recreational space as follows: 390 square feet X proposed number of units = --- IVlobile home parks shall provide recreational space as follows: 260 square feet X proposed number of units ---= V. Net Buildable Area (K.C.C. 21A.06.797): This section is used for computing minimum density and must be completed only if the site is located in the R-4 through R-48 zones and designated Urban by the King County Comprehensive Plan. The net buildable area is the site area (see Section I) less the following areas: + + + .,. + = ~)-\ areas within a project site which are required to be dedicated for public rights-of-way in --~-excess of sixty (60') of width _ __,1"'\_· __ sensitive areas and their buffers, to the extent they are required by King County to remain undeveloped areas required for above ground stormwater control facilities including, but not limited to, retention/detention ponds, biofiltration swales and setbacks from such ponds and swales ;.b areas required by King County to be dedicated or reserved as on-site recreation areas. -~~- Deduct area within stormwater control facility if requesting recreation space credit as allowed by K.C.C. 21A.14.180 (see Section IV) __ ,,_'~! __ regional utility corridors, and .,, ·;;.~ --'~'-~'--other areas, excluding setbacks, required by King County to remain undeveloped h ·t'.:·::~:_," Total reductions Calculation: t ~Y ::0:/i '"10 site area in square feet (see Section1) 'L 1! /',:::;: Total reductions = i rt·:-,":;: ._Net buildable area in square feet NOTE: convert site area is square feet to acres by dividing by 43,560 = Net buildable area in acres Check out the ODES Web site at _, .' , . . . __ . _ .. , .' __ ... .·. -.· Subdivision Density and Dimension Calculations lc-cal-subden.pdf 12110103 Page3of6 + + + + + + + = = = = VI. Minimum Urban Residential Density {K.C.C. 21A.12.060): The minimum density requirement applies only to the R-4 through R-48 zones. Minimum density is determined by multiplying the base density in dwelling units per acre (see Section II) by the net buildable area of the site in acres (see Section V) and then multiplying the resulting product by the minimum density percentage from the K.C.C. 21 A.12.030 table. The minimum density requirements may be phased or waived by King County in certain cases. (See K.C.C. 21A.12.060.) Also, the minimum density requirement does not apply to properties zoned R-4 located within the rural town of Fall City. (See K.C.C. 2'1A.12.030(B)12.) Calculation: --,-'"c-o--=-base density in du/ac (see Section II) X · •• .'~c;;_ Net buildable area in acres (see Section V) [.'\: :~ X minimum density% set forth in K.C.C. 21A.12.030 or as adjusted in Section VII •·· ----"--'c~~ -'u·c:, \, ·, . ;\ minimum dwelling units required -~~~ VII. Minimum Density Adjustments for Moderate Slopes {K.C.C. 21A.12.087): Residential developments in the R-4, R-6 and R-8 zones may modify the minimum density factor in K.C.C. 21A.12.030 based on the weighted average slope of the net buildable area of the site (see Section V). To determine the weighted average slope, a topographic survey is required to calculate the net buildable area(s) within each of the following slope increments and then multiplying the number of square feet in each slope increment by the median slope value of each slope increment as follows: ____ sq. ft 0-5% slope increment X 2.5% median slope value = ----sq. ft 5-10% slope increment X 7.5% median slope value= ----sq. ft 10-15% slope increment X 12.5% median slope value= ____ sq. ft 15-20% slope increment X 17.5% median slope value= ____ sq. ft 20-25% slope increment X 22.5% median slope value = ___ sq. ft 25-30% slope increment X 27.5% median slope value= sq. ft 30-35% slope increment X 32.5% median slope value= ----sq. ft 35-40% slope increment X 37.5% median slope value= ---- + -----+ -----+ -----+ ----- + ----- + ----- + ----- ----Total square feet -----Total square feet in net buildable area adjusted for slope Calculation: ____ total square feet adjusted for slope divided by total square feet in net buildable area ____ weighted average slope of net buildable area ____ % (Note: multiply by 100 to convert to percent -round up to nearest whole percent) Use the table below to determine the minimum density factor. This density is substituted for the minimum density factor in K.C.C. 21A.12.030 table when calculating the minimum density as shown in Section VI of this worksheet. Weighted Average Slope of Net i Minimum Density Factor Buildable Area(s) of Site: 0% --less than 5% 85% 5% --less than 15% 83%, less 1.5% each 1% of averac:ie slope in excess of 5% 15% --less than 40% 66%, less 2.0% for each 1% of averaae slooe in excess of 15% . •. Check out the DDES Web site at ::-,c, ... • .. , _ .,: . , _ .. . .. Subdivision Density and Dimension Calculations le cal-subden.pdf 12110103 Page4 of6 + + + + + + + EXAMPLE CALCULATION FOR MINIMUf\11 DENSITY ADJUSTMENTS FOR MODERATE SLOPES: sq. ft 0-5% slope increment X 2.5% median slope value= 10,000 sq. ft 5-10% slope increment X 7.5% median slope value= 750 + 20,000 sq. ft 10-15% slope increment X 12.5% median slope value= 2,500 + sq. ft 15-20% slope increment X 17.5% median slope value= + sq. ft 20-25% slope increment X 22.5% median slope value= + sq. ft 25-30% slope increment X 27. 5% median slope value= + sq. ft 30-35% slope increment X 32.5% median slope value= + sq. ft. 35-40% slope increment X 37.5 % median slope value= + 30,000 Total square feet 3,250 Total square feet in net buildable area adjusted for slope 3,250 Total square feet adjusted for slope divided by __ 30,000 Total square feet in net buildable area = .108333 Weighted average slope of net buildable area = 11 % (Note: multiply by 100 to convert to percent -round up to nearest whole percent) Using the table above, an 11 % weighted average slope of net build able area falls within the 5% --less than 15% range which has a minimum density factor of 83%, less 1.5% for each 1 % of average slope in excess of 5%. Since 11 % is 6% above 5%, multiply 6 times 1.5 which would equal 9%. Subtract 9% from 83% for an adjusted minimum density factor of 74%. This replaces the minimum density factor in K.C.C. 21A.12.030 table. VIII. Maximum Dwelling Units Allowed (K.C.C. 21A.12.030 -.040): This section should be completed only if the proposal includes application of residential density incentives (K.C.C. 21A.34) or transfer of density rights (K.C.C. 21A.37). Maximum density is calculated by adding the bonus or transfer units authorized to the base units calculated in Section Ill of this worksheet. The maximum density permitted through residential density incentives is 150 percent of the base density (see Section II) of the underlying zoning of the development or 200 percent of the base density for proposals with 100 percent affordable units. The maximum density permitted through transfer of density rights is 150 percent of the base density (see Section II) of the underlying zoning of the development. , ,, base density in dwelling units per acre see (Section II) X 150% = -----'''-' __ _ CJ maximum density in dwelling units per acre X ,~ .'f";;f:. site area in acres= maximum dwelling units allowed utilizing density incentives (K.C.C. 21A.34) maximum density ~ l ':-·-":_ ., ,_,;.._T , " base density in dwelling units per acre (see Section II) X 200% = I ... · maximym density maximum density in dwelling units per acre X . , {". ,,,, site area in acres= ·-·t. <., maximum dwelling units allowed utilizing density incentives with 100 percent affordable units (K.C.C. 21A.34) • _:;; base density in dwelling units per acre (see Section II) X 150% = __ '"--"\ ___ maximum density C\ maximum density in dwelling units per acre X , '!A. f•. site area in acres = " • ·', maximum dwelling units allowed utilizing density transfers (K.C.C. 21A.37) Calculation: + + _ ____:._,·_:_• __ base allowable dwelling units calculated in Section Ill -~··__.·i. __ bonus units authorized by K.C.C. 21A.34 __ ·'_,''--transfer units authorized by K.C.C. 21A.37 _,._;-a,_;:,;-"'~.:=~_:"""' __ tota! dwel!ir,d \!nits (cannot 2~ce5j maximurn c[dcu:atad abuve) Check out the ODES Web site at"~---___ ,, · ___ . .-. : · ,. ;, __ Subdivision Density and Dimension Calculations lc-cal-subden.pdf 12/10/03 Page 5 of6 IX. Minimum Lot Area For Construction (K.C.C. 21A.12.1001: Except as provided for nonconformances in K.C.C. 21A.32: X. A. In the UR and R zones, no construction shall be permitted on a lot that contains an area of less than 2,500 square feet or that does not comply with the applicable minimum lot width, except for townhouse developments, zero- lot-line subdivisions, or lots created prior to February 2, 1995, in a recorded subdivision or short subdivision which complied with applicable laws, and; B. In the A, F, or RA Zones 1. Construction shall not be permitted on a lot containing less than 5,000 square feet; and 2. Construction shall be limited to one dwelling unit and residential accessory uses for lots containing greater than 5,000 square feet, but less than 12,500 square feet. (K.C.C 21A.12.100) Lot Width (K.C.C. 21A.12.050(Bli; Lot widths shall be measured by scaling a circle of the applicable diameter within the boundaries of the lot as shown below, provided than an access easement shall not be included within the circle. (See K.C.C. 21A.12.050). I I Lot Width Circle I 8 -• ,-:, " -m IIIZ!:I .. ~ I, o,;::., C = 0 -a llllll 11 Lot Width Measurement Check out the DDES Web site at•.·, -,, ., . .,.,, ....... , ,, .. ;,, ... . Subdivision Density and Dimension Calculations lc-cal-subden.pdf 12/10/03 Page 6 of 6 ·, rlUG-19-2012:.S :!.5! -2 lJ;J'il •"-"'6 ':-"U'--'U~J ·.~ "Af'?\TS:'S :..'.dJ,i;)~~...:.. UEPARTMENT Ul ... EVELOPMENT AND ENVHlONMENTAL SER.VICES a25 .::.130 72.C:::l CJLH1!'J Oeoartmeni; of Pub!ic :-!oultt1 :a:nJ ;he Oepartm ' iJsvs!opment ;;:;nd Environment ti1ic~s wHh iniormafion necesserv to ev.a!L:ate development 900 Oakesdale Avenue Southwc:st R.mcon, Wa 9~W.55·1219 propos:1i;. Dev£::' , . \.,rr~·f;j{~~1(r·1 ,:. . ,. · 1t-r1··,:-·'\·:'w•,1 • I J r',I'/ .J ,(', A.Pi,i • , " . 2 'I . King County C2:'tific2te of Water Availability n · lO{lfj j Do not write in this box r."'flE. (,'~...., ·,y; . .;,.. ... ··. I --------------------~--i:::{) LI :::::::::::::::::::;:n;u;;:m;;-b;e~r========----------------'-'na"'m=•------------~ O Building Permit 0 Short Subdivision )i Preliminary Plat ··.3?7tru' D Rezone or other 2. 3. 4. s{t {attach map ana legai descriptfM if necessary) Water utili!y information: D " ' ' 0 ~ D 0 a. OR b. a. OR b. a. OR b. a. Water will be provided by service ::ormer::tlon only to an exiSting 12-·AA,~ r. .so feet from the s!te. ( Y{ !~~~N ~ ~l..'b6' a.o Water service wif! require an improvement to :he water system of; O (1) feet of wat~r main to reach the site: end/or (size) water main that is ~ ;; . .;~ s~) CJ 2) The construction of a d1stributicn sys.te.m on the site; and/or :'I. JI As. 3) Other (describe) Sl2B !!'l'.i1\u1Zl? Ll<t:ffio/ 06w ""''ti:,( • = /Jc °''ffi<!tt:O Wl.&u>1lw""'1 ~Wlow< ff "'*'""" M1)J 1>1!'lk,•£~, The water system has a current County~approvad water comprehensive plan and franchie;e, The water system does not have a current County~approved water comprehensive plan or franchise and will require a new or amended water cornprahensive plan or franchise. (This may cause a delay in issuance of a permit or approval). The proposed project is within the corparcte limits of the utility, or the utility has been granted Boundary Review Board approval for service ,.:irr;:1 ~nnexcltion, or the oroject is with!n the County~approved service area of the utility. Boundary Rev.le-N Soard approval cf an ar,na::a<:ion will be necessary to provide service. Water is or will i:le available at the r'@te cf flow and duration indicated below at no less than 20 psi measured at the nearest fire hydrant feet from the buildinglproµsrty (or as marked on the attached map): ,'=t;1ts off/ow at Peak Demand Duration gpm) D less •han 500 gpm (approx. ----· D 500 to 999 gpm ii( 1000 gpm or more b flow test of 9pm 0 calculation o-t,_-------gpm D less than 1 hour 0 i hour to :2 hours ,!1J' 2 hours or more D OR other~--~~~~--~ (Note: Commercial building permits whic:'1 inciuc'es multifamily structures require flow test or calculatlon.) D b. Water system is not capable of provrd:ng fire flow. 5 ~ a. Water system has certificates of water ng11t or ·water right claims SLlfficient to provide servica. I OR .C: b. Water system does r,ct currently h,ave :"lf:!?':!.r:'}YY water rights or wc1ter right cJaims. ~~U.'f U I -.-:)' Comments/conditions; ~(( il!'ffi,CWIJ L('ffl;W Y~Wa 1il:am"'-uJ\'<lt:u 1'11!\>J ·1\,\iil.W1"\6fff' l.,~~ l cer!ify thar the above water utility information !s tn.'e. iliis cs11i:'Jcate Shafi be valid far one year from date of signature. CK" "' 1Zfl,!5aw ihtn,JlJ.J/ ~._.,,,,..- "JilP.-.gency. name , ~ Vm,;f-1 iitle Nov. 24, ~ 99.9 ,Signature All£!EI, !:5, 1ec5 Date ;:iuc-~s-200s 15: 13 August 15, 2005 Pat White Banane Properties 90!6 356'" Ave SE Snoqualmie, WA 9go65 f'!at'1liltg/Em,riinefP,,1blicWor:cs Pe,pwr!l~1e:r!t G::reg~ .ZJ1mrni!1lerrm£1~n I?.~~,A:il![;1'.lll.i:tf:%1S"a~@i?' SlUJ!llJJECT: ,Jl!,.,e, Avmiia!J,Ilicy lFod'r:i~ose,:J SilMivisio11 oflu11g Coonllilfly Ta:. 1':utgils No's. 7,HO!l!E::54®3 a~cl 793HJ0015101/i1 Dear Mr. White: This letter is ,o certify that the subject proreii}• 's ·Ni(hin the City of Remon's water service area, in the 350-zone pressure gradient. 'Nater service to the proposed subdivision "_;:ill :e(!ufre ±he foHowiog water main improvements; I. An extension of about 370 feet of water main, 8-inch minimum diameter, along South 55'" Street from Talbot Road South to the east prope:-ty !i1ce. 2. An e::;,tension of about 500 feet of 8-inch minimum diameter water Tine in the new roadway within the proposed plat 3. Ai1 extension of about 300 feet of J 2-inch waler line along Talbot Road South from Sou<h 55•h Street to the new roadway within the plat 4. InstaHatjon of fire hydrants, warnr mec.ers a~d ;-::lated appurtenances. 5. Civil plans for the water main extensions are cequired and shall be prepared by a professional engineer liccns~d in the State of Washinglcn. The subdivision is subject lo applicable fees including, but not limited to: I. Water system development charge of$1,S25.00 ))er single-family lot. 2. Water meter installation cost of$250 per "drop-in" ~-inch meter. J. Plan review and inspection fee in Ihe amount of 5% of the estimated construction cost of the water main extension. We recommend that you contaci Laureen Nicaiay. Senior Planner, oflhe City's Development Services ·arnd Planning Department at ( 425) 430-7294, to schedule a pre-appiication meeting. Th~ purpose of !his meeting is lo provide you with addidonal informacion on City codes and development regulations applicable to the proposed subdivision. lf you have any questions, please contact me at ( 425) 430-72 l 0. Sincerely, A · Vcl.!l, ~ Abdoul Oaf our Water U!ilicy Engineering Supervisor Enclosure~ i::c: Kayrc:i !(iLtrid.,, P!~n Rt:vicw/Dcvc!opmt!nr Services Sur:::rvi~or Laureen Nicolay, DcveJopmcnL S..:rvlc:::s Sc-nior Plunncr C~hNESIS HE~ .~l,, t:<) ~St, l.'f IN(; LI "Ill Ill I I IC ll'~!I l{ClN\11 "i'J\J. ·iPI.< I \I.hi' lL' ! ,\1111 f l!!fl' 'iilll PAT WHITE PARCEL 7931000151 WETLAND RECONNAISSANCE RENTON, WASHINGTON KING COUNTY PREPARED FOR: Pat White C/0 MT Development LLC 11625 Rainier Ave S #201 Seattle, Washington 98178 425-802-2293 PREPARED BY: Genesis Resource Consulting 142 Lamprecht Rd Winlock, Washington 98596 360 .. 520-2847 Fax 360-785-0473 April 9, 2008 TABLE OF CONTENTS Background ................................................................................................................... 3 Resource Concerns ........................................................................................................ 3 Wetland Reconnaissance ............................................................................................ 3-4 Results and Discussion .............................................................................................. 5-7 Summary ........................................................................................................................ 8 Literature Cited ............................................................................................................. 9 Sheet 1: Vicinity Map Sheet 2: Parcel / Wetland Location Map Sheet 3: National Wetland Inventory Map Sheet 4: Soils Map BACKGROUND Parcel 793100015106 is currently unJcvciopeJ and does not contain structures or dwellings. This parcel is located at Talbot Rd S & 19'.2'"1 Sc Renton, WA. This is an approximate 2.91 acre parcel. The current zoning is Residential. RESOURCE CONCERNS Genesis Resource Consulting (GRC) has reviewed existing maps, photos and technical data for this area as well as made a site rcconnais sance to determine resource concerns for wetlands, streams, Critical Areas Habitat or other environmental issues at or adjacent to this parcel. WETLAND RECONNAISSANCE Genesis Resource Consulting completed a field reconnaissance of the project site on March 19, 2008 in sunny, dry weather conditions. The wetland reconnaissance was with the following methodology. METHODOLOGY Genesis Resource Consulting (GRC) completed the wetland reconnaissance following the Routine Determination Method described as per the U.S. Army Corps of Engineers Wetlands Delineation Manual (Environmental Laboratory 1987) and the Washington State Wetlands Identification and Delineation Manual (WSDOE 1997). According to the manuals, jurisdictional wetlands are defined as: Those areas that are inundated or saturated by surface or ground water at a frequency and duration sufficient to support, and that under normal circumstam~s do St!pport, a prevalence of vegetation typically adapted jor life in saturated soil conditions. Wetlands generally include swamps, marshes, bogs, and similar areaJ. The Routine Determination Method uses three parameters ro determine if wetlands exist in a given area: hydrophytic vegetation, hydric soils and wetland hydrology. Except in certain situations defined in the manual, evidence of a minimum of one positive wetland indicator from two of the three parameters (hydrology, soil, and vegetation) must be found in order to make a positive wetland determination. Prior to evaluating the site on, GRC reviewed existing information to assist with the determination of wetland occurrences on the project site. This review included the Pierce County Soil Survey, National Wetlan<l lnvemorv maps, USGS Topographic Quadrangle maps and aerial photographs. 3 In order to conduct the wetland tecunnaissance, GRC established three (3) data observation points within the confines of the pro1ect area that corresponded with the terrain features, vegetation patterns, mapped soil areas, and hvdrologic indicators. GRC characterized the vegetation, soils, and hvdrology at each of the observation points and used the information gathered as a basis for making the wetland determinations. Vegetation on the site was compared to the N acional List of Plant Species that Occur in- Wetlands: 1988 -Northwest (Region 9) (Reed 1988) to determine plant wetland indicator status. This list places plants into four categories: Obligate wetland plants (OBL) --plants likely to occur in wetlands greater than 99 percent of the time. Facultative wetland plants (FACW) .. plants likely to occur in wetlands 67 to 99 percent of the time. Facultative plants (FAC) --plants equally likeiy to occur in wetland and non- wetland areas (34--66 percent of tl1e time). Facu!tative upland plants (F ACU) --plants that only occur in wetlands 1 to 33 percent of the time. Hydrophytic vegetation are macrophytic plants that occur in areas where the frequency and duration of inundation or soil saturation produce permanently or periodically saturated soils of sufficient duration to exert a controlling influence on the plant species present. The vegetation occurring in a wetland mav consist of more than one plant community. Hydrophytic vegetation is present when more than 50 percent of the dominant species have an indicator status of OBL, F ACW, and/ or FAC. Hydric soils are classified into two broad categories: organic and mineral. Organic soils (Histosols) develop under conditions of nearly continuous saturation and/ or inundation. Organic hydric soils are commonly known as peats and mucks. All other hydric soils are mineral soils. Mineral soils have a wide range of textures (sandy to clayey) and colors (red to gtay). lvfineral hydric soils are those periodically saturated for sufficient duration to produce chemical and physical soil properties associated with a reducing environment. They are usually gray and/ or mottled immediately below the surface horizon, or they have thick, dark- colored surface layers overlying gray or mottled subsurface horizons. The project site was examined for areas of evident wetland hydrology characteristics. These include areas where the presence of water has an overriding influence on characteristics of vegetation and soils due to anaerobic and reducing conditions, respectively. Such characteristics are usually present in areas that are inundated or have soils that are saturated to the surface for sufficient duration to develop hydric soils and support vegetation typically adapted for life in periodically anaerobic soil conditions. 4 RESULTS AND DISCUSSKON The National Wetland Inventory (NW!) indicates no wetlands are present. King County Critical Areas Mapping indicates no presence of wetlands or critical areas. DISSCUSSION: Test pits were dug to identify soil characteristics. The Soil Survey of King County shows the soil unit on the property to be Alderwood gravelly sand loam. A brief soil description for this series follows: AgC-Alderwood gravelly sandy loam, 6 to 15 percent slopes Map Unit Setting • Elevation: 50 to 800 feet • Mean annual precipitation: 25 to 60 inches • Mean annual air temperature: 48 to 52 degrees F • Frost-free period: 180 to 220 days Map Unit Composition • Aldcrwood and similar soils: 95 percent • Tvfinor components: 5 percent Description of Alderwood Setting • Landform: Moraines, till plains • Parent material: Basal till with some volcanic ash Properties and qualities • Slope: 6 to 15 percent • Depth to restrictive feature: 24 to 40 inches to dense material • Drainage class: Moderately well drained • Capacity of the most limiting layer to transmit water (Ksat): V cry low to moderately low (0.00 to 0.06 in/hr) • Depth to water table: About 24 to 42 inches • Frequency of flooding: None • Frequency of ponding: None • Available water capacity: Very low (about 2.5 inches) 5 Interpretive groups • Land capability (nonirrigated): 4s Typical profile • 0 to 12 inches: Gravelly sandy loam • 12 to 27 inches: Very gravelly sandy loam • 27 to 60 inches: Very gravelly sandy loam Minor Components Nonna • Percent of map unit: 1 percent • Landforrn: Depressions Bellingham • Percent of map unit 1 percent • Landforrn: Depressions Seattle • Percent of map unit: 1 percent • Landforrn: Depressions Tukwila • Percent of map unit: 1 percent • Landform: Depressions Shalcar • Percent of map unit: 1 percent • Landform: Depressions Soil pits generally matched the Alderwood description and characteristics. GRC excavated several test pits to determine the presence of wetland indicators. While some areas appear to be significantly disturbed, upland areas have color of 10 YR 3/3 and 10 YR 3/1. Some upland pits revealed 7.5 \1l 3/3 with no models. Test pits identified in the small seep wetland area had 10 YR 3 /2 and did exhibit hydrology with faint oxidized root channels. No modeling was evident but hvdrology did appear within 4" of the surface in the center sections of the flagged area. 6 PLAl'>JT SPECIES PRESEN""T The plant community is somewhat disturbed with heavy inclusions of black berry throughout the site. Some of the species documented are as follows: Tall Fescue (Festuca anmdinacea-FAC) Buttercup (&nunculus /?pens -_FACW) Creeping bentgrass, Colonial bentgrass (,0 1gro,tis capil!aris -FAC) Reed canarygrass (Pha!aris amndinacea-F:\.C\XI) Horse Tail (Equisetum Arvense-FAC) V elvetgrass (H olcus !anatus -FA CJ Trailing Blackberry (R,,bus Ursinus-non z11dfrator) Evergreen Blackberry (R,,bus !aciniatus -Ul'L) Himalayan Blackberry (R,,bus discolor-FACU-) Dandelion (T ara.vacum officina!e -FA CU) Canada Thistle (Cirsium arvense-FACU+) Queen Anne's Lace (Daucus Carota-Ul'L/ non indziator) Scotch broom ( Cytisus scoparius -not listed) WETLANDS GRC has determined that a small slope hillside seep is present at the SW comer of the site (Sheet 2). This seep did exhibit hydrology and some faint oxidized root channels but did not have modeling. The plant community did meet wetland criteria. GRC flagged the seep location and has estimated the wetland size to be a maximum 1,200 sq' of class III wetland per City of Renton Code. The size and classification of this site would likely exempt this seep from regulation (1Uv1C-ch3.M1 a.) being less than 2,200 sq' in area. GRC did not observe any other wetland areas on tfos site and believes this seep location to be isolated from drainage originating from hillside cuts ~nd homes above the project site. CRITICAL HABITAT No other critical habitat or environmental concerns were present or observed by GRC during the field visit or during the review of parcel mapping. 7 LITERATURE CITED Department of the Anny. 1987. Corps of Engineers Wetlands Delineation Manual. Technical Report Y-87-1, U.S. Army Engineer Waterways Experiment Station, Vicksburg, Mississippi. Soil Survey of King County Washington. USDA soil Conservation Service. USDA Soil Conservation Online Soils Descdptions Kollmorgen Instruments Corporation. 1990. Munsell Soil Color Charts. Macbeth Division of Kollmorgen Instruments Corporation, 2441 North Calvert Street, Baltimore, Maryland. Reed, P.B., Jr. 1988. National List of Plant Species that Occur in Wetlands: Northwest (Region 9). U.S. Fish & Wildlife Service Biological Report 88(26.9). 89pp. City of Renton Municipal Code Title IV. Chapter 3M; Environmental Regulations and Overlay Districts. 9 S 180th SI th St th Pl S 190th St S l92:nd St 5 194th St oo 5 198th 5! .nJ St -4 <;;: 1" < 11' U', V) S 7•l2111 St PARCEL LOCATION 5 191th S:: C, F: 1'-ESIS R ESO L RC E CO"J S ll LT L\NIJ IJL\I.U!l'I\IU\T & L'\/VlRONI\IFNT,\L SP!-.( :I.,\LI~ f'.; ].J~ Lamprt.·clit l{o.Hl \\"i,i!ot"k. \\ ,\ 1J::-;:=;1>(J (; R1.'()ll.., t1lci11g'.II j uo,i., ·< ,111 ;)()0-_::; .~ 0--~'" -·-: "!-_ ~~ f ' t .. .J: ..c'. ., :r 4DD m 01------,-J12aa ft Se 1J9th Pl St! 1SQll1 SL Se. 181st St 5" 18 ltll St S,e 188th St S 2-'.l·lth St S 2D!!\11 5\ Se 190th Pl Sii l'l)nd St Sc 195th St -;;; -rv1ap :::atu Ji 20Q~ NAV HO ~)r folt:t'.t i't~; • N PAT WHITE PARCEL 7931000151 WETLAND RECONNAISSANCE SHEET1 VICINITY MAP APPROXIMATE~ ,1 1,200 SQ' SEF.P/ ,,: SLOPE WETLAND FLAGGED FOR VERJFlCAT ION WETLAND IS LIKLEY NOT REG UAL TED BY CITY OF RENTON DUE TO SIZE GENESIS RESOl l RCE CONSUL L \ND IH .\'I :1.0PME'\/T & l ·:N\'I R< >NMI ~NI \L SPECI.\USTS 1~2 L.unpn·< ht Ho.id \\ in Ind;, \\ A 9S5')<> G Hcon~ulting ti j11110.< om .H,O -=i 20 .?8 4- ·~ ' 1! ' ~ REMIANING UPL AND VEGETATION DOMINATED BY BLA C K BERRY, SCOTCHBROOM AND DANDILION N PAT WHITE PARCEL 7931000151 WETLAND RECONNAISSANCE SHEETZ PARCEL/ WETLAND LOCATION MAP . ~ Hiv o, ino PFOG GENESIS RESOl; RCE CONS{ LTINC L \NI> Dl:\'l:LOP;\ll .NI & I N\'IHON!\tl:NT,\I "PI.CI \I.I~ I..., 142 Lu 1prn ht Ru,ul \\'in lock,\\ A 1J~:-9o (; H.co11 ... uh111g 1 u JUIIO,COlll 360-520-284 7 PAT WHITE PARCEL 7931000151 WETLAND RECONNAISSANCE SHEET 3 NATIONAL WETLAND INVENTORY MAP . ~:;.',?IJ Map Unit Le ge nd \lap Unit Q Yf')t OI I \lap L·11t 1,_,,.~ 1-• 1 • ' f •r • •.=i • '• "i<f.!.""" I.~ -I ' ,. ,1 ~ ;,. ,-.> • .3 ._ •· • H ,"'\._ G ENFSIS RESOURCE CO"'JSl1L' LAND DI: \'EI.OP\lLN I' & I:N\'IHON:\IEN'I AL ',J>LCIALl'-;TS 1-12 I .amprt:dlt Ro.ul \\ mlock, \\ A 'JS:;')(, (; Ru ,11-.ulting /I 1u11,u·om H,o_:;~0-2~47 I Acr.e .~AO I J 3. Pe'O!lr1 or AOI . ·-(,' I ,__ ( N PAT WHITE PARCEL 7931000151 WETLAND RECONNAISSANCE SHEET4 SOILS MAP AFFIDAVIT OF INSTALLATION OF PUBLIC INFORMATION SIGN City of Renton Development Services Division 1055 South Grady Way, Renton, WA 98055 Phone: 425-430-7200 Fax: 425-430-7231 STATE OF WASHINGTON ) COUNTY OF KING ) duly sworn on oath, deposes and says: 1. On the ;).,) nd day of lttJo f , 20 oe , I installed information sign(s) and plastic flyer box on the property T l'f 1-8 o , -r 5 5"' n-t for the following project: 1,r: ::-t_::..H\1!t,JG \ ::Ft··.; . -;~·.I being first X public located at T/l-'-60T -f 5<:;Tf'l F'IZEL!M/N4/Z'(Pc4T Project name /l1 T DEV E L-0 r" M GI\/ T Owner Name 2. I have attached a copy of the neighborhood detail map marked with an "X" to indicate the location of the installed sign. 3. This/these public information sign(s) was/were constructed and installed in locations in conformance with the nts of Chapter 7 Title 4 of Renton Municipal Code. SUBSCRIBED AND SWORN to be ore met -P?e'.IL , 20 6& . ------- N T Y U LIC in and/or the State of Washington, resi.d ng at 02:S M<'.l11-1ES . My commission expires on G,, l9 Zo I G: 1F onns\Plann ing\pul:>sign.doc 08/31/04 • ~ i :' ~ ' II TALBOT AND 55TH PRELIMINARY PLAT -.. T~.LLC __ ,...,. lll!ATTLl!,WA-l"HO!e !209) 772--lll1UCI. ,....,. C,O,,) ..... .,..., -~ '~ 1; ,::: ·' I ' . ' I '~ ·~ I" •" ,,! 1 1"' :ff I ' ' I /~ 1\1 ! ~ I i PACIFIC ENGINEERING DESIGN, LLC Civil Engir,::,c · 1'g S.: ~:ianning Consultants Level 1 Downstream Analysis Talbot & 55th Renton, Washington 15445 53rd Ave S, Suite 100 Seattle, WA 98188 206.431.7970 ph 206.388.1648 fax Talbot & 55th Preliminary Plat Talbot Rd. S & S. 55th St. City of Renton, Washington Level 1 Offsite Analysis Prepared for: MT Development, LLC Alicia Mena 11625 Rainier Ave. S. Seattle, WA 98178-3983 Prepared By: Pacific Engineering Design, LLC 15445 53"1 Avenue South Seattle, WA 98188 Prepared: August 31, 2005 Updated: April 22, 2008 Phone: (206)431-7970 Fax: (206) 388-1648 Joseph M. Hopper, P.E. PED Project number: 04105 Overview The subject site is located at the southeast corner of South 55th Street and Talbot Road South in NEY. of Section 6, Township 22N, Range SE, W.M., in King County, Washington. The project area is in lot 793 l 000151 in Block 11 of Spring Brook Acre TRS. Total area of the site is approximately 2.91 acres. The site is accessed from S. 192nd St. The site and its downstream area drains to the Springbrook Creek which drains to the Duwamish-Green River. The site is not within any sensitive area marked in the City of Renton Sensitive Area Map or the King County Sensitive area Map. There are no wetlands on site. The site does not contain steep slopes that could have erosion or land slides. The site is not within a Seismic Hazard area. The site is located on the hill above the valley floor and will not have flooding issues. There is no evidence of coal mine activity on the site. No greenbelts are adjacent to the site. Sensitive areas within 0.25 mile downstream of the site include a sensitive area notice on title in lot 0622059143 and a SAO wetland that overlays portion oflot 0622059143, 0622059051, 0622059061 and 0622059049. Under existing condition the site is covered with brush and grass. The Talbot and 55th Preliminary Plat is a proposed 18-lot single-family residential subdivision. The project will also includes, an open pond-type storm drainage facility which will be located within a drainage facilities tract, a public street and a private access tract to access the proposed lots. There is an existing house on lot 7931000152 northwest of the subject parcel, more specifically at southeast corner of the intersection of Talbot and 55 1h. This house will remain and is not a part of the development. The site generally slopes westerly and southwesterly to Talbot Road. Average slope of the site is approximately 12-percent. There are drainage ditches along both site of South 55th Street and a drainage ditch along the east side of Talbot Road. Runoff from the site drains to the ditch along the west boundary of the site. The site has been cleared and is covered mostly with blackberry bushes, the surrounding properties are single-family residential with lawns. Upstream development in Springbrook Terrace has its own drainage system including a detention pond. This system drains to the drainage system in Talbot Estates through a drainage easement along lot 7931000153 which drains to the drainage system along Talbot Road and then into the Springbrook Creek. Thus, upstream drainage area tributary to the site is only from lot 7931000153 to the west. Under developed condition, an interceptor ditch along the ea~t and south boundary of the site will convey the upstream offsite runoff bypass the site to the drainage system along Talbot Road. Downstream drainage system includes road side ditches, culverts, storm pipes and catch basins long South 55th Street and Talbot Road. The downstream drainage system drains to Springbrook Creek. The 0.25 mile downstream analysis ends at Springbrook at the north side of South l 92"d Street east of the 1671h freeway. Down stream analysis A site visit was conducted by Pacific Engineering Design on August 31, 2005. The downstream analysis was started at the northeast corner of the site. There are road side ditches along both sides of South 55 1h Street. The north side ditch has approximately 1-2 feet bottom width and 2: I side slopes, the ditch is covered with grass, the bottom of the ditch is lined with riprap. The south side ditch is not as well defined as the north side ditch (just a depression along the road side). There is a 12" concrete culvert under the driveway of lot 7931000152, the culvert is in good condition. At the intersection of South 55th Street and Talbot Road, the north side ditch drains to a 12" culvert at the end of the ditch which drains to a catch basin at the northwest comer of the intersection and then drains to a catch basin at South 192"d Street and then into Springbrook Creek, the south side ditch drains to the drainage ditch along the east side of Talbot Road. The ditch along the east site of Talbot Road has approximately 2-3 feet bottom width and 3: 1 side slopes, the ditch is covered with grass. The ditch ends near the southwest comer of lot 0154. There is an 18" HDPE culvert with trash rack at the end of the ditch. The culvert drains to a type 2 catch basin in Talbot Road. The storm drainage system along Talbot Road consists of 18" to 24" storm pipes and catch basins and drains to the Springbrook Creek southwest of the intersection of South 194 th Street. The bottom of the Springbrook Creek is approximately 30 feet below the surface of Talbot road near the intersection of South 194th Street. The creek is covered with trees and dense brush near this intersection. The Springbrook Trout Farm is located in lot 0622059061. The farm has 2 large ponds (The branch of Springbrook Creek downstream of the site flows through these two ponds) and some smaller water tanks for trout farming. Thus, the section of Springbrook Creek downstream the site is a salmon habitat. From the outfall of the second pond, the creek drains northwesterly to a 24" CMP culvert under South 192nd Street, and then turns west and drains along the north side of South 192"d Street. South l 92"d Street is blocked by the !67'h Freeway. There is a 10'x6' concrete box culvert (WSDOT project built in the summer of 2003) under the i 67'h Freeway at the end of the South 192"d Street. The culvert was built to improve fish passage, reduce flooding and excessive sediment accumulation. The culvert is in good condition. The cross section of Springbrook creek upstream of the 24" CMP culvert at South 192"d Street has approximately 5-10 feet channel bottom width and 3:1 side slopes, channel depth is approximately 3-5 feet. Down stream the 24" culvert the channel bottom change to 10-15 feet wide, the channel depth and side slopes remain identical. The 0.25 mile point is located slightly downstream the 24" culvert. The downstream drainage system was in good condition during the site visit. But there were drainage complaints near the site in the past years. According the complaints, there were stream bank erosion, sediment accumulation and flooding problems in the section of Springbrook Creek from Talbot Road South to South l 92"d Street. There was a stream gauge near the outfall of the 24" CMP culvert at South l 92"d Street. According to the record of the gauge from 1989 to 1993 (The gauge was removed in 1994), the culvert was under capacity for 2 year -24 hour storm event. The capacity of the culvert is approximately 40 cfs (approximately 10% slope). From 1989 to 1993, peak flows exceeding 40 cfs happened 5 times. During large storm event, runoff may backup to the wetland upstream of the culvert and overflow across South 192"d Street. According to the 2005 King County Storrnwater Drainage Management Manual, the site is located in the conservative flow control area and basic water quality treatment area. Level 2 detention is required for the 18 lots subdivision in lot 0151 and 0154 (total 2.75 acres). Since the 24" CMP culvert at South 192nd Street has capacity problem, level 3 detention may required or the 24" culvert be replaced. 2 T I ,_ 0 ))B6Hl ST ~, 1-f-.~.Ji~WL--~ .L' __ _,:; __ ~, < I Ir' i ~' ,,,,, ~-:'.';I 19BTII SJ I ST 31-- 1Jr. $ wi ?Ol)lH_ST :;, t,'):, fi :: ~, LO' ,1 . "?:----µ~r: .... rD I / . ;· I D ,-< I.U < 3 _j - - /· / I ) ' 1~ . ,,'fJ (fl J ,\b~;i ' ' ;' \ . ' -· ,r ,' ,' ' ( \oP \ / _I f l p .. O i ' ·' \ '· :0 Ci-< I PJ ~ i < lS I.U I- "" 1..1... IJ... ~ 1'I 1.JJ ~ :::s .!) G: 4A Map Output ® King County iMAP -Sensitive Areas all themes I ~ \ + jC) 2003 K ing County 0 r---------,O .Oll4mi ~ S,a , :,, I Paroai!s .. ""!a; ! _ • County Ooundar\' S1,e,at-s i( .,r., 1 • ....:.1 Pa rc el,; F'i;;'1 and Dllc h S AO Slraam C..:, .. I C , .· 2 O..wri.J· C'mir, 2 S:a o, ·, J C ,=J J -..:-.w ,· •I Lakas and L;i1y a Rivers S1r,aam;; ~ F bodway • Leqend 'IOO 'l,ia r I "·;·1dp,a"'1 WLR D C1 1;,11nsl M <Ji,1ton Ha :nri A.sea ~ Sola So J ·.,,J Aquif?r SAO Wal,d•1 ,I S.1\.0 LBnd ;;l':l;i SAO Su isrti.c SAO Em s :a n Sansiliv, l\1a.c1 r, , , WLRD Dr.,1m.;1ge C'.Jm p!a inls L ancl ;;l~l'l Hazard Dr a,naga A/l!M '1 1.:,1 ; A•aai; s ... ,,..-·,;:,J,,:.i 1'l lo Gtound 'Nate · Con • ,.,,,,,,1 1 "' 5;,ENSITI Vt A ReA MAf 'Fl&rLlRc :; • J,": lh•J'I Page I of2 ·- http://www5.metrokc.gov/servlet/com.esri.es rimap.Es rimap?ScrviceName=overview&Cl... 12/17/2004 1 --. ,.,,, :;..,• •:r. ~ z u. ~ I J ' .... ' ..... ',, ' \ '\ ' \ ' \ ' ' \ ' \ ' 8 ' f ~ ' ~I \ ~. r •, ;;:,, ... .................... ''·' 1.U \- \f) ... .f, T"• :,ii ::.• .... ~- "I ~. .... ' .... ' " "· ''' ' .... ' .... ,,,,.:-,....,, ... ,,_,, I j 't ' 1 r 1: i l a ff --~l ·--~·-' . I 'l ='· ... --. -, .. 'F ·~ I / ;,r·' .·#·r--·-· • I• -~,I .......... --.-.. ------·· \ 5 1- \l.J 3 ,. ' ... -.-. ':c, ' ' \ ' -.. f, -·, ~-, :·. u ~=: -I .. n ,, 1, -.. - ( I I i :r, ;:,, .. ~ ¢, ~· f"I C, • ~,( I ' ' ·. I ' • I I o I ' ' J., / (. ', \ :::,, .... "'• ~.~ :"t .. 2ci ;:::.,._ • ::,-M ¥' . !", .-.~ I -.. .. I I .-, I ;:,, ' ' ' ,' ) ::: ' •. r ;,. :::: :::i -r-- / ,, ·' ·, ', ~ ~ ;1) ~ '<;( l-< -~ ~ ~ V 6 \-<:) --l 2 - /0 & i1 t C'.::) I:t... r- )L 25 ~ ~ ~ V) c::. I- ~ ! ,- 2. }.l.J TB PADD PA!JD SUF Rae C.Jm:~iro! SiBius Problem Tyi:.e '1997-0758 CLOSED DRAINAGE C iV1on, /4 Apr 41E5 19215 98TH AVES, #E 1997 00:00:00 ~Hl'1 .. ~n !Du·aiiir11i3J@e G(l]M/Pffailnil$ f<oc C{Jlmiola.int St::itus Prnb!em T~rta:P. NGC [C;;,1te rn PAOD PADO 1 Mo 1989-0141 CLOSED GRND WTR C Tue, ·14 i\Jlar 1989 41E6 19223 98TH PL 00:00:00 2 1994-0133 CLOSED EROSION C Wed, 23 Feb ·1994 41E5 '19223 98TH PL 00:00:00 3 1997--1107 CLOSED' IRONOXID WOC Wed, 25 jun 1997 41E5 19223 98 TH PL 00:00:00 4 2003-0294 CLOSED DES C \Ned, 'J 6 Apr 2003 19223 98TH PL S 00:00:00 Wll'i11D D0:aJJ1~!)J" CompHai~i,;; i R Complaint ec No Status Prnblem "'J"ype Tl! PADD P ADD 1 PADU SUf s s s PADD 6Uf 1987-1109 CLOSED FLOG C Tue, 241\Jov 1987 00:00:00 41E6 19264 98TH AVE S WU~D lllv-:,;i6~aol!filll Comp8.iiuilts Rae Complaint S"Ultus Problem Type Rec fJla\te TB PADD PADD1 No 1998-0461 CLOSED SINKING C Thu, 9 Ju! ·1998 41E5 1934'1 99TH PL 00:00:00 2 2003-0194 CLOSED,DDM C rri, 28 Feb 2003 19341 99TH PL S 00:00:0fJ R C.omplaint Status .a,c No TB PADO PADD 1 s PADD SUF PADD SUF 1975-0066 CLOSED POND C [Vian, 18 Aug 41 E5 19225 SPRINGBROOI< RD S 1975 00:00:00 2 1992-0044 CLOSED STREAM C Thu, 23 Jan 41 E6 19225 TALBOT RD 1992 00:00:00 3 1992-0044 CLOSED STREAM ER Tue, 4 Feb 41 E6 19225 TALBOT RD 1992 00:00:00 4 1992-0044 CLOSED STREAM SR fhu, 23 Jan 41E6 1922.5, TALBOT RD "1992 00:00:fJO 5 1998-0045 CLOSED SEDIMENT, C Tue, 20 Jan 41 E5 '19225 TALBOT RD 1998 00:00:00 'lilffl i,'1:IIJ !l:mJrn,,1,0e CompJ.ifi~i,. R.ec Comi)lain~ l\lu Status . Prnhiem "Type ' 2002-0207 CLOSED DOM C VI.ltd, i3 i\Jlar 20[]2 00:00:0D TB PADC ?ADO -1 9533 192ND ST s s s s PAilD SUF PIN i\!TB 7941200020 686C2' 7941200'180 686B3 7941200180 686C2 7941200180 686C2 7941200180 686C2 Pii\J 7941200130 686B3 PIil 11TB 3388200'160 686C2 3388200160 686C3 PIN NTS 0622059061 68682 0622059061 686B3 0622059061 686B3 0622059061 . 68683 ' 0622059061 68682 PIN 0622059"143 ·686B2 2 2003-0011 CLOSED DOM C Mon, 6 Jan 200:J 00:00:00 9533 S 192MD 3T 0622059143 686B2 11-, jL R Ci!mplah1'1: ec f.jo 2000-0431 2 2003-0641 CLOSED INO FCH rue, i 3 Jun ~000 00:00:00 CLOSED' MMA 'FCR , \iVed, ·/ Oct 2003 00:00 OD Ta PAIJD PADD ·J 19400 TALBOT RD S 8557200010·686B2 96'i2 194TH ST 8557200010'68662, - :Sffil@ ,fJJ3ib • :SfP!/TH/i)}@@@@&'r rC/i&:Bik ,!,cDVlf® :SfR "il ®7, gt®iill//' fl((ff!l!oi 'SJ//'®fllliT/iJ Gff1!11!11f)@(!R®rr:@u°ifj/ffifiJl{JJ} Day_ of 1\/lonth Oct Nov Dec Jan F:3b ~,lar Apr May Jun .Jul Aug Sep 0 '1.41 ·1.49 ·J902D02'IO 2.59 2.38'1.901.861.72 '1.69 1.50 ·1 1.40 2.22 1 9·12 05 2 06 2.84 2.251.901.851.69 ·1. 70 1.50 2 1.40 2.6'1 1.902 ()'i 2 06 2.56 2.231.9'11.831.68 1.70 1.50 f------+----------+--+---f--·· ------t---+-------+--+---t--t--------t---, 3 1.40 1.99 1.9020121 rao 2361901831.69 1.70 1.50 4 1.43 3.71 1.902.:-,.~Q~,1_14s-14.961.911.811.681.70 1.50 s 1.41 2.35 2.092.1a2.14 2.84 2.581.91i.801.641.70 ·1.so 6 1.40 2.02 1.912.,12 2. n 2.08 2.25 ·1.911. 791.64 1. 70 1.58 --1------+--+---+~-+--f---+---t---l----+-+---+----J 7 1_40·2.06 '1.892.2·'12:19 2.50 2.151.911.791.67 1.70 1.59 8 1.40 1.71 1.852.182.19 3.02 2.111.901.80'1.67 1.69 '1.57 9 1.40 2.53 1.822.072:15.2.93 2.'101.901.801.70 1.70 1.55 1-----------+--+------t---f--.. --~! ~---+--+--+-+-----+----+----< ·10 1.40 2.04 1.90'1.992.Hl 5.00 2.06'1.901.811.70 1.68 1.55 11 '1.40 2.02 1.971.932.22 ·10.002.05'1.901.801. 70 '1.67 '1.55 12 1.44 1.80 1.872.252.29 8.00 2.051.87'1.791.70 1.67 1.57 13 1.~1.~1.~2.002~4002.ro1.001.831.ro1ro1.~ ·14 '1.51 'l.811.782.0·12.292.80 2.001.901.751.70 1.65 1.59 ·15 2.27 2.41 ·1.802.-122.79 4.oo 1.961.841.101.82 1.60 1.59 16 '1.48 2.23 1.802.023.301 3.50 1.942.041.701.79 1.60 1.72 -17 1.53 1.90 1.962:182.96 4.00 1.911.91'l.70'1.781.60 '1.60 '18 1.50 1.98 2.092.00 2.66 2. -JO 1.971.90 ·1. 761.77 1 .63 1.57 19 ·J.46 'l.94 ·J.972.05250 2.10 2.001.911.661.72 '1.64 1.57 20 1.47 2.15 1.912.022.45 2.50 1.941.901.611.70 2.74 1.60 21 '1.40 4.12 2.022.082.94 2.W 1.971.921.641.67 1.74 ·J.60 22 1.40 2.34 1.891.982.57 2.·10 1.97'1.941.761.60 1.67 1.60 1----------+-+-------t--+--· ----.---------+--1----1-----+---+-------t 23 1.40 2.15 1.841.972.60 2.80 1.93'1.89'1.70'1.60 1.63 1.60 24 '1.40 2.12 1.802.003.·!7 3.50 '1.911.891.731.60 1.60 1.59 1--------+-+--!----+--1------l----+---+--i---+--+--+-----j 25 1.41 1.9'1 1.802.012.60 2.13 1.901.931.711.60 1.60 1.61 26 1.~1.ITT1.002.002.~2.n1.~2.001.n1.001.001.~ 27 1.40 '1.90 1.762.022.65 2.23 1.941.911.681.60 1.60 1.60 28 1.40 1.a9 2.43 2. rn 2.12 'l.941.881.661.64 1.60 ·1.60 29 '1.60 1.90 2.722.26 12.09 1.941.851.761.71 1.58 1.61 1-----t--+------l--+---t--------1---+--+---+--i---J----, 30 1.49 2.022.11 2.'17 1.85 1.70 1.51 Min '1.40 ·1.30 0 1.801.80 2.00 1.901.801.601.50 1.50 ·1.so ii/lean 1.46 2:17 1.942.082.44 3.24 2.161.911.751.68 1.69 1.57 illlaJt 6.6014.00 5.604.004 6n[1-:1()[)[9.40[3.60l3.90l2.10l20.oo[imj I :Sffii® ({JJ:!Jib! ~ :S;JNrdu11~Lb@@lk :C,@®ik ,,1,bmrce SIR 11@7, W@i.il//' !%.@i!/lif :!3f1U"rtHiil!17rll Gifi!