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HomeMy WebLinkAboutMiscRenton 7 Short Plat LUA13-001214 COMPLIANCE STATEMENT Condition 1 : The applicant shall submit a revised and detailed landscape plan including the following: a 10 foot onsite landscape strip along the frontage of the site (Nile Ave NE) and the proposed internal street; a mixture of trees, shrubs and ground cover; and compliance with the tree replacement requirement per RMC 4-4-130. The revised landscape plan, shall be submitted to, and approved by the Current Planning Project Manager prior to construction permit issuance. (This condition was met when construction plans were submitted and approved prior to construction work). Condition 2: The applicant shall submit a revised tree retention worksheet and tree retention plan reflecting the exclusion of trees within proposed right -of-way and access easements only for the purposes of calculating the number of trees to be retained. The revised tree retention plan and worksheet shall be submitted to the Current Planning Project Manager prior to construction permit approval. (Met and approved by Clark Close in conjunction with approving construction plans) Condition 3: The applicant shall be required to record and access easement for the benefit of Lots 4 and 5. The access easement shall be recorded prior to or concurrent with the recording of the short plat. (This easement is shown on the short plat and will be conveyed this way.) Gary Upper JayMarc Homes, LLC 4252812706 .' \ .:.:... -. ~ -l ~ t1oe.\ P LA I i.)-oo\'LILt(SH Pb\ ~Me.A..J c..LAt£c (0913 CQ~y MA~ 0 ;j 2015 fll!.i1.. De.partmen t of \:. .... evenue ~-REAL ESTATE EXCISE T AX AFFIDAVIT This form is your receipt PLEASE TYPE OR PRINT CHAPTER 82.45 RCW -CHAPTER 458-61A WAC when stamped by cashier. THIS AFFIDAVIT WILL NOT BE ACCEPTED UNLESS ALL AREAS ON ALL PAGES ARE FULLY COMPLETE!) (See back of last page for instructions) Name JayMarc at Renton 9, LLC Mailing Address 7525 SE 24th St, #487 Mercer , WA 98040 Phone No. (including Send all property tax correspondence to: [2] Same as Buyer/Grantee ~ame ________________________________________ __ Viailing Address ____________________________________ __ ~ity/S .. teJZip ________ _ )hone No. On"IU(lin!! ar,ea ,:od,e) a Street address of property: NE 2nd Court and Nile Ave NE This property is located in Renton --~~~~~~~~ Portion of tax parcel #(s) o 0847100041 n o o I2J Check box if any of the listed parcels are being segregated from a larger parcel Legal description of property (if maTe space is needed, you may attach a separate sheet to each page of the affidavit) Tract A. Short Plat of Renton 7 as recorded under # I King County, Wa Select Land Use Code 5 : 45 • Highway and slrael right of way enter any additional codes: Code 45 only: Street Right-of-Way (See back oflast page for instructions) YES NO Is this property 84.36 RCW tax per chapter o IZl YES Is this property designated as foI<St land per chapter 84.33 RCW? 0 Is this property classified as cunentuse (open spare, fann and 0 agricultural, or timber) land per chapter 84.34? Is this property receiving special valuation as historical property 0 per chapter 84.26 RCW? Ifany answers are yes, complete as instructed below. NO IZl IZl (1) NOTICEOFCONfINVANCE (FORESILANDORCURRENrUSE) NEW OWNER(S): To continue the current designation as forest land or classification as current use (open space, fann and agriculture, or timber) land, you must sign on (3) below. The county assessor must then determine if the land transferred continues to qualifY and will indicate by signing below. If the land no longer qualifies or you do not wish to continue the designation or classification, it will be removed and the compensating or additional taxes wiJl be due and payable by the seller or transferor at the time of sale. (RCW 84.33.140 or RCW 84.34. i 08). Prior to signing (3) below, you may contact your local county assessor for more information. This land 0 does [2] does not qualify for continuance. DEPUTY ASSESSOR DATE (2) NOTICE OF COMPUANCE (HISTORIC PROPERTY) NEW OWNER(S): To continue special valuation as historic property, sign (3) below. If the new owner(s) does not wish to continue, all additional tax calculated pursuant to chapter 84.26 RCW, shall be due and payable by the seller or transferor at the time of sale. (3) OWNER(S) SIGNATURE PRINT NAME List all personal property (tangible and intangible) included in selling price. If cl,aiming an exemption, list WAC number and reason for exemption: WAC No. (Section/Subsection) _4:..:58=·6:..:1;.;Ac:-2"0,,,S!.C(4C!.) _______________ _ Reason for exemption TypeofDocument~D.:.e.:.e~d~o.:.f~D~e~d.:.ice~ti~on~ ________________________ _ Date of Document ______________________________________ __ Gross Selling Price $ __________________________ __ 'Personal Property (deduct) $ ________________________ __ Exemption Claimed (deduct) $ ________________________ __ Taxable Selling Price $ ______________________ -'0-'.0-'-0 Excise Tax: State $ _______________________ ;::0."'0-'--0 0.0050 I Local $ _______________ O:.;..O=.O "'Delinquent Interest: State $ __________________________ __ Local $ ________________________ __ ·Delinquent Penalty $ __________________________ __ Subtotal $, ____________________ -'0".0"'0:.... 'State Technology Fee $, ______________________ .:.5:..:.0'-'--0 *Affidavit Processing Fee $, __________________________ __ Total Due $, ____________________ ..:.10.:. . .:.00:.... A MINIMUM OF SIO.OO IS DUE IN FEE(S) AND/OR TAX 'SEE INSTRUCTIONS PENALTY OF PERJURY THAT THE FOREGOING IS TRUE AND CORRECT. Signature of Grantor or Grantor's Agent '-'''----'''>=;h--------------- Name (print) --~~¥---'-~~!L~:n~~~----.,---t-----I Date & city of signing: Signature of Grantee or Grantee's Agent ______________________________ _ Name (print) Denis Law. Mayor Date & city of signing: • Renton Perjury: PeJjury is a class C felony which is punishable by imprisonment in the state correctional institution for a maximum tenn of not more than five years, or by 'fme in an amount fixed by the court of not more than five thousand dollars ($5,000.00), or by beth imprisonment and fine (RCW 9A.20.020 (19). EV 84 OOO\ae (a) (05/08107) TIllS SPACE -TREASURER'S USE ONLY COUNTY TREASURE it'. .. Depa. rtmen\of ~~venue w__ REAL EST ATE EXCISE T AX AFFIDAVIT This form is your receipt ,EASE TYPE OR PRINT CHAPTER 82.45 RCW -CHAPTER 458-61A WAC when stamped by cashier, TIllS AFFIDAVIT WILL NOT BE ACCEPTED UNLESS ALL AREAS ON ALL PAGES ARE FULLY COMPLETED (See back or last page for instructions) ~~~~~~~~- Name JayMarc at Renton 9, LLC Mailing Address 7525 SE 24th St, #487 Mercer, WA 98040 Phone No. (including Send all property tax correspondence to: 0 Same as Buyer/Grantee me ________________________________________ _ liling Address __________________ _ ty/State!Zip ____ _ one No. (including area I Street address of property: NE 2nd Court and Nile Ave NE This property is located in Renton Portion of tax parcel #(s) o 0847100041 o o o [2] Check box if any of the listed parcels are being segregated from a larger parcel. Legal description of property (if more space is needed, you may attach a separate sheet to each page of the affidavit) See Attachment A Select Land Use Code s : 45 -Highway and slreet right of way enter any additional codes: Code 45 only: Street Right.of.Way (See back of last page for instructions) YES NO 5 this property exempt from property tax per chapter :4.36 RCW (nonprofit organization)? o IZI YES s this property designated as forest land per chapler 84.33 RCW? 0 s this property cIa.sified as cunont use (open space, farm and 0 I¢cultuml, or timber) land per chapter 84.34? s this property receiving special valuation as historical property 0 "" chapter 84.26 RCW'I f any answers are yes, oomplere as instrucred below. NO IZI IZI IZI 1) NaTICEOFCONTINUANCE (FURESfLANDORCURRENfUSE) >lEW OWNER(S): To continue the current designation as forest land or :lassification as current use (open space, farm and agriculture. or timber) and, you must sign on (3) below. The county assessor must then detennine fthe land transferred continues to qualifY and will indicate by signing below. fthe land no longer qualifies or you do not wish to continue the designation )r classification. it will be removed and the compensating or additional taxes Nill be due and payable by the seller or transferor at the time of sale. (RCW 14.33,140 or RCW 84.34,108). Priorto signing (3) below, you may contact (our local county assessor for more information. ['his land 0 does [2] does not qualify for continuance. DEPUTY ASSESSOR DATE (2) NaTICEOF COMPLIANCE (HISTORIC PROPERTY) \JEW OWNER(S): To continue special valuation as historic property, iign (3) below. If the new owner(s) does not wish to continue, all ldditional tax calculated pursuant to chapter 84.26 RCW. shall be due md payable by the seller or transferor at the time of sale. (3) OWNER(S) SIGNATURE PRINT NAME List all personal property (tangible and intangible) included in selling price. If claiming an exemption, list WAC number and reason for exemption: WAC No, (Section/Subsection) _4c:5~8cc-6:!.1~A~-20!0",5:!:(4!!) ________________ _ Reason for exemption Type of Document Deed of Dedication Date of Document Gross Selling Price $ ·Personal Property (deduct) $ Exemption Claimed (deduct) $ Taxable Selling Price $ Excise Tax: State $ 0,0050 I Local $ "'Delinquent Interest: State $ Local $ "'Delinquent Penalty $ Subtotal $ ·State Technology Fee $ "'Affidavit Processing Fee $ Total Due $ A MINIMUM OF $10.00 IS DUE IN FEE(S) ANDIOR TAX 'SEE INSTRUCTIONS 0,00 0,00 0,00 0.00 5.00 10,00 I CERTIFY UNDER PEII/l\I~TY OF PERJURY THAT THE FOREGOING is TRUE AND CORRECT. Signarure of G2,otor or Grantorts AI!enl<:':""' __ "::''';>_"'"'''~~ _____ _ Name (print) __ ..,:iJ2I¥:....t~~~s:1~IZ!IJj:L. _____ =.,_ Signarure of Grantee or Grantee's Agent ________________________ _ Name (print) Denis Law, Mayor Date & city of signing: , Renton Perjury: Perjury is a class C felony which is punishable by imprisonment in the state correctional institution for a maximum tenn of not more than five years, or by a [me in an amount fIxed by the court of not mon: than fIve thousand dnllars ($5,000,00), or by both imprisonment and fine (RCW 9A20,020 ( I C)), EV S4 OOOI.e (a) (05/08/07) TIllS SPACE -mEASURER'S USE ONLY COUNTY mEASURE I, KIM WYMAN, Secretary of State of the State of Washington and custodian of its seal, hereby issue this CERTIFICATE OF INCORPORATION to RENTON 7 HOMEOWNERS ASSOCIATION alan W A Non-Prolit Corporation. Chartcr documents are cffective on the date indicated below. Date: 2/24/2015 UBI Number: 603-480-119 C;iven llJ"kr my hand ,,,,d the Seal of Ihe Stale ,,/" Washington at OIYlllpia. the Stale Capital J-y~ /).IIh PC('~ '~!' /r::" .'\T: '. t \ .L MAR 03 2015 CITY Of RENTON PIJ\i-..!N!i\JC ~'IV'ISi,CN Date Issued: 2/25/2015 Return Address: City Clerk's Office City of Renton 1055 South Grady Way Renton, WA 98057 Title: UTILITY EASEMENT Project File #: /../,(A 13· (JO I~ 1 'f Property Tax Parcel Number 0847100041 Street Intersection or Project Name: NE 2nd Ct and Nile Ave NE Renton 7 Short Plat Reference Number(s) of Documents assigned or released: Additional reference numbers are on page __ . Grantor(s}: Grantee(s}: 1. JayMarc at Renton 9, LLC 1. City of Renton, a Municipal Corporation The Grantor, as named above, for or and in consideration of mutual benefits, hereby grants, sells and delievers to the above named Grantee, the following described personal property now located at: Additional legal is on page __ of document. (Abbreviated legal description MUST go here.) LEGAL DESCRIPTION: PUBLIC STORM DRAINAGE EASEMENT: Those portions of the north 201.1 feet of the east 300.32 feet of tract 8 and the south 56 feet of the east 300.32 feet of tract 5 of black loam five acre tracts, according to the platthereof, recorded in volume 12 of plats, page 101, in King County, Washington, described as follows: The north 15.00 feet of the west 65.00 feet of the above described parcel of land; Together with the east 5.00 feet of the west 70.00 feet of the north 153.71 feet of said parcel. Together with the east 10.00 feet of the west 80.00 feet of the north 106.71 feet of said parcel. MAl! 0 ;) 7015 C (T'i :; ~-,.~ :-.. ,\i rc; N i·:; .,\Ni':11 iC~ iVJISiOi\i That said Grantor(s), for and in consideration of mutual benefits, do by these presents, grant, bargain, sell, convey, and warrants unto the said Grantee, its successors and assigns, an easement for public utilities (including water, wastewater, and surface water) with necessary appurtenances over, under, through, across and upon the following described propeny (the right-of-way) in King County, Washington, more particularly described on Exhibit A. For the purpose of constructing, reconstructing, installing, repairing, replacing, enlarging, operating and maintaining utilities and utility pipelines, including, but not limited to, water, sewer and storm drainage lines, together with the right of ingress and egress thereto without prior institution of any suit or proceedings of law and without incurring any legal obligation or liability therefor. Following the initial construction of its facilities, Grantee may from time to time construct such additional facilities as it may require. This easement is granted subject to the following terms and conditions: 1. The Grantee shall, upon completion of any work within the property covered by the easement, restore the surface of the easement, and any private improvements disturbed or destroyed during execution of the work, as nearly as practicable to the condition they were in immediately before commencement of the work or entry by the Grantee. 2. Grantor shall retain the right to use the surface of the easement as long as such use does not interfere with the easement rights granted to the Grantee. Grantor shall not, however, have the right to: a. Erect or maintain any buildings or structures within the easement; or b. Plant trees, shrubs or vegetation having deep root patterns which may cause damage to or interfere with the utilities to be placed within the easement by the Grantee; or c. Develop, landscape, or beautify the easement area in any way which would unreasonably increase the costs to the Grantee of restoring the easement area and any private improvements therein. d. Dig, tunnel or perform other forms of construction activities on the property which would disturb the compaction or unearth Grantee's facilities on the right-of-way, or endanger the lateral support facilities. e. Blast within fifteen (15) feet of the right-of-way. This easement shall run with the land described herein, and shall be binding upon the panies, their heirs, successors in interest and aSSigns. Grantors covenant that they are the lawful owners of the above properties and that they have a good and lawful right to execute this agreement. By this conveyance, Grantor will warrant and defend the sale hereby made unto the Grantee against all and every person or persons, whomsoever, lawfully claiming or to claim the same. This conveyance shall bind the heirs, executors, administrators and assigns forever. " W""0::'"'~ ,," ,,,",,,",, ",,' ,," '"~"-"' ro ... "w", ro' g,,, .,~&-,-""t_201.£. ~ South 20' Utility Easement.doc\ Page 2 FORM 03 0013Ibh/CA2-21·97 IN WITNESS WHEREOF, I have hereunto set my hand and seal the day and year as written below. INDIVIDUAL FORM OF ACKNOWLEDGMENT Notary Seal must be within box STATE OF WASHINGTON )55 COUNTY OF KING ) I certify that I know or have satisfactory evidence that signed this instrument and acknowledged it to be hls/her/their free and voluntary act for the uses and purposes mentioned In the instrument Notary Public in and for the State of Washington Notary (Print) My appointment expires: Dated: REPRESENTAJ1VE FORM OF ACKNOWlEDGMENT Notary Seal must be within box STATE OF WASHINGTON ) 55 COUNTY OF KING) ~ LINDA A. LE I certify th:t I know or have satisfactory evidence that % ffle:e.~ \'(Q.lAO signed this instrument, on oath NOTARY PUBLIC stated that he/she/thev was/were authorized to execute the instrument and S'iATE OF WASHINGTON acknowledged it as ~~YraPm\::er: and CONMISSION EXPIRES N( VEMSER 13,2018 o~ OOLt ethetree and voluntary act of such party/parties for the uses and purposes mentioned in the instrument. 'y:, ,b-I. tary Pu'trti'c in and for the State of Washington Notary (Print) Lmch Le My appointment expires: \\ -\;, -2()'i8 Dated: ('\9 -2.1' -2..()IC; CORPORA TE FORM OF ACKNOWLEDGMENT Notary Seal must be within box STATE OF WASHINGTON ) 55 COUNTY OF KING ) On this davof .19 __ before me personally appeared to me known to be ot the corporation that executed the within instrument. and-acknowledge the said instrument to be the free and voluntary act and deed of said corporation, for the uses and purposes therein mentloned~ and each on oath stated that he/she was authorized to execute said instrument and that the seal affixed is the corporate seal of said corporation. Notary Public in and for the State of Washington Notary (Print) My appointment expires: Dated: /DEED of dedication form.doc\ g Page4of4 FORM 04 0001/bh Return Address: City Clerk's Office City of Renton 1055 South Grady Way Renton, WA 98057 TItle: UTILITY I;ASEMENT Project File #: t..V.!t13 -<XJldl'-l Property Tax Parcel Number 0847100041 Street Intersection or Project Name: NE 2nd Ct and Nile Ave NE Renton 7 Short Plat Reference Number(s) of Documents assigned or released: Additional reference numbers are on page __ . Grantor(s): Grantee(s): 1. JayMarc at Renton 9, LLC 1. City of Renton, a Municipal Corporation The Grantor, as named above, for or and in consideration of mutual benefits, hereby grants, sells and delievers to the above named Grantee, the following described personal property now located at: Additional legal is on page __ of document. (Abbreviated legal description MUST go here.) LEGAL DESCRIPTION: THE SOUTH 20.00 FEET OF THE EAST 158.00 FEET OF THE NORTH 201.10 FEET OF TRACT 8 OF BLACK lOAM FIVE ACRE TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 12 OF PLATS, PAGE 101, IN KING COUNTY, WASHINGTON; BEING THE SOUTH 20.00 FEET OF lOTS 6 AND 7 OF FUTRE SHORT PLAT TITLED "RENTON 7 SHORT PLAT", CITY OF RENTON PROJECT NO. lUA 13-001214, SHPl-A. That said Grantor(s), for and in consideration of mutual benefits, do by these presents, grant, bargain, sell, convey, and warrants unto the said Grantee, its successors and assigns, an easement for public utilities (including water, wastewater, and surface water) with necessary appurtenances over, under, through, across and upon the following described property (the right-of-way) in King County, Washington, more particularly described on Exhibit A. For the purpose of constructing, reconstructing, installing, repairing, replacing, enlarging, operating and maintaining utilities and utility pipelines, including, but not limited to, water, sewer and storm drainage lines, together with the right of ingress and egress thereto without prior institution of any suit or proceedings of law and without incurring any legal obligation or liability therefor. Following the initial construction of its facilities, Grantee may from time to time construct such additional facilities as it may require. This easement is granted subject to the following terms and conditions: 1. The Grantee shall, upon completlon of any work within the property covered by the easement, restore the surface of the easement, and any private Improvements disturbed or destroyed during execution of the work, as nearly as practicable to the condition they were in immediately before commencement of the work or entry by the Grantee. 2. Grantor shall retain the right to use the surface of the easement as long as such use does not interfere with the easement rights granted to the Grantee. Grantor shall not, however, have the right to: a. Erect or maintain any buildings or structures within the easement; or b. Plant trees, shrubs or vegetation having deep root patterns which may cause damage to or interfere with the utilities to be placed within the easement by the Grantee; or c. Develop, landscape, or beautify the easement area in any way which would unreasonably increase the costs to the Grantee of restoring the easement area and any private improvements therein. d. Dig.. tunnel or perform other forms of construction activities on the property which would disturb the compaction or unearth Grantee's facilities on the right-af-way, or endanger the lateral support facilities. e. Blast within fifteen (15) feet ofthe right-of-way. This easement shall run with the land described herein, and shall be binding upon the parties, their heirs, successors in interest and assigns. Grantors covenant that they are the lawful owners of the above properties and that they have a good and lawful right to execute this agreement. By this conveyance, Grantor will warrant and defend the sale hereby made unto the Grantee against all and every person or persons, whomsoever, lawfully claiming or to claim the same. This conveyance shall bind the heirs, executors, administrators and assigns forever. IN WITNESS WHEREOF,' id Grantor has caused this instrument to be executed this D..day of rl'!!> 20t£... Sample Utility Easement.doc\ Page 2 FORM 03 0013lbhICA2·21·97 orm 1 F 84 000 fbh IN WITNESS WHEREOF, I have hereunto set my hand and seal the day and year as written below. /ND/V/DUAL FORM OF ACKNOWLEDGMENT Notary Seal must be within box STATE OF WASHINGTON ) SS COUNTY OF KING ) I certify that I know or have satisfactory evidence that signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument Notary Public in and for the State of Washington Notary (Print) My appointment expires: Dated: REPRESENT A nVE FORM OF ACKNOWLEDGMENT Notary Seal must be within box STATE OF WASHINGTON ) SS COUNTY OF KING ) ~ I certify that I know or have satisfactory evidence that LINDA A. LE m~:!:.\-rroI\Cl signed this instrument, on oath NOTARY PUBLIC stated that he/she/they was/were authorized to execute the instrument and I "'ATE OF WASHINGTON acknowledgedit as the ~ mem'Qer= and COMMISSION EXPIRES ~ bVeMBER 13, 2018 O~Th~ <13:~~~ the free and voluntary act of such party/parties for the uses and purposes mentioned in the instrument. ~'/J Notary Public in and for the State of Washington Notary (Print) ~ \....e. My appointment expires: \\ ~ \~-ro\a Dated: (Y2~-2..1-20\.5 CORPORA 1£ fORM Of ACKNOWLEDGMENT Notary Seal must be within box STATE OF WASHINGTON ) SS COUNTY OF KING ) On this dayof ,19--, before me personally appeared to me known to be of the corporation that executed the within instrument, and acknowledge the said instrument to be the free and voluntary act and deed of said corporation, for the uses and purposes therein mentioned, and each on oath stated that he/she was authorized to execute said instrument and that the seal affixed is the corporate seal of said corporation. Notary Public in and for the State of Washington Notary (Print) My appointment expires: Dated: Sample Utility Easement.doc\ Page 3 FORM 03 0013/bh/CA2-21-97 EXHBIT "B" "- RNLUA-i6-072-SHPL I TRACT A LOT 3 LOT 6 z w (Ii N f- 0 -' '" N f- 0 "-' N I ~---- If) w"' :iN D-f- .'3 '" ~- .J 0" > N f- 0 -' GRAPHIC SCALE '\ . ,,0 r---- ,\" ,,0 LOT 4 40 0 40 80 -----1 INCH = 80 FT. TRACTS ---f-------'\"> ,\'2-'\' ,,0 ,,0 ,,0 -'" N[ 2ND COURT It TRACT 8 lL-,,~ 1 "--::,"\0 ",,'. ,~, 'i "!<"\00\'2- "SyO /~ '\ ~ ,,0~\P" :\1 G ,,0 "\,,1>' :\'" ,,0 f-----+--'---- 1 S' LOT 5 I. LOT 6 VOL. 72, PAGE 50 1 I LOT 7 CEDARGROVE PARK DI"SION 1 I -j eJ UJ~ :.:,.: '" ~I: 'q UJ--J'" 2~ eJ eJ I 20' PUBUC STORM DRAIN EASEMENT JOB NO, 13860 DATE: 02/10/2015 PUBLIC STORM DRAINAGE EASEMENT RENTON 7 SHORT PLAT ---_=_ GeoD,mensions 10801 Mol" Stmt; 5uIt!t )02, _ue, WA9S004 phone 425."58,4400 !!iupport09E!ocIme~on5.net www.geodlmensllons."et Return Address: City Clerk's Office City of Renton 1055 South Grady Way Renton, WA 98057 DEED OF DEDICATION Project File #: LUA13-001214 Property Tax Parcel Number: 0847100041 Street Intersection: NE 2nd Ct and Nile Ave NE Reference Number(s) of Documents assigned or released: Additional reference numbers are on page __ . Grantor(s): Grantee(s): 1. JayMarc at Renton 9, LLC 1. City of Renton, a Municipal Corporation Plat of Renton 7 Right of Way; LEGAL DESCRIPTION: On Exhibit A, Map on Exhibit B attached hereto. The Grantor, for and in consideration of mutual benefits conveys, quit claims, dedicates and donates to the Grantee(s) as named above, the ab~e described real estate situated in the County of King, State of Washington. IN WITNESS WHER F, I have hereunto set my hand and seal the day and year as written below. APpr~ ed and Acc P ed By: G~ ntor(s): Grantee(s): City of Renton K ~ ~ " \' Mayor City Clerk INDIVIDUAL FORM OF STATE OF WASHINGTON ) 55 ACKNOWLEDGMENT COUNTY OF KING ) I certify that I know or have satisfactory evidence that Notary Seal must be within box signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. Notary Public in and for the State of Washington Notary (Print) My appointment expires: Dated: /DEED of dedication.doc\ g Page 1 of4 FORM 04 0001/bh F 840001/bh o,m IN WITNESS WHEREOF, I have hereunto set my hand and seal the day and year as written below. INDIVIDUAL FORM OF ACKNOWLEDGMENT Notary Seal must be within box STATE OF WASHINGTON ) 55 COUNTY OF KING ) I certify that I know or have satisfactory evidence that signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument Notary Public in and for the State of Washington Notary (Print) My appointment expires: Dated: REPRESENTAnVE FORM OF ACKNOWLEDGMENT Notary Seal must be within box STATE OF WASHINGTON ) 55 COUNTY OF KING ) ~~~ I certify that I know or have satisfactory evidence that LINDA A.lE YY\ ~i\:'-."'n'o.Y\Q Signed this instrument, on oath NOTARY PUBLIC stated that @she/they was/were authorized to execute the instrument and TATE OF WASHINGTON acknowledged it as the ~~vn%l'Yl'pw and COMMISSION EXPIRES of ~ '*~ othe f«eand voluntary act of such OVEMBER 13.2018 party/parties for the uses and purposes mentioned in the instrument. n~' J Notary Public in and for the State of Washington Notary (Print) WYlch.. k My appointment expires: \ \-\~-20\O Dated: ~2.-2-1-20IS CORPORA Tf FORM OF ACKNOWLEDGMENT Notary Seal must be within box STATE OF WASHINGTON Iss COUNTY OF KING I On this dayof .19--, before me personally appeared to me known to be of the corporation that executed the within instrument, and acknowledge the said instrument to be the free and voluntary act and deed of said corporation, for the uses and purposes therein mentioned, and each on oath stated that he/she was authorized to execute said instrument and that the seal affixed is the corporate seal of said corporation. Notary Public in and for the State of Washington Notary (Print) My appointment expires: Dated: South 20' Utility Easement.doc\ Page 3 FORM 03 00 1 3lbh/CA2·2 1·97 Exhibit A LEGAL DESCRIPTION -NE 2ND CT RIGHT-OF-WAY THAT PORTION OF THE NORTH 201.10 FEET OF THE EAST 300.32 FEET OF TRACT 8AND THE SOUTH 56 FEET OF THE EAST 300.32 FEET OF TRACT 5 OF BLACK LOAM FIVE ACRE TRACTS, ACCORDING TO THE PLAT THEREOF, RECORDED IN VOLUME 12 OF PLATS, PAGE 101, IN KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHEAST CORNER OF THE ABOVE DESCRIBED PARCEL OF LAND; THENCE SOUTH 00'18'51" WEST, ALONG THE EAST LINE OF SAID PARCEL, 86.27 FEET, TO THE POINT OF BEGINNING; THENCE CONTINUING SOUTH 00'18'51" WEST, ALONG SAID EAST LINE, 87.02 FEET, TO A POINT TANGENT TO A CURVE TO THE LEFT HAVING A RADIUS OF 20.00 FEET; THENCE NORTHWESTERLY, ALONG SAID CURVE, THROUGH A CENTRAL ANGLE OF 88'40'01", AN ARC DISTANCE OF 30.95 FEET, TO A POINT OF TANGENCY ALSO BEING A POINT ON THE SOUTH LINE OF THE NORTH 153.71 FEET OF SAID PARCEL OF LAND; THENCE NORTH 88'21'10" WEST, ALONG SAID SOUTH LINE, 135.29 FEET, TO A POINT ON A NON-TANGENT CURVE TO THE LEFT HAVING A RADIUS OF 24.00 FEET. THE CENTER OF WHICH BEARS SOUTH 59'43'18" EAST; THENCE SOUTHERLY, ALONG SAID CURVE, THROUGH A CENTRAL ANGLE OF 29'57'51", AN ARC DISTANCE OF 12.55 FEET, TO A POINT OF TANGENCY; THENCE SOUTH 00'18'51" WEST 10.44 FEET; THENCE NORTH 88'21'10" WEST 22.01 FEET; THENCE NORTH 00'18'51" EAST 11.56 FEET, TO A POINT TANGENT TO A CURVE TO THE LEFT HAVING A RADIUS OF 24.00 FEET; THENCE NORTHERLY, ALONG SAID CURVE, THROUGH A CENTRAL ANGLE OF 27'17'52", AN ARC DISTANCE OF 11.43 FEET. TOA POINT OF NON-TANGENCY ALSO BEING A POINT ON SAID SOUTH LINE; THENCE NORTH 88'21'10" WEST, ALONG SAID SOUTH LINE, 47.66 FEET, TO THE EAST LINE OF THE WEST 70.00 FEET OF SAID PARCEL OF LAND; THENCE NORTH 00'18'51" EAST, ALONG SAID EAST LINE OF THE WEST 70.00 FEET, 47.01 FEET, TO THE NORTH LINE OF THE SOUTH 47.00 FEET OF SAID NORTH 153.71 FEET; THENCE SOUTH 88'21'10" EAST, ALONG SAID NORTH LINE, 209.91 FEET, TO A POINT TANGENT TO A CURVE TO THE LEFT HAVING A RADIUS OF 20.00 FEET; THENCE NORTHEASTERLY, ALONG SAID CURVE, THROUGH A CENTRAL ANGLE OF 91 '19'59", AN ARC DISTANCE OF 31.88 FEET, TO A POINT OF TANGENCY ALSO BEING THE POINT OF BEGINNING. Page 1 of 2 EXHBIT"8" ~ N ~ 0 ~ TRACT 5 , . ,-0 ~ N ~ .. " ~ ~ :'i ~ \...0 \".0 TRACT 8 N -cb ~ ~w'" Z"N Z" W"-~ (;\,.,"g -0 . !i s N 88'21'10" W 209.91' r-------~Ob~~~-L4---t N 88"21'10· W z ~N ~ N ~ ," ~~ ,-0 r " LOT 6 .. '" :Ii , ' ,-0 POO '" N " 135.29' '" j "" w • ;; ... r 0 0 z "'~ z:~ o ~~ «~ G RAPHlC SCALE 4004080 -------1 INCH ~80 FT. LOT 4 "," --~~_.-r--~~~--_,l-~------~--------_J~W LOT 5 LOT 6 2" !1. CURVE RADIUS DELTA ANGLE C1 20.00' 88'40'0'" C2 24.00' 29'57'51~ C3 24.00' 27"17'52" C4 20.00' 91'19'59" UNE BEARING L1 N 00"18'51 8 E L2 N 88'21'10" W L3 N 00"18'5'" E L4 N 88'2"10" W VOL. 72, P AGE 50 LD T 7 .f:J I I CEDARGROVE PARK DIVISION 1 I ARC LENGTH 30,95 12.55' 11.43 31.88' DISTANCE 10.44' 22.01 11.56' 47.66' JOB NO. 13860 RIGHT OF WAY DEDICATION RENTON 7 SHORT PLAT --. .---__ GeacDll'ite.risHjn's' ~'(j@:1 Malo ~~ SUi£e.1!l2.~ ~)tIP; 98004' ~_1Il!."~~~5a,~ ~!j~r.tOll!!Q'Cj~~.~ www,~~.n)3t Return Address: City Clerk's Office City of Renton 1055 South Grady Way Renton, WA 98057 DEED OF DEDICATION Project File #: lUA13-D01214 Mtl'~ 0 3 2015 CiTy 0;' R[NTON UII/!S!U\J Property Tax Parcel Number: 0847100041 Street Intersection: NE 2nd Ct and Nile Ave NE Reference Number(s) of Documents assigned or released: Additional reference numbers are on page __ . Grantor(s): Grantee(s): 1. JayMarc at Renton 9, lLC l. City of Renton, a Municipal Corporation DRAINAGE TRACT A; LEGAL DESCRIPTION: Tract A of Renton 7 Short Plat as recorded under # , King County, WA. Map included as Exhibit A. The Grantor, for and in consideration of mutual benefits conveys, quit claims, dedicates and donates to the Grantee(s) as named above, the above described real estate situated in the County of King, State of Washington, IN WITNESS WHEREq , I have hereunto set my hand and seal the day and year as written below. Approved and Accep ~d By: Gra~ Grantee(s): City of Renton X ---./ \ Mayor City Clerk INDIVIDUAL FORM OF STATE OF WASHINGTON ) SS ACKNOWLEDGMENT COUNTY OF KING ) I certify that I know or have satisfactory evidence that Notary Seal must be within box signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. Notary Public in and for the State of Washington Notary (Print) My appointment expires: Dated: IDEED of dedication.doc\ g Page 1 of 4 FORM 04 OOOl/bh EXHBIT'~" ~~LOT6 _I TRACT 5 1 ~ N >- 0 ~ , . ~o '" W N >- 0 ¢~ N -.b ~ <tW~ ~~: " 0 (f)ai...J _0 N -' 0 .. > N >- '3 ," ~o ~ ~ :\ 1- \.-0 \,.0 TRACT 8 l3 t---,'), " ,,0 w r;; ~ ,...; ,\-J~ 1 (1,:. ~ 0 L1 W <,.D,.,.Oi'-,'l-' III >; ~\ Q UJ ..... in'" ~~..... ~€";I ___ Ci ..... I>-:\ 1 2:..,: gr (;:i"\.-........ ~ "".rIl ,0'i"-\.y..?V-\,..0 ILl 0) ~.!'~C'\ b ~ '" J > iE z .,,'-COO <'0 «~ LOT 4 :g; \..0' IJJ ~ --~~;-r-~",~7~~~3~4;~t-______ -;l-______ ~~~ N 88"21'10" W Z - LOT 5 I LOT 6 LOT 7 +:J CEOARGROVE PARK DIVISION VOL 72, P AGE 50 I CURVE RADIUS DELTA ANGLE ARC LENGTH C1 24.00' 2/17'52" 11.43' GRAPHIC SCALE 4004080 ~.. ; I 1 INCH =SO FT. JOB NO, 13860 DATE: 02/27/2015 STORM DRAINAGE TRACT A DEDICATION RENTON 7 SHORT PLAT --. • : ... GeoDlme,nslons l0801 Main Str%t, Suite l02, Belie-litre, WA 98004 ph6ne-425.45BA488 ~Lp~rtCg_eodim"t;'<15,..."t w'R'of.~imemlot1s.net IN WITNESS WHEREOF, I have hereunto set my hand and seal the day and year as written below. INDIVIDUAL FORM OF ACKNOWLEDGMENT Notary Seal must be within box STATE OF WASHINGTON Iss COUNTY OF KING ) I certify that I know or have satisfactory evidence that signed this Instrument and acknowledged it to be his/her/theirfree and voluntary act for the uses and purposes mentioned in the instrument Notary Public in and for the State of Washington Notary (Print) My appointment expires; Dated; REPRESENrA T/VE FORM OF ACKNOWLEDGMENT Notary Seal must be within box STATE OF WASHINGTON ) SS COUNTY OF KING ) o-.:~"';~ I certify that I know or have satisfactory evidence that ~ T I~"A A.LL t tJ ',. 'iiY PUBLIC YYlei~\rOi)C) signed this instrument. on oath STA E OF WASHINGTON stated that he/she/they was/were authorized to execute the instrument and acknowledged it as the , and C r.t.1ISSION EXPIRES NO\ EMBER 13,2018 of ~." <tt "" I C! I I Ut:: the free and voluntary act of such (\/~~~~eJes and purposes mentioned in the instrument. Nc5fary Public in ~nd for the State of Washington Notary (Print) WI"IM... 1 g; My appointment expires: \1-\3-26\0 Dated: Oz..-1...1-'ZJJ6 CORPORATE FORM OF ACKNOWLEDGMENT Notary Seal must be within box STATE OF WASHINGTON ) SS COUNTY OF KING ) On this dayo! .19~ before me personally appeared to me known to be of the corporation that executed the within instrument, and-acknowledge the said instrument to be the free and voluntary act and deed of said corporation, for the uses and purposes therein mentioned, and each on oath stated that he/she was authorized to execute said instrument and that the seal affixed is the corporate seal of said corporation. Notary Public in and for the State of Washington Notary (Print) My appointment expires: Dated: IDEED of dediCation form.doc\ g Page40f4 FORM 040001/bh Return Address: City Clerk's Office City of Renton lOSS South Grady Way Renton, WA 98057 DEED OF DEDICATION Project File #: LUA13·QOl214 , !<" , I' , , . MIII( 0 :l Z015 CITY Of RENTON ~~L,l\.\II\li'jC D\VI,31()N Property Tax Parcel Number: 0847100041 Street Intersection: NE 2nd (t and Nile Ave NE Reference Number(s) of Documents assigned or released: Additional reference numbers are on page __ ' Grantorls): Granteels): 1. JayMarc at Renton 9, LLC 1, City of Renton, a Municipal Corporation DRAINAGE TRACT A; LEGAL DESCRIPTION: Tract A of Renton 7 Short Plat as recorded under # , King County, WA. Map included as Exhibit A. The Grantor, for and in consideration of mutual benefits conveys, quit claims, dedicates and donates to the Grantee(s) as named above, the above described real estate situated in the County of King, State of Washington. IN WITNESS WHEREq , I have hereunto set my hand and seal the day and year as written below. Approved and Accep d By: Gra torls): Granteels): City of Renton , X ~ - \ Mayor City Clerk INDIVIDUAL FORM OF STATE OF WASHINGTON ) SS ACKNOWLEDGMENT COUNTY OF KING ) I certify that I know or have satisfactory evidence that Notary Seal must be within box signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. Notary Public in and for the State of Washington Notary (Print) My appointment expires: Dated: /DEED of dedication.doc\ g Page 1 of4 FORM 04 0001/bh EXHBIT'A" RNlUA-OI6-072-SHPL I j ffiACTA LOT) LOT 6 :o~~- TRACTS ----=-, ' .,; o f--"- W N r o ~~ N -, :'?~ ~ ~w~ Z'-'N z~ ~o...o (flm·...J -~- ~ o ¢ > N r S j-, -r---, -I---\ - ~ ...... 0"\ \.,-0'\ \..-0\ I TRACTB ~;:: UJ~ :>/0 «* UJ> 72.34' -J llJ -~L~O~T~4;-r--~N~88~~~1~'1~O-·I·Wt------r-I------42~"1 LOT 5 LOT 6 LOT 7 1::2" CEDARGROVE PARK DIVISiUN VOL. 72, PA.GE 50 I CURVE RADIUS DELTA ANGLE ARC LENGTH C1 24.00' 27'17'52" 11.43' L3 GRAPHIC SCALE 4004080 -------I INCH ~80 PT, JOB NO. 13860 DATE: 02/27/2015 STORM DRAINAGE TRACT A DEDICATION RENTON 7 SHORT PLAT --. • =_ GeODlmenslons IN WITNESS WHEREOF, I have hereunto set my hand and seal the day and year as written below. INDIVIDUAL FORM OF ACKNOWLEDGMENT Notary Seal must be within box STATE OF WASHINGTON Iss COUNTY OF KING I I certify that I know or have satisfactory evidence that signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses. and purposes mentioned in the instrument Notary Public in and for the State of Washington Notary (Print) My appointment expires: Dated: REPRESfNTA TlVE FORM OF ACKNOWlEDGMENT Notary Seal must be within box STATE OF WASHINGTON Iss :-.~: COUNTY OF KING I 'r ''''I')A A. II , I certify that I know or have satisfactory evidence that ~ , "', y V'·J!3L1C I, m~ibirMlC> signed this instrument, on oath t :iTA E OF WASHINGTON stated that he/she/they was/were authorized to execute the instrument and I C MMISSION EXFIRES acknowledged It as the ~ y'Y\!y'rIDer and NO\ EMBER 13, 2018 of ~~ (l;t j2.eVl\C;J; c>ile the free and voluntary act of such :vs for th:~es and purposes mentioned in the instrument. " '4~£D. / NOtary Public in lind for the State of Washington Notary (Print) L)J:)c\h l g My appointment expires: 11 -\3-26\6 Dated: 0 l. -2.1 -ZOIS CORPORA Tf FORM OF ACKNOWLEDGMENT Notary Seal must be within box STATE OF WASHINGTON 15S COUNTY OF KING I On this davof .19-, before me personally appeared to me known to be of the corporation that executed the within instrument, and acknowledge the said instrument to be the free and voluntary act and deed of said corporation, for the uses and purposes therein mentioned, and each on oath stated that he/she was authorized to execute said instrument and that the seal affixed is the corporate seal of said corporation. Notary Public in and for the State of Washington Notary (Print) My appointment expires: Dated: /DEED of dedication form.doc\ g Page4of4 FORM 04 OOOl/bh RECORDING REQUESTED BY AND WHEN RECORDED MAIL TO: CITY CLERK'S OFFICE CITY OF RENTON 1055 SOUTH GRADY WAY RENTON, W A 98057 DECLARATION OF COVENANT FOR MAINTENANCE AND INSPECTION OF FLOW CONTROL BMPS Grantor: ~ ~ h~ lU--~ I Grantee: City of Renton Legal Description: A-~ b~ &IF ~ E? ~~ t; t/JF f?l.MJ< LMM eVE Apt(E: ~I A/4F-t>lNl, TO f't.A1'" 11" @7e, J?e-Ctp,p(ib IN \l>YA11t f2-a= et.AJ?, M9; 101, Additional Legal(s) on: IN tdNIc (./) tlNTt, wM WNG ~. Assessor's Tax ParcellD#: 0"4-110 -ct:94-1 IN CONSIDERATION of the approved City of Renton( check one of the following) CJ residential building permit, CJ commercial building permit, CJ clearing and grading permit, CJ subdivision pennit, or "hort subdivision penn it for Application File No. LUA/SWP 1?2 "'~\Z.I4: relating to the real property ("Property") described above, the Grantor(s), the owner(s) in fee of that Property, hereby f' r-(" 't:'~ I 'V! Fe, "( c '\ .. _~I __ , .