Loading...
HomeMy WebLinkAboutTalbot & 55th Final Plat• -~~·~· -,-..;.....:___ De~::~aw lli@jjc~IJ j. .. ~ity ofll®. f~, .·· ... ·· · .· . . ,"'Y 0,<; ·~.::....-----i·.· ... · -; .. \! .. ·~·.<}··.·· •. ·.:. m. ©.· .. · r.~m.·: : ;~;. • _ • -. , .,-~~-• · w-~ • ~Nrt0 · Com~~nlty & E~6nomi~ Deveit>p;;:;entDepart~ent ·· · ' . C.E."Chip"Vincerit;Administrator .. •.· . ·. ,·. May 4, 2,016. Phil Nelson. Talbot Road LLC .12505,, Bellevue Redmond Rci'ad Suite200 · Bellevue, WA 980.05 . Subject: . Notice of Complete Application . Talbot and 55th Final Plat · LUA16:oo0338; FP _· Dr. Mr. Nelsori: · The Planning Divisioriofthe City ~fRenton.has determined that the subject application is. complete according to submittal. requirements and; th~refore, is accepted for review; . . , . . .· , . . . . . - You will be n~tified if any additio~al information is required to continue processing your . application. Please contact nie at (425) 430-7216 or by emai·I at jillian@rentonwa.gov if·· you have any questions. Sincerely, .· ·.da11~ Ja'n ~llian ... Project Manager cc: Brianne Bannwarth, Development Engineering Manager Jennifer Henning, Planning Director Vanessa Dolbee, Planner Ann Fowler, Plan Reviewer File Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov i, • RECE/''ED ---.!O~(Ci<+<l ~v~·---KentoCITVnOF ~ 1 &j 20/6 ~ • DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT · Plan~f~ LAND USE PERMIT MA~fER APPLICATION PROPERTY OWNER(S) PROJECT INFORMATION NAME: Talbot Road, LLC PROJECT OR DEVELOPMENT NAME: Talbot & 55th Avenue Plat ADDRESS: 12505 Bel-Red Rd., Suite 200 PROJECT/ADDRESS(S)/LOCATION AND ZIP CODE: 1920 97th A venue South CITY: Bellevue ZIP:WA Renton, WA 98055 TELEPHONE NUMBER: (206) 714-4939 KING COUNTY ASSESSOR'S ACCOUNT NUMBER($): 7931000151 APPLICANT (if other than owner) NAME: EXISTING LAND USE(S): Vacant PROPOSED LAND USE(S): 17 Lot Single Family COMPANY (if applicable): Subdivision EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: ADDRESS: King County Urban Residential (UR) 4-12 DU/AC PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION CITY: ZIP: (if applicable) TELEPHONE NUMBER: EXISTING ZONING: King County R-6 CONTACT PERSON PROPOSED ZONING (if applicable): ; ' NAME: Phil Nelson SITE AREA (in square feet): 126,815 sq ft/ 2.91 acres SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE COMPANY (if applicable): Talbot Road, LLC DEDICATED: 19,560 sf SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: ADDRESS: 12505 Bel-Red Rd., Suite I 00 3,192 sf PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET CITY: Bellevue ZIP:WA ACRE (if applicable) TELEPHONE NUMBER AND EMAIL ADDRESS: NUMBER OF PROPOSED LOTS (if applicable) 17 (206) 714-4939 talbotroadllc@gmail.com NUMBER OF NEW DWELLING UNITS (if applicable): 1 ,, • • ,-~~~~~~~P~R~O.cc...c...JE=C~T-'-----'-'-IN=F~O::_:_;;RMAT~IO=N:...:....,_Cc~o~n~ti~n=u=ed=I)'--~~~~~~~ NUMBER OF EXISTING DWELLING UNITS (if applicable): 17 PROJECT VALUE: $2,350,000 SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): O SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (if applicable): n/a SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL BUILDINGS (if applicable): n/a SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (if applicable): NET FLOOR AREA ON NON-RESIDENTIAL BUILDINGS (if applicable): NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (if applicable): IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (if applicable): 0 AOUIFIER PROTECTION AREA ONE 0 AQUIFIER PROTECTION AREA TWO D FLOOD HAZARD AREA D GEOLOGIC HAZARD D HABITAT CONSERVATION D SHORELINE STREAMS & LAKES [j7g WETLANDS --sq, ft. __ sq.ft, --sq. ft. --sq.ft. 1,200 sq, ft. LEGAL DESCRIPTION OF PROPERTY Attach le SITUATE IN THE _ML QUARTER OF SECTION __L_, TOWNSHIP 22N , RANGE __j]_, IN THE CITY OF RENTON, KING COUNTY, WASHINGTON AFFIDAVIT OF OWNERSHIP I, Philip Nelson and Wei Huang, declare under penalty of pe~ury under the laws of the State of Washington that I am (check one)~ the current owner of the property involved in this application or D the authorized representative to act for a corporation (please attach proof of authorization) and that the foregoing statements and answers herein contained and the information herewith are in all respects true andcorrecitothebe of,~ykno~~ L/ fah /oif-c= 4(2i/;t, S1 entat1ve Date Signature of Owner/Representative Date STATE OF WASHINGTON ) ) ss COUNTY OF KING ) Dated 2 • • SUBDIVISION Guarantee/Certificate Number: Issued By: CHICAGO TITLE INSURANCE COMPANY 0047020-06 RECEIVED MAYO 3 2016 CITY OF RENTON CHICAGO TITLE INSURANCE COMPANY a corporation, herein called the Company PLANNING DIVISION GUARANTEES Solution Partners herein called the Assured, against actual loss not exceeding the liability amount stated in Schedule A which the Assured shall sustain by reason of any incorrectness In the assurances set forth in Schedule A. LIABILITY EXCLUSIONS AND LIMITATIONS 1. No guarantee is given nor liability assumed with respect to the identity of any party named or referred to in Schedule A or with respect to the validity, legal effect or priority of any matter shown therein. 2. The Company's liability hereunder shall be limited to the amount of actual loss sustained by the Assured because of reliance upon the assurance herein set forth, but in no event shall the Company's liability exceed the liability amount set forth in Schedule A. Please note carefully the liability exclusions and limitations and the specific assurances afforded by this guarantee. If you wish additional liability, or assurances other than as contained herein, please contact the Company for further information as to the availability and cost. Chicago Title Company of Washington 701 5th Avenue, Suite 2300 Seattle, WA 98104 Countersigned By: Authorized Officer or Agent Subdivision Guarantee/Certlflcate Page 1 Chicago Title Insurance Company By: Attest: President Secretary Printed: 03.23.16@ 10:01 AM WA.CT-FNSE -02150.6224 76-SPS-1-16-004 702Q-06 • • CHICAGO TITLE INSURANCE COMPANY GUARANTEE/CERTIFICATE NO. 0047020-06 $1,000.00 Title Officer: Commercial / Unit 6 Chicago Title Company of Washington 701 5th Avenue, Suite 2300 Seattle, WA 98104 Main Phone: (206)628-5610 Email: CTISeaTitleUnit6"'ctt.com SCHEDULE A $350.00 Effective Date: March 16, 2016 at 08:00 AM The assurances referred to on the face page are: $33.60 That, according to those public records which, under the recording laws, impart constructive notice of matter relative to the following described property: SEE EXHIBIT "A" ATTACHED HERETO AND MADE A PART HEREOF Title to said real property is vested in: Talbot Road, LLC, a Washington Limited Liability Company subject to the matters shown below under Exceptions, which Exceptions are not necessarily shown in the order of their priority. END OF SCHEDULE A Subdivision Guarantee/Certificate Page2 Printed: 03.23.16@ 10:01 AM WA-CT-FNSE-02150 .6224 76-SPS-1-16-004 7020-06 • EXHIBIT "A" Legal Description • Lot A, King County Boundary Line Adjustment Number L05L0092, recorded under recording number 20060523900010, in King County, Washington. Subdivision Guarantee/Cart!flcate Page3 Printed: 03.23.16@ 10:01 AM WA-CT -FNSE-02150.6224 76-S PS-1-16-0047020-06 I • • CHICAGO TITLE INSURANCE COMPANY GUARANTEE/CERTIFICATE NO. 0047020-06 SCHEDULE B H. Reservations and exceptions in United States Patents or in Acts authorizing the issuance thereof. Subdivision Guarantee/Certtflcate Page4 Prlnted: 03.23.16@ 10:01 AM WA-CT -F NSE-02150. 6224 76-SPS-1-16-004 7020-06 • CHICAGO TITLE INSURANCE COMPANY SPECIAL EXCEPTIONS SCHEDULE B (continued) • GUARANTEE/CERTIFICATE NO. 0047020-06 1. Covenants, conditions, restrictions, recitals, reservations, easements, easement provisions, dedications, building setback lines, notes, statements, and other matters, if any, but omitting any covenants or restrictions, if any, including but not limited to those based upon race, color, religion, sex, sexual orientation, familial status, marital status, disability, handicap, national origin, ancestry, or source of income, as set forth in applicable state or federal laws, except to the extent that said covenant or restriction is permitted by applicable law, as set forth on: King County Boundary Line Adjustment Number L05L0092 Recording No: 20060523900010 2. This item intentionally deleted 3. This item intentionally deleted 4. This item intentionally deleted 5. 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: 2016 Tax Account No.: 793100-0151-06 Levy Code: 2170 Assessed Value-Land: $310,000.00 Assessed Value-Improvements: $0.00 General and Special Taxes: Billed: Paid: Unpaid: 6. This item intentionally deleted $4,122.65 $0.00 $4,122.65 7. Terms and conditions of the limited liability company agreement for Talbot Road, LLC. 8. A Deed of Trust, Assignment of Rents, Fixture Filing and Security Agreement, to secure an indebtedness in the amount shown below, Amount: Dated: Trustor/Grantor: Trustee: Beneficiary: Recording Date: Recording No.: Subdivision Guarantee/Certlflcate $1,250,000.00 September 10, 2015 Talbot Road, LLC, a Washington Limited Liability Company Chicago Title Insurance Company Alco Investment Company September 10, 2015 20150910001291 Page5 Printed: 03.23.16@ 10:01 AM WA-CT-F NSE-02150.6224 76-S PS-1-16-0047020.06 • • CHICAGO TITLE INSURANCE COMPANY GUARANTEE/CERTIFICATE NO. 0047020-06 SCHEDULE B (continued) 9. Easement(s) for the purpose(s) shown below and rights incidental thereto, as granted in a document: Granted to: Puget Sound Energy, Inc., a Washington corporation Purpose: Construct, operate, maintain, repair, replace, improve, remove, upgrade and extend one or more utility systems for transmission, distribution and sale of gas and electricity Recording Date: November 12, 2015 Recording No.: 20151112001611 Affects: A portion of herein described property END OF EXCEPTIONS NOTES The following matters will not be listed as Special Exceptions in Schedule B of the policy. There will be no coverage for loss arising by reason of the matters listed below because these matters are either excepted or excluded from coverage or are not matters covered under the insuring provisions of the policy. Note A: Note B: Note C: Note: FOR INFORMATIONAL PURPOSES ONLY: The following may be used as an abbreviated legal description on the documents to be recorded, per Amended RCW 65.04.045. Said abbreviated legal description is not a substitute for a complete legal description within the body of the document: Lot A, KC BLA #L05L0092, 20060523900010 Tax Account No.: 793100-0151-06 Note: The only conveyance(s) affecting said Land, which recorded within 36 months of the date of this report, are as follows: Record No.: 20150511001552 Note: 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 NOTES END OF SCHEDULE B Subdivision Guarantee/Certificate Printed: 03.23.16@ 10:01 AM WA.CT-FNSE-02150.6224 76-SPS-1-16-004 7020-06 Page6 • ·~ RETURN ADDRESS: Puget Sound Energy, Inc. Attn: ROW Department (AEM) PO Box 87034 / EST .06W Sellevue, WA 98008,8734 + PUGET SOUND ENERGY REFERENCE #; GRANTOR (OWner): TALBOT ROAD, LLC • V' 11111 lllllilllllllll 20151112001611 =i181!..IMB e IIAa n ... UQ~(!