/J!J@®{!Rre«: @r!lff ff l!Of!JJ) . Day o(_Mont hOci Nov Dec J@n Feb lllla r Apr May Jun Jul Aug Sep . 0 1.6 Oi.5 4 '1.81 ·1 .73 4.32 2.-4 02.2 8 ·J.80 2.·15 1.96 2.2 0 ·1.54 1 1.5 81.5 5 3. 15 1.70 3.57 2.4 22.2 4 1.85 2.-11 2.19 2.1 01.66 2 1.5 61.61 4.23 1.73 4.2'i 2.4 82.1 7 1.8'1 3.86 2.13 2.10 1.90 3 1.5 42.0 914.60 ·1.82 3.34 2.6 12.11 ·J.78 2.70 2.07 2.10 1.96 4 1.5 91.60 2.73 1.84 3.15 2.62 2.07 '1.78 2.25 2.65 2.00 2.00 5 1.5 91.66 2. 1 ·1 '.2.48 2.82 2.64 1.98 1.78 3.56 2.53 2.00 2.04 6 '1.55 1.60 2.20 4.'l 3 3.09 3.21 1.97 1.64 2.34 2.37 2.00 209 . 7 1.54 '1.63 2.77 3.87 2 99 3.03 1.96 1.59 2.33 2.34 2.00 2.12 8 1.55 1.73 '1.97 55.40 2.88 4.09 1.90 1.58 2.81 2.29 1.90 206 9 1.62 2.08 'l.89 7.34 3.04 3.63 1.81 1.54 3.45 2.28 1.90 1.99 10 1.60 2.87 1.80 <i .6'1 2.fJ4 2.68 1.9'1 '1.56 2.45 2.30 1.90 2.08 ·11 '1.64 3.07 1.80 :13fi 2.fi9 2.51 1.8·/ ·J.54 2.80 2.33 '1.80 2.06 12 1.66 1.95 1.80 3.22 2.50 2.81 2.00 1.57 2.48 2.3'1 1.80 1.98 13 i.58 1.81 1.80 3.19 2.37 3.09 1.75 1.55 2.23 2.69 i.80 2.04 14 1.53 1.76 i.80 3. -17 2.7[3 2.60 1.84 ·J.52 2.13 2.42 1.80 2.09 15 1.52 1.97 '1.80 3.13 2.62 2.55 1.89 1.51 2.04 2.55 2.00 2.04 ~ 16 1.51 '1.93 1.80 3.0·J 2.65 .2.80 2.02 1.58 2.01 2.3'/ 1.80 2.07 17 1.54 1.88 1.80 2.8tl 2.43 2.51 1.93 '1.69 1.97 2.24 1.80 2.07 18 1.52 2.04 '1.80 2.82 2.48 2.31 1.94 1.70 2.0·1 2.19 1.80 2.08 . 19 1.80 1.95 1.80 2.80 5. "142.31 2.13 2.56 1.98 2.'19 1.70 2.01 20 2.60 1.92 1.80 2.90 3.26 2.24 1.90 2.15 '1.95 2.19 i.70 2.12 21 2.70 1.90 i.80 3.71 2.7S 2.46 2.31 2.23 2.03 2.16 1.70 2.08 22 4.00 2.14 1.80 3.04 2.68 2.36 2.41 2.11 2.11 2.19 ·1. 70 2.18 23 2.50 2.10 1.80 2.90 2.74 2.21 2.14 2.09 2.-12 2.19 i.70 2.26 24 1.60 2.00 1.75 3.51 2.72,2.20 2.21 2.06 2.07 2. 17 1.70 2.11 25 1.73 2.33 1.70 3.55 2.66 2.1 i 2.03 2.06 2. 1·1 2.04 '1.60 2.12 26 1.56 1.99 1.78 4. 13 2.56 2.14 2.24 2.11 2.11 2.33 1.60 2.14 27 1.53 1.86 -1.71 5.34 2.49 2.11 2.66 2.16 2.15 2.37 1.60 2.20 28 1.54 1.B·J "l.70 4.26 2.25 ·J.99 2.16 2.-16 2.30 ·1.30 2.23 .. 29 1.54 'l.81 '1.70 3.55 2.30 1.86 2.82 2.-12 2.20 1.62 2.55 30 ·J.58 ·1_79 4.86 2.30 3.04 2.20 1.65 ~-- l\.llin ·J.50 1.50 1.70 1.70 2.20 2. 10 1.20 1.40 1.70 ·1.30 i.40 1.40 Mean ·1. 76 i.94 2.41 5.06 3.00 2.58 2.05 i.90 2.35 2.28 1.83 2.06 Mal( !2.soia soi32.oo!-i 23. ooie. '?op c10 8.70 13.00 10.00 14.00 2.50 6.90 :Sffii® @lib O SjW[(Uililrg}K]i/JJ@tl CCu<fJceil S!iW<tJJ'lf® S!FP 'J !87, ((/)@(€][( /J{;p,rtl}f !Urr@@J{/[!/) GaaD!Jll®(!R@1r::vrrdliii!OgJ) Day ol I\Jlonth Oct Nov Dec Jan Fsb 1\/iar Apr May Jun Jul Aug Sep 0 2.3'1 "1.79 5.Qi\ '1.19 2.46 2.60 '1.80 1.701.6"1 '1.481.532.95 ·1 2.40 '171 3.48 '1.74 2.95 4.39 1.93 1.701.60"1.49'1.502.95 2 2.80 1.82 3.83 'i.73 3.43 5.99 3.02 1.70'1.601.441.513.07 3 4.21 1.79 6.03 ·:.70 369 3.29 15.961.701.60'1.411.583.32 4 3.25 '1.89 2.39 ,JO 2.54 3.08 20.68'1.731.601411.483.71 5 2.73 1.82 2:16 1.77 ·J.96 2.65 4.36 1.761.58'1.421.493.80 6 2.72 1.91 1.95 2.37 1.81 2.27 3.28 2.'131.581.441.493.64 7 2.94 1.85 2.25 2.43 1.74 2:11 3.35 2.001.6'11.471.493.54 8 2.97 13.18 2.35 245, ·1.73 2.37 2.53 1.88'1.601.491.793.37 9 2.84 4.58 2.69 2.46 ·1. 70 2.52 2.51 1.851.651.461. 70 3.47 iO 3.10 1.37 1.94 4.4'1 i.77 2.56 2.00 ·l.811.661.441.683.33 ·1·1 3.03 1.99 1.78 10.33 1.93 4.06 1.86 1.761.63·1.491.643.18 12 2.73 7.77 1.72 3.93 2.79 2.55 1.78 1.801.62'1.451.563.15 f---------1----t--+- 13 2.29 2. 77 1.65 3.35 2.2:i 2.33 1.84 1.111.60·1.501.603.18 14 3.49 2.28 1.90 2.4n .2.·12 2.16 1.84 1.80'1.631.621.523.22 15 2.72 2.01 1.92 2.'14 2.03 1.95 1.79 1.831.871.63'1.493.23 16 303 2.60 1.80 'i.96 1.79 1.99 1.7'1 1.851.681.601.493.64 17 3.09 1.95 1.78 1.91 187 ·J.83 "1.74 i.941.631.571.494.40 18 2.69 1.96 1.69 ·J.75 ·16.53 2.30 'l.72 1.901.681.58'1.494.42 19 2.63 1.81 '1.61 i.69 3.44 2.10 '1.71 1.882.05'1.981.754.'12 20 5.65 2.11 1.60 i.62 2.57 2.00 1.70 1.80'1.791.63·1.973.98 .21 2.88 2.47 1.63 i.53 2.38 1.96 1.70 1.801.801.642.0'13.90 22 2.67 2.99 1.63 '1.58 2.23 1.95 1.73 1.801.791.641.993.65 23 2.54 46.53 1.69 1.45 .2.38 2.46 2.02 1.981.79·1.761.963.89 24 3.14 9.01 ·J.76 ·1.43 2.39 2.00 1.84 1.751.791.541.863.90 25 3.15 5.61 1.90 ·1.4·1 :2.40 1.88 1.78 1.701.781.441.783.95 26 3.20 4.07 1.93 ·1.42 2.43 1.89 ·J.74 1.691.691.402.533.71 27 3.09 3.63 '1.69 1.43 2.3'1 'l.83 1.80 1.641.651.482.633.62 f-.-------lf----l--+--+-- 28 2.76 4.41 1.57 1.35 -1.a1 1.76 1.691.641.422.653.72 29 2.82 3.81 ·1.60 1.39 ·J.81 1.72 1.631.581.432.583.36 30 Min 1\/iean Max 8.50 1.97 2.23 1.86 1.63 1.47 3.23 0.74 0.90 1.50 ·1.30 ·J.40 '1.40 1.40 1.401.401.10'1.402.00 3.17 4.78 2.22 2.28 2.85 2.47 3.17 1.791.681.521.823.58 35.00 86. 00 "15.00 28.00 58.00 25.00 54.004.20 3.90 3.90 5.606. ·10 J / d7 !£ffil® ({J)::3/b -:Sr,wrtffi/1J/g)@©!{)/k i[;,;c;Ji,i}« :cJi/JrtJ&'@ !fl/R 'i/@7, /l[/@,'ffl!f !}{@if'Jt 5tW¥f,Ji!?n GiEJIJJj@@(!R@c@rr@ff1rJ@) Day of i\llonth Oct Nov Dec Jan Feb 11/lar Apr ii/lay Jun Jul Aug Sep 0 3.15 2.23 2.32 1.94 3.81 2.58 2.30 'l.74'1.5'1 i.83 2.17 2:19 1 3. 'IQ 2.05 2.40 2.60 3.33 2.55 2.30 1.871.48 2.02 ?.20 2.22 C--------+---1---+-+·~· ~-=+=.::+=.::.=-f.C.:.::.:.f'..'._+==-i-::=:.+===-i 2 3.36 'l.98 2.40 2.2:2 J.O·J 2.57 2.54 ·1.9·11.47 3.7'1 2.21 2.18 -------- 3 3.62 2.88 2.50 2.99 ?.B!l ?.52 2.46 1.822.35 3.09 ?.12 2.?2 4 3.64 3.55 4.64 2.34 ·).78 2.40 2.35 1.752.54 3.06 3.46 2.28 5 3.60 2.29 3.38 2. ·19 2.71 2.09 2.45 1.71 2.56 4.10 2.42 2.30 6 3_3·1 2.23 3.02 ·L92 2.87 2.09 2.55 1.792.17 3.3·1 2_-17 2.77 7 3.16 2.33 2.75 II! 2.88 2.09 2.59 1.881.53 2.81 2.09 2.39 8 9 10 1 ·1 ·12 13 ·14 15 '16 17 '18 19 20 21 22 23 24 25 26 27 28 3.43 2.13 3.20 1.7S 2.65 2.00 2.4'1 2:191.51 2.80 2.08 2.42 3.55 1.83 2.53 2 03 ') 67 '1.84 2.52 2.00·1.s-1 2.75 2.04 2.40 3.61 2.41 2.45 '.iltl 2.70 2.66 3.10 2.071.42 2.77 2.05 2.36 3.78 2.01 2.47 "L84 2.7t) 2.35 3.13 2.05 ·t.42 ?.78 2.0·i 2.25 3.59 2.0·1 2.35 1.00 ?.88 ?.01 3.'14 2.031.36 2.68 ?.07 2.28 3.63 ·1.82 2.25 UJ'I 2.89 3.69 3.02 2.'101.34 2.58 2.20 2.29 3.64 1.72 2.20 ·J.98 3.70 3.15 5.75 2.211.37 2.54 2.24 2.29 -----·-- 5.27 2.'14 2.20 :,.04 3. D5 3.46 4.63 2.201.33 2.56 2.22 2.31 4.38 2.42 2.2s ·1.9·1 :ua 2.80 2.39 2.221.40 2.54 2.19 2.45 4.15 2.04 2.63 1.76 311 ?.59 2.32 2.211.42 2.65 2.21 2.50 3.89 3.32 2.26 i.66 3.:2-; 2.49 2.31 2.131.4"1 2.50 2.20 2.50 3.86 3.40 2:18 'l.64 6.06 2.35 2.29 1. 771.40 2.34 2.18 2.52 3.80 2.36 2.47 1.77. 4.57 2.53 2.28 1.511.41 2.29 2.20 2.52 3.78 2.33 2.1a 1.69 4.01 2.64 2.12 1_54·1.4-1 2.·1a 2.2·1 o.54 3.47 2.33 2.26 3.09 :3.5"[ 2.57 2.'17 1.511.88 2.25 2.20 8.86 4.5'1 2.85 2.20 2.54 3.00 2.39 2.03 1.471.49 2.35 2.25 7.89 3.55 2.57 2.20 2.36 2.34 2.11 ·1.99 1.501.37 2.35 2.21 8.20 3.02 3.08 2:15 203 285/218 2.30 1.481.36 2.28 2.20 8.11 2.85 3.37 2.14 6.84 ?.70 2.10 2.07 1.491.44 2.24 2.19 8.04 2.86 2.59 2.2'1 9.85 2.67 2.33 4.03 1.552 01 2.25 2.19 8.21 2.49 2.39 2.18 5.2,4 2.6'1 2.41 1.81 1.451.55 2.19 2.22 8.22 29 2.4'1 2.3'1 2.03 7.68. c---.::.::..---J-'--'-'-J.=-=..c+=-=-+.c.."--'--f~ .... )32 1.81 1.481.61 2.2·1 2.20 8.49 30 2.36 1.7'1 5.67 2.31 '1.49 2.17 2.23 1\/lin 2.20 1.70 1.70 '1.50 ) ·10 0.52 '1.60 'l.30·1.20 1.60 2.00 2.00 c----'.:.:__---i-:....+--+-~------==.::..+-::.C.::.:"-f-C:..::..C4"-'-.:.j-'=.:.f--4"-+--~ l\tlean 3.5'1 2.43 2.46 2.91 3.iG 2.46 2.64 ·1.811.60 2.59 2.22 4.14 l\ilax 16.0012.008.7046.00 ·: 3.00 ·1 i .0028.00 3. 706.7018.00 ·11.0023.00 i!-)} ' I Sit® 1[»30 D 5'/J»rrffllflljJ]@cG@ik (Gl,ee,I, :ci!/JNJ'lf® :!3/R "J IS7, 17!@/jj)rr Jtrewfl 1£1/rr@:EJliTf'J G!911W!!JJ@(!R®rcrtJwrtffffl!fJ!fJ) Day of Month Oct I\Jov Dec ,Jan Feb iVlar Apr May Jun Jul Aug Sep 0 1.70 2.46 2.50 2.70 2.·12 2.00 '1.87 1.60 1.631.31 1.54 '1.41 1 1.70 2.93 2.48 2.7<( 2.10 2.00 1.75 '1.55 1.541.40 1.54 1.40 2 3 4 5 6 7 8 9 10 11 12 14 15 '16 n '18 19 20 'i.50 2.77 2.46 2.76 2.'IO 2.00 1.70 '1.51 1.551.40 1.35 1.30 1.50 2.73 2.50 3.33 2.10 1.92 1.70 i.51 1.581.35 '1.31 1.32 1.50 3:19 2.51 3.30 2.-10 1.90 1.70 '1.48 1.69'1.34 1.32 '1.36 1.46 3.18 2.69 3.'.36 2.05 1.91 1.68 '1.45 1.521.34 1.31 1.38 1.50 2.53 2.56 3.37 2.0'i 1.92 '1.60 1.47 1.971.32 1.3'1 1.34 1.56 2.35 4.27 3.23 2.01 1.88 1.60 '1.57 1.591.34 1.31 '1.30 1.54 3:17 3.53 2.70 2.0·1 1.89 'l.60 '1.50 1.521.33 1.32 '1.18 1.62 2.59 2.79 2.40 2.01 1.94 1.60 ·J.50 1.521.32 1.34 1.13 '1.65 2.42 2.60 2.48 2.02 1.95 1.60 '1.50 '1.531.3'1 '1.32 1.12 1.50 2.33 4.94 2.50 2.0·1 2.06 'i.60 1.50 1.531.36 '1.31 '1.11 1.42 2.36 3.18 2.49 2.00 2.07 1.60 1.50 1.611.32 1.33 ·1.11 1.43 2.65 2.98 2.4'1 2.00 '1.99 1.56 1.50 1.461.33 1.34 1.12 1.47 2.75 3.13 2.38 2.00 '1.85 1.65 ·1.50 1.45'1.32 1.34 '1.13 '1.53 2.65 2.87 2.34 2.00 1.82 1.59 '1.50 1.45'1.32 '1.35 1.11 ---------- '1.64 3.13 3.68 2.78 2.00 1.85 1.56 2.28 1.431.34 1.39 1.10 1.64 2.32 3.75 3.88 203 ·J.88 1.58 3.28 'l.441.44 1.34 1.10 1.59 3.85 3.08 3.'14 2.00 1.84 '1.59 2.39 '1.401.35 1.35 1.14 1-------t--t---+---+---·----------1--+--t------+----+---+----;------J 21 1.50 2.63 2.82 2.83 2 01 3.38 1.54 1.44 1.441.36 1.36 1.15 22 1.43 2.40 2. 73 2.54 2.00 4.00 1.49 1.44 1.441.33 1.38 1.14 23 1.43 2.4'1 2.83 3.26 1.96 '1.79 1.48 1.44 1.431.30 3.29 1.15 24 1.40 2.39 2.75 5.54 ·1.90 1.70 'l.72 '1.41 1.581.28 1.77 '1.16 25 1.42 2.45 2.80 3.23 1.87 1.68 1.91 1.43 1.401.27 1.63 1.15 26 1.43 2.70 2.75 2.66 ·J.98 '1.55 1.57 1.40 1.401.31 1.59 '1.14 27 1.53 2.52 2.77 2.64 ·1.99 '1.71 1.53 '1.44 1.471.55 1.55 1.15 l-------f--+----+---+------•t--+---+----11----f--+----l---f---l 28 1.58 2.46 2.76 2.42 '1.86 1.61 1.40 1.401.54 1.56 1.16 29 1.66 2.87 2.77 2.21 i.72 1.62 1.50 1.351.54 1.59 ·1.-15 30 1.77 2.71 2.13 '1.70 1.92 1.55 '1.43 Min '1.30 1.50 2.40 2:10 'JA-011.10 1.40 ·l.10 '1.200.94 0 0.99 Mean ·1.55 2.70 2.94 2.88 2.02j 2 01 1.64 1.61 '1.511.37 1.48 ·1.2·1 11/laJ( 3.80·12.0015.0012.00 3.21il·: 2.004.0015.004.40 3.2022.50 ·1.70 \~/SDOT -SR 167 -Springbrook Creek C'~1,!·..,,.<'JI ;l_eplace.1nent Page l of 2. iii..-~ §IR '~I&'? :S~:i1rDUll!Q!'bli1'/J(())~ Crr@@!{ cq)]~IJ'@iit ~iSL(j)~iilJ(CIB)iT(Jlflilril'~ • Project Home , SR 167 ProJ'ects Project Stalt,s, Ja1mai')f iml!rl This project was completed in the summer of 2003. WhJ! did WSDOi' ,·"ml~.;" '<the c11l11ert? Rapid growth in scuth l<ing County has led to increase in pavemeni and other impervious surfaces in the area that drains into Springbrook Creek. As a result, the creel< is vulnerable during storms. Floodwaters could ovs;wf1e!m !he old four-foot-wide culvert, affecting traffic, !ccai businesses, and ability of fish to swim upstream. n,e Eml Resllll The fish ladder and the new 6-by-10 foot bOJC culvert will improve fish pasf:.age and habitat, and control flooding. Pmjecl Bel/'Jefals o Increase in culvert size to control flooding, ID Reduce e).{cessive ~.ediment accumulation. e New fish ladde1· will improve fish passage and habitat. W'Olat was tlhe pmajecfr dm@~ine? o Replaced existing culvert with a ·1 Ox6 foot concrete box culvert to control flooding and improve fish passage. a Built fish ladder that provides suitable areas for spawning. o 157 foot-long culvert will consist of ·16-20 sections. WSDOT awarded lhe ,conlr,ic! on ii/larch 31, 2003. Construction was el<pected to begin iVl July. The culvert replace occurred during a full closure of SR 167 over the July 18-21, During the closure tra/fic was detoured onto East Valley Road/84th Avenue South using the interchanges a! South ·18oth Street and South 212th Street P!!blic lm,olvem,ml Your thoughts and opinions are important to us. If you have further comments on this project please contact ihe project engineer. EU11vironme1111tai Pi0 otectii01n Springbrook Creek is r1ome lo ,;oho salmon, cuttl1roat trout, and many other species of fish. The new culvert and iish ladder will improve fish passage, reduce flooding and , eiccessive sediment accumulation. This project was done in coordination with city of l<erni and US Army Corps of Engineers projects io improve fish habitat in Springbrook Creek. Please visit the WSDOT. EnviroQ[!l_@ntc1[ S<,rvic:sa.lLV\/!e.b sit<, for more information. ~racreasQng sateITTJ is u3! ;Jj(ITfH'i11t Please see "project bemstits· section (above) for more information on the project's safety improvements. At WSDOT vve seek to tidr.lre1,s the concerns of the tribal nations using i:he proces:; outlined in Section 106 oi The Nationfll fji:,ioric Pr<,servation Act and the WSDOT Tribal Copyright WSDOT © 2005 :l.eplaeement Consultation POiicy ~.ick,p'i:sd in 2003 by the Tmrn~prniation Commission as p.:1rt o{ HH:: WSDOT Centennial i-\ccord Plan. For mere inforn:12tion viBii vur '1VSQQT Trib?JLLJ~].sor:i ... websiie. Finam:lall lln11:wmcamn, WSDOT awarded the contract to Wilder Construction Company on IVlarch 3·1, 2003. The total project cos!, including ta", preliminary engineering and contingencies, is estimated at $·I. ·1 million. "edera! funds covered 86.5 percent of the project cost, with the state covering the remainder. Prior Expenditures State and federal Funds Funded subtotal Unfunded amount Total Cost Financial data is current a,s of 04/01/2003 How caflll U geY: mum":& im".ouYrriab:~o[(H? Coir,lact: $466,171 $466,171 $0 $466, '171 For detailed infocmation about !his project, Project Engineer lngo Goilm WSDOT Kent Project orncs 21851 84th Ave. S Kent, WA 98032-'1958 Phone: 253.872.2958 E-mail:gQlle~@wstjpt.wa,gQ\l l!I back to top Remaining Costs Total $646,376 $'1,112,547 $646,376 $1,112,547 $0 $0 $646,376 $1,112,547 Traffic & Roads I Search I Coniact VVSDOT I \/\/SOOT Business I Privacy Policy I VVSDOT Home 2,Cl 2005 Surface Water Design Manual KINC, z '.JlhTY, WASHINGTON, SURFACE WATER DESIGN MANUAL Kn,rc; COCNTY, WASHINGTON §1[.ht;/,!FACJE WA'flER DJESKGN MANUf'ilL lit1E!FEIRJEI'1\TCJE 8-B OH1lF§lI'JflE ANAL Y§I§ [i) Lrtci]J]\f A GlE SY§'JflEJVK 'If AJIBILJE 0JFF-SITE .ANAJL YSIS DR.,UNAGE §Y§TEM I' ABLE SURFACE WATER DESIGN MANUAL, CORE REQUIREMENT #Z l.t&Y S111bbasi111 Nirnrae: 5 §ubb,rnin Num!Je,: r S:)Y~bo,i -.. ·. ·. D.ra •. i .. il •. -a.g. e.···· -.. · •. ·... . Orai.nage . -Slope rnstance \ Ei::isting . -Potential -Obsel'Vaiion. s of field -~~-,II .• CiNTipor;ent Type, . Component from site Pmb!ems Problems inspectcw, rnsotm:::e 1 :; .· l\lame, and m.:e Description ~scharge l ____ __ _ _ _ _ _ reviewer ,_gr_resitlpnt_ _ . ------·-· Typ. e• =:.•h ... " .. }3·t···fi·o .... w.· .;·swa. ·_1_e.-~ · -.-di"~fnage. baSin,_ ve~~_tati~~' % :4 ml"'.' ·1,32ci ~1·.-c·o. n .. s.tn.·~tions, un-?er cap~ci!Y, pondin~, tributary area, likelihood o.f p~oblerT:_---r 1 :;. see map F. . . 1 .. strear:n;·ch~nnel, pi~~.-cover, dBpth, type of sens1t1ve overtopp!ng, floodmg, habitat or organism overflow pathways, potential impacts ! fCf. 2-. _pond; SiZe: dia·meter, '· area, volume . destruction, scouring, bank sloughing, : Surface-area . sedimentation, incision, other erosion •: ,-: _, :,W(J!,U c.vve ir-eq w'. bl,,i ~~_s. 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I I 1: '11 I r! 1! ~ -i I r I, ~=~=~ ~ y _ _,_ 11 _ _j! J/l /05 ·, • Th.e Ta_lo1J G The Talon Group , -r:~ '1 "':fp· a Division of First American T!tle Insurance Co. ; J1. 'V LJ . 11400 SE 8th St, Ste 250 ' Bellevue, WA 98004 TiTLE A,\JD SETT _."=\t1E>..1! 5 ERV JC ES Phn • (425)455-3400 (SD0)497·.J123 ,q,\G Fax· (425)455·9772 To: Western Homes Realty 11625 Rainier Ave S Ste 201 Seattle, WA 98178-3983 Attn: Alicia Mena -;;u:;.N1"1 'r.=\--f\ON· Re: Property Address: To Be Determi11ed,, WiJ.. File No.: 1177738 Your Ref No.: MT Development, LLC SilJlipipiemental R:erport 1 of first Commitment iDated: Marctl"l :24, 2008 at 8:00l A.M . .Commitment/Preliminary Report No. L:177738 dated as of January 28, 2008 (including any supplements or amendments thereto) relating to the issuance of an American Land Title Association Form Policy is hereby modified and/or supplemented as follows: There has been no change in the title to the property covered by our Commitment/Preliminary Report dated 01/28/2008 at 7:30 a.m. except as noted below: Paragraph No(s). 2 has/have been amended to read as follows: Z. General Taxes for the year 2008. The first haif becomes delinquent after April 30th. The second half becomes delinquent after October 31st. Tax Account No.: Amount Billed: Amount Paid: Amount Due: Assessed Land Value: Assessed Improvement Value: Amount Billed: Amount Paid: Amount Due: Assessed Land Value: Assessed Improvement Value: The Talon Group a Division of First American Title Insurance Ca. 793100-0151-06 :l.est Hilif $ 5,742.99 $ 0.00 $ $ $ 5,742.99 919,000.00 0.00 2nd l-lillf $ 5,742.98 $ 0.00 $ 5,742.98 $ 919,000.00 $ 0.00 By: Gayle Douce for Tim Daniels, Title Ofiicer cc: Alicia Mena, Western Homes Realty ?age 1 ,:,f : ( The Talon Group TITLE AMD SETTLEMENT SERVICES TITll!!UNIT1 Tim Daniele unitl@talonnw.com 111• 'Talon Group 8 Olv/$ian of PilSt AmtlliC..m Til/fJ ln5VJ'afi'8 Cd. 11400 5C 8th St, Ste 250 BejJevu.e,. W-4\ 9800,,, Phn (<25) 6lS-2JOO (BOO) 497-0123 ... (025) o35·2)0l (300) 497-4750 Please send Xing cou1>ty recording packages to: To: The Talon Group u.ioo !lE ,!ti, Street, Suite 2Sil eeile,,ue, WA 98004 western 11omes Realty 11625 Jlainier Ave S Ste 2!ll Seattle, WA Hl;t8·3983 Attn: Alicia 1'iena File No.: 11777311 Your Ref No,; MT Develoe»ment, u.c Re: Property Address: To lie Determine<!, , WA Seller/Owner: Mt. Development, !.11.:C COMMlITMIIE!'!T F©R nTI.E INSURANCE Issued by First American Title rnsurance Company, through its Division, The Talon Group Per House Bill 1240, effective July 1st, 2005, the nontaxable excise affidavit processing fee will Increase to $10; taxable transactions will require $5 in addition tn the tax payment Effective July 22, 2007, the recording fee for a typical document will be $40 for the first page, with the exception of Ceeds of Trust being $41 for the nrst page. The recording fee for ei<empt documents starts at $12 (for example; A!signments, Appointment of Sua:=r Trustee), Please keep in mind there is a $1 per document return postage fee for recorded documents. Tim Daniels, VJce President 90,-, IOO d OOH '1he Talon Group a CM5lon of First Amem:w Title Insurari~ Co. Commitment No.: 1:l.77738 Title lnqylries should be directed to: Tifr1~ Unit 1 at {425)635-2100 -(1100)4!!7·012:3 1. ~ffecth,e Date: Januarv 28, 2008 at 7:30 A.M. 2. ll'ollcy ,:,r Policies ID be issaoed: Short Term Rate Standard owner's Coverage Proposed Insured: To Follow Simultaneous Is.sue Rate Extended Mortgagee's Coverage ?roposed Insured: To Follow $ $ AMOUNT PREMIUM TAX To Follow $ 0.00 $ 0.00 To Follow $ 0.00 $ o.oo 3. (A) The estate or Interest l" she l~o,<i described In this Commitment is: A fee simple. (B} Titfe till said estate or !"teresl: at ·!rse date hereof ls vested in: MT Development, LLC, a Umlted Liability Company 4. Tllfl land referred Win ~is Cmmml~me11t ls !lll!Scribed as follows: See Exhibit A attached hereto Form No. 1ooe-: Page z af 9 ALTA Plain L.anquag@ Commitment ,OH ECO d 001-l '"'~ '!"iv-wo,, "81'i0 aooz-12-,e~ • 71:e 'Talon Group a Division of Flr5t .American Title Insurani:c Co. G:Jmmltment No.: 11777311 l:llhiblt "A" Real property in the Unincorporated County of :(ing, State or Washington, described as follows: THAT PORTION OF TRACT 11, SPRINGBROOK ACRES TRACTS, ACCORDING TO THE PLAT THEREOF, RECORDED IN VOLUME 12 OF PLATS, PAGE(S) 60, RECORDS OF KING COUNTI, WASHINGTON, DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHWEST CORNER OF THE EAST 10 FEET OF SAID TRACT 11; THENCE NORTH 88°27'05" WEST, ALONG THE NORTH UNE THEREOF, 179.01 FEET TO THE TRUE POINT OF BEGINNING; THENCE CONTINUING NORTH 88°27'05" WEST, 179.01 FEET; THENCE SOUTH 0°0'40" WEST, 405.66 FEET TO THE SOUTH UN~ OF THE NORTH, 405.54 FEET OF SAID TRACT 11; THENCE SOUTH 88°27'05"' EAST, ALONG SAID SOUTH LlNE 178.45 FEET TO A POINT WHICH BEARS SOUTH 0°05'32" WEST FROM THE TRUE POINT OF 8EGJNNING; THENCE NORTH 0°05'32" EAST, 405.65 FEET OF THE TRUE POINT OF BEGINNING; EXCEPT THAT PORTION, IF ANY, LYING WITHIN THE FOi.LOWING DESCRIBED TRACT; THE NORTH 120 FEET OF THE WEST, 179.0l FEET OF THAT PORTION OF SAID TRACT 11, LYING EAST OF THE JOHN LANGSTON ROAD REVISION, AS ESTABLISHED ON NOVEMBER 5, 1931; EXCEPT COUNTY ROADS. (ALSO KNOWN AS LOT "A" OF KING COUNTY BOUNDARY LINE ADJUSTMENT NO. L0SL0092, RECORDED MAY 23, 2006 UNDER RECORDING NO. 20060523900010.) Tax Parcel Number: 793100--0151-06 form No. 1068-2 Page: 3 of 9 ALTA Plaln l..a11g\.lage Commitment ,OH llO/vOO.J OOH "iiJJe 7aion Group a Dlvts/on of Ar$ American Trtle losurana. CO. 51::-t!EDUL/E B ::SIECTION I Commitment No.: u:;,:,:;,33 Any Policy we issue will i1ave the fullowlng e~cepcio11s unless they are taken care of to our satisfaction. 1. Ta~es or assessments which are not shown as existing liens by the records of any talling authority that levies taxes or assessments an real property or by the public records. 2. Any facts, rights, interests, or claims which are not shown by the public records but which could be ascertained by an lnspecticn of said land or by making inquiry of persons in possession thereof. 3. Easements, claims of easement or encumbranc,,s which are not shown by the public records. 4. Discrepancies, conflicts In boundary lines, Shortage in area, encroachments, or any other facts which a correct survey would disclose, and which are not shown by the public records. S, (A) Unpatented mining claims; (B) Reser,,atrons or exceptions In patents or In Acts authorizing the issuance thereof; (C) Water rights, r.lalms or title to water; whether or not the matters excepted under (A), (8) or (CJ are shown by the public records; (D) Indian Tribal Codes or Regulations, Indian Treaty or Ab-Original Rights, Including easements or equitable servitudes. 6. Any lien, or right to a lien, for ser,1fces, iabor or materials or medlcal assistance heretofore or hereafter furnished, Imposed by Jaw and cot shown by the public records. Schedule B General Exceptions will be eliminated from any A.LT.A. EXtended Coverage Policy, A.LT.A. EXtended Coverage Policy, A.L.T.A. Plain Language Policy and Policies with EAGLE protection added. However, the same or similar exceptlons may be made in Schedule B of those Policies In conformity w~h Schedule B Special Excep~ons of this Commitment. Form Ne. 1068·2 ,~LTA Pl::nn t.angua9ecommltmer1t SOH 1 ',0/500 d OOH iErnd of :Schedule B Section I Page 4 of9 The Talon Gmup a OMslon of Arst American Title lnsurance co. Commitment Ne.: ::\177Jl'J3 :SfCTION ll! SF~CTAl D:CfFTIONS Any pollc-; we Issue will have the following exceptions unless they are taken care of to our satisfaction. The printed exceptions and exclusions from u,e c.overage of the policy or policies are set forth In E!<hlblt A attached, COples of the policy forms srouid be read. They are available from the office which Issued this Commitment 1. Lien of the Real Estats E~clse Sales Tax and surcharge upon any sale of said premises, if unpaid. As of the date herein, the ei,c,se tax rate for unincorporated King County Is at 1,i/11 %, Levy/Area Code: 5040 for all transactions recorded ·ij" /l,r after lulv :l, 200S: • A fee of $10.ilO will !c:e ~barged "" all exempt <ransactlons; , A fee of $5,110 wm oo t~•"'J"" ill" all ~a:<allie transactions In addition llG ttie exdm, tax due. 2. General Ta•es for the year 2008, which cannot be paid until the 15th lllay oi February of said year. Tax Account No.: Amount: Assessed l.ilnd Value: Assessed Improvement Value: Amount: Assessed I.and Value: Assessed Improvement Value: 793100-0151-06 llst Hair $ 5,742.99 $ 919,000.00 $ 0.00 '.lnd !laif $ 5,742.98 $ 919,000.00 $ o.oo (Said taxes have not yet been certitieo) Note: Taxes and charges for 2007 were paid in full In the amount of $10,348.54. 3. Ta~es which may be assessed ano extended on any subsequent roll for the tax year 2008, with respect to new Improvements and the Rrst occupancy which may be Included on the regular assessment roll and which are an accruing lien not yet due or payable. 4. A certificate of formation for MT slle~eio!lmoot, LI.C, a Limited Liabiiii:'J Companv, Is not currently on file with the Secretary of State, as required by statute. 5, Evidence of the authority or the lndlvldual(s) to execute the forthcoming document ror MT Deveiopment, LLC, a Limited llalllilil:'f 1:Dmpany, copies of the current operating agreement should be submitted prior to closing. Form ,"JO. 106B·Z Page S of9 ALTA ilia.In l..:m9Ui;19e Commitment ,OH 110/900 d 001-l Tl!Je Talon Group a Ohrlslon er i=Jrst Amerlt;in lltlc Insurance Co. Commitment No.: ll777:0li 5. 7. a. 9. Potentiol llen rights as a result of labor and/or matelials used, or to be used, for improvements to the premises. An indemnity agreement to be completed by To Follow, IS being sent to Closing Escrow Company and must be submitted to us prior to closing for our review and approval. All other motters regarding extendecl coverage have been cleared for mortgagee's pollq. Items A through E and G and H on Exhibit B herein will be omitted In said extended coverage mortgagee's poliq. The coverage contempjated by this paragraph will not be affurded In any forthcoming owner's standard coverage policy to be Issued. Easement, Including terms and provisions contained therein: Recording Information: 5721814 For; Ingress and egress Terms, covenants, conditions and ,estrlctlr.ns as contained In recorded Lot Line Adjustment (Boundary Une Revisions)! Recorded: Recording lnformaton: May 23, 2006 20060523900010 The terms and provision• contained in the document entltled "Ordinance Ne. 5301' Recorded: October 01, 2007 Recording No.: 20071001000715 i\lOTIES A. Effective January 1, 1997, and purswmt to amendment of Washington St.te Statutes relating to standardization of recorded documenl,s, the following format and content requirements must be met. Failure to comply may result in r~jectlon of the document by the recorder. B. Any sketch attached hereto Is done so as • courtesy only and Is net part of any tltle commitment or policy. It is furnished solely /or the purpose of assisting In locating the premises and First American ""Pressly disclaims any llablllty which may result from reliance made upon It C. The description can be abbreviated as suggested below if necessary to meet standardization requirements. The (ull text of the cescriptlon must appear in the document(s) to be insured. PTN. OF "TRACT 11, S?RlNGBROOK ACRES TRACTS, VOL. 12, P. 60, KING COUNTY. APN: 793100-0151-06 o. The following deeds affecting the prnpettv herein described have been recorded within 24 months of the effective date of this commitment: NONE Property Address: To ile Oetermlned,, WA Ferm Na. 10!19-2 AL7A Plaln L.;;mguagc Commlmient SOH 110/LOOd 001-J E~d ~f Stlladule II Section ll Page 6 of 9 The Talon Group .:i DlvlSl!m of First Ames-k:.ln Title Insurani;e Co. Commitment No.: l:177733 (A) Pay the agreed amounts for the interest In the land and/or the mortgage to be Insured. (BJ Pay us the premiums, fees and charges for the poliC'/, (C) Documents satisfactory to us creating the Interest in the land and/or the mortgage to be insured must be signed, delivered and ,1aeorded: (D) You must tell us in writing the name of anyone not referred to in this Commitment who will get an interest In the land or who will make , loan on the land. We may then make additional requirements or exceptions. (E) Raleases(s) or Reconveyance(s) of !tem(z): (F) Other: (G) You must give us the following Information: 1. Any off record leases, surveys, etc. 2. Statement(s) of Identity, all parties. 3. other: Form No, 1008-2 ALTA Plain Langwgeccmmltment SOH l 10/SOO'd QOi-! l:oeil of Schedule S Requirements Page.7ct'J The ilakm Group a Division of First .Arnert12n Tltle Insurance co. Commitment No.: 1177738 <CON IOlITIONS 1. DEFINITIONS. (a) "Mortgage" means mortgage, deed of trus:: or oti1er security Instrument. (b) "Public Records" means title records that give constructive notice of matters affecting the title according to the state law where the land Is located. 2. LATER DEFECTS. Tl1e Exceptions in Schedule B • Section II may be amended to show any security interests, defects, liens or encumbrances that appear for the first time 1n the public records or are created or attached between the Commitment Date and the date on which all of the Requirements {a) and (c) of Schedule B -Requirements are met. Toe Company shall have no liabilib/ to you cec:ause of this amendment. 3, EXISTING DEFECTS If any defects, liens or encumbrances existing at Commitment Date are not shown In Schedule B, we may amend Schedule B to show them. If we do amend Schedule B to show these defects, liens or encumbrances, we shall be liable to you according to Paragraph 4 below unless you knew of this infurmatlon and did not tell us about It In writing. 4. LIMITATION OP OUR l.lABIUTY Our only obligation is to Issue the Policy referred to in this Commitment, when you have met its Requirements. If we have any liability to you for any loss incurred because of an error in this Commitment, our liability wltl be limited to ·the actual losses caused by your reiylr.g on this Commitment when you acted In good faith to: comply with the Requirements shown In Schedule !l -Requirements or eliminate with our written consent any Exceptions shown in Schedule B -Section JI. We shall not be liable for more than the Polley Amour.t show in Schedule A of this Commitment and our liability Is subject to the terms of the Polley form tc be Issued tc you. 5. Cl.AIMS MUST !IE BASED ON THIS COMMITMENT Any claim, whether or not based on negligence, which you may have against us conceming the tl~e to the land must be based on this Commitment and is subJect to Its terms, Form No. 1068-2 rii;tge 8 of 9 AL 1A PIQln Language Ccrnm!tment ,OH 110/600d 00;-1 TJ1e Talon Group ESCROW AND TITLE SERVICES PRIVACY POLICY We Are Committed ta Safegu&rcilng Customer 1nfcmmttlon In order to better serve your needs now and ln the future, we mijy ask you to pmvlde us with certain infnrmatlon. We understand that you may be concerned about what we will do with such information -particWariy any personal or financial 1nformadon. We agree that '/GU have a right to know how we will utilize the personal lnfcrmatlon you provide to us, Therefore, together with cur parent company, The First American Corporation, we have adopted this Privacy Polley to govern the use and handling of your personal information. Applicablllty This Privacy Policy governs our use af the information which you provide to us. It does not govern the manner in which we may use information we have obtained frcm any other source1 sud! as Information obtained from g public ~i:ord or from another person or entity, First Amerfcan has also adopted broader guidelines that gavem our u~ of personal Information regordle.ss af Its scu,ce. ~rrst American calls these guidellnes Its Nlir Jnlunmtlon Va/11es, a c;opy cf which can be: found on our website at www.fir$m,com, TyJJl'S af Information Depending upon whlch of our services you are utlllilng, tne types of nonpubllc personal information that !Jlje may collect lrn;Jude: " information we receive from you on appUr::ations, forms and in other communications to us, whether In writing, In person, by telephone or any other means; • Information about your transactions with us, our affllratad companies, or others; and Information we receive from a consumer reporting agency. Use rlf Informatlon We request rnformation From you for cur own .egltlmate business purposes and not for the benefit of any nonaffiliated party, Therefore, we will not release your informatlon tc nonaffiliated parties except: (l) as necessaiy for us to provide the product or ser1!ce. you have requested of us; or (2) as permitted by law. We may, however, sWre such Information Jndeflnrrelyr Jncludlng t.he period a~ wh!c:h any customer relationship has c~ased. SUch informaHcn may be used fbr any lntt!rnal putpMe, such as quality control efforts or t1.1stcmer analysis. We may also provide all of the typos of nonpublic personal Information l~ted above to one er more of cur affiliated companies, Such affiliated companies ;nclude financial service providers, such as title Insurers, property and casualty Insurers, and trust ~nd inva.stment i;idvisor-y companies, or companies involved in res I estate services, such as appraisal companies home warranty companies, and escrow companies. Furthermore, we may also provide all the lnformauon we collect, as described above, to companies that pe,form marketing services on our behalf, on behalf cf our affiliated companies, or to other financial institutions with whom we or our affiliated companies have joint marketing agreements. Former Custumers Even if you are no langer our customer, our Privac-; Policy wm continue to apply to you. Confidentiality and Security We will use our best efforts to ensure that no unauthorized parties have access to any or your fnfonnatlon. We restrict access to nonpublic personal lnr'ormatlon aoout yc:u to those individuals and entities who need tc know that Information to provide products or ser,,lces to you. We wlll use cur best effort! to train and oversee our employees and agents to ensure that your l11formabcn will be handled responsibly and ln accordance with this Privacy Policy and First American's Fair !nftJrmatlan Values. We currently maintain phrsleal 1 electronlc, and procedural safeguards that comply with rederal regulatlcns to guard your nonpublic persona informutlon. Form No. 1068·2 ALTA ?l;iln Languagia Commitment SOH 110/0IOd 001-l © 200 l The Flr5t Amert~n Corporation a All JUghts ReseNed :?; 2003 The Talon Group " Ail Rights Resef'JE!d Page9Qf9 . . f'JHt<-i.:+ .. ~ 12H::i3A FROM: 1·1,er· J,i.;, 'Wt;! Wo!..~ ..... ¥" 4a Paymieno: Teems: Cli=t ~gr-ees '!a p::..9 ;;.JJ intmic= within 30 day11 ,of iecci:pc. ln Ul!i. evi.nu; 11!\ymC11t lli not mnde 'Within tb:i.: 30 d.111 1.trnc ?.~ Client 11gr.ec:s to pay intc:.rat of 3.5% pct ,,u>'1U, OD any U"!'oicl bo1o,,c,,, ,.,.;i "' ?'o/ S $35. 00 ~ fu, ,my ... billi,,g ,,£ •"Jl' 01/crdU.: amoi.mt,. or r.he: h:a.o.d~ of my dle;.:.;k u."tll.mecl due to inaufflcienr fund~. In th.c cvmt r.f a.ny ncrien or ;in.ii; between rht: j!:!artlc:!. .::g ~cllectt fot:' nnn-.p:a.ynu:nt u.ising cut of this .A~cnt. GRC ,ball be entitled 1n "'=>V« a:cnson•ble !cg>I "'""' a.nd ""'"'"-'"" mr ln:in¢,Jg =d 1nJ'llo.~ mis orui.t ;,a pu,: of ~am.::igea. Vt:!~uc. lhail be in. l..cwi:ii COltClty, Wuhingcun.. 5, ~~s: Any modi fic•'10r, oi ::he ,.,.,;.,,,. In bo pcrfom:1<:d by GRC olu,11 l>e oan'2in<d in • wm""1 nn,e,,dm=r, •ig,,od by Ci.l.C ~nd Cli,,ne. NotMtb,ta11ding !he a.l,..,.,ce a£• '<111:itten l'lfflandmenr1 Oi~t agg&:I!!:: to poy for z~gonnbly nccic:5au,~ iDCl'l!:lltlCd ru-:additiUJJ.iJ .!l'crvici=; due to ::i.a:y cl=.ng,e i.a g1W'(C.D2~t ~"\.lhUOl\o ~P rrnc~dnft4. 6. ln.tcgtatlicn: Th.is ngrecml!ffr in d,t;i: o:imple:c~ and .fully .integ.mud :'l.gteem.ent betseen the p:arti:es. If :my p.2-tt af this :agrcr.m~!:!,: .,how.d be dcn:!ttWled al be unenfOTa::ahlc:, thc.n the .t:enJ:Oil'Un:'Jj pro~nn!li Qf thiA. ~"nel1a" &bd ~.bl.full r~ and effect. 1. Lim;.,.,;., .. af c ..... ..a,,. .. t :U..l>ility: 01,nt .ape• "" limit gny "'1d ..U liabiliiy or <Wno foi:-.r.iam.:.ige!i', i::om:. of defense, DL .:~!"15= .o.g:i.it1st GRC ra 11. &Llttl am: m exceed £he. roa.l ~mou.nr of c:otnp~::iticn, on ::.c~t c,f. ~"Y O"ttu:,, ornissioo~ 011: negligence.. Clie~'i .:.\ut!,.Obz:atino The. i.wtial tr;:m. o( th.is Agttemc:nt .c:bnll .;:nmmence on file date ~W. jj.y ,.ipg bdm:v, ::he: Client •grcco "' lbe '·"""" ru,d conciitlons cul.lined ln chi• Conoultaut Agc.,.,menc Cli,,nt l)a.r.e Rticajvad Ma,-13-200B lO:lQqm Fram-ig-iU t CI ;a Mena ,OH 110/110 d 001-1 + wos1,?0 aooz-12-1•~ i-"ij',-. stewarf ; w ~ r---.:: ~ON1~~ L___;title -commercial division 1000 Second Avenue, Suite 1620 Seattle, Washington 98104 206-770-8700 + 877-530-1505 Title Officer: Robert B. Jackson Phone: 206-770-8860 E-mail: rjackson@stewart.com Fax: 206-770-8801 Title Officer: Don Peters Phone: 206-770-8858 E-mail: dpeters@stewart.com Fax 206-770-8801 Title Officer: Chris Rollins Phone: 206-770-8764 E-mail: chris.rollins@stewart.com Fax: 206-770-8801 Your Reference: 205125733 Order Number: 205125733 To: SUPPLEMENTAL NO. 1 There has been no change to the property covered by our preliminary commitment dated DECEMBER 16, 2005 at 8:00 a.m., except as noted below: THE FOLLOWING PARAGRAPH NUMBER(S) HAS(HAVE) BEEN ADDED TO OUR REPORT: 8. GENERAL TAXES. THE FIRST HALF BECOMES DELINQUENT AFTER APRIL 30TH_ THE SECOND HALF BECOMES DELINQUENT AFTER OCTOBER 31 8r_ YEAR: 2006 AMOUNT BILLED: $3,271.63 AMOUNT PAID: $0.00 AMOUNT DUE: $3,271.63, PLUS INTEREST AND PENALTY, IF DELINQUENT LEVY CODE: TAX ACCOUNT NO.: ASSESSED VALUATION: LAND: IMPROVEMENTS: (PARCEL A) 5045 793100-0151-06 $245,000.00 $0.00 9. GENERAL TAXES. THE FIRST HALF BECOMES DELINQUENT AFTER APRIL 30TH_ THE SECOND HALF BECOMES DELINQUENT AFTER OCTOBER 31ST. YEAR: 2006 AMOUNT BILLED: $3,227.08 AMOUNT PAID: $0.00 AMOUNT DUE: $3,227.08, PLUS INTEREST AND PENAL TY, IF DELINQUENT LEVY CODE: 5045 TAX ACCOUNT NO.: 793100-0152-05 ASSESSED VALUATION: Page 1 Order Number: 205125733 . LAND: IMPROVEMENTS: (PARCEL B) $120,000.00 $114,000.00 10. GENERAL TAXES. THE FIRST HALF BECOMES DELINQUENT AFTER APRIL 30TH. THE SECOND HALF BECOMES DELINQUENT AFTER OCTOBER 31 5 T. YEAR: 2006 AMOUNT BILLED: $2,246.98 AMOUNT PAID: $0.00 AMOUNT DUE: $2,246.98, PLUS INTEREST AND PENAL TY, IF DELINQUENT LEVY CODE: TAX ACCOUNT NO.: ASSESSED VALUATION: LAND: IMPROVEMENTS: {PARCEL C) DATED: MARCH 13, 2006/DP BY: Don Peters Page2 5045 793100-0154-03 $168,000.00 $0.00 Order Number: 205125733 Feb-03-2006 05:40Pm From-Alicia Mona + Subdivision Guarantee The County or KING T-496 P.002/002 F-512 No. 20512573'.l Fee. $300. 00 ~ ~ and any City within which said subdivision is located in a sum not exceeding $1000.00 Tha~ according to those public records which, under the recording laws, impart constructive notice of matters affecting the title to the land inciuded within the exterior boundary shown on the map of the above referenced subdiVision, the only parties having any racord Utie inlere,tin said land whose signatures are necessary, under the requirements of the Subdivision Map Act, on the certificates consenting to the recordation of said map and offering for dediaatior any streets, roads, avenues and other ease- ments of!erad for dedication by said map ""'' The map herelnbelore referred to is a subdivision of: AS ATTACHED HEREIN Signed undoroeal for the Company, but this Guarantee is to be valid only when It bears an authorized countersignature. ~~ J. Pres~ STEWART TITLE SEATAC, WASHINGTON ~= SG-1572 10806 SUIIDIVISIDN GUAAANT~I: CLTA 1110, ,4 !Aov.4-10,-75) SUBDIVISION GUARANTEE Guarantee No.: SG-1572-10806 Order Number: 205125733 Reference Number: M. T. DEVELOPMENT, LLC Effective Date: December 16, 2005 at Subdivision Guarantee: Sales Tax: Total: $300.00 $26.40 $ 326.40 OWNERS: M.T. DEVELOPMENT, LLC, A WASHINGTON LIMITED LIABILITY COMPANY LEGAL DESCRIPTION: PARCEL A: THAT PORTION OF TRACT 11, SPRINGBROOK ACRES TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 12 OF PLATS, PAGE(S) 60, RECORDS OF KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHWEST CORNER OF THE EAST 10 FEET OF SAID TRACT 11; THENCE NORTH 88°27'05" WEST ALONG THE NORTH LINE THEREOF 179.01 FEET TO THE TRUE POINT OF BEGINNING; THENCE CONTINUING NORTH 88°27'05" WEST 179.01 FEET; THENCE SOUTH 0°0'40" WEST 405.68 FEET TO THE SOUTH LINE OF THE NORTH 405.54 FEET OF SAID TRACT 11; THENCE SOUTH 88°27'05" EAST ALONG SAID SOUTH LINE 178.45 FEET TO A POINT WHICH BEARS SOUTH 0°05'32" WEST FROM THE TRUE POINT OF BEGINNING; EXCEPT THAT PORTION, IF ANY, LYING WITHIN THE FOLLOWING DESCRIBED TRACT; THE NORTH 120 FEET OF THE WEST 179.01 FEET OF THAT PORTION OF SAID TRACT 11, LYING EAST OF THE JOHN LANGSTON ROAD REVISION AS ESTABLISHED ON NOVEMBER 5, 1931; EXCEPT COUNTY ROADS. PARCEL B: THE NORTH 120 FEET OF THE WEST 179.01 FEET OF THAT PORTION OF SAID TRACT 11, LYING EAST OF THE JOHN LANGSTON ROAD REVISION AS ESTABLISHED ON NOVEMBER 5, 1931; PARCELC: THAT PORTION OF TRACT 11, SPRINGBROOK ACRES TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 12 OF PLATS, PAGE(S) 60, RECORDS OF KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHWEST CORNER OF THE EAST 10 FEET OF SAID TRACT 11; THENCE NORTH 88°27'05" WEST ALONG THE NORTH LINE THEREOF 358.02 FEET TO THE TRUE POINT OF BEGINNING; Guarantee No: SG-1572-10806 SUBDIVISION GUARANTEE THENCE NORTH 88°27'05" WEST 179.01 FEET TO THE EAST LINE OF THE JOHN LANGSTON ROAD REVISION; THEN E SOUTH 0°4'12" EAST 405.70 FEET TO THE SOUTH LINE OF THE NORTH 405.54 FEET OF SAID TRACT 11; THENCE SOUTH 88°27'05" EAST ALONG SAID SOUTH LINE 178.45 FEET TO A POINT WHICH BEARS SOUTH 0°0'40" WEST 405.68 FEET FROM THE TRUE POINT OF BEGINNING; THENCE NORTH 0°03'40" EAST 405.68 FEET TO THE TRUE POINT OF BEGINNING; EXCEPT THE NORTH 120 FEET THEREOF. SUBJECT TO: 1. EASEMENT, INCLUDING TERMS AND PROVISIONS CONTAINED THEREIN: RECORDED: APRIL 10, 1964 RECORDING NO.: 5721814 IN FAVOR OF: RUDY J. STARKOVICH, BEVERLY J. STARKOVICH, JOHN STARKOVICH AND MARTHA M. STARKOVICH FOR: INGRESS AND EGRESS AFFECTS: THE SOUTH 25 FEET OF PARCEL A AND C 2. COVENANT TO ANNEX TO THE CITY OF RENTON, IMPOSED BY INSTRUMENT: RECORDED: NOVEMBER 2, 1987 RECORDING NUMBER(S): 8711020443 3. AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: BETWEEN: ALEX C. AND SABINA A. MOLINA AND: CITY OF RENTON RECORDED: NOVEMBER 2, 1987 RECORDING NUMBER: 8711020444 PURPOSE: WATER SERVICE 4. DELINQUENT GENERAL TAXES. YEAR: 2005 AMOUNT BILLED: $1,529.19 AMOUNT PAID: $ 764.60 AMOUNT DUE: $ 764.59, PLUS INTEREST AND PENAL TY LEVY CODE: 5045 TAX ACCOUNT NO.: 793100-0154-03 (AFFECTS PARCEL C) Guarantee No: SG-1572-10806 SUBDIVISION GUARANTEE 5. DEED OF TRUST AND THE TERMS AND CONDITIONS THEREOF: GRANTOR: ALICIA MENA, A MARRIED PERSON AS HER TRUSTEE: BENEFICIARY: AMOUNT: DATED: RECORDED: RECORDING NO.: (AFFECTS PARCEL B) SEPARATE ESTATE NORTHWEST TRUSTEE SERVICES, LLC WELLS FARGO BANK, N.A. $279,000.00 APRIL 21, 2005 APRIL 25, 2005 20050425000400 6. DEED OF TRUST AND THE TERMS AND CONDITIONS THEREOF: GRANTOR: M. T. DEVELOPMENT, LLC TRUSTEE: WELLS FARGO FINANCIAL NATIONAL BANK BENEFICIARY: WELLS FARGO BANK, NATIONAL ASSOCIATION AMOUNT: $520,000.00 DATED: APRIL 26, 2005 RECORDED: APRIL 28, 2005 RECORDING NO.: 20050428002175 (AFFECTS PARCELS A AND C) 7. MECHANICS LIEN. CLAIMANT: AGAINST: AMOUNT: FOR: DATE WORK COMMENCED: DATE WORK CEASED: RECORDED: RECORDING NO.: Guarantee No: SG-1572-10806 NELSON GEOTECHNICAL ASSOCIATES, INC. MA QUIK FRAMING $3,300.00 LABOR AND/OR MATERIALS AND/OR EQUIPMENT AUGUST 30, 2005 OCTOBER 14, 2005 NOVEMBER 18, 2005 20051118001155 SUBDIVISION GUARANTEE The Company's liability for this report is limited to the compensation received. This report is based on the Company's property records, and no liability is assumed for items misindexed or not indexed in the public records, or for matters which would be disclosed by an inquiry of parties in possession or by an accurate survey or inspection of the premises. This report and the legal description given herein are based upon information supplied by the applicant as to the location and identification of the premises in question, and no liability is assumed for any discrepancies resulting therefrom. This report does not represent either a commitment to insure title, an examination of or opinion as to the sufficiency or effect of the matters shown, or an opinion as to the marketability of title to the subject premises. I certify this is a true accurate reflection of those documents on file at the King County Court House, Seattle, Washington as of the date and time referenced above. Don Peters : rj Guarantee No: SG-1572-10806 PROPERTY INFORMATION 2) Property 9609 S 192ND ST, RENTON WA 98055-6329 C100 APN: 7931 00-0152 Card#: County: KING, WA T/R/S: 22•05-06 Map Page 686-B2 Map Ref 2 05-22-06-NE Census: Subdiv: 293.05 SPRING BROOK ACRE TRS MT DEV Municipality· Property Tax Tax Year: Tax A.rea Exemptions: AltAPN: KING COUNTY $3,060.20 2005 Delinq: 5045 Mail: 11625 RAINIER AVES STE 201; SEATTLE WA 98178-3983 C004 Owner Transfer= Date: 0912212005 Price: 0 I 005 SALE & FINANCE INFORMATION LAST SALE Recording/Sale Date: 04/25/2005 04/1812005 Sale Price/Type: Document#: Deed Type: 1st Mtg Amt/Type: 1st Mtg Rt/Type/Trm: 1st Mtg Lender: 2nd Mtg Amt/Type: 2nd Mtg Rt/Type/Trm: Title Company: Seller: New Construction: $350,000 200504250398 WARRANTY DEED $279,000 7.75~ I ADJ CONV I 30 YEA I STEWART TITLE MOLINA SABINA Other Last Sale Info= # Parcels· Type 2 SITE INFORMATION # Res. Units: Acres: # Comm Units: Lot Area # Buildings: 1 Site Influence Zoning: RSP County Use: 002 Sewer Type· State Use: Water Type Bldg Type: SINGLE FAMILY Park Type Legal Blk/Bldg: Park# /SF Legal Lot/Unit: 11 Park Spaces Legal Plat BkPg 12-60 Garage Cap#: Doc#: 200509220949 PRIOR SALE Pend: 0.47 20,273 PUBLIC SERVICE PUBLIC BASEMENT 270 Legal POR 11 SPRINGBROOK ACRE TRACTS N 120 FT OF FOLG POR TRACT 11: BEG NW COR OF E 10 FT SD TRACT 11 TH N Win2Data® Use: SFR Total Value: $221,000 Land Value: $84,000 lmprv Value: $137,000 Assd Year: 2004 Taxable: $221,000 % Improved: 62% Phone Owner Vest: I /CO Type: QUIT CLAIM DEED IMPROVEMENTS Bldg/Liv Area: 2, 150 Gross Area: 2,420 Tot Adj Area: Base/Main: 1,220 Ground Fir Bsmnt Area: Bsmnt Type: $/SqFt: 1,200 BASEMENT Yrblt/Eff: # Stories: Rooms: 1971 1.00 Bedrooms: 3 Full/Half Bath 1 Ttl Baths/Fixt 2.00 Fireplace: Y Porch Type: Patio Type: Construct: Foundation: Ext Wall Int Wall: Floor Type: Floor Cover: Roof Shape: Roa/Type: Roof Matl: Air Cond: DECK 1 2 Heat Type: Fuel Type: ELECTRIC BASEBOARI ELECTRIC Pool: Style: Page: 1 of 1 '~ '\\ . 