~ ~ MAR 0 iI 2015 CITY OF RI:NTON PLANN11\lG OlVIS\Ot'l covenants(covenant) with City or Renton, a political subdivision of the state of Washington, that he/she(they) will observe, consent to, and abide by the conditions and obligations set forth and described in Paragraphs 1 through 8 below with regard to the Property. Grantor(s) hereby grants(grant), covenants(covenant), and agrees(agree) as follows: I. Grantor(s) or hislher(their) successors in interest and assigns ("Owners") shall retain, uphold, and protect the stormwater management devices, features, pathways, limits, and restrictions, known as flow control best management practices ("BMPs"), shown on the approved Flow Control BMP Site Plan for the Property attached hereto and incorporated herein as Exhibit A. 2. The Owners shall at their own cost, operate, maintain, and keep in good repair, the Property's BMPs as described in the approved Design and Maintenance Details for each BMP attached hereto and incorporated herein as Exhibit B. 3. City or Renton shall provide at least 30 days written notice to the Owners that entry on the Property is planned for the inspection of the BMPs. After the 30 days, the Owners shall allow the City of Renton to enter for the sole purpose of inspecting the BMPs. In lieu of inspection by the City, the Owners may elect to engage a licensed civil engineer registered in the state of Washington who has expertise in drainage to inspect the BMPs and provide a written report describing their condition. If the engineer option is chosen, the Owners shall provide written notice to the City of Renton within fifteen days of receiving the City's notice of inspection. Within 30 days of giving this notice, the Owners, or the engineer on behalf of the Owners, shall provide the engineer's report to the City of Renton. If the report is not provided in a timely manner as specified above, the City of Renton may inspect the BMPs without further notice. 4. If the City determines from its inspection, or from an engineer's report provided in accordance with Paragraph 3, that maintenance, repair, restoration, and/or mitigation work is required for the BMPs, The City shall notify the Owners of the specific maintenance, repair, restoration, and/or mitigation work (Work) required under RMC 4-6-030. The City shall also set a reasonable deadline for completing the Work or providing an engineer's report that verifies completion of the Work. After the deadline has passed, the Owners shall allow the City access to re-inspect the BMPs unless an engineer's report has been provided verifYing completion of the Work. If the work is not completed properly within the time frame set by the City, the City may initiate an enforcement action. Failure to properly maintain the BMPs is a violation ofRMC 4-6-030 and may subject the Owners to enforcement under the RMC 1-3, including fines and penalties. 5. Apart from performing routine landscape maintenance, the Owners are hereby required to obtain written approval from the City or Renton before performing any alterations or modifications to the BMPs. 6. Any notice or approval required to be given by one party to the other under the provisions of this Declaration of Covenant shall be effective upon personal delivery to the other party, or after three (3) days from the date that the notice or approval is mailed with delivery confirmation to the current address on record with each Party. The parties shall notifY each other of any change to their addresses. 7. This Declaration of Covenant is intended to promote the efficient and effective management of surface water drainage on the Property, and it shall inure to the benefit of all the citizens of the City of Renton and its successors and assigns. This Declaration of Covenant shall run with the land and be binding upon Grantor{s), and Grantor's(s') successors in interest and assigns. 8. This Declaration of Covenant may be terminated by execution of a written agreement by the Owners and the City of Renton that is recorded by King County in its real property records. IN WITNESS WHEREOF, this Declaration of Covenant for the Maintenance and Inspection of Flow Control BMPs is executed this __ day of ________ -', 20 __ . GRANTOR, owner of the Property GRANTOR, owner of the Property STATE OF WASHINGTON ) COUNTY OF KING )ss. On this day personally appeared before me: _________________ ~, to me known to be the individual(s) described in and who executed the within and foregoing instrument and acknowledged that they signed the same as their free and voluntary act and deed, for the uses and purposes therein stated. Given under my hand and official seal this __ day of ________ --', 20 __ . Printed name Notary Public in and for the State of Washington, residing at My appointment expires _________ _ C.2, II PERFORATED [>[1'E COi'"ECTIO~ IJ TEXT OF INSTRUCTIONS Your property contains a stormwater management flow control BMP (best management practice) called a "perforated pipe connection:' which was installed to reduce the stormwater runoff impacts of some or all of the impervious surface on your property, A perforated pipe connection IS a length of drainage conveyance pipe with holes in the bottom, designed to "leak" runoff, conveyed by the pipe, into a gravel filled trench where it can be soaked into the surrounding soil. The connection is intended to provide opportunity for infiltration of any runoft that is being conveyed from an impervious surface (usually a roof) to a local drainage system such as a ditch or roadway pipe system. The size and composition of the perforated pipe connection as depicted by the flow control BMP site plan and design details must be maintained and may not be changed without wrlnen approval either from the King County Water and Land Resources Division or through a future development permit from King County, The soli overtop of the perforated portion of the system must not be compacted or covered with impervious materials. FIGURE C.2.11.A PERFORATED PIPE CONNECTION FOR A SINGLE FAMILY RESIDEl"lCE random fill TRENCH X-SECTION NTS PLAN VIEW OF ROOF NTS ]009 SllIT:lCe \V<1t~r Design Manual-Appendix C (,·81 filter fabric slope_ ,- V J to road drainage system 2' X 10' level trench w/perf pipe lfJI20fYJ EXHIBIT "Bn PERFORATED PIPE CONNECTION MAINTENANCE INSTRUCTIONS This lot contains stormwater management flow control BMP (best management practice) called a "perforated pipe connection," which was installed to reduce the stormwater runoff impacts of some or all of the impervious surface on your property. A perforated pipe connection is a length of drainage conveyance pipe with holes in the bottom, designed to "leak" runoff, conveyed by the pipe, into a gravel filled trench where it can be soaked into the surrounding soil. The connection is intended to provide opportunity for infiltration of any runoff that is being conveyed from an impervious surface (usually a roof) to a local drainage system such as a ditch or roadway pipe system. The size and composition of the perforated pipe connection as depicted by the flow control BMP site plan and design details must be maintained and may not be changed without written approval from the City of Renton. The soil overtop of the perforated portion of the system must not be compacted or covered with impervious materials. SECTION C.2 FLOW CONTROL BMPs C.2.3.5 MAINTENANCE INSTRUCTIONS FOR LIMITED INFILTRATION 119/2009 If the limited infiltration flow control BMP is proposed for a project. the following maintenance and operation instructions must be recorded as an attachment to the required declaration of covenant and grant of easement per Requirement 3 of Section C.1.3.3 (p. C-18). The intent of these instructions is to explain to future property owners, the purpose of the BMP and how it must be maintained and operated. These instructions are intended to be a minimum; DOES may require additional instructions based on site- specific conditions. Also, as the County gains more experience with the maintenance and operation of these BMPs, future updates to the instructions will be posted on King County's Swface Water Design Manual website. Cl TEXT OF INSTRUCTIONS Your property contains a stormwater management flow control BMP (best management practice) called "limited infiltration," which was installed to mitigate the stormwater quantity and quality impacts of some or all of the impervious surfaces on your property. Limited infiltration is a method of soaking runoff from impervious area (such as paved areas and roofs) into the ground. Infiltration devices, such as gravel filled trenches, drywells, and ground surface depressions, facilitate this process by putting runoff in direct contact with the soil and holding the runoff long enough to soak most of ij into the ground. To be successful, the soil condition around the infiHration device must be able to soak water into the ground for a reasonable number of years. The infiltration devices used on your property include the following as indicated on the flow control BMP site plan: [J gravel filled trenches, [J drywells. The size, placement, and composition of these devices as depicted by the flow control BMP site plan and design details must be maintained and may not be changed without written approval either from the King County Water and Land Resources Division or through a future development permit from King County. Infiltration devices must be inspected annually and after major storm events to identify and repair any physical defects. Maintenance and operation of the system should focus on ensuring the system's viability by preventing sediment-laden flows from entering the device. Excessive sedimentation will result in a plugged or non-functioning facility. If the infiHration device has a catch basin, sediment accumulation must be removed on a yearty basis or more frequently if necessary. Prolonged ponding around or atop a device may indicate a plugged facility. If the device becomes plugged, it must be replaced. Keeping the areas that drain to infiltration devices well swept and clean will enhance the longevity of these devices. For roofs, frequent cleaning of gutters will reduce sediment loads to these devices. 2009 Surface Water Design Manual -Appendix C c-so -------- C.2.2 FULL INFILTRA nON 6" FIGURE C.2.2.A TYPICAL TRENCH INFILTRATION SYSTEM PLAN VIEW NTS -4" rigid or 6" lIe.lble perforated pipe ~-"""""",."""""-"--,,,--.,,--,, --..... " ... _ ... --". -_ ... -... _._. _ .. --_ .. -_. _ .. _ ... -... - roof drain infihration trench sump w/solid lid PLAN VIEW NTS root drain '---CB sump w/solid lid r--L:~I-_,.-._--=,..r---compacted backfill ~:":"'~~~;:'!';,'~ ____ 4" rigid or 6" lIe.ible perforated pipe washed rock dl----II12"-314" I .. 24"-J SECTION A NTS 2009 Surf""" W.ler Design Manual-Appendix C C-I5 11912009 CHICAGO TITLE COMPANY OF WASHINGTON JayMarc at Renton 9, LLC 7525 SE 24th Street, Suite 487 Mercer Island, WA 98040 Title Officer: Eastside Title Unit Seller(s): JayMarc at Renton 9, LLC Order No.: \1370099-EIY_ The above numbered report with an Effective Date of February 2, 2015 including any supplements or amendments thereto, is hereby modified and/or supplemented in order to reflect the following: The effective date Is amended as follows: The Effective Date of August 8, 2013 is hereby amended to be: February 2,2015 at 12:00AM The current owner is/are as follows: 4. TITLE TO THE ESTATE OR INTEREST IN THE LAND IS AT THE EFFECTIVE DATE VESTED IN: Jay Marc at Renton 9. LLC, a Washington limited liability company The following items/notes have been added to your report: ITEMS: 6. Easement(s) for the purpose(s) shown below and rights incidental thereto, as granted in a document: Granted to: Purpose: Recording Date: Recording No.: Affects: Puget Sound Energy, Inc. gas and electricity July 3, 2014 20140703000786 1 0 feet in width 7. A deed of trust to secure an indebtedness in the amount shown below, Amount: Dated: Trustor/Grantor: Trustee: Beneficiary: Loan No.: Recording Date: Recording No.: $1,050,000.00 October 14, 2014 JayMarc at Renton 9, LLC First Financial Diversified Corporation First Savings Bank Northwest 01·115664·07 October 23, 2014 20141023000682 The following Items/notes have been changed on your report: ITEMS: Supplemental SSCQRPD5190,dac I Updated: 10.30.14 Page 1 \'~fC~~F\\lED MAR 0 3 lOi5 CI'I" .,.'; ".r-JTON 't -'J't t1 .... ~ .. PI ANi';ING D',VISION Printed: 02.06.15@05:49PMbyRR -1370099-ETU SUPPLEMENTAL (continued) 1. General and special taxes and charges, payable February 15, delinquent if first half unpaid on May 1, second half delinquent if unpaid on November 1 01 the tax year (amounts do not include interest and penalties): Year: 2015 Tax Account No.: 084710-0041-06 Levy Code: 2147 Assessed Value-Land: Assessed Value-Improvements: General and Special Taxes: $213,000 $ .00 Billed: Paid: $2,702.16 $ .00 For title inquiries, please contact the issuing office: Chicago Title Company of Washington 10500 NE 8th St., Suite 600 Bellevue, WA 98004 Supplemental Date: February 6, 2015 Countersigned By: Authorized Officer or Agent Supplemental SSCQRPD5190.docJ Updated: 10.:30.14 Page 2 Phone: (425)646-9883 Fax: (425)646-9879 Email: CTIBelievueETU@ctt.com Printed: 02.06.15 @05:49PM by RR -137009g..ETU .ICAGO TITLE INSURANCE CaMP. 2300 COLOMBIA CENTBR, iOl 5TH AVB SlArTLB, WA 9810t Order No.: 1370099 SHORT PLAT CERTIFICATE -.-.~.-." .. Certificate for Filing Proposed Short Plat In the matter of the short plat submitted for your approval, this Company has examined the records of the County Auditor and County Clerk of KING County, Washington, and the records of the Clerk of the United States Courls holding terms in said County, and from such examination hereby certifies that the title to the following described land situate in said KING County, to-wit: SEE SCHEDULE A (NEXT PAGE) VESTED IN: LAWRENCE E. BLAKE AND SHIRLEY A. BLAKE, TRUSTEES OF THE BLAKE FAMILY TRUST DATED MAY 10, 2005 EXCEPTIONS: SEE SCHEDULE B ATTACHED CHARGE: $350.00 TAX: $ 33.25 Records examined to August 8, 2013 at 8 :00 A.M. By CHICAGO TITLEINSURANCE COMPANY EASTSIDE TITLE UNIT Title Officer (425)646-9883 SHPlATAjIl-5·90/EK ~ICAGO TITLE INSURANCE COMP.e SHORT PlAT CERTIFIC'ATE SCHEDULE A (Continued) LEGAL DESCRIPTION Order No.: 1370099 THE NORTH 201.10 FEET OF THE EAST 300.32 FEET OF TRACT 8 AND THE SOOTH 56 FEET OF THE EAST 300.32 FEET OF TRACT 5 OF BLACK LOAM FIVE ACRE TRACTS, ACCORDING TO THE PLAT THEREOF, RECORDED IN VOLUME 12 OF PLATS, PAGE 101, IN KING COUNTY, WASHINGTON. CmCAGO TITLE INSURANCE COMPANY Order No.: 1370099 SHORT PLAT CERTIFICATE SCHEDULEB This certificate does not insure against loss or damage by reason of the following exceptions: GENERAL EXCEPTIONS: A. Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the public records or attaching subsequent to the effective date hereof but prior to the date the proposed insured acquires for value of record the estate or interest or mortgage thereon covered by this Commitment. B. Rights or claims of parties in possession nol shown by the public records. C. Encroachments, overlaps, boundary line disputes, and any other matters which would be disclosed by an accurate survey and inspection of the premises. D. Easements or claims of easements not shown by the public records. E. Any lien, or right to lien, for contributions to employee benefit funds, or for state workers' compensation, or for services, labor, or material heretofore or hereafter furnished, all as imposed by law, and not shown by the public records. F. Liens under the Workmen's Compensation Act not shown by the public records. G. Any service, installation, connection, maintenance or construction charges for sewer, water, electricity or garbage removal. H. General taxes not now payable; matters relating to special assessments and special levies, if any, preceding or in the same becoming a lien. I. Reservations or exceptions in patents or in Acts authorizing the issuance thereof; Indian tribal codes or regulations, Indian treaty or aboriginal rigbts, including easements or equitable servitudes. J. Water rights, claims, or title to water. K. THIS REPORT IS ISSUED AND ACCEPTED UPON THE UNDERSTANDING THAT THE LIABILITY OF THE COMPANY SHALL NOT EXCEED ONE THOUSAND DOLLARS($l000.00). SHPLATB/OJIfB4/to( eUCAGO TITLE INSURANCE COMP~ SHORT PLAT CERTIF1CA TE SCHEDULEB (Continued) EXCEPTIONS Order No.: 1370099 A 1. GENERAL AND SPECIAL TAXES AND CHARGES, PAYABLE FEBRUARY 15, DELINQUENT IF FIRST HALF UNPAID ON MAY 1, SECOND HALF DELINQUENT IF UNPAID ON NOVEMBER 1 OF THE TAX YEAR (AMOUNTS DO NOT INCLUDE INTEREST AND PENALTIES) : YEAR: TAX ACCOUNT NUMBER: LEVY CODE: ABSESSED VALUE-LAND: ASSESSED VALUE-IMPROVEMENTS: GENERAL & SPECIAL TAXES: 2013 084710-0041-06 2147 $ 164,000.00 $ 0.00 BILLED: $ 2,341.57 PAID: $ 1,170.79 UNPAID: $ 1,170.78 • 2. PLEASE BE ADVISED THAT OUR SEARCH DID NOT DISCLOSE ANY OPEN DEEDS OF TRUST OF RECORD. IF YOU SHOULD HAVE KNOWLEDGE OF ANY OUTSTANDING OBLIGATION, PLEASE CONTACT THE TITLE DEPARTMENT IMMEDIATELY FOR FURTHER REVIEW PRIOR TO CLOSING. 3. TERMS, POWERS, CONDITIONS, AND LIMITATIONS OF THE TRUST UNDER WHICH TITLE IS HELD. A COpy OF THE TRUST AGREEMENT AND ANY AMENDMENTS THERETO MUST BE SUBMITTED TO THE COMPANY FOR REVIEW. IF THE PROPERTY WHICH IS THE SUBJECT OF THIS TRANSACTION CONSTITUTES MORE THAN 25 PER CENT OF THE NET FAIR MARKET VALUE OF THE TRUST PRINCIPAL, PROOF MUST BE FURNISHED THAT THE TRUSTEE HAS COMPLIED WITH THE 20 DAY NOTICE TO THE BENEFICIARIES OF THE NATURE AND TERMS OF THE INTENDED TRANSACTION AS PROVIDED BY RCW 11.100.140. D 4. RIGHT, TITLE AND INTEREST OF JAYMARC HOMES, LLC, A WASHINGTON LIMITED LIABILITY COMPANY, PRESUMED BY THE APPLICATION FOR TITLE INSURANCE TO HAVE AN INTEREST IN SAID PREMISES. B 5. THE LEGAL DESCRIPTION IN THIS COMMITMENT IS BASED ON INFORMATION PROVIDBD WITH THE APPLICATION AND THE PUBLIC RECORDS AS DEFINED IN THE POLICY TO ISSOE. THE PARTIES TO THE FORTHCOMING TRANSACTION MUST NOTIFY THE TITLE INSURANCE COMPANY PRIOR TO CLOSING IF THE DESCRIPTION DOES NOT CONFORM TO THEIR EXPECTATIONS. NOTE 1: THE FOLLOWING DEED(S) AFFECTING SAID LAND WAS (WERE) RECORDED WITHIN 24 MONTHS OF THE DATE OF THIS COMMITMENT: NONE a NOTE 2: .ICAGO TITLE INSURANCE COMP,e SHORT PLAT CERTIFICATE SCHEDULEB (Continued) EXCEPTIONS Order No.: 1370099 THE FOLLOWING MAY BE USED AS AN ABBREVIATED LEGAL DESCRIPTION ON THE DOCUMENTS TO BE RECORDED TO COMPLY WITH THE REQUIREMENTS OF RCW 64.04. SAID ABBREVIATED LEGAL DESCRIPTION IS NOT A SUBSTITUTE FOR A COMPLETE LEGAL DESCRIPTION WHICH MUST ALSO APPEAR IN THE BODY OF THE DOCUMENT: PORTION OF TRACTS 8 AND 5, VOLUME 12 OF PLATS, PAGE 101 H NOTE 3: ANY MAP FURNISHED WITH THIS COMMITMENT IS FOR CONVENIENCE IN LOCATING THE LAND INDICATED HEREIN WITH REFERENCE TO STREETS AND OTHER LAND. NO LIABILITY IS ASSUMED BY REASON OF RELIANCE THEREON. END OF SCHBDULB B SIII"f.ATB3/12.1'Z-90/EK Black Lomn FiVe J'-'Il"~1" AMOI! ~~B.J'-ilS ~~IMI IJY ""'l-,~ ,J<HrIl'£I"QJr. UN PL. ......... TTED Phi opptmed Ih;~ lJl!} ~ at ~ /l 0-1!Jd6. ~L.!b/~ c~ ,5wn>/"" ..Here Ca..eCFtIPTION 'Thi" """ d lhe BLACK LOAM .FI1/E ACR£ T;?AG' 7's ~OJ (3// 0/ I~ E.1k at n IV £.I'~ (J/ va: 16, 7p.aJ1! R~ of E £ M., ond tIM .5W·f "'.,. /VE.~ .5EC. J.5 ;p &l N h'a. "'I' of £. J4.M. amlOtn"'9 lea ~ 1'JU¥t!. 0' J~"" A/I /nxls, al'Gl'J~, and ~ an:. a/ k dUnr::n' JJ(JI?oj J/wvn.:l'? ~ mojO. ~ ,n4b! ~ d thiJ ,j~ ,j d.It: N£'_~.01 JK. 1.5, 7;:1, tJ /l{ 1i'0I1g~ .5 E. ff.M. CltOICATION AGKNOWI..EDGMItN'r Rec. _______ _ DECLARATION OF COVENANTS, CONDITIONS, AND RESTRICTIONS FOR RENTON 7 THIS DECLARATION is made on this _ day of ,2015, by JayMarc at Renton 9, LLC, a Washington limited liability company, referred to herein as "Declarant", which is the owner of the real property now known as the Plat of Renton 7, situated in the City of Renton, in King County, Washington. The Declarant has created a non-profit corporation known as the Renton 7 Homeowners Association. The Renton 7 Homeowners Association (hereafter referred to as "Association") shall be delegated and assigned the duties and powers of owning, maintaining, and administering certain Tracts and related facilities in the Plat, administering and enforcing these covenants, conditions and restrictions, and collecting and disbursing the assessments and charges hereinafter created. The Association shall also have the right and power to promulgate rules and regulations which may further define and limit permissible uses and activities consistent with the provisions of this Declaration. NOW, THEREFORE, the undersigned hereby covenants, agrees, and declares that all of the Plat as defined herein and the buildings and structures hereafter constructed thereon are, and will be, held, sold, and conveyed subject to and burdened by the following covenants, conditions, and restrictions, for the purpose of enhancing and protecting the value, desirability, and attractiveness of Renton 7 for the benefit of the Owners thereof, their heirs, successors, grantees, and assigns. ARTICLE 1 -DEFINITIONS Section 1.1: Articles. "Articles" shall refer to the adopted Articles of Incorporation of the Association as now or hereafter amended. Section 1.2: Board. "Board" shall mean and refer to the board of directors of the Association established pursuant to the Articles and Bylaws. Section 1.3: Bylaws. "Bylaws" shall refer to the adopted Bylaws of the Association as now or hereafter amended. Section 1.4: [reserved] Section 1.5: Committee. Committee as provided in Article 6. "Committee" IS defined as the Architectural Control 1 RECEIVED MAR 0 3 201S CITY Of R£I{{ON NI 'I"'" D'VI':JIO~ ~)LA'I ,<,I"V -I Section 1.6: Declarant. "Declarant" shall mean and refer to JayMarc at Honeybrook, LLC, its successors and assigns, if such successors and assigns should acquire all or substantially all of the then undeveloped parcels of the Plat from Declarant for the purpose of development; provided, however, that no successor or assign of Declarant shall have any rights or obligations which are not specifically set forth in the instrument of succession or assignment or other recorded instrument of passed by operation of law. Certain rights and obligations of Declarant, as set forth herein, shall cease at the end of the Development Period. Section 1.7: Declaration. "Declaration" shall mean and refer to this instrument, as the same may be supplemented or amended from time to time. Section 1.8: Development Period. "Development Period" shall mean and refer to that period of time beginning on the date of initial recording of this Declaration and ending whenever any of the following first occurs: (i) 3 years from the date hereof; or (ii) 2 months after title has been transferred to purchasers of Lots representing ninety-five (95%) of the total voting power of all Owners as then constituted; or (iii) written notice from Declarant to the Association in which Declarant elects to terminate the Development Period. The "Development Period" may be extended for a period of 5 years or longer at the sole option of Declarant. Section 1.9. Governing Documents. "Governing Documents" shall mean and refer to this Declaration, the Articles of Incorporation, the By-Laws of the Association, and the recorded Plat, as any of the foregoing may be amended from time to time. Section 1.1 0: Lot. "Lot" shall mean and refer to the lots as shown on the Plat as of the date of this Declaration, as well as any future lots created through subdivision, short subdivision, site plan approval, or any other legal process for dividing land with the Plat. The word "Lot" as used herein excludes any parcel designated as a Tract on the recorded Plat, unless and until that Tract is later legally divided into lots through subdivision, short subdivision, site plan approval, or any other legal process for dividing land. Declarant hereby reserves the right to divide Tract A into two Lots and the right to add additional adjacent property contained additional Lot( s) to Renton 7. Section 1.11: Mortgage. "Mortgage" shall mean and refer to any recorded mortgage or deed of trust encumbering one or more of the Lots or Living Units. "First Mortgage" shall mean and refer to a Mortgage with priority over other Mortgages. "Mortgagee" shall mean and refer to the holder or beneficiary of any Mortgage and shall not be limited to Institutional Mortgagees. As used herein, the term "Institutional Mortgagees" or "Institutional Holder" shall include banks, trust companies, insurance companies, mortgage companies, mortgage insurance companies, savings and loan associations, trusts, mutual savings banks, credit unions, pension funds, Federal National Mortgage Association ("FNMA"), Federal Home Loan Mortgage Corporation ("FHLMC"), all corporations, and any agency or department of the United States Government or of any state or municipal government. Section 1.12: [reserved] Section 1.13: Owner. "Owner" shall mean and refer to the record owner (whether one or more persons or entities) of a fee interest in any Lot but excluding mortgagees or other persons or entities having such interest merely as security for the performance of an obligation. Purchasers 2 or assignees under recorded real estate contracts shall be deemed Owners and their respective sellers or assignors shall not be deemed Owners. Section 1.14: Plat: "Plat" shall mean and refer to the approved plat of Renton 7 contained therein recorded at Volume __ , pages __ to __ under King County Recording Number ______________ _ Section 1.15: Tract A. "Tract A" shall mean and refer to the portion of the recorded Plat which are is designated as a drainage tract and facility. It shall be owned in common by the lot owners of Renton 7 but shall be maintained by the City of Renton following the City's acceptance of the improvements following the Declarants maintenance period. ARTICLE 2 HOMEOWNERS ASSOCIATION Section 2.1. Description of Association. The Association is a non-profit corporation organized and existing under the laws of the State of Washington charged with the duties and vested with the powers prescribed by law and set forth in the Governing Documents, as they may be amended from time to time. No Governing Document other than this Declaration shall for any reason be amended or otherwise changed or interpreted so as to be inconsistent with this Declaration. Section 2.2. Association Board of Directors. Declarant shall select an initial Board of Directors of not fewer than 3 persons, who need not be Owners. The initial Board shall have the full authority and all rights, responsibilities, privileges, and duties to manage the Association under the Governing Documents and shall be subject to all provisions of the Governing Documents. The tenn of the initial directors of the Board shall expire as set forth in the Articles and Bylaws. The Board shall elect officers of the Association, which shall include a president who shall preside over meetings of the Board and meetings of the Association. Section 2.3. Association Membership. Every Owner shall by reason thereof be a member of the Association as set forth in the Articles and Bylaws. Section 2.4. Votes Appurtenant to Ownership. Every Owner shall be entitled to vote in accordance with the provisions ofthe Articles and Bylaws. Section 2.5. Owner's Compliance with Governing Documents. By acceptance of a deed to a Lot, execution of a contract therefore, or any other means of acquisition of an ownership interest, whether or not it shall be so expressed in any such deed or other instrument, the Owner thereof covenants and agrees thereby, on behalf of himself and his heirs, successors, and assigns, to observe and comply with all tenns of the Governing Documents of the Association, and all rules and regulations duly promulgated by the Board. Section 2.6. Rules and Regulations. The Board shall have the power to adopt from time to time and to enforce rules and regulations governing the use and maintenance of Lots and Tracts, in addition to the use restrictions contained in this Declaration and whether or not expressly contemplated herein, provided that such rules and regulations shall not be inconsistent with this Declaration. The rules and regulations may not discriminate among Owners. The Association 3 may prescribe penalties for the violation of such rules and regulations.. Any such rules and regulations shall become effective 30 days after promulgation or amendment and shall be mailed to alI Owners within 30 days after promulgation or amendment. A copy of the rules and regulations then in force shall be retained by the secretary of the Association and shall be available for inspec- tion by any Owner during reasonable business hours. Such rules shall have the same force and effect as if set forth herein. Section 2.7. Architectural Control Committee. The Board shall establish and thereafter continuously maintain an Architectural Control Committee to review and approve or disapprove the details and written plans and specifications of all construction, including initial construction other than new construction exempt pursuant to Section 5.I(a), additions or exterior alterations to homes and accessory buildings, fences, walls, or other structures and all clearing or excavation of Lots, or cutting of trees within the Plat, pursuant to Article 6 hereof. The Board shall have the power to adopt from time to time and to enforce guidelines, criteria, and procedures governing the Architectural Control Committee and the Owners' compliance with the provisions of Article 6 hereof. Section 2.8. Additional Committees. The Board of Directors shall have the authority to create, from time to time, additional committees that the Board of Directors, in its sole discretion, determines would be useful for the efficient and proper administration of the duties of the Association. The Board may delegate such functions and duties to such committees as it deems fit, provided that the Board shall retain the ultimate decision making authority on all issues affecting the Association. ARTICLE 3 -ASSOCIATION BUDGET, ASSESSMENTS, AND LIENS Section 3.1. Owner's Covenant to Pay Assessments. By acceptance of a deed to a Lot, execution of a contract therefore, or any other means of acquisition of an ownership interest, whether or not it shall be so expressed in any such deed or other instrument, the Owner thereof covenants and agrees thereby, on behalf of himself and his heirs, successors, and assigns, to pay the Association, in advance, all general and special assessments levied as provided herein. Section 3.2. Association Budget. The Association shall prepare, or cause the preparation of, an operating budget for the Association at least annually, in accordance with generally accepted accounting principles and the procedures specified in the Bylaws. The operating budget shall set forth all sums required by the Association, as estimated by the Association, to meet its annual costs and expenses including, but not limited to, all management and administration costs of the Association, operating and maintenance expenses of Tract A as may be required from time to time and maintenance and irrigation of landscaped right of way areas within the neighborhood and including along its frontage on Nile Ave SE and including, if appropriate, a general operating reserve and a reserve for replacements. The funds required to meet the Association's annual expenses shall be raised from a general assessment against each Owner as provided hereafter. The Association may revise the operating budget after its preparation at any time and from time to time, as it deems necessary or advisable in order to take into account and defray additional costs and expenses of the Association. 4 Section 3.3. Levy of General Assessment. In order to meet the costs and expenses projected in its operating budget, the Association shall determine and levy in advance on every Owner a general assessment. The amount of each Owner's general assessment shall be the amount of the Association's operating budget divided among the Lots; provided that, any vacant Lot(s) not yet liable for payment of assessments pursuant to Section 3.6 shall not be included in this calculation. Notice of the proposed budget and estimated general assessment shall be sent to each Owner as required by RCW ch. 64.38.025 as now or hereafter amended; provided, however, that notification to an Owner of the amount of an assessment shall not be necessary to the validity thereof. The omission by the Association, before the expiration of any assessment period, to fix the amount of the general assessments hereunder for that or the next period, shall not be deemed a waiver or modification in any respect of the provisions of this Article or a release of any Owner from the obligation to pay the general assessment, or any installment thereof, for that or any subsequent assessment period, but the general assessments fixed for the preceding period shall continue until a new assessment is fixed. Upon any revision by the Association of the operating budget during the assessment period for which such budget was prepared, the Association shall, if necessary, revise the general assessments levied against the Owners and give notice of the same in the same manner as the initial levy of general assessments for an assessment period. Section 3.4. Payment of General Assessment. As determined by the Board, installments of general assessments may be collected on a monthly, quarterly, semi-annual, or annual basis. Any Owner may prepay one or more installments on any assessment without discount or penalty. Section 3.5. Non-Discriminatory Assessment. No assessment shall be made at any time which may unreasonably discriminate against any particular Owner or group of Owners in favor of other Owners. Section 3.6. Commencement of Assessments; Limited Exemptions for Vacant Lots. Liability of an Owner for assessments shall commence on the first day of the calendar month following the date upon which any instrument of transfer to such Owner becomes operative (such as the date of a deed, the date of a recorded real estate contract for the sale of any Lot, the date of death in the case of a transfer by will or intestate succession, etc.) and shall terminate on the date that the Owner transfers title to a new Owner, provided such transfer shall not relieve a selling Owner from liability for assessments due prior to the close of such transfer. The due dates of any special assessment payments shall be fixed by the Board when authorizing such special assessment. The Board shall have the discretion to exempt Lots which are vacant from assessments or portions of assessments attributable to improvements or work which does not benefit vacant Lots. Section 3.7. Special Assessments. In addition to the general assessments authorized by this Article, the Association may levy a special assessment or assessments at any time for the purpose of defraying, in whole or in part, the cost of any construction or reconstruction, inordinate repair, or replacement of a described capital improvement or for such other purpose as the Association may consider appropriate; provided, however, that any such assessment must have the prior favorable vote of Owners representing two-thirds of the Lots affected by the special assessment. If appropriate, the Association may levy a special assessment against a portion of the Lots in cases where some but not all of the Lots would benefit by the special assessment, so long as any such assessment shall have the favorable vote of Owners representing two-thirds of the Lots 5 affected by the special assessment. The amount of each Owner's special assessment for any year shall be the total special assessment for such year, divided by the sum of the number of Lots affected by the special assessment, provided the Association may set different special assessment rates for Lots if the Association determines that the benefit of the special assessment is different for the Lots. Section 3.8. Effect of Non Payment of Assessment. If any assessment payment is not made in full within 30 days after it was first due and payable, the unpaid amounts shall constitute a lien against the Lot and shall bear interest from the date on which payment was first due and payable at the rate applicable to judgments in Washington. By acceptance of a deed to a Lot, execution of a contract therefore, or any other means of acquisition of an ownership interest, and whether or not it shall be so expressed in any such deed or other instrument, each Owner shall be deemed to grant thereby to the Association, its agents and employees, the right and power to bring all actions against such Owner personally for the collection of such assessments as a debt, and to enforce the liens created by this Declaration in favor of the Association by foreclosure of the continuing liens in the same form of action as is then provided for the foreclosure of a mortgage on real property. The liens provided for in this Declaration shall be for the benefit of the Association as a corporate entity, and the Association shall have the power to bid in at any lien foreclosure sale and to acquire, hold, lease, mortgage, and convey the Lot foreclosed against. Section 3.9. Lien to Secure Payment of Assessments. Declarant hereby creates in the Association perpetually the power to create a lien in favor of the Association against each Lot to secure to the Association the payment to it of all assessments, interest, costs, and attorneys' fees; and Declarant hereby subjects all Lots perpetually to such power of the Association. Such lien shall arise in accordance with the terms of this Declaration without the necessity of any further action by the Association, and any such lien when created, shall be a security interest in the nature of a mortgage in favor of the Association. Such lien shall become a continuing lien in the amount stated in the assessment from the time of the assessment, and shall also be the personal obligation of the person or entity who is the Owner of the Lot at the time of the assessment. The personal obligation to pay a prior assessment shall not pass to successors in interest unless expressly assumed by them, provided, however, that in the case of a sale or contract for the sale of any Lot which is charged with the payment of an assessment the person or entity who is the Owner immediately prior to the date of such sale shall be personally liable for the amounts of the monthly installments due prior to said date, and the new Owner shall be personally liable for monthly installments becoming due on or after such date. The foregoing limitation on the duration of the personal obligation of an Owner to pay assessments shall not, however, affect the validity or duration of the continuing lien for unpaid assessments against the respective Lot. Section 3.10. Suspension for Non-Payment of Assessment. If an Owner shall be in arrears in the payment of any assessment due, or shall otherwise be in default of the performance of any terms of the Governing Documents for a period of 30 days, said Owner's voting rights shall without the necessity of any further action by the Board, be suspended (except as against foreclosing secured parties) and shall remain suspended until all payments, including interest thereon, are brought current and any other default is remedied. Section 3.11. Reserves for Replacement. As a common expense, the Association may establish and maintain a reserve fund for replacement of any improvements and Association 6 facilities thereon by the allocation and payment monthly to such reserve fund of an amount to be designated from time to time by the Association. Such fund shall either be deposited with a banking institution, the accounts of which are insured by any state or by any agency of the United States of America or, in the discretion of the Association, be invested in obligations of, or fully guaranteed as to principal by, the United States of