~ EASEMENT ORIGINAL GRANTEE (PSE): PUGET SOUND ENERGY, INC. SHORT LEGAL: Portion of Lot A, BLA No. L0SL0092, K.C. Rec. No. 20060123900010 ASSESSOR'S PROPERTY TAX PARCEL: 793100.0111 2015111200181' .001 For and In conalderetion of good and valuable conalderetion, the receipt and aufflciency of whleh are hereby ecknowedged, TALBOT ROAD, LLC, a Washington llmlled llablllty company ("Owner" herein), hereby grants and conveys to PUGET SOUND ENERGY, INC., a Washington corporation ("PSE'' herein), for the purposes desclibed below, a nonexclusive perpetual easement over, under, along across and through the following deaclibed real property (the 'Property' herein) In King County, Washlng10n: LOT A OP BOUNDAAY LINE ADJUSTIMINT NUMBeR L06L0092, RECORDED ON MAY 23, 2006 UNDER KING COUNTY RECORDING NUMBER 20060523900010. SITUATE IN THE COUNTY OF KING, STATE OF WASHINGTON, Except ea may be otherwise 8"1 forth herein PSE'a rights shall b8 exercised upon that ponlon of the Property ("Easement Ame" herein) described as follows: EASEMENT NO, 1: ALL STREETS AND ROAD RIGHT8-0F-WAY (BOTH PRIVATE AND PUBLIC I AS NOW OR HEREAFTER DESIGNED, PLATTED, ANo/OR CONSTRUCTED WITHIN THE ABOVE DESCRIBED PROPERTY, (WHEN SAID STIIEETS AND ROADS ME DEDICATED TO THE PUBLIC, THIS CI.AUSE SHAl.l BECOME NULL AND VOID.) EASEMENT No. 2: A STRIP OF LAND 10 FEET IN WIDTH ACROSS ALL LOTS, TRACTS AND OPEN SPACES LOCATED WITHIN THE ABOVE DESCRIBED PROP!RTY Bl!ING PARALLEL TO AND COINCIDENT WITH THE BOUNDARIES OF SAID PUBLIC BTREETS AND ROAD RlllHTS-OF•WAY, EA§EM&NT NO. 3: A STRIP OP LAND 6 FEET IN WIDTH HAVING 2.6 FEIT OP SUCH WIDTH ON EACH SIDE Of A CENTERLINE DESCRIBED AS FOLLOWS: THE CENTERLINE OF GRANTEE'S FACILITIES AS NOW CONSTRUCTED, TO BE CONSTRUCTED, EXTENDED OR RELOCATED LYING WITHIN THE ABOVE DESCRIBED PROPERTY BEING PARALLEL TO AND COINCIDENT WITH TltE BOUNDARIES OF ALLEYWAYS AND PRIVATE DRIVES, UG Gaa & Eteclltc Easement 2013 WOI 101095960 / RW,093929 / Talbot & S5th Page 1 013 EXCiSETAX NOT REQUIRED . ina~~ ~.Dein,1'/ LlaaLOhlen • • \..,.I • DATED this /()"' day of NOl/ffl/U!IL OWNER: TALBOT ROAD, LLC, a Washington llmlted llablllty company .. ~# Its: /lll(trl{f14 h/Pr(.ff;;,L STATE OF WASHINGTON COUNTY OF tJN ~ ) ) ss ) • 20151112001611.003 \..,.I ,20-'.5..... On this /p day of !Vo,11:msM-: , 20.1.£.., before me, the undeniigned, a Notary Public In and for the State of Washington, duly c:ommlssloned and swom, penionally appeared Ph t(, 11 4 /(HE,r{ , to ma known to be the penion(s) who signed as AIM,;.(. •1&ti 1M i:-IM BIJL . ~ TALBOT ROAD, LLC, the Washington limited liability c:ompany that executed the within and foregoing Instrument, and acknowledged said instrument to be his I her free and voluntary act end deed and the free and voluntary act and deed of said limited llablllty c:ompany for the usee and purposes therein mentioned; and on oath stated that he I she was authorized to execute the said instrument on behalf of said llmlted liability c:ompany. IN WITNESS WHEREOF I have hereunto set my hand and official seal the day and year first above written. (SJ.~~f~ (Print or stamp name of Notary) NOTARY PUBLIC In and for Iha State of Washington, residing at l(.1t1,fet-.1,, My Appointment Expires: ..t.-1,-~ot 8' Notary seal, text and all notations must be inside 1' margins uo Gas & Electric Eaaemanl 2013 WO#l 101095980 / RW-093929 / Talbot & 55th Page3 of 3 • • 20151112001611.002 \..,I v 1. Pu111(18e. PSE shall have tha light to use the Easement Area to construct, operate, maintain, repair, replace, Improve, rem0"9, upgrade and extend one or more uUl\ty systems for purposes of ttensmlsslon, dlstribuUon and sale of gas and eleclrlclty. Such systems may Include, but ere not limited to: Underground facilltlas. Conduits, lines, cables, vaults, swill:hes and ttan1forme111 for eleclrlclty; pipes, plpallnes, mains, laterals, conduits, regulatora, gauges and rectlflera ror gas; fiber opUc cable and other lines, cables and racllltles for communications: semi-burled or ground-mounted racllltlea and pads, manholes, metera, lbctures, att1K:hments and any end ell other facllttles or appurtenances necessary or convenient to any or all or the foregoing. Followlng the lnltlal construcllon of all or a portion of lls systems, PSE may, Prom Ume to time, construct such addlUonal facilities as It may require for such systems. PSE shall have the rtght of acoass to the Easement Area over and acteas lhe Property to enable PSE to exercise Its rtghta granted In this easement 2. Eaaement Alea Clearing and Maintenance. PSE shan have the light, but not the obllgaUoo to cut. remove and dispose ol any and an brush, ms or other vegetaUon In the Easement Area. PSE ahall also have the right, but not the obligation, to control, on a continuing basis and by any prudent and reasonable means, the establishment and growth of brush, treas or other vegetation In the Eaaemant Area. 3. Traea Outside Eaaement Area. PSE shall hava the light to cut, trim rem0"9 and dispo&e ol any tree, located on the Property outskle the Easemeot Area that could, In PSE's eore judgmen~ lnlerfere with or cniate a hazard to PSE's systems. PSE shall, except In the eY811t of an emergency, prtor to the exercise of such right Identify auch trees and make a ll!llsoneble effort to give Owner prior notice that such trees will be cut, trimmed, removed or disposed. OWner shell be enUUed to compensation for the actual market value of man:hantable timber (n any) cut end removad from the Property by PSE. 4. Restoration. Following Initial Installation, repair or extension of its facilities, PSE ahaU, to the extent reasonably practicable, rsstore landscaping and surfaces and portions of the Property aflacted by PSE's wort< to the condition exlaUng Immediately prior to such wcrl<, unless said wort< wes done et the request of Owner, In which case Owner shall be responsible tor such restoration. AU restoration which Is the responalblllty of PSE shall be per1Drmed as soon as reasonably posalble et\er the compl&\lon of PSE's wor\l enc shall b& coordinated with OWner so as to cause the minimum amount of disnlpUon to OWnefs use of the Property. 6. Owner'8 U89 ol l!aaamant Area. OWner reserves the ligllt to uee the e-ment Area for any purpose not lnoonslstent with the rtghts herein granted, provided, however, Owner ahall not excavate within or olharwlae change the grade of 1he Easement Area or conetruct or maintain any buildings or atruc\Ures on the Easement Area and Owner shall do no blasting within 300 reel ol PSE'a facilities without PSE'a prior written coosenl 6. Indemnity. PSE agrees to lndamnlfy OWner from end against liability Incurred by Owner as a result of Iha negligence of PSE or llll contractora In the exardse of the rtghlll herein granted to PSE, but nothtrci herein s~ell require PSE to Indemnify owner for that portion or any such liability attributable to the negligence ol Owner or 1118 n,gHgance or othera. 7. Tenmtnatlon. The rtghta herein granted shall continue until such Uma es PSE terminates such rtgllt by wrttten instrument. If terminated, any Improvements ramelnlng In the Easement Area shall become the property of Owner. No termination shall be deemed to have occuned by PSE'a !allure to Install lte systame on the Easement Area. e. Succeasora encl Asalgna. PSE shall have the right to assign, apportion or othelWl&e transfer any or au of lta rtghta, benefits, prtvlleges and Interests ertsing In and under this easement. Without nmlUng the generality of the foregoing, Iha rtghta and obllgationa of tho parllea shall be bln<ling upon their respective auccessorB end aaalgns. UG GIi & Eloctrlc Eaaament 2013 WOfl 101095880 / RW-093929 / Talbot & 55th Page 2 of 3 --r . ' • DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT RECEIVED MAY O 3 2016 CITY OF ft:EU,SH PLANNING DIVISION WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS Planning Division 1055 South Grady Way-Renton, WA 98057 Phone: 425-430-7200 I www.rentonwa.gov LAND USE PERMIT SUBMITTAL REQUiREMENTS: WAIVED MODIFIED . p)J,./ I=----"-= ...J,47 ? 171;, I Cb~ .Jlly~~~~~ COMMENTS: /?), ,'/ 1---__:: ___ .:__--,-----'--J-=l~-+---,--+---'---,----------i f"}i: / Drainage Report 2 V Elevations, Architectura( HNo • . Environmental Checklist 4 Existing Covenants (Recorded Copy)''"", PROJECT NAME: .• 55...J-h t \cJ I t:ol- oATE, 3f l (p /f ~ 1 H:\CED\Data\Forms-Templates\Self-Help Handouts\Plannlng\Walversubmlttalreqs.docx Rev: 08/2015 .. /· ,. . • • LAND USE PERMIT SUBMITIAL REQUIREMENTS: WAIVED MODIFIED COMMENTS: BY: BY: ~11-1-~King-County Assessor's Map Indicating Site• ~Nd ':> /1,rr Landsca11e Plan, Conce11tual • ~ -/Jul \[andscape Plan, Detailed 4 ,~ ~ ---z;;b,v,g-legal Description 4 -------- f?I, ,-/ ~etter of Un~erstanaing of Geological Risk 4 "fl111 ~ -~ - ~,/ 'lviap of ~g_Site.Conditions. ) ,JP/,;/, Master AJ!flllcatlon Form 4 ) J/1-f Monument Cards (one_ per monument) 1 JA '1 Nelg~borhood Detail Map L !.-2~~ -' .......... ,_. -- J1t1 pverall"Plat Plan 4 '-t5b-,v~h-..-- Pl,,/ ~ ' -------:=--> Parlcing, Lot Coverage & Landsca11ing Analysis 4 · 7 Plan Reductions (PMTs) 4 %-! 'Post"Office-Approval·2 ) fl,,/ Plat Name Reservation 4 ..fa '1 -~£47:."" .) Pilaf Plan• r4..N..../!F /'h ,1 Preapplicatlon Meeting Summary• ~-i rrubllc Works Approval Letter 2 f1/,, I fRelia6ititation Pian, ~ p, r ----· r - -screening Detail , l fV /IJ rShorellne-Tracl<ingWorksheet , l a,,,_,'(' ~ite-Plan_ 2 A_~o4 j a ...... Stream·or"[ai<e Stucfy, Stanaarcf 4 a-----" ,stre·amorlal<e Stuily, Supplemental, -- ) r i;tream,or Lake Mitigation Plan 4 tn-, l .....__,_ ' ,,,----~treef Profiles 2 ,-----/t.,J . -~ ---5'--' . TitleReport or PliifCertlficateTANo·• ~ -Po,-.. Topograpliy Map 3 . :.2;:L ... _ . -..,,.--~~ {Traffic Study , Tree Cutting/Land Clearing Plan 4 ·-Vve--l -. '. -'1 '1~11\I 14{pf5 -r,vo~ •. , . ' I -l"ll\11\Vf-l-·!) · I ,.uu=I -(Jli, I .-----~ --1ur~sign.Regulations Analysis, ---,.....-Utilities Plan, Gener.aJ[~ed.2 r-::c\-, 11;./ ~.tlands.Mitlgation.P.lan,.flnai., -,-._..,;:J9 ~.'f -- '{,/etlands Mitigation Plan,.er.eliminaey_. ~··' .. - 2 H : \ CED\Data \Forms-Templates \Self· Help Handouts \Plan nl ng\ Waive rsu bm Itta I reqs .docx Rev: 08/2015 • LAND USE PERMIT SUBMITTAL REQUIREMENTS: f/N / ~t/anas Rep~i'&elineatlon • This Requirement may be waived by: 1. Property Services 2 Development Engineering Plan Review 3 Building 4 Planning 3 MODIFIED BY: H:\CED\Data\Forms-Templates\Self-Help Handouts\Plannlng\Walversubmittalreqs.docx • COMMENTS: Rev:08/2015 • Confirmation of Compliance with all Conditions of Plat Approval The conditions of approval for the Talbot & 55th Avenue plat per the Hearing Examiners Decision dated March 7th, 2013 have been met via Engineered and City Approved Construction Drawings and are as follows: 1. Open space tract has been placed in a separate tract, dedicated to the homeowner's association for continued maintenance consistent with KCC 21A.14.200. 2. The open space tract does not exceed a 5 percent grade maximum. 3. The recreation space plan has been approved by the Planning Project Manager and complies with all requirements of the King County Code, including KCC 21A.14.180. 4. A landscape and irrigation plan consistent with KCC 21A.16.115 has been provided and approved by the Planning Project Manager. 5. The wetland tract has been designed to comply with the wetland mitigation requirements in KCC 21.A.24.340 and an evaluation was prepared by a qualified professional identifying compliance with the requirements of KCC 21A.24.340 and approved by the Planning Project Manager. 6. An access road and easement for the City to access Sanitary Sewer Manhole #3 has been designed and built per the approved construction drawings and will be recorded with the final plat. 7. Two private access easements shall be recorded at the time of final plat recording for the Sanitary Sewer System and the Storm Water Detention facility. 