18000 International Boulevard South, Suite 510 SeaTac, Washington 98188 206-770-8700 + 888-896-1443 fax 206-770-8703 + 253-882-2033 COPIES OF DOCUMENTS ORDER NUMBER: 205125733 FOR PROPERTY ADDRESS: VACANT LAND, , WA _[ 20050S22000949.001 AFTER RECORDING MAll, TO: M. T. DEVELOPMENT, LLC 1l62S Rainier Avenue So, Ste201 Seattle1 WA 98178 --1111•11011110 200509,2000949 Filed for Rec(lrd at Reque!lt or Lake Washington Escrow, Inc. Escrow Number: 05-00135 ~E!ffl§f Tl'ii1 OCll ..... !!!lqlzizeio II: 06 ~G COUNTV, I.JR E2156439 /2000 111,1• COUNTY, Hi ... s,, ... PAGE00l OF 001 QUIT CLAIM DEED STEWART TITLE /j)-,Jl)l/1 OD W / Grantor: Alicia Mena Grantee: M. T. DltVELOPMENT, LLC Abbreviated Legal: Assessor's Tax Parcel Number(.s): 79JI00-01S2-05 THE GRANTOR AIJCIA I. MENA, A MARRIElJ WOMAN, AS mm SEPARATE ESTATE for and in consideration of FR.OM AN INDIVIDUAL TO A WASHINGTON LIMITED LIABILITY CORPORATION ,conveys and gnit claims to M.T. DBVBWPMENT, A WASHINGTON LLC the following described real estate, situated in the County of King State of Washington, together with all after acquired title ofthei Gran tor therein: LEGAL DESCRIPTION: TIIE NORTH I20 FEET OF 'I1ffi WEST 179.01 FEET OF THAT PORTION OF TRACT 11,SPRINGBROOKACRE TRACTS, ACCORDINGTOTIIB PLAT THEREOF RECORDED IN VOLUME 12 OF PLATS, PAGE 60, REcORDS OF KING COUNTY, WASHINGTON. LYING EAST TO THEIOIIN LANGSTON ROAD ASllSTABL!Sl!BDON NOVEMBER 5, 1931. Dated: September 20, 2005 }fi:,Jb, Smte of Washington } County of ~l(l~N~G~--------} SS: COORTESY RECOIUIING ONLY NO LIABILITY l'ORVAUOCT r.NOlOR PJ:;CIJRACY ASSUM~D BYS'lEWARTTITLE LPl!-12 .I ! 20050425000960.001 AFl'ER RECORDING MAIL TO; MTDEVELoPMENT, LLC II625 Rainier Avenue So ste 201 Seattle, WA 98178 1111111111 Filed for Record at Reqne$f of Like Washington Escrow, Inc. Escrow Number: OS'-00148 m .. r. w~ •• ... .•• m,,... ••••• No'cOUNrv, LJA E2117631 ,.,.,~,. :20 ·s· ... .. . .. , ... -,Ne.HI PAGE!lfflt OF 891 Statutory Warranty Deed Gnmtor: SABINA MOLINA Grantee: MT DEVELOPMENT, LJ,C PTN. TR. ll,SPRJNOBROOKACRE TRS., VOL. 12,PO. 60 Additional legal(s) on page: 2 &'\ 110./J JOO L{C, o ~ARTTITLE Asses.s:or'r Tax Parcel Number{s): 793100-0154-03 THE GRANTOR SABINA MOLINA, an unmarried woman,as her separate estate for and in consideration ofTEN DOILARS AND OTHER GOOD AND VALUABLE CONSIDERATION PlffiSUANTTO AN IRC 1031 TAX DEFERRED EXCHANGE IN 1.'AVOR OFGRANTOR !nhend paid. oonveys and warnmts to MT DEVELOPMENT, LLC, a Wa8hington Limited Liability Company the follow:lllg dcscdbecl real c~ sHuatep_in the County of King. state ofWa!!hington . f) . /VI • lg\_ SllE ATTACllEl> EXHIBIT "A" HERETO FOR LEGAL DESCRIPTION SUBJECT TO: ALL EASEMENTS, RESTRICTIONS, RESERVATIONS, CONVENANTS, CONDITTONS, AGREEMENTS, RIG!fl'S OF WAY AND ZONING ORDINANCES, IF ANY, ENFORCEABLE IN LAW AND EQUITY AND FULLY SET FORTH IN THE PRELIMINARY TITLE REPORT BY STEWART TITLE, IN TBEIR TITLE ORDER NUMSERZ04JO(i49@ Dated APRIL 18, 2005 _,J J_,,,_;_ ,t SABINA MOIJNA STATE OF _W~•="=""""=="~----__ ) COUNTY OF . Kmg } SS, I certify that I know oi-he.ve satistictOiy evidence that SAEJNA MOLINA Is the person(s) who appeared before me, and said person(s) acknowledged that ~sh=•---- signed this instrument and acknowledge it to be h.er • he and voluntary act for the u,oa and P"'l'°'" ;~nod in O,b lnstrumoot. /7. . . . Dated, APRIL.;< 2005 . .7 ~- Notary Puhlio in and for the State of Washington Residing at Auburn My appOmun··" ~,,,,= .. ~plra&~~, a-'"1=-"200=,-------- Page I af 2 LPB-10 ·, 20050425000960.002 EXHIBIT A THAT PORTION OF TRACT 11, SPRINGBROOK ACRES TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 12 DF PLATS, PAGE(S) 60, RECORDS OF KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHWEST CORNER DF 1HE EAST 10 FEET OF SAID IBA CT 11; THENCE NORTH 88°27'05' WEST ALONG THE NORTH LINE THEREOF 358.02 FEET TO THE TRUE POINT OF 13EGINNING; THENCE NORTH 88°27'05' WEST 179.01 FEET TO THE EAST LINE OF THE JOHN LANGSTON ROAD REVISION; THENCE SOUTH 0°4'12" EAST 405.70 FEET TO THE SOUTH LINE OF THE NORTH 405,54 FEET OF SAID TRACT 11; THENCE SOUTH 88'27'05' EAST ALONG SAID SOUTH LINE 178.45-PEET TO A POINT WHICH BEARS SOUTH 0°0'40" WEST 405.68 FEET FROM THE TRUE POINT OF BEGINNING; THENCE NORTH 0"0340" EAST 405.68 FEET OF THE TRUE POINT OF BEGINNING. EXCEPT THE NORTH 120FEETTHEREOF. 1.J>J:1-10 V ~- AFI'1!R RECORDING MAIL TO, MT DEVELOPMENT, LLC 11625 Rainier Avmme South,Ste 201 Seattle, WA 18178 Filed for Record at Request of Lake Washington Escrow, Inc, 'Escrow Number; 05-60I49 Grantor: Sabina Molina Statutory Warranty Deed Grantee: MT DEVELOPMENT, LLC !'TN. TI!. 11, Sl'RINGJIROOK ACl\E TRS., VOL. 12, PG 60 Additional !ogal(s) on page: 2 A~r'sTax Parce.lNumber(s): 793100-0151~06 20060428002174.001 THE GRANTOR SabtJJa Mnlin11:, an unm11rried Jndivfdml for and in consideration of TEN DOLLARS AND OTHER GOOD A.ND VALUABLE CONSIDERATION, Plll<SUANT TO AN me 1031 TAX DEFERRED EXCHANGE, IN FAVOR OF GRANTEE in !,and paid, ,envoys snd-to MT DlWELOPMENT, LLC,a Limited Liability Company the following dCllCnoed real estate, situatlw. in the Coontyof Khlg,SUlteofWashingron t,-,, B,M '-"\, SEE ATTACHED EXHIBlT"'A" HERETO FOR UGh,L DESCIUPIION Sl)BJ):CT TO: ALL EABEMENTS, RESTRIC110NS, RESl!RVATIONS, CONVENANT8, CONDn10NS,AGRl!J:MENTS,RIGIITSOFWAY Affl>WNJNGORD!NANCES,IFANY, ENFORCEABLE IN LAW ANll EQUITY AND FUILY SET FORTH IN Tim PRELll\lINARY TITLE REPORT BY STEWART TITLE, IN TimIR TITLE ORDl!RNUMBER 2041011492 STATE OF ~W=a,h=in_,;to=n ______ J CO\JN'l'Y OF King l SS: I certify that I mow or have satisfuclOry evidence that Sabina Molina ls/are the pmon(s)who appeared bwbre me, and said p.erson(s) ncJcnowledg1'd. that -'"='-~,-- signed thls :lwrb'Ulfflnt and acknowJedgo it to be her free and voluntary act fut the IMS and purposes mentioned in this instrutnont. ,.;- Dared: AP'ilA ( • :l.005 SAUND Notary Public in and for Residing at Aubum My appolnblt=tnt~oxp=i..,,--:""3""-7"4009=c------- Pagel or 2 LPB-IO ·i I 200504:26ll02174.DD2 ;; ·i EXHIBIT A THAT PORTION OF TRACT 11, SPRINGBROOK ACRES TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME -r2 OF PLATS, PAGE(S) 60, RECORDS OF KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHWEST CORNER OF THE EAST 10 FEET OF SAID TRACT 11: THENCE NORTii 88°27'05' WEcST ALONG THE NORTH LINE THEREOF 179.01 FEET TO THE TRUE POINT OF BEGINNING; TiiENCE CONTINUING NORTii 88°27'05" WEST 179.01 FEET: THENCE SOUTH 0°0'40" WEST 405.66 FEETTO THE SOUTH LINE OF THE NORTH 405.54 FEET OF SAID TRACT 11; THENCE SOUTH 88°27'05" EAST ALONG SAID SOUTH LINE 178.45 FEET TO A POINT WHICH BEARS SOUTH 0'05'32" WEST FROM THE TRUE POINT OF BEGINNING; THENCE NORTH 0'05'32" EAST 405.65 FEET OF THE TRUE POINT OF BEGINNING; EXCEPT THI\ T PORTION, IF ANY, LYING WITHIN THE FOLLOWING DESCRIBED TRACT: . THE NORTli 120FEETOFTHE WEST 179,01 FEET OF THAT PORTION OF SAID TRACT 11, LYING EAST OF TliE JOHN LANGSTON ROAD REVISION AS ESTABLISHED ON NOVEMBER 5, 1931; EXCEPT COUNTY ROADS Pate2of2 Ll'B-10 20050425000400.001 111 · 111111111 2005 425 00400 STEUARI TITLE DT 44.00 PAGE00 OF 025 04/2S/2011l! 10:41 Return To: WELLS FARGO BANK, N.A. FINAL DOCUMENTS X4701-022 3601 MINNESOTA DRIVE BLOOMINGTON, MN 55435-5284 KING COUNl'I, UA Assessor's Parcel or Account Number: ·--Z4 3/ DO-01 J / ·.Abbreviated Legal Descrlqtlon: I . I /2-/") J.o PD\ v.l/, $ff!Yi5 eut)I)/( ~ .WI V'O • '1-'1;,_w · Ifnc:lude lo~ black snci plat or saction, townshJp and range] Full legal descr1pt1on located on page -3. Trustee: NORTI-IWEST TRUSTEE SERVICES, LLC ----------(Space Above TnJs Line For Recording Data] -------- DEED OF TRUST 0143s91913 DEFINITIONS ~ -::to-ti/ oo'-(c; 1 ~Rl'TITLE Words used in multiple sections of this document are defined below and other words are defined in Sections 3, 11. 13, 18, 20 and 21. Certain rules regarding the usage of words used In this document are also provided In Section 16. (A) "Security Instrument" means this document, which Is dated APRIL 21, 2005 together with all Riders to this document. (BJ •sorrower" is ALICIA MENA, A MARIED PERSON AS HER SEPARATE ,ESTATE Borrower Is the truster under this Security Instrument. (C) "Lender" is WF;LLS FARGO BANK, N.A. Lender is a National Association organized and existing under the laws of THE UNl'!ED STATES OF AMERICA WASI-UNGTON -$Ingle Family .. Fannie Mae/Freddle Mac UNIFORM INSTRUMENT Page 1 of f,9 FORM 3048 11111 SWAOf Rev Oi/13/01 ' Lender's address is P. 0. BOX 5137, DES MOINES, IA 50306-5137 Lender Is the beneficiary under this Security Instrument. (DJ "Trustee• is NORTHWEST TRUSTEE SERVICES, LlC 20060425000400.002 (EJ "Note " means the promissory note signed by Borrower and dated APRIL 21, 2005 The Note states that Borrower owes Lender TWO HUNDRED SEVENTY-HINE THOUSAND AND N0/100 Dollars (U.S.$ .... g!.!!,m.-99 ............. ) plus Interest. Borrower has promised to pay this debt in regular Periodic Payments and to pay the debt in full not later than MAY 1, 2035 (F) "Property" means the property that is described below under the heading "Transfer of Rights in the Property." (G) •Loan• means the debt evidenced by the Note, plus interest, any prepayment charges and late charges due under the Nole, and all sums due under this Security Instrument, plus interest. (HJ "Riders• means all Riders to this Security Instrument that are executed by Borrower. The following Riders are to be executed by Borrower [check box as applicable]: []!Adjustable Rate RiderOcondominium Rider Osecond Home Rider 0Balloon Rider 0Planned Unit Development Rlder[Xl1-4 Family Rlder OVA Rider Oaiweekly Payment Rider O Other(s) [speclfY] (I) "Applicable Law" means all controlling applicable federal, sta1e and local statutes, regulations, ordinances and adminis1rative rules and orders (that have the effect of law) as well as all applicable final, non-appealable judicial opinions. (JJ "Community Association Dues, Fees, and Assessments'' means all dues, rees, assessments and other ·charges that are Imposed on Borrower or the Property by a condominium association, homeowners association or similar organization. (KJ "Electronic Funds Transfer'' means any transfer of funds, other than a transaction originated by check, draft, or similar paper Instrument, which is initiated through an electronic terminal, telephonic instrument, computer, or magnetic tape so as 1o order, instruct, or authorize a financial institution to debit or credit an account. Such term includes, but is not limited to, point-of-sale transfers, au1omated teller machine transactions, transfers Initiated by telephone, wire transfers, and automated clearinghouse transfers. (L) "Escrow Items" means those items that are described in Section 3. (M) "Miscellaneous Proceeds" means any compensation, settlement, award of damages,. or proceeds paid by any third party (other than insurance proceeds paid under the coverages described in Section 5) for: (I) damage to, or destruction of, the Property; (ii) condemnation or other taking of all or any part of the Property; (iii) conveyance in lieu of condemnation; or (Iv) misrepresentations of, or omissions as to, the value and/or condition of the Property. (NJ "Mortgage Insurance" means insurance protecting lender against the nonpayment of, or default on, the Loan. (0) "Periodic Paymenf' means the regularly scheduled amount due for (i) principal SWA:i2 Rev 04!02/01 Page 2 of 19 FORM 3048 1/01 ' and Interest under the Note, plus (ii) any amounts under Section 3 of this Security Instrument. (PJ "RESPA" means the Real Estate Settlement Procedures Act (12 U.S.C. Section 2601 et seq.) and Its implementing regulation, Regulation X (24 C.F.R. Part 3500), as they might be amended from time to time, or any additional or successor legislation or regulation that governs the same subject matter. As used in this Security Instrument, 'RESPA" refers to all requirements and restrictions that are Imposed in regard ta a 'federally related mortgage loan" even If the Loan does not qualify as a "federally related mortgage loan" under RESPA. (Q) "Successor in Interest of Borrower" means any party that has taken title to the Property, whether or not that party has assumed Borrower'.s obligations under the Note and/or this Security Instrument. TRANSFER OF RIGHTS IN THE PROPERTY This Security Instrument secures to Lender: (i) the repayment of the Loan, and all renewals, extensions and modifications of the Note; and (Ii) the performance of Borrower's convenants and agreements under this Security Instrument and the Note. For this purpose, Borrower irrevocably grants and conveys to Trustee, in trust, with power of sale, the following described property located in the County of KING (RTA) [Type of Recording Jurisdiction] [Nome of Recording Jllrl&dlctlonJ LEGAL DESCRIPTION IS AD ACHED HERETO AS 'SCHEDULE "A" AND MADE A PART HEREOF. THIS JS A PURCHASE MONEY MORTGAGE, Parcel ID Number. 9609 S 192ND STREET RENTON ("Property Address"): which currently has the address of !City], Washington 98055 [Street] [Zip Code) TOGETHER WITH all the Improvements now or herea!ler erected on the property, and all easements, appurtenances, and fixtures now or hereafter a part of the property. All replacements and additions shall also be covered by this Security Instrument. All of the foregoing is referred to In this Security Instrument as the "Property.• BORROWER COVENANTS that Borrower is lawfully sefsed of the estate hereby conveyed and has the right to grant and convey the Property and that the Property is unencumbered, except for encumbrances of record. Borrower warrants and will defend generally the title to the Property against all claims and demands, subject to any encumbrances of record. SWA03 RSV 04/02/01 P.age 3 of 19 FORM 3048 1101 200504260-00400 .D03 THIS SECURITY INSTRUMENT combines uniform covenants for national use and non-uniform covenants with limited variations by jurisdiction to constitute a uniform security instrument covering real property. UNIFORM COVENANTS. Borrower and Lender covenant and agree as follows: 1. Payme11t of Principal, Interest, Escrow Items, Prepayment Charges, and Late Charges. Borrower shall pay when due the principal of, and Interest on, the debt evidenced by the Note and any prepayment charges and late charges due under the Note. Borrower shall also pay funds for Escrow Items pursuant to Section 3. Payments due under the Note and this Security Instrument shall be made in U.S. currency. However, if any check or other instrument received by Lender as payment under the Note or this Security Instrument is returned to Lender unpaid, Lender may require that any or all subsequent payments due under the Note and this Security Instrument be made in one or more of the following forms, es selectec by Lend.er: (a) cash; (b) money order; (c) certified check, bank check, treasurer's check or cashier's check, provided any such check Is drawn upon an lnstltutfon whose deposits are insured by a federal agency, instrumentality, or entity; or (d) Electronic Funds Transfer. Payrnents are deemed received by Lender When received at the location designated in the Note or at such other location as may be designated by Lender in accordance with the notice provisions In Sectlon 15. Lender may return any payment or partial payment if the payment or partial payments ere Insufficient to bring the Loan current. Lender may accept any payment or partial payment insufficient to bring the Loan current, without waiver of any rights hereunder or prejudice to Its lights to refuse such payment or partial payments in the future, but Lender is not obligated to apply such payments at the time such payments are accepted. If each Periodic Payment is applied as of Its scheduled due date, then Lender need not pay interest·on unapplled funds. Lender may hold such unapplled funds untll Borrower makes payment to bring the Loan current. If Borrower does not do so within a reasonable period of time, Lender shall either apply such funds or return them to Borrower. If not applied earlier, such funds will be applied to the outstanding principal balance under the Note immediately plior to foreclosure. No offset or claim which Borrower might have now or In the future against Lender shall relieve Borrower from making payments due under the Note and this Security Instrument or performing the covenants and agreements secured by this Security Instrument. 2. Application of Payments or Proceeds, Except as otherwise described in this Section 2, all payments accepted and applied bY Lender shall be applied in the following order of priority: (a) interest due under the Note; (b) principal due under the Note; (c) amoun1s due under Section 3. Such payments shall be applied to each Periodic Payment in the order in which It became due. Any remaining amounts shall be applied first to late charges, second to any other amounts due under this Security Instrument, and then to reduce the principal balance of the Note. If Lender receives a payment from Borrower for a detlnquen1 Periodic Payment which includes a sufficient amount lo pay any late charge due, the payment may be applied to the delinquent payment and the late charge. If more than one Periodic SWA04 Rev 04/02101 Pag~ 4 of l9 FORM 3048 I/Of 20050425000400.004 I I I I Payment is outstanding, Lender may apply any payment received from Borrower to the repayment of the Periodic Payments if, and ta the extent that, each payment can be paid in full. To the extent that any excess exists after the payment Is applied to the full payment of one or more Periodic Payments, such excess rnay be ~-j)plied to any late charges due. Voluntary prepayments shall be applied first to any prepayment charges and then as described In the Note. Any application of payments, insurance proceeds, or Miscellaneous Proceeds to principal due under the Note shall not extend or postpone the due date, or change the amount, of the Periodic Payments. 3. Funds for Escrow Items. Borrower shall pay to Lender on the day Periodic Payments are due under the Note, until the Note is paid in Ml, a sum (the 'Funds'1 to provide for payment of amounts due for: (a) taxes and assessments and other Items which can attain priority over this Security Instrument as a lien or encumbrance on the Property: (b) leasehold payments or ground rents on the Property, if any; (c) premiums for any and all insurance required by Lender under Section 5; and (d) Mortgage Insurance premiums, If any, or any sums payable by Borrower to Lender in lieu of the payment of Mortgage Insurance premiums In accordance with the provisions of Secti.on 10. These items are called 'Escrow Items." At origination or at any time during the term of the Loan, Lender may require that Community Association Dues, Fees, and Assessmen1s, If any, be escrowed by Borrower, and such dues, fees and assessments shall be en Escrow Item. Borrower shall promptly furnish to Lender all notices or amounts to be paid under this Section. Borrower shall pay Lender the Funds for Escrow Items unless Lender waives Borrower's obligation to pay the Funds for any or all Escrow Items. Lender may waive Borrower's obligation to pay to Lender Funds for any or all Escrow Items at any time. Any such waiver may only be In writing. in the event of such waiver, Borrower shall pay directly, when and where payable, the amounts due for any Escrow Items for which payment of Funds has been waived by Lender and. If Lender requires, shall furnish to Lender receipts evidencing such payment within such time period as Lender may require. Borrower's obligation to make such payments and to provide receipts shall for all purposes be deemed to be a covenan1 and agreement contained in this Security Instrument, as the phrase 'covenan! and agreement" is used in Section B. If Borrower is obligated to pay Escrow Items directly, pursuant to a waiver, and Borrower falls to pay the amount due for an Escrow Item, Lender may exercise Its rights under Section 9 and pay such amount and Borrower snail then be obligated under Section 9 to repay to Lender any such amount. Lender may revoke the waiver as to any or all Escrow Items at any lime by a notice given in accordance wltll Section 15 and, upon such revocation, Borrower shall pay to Lender all Funds, and In such amounts, that are then required under this Section 3. Lender may, at any time, collect and hold Funds In .an amount (a) sufficient to permit Lender to apply the Funds at the time specified under RESPA, and (b) not lo exceed the maximum amount a lender can require under RESPA. Lender shall estimate the amount of Funds due on the basis of current data and reasonable estlmates of expenditures of future Escrow Items or otherwise In accordance with 20050425000400.006 Page 6 oi Hf FOIIM 3048 1/01 Applicable Law. The Funds shall be held in an institution whose deposits are Insured by a federal agency, instrumentality, or entity (including Lender, If Lender is an institution whose deposits are so insured) or in any Federal Home Loan Bank. Lender shall apply the Funds to pay the Escrow Items no later than the time specified under RESPA. Lender shall not charge Borrower for holding and applying the Funds, annually analyzing the escrow account or verifying the Escrow Items. unless Lender pays Borrower Interest on the Funds and Applicable Law permits Lender 1o make such a charge. Unless an agreement fs made in writing or Applicable Law requires interest to be paid on the Funds, Lender sh all not be required to pay Borrower any interest or earnings on the Funds. Borrower and Lender can agree In writing, however, that interest shall be paid on the Funds. Lender shall give to Borrower, without charge, an annual accounting of the Funds as required by RESPA. lfthere Is a surplus of Funds held in escrow, as defined under RESPA. Lender shall account to Borrower for the excess funds In accordance with RES PA. If there is a shortage of Funds held in escrow, as defined under RESPA, Lender shall notify Borrower as required by RESPA, and Borrower shall pay to Lender the amount necessary to make up the shortage in accordance with RESPA, bu! In no more than 12 monthly payments. If there Is a deficiency of Funds held In escrow, as defined under RESPA. Lender shall notlfY Borrower as required by RESPA. and Borrower shall pay to Lender the amount necessary to make up the deficiency in accordance with RESPA, but in no more than 12 monthly payments. Upon payment in full of all sums secured by this Security Instrument, Lender shall promptly refund to Borrower any Funds held by Lender. 4, Charges; Uens, Borrower shall pay all taxes, assessments, charges, fines, and Impositions attributable to the Property which can attain priority over this Security Instrument, leasehold payments or ground rents on the Property, If any, and Community Association Dues, Fees, and Assessments, if any. To the extent that these Items are Escrow Items, Borrower shall pay them in the manner provided in Section 3. Borrower shall promptly discharge any lien which has priority.over this Security Instrument unless Borrower: (a) agrees in writing to the payment of lhe obligation secured by the lien in a manner accept~le to Lender, but only so long as Borrower is performing such agreement; (b) contests the lien In good faith by, or defends against enforcement of the lien in, legal proceedings which In Lender's opinion operate to prevent the enforcement of the lien while those proceedings are pending, but only until such proceedings are concluded; or (c) secures from the holder of the lien an agreement satisfactory to Lender subordinating the lien to this Security Instrument. If Lender detennines that any part of the Property is subject to a lien which can attain priority over this Security Instrument. Lender may give Borrower a notice Identifying the lien. Within 10 days of the date on which that notice Is given, Borrower shall satisfy the lien or take one or more of the actions set forth above In this Section 4. Lender may require Borrower to pay a oneMtime charge for a real estate tax SWAOO Rev 04/02/01 Page 6 of 1a FORM3048 1/01 20050425000400.006 /. verification and/or reporting service used by Lende'r in connection with this Loan. 5. Property Insurance. Borrower shall keep the improvements now existing or hereafter erected on the Property insured against loss by fire, hazards Included within the term "extended coverage," and any other hazards including, but not limited to, earthquakes and floods, for which Lender requires insurance. This insurance shall be maintained in the amounts (including deductible levels) and for the periods that Lender requires. What Lender requires pursuant to the preceding sentences can change during the term of the Loan. The insurance carrier providing the Insurance shall be chosen by Borrower subject to Lender's right to disapprove Borrower's choice, which right shall not be exercised unreasonably. Lender may require Borrower to pay, in connec1ion With this Loan 1 either: (a) a one-time charge for flood zone determination, certification and tracking services; or (b) a one-time charge For flood zone determination and certification services and subsequent charges each time remappings or similar changes occur which reasonably might affect such determination or certification. Borrower shall also be responsible for the payment of any fees Imposed by the Federal Emergency Management Agency in connection with the review of any Flood zone determination resulting from an objection by Borrower. If Borrower falls to maintain any of the coverages described above, Lender may obtain insurance coverage, at Lender's option and Borrower's expense. Lender Is under no obligation to purchase any particular type or amount of coverage. Therefore, such coverage shall cover Lender, but might or might not protect Borrower, Borrower's equity in the Property, or the contents of the Property, against any risk, hazard or liabili1y and might provide greater or lesser coverage than was previously in effect. Borrower acknowledgas that the cost of the insurance coverage so obtained might significantly exceed the cost of Insurance that Borrower could have obtained. Any amounts disbursed by Lender under this SecHon 5 shall become additional debt of Borrower secured by this Security Instrument. These amounts shall bear interest at the Note rate from the date of disbursement and shall be payable, with such Interest upon notice from Lender to Borrower requesting payment. All insurance policies required by Lender and renewals of such policies shall be subject to Lender's right to disapprove such policies, shall include a standard mortgage clause, and shall name Lender as mortgagee and/or as an additional loss payee. Lender .shall have the right to hold the policies and renewal certificates. If Lender requires, Borrower shall promptly give to Lender all receipts of paid premiums and renewal notices. If Borrower obtains any form of insurance coverage, not otherwise required by Lender, for damage 10, or destruction of, the Property, such policy shall include a standard mortgage clause and shall name Lender as mortgagee and/or as an additional loss payee. In the event of loss, Borrower shall give prompt netice to the insurance carrier and Lender. Lender may make proof of less If not made promptly by Borrower. Unless Lender and Borrower otherwise agree in writing, any insurance proceeds, whether or not the underlying insurance was required by Lender, shall be applied to restoration or repair of the Property, If the restoration or repair Is economically feasible and Lender's security is not lessened. Durlng such repatr and restoration SWA07 RW 04/02/01 f>cge 7 of 19 FORM 3048 1/01 20060425000400.007 period, Lender shall have the right to hold such insurance proceeds until Lender has had an opportunity to inspect such Property to ensure the work has been completed to Lender's satisfaction, provided that such inspection shall be undertaken promptly. Lender may disburse proceeds for the repairs and restoration in a single payment or in a series of progress payments as the work is completed. Unless an aareement is made in writing or Applicable Law requires Interest to be paid on such insurance proceeds, Lender shall not be required to pay Borrower any interest or earnings on such proceeds. Fees for public adjusters, or other third parties, retained by Borrower shall not be paid out of the Insurance proceeds and shall be the sole obligation of Borrower. If the restoration or repair is not economically feasible or Lender's security would be lessened, the insurance proceeds shall be applied to the sums secured by this SecuritY Instrument, whether or not then due, with the excess, if any, paid to Borrower. Such Insurance proceeds shall be applied In the order provided for In Section 2. If Borrower abandons the Property, Lender may file, negotiate and settle any available Insurance daim and related matters. If Borrower does not respond within 30 days to a notice from Lender that the Insurance earner has offered to settte a claim, then Lender may negotiate and settle the claim. The 30-day period will begin when the notice Is given. In either event, or if Lender acquires the Property under Section 22 or otherwise, Borrower hereby assigns to Lender (a) Borrower's rights to any Insurance proceeds In an amount not to exceed the amounts unpaid under the Note or this Security Instrument, and (b) any other of Borrower's rights (other than the right to any refund of unearned premiums paid by Borrower) under all insurance policies covering the Property, insofar as such rights are applicable to the coverage of the Property. Lender may use the insurance proceeds either to repair or restore the Property or to pay amounts unpaid under the Note or this Security Instrument, whether or not then due. 6. Occupancy. Borrower shall occupy, establish, and use the Property as Borrower's plinclpal residence within 60 days after the execution of this Security Instrument and shall continue to occupy the Property as Borrower's principal residence for at least one year after the date of occupancy, unless Lender otherwise agrees in writing, which consent shall not be unreasonably withheld, or unless .extenuatng circumstances exist which are beyond Borrower's control. 7, Preservation, Maintenance and Protecllon al fhe Propertyi lnspec6ons. Borrower shall not destroy, damage or Impair the Property, allow the Property to deteriorate or commit waste on the Property. Whether or not Borrower is residing in the Property, Borrower shall maintain the Property in order to prevent the Property from deteriorating or decreasing in value due to Its condition. Unless it is determined pursuant to Section 5 that repair or restoration is not economically feaslble, Borrower shall promptly repair the Property if damaged to avoid further deterioration or damage, If Insurance or condemnation proceeds are paid in connection with damage to, or the taking of, the Properly, Borrower shall be responsible for repairing or restoring the Property only if Lender has released proceeds for such purposes. Lender may disburse proceeds for the repairs and restoration in a single payment or In a series of progress payments as the work is completed. If the insurance or condemnation proceeds are not sufficient to repair or SWMS Rev 04/02/01 Paga 8 of 19 FORM 3048 1 /01 20060426000400.008 restore the Property, Borrower is not relieved of Borrower'• obligation for the completiotl of such repair or restora~ion. Lender or its agent may make reasonable entries upon and inspections of the Property. If it has reasonable cause, Lender may Inspect the Interior or the improvements on the Property. Lender shall give Borrower notice at the time of or prior to such an ·interior inspection speci[ying such reasonable cause. 8. Borrower's Loan Applfcation. Borrower shall be In default If, during the Loan application process, Borrower or any persons or entities acting at the direction or Borrower or with Borrower's knowledge or consent gave materially false, misleading, or inaccurate Information or statements to Lender (or failed to provide Lender with material information) in connection wtth the Loan. Material representations include, but are not limited to, representations concerning Borrower's occupancy of the Property as Borrower's principal residence. 9. Protection of Lender's Interest in the Property and Rights Under Oils Security Instrument. If (a) Borrower fails 1o perform the covenants and agreements contained in this Security lns1rumerit, (b) there is a legal proceeding that might significantly affect Lender's in1erest in the Property and/or rights under this Security Instrument (such as a proceeding in bankruptcy, probate, for condemnation or forfeiture, for enforcement of a lien which may attain priority over this Security Instrument or to enforce laws or regulations), or (c) Borrower has abandoned the Property, then Lender may do and pay for whatever Is reasonable or appropriate to protect Lender's interest in the Property and rights under this Security Instrument, including protecting and/or assessing the value of the Property, and securing and/or repairing the Property. Lender's actions can include, but are not limited to: (a) paying any sums secured by a lien which has priority over this Security Instrument; (b) appearing In court; and (c) paying reasonable attorneys' fees to protect its interest In the Property and/or rights under this Security lnstrumen1. Including Its secured position in • bankruptcy proceeding. Securing the Property Includes, but Is not limited to, entering the Property to make repairs, change locks, replace or board up doors and windows, drain water from pipes, eliminate building or other code violations or dangerous conditions, and have utilities turned on or off. Although Lender may take action under this Section 9, Lender does not have to do so and Is not under any duty or obligation to do so. It is agreed that Lender Incurs no liability for not taking any or all actions authortzed under this Section 9. Any amounts disbursed by Lender under !his Section 9 shall become addltlonal deb! of Borrower secured by this Security Instrument. These amounts shall bear interest at the Note rate from lhe date of disbursement and shall be payable, with such !merest, upon notice from lender 1o Borrower requesting payment. lfthfs Security Instrument Is on a leasehold, Borrower shall comply with all the provisions of the lease. If Borrower acquires fee tltle to the Property, the leasehold and the fee title shall not merge unless Lender agrees to the merger In writing. 10. Mortgage Insurance, If Lender required Mortgage Insurance as a condition of making the Loan, Borrower shall pay !he premiums required to maintain the Mortgage Insurance in effect. If, for any reason, the Mortgage Jnsurance coverage required by Lender ceases to be available from the mortgage insurer 1hat SW/JDS Rev !l4/02/0l Page ti of 15 FORM 3048 1/D1 20050425000400.009 previously provided such insurance and Borrower was required 1o make separately designated payments toward the premiums for Mortgage Insurance, Borrower shall pay the premiums required to obtain coverage substantially equivalent to the Mortgage Insurance previously in eflec~ at a cost substantially equivalent to the cost to Borrower of the Mortgage Insurance previously in effect, from an alternate mortgage insurer selected by Lender. If substantially equivalent Mortgage Insurance coverage is not availabfe, Borrower shall contrnue to pay to Lender the amount of the separately designated payments that were due when the insurance coverage ceased to be in effect Lender will accept, use and retain these payments as a non-refundable Joss reserve in lieu of Mortgage insurance. Such loss reserve shall be non-refundable, notwithstanding the fact that the Loan is ultimately paid in full, and Lender shall not be required to pay Borrower anY interest or earnings on such loss reserve. Lender can no longer require loss reserve payments if Mortgage Insurance coverage (in the amount and for the period that Lender requires) provided by an insurer selected by Lender again becomes available, is obtained, and Lender requires separately designated payments toward the premiums for Mortgage Insurance. If Lender required Mortgage Insurance as a condition of making the Loan and Borrower was required lo make separately designated payments toward the premiums for Mortgage Insurance, Borrower shall pay the premiums required to maintain Mortgage Insurance in effect, or to provide a non-refundable loss reserve, until Lender's requirement for Mortgage Insurance ends in accordance with any written agreement between Borrower and Lender providing for such termination or until lerminatfon Is required by Applicable Law. Nothing in this Section 10 affects Borrower's obligation to pay interest at the rate provided in the Note. Mortgage Insurance reimburses Lender (or any entity that purchases the Note) for certain losses II may incur If Borrower does not repay the Loan as agreed. Borrower Is not a party to the Mortgage Insurance. Mortgage Insurers evaluate their total risk on all such insurance in force from time to time, and may enter into agreements with other parties that share or modify their risk, or reduce losses. These agreements are on terms and condltfons that are satisfactory to the mortgage insurer and the other party (or parties) to these agreements. These agreements may require the mortgage insurer to make payments using any source of funds that the mortgage Insurer may have available (which may include fUnds obtained from Mortgage Insurance premiums). As a result of these agreements, Lender, any purchaser oflhe Note, another insurer, any relnsurer, any other entity, or any affiliate of any of the foregoing, may receive (directly or Indirectly) amounts that derive from (or might be characterized as) a portion of Borrower's payments for Mortgage Insurance, in exchange for sharing or modifying the mortgage insurer's risk, or reducing losses. If such agreement provides that an affiliate of Lender takes a share of the Insurer's risk in exchange for a share of the premiums paid to the Insurer, the arrangement Is ollen termed "'captive reinsurance." Further: (a) Any si,ch agreements will not affect the amounts that Borrower has agreed to pay lor Mortgage Insurance, or any other terms of lhe Loan, Such agreemenfs SWA10 Rev 04/02/01 P.age 10 of 19 FORM 3048 1/01 20060425000400.010 will not increase the amount Borrower will owe for Mortgage Insurance, and they will not entitle 801Tower to any refund. (b) Any such agreements will not affect the rights 801TDwer has • if any • with respect to fhe Mortgage Insurance under the Homeowners Protection Act ol 1998 or any other law. These rights may include the right to receive certain disclosures, to request and ob1ain cancellation of the Mortgage Insurance, to have the Mortgage Insurance terminated automatically, and/or to receive a refund of any Mortgage Insurance premiums that were unearned al the time of such cancellation or termination. 11. Assignment of Miscellaneous Proceeds: Forfeiture. All Miscellaneous Proceeds are hereby assigned to and shall be paid to Lender. If the Property is damaged, such Miscellaneous Proceeds shall be applied to restoration or repair of the Property, if the restoration or repair Is economlcal/y feasible and Lender's security Is not lessened. During such repair and restoration period, Lender shall have the right to hold such Miscellaneous Proceeds until Lender has had an opportunity to inspect such property lo ensure the work has been completed to Lender's satisfaction, provided that such inspection shall be undertaken promptly. Lender may pay for the repairs and restoration in a single disbursement or in a series of progress payments as the work is completed. Unless an agreement Is made in writing or Applicable Law requires interest to be paid on such Miscellaneous Proceeds, Lender shall not be required to pay Borrower any interest or earnings on such Miscellaneous Proceeds. If the restoration or repair is not economically feasible or Lender's security would be lessened, the Mlscellaneous Proceeds shall ·be applied to the sums secured by this Security Instrument, whether or not then due, with the excess, ff any, paid to Borrower. Such Mlscellaneous Proceeds shall be applied In the order provided for In Section 2. In the event of a total taking, destruction, or loss fn value oftha Property, the Miscellaneous Proceeds shall be applied to the sums secured bY th[s Security Instrument, whether or not then due, with the excess, if any, paid to Borrower. In the event of a partial taking, destruction, or loss fn value of the Property in which the fair market value of the Property lmmed[ately before the partial taking, destruction, or loss in value is equal to or greater than the amount of the sums secured by this Security Instrument immediately before the partial taking, destruction, or loss rn value, unless Borrower and Lender otherwise agree In writing, the sums secured by this Security Instrument shall be reduced by the amount of the Miscellaneous Proceeds multiplied by the following fractfon: {a) the total amount of the sums secured immediately before the partial taking, destruction, or loss in value divided by {b) the fair market value of the Property Immediately before the partial taking, destruction, or ioss in value. Any balance shall be paid to Borrower. In the event of a partial taking, destruction, or loss In value of the Property In which the fair market value of the Property Immediately before the partial taking, destruction, or loss in value is less than the amount or the sums secured immediately before the partial taking, destruction, or loss in value, unless Borrower and Lender otherwise agree In writing, the Miscelfanoous Proceeds shall be SWA1 I Rev 04/02/1:l1 Paga 11 c;ft!J FORM :J04B 1101 20050425000400.011 applied to the sums secured by this Security Instrument whether or not the sums are then due. If the Property is abandoned by Borrower. or If. after notice by Lender to Borrower that the Opposing Party (as defined In the next sentence) offers to make an award to settle a claim for damages, Sorrower fails to respond to Lender within 30 days after the date the notice is given, Lender Is authorized to collect and apply the Miscellaneous Proceeds either to restoration or repair of the Property or to the sums secured by this Security Instrument, whether or not then due. "Opposing Party' means the third party that owes Borrower Miscellaneous Proeeeds or the party against whom Borrower has a right of action in regard to Miscellaneous Proceeds. Borrower shall be in default if any action or proceeding, whether civll or criminal, is begun that, in Lender's Judgment, could result in forfeiture of the Property or other material impairment of Lender's Interest In the Property or rights under this Security Instrument. Borrower can cure such a default and, If acceleration has occurred, reinstate as provided in Section 19, by causing the action or proceeding to be dismissed with a ruling that. in Lender's judgment, precludes forfeiture of the Proper1y or other material lmpalrmen1 of Lender's interest In the Property or righ~s under this Security Instrument. The proceeds of any award or claim for damages that are attributable to the Impairment of Lender's interest in the Property are hereby assigned and shall be paid to Lender, All Miscellaneous Proeeeds th at are not applied to restoration or repair of the Property shall be applied in the order provided for in Section 2. 