America. The reserve fund shall be expended only for the purpose of effecting the repair and replacement of improvements and Association facilities in Tract A, in the neighborhoods right of way landscaping maintenance areas, and for start-up expenses and operating contingencies of a nonrecurring nature. The Association may establish such other reserves for such other purposes as it may from time to time consider necessary or appropriate. The proportional interest of any Owner in any such reserves shall be considered an appurtenance of that Owner's Lot and shall not be separately withdrawn, assigned, or transferred, or otherwise separated from the Lot to which it appertains and shall be deemed to be transferred with such Lot. Section 3.12. Certain Areas Exempt. Tract A and all portions of the Plat dedicated to and accepted by a public authority or other charitable or non-profit Association exempt from taxation under the laws of the State of Washington, shall be exempt from assessments by the Association. ARTICLE 4 -SUBORDINATION OF LIENS Section 4.1. Intent of Provisions. The provisions of this Article 4 apply for the benefit of each Mortgagee who lends money for purposes of construction or to secure the payment of the purchase price of a Lot. Section 4.2. Mortgagee's Non-liability. The holder of a Mortgage shall not, by reason of the security interest only, be liable for the payment of any assessment or charge, nor for the observance or performance of any covenant or restriction, excepting only those enforceable by equitable relief and not requiring the payment of money, and except as hereafter provided. Section 4.3. Mortgagee's Rights During Foreclosure. During the pendency of any proceeding to foreclose a Mortgage, including any period of redemption, the holder of the Mortgage, or the receiver, if any, may exercise any or all of the rights and privileges of the Owner of the encumbered Lot, including but not limited to the right to vote in the Association to the exclusion of the Owner's exercise of such rights and privileges. Section 4.4. Mortgagee as Owner. At such time as a Mortgagee shall become the record Owner of the Lot or previously encumbered by the Mortgage, the Mortgagee shall be subject to all of the terms and conditions of this Declaration, including the obligation to pay for all assessments and charges in the same manner as any Owner. Section 4.5. Mortgagee's Title Free and Clear of Liens. A Mortgagee or other secured party acquiring title to a Lot through foreclosure, suit, deed of trust sale, deed in lieu of foreclosure, or equivalent method, shall acquire title to the encumbered Lot free and clear of any lien authorized by or arising out of the provisions of this Declaration, insofar as such lien secures the Payment of any assessment or charge or installment due but unpaid before the final conclusion of any such proceeding, excluding the expiration date of any period of redemption. The Association may treat any unpaid assessments against a Lot foreclosed against as a common expense, in which case it 7 shall prorate such unpaid assessments among the remaining Lots, and each such remaining Lot shall be liable for its prorated share of such expenses in the same manner as for any other assessment. Section 4.6. Survival of Assessment Obligation. After the foreclosure of a security interest in a Lot, any unpaid assessments shall continue to exist and remain as a personal obligation of the Owner against whom the same was levied, and the Association shall use reasonable efforts to collect the same from such Owner. Section 4.7. Subordination of Assessment Liens. The liens for assessments provided for in this Declaration shall be subordinate to the lien of any Mortgage or other security interest placed upon a Lot as a construction loan security interest or as a purchase money security interest, or refinancing thereof and the Association will, upon demand, execute a written subordination document to confinn the particular superior security interest. The sale or transfer of any Lot, or any interest therein, shall not affect the liens provided for in this Declaration except as otherwise specifically provided for herein, and in the case of a transfer of a Lot for purposes of realizing a security interest, liens shall arise against the Lot for any assessment payments coming due after the date of completion of foreclosure (excluding the expiration date of any period of redemption). ARTICLE 5 -BUILDING AND LAND USE RESTRICTIONS Section 5.1. hnprovements. No Lot, dwelling, residence, outbuilding, fence, wall, building, pool, deck, substantial landscaping, change in exterior paint color or other structure or other improvement shall be erected, altered, placed or maintained on any Lot unless it shall comply with the following: (a) Prior to placing any such structure or making such improvement on the Lot, the plans and specifications for the structure or improvement and a request for approval shall be submitted to and approved by the Committee as provided in Article 6. When constructed or placed on the Lot, the structure or improvement shall substantially confonn to the plans and specifications approved by the Committee. This provision shall not apply to the Declarant until all homes are initially sold and occupied. (b) Prior to making any change or alteration to the external appearance of any existing improvement on a Lot, plans and specifications for the alteration and change shall be submitted to and approved by the Committee as provided in Article 6. When made, the changes or alteration shall substantially confonn to the plans and specifications as approved by the Committee. This provision shall not apply to the Declarant until all homes are initially sold and occupied. (c) Once started, the work of constructing, altering, repamng, or reconstructing any structure or improvement on a Lot shall be diligently prosecuted until completion thereof and in any event the exterior of the structure shall be completed and finished within six months after the work first commences. In the case of landscaping improvements or modifications, the work shall be completed within two months after the work first commences. (d) All buildings and improvements on a Lot shall be of pennanent construction, and no temporary structure, trailer, mobile home, tent, garage, outbuilding or other 8 similar device shall be placed on any Lot, except with the permission of the Committee. This provision shall not apply to the Declarant during the Development Period. (e) Lots shall be used solely for residential purposes and related facilities normally incidental to a residential use. No building shall be erected, altered, placed or permitted to remain on any Lot except for one (1) detached single family dwelling and permitted accessory building. (f) Accessory buildings which are appurtenant to the use of an existing permanent residential building may be permitted on a Lot. Permitted accessory buildings may include playhouses, tool sheds, doghouses, and gazebos. No permitted accessory building shall be placed on a Lot unless the plans for the accessory building have been first approved as to the design and location on the Lot by the Committee. The Committee may refuse to approve a permitted accessory building if, in the exercise of the discretion of the Committee, the structure detracts from the general visual appearance of the neighborhood or other homes. The location of a permitted accessory building shall be located where it minimizes the visual impact and, as a general guideline, shall be in the rear yard or side yard behind the front of the house. The Committee shall not be bound by the guidelines, but may exercise its discretion in that respect. The Committee may require visual screening of accessory buildings from adjacent Lots. Accessory buildings shall not be easily visible from any street. (g) All structures and improvements shall comply with the provisions of the applicable Building Code, as amended from time to time, relating to setback requirements; provided that nothing herein shall require removal of a building which was originally placed in conformity with such Code because of change in the Code. The Applicant is responsible for procuring all necessary permits. (h) No exterior aerials, antennas, microwave receivers or satellite dishes for television or other purposes shall be permitted on any Lot except as follows: The Committee will not require prior approval as to placement and screening from residents who wish to install satellite dishes (18" or less in diameter) in accordance with current FCC rulings. The Committee recognizes the need to locate these dishes in a place that will allow the best reception possible, however, residents are encouraged to consider aesthetics as well. Residents choosing to install satellite dishes measuring larger than 18" in diameter are required to obtain approval form the Committee prior to installation. (i) All mailboxes are to be of uniform design as approved by the Committee. G) Owners of fences shall be obligated to repair and maintain such fences so that they are structurally sound and painted or stained from time to time as may be necessary to maintain a reasonable appearance thereof. Owners of fences shall have the right to enter adjoining property on a temporary basis for purposes of such maintenance, provided the owner seeking to exercise this right of entry shall give two weeks written notice to the owner of the adjoining property and further provided that no damage to adjoining property shall be permitted and the adjoining property shall be restored to a condition reasonably equivalent to its condition prior to such entry as soon as such maintenance or repair work is completed. 9 (k) The Board may adopt such regulations for the installation, maintenance and watering oflandscaping, including lawns, as the Board determines are reasonably necessary to maintain the general appearance and value of the properties within the Plat. Section 5.2. Animals. No animals, livestock or poultry of any kind shall be raised, bred, or kept on any Lot except that usual household pets such as dogs, cats and small birds may be kept, provided that they are not kept, bred or maintained for commercial purposes, and that they do not unreasonably interfere with the use and enjoyment of any part of the Plat. Section 5.3. Nuisances. No Lot shall be used or maintained as a dumping ground for rubbish; and trash, garbage, or other waste shall not be kept except for in sanitary containers or compo sting areas. Equipment for the storage or disposal of such material shall be kept in a clean and sanitary condition and out of sight. Nothing shall be done on a Lot which may become a nuisance to the neighborhood. Section 5.4. Businesses. No trade, craft, business, profession, manufactnring, commercial enterprise or commercial activity of any kind shall be conducted or carried on upon any Lot or within any building located within the Plat unless it is authorized by and is in compliance with local land use ordinances and does not interfere with the quiet and peaceful use and enjoyment of any part of the Plat. For purposes of this Section, "interference" will be assumed to exist if (1) evidence of said use is visible from the street or adjacent Lots, (2) the use causes an increase in the noise level in the surrounding area, or (3) the use increases traffic above usual residential volumes. No sigus for such businesses shall be permitted. Section 5.5. Storage. No goods, materials, supplies or equipment, and no boats, trucks, motorcycles, busses, motor homes, campers, trailers, or vehicles of any description, shall be stored, dismantled, or repaired in the street, driveway, or within view from any street or Lot in the Plat. Upon 48 hours notice to the Owner of the Lot, the Association has the authority to have removed at the Owner's expense any improperly stored or parked vehicle, boat, or other equipment. During the Development Period, the Declarant may store equipment and building materials and maintain temporary trash storage sites within the Plat. The restrictions contained in this Section shall not exclude the temporary parking of automobiles on the desiguated driveway areas adjacent to garages on the Lots. Section 5.6. Construction and Sale Period. So long as Declarant owns any property in the Plat for development and/or sale, the restrictions set forth in this Article 5 shall not be applied or interpreted so as to prevent, hinder, or interfere with development, construction or sales activities of Declarant or any builder or developer approved by the Declarant. Section 5.7 Maintenance. Property ownership includes the responsibility to maintain all structures and grounds that are part of the Lot. This obligation includes, but is not limited to, such activities as mowing grass, weed control, vegetation, prevention of offensive or noxious odors associated with composting, removal of trash, structural maintenance, including repairing mildewed or worn or dated siding and fencing, painting, and removing moss on roofs. ARTICLE 6 -ARCHITECTURAL CONTROL 10 Section 6.1. The Committee. The Board shall designate the Committee herein referred to. The address of the Committee shall be the registered office of the Association. Section 6.2. Submission of Plans. Prior to construction, all plans and specifications or information required to be submitted to the Committee for approvals shall be submitted by mail to the address of the Committee in duplicate, shall be in writing, shall contain a written request for approval and the name and address of the person submitting the same and the Lot involved, and shall set forth the following with respect to a proposed structure: The location of the structure upon the Lot, the elevation of the structure with reference to the existing and finished lot grade, the general design, the interior layout, the exterior finish materials and color including roof materials, the landscape plan, and such other information as may be required to determine whether such structure conforms with the restrictions established by the Governing Documents and any Homeowners Regulations adopted by the Association. The Committee may require applicants to notify adjacent Lot Owners of their request for approval. Section 6.3. Standards. The Committee shall have the authority to determine and establish standards involving aesthetic considerations of harmony of construction and color which it determines to be in the best interest of providing for attractive development of the Plat, which authority shall include but not be limited to determining the height, configuration, design and appearance of the home, fences, walls, outbnildings, pools, and other structures and improvements appurtenant to the use of the Lot. Such determinations shall be binding on all persons having any interest in the Lot. Owners shall be responsible for informing contractors, agents and others working on the Lot of the standards and conditions of all approvals issued by the Committee and shall be responsible for correcting any violations of any and all violations of those standards and conditions. Section 6.4. Approval or Disapproval Process. Within 30 days after the receipt of plans and specifications or information with a request for approval, the Committee shall by majority vote approve or disapprove the request. The Committee may disapprove any request which in its opinion does not conform to the Governing Documents and any Association Regulations adopted by the Association or its aesthetic or other adopted standards. Approval or disapproval of a request shall be made upon one of the copies thereof and returned to the address shown on the request. If the Committee fails to approve or disapprove submitted plans and specifications within 30 days after the plans and specifications have been submitted, which submission shall be evidenced by a written receipt for said plans and specifications, approval will not be required, and this Section will be deemed to have been fully complied with. In this event, any such plans and specifications shall nevertheless be in compliance with all the restrictions contained in the Governing Documents and any Association Regulations adopted by the Association. Section 6.5. Advisors. The Committee may appoint advisors or advisory committees from time to time to advise on matters pertaining to the Plat. No person on the Committee or acting for it shall be responsible for any defect in any plan or specification submitted or approved nor for any defect in any plan or specification submitted or approved nor for any defect in any work done according to such plans and specifications. Section 6.6. Variations. The Committee shall have the authority to approve plans and specifications which do not conform to these restrictions in order to overcome practical difficulties 11 or prevent hardships in the application of these restrictions; provided that such variations so approved shall not be materially injurious to the improvements of other Lots and shall not constitute a waiver of the restrictions herein contained but shall be in furtherance of the purposes and intent of these restrictions. ARTICLE 7 -TRACTS -USE AND MAINTENANCE Section 7.1. Ownership. Maintenance and Use of Tracts. Tract A contains a stormwater control pond, which shall be maintained initially by the declarant then by the City of Renton. Section 7.2. Maintenance. The Association shall maintain, repair, replace, improve, and otherwise manage landscaping in the planter strip defined as the landscaped area between the sidewalk and the curb throughout the plat and along its frontage on Nile Ave NE so as to keep them in good repair and condition and shall conduct such additional maintenance, repair, replacement, construction, or reconstruction as may be required by the City of Renton or as determined by the Board. The Association shall also be responsible for maintaining the areas of Tract A lying outside the fence that protects the drainage facility located on Tract A. ARTICLE 8 -EASEMENTS AND OPEN SPACE Section 8.1. Construction. Utility and Drainage Easements. Easements for the construction, repair, replacement, reconstruction, and maintenance of utilities and drainage facilities have been created and established by the recorded Plat including notes thereto. No structure, planting or other material which may damage or interfere with the installation and maintenance of utilities or facilities, or which may change the direction of flow of drainage channels in the easements, or which may obstruct or retard the flow of water through the drainage channels in the easements, shall be placed or permitted to remain within any of these easements, except as otherwise authorized by the Plat. ARTICLE 9 -INSURANCE, CASUALTY LOSSES, CONDEMNATION Section 9.1. Insurance Coverage. The Association shall obtain and maintain at all times as an Association expense an insurance policy or policies and bonds written by companies licensed to do business in Washington which provide: 9.1.1. General comprehensive liability insurance insuring the Association, the Owners, Declarant, and any managing agent, against any liability to the public or to the Owners and their guests, invitees, licensees, or tenants, incident to fulfilling Association responsibilities. 9.1.3. Worker's compensation insurance to the extent required by applicable laws. 9.1.4. Fidelity coverage naming the Association as an obligee to protect against dishonest acts by the Board, Association officers, committees, managers, and employees of any of them, and all others who are responsible for handling Association funds, in an amount equal to three months general assessments on all Lots, including reserves. 12 9.1.5. Insurance against loss of personal property of the Association by flre, theft, and other losses with deductible provisions as the Association deems advisable. Section 9.2. Casualty Losses. In the event of substantial damage to or destruction of any of the improvements maintained by the Association shall give prompt written notice of such damage or destruction to the Owners and to the holders of all First Mortgages who have requested such notice from the Association. Insurance proceeds for damage or destruction to any part of such improvements shall be paid to the Association as a trustee for the Owners, or its authorized representative, including an insurance trustee, which shall segregate such proceeds from other funds of the Association. ARTICLE 10 -ENFORCEMENT Section 10.1. Right to Enforce. The Association, Declarant, and any Owner shall have the right to enforce, by any appropriate proceeding at law or in equity, all covenants, conditions, restrictions, reservations, liens, and charges now or hereafter imposed by or pursuant to the provisions of this Declaration. Failure or forbearance by any person or entity so entitled to enforce the provisions of this Declaration to pursue enforcement shall in no event be deemed a waiver of the right to do so thereafter. Section 10.2. Imposition of Fines. (a) Authority to Impose Fines: The Association shall have the right to impose monetary penalties against the owner and/or occupant of any Lot who violates these Covenants, Conditions and Restrictions or Association Regulations or other rules and restrictions adopted by the Association. The Board shall, from time to time, adopt a schedule for such monetary penalties. The schedule may provide for penalties that are assessed a single flat rate and may provide for penalties which are incurred on a periodic (daily, weekly, etc.) basis and which accrue until violations are corrected. (b) Procedure for Imposition of Fines: If the Association determines that a violation of the Covenants, Conditions and Restrictions, or Association Regulations or other rules and restrictions adopted by the Association has occurred, the Association shall send a written Notice of Violation to the owner or occupant of the Lot detennined to be responsible for the violation. The Notice of Violation shall identify (1) the location where the violation has occurred, (2) the name of the person responsible for the violation, (3) the nature of the violation, (4) the action or actions required in order to cure the violation and a deadline for compliance, and (5) the rate or amount of the flne that will be assessed if the violation is not cured by the compliance deadline. In addition, the Notice of Violation shall indicate that the owner or occupant deemed responsible for the violation shall be entitled to request a hearing before the Board, provided a written request for such a hearing is submitted to the Board within fourteen calendar days after the issuance of the Notice of Violation. (c) Hearing by Board: If a request for a hearing is submitted, the Board shall conduct a factual hearing and allow interested parties to present evidence relevant to the issues of whether or not a violation has occurred and what action is required to cure the 13 violation. The Board shall issue a written decision after the conclusion of the factual hearing. All Notices of Violation become final either fourteen days after they are issued if no request for a hearing is submitted, or on the date that the Board issues its decision following a hearing. (d) Collection of Fines. Lien on Title: Unpaid fines assessed pursuant to Section 10.2 shall constitute liens against the Lot, be subject to the terms and conditions of this Declaration regarding liens for assessments and attorneys fees. Section 10.3. Remedies Cumulative. Remedies provided by this Declaration are in addition to, cumulative with, and are not in lieu of, other remedies provided by law. There shall be, and there is hereby created and declared to be, a conclusive presumption that any violation or breach or attempted violation or breach of the covenants, conditions, and restrictions herein cannot be adequately remedied by an action at law or exclusively by recovery of damages. ARTICLE 11 -AMENDMENT AND REVOCATION Section 11.1. Amendment by Association. Prior to the expiration of the Development Period, any amendment to the Declaration may be executed by the Declarant. Subsequent to the expiration of the Development Period, this Declaration may be amended only by an instrument executed by the Association for and on behalf of the Owners, provided, however, that such amendments shall have received the prior approval of a vote of the Owners having 7S percent of the total outstanding votes in the Association. Notwithstanding any of the foregoing, the prior written approval of S 1 percent of all Mortgagees who have requested from the Association notification of amendments shall be required for any material amendment to the Declaration or the Association's By-Laws of any of the following: voting rights, assessments, assessment liens, and subordination of such liens, reserves for maintenance, repair, and replacement of improvements in Tracts B and C, responsibility for maintenance and repair, reallocation of interest of Tracts B and C, or rights to their use; imposition of any restrictions on the right of an Owner to sell or transfer a Lot; any action to terminate the legal status of the Association after substantial destruction or condemnation occurs, or any provisions which are for the express benefit of Mortgagees or eligible insurers or guarantors of First Mortgages. Section 11.2. Effective Date. Amendments shall take effect only upon recording at the offices of the King County Recorder's Office. ARTICLE 12 -GENERAL PROVISIONS Section 12.1. Taxes. Each Owner shall pay without abatement, deduction, or offset, all real and personal property taxes, general and special assessments, including local improvement assessments, and other charges of every description levied on or assessed against his Lot, or personal property located on or in the Lot. Section 12.2. Non-Waiver. No waiver of any breach of this Declaration shall constitute a waiver of any other breach, whether of the same or any other covenant, condition, or restriction. 14 Section 12.3. Covenants Running with the Land. The covenants. conditions, restrictions, liens, easements, enjoyment rights, and other provisions contained herein are intended to and shall run with the land and shall be binding upon all persons purchasing, leasing, subleasing or otherwise occupying any portion of the Plat, their heirs, executors, administrators, successors, grantees, and assigns. All instruments granting or conveying any interest in any Lot and all leases or subleases shall refer to this Declaration and shall recite that it is subject to the terms hereof as if fully set forth therein. However, all terms and provisions of this Declaration are binding upon all successors in interest despite an absence of reference thereto in the instrument of conveyance, lease, or sublease. Section 12.4. Attorneys' Fees. In the event of a suit or action to enforce any provision of this Declaration or to collect any money due hereunder or to foreclose a lien, the unsuccessful party in such suit or action shall pay to the prevailing party all costs and expenses, including title reports, and all attorneys fees that the prevailing party has incurred in connection with the suit or action, in such amounts as the court may deem to be reasonable therein, and also including all costs, expenses, and attorneys fees incurred in connection with any appeal from the decision of a trial court or any appellate court. Section 12.5. No Abandonment of Obligation. No Owner, through his non-use of any Tracts B and C, or by abandonment of his Lot, may avoid or diminish the burdens or obligations imposed by this Declaration. Section 12.6. Interpretation. The captions of the various articles, sections and paragraphs of this Declaration are for convenience of use and reference only and do not defIne, limit, augment, or describe the scope, content or intent of this Declaration or any parts of this Declaration. The neuter gender includes the feminine and masculine, the masculine includes the feminine and neuter, and the feminine includes the masculine and neuter, and each includes a legal entity when the context so requires. The single number includes the plural whenever the context so requires. Section 12.7. Severability. Invalidation of anyone of these covenants, conditions, restrictions, easements, or provisions by judgment or court order shall in no way affect any other of the same, all of which shall remain in full force and effect. Section 12.8. Notices. All notices, demands, or other communications ("Notices") permitted or required to be given by this Declaration shall be in writing and, if mail postage prepaid by certifIed or registered mail, return receipt requested (if a Notice to Declarant, the Association, or to fewer than all Owners), or if mailed fIrst-class postage prepaid (if a Notice to all Owners), shall be deemed given three days after the date of mailing thereof, or on the date of actual receipt, if sooner, except as otherwise provided in the Governing Documents. Notice to an Owner may be given at any Lot owned by such Owner; provided, however, that an Owner may from time to time by Notice to the Association designate such other place or places or individuals for the receipt of future Notices. Notices shall be addressee to the last known address of the addressee if not otherwise known. If there is more than one Owner of a Lot, Notice to anyone such Owner shall be suffIcient. The address of Declarant during the Development Period and of the Association shall be given to each Owner at or before the time he becomes an Owner. If the address of Declarant or the Association shall be changed, Notice shall be given to all Owners. 15 Section 12.9. Applicable Law. This Declaration shall be construed in all respects under the laws of the State of Washington. IN WTINESS WHEREOF, THE UNDERSIGNED DECLARANT HAS EXECUTED THIS DECLARATION THE DAY AND YEAR FIRST ABOVE WRITTEN. JA YMARC AT HONEYBROOK, LLC TITLE _____ _ STATE OF WASHINGTON) ) ss. COUNTY OF KING ) On this day of ,20_, before me, the undersigned, a Notary Public ill and for the State of Washington, duly commissioned and sworn, personally appeared ________ , to me known to be the president of JayMarc at Honeybrook, LLC, which executed the foregoing instrument, and acknowledged the said instrument to be the free and voluntary act and deed of said corporation, for the uses and purposes therein mentioned, and on oath stated that he was authorized to execute the said instrument. Printed name: Notary Public in and for the State of Washington My commission expires: ______ _ 16 • --__ GeoDlmenslons Renton 7 Final Short Plat Lot Closures Report Prepared by: Mark Borys Date: 01129115 Job no. 13860 GeoDimenslo(ls, Inc. 10801 Main Street, Suite 102, Bellevue, WA" 98004 phone 425.458.4488 fax 425.671.0170 I'FC:r:'\ fF'"'D ."C ... t.I v_ MAR 03 2015 -I~V ".'. "'·'I··ON \.... IT U'-:'iLi,' ... t FI.ANh:t\JC; UiVIS'{)J"\j • • ---__ GeoDlmenslons LOT 1 GeoDlmenslons, Inc. 10801 Main Street, Suite 102, Bellevue, WA 98004 phone 425.458.4488 fax 425.671.0170 PNT# Bearing Distance Northing Easting Station 37 5313.59 9971.72 0.00 Radius: 20.00 Length: 17.19 Chord: 16.67 Delta: 49°14'55" Chord BRG: S 24°56'19" W Rad-In: N 89°41'09" W Rad-Out: N 40°26'14" w Radius Pt: 39 5313.70,9951.72 Tangent: Tangent-In: S 00°18'51" W Tangent-Out: 9072 5298.48 9.17 Dir: Right S 49°33'46" W 9964.69 Tangential-Out 17.19 Radius: 20.00 Length: 14.69 Chord: 14.36 Chord BRG: S 70<:136'18" W Rad-In: N 40°26'14" W Delta: 42"'05'04" Rad-Out: N 01°38'50" E Radius Pt: 39 5313.70,9951.72 Tangent: 7.69 Dir: Right Tangent-In: S 49°33'46" W Tangent-Out: N 88°21'10" W Tangential-In Tangential-Out 38 N 88°21'10" 40 N 00°18'51" 36 S 88°21'10" 21 S 00°18'51" 37 W E E W Closure Error Distance> Total Distance> 364.46 59.55 106.74 80.02 86.27 0.0000 Area: 8449± S.F., (0.19± ACRES) 5293.71 9951.14 31.88 5295.42 9891.62 91.43 5402.16 9892.20 198.17 5399.85 9972 .19 278.19 5313.59 9971.72 364.46 • ---__ GeoDlmenslons • LOT 2 PNT# Bearing Distance 40 N 88"21'10" W 75.00 41 N 00°18'51" E 106.74 35 S 88°21'10" E 75.00 36 S 00°18'51" W 106.74 40 Closure Error Distance> 0.0000 Total Distance> 363.48 Area: B003± S. F. , (O.lB± ACRES) Northing 5295.42 5297.57 5404.31 5402.16 5295.42 GeoDimenslons, Inc. 10801 Main Street, Suite 102, Bellevue, WA 98004 phone 425.458.4488 fax 425.671.0170 www.,-:,_>;;di("lt":nsj(v'· Easting Station 9891.62 0.00 9816.65 75.00 9817.23 181.74 9892.20 256.74 9891.62 363.48 • ---__ GeoDlmenslons • LOT 3 PNT# Bearing Distance 41 N 88 0 21'10" w 75.36 60 N 00°18'51" E 106.74 34 S 88 0 21'10" E 75.36 35 S 00°18'51" w 106.74 41 Closure Error Distance> 0.0000 Total Distance> 364.20 Area: 8042± S.F., (0.18± ACRES) Northing 5297.57 5299.74 5406.48 5404.31 5297.57 GeoDimeosions, Inc. 10801 Main Street, Suite 102, Bellevue, WA 98004 phone 425.458.4488 fax 425.671.0170 Easting Station 9816.65 0.00 9741. 32 75.36 9741. 90 182.10 9817.23 257.46 9816.65 364.20 ---__ GeoDlmenslons • LOT4 PNT# Bearing Distance 42 N 88°21'10 11 W 70.02 43 N 00°18'51 11 E 130.25 22 S 88 Q 21'10" E 70.02 34 S 00°18'51" W 130.25 42 Closure Error Distance> 0.0000 Total Distance> 400.53 Area: 9117± S.F., (0.21± ACRES) Northing 5276.23 5276.25 5406.49 5406.46 5276.23 GeoDimensions l Inc. 10801 Main Street, Suite 102, Bellevue, WA 98004 phone 425.458.4488 fax 425.671.0170 Easting Station 9741.19 0.00 9671.20 70.02 9671.91 200.26 9741.90 270.26 9741.19 400.53 ---__ GeoDlmenslons • LOT 5 PNT# Bearing Distance 44 N 88°21'10" w 70.02 18 N 00°18'51" E 126.81 43 S 88°21'10" E 70.02 42 S 00°18'51" w 126.81 44 Closure Error Distance> 0.0000 Total Distance> 393.66 Area: 8877± S.F., (0.20± ACRES) Northing 5149.42 5151.44 5278.25 5276.23 5149.42 GeoDimensions, Inc. 10801 Main Street, Suite 102, Bellevue, WA 98004 phone 425.458.4488 fax 425.671.0170 Easting Station 9740.49 0.00 9670.50 70.02 9671.20 196.83 9741.19 266.85 9740.49 393.66 • • ---__ GeoDlmenslons LOT 6 PNT# Bearing Distance 46 N 88°21'10" W 78.02 45 N 00°18'51" E 91.24 53 Northing 5145.10 5147.34 5238.59 GeoDimensions J Inc. 10801 Main Street, Suite 102, Bellevue, WA 98004 phone 425.458.4488 fax 425.671.0170 Easting Station 9890.79 0.00 9812.80 78.02 9813.30 169.26 Radius: 24.00 Length: 7.08 Chord: 7.05 Delta: 16°53'40" Chord BRG: N 08°45'41" E Rad-In: S 89°41'09" E Rad-Out: S 72°47'29" E Radius Pt: 52 5238.46,9837.30 Tangent: 3.56 Dir: Right Tangent-In: N 00°18'51" E Tangent-Out: N 17°12'31" E Tangential-In Tangential-Out 9073 5245.56 9814.38 176.34 Radius: 24.00 Length: 5.47 Chord: 5.46 Delta: 13" 04' 11" Chord BRG: N 23°44'37" E Rad-In: S 72°47'29" E Rad-Out: S 59°43'18" E Radius Pt: 52 5238.46,9837.30 Tangent: 2.75 Dir: Right Tangent-In: N 17°12'31" E Tangent-Out: N 30°16'42" E Tangential-In Non Tangential-Out 51 5250.56 9816.58 181.82 S 88°21'10" E 74.81 50 S 00°18'51" W 103.31 46 Closure Error Distance> 0.0000 Total Distance> 359.93 Area: 8045± S.F., (0.18± ACRES) 5248.41 9891.36 256.63 5145.10 9890.79 359.93 • • ---__ GeoDlmenslons GeoDimensions, Inc. 10801 Main Street, Suite 102, Bellevue, WA 98004 phone 425.458.4488 fax 425.671.0170 ,.~' :. ',"',:; cr.:·d: '-"{: :'Y; (r' . LOT7 PNT# Bearing 19 N 88"21'10" W 46 N 00"18'51" E 50 S 88"21 1 10" E 49 Distance Northing 5142.80 80.02 5145.10 103.31 5248.41 60.48 5246.67 Easting 9970.78 9890.79 9891.36 9951. 82 Station 0.00 80.02 183.33 243.81 Radius: 20.00 Length: 14.54 Chord: 14.22 Chord BRG: S 67"31'35" E Rad-In: S 01"38'50" W Delta: 41°39'10" Rad-Out: S 43"18'00" w Radius Pt: 48 5226.68,9951.24 Tangent: 7.61 Dir: Right Tangent-In: S 88"21'10" E Tangent-Out: S 46°42'00" E Tangential-Out 9074 5241.23 9964.96 Tangential-In 258.35 Radius: 20.00 Length: 16.41 Chord: 15.95 Chord SRG: S 23"11'35" E Rad-In: S 43°18'00" W Delta: 47"00'51'1 Rad-Out: N 89"41'09" w Radius Pt: 48 5226.68,9951.24 Tangent: 8.70 Dir: Right Tangent-In: S 46°42'00" E Tangent-Out: S 00°18'51" W Tangential-In Tangential-Out 47 5226.57 9971.24 274.76 83.77 19 Closure Error Distance> 0.0000 Total Distance> 358.52 Area: 8183± S.F., (0.19± ACRES) 5142.80 9970.78 358.52 • ---__ GeoDlmenslons TRACT A PNT# Bearing Distance 45 N 88°21'10 n W 72.34 44 N 00°18'51 11 E 103.31 59 S 88°21'10 11 E 47.66 Northing 5147.34 5149.42 5252.73 GeoDimensions, Inc. 10801 Main Street, Suite 102, Bellevue, WA 98004 phone 425.458.4488 fax 425.671.0170 Easting 9812.80 9740.49 9741.06 Station 0.00 72.34 175.65 57 5251.36 9788.70 223.31 Radius: 24.00 Length: 5.16 Chord: 5.15 Delta: 12°19'39" Chord BRG: S 20°49'12" E Rad-In: S 63°00'59" W Rad-Out: S 75°20'37" w Radius Pt: 58 5240.47,9767.31 Tangent: 2.59 Dir: Right Tangent-In: S 26°59'01" E Tangent-Out: S 14°39'23" E Non Tangential- In Tangential-Out 9075 5246.54 9790.53 228.47 Radius: 24.00 Length: 6.27 Chord: 6.25 Chord BRG: S 07°10'16" E Rad-In: S 75°20'37" W Delta: 14°58'14 " Rad-Out: N 89°41'09" w Radius Pt: 58 5240.47,9767.31 Tangent: 3.15 Dir: Right Tangent-In: S 14°39'23" E Tangent-Out: S 00 0 18'51" W Tangential-In Tangential-Out 56 5240.34 9791.31 234.74 S 00 0 18'51" W 11.56 55 5228.78 9791.25 246.30 S 88°21'10" E 22.01 54 5228.14 9813.25 268.31 S 00 0 18'51" W 80.80 45 5147.34 9812.80 349.11 Closure Error Distance> 0.0000 Total Distance> 349.11 Area: 6966± S.F., (O.16± ACRES) ---__ GeoDlmenslons GeoDimensions, Inc. 10801 Main Street, Suite 102, Bellevue, WA 98004 phone 425.458.4488 fax 425,671.0170 STREET PNT# 47 Bearing Distance Northing 5226.57 Easting 9971,24 Station 0.00 w Radius: 20.00 Length: 16.41 Chord: 15.95 Delta: 47°00'51" Chord BRG: N 23"11'35 11 W Rad-In: N 89"41'09" W Rad-Out: S 43"18'00" Radius Pt: 48 5226.68,9951.24 Tangent: 8,70 Dir: Left Tangent-In: N 00°18'51" E Tangent-Out: N 46"42'00" W Non Tangential- In Tangential-Out 9074 5241.23 9964.96 16.41 w Radius: 20.00 Length: 14.54 Chord: 14.22 Chord BRG: N 67°31'35" W Rad-In: S 43"18'00" W Delta: 41°39'10" Rad-Out: S 01°38'50" Radius Pt: 48 5226,68,9951.24 Tangent: 7.61 Dir: Left Tangent-In: N 46"42'00" W Tangent-Out: N 88"21'10" W Tangential-In Tangential-Out 49 5246.67 9951.82 30.95 51 E 135.29 5250.56 9816.58 166.24 Radius: 24.00 Length: 5.47 Chord: 5.46 Chord BRG: S 23"44'37" W Rad-In: S 59"43'18" E Delta: 13"04'11" Rad-Out: S 72"47'29" Radius Pt: 52 5238.46,9837.30 Tangent: 2.75 Dir: Left Tangent-In: S 30°16'42" W Tangent-Out: S 17"12'31" W Non Tangential- In Tangential-Out 9073 5245.56 9814.38 171.72 Radius: 24.00 Length: 7.08 Chord: 7.05 Delta: 16°53'40" Chord BRG: S 080)45'41" W Rad-In: S 720)47'29" E Rad-Out: S 890)41'09" E Radius Pt: 52 5238.46,9837.30 Tangent: 3.56 Dir: Left Tangent-In: S 170)12'31" W Tangent-Out: S 00°18'51" W Tangential-In Tangential-Out 53 5238.59 9813.30 178.80 10.44 54 5228.14 9813.25 189.24 N 88°21'10" W 22.01 55 5228.78 9791.25 211.25 N 000)18'51" E 11.56 56 5240.34 9791.31 222.81 Radius: 24.00 Length: 6.27 Chord: 6.25 Chord BRG: N 07"'10'16" W Rad-In: N 890)41'09" W Delta: 140)58 1 14" Rad-Out: S 7S Cl 20'37" w Radius Pt: 58 5240.47,9767.31 Tangent: 3.15 Dir: Left Tangent-In: N 000)18'51" E Tangent-Out: N 14 C1 39 1 23" W Tangential-Out 9075 5246.54 9790.53 Tangential-In 229.08 Radius: 24.00 Length: 5.16 Chord: 5.15 Chord BRG: N 200)49'12" W Rad-In: S 7S Cl 20'37" W Delta: 12°19'39" Rad-Out: S 63'00'59" w Radius Pt: 58 5240.47,9767.31 Tangent: 2.59 Dir: Left Tangent-In: N 14°39'23" W Tangent-Out: N 260)59'01" W Tangential-In Non Tangential-Out 57 5251.36 9788.70 234.24 • • ---__ GeoDlmenslons GeoOimensions, Inc. 10801 Main Street, Suite 102, Bellevue, WA 98004 phone 425.458.4488 fax 425.671.0170 N 88"21'10" W 47.66 59 5252.73 9741. 