8. A tree retention plan was not required according to the KCC16-82-156. 9. The wetland tract will be recorded on the face of the final plat and the Home Owner's Association has been created so that each land owner in the subdivision shall have a shared undivided interest in the NGPE tract. 10. The City staff has ensured that this proposal complies with the City's concurrency regulations and all off-site traffic impacts have been adequately mitigated. Talbot & 55th Avenue Final Plat Documents 5.2.16 RECEIVED MAY O 3 2016 CITY OF RENTON PLANNING DIVISION ' I 2 3 4 5 6 7 8 9 10 11 12 13 14 15 • • RECEIVED MAYO 3 20 16 CITY OF RENTON PLANNING DIVISION BEFORE THE HEARING EXAMINER FOR THE CITY OF RENTON RE: Talbot and 55th Preliminary Plat LUA08-043, PP ) ) ) FINAL DECISION ) ) ) ) ) _________________ ) SUMMARY 16 The Applicant requests preliminary plat approval for a 17 lot residential subdivision. The preliminary plat is approved with conditions. 17 18 TESTIMONY 19 Vanessa Dolbee, Renton Senior Planner, stated the application is for a preliminary plat at Talbot and 20 55th St. The site has been subject to a settlement agreement, MT Development LLC v. Renton. The agreement vests the project to King County's 2007 code and waives processing and city impact fees. The site is a vacant lot located in the SE corner of Talbot Road S and S 55th St. It is approximately 2.91 acres and within the urban residential King County Comprehensive plan designation and R-6 21 23 22 zone. The proposal is for 17 lots and 3 tracts with a density of 5.8 dwelling units per acre. The lots range from 4,000 to 6,900 sq ft. The three tracts are for stormwater drainage, wetland, and open space. The site contains a 1400 sq ft, category 4 wetland, per King County Code. This wetland 24 designation requires a 50 ft buffer. A new public road off of S 55th St will provide access to the site. The project proposes frontage improvements aiong both Talbot Rd and 55th St with 1300ft of 25 dedication. An additional 17000ft of dedication would be provided via the new public access road. The landscape plan was not provided with the application materials. The project is exempt from 26 SEP A review under King County regulations because it is less than 20 lots. No public or agency PRELIMJNARY PLAT-1 • I comments were received. The proposal is consistent with relevant Kfog CoWlty Comprehensive policies and will be compliant with zoning regulations if all of the conditions of the project are 2 followed. On-site recreation space is proposed at 390sq ft per lot, and a 6, 700sq ft of open space tract 3 is proposed. The applicant did not provide details of the open space, but King County Code requires two play areas, one being a tot-lot. The project's tree requirement is one for every 40ft of frontage. 4 Significant trees within the interior of the development should be retained at a rate of IO trees per acre or 5 percent, whichever is greater. Based on a site visit, there are very few trees on the property that 5 meet King County's definition of a significant tree. A wetland delineation report dated March 26, 6 2012 was prepared and noted that a portion of the on-site wetland extends into the Talbot Rd right-of- way. There is a planned 50ft wetland buffer; however, the frontage improvemenis along Talbot Rd 7 will impact this buffer. This impact requires mitigation of a rate of I : I. Police and fire staff have indicated that sufficient resources exist to provide for the new residences. Kent School District can 8 accommodate any new students as well. New water and sewer lines would be required as part of the 9 development. An open pond will provide water quality as dictated by 2005 King CoW1ty Surface Water Design Manual. Staff recommends approval of the application, subject to the nine conditions Jo listed in the staff report. Moving the sidewalk to the east would not mitigate the wetland buffer impact and would require portions of the sidewalk to move off-site. One condition of approval is that 11 a recreation plan be provided. This plan would include details on the proposed play areas. 12 Bryan Kaleb, on behalf of applicant, stated that the applicant agrees with all conditions set forth by 13 city staff. 14 EXHIBITS 15 Exhibits 2-14 listed on page 2 of the February 19, 2013 Staff Report, in addition to the Staff Report 16 itself (Ex. !), were admitted into evidence during the public heating. Staff's power point presentation was admitted as Ex. 15. 17 18 19 20 21 22 23 FINDINGS OF FACT Procedural: 1. Applicant. MT Development, LLC. 2. Heating. The Examiner held a hearing on the subject application on February 19, 2013 in the City of Renton CoW1cil Chambers. 3; Project Description. The applicant requests preliminary plat approval for a I 7 lot residential 24 subdivision. The proposal is vested to 2007 King County development standards per a Settlement 25 Agreement dated October 9, 2007, MT Development, LLC v. Renton, Ex. 13. The subject parcel is located in ihe SE corner of S 55th St. and Talbot Road S. and consists of 2.91 acres. The gross 26 density of the site would be 5.80 dwelling units per acre. The site is currently vacant, vegetative PRELIMINARY PLAT-2 • • • I · cover consisting mainly of brush and grass. The proposed lot sizes will range from 3,920 SF to 6,919 SF and would include a detention water quality pond in "Tract 999". The proposed plat also 2 would contain two other tracts for wetlands and open space. The development would be accessed 3 via a new road dedicated to the City consisting of 18,249 SF, with ingress and egress at S. 55th St. 4 ending in a cul-de-sac. The applicant submitted a wetland reconnaissance indicating a Category IV Wetland, that will be protected by a 50 foot buffer. 5 4. Adequacy of Infrastructure/Public Services. The project will be served by adequate 6 infrastructure and public services. Specific public infrastructure and services are addressed as 7 follows: 8 9 JO I I 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 A. Water and Sewer Service. Water and sewer service will be provided by the City of Renton. There is an existing 12" DI water main located in Talbot Rd S. The applicant will be required to install an 8 inch DI water main in S 55th St., from Talbot Rd. S along the full frontage of the parcel being developed to the east property line. In addition, the applicant will be required to install a 12 inch DI waterline in Talbot Rd. S. connecting to the existing 12 inch main in Talbot Rd. S. at S. 55th St. and extend it in Talbot Rd. S to the south property line of the proposed plat. Furthermore, an extension of an 8 inch main in the new public internal road will be required from the south end of the cul-de-sac to the west, connecting with the new 12 inch main to be installed in Talbot Rd. S. There is an existing 8" sanitary sewer main in S 55th St. and in Talbot Rd S. The installation of a sanitary sewer main in the new public street is required, in the approximate vicinity of new Lot 5, extending the main to the west to SSMH #5, thus eliminating the diagonal run shown on the conceptual sewer plan from SSMH#6 (Exhibit 7). In addition an access road for the City along with an easement shall be provided from Talbot Rd. S. to allow for a drivable surface to SSMH #3. Staff recommends this access be provided as a condition of approval. Individual side sewers will be required to be installed to serve the new lots, dual side sewers will not be allowed. B. Police and Fire Protection. Police and Fire Prevention staff indicates that sufficient resources exist to furnish services to the proposed development. Typically the application would be required to pay code required impact fees, however due to the settlement agreement, the applicant is not required to pay fire impact fees. C. Drainage. Under existing conditions the site drainage infiltrates as the site is currently undeveloped and forested. The storm drainage and TESC standards for the project are established by the 2005 King County Surface Water Manual (KCSWM). The development site is required to meet both detention and water quality improvements. PRELIMINARYPLAT-3 I 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 . 23 24 25 26 • The applicant submitted a Preliminary Technical Information Report ('TJR") prepared by Insight Engineering Co., dated December 5, 2012 (Exhibit 12). Based on the provided TIR the applicant is proposing to develop an open pond to meet the detention requirements and a bio-swale downstream of the proposed detention pond to provide adequate water quality. The applicant has proposed to tight line the outflow from the detention facility to the existing storm system in Talbot Rd. S. The project would maintain the site's natural drainage pattern. A final storm drainage report would be required to be submitted with formal construction permit application. D. Parks/Open Space. KCC 21A.14. l 80 governs the standards for parks and open space. It requires 390 square feet per lot for the project, totaling 6,630 square feet. The proposal exceeds this requirement by providing for 6,710 square feet. However, as discussed in the staff report, the proposed recreation/open space fails to meet maximum grade ' requirements and expressly meet other KCC 21A.14.180 code requirements as well. Since sufficient space is set aside to satisfy open space/recreational requirements, the more specific requirements ofKCC 21A.14.180 can be met by a condition requiring the preparation of recreation space plan for review and approval by staff. E. Streets. The applicant proposes to make frontage improvements along Talbot Rd. S and S. 55th St. as well as to construct a new internal cul de sac. Staff have determined the proposed street improvements comply with King County Road Design and Construction Standards -2007. The improvements include sidewalks and street lighting. The staff report does not contain any assessment of trip generation or impacts to off-site traffic facilities. Normally such impacts would at the least be assessed by traffic impact fees, but those fees have been waived as consideration for the settlement of a lawsuit pertaining to the project. See Ex. 13. It is understood that City staff likely considered off- site traffic impacts and did a concurrency analysis. However, since there is no trip study in the record and no suggestion that off-site impacts were considered, the conditions of approval will address this issue. F. Schools. The staff report concludes that it is anticipated that the Kent School District can accommodate any additional students generated by this proposal at the following schools. A School Impact Fee, based on new single-family lot, will be required in order to mitigate the proposal's potential impacts to the Kent School District. The fee is payable to the City as specified by the Renton Municipal Code. Currently the fee is assessed at $5,486.00 per single family residence. The settlement agreement waives all PRELIMINARY PLAT-4 2 3 4 • • City fees including impact fees, however the School District fee is not a City fee, but a School District fee, therefore, the subject impact fee would still be assessed as a part of the subject project. 