12. Borrower Not Released; Forbearance By Lender Not a Waiver, Extension of the time for payment or modification of amor1iZation of the sums secured by this Security Instrument granted by Lender to Borrower or any Successor In Interest of Borrower shall not operate to release the liability of Borrower or any Successors in Interest of Borrower. Lender shall no1 be required to commence proceedings against any Successor in ln1erest of Borrower or to refuse to extend time for paymen1 or otherwise modify amortization of the sums secured by 1his Security Instrument by reason of any demand made by the original Borrower or any Successors in Interest of Borrower. Any forbearance by Lender In exercising any right or remedy Including, without limitation, Lender's acceptance of payments from third persons, en111ies or Successors In Interest of Borrower or In amounts less than the amount then due, shall not be a waiver of or preclude the exercise of any right or remedy. 13. Joint and Several Liability; Co-signers; Successors and Assi9ns Bound, Borrower covenants and agrees that Borrower's obligations and liabiltty shall be Joint and several. However, any Borrower who co-signs this Security Instrument but does not execute the Note (a "co•signer"): (a) Is co-signing this Security Instrument only to mortgage, grant and convey the co-signer's Interest In the Property under the terms of this Security Instrument; (b) is not personally obligated to pay the sums secured by this Security lns1rument; and (c) agrees that Lender and any other Borrower can agree to extend, modify, Forbear or make any accommodations with regard to the terms of this Security Instrument or the Note without the co-signer's SWA12 Rev04/02/01 Page 12 of 19 FORM 3048 1/01 20060425000400.012 ' J consent. Subject 1o the provision of Section 18, any Successor in Interest of Borrower who assumes Borrower's obligations· under this Security Instrument in writing, and is approved by Lender, shall obtain all of Borrower's rights and benefits under 1his Security Instrument Borrower shall not be released from Borrower's obligations and liability under this Security Instrument unless Lender agrees to such release In writing. The covenants and agreements of this Security Instrument shall bind {except as provided In Section 20) and benefit the successors and assigns of Lender. 14. Loan Charges. Lender may charge Borrower fees for services performed in connection with Borrower's default, for the purpose of protecting Lender's interest In the Property and rights under 1his Security Instrument, including, but not limited to, attorneys' fees, property inspection and valuation fees. In regard to any other fees, th• absence of express authority In this Security Instrument to charge a specific fee to Borrower shall not be construed as a prohibition on the charging of such fee. Lender may not charge fees that are expressly prohibited by this Security Instrument or by Applicable Law. If the Loan Is subject to a law which sets maximum loan charges, and that law Is Rnally Interpreted so that the interest or other loan charges collected or to be collected in connection with the Loan exceed the permitted limits, then: (a) any such loan charge shall be reduced by the amount necessary to reduce the charge to the permitted limit; and {b) any sums already collected from Borrower which exceeded permitted limits will be refunded to Borrower. Lender may choose to make 1his refund by reducing the principal owed under the Note or by making a direct payment lo Borrower. If a refund reduces principal, the reduction will be treated as a partial prepayment without any pnspayment charge (whether or not a prepayment charge Is provided for under the Note). Borrower's acceptance of any such refund made by direct payment to Borrower will constitute a waiver of any right of action Borrower might have arising otrt of such overcharge. 15. Notices. All notices given by Borrower or Lender in connection with this Security Instrument must be in writing. Any notice to Borrower in connection with this Security Instrument shall be deemed to have been given to Borrower when malled by first class mall or when actually delivered to Borrower's nouce address If sent i?Y other means. Notice to any one Borrower shall constitute notice to all Borrowers unless Applicable Law expressly nsqulres otherwise. The notice address shall be the. Property Address unless Borrower has designated a substittr!e notice address by notice to Lender. Borrower shall promptly notify Lender of Borrower's change of address. If Lender specifies a procedure for reporting Borrower's change of address, then Borrower shall only report a change of address through that specified procedure. Thens may be only one designated notice addnsss under this Security Instrument at any one time. Any notice to Lender shall be given by deliverin9 It or by mailing It by first class mall to Lender's address stated herein unless Lender has designated another address by notice to Borrower. Any notice in connection with this Security Instrument shall not be deemed to have been given to Lender until actually received by Lender. If any notice required by this Security SWA1S Rev 04/02t01 Page 13 of 19 FORM 3048 1/01 20050425000400.013 Instrument is also required under Applicable Law, the Applicable Law requirement will satisfy the corresponding requirement under this Security Instrument. 16. Governing Law; Severability; Rules of Construction. This Security Instrument shall be governed by federal law and the Jaw of the jurisdiction in which the Property is located. All rights and obligations contained in this Security Instrument are subject to any requirements and limitations of Applicable Law. Applicable Law might explicJtJy or Jmpllcltly allow the parties to agree by contract or It might be silent, but such silence shall not be construed as a prohibition against agreement by contract, In the event that any provision or clause of this Security Instrument or the Note conflicts with Applicable Law, such conflict shall not affect other provisions of this Security Instrument or the Note which can be given effect without the conflicting provision. As used in this Security Instrument: (a) words of the masculine gender shall mean and include corresponding neuter words or words of the feminine gender; (b) words in the singular shall mean and Include the plural and vice versa; and (c) the word "may" gives sole discretion without any obligation to take any action. 17. Borro,.er's Copy. Borrower shall be given one copy of the Note and of this Security Instrument. 18. Transfer ol lhe Property or a Beneficial Interest In Borrower. As used In this Section 18, 'Interest in the Property means any legal or beneficial interest in the Property, Including, but not limited to, those beneficial Interests transferred In a bond for deed, contract for deed, installment sales contract or escrow agreement, the intent of which Is the transfer of title by Borrower at a future date to a purchaser. If all or any part of the Property or any Interest In the Property is sold or transferred (or If Borrower ls not a natural person and a beneficial Interest In Borrower is sold or transferred) without Lender's prior written consent, Lender may require immediate payment in full of all sums secured by this Security Instrument. However, this option shall not be exercised by Lender if such exercise is prohibited by Applicable Law. If Lender exercises this option, Lender shall give Borrower notice of acceleration. The notice shall provide a period of not less than 30 days from the date the notice Is given In accordance with Section 15 within which Borrower must pay all sums secured by this Security. Instrument If Borrower falls to pay these sums prior to the expiration of this period, Lender may invoke any remedies permitted by this Security Instrument without further notice or demand on Borrower. 19. Borrower's Right to Reinstate After Acceleration, If Borrower meets certain conditions, Borrower shall have the right to have enforcement of this Security Instrument discontinued at any time prior to the earliest of. (a) five days before sale of the Property pusuant to any power of sale contained· in this Security Instrument; (b) such other period as Applicable Law might specify for the termination of Borrower's right to reinstate; or (c) entry of a judgment enforcing this Security Instrument. Those conditions are that Borrower: (a) pays Lender all sums which then would be due under this Security Instrument and the Note as If no acceleration SWA14 Rev -04/02/01 Pa!ile 14 or 19 FORM 3048 1/01 20060426000400.014 had occurred; (b) cures any default of any other covenants or agreements; (c) pays all expenses Incurred in enforcing this Security Instrument, including, but not limited to, reasonable attorneys' fees, property inspection and valuation fees, and other fees incurred for the purpose of protecting Lender's Interest in the Property and rights under this Security Instrument; and (d) takes such action as Lender may reasonably require to assure that Lender's interest in the Property and rights under this Security Instrument, and Borrower's obligation to pay the sums secured by this Security Instrument, shall continue unchanged. Lender may require that Borrower pay such reinstaiement surns and expenses in one or more· of the follaWing forms, as selected by Lender: {a) cash; (b) money order; (c) certified check, bank check, treasurer's check or cashier's check, provided any such check is drawn upon an institution whose deposits are insured by a federal agency, instrumentality or entity; or (d) Electronic Funds Transfer. Upon reinstatement by Borrower, this Security Instrument and obligations secured hereby •hall remaln fully effective as if no acceleration had occurred. However, this right to reinstate shall not apply in the case of acceleration under Section 1 a. 20, Sale of Note; Change of Loan Servicer; Notice of Grievance. The Note or a partial interest in the Note (together with this Security Instrument) can be sold one or more times without prior notice to Borrower. A sale might result in a change in the entity (known as the 'Loan Servicer") that collects Periodic Payments due under the Note and this Security Instrument and performs other mortgage loan servicing obligations under the Note, this Security Instrument, and Applicable Law. There also might be one or more changes of the Loan Servicer unrelated to a sale of the Note. If there is a change of the Loan Servicer, Borrower wlll be given written notice of the change which will state the name and address of the new Loan Servicer, the address to which payments should be made and any other Information RES PA requires In connection with a notlce of transfer or servicing. If the Note rs sold and thereafter the Loan is serviced by a Loan Servicer other than the purchaser of the Note, the mortgage loan servicing obligations to Borrower will remain with the Loan Servicer or be transferred to a successor Loan Servicer and are not assumed by the Note purchaser unless otherwise provided by the Note purchaser. Neither Borrower nor Lender may commence, Join, or be joined to any Judicial action (as either an Individual litigant or the member of a class) that arises from the other party's actions pursuant to this Security Instrument or that alleges that the other party has breached any provision of, or any duty owed by reason of, this Security Instrument, until such Borrower or Lender has notified the other party (with such notice given In compliance with the requirements of Section 15) of such afleged breach and afforded the other party hereto a reasonable period alter the giving of such notice to take corrective action. If Applicable Law provides a time period which must elapse before certain action can be taken, that time period wlll be deemed to be reasonable for purposes of this paragraph. The notice of acceleration and opportunity to cure given to Borrower pursuant to Section 22 and the notice of acceleration given lo Borrower pursuant to Sectlon 18 shall be deemed to satisfy the notice and opportunity to take corrective action provisions of SWA15 Rav 04f021(11 Paga 15 of 19 FORM 3114" 1/01 20060425000400.015 I I I I ' I this Section 20. 21. Hazardous Substances. As used In this Section 21: (a) "Hazardous Substances' are those substances deflned as toxic or hazardous substances, pollutants, or wastes by Environmental Law and the following substances: gasoline, kerosene, other flammable or toxic petroleum products, toxic pesticides and herbicides, volatile solvents, materials containing asbestos or formaldehyde, and radioactive materials; (b) "Environmental Law" means federal laws and laws of the Jurisdiction where the Property is located that relate to health, safety or environmental protection; (c) "Environmental Cleanup• includes any response action, remedial action, or removal action1 as defined in Environmental Law; and {d) an "Environmental Condltron" means a condition that can cause, contribute to1 or otherwise trigger an Environment Cleanup. Borrower shaH not cause or permit the presence, use, disposal, storage, or release of any Hazardous Substances, or threaten to release any Hazardous Substances, on or in the Property, Sorrower shall not do, nor allow anyone else to do, anything affecting the Property (a) that is in violation of any Environmental Law, {b) which creates an Environmental Condition, or (c) which,.due to the presence, use, or release of a Hazardous Substance, creates a condition that adversely affects the value of the Property. The preceding two sentences shall not apply to the presence, use, or storage on the Property of small quantities of Hazardous Substances that are generally recognized to be appropriate to normal residential uses and to maintenance of the Property {Including, but not limited to, hazardous substances in consumer products). Borrower shall pro1]1ptly give Lender written notice or [a) any Investigation, claim, demand, lawsuit or other action by any govemmental or regulatory agency or private party Involving the Property and any Hazardous Substance or Environmental Law of which Borrower has actual knowledge, {b) any Environmental Condition, Including but not limited to, any spllling, leaking, discharge, release or threat or release of any Hazardous Substance, and (c) any condition caused by the presence, use or release of a Hazardous Substance which adversely affects the value or the Property. If Borrower learns, or Is notified by any governmental or regulatory authority, or any private party, that any removal or other remediation of any Hazardous Substance affecting the Property is necessary, Borrower shall promptly take all necessary remedial actions In accordance with Environmental Law. Nothing herein shall create any obligation on Lender for an Environmental Cleanup. NON-UNIFORM COVENANTS. Borrower and Lender further covenant and agree as follows: 22. Acceleration; Remedies. Lender shall give notice to Borrower prior lo acceleraflon tollowlng Borrower's breach ol any covenant or agreement In fhis Security lnslrumenl {bul not prior to acceleration under Section 18 unless Applicable Law provides otherwise), The notice shall specify: {a) the defaul~ (b) the action required to cure the default; (c) a date, not less than 30 days from lhe date the notice is given lo Borrower, by which the default must be cured;. and (d) that failure to cure lhe default on or before lhe date specified in the notice may SWA18 Rev 04/0~/01 Page IS of 19 FORM 3048 1/01 20060425000400.016 result In acceleration of the sums secured by this Security Instrument and sale of the Property at public auction at a date not less than 120 days in the future. The notice shall further Inform Borrower of the right to reinstate after acceleration, the right to bring a court action to assert the non-existence of a default or any other defense of Borrower ta acceleration and sale, and any other matters required ta be Included In the notice by Applicable Law. If the default Is not cured on or before the date specified in the notice, Lender at its option, may require immediate payment in lull of all sums secured by this Security Instrument without further demand and may invoke the power of sale and/or any other remedies permitted by Applicable Law. Lender shall be entitled to collect all expenses Incurred in pursuing the remedies provided in this Section 22, Including, but not limited to, reasonable attorneys' fees and costs of title evidence. If Lender invokes the power of sale, Lender shall give written notice to Trustee of the occurrence of an event of default and ol Lender's election to cause the Property to be sold. Trustee and Lender shall take such action rei,ardlng notice of sale and shall give such notices to Borrower and to other persons as Applicable Law may require. After !he time required ·by Applicable Law and after pubHcation of the notice ol sale, Trustee, without demand on Borrower, shall sell the Property at public auction to the highest bidder at the time and place and under the terms designated In the notice of sale In one or more parcels and in any order Trustee determines. Trustee may postpone sale of the Property for a period or periods permitted by Applicable Law by public announcement at the time and place fnced in the notice of sale, Lender or its designee may purchase the Property at any sale. Trustee shall deliver to the purchaser Trustee's deed conveying the Property without any coven.am or warranty1 expressed or implied. The recitals in the Trustee's deed shall be Prima lacie evidence of the lrulh of the statements made therein. Trustee shall apply the proceeds of the sale In the following order: {a) to all expenses of the sale, including, but not limited to, reasonable Trustee's and attorneys' fees; (b) to all sums secured by this Security lnsfrument; and (c) any e,roess to the person or persons I egally entitled to it or ta the clerk of the superior court of the county in which the sale took place. 23. Reconvey.,nce. Upon payment of all sums secured by this Security Instrument. Lender shall request Trustee to reconvey the Property and shall surrender this Security Instrument and all notes evidencing debt secured by this Security Instrument to Trustee. Trustee shall reconvey the Property wltltou1 warranty to the person or persons legally entitled to It. Such person or persons shall pay any recordatlon costs and the Trustee's fee for preparing the reconveyance. 24. Substitute Trustee. In accordance with Applicable Law, Lender may from time 1o time appoint a successor trustee to any Trustee appointed hereunder who has ceased to act. Without conveyance of the Property, the successor 1rustee shall succeed to all the title, power and duties conferred upon Trustee herein and by Applicable Law. 25. Use of Property, The Property is not used principally for agricultural purposes. SWA17 Re.v 04/02/01 PagEI 17 i;if f& FOJIM 3048 1/01 20050425000400.017 26. Attorne\lS' Fees. Lender shall be entitled to recover Its reasonable attorneys' fees and costs in any action or proceeding to construe or enforce any term of this Security Instrument. The term "attorneys' fees," whenever used in this Security Instrument, shall Include without limitation attorneys' fees incurred by Lender in any bankruptcy proceeding or on appeal. ORAL AGREEMENTS OR ORAL COMMITMENTS TO LOAN MONEY, EXTEND CREDIT, OR TO FORBEAR FROM ENFORCING REPAYMENT OF A DEBT ARE NOT ENFORCEABLE UNDER WASHINGTON LAW. BY SIGNING BELOW, Borrower accepts and agrees to the terms and covenants contained in this Security Instrument and In any Rider executed by Borrower and recorded with It. Witnesses: (Seal) sorrower SWA18 Re.11 04/02/01 f'age 1S-of 19 FORM 3048 1101 20060425000400.018 ----; STATE OF WASHINGTON County of KING (RTA) On this day personally appeared before me ss: ALICIA MENA, A MARIEO PERSON AS HER SEPARATE ESTA'YE to me known to be the lndividual(s) described In and who executed the within and foregoing instrument, and acknowledged that he/~y signed the same as hls~ir free and voluntary act and deed, for the uses and purposes therein mentioned. . ~ • ~!' GIVEN under my hand and official seaf this ;;l_ / day of~ te cf Washington, My Appointment Expires on .5-· 1' -,h:pS 20050425000400.019 SWAt9 Rev 04/-02/01 Page 1S 0119 FORM 3048 1/01 20050425000400.020 ADJUSTABLE RATE RIDER 0143691913 2 YEAR/6 MONTH LIBOR INDEX -RATE CAPS { Assumable dwltlg Llfl? of Loan) (First Suslnas!i Oay of Pr11c:adln9 Month l.ookback} THIS ADJUSTABLE RATE RIDER is made thls ll!l1.~P.Y.!?f...!\~B!b.l9.9.L .................... , and is incmporated foto and shall be deemed to amend and supplement the Mortgage, Deed of Trust or Deed to Secure Debt (the 'Security Instrument") of the same date given by tire undersigned (the 'Borrower") to secure the borrower's Adjustable Rate Note (the 'Note') to ................................................................ .. . '!!!!.\-!:!! .. f.~~ !?.9. .!!~~r,;, .. ~.:~ ...................................... : ............................................................... .(the 'lender") of the same date and covering the property described in the Security Instrument and located ~ .•••.• 9609 ~ W2ND STREET,.8ENTON, WA .. 98055 ....................... I ....................................................................... . (Propeliy Addnss . THE NOTE CONTAINS PROVISIONS ALLOWING FOR CHANGES IN THE INTEREST RATE AND THE MO!'.TIILY PAYMENT. THE NOTE LIMITS THE AMOUNT 1HE BORROWER'S INTEREST RATE CAN CHANGE AT ANY ONE TIME AND THE MAXIMUM RATE THE BORROWER MUST PAY. ADDmONAL COVENANTS. In addition to the covenants and agreements made in tire Security Instrument, Borrower and lender further covenant and agree as follows: A, INTEREST RATE ANO .MONTHLY PAYMENT CHANGES The Note provides for an initial interest rate of .... J,7.~9 .......... %. The Note provides for changes in the lntereot rate and tire monthly payments, as follows: 4. INTEREST RATE AND MONTHLY PAYMENT CHANGES (A) Change Oates The intereot rate I will pay may change on the first day of .l\!~Y.,.~.Q~7. ......•..•.•.... , and may change on that day every sixth month thereafter. Each date on which my interest rate could change is called a 'Change Date.' (BJ The Index Beginning with the first Change Date, my interest rate will be based on an Index. The 'Index" is the six month London Interbank Offered Rate ('LIB OR 1 which is the average of foterbank offered rates for six-month U.S. dollar-denommated deposits in the London market, as published in The Wall Street Journal The most .recent Index figure available as of the first business day of the month immediately preceding the month in which the Change Date occurs is c.Ued the 'Current Index.' . MU1..TISTA'TE ADJUSTABLE" AATE RIDER 6-Month LIBOR l11de){ {Assumable during Ute of loan) Fcirtn 6120 3/04 EC108A Rev. 09/21/04 !First Bu!inei:;" Day Lookback} • Single Family• Freddie Mi:ii:: UNlfO~M lNSTRUMENT 20050426000400.021 0143691913 If the Index is no longer available, the Note Holder will choose a new index that is based upon comparable information.. The Note Holder will give me notice of tbls choice. (C) Calculation of Changes Before each Change Date, the Note Holder will calculate %1; new interest rate by adding .!hr.'1.~.,;m~.!l!r.!m~!lll!!r.!@!l! ... , ...................... percentage points ( .... ~, .... 9. •••••••• %) to the Current Index. The Note Holder will then round the result of this addition to the neateSI oru>-eighth of one J)"rcentage point (0.125%). Subject to the limits stated in Section 4(D) below, tWs rounded amount will be my new inlerest rate until the next Change Date. The Note Holder will then determine the amount of the monthly payment that would be sufficient to repay the unpaid principal that I am expected to owe at the Change Date in full on the maturity date at my new interest rate in substantially equal payments, The result of this calculation will be the new amount of my monthly payment. {D) Llmlts on Interest Rate Changes The interest rate l am required to pay at the first Change Date will llQt be greater than . .:!!?,!.?.!! ....... % or less than .... !.,7§9 ........ %. Thereafter, my intere.,t rate will never be bu:xeased or decreased on any single Change Date by more than .!?!.'.\'. ............................................................... . percentage points ( ......... 1.,9.~.~ ........ %) from the rate of interest I have been paying for the e:ececling six months. My interest rate will never be greater than .. JJ,?'.~ ......... %. My interest rate will never be JeBS than .... l.7.5JJ ........ %. (E) Effective Date of Changes My new interest.rate will becorne effective on each Change Date, I will pay the amount of my new monthly payment beginning on the fir,t monthly payment date after the Change Date until the amount of my monthly payment changes agrun. (F) Notice of Changes The Note Holder will deliver or mail to me a notice of any changes in my interest rate and the amount of my monthly payment before the effective date of any change. The notu:e will include infonnation required by law to be given me and also the title and telephone number of a person who will answer any question I may have regarding the notice. B. TRANSFER OF THE PROPERTY OR A BENEFICIAL INTEREST IN BORROWER. Section 18 of the Security Instrument is amended to read as foHows: Transfer of lhe Property or a Beneficial Interest in Borrower. As used in this Section 18, "Interest in the Property" means any legal or beneficial intere.,t in the Property, including, but not limited to, those beneficial interests 1ransfem,d in a bond for deed, contract for deed, installment sales contract or escrow agreement, the intent of which is the transfer of title by BoffOwer at a future date to a purchaser. If all or any part of the Property or any Interest in the Property is sold or transferred (or if a Borrower is not a natural person and a beneficial interest in BoffOWer js sold or transferred) without Leader's prior written consent, Lender may reqwre immediate payment in full of all sums Ml,:IL.TISTATE A,DJUSTAbLE RATE RIDER 6-Mcn1h LIBOR !ndex (Ass\lmable during Ufa of Loan) F<lrm SU!O 3/04 ECUJIIL Rev. 0$/14/04 (f:lrst Bu$lnen Day l.Qol(J)aok) -Single family. FreddJe Mac UNIFORM INSTRUMENT 20060425000400.023 1-4 FAMILY RIDER (A~gnment of Rents) 0143691S13 THIS 1·4 FAMILY RIDER is made this . .?1.s1 .. 9~Y..~f.l).rB.J.6 .. <!!l!?... .....................• , and;. inco1porated into and shall be deemed to amernl and supplement the Mortgage, Deed of Trust or ·security Deed (the 'Security lnstrumentd of the same date given by the undersigned (the "Borrower") to secnre Borrower's Note to .WELLS FAR .. O.BANK,.N.A, ........................................................ : ....................................................... . (the 'Lender") of the same date and covering the Property described in the Secnrity Instrument and located at· .••..... 9qp8 S ,192ND ,STREET ........................................................................... , .................................. . .......................... RENTOl,J, WA,.P8055 ................................................................................................................. . (P,opwty ArlrfTBBfl) 1-4 FAMILY COVENANTS. In adwtion tu the covenants and agreements made in the Security Instrument, Borrower and Lender further covenant and agree as follows: A. ADDillONAL PROPER1Y SUBJECT TO TIIE SECURITY INSTRUMENT. In addition to the Property described in the Security Instrument, the following items are now or hereafter atlaclred to the Property description, and shall lilso constitute the Property covered by the Security Instrument: building materials, appliances and goods of every nature whatsoever now or hereafter located in, on, or used, or intended to be used in connection with the Property, including, but not limited to, those for the purposes of supplying or distributing heating, cooling, electricity, gas, water, air and light, fire prevention and extinguishing apparatus, security and access control apparatus, plumbing, bath tubs, water heatersi water closets) sinks, ranges, stoves, refrigerators, dishwashers, disposals, washers, dryers, awnings, s1orm windows, storm doors, screensi blinds, sha.des 1 curtains and curtain rods, attached mirrors, cabinets, paneling and atlached floor ooverings, all of which, including replacements and adwtions thereto, shall be deemed to be and remain a part of the Property covered by the Security Instrument. All of the foregoing together with the Property described in the Security Instrument (or the leasehold estate if.the Security Instrument is on a leasehoW) are referred to in this 1-4 Family Rider and the Security Instrument as the "Property.' B. USE OF TIIE PROPERTY; COMPLIANCE WITH LAW. BorroweI shall not seek, agree to or make a change in the use of the Property or its zoning classffication, unleso Lender has agreed in writing to the change. Borrower shall comply with all laws, ordinances, regulations and requirements of any governmental body applicable to the Property. C. SUBORDINATE LIENS. Exoept as permitted by federal law, Borrower shall not allow any lien inferior to the Security Instrument to be perfected against the Property without Lender's prior writlen pennission. MUL TtSTATE 1-4 FAMILY RIDER FNMAIFHLMC Uniform instrument Form 9170 1/01 (Page 1 of 3) EC024L Rev.11/13/00 20050425000400.024 0143691913 D. RENT LOSS INSURANCE. Borrower shall maintain insurance against ron1 loss in addition to the other hazards for which insurance is mquired by Section 5. E. ''BORROWER'S RIGHI TO REINSTATE" DELETED. Section 19 is deleted. F. BORROWER'S OCCUPANCY. Unless Lender and Borrower otherwise agree in writing, Section 6 concerning Borrower's occupancy of the Property ls deleted. G. ASSIGNMENT OF LEASES, Upon Lender's reqoest after delault, Borrower shall assjgn to Lender all leases of the Property and all security · deposits made in connection with leases of the Property. Upon the assignment, Lender shall have the righ1 to modify, extend or terminate the existing leases and to execute new lease,, in Lender's sole discretion. As used in.lhls paragraph G, the word "lease' shall mesn 'rublease' if1he Security Instrument is on a leasehold. H. • ASSIGNMEN'.f OF RENTS; APPOJNTMENT OF RECEIVER; LENDER IN POSSESSION. Borrower absolutely and unconditionally assigns and transfers to Lender all the ronts and revenues ('Ren1S"') of the Property, regardless of to whom the Rents of the Property are payable. Bonower authorizes Lender or Lender's agents to collect the Rents, and agrees that each tenant of the Property shall pay the Rents to Lender or Lender's agents. However, Borrower shall receive the Rents until (i) Lender has given Borrower notlee of default pursuant to Seclion 22 of the Security Instrument and (ii) Lender. has given notice lo the tenant(,) that the Rents ore to be paid to Lender or Lender's agent. Jhis assignment of Rents constitutes an absolute assignment and not an assignment for additional security only. · If Lender gives notice of default to Borrower: (i) all Rents received by Borrower shall be held by Borrower as trustee for the benefit of Lender only, to be applied io the sums secured by the Security Instrument; (ii) LOnder shall be entitled to collect and receive all of the Rents of the Property; (iii) Bonower agrees that each tenant of the Property shall pay all Rents due and unpaid to Lender or Lender's agents upon Lender', written demand to the tenant; (iv) unless applicable law provides otherwise, all Rents collected by Lender or Lender's agmts shall be applied fust to the costs of talcing · control of and managing the Property and collecting the Rents, including, but not limited to, attomey'.s fees, receiver's fees, premiums on receive.r's bonds·, repair and maintenance costs, insUl3nce premium,, taxes, assessments and other charges on the Property, and then to the rums securod by the Security lnstru!l)Ont; (v) Lender, Lender's agents or any judicially appointed receiver shall be liable to account for only those Rents actually received; and (vi) Lender shall be entitled to have a receiver appointed to take poMes&ion of and manage the Property and collect the Rents and prolits deriwd from the Property without any showing as to the inadequacy of the Property .. security. If the Rents of the Property are not sufficient to cover tlie costs of taking control of and managing the Property and of collecting the Rents any funds expended by Lender for such pwposes shall become indebtedness of· BOm,wer to Lender secured by the Security lnstrtnnent pursuant to Section 9. Borrower represents and warrants that Borrower has not executed any prior assigrunent of the Rents and has not perfonned, and will not perforro, any act that would prevent Lender from ex=ising its rights under this paragraph. MULT!STATE 1-4 FAMILY RIDER FNMNFNLMC un,rorm Instrument Form 3170 1101 [Page 2 o! 3) EC024L Rev. 11/13/00 20050425000400.025 01436S1913 Lender, or Lender's agent, or a juwcially appointed receiver, Bhall not be required to enter upon, take control of or maintain the Property before or after giving notice of default to BoJToWer. However, Lender, or Lender's agents or a juwcially appointed receiver, may do so at any time when a delirult occurs. Any application of R.enlB shall not cure or waive any default or invalidate any other :riglrt or remedy of Lendor. Trus as,igrunent of Rents of the Property shall terminate when all the .sums secured by the Security Inswroent are paid in full. I. CROSS.DEFAULT PROVISION. Borrower's default or breach under any note or agreement in which Lender has an interest shall be a breach under the Security Instrument and Lender may invoke any of the remedies permitted by the Security Instrument. • Section H is deleted ln its entirety if the Property is located in the State of Michigan. BY SJ GNING BELOW, Borrower accepts and agrees to the terrns and provisions contained in this ,,_,,_ '~ • .= MULTJSTATE 1-4 FAMILY RIDER FNMA/FNLMC Uniform Jnsttument Fotm :3170 1101 (Page 3 ol S) EC024L Rev.11118/00 " ,, RETURN ADDRESS: WeU8 Fargo Bank, National Association BBG~ Boise Loan Operations.Center, MAC #V1851-015 3033 Eldar Stteet Boiae, ro 83705 DATE: April28,2006 -, ,11111111111111 20050428002175 STE~ART TITLE OT 34.00 PAG.:001 OF 015 04/28/2005 13:43 KING COUNTY, WR 200045145086600236 DEED OF TRUST 20050428002175.001 Reference# (If applicable): ----------- Grantor(s): Additional on page __ 1 . M, T. Development, LLC Grantee(s) 1. Wells Fargo Bank, National Association 2, Wells Fargo Financial National Bank, Trustee Legal Description: Tract 11, Springbrook Acres (South 192nd Street) and Tract 11, Sprinbrook Acres (East of Highway 167) Addltional on page).-- Assessor's Tax Parcel ID#: 793100-0151-06 (South 192nd Street) and 793100-0154-03 (East of Highway 1671 MAXIMUM LIEN. The lien of this Deed of Trust shall not exceed at any one time $520,000.00. THIS DEED OF TRUST is dated April 26, 2005, among M. T. Development, LLC; whose address is 11625 Rainier Avenue South, Seattle, WA 98178 ("Grantor"I; Wells Fargo Bank, National Association, whose mailing addr888 is Bellevue Buslnass Banking, 205 108th Ava. NE, Suite #500, Bellevue, WA 98004 (referred to below sometimes as "Lander" and sometimes es "Beneficiary"); and WeUs Fargo Financial National Bank, whose mailing address ls c/o BBG- Boise Loan Operations Center, PO Box 8203, Boise. ID 83707 ·2203 {referred to below as "Trustee"). i 20050428002176.002 DEED OF TRUST (Continued) Page 2 CONVEYANC~ ANO GRANT. For valuable consideration, Gnmtor oonveys to "Trustee in trust with power of .sale, right of -entry mid pcssossion end for !he benefit of Lender as Beneficiary, all of Grantor'$ right, title, and interest in and to the following descri.bed real property, together with all existing or subsectuently erected or affixed bulldings, lmpro\fflments and fixtures; uU easements, rlghts of way. and appurtenanc:es; all water, water rights and ditch rights (fnefudlng stock In utllltias with dftch or lrrlgetion rights}; and an other rights, royalties, and ~rofits reta.tlna_ to the real property, includlng without llmitation all minerals, oll, gas, geothermal tind siml!ar matters, (the "Real Property'") looated in King County, State of Washington: THAT PORTION OF TRACT 11, SPRINGIJROOK ACRES TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 12 OF PLATS, PAGE(S) 60, RECORDS OF KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: BEGINNING AT TlfE NORTHWEST CORNER OF THE EAST 10 FEET OF SAID TRA<;T 11; THENCE NORTH 88°27'05" WEST ALONG THE NORTH LINE THEREOF 179.01 FEET TO THE TRUE POINT OF BEGINNING; THENCE CONTINUING NORTH 88°27"05'" WEST 179.01 FEET; THENCE SOUTH 0°0"40" WEST 405.68 FEET TO THE SOUTH LINE OF THE NORTH 405.54 FEET OF SAID TRACT 11; THENCE SOUTH 88°27'05" EAST ALONG SAID SOUTH LINE 178.46 FEET TO A POINT WHICH BEARS SOUTH 0°05'32' WEST FROM TlfE TRUE POINT OF BEGINNING; THENCE NORTH 0°05•32• EAST 405.65 FEET OF THE TRUE POINT OF BEGINNING; EXCEPT THAT PORTION, IF ANY, LYING WITHIN THE FOLLOWING DESCRIBED TRACT; THE NORTH 120 FEET OF THE WEST 179.01 FEET OF THAT PORTION OF SAID TRACT 11. LYING EAST OF THE JOHN LANGSTON ROAD REVISION AS ESTABLISHED ON NOVEMBER 5. 1931; EXCEPT COUNTY ROADS PROPERTY ADDRESS: SOUTH 192nd STREET THAT PORTION OF TRACT 11. SPRINGBROOK ACRES TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 12 OF PLATS. PAGEIS) 60. RECORDS OF KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS, BEGINNING AT THE NORTHWEST CORNER OF THE EAST 10 FEET OF SAID TRACT 11: THENCE NORTH 88°27'06" WEST ALONG THE NORTH LINE THEREOF 358.02 FEET TO THE TRUE POINT OF BEGINNING; THENCE NORTH 88°27'05" WEST 179.01 FEET TO THE EAST LINE OF THE JOHN LANGSTON ROAD REVISION; THENCE SOUTH 0°4'12" EAST 405.70 FEET TO THE SOUTH LINE OF THE NORTH 405.54 FEET OF SAID TRACT 11; THENCE SOUTH 88°27'05" EAST ALONG SAID SOUTH LINE 178A5 FEET TO A POINT WHICH BEARS SOUTH 0°0'40'" WEST 406.68 FEET FROM THE TRUE POINT OF BEGINNING; THENCE NORTH 0°03'40" EAST 406.68 FEET Of THE TRUE POINT OF BEGINNING, EXCEPT THE NORTH 120 FEET THEREOF. PROPERTY ADDRESS, EAST OF HIGHWAY 167 The Real Property or its address Is commonly known aa Tra111 11, Springbrook Acres (South I \ DEED OF TRUST ( Continued) 20060428002175.003 Page3 192nd Street) and Tract 11, Springbrook Acres (East of Highway 167), Renton, WA 98058, The Real Property tax identification number is 793100-0151-06 (South 192nd Streat) and 793100-0154-03 (East of Highway 1671 CROSS-COUA"fERALIZATION, In addition to th:i Note, tllis Deed of Trust Saot.11'8.$ ,all obligatiom,, debts and liabilities, plus Interest thereon, of Grantor to Lender, or any one or more of them, as wen .as all clolms by Lender ag9fnst Grantor or any o-ne or more of them, whether now existlnQ" or hereafter arising, whether relat'8d or unre!e:led to the purpl)lf8 of the Note, whether voJuntsry or otherwise, whether due or not due, direct or lndire04 determined o, undetermined, absolute or contingent, ltquld'ated or unllquldated whether Granter may be rieble Individually or jolntfv wlth others, whether obllgoted as guarantor, .surety, .accommodation party or otherwrse, and whether recovery upon such amocmts may be or hereafter may become barred by 3ny stBtute of l!m!tations, i:md whether tho obligation to repay suoh amounts may be or hereafter may become otherwise unenforceable, Grantor hereby 8$.SigllB as security to Lender, all of Grantof'S right, title, and intereat In and to all leases, Rents, end profits of the Property. This assignment is recorded in accordanas with RCW 66.08.070; the !Jen oreated by this as.t1ignment Is intended to be speolfic, perfected and choate upon the recording of this Deed of Truat. lender grant$ to Granter e Uoense to collect the Rents and profits, which license may be revoked at Lender's option and shall be eutomatlcally revoked upon aooelete.tion of all or part of the lndebtedn888. THIS DEED OF TRUST, INCLUDING THE ASSIGNMENT OF RENTS AND THE SECURITY INTEREST IN TllE RENTS AND PERSONAL PROPERTV, IS GIVEN TO SECURE !Al PAYMENT OF THE INDEBTEDNESS AND {Bl PERFORMANCE OF ANY AND ALL OBLIGATIONS UNDER THE NOTE, THE RELATED DOCUMENTS, AND THI$ DEED OF TRUST. THIS DEED OF TRUST IS GIVEN ANO ACCEPTED ON THE FOLLOWING TERMS: PAYMENT AND PERFORMANCE. ~t as otherwise provided in this Deed of Tl'U8t, Grantor shall pay to Lender ell amounts .secured by this. Deed of Tt'Ust ae they bacoms due, and shall strlet/y and in a timely manner perform all of Grantor's obligations under ths Note, this Deed of Trust, and the Related Doeuments. POSSESSION AND MAINTENANCE OF THE PROPERTY. Grantor 9grees that Grantor1s possession end u.se of tha Property shall be governed by the folfowlng provisions: Possession and lJs.e, Until the occurrence of an Event of Default, Grantor may {1) remain In possession and control of the Property; (2} use, operate or manage the Property; and (3) oollect the Rents fmm the Property !this privilege Is a license fl'oin \..ender to Granter automaticaUv !lilVOked upon default). The following provisions relate to the use ot the Property or to other limitations on the Property. The Real Property is not used principally for agrioulturel purposes. Duty to MuintaR'I. Grantor shalt maintain the Property In tenantab!e condition and Pr'OmPtfv perform all rep81rs, replecements,. and maintenance neceQary to prsserve Its value. Compllance With EnvfrormenQll Law.s:. Grentor represents and warrants to l..ender that: (1) During: the period of Grantor's ownership of the Property, there has boon no use, generl'ltion, manufactum, storage, treatment, disposal, relea"' or threatened release of any Hazardous Substance by any person on, under, about or from the Property; (2) Orurrtor has no knowledge of, or reason to believa that there hes been. except as prevfously dJscloeed to and acknowledged bV Lender In writing, ta) any breech or Violation of any Environmental Law.s, fb) anv us:e, gerntt81tion, manufeetul'$, storage, treatment, <lispasal, release or thmatenecl release of eny Hazardous Substance on, under, about or from the Property by any prior owner.a <Jr occupeinte of the Property, or (c) any aatual or threatened 111lgatlon or o!eltns of any kind by· any person re/atlng to such matters; and (31 Except as pravlouafy · dlsolosed to and aoknow)edged by lender rn writing, iaJ neither Grant.or no, env tenant, Contt!lctor, agent or other a1.1thorlzad user of the Prol)ertV shalt usa, generate. manufacture, store, trfft. dispose of or rel&BSe any Hazmdous Substance on, under, about or from the Proparty; and {b) any such activity Sholl be tiondueted in compUanoe with all applicable federpl, stat'B, end local laws, regulatlons end ordfnancea, looludlng without llmltatlon all Environmental Laws. Grantor authorlzes Lender and Its agents to enter upon the Property to make suoh insJ>Sctions and tests, at Grantor's axpanse., es Lender may de.em eppropria'te to determine oompliance of th9 Property with thls section of the Deed of Trust. Any inspections or test$ made by Lander shal ba for Lender's purposes only and shalt not be oonstttted to create any responslblllty or llebQlty on the pan of Lender to Grentor or to any other person. The repreaentatiorw and warranties contained herein !I~ baaed on Grantor's due dDJgence In Investigating the Property for Hazardous Substances. Gr.enter hereby (1) relea889 1111d waives any future claims against Lender for lndemnltY or contribution In the event Grsntor becomes liable tor cleanup ol' other coats ooder any such laws; and . [2) agrees to lndemnlty and hold harmless Lender against any and all o!aims. losses, llabDitfea, damages:, penalties, a11d exi;,enses which Lender may dir-ectfy or Indirectly sustain or suffer resultlng from a bre.ach of this section of the Deed of Tl"U$.t or as a consequence of any use, generation, manufacture~ storage, disposaJ, release or threatened release ocourring prior to Grantor's ownership or interest In the Property, whether or not the same wa:s or sho"uld have been known to Gra,ntor. The provisions of this section of the Deed of Trust. lnoludlng 01ie obtlgatfon to Indemnify, shall survive ths payment of the Indebtedness and the sattstaotkm and reconveyanoe of the fien of thrs Deed of Trust end shall not be affected by Lender's acQulaltlon of any interest In the Prop:erty, I whether by foreclosure or otherwlae. DEED OF TRUST I Continued) 20050428002175.004 Pege4 Nuisance. Waate, Grantor shall not cauae, conduct or psnnlt any nulsanoe nor' ¢0mmlt. permit, or suffer any stripping of or waste on or to the Property or any portion of the Prope,rty, Without limiting the generality of the foregoing, Gran tor will not remove, or gmnt to any other party the right to remove, any timber, mlnerals finoJuding oil and gas), Qoal, clay, scorla, son, gravel or ,oc-k products without Lender's prior written consent. Remov•f of Improvements, Grantor shall not demollsh or remove any lmprovemants from the ~al Property without Lender's prior written consent. As a condition to the temoval of any Improvements, Lender may require Grantor to make Brrangements Silt!sfactorv to Lender to replace suoh Improvements with Improvements of at least equal value. Lender's fflght to Enter. Lender end Lender's agents and representatives may enter upon the Real Property at all reasonable times to attend to Lender's interests and to inspect the Real Property for pul'J'.lOees of Grantor's compliance with the terms and conditions of this Dead of Trust. CompUance with Governmental Requirements. Granter shell promptly comply, and shall promptly cause compllanoe by all agentar tenants or other persons or entitles of every nature whatsoever who rent, lease or otherwise use or occupy the Property In any manner, with aU•lawe, ordinances, and reBulations, now or hereafter In affect,. of all gov&mmental authorities applicable to th!J uise or occupancy of the Property. lnnluding without limitation, the Amerioans With Disabilities Aot. Grantor may oontsst tn good faith any such raw, ordinance, (Jr regulation and withhold oompUanoe during any proceeding, Including appropriate appeals~ so long as Grnntor has notified lender In writlng prior to doing so and so long ae, In Lender's sol& opinion, lender's interests in the Ptoperty are not jeopardized. l.Elnder may require Grantor to post adequate security or a surety bond, reasonably satisfactory to Lender, to proteot Lender's interest. Duty to Protect. Grantor agrees neither tc abandon or leave unattended the Prc,perty. Grantot &hall do an other acts, in addition to those acts eet forth above In this sectlon, which frotn the ohara1:ter amf use of the Property are reasonably necessal'y to protect and preserve the Property. DUE ON SALE -CONSENT BY LENDJ:R. Lender may, at Lender's option, [A) declare Immediately due and payable all sums secured by this D6ed of Trust or {BJ increase the Interest rate provided f(lr in the Note or other documrmt evidencing the Indebtedness end Impose such other condltlons as Lender deems appropriate, upon tha eaJe or transfer, without Lender's prior written consent, of all or any part of the Real Property, or any Interest fn the: Real Property. A ~safe or transfer~ means the conveyance. of Real Property or any right, tltte or Interest in-the Real Property; whether legal, beneflciel or equitable;: whether voluntary or involuntary; whether by outright sale, deacf, Installment Bela contraot, land contract, contract for creed, le!NK!hold Interest with a term greater than three (3} years, lease-option contract, or by sale, assignment., or tr&ll$fer of anv beneficial interest in or to any land trust holding title to the Real Property, Dr by .sny other method of oonveyance Df an Interest ln the Real Propeny, If any Grarl.tor Is & corporation, 1)8J'tne1'8hlp or limited llablNty r;ompany, transfer also Includes anv change fn ownership of mDrB than twenty-five peroant [25%) of the voting .stock, partnership Interests or limited liability company Interests, as the aase may be, o1.such Gf'8r'l.tor~ However, thts option shall not be exercised by Lender If such exerci.w ls prohibited by fedemr Jaw or by Waahington law. rA:xa; AND LIENS. The foltowln.g provisions relating to tho taxes and nens on the Property are part of this Deed of Trust: Payment. Gramor 1JhaU pay when due land in all events prior to delinquency) alJ taXl;le, sp~ial taxes1 assessments, charges (lnoludlng water and .eBWBr), fines and impositions levled against or on acoount cf the Property, and shall pay when due aft clelms for work done on or for services remhired or material fUml8hed to the Property •. Grantor shell maintain the Property free cf all lien$ having priority over or equa! to the interest of Lender under this Deed of Trust except for the lien of taxes and ossessments not due and except as athetwlea provided In thia Deed of Trust, Right to Contest. Grantor may Withhold payment of any tax, aaaassment, or claim In connecUoo with e good faith dl~pute over the obligation ro pay, 80 long a~ lender's interest In the Property Is not jeopardized. [f a rien arises OI' Is filed as a resutt of nonpayment, Grantor shall within fifteen {15) days after the lien arfses or, If e lien le filed, within fifteen {15) days after Granter has notice of the filing, sewre the cllscharge of the lien.