06 281.90 N 00 0 18'51" E 47.01 60 5299.74 9741. 32 328.92 S 88"21'10" E 209.91 38 5293.71 9951.14 538.83 Radius: 20.00 Length: 14.69 Chord: 14.36 Delta: 42°05'04" Chord BRG: N 70°36'18" E Rad-In: N 01°38'50" E Rad-Out: N 40"26'14 11 W Radius Pt: 39 5313.70,9951.72 Tangent: 7.69 Dir: Left Tangent-In: S 88°21'10" E Tangent-Out: N 49<>33'46" E Tangential-In Tangential-Out 9072 5298.48 9964.69 553.52 Radius: 20.00 Length: 17.19 Chord: 16.67 Chord BRG: N 24°56'19" E Rad-In: N 40"26'14" w w Delta: 490.14'55" Rad-Out: N 89°41'09" Radius Pt: 39 5313.70,9951.72 Tangent: 9.17 Dir: Left Tangent-In: N 49°33'46" E Tangent-Out: N 00"18'51" E Tangential-In Non Tangential-Out 37 5313.59 9971.72 570.71 S 00°18'51" W 87.02 47 Closure Error Distance> 0.0000 Total Distance> 657.73 Area: 11517± S.F., (0.26± ACRES) 5226.57 9971.24 657.73 . . ---__ GeoDlmenslons • OVERALL PNT# Bearing Distance 22 S 88"21'10" E 300.40 21 S 00"18'51" W 257.06 19 N 88"21'10" w 300.40 18 N 00"18'51" E 257.06 22 Closure Error Distance> 0.0000 Total Distance> 1114.92 Area: 77199± S.F., (1.77± ACRES) Northing 5408.49 5399.85 5142.80 5151.44 5408.49 GeoDimensions, Inc. 10801 Main Street, Suite 102, Bellevue, WA 98004 phone 425.458.4488 fax 425.671.0170 Easting Station 9671.91 0.00 9972.19 300.40 9970.78 557.46 9670.50 857.86 9671.91 1114.92 • Sandi Weir From: Sent: To: Subject: Attachments: Jason Seth Monday, September 14, 2015 9:49 AM Cynthia Moya; Sandi Weir; Li Li-Wong FW: Renton 7 Short Plat LUA13-001214 Renton 7 Short Plat pdf; Renton 7 Short Platxlt Please add to the short plat and "address change" file. -Jason Jason Seth, CMC City Clerk jseth@rentonwa.gov 425-430-6502 From: Jan A. Conklin Sent: Wednesday, September 09, 20159:57 AM To: Abdoul Gafour; Amanda Askren; Anjela St John; Bonnie Woodrow; Brian Powell; Caldwell, Cory; Cannon, Debra; Century Link; Chris Barnes; Clarice Martin; Corey W Thomas; Crawford, Jeremy; Cyndie L Parks; Dave Wilson (dave.wilson@kingcounty.gov); Deborah Needham; Donna Visneski; Doreen Karoly Post Offioe AMS; Elsa Biscaino; Ericka Jones; Eunioe Verstegen; Fessenden, Janise; Gary Fink; Gilchrist, Gael; Gordon, Susan; Holly Powers; J, D, Wilson; Jason Seth; Jeff Hansen; Jeff Wagner; John P Lecoq; Julie E Bray; Karen E Bergsvik; Kathryn Svedin; Katie McClincy; Kevin Anderson; Kristina Kyle; Kristine Stimpson; Loacker, John; Mark Peterson; Marsha Doviak; Michelle Faltaous; Miranda Hett; Morgan, Gail; Nancy Thompson; Nizar Salih; Paul J Harm; Pierce, Ramon; Renton Reporter; Rhonda Heyden; Rick M Marshall; Russ Evans; Scott Chapman; Scott Corwin]; Shawn M Daly; Shirley Anderson; Soon Kim; Stacy Tucker; Steve-Call before you dig (ormapping@orcimc.com); Susan Liska; Susan Truong; T. Mclaughlin (tmclaughlin@republicservices.com); Terri Weishaupt; Thoma, Carol; Tim Moore; Tina Fisher; Tom Reynolds; Vanessa Poorman; Vicki, Whitt-Williams,; William Wressell; Zinski, Milia Cc: Kamran Yazdidoost; Rocale Timmons; Jennifer Cisneros; Stacy Tucker; Sabrina Mirante Subject: Renton 7 Short Plat LUA13-001214 Recording number: 20150821900001 See attachment for parcel numbers and addresses. Jan Conklin Energy Plans Reviewer City of Renton Development Services Division 425-430-7276 1 Renton 7 Short Plat Original Parcel Number to be retained on lot 1 LUA13-001214 There were no structures on site PID PSTLADDRESS PLATLOT 0847100041 5622 NE 2nd (t 1 0847100034 5616 NE 2nd (t 2 0847100035 5610 NE 2nd (t 3 0847100036 5604 NE 2nd (t 4 0847100037 5605 NE 2nd (t 5 0847100038 5619 NE 2nd (t 6 0847100039 5625 NE 2nd (t 7 084710TR-1 Tract RENTON 7 SHORT PLAT A PORTION OF THE NE 1/4 OF THE NE 1/4, SEC. 15, T 23N, R 5E, W.M. 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' ..!.~~~.......,......,-- January 13, 2015 TO WHOM IT MAY CONCERN: Department of Community and Economic Development CE."Chip"Vlncent, 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 ofthese have been recorded and I am supplying a list on new parcel numbers with the new addresses. If the plat is not recorded INRI, 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. 2001 Union Short Plat (NRI NE ih North Short Plat N E i h East Short Plat NE i h West Short Plat Avana Trails AKA Fleldbrook Commons Cascade Greens Short Plat (NRI La Rosa Meadows Plat (NRI Limelight Short Plat (NRI Maplewood Park East INRI Merlino Short Plat (NRI Renton 7 Short Plat INRI Shattuck West Short Plat Stevens Point Short Plat (NR) Whitman Court Townhomes (NRI Sincerely, , 'I Jan Conklin Energy Plans Examiner Development Services Division Telephone: 425-430-7276 #1:platadd 33074Lord Short Plat (NRI NE 7 North Phase 2 (NRI Ne ill Middle Short Plat NE 24th 310t Short Plat (NRI Carpenter Short Plat INRI Kline Stromberg Short Plat INRI Lim Short Plat (NR) Lund Lotline Adjustment May Creek Court Short Plat INRI Piper's Bluff Plat (NR) Rylee's Place Plat (NRI Sheldon Short Plat (NR) Woodebridge Lane Plat (NR) ZK Short Plat (N RI Renton City Hall • 1055 South Grady Way • Renton. Washington 98057 • rentonwa.gov 1 " 1-_ >. 1 I ,:, -• J. 1 1 '-" J i-' 1 , 1 _.': ,. I . ,-: 1 ' , .. ': I -':tr --', j ""l r I 'j I; I I~ , ,-l_ .. CITY OF RENTOl\ DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT MEMORANDUM Date: January 14, 2014 To: City Clerk's Office From: Lisa M. Mcelrea Subject: Land Use File Closeout Please complete the following information to facilitate project closeout and indexing by the City Clerk's Office Project Name: Renton 7 Short Plat LUA (file) Number: LUA-13-001214, SHPL-A Cross-References: AKA's: Project Manager: Rocale Timmons Acceptance Date: September 12, 2013 Applicant: Jay Marc Homes Owner: Blake Family Trust Contact: Darrel Offe; Offe Engineers PID Number: 0847100041 ERC Determination: Date: Appeal Period Ends: Administrative Decision: Approved with Conditions Date: November 20, 2013 Appeal Period Ends: December 4 2013 Public Hearing Date: Date Appealed to HEX: By Whom: HEX Decision: Date: ApJleal Period Ends: Date Appealed to Council: By Whom: Council Decision: Date: Mylar Recording Number: Project Description: The applicant is requesting Administrative Short Plat approval for the subdivision of a 1. 77 acre parcel into 7 lots for the future construction of single family residences. The project site is currently vacant and located within the Residential - 4 (R-4) dwelling units per acre zoning classification. The proposed lots would range in size from 8,002 square feet in area to 9,030 square feet. Access to the site would be provided via a new public road extended from Nile Ave NE. There are no critical areas located on site. Location: Nile Ave NE between NE 2nd and 3,d Streets Comments: .. ERe Determination Types: DNS -Determination of Non-Significance; DNS-M -DeterminatIOn of Non-Significance-Mitigated; OS -Determination of Significance. PLAN REVIEW COMMENTS A13-001214) PLAN ADDRESS: DESCRIPTION: APPLICATION DATE: 09/06/2013 The applicant is requesting Administrative Short Plat approval for the subdivision of a 1.77 acre parcel into 7 lots for the future construction of single family residences. The project site is currently vacant and located within the Residential-4 (R-4) dwelling units per acre zoning classification. The proposed lois would range in size from 8,002 square feet in area to 9,030 square feet. Access to the site would be provided via a new public road extended from Nile Ave NE. There are no critical areas located on site. Fire Review· Construction Corey Thomas Ph: 425430-7024 email: cthomas@rentonwa.gov Reviewer Comments Recommendations: Environmental Impact Comments: 1. The fire impact fees are applicable at the rate of $479.28 per single family unit. This fee is paid at time of building permit issuance. Code Related Comments: 1. The fire flow requirement for a single family home is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of 1 ,500 gpm fire flow would be required. A minimum of one fire hydrant is required within 300-feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. 2. Fire department apparatus access roadways are required to be a minimum of 20-feet wide fully paved, with 25-feet inside and 45-feet outside turning radius. Fire access roadways shall be constructed to support a 30-ton vehicle with 322-psi point loading. Access is required within 150-feet of all points on the buildings. Approved apparatus turnarounds are required for dead end roads exceeding 150-feet. Hammerhead turnarounds are allowed for dead end slreets up to 300-feet long. No parking signs are required on both sides of the street in the area designated for emergency vehicles. All required sections of the hammerhead turnaround are required to be a minimum of 20-feet wide. Bob MacOnie Ph: 425-430-7369 email: bmaconie@rentonwa.gov Technical Services Created On: 09/26/2013 Include attached addresses document with the comments. January 14, 2014 Page 1 of 1 DEPARTMENT OF COM. NITY AND ECONOMIC DEVELOPMENT ADMINISTRATIVE SHORT PLAT REPORT & DECISION A. SUMMARY AND PURPOSE OF REQUEST REPORT DATE: Project Name: Owner: Applicant: Contact: File Number: Project Manager: Project Summary: Project Location: Site Area: November 20, 2013 Renton 7 Short Plat Blake Family Trust; PO Boxes 2566; Renton, WA 98056 Jay Marc Homes; 7683 SE 27 th, Suite #487; Mercer Island, WA 98040 Darrell Offe; Offe Engineers, PLLC; 13932 SE 159th Place; Renton, WA 98058 LUA13-001214, SHPL-A Rocale Timmons, Senior Planner The applicant is requesting Administrative Short Plat approval for the subdivision of a L 77 acre parcel into 7 lots for the future construction of single family residences. The project site is currently vacant and located within the Residential - 4 (R-4) dwelling units per acre zoning classification. The proposed lots would range in size from 8,002 square feet in area to 9,030 square feet Access to the site would be provided via a new 45-foot wide public road extended from Nile Ave NE. There are no critical areas located on site. Nile Ave NE between NE 2nd & 3rd Streets 77,199 SF Project Location Map Short plat Report City at Renton Department at Cal RENTON 7 SHORT PIA T nity & Economic Development A listrative Short Plat Report & Decision WA13-001214, SHPL-A Report of November 20, 2013 [8. EXHIBITS: Exhibit 1: Administrative Decision Exhibit 2: Vicinity Map Exhibit 3: Short Plat Plan Exhibit 4: Landscape Plan Exhibit 5: Aerial Photo Exhibit 6: Drainage Report Exhibit 7: Wetland Assessment Report Exhibit 8: Geotechnical Report Exhibit 9: Public Comment Letter -Hazen Exhibit 10: Public Comment Letter -Edmonds I C. GENERAL INFORMATION: 1. Owner(s) of Record: 2. Zoning Classification: 3. Comprehensive Plan Land Use Designation: 4. Existing Site Use: S. Neighborhood Characteristics: Blake Family Trust PO Boxes 2566 Renton, WA 98056 Residential-4 dulac (R-4) Residential Low Density (RLD) Single Family Residential a. North: Single Family Residential (R-4 zone) b. East: c. South: d. West: Vacant (R-4 zone) Single Family Residential (R-4 zone) Single Family Residential (R-4 zone) Page 2 of 12 6. Access: Via 45-foot wide public road extended from Nile Ave NE terminating in a hammerhead turn-around 7. Site Area: 77,199 SF (1.77 acres) I D. HISTORICAL/BACKGROUND: Action Land Use File No. Ordinance No. Date Comprehensive Plan N/A 4924 11/01/2004 Zoning N/A 5099 11/01/2004 Annexation N/A 4760 04/21/1998 Short plot Report City of Renton Department of Co . nity & Economic Development RENTON 7 SHORT PLA T A listrative Short Plat Report & Decision LUA13-001214, SHPL-A Report of November 20, 2013 Page 3 of 12 i E. PUBLIC SERVICES: 1. Utilities a. Water: This site is located within Water District 90. b. Sewer: Sewer service will be provided by the City of Renton. There is an existing 8-inch diameter sewer pipe in Nile Ave Ne. c. Surface/Storm Water: There are storm drainage improvements in Nile Ave NE. 2. Streets: There are no street improvements in Nile Ave NE. 3. Fire Protection: City of Renton Fire Department F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter 2 Land Use Districts a. Section 4-2-020: Purpose and Intent of Zoning Districts b. Section 4-2-070: Zoning Use Table c. Section 4-2-110: Residential Development Standards 2. Chapter 4 Property Development Standards a. Section 4-4-030: Development Guidelines and Regulations 3. Chapter 6 Streets and Utility Standards a. Section 4-6-060: Street Standards 4. Chapter 7 Subdivision Regulations a. Section 4-7-070: Detailed Procedures for Short Subdivisions b. Section 4-7-120: Compatibility with Existing land Use and Plan -General Requirements and Minimum Standards c. Section 4-7-150: Streets -General Requirements and Minimum Standards d. Section 4-7-170: Residential lots -General Requirements and Minimum Standards 5. Chapter 9 Procedures and Review Criteria 6. Chapter 11 Definitions G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. land Use Element ! H. FINDINGS OF FACT: 1. The applicant is requesting an Administrative Short Plat in order to subdivide a 77,199 square foot site into seven single family lots and a tract for drainage. The proposal would result in a density of 4.40 dulac. 2. The subject site is located on the west side of Nile Ave NE just north of NE 20d St. 3. The property is located within the Residential low Density (RLD) Comprehensive Plan land use deSignation and the Residential 4 (RA) zoning classification. 4. The site is currently vacant. Short plat Report City of Renton Department of Co RENTON 7 SHORT PLA T Report of November 20, 2013 nity & Economic Development ) listrative Short Plat Report & Decision LUA13-001Z14, SHPL-A Page 4 of 12 5. The proposed subdivision would result in seven lots each with a lot size ranging from 8,002 to 9,030 square feet with an average lot size of approximately 8,400 square feet. 6. The following table are proposed dimensions for Lots 1-7' As Prop.osed Lot Size Width Depth Lot 1 8,431 SF 80feet 160feet Lot2 8,002 SF 75 feet 160 feet Lot 3 8,002 SF 75 feet 160feet Lot 4 9,030 SF 70feet 128feet Lot 5 8,960 SF 74 feet 106feet Lot6 8,028 SF 76feet 106 feet Lot 7 8,368 SF 80 feet 106feet 7. Access to the lots is proposed via a 45-foot wide public road extended from Nile Ave NE terminating in a hammer-head turnaround. 8. Topographically, the site is relatively flat with a four-foot change in elevation. 9. A geotechnical report was submitted with the short plat application, prepared by Robert M. Pride, LLC (Exhibit 8). The existing soils on the site are mapped as being Alderwood gravelly sandy loam. AgC- Alderwood Gravelly Sandy Loam. 10. A landscape plan was submitted with the application and includes the installation of street trees within the right-of way and two trees per lot in the front yard and one tree per lot in the rear yard (Exhibit 4). 11. A tree inventory indicates a total of 104 trees on the site, of which 10 trees are proposed to remain following development. The site is dominated by big-leaf maple, western red cedar, and red alder. There is an occasional Douglas-fir and black cottonwood. 12. A drainage plan and drainage report has been submitted with the short plat application (Exhibit 6). The report addresses compliance with 2009 King County Surface Water Manual (KCSWM) and City of Renton Amendments to the KCSWM, Chapters 1 and 2. Based on the City's flow control map, this site falls within the Flow Control Duration Standard, Forested Conditions. 13. A wetland assessment report was submitted with the project application, prepared by Chad Armour, LLC, dated October 18, 2013 (Exhibit 7). The report states there is no indication of wetlands on the subject site. 14. There are no other critical areas located on site. 15. Except when located on lands covered by water, short plats are exempt from SEPA Environmental Review pursuant to WAC 197-11-800(6)(a). 16. The Planning Division of the City of Renton accepted the above master application for review on September 6, 2013 and determined it complete on September 12, 2013. The project was placed on hold on October 7, 2013 and taken off hold on October 31, 2013. The project complies with the 120- day review period. 17. Staff received public comments from two parties of record (Exhibits 9 and 10). Comments included a request for staff to require an evergreen buffer to be placed between the hammerhead turn-around and the abutting property to the west. The second letter raised concerns with regard to the hydrology of the site and possible presence of wetlands. 18. 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, Short plat Report City of Renton Department of Co' RENTON 7 SHORT PLA T 'nity & Economic Development listrative Short Plat Report & Decision LUA13-001214, SHPL-A Report of November 20, 2013 Page 5 of 12 and the essence of the comments has been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of this report. 19. The proposal requires Administrative Short Plat Review. The following table contains project elements intended to comply with Short Plat decision criteria, as outlined in RMC 4-7-070: SHORT PLAT REVIEW CRITERIA: 1. CONFORMANCE WITH THE COMPREHENSIVE PLAN: The site is designated Residential Low Density (RLD) on the Comprehensive Plan Land Use Map. Lands in the RLD designation are intended to guide development on land appropriate for a range of low intensity residential where land is either constrained by sensitive areas or where the City has the opportunity to add larger-lot housing stock, at urban densities of 4 dujnet acre, to its inventory. The proposal is consistent with the following Comprehensive Plan Land Use and Community Design Element policies if all conditions of approval are complied with: Policy LU-143. Within the Residential 4 du/acre zoned area allow a maximum density af 4 o,' units per net acre to encourage larger lot development and increase the supply of upper income housing consistent with the City's Housing Element. Policy LU-148. Interpret development standards to support pravision of landscape features as well as innovative site planning. Criteria should include: 1) Attractive residential streetscapes with landscaped front yards that are visible from the street; o,' 2) Landscaping, preferably with drought-resistant plant materials; 3) Lorge caliper street trees; 4) Irrigated landscape planting strips; 5) Low-impact development using landscaped buffers, open spaces, and other pervious sUrfaces for surface water runoff; and Significant native tree and vegetation retention and/or replacement.. Policy LU-152. Single-family lot size, lot width, setbacks, and impervious surface should be o,' sufficient to allow private open space, landscaping to provide buffers/priVaCY without extensive fencing, and sufficient area for maintenance activities. Objective CD-C. Promote reinvestment in and upgrade of existing residential neighborhoods o,' through redevelopment of small, underutilized parcels with infill development, modification and alteration of older housing stock, and improvements ta streets and sidewalks to increase property values. Policy CD-12. Infill development, defined as new shart plats of nine or fewer lots, should be o,' encouraged in order to add variety, updated housing stock, and new vitality to neighborhoods. Policy CD-B. Infill development should be reflective of the existing character of established neighborhoods even when designed using different architectural styles, and lor responding o,' to more urban setbacks, height or lot requirements. Infill development should drow on elements of existing development such as placement of structures, vegetation, and location of entries and walkways, to reflect the site planning and scale of existing areas. 2. COMPLIANCE WITH THE UNDERLYING ZONING CLASSIFICATION: The subject site is classified Residential-4 dujac (R-4) on the City of Renton Zoning Map. RMC 4-2-11OA provides development standards for development within the R-4 zoning classification. The proposal is consistent with the follOWing development standards if all conditions of approval are complied with: Density: The maximum density permitted in the R-4 zone is 4.0 dwelling units per net acre. o,' Net density is calculated after the deduction of critical areas, areas intended for public right- of-way, and private access easements. Staff Comment: The applicant would be required to dedicate a 7,946 square foot area for Short plat Report City of Renton Department of Cal RENTON 7 SHORT PLA T nity & Economic Development A istrative Short Plat Report & Decision LUA13-001214, SHPL-A Report of November 20, 2013 Page 6 of 12 - right-of-way dedications along Nile Ave NE. As a result the net square footage of the site would be 69,253 square feet (1.59 net acres). The seven lot proposal would arrive at a net density of 4.40 dwelling units per acre (7 lots I 1.59 acres = 4.40 dulac) and when using the rounding provisions of the code falls within the permitted density range for the R-4 zone. Lot Dimensions: The minimum lot size permitted in the R-4 is 8,000 square feet. A minimum lat width of 70 feet for interior lots and 80 feet far corner lots, as well os a minimum lot ., depth of 80 feet, is a/so required. Insofar as practicol, side lot lines shall be at right angles to street lines or radial to curved street lines. Staff Comment: As demonstrated in the table above, all lots meet the requirements for minimum lot size, depth, and width. Setbacks: The required setbacks in the R-4 zane are as fOllaws: frant yard is 30 feet far the primary structure; interior side yard is 5 feet; side yard alang a street is 20 feet for the ., primary structure; and the rear yard is 25 feet. Staff Comment: Compliance with building setback requirements would be reviewed at the time of building permit review. Building Standards: Building height is restricted ta 30 feet and 2-stories. Detached accessary structures must remain below a height of 15 feet and one-story. The aI/owed bUilding lot ., coverage for lots over 5,000 SF in size in the R-8 zone is 35 percent or 2,500 SF, whichever is greater. The allowed impervious surface coverage is 7S percent. Staff Comment: The building standards for the proposed lots would be verified at the time of building permit review. Landscaping: Ten feet of on-site landscoping is required along all public street frontages, with the exception of areas for required walkways and driveways. Staff Comment: A conceptual landscape plan was submitted with the project application (Exhibit 3). The landscape plan includes a planting plan; the proposed tree species largely consist of Jacquemontii Birch, Autumn maple, flowering pear, katsura and vine maple. The landscaping plan did not include a lO-foot wide landscape strip along Nile Ave NE or the proposed internal street. Additionally, it is unclear if the applicant's landscape plan is compliant with the tree replacement requirements of the code (see below). Staff recommends, as a condition of approval, the applicant submit a revised and detailed ., landscape plan including the following: a lO-foot on-site landscape strip along the frontage of the site (Nile Ave NE) and the proposed internal street; a mixture of trees, shrubs, and groundcover; and compliance with the tree replacement requirement per RMC 4-4-130. The revised landscape plan, shall be submitted to, and approved by, the Current Planning Project Manager prior to construction permit issuance. Staff received public comments containing a request to require an evergreen buffer at the termination of the proposed hammerhead turn-around from the abutting single family residential development (Exhibit 9). However the proposed hammerhead does not extend to the western property line. The proposed drainage pond, which does abut the western property line, would be required to be fenced and would provide a buffer between the turnaround and the abutting property to the west. Parking: Each unit is required to accommodate off street parking for a minimum of two ., vehicles . Staff Comment: Sufficient area exist, on each lot, to accommodate off street parking for a minimum of two vehicles. 3. DESIGN STANDARDS: RMC 4-2-115 provides residential and open space standards for development within the R-4 zoning classification. The proposal is consistent with the following design standards if all conditions of approval are complied with: N/A I Lot Configuration: One ofthe Following is required: Short plat Report City of Renton Deportment of Cor RENTON 7 SHORT PLA T Ijty & Economic Development ·strot;ve Short Plot Report & Dec;s;on LUA13-001214, SHPL-A Report of November 20, 2013 Page 7 of 12 Lot width variation of 10 feet minimum of one per four abutting street fronting lots, or Minimum of four lot sizes (minimum of 400 gross square feet size difference), or A front yard setback variation of at least five feet minimum for at least every four abutting street fronting lots. 4. CRITICAL AREAS: The proposal is consistent with critical area regulations as stated in RMC 4-3-150: Staff received public comments raising hydrology concerns for the site and the potential for ./ a wetland to be located on the site (Exhibit 10). A wetland assessment report was submitted with the project application, prepared by Chad Armour, LLC, dated October 18, 2013. The report states there is no indication of wetlands on the subject site (Exhibit 7). 5. COMMUNITY ASSETS: The proposal is consistent with the following community asset requirements: Tree Retention: RMC 4-4-130 required thirty percent of the trees sholl be retained in a residential development. Staff Comment: There are a total of 104 trees located on site of which 10 are proposed to be retained. The applicant is required to retain 30 percent of the trees located on site that are not located within critical areas, proposed rights-of-way and access easements. The applicant indicates 44 trees on site would be excluded from the tree retention calculations due to their location in proposed right-of-way, utility, and access easement corridors. Non-However, utility corridors are not excluded from the tree retention calculations. Therefore, Compliant it is unclear the number of trees required to be retained. Staff recommends the applicant submit a revised tree retention worksheet and tree retention plan reflecting the exclusion of trees within proposed right-of-way and access easements only for the purposes of calculating the number of trees to be retained. The revised tree retention plan and worksheet shall be submitted to the Current Planning Project Manager prior to construction permit approval. As a note to the applicant when the required number of protected trees cannot be retained, new trees, with a two-inch caliper or greater, shall be planted. The replacement rate shall be 12-caliper inches of new trees to replace each protected tree removed. 6. COMPLIANCE WITH SUBDIVISION REGULATIONS: RMC 4-7 Provides review criteria for the subdivisions. The proposal is consistent with the following subdivision regulations if all conditions of approval are complied with: Access: Each lot must have access to a public street or road. Access may be by private access easement street per the requirements of the street standards. Additionally, RMC 4-4-0801.7 Parking, Loading, and Driveway Regulations states that joint use driveways should be encouraged when feaSible and appropriate. Partially Staff Comment: It is feasible and appropriate for Lots 3 and 4 to gain access via a joint use driveway. A joint use driveway would reduce the number of curb cuts along internal road Compliant and thereby improve safety. Therefore, staff recommends as a condition of approval the applicant be required to provide a joint use driveway for Lots 3 and 4. The joint use driveway shall be created upon the common property line of Lots 3 and 4 and shall be assured by easement. The access easement shall be recorded prior to or concurrently with the recording of the short plat. N/A Blocks: Blocks shall be deep enough to aJ/ow two tiers of lots. Streets: The proposed street system shall extend and create connections between existing streets per the Street Standards outlined in RMC 4-6-060 Street Standards. ./ Staff Comment: Nile Ave NE is classified as a Residential Access street and currently has an available right-of-way width of 60 feet, which exceeds the City code requirement of 53 feet. Per RMC 4-6-060 residential streets include a 26 feet wide paved road surface, 0.5-foot wide curbs and gutter, 8 feet wide planter and s-foot wide sidewalks on both sides of the street. Short plat Report City of Renton Deportment of Co RENTON 7 SHORT PLAT nity & Economic Development oistrotive Short Plot Report & Decision WA13-001214, SHPL-A Report of November 20, 2013 Page 8 of 12 The available paved width on Nile Ave NE is 32 feet. The curb is proposed to be located at the edge of the existing pavement edge, followed by the planter and the sidewalk. The applicant has proposed a Limited Access Residential public street with right-of-way width of 47 feet to serve the internal lots. The applicant has included a paved width of 20 feet, with a O.5-foot wide curb and gutter, 8 foot-wide landscaped planters and 5 -foot wide sidewalks on both sides of the proposed internal street. The proposed right-of-way width and street elements comply with the street code requirements. The proposed short plat is also anticipated to generate additional traffic on the City's street system. The applicant would be required to pay an appropriate Transportation Impact Fee. The fee, as determined by the Renton Municipal Code at the time of payment, shall be payable to the City prior to building permit issuance. Currently this fee is assessed at $717.75 per new single family home. However, the fee will increase to $1,430.72 on January 1, 2014. 7. AVAILABILITY AND IMPACT ON PUBLIC SERVICES: Short plat Report Police and Fire: Sufficient resources exist to furnish services to the proposed development; subject to the condition that the applicant provides Code required improvements and fees. The applicant would be required to pay an appropriate Fire Impact Fee. The fee, as determined by the Renton Municipal Code at the time of payment, shall be payable to the City at the time of building permit issuance. Currently this fee is assessed at $488.00 per each single family lot. On January 1, 2014 the fee will decrease to $479.28 per each new single family lot. Schools: It is anticipated that the Renton School District can accommodate any additional students generated by this proposal at the following schools: Maplewood Elementary, McKnight Middle School and Hazen High School. A School Impact Fee, based on new single- family lot, will be required in order to mitigate the proposal's potential impacts to Renton School District. The fee is payable to the City as specified by the Renton Municipal Code at the time of building permit issuance. Currently the fee is assessed at $6,395.00. Storm Water: A drainage report, prepared by Offe Engineers, was submitted for the proposed project (Exhibit 6). The drainage report complies with the 2009 King County Surface Water Manual and City Amendments. Based on the City's flow control map, this site falls within the Flow Control Duration Standard (Forested Conditions). The applicant is proposing flow control by means of a storm water pond facility and water quality within the Storm Water Tract. Drainage plans and a final drainage report based on the City adopted 2009 Surface Water Design Manual Amendment and the 2009 King County Surface Water Drainage is required to be submitted with the construction permit. The final drainage report must include information of all the core requirements and the special requirements, especially the requirements for flow control, water quality, and stormwater BMPs. Water and Sanitary Sewer: A water availability certificate is required from Water District 90. An "approved" set of water plans from Water District 90 will be required to be submitted with the civil plans. There is an existing 8-inch diameter sewer pipe on Nile Ave NE. An 8-inch diameter sewer main is proposed to be extended into the site. The individual lots are to be served by individual side sewers. A man hole is proposed at the intersection of the sewer main extension with the existing sewer main on Nile Ave NE. A second manhole is proposed to be located within the site and would be required to be located at the termination of the proposed public street. This proposal is also located in the Central Plateau Special Assessment District. These fees are currently $431.21 per connection and shall be paid at City of Renton Department of Co, RENTON 7 SHORT PLA T lity & Economic Development istrative Short Plat Report & Decision LUA13-001Z14, SHPL-A Report of November 20, 2013 Page 9 of 12 the time a construction permit is issued, prior to recording the short plat. II. CONCLUSIONS: 1. The proposal complies with the Short Plat Criteria if all conditions of approval are met and modification for approval. 2. The proposal is compliant and consistent with the plans, policies, regulations and approvals. 3. Staff does not anticipate any adverse impacts on surrounding properties and uses as long as the conditions of approval are complied with. 4. The proposed use is anticipated to be compatible with existing and future surrounding uses as permitted in the R-4 zoning classification. 5. Safe and efficient access and circulation has been provided for all users. 6. There are adequate public services and facilities to accommodate the proposed use. I J_ DECISION: The Renton 7 Short Plat, File No. LUA13-001214, SHPL-A, is approved and subject to the following conditions: 1. The applicant shall submit a revised and detailed landscape plan including the following: a lO-foot on- site landscape strip along the frontage of the site (Nile Ave NE) and the proposed internal street; a mixture of trees, shrubs, and groundcover; and compliance with the tree replacement requirement per RMC 4-4-130. The revised landscape plan, shall be submitted to, and approved by, the Current Planning Project Manager prior to construction permit issuance. 2. The applicant shall submit a revised tree retention worksheet and tree retention plan reflecting the exclusion of trees within proposed right-of-way and access easements only for the purposes of calculating the number of trees to be retained. The revised tree retention plan and worksheet shall be submitted to the Current Planning Project Manager prior to construction permit approval. 3. The applicant shall be required to record an access easement for the benefit of Lots 4 and 5. The access easement shall be recorded prior to, or concurrent with, the recording ofthe short plat. DATE OF DECISION ON LAND USE ACTION: SIGNATURE: --y 12P/11 afe I c.£. "Chip" Vincent, Administrator Department of Community & Economic Development Short plat Report City of Renton Deportment of Cal RENTON 7 SHORT PLAT Report of November 20, 2013 nity & Economic Development A istrative Short Plat Report & Decision WA13-001214, SHPL-A Page 10 of 12 TRANSMITTED this 20th day of November, 2013 to the Cantact/Applicant/Owner!s): Owner: 81ake Family Trust PO 8axes 2566 Renton, WA 98056 Applicant: Jay Marc Homes 7683 SE 27th, Suite #487 Mercer Island, WA 98040 TRANSMITTED this 20th day of November, 2013 to the Party(ies) of Record: None TRANSMITTED this 20th day of November, 2013 to the fallowing: Neil Watts, Development Services Director Abdaul Gafour, Development Services Jan Conklin, Development Services Carrie Olson, Development Services Jennifer Henning, Current Planning Fire Marshal Renton Reporter Contact: Darrell Offe Offe Engineers, PLLC 13932 SE 159th Place Renton, WA 98058 L. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION: The administrative land use decision will become final if the decision is not appealed within 14 days of the decision date. APPEAL: This administrative land use decision will become final if not appealed in writing to the Hearing Examiner on or before 5:00 PM on December 3, 2013. An appeal of the decision(s) must be filed within the 14-day appeal period (RCW 43.21.C.075(3); WAC 197-11-680). Renton Municipal Code Section 4-8-110.B governs appeals to the Hearing Examiner. Appeals must be filed in writing together with the required fee to the Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Additional information regarding the appeal process may be obtained from the City Clerk's Office, Renton City Hall -7th Floor, (425) 430-6510. EXPIRATION: The administrative short plat decision will expire two (2) years from the date of decision. A single one (1) year extension may be requested pursuant to RMC 4-7-070.M. RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened by the approval body. The approval body may modify his decision if material evidence not readily discoverable prior to the original decision is found or if he finds there was misrepresentation of fact. After review of the reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will be no further extension ofthe appeal period. Any person wishing to take further action must file a formal appeal within the 14-day appeal time frame. THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications may occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals to the Hearing Examiner as well. All communications after the decision/approval date must be made in writing through the Hearing Examiner. All communications are public record and this permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence in writing. Any violation of this doctrine could result in the invalidation of the appeal by the Court. Short plat Report City of Renton Deportment of Co RENTON 7 SHORT PIA T Report of November 20, 2013 nity & Economic Development ADVISORY NOTES TO APPLICANT A listrotive Short Plat Report & Decision LUA13-001214, SHPL-A Page 11 of 12 The following notes are supplemental information provided in conjunction with the administrative land use action. Because these notes are provided as information only, they are not subject to the appeal process for the land use actions. PLANNING 1. RMC section 4-4-030.C.2 limits haul hours between 8:30 a.m. to 3:30 p.m., Monday through Friday unless otherwise approved by the Development Services Division. 2. The applicant will be required to comply with protection measures for retained trees as set forth in RMC 4-4-130H8 during construction. FIRE 1. The fire flow requirement for a single family home is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be required. A minimum of one fire hydrant is required within 300-feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. It appears there is adequate fire flow in this area. A minimum of one new hydrant is required. 2. The fire impact fees are applicable at the rate of $479.28 per single family unit. This fee is paid prior to recording the plat. 3. Fire department apparatus access roadways are required to be a minimum of 20-feet wide fully paved, with 25-feet inside and 45-feet outside turning radius. Fire access roadways shall be constructed to support a 30-ton vehicle with 322-psi point loading. Access is required within 1S0-feet of all points on the buildings. Approved apparatus turnarounds are required for dead end roads exceeding 150-feet. Hammerhead turnarounds are allowed for dead end streets up to 300-feet long. Access as proposed appears adequate. WATER 1. A water availability certificate is reqUired from Water District 90. 