5. Adverse Impacts. There are no adverse impacts associated with the proposal. As discussed in Finding of Fact No. 4, the proposal prbvides for adequate infrastructure and is served by adequate 5 public services. There are no critical areas on site except for a Category IV wetland. The wetland has been delineated and fifty foot buffers have been integrated into the proposal as required by King County regulations. As noted in the staff report, some Talbot Road frontage improvements do encroach into the fifty foot wetland buffer, but this type of encroachment is authorized by King County regulations. As further noted in the staff report, p.8, further wetland impact analysis and compensation is necessary to assure that the wetland will not be adversely affected by the encroachment. Since there is adequate space in the proposed plat to accommodate any reasonably 6 7 8 9 necessary buffer compensation, the analysis and compensation will be made a condition of approval. IO Aesthetics of the proposal will be addressed to the extent authorized by applicable regulations by the imposition of conditions that require tree retention and landscaping plans to ensure consistency with King County tree retention and landscaping requirements. 11 12 13 14 15 16 17 18 19 Conclusions of Law I. Authority. RMC 4-7-020(C) and 4-7-050(0)(5) provide that the Hearing Examiner shall hold a hearing and issue a final decision on preliminary plat applications. 2. Zoning/Comprehensive Plan Designations. The subject property is vested to the 2007 King County zoning designation ofR-6. See Ex. 13. 3. Review Criteria. As agreed in the settlement agreement that applies to this case, See Ex. 13, King County development standards in effect in 2007 apply to the proposal. King County development standards do not segregate discretionary review standards from those that typically 20 apply during engineering review, but instead simply require compliance with a laundry list of both 21 discretionary and ministerial standards. See KCC l 9A.08.060. One of those standards is Chapter 58.17 RCW, which contains the discretionary level of review standards required of all Washington 22 23 cities and counties. In particular, RCW 58.17.110 sets the "adequacy of infrastructure" criterion, which is the heart of discretionary subdivision review and the one criterion that the King County hearing examiner focuses upon in its preliminary plat decisions. See, e.g., King County Hearing 24 Examiner Shultz Preliminary Plat Decision, LOOP0005. Consequently, review of the proposed 25 preliminary plat will be limited to application of RCW 58.17.110, with the understanding that staff has found compliance with the other standards identified in KCC 19A.08.060 as far as necessary for 26 preliminary plat design and that final compliance will be determined and enforced through PRELIMlNARY PLAT -5 2 3 • engineering review and the final plat approval process. Further, as discussed in the findings of fact, the engineering standards of KCC 19A.08.060 are often used to assess the adequacy of improvements assessed under RCW 58.17.110. It is also determined that the proposal is consistent with the King County Comprehensive Plan, as determined in the staff report, the findings and 4 conclusions of which that pertain to the Comprehensive Plan are adopted by this reference as if set 5 6 7 8 9 10 11 12 13 14 15 16 17 forth in full. The applicable subdivision criterion, RCW 58.17.110, is quoted below in italics and applied by a corresponding conclusion of law. RCW 58.17.110(1): The city, town, or county legislative body shall inquire into the public use and interest proposed to be served by the establishment of the subdivision and dedication. It shall determine: (a) If appropriate provisions are made for, but not limited to, the public health, safety, and general welfare, for open spaces, drainage ways, streets or roads, alleys, other public ways, transit stops, potable water supplies, sanitary wastes, parks and recreation, playgrounds, schools and schoolgrounds, and shall consider all other relevant facts, including sidewalks and other planning features that assure safe walking conditions for students who only walk to and from school; and (b) whether the public interest will be served by the subdivision and dedication. 4. Consistency with RCW 58.17.110. The proposal provides for adequate infrastructure as required by RCW 58.17.110 as determined in Finding of Fact No. 4. The public interest and public health, safety and welfare will be served by the proposal because it wil!' not create any significant adverse impacts as determined in Finding of Fact No. 5, is served by adequate infrastructure and public services and provides for housing and for the reasonable development ofland. DECISION 18 ·The proposed preliminary plat is approved, subject to the following conditions: 19 20 21 22 23 24 25 26 1. The open space shall be placed in a separate tract and that tract shall be dedicated to a homeowner's association or other workable organization acceptable to the director, to provide continued maintenance of the recreation space tract consistent with KCC 2 IA.14.200. 2. The applicant shall re-design the grading plan, to provide an open space tract that does not exceed the 5 percent grade maximum. The updated grading plan shall be submitted for review and approval by the Current Planning Project Manager, prior to construction permit issuance. 3. The applicant shall provide a recreation space plan for review and approval by the Current Planning Project Manager with the construction permit application. The recreation space plan shall be approved prior to construction permit issuance and shall comply with all requirements of the King County Code, including KCC 2 IA.14.180. '. PRELIMINARY PLAT-6 •• 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 • • 4. A landscape plan and irrigation plan consistent with KCC 21A.16.l 15 shall be provided for review and approval by the Current Planning Project Manager with the construction permit application. The landscape plan shall be approved prior to construction permit · issuance. 5. The applicant shall redesign the wetland tract to comply with the wetland mitigation requirements in 21A.24.340 and provide an evaluation prepared by a qualified professional identifying compliance with the requirements of 21A.24.340 prior to construction permit issuance. The updated wetland tract and associated mitigation documents shall be approved by the Current Planning Project Manager prior to construction permit issuance. 6. An access road and easement shall be provided for the City to Sanitary Sewer Manhole #3. Such access shall be from Talbot Road S and be constructed of a drivable surface. Review and approval of the access design shall be completed by the Plan Review Project Manager prior to construction permit issuance. The access easement shall be recorded with the final plat. 7. The two private access easements shall be recorded at the time of final plat recording. 8. The applicant shall provide a tree retention plan which is in compliance with the KCCI 6- 82-156 for review and approval by the Current Planning Project Manager prior to construction permit issuance. 9. The wetland tract shall be placed in a Native Growth Protection tract and shall be recorded on the face of the plat. In addition; a Home Owner's Association shall be created and each land owner of the subdivision shall have a shared undivided interest in the NGPE tract. 10. If not done so already, City staff shall ensure that the proposal complies with the City's concurrency regulations and that all off-site traffic impacts have been adequately mitigated. DATED this th day of March, 2013. \s\ Phil 0/brechts (Signed original in official file) Phil A. Olbrechts City of Renton Hearing Examiner Appeal Right and Valuation Notices RMC 4-8-11 O(E)(9) provides that the final decision of the hearing examiner is subject to appeal to the Renton City Council. RMC 4-8-,11 O(E)(9) requires appeals of the hearing examiner's decision to be filed within fourteen (14) calendar days from the date of the hearing examiner's decision. A request for reconsideration to the hearing e examiner may also be filed within this 14 day appeal period as identified in RMC 4-8-1 JO(E)(8) and RMC 4-8-IOO(G)(4). A new fourteen (14) day PRELIMINARY PLAT -7 2 3 4 5 6 7 8 9 JO 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 • appeal period shall commence upon the issuance of the reconsideration. Additional information regarding the appeal process may be obtained from the City Clerk's Office, Renton City Hall -7th floor, (425) 430-6510. Affected property owners may request a change m valuation for property tax purposes notwithstanding any program ofrevaluation. PRELIMINARY PLAT-8 DEPARTMENT OF CO.UNITY AND ECONOMIC DEVELOPMENT DENSITY WORKSHEET RECEI 'ED Planning Division 1055 South Grady Way-Renton, WA 98057 Phone: 425-430-7200 Fax: 425-430-7231 MAY O 3 2016 CITY OF RENTON PLANNING DIVISION 1. Gross area of property square feet 2. Deductions: Certain areas are excluded from density calculations. These include: Public Streets• i~ B.12 Private access easements* 3, r,,o 3 Critical Areas** IZ 7 ZB{ Total excluded area: 3. Subtract fine 2 (total excluded area) from fine 1 for net area 4. Divide fine 3 by 43,560 for net acreage 5. Number of dwelling units or lots planned 6. Divide line 5 by line 4 for net density • Alleys (public or private) do not have to be excluded. square feet square feet square feet ~1 703 square feet C/2 // 1 square feet _...,_~-'-'-"-- 2., I I acres --==---'--- __ _c/_7;__ __ units/lots f3. 03 = dwelling units/acre __ ..:c...-=-=-- ••critical Areas are defined as "Areas determined by the City to be not suitable for development and which are subject to the City's Critical Areas Regulations including very high landslide areas, protected slopes, wetlands, or floodways." Critical Areas buffers are not deducted/excluded. 1 H :\CED \Data \Fo rms-T empla tes \Self-He 1 p Handouts \Pian ni n g\de n s ity .doc Rev: 02/2015 I DEPARTMENT OF CO.UNITY AND ECONOMIC DEVELOPMENT DENSITY WORKSHEET I Planning Division 1055 South Grady Way-Renton, WA 98057 Phone: 425-430-7200 Fax: 425-430-7231 1. Gross area of property 2. Deductions: Certain areas are excluded from density calculations. These include: Public Streets* /~ /J..Jf square feet Private access easements* 3, (,,() 3 square feet Critical Areas•• 1z 1 ze{ square feet Total excluded area: 1,4-703 3. Subtract line 2 (total excluded area} from line l for net area C/2. //7 ' 4. Divide line 3 by 43,560 for net acreage Z.. I I 5. Number of dwelling units or lots planned 17 6. Divide line 5 by line 4 for net density !}.o3 *Alleys (public or private) do not have to be excluded. RECEIVED MAY O 3 2016 CITY OF RENTON squw~~G DIVISION square feet square feet acres units/lots = dwelling units/acre **Critical Areas are defined as "Areas determined by the City to be not suitable for development and which ore subject to the City's Critical Areas Regulations including very high landslide areas, protected slopes, wetlands, or floodways." Critical Areas buffers are not deducted/excluded. 1 H:\CED\Data\Forms·Templates\Self-Help Handouts\Planning\density.doc Rev: 02/2015 .• t . .