-or 11 requested by Lendet, Clepostt wtth lender oash t1r a sufffc!ent oorporate surety bond or 01:har security setJsf8otory to Lender In an amount sufficient to discharge the lien plus 1my costa end attorneys' f.ees, or other charges that cou!d accrue as a result of a foreclosure or $818 under the lien. ln any contest Grantor shaft defend ltsetf and Lende. and shall satisfy any adverse judgment before enforcement against the Property. Grantor shall name Lender as an ackf"ltional obHgee under ony surety bond fumlshed In the contest proceedings. Evidence of Payment, Grnntor i;rhaU upon demand furnish to Lender satfs1actory evidence of payment of the taxes or assessments and shall euthcirize the appropriate governmental official to dellwr to Lender at any rime a written statement of the t&xes and aaessments against the Property. Notte:& of Construction. Grantor shall notlty Lender at !east fifteen {15) days before any work is commenc:eci, any . DEED OF TRUST ( Continued) 20050428002175.005 Page5 servfoes .ate furnished, or any materials are supplied to the Property, If any mechanfo·1s lien, materialman1s llen, or other lien could be asserted on acco1..1nt of the work, seJVices, or materials, Grantor wm upon request of Lender furnish to Lender adva:noe assur.imces smlsfoctory to Lender that Grantor can end wm pay the cost of such Improvements. PROPERTY DAMAGE IIIISURANCE. · The folJowi~g provisions relating to insuring the Property are a part of this Deed of Trust. Meintenance of lnsurance. Grantor ahalf procure end maintain polleles of ffre lnsuranc;e with standard extended coverage endorsements on a faJr value basia tar the full Jnsurabie value ooverJng au lmprovemants on the Real Property In an amount sufficient to avoid application of any C'Olnsuranoe clause, and with a standard mortgagee clause in favor of Lender. Grantor shall also procure and malntalt1 oompre-henalve general 1/ablrrtv Insurance in such coverage amounts .as Lender may reque$t with Trustee and Leoder being named as additional instJreds ln SU(:h liability insurance poJJ1,ies. Additionally, Grantor shall maintain such other Insurance, Including but not Umited to hazard, business Interruption, anti b~ler lnsurnnce, as Lender rnav reasonably require. Policies shall be written in form, amounts, coverage$ and basis reasonably acceptable to Lander and i88ued liy a company or oornpanles reasonably acu:eptable to lender. Grantor, upon request of Lend&r, will delfver to Ulncltr from tfma to time the poJk:les Or' certificates of lnsLirance In form satisfactory to Lender, lnoludlng stipulations that covere.ges wffl not be cancelled or dlmtmsh&d without at least thfrty {30J days prior written notioe to Lender. Eaoh Insurance poHcv also shall Include an endorsement providing that coverage In favor of tender wlJI not oe impaired fn any way by any aot, omissfon or dafeult of Gr.antor or any other persDJ1. Should the Reel Property be looatlld In an are.a designated by the Direomr of the FederaJ Emergenev Management Agency &$ a speclal flood hazard area, Gnintor agrees to obtain and maintain Feder.al Ftood tnsurllnce, ff available, within 46 days after notice Is given by Lender that the Propeny Is tocated in a apeclat flood hazard area, for the 1ull unpafd principal balance of the Joan and any prior liens on the property securing the loan, up to the maximum policy Urmt& ut under the Natrona! Rood Insurance Program, or as otherwise l'eqUfred by L&nder, and to maintain such lnsLirsnce for the term of the loan. Application of Proceeds, Grantor shall promptly notify lender of any loss or d9mage to the Property. Lender may malce proof of lo$$ If Grantor falls to (lo so within fifteen (151 days of the casualty. Whether or not tender's i,ecurity is impaireci, Lender may, at Lender's elactlon, raoeive and rntaln the proceeds of any Insurance and apply the procee-ds to the reduction of the Indebtedness, payment of any Ji81l affectfng the Property, or the restotation and repeir of the Property, If Lender elects to apply tha proceeds to restoration and repafr, Grantor shall repair or replaoe the damaged or destroyed lmprovemerits In a manner· set1Bfactory to Lander. Lender shan, upon satisfactory proof of such expencnture, pay or reimburse Gnmtor 1rom the proceeds for the reasonable cost of repair or restoration If Grantor Is not In default under this Deed of Trust. Any proceeds whloh have not been disbursed within 180 days after thai' receipt and which Lender hat not oommftted to the repair or restoration of the Property shall be used flrat to pay any amount owing to Lend8r under thb Deed of Trust, then to pay accrued Interest:. end the remainder, lf any, shalt be applied to the principal balance of the Indebtedness. tf Lender holds any proceeds after payment In full of the Indebtedness, such proceeds s'hall b& paid without 111't8«1st to Gnmtor as Grnntor's Interests may appear. Grantor's Report on Insurance, Upon request of Lender, however not more thim onoe a year, Grantor shaN furnish to Lender a mport on each existing policy of insurance showing! (1] the neme of the ln8uter; (2) the risks Insured; C3J the amount of the policy: /4) tf-ill property lnsured, tha then ourrent repJa0-ement value ot such property, and the manner Qf determining that value; and (5} the mcplratlon date of the policy. G~ntor shall, upon request ot Lender, have an Independent eppraiser i,etlsfactory to Lender determfne the oaah value rapleaement CQSt of the Property. LEM>ER·S EXPENDITURES. If eny action or proceeding Is commenced that would materially affect Lender's interest in the Property or if Grantor faile: to comply with any provision of this Deed of Trust or any Related Documents, fnoludlng but not limited to Grantor's faflure to discharge or pay when Que any MJounts Grentor fs raquired to discharge or pa.y under this Deed of Trust or any Related Dooumerrts, lender on Grantor's behalf may (but shalf not be obJJgated to) take uny action that Lender doems eppropriflte, rncfuding but not Jirnlted to discharging or paying aU taxes, liens, seeurlty inwreets, encumbrances and other claims, at any time laVied or pJaced on the Property and paying all costs for Insuring, mall'lt,!;IJntng and preserving the Property. All auch expenditures Incurred or pQld by lendar for such purpo,es wilr then beer Interest at the rate oharg&d under the Note from the dat~ fnoul't'$d or paid by Lender to the date of repayment by Grentor. All auch expenses wm become a part of the Indebtedness and, at Lender's 0Ptlon1 wlll (A) be payable on demBlldi CB) be i:1dded to tile balanoe of the Note and be apportf.ooed among and be payable with any inataUment payments to become dLie dLiring eJther (1 l the term of any applicable fnsurance policy; or (2) the remaining term of the Note; or {C} be uaawd as a balioon payment which will be due and payable at the Note':i;i: maturity. The Deed of Trust also wm .seoure pavmem of these amounts, Such right shall be In addition to all other right9 and remedies to which Lender may be entitled upon Defeult. WARRANTY: DEFENSE OF T!TI..E. Tha following provlsloils i&latinQ oo ownership of tho Property are a part of this Deed of Trust: · . ' ! -' DEED OF TRUST I Continued) 20050428002175.006 Page 8 Title. Grantor warrants that: (el Grantor holds good and marketable title of record to the Property in fee simple, free and clear ot .all liens and encumbrances other than those set forth In the Raal Property description or In any title insurance policy, title report, or final title oµinion lasued in favor ot, and accepted by, Lender in connaction with this Deed of Ttust, and lb} Grantor has the full right, power, and authority to execute and deliver thrs Deed of Trust to Lender. Defense of Title. Subject to the exception In the parngraph ebove, Granter warrants and wllf Klraver defend the title to the Property against 1he lawful claims of all persor'l8. l111he event any aotlon or proceeding ls commenced that questions Grantor's title or the interest of Trustee or LMder under thrs Deed of Trust, Granter ehall defend the aotion at Grant:or'e eXJ)ense. Grantor may be the nominal party In such proceoding, but lender shall be entitled to participate in the proceeding and to be. represented In 1he ptoceecilng by counsel of Lender'e own choice, and Grantor wiU deliver, or cause to be deUvered, to Lender such instruments as Lender may request from time to time to permit such participation. Compliance With laws. Grantor warrants that the Property and Grantor's uae of the f:1roperty complies with all existing eppllcable laws, ordinancea, end regulations of governmental authorities, Surviwl of RepMaontations and Warr:entles. All r,epresentatl008, werrantles, and agreements mad9 by Grantor in tills Deed of Trust shall .survive the execution and dellvery of this Deed of Trust, shall lie <:ontlnulng ln nature, and shell remain In full force and effect until such time aa Gt.enter'& Indebtedness shall be paid In full. CONDEMNATION. The following provisions relating to condemnation proceedil'lgs ire a part of thil Dead of Trust: PrOC99dln!JS, If any proceeding In condemnation Is filed, Gnmtor shaU promptly notify Lender in writing, and Grantor shall promptly take such s"teps as may be nacessary ta defend the action and obtafn the award. G.rantor may be the nominal party in suoh prooeeding, but I.ender shall be entitled to participate h the proceeding and to be represented in the proceeding by counsel of Its own choloe all st Grantor's expense, and Gr.entor wllJ delive, or cause tQ b~ delfvered to Lender such lnatruments and documentation as mav be requested by Lender from time to time to permit suoh participation. Appllcatfon of Net Proceeds. If all or eny part of the Property Is eondemned by eminent domain proceedinQ!s or by any s,r"oceedlng or puroh11te ln lieu of condemnation, lender may at lta elee11on require that all or any portion af the net proceeds of the award be applled to the Indebtedness or the repair or restoration of the Property. The net proceeds of the award shaD mHn the award after payt11ent of all reasonable costs, expenses, and attofll8Y$' faes incurred by Tn.istee or Lender In connection with the condBhlnation. lMPOSrtlON OF TAXES, FEES ANI) CHARGES BY GOVERNMENTAL AUTHORITIES. The following provisions r&Jatlng ta governmental t.axe&, fees and i:::harges are a part of this Deed of Trust Cul'l'$nt Taxes, Fees end Charges. Upon roquost' by Lender, Gnmtor shal[ execute such documents ln addition to this Deed of Trust and take whatever other action Is requested by Lender to perfect and continw Lender's lien on the Real Property. Grentor shalt reimburse Lender for all Ut>e&S, aa deaorlbed below, together wlth all expeneee. lnDurmd In recording, perfectl"ng or continuing this Deed of Truat, includfng without limitation aif taxes, fee1,, documentary stamps, and other ohargBS for recording or tegistarlng this Deed of Tl'\ISt. Taxes. 1ne following shell constitute taxes to which thfs sectlon applles: (1} a .speciffc tax upon this type of Oeed of Tn.m: or upon en or any part of the lndebtedMl.ls seowed by this Deed of Trust: (2} o specffic tax on Grantor whioh Gnmtor Is authorized or required to deduct from payments on the Indebtedness secured by ttlls type of Deed of Trust; 13> a tax. on thl8 type of Deed of Trust chargeable against the Lender or the. holder ot th& ND~i and (4} a spoolflc tex on all or any portion of the lndebtedneas or on payments of prlnolpal and interest made by Grontcr, SubseqlUllnt Taxes. If any tax: to which thls sactlon applies la enacted subsequent.; to t.;he date of thls Deed of Trust, thUJ event shaU have the same effcct es an Event of Default and Lender may exeniiae any or an of Its avallable remedies for an Event of Default as provided below unlass Grantor either (1) pays the tax before It beoomes dellnquent, or (2) contesta: the tax ai;: provided aoove In the Taxes .and Liens section and dePClats with lender cash or a sufficient corporate surety bond or other security ea-dsfaotory to Lender. SECURrrY AGREEMENT; FINANCJNG STATENlcNTS. The following provisions retating to this Deed of Tru8t as e security agreement are a p$rt of Ulls Deed of Trust: Securhy Agreement, Tots ln&trument shall oom.ititute a Seourlty Agreement to the extent any of 1he Property -co11stltutee flXWl'$8, ond Lender ehSU have all of the rights of a secured party under the Unffonn Commercial Code as emended from time to time. Security lhterest. Upoo request by Lender, Grantor shall take whawver action Is requestBd by Lender to perfect e.nd continue Lender's security Interest in the Rents and Personal Propeny, In addition to recording this Deed of Trust In the real proparty records, Lender may, at any time and without further authorization from Granter. file execi...-ted counteiJJarts, copies l'.)r' reproductions of this Deed of lrust as a flnanoing statement. Gnintor .shall DEED OF TRUST (Continued) 20050428002175.007 Page? reimburae Lender for all expenses incur,ad in perfecting or eontinulng this security Interest. Upon default, Grantor shall not remove, sever ot detach the Persomtl Propsrty from the Property. Upon defautt, Grantor shall assemble any ~rsonal Property not affixed to the Property In a manner and at a piece reasonably convenient to Granter and Lender and make it available to Lender within lhree !3) days after reoelpt of written demand from Lender to the extent permitted by applicable law. Addr'8$8es. The malling addr&&eBs of Grantor (debtor) and Lender (secured party) from which information concerning the .seQ.urlty Interest granted by this Deed of Trust may be obtained (each as t&quited by the Uniform Commercial Code} are as :stateci on the first pagB o-f this Deed of Trust. PJRTHER ASSURANCES~ AlTORNEY-tN-FACT. The folloWiilg provlslons reJating to furthol' assurances and attorney-In-fact are a part of this Deed of Trust: Further Aasmances. At any time1 and from tlmti to time, upon request of Lender1 Grantor will make, execute and dellver, or Will cause to ba made, executed or delivered, to Lender or to Lender'.e des[gnee, and when requested by Lender, oau~e to be fifed, recorded, refiled, or rerecorded, as the casei may be, at ~uch times and tn such offloe.s and place$ as Lender mny deem appropriate, any and all such mortgages, deeds of trust. security deeds, HCUrltV a9reemants1 financing 8'18Ulhlent8, continuation statements, lnstruments Of further assurance, certificates., and other documents 8$ may, In the sole op1nlon of Lender, be necessary or desirable fn order to effetn"uete, complete, perfecrt, oontlnue. or preserve 11} Grantor's o-bligatlons under the Note, this Dead of Trust. and the ReJated Documents, and (2) the liens and a&curity interests created by this Deed of Trust as ffrst and prior liens on the Property, whether now owned or hereafter acquired by Grantor. Untess prohibited by law or Lender agrees to the contrary in writing, Grantor shall r'eimburse Lender for all CO$ts and expensea lncurted in comec~on with the matters referred to In this paragraph, Attom.oy-ln..fact. If Grantor fails 10 do any of the thfngs referred to In the preceding paragraph, lender may do so for and in the name of Grantor and at Grantor's expense. For such purposes, Glltntor hereby Irrevocably appoints Lender as Grentor's. attorney-In-fact for the purpose of making, executing, delivering, filing, l"80'ordlng, and doing all other things as may be nacBSsary or desirable, ln Lender's sole opinion, to accomplish the me.tters referred to In the prec,edlng paragreph. FULL PE:RFORMANCE, lf Grantor ~ all the Indebtedness when clue, and otherwise performs an the obligations imposed upon Grantor t.n:ler this Deed of Trust, Lender shaU execute and deliver to Trustee a request for full reconveyonoe and shall execute and deliver to Grantor suitable atatements of termination ot any ffnencing :statiement on flle e\rldencJ09 Lender's seourity interest In the Rents and the Personal Property. Any reoonveyance fee shall be paid by Granter, if permitted by spplioabJe law. Th111 grantee In any reconvevance m~ be d"aeorlbed as the "person or peraons legally entitled thereton, and the recitals. In the reconveyance c,f any mattets <lr facts shall be conclu,lve proof of the truthfulneas of any such matters or fact:$. EVENTS OF OEFAUL T, Each of the followin91 at Lender's option, shell constitute an Event of Default under this Deed of 'Trust: Payment Default. Grantor tails to make any payment when dua under the Indebtedness, Other Dml.Ult&. Grantor fa!IB 1D comply with or to perform any other ter'm, cbllgation, covenant or condition conte.lned In this Deed of Tl'U$t or In any of the Flal.ited Document£ or to CJomply with Oi' to perform any term, obJlgatlon, covenant or oondition oontalned In any other agreement between Lemler and Gran10r. Co,nplJenoe Default. Failure to comply wflh any other tenn, obligation, oovenant or condition contained In this Deed of Trust, the Note or In anv of the Refs.tad Documents. Defauh on Other Payml:lflts, Failure of Grantor within the time reql,Jfred by thts Deed of Trust to make any payment for te>,86 or lns\ll'anc.e, or any other payment necessary to prevent ffllng of or to effect dla<;harge of any Ji"en. Default in Favor of Third Parties, Should Granter default under any loan, ex(ension of wedlt, security agreement, purchase or salas agreement, or MY other agreement, 111 favor Df any other creditor or person that may materlelly affect any of Grantot's property or Grantor's ability to repay the Indebtedness or perform their respective obligations un~er this Deed of Trust or any of the Related Documents. false Statement$. Any warranty, reprasentat!on ot statement made Of fumlshed to Lander by Granter or on Grantor's behalf tJnder this Deed of Trust or the Related Documents Is faJ&a or mlsleadlng In any material respect, either now or at rhe tfme made or furnished or becomes false or ml81eadfng et any dme thereafter, Defective Gollateralization. This Deed of Trust or any of the Related Documents ceases to be In full force and effect (including falJure of any collateral dooument to create a valld and perfected eecurity Interest or lient at any time and for any reason. Death 01 tnsolvenc;y. The dlssotutlor. o! Grantor's (regardless of whfJther efoction to continue is made), any member withdraws from the llmlted llabllltv company, or any other termlnatron of Gratrtor'a exlst.enoo as e going business or the death of any member, the Insolvency of Grantor, the appointment of a recslver for any part of ' -! DEED OF TRUST (Continued) 20060428002175.008 Pages Grantor's property, any asslgnment for the benefit of creditors, any type of creditor worlcout, or the cotntnencement of anv proceeding under any bankruptcy or insolvency laws by or against Grantor. Creditor or Forfeiture Proceedings, Commencement of foreclosure or forfeiture proceedings, whether by Judicial proceeding, self-help, repossession or any other method, by any creditor of Grantoror by any govemmantsl agency agefnst any property securing the Indebtedness. This includes a gamhihment of .any of Gnmtor's accounts, fncludlng deposit accounts, with Lender. However, thts EVent o1 De1aUlt shall not apply if there is a good faith dispute by Grantor as to the validity or reasonableness of the. clalm which is the basis of the creditor or forfehure proceeding and ff Gr.antor gives Lender written notlce of the creditor or forfeiture proceeding and deposlts with Lender monies or a surety bond for the creditor or forfeiture proceeding, in e.n amount determined by lender, in Its sole discretion, as being en adequate r-eserva or bond for the dispute. Bre1:1ch of Other Agreement, Any breach by Grantor unde~ the terms of eny other agreement between Gtantor and Lender that is not remedied within any grace period provided therein, lnoJuding without llmitatlon any agreement concerning any indebtedness or other obfigation of Grantor to Lender, whether extstfng now or later. Events Affecting Guarantor. Any of the preceding eventEi oooun:i with respect to any Guarantor of t11ny of the lnd&btedn888 or any Guarantor dlss or becomes Incompetent, or revokes or disputes 1he validity off or llabllfty under, any Guaranty of the Indebtedness, Adverse ChElnge. A material adverse changa occurs In Grant0r's financial condition. or Lander believes the prospect of payment or performance of the Indebtedness 16 impaired. ln:&ecurity. Lender !n good felth beflE!ves itself 1nsecore. RIGHTS AND RS1EDIES ON DEFAULT. If an Evont of Default ooours under this Deed of I rust, at any time thereafter, Trustee or Lender may exercise any one or more of the foUowlng right& and remedies: Election of Ramedlas. Election by Lender to pursue any remsclv shall not exclude pursuit of any other remedy, end an election to meke expendftures or to take action to pElrform en obligation of Grantor under this Deed of Trust after Grantor's feflure to perform., ahafl not affer.:t Lender's right to decrare a default and exercise its remedi~. Acceferate lndebtedr'IQs, lender sheU hava the right at its optkm to declare the entire Indebtedness immediilteJy due and payable., Including any prepayment penalty which Grantor would be required to pey. Foreclos-ure, With respect to all or any part of the Real f'roperty~ the Trustee shall have the right to exercise its power of sale and to foreclose by notlce and sale, and Lender shall have the right to foreoloa& by Judloial foreclosure, In eJther O&Se In ecoordance with end to the full extent provided bV epplloablB law. UCC Remedies. With respect to ~II or any part of the PEirsonal Property, Lander shall heva all the rights and remedisa of a secured party under the Uniform Commercial Code. CoUect Rents. Lender sllall have the right, without no1lce to Granter to take possession ot and manage the Property and ooHect the Rents, including amounts past due and unpakl, and apply 111e ne-t prooeeds, over and above Lender's costs, ag~nst the Indebtedness. In furthenmoe of this right, Lender may require any tenant or other user of the Property to make payments of rent or uae tees dlrem!y to Len;der. If the Rents are collected by Lende,r, then Granter irrevocably designates lender as Grantor's attorney-In-fact to endorse Instruments receiVed In payment thereof in the neme of Grantor an(f to negotiate the e,eme and colleot the prooeeda, Pevments by tenant& or other users to Lender In r'8$ponse to Lender's demand shall 111Bthl-fy the obllgatlom for which the payments are m11de, whether or not any proper grounds for the demand existed. Lender may exercise its rights under thls subparagraph either In person, by agent, or through a recelver. Appoint Reooiver. Lander shall have the right to have a receiver appointed to take possession of all or any part of the Property, with the power to prote4;t and preserve the Property, to operate the Prop,my preceding or pending foreclosure or sale, and to collect the Rents from the Property and apply the proceed&-, over and abcwe the cost of the receiver.ship, against the Indebtedness. The receiver may serve without bond It permitted by law. Lender's right to the appointment of a receiwr shell exist whether or not the apparent value of the Property exceeds the lndebtednese by a substantial amount. Employment bv Lender shall not dlsqualify a person from serving as a receiver. Tenancy at Sufferance. If Grsntor remains In possession of the Property attar the Property is sold as provided above or Lendet otherwise beoomeB entitled to p06session of the Property upon deteutt of Grantor, Orantor shell beoome a tenant at sufferance of Lender or the purchaser of the Ptoperty and shall, at lender's option, t:1ither {1) pay a Niasonable rental for the use of the Property, or {2) vat0ate the Property lmmedtately upon the demand of Lencter. 9th&r Remedies. Trustee or Lender shall have any ot'1er right or remedy provfded in th~ Deed of-Trust ()r the Note or by lew. Notioe of Sale. Lender shall give Grantor reasonable notice of the time snd place of any public sale of the Personal DEED OF TRUST (Continued) 20050428002175.009 Page9 Property or of the time after which any private sale or other Intended disposition of the Personal Prope-rty Is to be made. Reasonable notice shall mean notice given at least ten (1 OJ day.s before the time of the sale or disposition. Any sale otthe Personal Property may be made in conjunction with any sale of the Real Property. Sale of the Property. To the extent permitted by applicable law, Gmntor hereby waives any and all rights to have the Property mani:hllUed. In exercising its rights and remedies, the Trustee or Lender sheU be free to sell all or any part of the Property together or separately, in 011e sale or by separate ee.les. Lender shall be entitled to bid et any pubJlo saJe on all or any portion of the Property. Attorneys' Fess; Expenses. If Lender ins:titlJtas any slrlt or !ctlon to enforce any of the tenns of thTs Deed of Trus.t, Lender shalf be entitled to raoover such sum as the oourt may adjudge reasonable as attorneys' fees at trlal and upon any appesl. Whether or not any court action i.£1 Involved, and to the extent not prohlbJted by btw, all reasonable expense.s Lendar incurs that in Lender's opinion are necess~ry at any time for the protection of its interest or the enforcement of its rlghts shall become a part of the Indebtedness peyabJe on dsmand and shall be11r lntetest at the Note rate from the date of the expenditure untU repaid. ExP43nsas cover-ad by thfs paragraph lnclude, without !Imitation, however subject to any llmlts under appUcabJe law, Lender's attorneys' f&&s end Lender's legal expenses, whether or not there is a lawst1lt, including attomeys' fe98 and expenses for bankruptcy prooeedlnge (inoludlng efforts to modify or vacate any automatlc stay or inJunodon), appeals, end any antlclp21ted post~Judgment collection services, the cost of sBarchlng records, obtaining title report$ {including foreclosure reports), surveyors' reports, and appraisal fees, title Insurance, and fees for the Trustee, to the extent permitted by 8l)pllcable law. Granter also will pay any court costs, In addition to a!I other sums provkled by law. Rights of Trustee. Truetee shall have all of the rights and duties of Lender as set forth In th!s section, POWEns ANO OBUGATtONS OF TRUSTEE. The followfng provisions relating to the powers and obligations of Trustee (pursuant to Lender's instruotlons} are part of ttiis Deed of Trust: Powers of Trustee. In addldon to all powers of Trustee arising as a matter of raw, Trustee $half liave the power to take the followlng actions whh respect to the Propeny upon the written rvquest of Lender and Grantor: (BJ join in preparing and tlllng a map or plat of the Real Property, lncfUding thee dedication of streets or other rights to the public; (b) join in granting '8flY easement or creating anv restriction on the Reel Property; and (el joJn In any subordination or other agreement effecting this Deed of Trust or the interest of Lender under tflia Deed Qf Trust. Obugations to Notify. Trustee shall not be obligated to notify any other party of a pBnding sale under any other trust deed or llenr or of any ectfon or proceeding in which Grantor, Lender, or ~tee shall be a party, unless required by epplloable (aw, or unless the action or proceeding is brought by Truutee. Trustee. Ttustee shall meet ffll quaHfioatlons required for Trustee, under epplioable law. In addltkm to the rights end remedies set forth sOOve, with respect to an or any pert of the Property, the Trustee shell h1:1ve the right to foreclose by notloe and saht, and Lender shall have the r!Qht to forealoae by Judicial fomalosure, In either oeee ln ai;oordanoa with ~nd to the full extant provided by applicable law. Successor Trustee. Lender, et Lendar"s optlon, may from time to time appoints suocessor Trustee to any Trustee appointed undar this Daed of Trust by an instrument executed and acknowledged by Lender end recorded in the offJce of the recorder of King Countv, State of Washington. The instrument shall contain. in addition to all tt1her matters required by state law, the names of the original Lender, Tru.ste8. and Granter, the book and pege or the Auditor's File Number where this Dead of Tn.1st fs recorded, and the name and address of the :successor trustee, and the instrument fJflall be executed and ocknowledged by Lender or It$ $1.1CCQ8"8Dre In lmerest. The SUOOBSSOr tl'ustee, without oonvey;imae of the Property, shall succeed to all the title, PoWQr, and dutlB8 conferred IJl]On the Trustee In thls Deed of Trust and by applicable I.aw. This procedure for substitution of Trustee shall QOVE!irn to the exclusion of all other provisions for aubstirutron. · NOitCES. Si1ljeot to appUoable law, end except for notice reqldred or allowed by law to be given In another manner, any notle& ~quired to be given lJflder this Deed of Trust, including without limitation ,my .notice of default end any notice of ule shall be given In writing, anci shall be effective when actually deliverud, whsn actually rooeived by telefacsimlle (unless otherwise required by law), when deposited with a nationally reoogni:zed overnight courier, or, If malled, Whell depoeited In the United States mail, as first cla86~ certffied or registered mail p0st8.ge pr'8pald, dlr&cted to the addresses !Jhown near tha beginning of this Deed of Trust. All copies of notl<::BS of foreclosure from the holder of any Hen which has priority over thl111 Deed of Trust shall be sent to Lender's eddress, as shown near the OOglnnlng of thls Deed of Trust. Any party may change its address for notic&S undeir this Deed -0t Trust by gMng rormal written notl<:e to the other parties, &pecifying that the purpose of the notice is to change the pi!'lrty'S eddress, For notice purposes, Grantor agrees to keep Lender inforrned at an times of Grantor's current addraee. Subject to appQcable Jaw, and exoept for notice required or allowed by law to be given in another manner, If thete is more than one Grantor, any notice given by Lender to any Grantor Is deemed to be notice given to all Gr.antors. FURTHER ASSURANCSS. The parties hereto agree to do all thinga deemed neoessary by Lender In order 10 fully document the loan evidenced by this Note and ar.y related agreements, and wB/ fuUy cooperate C011cerning the exec;utlon end clalNery of security agreements, stock powers, instruction.& end/or other documents pertelnlng to eny DEED OF TRUST (Continued) 20050428002175.010 Page 10 ooJlateral Intended to secure the Indebtedness. The undersigned agree to assist In tha cure of any defects in the execution, delivery or substance of the Note and related ugreements, and in the creation end perfection of any liens, security Interests or other collateral rights securfng the Note. CONSENT TO SELL LOAN. The parties hereto agree: {a) Lender may sell or transfur all or part of this loan to one or more purohasers, whether related or unrelated to Lender; {b) Lender may provide to any purchaser, or potential purchaser, any informatfon or knowledge Lender may h1:1va about the parties or about any other llllltter relating to this loan obligation, and the parties waive any rights to privacy It mey have with tespeot to &11oh matters; C~l tha putc:haser of a loan wm be oonsldered its eb8olute owner imd wlll have ell the rights granted under the loan documents or agraements governrng the .sale of the loan; atl(:I {d) the purchaser of a loan may enforce tts Interests irrespective of any claims or defense$ that the parties may have against Lender, FACSIMILE AND COUNTERPART, This document may be signed In any number of saparate coplea, each of which shall be effective as an origina~ but all of which lakon together shaU eonstltu«i. a single document. An electronic transmission or other facsimlla of this document or any related document shall be deemed an orfglnal end shall be admfssibkt as evidenoe o1 the dt»cument and the signer's execution. ARBITRATION AGREEMENT. Arbit.ratlon • Binding Arbltrrion. Lender and each party to thl8 agreement hereby agree, upoh demand by any party, to .submit any Dispute to. binding erbitretion In a~ence with the terms of thla Arbitration Program. A "Dispute" sha,J Include any dispute, claim or controv&l'&y of any kind, whether in contr~ct or in tort, Legal or equit1;1ble, now existing or hateafter Hrlslng, releting In any way to this Agreement or any related agreement incorporating this Arbitration Pro9ram (the "Documents"), or any P8$t, present.. or future Jo.ans, transactions, contracta, agreements., relationships, incldents or inJurias of anv kind wha1$oever relating to or involving Bu&lne.as Banking, Regional Banking, or any successor groU):l or department of Lender. DISPUTES SUBMITTED TO ARBITRATION AAE NOT RESOLVED IN COURT av A JUDGE OR JURY. Governing Rules, Any erbltratlon proceeding will {ii be gova,nad by the Fecklral Arbitration Act (Title 9 of the Unlte:d States Code). notWithstendlng any oonfJlcting choice of law provision In any of the documents between the panles; and ml be conducted by the AAA. fAm8rl0811 Arbitration Assaclatloru, or such other ad'mlnletrator as tt,e pa:.nfes shBIJ mutually agree upon, In aeoordance with the AAA'!ii commercial dispute resolution procedures, unless the c;/sim or counterclelm is at laast $1,000,000.00 exclusive of claimed 1ntarest, arbitration fees and oosts in whfoh case the arbitration shall be conducted in accordance with the AAA'e optional prooedt1res for Jarga, complex commercial dlsputas Cthe: commeroia\ dispute tesolution procedures or the optional prooedures for large, complex oommerclel disputes to be referred to, as applfcable, as the ~Rulesn}. If there Is any Inconsistency between the terms hereof and the RuleEI, the terms -and procedures set forth herein shaD oetntrot. Arbitration proceeding:& hereunder shall be conducted' et a location mvtuel/y agreeable to the parties, or If tney cannot egr'1:le, then Qt a Jt»oatlon Hlected by the AAA In the state of the epplloabte subs.tantive law primarily governing the CreclJt. Any party who fella-ot refuses to submit to arbitration followlng a demand by any other party shall bear all co1t1 and expenses lnoa.rred by such other party in oompelfing arbitration ot ,any Di&l)ute, Arbitration may be demanded eit any time, and may bm compelled by summary proceeding& In Court. The institution and maintenance of an aotlon fur judlotal reUet or pwault of a provisional or anoillary ramed:y shall not con&tituw a waiver of the right of any party, Including the plaintiff, to submit the controversy or claim to e.rbitration if any other party contests suah action for Judicial rel1ef. The arbitrator shall award all oosts .and expensss of the urblttatfon proceedlng. Nothing contained herein ahall ffl;II deemed to be a waiver by any patty that 1s 8 Bank of the protect;ions afforded to it under 12 U.S.C. •91 or any similar appllcable atate law. No Waive, of ProVt$1onal Remedies, Setf.Help and Forecfosure. The arbftratfon nsqulrement doH not limit the right of any party to {II foreoloee against real or pel'$0nal property collateral; (D) exercJee &elf-help remedies NJletlng to collateral or procaeds of oo/laterel .such as setoff or repossessioni or Dlll obtain provlsional or anclUary remedies ~ah as replevin, injuntrtlve relief, attachment or the appointment of ll receiver, before during or after the pendency of any arbltratfon proceeding. This excluslon does not constitute a waiver of the right or obtlgation of any party to submit any Dispute to arbitration or refarenoe hereunder, including those &rising from the exercise ot the actions detailed In sections (I), ff/) end {ill) of this paragraph. Arbitrator Qualifleations and Powers. Any arbitration proceadlng In whloh th8 amount In contrnvat!y I$ $51000,000.00 or less wm be decided by -a alngle arbitrator selected according to the RutlN, 11nd who shell not render an award of greater than t5,000,000.00. Arry Dispute In which th& amount In oontroversy exceeds $6,000,000.00 shall be decided by majority vote of a penal of three arbitrators/ provldscl however, that ,11 three arbitrators must aotlvely partlolpate In all hearlnge end deliberations. Every arbitrator must be a practicing attorney or a nrttred member of the state or federal judiciary, In either case wfth a minimum of ten yeBl'8 experience fn the substnntiVG klw applioable to tha subJect matter of the Dispute. The arbitrator will determine whether or not an fssue is erbltratabl6 end will give effect to the statutes of rimitatlon In determining any e!afm. In any arbitration J)roc;eecflng the arbitrator will det:lde (by document8 only or with a hearing at the arbitrator's discretion} any pre-hearing motion, which are slmUar to motions-to <1rsmlss for failure to state a claim or motions. for summiiry adjudication. The arbitratol shall resolve au Dlspt1tes In e~e with the applicable subetentive law and may grant e.ny remedy or relief that a court of such Btat8 oou!d order or grent within the &eopa hereof end such ancillary relief as ls neoessary to make effeotlve any award, The DEED OF TRUST (Continued) 20050428002116.0 11 Page 11 arbitrator shall also have the power to award recovery of all costs and fees, to impose sanctions and to take such other action as the arbitrator deems necessary to the same extent a jlldge c:outd purauant to thEt Federal Rures of CMI Procedure, the appHcable State Rules of Civil Procedure, or other appllcable law. Judgment upon the award rendered by the arbitrator may be enteret:I in any court huvfng jurisdiction. Discovery. In anv arbitration proceeding discovary w!ll be permitted In ac-oordance with the Rules. All dlsooverv shall ba expresafy limited to matters directly relevant to the Disputa batng arbJtrat&d and must be completed no later than 20 days before the hearing elate and within 180 days of the filing ,of the Dispute with the AAA. Any re:queats tor an extension of the discovery periods, or any discovery disputes, will be subject to final deterrnlnation by the arbitrator upon e showing that the request for discovery is sssen1ial for the party's pre&entatlon end that no altematlve means for obtaining Information is available. Miscellaneous. To the ma>:imum EtXtent practicable, the AAA, the arbitrators and the parties shaD take aU acUon required to conclude any arbitration proceeding within 180 days of the -fifing of the orspute with the MA, The resolution of any Dispute .shall be determined by a separate a~atlon proceeding .and such Dis,::iute :shali not be consolfdatecf with other dts,::iute& or lncluded In any ctlUls proceeding. No arbitrator or other !)arty to an arbftretfon proceeding may disclose the ex1stence. content or results thereof, except for c&closures of Jnfonnatfon by a );larty required In the ordlnalY course of fts business or by applica:ble Jaw or regulation. If more than one agreement for arbitratK;ln by or between the partfes potentially applies to a Dispute, the arbitration provlslon most ditectfv related to the documents between the parties or the subject matter of the Dispute shall COntr(II. This arbitration provision shall survive termination, amendment