2. The project will need to provide domestic service and fire service to the proposed development. 3. Per the City Fire Marshal, the preliminary fire flow requirement for a single family home is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be required. A minimum of one fire hydrant is required within 300 feet of the proposed bUildings, and two hydrants if the fire flow goes up to 1,500 gpm. Lateral spacing of fire hydrants is predicated on hydrants being located at street intersections (also capable of delivering a minimum of 1,000 gpm) within 300 feet of the structure. This distance is measured along the travel route. SANITARY SEWER 1. The sanitary sewer project needs to be finaled prior to the short plat recording. 2. System development charges (SOC) fee for sewer is based on the size of the new domestic water to serve the new home on each lot. The current sewer fee for a X-inch or 1-inch meter install is $1,812.00. 3. The Central Plateau Interceptor Special Assessment District fee is applicable. The fee established in 2009 is $351.95 plus interest per single family lot (as of 11.08.2013, the rate is $431.21 per single family house plus daily interest of $0.0511). SURFACE WATER 1. The project is required to comply with the City of Renton Amendments to the 2009 King County Surface Water Design Manual. 2. The applicant shall submit engineered plans and report prior to recording the short plat, and install facilities as to how the roof runoff from the new lots will be handled 3. The Surface Water SOC fees are $1,120 per lot. These fees are collected at the time a construction permit is issued. TRANSPORTATION/STREET 1. The developer must provide the necessary NO PARKING signage. The pavement width must meet with Fire department approval and corresponding right of way width is to be provided. The pavement thickness shall be a minimum of 4 inches of asphalt over 6 inches of crushed rock. 2. The turnaround must meet with the requirements of section H of the RMC 4-6-060 and must meet with Fire Department approval. Fire department requires a minimum 20 feet paved width for hammerhead turnaround. Short plat Report City of Renton Deportment of Com-,unity & Economic Development RENTON 7 SHORT PLA T Report of November 20, 2013 3. The minimum distance between a driveway and a property line is S feet. Administrative Short Plot Report & Decision WA13-001214, SHPL-A Page 12 of 12 4. Traffic safety guidelines include a minimum distance of 20 feet between driveways (to avoid potential traffic turning movement conflicts). If the applicant wants to provide the driveways to Lot 4 and Lot S in the proposed manner, then no fence, or vegetation will be allowed between Lot 4 and Lot S that will block the view of vehicle movement from the driveway of both Lot 4 and Lot S. S. 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. 6. The Transportation Impact Fee will be assessed. 7. Paving and trench restoration will comply with the City's Trench Restoration and Overlay ReqUirements. GENERAL COMMENTS 1. Separate permits and fees for storm connection will be required. PROPERTY SERVICES COMMENTS 1. See Exhibit 4 for comments from Property Services regarding information needed for final short plat approval. Short plat Report -, --- __ Sii"~'Pi .. ____ " .. Ir .. " ! ;~,-, ., • :! ... ZONING MAP BOOK PWTECHNICAl SERVICES PRINTED ON 11/13/09 EXHIBIT 2 ~ .. , ! E7 -11 T23N R5E W 112 .• ~,_,SE'llrI!,Ci G7 -23 T23N R5E W 112 (J 0 200 400 ~H~~Iii~~1 Feet 1:4,600 i i , R,4 L .7"------J <. L ! SE,·,il.:tSi - N t 5314 3N 3nN]A¥ 31m -----~-=:-.:=.-;r I--~~!~ : 1 ii -,,'\ ~ ! ~---,c.""".~, ~I • r ~ I I, II!? 1i: 1 .~~--".~~~""----I I ~ , ,. --'--"iI"Wi~-Sriop- -_.--, ---.• IT.... I 1::1~ " 'i " •• ""'. .,,·~o. 'i ~ i; -i "". -B .LL"'~ ~I r--- - 1 1 J \ 1 ~I!' '.' 1 • '1". :.,' 'I' ~ ,,:', ,-"-: ;., = • ; CL W (f) z 06 ..... -Zs; We; cr.~ u..z 02' ~~ -CL U ~ .. 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Renton 7 Short Plat Nile Avenue SE and SE 2nd Street Renton, Washington 98056 PRELIMINARY DRAINAGE REPORT August 25, 2013 Prepared for: JayMarc Homes 7683 SE 27th Street Suite #487 Mercer Island, Washington 98040 (206) 390-3800 office Prepared by: Offe Engineers, PLLC Da rrell Offe, P. E. 13932 SE 159th Place Renton, Washington 98058-7832 (425) 260-3412 office (425) 227-9460 fax darrell.offe@comcast.net EXHIBIT 6 , , RECEIVED OCT 252013 CITY OF k't=h,'r" , , CHAD ARMOUR, LLC October 18, 2013 Job Number 13-027 Mr. Gary Upper JayMarc Homes 2806 Sunset Blvd. NE, Suite E Renton, Washington 98056 Subject: Wetland Assessment Report 6500 126'h Avenue S.E. Bellevue, Washington 98006-3941 (425) 641-9743 chad@chadarmour.com NE 2nd Court & Nile Avenue NE (File No. PRE13-000717) Renton, Washington Dear Mr. Upper: We are pleased to present the results of our wetland reconnaissance-level assessment for the above-referenced property (site) located in Renton, Washington. SUMMARY OF FINDINGS There are no wetlands on the site. PROJECT UNDERSTANDING We understand that you own the site and plan to construct seven homes on it. We also understand that the City asked you to conduct a wetland assessment and provide a supplemental narrative regarding groundwater levels and how it may be impacted by development if no wetlands are present. Presumably your engineer will address the potential for groundwater to be impacted by site development. BACKGROUND INFORMATION The site is the location of an undeveloped forest in Section 15, Township 23 North, Range 5 East. The site slopes gently to the southwest with elevations ranging from somewhat more than 434 to less than 430 feet above mean sea level. The site is bounded by SFRs on two sides, a similar forest to the south, and Nile Avenue NE to the east. The soil map shows that Alderwood gravelly sandy loam underlies the site. Alderwood soils are made up of moderately well drained soils underlain by a dense till layer typically two to 3.5 feet below the surface. Alderwood soils formed in glacial deposits under conifer trees. Alderwood soils are not hydric. EXISTING CONDITIONS We visited the site on October 18, 2013 to assess the site. There were several t~~CEIVED blazed through the forest, presumably by your surveyor, making access easy. 0 C T 2 5 Z 0 n The site is the location of a second-growth forest dominated by big-leaf maple (A~tiv 0, 0FI'ITON macrophylfum), western red cedar (Thuja plicata), and red -'~--, •• _ .. --.. ~--, ,----.-. . '" the overstory layer. The occasional Douglas-fir (Pseudotsl ' C:lJobs/JayMarcl7LSP/Reconnaissance Report.doc 1 Chad Armour, LLC EXHIBIT 7 Robert M. Pride, LLC October 10, 2013 Mr. Gary Upper JayMarc Homes P. O. Box 2566 Renton, WA 98056 Re: Geotechnical Recommendations Proposed Short Plat 2XX Nile Avenue NE Renton, WashingPon RMPProjectNo.13-151-01 Dear Mr. Upper, Consulting Engineer This report provides additional conclusions regarding discharge of storm water on this new short plat development located west of Nile Avenue and north of NE 2nd Street in Renton. It is understood that the Edmonds who own property at 5614 NE 2nd Street just south of this new development have concerns over existing shallow groundwater conditions and the potential for future impacts on their property. The proposed development will include storm drain trenches for pipe conduits that will lead to Nile Avenue on the east side of the property. The proposed storm drain system combined with the trench excavations will collect shallow groundwater and reduce the surface water and shallow groundwater flows that exist on the Edmonds property to the south. Please call if there are any questions. Respectfully, Robert M. Pride, P. E. Principal Geotechnical Enginee dist: (1) Addressee rmp: JayMarcNile2 Robert M. Pride, LLC 13203 Holmes Point Drive NE EXHIBIT 8 RECEIVED OCT 252013 Cllr:,?F RENTON . "-NWG D;VISIO,~ Pagel Kirkland, WA 98034 r In regards to Project: Renton 7 Short Plat/ LUA13-001214, SHPL-A We request an evergreen "buffer" to be placed between the west end of the new public road and the existing homes to the west of the Renton 7 Short Plat property. Also, we request a timeline of the proposed development. Thank you for your consideration, Paul and Christine Hazen 5527 NE 2nd Ct Renton, WA 98059 cphazen@comcast.net 425235-1799 EXHIBIT 9 September 21, 2013 .. Rocale Timmons Senior Planner Ryan and Enna Edmonds 5614 NE 2nd St. Renton, WA 98059 425-226-4920 Department of Community & Economic Development 1055 S. Grady Way, Renton, W A 98057 Re: Renton 7 Short Plat! LUA13-001214, SHPL-A Senior Planner Timmons: I am writing regarding the proposed 7 lot short plat being planned on the north side of my property. I am concerned that the city and applicant need to carefully consider the impact of the proposed development on the ground water and runoff and how it will affect surrounding homes. While installing a fence on the back of my property this last year in the winter! have noticed that the ground water is very near the surface on the north side of my property or the south side of the plat proposed for development. I came across a french drain on the property line that a previous owner had installed. That drain had standing water only a foot or two down during the winter. Additionally, the south side of the proposed plat contains large cottonwood and cedar trees, both of which are known to like wet environments and remove lots of groundwater from the soiL The site across Nile from this plat is also a dedicated wetland or natural area that was not developed presumably due to groundwater. I think that the city and applicant need to make sure they have a good understanding of the hydrology of the site particularly near the south side of the propertY. I would like to better understand, how the proposed short plat would be graded and how the project would affect the ground water that is very near the surface. In general, I think that the proposed plat map seems reasonable provided the project has no affect on the surrounding properties. If you have questions please feel free to give me a phone call. Thank you for your time, EXHIBIT 10 Offe Engineers, PLLC From: Sent: To: Subject: See answers below. Rocale Timmons < RTimmons@Rentonwa.gov> Wednesday, October 23, 2013 9:09 AM 'Olte Engineers, PLLC'; Rohini Nair RE: Renton 7 Short Plat From: Offe Engineers, PLLC [mailto:darrell.off~comcast.netl nt: Wednesday, October 23, 2013 6:45 AM ': Rocale Timmons; Rohini Nair Subject: Renton 7 Short Plat Good Morning, trying to finalize the information needed to continue processing this short plat. The additional information requested for the continuation of the review of this short plat is as follows: (1) Wetland Assessment of property -5 copies (2) Updated Drainage Report - 5 copies (3) Geotechnical review of groundwater - 5 copies (4) Water Availability letter from WD #90 - 3 copies (5) Proposed cross section of Nile Avenue. - 5 copies Is there anything further? How many copies of each do you need? Nothing else Regards Darrell Darrell Offe, P.E. 13932 SE 159th Place Renton, WA 98058-7832 Office: 425-260-3412 Fax: 425-227-9460 DarrelL offercllcomcast. net 1 !~;"'/V"'D C'l"y .)('01] p OJ' .fl (1";";1";8 ~1\tl"OAI D/0... #v u/o,,; ® King County DDES This certific' Jrovides the Seattle King County Department of Public Health and the Department of Development and Environmental Services with information necessary to evaluate development proposals. DEPARTMENT OF DEVELOPMENT AND ENVIRONMENTAL SERVICES 900 Oakesdale Avenue Southwest Renton, Wa 98055-1219 King County Certificate of Water Availability I Do not write in this box number name Il!l Building Permit o Short Subdivision o Preliminary Plat or PUD o Rezone or other ________ _ Applicant'S name: JayMarc Homes (Contact:Jay Mezistrano 206-390-3800) Proposed use: Single Family Residences - 7 Lots Location: 2XX Nile Ave NE Renton Wa 9S059 -Parcel#08471O-0041 ap and legal description if necessary) Water purveyor information: 1. 0 a. Water will be provided by service connection only to an existing (size") water main that is fronting the site. OR/AND Il!l b. Water service will require an improvement to the water system of: 0(1) feet of water main to reach the site; and/or Il!l (2) The construction of a distribution system on the site; and/or Il!l (3) Other (describe) Developer Extension Required. System requirements will be determined at pre design meeting. District will require Developer Extension Agreement and Deposit, Certificate of Insurance, Performance Bond (if necessary) and all related easements prior to construction. 2. Il!l a. The water system is in conformance with a County approved water comprehensive plan. OR o b. The water system improvement is not in conformance with a County approved water comprehensive plan and will require a water comprehensive plan amendment. (This may cause a delay in issuance of a permit or approval). 3. Il!l a. The proposed project is within the corporate limits of the district, or has been granted Boundary Review Board 4. 5. OR approval for extension of service outside the district or city, or is within the County approved service area of a private water purveyor. o b. Annexation or Boundary Review Board (BRB) approval will be necessary to provide service. o o a. OR b. a. OR b. Water will be available at the rate of flow and duration indicated below at no less than 20 psi measured at the nearest fire hydrant within 300 feet from the property (or as marked on the attached map): Rate of flow at Peak Demand Duration o less than 500 gpm (approx. gpm) 0 less than 1 hour o 500 to 999 gpm 0 1 hour to 2 hours Il!l 1000 gpm or more Il!l 2 hours or more o flow test of gpm 0 other ____ _ o calculation of gpm (Note: Commercial building permits which includes multifamily structures require flow test or calculation. ) Dt:r-.t-,. \, 1~_I\lf--- Water system is not capable of providing fire flow. -' .• ' i. -V cO Water system has certificates of water right or water right claims sufficientto provide service. 0 C T 2 5 Z 013 elF;: Water system does not currently have necessary water rights or water right claims. Comments/conditions: WAC @ $300.00 ; Total fees; $300.00. Fees per lot: WAC @ $125, GFC @ $4000, SPUFC @ $877, 5/S" Meter Drop @ $500 ; Total fees per lot: $5502. FEES SUBJECT TO CHANGE WITHOUT PRIOR NOTICE. Paving plus 20% to be billed separately where applicable. I certify that the above water purveyor information is true. This certification shall be valid for 1 year from date of signature. KING COUNTY WATER DISTRICT #90 Joshua Deraitus RENEWAL FEES: WI IN 1 YEAR $50.00 Agency name .:\ Signat;.: .n~~e _____ AFTER 1 YEAR $125.00 Operations Manager ~ U~~ 9-9-13 Title Signature Date \\kcwd90.local\data\CompanyData\Engineering\Water Availability Certificates\Watcr Availability\Renton 7\Renton 7 DE WAC -Parcei#0847100041 - 7 lots.doc CHAD ARMuUR, LLC October 18, 2013 Job Number 13-027 Mr. Gary Upper JayMarc Homes 2806 Sunset Blvd. NE, Suite E Renton, Washington 98056 Subject: Wetland Assessment Report 6500 126'h Avenue S.E. Bellevue, Washington 98006-3941 (425) 641-9743 chad@chadarmour.com NE 20d Court & Nile Avenue NE (File No. PRE13-000717) Renton, Washington Dear Mr. Upper: We are pleased to present the results of our wetland reconnaissance-level assessment for the above-referenced property (site) located in Renton, Washington. SUMMARY OF FINDINGS There are no wetlands on the site. PROJECT UNDERSTANDING We understand that you own the site and plan to construct seven homes on it. We also understand that the City asked you to conduct a wetland assessment and provide a supplemental narrative regarding groundwater levels and how it may be impacted by development if no wetlands are present. Presumably your engineer will address the potential for groundwater to be impacted by site development. BACKGROUND INFORMATION The site is the location of an undeveloped forest in Section 15, Township 23 North, Range 5 East. The site slopes gently to the southwest with elevations ranging from somewhat more than 434 to less than 430 feet above mean sea level. The site is bounded by SFRs on two sides, a similar forest to the south, and Nile Avenue NE to the east. The soil map shows that Alderwood gravelly sandy loam underlies the site. Alderwood soils are made up of moderately well drained soils underlain by a dense till layer typically two to 3.5 feet below the surface. Alderwood soils formed in glacial deposits under conifer trees. Alderwood soils are not hydric. EXISTING CONDITIONS We visited the site on October 18, 2013 to assess the site. There were several trL1l!=C EIVE D blazed through the forest, presumably by your surveyor, making access easy. OCT 25 ZGn The site is the location of a second-growth forest dominated by big-leaf maple (AerT"""'" "'!:NW)N macrophyllum), western red cedar (Thuja plicata), and red alder (Alnus rubra) tree~-.ln . .. ... , • • ' d'" '.I ,'':'_ .. ','' J"-.. .H' the overstory layer. The occasional Douglas-fir (Pseudotsuga menzlesll) and black C:lJobs/JayMarcl7LSP/Reconnaissance Report.doc 1 Chad Armour, LLC 10/18/13 Wetland Reconnaissance Renton, Washington JayMarc Homes cottonwood (Populus balsamifera) trees are also present on the site. The shrub layer is dominated by vine maple (Acer circinatum), hazelnut (Corylus cornuta), and Himalayan blackberry (Rubus armeniacus), with lesser amounts of Indian plum (Oemleria cerasiformis), salmonberry (Rubus spectabilis), common snowberry (Symphoricarpos albus), red elderberry (Sambucus racemosa), and red huckleberry (Vaccinium parvifolium). The herbaceous layer is dominated by sword fern (Polyslichum munilum) with the occasional bracken (Pleridium aquilinum). There is a stand of black cottonwood in the southeast corner of the site. Here the understory is dominated by vine maple, Himalayan blackberry, and sword fern. Also present in lesser amounts are hazelnut, red huckleberry, trailing blackberry, and snowberry. We saw no indication of wetlands on the site, including the small stand of black cottonwood. LIMITATIONS Work for this project was performed, and this letter report prepared, in accordance with generally accepted professional practices for the nature and conditions of the work completed in the same or similar localities at the time the work was performed. It is intended for the exclusive use of JayMarc Homes and their assigns for specific application to the referenced property. This report is not meant to represent a legal opinion. No other warranty, express or implied, is made. It should be noted that Chad Armour relied on information provided by others indicated previously. Chad Armour can only relay this information and cannot be responsible for its accuracy or completeness. Also note that assessing wetlands is an inexact science. Biological professionals may disagree on the precise location of wetland boundaries, their functions, and classification. The final determination of these characteristics is the responsibility of the permitting authority. Accordingly, the wetland assessment performed for this study, as well as the conclusions drawn in this report, should be reviewed by the appropriate permitting authority prior to committing to detailed planning and design activities. Any questions regarding our work and this report, the presentation of the information, and the interpretation of the data are welcome and should be referred to the undersigned. Sincerely, Chad Armour, LLC Chad Armour Principal C:lJobs/JayMarc!7LSP/Reconnaissance Report.doc 2 Chad Armour, LLC 10/18/13 Robert M. Pride, LLC October 10, 2013 Mr. Gary Upper JayMarc Homes P. O. Box 2566 Renton, WA 98056 Re: Geotechnical Recommendations Proposed Short Plat 2XX Nile Avenue NE Renton, Washington RMP Project No. 13-151-01 Dear Mr. Upper, Consulting Engineer This report provides additional conclusions regarding discharge of storm water on this new short plat development located west of Nile Avenue and north of NE 2 nd Street in Renton. It is understood that the Edmonds who own property at 5614 NE 2nd Street just south of this new development have concerns over existing shallow groundwater conditions and the potential for future impacts on their property. The proposed development will include storm drain trenches for pipe conduits that will lead to Nile Avenue on the east side of the property. The proposed storm drain system combined with the trench excavations will collect shallow groundwater and reduce the surface water and shallow groundwater flows that exist on the Edmonds property to the south. Please call if there are any questions. Respectfully, Robert M. Pride, P. E. Principal Geotechnical Engineer dist: (1) Addressee rmp: JayMarcNile2 Robert M. Pride, LLC 13203 Holmes Point Drive NE RECEIVED OCT 252013 CITY OF RENTON PI.A.rlJf\!!r\'C ').\/1010 -c, U I\J Page 1 Kirkland, WA 98034 • Renton 7 Short Plat Nile Avenue SE and SE 2nd Street Renton, Washington 98056 PREUMINARY DRAINAGE REPORT August 25, 2013 Prepared for: JayMarc Homes 7683 SE 27'" Street Suite #487 Mercer Island, Washington 98040 (206) 390-3800 office Prepared by: Offe Engineers, PLLC Darrell Offe, P.E. 13932 SE 159'" Place Renton, Washington 98058-7832 (425) 260-3412 office (425) 227-9460 fax darrell.offe@comcast.net R· J::"-""",V "-',-tl ED Ocr 2 5 2013 CiTy OJ: Table of Contents • Technical Information Worksheet • Section 1: Project Overview • Section 2: Conditions and Requirements Summary • Section 3: Offsite Analysis • Section 4: Flow Control and Water Quality Facility Analysis and Design • Section 5: Conveyance System Analysis and Design • Section 6: Special Reports and Studies • Section 7: Other Permits • Section 8: CSWPPP Analysis and Design • Section 9: Bond Quantities, Facility Summaries, and Declaration of Covenant • Section 10: Operations and Maintenance Manual City of Renton TECHNICAL INFORMATION REPORT (TIR) WORKSHEET Part 1 PROJECT OWNER AND PROJECT ENGINEER Project Owner: JayMarc Homes Address: 7683 SE 27TH Street Suite #487 Mercer Island, WA 98040 Phone: (206) 390-3800 Project Engineer: Darrell Offe, P.E. Company: Offe Engineers, PLLC Address/Phone: 13932 SE 159th Place Renton, WA 98058 (425) 260-3412 Part 3 TYPE OF PERMIT APPLICATION Subdivision X Short Subdivision o Grading o Commercial o Other ________ _ Part 2 PROJECT LOCATION AND DESCRIPTION Project Name: May Creek Court Short Plat Location Township: 23 North Range: 5 East Section: 15 Part 4 OTHER REVIEWS AND PERMITS o DFW HPA 0 Shoreline Management o COE 404 Rockery o DOE Dam Safety Structural Vaults o FEMA Floodplain X Other NPOES o COE Wetlands Part 5 SITE COMMUNITY AND DRAINAGE BASIN Community North Renton Drainage Basin Maplewood Creek I Cedar River I Lake Washington Part 6 SITE CHARACTERISTICS 0 River 0 Floodplain 0 SeepS/Springs 0 Stream 0 High Groundwater Table 0 Critical Stream Reach :J Groundwater Recharge :J Depressions/Swales 0 Other 0 Lake 0 Steep Slopes Part 7 SOILS Soil Type Slopes Qva 10-25% o Add itional Sheets Attached Part 8 DEVELOPMENT LIMITATIONS REFERENCE o Ch. 4 -Downstream Analysis o o o o o o Additional Sheets Attached Part 9 ESC REQUIREMENTS MINIMUM ESC REQUIREMENTS DURING CONSTRUCTION 0 Sedimentation Facilities 0 Stabilized Construction Entrance 0 Perimeter Runoff Control 0 Clearing and Grading Restrictions 0 Cover Practices 0 Construction Sequence 0 Other Erosion Potential Erosive Velocities minor LIMITATION/SITE CONSTRAINT MINIMUM ESC REQUIREMENTS AFTER CONSTRUCTION 0 Stabilize Exposed Surface 0 Remove and Restore Temporary ESC Facilities 0 Clean and Remove All Silt and Debris 0 Ensure Operation of Permanent Facilities 0 Flag Limits of SAO and open space preservation areas 0 Other Part 10 SURFACE WATER SYSTEM 0 Grass Lined Dispersion Infiltration Method of Analysis Channel 0 Energy Dissipater 0 Depression 2009 City of Renton Manual 0 Pipe System 0 Wetland 0 Flow Dispersal [J Open Channel 0 Waiver Compensation/Mitigati 0 Stream on of Eliminated Site 0 Dry Pond 0 Regional Storage Detention Brief DeSCription of System Operation: Catch basins within curb line of street, conveyance to a new storm water pond discharging into an existing storm system within Nile AvenueNE. Facility Related Site Limitations Reference Facility Part 11 STRUCTURAL ANALYSIS Cast in Place Vault o Retaining Wall Rockery > 4' High o Structural on Steep Slope o Other Limitation Part12 EASEMENT~RACTS X Drainage Easement o X Access Easement Tract o Other Part 13 SIGNATURE OF PROFESSIONAL ENGINEER I or a civil engineer under my supervision my supervision have visited the site. Actual site conditions as observed were incorporated into this worksheet and the attachments. To the best of my k ge the information provided here is accurate. Section 1: Project Overview The proposal is to create seven individual single family lots from this 77,199 square foot parcel located in the Renton Highlands, off of Nile Avenue NE and NE 2nd Street. The property will take access off of Nile Avenue NE from a new public road. The property has no existing address due to no structures, the King County tax parcel number is 084710-0041. The property is covered with several trees and blackberry understory. The property slopes from the north towards the south in the existing condition. The property is located within the "existing conditions" area of the drainage basin map. There are no sensitive areas on the project site. The property has a gentle slope of approximately 10% towards the south. The soils on the site have been identified by a Geotechnical Engineers as "glacial consolidated till" (Qgt). These soils are not suitable for Full Infiltration of storm water runoff. A storm water detention pond is proposed on the development to treat the future runoff of the proposed project. The facility will be sized using the 2009 City of Renton Drainage Manual. Section 2: Conditions and Requirements Summary 2009 City of Renton Drainage Manual Preliminary Short Plat conditions -forthcoming Section 3: Offsite Analysis The downstream system was walked and driven in October 2013. The site drainage will be collected within a storm water pond on-site and discharged into the existing storm system in Nile Avenue NE; City identification #131896. The drainage will continue within conveyance pipes into NE 2nd Street to the east. The drainage flows through thru a pipe and catch basin network within this project to the east approximately 2650 feet before entering a storm water pond, City #145381. This pond shows no over topping or capacity problems. The pond (145381) discharges at the southwest comer of the property into a recently "mitigated" stream area on the County Park property to the south. The stream continues south through the County park property before entering a 36" pipe at the north end of 149tn Place SE. This inlet has a trash rack over it. There appears to be no erosion or capacity problems at the inlet. The drainage continues south through the Maplewood Development within a pipe and catch basin system approximately 2500 feet to the beginning of Maplewood Creek. There appears to be no capacity, erosion, or overtopping within the downstream system below the Renton 7 project. C ..... rt(P ...... ) Focliity ilia.-Ranton IllIIintlllned ~,cailcltlbulft ..... . _----• lJp.I2 ~. u.MoII =-=at '-24 • ,... 0 ---=-=-21.4(1 --!l ". ... =-=-48.101 • ~ -Un_ PI .. (Public) 'f~ ,,",_M .. """ ilia.-Prt,. .. ly M.anIMl ... • Cad\tluln Of Inllt --'wi ...... • Twt 2ca~ -MIM_ -....r·2 .. · • Tn 0 --__ a·· .... -""" !l "'" _ .... • -~ """'-PI .. IP_, • .......... ilia.-Unknown Maintaln ... ce • caldl.IMClfllMet --'wi • CltctIbI ... ryp. 2 MH .... ---r-u" Culvert (Public) _a-ow • PwnpSlalon --.... c=J ""'ON --oa...Con.,.yanee , [::=::J PM =-=-r·a .. • """-.... j --101 CooIaur ::::.:. 21" -4r ---... PIpI {\JJIIu'IDwn 1iWn0 ::.::J[ .... -, •• _, DIch I E6SE -10 T23N R05E SE 1/4 -Pg. 52 \I~~~~~~r-'T~~ F4SE -17 T23N R05E SE 1/4 76 !!L 01 '~Jm ..s _ 't: lmpr' It-K ~ ~~ ~~ 6<3354 ~~~: C?( B<)2 ~Il' ~Oe bS tB~'b1 "' "1' . l' t~~, ~ 1'21 ,~I» ~;~ r-i, ~~ ~ . U S' tc3 ~hf3" M '. 1.-.:;. Ii: il.j8 ~,~~!f.r:t ~ ~~ ~ ~ '~_"26~~' b:' • t. 1"... '? f:::"1 v -" 2' iJ£ 1"« " l.§ f:' , p' ,-;. \ ~~ P1 I, " os' I~ I" 15.6 ~ Ii';; I·. i N ":" 'r\ n, \ 11...., "'-"h, " bo ,.J., Disclaimer; This inventory information is schematic only. It was complied from numerous sources. It is the best information available at this time and should be used for general guidance only. The City of Renton is not responsible for errors or omisstons. When this information Is used for planning, design, and/or construction purpoHl, users are to field verify this information. Pg. 76 Surface Water Utility Asset Inventory May 2013 o 150 300 600 Feet 15 T23N R05E NE 1/4 5315 F6NE Sttuc:tu ... R.nlon 1I.mllllned • TYpIIl c.~ 01' ,..." • "JWMi 2 c. ..... MantIaM o Acceu.u... !:lI ,." .. ~ uno- Prtvalefy ........ Itd • c.~ .. or Ir*I • Type a ca1dIbf,lIn • MMIMIII III "' .. ili Unllnown Unknown M.lnIltnMQ • Clll:tlblltin or In ... • Catchbetln -l'WM 2 MH Culnrt (PubUcJ Diam ..... ~·-u_ ~r-24· =-=-26"-4" ::::.:. 4r+ Culvert (Primol ' ""-.-IJnUIcJMI =-=-= '·2' =-=-: 25·41 ::.:::::.: 41 -1111 Pipe (PublicI "'"-_uno- ....... ".2 .. · .... 2:5 •• 48" _ .... Pipe (_I "'"- --.... UnknOlllft ~r.2"· _25°_W -.... oth.r Conveyance """""'"" ........ _ ••• _-CIIch E7SW -11 T23N ROSE SW 1/4 -Pg.S3 , •. ~ ~- -..... :. Ton. i_ ..... ~ · -Prtvlltelr ".talnad 'wi ..... .• Tn -",,'" · -... • Rlin 0..,. Unknown ".intalnmce ...... 11-... c:::::J .ElITO. c:::::J PM -'.. 0214~1, N" '\ p, 11 Olsclaimer: This inventory Information is schematic only. It was compiled from numerous sources. It is the best Information available at this time and should be used for general guidance only. The City of Renton is not responsible fer error. or ominions. When lhislnformation I. used for planning, design, andior construction purposes, users are to field verify this infonnation, Pg. 79 Surface Water Utility Asset Inventory May 2013 150 300 600 Feet 14 T23N R05E NW 1/4 5314 F7NW co r-- c. c.. :!it ~ w en w '" 0 0:: Z '" N I- '" ~ w en Ie -Rutan IIIIl11nt.lned • lYPII1 Cltd\tluIn or I,.. • ryp. 2 C.lellDliiUI -..... hDle o AccIaaRlMr i:iI ..... iil!I Unknollm Prlvat.ty .... nt8lned • c.lI;:I1beMt. Of Inlll • ryp. 2 Ca~IIn ..... hDle o Acc.A RIa. i:iI ",," IO'! ......... • Cn:hb .. ln or Inlltl • Caidlbtllin -Type 2 Uli Culvert (Public) ~--"" ...... ::::-=::.: r -2"· =-=-2~·· .. r ::ell: 41"+ .. ~ Culvort(PrMto) . ----LhlItnoolwI :::::.:::::::.: '-2<1 ::a::::-= 211· .. 1 =-=-"'-101 Pipe (Public) ....... --___ r·2"" ___ :W.4" _ .... Pipe (PrIvote) "' ....... -- -","d • 1>0. --• - -• • _____ r·z"'· _ 26-·41" III PumpSillIoft -41"+ C=:J RENTON Other Conveyance c::::J PM ConveYlln.~~ __ 10ft COntDW _____ P9I (Unbftoft u. F7NW -14 T23N ROSE NW 1/4 -Pg.79 ~ ~ Disclaimer: This inventory intannalien is schematic only. It was compiled from numerous sources. It Is the best Information available al this time and shOuld be used for general guidance only. The City of Renton Is not responsible for errors or omissions. When this Information Is uMd for planning, dellgn, andlor construction purposel, user, are to field Wtrify this information. Pg.81 1) '!" co N Surface Water Utility Asset Inventory May 2013 o 150 300 600 Feet 14 T23N R05E SW 1/4 5314 l ( ( , I f • • 4 4 t ~ ~ 4 4 • • , 4 • , ~ ~ Renton 7 Short Plat Nile Avenue SE and SE 2nd Court Renton, Washington 98056 LUA13-001214, SHPL-A Utility Permit #U14001204 TECHNICAL INFORMATION REPORT Final July 1, 2014 Prepared for: JayMarc Homes Attn: Gary Upper 7525 sE 24111 Street Suite #487 Mercer Island, Washington 98040 (206) 390-3800 offiCIe Prepared by: Offe Engineers, PLLC Darrell Offe, P.E. 13932 sE 159111 Place Renton, Washington 98058-7832 (425) 260-3412 office (425) 227-9460 fax darrell.offe@comcast.net cITY Of' RENTON RECEIVED JUL 02 20\4- BUILDING DIVISION Table of Contents • Technical Information Worksheet • Section 1: Project Overview • Section 2: Conditions and Requirements Summary • Section 3: Offsite Analysis • Section 4: Flow Control and Water Quality Facility Analysis and Design • Section 5: Conveyance System Analysis and Design • Section 6: Special Reports and Studies • Section 7: Other Permits • Section 8: CSWPPP Analysis and Design • Section 9: Bond Quantities, Facility Summaries, and Declaration of Covenant • • Section 10: Operations and Maintenance Manual TECHNICAL INFORMATION WORKSHEET City of Renton TECHNICAL INFORMATION REPORT (TIR) WORKSHEET Part 1 PROJECT OWNER AND PROJECT ENGINEER Project Owner: JayMarc Homes Address: 7683 SE 27TH street Suite #487 Mercer Island, WA 98040 Phone: (206) 390-3800 Project Engineer. Darrell Offe, P.E. Company: Offe Engineers, PLLC AddresS/Phone: 13932 SE 159th Place Renton, WA 98058 (425) 260-3412 Part 3 TYPE OF PERMIT APPLICATION Subdivision X Short Subdivision o Grading o Commercial o Other ________ _ Part 2 PROJECT LOCATION AND DESCRIPTION Project Name: May Creek Court Short Plat Location Township: 23 North Range: 5 East Section: 15 Part 4 OTHER REVIEWS AND PERMITS o DFW HPA 0 Shoreline Management o COE 404 Rockery o DOE Dam Safety Structural Vaults o FEMA Floodplain X Other NPDES o COE Wetlands Part 5 SITE COMMUNITY AND DRAINAGE BASIN Community North Renton Drainage Basin Maplewood Creek I Cedar River I Lake Washington Part 6 SITE CHARACTERISTICS 0 River 0 Floodplain 0 Seeps/Springs 0 Stream 0 High Groundwater Table 0 Critical Stream Reach 0 Groundwater Recharge 0 Depressions/Swales 0 Other 0 Lake 0 Steep Slopes Part7 SOILS Soil Type Slopes Qva 10-25% D Additional Sheets Attached Part 8 DEVELOPMENT LIMITATIONS REFERENCE D Ch. 4 -Downstream Analysis D D D D D D Additional Sheets Attached Part 9 ESC REQUIREMENTS MINIMUM ESC REQUIREMENTS DURING CONSTRUCTION D Sedimentation Facilities D Stabilized Construction Entrance D Perimeter Runoff Control D Clearing and Grading Restrictions D Cover Practioes D Construction Sequence D Other Erosion Potential Erosive Velocities minor LIMITATION/SITE CONSTRAINT MINIMUM ESC REQUIREMENTS AFTER CONSTRUCTION D Stabilize Exposed Surfaoe D Remove and Restore Temporary ESC Facilities D Clean and Remove All Silt and Debris D Ensure Operation of Permanent Facilities D Flag Limits of SAO and open space preservation areas D Other Part 10 SURFACE WATER SYSTEM 0 Grass Lined Dispersion Infiltration Method of Analysis Channel 0 Energy Dissipater 0 Depression 2009 City of Renton Manual 0 Pipe System 0 Wetland 0 Flow Dispersal 0 Open Channel 0 Waiver Compensation/Mitigati 0 Stream on of Eliminated Site 0 Dry Pond 0 Regional Storage Detention Brief Description of System Operation: catch basins within curb line of street, conveyance to a new storm water pond discharging into an existing storm system within Nile Avenue NE. Facility Related Site Limitations Reference Facility Part 11 STRUCTURAL ANALYSIS Cast in Place Vault o Retaining Wall Rockery > 4' High o Structural on Steep Slope o Other Limitation Part 12 EASEMENTSITRACTS X Drainage Easement o X Access Easement Tract o Other Part 13 SIGNATURE OF PROFESSIONAL ENGINEER I or a civil engineer under my supervision my supervision have visited the site. Actual site conditions as observed were incorporated into this worksheet and the attachments. To the best of my ge the information provided here is accurate. S nad/Da Section 1: Project Overview The proposal is to create seven individual single family lots from this 77,199 square foot parcel (1.77 acres) located in the Renton Highlands, off of Nile Avenue NE and NE 2,d Street. The property will take access off of Nile Avenue NE from a new public road. The property has no existing address due to no structures, the King County tax parcel number is 084710-0041. The property is covered with several trees and blackberry understory. The property slopes from the north towards the south in the existing condition. The property is located within the "existing conditions" area of the drainage basin map. There are no sensitive areas on the project site. The property has a gentle slope of approximately 10% towards the south. The soils on the site have been identified by a Geotechnical Engineers as "glacial consolidated till" (Qgt). These soils are not suitable for Full Infiltration of storm water runoff. A storm water detention pond is proposed on the development to treat the future runoff of the proposed project. The facility will be sized using the 2009 City of Renton Drainage Manual. Lot mitigation will consist of "limited Infiltration", sheet flow dispersion, and perforated pipe connection. Section 2: Conditions and Requirements Summary The preliminary conditions of approval for the short plat are attached. An overview of the Core Requirements are outlined below, further discussion of these requirements can be found within the remainder of this report. Core Requirement No.1 -Discharge at Natural Location The current property has no single point of discharge; the runoff leaves the property along the south side and flows south and east into Nile Avenue NE. The proposed developed property is to collect the runoff into a storm water pond located in the south-central portion of the property, convey the flow from the pond into the existing storm system within Nile Avenue NE. Core Requirement No.2 -Dffsite Analysis The surrounding properties are developed with single family housing. A developed area adjoining the project to the north was recently developed with a storm water facility located along the northwest corner of the Renton 7 property. The pond is connected to the drainage within Nile Avenue NE with a storm conveyance pipe just off the north property line. However, an overflow notch in the pond wall was placed as to allow the overflow of the pond to flow onto Renton 7, Lot 4. This potential overflow scenario will be collected within a proposed swale and conveyed around Lot 4 into the Renton 7 pond. The property to the west slopes away from Renton 7 and does not contribute flows onto this project. To the east is Nile Avenue NE, a fully developed road section including a storm conveyance system. There is no off site drainage contributing to the Renton 7 property unless in an overflow condition. Core Requirement No.3 -Flow Control The property is located within the City of Renton, Flow Control Duration Standard, Forested Conditions. The storm water runoff from the proposed development will be to: mitigate on the lots, up to 1,200 square feet of impervious area using "limited infiltration" standards and collect the remainder of the lot and roadway drainage into a single storm water facility. The facility will be sized for 3,200 square feet of impervious runoff per lot and the roadway within the project. The storm water facility will be conveyed from the internal pond to the storm system within Nile Avenue NE, to the east. Core Requirement No.4 -Conveyance System The proposed on-site conveyance improvements will include curb, catch basins and a pipe network for collection of surface runoff from landscape, driveways, roadways, and sidewalks. The review and analysis of this proposed conveyance system includes calculations that are provided as part of this report. The proposed runoff was analyzed using the "Rational Method of Analysis" at the 25 year event. The proposed overflow system was analyzed at the 100 year event. Core Requirement No.5 -Erosion and Sediment Control A Temporary Erosion and Sediment Control Plan implementing the Best Management Practices have been included within the civil plans. The project exceeds the State requirements of clearing over 1 acre in size. Therefore the developer is aware of this and is proceeding with obtaining the necessary State permits. The temporary pond facility has been sized using the 2 year -15 minute interval storm event. The calculations for the temp. pond are included within this report. Core Requirement No.6 -Maintenance and Operations The Maintenance and Operations for the Renton 7 short plat include both a public and private system. Within this report are the maintenance requirements for the facilities being installed as part of the plat and the facilities to be installed as part of the residential building permits. Core Requirement No.7 -Financial Guarantees and Liability The Financial Guarantees and Liabilities will be required prior to the project being finalized by the City of Renton. Bond Quantity worksheets are provided within this report. Core Requirement No.8 -Water Quality The project is required to provide water quality (WQ) treatment. The WQ has been provided within the storm water treatment pond. Sizing for this portion of the pond are included within section 4. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ADMINISTRATIVE SHORT PLAT REPORT & DECISION A. SUMMARY AND PURPOSE OF REQUEST REPORT DATE: Project Name: Owner: Applicant: Contact: File Number: Project Manager: Project Summary: Project Location: Site Area: November 20, 2013 Renton 7 Short Plat Blake Family Trust; PO Boxes 2566; Renton, WA 98056 Jay Marc Homes; 7683 SE 27th , Suite #487; Mercer Island, WA 98040 Darrell Offe; Offe Engineers, PllC; 13932 SE 159th Place; Renton, WA 98058 LUA13-001214, SHPl·A Rocale Timmons, Senior Planner The applicant is requesting Administrative Short Plat approval for the subdivision of a 1.77 acre parcel into 7 lots for the future construction of single family residences. The project site is currently vacant and located within the Residential - 4 (R-4) dwelling units per acre zoning classification. The proposed lots would range in size from 8,002 square feet in area to 9,030 square feet. Access to the site would be provided via a new 45-foot wide public road extended from Nile Ave NE. There are no critical areas located on site. Nile Ave NE between NE 2nd & 3rd Streets 77,199 SF Project Location Map ;;,.~~~'::' ~',-~~ "";->="","",,,,~,,:,;,;,~ "'''''''"'r.''~~,,,,,, .;;0. ~ ~~~~i4!~ ~t'}~~:::t ~~~ ,~~~~~:~~ ,"" ~ -,~"",r.-_ .. "-,-,,,,,,,_-'"i''''''''lj:.".", _. Short plat Report City of Renton Department of Community & Economic Development RENTON 7 SHORT PLAT Administratille Shorf Plat Report & Decision LUA134J01214, SHPL-A Report of November 20, 2013 I B. EXHIBITS: Exhibit 1: Administrative Decision Exhibit 2: Vicinity Map Exhibit 3: Short Plat Plan Exhibit 4: Landscape Plan Exhibit 5: Aerial Photo Exhibit 6: Drainage Report Exhibit 7: Wetland Assessment Report Exhibit 8: Geotechnical Report Exhibit 9: Public Comment Letter -Hazen Exhibit 10: Public Comment Letter-Edmonds I C. GENERAL INFORMATION: 1. Owner(s) of Record: 2. Zoning Classification: 3. Comprehensive Plan Land Use Designation: 4. Existing Site Use: 5. Neighborhood Characteristics: Blake Family Trust PO Boxes 2566 Renton, WA 98056 Residential-4 dulac (R-4) Residential Low Density (RLD) Single Family Residential a. North: Single Family Residential (R-4 zone) b. East: c. South: d. West: Vacant (R-4 zone) Single Family ReSidential (R-4 zane) Single Family Residential (R-4 zone) Page 2 of 12 6. Access: Via 45-foot wide public road extended from Nile Ave NE terminating in a hammerhead turn-around 7. Site Area: I D. HISTORICAL/BACKGROUND: Action Comprehensive Plan Zoning Annexation Short plat Report Land Use File No. N/A N/A N/A 77,199 SF (1.77 acres) Ordinance No. 4924 5099 4760 11/01/2004 11/01/2004 04/21/1998 City of Renton Department of Community & Economic Development RENTON 7 SHORT PLAT Administrative Short Plot Report & Decision LUA13-001Z14, SHPL-A Report of November 20,2013 Page 3 of 12 I E. PUBLIC SERVICES: 1. Utilities a. Water: This site is located within Water District 90. b. S€wer: Sewer service will be provided by the City of Renton. There is an existing 8-inch diameter sewer pipe in Nile Ave Ne. c. Surface/Storm Water: There are storm drainage improvements in Nile Ave NE. 2. Streets: There are no street improvements in Nile Ave NE. 3. Fire Protection: City of Renton Fire Department F. APPUCABlE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter 2 Land Use Districts a. Section 4-2-020: Purpose and Intent of Zoning Districts b. S€ction 4-2-070: Zoning Use Table c. S€ction 4-2-110: Residential Development Standards 2. Chapter 4 Property Development Standards a. Section 4-4-030: Development Guidelines and Regulations 3. Chapter 6 Streets and Utility Standards a. Section 4-6-060: Street Standards 4. Chapter 7 SUbdivision Regulations a. Section 4-7-070: Detailed Procedures for Short Subdivisions b. Section 4-7-120: Compatibility with Existing Land Use and Plan -General Requirements and Minimum Standards c. Section 4-7-150: Streets-General Requirements and Minimum Standards d. Section 4-7-170: Residential lots-General Requirements and Minimum Standards 5. Chapter 9 Procedures and Review Criteria 6. Chapter 11 Definitions G. APPLICABlE SECTIONS OF THE COMPREHENSIVE PLAN: 1. land Use Element I H. FINDINGS OF FACT: 1. The applicant is requesting an Administrative Short Plat in order to subdivide a 77,199 square foot site into seven single family lots and a tract for drainage. The proposal would result in a density of 4.40 dulac. 2. The subject site is located on the west side of Nile Ave NEjust north of NE 2nd St. 3. The property is located within the Residential Low Density (RLD) Comprehensive Plan land use designation and the Residential 4 (R-4) zoning classification. 4. The site is currently vacant. Short plat Report City of Renton Department of Community & Ec;onomic Development RENTON 7 SHORT PlAT Report of November 20, 2013 Administrative Short Plat Report & Dedsion WA13-OO1214, SHPl-A Page 4 of12 5. The proposed subdivision would result in seven lots each with a lot size ranging from 8,002 to 9,030 square feet with an average lot size of approximately 8,400 square feet. 6. The following table are proposed dimensions for Lots 1-7· As Prop'osed Lot Size Width Depth Lot 1 8,431 SF 80 feet 160feet Lot 2 8,002 SF 7Sfeet 160 feet Lot3 8,002 SF 75 feet 160feet Lot4 9,030 SF 70 feet 128feet LotS 8,960 SF 74 feet 106feet Lot 6 8,0285F 76 teet 106feet Lot 7 8,368 SF 80 teet 106feet 7. Access to the lots is proposed via a 45-foot wide public road extended from Nile Ave NE terminating in a hammer-head turnaround. 8. Topographically, the site is relatively flat with a four-foot change in elevation. 9. A geotechnical report was submitted with the short plat application, prepared by Robert M. Pride, llC (Exhibit 8). The existing soils on the site are mapped as being Alderwood gravelly sandy loam. AgC- Alderwood Gravelly Sandy Loam. 10. A landscape plan was submitted with the application and includes the installation of street trees within the right-of way and two trees per lot in the front yard and one tree per lot in the rear yard (Exhibit 4). 11. A tree inventory indicates a total of 104 trees on the site, of which 10 trees are proposed to remain following development. The site is dominated by big-leaf maple, western red cedar, and red alder. There is an occasional Douglas-fir and black cottonwood. 12. A drainage plan and drainage report has been submitted with the short plat application (Exhibit 6). The report addresses compliance with 2009 King County Surface Water Manual (KCSWM) and City of . Renton Amendments to the KCSWM, Chapters 1 and 2. Based on the City's flow control map, this site falls within the Flow Control Duration Standard, Forested Conditions. 13. A wetland assessment report was submitted with the project application, prepared by Chad Armour, lLC, dated October 18, 2013 (Exhibit 7). The report states there is no indication of wetlands on the subject site. 14. There are no other critical areas located on site. 15. Except when located on lands covered by water, short plats are exempt from SEPA Environmental Review pursuant to WAC 197-11-800(6)(a). 16. The Planning Division of the City of Renton accepted the above master application for review on September 6, 2013 and determined it complete on September 12, 2013. The project was placed on hold on OClober 7, 2013 and taken off hold on October 31, 2013. The project complies with the 120- day review period. 17. Staff received public comments from two parties of record (Fxhibits 9 and 10). Comments included a request for staff to require an evergreen buffer to be placed between the hammerhead turn-around and the abutting property to the west. The second letter raised concerns with regard to the hydrology of the site and possible presence of wetlands. 18. 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, Sholt plat Report City a/Renton Department of Community & Economic Development RENTON 7 SHORT PtA T Administrative Short Plat Report & Decision LUA13..(J01214, SHPL-A Report of November 20, 2013 Page 5 of 12 and the essence of the comments has been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of this report. 19. The proposal requires Administrative Short Plat Review. The following table contains project elements intended to comply with Short Plat decision criteria, as outlined in RMC 4-7-070: SHORT PLAT REVIEW CRITERIA: 1. CONFORMANCE WITH THE COMPREHENSIVE PLAN: The site is designated Residential Low Density (RLD) on the Comprehensive Plan Land Use Map. Lands in the RLD designation are intended to guide development on land appropriate for a range of low intensity residential where land is either cohstrained by sensitive areas or where the City has the opportunity to add larger-lot housing stock, at urban densities of 4 du/net acre, to its inventory. The proposal is consistent with the following Comprehensive Plan Land Use and Community Design Element policies if all conditions of approval are complied with: f--'-'-""-~--" Within the Residential 4 du/acre zoned area allow a maximum density of 4 Policy LU-143 . ./ units per net acre to encourage larger lot development and increase the supply of upper income housing consistent with the City's Housing Element. Policy LU-148. Interpret development standards to support provision of landscape features as well os innovative site planning. Criterio should include: 1) Attractive residential streetscapes with landscaped front yards that are visible from the street; ./ 2) Landscaping, preferably with drought-resistant plant materials; 3) Large caliper street trees; 4) Irrigoted landscape planting strips; 5) Low-impact development using landscaped buffers, open spaces, and other pervious sur/aces for sur/ace water runoff; and Significant native tree and vegetation retention and/or replacement .. Policy LU-lS2_ Single-family lot size, lot width, setbacks, and impervious sur/ace should be ./ sufficient to allow private open space, landscaping to provide buffers/privacy without extensive fencing, and sufficient area for maintenance activities" Objective CO-C. Promote reinvestment in and upgrade of existing residential neighborhoods ./ through redevelopment of small, underutilized parcels with infil! development, modification and alteration of older housing stock, and improvements ta streets and sidewalks to increase 1--"--"-" _.,-------E!!operty values" ,--- Policy CD-12. Infill development, defined as new short plats of nine. or fewer Jots, should be ./ encouraged in order to odd variety, updated housing stock, and new vitality to neighborhoods. Policy CD-B. Infill development should be reflective of the existing character of established neighborhoods even when designed using different architectural styles, and lor responding ./ to more urban setbacks, height· or lot requirements. Infill development should draw on elements of existing development such as placement of structures, vegetation, and location of entries and walkways, to reflect the site planning and scale of existing areas. 2. COMPLIANCE WITH THE UNDERLYING ZONING ClASSIFICATION: The subject site is classified Residential-4 dulac (R-4) on the City of Renton Zoning M"p. RMC 4-2-110A provides development standards for development within the R-4 zoning classification. The proposal is consistent with the following development standards if all condition:; of approval are complied with: Density: The maximum density permitted in the R-4 zone is 4.0 dwelling units per net acre. ./ Net density is calculated after the deduction of critical areas, areas intended for public right- of-way, and private access easements. Staff Comment: The applicant would be required to dedicate a 7,946 s_qlJare foot area for Short piat Report City of Renton Department of Community & Economic Development RENTON 7 SHORT PLA T Administrative Short Plat Report & Decision LUA13-Q01214,SHPL-A Report of November 20, 2013 Page 6 of 12 right-of-way dedications along Nile Ave NE. As a result the net square footage of the site would be 69,253 square feet (1.59 net acres). The seven lot proposal would arrive at a net density of 4.40 dwelling units per acre (7 lots I 1.59 acres = 4.40 dulac) and when using the rounding provisions of the code falls within the permitted density range for the R-4 zone. Lot Dimensions: The minimum lot size permitted in the R-4 is 8,000 square feet. A minimum lot Width of 70 feet for interior lots and 80 feet far corner lots, as well as a minimum lot ./ depth af 80 feet, is also required. Insafar as practical, side lot lines shall be at right angles to street lines or radial to curved street lines. Staff Comment: As demonstrated in the table above, all lots meet the requirements for minimum lot size, depth, and width. Setbacks: The required setbacks in the R-4 zone are as follows: front yard is 30 feet for the primary structure; interior side yard is 5 feet; side yard along a street is 20 feet for the ./ primary structure; and the rear yard is 25 feet.. Staff Comment: Compliance with building setback requirements would be reviewed at the time of building permit review. Building Standards: Building height is restricted to 30 feet and 2-stories. Detached accessory structures must remain below a height of 15 teet and one-story. The allowed building lot ./ coverage for lots over 5,000 SF in size in the R-B lone is 35 percent or 2,500 SF, whichever is greater. The allowed impervious surface coverage is 75 percent. Staff Comment: The building standards for the proposed lots would be verified at the time of building permit review. Landscaping: Ten feet of on-site landscaping is required along all public street frontages, with the exception of areas for required walkways and driveways. Staff Comment: A conceptual landscape plan was submitted with the project application (Exhibit 3). The landscape plan includes a planting plan; the proposed tree species largely consist of Jacquemontii Birch, Autumn maple, flowering pear, katsura and vine maple. The landscaping plan did not include a lO-foot wide landscape strip along Nile Ave NE or the proposed internal street. Additionally, it is unclear if the applicant's landscape plan is compliant with the tree replacement requirements of the code {see below}. Staff recommends, as a condition of approval, the applicant submit a revised and detailed y' landscape plan including the following: a lO-foot on-site landscape strip along the frontage of the site (Nile Ave NE) and the proposed internal street; a mixture of trees, shrubs, and groundcover; and compliance with the tree replacement requirement per RMC 4-4-130. The revised landscape plan, shall be submitted to, and approved by, the Current Planning Project Manager prior to construction permit issuance. Staff received public comments containing a request to require an evergreen buffer at the termination of the proposed hammerhead turn-around from the abutting single family residential development (Exhibit 9). However the proposed hammerhead does not extend to the western property line. The proposed drainage pond, which does abut the western property line, would be required to be fenced and would provide a buffer between the '-. turnaround and the abutting property to the west. Parking: Each unit is required to accommodate off street parking tor a minimum of two ., vehicles . Staff Comment: SuffiCient area exist, on each lot, to accommodate off street parking for a minimum of two vehicles. 3. DESIGN STANDARDS: RMC 4-2-115 provides residential and open space standards for development within the R-4 zoning classification. The proposal is consistent with the following design standards if all conditions of approval are complied with: N/A I lot Configuration: One of the Following is required: Short plat Report City of Renton Department ot Community & Economic Development RENTON 7 SHORT PLAT Administrative Short Plat Report & Decision LUA13-{)01l14, SHPL-A Report of November 20, 2013 Page 7 of 12 Lot width variation of 10 feet minimum af one per four abutting street fronting lots, or Minimum of four lot sizes (minimum of 400 gross square feet size difference), or A front yard setback variation of at least five feet minimum for at least every four abutting street fronting lots_ . 4. CRITICAL AREAS: The proposal is consistent with critical area regulations as stated in RMC 4-3-150: Staff received public comments raising hydrology concerns for the site and the potential for ., a wetland to be located on the site (Exhibit 10)-A wetland assessment report was submitted with the project application, prepared by Chad Armour, LLC, dated October 18, 2013. The report states there is no indication of wetlands on the subject site (Exhibit 7). 5. COMMUNITY ASSETS: The proposal is consistent with the following community asset requirements: Tree Retention: RMC 4-4-130 required thirty percent of the trees shall be retained in a residential development. Staff Comment: There are a total of 104 trees located on site of which 10 are proposed to be retained. The applicant is required to retain 30 percent of the trees located on site that are not located within critical areas, proposed rights-of-way and access easements. The applicant indicates 44 trees on site would be excluded from the tree retention calculations due to their location in proposed right-of-way, utility, and access easement corridors. Non-However, utility corridors are not excluded from the tree retention calculations. Therefore, Compliant it is unclear the number of trees required to be retained. Staff recommends the applicant submit a revised tree retention worksheet and tree retention plan reflecting the exclusion of trees within proposed right-of-way and access easements only for the purposes of calculating the number of trees to be retained. The revised tree retention plan and worksheet shall be submitted to the Current Planning Project Manager prior to construction permit approval. As a note to the applicant when the required number of protected trees cannot be retained, new trees, with a two-inch caliper or greater, shall be planted. The replacement rate shall be 12-caliper inches of new trees to replace each protected tree removed. 6. COMPLIANCE WITH SUBDIVISION REGULATIONS: RMC 4-7 Provides review cfiteria for the subdivisions. The proposal is consistent with the following subdivision regulations if all conditions of approval are complied with: Access: Each lot must have access to a public street or road. Access moy be by private access easement street per the requirements of the street standards. Additionally, RMC 4-4·0801.7 Parking, Loading, and Driveway Regulations states that joint use driveways should be encouraged when feaSible and appropriate. Partially Staff Comment: It is feasible and appropriate for Lots 3 and 4 to gain access via a joint use Compliant driveway. A joint use driveway would reduce the number of curb cuts along internal road and thereby improve safety. Therefore, staff recommends as a condition of approval the applicant be required to provide a joint use driveway for Lots 3 and 4. The joint use driveway shall be created upon the common property line of Lots 3 and 4 and shall be assured by easement. The access easement shall be recorded prior to or concurrently with the recording of the short plat. . N/A Blocks: Blocks shall be deep enough to aI/ow two tiers of lots. Streets: The proposed street system sholl extend and create connections between existing streets per the Street Standards outlined in RMC 4-6-060 Street Standards. ., Staff Comment: Nile Ave NE is classified as a Residential Access street and currently has an available right-of-way width of 60 feet, which exceeds the City code requirement of 53 feet. Per RMC 4-6-060 residential streets include a 26 feet wide paved road surface, O.S-foot wide curbs and gutter, 8 feet wide planter and S-foot wide sidewalks on both sides of the street. Short plat Report City of Renton Department of Community & Economic Development RENTON 7 SHORT PLA T Administrative Short Plat Report & Decision LUA13"001214, SHPL"A Report of November 20, 2013 Page 8 of 12 The available paved width on Nile Ave NE is 32 feet. The curb is proposed to be iocated at the edge of the existing pavement edge, followed by the planter arid the sidewalk. The applicant has proposed a Limited Access Residential public street with right-of-way width of 47 feet to serve the internal 10K The applicant has included a paved width of 20 feet, with a O.5-foot wide curb and gutter, 8 foot-wide landscaped planters and 5 -foot wide sidewalks on both sides of the proposed internal street. The proposed right-of-way width and street elements comply with the street code requirements. The proposed short plat is also anticipated to generate additional traffic on the City's street system. The applicant would be required to pay an appropriate Transportation Impact Fee. The fee, as determined by the Renton Municipal Code at the time of payment, shall be payable to the City prior to building permit issuance. Currently this fee is assessed at $717.75 per new single family home. However, the fee will increase to $1,430.72 on January 1, 2014. 7. AVAILABILITY AND IMPACT ON PUBLIC SERVICES: -. Police and Fire: Sufficient resources exist to furnish services to the proposed development; subject to the condition that the applicant provides Code required improvements and fees. The applicant would be required to pay an appropriate Fire Impact Fee. The fee, as determined by the Renton Municipal Code at the time of payment, shall be payable to the City at the time of building permit issuance. Currently this fee is assessed at $488.00 per each single family lot. On January 1, 2014 the fee will decrease to $479.28 per each new single family lot. Schools: It is anticipated that the Renton School District can accommodate any additional students generated by this proposal at the following schools: Maplewood Elementary, McKnight Middle School and Hazen High School. A School Impact Fee, based on new single- family lot, will be required in order to mitigate the proposal's potential impacts to Renton School District. The fee is payable to the City as specified by the Renton Municipal Code at the time of building permit issuance. Currently the fee is assessed at $6,395.00. Storm Water: A drainage report, prepared by Offe Engineers, was submitted for the proposed project (Exhibit 6). The drainage report complies with the 2009 King County Surface Water Manual and City Amendments. Based on the City's flow control map, this site falls within the Flow Control Duration Standard (Forested Conditions). The applicant is proposing flow control by means of a storm water pond facility and water quality within the Storm Water Tract. Drainage plans and a final drainage report based on the City adopted 2009 Surface Water Design Manual Amendment and the 2009 King County Surface Water Drainage is required to be submitted with the construction permit. The final drainage report must include information of all the core requirements and the special requirements, 1-__ --;-__ J.-=eocsp"'e"'c=:ia::cIC!..ly the requirements for flow control, water quality, and stormwater BMPs. " Water and Sanitary Sewer: A water availability certificate is required from Water District 90. Short plot Report An "approved" set of water plans from Water District 90 will be required to be submitted with the civil plans. There is an existing 8-inch diameter sewer pipe on Nile Ave NE. An 8"inch diameter sewer main is proposed to be extended into the site. The individual lots are to be served by individual side sewers. A man hole is proposed at the intersection of the sewer main extension with the existing sewer main on Nile Ave NE. A second manhole is proposed to be located within the site and would be required to be located at the termination of the proposed public street. This' proposal is also located in the Central Plateau Special Assessment District. These fees are currently $431.21 per connection and shall be paid at City of Renton Department of Community & Economic Development RENTON 7 SHORT PLAT Administrative Short Plat Report & Decision LUA13-001214,SHPL-A 'Report of November 20, 2013 Page 9 of 12 the time a construction permit is issued, prior to recording the short plat. II. CONCLUSIONS: 1. The proposal complies with the Short Plat Criteria if all conditions of approval are met and modification for approval. 2. The proposal is compliant and consistent with the plans, policies, regulations and approvals. 3. Staff does not anticipate any adverse impacts on surrounding properties and uses as long as the conditions of approval are complied with. 4. The proposed use is anticipated to be compatible with existing and future surrounding uses as permitted in the R-4 zoning classification. 5. Safe and effiCient access and circulation has been provided for all users, 6. There are adequate public services and facilities to accommodate the proposed use. I J. DECISION: The Renton 7 Short Plat, File No. LUA13-001214, SHPL-A, is approved and subject to the following conditions: 1. The applicant shall submit a revised and detailed landscape plan including the following: a lO-foot on- site landscape strip along the frontage of the site (Nile Ave NE) and the proposed internal street; a mixture of trees, shrubs, and groundcover; and compliance with the tree replacement requirement per RMC 4-4-130. The revised landscape plan, shall be submitted to, and approved by, the Current Planning Project Manager prior to construction permit issuance. 2. The applicant shall submit a revised tree, retention worksheet and tree retention plan reflecting the exclUSion of trees within proposed right-of-way and access easements only for the purposes of calculating the number of trees to be retained. The revised tree retention plan and worksheet shall be submitted to the Current Planning Project Manager prior to construction permit approval. 3. The applicant shall be required to record an access easement for the benefit of Lots 4 and 5. The access easement shall be recorded prior to, or concurrent with, the recording of the short plat. DATE OF DECISION ON LAND USE ACTION: SIGNATURE: c C.E. "Chip" Vincent, Administrator Department of Community & Economic Development Short plat Report City of Renton Department of Community & Economic Development RENTON 7 SHORT PLAT Administrative Short Plat Report & Decis;on WA13-001214, SHPL-A Report of November 20, 2013 TRANSMITTED this 20th day of November, 2013 to the Contoct/Applicant/Owner(s): Owner: Blake Family Trust PO Boxes 2566 Renton, WA 98056 Applicant; Jay Marc Homes 7683 SE 27th, Suite #487 Mercer Island, WA 98040 TRANSMlffiD this 2rJi' day of November, 2013 to the Party(ies) of Record: None TRANSMITTED this 20'h day of November, 2013 to the following: Neil Watts, Development Services Director Abdoul Gafour, Development Services Jan Conklin, Development Services Carrie Olson, Development Services Jennifer Henning, Current Planning Fire Marshal Renton Reporter Contact: Darrell Ofte Ofte Engineers, PLLe 13932 SE 159th Place Renton, WA 98058 L LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION; Page 10 of12 The administrative land use decision will become final if the decision is not appealed within 14 days of the decision date. APPEAL: This administrative land use decision will become final if not appealed in writing to the Hearing Examiner on or before 5:00 PM on December 3,2013. An appeal of the decision(s) must be filed within the 14-day appeal period (RCW 43.21.C.075(3); WAC 197-11-680). Renton Municipal Code Section 4-8-110.B governs appeals to the Hearing Examiner. Appeals must be filed in writing together with the required fee to the Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Additional information regarding the appeal process may be obtained from the City Clerk's Office, Renton City Hall -7th Floor, {425} 430-6510. EXPIRATION: The administrative short plat decision will expire two (2) years from the date of decision. A single one (1) year extension may be requested pursuant to RMC 4-7-070.M. RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened by the approval body. The approval body may modify his decision if material evidence not readily discoverable prior to the original decision is found or if he finds there was misrepresentation of fact. After review of the reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will be no further extension of the appeal period. Any person wishing to take further action must file a formal appeal within the 14-day appeal time frame. THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications may occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals to the Hearing Examiner as well. All communications after the decision/approval date must be made in writing through the Hearing Examiner. All communications are public record and this permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence in writing. Any violation of this doctrine could result in the invalidation ofthe appeal by the Court. Short plat Report City of Renton Department of Community & Economic Development RENTON 7 SHORT PLAT Report of November 20, 2013 ADVISORY NOTES TO APPLICANT Administrative Short Plat Report & Decision WA13-001Z14, SHPL-A Page 11 of 12 The following notes are supplemental information provided in conjunction with the administrative land use action_ Because these notes are provided as information only, they are not subject to the appeal process for the land use actions. PLANNING 1. RMC section 4-H)30.C.2 limits haul hours between 8:30 a.m. to 3:30 p.m., Monday through Friday unless otherwise approved by the Development Services Division. 2. The applicant will be required to comply with protection measures for retained trees as set forth in RMC 4-4-130H8 during construction. FIR~ 1. The fire flow requirement for a single family home is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be required. A minimum of one fire hydrant is required within 30o-feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. It appears there is adequate fire flow in this area. A minimum of one new hydrant is required. 2. The fire impact fees are applicable at the rate of $479.28 per single family unit. This fee is paid prior to recording the plat. 3. Fire department apparatus access roadways are required to be a minimum of 20-feet wide fully paved, with 25-feet inside and 45-feet outside turning radius. Fire access roadways. shall be constructed to s.upport a 3D-ton vehicle with 322-psi point loading. Access is required within 150-feet of all points on the buildings. Approved apparatus turnarounds are required for dead end roads. exceeding iso-feet. Hammerhead turnarounds are allowed for dead end streets up to 300-feet long. Access as proposed appears adequate. WATER 1. A water availability certificate is required from Water District 90. 2. The project will need to provide domes.tic service and fire servIce to the proposed development. 3. Per the City Fire Marshal, the preliminary fire flow requirement for a single family home is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and basements). lithe dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be required. A minimum olone fire hydrant is required within 300 feet of the proposed buildings, and two hydrants if the fire flow goes up to 1,500 gpm. lateral spacing of fire hydrants is predicated on hydrants being located at street intersections (also capable of delivering a minimum of 1,000 gpm) within 300 feet of the structure. This distance is measured along the travel route. SANITARY SEWER 1. The sanitary sewer project needs to. be finaled prior to the short plat recording. 2. System development charges (SOC) fee for sewer is based on the size of the new domestic water to serve the new home on each lot. The current sewer fee for a %-inch or i-inch meter install is $1,812.00. 3. The Central Plateau Interceptor Special Assessment District fee is applicable. The fee established in 2009 is $351.95 plus interest per Single family lot (as of 11.08.2013, the rate is $431.21 per single fa;';ily house plus daily interest of $0.0511). SURFACE WATER 1. The project is required to comply with the City of Renton Amendments to the 2009 King County Surface Water Design Manual. 2. The applicant shall submit engineered plans and report prior to recording the short plat, and install facilities as to how the roof runoff from the new lots will be handled 3. The Surface Water SOC fees are $1,120 per lot. These fees are collected at the time a construction permit is issued. TRANSPORTATION/STREIT 1. The developer must provide the necessary NO PARKING signage. The pavement width must meet with Fire department approval and corresponding right of way width is to be provided. The pavement thickness shall be a minimum of 4 inches of asphalt over 6 inches of crushed rock. 2. The turnaround must meet with the requirements of section H of the RMC 4-6-060 and must meet with Fire Department approval. Fire department requires a minimum 20 feet paved width for hammerhead turnaround. Short plat Report City of Renton Department of Community & ECDnomic Development RENTON 7 SHORT PLAT Report of November 20, 2013 3. The minimum distance between a driveway and a property line is 5 feet, Administrative Short Plat Report & Decision WA13-001214, SHPL-A Page 12 of 12 4. Traffic safety guidelines include a minimum distance of 20 feet between driveways {to avoid potential traffic turning movement conflicts). If the applicant wants to provide the driveways to Lot 4 and Lot 5 in the proposed manner, then no fence, or vegetation will be allowed between Lot 4 and Lot 5 that will block the view of vehicle movement from the driveway of both lot 4 and lot 5. 5, All new electrical, phone, and cable services and lines must be undergrounded, The construction ofthese franchise utilities must be inspected and approved by a City of Renton public works inspector prior to recording the plat. 6. The Transportation Impact Fee will be assessed. 7. Paving and trench ,estoration will comply with the City's Trench Restoration and Overlay Requirements. GENERAL COMMENTS 1. Separate permits and fees for storm connection will be required. PROPERTY SERVICES COMMENTS 1. See Exhibit 4 for comments from Property Services regarding information needed for final short plat approval. Short plat Report " ~ '" ~~~ ~ !.! ~~!~ .. , ~ •• #g: g:il ". ! z .~,J·I • i '00' .~. , 0 ~~ ~:~ ~ w~ . ~ .. § l! '" "~il ';I::!" ~ "" 0 .~ . "' '~ .. , , !§~U a -1:1 _ 1i u • '7 i§i ~ ~! , III I w <l'i !;;~~lt ~Hiil ~I i 0 ~ •• !!" ~;I. --" .~ !,,~ i ... s_ ::!iO:",u <;) ill~~H w il:: --" ~~~!; ~i ~~l!l!I ;:~ii1 ~. §iO!:! ~~ !I.l -:~~~; ~ 5 " ~~ ~ rW r-. ~~ 0 ~I 0 i~ LlJ w ~~ ,,~ J ~ f ~ i i ~;! r t t • z oz ""' .... Q = Z'" "" w;o, "'" ~o l!) ..... z CL 02 w ~5 (/) _ cc () -.J i • , • ~ 3N 3lIN 0 z OZ UJ "" ..... Q Z'" ~. = W8 '" .., ~~ UJ , U 0-Oz uJ ~$ W c.n -"-~ () .. .~ , o LUA13-001214 Renton 7 Short Plat NO:1e 0 1: 2,180 182 0 91 --I 1 Leg~~d' 182 Feet City and Counly Boundary Other fJ City of Renton Addresses o Parcels City of Retrron e Infonnation Technology. GIS RentonMap$upport@Rentonwa,gov 912312013 Finance 8< IT Division EXHIBIT 5 This l"1ap i:; a user generated static OtItpllt from ar. Internal map':lirg site. and IS for reference Ofll~. Data 1,3j1cr.!. thel appeZlr on this rr,ap mayo· may no1 be -<!CGUrdle, Gllrrlmt, llr Dtfltlr.'Ji~e reii"ble. THIS MAP IS NOT TO BE USED FOR NAVIGATION "---" • " ~ .. ; \J , ' , "'Renton 7 Short Plat Nile Avenue SE and SE tid Street Renton, Washington 98056 PRELIMINARY DRAINAGE REPORT August 25, 2013 Prepared for: layMan: Homes 7683 SE 27th Street Suite #487 Mercer Island, Washington 98040 (206) 390-3800 office Prepared by: Offe Engineers, PlLC Darrell Offe, P.E. 13932 SE 159th Place Renton, Washington 98058-7832 (425) 260-3412 office (425) 227-9460 fax darrell.offe@comcast.net EXHIBIT 6 RECEIVED Ocr 252013 CITY OF Dr •.• __ CHAD ARMOUR, LLC October 18, 2013 Job Number 13-027 Mr. Gary Upper Jay Marc Homes 2806 Sunset Blvd. NE, Suite E Renton, Washington 98056 Subject: Wetland Assessment Report 6500 126"' Avenue S.E. Bellevue, Washington 98006-3941 (425) 641-9743 chad@chadarmour.com NE 2nd Court & Nile Avenue NE (File No. PRE13-000717) Renton, Washington Dear Mr. Upper: . We are pleased to present the results of our wetland reconnaissance-level assessment for the above-referenced property (site) located in Renton, Washington. SUMMARY OF FINDINGS There are no wetlands on the site. PROJECT UNDERSTANDING We understand that you own the site and plan to construct seven homes on it. We also understand that the City asked you to conduct a wetland assessment and provide a supplemental narrative regarding groundwater levels and how it may be impacted by development if no wetlands are present. Presumably your engineer will address the potential for groundwater to be impacted by site development. BACKGROUND INFORMATION The site is the location of an undeveloped forest in Section 15, Township 23 North, Range 5 East. The site slopes gently to the southwest with elevations ranging from somewhat more than 434 to less than 430 feet above mean sea level. The site is bounded by SFRs on two sides, a similar forest to the south, and Nile Avenue NE to the east. The soil map shows that Alderwood gravelly sandy loam underlies the site. Alderwood soils are made up of moderately well drained soils underlain by a dense till layer typically two to 3.5 feet below the surface. Alderwood soils formed in glacial deposits under conifer trees. Alderwood soils are not hydric. EXISTING CONDITIONS We visited the site on October 18,2013 to assess the site. There were several t~!=CEIVED . blazed through the forest, presumably by your surveyor, making access easy. OCT 252013 The site is the location of a second-growth forest dominated by big-leaf maple (Aefrv 0~ "EIIITON macrophyllum), western red cedar (Thuja plicata), and red ~"" __ J.A'---__ .'-_u ____ ,»,',",' N the overstory layer. The occasional Douglas-fir (Pseudotsl ' C:JJobslJayMarcl7LSPIReconnaissance Report.doc 1 Chad Armour, LLC EXHIBIT 7 Robert M. Pride, LLC October 10, 2013 Mr. Gary Upper JayMarc Homes P. O. Box 2566 Renton, WA 98056 Re: Geotechnical Recommendations Proposed Short Plat . 