-• ® <Ing County Subdivision Density and Di"1ension Calculations Department of Development and Environmental Services Land Use Services Division 900 Oakesdale Avenue Southwest Renton, Washington 98055-1219 206-296-6600 TTY 206-296-7217 Alternative formats available upon request File Number (To be filled in by DOES) .,., PRELIMINARY SUBDIVISION WORKSHEET RELATING TO DENSITY AND DIMENSIONS Several development regulations play a role in the creation of a subdivision within King County. Determining the allowable density, minimum density, and a lot width on a piece of property can be confusing. This worksheet will assist you in correctly applying specific portions of the code and will be used to determine if a proposed subdivision or short subdivision meets the density and dimensions provisions of the King County Zoning Code (Title 21 A). This worksheet is designed to assist applicants and does not replace compliance with adopted local, state and federal laws. Pre-application conferences are required prior to submittal of a subdivision or short subdivision. These conferences help to clarify issues and answer questions. They may save you both time and money by eliminating delays resulting from requests for additional information and revisions. You may call 206-296-6600 to find out how to arrange for a pre-application conference. Worksheet Prepared By: jf)f. Uor·t?G;,it.. (Print Name) ----,._ l·l, ,ii -'J"· ... , --, Subdivision Name: _...::-=.,.;;:,"-'~.:-e:;.c:....· _·-_· -1:.f.:.,··l':.:..'"~'L"'\'--'-')-'.\J.::.::.,:,:i.'-:.::.1::,::e.·.,_'J' __ _._l_.,' /i;::e" t:e."-.::,·':"'"'..:.' ·.,_1,,..l...:.··\"-l :..:ilio:a'·:!-:...''-1-/ _,_l';;:::L;,,:il.-r· Comprehensive Plan Land Use Designation: U /·J\. ~ l • .'.\(i::;, IS.-~·•'' k~ . .:;:.-::,,.r,,,"'..,\(i.'\~ ,•:, .t Zoning: _ __:c}_~._··,-"·~,._'---------------------- If more than one Comprehensive Plan Land Use designation or zone classification exists for the property, show the boundary between the land uses or zones and the area within each on the preliminary plat map. If a single lot is divided by a zone boundary, transferring density across zones on that lot may be permitted subject to the provisions ofK.C.C. 21A.12.200. Please complete only the applicable portions of this form I. Site Area (K.C.C. 21A.06.1172\ also see (K.C.C. 21A.12.080): Site area (in square feet) is the gross horizontal area of the project site, less submerged lands as defined by K.C.C. 21A.06.1265, and less areas which are required to be dedicated on the perimeter of a project site for the public rights-of-way. --------~--~ , __ -·-'· -· -. .• . " Calculation: • • l'l (.i;v;t:3 Gross horizontal area of the project site -\::-;,rL Total submerged lands and rights-of-way r/.:;498, Site area in square feet NOTE: To continue calculations, convert site area in square feet to acres by dividing by 43,560 · 'l' ,-" "" s·1te area ·1n acres ,J..,:.. ~ <G ... \ (("''_,) NOTE: When calculating the site area for parcels in the RA Zone, if the site area should result in a fraction of an acre, the following shall apply: Fractions of .50 or above shall be rounded up to the next whole number and fractions below .50 shall be rounded down. Example: If the site area in acres is 19.5 acres (less the submerged land and less the area that is required to be dedicated on the perimeter of a project site for public right-of-way) the site area can be rounded up to 20 acres. No further rounding is allowed. (See K.C.C. 21A.12.080) II. Base Density (K.C.C. 21A.12.030 -.040 tables): The base density is determined by the zone designations(s) for the lot. __ l!""'. -~'--; __ du/acre Ill. Allowable Dwelling Units and Rounding (K.C.C. 21A.12.070l: The base number of dwelling units is calculated by multiplying the site area by the base density in dwelling units per acre (from K.C.C. 21A.12.030 -.040 tables). '?'.. fsP, site area in acres (see Section 1.) X i ,., base density (see Section II) = 1~··1.::;. allowable dwelling units !t:, u:;-J·::'.:. !i':'.i.: .. :i>1c:(T'.t.i;: .. ,.d,:,si· . .t\.&Jttt . .i:~/\..t,t.J':1~f { Except as noted below, when calculations result in a fraction, the fraction is rounded to the nearest whole number as follows: A. Fractions of .50 or above shall be rounded up; and B. Fractions below .50 shall be rounded down. NOTE: For parcels in the RA Zone, no rounding is allowed when calculating the allowable number of dwelling units. For example, if the calculation of the number of dwelling units equaled 2.75, the result would be 2 dwelling units. Rounding up to 3 is not allowed. (See K.C.C. 21A.12.070(E)). • multiplying the recreation space requirement per unit type by the proposed number of such dwelling units (K.C.C. 21A.14.180). Note: King County has the discretion to accept a fee in lieu of all or a portion of the required recreation space per K.C.C. 21A.14.185. Apartments and town houses developed at a density greater than eight units per acre, and mixed use must provide recreational space as follows: 90 square feet X ___ proposed number of studio and one bedroom units 170 square feet X proposed number of two bedroom units + 170 square feet X proposed number of three or more bedroom units + Recreation space requirement = Residential subdivisions, townhouses and apartments developed at a density of eight units or less per acre must provide recreational space as follows: 390 square feet X \] proposed number of units = Mobile home parks shall provide recreational space as follows: 260 square feet X ___ proposed number of units = V. Net Buildable Area (K.C.C. 21A.06.797l: This section is used for computing minimum density and must be completed only if the site is located in the R-4 through R-48 zones and designated Urban by the King County Comprehensive Plan. The net buildable area is the site area (see Section I) less the following areas: i.q: + (I.i + j .. ,t'· .:..-c::.· rt-~ ....... '-"' + j1:; .. ' + ~ .(~ + (' _,;} areas within a project site which are required to be dedicated for public rights-of-way in excess of sixty (60') of width sensitive areas and their buffers, to the extent they are required by King County to remain undeveloped areas required for above ground stormwater control facilities including, but not limited to, retention/detention ponds, biofiltration swales and setbacks from such ponds and swales areas required by King County to be dedicated or reserved as on-site recreation areas. Deduct area within stormwater control facility if requesting recreation space credit as allowed by K.C.C. 21A.14.180 (see Section IV) regional utility corridors, and other areas, excluding setbacks, required by King County to remain undeveloped = l 4 l~S~ Total reductions ' Calculation: rt :S/11 °!Hsite area in square feet (see Section1} 14),";i;;;;'° Total reductions = I j O l '::'A :is,. Net buildable area in square feet MOTE: convert site area is square feet to ' acres by dividing by 43,560 = "'):_, ~ S~t.. Net buildable area in acres I + + + + + + + = = = = • i VI. Minimum Urban Residential Density (K.C.C. 21A.12.060): The minimum density requirement applies only to the R-4 through R-48 zones. Minimum density is determined by multiplying the base density in dwelling units per acre (see Section II) by the net buildable area of the site in acres (see Section V) and then multiplying the resulting product by the minimum density percentage from the K.C.C. 21 A.12.030 table. The minimum density requirements _may be phased or waived by King County in certain cases. (See K.C.C. 21A.12.060.) Also, the minimum density requirement does not apply to properties zoned R-4 located within the rural town of Fall City. (See K.C.C. 2"1A.12.030(B)12.) Calculation: --'=(r~·, __ base density in du/ac (see Section II) X ··-z. i:;:_,-::::, Net buildable area in acres (see Section V) _.,,l.s,5"-'''-'.i"--" _ X. ~inimum density% set forth in K.C.C. 21A.12.030 or as adjusted in Section VII ( t•,·,:,;, -;:;J _ _,·1c.°'.:'"""'-'":_,\_ minimum dwelling units required ~ VII. Minimum Density Adjustments for Moderate Slopes (K.C.C. 21A.12.087): Residential developments in the R-4, R-6 and R-8 zones may modify the minimum density factor in K.C.C. 21A.12.030 based on the weighted average slope of the net buildable area of the site (see Section V). To determine the weighted average slope, a topographic survey is required to calculate the net buildable area(s) within each of the following slope increments and then multiplying the number of square feet in each slope increment by the median slope value of each slope increment as follows: ____ sq. ft 0-5% slope increment X 2.5% median slope value = ____ sq. ft 5-10% slope increment X 7.5% median slope value= ____ sq. ft 10-15% slope increment X 12.5% median slope value= ____ sq. ft 15-20% slope increment X 17.5% median slope value= ____ sq. ft 20-25% slope increment X 22.5% median slope value= ____ sq. ft 25-30% slope increment X 27.5% median slope value= ____ sq. ft 30-35% slope increment X 32.5% median slope value= ____ sq. ft 35-40% slope increment X 37.5% median slope value= Total square feet ----in net buildable area Calculation: ----- ----- ----- ----- ----- ----- ----- + + + + + + + Total square feet adjusted for slope total square feet adjusted for slope divided by total square feet in net buildable area --------weighted average slope of net buildable area ____ % (Note: multiply by 100 to convert to percent -round up to nearest whole percent) Use the table below to determine the minimum density factor. This density is substituted for the minimum density factor in K.C.C. 21A.12.030 table when calculating the minimum density as shown in Section VI of this worksheet. Weighted Average Slope of Net Minimum. Density Factor Buildable Area(s) of Site: 0% --less than 5% 85% 5% --less than 15% 83%, less 1.5% each 1 % of I averaQe slope in excess of 5% 1 ~0/,. --l,::i,.c::c:: th~n A.no;,.,, A,A,0/" li::i.c::c:: ? no/,_ ft'\I" a.!llrh 10/" n.f .. + + + + + + + ·-• • EXAMPLE CALCULATION FOR MINIMU!yl DENSITY ADJUSTMENTS FOR MODERATE SLOPES: sq. ft 0-5% slope increment X 2.5% median slope value; 10,000 sq. ft 5-10% slope increment X 7.5% median slope value; 750 <· 20,000 sq. ft 10-15% slope increment X 12.5% median slope value; 2,500 <· sq. ft 15-20% slope increment X 17.5% median slope value; + sq. ft 20-25% slope increment X 22.5% median slope value; + sq. ft 25-30% slope increment X 27.5% median slope value; + sq. ft 30-35% slope increment X 32.5% median slope value; + sq. ft. 35-40% slope increment X 37.5 % median slope value; + 30,000 Total square feet 3,250 Total square feet in net buildable area adjusted for slope 3 250 Total square feet adjusted for slope divided by 30,000 Total square feet in net buildable area ; .108333 Weighted average slope of net build able area ; 11 % (Note: multiply by 100 to convert to percent -round up to nearest whole percent) Using the table above, an 11 % weighted average slope of net build able area falls within the 5% --less than 15% range which has a minimum density factor of 83%, less 1.5% for each 1 % of average slope in excess of 5%. Since 11 % is 6% above 5%, multiply 6 times 1.5 which would equal 9%. Subtract 9% from 83% for an adjusted minimum density factor of 74%. This replaces the minimum density factor in K.C.C. 21A.12.030 table. VIII. Maximum Dwelling Units Allowed (K.C.C. 21A.12.030 -.040): This section should be completed only if the proposal includes application of residential density incentives (K.C.C. 21A.34) or transfer of density rights (K.C.C. 21A.37). Maximum density is calculated by adding the bonus or transfer units authorized to the base units calculated in Section Ill of this worksheet. The maximum density permitted through residential density incentives is 150 percent of the base density (see Section II) of the underlying zoning of the development or 200 percent of the base density for proposals with 100 percent affordable units. The maximum density permitted through transfer of density rights is 150 percent of the base density (see Section II) of the underlying zoning of the development. (dv base density in dwelling units per acre see (Section II) X 150% --~<--__,1 1 ___ maximum d_ensity ~::~ maximum density in dwelling units per acre X "7!. ~C!"