or exprretlon ot any of the documents or anv relationship between the partles. State.Specific Provlsfonl, If Callfomia Jaw governs the Dispute, the following provision is rncluded: Real Property Ccllate:nat. Judfolal Reference, Notwithstanding anythfng herein to the contrary, no Dispute shall be submitted to erbltratlon If the Di8Pute ,concerns Indebtedness sa,cured dlre,ctly or locfirectly, rn whole or In p11rt, by any real property unless the holder of the mortgage, llen or security Interest spe.cUically elect$ In writing to proceed with th& arbitration. If any suoh Dfspute Is not 8Ubmltted to arbitration, the Dispute shall, .at the eleotlon of any party, be referred to a referee in accordetM.e with California Code of Civil Procedw-e Section 638 et seq., and this general reference agreement Is intended to be speoffical!y enforceable in acoordanc:a with said Seatii)n 638. A referee With the quallflcstloris required herein for arbltrator.s, shall be selectecl pursuant to the AA.A's selection procedures. Judgment upon the decision rendered by a rtiferee shell be sntered in the court In which ~ueh proceeding w,a commenced 111 accordance with CalifomTa Code of ClvlJ Procedure SeGt!ons 644 and 645. If Idaho law govema the Dispute, the following provision !s Included; Real Property Collateral; JudloJal Reference. Notwithstanding anything herein to the contrary. no dispute ahall be submitted to erbittetion Jf the dispute concerns indebtedness seoured dlreotly or lndir'eetly, in wholu or rn part, by any real property unless m the ho!dar of the morcgage, lien or seourity lntareat specitioaUy elects in writing to proceed wfth the arbitration, or {DJ all parties to the arbitration waive any rights or benefits that might accrue to them by virtue-of the $Ingle action rule statute of Idaho, thereby agreeing that all lrntebtectneas and obligations of the partieS-, and all mortgages, l!ens and security lntere.sts securing such Indebtedness and obllgatfons, shall remeln fUIIV valid ond Qnfor(:eeble. If Montana Jew governs the Dispute, the following provision Is Included: Real Property Collateral; Judicial Ref•rence. N<;>twithstanding ~hing herein to the contrary, no dispute shall be submitted to arbitration tf the dispute concerns Indebtedness secured dlreatlY or lndirectly, Jn whole or In part, by any reat property unless m the holder of the mortgage, lien or security interest speolfleenv etects in writing to proceed with the arbltratfon, or {ii) au parties 10 the arbitration waive any rights or benefits that might eoorue to them by virtue of the single action rule statute of Momana, thereby agreeing that all lndebtednass end obligations of the partl'es~ and elf mortgages, liens end security Interest& Hcurln9 such indebtedness end obllgatlons, shall remain fully v.alfd and enfo~eable. If Nuvada law governs tf:te Dlspute1 the following provision ls Included: Real Property Collateral: Judicial Rafsre~. Notwithstanding anything herein to the contrary, no dispute shall be subm[tted to arbitration If the dispute ooncerns lndebtednese secured directly or Indirectly, In whole or In pan, by any real property unless m the holder of the mortgage, Uen or security Interest specifically erects ln writrng to proceed wUh 1ha arbitration, or Oil ell parties to the arbitration wui\le eny rights or ben8flts that might acorue to 1ham by virtue of the single action rule statute of Nevada~ U1ereby agreefng that all lndel:Jteclness and obHgatlons of the panies, and au mortoaaes, Jleris-end s11ourity lntereete securir.s such indebtedness and obffgatlons, shall rBl'l18in fully valid and enforceable, If Utah law govems the Dispute 1 the fol/owing provision is tncludsd: DEED OF TRUST (Continued) 20D6D428002175.ll12 Page 12 Reul Property Collateral; Judicial Roference. Notwithstanding anything herein to the ~ontrary, no Dispute shall be submitted to arbitration If the Dispute ooncerns Indebtedness secured dlreotly or lndir,ectJy, in whole or In part, by any real property unless the holder of the mortgage, lien or security interest speclftcaJly elects In writing to proceed with the arbitration. If any such Dispute is not .submitted to arbitration, the D1$pute shall, at the election of eny pany, be referred to a master 1n accordam:e with Utah Rule of Civil Procedure 53, and this general reference agreement ls intended to be specfflcally enforceBble. A mast.;;ir with the quallffoatlons required herein for arbitrators .shall be selected pursuant to the· AAA's selection procedures. Judgment upon the decision rendered by a master shall be entered In the court in which such proceeding wee commenced ln accordance with Utah Rule of Civil Procedure 153(e). MISCELLANEOUS PROVISIONS. The followlng mis~ellaineous provisions at& a part o1 this Deed of l'rust! Amendments. lhis Deed otirust, together with any Related Oocumente, constitutes the entire understanding and agreement of the parties as to the matters sat forth in this Deed of Trust. No alteration of or amendment to this Difled of Trust shall be effectfve unl1:1ss given in writing and signed by the party or parties sought to be charged or bound by the alteration or amendment. Annual Reports. tt the PrQperty fs used for purposes other than Grantor's realdenc&6 Grantor shall furnish to Lender, upon request, a certified statement of net operating income received from the Property durln~ Grantor's previous flsotil year In euch form and detail as Lender aJ,aU require. "Net operating lnoome" shall mean all oash receipts from the Property less all cash expettditureij meide In connection with the opet.adon of the Property. Caption Headings. Caption headings in this Dead of Trust are for eonvenienoe purpo6$ only and are not to be used to interpret or define the provisiom1 of 1his Deod of Trust. Merger, There shall be no merger of the [nttJroGt or estate created by this Deed of Trust with any other intetast or estate in the Property at ,;my time held by or for the benefit of Lender in any cepaolty, without the, written consa,nt of Lender. Governing Law. Thia Deed of T111$1: Wilr be 1;1overnad by 1edehl law appliaable to Lender ancL to the extent not presml)1ed by federal law, the laws of the State of Washington wlthout regard W its oonfflobJ of law provisions, This Deed of Trust has been accepted by Lender in the state of Washington. No Waiver by Lender. Lender shall not be deemed to have Waived any rights under this Deed of Trust ll11esij such waiver Is given in writing and signed by Lender. No delay or omission on the-part of Lender in exercising any right shall operate as a waiver of such right or any other right. A waiver by Lender of a provision of this Deed of Trust shall not prejudice or ooMtltute a waiver of Lender's rl!ltt otherwise to demand strict compliance with tmrt provision or any othar provivlon of this Deed of Trust. No prior waiver by Lender, nor any course of dealing between L,ender and Grentor, shaU constitute a waiver of any gf Lender'e rlg:hts or of any of Grantor's ,obligations as to sny futur'e tr.ansecti6ns, wtiene.ver the oonsent of Lender 18 required under thi& Deed of Tru84 the granting of such consent by Lander in eny instance shat! not Constitute c:ontfnulng consent to subsequent fnstenoes where stJoh consent is required snd ln all C8886 such consent may be granted or withhe(d in the sole discretion of Lander. SeverablRty. If a court of competent jurisdiction finds imy provision of this Deed of Trust to be Illegal, invalid, or unenforceable as to any oiroumstance, that finding shell nDt make the offending provision illegal, lnwlld,. or unenforceable as to any other eitcvmstance, It feaslble, the offending provision shall be considered modified so that It become!\ 1"911!, valid and enforceabte, If the ortendln9 provision cannot be 80 modified. It ghali be conslclerecf deleted from this Daed of Tt'ust. Unless otherwise required by Jaw, the llfegallty, invaJldity1 or unenforceabl1fty of any provfelon of thle Deed of Truat shall not affect the 18g8flty, validity 011;1nforoeebJRty of env other provision of this Oeed of Trust. SuccHsors and Assigns. SubJeot to any !imitations stated in this Deed of Trust on transfer of Grantot·s Interest, tflls Deed ,of Trust ahaU be binding upon and inure to the benefit of the partie81 theiz' successors and assigns. If ownership of the Ptoperty becomes vested in a person other than Grantor, Lender, without notice to Grantor, may deal with Grantor's successors with reference to this Deed of Trust and the lndebtedness bv way of forbearam:1;1 or extension without releeslng Grantor from the ob!igatlons of this Deed of Truat or llabilitv under the Indebtedness. Time le of the Eaaenoe. Time Is of the essence In the performance of this.Deed of Trust. Walwr of Homestead Exemption. Grantor hereby releases and waives aJt right$ e:nd benefits of the homestead exemption laws of the State of Weshlngton a& to all lndebtednB$8 l!lacured by this Deed of Ttust. DERNITIONS. The following caplt11llzed words and terms shall have the foDowlng maanlngs when used in this Deed of Trust. Unless specifloally stated to the contrary, all references to dortar amounts shall mean amounts in lawful money of the United Stete-.s of America, Wotds and terms used in tha singular shall n'lc::lude the plural, and the plural shall include the 1;1lngular, as the context may require. Words and terms not otherwise defined in this Deed of Trust shall have the meanlnijs ettrlb1Jt(ld to such terms I~ the Ur,ilorm Commerciat Code: BatteffoJary. The word "Banefiolery" means Wells Fargo Bank, Netlonal Association, and Its &UOC96$0ts .find afflitlgns. DEED OF TRUST ( Continued) 20060428002176.013 Page 13 Borrower. Tha word "Borrower" means M, T. Development, LLC and includ~ an oo-signer~ and oo,mak.ere signing the Nots. Deed of Trust. ihe words "Deed of T,ust" maim this Deed of Trust 1:1mong Grantor, Lende,, and Trustee, and lna!udes without timita.tlon all sssl9nmerot and sam.irity interest provistoM relating to the Persoi,;1? Property and Rents. Default. The wo<<I •0etault" m-etins the 01:lfault set forth In this Oeed of 'Trust In the seatton titled "Default"'. Envil'onmen'fat Law.. The words 11 Environmental Lawe• mean any and alt at.ate, 1edsrel and Joc:a:I $t8tutes, regulations and ordinam:es relating to thll protection of human he-Etlth or the environment, irwlud!ng without 11mltation the ComprehenslV& Environmental Response., Competlaatlon, end Liability Act. of t9SO, as amended. 42 U.s.c. Sectlon 9601, et ooq. t'"CERCLA"), the Superfund Amendments and Reauthorization Ac;t of 1986, Pub. L No. 99499 ("SARA"), the Hazardous Materials: transportation Act, 48 U.S.C. Section 1801. et seq., the Resource Conservation and Recovery Ar.;tf 42 U.$.C. Se~tion 6901, et seq., or other appliWlble state er federal laws, rulas, or regulations .adopted pul'$uant thereto. Event of Dtdault., The worda: "Evant of Def6ult" mean any of the events of default set forth In this Dead of Trust In the events of defa1Jlt secdon-Of thle Dead ot Trust. Grantor, The word "GrantQr" means M. T. Development,. U.C. GI.Ulralltor. The word "Guarantor" mellns any guarantor, surety, or acoommodatJon party of any or $1 of the Indebtedness. Guuramv. The word ~Guaranty" means the 9uaranty from Gua(llm:or to Lender, inch.JtUng wlthout l!m!tatlon a guaranty of alt or part of the Note, Hiwtrdout SUbatancei,. Th9 words "'Hazardous Substances" rneen material$ that,. b6Qause of their quenttty, conoerrtratlon or phyeJcal, ohon'dcal or lnieotlous cheraoterlstlcl, me.y cause or pose a: present or ponintla! hs2:ard to human health or the environment when ln,prQperly used, treatet:I, swred. di&po,sed of, generated, manufactured, traMported or otherwite hatld/ed. The word:> ~Ha.ztirdous.Substances" are usad In their very broad8$1 sense .and Include-without !Imitation any and s{J ht:iz~rdous or toxic subatsnces, mata,iels or wes.te as defln~ by or listed uttdel' the Erwitonmental Laws. The term "Hazardous Substenoos" al&o Includes, without limitation, petroleum and petroleum by-products or MY fraction thereof and asbest!)S. lmprovamel"lt=l, The word "Improvements" m~ans au ex1ttin(J and 1ut1.1ra improvements, buildings; structures, mobile homes affixed on the Real Property, fa:cllltles, addltkms, raplacementi' and other construot!on on the Re<!:11 1'1-oper,y. lndebtGdrt8". The word "Jndebted118S$" mean$ &It prlncfpal, lnttrGS'l, emf other &mo(.lnt8, oosts and e>::per'l&es payable 1.mder th& Note or Related Documents, togethw wtth an renewals o1, extenslon8 of, modiflc;etions of, consotklatfona of and aubslitutfons tor the Note or R$lated Doournen.ta and at\V &111(lunts e,:pended t;>f f:dvanced by Lender to discharge Grantal"a obllgatlons or expenses Incurred by Trustee OI" lender 10 efl«)J'ce Grantor's obUgaUQns unda.r this Deed of T11.1$t, together with Interest on tuoh amounts ae, provided in this Deed ot Trust. Specific.ally, without limltatfon. Indebtedness incl1Jds& au Wt:tCunts that me:y be Indirectly .aeoured by the Cross:--Collataraliutlon prt,v1$ion of this Dee.cl of Trust. t..endr,r. The word 111.endet' mean& Wells Fargo Bank, National Awocletion, ks suooesaors end asaigns, Nole, The word 'Note" means the promissory note detel/ April 26, 2006, in the original principal amount of $620,000.00 from Grantor to Lender, together with ab renew.ts of, exte..ion> of, modlfloatloos of, ceftnancings of, oonoolldatfons of, and st1ba!ftutions for the, promisaory nots or agreement. NOTICE fO GRANTOR; . THE NOTE CONTAINS A VARIABLE INTERESl' RAT£. Pemone1 Property. The wol"Q$ "'Personal P'tc,perty" mean st! equipment, fixtures, and oiher articles of personal property now or h&reaftet owned by Grantor, and now or hereoftet' attaohed or 11fflxed to tho Real Property; together with alt t10CG88'0M, parts, end additiom; ':O, all (eJ)lacamMtts of, and aH substitutlons for, any of !iiuch property; l:lnd tog.ether wlth all Issues. and profits thereon and proceeds UncJudlng without limitation ell Insurance prooeads ahd refunds of premiums) from .any sate or other diepoattkm of the Property. Property. The word "Proparty" means colleotlvery the Reul Property and th6 Personal Propercy. Roal Property. The words "R6at Property~ mean the real propetty, lnternsts an<I rights, as further dfieribed in 1hls Deed qf Trust. Related Documents. The words •Relatect Documents" mean et! promlmmry-not.es, cmdlt agreemsnts1 Joan egreametml', Mvironmental agreements, gwuanties, security agreements, mortgages, deeds of truat, security dead.s, ce>llateral mortgages, .altd ,JI other insut1mants, aQ.reemtmtt: and documents, wtwther now or hen\after existing, executed in comeotlon with tha Indebtedness, DEED OF TRUST (Continued) 20050428002175.014 Page 14 Rente, The word nRents" means all present and future rents, revenuesr Income, issues, royalties, profits, and Qther benefits derived from the Property. TrllStee. The we.rd "Trustee" means Wells Fargo Flmmoial National Banki whose mailing address i$ r;/o BBG--Bofse Loan OperatrOns Center, F10 Box 8203, Boise, ID 83707-2203 and any substitute or successor trustees. <lRANTOR ACKNOWLEDGES HAVING ReAD ALL THE PROVISIONS OF THIS DEED OF TRUST, AND GRANTOR AGREES TO ITS TERMS. GRANTOR, LIMITED LIABILITY COMPANY ACKNOWLEDGMENT STATE OF _=!4..,_-'-J.;./-'J._cc.,J-'--'-tf-7_~_~ __ /c, ,.;,,:; COUNTY OF ___________ _ )SS ) On this )-? {h day of _ t 20 OJ before me, the undersigned Notary Pubic, personally appeared Kimberl E. Tso, Member of M. . Deve[opment. LLC, and peraonelly known to me or proved 1G me on the basis of satisfactory evidence to be a of the limited Habillty oompany that executed the Deed of "Trust and eoknowledged the Deed of Trust to be the free and voluntarv aot and deed ot the limited !labllltv oompany, by authority of statute, ft8 a les of organization or Its operatfng agreement, for the us&f .and pur'poses therein mentioned, and on oath stated or authtmzed to e,cecute thls Deed of Trust and' fn fact executed the Deed o,f Trust on behalf of liabHlty R•sldlng at 4~ ? My-o,qrires 1 '~ .hn'S DEED OF TRUST (Continued) 20060428002176. 015 Page 15 LIMITED. LIABILITY COMPANY ACKNOWLEDGMENT STATE OF _.,,.fd4:~:!f,~'lk,-,1/t~~-7g_) __ _ COUNTY OF_A __ ,ir.~~~------ 1ss RSBfdlng at-~ My commission <IXl>h'•• J. ' 7"-z.-7S To! Tr1.1stee The undersigned is the legal owner end holder of all Indebtedness secured by this Deed of Trust, You ate hereby reque$ted, UPon payment of all .surne .owing to you, to reoonvay without warranty, to the persone entitled thereto, the right, title snd Interest now held by you under the Deed of Trust. Date1 ----------------BenafiD!ary: ---------By: _______ ~ Its: ________ _ Prepared by, recording requested by and return to: Name: Kathleen Nelson Company: Nelson Gootechnical Assoc Address: 17311-135"' Ave NB; A-500 City: Woodinville State: WA Zip: 98072 Phone:425-486-1669 Fax: 425-481-2510 20051118001155.001 ·-. --------------Above this: Line for Official Use Only-... -·--------- CLAIM OF LIEN--CORPORATION Assessor's Property Tax Parcel No.I Account No. _7931000151 Nelson Geotechnical Associates, Inc., Claimant vs MA Quik Framing, [Name.of person indebted to clai1;13Ut] ... , Notice is hereby given that the person named below claims a lien pursuant to RCW 60.04.100. In support of this lien the following information is submitted: I. NAME OF LIEN CLAIMANr: TELEPHONE NUMBER: ADDRESS: Nelson Geotechnical Associates, Inc. 425-486-1669 17311-135th Avenue NB; A-500 Woodinville, WA. 98072 2. DATE ON WlllCH THE CLAIMANT.BEGAN TO PERFORM LABOR, PROVIDE PROFESSIONAL SERVICES, SUPPLY MATERIAL OR EQUIPMENT OR THE DATE ON WHICH EMPLOYEE BENEFIT CONTRIBUTIONS BECAME DUB WAS THE 30th DAY O,F August, 2005. . . ' . 3. NAME OF ;PERSON INDEBTED TO THE CLAIMANT: ' . i·· ·: ::: L. ;;· :·. ·,::1: 1':'" '. . .' :' : :·:· ... ::· ': ' · · . ·• · · Laurance Anthone, MA Quik Framing 4. DESCRIPTION OF TIIB PROPERTY AGAINST WHICH A LIEN IS CLAIMED (Street address, legal description or other information that will reasonably describe the property): · 11 SPRINGBROOK ACRE TRS BEG ATNW COR OPE 10 Ff OF SD TR 11 TIIN88-27--05W ALG NLN 179.01 FTTO TPOB TH CONTG N 88-27-05 W 179.01 FTTH S 00-00-40 W 405.68 FT TO S LN OF N 405.54 FT OF SD TR TH S 88-27-05 E ALG SD S LN 178345 Fr TAP S 00-05-32 W FR TPOB TH N 00-05-32 E. 405.65 FT TO TPOB LESS CO RD 5. NAME OF TIIB OWNER OR REPUTED OWNER (If not known state Q · 'unknown"): "UNKNOWN" 6. TIIB LAST DATE ON WHICH LABOR WAS PERFORMED; PROFESSIONAL SERVICES WERE FURNISHED; CONTRIBUTIONS TO AN EMPWYEE BENEFIT PLAN WERE DUE; OR MATERIAL, OR EQUJPMENT WAS FURNISHED WAS THE 14 DAY OF October, 2005. 7. PRINCIPAL AMOUNT FOR WHICH THE LIEN IS CLAIMED IS: $3,300.00 8. IF THE CLAIMANT JS THEASSIGNEEEOFTHJS CLAIM, SO STAIB HERE:Yes 20061118001155.002 Nelson Geotechnical Associates, Inc. Kathleen M. Nelson Secretary/Treasurer 17311-135"' Avenue NE; A-500 Woodinville, WA 98072 425-486-1669 ' 20051118001165.003 STATE OF WASHINGTON COUNT~ :>h'"#•:i.i~ , ss . . ~ lee'+ 1:ie [S</r:i , being sworn, says; I am the claimant ( or attorney of the claimant, or administrator, representative, or agent of the trustees of an employee benefit plan) above named; I have read or heard the foregoing claim, read and know the contents thereof, and believe the same to be true and correct and that the claim of lien is not frivolous and is made with rea,;onable caus an is not clearly excessive under penalty of perjury. Si.lbscribeii and sworn-to before me-this ·/Y'. day of ,,t/,ve~ 2();f Notary Public State oF Washington NANCY BURTON MY COMMISSION EXPIRES APRIL 24. 2008 My Commission Expires: WA§ 60.04.091 Notary Public residing at p.v,-,/lt,v Printed Name: ,g,'.vcy./~ ' i i I i of t;.l<l above stated po::-tion '"Jf T:-act 9 UJ"ie1· a J..ea:;e dated Ja.nuary li•, 1964 ll"lth HUDY J. STARRDVIC'.-!, BEVERLY J 5'l'A.RK(J1!Jl::H, JOHN STAR.l!DVIC:fi anG MA.RTDIA M. STAP..KO\'ICli, .l!: lece u, Egr-ee-S'itll said leu.ses,s to grant them a 25 toot wide ace.ass right of w..i.y, -------.ror .. ingro-a,;;, · G.lld agras.;: to the :aOO·,""C · .:Jtated. -Tract "9 •. .ah::!.--d.ocS-gr.mt--t.-hi.s--!'ig-.!rt.;..cf \?~ along tbe s(rath bounda:ry o.f 'l'l-act 11, Spring Brook .it{:re Tracts, begimrl.ng at· the west boundary ll.t;a c-r: Tract ll .:..00 proceedmg ea.st alocg the ~outh boandary or Tract 11 .tetr a. distance, o£ 800 feet. This right o1' w.:, is g6ven :for the purpCtSe or flntry and tl!tl"' acoess to and frcm that portion of 'l'ract 9 which h!ls been leased to the above ~ tated .t.esaees on Ja.nu.ary l4t 1964 r0%' t~ extraction and removal. or sand and gn.nl :from said T?-aet 9. and this access right ±.s granted f"o~ the duration of said J.e2se, and additional. and extetr.ed. ti,"(19 as granted 1n Said lease. It. 1s understood that tirl.s :1cc:1:1ss and right of -way e.gregment shall run vi.th and be considered as a pa,:--t. of t~ leaso entered :1.nto be1:Vean tbe 1-essors Pu.:-sial1 , , . • -·i:-i--~-i. e. J and_ tbe" le~~ S~koyi9h on J~_uary 14. l9pl,-, .._.c.-,.,,,_ ?-•··· f"-:--· "'\ · ··L .. i_ ..... '-H. .. ;:lA.Q t~,-~.\._ . .i.. ... ,J .. J.:-i: .l,-,: ..i-'"t .1,· '-"~..-...:-,1.._ •. 1.: ..• :_ . , / • , . 1 . :1 _s.. ·'.lhl.e right 0£ vay :3hall be e.ffeati.ve from thi:, -.L._d;J.y of '-<><!·>-<·( 1964.~"'..'. S I ' thie ...:.,./e-.J .. "1~ ot ..l,...!..--'--'-~---•l964. .\ J lo, )q, '" d ' .,_.,.. / . / /0, ·, me# / · ... , .. /.~ r<·, . '/. ST>.'IE OF 1/ASIIDIGTOll) ) .. COUNTI OF mm ) On tbi.a day peraonally appeared beitwe 119 Arthur R. PurGi&n, CQ:ra A. Pur.sian, lbi;y J. Starkavi.oh. &,verl.:y J 0 Starkorl.ch. John Starkov1ch and. Martina M. Sta:rkovic-h, to IP9: lmawn to be tbe ind:ividua1t:1 d,sacribed in and vho executed t.hB rlthin and tore- ;v1ng iD.strwllent, and, acknow-le.dged that the:, signed tb!I AJa9 H tbei.T t:':r'e11 6tl'ld 'Y'Oluntar;r act and deed, for tM utte:i 1.nd pt1rpo11011 1 theA':;in JrenUq~d. · J· GS.van under Dtf" band 8-Jld o!f:ic-:1.al !!~.al. this' ~~ daT o!. ( (fJ,-1~··~ , 1964-. ~P.R 1 O 1964 · -. --·--·-. . --·---· ---· ------·----· j J _____ j. COVENAtlT TO ANHEX TO THE CITY Of RENTON -:> ..: ~P..~le~x~~C-~Oa:l~~~5~"ll'1~Q'l=· ~~A~~M ... o~l ... io ... a~---· fu.rMnafter referred to as Mowr,ers,M hereby coven3nt and agree to sign the necessary petitions for annexation to the city limits of the City of Renton, Washi.ngton,--for_.the .. proper.ty_.herei n .descr:ibed .ani:1--cm the -terms-more fu11 y-set· forth below. 1. legal Description The legal description of the property to which this covenant shall apply is as follm~s: That P(lrtion of TR 11 Springbrook Acre TRS as rccoJ:ded in Vol. 12 of Plats,. Page 60, Records of King Couut:y, WA, DAF: . , Beginning at the Northw~st corner of the East 10 feet of said rract 1:; thence North 88 27'05" We.!:tt along the 0 Northline thereof 358.02 feet to the :huE POINT OF BEGINNING: '!'HENCE North 88 27'0Sn wesL 679.01 feet to the east l.a..11e of the John Langston Road Revision; thence South O 4 1 12" east 40S.70 feet t<;1 the ~outh line of the Ngrth ~05.54 feet of said South line 17B.45 feet to a point w~1ch bears south o 0 1 40• west from the 'l'RUE POIN'.t OF BEGINNING; thence North O 0'40" east 405.68 feet to the TROE POINT OP BEGINNING. 87?11/02 10443 A Rl:::CO F 6.,00 CASHSL hereinafter referred to as "the premises.~ 2. Basis for Covenant This covenant to annex is glven as a "'**'*6-00 11 condition to being permftted to hook up to sewer and water servfce from the City of Renton to serve the premises. J. Partles Bound· This agreement and the covenant to annex shall be binding on the owner and all pers.ons subsequently acquiring any right, title or interest in or to sald property referred to as the premises, and shall be a covenant running with the land. 4. Time for Performance The owners, their heirs~ successors or a~sig~s, agree and covenant to sign a petition ta annex the above descrfbed premises unto the City of Renton at such time as the assessed valuation of the subject premises is sufficient to qualify under. the 75% method pursuant to RCW 35.lt'.14.120, together with such (lther adjoining or contiguous area as the City or other petitioners may determine. The owners further agree, when so notified by the City, to promptly circulate and execute ~uch Petition and to ccrnply with all the requirements of 1.iw regarding such anne~ation. lf the O"lners, their success.ors or as.signs fail to do so, the City reserves the right to t~nninate such utility servlces. 5. Filing Th~se covo.:nants. s.h.111 Oe filed with tl-1e King County A11ditor. 'I i:f I.If WITNESS lil{ERfOf the owners of the preg1ses have sfgned these 5"" covenants this _ day of Cdr:tp( 19S-1 On this day personally appeared bt>"ore ~ 1/!£:f' C £J~/Nd fl/ID >4NM dlutdd to ae tnoa,,n to be the tndivfdual(s) dest:r1bed 1n and who executed the within .n(I fcn-egotng instrument, and acknowledged that they signed the same as their free en~ vol~ntary act and deed, for the uses and purposes therein mentioned. r ?-<-GIVEN under my hand and official sea,1 this ...,; .--day of Q.{l: . 1gJ'J \, ,, ,. :-~-·::.";-r(:.; ·::: -_ ·~;~?· ''-!7_ ... -.. ; lJ.C.08,mf 09/09/87 , // 11tt,(€ Notary Publ fc 1n and ·for ;!).e Sta~of Washington, residing at£~-"',,,;'-':;.-'-'-.,,-~~~- I I rn.m fOR l!£&11RD Al llEiliiVii 2f cm or RENTON' TEHPDRARY YATER SER.VIC! Amu:nmNT DATE C'ciDte( 5 /'313] • r. "· A1e1 c.. lrrl S'.inlm AddreH qu,oq 5 · 192. SJ:. j A .MoJi,:pwnerc,> of ral1:l)Q n1a g aom , legall1 de•cribed •• follov1: '!'hat portion of TR 11 Springbrook Acre TRS ~s R~co!ded in Vol. 12 of Plats, _ ,_P_age_ 6.0., __ ~e.C9.J:.4.~ .l?_LKJ!!:$...fo. ~--_W~-, __ _I?!,.J': _ -----·· .- --.J~ag'i-nn,ir.g--at--the-No.i;.thwest0corner.-.oi--.the East 10 feet of .said---·~-- Tract 11; thence North B8 27'05R West along the Northline thereof d58.02 feet to the TRtlE.: POINT OF BEGlN~ING: thence North 88 27'05w west 179.01 feet to thg east line of the John Langston Road Revision; thence South O 4 1 12• P.as~ 405.70 feet to the south lige of the North 405.54 feet of said Tract 11~ thence South 88 21•05• e~~t algng said South line 178.45 feet to a point which bears South O 0'40n west from the TRUE POINT OF BEGINNING; thence North o0 0•4ow east 405.68 feet to the TRUE POINT OF BEGINNING. for and 1n conatderatJon of the kenton Yater Department gTaDting a per11tit to connect a teaporary/penuaent vater H,rvtce and/or tnain .;.n SPri,fi ~ eJ. 'i-.S l'}.:l,i ?:t ___________________ for the above property. / /1· ' The ovnu(•) of the ab<1ve de•cTihed pro~erty. their •ucceHora. Ji" ,i-ik and a&URJl&:0 hereby agne. and co\len«:1t ta. partidpate tn, aig11 a petition in aupport of, and .accept any Local lmprove..ent Diatrfct (L.I.D.) or City-initiated propo•.al, ocher than L.I.D., and pay their fair share therefore, (o~ the extenlllion of the vater niain in :5:i?r\r.; i!n."'*-,lWi- !> t?..2......4. .S.t-"-· • when required by the Rl!.nton Subdiviafon Ordinance, or as direcU•d by the Director ot .Public: Works. IN innu:ss W!REOF I (We) have hereunto set my/~µr hand(a) and seal t.he day and year first above vittea. x6bc, f_ JJ.rl~ ' STATE OF YASIIINGTON) ) .. COUN?YOFKINC) ____________ (SEAL) ---~9~7~'~t~>~<0<>'22-----.,-{j.J4L)A RECD F CASHSL 5.00 •tuk*'"'5• 00 11 Wlffi'ESS my h11nd and officbl aeal the day and ye•r in th.is c:ert1ficate first above written. . , .~. v .. ) u~ L-wMk ~:7y~ Hoti,iry Public in and for the State of ~aeh1ngton, reaidin; at · " ;;; b .. ~ AFTER RECORDING MAIL TO: M. T. DEVELOPMENT, LLC J 1625 R.aioier AVe!lue So, Ste 201 Seattle, WA 98178 20060922000949.001 E2156439 &"'a!!Hv"i.13 Filed for Record at Request of Lake Washinu.ton Escrow, Inc. Escrow Number: 05-00135 TAJ( 0$lt,II SALE $8,00 PAGE0e1 OF Hl QUIT CLAIM DEED STEWART TITLE {i) ,;JOI/I OD'{~ I Gr.antor: Alicia Mena Grantee: M.T. DEVELOPMENT, LLC Abbreviated Legal: Assessor's T,11.x Parcel Number{s): 79:.'ilOO·OISZ..05 THE GRANTORALICJA L MENA, A MAR.RIED WOMAN, AS HER SEPARATE ESTATE for and ln consideration of FROM AN INDIVIDUAL TO A WASHINOroN LJMITED LIABILITY CORPORATION conveys and quit claims to M.T. DEVELOPMENT, A WASHINGTON LLC the foJiowing described real estate, situated in the County of King State of WIISWngton, together with all after acquired title of the Gran tor therein: LEGAL DESCRIPTION: 1l!E NORTH 120 fBET OP THB WEST 179.0l FEIIT OF THAT PORTION OF 'IRACT 11, SPRINGBROOK ACRE TRACTS, ACCORDJNO TO THB PLAT THEREOF RECORDED IN VOLUME 12 OF PLATS, PAGE 60, RECORDS OF KING COUNTY, WASHINGTON. LYING EAST TO THE JOHN LANGSTON ROAD AS ESTABLISHED ON NOVEMBER 5, I 931. Dated: September 20, 200.S ~~~L llil.MLI s State of WasJdngtoD } County of ~K,,IN,.,G,,_ _________ } SS: ODUl!IESY RECORDING OOL Y NO UABL\TY FORVALIDr:Y /1.ND/OAACCUAAGY ASSUM~D BY STEWART TITLE I certify that I know or have satfsfactory evidence that ALICIA I. MENA Is tho persoo(s) wlu, appeared before me, and said person(s) aoknowled,ged that :•h~•~--- signed thls lnstrunuim and acknowledge it to be ~he_r free and voluntary act :fur the 1180$ and purpooos mon~oned in !hi& instrument. ~ Dated! Septem~r:W.2005. / J _ ~ 7 /Z:<• e ~ SAUNDRA J ;NIAL ~,,\\\\\\t111r, Nomry Publle In and for the State of Washmgton ·~~ · J~ Q~~t,: Residing at AUBURN ~ · ~\ My appOUltment expires: a03-07=,c·,e20e,09"-------~A ~Mfo · ~ ~~ I-• si ~~ . ,. • .fl j e ~ ·\ii";; ~{J ~,,;t>i Of' 'lfl'..,,,.. ... ''•h\\\\\\\''~ AFrER RECORDING MAIL TO, MT DEVELOPM:ENTi UC f 1625 Rainier Avenue So Ste 201 Seattle, WA 98178 Filed for Record at Request of Lake Washington .Escrow, Inc. EscrowNllmber: 05"00148 20050425000960.001 E2117631 WZl/280 1z,zo ~ COUNTY, IJA .lll!,181,80 '331,IN.ee PRGEf/11 0, 001 Statutory Warranty Deed Grantor; SABINA MOLINA Grantee: MT DEV£.LOPMENT, LLC PTN. TR. II, SPRINGBROOK ACRE TRS., VOL. 12, PO. 60 Additional legal(s) on page: 2 Assessor1s Tax Parcel Number(s): 793Hl0-0I54-03 THE GRANTOR SABINA MOLINA, an unmarried woman, as her separate enete for and in consideration of TEN DOLLARS AND OTHER GOOD AND VALUABLE CONSIDERATION PURSUANTTOANffiC 1031 TAXDEFl?;RRF;IJEXCHANGE1N FAVOR OFGRANTOk in hand paid. conveys and warrants to MT DEVELOPMENT, LLC, a Washington Llmi1ed Liability Company the following d~Oed real e~ .s~~te~ the Cou11ty of King, State ofWaslungton SEE A1TACHED EXHmn "A" HEQ.l:,TO FOR LEGAL DESCRIPTION SUBJECT TO, ALL EASEMENTS, RESTRICT!ONS, RESERVATIONS, CONVENANTS, CONDITTONS, AGREEMENTS, RIGHTS OF WAY AND ZONING ORDINANCES, lF ANY, ENFORCEABLE IN LAW AND EQUITY AND FUl.LY SET FORTI! IN THE PRELIMINARY TITLE Ril'ORT BY STEWART ·nru:, IN THEIR TITLE ORDER NUMBER.2041-00490 Dated APRIL JI!, 200S STATE OF Washington } COUNTYOF.~Ki°'-~ng==~------_J SS: I certify that J know or have sati!fa.ctory eviden~e that SABINA MOLINA Is the person(s) who appeared before me, and said person(s) acknowl6dged that ~•~b~•---- slgned tl)Js lmtrument and aoknowledge it to be her . ftcc and voluntary act for the, uses and pulJ'OS" me;::;ned in tMs instrument~ Dated,APRIL"''zoos /~. Notruy Publk: in and for the Stlire ofWashmp;ton Residing at~A~•b~•~•~•---,~------- My ap.pOJnttnent expires: ~~~7~-Z0~0~9~------- Psgc!of2 LPB-10 20050426000960.002 EXHIBIT A THAT PORTION OF TRACT 11, SPRINGBROOK ACRES TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 12 OF PLATS, PAGE(S} 60, RECORDS OF KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS; BEGINNING AT THE NORTHWEST CORNER OF THE EAST 10 FEET OF SAID TRACi 11; THENCE NORTH 88'27'05° WEST ALONG THE NORTH LINE THEREOF 358.02 FEET TO THE TRUE POINT OF BEGINNING; THENCE NORTH 88'27'05' WEST 179.01 FEET TO TiiE EAST LINE OF THE JOHN LANGSTON ROAD REVISION; THENCE SOUTH 0'4'1Z' EAST 405.70 FEET TO THE SOUTH LINE OF THE NORTH 405.54 FEET OF SAID TRACT 11; THENCE SOUTH 88'27'05' EAST ALONG SAID SOUTii LINE 17S.46·FEET TO A POINT WHICH SEARS SOUTH 0'0'40" WEST 405.68 FEET FROM THE TRUE POINT OF BEGINNING; THENCE NORTH 0'0340' EAST 405.68 FEET OF THE TRUE POINT OF BEGINNING. EXCEPT THE NORTH 120 FEET THEREOF. P!lgC"2ofl t.PiMO 20050428002174.001 V ~- AFTER RECORDING MAIL TO: 111111111,110111· ?-l&J.001~;;0~~a0lk174 MTDEVELOPMENT,LLC 11625 Rainier Annue South, ste lOl Seattle, WA 98178 p. ... .. ... I' 13:43 Filed for Record at Request of Lake Washington Escrow, Inc. Escrow Nu111ber: OS-00149 K I ~!Cl s?.i.1~~.s0 X!N~ C':H u· JEe, ..., ;,. .2e ,,.. ,a .ee Statutory Warranty Deed Gnmtor: Sabirul Molioa Grantee: MT DEVEWPMENT, LLC PTN. TR. 11, SPRINGBROOK ACRE TRS., VOL. 12t PG 60 AddJtlonal Iea:al(s) on page: :2 Aa:essor's Tu Parcel Number(s}: 793100-0lSlNOiS Pict8Ee0t OF 01U ~ ;;lOl/ 100/.Jq ?-- EWART TITLE THE GRANTOR Sabina Molina, an unmarried individual for and in consideration of TEN DOLLARS AND OTH&R GOOD AND VALUABLE CONSIDERATION, PURSUANT TO AN IRC I031 TAX DEFE:RRED EXCHANGE, IN FAVOR OF" GRANTEE in hand paid. conveys. and warrants to MT DEVELOPMENT, LLc, a Llmlted Liability Com:paay thei following described real~ situemd in tho County of King, State of Washington t .,,.11 0,M '-Y\, SEE ATTACHED EXHIBIT ffN' HERETO FOR LEGAL DESCRIP'l10N SUBJECT TO: AIL EASEMENTS, RESTRICTIONS, RESERVATIONS, CONVJ!NANTS, CONDITIONS, AG.REEMENTS, RIGHTS OF WAY AND ZONING ORDINANCES, IF ANY, ENFORCEABLE IN LAW AND EQUITY AND FULLY SET FORTH IN THE PRELIMINARY TITLE REPORT BY STEWART 1111,E, IN THEIR TITLE ORDER NUMBER204!011492 Dated APlllL §, lOOS STATE OP Washln~ } COUNTY OF __,Kl,,n,,g._ ________ ,} SS: T certify that I know or have satisfactory evidence that Sabina Molina Ware the penon(s) who !lppeal'Cd. before me, and said pemm(s) acknowledgod that _,sh,,e'---- signed Ibis instrmoent lll'l.d acknowledge it to be her ~ and vohmt:my act fur the U365 and purposes ment:l.oned in 1his instrument. Dated: Apri!)f'1oos . ~ ~~=-;:t~~-....:'.::=-= Notary Public ln and for Residing at~A:ub~•~'"~----------- My appointment expires: 3"-•"'7·c=l0,c09"-------- P~g,;lof2 Ll'B-IO • 20()1;0428002174.002 EXHIBIT A THAT PORTION OF TRACT 11, SPRINGBROOK ACRES TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 12 OF PLATS, PAGE(S) 60, RECORDS OF KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHWEST CORNER OF THE EAST 10 FEET OF SAID TRACT 11: THENCE NORTH 88"27'05" WEST ALONG THE NORTH LINE THEREOF 179.01 FE!.:T TO THE TRUE POINT OF BEGINNING; THENCE CONTINUING NORTl-188°27'05' WEST 179.01 FEET; THENCE SOUTH 0"0'40' WEST 405.68 FEET TO THE SOUTH LINE OF THE NORTH 405.54 FEET OF SAID TRACT 11; THENCE SOUTH 88"27'05' EAST ALONG SAID SOUTH LINE 178.45 FEET TO A POINT WHICH BEARS SOUTH 0'05'32" WEST FROM THE TRUE POINT OF BEGINNING; THENCE NORTH O'D5'32" EAST 405.65 FEET OF THE TRUE POINT OF BEGINNING; EXCEPT THAT PORTION, IF ANY, LYING WITHIN THE FOLLOWING DESCRIBED TRACT: THE NORTI-l 120 FEET OF THE WEST 179.01 FEET OF THAT PORTION OF SAID TRACT 11, LYING EAST OF THE JOHN LANGSTON ROAD REVISION AS ESTABLISHED ON NOVEMBER 5, 1931; EXCEPT COUNTY ROADS P11ge2ti2. LPB·IO . ' SUBDIVISION GUARANTEE Guarantee No.: SG-1572-10806 Order Number: 205125733 Reference Number: M. T. DEVELOPMENT, LLC Effective Date: December 16, 2005 at Subdivision Guarantee: Sales Tax: Total: $300.00 $26.40 $ 326.40 OWNERS: M.T. DEVELOPMENT, LLC, A WASHINGTON LIMITED LIABILITY COMPANY LEGAL DESCRIPTION: PARCEL A: THAT PORTION OF TRACT 11, SPRINGBROOK ACRES TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 12 OF PLATS, PAGE(S) 60, RECORDS OF KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHWEST CORNER OF THE EAST 10 FEET OF SAID TRACT 11; THENCE NORTH 88°27'05" WEST ALONG THE NORTH LINE THEREOF 179.01 FEET TO THE TRUE POINT OF BEGINNING; THENCE CONTINUING NORTH 88°27'05" WEST 179.01 FEET; THENCE SOUTH D°0'40" WEST 405.68 FEET TO THE SOUTH LINE OF THE NORTH 405.54 FEET OF SAID TRACT 11; THENCE SOUTH 88°27'05" EAST ALONG SAID SOUTH LINE 178.45 FEET TO A POINT WHICH BEARS SOUTH 0°05'32" WEST FROM THE TRUE POINT OF BEGINNING; EXCEPT THAT PORTION, IF ANY, LYING WITHIN THE FOLLOWING DESCRIBED TRACT; THE NORTH 120 FEET OF THE WEST 179.01 FEET OF THAT PORTION OF SAID TRACT 11, LYING EAST OF THE JOHN LANGSTON ROAD REVISION AS ESTABLISHED ON NOVEMBER 5, 1931; EXCEPT COUNTY ROADS. PARCEL B: THE NORTH 120 FEET OF THE WEST 179.01 FEET OF THAT PORTION OF SAID TRACT 11, LYING EAST OF THE JOHN LANGSTON ROAD REVISION AS ESTABLISHED ON NOVEMBER 5, 1931; PARCELC: THAT PORTION OF TRACT 11, SPRINGBROOK ACRES TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 12 OF PLATS, PAGE(S) 60, RECORDS OF KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHWEST CORNER OF THE EAST 10 FEET OF SAID TRACT 11; THENCE NORTH 88°27'05" WEST ALONG THE NORTH LINE THEREOF 358.02 FEET TO THE TRUE POINT OF BEGINNING; Guarantee No: SG-1572-10806 ' .... ... • 20050425000400.022 0143691913 secured by this Security Instrument. However, this option shall not be exercised by Lerulet if such exercise is prohibited by Applicable Law. Lender also shall not exeroise thls option if: (a) Bol'!Ower causes to be mbmitted to Lender infonnation required by Lender to evaluate the Intended transferee as if a new loan were being made to the transferee; and (b) Lender reasonably determines that Lender's security will not be impaired by the loan asswnption and that the risk of a b,:each of any covenant or agreement in this Security Jnstrwnent is acceptable to Lender. To the extent permitted by Applicable Law, Lender may charge a reasonable ree as a condition to Lender's consent to the loan assumption. Lender may also require the transferee to sign an assnmption agreement that is acceptable to Lender and that obligates the transferee to keep all the promises and agreements made in the Note and in this Security lns~nt. Borrower will continue to be obligated under the Note and this Security Iru,trwnent unleas Lender releases Borrower in writing. If Lender e=cises the option to require immediate payment in full, Lender shall give Bol'!Owor notice of acceleration. The notice shall provide a period of not leas than 30 day, from the date the notice is given in accordance with Section 15 within which Borrower must pay all sums secured by this Security Instrument. If Borrower fails to pay these sums prior to the expiration of this period, Lender may invoke any remedies pennitted by this Security lnsttument without further notice or demand on Bom>wer. BY SIGNING BELOW, Bottower accepts and agrees to the terms and covenall!s contained in this ,w;~,w, .... .... ·~ . ..I!:':;' MVLTJSTATE ADJUSTABLE RATI: RIDER 8-Mor,Ui LIBOR Index (Assumable duri,ig Life of Loan) (Fir.11 Business Day Lookl:tack • SinfiJ{e family, Freddie Mat UNIFORM INSTRUMENT Fonn 51.20 3/04 ECtoat. Rev. 05/I4/04 INSIGHT ENGINEERING CO. PRELIMINARY TECHNICAL INFORMATION REPORT Applicant: MT Development, LLC 11625 Rainer Ave. S. Seattle, WA 98178-3983 111 King County, WA. Prepared for City of Renton Renton City Hall -6th Floor 1055 South Grady Way Renton, WA 98057 Project Site Location: Talbot Rd. S & S 55th St. Renton, WA 98055 Tax Id: 793100015106 File# : LUA08-043 IECO Project: 11-0539 Contact: IECO DEC Ir,; ·.'fl, .'I f' lUi2 P.O. Box 1478 Everett, WA 98206 425-303-9363 Certified Erosion and Sedimentation Control Lead: To be named by the contractor Stomnvater Site Plan Prepared By: Santhosh .T. \1oolayil, BSCE TIR Preparation Date: December 5, 2012 Approximate Construction Date: August 1, 2013 3630 Colby Ave • Everett. WA 98201 • Phone: (425) 303-9363 Fax: (425) 303-9362 • Email:info@insightengineering.net ::=:=J SECTION I- SECTION II- SECTION III - SECTION IV- SECTIONV- SECTION VI- SECTION VII - TABLE OF CONTENTS PROJECT OVERVIEW OFFSITE ANALYSIS CORE AND SPECIAL REQUIREMENTS FLOW CONTROL AND WATER QUALITY ANALYSIS AND DESIGN CONVEYANCE SYSTEM ANALYSIS EROSION I SEDIMENTATION CONTROL DESIGN APPENDIX SECTION I -PROJECT OVERVIEW The proposed project "Talbot" is located at the intersection of Talbot Rd. S & South 55<1' St. in King County, Washington. More generally, the project site is located in Section 6, Township 22 North, and Range 5 East of the Willamette Meridian in King County, Washington. Refer to Vicinity Map attached in the next page for more details. The project site currently exists as undeveloped. There is a small wetland existing on-site that will remain undisturbed with a 50-li buffer. Refer to the wetland report by Genesis Resource Consulting for more details. The project contains approximately 2.91 acres. The proposal is to construct seventeen new single-family homes, approximately 325-lf of public road with associated utilities. Access for the site will be from South 55 111 St. The majority of the site slopes west across the property. Per Soils Survey of King County area, the project site contains AgC (Alderwood gravelly sandy loam, 6 to 15 percent slopes) soils Please refer to the soils map attached later in this section for more details. This report will follow the Technical Information Report requirements, per 2005 King County Surface Water Design Manual. The project will provide an open pond towards detention requirements per the 2005 KCSWDM recommendations. A bio-swalc is proposed downstream of detention to provide adequate water quality. The outflow from the detention facility will be tight lined to the existing storm system on Talbot road to continue its natural drainage path. S 190th St IEC INSIGHT ENGINEERING (0. P.O. Box 1478 Everett, WA 98206 425-303-9363, 425-303-9362 f. lnfo@insightengineering.net 1(,7 i < '" VICINITY MAP ~ ·.·/.:.,d St ___ j SITE S -1o:h'>t ?I 5F lf','Jt.\> SE 157th St ,, g ::-·;_ 1,1n ;,-'! .:.:.·c-:,c~lir t ;:-:.~,:-,·• TAKEN fROM BING MAPS SCALE: ,,. ~ 1,222' BY: SJM FIGURE 1. VICINITY MAP Talbot Renton, Washington DATE: 12/12/12 JOB#: 11-0539 FILENAME: 11-0539/doc/drainage report INSIGHT ENGINEERING CO. P.O. Bux 1478 Everet t, WA 98206 425-303-9363. 425 -303-9362 f. I nfo @insi ghtengineerin g.net SO IL MAP SOILS LEGEND A!!C-Aldcrwoo d gravcll v sandv loam. 6 to 15 SCAU:: >IO'\E BY: SJM SOIL MAP Talbot R enton, Was hington DATE: 12/12 /12 JOB #: 1 1-0539 FILENAME: 1 1-0539\d ocs\driange report SECTION II -OFFSITE ANALYSIS LEVEL I DOWNSTREAM ANALYSIS A level I downstream analysis was performed by Pacific Engineering Design, LLC, dated April 22, 2008. The analysis was field verified by Insight Engineering Company on August 10, 2012 and is included in the appendix. SECTION III -CORE AND SPECIAL REQUIREMENTS 1.2.1 Core Requirement #1: Discharge at the Natural Location The proposed project's storm water will be discharged to the drainage system within Talbot Rd. at the southwest corner of the site to follow its natural location. 1.2.2 Core Requirement #2: Off-site Analysis Refer to Section VII Appendix for Level one downstream analysis by Pacific Engineering Design. 1.2.3 Core Requirement #3: Flow Control On-site flow control will be provided by an on-site detention pond designed to Conservation Flow Control (level 2) using KCRTS analysis. 1.2.4 Core Requirement #4: Conveyance System Site runoff will be collected by means of yard drains, catch basins and roof drains. Collected runoff will be conveyed to the detention facility within pipelines designed to 25-year peak flows and checked for flooding conditions at the 100 year event. 1.2.5 Core Requirement #5: Erosion and Sediment Control During construction of the infrastructure for Talbot & 55th Preliminary Plat development, temporary erosion control methods wi II be implemented to prevent sedimentation and erosion using those methods as outlined in section 1.2.5.1 of the KCSWDM. The excavation for the detention facility will be used as a temporary erosion and sediment control pond during the construction period. 1.2.6 Core Requirement #6: Maintenance and Operations This requirement will be fulfilled by the property owner until bonds have been released and public drainage system(s) have been conveyed to City of Renton. 1.2. 7 Core Requirement #7: Financial Guarantees and Liability Bond and insurance in accordance with City of Renton requirements will be provided by or at the behest of the owner during site construction and until the drainage facilities in public street rights-of~way have been accepted by City of Renton for ownership. 