2XX Nile Avenue NE Renton, Washington RMP Project No. 13-151-01 Dear Mr. Upper, Consulting Engineer This report provides additional conclUsions regarding discharge of storm water on this new short plat development located west of Nile Avenue and north of NE.2nd Street in Renton. It is understood that the Edmonds who own property at 5614 NE 2nd Street just south of this new development have concerns over existirig shallow groundwater conditions and the potential for future impacts on their property. The proposed development will include storm drain trenches for pipe conduits that will lead to Nile Avenue on the east side of the property. The proposed storm drain system combined with the trench excavations will collect shallow groundwater and reduce the surface water and shallow groundwater flows that exist on the Edmonds property to the south. Please call if there are any questions. Respectfully, Robert M. Pride, P. E. Principal Geotechnical Enginee d:ist: (1) Addressee Tmj>: JayMarcNile2 Robert M. Pride, LLC 13203 Holmes Point Drive NE EXHIBITS RECEIVED OCT 252013 CITY OF RENTON PLANNING DIVISION Page 1 Kirkland, WA 98034 • In regards to Project: Renton 7 Short Plat/ LUA13-{101214, SHPL-A We request an evergreen "buffer" to be placed between the west end of the new public road and the existing homes to the west ofthe Renton 7 Short Plat property. Also, we request a time line of the proposed development. Thank you for your consideration, Paul and Christine Hazen 5527 NE 2 nd Ct Renton,WA 98059 cphazen@comcast.net 425235-1799 EXHIBIT 9 , Ryan and Enna Edmonds 5614NE2nd St. Renton, WA 98059 425"226-4920 , . ; --~;. '. ;." .' ,", " September 21,20)3; ... ' Rocale Timmons Senior Planner . .' . . Dep<Jitment of Community&IkoI).omic Developm:ent 1055 S. G!:ady W'ilY, . .. . . Renton, W A 98057 Re:. Rentoll 7 Short Plat! LUA13-001214, SHPL-A Senior Planner Timmons: I am writing regarding the proposed 7 lot short plat being planned on the north side of my property. I am concerned that the city and applicant need to carefully consider the impact of the proposed development on the ground water and runoff and how it will affect surroUnding homes .. While instaliing a fence on the back of my property this last year in the wjnter; I have noticed that the ground water is very near the surface on the north side iif my proPertY or the south side of the plat proposed for development. I came across a freJ;lch drain on the property line that a previous owner had installed. That drain had Standllig water oiily a foot or two down during the winter. Additionally, the south side of the proposed, plat GOntains large cottonwood and cedar trees, both of which are known to like wet environments and remove lots of groundwater from the soiL The site across Nile from this plat is also a dedicated wetland or natural area that was not developed presumably due to groundwater. I think that the city and applicant need to make sure they have a good understanding of the hydrology of the site particularly near the south side of the propertY. . I would like to better understand, how the proposed short plat would be graded and how the project would affect the ground water that is very near the surface. In general, I think that the proposed plat map seems reasonable provided the project has no affect on the surrounding properties. If you have questions please feel free to give me a phone call. Thank you for your time, EXHIBIT 10 Section 3: Offsite Analysis The downstream system was walked and driven in October 2013. The site drainage will be collected within a storm water pond on-site and discharged into the existing storm system in Nile Avenue NE; City identification # 131896. The drainage will continue within conveyance pipes into NE 2nd Street to the east. The drainage flows through thru a pipe and catch basin network within this project to the east approximately 2650 feet before entering a storm water pond, City #145381. This pond shows no over topping or capacity problems. The pond (145381) discharges at the southwest comer of the property into a recently "mitigated" stream area on the County Park property to the south. The stream continues south through the County park property before entering a 36" pipe at the north end of 149th Place SE. This inlet has a trash rack over it. There appears to be no erosion or capacity problems at the inlet. The drainage continues south through the Maplewood Development within a pipe and catch basin system approximately 2500 feet to the beginning of Maplewood Creek. There appears to be no capacity, erOSion, or overtopping within the downstream system below the Renton 7 project. Structurel Renlon Maintained • Type 1 Catcllbasln Dr Inlet • Type 2 Ca\Chbasln _ Manhole Ct Access Riser Q] Vault "'l Unknown Privately Maintained • Ca\Chbasin or Inlet • Type 2 Calchbaein -Manhole Q] "'l Acc&t8 Riser Vault Unknown Unknown Maintenance • Catch basin or Inial • Calchbas1n _ Typa 2. MH Culvert (Public) Diameter Unknown =-::::::.: B" -24' =-=-25" -46" =-=-: 49"+ Culvert (Private) Diameter -~--._, linknuwn =-=-= 8·24 =-=-= 25-48 :::::I:I: 49 - 1 D5 Pipe (Public) Diameter ____ Unknown --... 8"·24" _ 25"-4B" _49"+ Pipe (Private) Diameter ~ Unknown ____ B"_24' _ 25"-48" _49"+ Other Conveyance Facility Renton Maintained _ Pond • Tank .. Vault @ Bloswale Privately Maintained .. Pond • Tank _ Vault • Bioswala • Rain Garden Unknown Maintainence '\f!!J Pond • PumpStalion [=:J RENTON I=::J PM ConveyanceType 1 Crt Contour ______ Pipe (Unknown Maint) -_ .. _. Ditch • E7SW -11 T23N R05E SW 1/4 -Pg. 53 F4SE -17 T23N R05E SE 1/4 - Ir1Yr)lttJ'i~ AI 'r IGr ~~'f"'Pl IJLl1fCJ-f':'lllf ~Sl .~( fYt"::-i"t Disclaimer: This inventory information is schematic only. It was compiled from numerous sources. It is the best information available at this time and should be used for general guidance only. The City of Renton is not responsible for errors or omissions. When this information is used for planning, design, and/or construction purposes, users are to field verify this information. Pg. 79 @ e. e • e e , e f 4 e ~ t e e • • .~ ~ ~ I ~ m ~ • f ~ • e :;;; I f -u I 4 ~ e ~ 4 • • 4 • ~ ~ • C • C C • C • 4 i ~ Surface Water Utility Asset Inventory May 2013 •• 10 150 300 600 I ... Feet 14 T23N R05E NW 1/4 5314 F7NW structures Renton Maintained • • IQ] >'I Type 1 Catchbasln orlnlel Type 2 Calchbasin -Manhole Actess Riser Vault Unknown Privately Maintained • Calchbasin or Inlet • Type 2 Calchbasin -Manhole 4~ Access Riser IQ1 VaIJI III Unknown Unknown Maintenance • Ca!c:hbasin or Inlet • Catchbasin-Type2MH Culvert (Public) Clameter ~~-, Unknown =-=-= 8'_24" =-::::.: 25" -48" ::I::::I 49"+ Culvert (Private) FacJllty Diameter Renton Maintained ... _00--Unknown .. Pond =-=-= 8-24 • Tank =-::::I 25·48 .. Vault :::::I::::I 49 -105 GI Blcswale Pipe (Public) Privately Maintained Diameter ____ Unknown 'wi Pond ____ 8"-24" • Tank __ 25"-411" -Vault _49'+ • 6ioswalll Pipe (Private) • Rain Garden Clameter Unknown Malntainence -....... Unknown "&!I Pond ____ 8"-24" • --.tIll 25" -48" PumpSlaijon -49".. [::::::J RENTON Other Conveyance CJ PM ConveyanceType ___ 1011 Contour ______ Pipe (Unknown Mainl) ~ ... ~. Ditch r 71~ vJ 1 .. ,2':>I'J rwS!:: Nyv 1/4 r-9. f 9 r-=" 'F c~jH 1_ § .2'0, 2 i 4;P1 14ti€-1 ;~5~$ia~o ' r I~r, :12 Ilf lot J5 :_J1 . Ii? I t:"lm I fi,hs Disclaimer: This inventory 'Information is schematic only. It was compiled from numerous sources. It is the best information available at this time and should be used for general guidance only. The City of Renton is not responsible for errors or omissions. When this information is used for planning, design, andlor construction purposes, users are to field verify this information. Pg.81 I j ~ ~ ~ ~ -~----1Jr30;ij ~ ~ '" ,~ , I " I m 1--, ~ ~ .... l:l~" ;j ~ , 131' -(.0 ~ 13.1 91 Z 4 -----~ • r'~ ~-~ , I I .~~~ ~~I~ . ---,~. ---I --.~I •• N ~ Surface Water Utility Asset Inventory May 2013 o 150 300 600 Feet 14 T23N ROSE SW 1/4- 5314 F7SW • 4 ~ , • 4 ~ • ~. ~ ~. ~ ~ • ~ ~ ~ • , • t l r • • • • ~ I • I I • ~ I I • I • I I I I I· . . . I I I I I I·. I. I I I 5cli3:".~'1 ~r E6SE -10 T23N R05E SE 1/4 -Pg.52 I;! I F4SE -17T23N R05E SE 1/4 -Pg.78 I: ~,->,. _ Structures ([~:,. ~,R.nton Malntalnad L I ~.'" • • I:! ~ ':'ypa 1 Ca\Chbaaln or Inlel Type 2 Catchb .. ln. Manhota Ac:cen Rlur Vault Unknown ",,'" --i]:' Privately Mainlltlnetl ~g;-:, '. Citthb ... ln or Inial ,~, ' -. ~';;::; • Type 2 Calchbuln -Menhole r,~. 0 Acce .. Rller ,::~".',." IQ] Villlt " ~ Unllnown 1" . , i .. t,- Unknown Maintenance • • Catch basin or Inle\ Catcllbuin -Typa2 MH -' -Culvert (Public) ~-;. Of.meter r,~ F ~--Unkn[JWl1 =-=-8".24" =-=-25" -~8· =-::I 49"+ Culvert (Private) Diameter .-,','.-. UnilnOWfl =-==-= 8-24 :::.:::-= 25" 48 :::::I:I: 49 -105 Pipe (Public) Diameter ______ Unknown ....... 8·-24" ___ 25"·48" _49"1" Pipe (Private) Dlamete, ____ Unknown __ 8"·24" _ 25"-48' Facility Renton Maintained _ Pona • Tank .. V.au~ il Bioswale Privately Millntalned 'wi Pond • Tank _ Vaull • Blo5wale • Rain Garden Unknown MaintalnenclI "(Jfj PDnd • PumpSla~Dn -49"+ c::::=:J RENTON Other Conveyance c::::J PM ConveyanceTypa ___ 10/\ Contour --... Pipe (Unknown Mainl) _.-._. Ditch Disclaimer: This inventory information is schematic onty. It was compiled from numerous sources. It is the best information available at this time and should be used for general guidance only_ The City of Renton is not responsible for errors or omiSSions. When this information is used for planning, design, andlor construction purposes, users are to field verify this information. Pg. 76 '-" I,io 5 'q"'1 ~,~ 1 I ~ I'~ IJ~llriilt .1\'84 -I 5!2j !&W 6:5,1 I , .. -. )i) ! t'oJ • .-, "'. "-,'" 552' S. -18QR W Z ;lJ 0 '" m z ~ ~ :i>; '1J '" '"' <0 Surface Water Utility Asset Inventory May 2013 150 300 600 Feet 15 T23N R05E NE 1/4 5315 F6NE Section 4: Flow Control and Water Quality Facility Analysis and Design FLOW CONTROL REVIEW Based upon the City Drainage Manual, the following steps are required to determine the mitigation of storm water runoff of the developed project: Full Dispersion -N/G (no good) -the property does not have 100 feet of flow path available on each new lot; Full Infiltration -N/G -the available soils on the property are silty sandy (Alderwood) soils and do not provide adequate depth for full infiltration. Limited Infiltration -acceptable -no ground water was found in the test holes below 4 feet, therefore limited infiltration using gravel filled trenches will be utilized to treat up to 600 square feet of developed impelVious runoff. The gravel filled trenches will be installed at a depth to bottom of trench of 2' (24"). The proposal is to mitigate on all the Lots using gravel filled trenches located in the front yards (due to the 30 feet front yard setback for the R-4 zoning) up to 600 square feet of impelVious area; to utilize sheet flow of the driveway across the front yards; and to utilize perforated pipe connection at the connection to the storm conveyance system within the front yards. The runoff will be conveyed and collected into a storm water pond. The storm water pond sizing calculations are attached to this section. The detention portion of the pond is Sized for 20,653 cubic feet of volume. This is generated from assuming fully developed lots with up to 3,800 square feet of impelVious area (average) for the 7 lots. 1,200 square feet of the 3,200 is mitigated on each lot in the form of "Limited Infiltration". WATER OUALITY REVIEW The City Manual requires water quality treatment for projects that add 5,000 square feet or more of "new" pollUtion generating imperious surfaces (PGI5). The proposed developed (PGIS) exceed this requirement and therefore WQ treatment has been sized within the pond. The WQ portion of the pond is required to hold 5,294 cubiC feet but is sized for 9,600 cubic feet. This oversizing is due to the requirements of 3 feet of dead storage plus 1 foot of sediment storage. CALCULATIONS Renton 7 Short Plat Existing Conditions: Developed Conditions: Lots New R/W Tract A -Pond Forested Impervious 0.51 0.20 0.10 1.77 acres Pervious 0.83 0.09 0.04 0.81 0.96 Renton 7 Short Plat (2) (3) (4) Area Breakdown ** Impervious (1.) Mitigated Impervious Un-mitigated Surface Developed Condition LotArea Impervious SUrfaces Impervious Runoff Pervious Area Breakdown {so. feet} {so. feet} {so. feet} {~(b feet] {sa. feet} {~. feet} (1)-(2) ((3) +50% * (2)) (SO% *(2)) Lots Lot 1 8448 House, walkways, patio 3200 600 2600 2900 3EJO Driveway 600 600 0 300 300 Landscaping 4648 3200 5248 Lot 2 8003 House, walkways, patio 3200 600 2600 2900 300 Driveway 600 600 0 300 300 Landscaping 4203 3200 4803 Lot3 8041 HOUse, walkways, patio 3200 600 2600 2900 300 Driveway 600 600 0 300 300 Landscaping 4241 3200 4841 Lot 4 9117 House, walkways, patio 3200 600 2600 2900 300 Driveway 600 600 0 300 300 Landscaping 5317 3200 5917 {2} {3} ** {1} Mitigated Impervious Un-mitigated Lot Area Impervious Surfaces Impervious (so. reet) (so. feet) (so. reet) (S/.. reet] {1}-{2} Lots Lot 5 8876 House, walkways, patio 3200 600 2600 Driveway 600 600 0 Landscaping Lot 6 8045 House, walkways, patio 3200 600 2600 Driveway 600 600 0 Landscaping Lot 7 8183 House, walkways, patio 3200 600 2600 Driveway 600 600 0 Landscaping Design Impervious {Lots} Design Pervious {Lots} ** -Lot mitigation includes ''limited infiltraion" of 600 square feet of roof area (credit 50% impervious runoff) and "sheet flow" dispersion of driveway (20' x 30') -each lot Mitigation of 1,200 square feet per lot {4} Impervious Sutface Runoff (sq. reet] {{3} +SO% * {2}} 2900 300 3200 2900 300 3200 2900 300 3200 22400 0.51 Acres Pervious {sq. reetl {50% * {2}} 300 300 5076 5676 300 300 4245 4845 300 300 4383 4983 36313 0.83Acres WAr, L ~ 4 .)2"~ .~~ :::;~ 'Ii ~<.-" -::--.-" , I '"// /' III I, -: .-"/ IY\I~DI:;O\.I PI.NT :;HOP'! pU\!" #1,,_·)~OOOI 1"1. Ai \ POND OVERFLOW '~'.> ill/I (~[::c "~-~J; . C_ .. _~. :._ :C/ .. \ -._-\ ------~-::-J- 10' STORM EASEMENT ,-0' ~ OVERFLOW BYPASS LINE ,-0' '!> 6" STORM LINE ----- ,,~-, --·---'i[L_. ____ _ ._. -\ .... -,q \ \ l ,-0' ,-0' \ -------- WM UNE-1~ ,-0' ., L ___ _ --,- 11*1~~4~GGl';O It'<V n ~ 410,!}I.)'--12"'C (:[OftIlGllC'.'[ ,'A!'!K 01 '_~I VOl 7?, F/,GE ~() ,-0' ~ 15' STORM EASEMENT, --------~ 1 ,-0' '---... ~- --------- -r-A-L __ ._-_ -' -------I..L----. ____ . __ OVEFLOW BIRO CAGE S~ COONER OF ("ONCREE ... r--PAn FO!l ,liGHT PDLE ~ E-L -41409' I 1LIlH~50['JQO I i I I I I I I I I I I I I I i I ( L .. i .' II II Ii II II II 11 II JI II !!i I I, I I II I ~; f I J I I 1 " f UJ z UJ ::J z UJ .i( UJ ...J Z _'.( :)SMIJ ~,~'~:-;+~~~,'2') 'I"' (S) -')":M-- CONTROL STRUCTURE DETENTION SIZING Existing Site Conditions " .-'., '.' ·-Area Till Forest: 1.77 acres' Till Pa stu re 0.00 acres' Till Grass, 0.00 acres Outwash Foresti 0.00 acres' Outwash Pasture! 0.00 acres! i Outwash Grassi 0.00 acres Wetland; 0.00 acres : Imperviousi 0.00 acres! ~---~ • T 0181--·---·; ! i ! 1.71 acres~ L ________ _ Scale Factor: 1.00 Hourly Reduced Time Series: LIP_re_d_e_v_.ts_~,--________ -,I_>....J>1 Compute Time Series I Modify User Input I -----_.-- File for computed Time Series ,.TSF] Flow Frequency Analysis Time Series File:predev.tsf Project Location:Sea-Tac ---Annual Peak Flow Rates--------Flow Frequency Analysis------- Flow Rate Rank Time of Peak --Peaks Rank Return Prob (CFS) (CFS) Period 0.112 2 2/09/01 18:00 0.143 1 100.00 0.990 0.030 7 1/06/02 3:00 0.112 2 25.00 0.960 0.083 4 2/28/03 3:00 0.086 3 10.00 0.900 0.003 8 3/24/04 20:00 0.083 4 5.00 0.800 0.049 6 1/05/05 8:00 0.072 5 3.00 0.667 0.086 3 1/18/06 21:00 0.049 6 2.00 0.500 0.072 5 11/24/06 4:00 0.030 7 1.30 0.231 0.143 1 1/09/08 9:00 0.003 8 1.10 0.091 Computed Peaks 0.132 50.00 0.980 Developed Site Conditions ':Q t.,;;;ilU;~st';;i\j~'; . ..... ' ... ' .', '. . ..... ',,' .01", :-Are a .--.. -. Till Forest' Till Pasture' Till Grassi Outwash Forest! 0.00 acres. 0.00 acres: 0.96 acres! 0.00 acres! 0.00 acres: 0.00 acres: Outwash Pasturei i Outwash Grassi I Wetland: 0.00 acresl Impervious! 0.81 acres! ,-=--::~_._.J ,-T otal--·-··, : i ! 1.11 acres! 1 .. ____________ ._-' Scale Factor: 1.00 Hourly Reduced Time Series: LID_e_v_.t_s~-,--_________ -,I_>-,>1 Compute Time Series I Modify User Input I ---~" -----'-----,-_ .. File for computed Time Series [.TSF] Flow Frequency Analysis Time Series File:dev.tsf project Location:Sea-Tac ---Annual Peak Flow Rates--------Flow Frequency Analysis------- Flow Rate Rank Time of Peak --Peaks Rank Return Prob (CFS) (CFS) Period 0.282 5 2/09/01 2:00 0.586 1 100.00 0.990 0.217 8 1/05/02 16:00 0.342 2 25.00 0.960 0.342 2 2/27/03 7:00 0.319 3 10.00 0.900 0.220 7 8/26/04 2:00 0.298 4 5.00 0.800 0.268 6 10/28/04 16:00 0.282 5 3.00 0.667 0.298 4 1/18/06 16: 00 0.268 6 2.00 0.500 0.319 3 10/26/06 0:00 0.220 7 1.30 0.231 0.586 1 1/09/08 6:00 0.217 8 1.10 0.091 Computed Peaks 0.505 50.00 0.980 Detention Facility Design Facility Definition Retention/Detention Facility Type of Facility: Detention Pond Side Slope: Pond Bottom Length: Pond Bottom Width: Pond Bottom Area: Top Area at 1 ft. FB: Effective Storage Depth: Stage 0 Elevation: storage Volume: Riser Head: Riser Diameter: Number of orifices: 0.00 H:IV 95.00 ft 62.00 ft 5890. sq. ft 5890. sq. ft 0.135 acres 3.50 ft 100.00 ft 20615. cu. ft 0.473 ac-ft 3.50 ft 12.00 inches 2 Full Head pipe Orifice # Height Diameter Discharge Diameter (ft) (in) (CFS) (in) 1 0.00 0.75 0.029 2 2.10 1. 50 0.072 4.0 Top Notch Weir: None Outflow Rating Curve: None StagelStoragelDischarge Perfonnance Stage Elevation Storage Discharge Percolation (ft) (ft) (cu. ft) (ac-ft) (cfs) (cfs) 0.00 100.00 O. 0.000 0.000 0.00 0.01 100.01 59. 0.001 0.001 0.00 0.02 100.02 118. 0.003 0.002 0.00 0.03 100.03 177. 0.004 0.003 0.00 0.04 100.04 236. 0.005 0.003 0.00 0.05 100.05 295. 0.007 0.004 0.00 0.06 100.06 353. 0.008 0.004 0.00 0.16 100.16 942. 0.022 0.006 0.00 0.26 100.26 1531. 0.035 0.008 0.00 0.36 100.36 2120. 0.049 0.009 0.00 0.46 100.46 2709. 0.062 0.010 0.00 0.56 100.56 3298. 0.076 0.011 0.00 0.66 100.66 3887. 0.089 0.012 0.00 0.76 100.76 4476. 0.103 0.013 0.00 0.86 100.86 5065. 0.116 0.014 0.00 0.96 100.96 5654. 0.130 0.015 0.00 1. 06 101.06 6243. 0.143 0.016 0.00 1.16 101.16 6832. 0.157 0.016 0.00 1.26 101. 2 6 7421. 0.170 0.017 0.00 1.36 101. 36 8010. 0.184 0.018 0.00 1. 46 101.46 8599. 0.197 0.018 0.00 1.56 101.56 9188. 0.211 0.019 0.00 1.66 101.66 9777. 0.224 0.020 0.00 1. 76 101. 76 10366. 0.238 0.020 0.00 1.86 101. 86 10955. 0.252 0.021 0.00 1.96 101.96 11544. 0.265 0.021 0.00 2.06 102.06 12133. 0.279 0.022 0.00 2.10 102.10 12369. 0.284 0.022 0.00 2.12 102.12 12487. 0.287 0.023 0.00 2.13 102.13 12546. 0.288 0.024 0.00 2.15 102.15 12664. 0.291 0.026 0.00 2.16 102.16 12722. 0.292 0.030 0.00 2.18 102.18 12840. 0.295 0.034 0.00 2.19 102.19 12899. 0.296 0.039 0.00 2.21 102.21 13017. 0.299 0.043 0.00 2.22 102.22 13076. 0.300 0.044 0.00 Surf Area (sq. ft) 5890. 5890. 5890. 5890. 5890. 5890. 5890. 5890. 5890. 5890. 5890. 5890. 5890. 5890. 5890. 5890. 5890. 5890. 5890. 5890. 5890. 5890. 5890. 5890. 5890. 5890. 5890. 5890. 5890. 5890. 5890. 5890. 5890. 5890. 5890. 5890. 2.32 102.32 13665. 0.314 0.052 0.00 2.42 102.42 14254. 0.327 0.059 0.00 2.52 102.52 14843. 0.341 0.064 0.00 2.62 102.62 15432. 0.354 0.069 0.00 2.72 102.72 16021. 0.368 0.073 0.00 2.82 102.82 16610. 0.381 0.078 0.00 2.92 102.92 17199. 0.395 0.082 0.00 3.02 103.02 17788. 0.408 0.085 0.00 3.12 103.12 18377. 0.422 0.089 0.00 3.22 103.22 18966. 0.435 0.092 0.00 3.32 103.32 19555. 0.449 0.095 0.00 3.42 103.42 20144. 0.462 0.098 0.00 3.50 103.50 20615. 0.473 0.101 0.00 3.60 103.60 21204. 0.487 0.412 0.00 3.70 103.70 21793. 0.500 0.978 0.00 3.80 103.80 22382. 0.514 1. 710 0.00 3.90 103.90 2297l. 0.527 2.500 0.00 4.00 104.00 23560. 0.541 2.790 0.00 4.10 104.10 24149. 0.554 3.050 0.00 4.20 104.20 24738. 0.568 3.280 0.00 4.30 104.30 25327. 0.581 3.500 0.00 4.40 104.40 25916. 0.595 3.710 0.00 4.50 104.50 26505. 0.608 3.910 0.00 4.60 104.60 27094. 0.622 4.100 0.00 4.70 104.70 27683. 0.636 4.270 0.00 4.80 104.80 28272. 0.649 4.450 0.00 4.90 104.90 2886l. 0.663 4.610 0.00 5.00 105.00 29450. 0.676 4.770 0.00 5.10 105.10 30039. 0.690 4.920 0.00 5.20 105.20 30628. 0.703 5.070 0.00 5.30 105.30 31217. 0.717 5.220 0.00 S.40 105.40 31806. 0.730 5.360 0.00 5.50 105.50 32395. 0.744 5.500 0.00 Stage/Storage/Discharge Performance at Significant Stann Events Hyd Inflow Outflow Peak Target Calc Stage 1 0.59 0.14 0.12 3.51 2 0.28 ******* 0.09 3.17 3 0.28 ******* 0.07 2.68 4 0.34 ******* 0.08 2.82 5 0.30 -!.****** 0.05 2.24 6 0.17 ******* 0.02 2.14 7 0.22 ***1<*1<* 0.02 1. 95 8 0.22 ******* 0.02 1.04 KCRTS Routing Instructions Route Time Series through Facility Inflow Time Series File:dev.tsf Outflow Time Series File!RDOut Inflow/Outflow Analysis Peak Inflow Discharge: Peak Outflow Discharge: Peak Reservoir Stage: Peak Reservoir Elev: Elev 103.51 103.17 102.68 102.82 102.24 102.14 101.95 101.04 Storage (CU-Ftj (Ac-Ft) 20653. 0.474 18654. 0.428 15809. 0.363 16584. 0.381 13188. 0.303 12600. 0.289 11485 _ 0.264 6l0B. 0.140 5890. 5890. 5890. 5890. 5890. 5890. 5890. 5890. 5890. 5890. 5890. 5890. 5890. 5890. 5890. 5890. 5890. 5890. 5890. 5890. 5890. 5890. 5890. 5890. 5890. 5890. 5890. 5890. 5890. 5890. 5890. 5890. 5890. Peak Reservoir Storage~,~~~~~~~~~ __________________________ ~~~~~~ __ ~~~~~ __ Duration Comparison Analysis Duration Comparison Anaylsis Base File: predev.tsf New File: rdout.tsf Cutoff Units: Discharge in CFS -----Fraction of Time--------------Gheck of Cutoff Base New %Change probability 0.025 0.92E-02 0.61E-02 -34.2 I 0.92E-02 0.031 0.62E-02 0.52E-02 -15.8 I 0.62E-02 0.038 O.48E-02 0.46E-02 -4.7 0.48E-02 0.045 0.37E-02 0.38E-02 1.8 0.37E-02 0.051 0.29E-02 0.27E-02 -6.9 0.29E-02 0.058 0.22E-02 O.20E-02 -7.4 0.22E-02 0.065 0.15E-02 0.lSE-02 2.2 0.lSE-02 0.071 0.99E-03 0.95E-03 -4.9 0.99E-03 0.078 0.62E-03 0.59E-03 -5.3 0.62E-03 0.085 0.34E-03 0.29E-03 -14.3 0.34E-03 0.091 0.21E-03 0.98E-04 -53.8 0.21E-03 0.098 0.16E-03 O.OOE+OO -100.0 0.16E-03 0.105 o .l1E-03 O.OOE+OO -100.0 D.11E-03 0.111 0.16E-04 O.OOE+OO -100.0 0.16E-04 Maximum positive excursion = 0.001 cfs 2.5%) occurring at 0.043 cfs on the Base Data:predev.tsf and at 0.044 cfs on the New Data:rdout.tsf Maximum negative excursion = 0.008 cfs (-23.3%) occurring at 0.034 cfs on the Base Data:predev.tsf and at 0.026 cfs on the New Data:rdout.tsf ~ 0 ~ 0 if " f § 0 " ! 0 8 Base 0.025 0.031 0.038 0.045 0.051 0.058 0.065 0.071 0.078 0.085 0.091 0.098 0.105 0.111 Probab'lity £xceedence tolerance------- New %Change 0.022 -11. 6 0.025 -22.1 0.035 -8.5 0.045 0.5 0.049 -5.3 0.056 -3.2 0.066 1.1 0.071 -0.3 0.078 -0.5 0.084 -0.5 O.OBB -3.9 0.090 -8.7 0.091 -12.9 0.093 -16.8 RDOll1our Target,dor \As\GtJ VOKlP ~70( 4714- t:z-~V-?J/2fACE: ME· ~-\ VOt-~DL Arz<:A S.A, 4-£1? 5{.?J~\ 0401 ~ I t?~ /--r (;4(01 ·W4-ll ) / 4Z-1 I3?02-\ 0\~l~ ~ 01tl \0,04l; 4041 I \~ 4l~ o ~ cq'7c)\ \1-;/CO?7 ~ .4 ( C-;()':if:. 4'7100 ~ \/ '-t~C; t.\?7/\ \~/7 4-;t;31 '~12- 4i4l 424-~DDb-! '7)707; \~~/ 4741 4~Z,74-?~20 0 t? W:;.\L)t0 YC)./VM'f--. 2-0) IoS~ ft":>:> C~C{ \J\ "?-~) ~xr~t:" 'PI J\lAL-~uw ~c)1ZMLR:- 2-0,1..0107:> -10) q l\-S 7~ -:::-0 . 2C:; ~ :, ~fJA~ ~uJ2-F-A-c£ --"fZ:l)"2-S7 WATER QUALITY SIZING Wetpool Sizing Calculations Per 2009 King County Stormwater Management Manual Project Name: Renton 7 Short Plat Project Number: 3800 sguare feet per Lot Updated 06/18/2014 Facility Description: ..,:W..:.a=.t:::e::...r--'Q...,u:.::a::;.lity;.L..;S:::i=zi"'n ... 9 __________ _ Step 1: Identify required wetpool volume factor (f). f= _--=.3 __ Per KCSWDM 6.4.1.1 Step 2: Determine rainfall (R) for the mean annual storm. R= 0.47 Per KCSWDM Fig. 6.4.1.A Step 3: Calculate runoff from the mean annual storm (V,) for the developed site. v, = (O.gA; + 0.25A,g + O.10A;, + O.01A,,) x (R 112) where: A; = Impervious Surface Area = 39,668 s.f. A,g = Till Grass Area = 37,433 s.f. A;, = Till Forest Area = 0 s.f. A" = Outwash Area = 0 s.f. v, = 1,765 c.f. Step 4: Calculate required wetpool volume (Vb)' Vb = f x V, Vb = 5,295 c.f. \Jlkf"z£--G;t)l'>0l"1Z'\ VOUJIiV ~ ct+B: \r ~ Ut;0 \. \tX,\D 'IO~ VQ.jJ1r'VIt="" 0, "2.-q S:n "S ZS-7:iC:/b wl tN ~ ~ &'4 t;~ 24-IJ 003~7:;> vU('TltrN (jetL~! VCX .. UlY\t CB....L--tL\ CfC18 '--y i J..lA "",> YctufYIc .. - 0CC/Zfl~ (if)/ 4 zz-c..±- 41 el ~ 310 / ""C"T Y ( CaL t?-\ 2-/"1)1-. f \ I %7-;; o c:0~\ C£l.J-tt Z-- ~1 t2zlJ) '7, V'\ s -\ I ss, -:s -::--:77 -442 .. f"1~ Q...fD'0\ \?'CJ) VC"WW\E.. C0-l.-~2.... __ .... t/'A¥Y', -~U::tf h ,J6L 42-z.. "(:!=-t .~ 47fA 4lCt-r~ o 4U4:> :7 M2. . I I Section 5: Conveyance System Analysis and Design An analysis of the new conveyance system is attached to this section. The new conveyance system was analyzed using the "Rational Method of Analysis" per section 3.2 of the King County Drainage Manual. The system was checked using a 25 year storm event flow rate of 2.75 cfs from runoff of the entire parcel. A portion of the system was checked using a 100 year stonn event of 3.20 cfs. The portion analyzed for the 100 year event was a "redundant overflow" system which would convey the pond flows if the pond elevation exceeded the overflow riser. This system connects to Nile Avenue NE in a different location than the control structure for the pond. Based upon these flows, a backwater analysis was performed on the new conveyance system. The analysis concluded that the new storm system is adequate to convey the 25 year stonn event and the "redundant overflow· system can convey the 100 year event. Renton 7 Rational Method Runoff from Developed Basin P(25) P(100) 3.40 inches 3.90 inches A(T) 1. 77 Acres (from attached Isopluvials Map) Acres A(l) A(2) 0.81 Impervious areas -paving, sidewalk, driveways, roofs, patios, etc. 0.96 Pervious areas -landscape, lawn, shrubs, etc. Description of Flow Path L1 120 feet L2 146 feet L3 80 feet L4 234 feet CompOSite Runoff Coefficient A(l) C(l) 0.90 A(2) C(2) 0.25 1.77 I sl s2 s3 s4 C© 0.81 *0.90+0.96*0.25/1.77 Time of Concentration 0.025 0.01 0.01 0.005 T(l) 120/60*{(7.0)*(0.025)**(0.5)} T(2) 146/60*{(20.0)*(0.01)**(0.5)} T(3) 80/60*{(20.0)*(0.01)**(0.5)} T(4) 234/60*{(20.0)*(0.005)**(0.5)} Compute i® Lawn/Landscaping Pipe Pond Pipe 0.55 USE 1.8 Minutes 1.1 Minutes 1 Minute 1.2 Minutes 6 Minutes k® 7.0 20.0 20.0 20.0 i®=(aR)*(Tc)**( -bR) i®=2.66*6**-0.65 i®=2.61 *6**-0.63 ~...::0:.:.:.8:::3--l1«25 year event)) L...::O:.:!.84::!--l. «100 year event)) Compute 1(25) I(25)=P(25)*I® 1(25)=3.40* .83 2.82 1(100)=3.90* .84 3.28 Q(25)=C*I(25)*A(T) Q(25)=0.55*2.82*1.77 2.75 ds Q(100)=0.55*3.28*1.77 3.20 ds SECTION 3.2 RUNOFF COMPUTATION AND ANALYSIS METIIODS FIGURE 3.2.1.C 25-YEAR 24-HOUR ISOPLlNIALS WESTERN KING COUNTY 25-Year 24-Hour Precipitation in Inches 11912009 o 2 4 Miles ; ; ; 3-16 5.0 .. . ,i"'-; _;';~~r 2009 Surface Water Design Manual FIGURE 3.2.1.D 100-YEAR 24-HOUR ISOPLUVIALS WESTERN KING COUNTY 100-Year 24-Hour Precipitation in Inches 2009 Surface Water Design Manual ---,--- O'-==-l''''-,..",..j4 Miles '-; ; 3-17 3.2.1 RATIONAL METHOO 119/2009 3.2.1 RATIONAL METIlOD TABLE 3.2.l.A RUNOFF COEFFICIENTS -"e" VALVES FOR THE RATIONAL METHOD General Land Covers Single Family Residential Areas Land Cover C Land Cover Density C Dense foresl 0.10 0.20 DU/GA (1 unit per 5 ae.) 0.17 Light forest 0.15 0.40 DU/GA (1 unit per 2.5 ae.) 0.20 Pasture 0.20 0.80 DU/GA (1 unit per 1.25 ae.) 0.27 Lawns t 0.25) 1.00 DU/GA 0.30 Playgrounds 0.30 1.50 DU/GA 0.33 Gravel areas 0.80 2.00 DU/GA 0.36 Pavement and roofs t 0.90 I. 2.50 DU/GA 0.39 Open water (pond, lakes, 1.00 3.00 DU/GA 0.42 wetlands) 3.50 DU/GA 0.45 4.00 DU/GA 0.48 4.50 DU/GA 0.51 5.00 DU/GA 0.54 5.50 DU/GA 0.57 6.00 DU/GA 0.60 • Based on average 2,500 square feet per lot of impervious coverage. For combinations of land covers listed above, an area-weighted "C"x A," sum should be computed based on the equation Co: x A, = (C, xA,) + (C2 x A2) + ... +(C.x A.), where A, = (A, + A2 + ... +A.), the total drainage basin area. TABLE 3.2.1.B COEFFICIENTS FOR THE RATIONAL METHOD "i," EQUATION Design Storm Return Frequency aR bR 2 years 1.58 0.58 5 years 2.33 0.63 10 years 2.44 0.64 25 years 2.66 0.65 50 years 2.75 0.65 100 years 2.61 0.63 TABLE 3.2.1.C kR V ALVES. FOR T, USlNGTHE RATIONAL METHOD Land Cover Category kR Forest with heavy ground litter and meadow 2.5 Fallow or minimum tillage cultivation 4.7 Short grass pasture and lawns G) Nearty bare ground 10.1 Grassed waterway 15.0 --Paved area (sheet flow) and shallow gutter flow (20.0 ) 2009 Surface Water Design Manna1 119/2009 3-13 \ • SECTION 4.2 PIPES. OUTFALLS. AND PUMPS 1/9/2009 v 1,49 213 In --R S n or use the continuity equation, Q = AV, such that: Q where 1 ,49 213 112 --AR S n Q V A n R S = discharge (cfs) velocity (fps) area (sf) Manning's roughness coefficient; see Table 4.2.1.0 below hydraulic radius = area/wetted perimeter (ft) slope of the energy grade line (ft/ft) (4-1) (4-2) For pipes flowing partially full, the actual velocity may be estimated from the hydraulic properties shown in Figure 4.2.I.G by calculating Qfull and Vjull and using the ratio Qd,,,gnlQfoll to find V and d (depth offlow). Table 4.2.1.0 provides the recommended Manning's "n" values for preliminary design using the Uniform Flow Analysis method for pipe systems. Note: The "n" values for this method are 15% higher in order to account for entrance, exit, junction, and bend head losses. TABLE 4.2.I.D MANNING'S "n" VALUES FOR PIPES Type of Pipe Material Analysis Method Uniform Flow Backwater Flow (Preliminary (Capacity design) Verification) A. Concrete pipe and LCPE pipe 0.014 0.012 B. Annular Corrugated Metal Pipe or Pipe Arch: 1. 2_2/," x '/2' corrugation (riveted): a. plain or fully coated 0.028 0.024 b. paved invert (40% of circumference paved): 1) flow atfull depth 0.021 0.018 2) flow at 80% full depth 0.018 0.016 3) flow at 60% full depth 0.015 0.013 c. treatment 5 0.015 0.013 2. 3" x 1" corrugation 0.031 0.027 3. 6" x 2" corrugation (field bolted) 0.035 0.030 C. Helical 2-'/;' x '/2" corrugation and CPE pipe 0.028 0.024 D. Spiral rib metal pipe and PVC pipe 0.013 I 0.011 ~ E. Ductile iron pipe cement lined 0.014 , 0.012 F. SWPE pipe (butt fused only) 0.009 0.009 /. D 2009 Surface Water Design Manual 4-20 STORMWATER CONVEYANCE BACKWATER CALCULATION SHEET (1) (2) (3) (4) (5) (6) (7) (8) (9) (10) (11) (12) (13) Barrel Entrance Entrance Pipe 25 year Pipe Outlet Inlet Barrel Barrel Velocity TW Friction HGL Head Segment Q Length Pipe lin" Elev Elev Area Velocity Head Elev Loss Elev Loss CB to CB (ds) (ft) Size Value (feet) (feet) I (sa. feet) (fps) (feet) (feet) (feet) (feet) (feet) Ex.CB-#l 2.75 5 15" 0.011 421.56 421.59 1.23 2.24 0.03 423.06 0.01 423.07 0.01 #1-#2 2.75 62 15 11 0.011 421.59 421.90 1.23 2.24 0.03 423.15 0.11 423.26 0.01 #2-Pond 2.75 167 15" 0.011 421.90 422.74 1.23 2.24 0.03 423.34 0.28 423.62 0.01 Redundant Overflow Ex.CB-#3 3.20 6 1211 0.011 425.10 425.13 0.79 4.05 0.06 426.50 0.02 426.52 0.01 #3-#4 3.20 162 12" 0.011 425.13 425.94 0.79 4.05 0.06 426.59 0.50 427.09 0.01 - Use 1.50' above existing IE@tie jn CB 426.50 @ redundant connection to ex. CB (14) (15) (16) (17) (18) (19) (20) (21) Exit Outlet Inlet Approach Bend Junction Pipe Head Control Control Velocity Head Head HW RIM ELEV Segment Loss Elev Elev Head Loss Loss Elev UPSTREAM CB to CB (feet) (feet) (feet) (feet) -<feet) (feet) (feetl CB Ex.CB-#l 0.03 423.11 422.19 0 0.01 0.03 423.15 427.50 OK! #1-#2 0.03 423.30 422.50 0 0.01 0.03 423.34 429.60 OK! #2-Pond 0.03 423.67 423.34 0 0 0 423.67 428.25 OK! Ex.CB-#3 0.06 426.59 425.73 0 0.00 0.00 426.59 429.30 OK! #3-#4 0.06 427.17 426.54 0 0.04 0 427.21 427.40 OK! 5TORMWATER CONVEYANCE BACKWATER CALCULATION 5HEET (1) (2) (3) (4) (5) (6) (7) (8) (9) (10) (11) (12) (13) Barrel Entrance Entrance Pipe 25 year Pipe Outlet Inlet Barrel Barrel Velocity TW Friction HGL Head Segment Q Length Pipe linn Elev Elev Area Velocity Head Elev Loss Elev Loss CB to CB . (ds) (m Size Value (feet) (feet) I (50. feet) (fos) (feet) (feet) (feet) (feet) (feet) Pond-CB#6 2.75 32 12" 0.011 421.76 423.06 0.79 3.48 0.05 427.20 0.005 427.21 0.011 #6 -#10 2.75 94 12" 0.011 423.06 424.84 0.79 3.48 0.05 427.27 0.091 427.36 0.011 #10-#12 2.75 20 12" 0.012 424.84 426.33 0.79 3.48 0.05 427.43 0.019 427.45 0.011 #6-#7 2.75 20 12" 0.011 423.06 423.48 0.79 3.48 0.05 427.27 0.019 427.29 0.011 #7-#8 2.75 16 12" 0.011 423.48 424.30 0.79 3.48 0.05 426.00 0.016 426.02 0.011 #8-#9 2.75 100 1211 0.011 424.30 425.80 0.79 3.48 0.05 426.08 0.097 426.18 0.011 ---------------- (14) (15) (16) (17) (18) (19) (20) (21) 427.20 Overflow elevatIon of pond Exit Outlet Inlet Approach Bend Junction Head Control Control Velocity Head Head HW RIM ELEV Loss Elev Elev Head Loss Loss Elev UPSTREAM (feet) (feet) (feet) (feet) (feet) (feet) (feet) CB 0.05 427.27 423.66 0 0 0 427.27 429.93 OK! 0.05 427.43 425.44 0 0 0 427.43 429.08 OK! 0.05 427.51 426.93 0 0 0 427.51 429.08 OK! 0.05 427.35 424.08 0 0 0 427.35 429.08 OK! 0.05 426.08 424.90 0 0 0 426.08 428.70 OK! 0.05 426.24 426.40 0 0 0 426.40 428.80 OK! Section 6: Special Reports and Studies Geotechnical Study attached Robert M. Pride, LLC August 7, 2013 Mr. Gary Upper JayMarc Homes P. O. Box 2566 Renton, WA 98056 Re: Geotechnical Recommendations Proposed Short Plat 2xx Nile Avenue NE Renton, Washington RMP Project No. 13-151-01 Dear Mr. Upper, Consulting Engineer This report summarizes the results of our site assessment and geologic research on the residential property located on the west side of Nile Avenue NE in Renton. It is understood that new residences will be constructed on this seven lot subdivision. The purpose of this report is to describe existing site and subsoil conditions, and to provide recommendations for site development and foundation design. Geologic mapping by Booth, et al in 2007 along with prior investigations in this area were used as references for this report. Site Conditions This rectangular property is relatively flat and covers an area of about 1.8 acres. Existing residential properties are located on the north, west and south sides of this property. Access to these proposed residences will be provided by a driveway off of Nile Avenue. According to geologic mapping for this area of Renton the property is underlain by very dense glacial till (Qvt) that consist of fine silty sands and sands. These soils have very low permeability and will not allow for onsite storm water infiltration into this very dense glacial formation. Geotechnical Recommendations Based on the results of our site assessment the following recommendations have been prepared for site development and foundation design. The dense native soils will provide excellent support for the new residence foundations using a recommended bearing value of 2500 psf. Estimated footing depths below final building pad grades will not exceed 1.5 to 2 feet. A passive earth pressure of 250 pcf may be used for lateral force restraint around the perimeter foundation walls. Robert M. Pride, LLC 13203 Holmes Point Drive NE Page 1 Kirkland, WA 98034 Foundation subdrains should be installed around the perimeter building foundations, and these PVC drain pipes should be protected with drain gravel and a geofilter cloth. Storm water runoff from the roof and impervious surface areas should be collected for discharge into the City storm drain system due to the highly impervious nature of the glacial till subsoils. Concrete Floor Slabs Interior house slabs may be poured directly on the native dense soils after placement of an impervious moisture barrier that is covered with 2 inches of sand. All concrete should be placed in accordance with current ACI standards. Summary Field inspection and consultation services should also be provided to verify that subsurface conditions are as expected. Should conditions be revealed during construction that differs from the anticipated subsurface profile, we will evaluate those conditions and provide alternative recommendations where appropriate. Our findings and recommendations provided in this report were prepared in accordance with generally accepted principles of engineering geology and geotechnical engineering as practiced in the Puget Sound area at the time this report was submitted. We make no other warranty, either express or implied. Please call me if there are any questions. Respectfully, Robert M. Pride, P. E. Principal Geotechnical Engineer dist: (1) Addressee rmp: JayMarcNilel Robert M. Pride, LLC 13203 Holmes Point Drive NE PageZ Kirkland, W A 98034 Robert M. Pride, LLC January 30, 2014 Mr. Gary Upper c/o Darrell Offe Offe Engineers 13932 SE 159th Place Renton, WA 98058 Re: Geotechnical Recommendations Proposed Renton 7 Short Plat 2XX Nile Avenue NE Renton, Washington RMP Project No. 13-151-01 Dear Mr. Offe, Consulting Engineer This report provides additional information regarding discharge of storm water on this new short plat development located on the west side of Nile Avenue and north of NE 2 nd Street in Renton. It is understood that limited infiltration is being proposed for this short plat of seven residences, and that a soil classification is required for the soils that will allow for this infiltration. Based on my site inspection and geologic research the upper soils consist of silty sands and sands that will perform adequately for low storm water discharge into these granular sediments. I have classified these upper soils as "loamy sands and sandy loam" in accordance with the King County Design Manual -Table 4.5.2. Maximum infiltration rates range from 25 to 60 min/inch for these onsite soils. Please call if there are any questions. Respectfully, Robert M. Pride, P. E. Principal Geotechnical Engineer dist: (1) Addressee rmp: JayMarcNile3 Robert M. Pride, LLC 13203 Holmes Point Drive NE Page 1 Kirkland, WA 98034 Section 7: Other Permits NPDES -stormwater permit from Wash. State Dept. of Ecology Water extension permit from WD#90 Section 8: CSWPPP Analysis and Design The proposed development and improvements comprise of 1. 