~,t;~-site area in acres = "';t, ':~.:. ~ <.Ul maximum dwelling units allowed utilizing density incentives (K.C.C. 21A.34) /:,; base density in dwelling units per acre (see Section II) X 200% ; 'n ":L maximum density /, '-"; maximum density in dwelling units per acre X ···;t;, ,., ~-F~~J site area in acres = · Cl< , ~·i ~ ( · maximum dwelling units all~wed utilizing density incentives with 100 percent affordable units (K.C.C. 21A.34) (,, base density in dwelling units per acre (see Section II) X 150%; __ ~'~t ___ maximum density e;;1 maximum density in dwelling units per acre X ... ,,?. ~ \~ ?~\ site area in acres = ·-~r ·1~:--., .... 1;;;f maximum dwelling units allowed utilizing density transfers (K.C.C. 21A.37) Calculation: + ... l.'""'"'/1 --'"='--base allowable dwelling units calculated in Section Ill __ '-.,\ __ bonus units authorized by K.C.C. 21A.34 --"~···/e.c---transfer units authorized by K.C.C. 21A.37 ~'·'~"'~~'-"£"'.::;, __ total dwellir.g \!nits (cannot exceed maximum calculated above) ·' I • • IX. Minimum Lot Area For Construction (K.C.C. 21A.12.100): Except as provided for nonconformances in K.C.C. 21A.32: A. In the UR and R zones, no construction shall be permitted on a lot that contains an area of less than 2,500 square feet or that does not comply with the applicable minimum lot width, except for townhouse developments, zero- lot-line subdivisions, or lots created prior to February 2, 1995, in a recorded subdivision or short subdivision which complied with applicable laws. and; B. In the A, F, or RA Zones: 1. Construction shall not be permitted on a lot containing less than 5,000 square feet; and 2. Construction shall be limited to one dwelling unit and residential accessory uses for lots containing greater than 5,000 square feel, but less than 12,500 square feet. (K.C.C. 21A.12.100) )(. Lot Width (K.C.C. 21A.12.050(B)1: Lot widths shall be measured by scaling a circle of the applicable diameter within the boundaries of the lot as shown below, provided than an access easement shall not be included within the circle. (See K.C.C. 21A.12.050). 30 Feet ~ Lot Width Circle I ·--~~-·-·-·-·-·-·-· ............................. ~ Lot Width Measurement / ' / 20151112001611.001 • RECEIVED MAYO 3 2016 CITY OF RENTON PlANNING DIVISION RETURN ADDRESS: Puget Sound Energy1 Inc. Attn: ROW Department (AEM) PO Box 97034 / EST .CJ6W Bellevue, WA 98009-9734 + PUGET SOUND ENERGY REFERENCE#: GRANTOR (Owner): TALBOT ROAD, LLC 11111 ~~II 11111111~1 ~ii 20151112001611 PAGE-8 I OF 8113 PUGET HOUND EN EAS 75 . ee 11112/ IS 14:111 KING COUNTY, Ill! EASEMENT ORIGINAL GRANTEE (PSE): PUGET SOUND ENERGY, INC. SHORT LEGAL: Portion ol Lot A, BLA No. L05L0092, K.C. Rec. No. 20060523900010 ASSESSOR'S PROPERTY TAX PARCEL: 793100-0151 For and in consideration of good and valuable consideration, the receipt and sufficiency cf which are hereby acknowledged, TALBOT ROAD, LLC, a Washington limited liability company ("Owner" herein), hereby grants and conveys to PUGET SOUND ENERGY, INC., a Washington corporation ("PSE'' herein), for the purposes described below, a nonexclusive perpetual easement over, under, along across and through the following described reel property (the "Property'" herein) in King County, Washington: LOT A OF BOUNDARY LINE ADJUSTMENT NUMBER L05L0092, RECORDED ON MAY 23, 2006 UNDER KING COUNTY RECORDING NUMBER 20060523900010. SITUATE IN THE COUNTY OF KING, STATE OF WASHINGTON. Except as may be otherwise set forth herein PSE's rights shall be exercised upon that portion of the Property ("Easement Area" herein) described as follows: EASEMENT No. 1: ALL STREETS AND ROAD RIOKTS-OF•WAY (BOTH PRIVATE AND PUBLIC) AS NOW OR HEREAFTER DESIGNED, PLATTED, AND/OR CONSTRUCTED WITHIN THE ABOVE DESCRIBED PROPERTY. (WHEN SAID STREETS AND ROADS ARE DEDICATED TO THE PUBLIC, THIS CLAUSE SHALL BECOME NULL AND VOID.) EASEMENT No. 2: A sTRIP oF LAND 10 FEET 1N WIDTH AcRoss ALL LOTS, TRACTs ANo oPEN SPACES LOCATED WITHIN THE ABOVE DESCRIBED PROPERTY BEING PARALLEL TO AND COINCIDENT WITH THE BOUNDARIES OF SAID PUBLIC STREETS AND ROAD RIGHTS-OF-WAY. EASEMENT NO. 3: A STRIP OF LAND 5 FEET IN WIDTH HAVING 2.5 FEET OF SUCH WIDTH ON EACH SIDE OF A CENTERLINE DESCRIBED AS FOLLOWS: THE CENTERLINE OF GRANTEE'S FACILITlES AS NOW CONSTRUCTED, TO BE CONSTRUCTED, EXTENDED OR RELOCATED LYING WITHIN THE ABOVE DESCRIBED PROPERTY BEING PARALLEL TO AND COINCIDENT WITH THE BOUNDARIES OF ALLEYWAYS AND PRIVATE DRIVES. UG Gas & Electrtc Easement 2013 WO# 101095980/ RW-093929/ Talbot & 55th Page 1 of 3 EXCISE TAX NOT REQUIRED i~~t~- 1.iseLOhlen ; • 20151112001611 .002 1. Purpose. PSE shall have the right to use the Easement Area to construct, operate, maintain, repair, replace, improve, remove, upgrade and extend one or more uUlity systems for purposes of transmission, distribution and sale of gas and electricity. Such systems may include, but are not limited to: Underground facllltles. Conduits, lines, cables, vaults, switches and transformera for electricity; pipes, pipelines, mains, laterals, conduits, regulators, gauges and rectifiers for gas: fiber optic cable and other lines, cables and facilities for communications; semi-burled or ground-mounted facillties and pads, manholes, meters, fixtures, attachments and any and all other facilities or appurtenances necessary or convenient to eny or ell of the foregoing. Following the lnltlal construction of all or a portion of Its systems, PSE mey, from tlme to time. construct such eddltlonal facilities as It may require for such systems. PSE shall have the right of access to the Easement Area over and across the Property to enable PSE to e•ercise Its rights granted in this easement. 2. Eaaement Area Clearing and Maintenance. PSE shall haw the righ~ but not the obligation to cut, remove end dispose of any and all brush, trees or other vegetation In the Easement Area. PSE shall also have the right, but not the obligation, to control, on e continuing basis and by any prudent and reasonable means, the estabUshment and growth of brush, trees or other vegetation in the Easement Area. 3. Trees Outside Eaaement Area. PSE shall have the right to cut, trim remove and dispose of any trees loeated on the Property outside the Easement Area that could, in PSE's sole judgment, interfere \\1th or create a hazard to PSE's systems. PSE shall, except in the event of an emergency, prior to the exercise of such right, identify such trees end make a reasonable effort to give Owner prior notice that such trees will be cut trimmed, removed or disposed. Owner shall be entiUed to compensation for tho actual market value of merchantable timber (if any) cut and removed from the Property by PSE. 4. Restoration. Following initial installation, rep.air or extension of its facilities, PSE shall, to the extent reasonably practicable, restore landscaping and surfaces and portions of the Property affected by PSE's work to the condition e•istlng Immediately prior to such work, unless said work was done at the request of Owner, In which case Owner shall be responsible for such restoration. All restoration which Is the responsibility of PSE shall be performed as soon as reasonably possible aner the completion of PSE's WOf1I and shall be coordinated with Owner so as to cause the minimum amount of disruption to Owner's use of the Property. 5. Owner's Use of Easement Area. Owner reserves the right to use the Easement Area for any purpose not Inconsistent with the rights herein granted, provided, however, Owner shall not excavate within or otherwise change the grade of the Easement Area or construct or maintain any buildings or structures on the Easement Area and Owner shall do no blasting ,.,thin 300 feet of PSE's facilities ,.,thou! PSE's prior written consent 6. Indemnity. PSE agrees to indemnify OWner from and against liability incurred by C>Nner as a result of the negligence of PSE or its contractors in the eKercise of the rights herein granted to PSE, but nothing herein shall require PSE to indemnify Owner for that portion of any such liability attributable to the negligence of Owner or the negligence of others. 7. Termination. The rights herein granted shall conlinue until such time as PSE te""lnates such rfght by written instrument. If terminated, any improvements remaining ln the Easement Area shall become the property of Owner. No termination shall ba deemed to hava occurred by PSE's faJlure to Install Its systems on the Easement Area. B. Succesaora and Asalgns. PSE shall have the right to assign, apportion or otherwise transfer any or all of its rights, benefits, privileges and Interests arising In and under this easement. Without limiting the generality of the foregoing, the rights and obligations of the parties shall be binding upon their respective successora and assigns. UG Gas & Electric Easement 2013 WO# 101095860 I RW-0939291 Talbo1 & 55th Page 2 of3 / • DATEDthls /0 111 dayof NOIIWBU OWNER: TALBOT ROAD, LLC, a Washington limited llablllty company By:~/e: Its; (11,(ff,(~/°,v,; (>tpH&,g,,e_ STATE OF WASHINGTON COUNTY OF ~CN ~ ) ) ss ) 20151112001611.003 • , 20.l.5...... On this lo day of fllot1tM4£/L: , 20 /!,-, before me, the undersigned, a Notary Public in and for the Stat11 of Washington, duly commissioned and swom, personally appeared Ph ,(," • l(HS,e( , to me known to be the person(s) who signed as (11111t,1ri'IY6 1M tfu/iut. , of TALBOT ROAD, LLC, the Washington limited liability company that 11xecuted the within and foregoing Instrument. and acknowledged said instrument to be his / her free and voluntary act and deed and the free and voluntary act and deed of said limited liability company for the uses and purposes therein mentioned; and on oath stated that he I she was authorized to execute the said instrument on behalf of said limited liability company. IN WITNESS WHEREOF I have hereunto set my hand and official seal the day and year first above written. (Srd~No~f~ (Print or stamp name of Notary) NOTA!O' PUBLIC in and for Iha State of Washington, residing at K, tfL,"-t ~,, My Appointment Expires: -2-l'f-~oc 8' Notary seal, text and all nota~ons must be Inside 1" margins UG Gas & Electric Easement 2013 WOil 101095980 / RW-093929 / Talbot & 55th Page 3 of 3 ~--------------------------- DEPARTMENT OF coM&ITY AND ECONOMIC DEVELOPMENT -------~enton e ENVIRONMENTAL CHECKLIST A. BACKGROUND Planning Division 1055 South Grady Way-Renton, WA 98057 Phone: 425-430-7200 I www.rentonwa.gov 1. Name of proposed project, if applicable: Talbot & 55"' Avenue Plat 2. Name of applicant: Talbot Road, LLC 3. Address and phone number of applicant and contact person: 4. Date checklist prepared: 5. Agency requesting checklist: Phil Nelson 12505 Bel-Red Rd., Suite 100 Bellevue, WA 98005 {206} 714-4939 April 21, 2016 City of Renton 6. Proposed timing or schedule (including phasing, if applicable): 10/15/2015-4/15/2016 RECEIVED MAY O 3 2016 CITY OF RENTON PLANNING DIVISION 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. No 1 C:\Users\Phil\Documents\Arbor Ridge\Talbot Road LLC\Final Plat\Environmental Checklist\Environmental Checklist.docRev: 08/2015 • • 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. Wetland analysis and mitigation on the SW earner of the site. Storm water control calculations and treatment plans approved by the city. 9. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? If yes, explain. Not to the knowledge of applicant. 10. List any government approvals or permits that will be needed for your proposal, if known. City of Renton approvals for the roadway, utility, tract areas, landscaping, storm water detention facility, an offsite improvements of the project. 11. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. There are several questions later in this checklist that ask you to describe certain aspects of your proposal. You do not need to repeat those answers on this page. (Lead agencies may modify this form to include additional specific information on project description.) Final Plat application for a 17 lot single family residential subdivision on a 2.91 acre property. i2. Location of the proposal. Give sufficient information for a person to understand the precise location of your proposed project, including a street address, if any, and section, township, and range, if known. If a proposal would occur over a range of area, provide the range or boundaries of the site(s). Provide a legal description, site plan, vicinity map, and topographic map, if reasonably available. While you should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with any permit applications related to this checklist. The South East corner of Talbot Road South and South 55"' Street. 1920 97'h Avenue South Renton, WA 98055 (Legal description, section, township, range, site plan, vicinity map, topographic map attached as "Exhibit A") 8. ENVIRONMENTAL ELEMENTS 1. EARTH a. General description of the site (check or circle one): 2 Flat, rolling, hilly, • steep slopes, mountainous, other: • A grade change from the West property boundary up to the East Property boundary of approximately 36 feet over an approximate 352 foot span. b. What is the steepest slope on the site (approximate percent slope) 19.4% with an average slope of 11.26%. c. What general types of soils are found on the site (for example, clay, sand, gravel, peat, muck)? If you know the classification of agricultural soils, specify them and note any agricultural land of long-term commercial significance and whether the proposal results in removing any of these soils. Sandy loam with clay. d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. Not to the knowledge of applicant. e. Describe the purpose, type, total area, and approximate quantities and total affected area of any filling, excavation, and grading proposed. Indicate source of fill. 2.63 acres was graded and trenched for utility installation per the approved construction drawings and all back fill sources per the city of Renton approved sources and materials. f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. Erosion could occur from the result of clearing and the erosion control measures practiced by the BMP's of the contractor under the supervision of a Certified Erosion Control Lead, to the satisfaction of the city officials per the approved construction drawings. g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings) 68,410 square feet, 1.57 acres, 54% 3 • .. h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: Silt Fencing, straw mulch & wattles, storm drain inlet protection, rock check dams and plastic covering stock piles were enacted during construction to control erosion. 2. AIR a. What types of emissions to the air would result from the proposal during constructionL operation, and maintenance when the project is completed? If any, generally describe and give approximate quantities if known. Emissions from the construction machinery was from gas or diesel power and approximate quantities are approximately 45 working days of 3 machines at a rate of B hours a day. b. Are there any off-site sources of emissions or odor that may affect your proposal? If so, generally describe. Not to the knowledge of the applicant. c. Proposed measures to reduce or control emissions or other impacts to air, if any: Best Management Practices for the construction and operation of the machines was observed by the contractor and city officials for the work performed. 3. WATER a. Surface Water: 1) Is there any surface water body on or in the immediate vicinity of the site (including year-round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into. Not to the knowledge of the applicant. 2) Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? If yes, please describe and attach available plans. Not to the knowledge of the applicant. 3) Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material. 4 • Not to the knowledge of the applicant. 4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. Per the direction of the Storm Water Pollution Prevention Plan all water leaving the site was diverted and stored in a Baker Tank and discharged into the Sanitary Sewer System per the King County Industrial Waste program for construction dewatering at a batch rate of an average of 53,000 gallons a day during a rainy day with a rainfall amount of 1 inch. S) Does the proposal lie within a 100-year floodplain? If so, note location on the site plan. Not to the knowledge of the applicant. 6) Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. Not to the knowledge of the applicant. b. Ground Water: 1) Will groundwater be withdrawn from a well for drinking water or other purposes? If so, give a general description of the well, proposed uses and approximate quantities withdrawn from the well. Will water be discharged to groundwater? Give general description, purpose, and approximate quantities if known. No wells exist to the knowledge of the applicant. 2) Describe waste material that will be discharged into the ground from septic tanks or other sources, if any (for example: Domestic sewage; industrial, containing the following chemicals; agricultural; etc.). Describe the general size of the system, the number of such systems, the number of houses to be served (if applicable), or the number of animals or humans the system(s) are expected to serve. None to the knowledge of the applicant. c. Water runoff (including stormwater): 1) Describe the source of runoff (including storm water) and method of collection and disposal, if any (include quantities, if known). Where will this water flow? Will this water flow into other waters? If so, describe. 5 I • • Per the direction of the Storm Water Pollution Prevention Plan all water leaving the site was stored in a Baker Tank and discharged into the Sanitary Sewer System per the King County Industrial Waste program for construction dewatering at a batch rote of an average of 53,000 gallons a day during a rainy day with a rainfall amount of 1 inch. 2) Could waste materials enter ground or surface waters? If so, generally describe. The approved TESC plan was followed to limit and prevent from any waste materials entering the ground or surface waters. 3) Does the proposal alter or otherwise affect drainage patterns in the vicinity of the site? If so, describe. None to the knowledge of the applicant. d. Proposed measures to reduce or control surface, ground, and runoff water, and drainage pattern impacts, if any: Silt Fencing, straw mulch & wattles, storm drain inlet protection, rock check dams and plastic covering stock piles were enacted during construction to control erosion. 4. PLANTS a. Check the types of vegetation found on the site: __ deciduous tree: alder, maple, aspen, other __ evergreen tree: fir, cedar, pine, other __ shrubs X grass _X_pasture __ crop or grain __ orchards, vineyards or other permanent crops. _X_wet soil plants: cattail, buttercup, bullrush, skunk cabbage, other __ water plants: water lily, eelgrass, milfoil, other _X_other types of vegetation: Blackberry Bushes b. What kind and amount of vegetation will be removed or altered? 2.85+/-acres of blackberry bushes were mowed. c. List threatened and endangered species known to be on or near the site. 6 • • None to the knowledge of applicant. d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: The landscaping plan and wetland mitigation was constructed per the approved set of plans for the project. e. List all noxious weeds and invasive species known to be on or near the site. None to the knowledge of applicant. 5. ANIMALS a. List any birds and other animals which have been observed on or near the site or are known to be on or near the site. Examples include: Birds: hawk, heron, eagle, songbirds, other: ...,S,,,o""n,,,q.,,b,,,ir:..,,d,,_s ______ _ Mammals: deer, bear, elk, beaver, other: _ _,D"'e,.,e:!,.r ________ _ Fish: bass, salmon, trout, herring, shellfish, other ________ _ b. List any threatened and endangered species known to be on or near the site. None to the knowledge of applicant. c. Is the site part of a migration route? If so, explain. Not to the knowledge of applicant. d. Proposed measures to preserve or enhance wildlife, if any: Not applicable. e. List any invasive animal species known to be on or near the site. None to the knowledge of applicant. 6. ENERGY AND NATURAL RESOURCES a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet the completed project's energy needs? Describe whether it will be used for heating, manufacturing, etc. 7 • • Natural gas and line power are the energy needs that have been provided for the future construction of single family homes. b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. Not to the knowledge of applicant. c. What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any: Not applicable. 7. ENVIRONMENTAL HEALTH a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste that could occur as a result of this proposal? If so, describe. Not to the knowledge of applicant. 1) Describe any known or possible contamination at the site from present or past uses. None to the knowledge of applicant. 2) Describe existing hazardous chemicals/conditions that might affect project development and design. This includes underground hazardous liquid and gas transmission pipelines located within the project area and in the vicinity. New natural gas lines were installed to service the 17 home sites. 3) Describe any toxic or hazardous chemicals that might be stored, used, or produced during the project's development or construction, or at any time during the operating life of the project. None to the knowledge of applicant. 4) Describe special emergency services that might be required. None were required during the construction of the site. 5) Proposed measures to reduce or control environmental health hazards, if any: 8 • • Not applicable. b. Noise 1) What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? Offsite traffic on Talbot Road and South 55'1' Street is heavy during commuting times and the hours of operation approved by the city for construction activities was followed onsite. 2} What types and levels of noise would be created by or associated with the project on a short-term or a long-term basis (for example: traffic, construction, operation, other)? Indicate what hours noise would come from the site. Construction activity and equipment used for trenching, backfilling and grading for utilities, roadway improvements, material delivery trucks, building a storm water facility, telephone pole relocates, landscaping and street light installation during city approved hours were followed. 