1.2.8 Core Requirement #8: Water Quality A Bioswale is proposed downstream of detention to provide adequate water quality. Special Requirements -Section 1.3 of KCSWDM 1.3.1 Special Requirement #1: Other Adopted Area Specific Requirements Not applicable to this project 1.3.2 Special Requirement #2: Flood Plain/ Floodway Delineation Not applicable to this project 1.3.3 Special Requirement #3: Flood Protection Facilities Not applicable to this project 1.3.4 Special Requirement #4: Source Controls Not applicable to this project 1.3.5 Special Requirement #5: Oil Control Not applicable to this project SECTION IV -FLOW CONTROL AND WATER QUALITY ANALYSIS AND DESIGN The site contains one drainage basin that sheet flows to the west across the property and enters into the existing storm drainage system on Talbot Rd that eventually discharges into Springbrook Creek. The project will provide an open pond towards detention requirements per the 2005 KCS WDM recommendations. A bio-swale is proposed downstream of detention to provide adequate water quality. DETENTION ANALYSIS The proposed detention pond parameters arc as follows: KCSWDM Methodology with Levcl-2 flow control. Seatac Rainfall region with a scale factor of 1.0. Alderwood Soils have a hydro logic classi Ii cation of "C". This corresponds to Till soils of AgC soil group. Existing Conditions: Total site area Wetland and Buffer area Site area included in the analysis Offsitc frontage Area from South 55 111 Street) Total Existing Basin area Till Forest area Impervious area ~ 2.91 Acres ~ 0.27 Acres ~ 2.91-0.27 ~ 2.64 Acres ~ 0.18 Acres (of which 0.05 Acres is impervious = 2.64 +0.18 = 2.82 Acres = 2.64 +0.13 = 2.77 Acres = 0.05 Acres Refer to the Existing Basin Map attached later in this section for more details. Developed Conditions: Total site area W ctland and Buffer area Site area included in the analysis Offsite frontage Area Impervious area: =2.91 Acres -0.27 Acres -2.91-0.27 = 2.64 Acres = 0.18 Acres Site impervious area = 2.64 x 0.70 = 1.85 Acres (Assume 70% impervious coverage per KCC 2 lA.12.030) Frontage impervious = 0.15 Acres Total Developed Basin area Total Impervious area Till Grass area = 2.64 +0.18 = 2.82 Acres = 1.85 + 0.15 = 2.00 Acres = 2.82 -2.00 = 0.82 Acres Required Detention Volume = 40. 128 CF Detention Volume provided = 40.386 CF The detention pond is 8-ft deep with 8-inch concrete vertical walls all around. A 15-ft wide access road has been provided at 15% to access the pond bottom for maintenance. Please refer to the following pages and Developed Basin Map for more details. WATER QUALITY ANALYSIS AND DESIGN A 100-tl Bioswale is proposed downstream of the detention pond to provide adequate water quality. Water quality flow is calculated as full 2-yr release rate per Section 6.2.1 of2005 KCSWDM. Calculate bottom width (b): b= ~9~n~~~~ 1.49 y161Sos Where, Water Quality flow (Q) = 0.09 cfs (2 yr-release rate) n= 0.20 S= 0.01 (longitudinal slope~ 1%, an underdrian will be installed since the slope is less than 1.5%) y = 0.25-ft (Design flow depth is set at 3 inches and the winter grass height at 5 inches) b= 0.09 X 0.20 1.49 X 0.25 167 X 0.0 I O ; b= 1.22 ft -2.00-ft A bottom width of2-ft is used. Calculate Cross sectional Area (A): A= by+zy 2 A= 2x0.25 + 3(0.25)2 J\= 0.6875 SF Calculate flow velocity (V): V=Q/A V = 0.09 / 0.6875 V = 0.1309 < 1 ft/sec. Therefore OK Calculate Length (L): L = 540 V where t is the hydraulic residence time. L = 0.1309 x 540 = 70.69 ft. The minimum length of 100-lf is used. 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'1 2 1) Ac.}!/ J \ r\ I\ l\lf, 1 \ \ ~\ """ \ \ \ \ ' I \ \ I ~ 1 I n, 1 I -tt-DRNMCf ~-+It , \1\~C8#5 i\\ ~ . \E' F_ 'ltl\ II,,;,, \, \ \\ --+-t----\1"!1 \ ~\ I .;J;; ! ~ ' .~ ig I ' I \ I I I M I ~ I ! .~ \ \_ t. ' 111\ \ " I I I LOf ~,,4, -,_r z: lo ~94SF 17' 01#7 I.a ,,925 ir ', \ CB#5 ~ {r(P(-1} \ I I \ \.\?},~·cc PW \ ·1 \ \\ , I I j ) i /\t/~;1)~ \ \ 6 \ 7 .-SSMH I RIM~17J.92 , IM'~/8285 (CTR. CHANNEL £,W) ~ D EVELoP£b B"~rlJ Bouu 04,._'( ( 2. ~'2 Ac.) 70NE .9-6 7931000153 I il I ~4lE 111 :=6:;>D' l)EVEJ.oPf O 14UJJ M~ i Flow Frequency Analysis Time series File:ex.tsf Project Location:sea-Tac ---Annual Peak Flow Rates--- Flow Rate Rank Time of Peak (CFS) 0.182 2 2/09/01 18:00 0.056 7 1/05/02 16:00 0.142 4 2/28/03 3:00 0.012 8 8/26/04 2:00 0.085 6 1/05/05 8:00 0.142 3 1/18/06 20:00 0.125 5 11/24/06 4:00 0.243 1 1/09/08 9:00 computed Peaks EX.pks -----Flow Frequency Analysis------- --Peaks Rank Return Prob (CFS) Period 0.243 1 100.00 0.990 0.182 2 25 .00 0.960 0.142 3 10.00 0.900 0.142 4 5 .00 0.800 0.125 5 3.00 0.667 0.085 6 2 .00 0. 500 0.056 7 1. 30 0.231 0.012 8 1.10 0.091 0.222 50.00 0.980 Page 1 Flow Frequency Analysis Time series File:dv.tsf Project Location:sea-Tac ---Annual Peak Flow Rates--- Flow Rate Rank Time of Peak (CFS) 0. 558 6 2/09/01 2 :00 0.465 8 1/05/02 16:00 0.669 3 2/27/03 7:00 0. 514 7 8/26/04 2 :00 0.616 4 10/28/04 16:00 o. 594 5 1/18/06 16: 00 0.747 2 10/26/06 0:00 1.12 1 1/09/08 6:00 computed Peaks DV.pks -----Flow Frequency Analysis------- --Peaks Rank Return Prob (CFS) Period 1.12 1 100.00 0.990 0. 747 2 25 .00 0.960 0.669 3 10.00 0.900 0.616 4 5.00 0.800 0. 594 5 3.00 0.667 0. 558 6 2 .00 0. 500 0. 514 7 1. 30 0.231 0.465 8 1.10 0.091 0.995 50.00 0.980 Page 1 Retentio~/Detenlion Facility Type of Fac.:':.lity: Dct0.nt __ ion Pend Side Slope: Pond Bottom Length: Pond Bottom Width: Pond Bottom Area: Top Area at 1 ft. FB: Effective Storage Depth: Stage C Elevation: Storage Volc:me: Riser Head: Riser Diameter: Number of orifices: 3. 08 10J.n2 5 4 . Cl:: :J ,1 U '..l • 1)/4:J. H: lV "t "t sq. ft ::q. ft 0. ;22:-'-2..cres s. ,Jc. 100.,JC: 4005C. C.919 4 . 9 0 12.00 2 "t c L ~u. f: 3c-ft a inches Full Head Pipe Orifice# Height DiameleL =lischarge ~ia~eter 1 2 (ft) (ir.;-:CFS) (in) 0.00 0.92 O.C51 3.42 1.95 0.13D 4.0 Top Notch Weir: None Oct f 1 O'i.N Rat i r,_g Curve: None Stage Elevation S\.CJLdlj<2 Discharqe (ft) I ttJ (cu. ft. ) 1'.,1c-ft.) ( cfs) 0.00 100. 00 SC. :: . 013 0.000 0.01 100.01 600. C. 014 0.002 0.02 100. 02 655. C:.015 0.003 0.03 100.03 71U. ,: . 016 0.001 0.04 100.04 765. ,-: . 018 0.004 0.05 lC0.05 820. C.019 0.005 0.06 100.06 876. C.020 0.006 0.07 100.07 9 ~~ 1 . :: . 021 0.006 0.08 JOO.OS 98 I -:: . 073 0. 006 0.09 100.09 104 3. 8.024 0.007 0. 19 100.19 160~. C.037 0.010 0.29 100.29 2177. C.050 0.012 0.39 100.39 2758. ,: . 063 0.014 0.49 100.49 3349. C.077 0.016 0.59 100.59 3950. C. 091.. 0.018 0.69 lC0.69 4560. :_:. 1 cs 0.019 0.79 100.79 5180. c;. 119 0.02C 0.89 100.89 5811]. _:. 133 0.022 0.99 100.99 64 ~10. ,: . 14>3 0.023 1.09 101.09 7111: . :: . 163 0.024 1.: 9 101.19 776~. :: . 1 78 0.025 1.29 101.29 843:. C.194 0.02G l . 39 101.39 911 -: . 2 C 9 0. 027 1. 4 9 101.49 98 c:;. :·; . ). ) ::.} 0.028 1.S9 101.59 10 SC ::i. C.241 0.029 1.69 101.69 11215. 8.257 0.030 1 . 7 9 101.19 119:,7. J. 27 Ii 0.031 1. 8 9 lCl.89 12670. ,-; . 2 91 0.032 Percolation (cfs) 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 il.Oil 0.00 0.00 0.00 0.00 0.00 0,00 0.00 0.00 0.00 0.00 0. 0(1 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Surf Area (sq. ft) ',4 93. 5502. 55ll. 552"-. 5:'J30. 5539. 5549. 5558. .5567. 5577. 567:. 5766. :)86]. 5g:;2 .. 6855. 6152. 6251. 6350. 6450. GS~:.J _ 66:':,2. 6754. 6857. 6960. 7064. 716 9. 7275. '7381. 1. 99 101.99 13L 0l. ,, . 308 0.032 0.00 HS8. 2.09 102.09 1'116•'. U.32:J 0.033 o.co 7596. 2.19 102.19 149jj. C. 34 3 0.034 0.00 77D5. 2.29 102. 29 :;_ 5 7U 9. C.361 0.035 0.00 7814. 2.39 1 o;;,. 39 164 % . C. 379 0.035 0.00 7 924. 2. 4 9 102.49 17294. C.397 0.036 0. 00 8035. 2.59 102.59 18103. C.416 0.037 0.00 8 ·_ 4 6. 2.69 102.69 18 92 3. C.434 0.038 a.co 8258. 7.79 102. 7 9 197 .~ tj. C.453 0.038 0.00 8 371. 2.89 10?. 8 9 2059"/ r:. 4 7 3 IJ.039 0.00 8485. 2.99 102.99 214 '.=: i. C. 4 92 C.040 0.00 85 99. 3.09 103.09 22317. C.512 0.040 0.00 8711. 3.19 103.19 23194. C.532 0. 041 0.CO 8830. 3.29 103.29 24083. C.553 0.042 0.00 8 94 6. 3.39 103."39 24 983. C.574 0.042 0.00 9063. 3. 42 103.42 2.:)2~_;6. r:. 58 o O.C42 0.00 90 99. 3.44 103.44 254:33. C.584 ll.C43 0.00 9122. 3.46 103.46 25621. C.588 0. 04 6 0.00 9116. 3. 4 8 103.18 2sac,:. 0.592 0.050 0.00 9169. 3. ::;o 103.SC 25987. 0.597 0.055 0.00 9193. 3.52 103.52 26171. :1. 601 0.062 0.00 92; 7. 3.54 103.54 26356. :J. 605 0. 071 C.00 9240. 3.56 103.56 2 654 l. 0.609 0. 079 0.00 9264. 3.58 103. 58 26727. 0. 614 0.085 0.00 9288. 3.68 103.68 2760. 0.635 0.097 0.00 9407. 3.78 103.78 286CJ8. :J. 657 0.1J7 0.00 9527. 3.88 103.88 2956°. J. 679 0.115 0.00 9648. 3.98 103.98 30538. 0.701 0.123 CJ. 00 9769. 4.08 104.08 31.5/1. C!.724 0 .130 0.00 98 9: . 4. 18 104.18 375'.c. ll. 746 0 .137 0.00 10014. 4.28 104.28 3352 ,J . 0.770 0 .143 0.00 10138. 4.38 101.38 34544. 0. 7 93 0.149 0.00 10)62. 4.48 104.48 35576. 0.817 0.155 0.00 10387. 4.58 104.58 36621. C) -841 0. 160 0.00 10513. 4.68 10 4 . 68 37 67 g. D. 8 6S 0. 166 0.00 10639. 4.78 104.78 387 4 9. '.j. 8 90 0. 1 71 !l. 00 10766. 4.88 104.88 39832. J.914 0.175 0.00 1Ub94. 4 . g CJ 104.90 4 08~:U. ~I. 919 0 .176 0.00 109)C. 5.00 105.80 41HS. i). 94 ~) 0.489 a.co 11049. 5.10 105.lC 42260. r;. 97 o 1.. 060 a.co lL 78. S. LO 105. 20 43384. C. 996 l. 790 0.00 11308. 5.30 100. 30 145L. 1. 022 2.590 0. co 11,;39_ 5.40 105.40 45672. 1.848 2.870 0.00 llj71. 5.50 105.50 4 68 3 0. 1 . 075 :J .130 a.co 11703. 5.60 105.EO 48013. I .102 3. 3"70 0.00 11836. 5. '/0 105. 70 '19.?0.3. 1.130 3.590 0.00 1197 0. 5.80 105.80 50407. I . 15 7 3.800 0.00 12105. 5.90 105.90 5162 4 . 1.185 4.000 Cl. 0 0 12240. 6.00 106.00 528.5'.,. 1.213 4.190 0.00 1?3"16. 6.10 106. 10 :J409Y. -_. 242 4.370 0.00 125:3. 6.20 106.20 55357. ~. 211 4.o4o 0. 0 0 12650. 6.30 1C6.:JO 5662 9. 1.300 4.710 c.oc 12788. 6.40 106.40 57915. 1.330 4.870 0.00 J /.927. 6.50 ::_ 0 6. so 592] !; . 1 . ]59 5.020 0.00 l 3 0 67. 6.60 l06.60 605.28. I. 390 ~. 170 0.00 l3207. 6.7C l06.70 6185C. 1.420 5.320 0.00 13348. 6.80 106.80 63198. 1.451 5. 4 60 0.00 1 31 90. 6.90 :06.90 645:,~. ~.482 Hyd Inflmv Outflow L\,:ctk ':'arget Ca2-c S lo·-.::(:> 1 1.1? 0.24 0.20 1.cn 2 0.56 ·k**-k*·*. 0. 16 4_1ij 3 0.56 ****'k*·k 0.13 4. I 4 4 0. 67 ******* 0.14 4 . l 'J J 0.59 ******* 0.08 3.58 6 0.35 ******* 0.04 3. 14 7 0. 4 6 ******"" 0.04 2.86 8 0. 5::. ·k ·k -/..-·k ·k ·k -~-0.03 2. )C) Route Tine Series through Facil~ty Inflow Time Series File:dv.tsf Outflow Time Series FjJ_e:Ydout Inflow/Outflow Analysis Peak Inflow Discharge: 1. E::..i:?v :04.91 -() 4 . : . .d L CJ 4 • 1 4 LCJ4 .19 1 o3. r::,s lOJ.;4 1D2.136 lD/.)0 12 C?S at Peak Outflow Discharge: 0. l J9 :~· ::·s at Pea~ Reservoir Scage: ?eak Reservoir Elev: Peak Reservoir Storaqe: ,1 104 40128. 0. 91 Ct (_j 1 Ft Cu-Ft 921 A2-,t 5.600 0.00 Storage (Cu-Ft) (Ac-HJ 40126. 0.921 36065. 0.828 32088. 0.737 32612. 0. 7 4 9 26711. C. 613 22751. C.522 20319. 0. 4 66 :_ 4 97 2. 0. 34 4 6:00 on Jan 9 in 12:00 on ,Tan 9 :_n Flow :Jura.lion from Time Seri1c;:-= Fi~ ,:~·: ~·riout. tsf Cut.off Count Frequency Cilf 1'.:xceedence Pr::-:ibability CFS % ', 0.002 307 32 50.l17 '.-JD. 1 1 I /j 9. 8 83 0.499Et00 0.007 5270 8.594 52. /Li o 1 . ) 88 0.413E+OO 0. 011 5444 8.878 67. '.:;, 90 32.410 0. :3J4E:+DO 0.016 4836 7.886 75.476 :,.524 0. 24 5E-t-OO 0.020 4715 7.689 83.165 ~ 6. 8 35 0.168E+OO 0.025 3614 5.894 89.Cco9 : J. 941 0.109E+OO 0.0)9 ))92 3.738 92. 7'07 7.203 0.7llJE-01 0.033 ins 2.900 95.(.'J(: ; . 304 0. 4 30F.-0 l 0.038 127 6 2.081 97. Ti 7 2.223 0.222E-01 0.042 1088 1. 774 99. ;) ;_: :2 "J. 4 4 8 C.44SE-02 0.047 52 0.085 99.152,6 '). 364 0.364E-02 0.051 1 '.) 0.024 99.EC.l l. 339 0.339E-02 O.C56 12 ll . 0;; IJ 99.68(1 0.320 0.320E-0? 0.060 10 0. 016 99. 6 ·j"/ 0.303 0.303t-02 0. 0 60 11 0.018 99. 71:, 0.28~) 0.285E-02 0.069 10 0.016 99. '/ ~. 0.269 0. 269E-02 C.074 5 O.OCB 99. 73'0 0. 2 61 0.26lE-02 C.078 6 0.010 99, 7 ,'] ~ 0.251 0.251E-02 0.082 10 0.016 99."765 C.235 0. 235E-0?, 0.087 19 o.o:i, 99."7~)6 0.204 0. 204S-02 0.09l 9 0.015 gg. f n II. 18 9 o.~8%-02 0. 096 11 0.018 99.829 IJ .171 0.l7E-02 0.100 6 0. 010 99.839 0.161 0.16JE-02 0. 105 8 0. 013 99. /J ,")2 CJ. 148 0.148E-02 0.109 7 0. 011 99.Hb.~ :J. 137 0.137E-02 0. 1 1 4 12 0.020 99.82:~ :1. l l 7 0.117E-02 0.118 6 0.010 99. 8 92 ).108 0. lOBE-02 13632. Year 8 Year 8 0.123 8 0. 013 9~. 9C 'J D. 09::; 0.946E-03 CJ. 127 9 0.015 9 '0. Y/. D 0.080 0.19%-03 0.131 12 0.020 9). ''j4(; 0.060 Cl.603E-03 0 .136 15 0.024 90. 964 0.036 0.359E-03 0.140 5 0.008 9'j. 9"""7 =: 0.028 0. 277E-03 0.145 3 0.005 99. 977 0.023 0. 228E-03 0.149 3 O.OO'J 99.982 0.018 0.179E-03 0.154 4 0.007 99. ~18,'1 IJ. 0 ll 0. ll1E-03 0.158 s 0.008 99.097 0.003 0. 376F.-04 COMPARE.prn Duration Comparison Anaylsis Base File: ex.tsf New File: rdout.tsf Cutoff units: Discharge in CFS cutoff 0.043 0.053 0.064 0.074 0.085 0.096 0.106 0.117 0.127 0.138 0.148 0.159 0.169 0.180 -----Fraction of Time----- Base New %change 0.82E-02 0.43E-02 -47.3 0.59E-02 0.33E-02 -44.6 0.46E-02 0.29E-02 -37.9 0.35E-02 0.26E-02 -26.0 0.26E-02 0.22E-02 -16.7 0.20E-02 0.17E-02 -15.2 0.14E-02 0.15E-02 5.9 0.99E-03 O.llE-02 11.5 0.60E-03 0.80E-03 32.4 0.38E-03 0.29E-03 -21.7 0.23E-03 0.18E-03 -21.4 0.15E-03 0.33E-04 -77.8 O.llE-03 O.OOE+OO -100.0 0.16E-04 O.OOE+OO -100.0 ---------check of Tolerance------- Probability Base New %change 0.82E-02 0.043 0.041 -3.8 0.59E-02 0.053 0.042 -21.3 0.46E-02 0.064 0.042 -34.0 0.35E-02 0.074 0.049 -34.1 0.26E-02 0.085 0.072 -15.0 0.20E-02 0.096 0.087 -8.6 0.14E-02 0.106 0.108 1.9 0.99E-03 0.117 0.121 4.0 0.60E-03 0.127 0.131 3.4 0.38E-03 0.138 0.135 -1.8 0.23E-03 0.148 0.145 -2.0 0.15E-03 0.159 0.151 -4.6 O.llE-03 0.169 0.154 -9.1 0.16E-04 0.180 0.159 -11.5 Maximum positive excursion= 0.007 cfs C 5.5%) occurring at 0.119 cfs on the Base Data:ex.tsf and at 0.126 cfs on the New Data:rdout.tsf Maximum negative excursion= 0.024 cfs (-36.2%) occurring at 0.068 cfs on the Base Data:ex.tsf and at 0.043 cfs on the New Data:rdout.tsf Page 1 tmp#5. txt STAGE AREA(SF) VOLUME (CF) VOLUME (CF) 124.0000 5448.3979 40387.8706 40385.5751 123. 5000 5398.2979 37676.1967 37673.9108 122. 0000 5248.4479 29691.1373 29689.1151 120.0000 5048.4979 19394.1916 19392.8165 118.0000 4848. 5479 9497.1458 9496.4441 116.0000 4648. 5979 0.0000 0.0000 Page 1 SECTION V -CONVEYANCE ANALYSIS AND DESIGN The conveyance analysis will be included in the final Technical Information Report at construction document submittal. The system will be designed to convey the 25-year peak flows and checked for flooding conditions at the I 00-year event per 2005 King county Surface water Design Manual. SECTION VI -EROSION/ SEDIMENTAION CONTROL DESGIN Erosion and sedimentation control will be provided by utilization BMPs selected from the 2005 King County Surface Water Design '.\1anual. These BMPs will likely include, but ate not necessarily limited to, sediment pond(s) and/or trap(s), silt fencing, construction safety fencing, interceptor v-ditches, rock check dams, plastic sheeting of stockpiles, straw mulch, hydro-seeding, catch basin protection, and rocked construction entrance, etc. A Temporary Sedimentation and Erosion Control Plan will be submitted as a pat! of the construction documents detailing the means by which sediment and erosion control will be handled during construction. SECTION VII-APPENDIX . -. CIFIC ENGINEERING DESIGN, LLC "·" C.v1I E"1g1r':"-:· ::. < 0 c:nrirg Cor.sJltants APR 2 4 2008 RECEIVED Level 1 Downstream Analysis Talbot & 55th Renton, Washington 15445 53rd Ave S, Suite 10{ Seattle, WA 9818f 206.431.7970 pl 206.388.1648 fa Talbot & 55th Preliminary Plat Ta/bot Rd. S & S. 55th St. City of Renton, Washington Level 1 Offsite Analysis Prepared for: MT Development, LLC Alicia Mena 11625 Rainier Ave. S. Seattle, WA 98178-3983 Prepared By: Pacific Engineering Design, LLC 15445 53"1 A venue South Seattle, WA 98188 Prepared: August 31, 2005 Updated: April 22, 2008 Phone: (206)431-7970 Fax: (206) 388-1648 Joseph M. Hopper, P.E. PED Project number: 04105 Overview The subject site is located at the southeast comer of South 55th Street and Talbot Road South in NE Yi of Section 6, Township 22N, Range SE, W.M., in King County, Washington. The project area is in lot 7931000151 in Block 11 of Spring Brook Acre TRS. Total area of the site is approximately 2.91 acres. The site is accessed from S. 192nd St. The site and its downstream area drains to the Springbrook Creek which drains to the Duwamish-Green River. The site is not within any sensitive area marked in the City of Renton Sensitive Area Map or the King County Sensitive area Map. There arc no wetlands on site. The site does not contain steep slopes that could have erosion or land slides. The site is not within a Seismic Hazard area. The site is· iocated on the hill above the valley floor and will not have flooding issues. There is no evidence of coal mine activity on the site. No greenbelts are adjacent to the site. Sensitive areas within 0.25 mile downstream of the site include a sensitive area notice on title in lot 0622059143 and a SAO wetland that overlays portion of lot 0622059143, 0622059051, 0622059061 and 0622059049. Under existing condition the site is covered with brush and grass. The Talbot and 55th Preliminary Plat is a proposed 18-lot single-family residential subdivision. The project will also includes, an open pond-type storm drainage facility which will be located within a drainage facilities tract, a public street and a private access tract to access the proposed lots. There is an existing house on lot 7931000152 northwest of the subject parcel, more specifically at southeast corner of the intersection of Talbot and 55 1h. This house will remain and is not a part of the development. The site generally slopes westerly and southwesterly to Talbot Road. Average slope of the site is approximately 12-percent. There are drainage ditches along both site of South 55th Street and a drainage ditch along the east side of Talbot Road. Runoff from the site drains to the ditch along the west boundary of the site. The site has been cleared and is covered mostly with blackberry bushes, the surrounding properties are single-family residential with lawns. Upstream development in Springbrook Terrace has its own drainage system including a detention pond. This system drains to the drainage system in Talbot Estates through a drainage easement along lot 7931000153 which drains to the drainage system along Talbot Road and then into the Springbrook Creek. Thus, upstream drainage area tributary to the site is only from lot 7931000153 to the west. Under developed condition, an interceptor ditch along the east and south boundary of the site will convey the upstream offsite runoff bypass the site to the drainage system along Talbot Road. Downstream drainage system includes road side ditches, culverts, storm pipes and catch basins long South 55"' Street and Talbot Road. The downstream drainage system drains to Springbrook Creek. The 0.25 mile downstream analysis ends at Springbrook at the north side of South 192nd Street east of the 167'h freeway. Down stream analysis A site visit was conducted by Pacific Engineering Design on August 31, 2005. The downstream analysis was started at the northeast corner of the site. There are road side ditches along both sides of South 55th Street. The north side ditch has approximately 1-2 feet bottom width and 2: 1 side slopes, the ditch is covered with grass, the bottom of the ditch is lined with riprap. The south side ditch is not as well defined as the north side ditch Gust a depression along the road side). There is a 12" concrete culvert under the driveway of lot 7931000152, the culvert is in good condition. At the intersection of South 55th Street and Talbot Road, the north side ditch drains to a 12" culvert at the end of the ditch which drains to a catch basin at the northwest corner ofthe intersection and then drains to a catch basin at South 192"" Street and then into Springbrook Creek, the south side ditch drains to the drainage ditch along the east side of Talbot Road. The ditch along the east site of Talbot Road has approximately 2-3 feet bottom width and 3:1 side slopes, the ditch is covered with grass. The ditch ends near the southwest corner of lot 0154. There is an 18" HOPE culvert with trash rack at the end of the ditch. The culvert drains to a type 2 catch basin in Talbot Road. The storm drainage system along Talbot Road consists of 18" to 24" storm pipes and catch basins and drains to the Springbrook Creek southwest of the intersection of South 194th Street. The bottom of the Springbrook Creek is approximately 30 feet below the surface of Talbot road near the intersection of South 194th Street. The creek is covered with trees and dense brush near this intersection. The Springbrook Trout Farm is located in lot 0622059061. The farm has 2 large ponds (The branch of Springbrook Creek downstream of the site flows through these two ponds) and some smaller water tanks for trout farming. Thus, the section of Springbrook Creek downstream the site is a salmon habitat. From the outfall of the second pond, the creek drains northwesterly to a 24" CMP culvert under South l 92"d Street, and then turns west and drains along the north side of South 192°d Street. South 192°d Street is blocked by the 167'h Freeway. There is a 10'x6' concrete box culvert (WSDOT project built in the summer of 2003) under the l 67'h l'recway at the end of the South 192°d Street. The culvert was built to improve fish passage, reduce flooding and excessive sediment accumulation. The culvert is in good condition. The cross section of Springbrook creek upstream of the 24" CMP culvert at South 192nd Street has approximately 5-10 feet channel bottom width and 3: 1 side slopes, channel depth is approximately 3-5 feet. Down stream the 24" culvert the channel bottom change to 10-15 feet wide, the channel depth and side slopes remain identical. The 0.25 mile point is located slightly downstream the 24" culvert. The downstream drainage system was in good condition during the site visit. But there were drainage complaints near the site in the past years. According the complaints, there were stream bank erosion, sediment accumulation and flooding problems in the section of Springbrook Creek from Talbot Road South to South 192°d Street. There was a stream gauge near the outfall of the 24" CMP culvert at South 192nd Street. According to the record of the gauge from 1989 to 1993 (The gauge was removed in 1994), the culvert was under capacity for 2 year -24 hour storm event. The capacity of the culvert is approximately 40 cfs (approximately 10% slope). From 1989 to 1993, peak flows exceeding 40 cfs happened 5 times. During large storm event, runoff may backup to the wetland upstream of the culvert and overflow across South 192nd Street. According to the 2005 King County Stormwater Drainage Management Manual, the site is located in the conservative flow control area and basic water quality treatment area. Level 2 detention is required for the 18 lots subdivision in lot O 151 and O 154 (total 2.75 acres). Since the 24" CMP culvert at South 192nd Street has capacity problem, level 3 detention may required or the 24" culvert be replaced. l ,"Z;f,~--:-j: ·{.';_.o--· i' .... o i ! ' i l I I p.O / / ,/ .. • .. ~- --·/ / ,~o I ) f1' rz-0 I ./ --~-.. ,' ,, .. \ -~:-, z+_ ~ ~ Ci-< l IU '5 ~ < fS \.!J I- "" 1-L I.!_ (:> N 1.!J ~ ::s ,'!i r:;:: 4A Map Output iMAP -Sensitive Areas all themes -~-i\··· \ .\ + jC) :.i£m King Ca,unty -6' S,,1 ;:,· .. t~:I Pa.roaJs ~·.;_ A _ ~ OtJuflty Bouncta ry S1ra,ats F~1l .and Dil,d1 SAO ~ha.;im c.,-2~ ~ Fti~tlway ' \ \ Le,g.end 10(1 Y.a.;,H F-l:i,1c.!p!a''l 0 W._RD Ch.,rnns'< \\·1jgra'00'1 H.;iz:c1:d Areas ~-~ Soila Sf.h.W:a Aquifar :l·U.:.., f _;;;._:_: [21 fillj SA-0 W.;, Fl:nd .SAO landsl'-:J3 SAO S1:1~mt::. SAO Eros.ion • Sam:.-lliv,a .ll.rr.a~ i\·:,1 .':! mi Till3 \IVLHD Draina,;i·a G-::1.mpl.all'lt.<£ Landslda l1fi-z3rd D1ainage A1',a.a Afiaa.s S-us::::-gpta!J·lB lo Braund \!1/dia.-lA:l-nt;i1n:1a1hn ~ENS/TIVE ARi:A Tl&iURi= 3, Page I of2 0.094mi "II, http://www5.mctrokc.gov/servlet/com.esri.esrimap.Esrimap?ServiceName=overview&Cl... 12/17/2004 ~. !C1 ;,.,"~ ~ . ti: ..n i ..... -~;;:: .,...J ... ' .;;; ll) j v1 ', r J ~ • I I I I ,I __ :, ... . ~ ... -..;, ~ .... , .... :, { ' ' ' \ \ \ "' ·..!1 ' ' 9 ' cs' .·, ' \ " ' ~'. ~-. =± . . " ~~ I .!J 1- \l} \ 5 1- 1.U 3 i J. ' " -r, .. ' ......... ;::... .. / .•"t ............ ~ ....... _ ... '"·..:: "-,:i ' \ \ ' \ ' \ ,j'1 ,, .(1 ' I i .. c,. ·. .. -.--~·· ··.,~--· r / ., ___ _ Q ~ <Sf ~ ~ ~ '<( I-< -<( -J CL ~ Is) V \,U ...s- 1 } A 6 7 9 /0 ~ er i1 ~ C, ¥: :L <:, C, ~ ~ [ V\ C, \- l.L. ~ ~ C s_ C, ~ ~ (::! <l2. r:{) e!.. ,- ~ r-.._!, i1 1.1.J 2 c::!. ~ I-11:, i:... ::: I-,J, 0 1~ F .. _,..,.,.. . C,1mplairnil. '""t • r,s,;.,...,. No .;:: arns Prnblsm . Type TB PAIJ[l !'AIJD SUf PIN /997-0758 CLOSED DRAINAGE C Men, 14 /i..pr 4'1E5 19215 98TH AVES, #E 1997 00:00:00 1tr1JUR[i) Otti[i'il@1[:]~ C(l)m~ffe:i~a,frs: RiliC CqJ:mJJiiiilint SUJh1s ?mblem T:,;:>e R.iJC O;:i\t,t, rn !?ADD PADC1 r'ADIJ \\!o SUf ·J 989-0141 CLOSED GRND V\/TR C Jue, ·14 iv1ar ·Jggg 41E6 ·19223 98TH PL s 00:00:00 2 1994-0133 CLOSED rnos1m1 C \/1/cd, LJ F~b ·1 G94 4iE5 19223 98TH PL s 00.00:00 3 1997-1107 CLOSED; IRONOXID WQC \/Ved, 25 ,iun ·1997 41E5 19223 98 TH PL s 00:00:00 4 2003-0294 CLOSED DES C Wed, ·16 Apr 2003 19223 98TH PL S 00:00:00 ~11l1Rifl Drr;coan@!JJ" C@mpi:;ino,i,,; 'Rae Complaint Staitus Probl<am Type R'.::lc "].31fr?. Tl! PADD IPADO 1 PADD l\lo SUrF 1987-1109 CLOSED· FLOG C Tue, 24 Nov i98l 41E6 19264 98TH AVE S 0000:00 t'IIU'm Ur"1m'11!JJ" CompH<1!,1~.; Re<r: Compla.iroi: S'mi:i-l.s IProlbl~m T~pe Ptcc O.au~ TB PA!lD P.'mDi No 1998-0461 CLOSED Sli'JKING C Thu, 9 Jul 1998 41E5 1934'i 99TH PL 00:00:00 2 2003-0194 CLOSED.DOM C Fri, 28 Feb 2003 19341 99TH PL S 00:00:00 D.,,,.,. C;Jmplaint ~'"-""" p ,1 T ~ 0 , r.. ... ., IIJo · .;.,IWlla .., rolLII em J!jpe nAar. auc TB PADO rAIJD 1 s ~ADD SUF PADD SllF 1975-0066 CLOSED POND C Mon, 18 Auy 4"1E5 19225 SPRINGBROOK RD s 2 1B92-D044 CLOSED·STREAM C 3 1992-0044 CLOSED STREAM ER 4 1992-0044 CLOSED STREAM SR 5 1998-0045 CLOSED · SEDIMENT ' C S'ailtus Prnblem Type 2002-0207 CLOSED· DOM C C 2 2003-0011 CLOSED DOM 1975 00:00:00 Thu, 23 .Jan 4 ·1 !:::6 19225 TALBOT RD 1992 00:00:00 Tue, 4 Feb 41E6 19225 TALBOTRD 1992 00:00:00 Thu, 23 Jan ~t ~ Ei:i i 9225 T ALt30T RD 1992 00:00:00 Tue, 20 Jan 4"/E5 '19225 TALBOT RD 1998 00:00:00 Wed, ·13 Mar 2002 00:00:00 T!!. PAD!l ?A[l!J ·/ 9533 192ND ST Mon, 6 Jan 2003 00:00:00 9533 S 192ND ST s .s s s PADD Si.IF 7941200020 686C2 iPIN l\ll!B 7941200"180 686B3 794·J200180 686C2 7941200180 686C2 7941200180 686C2 7941200130 68683 3388200'i60 686C2 3388200160 686C3 Nm 0622059061 68682 062205906"1 68683 0622059061 68683 0622059061 68683: 0622059061 68682 0622059143·68682' 0622059143 686B2 """ Compi.siiL11t SWim:> Prrolhism Typa ifuC.C \J~Ti:'8 Mo rn IPADD :?ADD ·J PA!JD ~,,~ l\ffB SU~ 2000-0431 CLOSED INQ FCR TL!e, i3 .Jun 2000 ·19400 TALBOT RD s 8557200D10 68682 00:QO:OO 2 2003-0641 CLOSED MMA FCR Wed, ·1 Oci. 2003 9612 194TH ST 85572000-JO. 68682: 00:00:00 :S§i® @Jiff» -'Sprrffrrag/iJJ([Jj©fJr. C/f<e@dr .0:b©ua :SR 1J r57, [(V@fF!{/' ilK@!Tiil :£,1v@~!Tilil Gitill.¥{d]@r{R@!G@!Ttd/ff[!i]!BJ} Day of Month Oc! ~Jo\J Dae_ i:::J.::::c@·:..c'l +F-=a.:.:.b+l\iccla:::.r-1'-A:,c.p:::.r i:.:MccaCc'.y+=J-=u:..:.n +J-=u'-1 +A..::u::.egc.+::S:..::e,:..p ,_~~--.---+----~- 0 '1.41 1.49 190200210 2.:;9 2.38'1.901.861.72 ·1.69 '1.50 ·1 2 3 4 "' v 6 7 8 g 1.40 2.22 1.912.052.0A .,_1;4 2.251.901.851.69 ·J.70 1.50 "140 2.6'1 1.902.0'12.06 2.56 2.231.9'1'1831.681.70 1.50 ----1--+---+ '1.401.991.9020!2'11.2.60 2.361.90"1.831.691.701.50 i .43 3. 71 1 90 2 5:J :2__. 1 ·1 _"1._5_1 +4_. 9_6+1_. 9_1+1-'-.8-'-1+1_ . .:_68+-1 _. 7_0+1_.::i_'"'.01 'l.4'1 2.35 2.092.'18?.14 2.84 2.581.911.801.64 1.70 1.50 1.40 2.02 ·j .912.022. !l 2.63 2.25 '1.911. 791.64 1.70 '1.58 1.40 2.06 "1.892.242.HJI 2.50 2.151.911.791.67 1.70 1.59 1.40 ·1.71 1.852.182.19 3.02 ?_111.901.801.67 1.69 1.57 -·----~f-1_.4~oe-=2"--_5:....:3-+--1 . ..:..82-12_._0_1+2.15 .:2,Q3 2.101.90 ·1.ao 1.10 1.10 1.55 - - iO i'l.40 2.04 -:.go ·1.99 2. ·; 6 5.oo 2.06·1.901.a11. 10 -1.68 1.55 '1.40 2.02 1.971.932.22"I0.002.051.901.801.70 1.67 '1.55 11 i2 1.«1.801.872.252.WB.002001ITT1.791W1ITT1.57 1M1001.832.002~4.002.031.001.831.701.701.~ '13 14 15 16 "17 18 ·19 20 21 22 ·1.51 ·1.81 1.1a2.o·: ::i.29 2.&o 2.001.eo1.751.70 1.65 1.59 2.27 2.41 1.802.122.79 4.00 1.961.841.70'1.82 1.60 1.59 ----jl----+-- 1~?231.802.0? 3 ~ 3 ~ 1.~ 2.~1.701.791001 n 1.53 1.so 1.962:182.96 4.oo 1_911.91 ·1,70·1.1a 1.eo ·1.eo 1.50 1.98 2.092.002.66 ?."IO 1.971.90'1.761.77 1.63 i.57 ----1-·1._45-+--·1_.9 __ 4+1 __ .972.os2.so 2. 10 2.00·1.911.661.12 ·J.64 !J5? 1.47 2.15 1_912.022.45 2.so 1.941.901.611.70 2.74 ·1.so ·1.40 4.12 2.02 2.08 2. 94 2. IO "I .971.92 1.641.67 1. 7 4 ·1.60 1.40 2.34 1.89·1.98?.57 2.'10 1.97"1.94'1.761.60 1.67 1.60 ------ 23 24 25 26 27 28 29 30 1.40 2.15 1.841.972.6;; 2.80 1.93'1.891.70'1.60 1.63 1.60 -~ 1.40 2.12 1.802.003.'7 3.50 '1.911.891.731.60 1.60 1.59 1.41 1.91 1.802.012.60 2:13 1.90'1.931.7"11.60 1.60 1.61 1.42 '1.97 1.802.002.68 2.23 '1.922.081.72'1.60 1.60 1.59 1.40 '1.90 1.762.022.65 2.23 1.941.91 'l.681.60 "1.60 1.60 1.40 1.89 2.432:10 2.12 '1.941.881.661.64 1.60 1.60 1.60 1.90 2.722.26 2.09 1.941.851.761.71 1.58 '1.61 1.49 2.022.1 i 2. '17 1.85 1.70 1.5"1 '1.40 1.30 0 1.801.90 2.00 1.901.80 i .60 '1.50 1.50 -U50 1.46 2:17 1.94208244 3.24 2.161.911.751.68 1.69 "1.57 i\.ilin ii/lean Man-t --+16-.6-oli--14-_o-0+15-.6-0li--4.-00-+1["'-. (0-·,o+/ 1--3_-on-+_fg_.4_0+[3-.6-0~i--3.-90--+2-. -10+[2-0-.0--+0[4-.6---,0f :Sfftt@ @:il/bJ ~ S[J»l(§u-~!fJJfi»@@lk. f:?,ENii,i, w:b,Gi/® SIR 11 Jff1, trJ®coJrr 'J{'!f!l(/]1/ Su-YiEiia!iflJ/J (G{ffJl]J]f{JJ@{/R@(!;@rr@fftrillfJJ) Oaiy __ of Monlh Oc! Nov Dec Jan iFeb ~ilar Apr May Jun Jul Aug Sep 0 1.60"1.54 1.81 1.73 i4_3:2.2.402.28 1.80 2.15 1.96 2.20·1.54 1 "l.58'155 3.'15 i.70 3.57]2.422.24 i.85 2.11 2.19 2.101.66 2 ·1.s61.6·1 4.23 1.n ,J.212.4a2.17 1.a-1 3.86 2.13 2.-101.90 - 3 1542091460 ·J.82 :L,<!26'12.'i1 1.78 2.70 2.07 2.101.96 f------~-----1-----r-··-----r--- 4 1.591.60 2. 73 2.84 3. i 5'2.622.07 '1.78 2.25 2.65 2.002.00 C---------------+---+------1--f------S---l--~C------+-----+--+--- 5 f-----·- 6 7 8 1.591.66 2.1·j 2.48 :2.822.641.98 i.78 3.56 2.53 2.002.04 1.551.60 2.20 4.13 '3.093.211.971.64 2.34 2.37 2.00209 'l.54"1.63 2.77 3.ff7 .'.:'993.031.96 1.59 2.33 2.34 2.002.-12 1.551.73 1.97 55.40 2.834.091.90 1.58 2.Bi 2.29 1.902.06 9 ·J.622.08 '1.89 7.34 ::1043631.81 1.54 3.45 2.28 ·J.901.99 C-------------1------~----------~e-------+----+-----+-~1---l ·10 1.602.87 1.80 4.il1 2.942.68'1.91 1.56 2.45 2.30 190208 1--------,--+----t--1------------ ·11 '1.643.07 1.80 3.36 2.392.511.8·1 '1.54 2.80 2.33 '1.802.06 1----------+--+--<----(------·------- -12 '1.661.95 -1.so 3.22 2.so 2.s12.oo 1 .57 2.48 2.31 1.80 -1.ga ----1--f----+---+---1--+---I 13 '1.ss 1.s1 1.ao 3. rn 2.37 3 og -1. 75 1.ss 2.23 2.69 1.so 2.04 14 1.531.76 1.80 3."17 2.782.601.84 1.52 2.13 2.42 1.802.09 i------------------ 15 1.52 '1.97 'I.BO 3. 13 °2.622551 .89 1.51 2.04 2.55 2.002.04 '16 '1.511.93 1.80 3.01 2.652.802.02 '1.58 2.01 2.31 '1.802.07 -17 1.541.88 1.80 2.86 2.43 2.511.93 1.69 1.97 2.24 1.802.07 18 1.522.04 ·1.ao 2.s2 2,;s2:,-11.94 1.10 2.0-1 2.19 1.802.08 19 1.801.95 1.80 2.80 5. 'i42.3"12. 13 2.56 1.98 2. "19 ·j. 702.0·J 20 2.601.92 1.80 2.90 13282241.90 2.15 1.95 2.19 1.702.12 2-1 2.701.90 1.80 3.TI 2.7:'.i'2.462.31 2.23 2.03 2.16 1.702.08 22 4002.14 '1.80 3.04 2.682.362.4, 2.11 2.11 2.19 'l.702.18 23 2.502.10 1.80 2.90 2.742.212.14 2.09 2.-12 2.19 1.702.26 24 1.60 2.00 'I. 75 3.5 I 2.72 12.202.21 2.06 2.07 2:17 1.702.1 'I 25 1.732.33 1.70 3.55 2.662.112.03 2.06 2.1-1 2.04 '1.602.12 26 1.561.99 1.78 4.13 ,'2562.142.24 2.11 2.11 2.33 1.602.14 C-------------+--+------+--+·--·---------L.,----1--·---+--+-----+-----+----+--f----j 27 1.531.86 ·J.71 5.34 2.4Gl2.112.66 2.16 2.15 2.37 1.602.20 28 1.541.81 '1.70 4.26 2.251.99 2.16 2:16 2.30 '1.802.23 29 1.541.81 ·1.70 3.55, 2.301.86 2.82 2.-12 2.20 1.622.55 30 1.58 ·1. 79 4.86 2.30 3.04 2.20 1.65 !I/Jin ·J.501.50 1.70 i.70 22oi2.101.20 1.40 1.70 1.30 1.401.40 Mean ·J.76 i.94 2.4·1 5.06 3.002.582.05 1.90 2.35 2.28 1 832 06 r----M--a-x---rl2-.s--;oi-a.-go(32.ooi·123_oolg.?ol 1 AOj8.70j13.ool10.ool14.00l2.50l69~ ..----------------------~-~~-~~-~~~~ Dav of Mlonih Oct Nov Dec Jan r=eti 1111ar Api" ii/lay Jun Jul Aug Sep ~ ------'"--+---l---------+--+--+--f-~--1--~t---t--+---=t----'-I 0 2.31 ·1.79 5.04 !.79 2.46 2.60 'l.80 1.701.6"1 "1.481.532.95 t----------------- 1 2.40 i.71 3.48 ·: 7,( 2.85 4.39 1.93 1.70"1.601.491.502.95 2 2.ao ·1.s2 3.83 1. 73 3.43 1 5.99 3.02 ·1. 70·J.601.441.513.07 t-------------r---------·----------·---- 3 4.21 1.79 6.03 1.70 3.39 3.29 "15.961.701.601.4"11.583.32 ------+-------1--------+----+----1 4 3.25 1.89 2.39 "'7/J 2.t,4 3.08 20.68"1.731.601.411.483.71 f-----------1------+--+--+--+--- 5 2.73 1.82 2.16 ·177 U)6 2.65 4.36 1.761.581.421.493.80 I---------·-!---~--------. ----+----+----+----+---+----+---+------+ a 2.72 1.91 1.s5 2.37 ·un 2.27 3.28 2_131_581.441.493.64 7 2.94 1.85 2.25 2.43 174 2.'11 3.35 2.001.6"1 i.471.493.54 8 2.97 13.18 2.35 24fj "!.73 2.37 2.53 1.88'1.601.49"1.793.37 9 2.84 4.58 2.69 2A6 '1.10 2.52 2.51 '1.851.65 '1.461. 703.47 'IO 3.10 '1.37 1.94 ,1.4-1 JT! 2.56 2.00 ·l.811.66'1.441.683.33 -J'I 3.03 1.99 1.78 10.33 'i.93 4.06 '1.86 1.76i.63"1.491.643.18 12 2.73 7.77 1.72 3.93 2.79 2.55 "1.78 1.801.62'1.45'1.563.15 f--------+---+--+--t----i-----f-----t--+---+--+----l---+--- 13 2.29 2.77 1.65 3.:35 223 2.33 i.84 1.771.60'1.501603.18 +---------,f-----t---+---+---+---+---+---t------+--+---tf----j------ -14 3.49 2.28 1.90 2.48 2.·!2; 2.'16 1.84 "l.80-1.631.621.523.22 1------t-----+---+---+----l------- 15 2.72 2.01 1.92 2.14 203 1.95 1.79 1.831.871.631.493.23 r------------------j----j-- i 6 3.03 2.60 1.80 i.86 1.19 1.99 ·t.7'1 1.851.681.601.493.64 "17 3.09 1.95 1.78 ·,.9·i 'i/37, "1.83 -1.74 1.941.631.571.494.40 ·18 2.69 1.96 i.69 1.75,1653'2.30 1.121.901.68·1.5a1.494_42 "19 2.63 1.81 1.61 1.1-39 34,1 2.10 ·].711.882.05"1.981.754.'12 20 5.65 2.11 1.60 "1.62 :2.57 2.00 1.70 '1.801.791.63'1.973.98 c-----+----+---+---+-----+--+----+--------< 21 2.88 2.47 "1.63 1531238 1.96 1.70 1.801.801.642.013.90 22 2.67 2.99 1.63 1.58 2.23 1.95 1.73 1.801.791.641.993.65 f--------~ • 23 2.54 46.53 1.69 1.45 2.38 2.46 2.02 1.981.791761.963.89 24 3.14 9.01 'l.76 1.43 2.39 2.00 1.84 1. 751. 791.541.863.90 25 3.15 5.61 1.90 14·1 2.40 1.88 '1.78 1.701.781.441.783.95 26 3.20 4.07 1.93 i .42 2.43 "1.89 1.74 1.691.691.402.533.71 27 309 3.63 1.69 1.43 2.31 '1.83 1.80 1.641.651.482.633.62 28 2.76 4.41 -1,57 1.35 1.81 1.76 1.69'1.641.422.653.72 29 2.a2 3.81 -1.50 1.39 ·1.a1 1.72 1.631.58t432.5B3.36 30 8.50 1.97 2.23 ! [' : .86 ,__ ___ M_in __ ----j~0_.7_4-t--0_.9_0-t_1_.5_0-+----'l.301' ·1 40 I :40 Mean 3.17 4.78 2.22 2.29 2.85 2.47 "1.63 1.47 3.23 1.40 1.401.401.10 '1.402.00 3.17 1.79 ·J681.521 823 58 i\Jia)( l35.oola6.001·1s.0012a.ool58Dn[2s.ool54.00l4.2ol3.90l3.90l5.60(6.wj 16 :Sff"J@ ((})3/J;p ~ :S,wrrffmJ!f!}fIJJ©l{l)/};[ ICJ®·J'i/{ !3XULi!!'V''ii SrR 9iD7l, [(D®:£J/( i%.®if!lfl. 5trr®tiili!71'J G~1JJJ{J}r<J(IR@rc@rr((iJff1tu@) raiy of illlonlh Ocl !\lov Dec .Jc:n !Fat, i\Jlar Apr !Vlay!Jun Jul Aug Sep 0 3. ·15 2.23 2.32 J.'.l4 I 3 WI 2.58 2.30 1.74 ·I.Si ·J.83 2. n 2:19 ~ ~---+---+---+---+---+---+-----!----, 'I 3.10 ?.05 2.40 260j'.J3:J ?.55 2.30 1.871.48 2.02 ?.20 2.22 1------'---2 3.36 ·1_ga 2.40 2_ ?~ J J.r.,·1_ 2.57 2.54 1_9·11.47 3.7i 2.21 2.rn 3 3.62 2.88 2.50 :1.fl9 2.39 ?.52 2.46 1.822.35 3.09 2.12 2.22 4 3.64 3.55 4.64 ?.:l4 I '.2.78 2.40 2.35 1.752.54 3.06 3.46 2.28 5 3.60 2.29 3.38 ?.1:~ 2.71 2.09 2.45 1.712.56 4.10 2.42 2.30 6 3_3·1 2.23 3.02 ·1.9? 2.87 2.09 2.55 1.792."17 3.J·J 2:17 -2.77 7 3:16 2.33 2.75 1.71 2.B8 2.09 2.59 1.881.53 2.81 2.09 2.39 1----8 3.43 2.13 3.20 1. 75 2.65 .2.00 2.41 2:191.5"1 2.80 ?.08 ?.42 . 9 3.55 1.83 2.53 2.03 2.67 1.84 2.52 2.001.5'1 2.75 2.04 2.40 10 e---· 11 ~---- ·12 13 3_5·1 ?.41 2.45 ·uJ,J :;;10 2.66 3.10 2.01 ·1.42 2.77 2.05 ?.36 3.78 2.01 2.47 i.il4 27"5 2.35 3.13 2.05"1.42 2.78 2.0"1 2.25 ·-· ---- 3. 59 2.0·1 2.35 1 gQ_ 2.88 ?.01 3.14 2.031.36 2.68 2.07 2.28 3.63 'i.82 2.25 1 91 2.B9 3.69 3.02 2.'IO·J.34 2.58 2.20 2.29 14 3.64 1.72 2.20 1.98 3.70 3.15 5.75 2.211.37 2.54 2.24 2.29 15 5.27 2.14 2.20 3.04 3 06 3.46 4.63 2.20 ·J.33 2.56 2.22 2.31 16 4.38 2.42 2.25 "191 3_·1u 2.80 2.39 2.221.40 2.54 2.19 2.45 f-------1 17 4.15 2.04 2.63 i .76 ;;Ji 2.59 2.32 2.211.42 2.65 2.21 2.50 18 3.89 3.32 2.26 i .fib 3.2·: +·---7._4_9+-2_._31--+:-2_.1_31-'1_.4_·11-'2-'-.5_0_1-'2_.2_0-+2_.50 19 3.86 3.40 2:18 ·1.5~. 0.06 2.35 2.29 ·J.771.40 2.34 '.1.18 2.52 ---- 20 3.80 2.36 2.47 1.77 4.57 7.53 2.28 1.51 i .41 2.29 2.20 2.52 2·1 3.78 ?.33 2.1a 1.69 4_.o·, "J.64 2.12 1_541.4·1 2.rn 2.2·1 a.54 22 3.47 2.33 2.26 3 09 3.51 2.57 2. '17 1.511.88 2.25 2.20 8.86 f----=-23::.:. --+-4-'-.-"--5 _1 IC-2::.:.. 8=-5:..+-2c:c. 2--'-01-'2::.:.. 5=---d'-1,· -'-3.:.:0:..c0_ +-=2.:..:. 3-'-9+=-2-'-. O.c.3+1..c..4.:.:7+1::.:..4.c.9+=-2-'-. 3.c.5+2'---._2_5 +-7_._89....., 24 3.55 2.57 2.20 2.36 2.84 2.11 1.99 ·1.501.37 2.35 2.2·1 8.20 25 3.02 3.08 2.15 2.03 2.85 2.18 2.30 ·1.481.36 2.28 2.20 8:11 26 2.85 3.37 2.14 6.84 ?.70 ?.10 2.07 1.491.44 2.?4 2.19 8.04 27 2.86 2.59 2.2·1 9.85 2.67 2.33 4.03 1.552.01 2.25 2.19 8.21 28 2.49 2.39 2.18 5.24 2.6 "i 2.41 ·J.81 1.451.55 ? .19 2.22 8.22 29 2.4"1 2.3'1 2.03 7.68 2.32 1.8'1 "l.481.61 2.2·1 2.20 8.49 30 2.36 1.71 5.87 2.3'1 1.49 2.17 2.23 . f---+--, Min 2.20 1.70 ·1.70 '1.50 ?.20 0.52 1.60 1.30 ·1.20 1.60 2.00 2.00 Mean 3.51 2.43 2.46 2.s:l"! 3.19 c'.46 2.641.811.60 2.59 2.22 4.14 1\/lax 16.0012.ooa. 7046.00 : 3 col11.ool2a.003_705_7018.oo ·11.0023.00 ,1 ·-Y j j Sffil@ @:Jjfb ~ SfP)irJrrtJl;J/())(iJJ(IJJ!% <CiT@'c)/J.{ ,i;/,S\t)Yfl :EIFl 111$7, if~@.filiT !X(®l!fJ[ lf3i/f"rE}iiJ)/!iI'J G3©Ji!!i[ijl&{!R@i!::©!(df9/flJIJ1j} ----~-~---~------------~~-~-~~-~---- Day oi Month Oci Nov Dec Jac1_ Feb iVi<1r Apr May Jun Jul Aug Sep 1---- 0 i.70 2.46 2.50 2.70 2.12 :2.00 1.87 'l.60 1.631.31 1.54 1.41 1 1.70 2.93 2.48 2.7i.i 2 ·1012.00 1.75 1.55 1.541.40 1.54 i.40 2 3 4 1.70 2.74 2.43 2.n :zosl 2.23 2.00 1.58 1.521.40 1.54 ·1.36 1.72 3.03 2.44 2.67 2.09 :2.22 1.70 '1.53 ·J.521.39 ·1.43 1.30 -1.50 2.77 ?.46 2.76 2.rn 2.00 1.70 1.s1 1.551.40 ·1.35 1_30 1.50 2.73 2.50 3.33 2.'IO ·!.92 1.70 1.5·1 '1.581.35 '1.31 1.32 l---~----+--l----1 1.50 3:19 2.5'1 3.30 .2.·10 UJO 1.70 '1.48 1.69·1.34 '1.32 1.36 5 6 7 8 f------ 1.46 3.1s 2.69 3.:::.,~ ~.-_·(·:·5.1·.1 .. ··,·91 ;.68 :l45 1.521_34 -13; 1~ 1.50 2.53 2.56 3.3. , .r, I 1.92 1.60 147 1.971.32 1.31 1.34 1.56 2.35 4.27 3.23 ,2.01 .:.I, ·:.::d-=-8+'1..:..:.6:..:0+..:.:·l.-=-57+1.:c:.5:..:9+'1-'-'.3'--'4+..:.:1.:.::3.:..11 1.30 1.54 3.17 3.53 2.7i2 2.0\ Ul9 1.60 ·J.50 1.52·1.33 1.32 '1.18 g 10 11 1.62 ?.59 2.79 2.40 '.' 01 1.94 1.60 1.50 1.521.32 1.34 1.13 ~-:....:--1-'-'-'=i-:::.:..c..:::...i-:::.:.:_:=-i-::cc...:..:-i=.:...:.e...:..:..::--'+.:.:...:...::+-:-'-"-=-!-.'...:.=-=I-C.:.:::.:::+-:-=..:.+..:-.:...:.j 12 ·J.65 2.42 2.60 248 2.02 1.95 1.60 '1.50 '1.531.31 ·J.32 1.'12 ~- -J3 '1.50 2.33 4.94 2.50 2.0 I ? 06 1.60 1.50 ·J.531.36 ·1.31 ·1. "11 1--~-l~--- '14 1.42 2.36 3.18 2.49 12.00 2.07 1.60 1.50 1.61 ·i.32 1.33 ·1.11 f-------f-- 15 1.43 2.65 ?.98 2.4'1? oc '1.99 1.56 1.50 1.461.33 1.34 1.12 'i6 1.47 2.75 3.13 2.38 2.00 L85 1.65 '1.50 ·L45'l.32 1.34 1.i3 l-------+--l- C--~ 18 19 20 2·1 22 23 24 25 26 27 28 29 30 iVlin IVlean Max '1.53 2.65 2.87 2.34 ')_00 1.62 1.59 ·J.50 1.45-J.32 1.35 1:11 1.64 3.13 3.68 2.78 2.00 !85 1.56 2.28 1.431.34 1.39 1.10 1.64 2.32 3.75 3.813 2.03 1.88 1.58 3.28 ·J.441.44 1.34 1.10 1.59 3.85 3.08 3.!; ;o.iot2. ~4 1.s.9 2.39 ·1.40:_35 ~.35 11; 1.50 2.63 2.82 2.u.o , __ o I "·~8 1.54 1.44 1.44 1.36 1.36 I. , " 1.43 2.40 2.73 2.54 2.00 4.00 1.49 1.44 1.441.33 1.38 1.14 1.43 2.4·1 2.83 3.26 UJe/ ·1.79 1.48 1.44 1.431.30 3.29 1.15 ·1.40 2.39 2.75 5.54 1.90 1.70 '1.72 -J.41 1.581.28 1.77 1.16 1.42 2.45 2.80 3.23 1.87 1.68 1.91 ·1.43 1.401.27 1.63 1. 15 1.43 2.70 2.75 2.66 1.98 1.65 1.57 1.40 1.401.31 1.59 1.14 1.53 2.52 2.77 2.64 1.:99 !11 1.53 1.44 1.471.55 1.55 1.15 1.58 2.46 2.76 2.421 [ 1.86 1.61 1.40 1.401.54 1.56 1.16 1.66 2.87 2. 77 2.21 1.12 1.62 '1.50 1.351.54 1.59 ·1 :15 1.77 2.7'1 2.13 ·1.70 1.92 1.55 143 ·1.30 1.50 2.40 2. 10 •j 40 110 1.40 ·1.10 i"l.200.94 0 0 99 1.55 2.70 2_94 2.aa 2c2l2.0·1 1.64 1.61 /·1.511.37, 1.48 ·1.21 J.00 12.00 1 s.00 m.~2 ?ol 12 ooj4_ooj15.ool4Aoj3.2iJj-;,2_so ·1. 10 ., _Proj§r.t Hom~ "SR '167 Projects Project :3tf!kl5 Jem,aO')f 1-!J!ll4 This project 1Nas completed in the summer of 2003. \/llli]I <lid WSl:JOT ,·,~r,l~,r;" It,,, <:1Jl!11er!? Rapid growth in south f<ir.g County l1as led to increase in pavemen"i: 21r1d other impentious surfaces in !he area that drains into Springbrook Creek. As a result, the creek is vulnerable during storms. Floodwaters could overwhelm the old four-fool-wide culvert, affecting traffic, local businesses, and ability of fish to swim upstrearn. The il:nd R1>S1J1II The fish ladder anri the ne•M 6-by-10 loo! box culve,i will improve fish passcsga and habitat, and control flooding. Pmjiacl Blernefiru a Increase in cuiver> size to control flooding. @ Reduce excessjve sediment accumulation. 0 New fish ladder 1J1Ji1f improve fish passage and habitat. Whatt was lhe 11mi~c<:l 1im@iicuczi? Replaced e,(isting culvert with a -1 Ox6 foot c;oncrete bm: culvert to control flooding and improve fish passage. ,., Built fish ladder that provides suitable areas for spawning. o 157 foot~long culvert will consist of ·16-20 sections. WSDOT awarded ,n,e .:ontraC'I on March 31, 2003. Construction was expected to begin iD'I July. The culvert replace occurred during a full closure of SR 167 over the July 18-21. During the closure traftic was detoured onto East Valley Road/84th Avenue South using the interchanges at South ·J 80th Street and South 2 '12th Street. Public lmrolvem,ml Your thoughts and opinions are important to us. If you have further comments on this project please contact it1e pro1ect engineer. Em1iromV1ental P,otectim, Springbrook Creel, is home to coho salmon, cut!hroai trout, and many oiher species of fish. The new culvert and fish iadder will improve fish passage, reduce flooding and e)(cessive sediment accumulalion. This project was done in coordination with cily of Kerni and US Army Corps of Engineers projects to improve fish habitat in Springbrook Creek. Please visit the WSDOT 'cnvironm,antal Seivices Web site for more information. lm:mas,ng s.ifo!y fa; a 111rimil)J Please see "proJect bemsfi:s" section (above) for more information on the projecfs saien; improvements. At VVSDOT 1.fl!e see!, to sddress the cone-ams ot the tribal nations using ihe process outlined in Section 186 oi' The i'lati_omi) l-:)istoric. Pr<aser,ation A,ot and the WSOOT Tribal Copyright WSOOT © 2005 Page '2 of 2 Consultation Po!icv s.Jcp'i:sd in 2003 by the Transportai!on Commission as part or' (h0 WSDOT Centenni,:1 ;\ccord !"Ian. For more inforrnaticn vi2i~ ·:u:· \f\JS_DOT Tribal Liaison website. !FDlfiiam:;iaib hrf;Olrrner~km WSDOT awarded the wntrcc! to Wilder Construction Company on 11/larch 3'1, 2003. The total project cost, including tal<, preliminary engineering and contingencies, is estimated at $·1.1 million. Ferlfaal fund,; covered 86.5 percent of the project cost, with the state covering the remainder Prior E><penditures State and Federai Funds Funded subtotal Unfunded amount Total Cost Financial data is current c:s of 04/0112003 How callll I get m:1Jrn ili1frn~nnrn1~h:»[r1{? Coml!ad: $466,171 $466,171 $0 $466, 171 For detailed informa1ioc abom !his project, Project Engineer lngo Gollei" WSDOT Kent Project Offic2 21851 84th Ave. S. Kent, WA 98032-1958 Phone: 253.872.2958 E-maii:ggller@w;;:cJot.'N9,QPV ffl back to top Remaining Costs Totai $646,376 $1, 1 '12,547 $646,376 $1.112,547 $0 $0 $646,376 $1, 1'12,547 Traffic & Roads j Search I Contact VVSDOT I WSDOT Business I Privacy Policy I WSDOT Home I 2005 Surface Water Design Manual KING C\_)l_.')l'!"Y. \VASHINGTON, SURFACE ,.;VATER DESIGN 1VJANUAL !Q[,J(, COUi'JTY, WASHfNGfON §iU;ftfb'A;Cih'. 'liili/ A1'1Ji'.JR UiESNGN JY[ANIIJA!L ___ .. ,, .. ___ ... _. ________ , ________ _ RlEF:E:Ft!Efs\TCE 18l-B OiF:P§lfTIF'. ANA1L VS[§ [l)lVUtJr,rliGJE SY§'Jf]Ef.YJI 1f AJIBJLJE -----------, --- 1/24/05 ,, Z-1 !Blli9irm: Du v,,&,iM; >~· -GrY..g!Lh R ;_ 0FJF-§KTJE ANALYSIS DRAINAGE §YSTKVi T ABLJE §UJRFACE WATER DESIGN MANUAL, CORE lillEQUIREME:n· #1 y §11bba§illl ffame: 5 §!lbba§illl N 11mbe1r: [ Symloi<r!I Dril.iha:,ge ----·-··~~ Draiimige Slope 1 ~istillll~e Eidsting I Potentuilll ... Cm'r1poriimf1\i'pe: Cornpmumt -.. M1i1111DeLiS111d m~e bescri1 --~---~--~-Obseivatio11s !lf fiel!.l ' . . . I t~om site I Problems I Problems I irn,pedm·, rnsm,m:EC -··-----·-----· ___ ________ ___ _ _ 1escriptmn __ J __ c_Lca1scnarge I ,ev1ewe,, or rns.1dQ;mt ,o, I II I ' j . see map _ T ___ r_p· ~:.:.s_ h_._•_.