77 acres of property. An erosion and sedimentation control plan has been designed for the project. Portions of vegetation will be retained during the plat improvements to allow for filtering of construction runoff. A temporary pond has been placed on the southeast corner of Lot 7 to collect any runoff and treat before entering the City conveyance system within Nile Avenue NE. Erosion control for the project will consist of filter fabric fencing along the westerly and southerly property lines. Utilizing cut off swales to convey runoff into the temporary pond. The property is proposed to be cleared but not grubbed during the plat improvement pennit. This un-disturbed soil condition will allow for additional filtering on site of construction runoff. Section 9: Bond Quantities, Facility Summaries, and Declaration of Covenant A Declaration of Covenant (Operation, maintenance, and restrictions) is attached for the proposed BMP's shown on the civil construction plans. SITE IMRPOVEMENT BOND QUANTITY WORKSHEET -----_._- Site Improvement Bond Quantity Worksheet S15 Web date: 0212212013 ti King County Department of Permitting & Environmental Review 35030 SE Douglas Street, Suite 210 Snoqualmie, Washington 98065-9266 206-296-6600 TIY Relay 711 Project Name: ~1 ~ ~ For alternate formats, call 206-296-6600. Location: tJE l~ (.Q\J~T"'; t-J\L.6 A>J~ N ~ Date: .l.1..lt. '1 I "Z;o llr:' , Project No.: () 14-0c> \Uk Activity No.: Clearing greater than or equal to 5,000 board feet of timber? _______ yes If yes, Forest Practice Penmit Number: (RCW 76.09) Page1of9 Ii-wks-sbn xis 'l=-no Note: All prices include labor, equipment, materials,overhead and profit. Prices are from RS Means data adjusted for the Seattle area or from local sources if not included in the RS Means database. Unit prices updated: 02112102 Version: 11/2612008 -e--t -1 '-'-9'~-'- Site Improvement Bond Quantity Worksheet S15 Web date: 0212212013 EROSION/SEDIMENT CONTROL Backfill & compaction-embankment Check dams, 4" minus rock Crushed surlacing 1 1/4" minus Ditching Excavation-bulk Fence, silt Fence, Temporary (NGPE) Hydraseeding Jute Mesh Mulch, by hand. straw, 3" deep Mulch, by machine, straw, 2" deep Piping, temporary, CPP, S" Piping, temporary, CPP, 8" Piping, temporary, CPP, 12" Plastic covering, Smm thick, sandbagged Rip Rap, machine placed; slopes Rock Construction Entrance, 50'x15'x1' Rock ConstnJction Entrance, 100'xI5'xl' Sediment pond riser assembly Sediment trap,S' high berm Sed. trap. 5' high. nprapped spillway benn section Seeding, by hand Sodding, 1" deep, 'Ievel ground Sodding, I" deep, sloped ground TESC Supervisor Water truck, dust control WRITE-IN-ITEMS **** Isee Diae 91 Page 2 of9 li-wks-sbq .xis Number ESC-1 ESC-2 ESC-3 ESC-4 ESC-5 ESC-6 ESC-7 ESC-8 ESC-9 ESC-I 0 ESC-11 ESC-12 ESC,13 ESC-14 ESC-1S ESC-16 ESC-17 ESC-IS ESC-19 ESC-20 ESC-21 ESC-22 ESC-23 ESC-24 ESC-2S ESC-26 Reference # SWDM 5.4.6.3 WSDOT 9-03.9(3) SWDM 5.4.3.1 SWDM 5.4.2.4 SWDM 5.4.2.2 SWDM 5.4.2.1 SWDM 5.4.2.1 SWDM 5.4.2.3 WSDOT 9-13.1 (2) SWDM 5.4.4.1 SWDM 5.4.4.1 SWDM 5.4.5.2 SWDM 5.4.5.1 SWDM 5.4.5.1 SWDM 5.4.2.4 SWDM 5.4.2.5 SWDM 5.4.2.5 SWDM5.4.7 (JiiTf Price $ 5.62 $ 67.51 $ 85.45 $ 8.08 $ 1.50 $ 1.38 $ 1.38 $ 0.59 $ 1.45 $ 2.01 $ 0.53 $ 10.70 $ IS.10 $ 20.70 $ 2.30 $ 39.08 $ 1,464.34 $ 2,928.68 $ 1,949.38 $ 17.91 $ 68.54 $ 0.51 $ 6.03 $ 7,45 $ 74.75 $ 97.75 Unit CY Each CY CY CY LF LF SY SY SY SY LF LF LF SY CY Each Each Each LF LF SY SY SY HR HR Each Quantitv ""'ZF' \'2.---' ~o 'Af'D I T ESC SUBTOTAL: 30% CONTINGENCY & MOBILIZATION: ESC TOTAL: COLUMN: #"Of Ai>pllcations Cost ""7::1 f> -' \aY ( ,,""Jr) • \~~ .,. 1Zic.n $ -•- $ : r.; Unit prices updated: 02112102 Version: 1112612008 . Report Date: 09/0912013 Site Improvement Bond Quantity Worksheet Unit Price GENERAL ITEMS No. Backfill & COr'!!Q.action-embankment GI-1 $ 5.62 Backfill & COl1)jJaction-trench GI-2 $ 8.53 Clear/Remove Brush by hand GI-3 $ 0.36 Clearina/Grubbi!!9lI rae Removal GI-4 $ 8876.16 Excavation -bulk 131-5 $ 1.50 Excavation -Trench GI-6 $ 4.06 Fencing cedar S' high 131-7 $ 18.55 Fencina. chain link vinvl coated 6' hioh GI-8 $ 13.44 Fencina, chain link. aate vinYl coaled 2 GI-9 $ 1271.81 Fencino. split rail 3' hioh GI-l0 $ 12.12 Fill & compact -common barrow GI-l1 $ 22.57 Fill & compact -aravel base 01-12 $ 25.48 Fill & compact -screened topsoil GI-13 $ 37.85 Gabien 12" deep, stone filled mesh GI-1' $ 54.31 Gabion 18" deep, stone filled mesh GI-15 $ 74.85 Gabion 36" deep stone filled mesh GI-1! $ 132.48 Grading fine, by hand GI-1 1$ 2.02 Grading, fine with grader GI-lI $ 0.95 Monuments 3' lona GI-19 $ 135.13 Sensitive Areas Sicm GI-2( $ 2.88 Soddino. 1" deep. sloped around GI-21 .$ 7.46 Survevimt line & Qrade GI-22 $ 788.26 SurvevinQ, lot location/lines GI-23 $ 1556.64 Traffic control crew ( 2 flaaaers ) GI-24 $ 85.18 Trail 4" chipped wood GI-25 $ 7.59 Trail, 4" crushed cinder GI-26 $ 8.33 Trail 4" tOD course GI-27 $ 8.19 Wall retaininQ, concrete GI-21 $ 44.16 Wall, rockery GI-2! $ 9.49 Page 3 of9 SUBTOTAL 'KCC 27 A authorizes only one bond reduction. II-wks-sbq.xls ExIsting Future Public Privata Right-of-Way Right of Way Improvements & Drainago Facilities Unit Quant. Cast Quant. Cost Quant. I Cost CY ,-,..zl') ~I_A CY SY Acre 1 • .::0 I :;r.,.nA' CY . 1..9',..;n, ~"'dA CY LF LF ~-,U Each LF CY rJ /V')"'Trl CY CY SY SY SY ·SY SY 1'¥1J l'V4-'" Eacih ( Eacih SY Dav I ..-, Y',() ~ ~r;.-yJ Acre 1.7 7. HR un -'7LMJ I SY SY SY SF I \C)"7) -roUA--' SF , 4-~'t--. I 1D7)"1fR t..lCAV Web date: 1210212008 Quantity Completed (Bond Reduction)'" Quant. Comolete Cost Unit prices updated: 02112102 Version: 11126108 pbnor+ na'" OOln9l"n1 0 L ROAD IMPROVEMENT No. AC Grinding, 4' wide machine < 1000sv RI·l AC Grinding, 4' wide machine 1000-200 RI-2 AC Grinding, 4' wide machine> 2000sy RI-3 AC RemovallDisDosallReoair RI-4 Bameade, tvoe I RI· 5 Bameade, tvoe III ( Pennanent ) RI· 6 Curb & Gutter, rolled RI· 7 Curb & Gutter vertical RI-8 Curb and Gutter deml;)lition and disDosa RI-9 Curb extruded asphalt RI-l0 Curb extruded concrete RI-ll Sawcut asphalt 3 11 depth RI-12 Saw cut concrete, ~r 1 M d~pth RI-13 Sealant asphalt RI-14 Shoulder AC (see AC road unill'.rice 1 RI-15 Shoulder aravel 4" thick RI-16 Sidewalk, 4" thick RI-17 Sidewalk, 4" thick, demolition and disDOS RI-18 Sidewalk 5" thick RI-19 Sidewalk 5" thick demoUtion and dispos RI-20 Sign, handicap RI-21 Striping, per s\all RI-22 Striping, thermoplastic, ( for crosswalk) RI-23 Striping, 4" reflectorized line RI-24 - Page 4 of9 ~KCC 27 A authorizes only one bond reduction. Ii-wks-sbq,lds Site Improvement Bond Quantity Worksheet Existing Futura Public Private Right-of-way Right of Way Improvements & Drainage Facilities Unit Price Unit Quant. I Cosi' Quant. Cost Quant I Cost $ 28.00 SY ~ IUoV--..I $ 15.00 SY • $ 7.00 SY $ 67.50 SY 7~ \ $ 30,03 LF $ 45.05 LF $ 17,00 LF $ 12,50 LF IIo..\V 7~ $ 18.00 LF ~ C?)QO $ 5.50 LF $ 7.00 LF $ 1.85 LF &:L) V)'} $ 1.69 LF $ 1,25 LF ~ Co~ .. $ -SY , $ 15,00 SY $ 35,00 SY 1~. ~ lVJtL ..I. $ 29,50 SY $ 38,50 SY $ 37,50 SY $ 85,28 Each $ 5,82 Each $ 2.38 SF L 0.25 LF --------- SUBTOTAL %l0 l'l-.~ I 'r WeD aate: l;.ljU:.u:.!UU~ Bond Raduction'" I Quant Complete Cost Unit prices updated: 02112102 Version: 11126108 Report Date: 09/09/2013 Site Improvement Bond Quantity Worksheet Unit Price Unit ROAD SURFACING (4" Rock ~ 2.5 base & 1.5" top course) For KCRS '93. (addijionaI2.5" base) add RS -1 $ 3.60 AC Overla 1.5~ AC RS-2 $ 11.25 AC Ovenav. 2" AC RS-3 's 15.00 AC Road. 2". 4" rock First 2500 SY RS-4 AC Road. 2" 4" rock Qtv, over 2500sY RS -5 AC Road. 3" 4" rock. Flrs12500 SY RS-6 AC Road 3" 4" rock Qtv. over 2500 SY RS-7 AC Road 5". First 2500 SY RS-8 AC Road. 5". Qtv. Over 2500 SY RS -9 AC Road 6" First 2500 SY RS -1 AC Road 6" Otv. Over 2500 SY RS-l Asohatt Treated Base 4" thick RS-l Gravel Road 4 11 rock, First 2500 SY RS-l Gravel Road 4 11 rock, Qtv. over 2500 SY IRS-l pee Road, 5" no base, over 2500 SY RS-1 pee Road 6" no base over 2500 SY ~S-1 Thickened Edoe RS-l -- Page 5 019 "'Kec 27 A authorizes only one bond reduction. li·wks-sbq.xis $ 21.00 $ 19.00 $ 23.30 $ 21.00 $ 27.60 $ 25.00 $ 33.10 $ 30.00 $ 20.00 $ 15.00 $ 8.50 $ 27.00 $ 25.50 $ 8.60 SUBTOTAL SY SY SY SY SY SY SY SY SY SY SY SY SY SY SY SY LF . existing Future Public Private Right-of-way Right of Way Improvements & Drainage Facilities Quant I Cost Quant I Cost Quanti Cost For '93 KCRS ( 6.5" Rock= 5" base & 1.5" top course) ~U l2 \~ , ./ ---- ~ ~~ Web date: 1210212008 Bond Reduction· Quant. Co"!E!ete Cost ---:-1...... -- Unit prices updated: 02112102 Version: 11/26/08 Report Date: 0~/O9/?01~ I Site Improvement Bond Quantity Worksheet Unit Price UnH Existing Right-of-way Qu.nt.1 Cost Future Public Right of Way & Ora.lnage Facilities Quant.I Cost Private Improvements Quant. T Cost Web aate: 1210212008 Bond Reduction· Quant Completel Cost DRAINAGE (CPP = Corrugated Plastic Pipe. N12 or Equivalent) For Culvert prices, Average of 4' cover was assuroed. Asaume perforated PVC Is same prlc& as soIkI pipe. Access Road. RID I 0 -I I $ 21.00·1 SY Bollards -fixed I 0 -2 I $ 240.74 I Each Sollards -removable I D ~ 3 I $ 452.34 I Each * (CBs include frame and lid) CB Type I CB Tv"e IL GB Type II, 48" diameter for additional depth over 4' CB T¥Pe II, 54" diameter· for additional depth oller 4' CB Type II, 60" diameter for additional depth over 4' CB Tvpe II, 72" diameter for additional depth over 4' ThrouQh-curb Inlet Framework (Add) Cleanout, PVC, 4" Cleanout. PVC, 6" Cleanout, PVC, a" Culvert, PVC, 4" Culvert, PVC. 6" Culvert. PVC, 8" Culvert. PVC. 12" Culvert. CMP. 8" 0-4 Each 0-5 Each 0-6 I $ 2.033.57 I Each 0-71 $ 436.521 FT 0-8 $ 2.192.54 Each 0-9 I $ 486.531 FT 0-101 $ 2.351.52 I Each 0-111$ 536.541 FT 0-121 $ 3.212.641 Each 0-131' 692.211 FT o -14 $ 356.09 Each 0-15 Each 0-16 . Each 0-17\ $ 224.19 I Each 0-18 I $ 8.64 1 LF 0-191 , 12.60 I LF 0-201$ 13.33 I LF 0-21 $ 21.771 LF 0-22 , 17.25 I LF ~I 10 Culvert. CMP. 12" Culvert. CMP. 15" Culvert. CMP. 18" 0-23 0-24 $ $ 26.451 LF • 32.73 LF Z; 0-25 Culvert. CMP. 24" 0-26 Culvert. CMP. 30" 0-27 Culvert, CMP, 36" 0-28 Culvert, CMP, 4a" 0-29 Culvert. CMP. 60" 0-30 Culvert. CMP. 72" 0-31 Page 6 019 -KCG 27A authorizes only one bond reduction. li~wks~sbqJd$ $ 37.74 I LF $ 53.33 \ LF $ 71.45 I LF $ 112.11 I LF $ 140.83 1 LF $ 235.45 \ LF $ 302.561 LF SUBTOTAL I tn I '1.Z?JCfU ,"'7h0 "? I \:~l") ~ .. "2.--- ~ ~ ID.4-1T -. IW~ 7.2PT l~'?4l?-"?Z. f>;'7! .----I "2-- 'if'} 'V71s:? ~.~ -, Unit prices updated: 02112102 Version: 11126108 Report Date: 09/0912013 DRAINAGE CONTINUED No. Culvert, Concrete 8" 0-32 Culvert Concrete 12" D-33 Culvert Concrete 15~ D-34 Culvert Concrete 18" D-35 Culvert Concrete 24" D-36 Culvert. Concrete 30" D -37 Culvert Concrete, 36" 0-38 Culvert ConCrete, 42" D -39 Culvert Concrete 48" 0-40 Culvert CPP,6-0-41 Culvert CPP 8-0-42 Culvert CPP 12" D -43 Culvert CPP 15" D-44 Culvert, CPP 18" D-45 Culvert, CPP, 24" D-46 Culvert, CPP, 30" D-47 Culvert CPP 36" D -48 Ditchln" 0-49 Flow Dispersal Trench (1 436 base+) 0-50 French Drain (3' depll1\ D -51 Geotextile laid in trench, polypropylene 0-52 tnfiltlQtion pond tesling D -53 Mid-tank Access Riser 46" dia 6' deep D-54 Pond Overflow Spillway D-55 Restrictor/Oil Separator 12" D-56 Restrictar/Oll Separator 15" D-57 Restrictor/Qi] SeDarator 18" D-58 Riorao, olaced D -59 Tank End Reducer (36" diameter) D -60 Trash Rack 12" 0-61 Trash Rack 15" 0-62 Tmsh Rack 18" 0-63 Trash Rack, 21" D-64 Page 7 of9 *KCC 27 A authorizes only one bond reduction. li-wks-sbq.xJs Site Improvement Bond Quantity Worksheet Existing Future Public Private Right-of-way Right of Way Improvement& & Drainage Facilities Unit Price Unn: Quant. Cost Quant. Cost Quant. Cost $ 21.02 LF $ 30.05 LF $ 37.34 LF $ 44.51 LF $ 61.07 LF $ 104.18 LF $ 137.63 LF $ 158.42 LF $ 175.94 LF $ 10.70 LF $ 16.10 LF $ 20.70 LF $ 23.00 LF $ 27.60 LF $ 36.80 LF $ 48.30 LF S 55.20 LF $ 8.08 CY $ 25.99 LF $ 22.60 LF $ 2.40 SY $ 14.75 HR . $ 1 605.40 Each $ 14.01 SY $ 1,045.19 Each $ 1 095.56 Each I IO~ $ 1146.16 Each $ 39.08 CY $ 1 000.50 Each $ 211.97 Each $ 237.27 Each I 7~ $ 268.89 Each $ 306.64 Each SUBTOTAL l.~ P1fJ I Web date: 12/02/2008 Bond Reduction" Quant. Complete Cost Unij prices updated: 02112102 Version: 11126108 popo'" 0-0 • .0: nC/09M01~ Site Improvement Bond Quantity Worksheet l Unit Price Unit PARKING LOT SURFACING t:l!!, 2" AC, 2" top course rock & 4" borrow PL ·1 $ 21.00 SY 2" AC, 1.5" top COurse & 2.5" base cou PL ·2 $ 28.00 SY 4" seled borrow PL - 3 $ 4.55 SY 1.5" top course rock & 2.5" base course PL-4 $ 11.41 SY UTILITY POLES & STREET LIGHTING Utility Pole(s) Relocation L UP·1 Lump Sum Street Ucht Poles w/Luminaires IUP-2 .1 Each WRITE·IN·ITEMS Such as detentioniwaler ouaJitv vauHs.l No. WI·1 Each WI·2 SY WI-3 CY WI·4 LF WI.5 FT WI·S WI·7 wl·a Wt·9 WI-10 SUBTOTAL SUBTOTAL (SUM ALL PAGES): 30% CONTINGENCY & MOBtUZATION: Page8of9 "Kec 27 A authorizes only one bond reduction. li-wks·sbq.xIs GRANDTOTAL: COLUMN: existing Future Public Private Right-of,way RighI of Way Improvements & Drainage Facilities Quant. I Price Quant. --L Cost Quant. I Cost Utility pole relocation costs must be accompanied by Franchl$a Utility's Cost Statement .1 L .1 .1 J ---" --., --T ~,~" 17&,0 1k--lDf~ 7~77h l7Z..~ (.~ ~~~? ~,?'f; fA (;1,7 B I 0 weD aale: , lIu:.u~OOtl Bond Reduction'" Quant. I Complete Cost i .1 .1 E Unit prices updated: 02112102 Version: 11/26108 Report Date: 09/09/2013 Site Improvement Bond Quantity Worksheet Web date: 1210212008 Original bond co~tions prepared by: Name: y~ ~ r.E-. PE Registration Number: -:-:_~if25~~[.;~4iO::I~!.<:... ________________ _ Date: &~ ~ ~(l-= To!. #: , -~=UJ .:g,~ Finn Name: ~clVI "'~$ fl+:c... Addross: ~ S~ 15~~ '~. ¥?.Q..l'TW. WA ,q~ Project No: ROAD IMPROVEMENTS & DRAINAGE FACILITIES FINANCIAL GUARANTEE REQUIREMENTS Stabilization/Erosion Sediment Control (ESC) Existing Right-at-Way Improvements Future Public Right at Way & Drainage Facilities Private Improvements Calculated Quantity Completed Total Righl-<lt Way andlor Site Restoration Bond'r (Fir.;t $7.500 of band' shall be cash.) Performance Bond' Amount (A+B+C+D) = TOTAL Reduced Performance Bond' Total ... Maintenance/Defect Bond' Total PERFORMANCE BOND' AMOUNT (A) fI:J""~ -$ (6) $~Co4!>'5 (C) $ '2~t~~ j (D) $ *7~7 (A+B) $ 4~ 47;0 (1) 1;1~",m~l~~ali $2000. BOND' AMOUNT REQUIRED AT RECORDING OR TEMPORARY OCCUPANCY - (E) $ .p TxO.30 $ ~14S­ I (T-E) $ ~ 10 C:; Use larger Ot !. or(i-E) OR NAME OF PERSON PREPARING BOND' REDUCTION: Date: '" NOTE: The word "bond u as used in this document means a financial guarantee acceptable to King County. ~ NOTE: KCC 27A authorizes right alway and site restoration bands to be combined when both are required. PUBLIC ROAD & DRAINAGE MAINTENANCE/DEFECT BOND' (B+C) x , '7CI 0.25 = $ rQ> • ...-...... > The restoration reqUirement shall include the total cost for all TESC as a minimum, not a maxim.um. In addition. corrective work, both on-and off-sUe needs to be included. Quantities shall reflect worse case scenarios not Just minimum requirements. For example, if a salmonld stream may be damaged, some estimated costs for restoration needs to be refleded In this amount. The 30% contlngency and mobilization costs are computed in this quantity. --NOTE: Per Kec 27A, total bond amounts remaining after reduction shail not be less than 30% of the Original amount m or as revised by major design changes. I I REQUIRED BOND' AMOlJNTS ARE SUBJECT TO REVIEW AND MODIFICATION BY DDES Page 9 of 9 Check out the DOES Web site at www.kingcounty.govlperroits Unit prices updated: 02/12/02 Version: 11/26/08 Report Date: 09/09/2013 li-wks·sbq.xis RECORDING REQUESTED BY AND WHEN RECORDED MAIL TO: CITY CLERK'S OFFICE CITY OF RENTON 1055 SOUTH GRADY WAY RENTON. WA 98057 DECLARATION OF COVENANT FOR MAINTENANCE AND INSPECTION OF FLOW CONTROL BMPS Grantor: ~~ h@?, IU.-- Grantee: City of Renton Legal Description: A ~()"-J. &?F~ E? AI\P~ ~ t!E" ~ L.MM 'E\V5 Apc.E-~. A<(n~ 'n PC.A:r , :tPtt?'7€', ge-~t?!ib (lJ 1;f>WM1E. e CF f'tA'f?, ~ 10/, Additional Legal(s) on: (N ~,NIc CA tJ/lJ1'f, WA"'·\fNc.;~. Assessor's Tax Parcel ID#: t> fI!!> 4 -r 10 -Q::!74-1 IN CONSIDERATION of the approved City of Renton(check one of the following) 0 residential building permit, 0 conunercial building permit, 0 clearing and grading permit, 0 subdivision permit, or ?ort subdivision permit for Application File No. LUAlSWP 1~r'~\z..I+ relating to the real property ("Property") described above, the Grantor(s), the owner(s) in fee of that Property, hereby covenants(covenant) with City or Renton, a political subdivision ofthe state of Washington, that he/she(they) will observe, consent to, and abide by the conditions and obligations set forth and described in Paragraphs 1 through 8 below witb regard to the Property. Grantor(s) hereby grants(grant), covenants(covenant), and agrees(agree) as follows: I. Grantor(s) or hislber(their) successors in interest and assigns ("Owners") shall retain, uphold, and protect the stormwater management devices, features, pathways, limits, and restrictions, known as flow control best management practices ("BMPs"), shown on the approved Flow Control BMP Site Plan for the Property attached hereto and incorporated herein as Exhibit A. 2. The Owners shall at their own cost, operate, maintain, and keep in good repair, the Property's BMPs as described in the approved Design and Maintenance Details for each BMP attached hereto and incorporated herein as Exhibit B. 3. City or Renton shall provide at least 30 days written notice to the Owners that entry on the Property is planned for the inspection of the BMPs. After the 30 days, the Owners shall allow the City of Renton to enter for the sole purpose of inspecting the BMPs. In lieu of inspection by the City, the Owners may elect to engage a licensed civil engineer registered in the state of Washington who has expertise in drainage to inspect the BMPs and provide a written report describing their condition. If the engineer option is chosen, the Owners shall provide written notice to the City of Renton within fifteen days of receiving the City's notice of inspection. Witbin 30 days of giving this notice, the Owners, or the engineer on behalf of the Owners, shall provide the engineer's report to the City of Renton. If the report is not provided in a timely manner as specified above, the City of Renton may inspect the BMPs without further notice. 4. If the City determines from its inspection, or from an engineer's report provided in accordance with Paragraph 3, that maintenance, repair, restoration, and/or mitigation work is required for the BMPs, The City shall notify the Owners of the specific maintenance, repair, restoration, and/or mitigation work (Work) required under RMC 4-6-030. The City shall also set a reasonable deadline for completing the Work or providing an engineer's report that verifies completion of the Work. After the deadline has passed, the Owners shall allow the City access to re-inspect the BMPs unless an engineer's report has been provided veritying completion of the Work. If the work is not completed properly within the time frame set by the City, the City may initiate an enforcement action. Failure to properly maintain the BMPs is a violation ofRMC 4-6-030 and may subject the Owners to enforcement under the RMC 1-3, including fines and penalties. 5. Apart from performing routine landscape maintenance, the Owners are hereby required to obtain written approval from the City or Renton before performing any alterations or modifications to the BMPs. 6. Any notice or approval required to be given by one party to the other under the provisions of this Declaration of Covenant shall be effective upon personal delivery to the other party, or after three (3) days from the date that the notice or approval is mailed with delivery confirmation to the current address on record with each Party. The parties shall notity each other of any change to their addresses. 7. This Declaration of Covenant is intended to promote the efficient and effective management of surface water drainage on the Property, and it shall inure to the benefit of all the citizens of the City of Renton and its successors and assigns. This Declaration of Covenant shall run with the land and be binding upon Grantor(s), and Grantor's(s') successors in interest and assigns. 8. This Declaration of Covenant may be terminated by execution of a written agreement by the Owners and the City of Renton that is recorded by King County in its real property records. IN WITNESS WHEREOF, this Declaration of Covenant for the Maintenance and Inspection of Flow Control BMPs is executed this __ day of ________ ---', 20 __ . GRANTOR. owner of the Property GRANTOR, owner of the Property STATE OF WASHINGTON ) COUNTY OF KING )ss. On this day personally appeared before me: -.,.--:--------:-:---:--c:---:----:---~, to me known to be the individual(s) described in and who executed the within and foregoing instrument and acknowledged that they sigoed the saroe as their free and voluntary act and deed, for the uses and purposes therein stated. Given under my hand and official seal this __ day of _________ , 20 __ . Printed name Notary Public in and for the State of Washington, residing at My appointment expires _________ _ C.2.!! PERFORATED PIPE CONNECTION o TEXT OF INSTRUCTIONS Your property contains a stormwater management flow control BMP (best management practice) called a "perforated pipe connection," which was installed to reduce the stormwater runoff impacts of some or all of the impervious sUlface on your property. A perforated pipe connection is a length of drainage conveyance pipe with holes in the bottom, designed to "leak" runoff, conveyed by the pipe, into a gravel filled trench where it can be soaked into the surrounding soil. The connection is intended to provide opportunity for infiltration of any runoff that is being conveyed from an impervious surface (usually a rooD to a local drainage system such as a ditch or roadway pipe system. The size and composition of the perforated pipe connection as depicted by the flow control BMP site plan and design details must be maintained and may not be changed without written approval either from the King County Water and Land Resources Division or through a future development permit from King County. The soil overtop of the perforated portion of the system must not be compacted or covered with impervious materials. FIGURE C.2.11.A PERFORATED PIPE CONNECTION FOR A SINGLE FAMILY RESIDENCE ~ random fill + ,-;-..< -", -...< "', ')( v -., ',' .. , .... '. ", <, • ';:""."';""" ">;'~""-"/"'-'/' 6" ~>~~·/(::<~;;:«>~;;",«,V filter fabric -L \,YA~>;y><>;·~<:/>;y;>/ /./ ./", /.,,/. "rf . o u , 0 "a. " "" '"1 6 pe pipe '[ ":0".". ":C".': 1'/2" -31," washed r Cl (J~D C\ r:.;:Qf"J. u D'f" 1\ 0 ock Dn . V Ct v';" Ij ,.I D /J 17 c() D Co ,0. C C v '\, D ,; C,!~ "c'i7f1o.~c;~(\ tivr: 1:J (l b <'> C. 0. C n c' .. 1.0---24" min ---.;1 TRENCH X-SECTION NTS slope_ PLAN VIEW OF ROOF NTS ~009 Sl.uface Water Design Manual -Appendix C C-81 ,-. 1/ 1 to road drainage system 2' X 10' level trench w/perf pipe 11912009 EXHIBIT "B" PERFORATED PIPE CONNECTION MAINTENANCE INSTRUCTIONS This lot contains stormwater management flow control BMP (best management practice) called a "perforated pipe connection," which was installed to reduce the stormwater runoff impacts of some or all of the impervious surface on your property. A perforated pipe connection is a length of drainage conveyance pipe with holes in the bottom, designed to "leak" runoff, conveyed by the pipe, into a gravel filled trench where it can be soaked into the surrounding soil. The connection is intended to provide opportunity for infiltration of any runoff that is being conveyed from an impervious surface (usually a roof) to a local drainage system such as a ditch or roadway pipe system. The size and composition of the perforated pipe connection as depicted by the flow control BMP site plan and design details must be maintained and may not be changed without written approval from the City of Renton. The soil overtop of the perforated portion of the system must not be compacted or covered with impervious materials. SECTION C.2 FLOW CONTROL BMPs C.2.3.5 MAINTENANCE INSTRUCTIONS FOR LIMITED INFILTRATION 11912009 If the limited infiltration flow control BMP is proposed for a project, the following maintenance and operation instructions must be recorded as an attachment to the required declaration of covenant and grant of easement per Requirement 3 of Section C.1.3.3 (p. C-lS). The intent of these instructions is to explain to future property owners, the purpose of the BMP and how it must be maintained and operated. These instructions are intended to be a minimum; DDES may require additional instructions based on site- specific conditions. Also, as the County gains more experience with the maintenance and operation of these BMPs, future updates to the instructions will be posted on King County's Surface Wafer Design Manual website. [J TEXT OF INSTRUCTIONS Your property contains a stormwater management flow control BMP (best management practice) called "limited infiltration," which was installed to mitigate the stormwater quantity and quality impacts of some or all of the impervious surfaces on your property. Limited infiltration is a method of soaking runoff from impervious area (such as paved areas and roofs) into the ground. Infiltration devices, such as gravel filled trenches, drywells, and ground surface depressions, facilitate this process by putting runoff in direct contact with the soil and holding the runoff long enough to soak most of it into the ground. To be successful, the soil condition around the infiHration device must be able to soak water into the ground for a reasonable number of years. The infiltration devices used on your property include the following as indicated on the flow control BM P site plan: D gravel filled trenches. D drywells. The size, placement, and composition of these devices as depicted by the flow control BM P site plan and design details must be maintained and may not be changed without written approval either from the King County Water and Land Resources Division or through a future development permit from King County. Infiltration devices must be inspected annually and after major stonn events to identify and repair any physical defects. Maintenance and operation of the system should focus on ensuring the system's viability by preventing sediment-laden flows from entering the device. Excessive sedimentation will result in a plugged or non-functioning facility. If the infiHration device has a catch basin, sediment accumUlation must be removed on a yearly basis or more frequently if necessary. Prolonged ponding around or atop a device may indicate a plugged facility. If the device becomes plugged, it must be replaced. Keeping the areas that drain to infiltration devices well swept and clean will enhance the longevity of these devices. For roofs, frequent cleaning of gutters will reduce sediment loads to these devices. 2009 Surface Water Design Manual-Appendix C C-so C.2.2 FULL INFILTRATION 6" :- FIGURE C.2.2.A TYPICAL TRENCH INFIL TRA TION SYSTEM PLAN VIEW NTS .-.~" ........................................ . 4" rigid or 6" flexible perforated pipe roof drain . -................................................ infiltration trench sump wlsolid lid PLAN VIEW NTS fiRer fabric overflow spfash block root drain fine mesh "-CB sump w/solid lid 0 ... '_1'\ t--~---=,r--compacted backfill 'f':l~,,:~~~~L---4" rigid or 6" flexible SECTION A NTS perforated pipe .."i-----washed rock 1 112"-314" 2009 Surface Water Design Manual -Appendix C C-45 119/2009 Section 10: Operation and Maintenance Manual The Operation and Maintenance of the proposed BMP's provided will be included within the Declaration of Covenant from Section 9. These documents will be provided for review on as part of the utility permit submittal. SEGnON C.2 FLOW CONlROL BMPs C.2.3.S MAINTENANCE INSTRUCTIONS FOR LIMITED INFILTRATION ~D 119/2009 If the limited infiltration flow control BMP is proposed for a project, the following maintenance and operation instructions must be recorded as an attachment to the required declaration of covenant and grant of easement per Requirement 3 of Section C.I.3.3 (p. C-18). The intent of these instructions is to explain to future property owners, the purpose of the BMP and how it must be maintained and operated. These instructions are intended to be a minimum; DDES may require additional instructions based on site- specific conditions. Also, as the County gains more experience with the maintenance and operation of these BMPs, future updates to the instructions will be posted on King County's Surface Water Des ign Manual website. TEXT OF INSTRUCTIONS Your property contains a storrnwater management flow control BMP (best management practice) called "'limited infiltration,"' which was installed to mitigate the stormwater quantity and quality impacts of some or all of the impervious surfaces on your property. Limned infiltration is a method of soaking runoff from impervious area (such as paved areas and roofs) into the ground. Infiltration devices, such as gravel filled trenches, drywalls, and ground surface depressions, facilitate this process by putting runoff in direct contact with the soil and holding the runoff long enough to soak most of it into the ground. To be successful, the soil condition around the infiltration device must be able to soak water into the ground for a reasonable number of years. The infiltration devices used on your property include the following as indicated on the flow control BMP site plan: Cl gravel filled trenches, Cl drywalls. The size, placement, and composition of these devices as depicted by the flow control BMP site plan and design details must be maintained and may not be changed without written approval enher from the King County Water and Land Resources Division or through a future development perm~ from King County. Infiltration devices must be inspected annually and after major storm events to identify and repair any physical defects. Maintenance and operation of the system should focus on ensuring the system's viability by preventing sediment-laden flows from entering the device. Excessive sedimentation will resu~ in a plugged or non-functioning facility. If the infiltration device has a catch basin, sediment accumulation must be removed on a yearly basis or more frequently if necessary. Prolonged ponding around or atop a device may indicate a plugged facility. If the device becomes plugged, it must be replaced. Keeping the areas that drain to infiltration devices well swept and clean will enhance the longevity of these devices. For roofs, frequent cleaning of gutters will reduce sediment loads to these devices. 2009 Surface Water Design Manual-Appendix C c-so C.HI PERFORATED PIPE CONNECTION a TEXT OF INSTRUCTIONS Your property contains a stormwater management flow oontrol BMP (best management pracTIce) called a "periorated pipe connection," which was installed to reduce the stormwater runoff Impacts of some or all of the impervious suriace on your property. A periorated pipe oonnecTIon is a length of drainage conveyance pipe with holes in the bcttom, designed to "leak" runoff, conveyed by the pipe, Into a gravel filled trench where It can be soaked into the surrounding soil. The connection is intended to provide opportunity for infiltration of any runoff that is being conveyed from an impervious suriace (usually a roof) to a local drainage system such as a ditch or roadway pipe system. The size and composition of the periorated pipe connection as depicted by the flow control BMP site plan and design details must be maintained and may not be changed w~hout written approval either from the King County Water and Land Resources Division or through a future development perm~ from King County. The soil overtop of the periorated portion of the system must not be compacted or covered with impervlous materials. FIGURE C.2.11.A PERFORATED PIPE CONNECTION FOR A SINGLE FAMILY RESIDENCE random fill filter !aibric 6" peri pipe 1'12" -'I, washed rock TRENCH X-SECTION NTS slope_ PLAN VIEW OF ROOF NTS 2009 Surface Water Design Manual -Appendix C C-81 ,. V to road drainage system 2' X to' level trench w/peri pipe 11'.112009 APPENDIX A MAINTENANCE REQUIREMENTS FOR FLOW CONTROL, CONVEYANCE, AND WQ FACILITIES NO.5 -CATCH BASINS AND MANHOLES Maintenance Defect or Problem Condition When Maintenance Is Needed Results Expected When Component Maintenance I. Performed Siructure Sediment Sedimonlexceeds 60% of the depth from the Sump of catch basin contains no bottom of the catch basin to the invert of the sediment. 1000000t pipe into or out of the catch basin or is within 6 inches of the invert of the lowest pipe into or out of the catch basin. Trash and debris Trash or debris of more than ~ cubic foot which No Trash or debris blocking or is located immediately in front of tho catch basin potentially blocking entrance to opening or is blod<Ing capacity of tho catch basin catch basin. by more than 10%. Trash or debris in the catch basin that exceeds No trash or debris in the catch basin. 'I, the depth from the bottom of basin 10 invert the lowest pipe ioto or out of the basin. Dead animals or vegetation that could generate No dead animals or vegetation odors that coukI cause complaints or dangerous present within catch basin. gasea (e.g" methane), Deposits of garbage exceeding 1 cubic foot in No condition present which would volume. attract or support the breeding of insects or rodents. Damage to frame Corner of frame extends more than" inch past Frame is even with aJrb. andlar top slab curb face Into tho street (If applicable), Top slab has holes larger than 2 square Inches or Top slab is free of holes and cracks. cracks wider than 'X inch. Frame not sitting flush on top slab, i.e., Frame I. sitting ftush on top slab. separation of more than SA inch of the frame from the lop slab, Cracks In walls or Cracks wider than % Inch and longer than 3 feet, Catch basin is seated and bottom any evidence of soil particles entering catch structuralty sound. basin through aaOO, or maintenance person judges that catch basin is unsound. Cracks wider than % inch and longer than 1 foot No cracks more than 1/4 inch wide at at the joint of any intet/outlet pipe or any evidence the joint of inlet/aullet pipe, of soil part/des entering calm basin through erac:ks. Settlement/ Catch basin has settled more than 1 inch or has Basin replaced or repaired to design misalignment rotated more than 2 inches out of alignment. standards. Damaged pipe joints Cracks wider than %-inch at the jOint of the No cracks more than Y ... ind'l wide at inlet/outlet pipes or any evidence of soil entering tho joint of inlet/outlet pipes, tho catch basin at lho joint of lho inlet/outlot pipes. Contaminants and Any evidence of contaminants or pollution such Materials removed and disposed of pollution as 01, gasoline, concrete slurries or paint. according to applicable regulations. Saureo control BMPs implemented W appropriate. No contaminants present other than 8 surface oil film. InleUOuilet Pipe Sediment Sedimont fiINng 20% or more of tho pipe. Inletfoutlet pipes dear of sediment. accumulation Trash and debris Trash and debris accumulated in inlet/outlet No trash or debris in pipes. pipes (indudes ftaatableo and non-flaatables), Damaged Cracks wider than %-inch al the joint of the No etacks more than %·inch W'ide at inlet/outlet pipes or any evidence of soil entering the joint of the inlet/outlet pipe. at the joints of the inlet/aullet pipes. 2009 Surface Water Design Manual-Appendix A 11912009 A.q APPENDIX A MAINTENANCE REQUIREMENTS FLOW CONTROL, CONVEYANCE, AND WQ FACILITIES NO.5 -CATCH BASINS AND MANHOLES Maintenance Defect or Problem Condition When Maintenance I. Needed RHu"" Expected Whon Component Malmenancels Performed Metal Grates Unsafe grate opening Grate with opening wider than 7/, ind'!o Grate opening meets design (Catch Basins) standards. Trash and debris Trash and debris thai is blocking more than 20% Grate free of trash and debris. of grate surface. footnote to guidelines for disposal Damaged or missing Grate missing or broken member(s) of the grate. Grate is in place and meets design Any open structure requires urgent standards. maintenance, Manhole CoverlUd Coverllid not in place Coverllid is missing or only partially in place. Coverllid protects opening to Any open structure requl .... urgent strudure. maintenance. Locking mechanism Mechanism cannot be opened by one Mechanism opens with proper tools. Not Wor1<ing maintenance person with proper lools. Bofts cannot be seated. Self~ocking co_Aid does not work. Coverllid difficult to One maintenance person cannot remove Coverllid can be removed and Remove coverAid afler applying 80 lb •. of lift. reinstalled by one maintenance person. • ) 11912009 2009 Surface Waler Design Manual -Appendix A A-IO APPENDIX A MAINTENANCE REQUIREMENTS FOR FLOW CONTROL, CONVEYANCE, AND WQ F ACILlllES NO.6 -CONVEYANCE PIPES AND DITCHES Maintenance Defect or Problem Conditions When Maintenance Is Needed Results Expected When Component Malntenanca is Performed Pipes Sediment & debris Accumrnated sediment or debris that exceeds Waler flows freely Ihrough pipes. accumulation 20% of the diameter of the pipe. Vegetation/roots Vegetation/roots that reduce free movement of Waler flows freely Ihrough pipes. water Ihrough pipes. Contaminants and Any evidence of contaminants or pollution such Materials removed and disposed of pollution as oil, gasoline, conaete slurries or paint. according to applicable regulations. Source control BMPs implemented W appropriate. No contaminants present other than a surface oil film. Damage to protective Protective coating is damaged; rust or corrosion Pipe repaired or replaced, coating or corrosion is weakening !he structural integlily of any part of pipe. Oamaged Arrj dent that decreases the cross section area of Pipe repaired or replaced. pipe by more than 20% or is determined to ha1l8 weakened structural integrity of the pipe. Dilchas Trash and debris Trash and debris exceeds 1 cubic foot per 1,000 Trash and debris cleared from square feet of dHch and slopes. dHches. Sediment Accumulated sedlmenllhat exceeds 20% of !he Ditdl cleanedlflushed of all sediment accumulation design deplh. and debris so Ihat ~ matches design. Noxious weeds Any noxious or nuisance vegetation which may Noxious and nuisance vegetation constitute a hazard to County personnel or the removed according to applicable public. regulations. No danger of noxious vegetation where County personnet or the public might normally be. ') Contaminants and Any evidence of contaminants or pollution such Material. removed and disposed of pollution as oil, gasoline, concrete slunies or paint. according to applicable regulations. Source control BMPs implemsnted W appropriate. No contaminants present other than a surface oil film. Vegetation Vegetation that reduces free movement of water Water ftows freely Ihrough ditche •. Ihrough ditches. Erosion damage to Any erosion observed on a dHch slope. Slopes are not eroding. stopes Rock lining out of One layer or lesa of rock exists above native soil Replace rocks to design standards. place or missing (If area 5 square feet or more, any exposed native Applicable) soU. ) 2009 Surface Waler Design Manual-Appendix A 1/912009 A-II C.2.2 FULL INFILTRATION FIGURE C.2.2.A TYPICAL TRENCH INFILTRATION SYSTEM PLAN VIEW Ir-roof % drain NTS £ 4" rigid or 6" flexible perforated pipe (1 0 _. _ ... _. --... -_.---. _. -_. _. --_. -_. ----------. "'; )l===~ infiltration trench PLAN VIEW NTS 4" rigid or 6" flexible perforated pipe •• --~ •• ---•• J .•••••.•• overflow splash block sump w/solid lid roof drain 6" -l---~o ~ CC~==::::::=:w<~==::==::;;:::;::i,I==~:;, : 6-6. washed 1\ 0 12" ~ i':I ~ 1 112".3/4" 0 0 l.r:A·==·~'U' fine mesh ~ .... rool'\ "'--CB sump wlsolid lid filter fabric r1 =r\--..,.------,,=r---compacted backfill 6" '" ~ 4" rigid or 6" flexible , 0 CoD o~' perforated pipe 2li4" , :'10° 1\:'1 c :6: 'lOve '10 V 12" ;,: V 0 C V 00 V z-c,(-----washed rock o c· 1 112"·3/4" ~ 17 LJ (H7 0 V D ~~o D v Co D ~~"I-,.'''h.'''A.'' &<.1XX'.!«<':(/,,@ \ I .. 24~ SECTION A NTS 2009 Surface Water Design Manual-Appendix C C-45 119/2009 SECTION C.2 FLOW CONTROL BMPs 119/2009 FIGURE C.2.2.B ALTERNATIVE TRENCH INFILTRATION SYSTEM overflow • 11/,"' -3/4" washed rock overflow • grass 6" min 18" min L 2' min L 15' min -----<o.f X-SECTION NTS grass filter strip 5'min from roof NOTE: Same length dimensions and site limitations as typical system NOTE: Same length dimensions 18" min and site limitations as typical system X-SECTION NTS C-46 2009 Surface Water Design Manual-Appendix C