·._"_·_r_flo·w·.;··S~al.e, .. ·-dr_~_i.r~$e.·basin, vegetati~~' . % % ml= ·1,320 ft. constri~tions,_ un?er cap~city,_ pondin~, tributary area, likelihood o_f P'.Oblem, . 1 . i ~ '._ · 1... stream,:channe], pipe, '· cover, depth, type of·sens1t1ve --overtopping, flooding, habitat or organism overflow pathways, potential impacts I '] 1 Jt)jf •· : 2-· .. Pond;·SiziS'. d.iafTlefer,: -. : · ·.··area, v6!ume dest_ruction,_ sca_uri~~· bank sloughl_ng, .1 · · . ·-. .surface area = sed1mentat1on, inc1s1on, other eros1or. ~i l __ J__ :,W~ C<'Lr£-Y-ec{ w: bh.., jl'N.> 12(. i D ,..., Z-~5 I ~ .. ,jf!.cl J Ul\eUN Wjoc.-u'.~ Dlfi)-(-fl:.o\N ffec.(o"J S,f"y-v::f! [i l V I 12· CPllOirt:te. . \LYc!W1~ \' 1,dovv I , 1 :-_., --_,I .. --. fr--_ , · · -! :_J _____ J C-vc f il'Zv17 J&msi""r cAv11\1, ,,-iv; •&;Jw!Ac.J ~JAV:0,(Jl. __j___l 2.-lcfl 2-{'.o -~ zSS, . ;\ ..,[\It,_ 1,1 O 1,1 C I ---. _ I ' , _ ,-~-.I . \ " ,--~' --,, ·-l S-,\Wt;__Jo Yl.O"t, ' . ..-,--o, ', .. ~_I ,·1J c-'-",.,----io·I"\ i 1'. "-lcJ/Jo(fL (_,tJ\,e,);,-cl vd,CJ;; "''(4,_(, l]J.l. 7-oS A-)61/ I ,i>fl'11,,.:i:;,..,.IU" lin-.fo,n·c.tr:-~ u\;L,•t{,11,J ~ll""\ .,1,,"·-v ,-, --''·-·· _,,0-~ls.C_~-.--•. ~ ~;-~---~ \_i,!, ' I {.I~ "\~I ',.'-•\'--',l.A.\ 2 • , .'.·-'-----·- ! " .)''· ';; /~ 31,cl·,,.J., . . i w'rl "·)'" / ,. -' I ' o' I . I ;-I I j {J 1 1ftlvi.1U-{.., _ o f'i?~(.u. if! ~uveveui \ LJVl/J 4y, ~f-;; _;_ :;, 6D rs.. "7'0 / f,; 011 1-.;:, A ofv[: -. -----.~--~+---~., ~·-~ ~ ', I~ HD ft. C.lilLVCYt ' . , -I --,, ! :.--..-w/-rl?A'·'"'"~'""-4t-i 4t10,-,_,!j!,o ND/Jic NoAJc i: I --'j-~~~-J£,,?/r-,;~'..,S.I~~, 4% t 4so',,..&s-o' r10AJ'ic }v 01JE I 1 f ( :', "R rnv D/> /( R'-'"(( uJv[Rbc, wffij· .'Wtl:S. ' -, ' -rJ I / 11· I "l".Y!D,DO (., 00 gl<IW~ A•ll'l6rROWiDc,lidf7 Sr--/0;/-\?Jo ~r2uv t;RU~/0 f:::Rv9otJ ! J-----<: z,J!' Cfif c.m .. v;;~T (D/, ± l11J,,' ~ 1.._i 8 , undw CAf0-,}t1 Ul'i{tH CCfC-£c't;:; !. I f I _ . c ,.,.1( 1u1vr,1<.w w,rr+ 11>Z-'&-;, I . , I , 'J I -• 1 f .c:-'.>j°/?:1w,, .;izoo:e. IZ0D l1RJ,j:,,cf ,AlliDGJ/gol,t/JbuM,f', SJ, t. h-71) ~rsw _ERv$10N EROSll!N I -----------_Ii '1-----12~~~~1<[ i---· I ---+---~L -Ii --11 i I' I_~ \'<i l/l/05 I° Gf!NERAL NOTES THE GENERAL CONTRACTOR IS TO PROVIDE SUBGRADES 4" BELOW HARD SURFACES PLUS/MINUS . 1 FOOT. ALL ROUGH GRADING SHALL BE POStnVE, DRAINING AWAY FROM ALL STRUCTURES. ALL STONES LARGER THAN 1.5" DIAMETER SHALL BE REMOVED FROM THE GROWING MEDIUM. TOPSOIL SHALL BE PLACED AT A MINIMUM DEPTH OF 8" IN ALL LAWN AND BED AREAS. TOPSOIL SHALL BE TILLED INTO THE EXISTING SUBGRADE TO ELIMINATE SOIL INTERFACE PROBLEMS. · ALL BED AREAS TO RECEIVE 2" OF FINE GROUND FIR OR HEMLOCK BARK, COMPOSITION MULC.HES ARE NOT AN ACCEPTABLE ALTERNATIVE. ' TREES AND SHRUBS ARE TO BE PLANTED AT A DEPTH 3/4" HIGHER THAN THE LEVEL THAT THEY WERE GROWN IN THE NURSERY. BARK MULCH IS NOT TO BE PLACED ABOVE THE ROOT CROWN. ALL PLANTS SHALL AT LEAST CONFORM TO THE MINIMUM STANDARD ESTABLISHED BY THE AMERICAN ASSOCIATION OF NURSERYMEN. . LAWN AREAS ARE TO BE HYDROSEEDEO WITH VAN DEN AKKER'S EMERALD VELVET MIX PER MANUFACTURER'S SPECIFICATIONS, OR APPROVED EQUAL. REMOVE ALL STONES LARGER . THAN 1" FROM LAWN AREAS. SUBSTITUTIONS ·AR.£ STRONGLY DISCOURAGED. IF PLANT AVAILABILITY IS A PROBLEM, CONTACT THE LANDSCAPE ARCHITECT FOR SOURCES OR ACCEPTABLE ALTERNATIVES. IF THE SITE WORK IS DIFFERENT THAN SHOWN ON THE LANDSCAPE PLAN, OR POOR SOILS AND DEBRIS ARE DISCOVERED, REQUIRING CHANGES TO THE LANDSCAPE PLAN, .. CONTACT THE LANDSCAPE ARCHITECT FOR INSTRUCTION. THE LANDSCAPE CONTRACTOR IS RESPONSIBLE FOR MAINTAIN/NG THE LANDSCAPE DURING INSTALLATION, UNTIL FINAL ACCEPTANCE BY THE OWNER'S REPRESENTATIVE. THE LANDSCAPE CONTRACTOR SHALL WARRANTY ALL MATERIALS AND WORKMANSHIP FOR A PERIOD OF ONE YEAR, FROM THE TIME OF FINAL ACCEPTANCE. DURING THE WARRANTY PERIOD, THE LANDSCAPE CONTRACTOR WILL NOT BE RESPONSIBLE FOR' PLANT DEATH CAUSED BY UNUSUAL CLIMATIC CONDITIONS, VANDALISM, THEFT, .FIRE, .QR POOR MAINTENANCE PRACTICES. THE LANDSCAPE ARCHITECT SHALL HAVE SOLE AUTHORITY TO DETERMINE THE CAUSE OF DEATH. PLANT COUNTS PROVIDED ·ARE ESTIMATES ONLY. CONTRACTOR IS RESPONSIBLE FOR CALCULATING ALL FINAL AREA ANO COUNTS. IRRIGATION ASSESSMENT SUPPLEMENTAL HAND WATERING MAY Bf NECESSARY FOR THE FIRST GROWING SEASON TO ESTABLISH PLANTINGS, BUT MAY NOT BE NECESSARY IN SUBSEQUENT YEARS. ALL PROPOSED PLANTS AR[ NATURALIZED TO THE PACIFIC NORTHWEST. NO /RR/GA TION SHOULD BEEN NEEDED PAST THE FIRST GROWING $EASON OR EXCEPT/ONALL Y ORY. SEASONS. . . HYOROZONES CONSIST OF # 1 SOD ANO #2 SHRUBS. OPEN SPACE.CALCULATIONS OPEN SPACE REQUIRED -390 X 17 -6,630 SF OPEN SPACE PROVIDE:0-= 6,710 SF OPEN SPACE CALCULATIONS OPEN SPACE RE:QUIREO -390 X 1 7 -6,630 SF OPEN SPACE PROVIDED = 6,710 SF /JWPERVIOUS AREA 80,586 SF (70% IMPERVIOUS COVERAGE PER. KCC 2/A.12.030) LANDSCAPE .!1.REA APPROXIMATfLY 14,767 SF • ' ., • 3123059023 j" [ 0622059143 ZOt\Jf_ R-1 A/C ORl\i[WAY · 0622059001 l"V= 1 12 ,13------. ,j\ ' . .~ ...... J.,.,t" ADS SCALE: 1" = 30' 30 30 ... ,_,_ -~ ·----. -...... .. PORTION OF THE NE 1/4 OF SECTION 6, TWP. 22 N., RGE. SE., W.M. I I r \ l \ I KING COUNTY, WASHINGTON '-:\ DISTURBED AREA l'SF "~...._,_ : \ . \ \ \\ ZOtl/E R-14 ]123059080 I \ 2 8557200020 ZONE R-6 I I ', I I 8557200030 I I C 0 I 8557200060 \ I \ "' ·' .JS- \ / \ I TBM SSMH RIM=/ 71.92 /NV= 162.86 (CTR. CHANNEL £, W) \ \ \ \ \ \ -~ \ 'l: \ _i \ _, m = '\ i ~\ .---,, _____ _ 7 8557200070 1( --... .., 793 I U) g S 46th ~I 1--m S 47th ~ m m C' V> S 187th St • S 50th St 5 S 50th Pl e "' S 51st Cl 187th S Se 188 S 190th St £ g S 198!~ t N m N ~ 0. > VICINITY MAP W ----._ . ---___ E SCALE: 1" = 1/4 MILE s STATE OF WASHINGTON LICENSED LA~ SCAP~CT YSTALLOWE LICENCE NO. 1 206 EXPIRES ON FEB 27 201 5 ENGINEER I C01VTACJ' INSIGHT ENGINEERING COMPN{'( P.O. BOX 1478 EvERETT, WA 98206 CONTACT: SANrHOSH MOOlA YIL (425) 303-9363 FAX (425) 303·-9362 S'URVEYOR HANSEN SUR\lruNG 17420 116TH AVE. SE RENTON, WA 98058 CONTACT: RODNEY HANSEN (425) 235-8440 APPLICANT/CONTACT/OWNER II. T. D£llfl0PMENT, LLC 11625 RAINER AVE. S. SEAmE, WA 98178-3983 (206} 772-2300 FAX: (206) 838-2791 LEGAL DESCRIPTION PARCEL "A" SPRINGBROOK ACRE TRACTS LOT A" KING COUNTY BOUNDARY UN£ NJJUSTMENT NO L05L0092 RECORDING NUMBER 20060523900010 BEING A PORnON OF NE 1/4 OF THE NE 1 / 4 SECnON 06, TOWNSHIP 22 N, RANG[ 05 [ KING COUNTY, W.M. ' Approved by: ClTY OF RENTON Date: --- Approved by: ___ _ Date: ___ _ Approved by: ___ --~-~ Date: ___ _ Approved by: Date: ' ----- 2 CITY COMMENTS KL ·-----l.---------------- RfV. NO. CITY COMMENTS KL DESCRIPnDN INITIALS . IINl!l!Glifl'i' INGl!NlliHi:RING CO. P.O. BOX -1478 EVERE'f'T, WA 98206 (425) 303-9363 (425) 303-9362 FAX INFO@INSIG!-ITENGINEERlNG.NET SITE ADDRESS: . XXXX S 192ND ST. RENTON, WA 98055 TAX ACCOUNT NO.'S: 793/00015/06 5/19/14 3/10/14 DATE POR1ION OF THE NE 1/4 OF SEC. 6, TWP. 22 N., RGE. 5E., W.JV!. TALBOT & 55TH AVE PLAT DWG FILENAME 13-025_lP.DWG DESIGNED BY: DATE: KOL 6/27/13 SCALE: LANDSCAPE AND RECRBA'I'ION PLAN JOB NO.: 11-0539 SHEET LI of L3 LANDSCAPE PLANTING SCHEDULE TREES -··--~-------~--------~---- SYMBOL (!lY BOTANICAL I COMMON NAME _ _:::. ___ ~--~-----SIZE CONDITION 7 Acer rubrum 'Bowhall' / BOWHALL MAPL[ 1.75" CAL., 10' HT B&B., 40' O.C. • Sf!RllBS S!MBOL -• 20 Tilio cordota "Degroot" / LITTL[ L[AF L/NO[N 2 · Thuja plicato 'Hogan' / HOGAN CEDAR ;, B&B., 40' O.C., OR 1 .. 75" CAL., 10' HT AS SHOWN .TO ALLOW FOR DRIVEWAYS 5' MIN. HT. B&B. ---------------------------------·-·- (!lY BOTA,V!CALI COMMON NM!£ SIZE CONJ)!T!ON 24 Arbutus uneda 'Compacta' / COMPACT STRAWBERRY TR[[** 24" MIN. HT. CON. GRWN., 5' O.C. 0 14 Berberis thunbergii vor. atrap. 'Crimson Pygmy'/ PYGMY BARBERRY 1 GAL. MIN. CON. GRWN., 2' O.C. ~ 12 · Nandino domestica 'Gulf Stream' / GULF STREAM H[AV[NLY BAMBOO 24" MIN. HT. CON. GRWN., J' 0.C. GROU.NDCOVER ---------.C---------SYJ{BOL (!TY BOTANA.:::CAl=-:..l:..:CO:::llf.::::'M:..:ONc..:N.cc:-W.:::.:::..'E ___________________ ___:£::,'fZE=._ __ :..:CO::W.:::'D::'IT!,:::O:.:..W _____ _ tttE~tuttt' 125 .Arctostophylos uva-ursi / KINN/KINNICK 4" POTS CON. GRWN, 24" o.c. ~I • __ J 12,633 SF --FINISH GRADE . . . • ' 4X6 PLASTIC PlAY CURB SECURED WITH GALVANIZED STAKE fNG/NffRED WOOD FIBER SURFACING 12" DEEP PEA GRAVEL 6" DEEP PERMEABLE LANDSCAPE FABRIC ANCHORED W/ 8" STAPLES, 2' ·o.-c. " "'-~ 4" ADS PERFORATED PIPE ROUTED TO STORM SEWER. CI) TOT-LOT SURFACING 2 SCALE: NTS 3 4 11 r·FINISH I GRAOE 11::· • . (J) IN-GROUND 2 SCALE: NTS 2" SAND 1 711 4" GRAVEL .\ • • < SIDE VIEW BENCH INSTALL. Manufacturers: Product Name: Mooe/ Number: Descripti'on: Quantity. Paclnc outdoor Prooucts (425) 4J2-6000 IN-GROUND BENCH BP-25 6' (1.BAI), RECYCLED PLASllC 2 PORTION OF THE NE 1/4 OF SECTION 6, TWP. 22 N., RGE. 5E., W.M. KING COUNTY, WASHINGTON -l c; r·····~--: ~ ,. __ . ./:' __ ,,, -· . ,:::__.) r· 2._fl~,C' ·,, \-',---~~ •. ,;_~:::?) 7 ~ ,, ' . T '-;:. ..c-·-··-··""··SS_-1----,-····SS-t-;_--_ s· --i ' . i . -~-·-__ ::.s_(c, __ .··1-----""'c~i]···--------------s..:'.'-... c:'\;:: .. -···;'s.:\:=-=.-.-_i:---: '12,'l.~~::: 79',1.·-··-,:,"'a·····-··"'Zcs,··-' ':-'~----.-:--~-,<:v c;: -·--""··--·· ? --·······0-. ~ \ \ ', .. ,~/ ,.-~·---.---~--. \~\·-.. \ ·, ",.,~,,-.-, ,, --... ,-------..... _\ _ ·--~ -----' -'j --· --· ----~J v~ d) S /'3 ' " W I o> 7 I'-. _ _,;'----/\ f. --l .-wj • ' . ,------' -'.r. -' . .. -v, '· ~o. 1-~. . n 'n -0:, ---l -... ,. ··--··---·. ,, .... _, . _ __JJ" ' -, ... :, ----,, -( ·-~ -' ' . \ ~ (JI . . r: ~1f~~*=~~=· =·~\:;,~··~·f·~-~·2 , f -I 1.86 + & § .\" \&--\ ,, ····· ..... ------~. · 'b-·';t _ ---· . ,r 6 1~;;:----i--',\---~--=~~~~=-_/ .i "' -.. -.. 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'. . . . • \~ ,1 I d ': i ~~-~1---1------J.~--l.\...._l \ ---- Ul -1'. o w~\\ \ \ \ \ \ \ \ --·,-~~~:111~·~· 41!\---\~---t----\:--__.::.,\~!--\-\\\ ~ . ·, • , • • •.,. • 5' ASPHA'LT I ' '\ "' "' "' "' \ I P/v,Y , l • • . • PATH , ;::i.::._ ~ ' \ \ - \ (() VJ ::,. 1, ··- SCALE: l" = 20' ~ ..---, 20 10 0 20 40 STATE OF WASHINGTON LICENSED SCAPE~CT YSTALLOWE LICENCE NO. 1 206 EXPIRES ON FEB 27 20 1 5 ENG/NEER I CONTACJ' INSIGHT ENGINEERING COMPANY P.O. BOX 1478 EVERffi, WA 98206 CONTACT: SANTHOSH MOOlAYTL (425) 303-9363 FAX (425) 303-9362 SURVEYOR HANSEN SURVEYING 17420 116TH AVE. SE RENTON, WA 98058 CONTACT: RODNEY HANSEN (425) 235-8440 APPL!CANT!C'ONTACT!OWNER Al. T. OE>aOPIIENT, LLC 11625 RAJNER AVE. S. SEATTLE, WA 98178-3983 (206) 772-2300 [AX: (206) 838-2791 ' i ' I , . . . ' • • • \• • • • • • · I ' • '1'o-._l1 .. J_ ... ~ "' "' "' "' .... I "' ·- I ; 11-----------------~ ' \ 8 :;.: •: • :\•: :: \ I '· • , ·1 I ,.., • i t ·"\ I '. I ;: i . D: .. ) ,:\ VJ ./' .~11 ( i f";tf'._,.A,- T t (_i) (/) I I, / .. 30', EX., .R-:W: \ I I I I I ( \ \ •, \ I , ,VJ.CT 997\\ ~ \ \. '\ \ \ \\ \ I ( DISTURBED AREA I '-. 2,406 Sf C' I I J. '>x ~ ~~ ) N ,\/-? I~ ' I ( ( I I '' / " /! I I I I " Mrr: GA TION AR 'Ax 1,4V2 Sf l f ·::.., ( \, \ \ \ I \ 3 \ J \1L ~~ \ c:p ) ..... ) ,. ~ I I \ \ N 88'27'05" W \ \ ' 352.63' \ ) "' -+-1-.. HYDRO ZONE · ---#1 TYP . LAWN 140 \ L0 1 W9 \ \ \ \ -;:-"' -1--+--+--lt---+++--'-..!l\-· ......:-!--'L\ .1---..:..1 v:, ' I • I 1 J I \ . ' ' ' \ \I b '.#5 I \ \ i -. Ul ·"- .. r·l-+---++--+--++---"ii"--, I I \ 0 fl· \ \ ·-'---1.---'lw \1 I \ / I / i / I I i .. -, . ·• \ X \ I 'i ,\ l \ / : \· V\ l \\ " \ ) I I \\ X i \ l • I \ . " \ X \ ~ ) LEGAL Di'SC'.R!PT!ON PARCEL ii" SPRINGBROOK ACRE TRACTS LOT j\. KING COUNTY BOUNDARY LINE ADJUSTMENT NO L05L0092 RECORDING NUMBER 20060523900010 Bf/NG A PORTION OF NE 1/4 OF THE NE 1/4 SECTION 06, TOWNSHIP 22 N, RANGE 05 E, KING COUNTY, W.M. Cl TY OF REJ'!TON Date, Approved by, _____ _ --- Date: Approved by,_ ......... ·------ Approved by:------Date: __ _ Approved by:----~-Date: 1---------------- --+--··-----~----+-- 2 1 C/lY COMMENTS CITY COMMENTS KL KL REV. NO. DESCRIPTION INlnALS ilNl~B~IHli liilNIGIINll!:!ilfl.lNG CO. P.O. BOX. 1478 EVERETI, WA 98206 (425) 303-9363 (425) 303-9362 FAX INFO@INSIGITT'ENGINEERING.NET SITE ADDRESS: XXXX S 192ND ST. RENTON, WA 98055 TAX ACCOUNT NO.'S: 793/00015106 5/19/14 3/10/14 DATE PO_RTION OF THE NE 1/4 OF SEC. 6, TWP. 22 N., RGE. 5E., W.A1. TALBOT & 55TH A VE PLAT DWG FIWIAME 13-025_LP.DWG DESIGNED BY: DATE: KOL 6/27/13 SCALE: LANDSC'APE AND RECREATION PLAN JOB NO.: 11-0539 SHEET L2 of L3 Access Pipe Wall w/Wheel Pee-k-A-Boo Panel STRUCTURE •• 2 STEEL SWING 3 SCALE: NTS. Activity Panel ,_[II I I I 111~· (I) SHRUB PLANTING 3 SCALE: NTS I ' ' Bubble ') Panel Po,ly Roof Rock Ramp Product Nome: Model Number. Manufacturers: Quantity. POI. Y PLA YSYSIDJ PC-1269 PACIFIC OUTDOOR PRODUCTS ( 425) 432-6000 1 Minimum Use Zone: 20' X 20' 2 to 12 5 Recommended Ages: Activities: PORTION OF THE NE 1/4 OF SECTION 6, TWP. 22 N., RGE. SE., W.M. KING COUNT'Y, WASHINGTON i:, I "' BACKFILL WITH EXISTING--+----~ SOIL. IF UNSUITABLE SOIL IS FOUND, CONTACT i:, LANDSCAPE ARCHITECT. . I t') FINISH GRADE \ I _,;__ __ ., r,·~,-•. ~:i:r'.'.:'."~f\~.-.-•. -6~ -~lJllil,CCQ)lOl ,,;w Planning Division ~[p) [p) [Ri (Q) ~ ~ [i5) By Vo.11/!/;,)CL \')ol~e.t, Date 101 z.,1([J\ \ \rH-,1/--,---,,-----~ 1" CHAINLOCK TREE TIE ..-------(3) 2" BVC ROUND STAKES SET OUTSIDE ROOTBALL (REMOVE AFTER ONE YEAR.) ,,-----BARK MULCH 2" DEPTH KEEP CLEAR OF TRUNK BASE ,---SM. BERM/WATER BASIN STATE OF WASHINGTON LICENSED LAN SCAP~CT Product Nome: S7m SIIING NOTE: DRIVE STAKES UNTIL FIRM IN GROUND TO SUPPORT TREE. YSTALLOWE LICENCE NO. 1206 EXPIRES ON FEB 27 201 5 Ii/ode/ Number: SS-12J lilanufactur1tt PACIFIC OU7DOOR PRODUCTS (425) 432-6000 Quantity. 1 Minimum US6 lone: 24'XJ2' .,---4" THICK ASPI-IALT 4" SAND OR AGGREGATE BASE COMPACTED SUBGRADE INSTALL GROUNDCDVERS AS SPECIFIED 2D SCORE ROOTBALL 3 PLACES TD 1/2" DEP1H INSTALL I" ABOVE CONTAINER DEPTH INSTALL FERTILIZERS PER MANUFACTURERS RECOMMEND A TIDNS ~-TOP DRESSING FERTILIZER AS SPECIFIED ~-T'<PICAL FINISHED GRADE W/ 2" LAYER SPECIFIED MULCH. VERIFY SAUCER () PLANTING fERTIUZER AROUND ROOTBALL BACKFILL W/ APPROVED TOPSOIL (I) GROUNDCOVER PLANTING 3 SCALE: NIS INSTALL 1" ABOVE CONTAINER DEPTH PLACE 2" LA YER OF SPECIFIED MULCH OVER PLANTING BED. BACKFILL PLANTING PIT WITH SPECIFIED MIX OF NATIVE AND IMPORTED SOIL. MOUND CENTER OF PLANTING PIT COMPACT TO SUBGRADE DENSITY. NOTE: 1.5 D >---1/2 SPACING DISTANCE ~-EQUAL CD TREE STAKING 3 SCALE: NTS . ',--~---'---1-----------------1 ' ' ~-.-- PLAN ~EW OF SPACING · ;--REMOVE UNTREATED BURLAP / FROM TIP 1 /3 DF ROOTBALL. /. REMOVE TREATED BURLAP OR WIRE BASKETS / COMPLETELY. CONTAINER PLANTS-SCORE f,OOTBALLS IN 3 PLACES TO 1 /2" DEPTH. ,,--TOP DRESSING FERTILIZER. SEE SPECIFICATION. PLANTING BED 1111H 2" MULCH f--:r 0 w :r L,J w fl: t') ~ .d 45' DETAIL APPLIES TO TREES, SHRUBS AND GROUNDCOVER PLANTINGS. / 6' SHRUB PLANTING 3 , SCALE: NTS ' ,, " , '. ·~ .,., . ' . ·--,. ' ' ' - ---~- 45 , . ----- 2-STRANDS #10 GAUGE WIRE W/ VINYL HOSE GUY AT 3 POINTS PER TREE EQUAL SPACED FLAG WIRES FINISH GRADE OF MULCH ,/'+'i'"H-li~--TREE GUY STAKE ,, -., ., ,; '· ., AS SPECIFIED NOTE: · WHERE TREES OCCUR IN LAWN AREAS, PROVIDE 3' DIA MULCH CIRCLE. ENGINEER I CONTACT SURVEYOR IWISEN SU/MY/NG INSIGHT ENGINEERING COMPANY P.O. BOX 1478 EVERETT, WA 98206 CONTACT: S4NTHOSH MOOlAYIL (425) 303-9363 FAX (425) JOJ-9362 17420 116/fl AVE. SE RENTON, WA 98058 CONTACT: RODNEY HANSEN (425) 235-8440 APPLICANT/CONTACT/OWNER II. T. DEYE1.0PMENT, LLC 11625 RAINER AYE. S. SEAffiE, WA 98178-3983 (206) 772-2300 -9X: (206)·838-279! LEGALDESC.RIPTION PARCEL "A" SPRINGBROOK ACRE TRACIS I.OT ,. KING COUNTY BOUNDARY UN£ ADJUSTMENT NO L05L0092 RECORDING NUMB[R 20060523900010 BEING A PORTION OF NE 1 / 4 OF THE NE 1/4 SECTJON 06, TOWNSHIP 22 N, RANGE 05 E, KING COUNTY. W.M. CITY O.F RENTON Approved by:_ .. ___ . __ Dste: __ _ Approved by:------Date: Approve<l by: Dste: Approved by: Date: ---- ··-- 2 CITY COMMENrS KL 5/19/14 1 CITY COMMENrS KL 3/10/14 REV. NO. DESCRIPTJON INITIALS DATE IN~!GIHT !iNGINlt:l!llitiNG CO. P.O. BOX -1478 EVERETT, WA 98206 (425) 303-9363 (425) 303-9362 FAX LNFO@INSIGHTENGINEERING.NET SITE ADDRESS: XXXX S 192ND ST. R[NTDN, WA 98D55 TAX ACCOUNT NO.'S: 793100015106 PORTION OF THE NE l/4 OF SEC. 6, TWP. 22 N., RGE. 5E., W.A1. TALBOT & 55TH A VE PLAT DWG FIWIAME DESIGNED BY: DATE: SCALE: 13-025_1.P.DWG KOL 6/27/13 LANDSCAPE AND RECREATION PLAN JOB NO.: 11-0539 SHEET L3 of L3 ' ' ' • 3123059023 J" E 0622059/43 70/11[ R-1 0622059001 UTILITY CONFLICT NOTE: CAUTION: THE CONTRACTOR SHALL BE RESPONSIBLE FOR VERIFYING THE LOCA T/ON, DIMENSION, AND DEPTH OF ALL EXISTING UTILITIES WHEJHER SHOWN ON THESE PLANS OR NOT, BY POTHOLING THE UT/UT/ES AND SURVEYING THE HORIZONTAL AND VERTICAL LOCATION PRIOR TO CONSTRUCT/ON. THIS AND THEN SHALL INCLUDE CALLING UTIUTY LOCATE @ 1-800-424-5555 POTHOLING ALL OF THE EXISTING UTILITIES AT LOCATIONS OF NEW UTILITY CROSSINGS TO PHYSICALLY VERIFY WHEJHER OR NOT CONFLICTS EXIST. LOCA110NS OF SAID UTILITIES AS SHOWN ON THESE PLANS ARE BASED UPON TH£ UNVERIFIED PUBLIC INFORMATION AND ARE SUBJECT TO VARIA110N. IF CONFLICTS SHOULD OCCUR, THE CONTRACTOR SHALL CONSULT WITH INSIGHT ENGINEERING COMPANY TO RESOLVE ALL PROBLEMS PRIOR CONSULT TO PROCEEDING WITH CONSTRUCT/ON. CALL TWO (2) BUSINESS DAYS BEFORE YOU DIG 1-800-424-5555 CALCULATED INTERSECTION 24" ADS- A/C Dl1'/VEWAY 77. / //,( /NV= 112.9J--.. _______ _ 24" ADS 50Ml--/ ~-. RIM=/ 16.81 \ iNV=i 11.62 (NE) ~., iNV""111.57 (s) o, . VJ set l'.J ·-. . . . . . • " ~ . . . . . .. ; .. /~:{-' ·:·. -~ ', .. • • • .. . . ·.-, . • A/C DR/1/£1/AY ~ '-L_L_f(, \ \ 310 , ,, X' •• ·. ,30· •.• ;<;:·.,,IRf:'..00!.. W,c.. -!1-£~X • . fl\ • ~~, RNv/:= I 15. 33 --.___ /NV=/05.61 (S) -i; ----..__ /NV=JO:i.71 (S) j r-fJ l ~ $ ~ I I I • • .· • rl · / . • r '', .. • • • ( . { .. --......... , ·-· \ ', . ~-. . . \ \ \ ~ I \. \ l' \ l •ii, ,v ' al I r I o I 0 I I f:' 1 8557200010 2 85572000?0 PORTION OF THE NE 1/4 OF SECTION 6, TWP. 22 N., RGE. 5E., W.M. KING COUNTY, WASHINGTON ZOJ\/[ R-14 3123059080 SSM/1 RIM=/71.92 INV~/62.86 (CTR. CHANNEL E,W) ZON[ f?-6 3 6 8557200030 855 7200060. 7931000153 7 8557200070 I UTILITY AND SERVICE PROVIDERS CABLETV: COMCAST 4020 AUBURN WAY NORTH PO BOX 1048 AUBURN, WA 98002 SCHOOL DISTRICT: RENTON SCHOOL DISTRICT #403 JOO SW 7TH ST. RENTON, WA 98055 PHONE: ( 425) 204-2300 WATER AND SEWER CITY OF RENTON 1055 SOUTH GRADY WAY RENTON, WA 98055 FIRE DISTRICT: KING COUN/Y FIRE 0/STRICT #Jl: EAST KENT 24611 116TH AVE S.E. KENT, WA 98030 PHONE: (253) 859-3322 POWER AND GAS: PUGET SOUND ENERGY 10885 NE 4TH STREET P.O. BOX 97034 BELLEVUE, WA 98009-9734 TELEPHONE: QWEST COMMUNICATIONS 450 110TH AVE. NE PREM/$ BUREAU, 4TH FLOOR BELLEVUE, WA 98003 8 8557200080 ' . ' . ' .., . -. , "'" ,, - • \ SCALE: l" = 30' LEGEND + [+ • (c) (P) (IA) TDR R.O.W. P.O.B. 6' If, CLF W.S. £OP BOW E]CB Oso ,·, 1Vss 0 co --0--: p ~ ~p DWM txJ WV f,'.18 ti 1111111 EXISTING MONUMENT (AS SHOWN) SECTION 1/4 CORNER NOT FOUND SECTION CORNER NOT FOUND FOUND REBAR/CAP OR /,P, (IRON PIPE) (DATE) CALCULATED PLAT MEASURED TO BE REMOVED RIGHT-OF-WAY POINT OF BEGINNING CENTERLINE CHAIN LINK FENCE WOOD FENCE WATER SURFACE EDGE OF PAVEMENT BACK OF WALK STORM DRAIN CATCH BASIN (CB) STORM DRAIN MANHOLE (SOMH) SANITARY SEWER MANHOLE (SSMH) SANITARY SEWER CLEAN OUT (CO) POWER POLE GUY POLE WATER METER WATER VALVE MAILBOX UTILITY POLE ANCHOR FIRE HYDRANT (2 NOZZLE) TYPE I NGPA SIGN PROPOSED WATER •-··-·_,-,,,,..,.,.,, ••• , •••• PROPOSED SANITARY SEWER PROPOSED STORM DRAINAGE --------PROPERTY UNE ~1-x---x--EXISTING FENCE LINE EDGE OF PAVEMENT ' . .~ /-:--, XXX --- T- EXISTING CONTOURS PROPOSED CONTOURS PR[-EXISTING ORA/NAG£ PATTERN ! i, ~ I ' ' ' ' -----~ ' ~ SHEETINDEX Pt PRELIMINARY PLAT MAP C1 PRELIMINARY GRADING AND DRAINAGE PLAN C2 PRELIMINARY TESC PLAN CJ PRELIMINARY ROAO PROFILE ANO CROSS SECTIONS C4 PRELIMINARY SEWER AND WATER PLAN C5 EXISTING CONDITIONS PLAN 8l 9' S 187th St ~ 'o .a 0 3' S 46th ~I 1.-.-,' ~ !!: m C S 50th"' St S 47! ~ S 50th Pl Se 187th )'.s 171 sl s 51st Cl Se 18 190th St SITE~ Se Se 192nd Inf'~ u/! S 1 t LINE Lt 12 LJ L4 L5 OJ "' 0 a. )> m VICINITY MAP SCALE: 1" = 1/4 MILE LINE TABLE LENGTH BEARING 93,90 soo·oo'oo"E 0.00 soo·oo·oo·E 47.81 soo·oo'oo"E 7J.JJ soo·oo'oo"E 38.07 S45'0/'27"W CURVE TABLE U) N s CURVE LENGTH RADIUS DELTA TANGENT Ct 78.58 100.00 45·01 '21· 41.45 EQUIPMENT AND PROCEDURE BASIS OF BEARINGS IS PLAT OF TALBOT ESTATES VOL 172/1-J BM CITY OF RENTON # 1927 KING COUNTY CONCRETE MONUMENT AND CASE IN GRAVEL SHOULDER J.9' WEST EA OF TALBOT ROAD SOUTH ANO 50' SOUTH OF CENTERLINE OF 192ND ST • ELEVATION = 123.70' VERTICAL DATUM: NAVD 88 ENGINEER INSIGHT ENGINEERING COMPANY P.O. BOX 1478 . EVERETT, WA 98206 CONTACT: SANTHOSH MOOLAY/L (425) JOJ-9363 FAX (425) JOJ-9J62 OWNER I APPLICANT II. T. DEVELOPMENT, LLC 11625 RAINER AVE. S. SEATTLE, WA 98178-J98J (206) 772-2300 FAX: 206 838-2791 LEGAL DESCRIPTION PARCEL "A" SURVEYOR HANSEN SUIMYING 17420 116TH AVE. SE RENTON, WA 98058 CONTACT: RODN[Y HANSEN (425) 235-8440 SPRINGBROOK ACRE TRACTS LOT "A" KING COUNTY BOUNDARY LINE ADJUSTMENT NO L05L0092 RECORDING NUMBER 20060523900010 BEING A PORTION OF NE 1/4 OF THE NE t/4 SECTION 06, TOWNSHIP 22 N, RANGE 05 E, KING COUNTY, W.M. INSIGHT lliNGINlliERING CO. P.O. BOX -1478 EVERETT, WA 98206 ( 425) 303-9363 ( 425) 303·9362 FAX INFO@INSIGHTENGINEERING.NET DENSITY: ! PER SETTLEMENT AGREEMENT Bf/WEEN M.T. DEVELOPMENT, LLC. AND TIIE CITY OF RENTON 18 DWELLING UNITS ARE ALLOWED. SITE ADO RESS: XXXX S 192ND SJ,. 1---+----------l----l----l RENTON, WA 98055-ity ()f RHnton l------+-----------1------l----1 TAX ACCOUNT NO.'S: 79JIOOD15106 Planning Division PARCEL: 7931000151 VACANT SITE AREA: 126815 SF (2.91 Ac) REV NO. DESCRIPTION INITIALS DATE DEC 1 9 Wi1 OWG FILENAME DESIGNED BY: DATE: SCALE: 110539,.PRELIM.DWG JRC 11-26-2012 1"=30' PRELIMNARY GRADING AND DRAINAGE PLAN JOB NO.: 11,0539 SHEET Cl of 5 . -.' .. 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LEGEND _____ ,__ffi__ .. ___ INTERCEPTOR mENCH w/ -m-ROCK CHECK DAM --SF----SF--SILT FENCE , . TEMPORARY CONSTRUCTION ~~~~~d:lo/:ld:lo/:lJ.1.U' ,l:l ENTRANCE 0 CATCH BASIN INSERT PROTECTION {TYP.) ---@) CLEARING UM/TS VEG>---VEGETATION MU MULCH &/OR STRAW MATTING PL PLASTIC COVER FLOW ARROW (EX.) INSIGHT lliNGINllilliRII\IG C:O. P.O. BOX. 1478 EVERETT, WA 98206 (425) 303-9363 (425) 303-9362 FAX INFO@INSIGHTENGINEERING.NET SITE ADDRESS: xxxx S 192ND Sli,Cit" f ,,, RENTON, WA 98055 0 " O nenton CAUTION: i----+---------->-----1----1 TAX ACCOUNT NO.'S: f Janning Divisior 1 793100015106 THE CONTRACTOR SHALL BE RESPONSIBLE FOR VERIFYING THE LOCATION, DIMENSION, AND DEf'TH OF ALL EXISTING UT/UT/ES WH£1HER SHOWN ON THESE PLANS OR NOT, BY POTHOLING THE UT/UT/ES AND SURVEYING THE HORIZONTAL AND VERTICAL LOCATION PRIOR TO CONSTRUCT/ON. THIS AND THEN SHALL INCLUDE CALLING IJriUTY LOCATE @ 1-B00-424-5555 POTHOLING ALL OF THE EXISTING UT/LmES AT LOCATIONS OF 1/EW UTILITY CROSSINGS TO PHYSICALLY VERIFY WHETHER OR NOT CONFLICTS EXIST. LOCATIONS OF SAID UTILITIES AS SHOWN ON THESE PLANS ARE BASED UPON THE UNVER1F/£D PUBLIC INFORMATION AND ARE SUBJECT TO VARIATION. IF CONFLICTS SHOULD OCCUR, THE CONTRACTOR SHALL CONSULT wrTH INSIGHT ENGINEER/NG COMPANY TO RESOLVE ALL PROBLEMS PRIOR CONSULT TO PROCE£DING WITH CONSTRUCTION. CALL TWO (2) BUSINESS DAYS BEFORE YOU DIG 1-800-424-5555 \ ( 1 ! I REV. NO. D£SCR/PTION INITIALS DATE DEC l 9 1ul/ ( ·--.., PORTIONOFTHENEl/40FSECTio ', -'l2ffiu1.WtJlwJ;w.M TALBOT & 55TH A VE OWG FILENAME OES/GNED BY: DATE: SCALE: 110539-PREUM.DWG JRC 11-26-2012 1"-JO' PRELIMNARY TESCPLAN JOB NO.: 11-0539 SHEET C2 of 5 ·-•· "'' .,-,,;,,; .. •' '-;a•, ---•· · ..... , •'-,., - ' • ' ' UTILllY CONFLICT NOTE: CAUTION· THE CONTRACTOR SHALL BE RESPONSIBLE FOR VERIFYING THE LOCATION, DIMENSION, AND DEPTH OF ALL EXISTING UTILITIES WHETHER SHOWN ON THESE PLANS OR NOT, BY POTHOLING THE UTILITIES AND SURVEYING THE HORIZONTAL AND VERTICAL LOCATION PRIOR TO CO/IS/RUCTION. THIS AND THEN SHALL INCLUDE CALLING UTIUTY LOCATE @ 1-800-424-5555 POTHOLING ALL OF THE EXISTING UTILITIES AT LOCATIONS OF NEW UTILrrY CROSSINGS TO PHYSICALLY VERIFY WHETHER OR NOT CONFLICIS EXIST. LOCATIONS OF SAID UT/UT/ES AS SHOWN ON THESE PLANS ARE BASED UPON THE UNVERIRED PUBLIC INFORMATION AND ARE SUBJECT TO VAl11ATION. IF CONFLICTS SHOULD OCCUR, THE CONTRACTOR SHALL CONSULT wrrll INSIGHT ENGINEERING COMPANY TO RESOLVE ALL PROBLEMS PRIOR CONSULT TO PROCEEDING WITH CONSTRUCTION. CALL TWO (2) BUSINESS DAYS BEFORE YOU DIG 1-800-424-5555 15 :g -:;i -+ ~ C, - ~ G_j d "' ~ + "' C, 0:, ~ s_ '1. PVI STA = 0+61.50 PVI ELEV = 152.05 A.O. = -J.54 K = 28.21 100' vc ··-·-· -- • C, "' "' -"1 -a, + ... -- ~ GS G_j ~ --150 '-------------+---------····-':'_· -·"·""'""-.l--L __ ... :--PROPOSED 'RADE @ C/L OF RD "- PORTION OF THE NE 1/4 OF SECTION 6, TWP. 22 N., RGE. SE., W.M. 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R.0.W. 16' S'\WCUT 7' FROM E/P .05' 2 S. 55TH STREET. (SECTION B-B) 5' \ • \ I \ ' \ 3 NOT m SCALE NEIGHBORHOOD COLLECTOR 40' .o.w. 24' PAVEM NT WIDTH 5' I LANDSCAPE 10' R.O.W OED/CATON 5' SIDEWALK ~ ~ " d "' .05, 11 . I 0.02 FT./FT. <:/ I' MIN.l LANDSCAPE "."(".~~~Op< .05' 5' SIDEWALK 1' MIN. i 7 • / 0.02 FT./FT ' /./ ///////<//..., ~ /. CEMENT CONCRETE CURB & GUTTER 4"ASPHALT TREATED BASE <:/ , ' '. .ft<tt: S{ 0.02 FT FT. .. ' " ---. -. ' .. ' ..•. '. . -· . .... _-<> , .... ;·.•·, .-. _.-,·-·;····''"'··· .. -·· '"'.a·-.,c,,,, ·•:.~·-:/ / •' /, ." ,,• •• ... e"'.·•.· ·. ~···. ' / ' •-"',·-·-.,··~, .• ·· .... ;, .• / ! . ., I . \ 2" CLASS B ASPHALT CONCRETE · 1!," CRUSHED SURFACING TOP COURSE ' SUBGADE SLOPE 0.02 FT./FT. 1!,· c1usHED SURFACING BASE COURSE 2•)ADDITIONAL TREATMENT MAY BE REQUIRED DEPENDING ON SOIL CONDITIONS ' l ' i ' \ \ \ \ \ \ \ 3 OAD -A (SECTION C-C) 3 NOT TO SCALE SUBACCESS STREET INSIGHT lill!lG!llllill!lftllN!G C:@. P.O. BOX -1478 EVERETT, WA 98206 (425) 303-9363 (425) 303-9362 FAX INFO@INSIGHTENGINEERJNG.NET SITE ADDRESS: "1t xxxx S 192ND S ':' Y Of I-tent RENTON, WA 9805~'/an . . on nuig Divisio 793100015106 n I t----t-----------1-----+----I TAX ACCOUNT NO.'S: I \ l I \ ' ' i I REV. NO. DESCRIPTION INITIALS DATE DE:c 1 9 i:U/l '"" "''" t-----------.,1""m'r.:. /7-',,,. ,.. __ , •. i "::9 t: C_ft:v, PORTION OF THE NE 1/4 OF SECTION 6, TWP. 221'1.,' GE@., W.M. TALBOT & 55TH A VE DWG FILENAME DESIGNED BY: DATE: SCALE: 1105J9-PREUM.DWG JRC 11-26-2012 1"-JO' PRBLIMNARY ROAD PROFILE AND CROSS SECTIONS JOB NO.: 11-0539 SHEET CJ of 5 ~- ' ' ' -~------------------------- ' 3/23059023 UTILITY CONFLICT NOTE: CAUTION: THE CONTRACTOR SHALL 8£ RESPONSIBLE FOR VERIFYING THE LOCATION, DIMENSION, AND DEPTH OF ALL EXISTING UTILITIES WHETHER SHOWN ON THESE PLANS OR NOT, BY POTHOLING THE UTILITIES AND SURVEYING THE HORIZONTAL ANO VERTICAL LOCATION PRIOR TO CONSTRUCTION. THIS ANO THEN SHALL INCLUDE CALLING UTILITY LOCATE @ 1-800-424-5555 POTHOLING ALL OF TH£ EXISTING UT/LrTIES AT LOCATIONS OF 1/EW UTILrrY CROSSINGS TO PHYSICALLY VERIFY WHETHER OR NOT CONFLICTS EXIST. LOCATIONS OF SAID UTILITIES AS SHOWN ON THESE PLANS AR£ BASED UPON THE UNVERIFIED PUBLIC INFORMATION AND ARE SUBJECT TO VARIATION. IF CONFLICTS SHOULD OCCUR, THE CONTRACTOR SHALL CONSULT WITH INSIGHT ENGINEERING COMPANY TO · RESOLVE ALL PROBLEMS PRIOR CONSULT TO PROCEEDING WITH CONSTRUCnON. CALL TWO (2) BUSINESS DAYS BEFORE YOU DIG 1-800-424-5555 24" ADS- 0622059/43 ZOJ\!E R-1 C~LCULAfED _ JNT[RSECTION i I ili J \ \ V; ' 0 · -·A/C Dl~!VEWAY /. I , /_/_/'<: "' 062205900/ ' ) S~MH ~ 1"?/ivi=/!6.81 ", -/llV~ I I I .62 (NE) _;>, ./NV""i/1.57 (S) °' I A/C DRIVEWAY/ \ I / :50' ~"----K, . R.O.W. \ -~1SSMll ------ , RJMc= 115.38 ---- \ INV~105.61 (S) /NV~ 105 71 (S) ----------- ' l ' i l ) i l ' i I 1 \ ' I I \ ' ' ; ' ' ' ' l ~ I \ \ \ I I \ \ l :~ \ \() <[ ,, u faO' EX,,r, : .W . \ -.. 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TALBOT & 55TH A VE DWG FILENAME DESIGNED BY: DATE: SCALE: JOB NO.: 110539-PRELIM.DWG JRC 11-26-2012 1"=30' JJ-0539 PRELIMNARY SEWER AND WATER PLAN SHEET C4 of 5 , ' ' ' 88'27'05" £ 3123059023 CALCIJU.T[,J INTERSECTl~:.1 24" ADS I co I ' (j [ SOMfl -\ \\ vb "- RIM=d 24 91 ' ~ ~ t8 ~\ PORTION OF THE NE 1/4 OF SECTION 6, TWP. 22 N., RGE. SE., W.M. KING COUNTY, WASHINGTON ZONE R-14 3123059080 INV=/19 10 (E)\ \\f..1'.I/ . 1 '0s ;' "> \ ;·SS,I~/, !N'l=l!885(N) \\, r · RIM·-126.98 !NV=/18.65 (W) '1,/ // I . INV=/03.26 (CTR CHANNEL N,5,E,W) ~ \ IJY · \/\NV=/19.47\(ABANDONED 12· DIP, N) \ '1. ;:/~ -~-----, I 7~ \ S5MH R/M:=c 171.92 /NV=/62.86 (CTR. 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BOX -1478 EVERETT, WA 98206 (425) 303-9363 (425) 303-9362 FAX INFO@INSIGHTENGINEERING.NET SIT£ ADDRESS: I ] t2 I I UTILITY CONFLICT NOTE: ZOt.JE R-6 I -+---·--------!--- xxxx s 192ND sr.",i .V of Rent RENTON, WA 98055°/annin D. . . on g IV/S/Q(I 793100015106 CAUTION: THE CO/ffRACTOR SHALL BE RESPONSIBLE FOR VERIFYING TH£ LOCATION, DIMENSION, AND DEPTH OF ALL EXISTING UTILITIES WHITHER SHOWN ON THESE PLANS OR NOT, BY POTHOLING THE UTILITIES AND SURVEY/NG TH£ HORIZONTAL AND VERTICAL LOCATION PRIOR TO CONSTRUCTION. THIS AND THEN SHALL INCLUDE CALLING UTILffY LOCATE @ 1-800-424-5555 F'OTHOLING All OF THE EXISTING UTILITIES AT LOCATIONS OF NEW UTILffY CROSSINGS TO PHYSICALLY VERIFY WHITHER OR NOT CONFLICTS EXIST. LOCATIONS OF SAID UTILITIES AS SHOWN ON THESE PLANS AR£ BASED UPON THE UNVERIFIED PUBLIC INFORMATION AND AR£ SUBJECT TO VARIATION. IF CONFLICTS SHOULD OCCUR, THE CONTRACTOR SHALL CONSULT WITH INSIGHT ENG/NEERING COMPANY TO RESOLVE ALL PROBLEMS PRIOR CONSULT ro PROCEEDING WITH CONSTRUCTION. CALL TWO (2) BUSINESS DAYS BEFORE YOU DIG 1-800-424-5555 i~ I i I I :;; I I I I - I + I I , 1 l I I 1--c--+----------+---+----l TAX ACCOUNT NO.'S: REV. NO. DESCRIPTION INITIALS DAT£ o ·c·,., " '.•a .. , DEC 1 9 LUIZ 1-----------'ff;;-iD!i-i;~ /£ fr',; =nn . PORTION OF THE NE 1/4 OF SECIION 6, nv'J,, 2~ N., ~GE.~-, WM. TALBOT & 55TH A VE DWG RLENAME DESIGNED BY: OAT£: SCALE: 110539-PRELIM.DWG JRC 11-26-2012 /"-JO' . -,, ' EXISTING CONDITIONS PLAN JOB NO.: 11-0539 SHEET C5 of 5 88'27'05" [ 3!23059023 24" c\OS SDMH -, RIM=/24.97 \ iNV=I 79. 70 (£) /NV= I I 8.85 (N) INV=/ 18.65 (W) CALCULATED _ iNTERSECTIUN l -1~ \ vb c3'J , I" -R/W·--I I -\ ---1..:. 'm-v, i \G~ Cb Q V, ,<, (f) I"' , = CD C ) --. I ' BELL TEL. 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LOCAnONS OF SAID LJnLIT/ES AS SHOWN ON THESE PLANS ARE BASED UPON THE UNVERIFIED PUBLIC INFORMATION AND ARE SUBJECT TO VARIATION. IF CONFLICTS SHOULD OCCUR, THE CONTRACTOR SHALL CONSULT WIT// INSIGHT ENGINEER/NG COMPANY TO RESOLVE ALL PROBLEMS PRIOR CONSULT TO PROCEEDING WITH CONSTRUCnON. CALL TWO (2) BUSINESS DAYS BEFORE YOU DIG 1-800-424-5555 24' ADS SSMH --.... 1'i/M=115.J8 /N!/=105.61 (S) INl/=105. 71 (S) I f \ \ \ \ " i \ I [ .>'1 \ r,,, . J. ~-- Ci\ \ / C . l I , . \ . \ ;;' \ ( \ C, 0 I I f::i "' I I ~ I I I I l. :t C • \ I \ \ 1---1 1----- 1 8557200010 \ r PORTION OF THE NE 1/4 OF SECTION 6, TWP. 22 N., RGE. SE., W.M. KING COUNTY, WASHINGTON Z()1\J£-R 14 Jl2J059080 2 3 6 8557200020 8557200030 8557200060 ZONE R-6 \ \ I \ \ \ ·cl, "I I 7 8557200010 DENSITY: PER SffiLEMENT AGREEMENT BETWEEN M.T. DEVELOPMENT, LLC. AND THE crrr OF RENTON 18 OWEWNG UNITS ARE ALLOWED. WE ARE PROPOSING 17 DWELLING UNITS ONLY. PARCEL NUMBER: 7931000151 VACANT SITEAREA: 126815 SF (2.91 Ac) SSMH RIM=/71.92 INV==162.86 (CTR. CHANNEL E,W) ZONE R-6· 79.37000753 8 \ \ SCALE: 1" = 30' 30 15 0 30 LEGEND + [;::.{)<.:J • IC) ' (P) (M) T8Fi RO.W. P.0.tl. rJ., CLF WO/ ". C d . .:,. EOP now g CB ()SD Orr JJ [!WM EX/SnNG MONUMENT (AS SHOWN) SECnoN 1/4 CORNER NOT FOUND SECnON CORNER NOT FOUND FOUND REBAR/CAP OR J.P. (IRON PIPE) (DATE) CALCULATED PLAT MEASURED TO BE REMOVED RIGHT-OF-WAY POINT OF BEGINNING CENTERLINE CHAIN LINK FENCE WOOD FENCE WATER SURFACE EDGE OF PAVEMENT BACK OF WALK STORM DRAIN CATCH BASIN (CB) STORM DRAIN MANHOLE (SDMH) SANITARY SEWER MANHOLE (SSMH) SANITARY SEWER CLEAN OUT (CO) POWER POLE GUY POLE WATER METER 00 187th St ~ g U) ~ 0 .0 0 SC S 46th ~I S 47\ ,_.._w '<' @ r:' <1l s 50th Stse 187th S 50th Pl <1l S 51st Cl Se 18 190th St £ g Se 192nd 60 VICINITY MAP SCALE: 1' = 1/4 MILE NOTES: 1. TAX #: 793100015106 2. GROSS SITE AREA: 2.91 AC. 3. EXISTING USE: VACANT 4. PROPOSED USE: 17 -LOT SINGLE FAMILY RES/DENT/AL SUBDIVISION 5. ZONING: 2:91 AC. R-6 (RESIDENTIAL 6 DU/ACRE) 6. COMPREHENSIVE PLAN DESIGNATIONS: URBAN RESIDENT/AL 4-12 DU/AC. (UR) 7. PROPOSED MIN. LOT AREA: 4,471 SF B. REQUIRED MIN. BUILDING SETBACKS: FRONT: 10 FT SIDE: 5 FT REAR: 5 FT 9. MAX BASE HEIGHT OF BUILDINGS: 30 FT / 2 STORIES s 10. THE UNDERGROUND UT/UT/ES SHOWN HEREON ARE BASED UPON EXISTING AS-BUILT DRAWINGS, AND ARE NOT GUARANTEED TO BE CORRECT, NOR ALL INCLUSIVE. ALL UT/UT/ES MUST BE VERIFIED PRIOR TO CONSTRUCTION. CALL 1-800-424-5555 FOR UTILITY LOCATORS. . 11. OPEN SPACE REQUIRED = 390 X 17 = B, 630 SF 12. OPEN SPACE PROVIDED = 6,710 SF ... . "... , ., ........ [IQU!P.Mf:NJ'.A!if} PROCEDUIJE li:;/B E-- MAILBOX UTILITY POLE ANCHOR o 111111 FIRE HYDRANT (2 NOZZLE) TYPE I NGPA SIGN PROPOSED WATER PROPOSED SANITARY SEWER --···-··--/-,-·-·······-· ___ ...... PROPOSED STORM DRAJNAGE ___ \ _____ PROPERTY LINE ·-·--X··--·· X --EXISTING FENCE LJNE ' ·~-+) ___ /,i. __ ...L/L... EDGE OF PAVEMENT ' =-1' --- -jxxxj EXISTING CONTOURS PROPOSED CONTOURS PRE ·EXISTING DRAINAGE PATTERN I I l l UTILITY AND SERVICE PROVIDERS CABLE TV· COMCAST 4020 AUBURN WAY NORTH PO BOX 1048 AUBURN, WA 98002 SCHOOL DISTRICT: RENTON SCHOOL DISTRICT #403 300 SW 7TH ST. RENTON, WA 98055 PHONE: (425) 204-2300 WATER AND SEWER: C/lY OF RENTON 1055 SOUTH GRADY WAY RENTON, WA 98055 FIRE DISTRICT: KING COUNTY FIRE DISTRICT #37: EAST KENT 24611 116TH AVE S.E. KENT, WA 98030 PHONE: (253) 859-3322 POWER AND GAS: PUGET SDUNO ENERGY 10885 NE 4TH STREET P.O. BOX 97034 BELLEVUE, WA 98009-9734 TELEPHONE: QWEST COMMUNICATIONS 450 110TH AVE. NE PREM/S BUREAU, 4TH FLOOR BELLEVUE, WA 98003 BASIS OF BEARINGS IS PLAT OF TALBOT ESTATES VOL 172/1-J BM CITY OF RENTON #1927 KING COUNTY CONCRETE MONUMENT ANO CASE IN GRAVEL SHOULDER J.9' WEST E.A. OF TALBOT ROAD SOUTH AND 50' SOUTH OF CENTERLINE OF 192ND ST. ELEVATION ~ 123.70' VERTICAL DATUM: NAVO 88 ENGINEER INSIGHT ENGINEERING COMPANY P.O. BOX 1478 EVERffi, WA 98206 CONTACT: SANTHOSH MOOLAY/L (425) 303-9363 FAX (425) JOJ-9362 OWNER I APPLICANT M. T. DEVELOPMElff, LLC 11625 RAINER AVE. S. SEATTLE. WA 98178·3983 (206) 772-2300 FAX· 206 838-2791 LEGAL DESCRIPTION PARCEL "A" SURVEYOR HANSEN SURVEYING 17420 116TH AVE. SE RENTON, WA 98058 CONTACT: RODNEY HANSEN (425) 235·8440 SPRINGBROOK ACRE TRACTS LOT "A" KING COUNTY BOUNDARY LJNE ADJUSTMENT NO L05L0092 RECORDING NUMBER 20060523900010 BEING A PORnON OF NE 1/4 OF THE NE 1/4 SECTION 06, TOWNSHIP 22 N, RANGE 05 E, KING COUNTY, W.M. ' INSIGHT liNGINllillilltllNIG CO. 8557200080 P.O. BOX -1478 EVERETT, WA 98206 LINE TABLE IJNB LENGTH BEARING. L1 93.90 soo·oo·oo"E L2 0.00 SOO'OO'OO"E L3 47.81 SOO'OO'OO"E L4 7J.3J soo·oo·oo"E L5 38.07 S45'01'27"w I • CVR VB TABLE I RADIUS , CURVE LENGTH DELTA TANGENT Cl 78.58 100.00 45'01 '27" 41.45 I \ REV. NO. OESCRIP170N INITIALS DATE ( 425) 303-9363 (425) 303-9362 FAX INFO@INSJGHIBNGINEERING.NET SITE ADDRESS: 11"·;;-xxxx S 192ND',},T,()f f:l RENTON, WAf9,8P,y,5. eriton < r fling I). . TAX ACCOUNT NO.'S: 793100015106 7v1sion DF.. C 1 9 i:Y/Z /ls) r,,, ... PORTION OF THE NB 1/4 OF SECTION 6, ' ·. fJf#i~reg-, W.M. TALBOT & 55TII A VE DWG RLENAME DESIGNED BY: DATE: SCALE: 110539-PRELIM.DWG JRC 11·26·2012 1"=30' PRELIMINARY PLATMAP JOB NO.: 11-0539 SHEET Pl of 1 PORTION OF THE NE 1/4 OF SECTION 6, TWP. 22 N., RGE. 5E., W.M. 3123059023 CALCULATED INTERSECTION i --r 1 \ ZONE R-14 3123059080 KING COUNTY, WASHINGTON [; ~ 1 1_11_ (fr \ __ i, '~-<,~ ~----v---; ;---~OUT~5.5~~S1R~BT_._ " ' ~-,\ \\~~: I \ ( , / / -L-\_ r \ \ 1 --,,--_ o• __ ~cP ___ o 10 ,. 0' cc, o ___i \ \ , 'c-~=rt= 1 ----r--L------+-------,"-_j__ I 88•27,05• E I 0 -\ J \ \ I I °g; / I EDG~' OF PAVEMENT---1 --r -1-+-----1 I ·-·-/-.f---L--,.1--.c:~l ---... 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I I I ; -; I :;: ;p (j} ;:;o ~ ,, I I / 301~11.___ ' \ / / I -/ -~---/---'i --~ L \ I \ --~ -~ L I--j_ -I ' -~ --~ J / J / I I "-'-., 1 // I /\ \ \ N 88'127'05" w I \-I I 352.63' 1· I -t / .:.:; -I ----..... ---------\ I o I / / i I I ./ // / --~ I I WET Nbs I I \ \ a:: _ '° / / / . I ~ I AREA' ON PROPERTY= 1,443 S.F.± ~ a:' N / I I \ I I I' I WATER AND SEWER CITY OF RENTON 1055 SOUTH GRADY WAY RENTON, WA 98055 SCHOOL DISTRICT RENTON SCHOOL DISTRICT #403 300 SW 7TH ST. RENTON, WA 98055 PHONE: (425) 204-2300 UTILITY CONFLICT NOTE: CAUTION· THE CONTRACTOR SHALL BE RESPONSIBLE FOR VERIFYING THE LOCATION, DIMENSION, AND DEPTH OF ALL EXISTING UTILITIES WHETHER Sf/OWN ON Tf/ESE PLANS OR NOT, BY POTHOLING THE UTILITIES AND SURVEYING THE HORIZONTAL AND VERTICAL LOCATION PRIOR TO CONSTRUCTION. THIS ANO THEN SHALL INCLUDE CALLING UTILITY LOCATE @ 1--800-424-5555 POTHOLING ALL OF THE EXISTING UTILITIES AT LOCATIONS OF NEW UTILITY CROSSINGS TO PHYSICALLY VERIFY WHETHER OR NOT CONFLICTS EXIST. LOCATIONS OF SAID UTILITIES AS SHOWN ON THESE PLANS ARE 1/ASED UPON THE UNVERIFIED PUBLIC INFORMATION ANO ARE SUBJECT TO VARIATION. IF CONFLICTS SHOULD OCCUR, THE CONTRACTOR SHALL CONSULT Will/ INSIGHT ENGINEERING COMPANY TO RESOLVE ALL PROBLEMS PRIOR CONSULT TO PROCEEDING WITH CONSTRUCTION. CALL TWO (2) BUSINESS DAYS BEFORE YOU DIG 1-800-424-5555 I o I 1 \ / ~ .b I 25' INGRESS/EGRESS ESM'T. ~ 8557200010 \ 2 I a:: ;rl I REC\ NO. 5721814 N om I\ [;; 8557200020 10 8557200030 8557200060 8557200070 I() I I ro I ZONE R-6 I I I II -'· I II ; I I / ' UTILITY AND SERVICE PROVIDERS CABLE 1·v COMCAST 4020 AUBURN WAY NORTH PO BOX 1048 AUBURN, WA 98002 TELEPHONE QWEST COMMUNICATIONS 450 11 0TH AVE. NE PREMIS BUREAU, 4TH FLOOR BELLEVUE, WA 98003 POWER AND GAS PUGET SOUND ENERGY 10885 NE 4TH STREET P.O. BOX 97034 BELLEVUE, WA 98009-9734 FIRE DISTRICT KING COUNTY FIRE DISTRICT #37: EAST KENT 24611 116TH AVE S.E. KENT, WA 98030 PHONE: (253) 859-3322 I I 8 I 8557200080 PARCEL NUMBER 7931000151 VACANT KING COUNTY ZONING R-6 DENSITY: PER SETTLEMENT AGREEMENT BETWEEN M.T. DEVELOPMENT, LLC. AND THE CITY OF RENTON 18 DWELLING UNITS ARE ALLOWED. SITE AREA 126815 SF (2.91 Ac) CIVIL ENGINEER INSIGHT ENGINEERING CO. P.O. BOX 1478 EVERETT, WA 98206 PHONE: ( 425) 303-1:1.363 FAX: ( 425) 303-,-Q362 .,. \> ... , CONTACT: BRIAN KALAB, P.E. SURVEYOR HANSEN SURVEYING 17420 116TH AVE. SE RENTON, WA 98058 PHONE: (425) 235-8440 CONTACT: RODNEY HANSEN OWNER M.T. DEVELOPMENT, LLC 11625 RAINER AVE. S. SEATTLE, WA 98178-3983 PHONE: (206) 772-2300 FAX: (206) 838---2791 SHEET INDEX P01 COVER SHEET P02 GRADING AND DRAINAGE PLAN P03 SEWER AND WATER PLAN P04 ROAD A PROFILE P05 ROAD CROSS SECTIONS ~ SCALE: l" = 40' NOTES: 1. TAX#: 793100015106 2. GROSS SITE AREA: 2.91 AC. 3. EXISTING USE: VACANT 4. PROPOSED USE: 18 ---LOT SINGLE FAMILY RESIDENTIAL SUBDIVISION 5. ZONING: 2.91 AC:_ R-6 (RE~)DENT!~.l,, 6 DU/ACRE) -,-~--·-'"' ---... _ -6. · COMPREHENSIVE \'LAN DESIGNATIONS: URBAN RESIDENTIAL 4-12/DU/Ac,r1cu~) 7. PROPOSED MIN. l~OT AREA: 4081 S.F. 8. REQUIRED FRONT: MIN. BUILDING SETBACKS: 10 FT SIDE: 5 FT REAR: 5 FT 9. MAX BASE HEIGHT OF BUILDINGS: 30 FT / 2 STORIES 1 O. THE UNDERGROUND UTILITIES SHOWN HEREON ARE BASED UPON EXISTING AS-BUILT DRAWINGS, AND ARE NOT GUARANTEED TO BE CORRECT, NOR ALL INCLUSIVE. ALL UTILITIES MUST BE VERIFIED PRIOR TO CONSTRUCTION. CALL 1-800-424-5555 FOR UTILITY LOCATORS. BENCHMARK CITY OF RENTOl~ #1927 KING COUNTY CONCRETE MONUMENT AND CASE IN GRAVEL SHOULDER 3.9' WEST E.A. OF TALBOT ROAD SOUTH AND 50': SOUTH OF CENTERLINE OF 192ND ST. ELEVATION = 123. 70' BASIS OF ;BEARING - I BASIS OF BEARINGS IS PLAT OF TALBOT ESTATES' VOL 172/1-3 P06 TEMPORARY EROSION CONTROL PLAN P07 EXISTING CONDITIONS PLAN VERTICAL DATUM VERTICAL DATUM: NAVD88 LEGAL DESCRIPTION PARCEL "A" , SPRINGBROOK -'i,CRE TRACTS LOT "A" KING COUNTY BOUNDARY LINE: ADJUSTMENT NO L05L0092 RECORDING NUMBER 20060523900010 BEING A PORTION OF NE 1/4 OF THE NE 1 / 4 StCTION 06, TOWNSHIP 22 N, RANGE 05 E, KING COUNTY, W.M. ,,, I 0 .0 0 g S 46th ~I iiis ? s i-----"' ~ CD (/) s 50th Stse S 50th Pl S 51~t Cl S 47t 187th Se 18 SITE~ s Se 192nd ------f,ry-; ... ~.t;-, f'~ u/~ 0, (/) w ---E "' ::, ;g ! 0. <D )> (JI s ,+ "· VICINITY MAP SCALE: 1" -1/4 MILE INSIGHT ll!NGINEEllllNG CO. P.O. BOX -1478 EVERETT, WA98206 (425) 303-9363 (425) 303-9362 FAX INFO@INSIGHTENG . CjJl!iA+n~ Planning Division -TAX ACCOUNT NO.'S: 793100015106 1\Pfl 1 2 1011 PORTION OF' THE NE 1/4 OF' SECTION 6, TWP. 22 N., ROE. 5E., W.M DWG FJLENAME 110539.DWG · TALBOT & 55TH DESIGNED BY: DAT[: SCALf: JOB NO.: JRC 03·19-2012 1"=40' JJ-0539 PRELIMINARY PLATMAP SHEET Pl of 1 REVISIONS: 40 ,, .,,, ,,~, c-,, ",,,_ <II ~<l'•>LII>, <! "···"'''"·'·'"'·'' ", .. , ",.,_. "" '" ''" ~ ,,,.,."'' < s,•,.·ou••'<>J,, '"'" .. ,,,•or· " . .-' "• .. ~ --~,. -: CALCULATED INTERSECTION ·r I • lf.l ,,,.,, .. ,.,.,,,,"·· ""' , ,o '"'-'"" I N 0 20 40 GRAPHIC SCALE SCALE : t• ... 40' WATER AND SEWER CITY OF RENTON 1055 SOUTH GRADY WAY RENTON, WA 98055 BO SCHOOL DISTRICT RENTON SCHOOL DISTRICT #403 300 SW 7TH ST. RENTON, WA 98055 PHONE: (425) 204-2300 PORTION OF THE NE 1/4 OF SECTION 6, TWP. 22 N., AGE. 5E., W.M. ' . . ' ., ' ., -.. ,.,_ o I,-• r"> A I '' ''""' "' ,, . '--"' , , L_ < < -> •f .. , ,.,, ~-" """""" ~II ~l>"'>'~"l\11 ,, .... ,, ",, ., "''·" I -.,. ... ~ .... "/..' ""''" ·'-• ,, '•L- • nr• ••r,"" c,,,,.,, """""' (,,,,,,~,, . ---~-,, .. ,. .,_,.,,, -•" C. _,., ... -_., .. .-<")\"'r .. ,1,., .• .... ,,. '' _,_;._, ... -.1 ,, ' .,,~ ,... , .... ,-,-, \ r:. ,_-1-; . ,,.,. ,_, .~ ' • \ ,j ~· ! .,-t;" ~-" .r, I &• \ . ',' ... ' ' ' ' '' ' ·-~·--, ... -. J . . ' ' • • • .! i i 25' INGR $/EGRESS ESM'T. REC. No. 5721814 . " " " ,, r·~· n" n~•n ,. " ,~-,-~ f ,.,,.,p1r,1r _,_,_,, ,.,,,;,H-,-, \ \ " ' • I ,~" h,."" ,, ... ,-" , \d ~ 1l '"' .,.,., .. ' ..... , '""'' ,,,,, 1----- I I n •• •· •• •• n r, n" ,, ~-.-~-.. , ''"'"~~" ".,,,,, .. ""'" ,, " . . . . -· ---- ·P~{ · NUMBER 7931000151 VACANT KING COUNTY ZONING R-6 . . . . . KING ·COUNTY, WA CML ENGINEER PACIFIC ENG/NEl:RING DESIGN, · LLC 15445 53RD A VE. S. SEA T7!£, WA 98188 PHONE: (206) 431..:.7970 FAX: (206) 388-1648 CONTACT: JOE HOPPER SURVEYOR HANSEN SURVEYING 17420 116TH. AVE. SE RENTON, WA 98058 PHONE: ( 425) 235-8440 CONTACT: ROONEY HANSEN M. T. DEVELOPMENT; LLC 11625 RAINER AVE. S. SEAffiE, WA 98178-3983 PHONE: (206) 772-2300 FAX: (206) 838-2791 POI .. · COVER SHEET . P02 GRADING AND. DRAINAGE PLAN P03 SEWER AND WA 1E"R PLAN . P04 ROAD A PROFILE P05 ROAD CROSS SECTIONS .. VICINITY M.4P NTS 1 •.. TAX #: 7931000/5106 ' . I 2. GROSS SITE ARE;4: 2.91 AC. 3. EXISTING USE: VACANT 4. PROPOSED USE: j 18 ..,. LOT SINGLE FAMILY RESIDENTIAL SUBDIVISION ' 5. ZONING: 2.91 Aq. R-6 (RESIDENTIAL 6 DU/ACRE) . 6. COMPREHENSIVE PLAN DESIGNATIONS: URBAN RESIDENTIAL 4..:.12 DU/AC. (UR) . 7. PROPOSED MIN. {-OT AREA: 4081 S.F. ' 8. REQUIRED MIN. E'll/LDING SETBACKS: FRONT: 10 FT: SIDE: 5 FT REAR: 5 FT ' i 9. MAX BASE H£/G~/T OF BUILDINGS: JO FT / 2 STORIES I 10. THE UNDERGROUl~D UTILITIES SHOWN HEREON ARE ,BASED UPON EXISTING AS-BUILT DRAWINGS, AND AR£ NOT GUARANTEED TOjBE CORRECT. NOR ALL INCLUSIVE. ALL . UT/UT/ES MUST BE VERIFIED PRIOR TO CONSTRUCT/ON. CALL 1-800-424-5555 FOR UTILITY LOCATORS. . • • I • I .• CITY OF RE~TON #1927 . KING COUN"fY CONCRETE MONUMENT AND CASE IN GRAVEL SHOULDER 3.9' WEST E.A. OF TALBOT ROAD . ' . SOUTH AND, so· SOUTH OF CENTE:RUNE OF. 192ND ST. ELEVATION F 123.70' I BAS/S.OF·BEARING . I -. . - BASIS OF BpRINGS /S PLAT OF · CiT'( C? ~C:1 iTON F!ECEIVED . UT1LIT't: AND SERVICE PROVIDERS DENSITY= P06 TEMPORARY EROSION CONTROL PLAN P07 EXISTING CONDITIONS PLAN TALBOT ESTf TES VOL 172/1-J I I . . -. . -. - LEGAL1DE8CRIP110N DEC O 6 2011 BU:LD!f,J(3 fJI\/ISION CABLE:TV · COMCAST. 4020 AUE,URN WAY NORTH PO BOX 1048 AUBURN, WA 98002 · QWEST COMMUN/CA T/ONS 450 110TH AVE. NE PREMIS BUREAU, 4TH FLOOR . BELLEVUE, WA 98003 . POWER AND GAS PUGET SOUND ENERGY 10885 NE 4TH STREET· P.O. BOX 97034 BELLEVUE, . WA 98009-9734 RRE DISTRICT KING COUNTY FIRE DISTRICT #37: EAST K~T . 24611 116TH AVE S.E. KENT. WA 98030 PHONE: (253) · 859"'-3322 PER SET1!£MENT AGREEMENT BETWEEN M. T. DEVELOPMENT; LLC. AND THE CITY OF RENTON 18 DWEWNG UNITS AR£ ALLOWED: SITE AREA 126815 SF (2.91 Ac) VERTICAL DATUM VERTICAL DA TUM: NA VD88 ' ..... --~· . PARCEL "A1 . SPRINGBROqK ACRE TRACTS LOT "A" KING COUNTY BOUNDARY LINE ADJUSTMENT NO L05L0092 RECORDING NUMBER 20p60523900010 BEING A PORTION OF NE ~ OF THE NE ~ SECTION 06, TOWNSHIP 22 N, RANGE 05 E, KING COUNTY, W.M. I 3/o I ElCPIRES: Sept. 15, 2008 I . PROJECT NO.: 04105 DRAWN BY: ENM/SBR ISSUE DATE: 11-19-2007 SHEET REV.: . 1/23/2008 COVER SI IEE i 04105CV-PP01.DWG SI IEEI 01 OF 07