3) Proposed measures to reduce or control noise impacts, if any: Best Management Practices were followed by contractor and their sub-contractors for the construction of the site. 8. LAND AND SHORELINE USE a. What is the current use of the site and adjacent properties? Will the proposal affect current land uses on nearby or adjacent properties? If so, describe. Single Family Residential. b. Has the project site been used as working farmlands or working forest lands? If so, describe. How much agricultural or forest land of long-term commercial significance will be converted to other uses as a result of the proposal, if any? If resource lands have not been designated, how many acres in farmland or forest land tax status will be converted to nonfarm or non-forest use? Not to the knowledge of applicant. 1) Will the proposal affect or be affected by surrounding working farm or forest land normal business operations, such as oversize equipment access, the application of pesticides, tilling, and harvesting? If so, how: 9 • • Not to the knowledge of applicant. c. Describe any structures on the site. None. d. Will any structures be demolished? If so, what? Not applicable. e. What is the current zoning classification of the site? Vested as R-6 Single Family Residential under King County Code. f. What is the current comprehensive plan designation of the site? Vested as R-6 Single Family Residential under King County Code. g. If applicable, what is the current shoreline master program designation of the site? Not Applicable. h. Has any part of the site been classified as a critical area by the city or county? If so, specify. A wetland delineation flagged and identified a sma/11,274 square foot Class IV slope wetland originating from the slopes above the parcel. A total of 1,153 square feet of the wetland is contained within the property boundaries. i. Approximately how many people would reside or work in the completed project? Approximately 51 people will reside in 17 single family homes within the completed project. j. Approximately how many people would the completed project displace? None to the knowledge of the applicant. k. Proposed measures to avoid or reduce displacement impacts, if any: Not applicable. 10 • • I. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: Construction per the observation by the city of approved construction drawings. m. Proposed measures to ensure the proposal is compatible with nearby agricultural and forest lands of long-term commercial significance, if any: Not applicable. 9. HOUSING a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. 17 middle income single family homes. b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. Not applicable. c. Proposed measures to reduce or control housing impacts, if any: Impervious surface area requirements per the city of Renton code, impact fees and building permit fees established from city of Renton code, limited by a settlement agreement awarded to the original applicant. 10. AESTHETICS a. What is the tallest height of any proposed structure(s), not including antennas; what is the principal exterior building material(s) proposed? Per the city of Re_nton code. b. What views in the immediate vicinity would be altered or obstructed? None to the knowledge of applicant. c. Proposed measures to reduce or control aesthetic impacts, if any: Not applicable. 11 • • 11. LIGHT AND GLARE a. What type of light or glare will the proposal produce? What time of day would it mainly occur? Not applicable. b. Could light or glare from the finished project be a safety hazard or interfere with views? Not to the knowledge of applicant. c. What existing off-site sources of light or glare may affect your proposal? None to the knowledge of applicant. d. Proposed measures to reduce or control light and glare impacts, if any: None to the knowledge of applicant. 12. RECREATION a. What designated and informal recreational opportunities are in the immediate vicinity? A playground tract and open space tract was constructed per the approved construction drawings. b. Would the proposed project displace any existing recreational uses? If so, describe. None to the knowledge of applicant. c. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: A playground tract and open space tract was constructed per the approved construction drawings. 13. HISTORIC AND CULTURAL PRESERVATION a. Are there any buildings, structures, or sites, located on or near the site that are over 45 years old listed in or eligible for listing in national, state, or local preservation registers located on or near the site? If so, specifically describe. Not to the knowledge of applicant. 12 • • b. Are there any landmarks, features, or other evidence of Indian or historic us or occupation? This may include human burials or old cemeteries. Is there any material evidence, artifacts, or areas of cultural importance on or near the site? Please list any professional studies conducted at the site to identify such resources. Not to the knowledge of applicant. c. Describe the methods used to assess the potential impacts to cultural and historic resources on or near the project site. Examples include consultation with tribes and the department of archeology and historic preservation, archaeological surveys, historic maps, GIS data, etc. Not applicable. d. Proposed measures to avoid, minimize, or compensate for loss, changes to, and disturbance to resources. Please include plans for the above and any permits that may be required. Wetland Buffer Mitigation Plan prepared by Genesis Resource Consulting and approved by city as referenced in the approved construction drawings. 14. TRANSPORTATION a. Identify public streets and highways serving the site or affected geographic area and describe proposed access to the existing street system. Show on site plans, if any. Access to the project is off of South SS'h Street and the main arterial to HWY 167 is via Talbot Road South and South 43"' Street. South SS'h Street heading East past the project turns into South East 19:znd which will be a future lane of travel for the future homeowners shopping needs. b. Is the site or affected geographic area currently served by public transit? If so, generally describe. If not, what is the approximate distance to the nearest transit stop? Yes. c. How many additional parking spaces would the completed project or non-project proposal have? How many would the project or proposal eliminate? Per the city of Renton code for 17 single family home sites, each with 2 car garage spaces and 18' wide by 20' deep driveway areas. 13 • • Yes, the 17 single family residences, ta be built in the future, will require a need for public services. b. Proposed measures to reduce or control direct impacts on public services, if any. Impact and building permit fees are a requirement for future building of the homes within the plat. 16. UTILITIES a. Check or circle utilities currently available at the site: X electricity, X natural gas, Xwater, X refuse service, X telephone, X sanitary sewer, septic system, X other a private storm water treatment facility b. Describe the utilities that are proposed for the project, the utility providing the service, and the general construction activities on the site or in the immediate vicinity which might be needed. Water, Sewer services provided by the city of Renton. Power and gas services provided by Puget Sound Energy. Refuse service provided by Waste Management. Cable and Telephone provided by Comcast. Installed as approved and inspection by the city of Renton. C. SIGNATURE The above answers are true and complete to the best of my knowledge. I understand that the lead agency is relying on them to make its decision. P,opooem s;'"""~' ;?? q 7 y Name of Signee (printed): Phil Nelson Position and Agency/Organization: Managing Member of Talbot Road, LLC Date Submitted: 4/25/16 15 • • GENESIS RESOURCE CONSULTING LIND DEVELOPMENT & ENVIRONMENTAL SPECIALISTS RECEIVED 142 Lamprecht Ro;iJ Winlock,\':'.\ 98596 G Re( 1n~1.dting@jun1).C()ffi 360-520-18-li fax 360-785-U-173 WETLAND BUFFER MITIGATION PLAN TALBOT & 55TH PRELIMINARY PLAT PARCEL 793100015106 RENTON WASHINGTON, KING COUNTY PREPARED FOR: MT DEVELOPMENT 11625 Rainier Ave South Seattle, Washington 98178-3983 206-772-2300 PREPARED BY: Genesis Resource Consulting 142 Lamprecht Rd Winlock, Washington 98596 360-520-2847 Tune 24, 2013 Signed by Genesis Resource Consulting Wetland Specialist: MAYO 3 2016 CITY OF RENTON PLANNING DIVISION Date lune 24. 2013 . / • MT Dtvelopmrnt Ta/bot & 55a Mi1igatio11 Plan. Gen,sis &1011m Conmitin,g TABLE OF CONTENTS • Background .................................................................................................................... 3 Mitigation Goals and Objectives ................................................................................... 3 Performance Standards .................................................................................................. 4 Planting Plan ............................................................................................................... 5-6 Planting Specifications & Project Schedule .................................................................. 6 Monitoring and Maintenance Plans ........................................................................... 6-7 Integrated Pest Management .................................................................................... 7w11 Soil Erosion and Grading BMP's ............................................................................ 11-13 Contingency Plans ................................................................................................... 13-14 MAPS Sheet] Vicinity Map Sheet 2 Wetland Buffer Detail Sheet3 Planting Plan Detail • Aff Development Talbot & 55t1i Mitigation Plan. Gmesi.s &source Consulting BACKGROUND • Parcel 793100015106 is currently undeveloped and does not contain structures or dwellings. This parcel is located at Talbot Rd S & 192"d St Renton, WA. This is an approximate 2.91 acre parcel. The current zoning is Residential. RESOURCE CONCERNS Genesis Resource Consulting completed a wetland delineation on March 26, 2012 that was reviewed and accepted with modifications June 15, 2012. This delineation flagged and identified a small 1,274 sq' Class JV slope wetland originating from the slopes above the parcel. A total of 1,153 sq' of the wetland are contained within the property boundaries. The wetland would require a 50' standard setback under King County critical areas code. MITIGATION GOALS AND OBJECTIVES The overall goal of this plan is to develop mitigation measures that will meet the requirements of King County Code 21A.24.340 as stipulated in section 5, City of Renton Hearing Examiner final decision dated March 7, 2013. This final approved plan requires a reduction to the 50' buffer for necessary road improvements to Talbot Road. TI1e buffer will be reduced by 2,406 sq feet along the southwest boundary and increased by 2,442 sq feet along the East and Northeast wetland boundary. This mitigation plan will detail enhancement and mitigation measures that VJill provide compensatory mitigation for impacts associated with reducing the buffer adjacent to Talbot Road. Based on the existing conditions at the project site, the following m.ltigat.ion measures are proposed. 3 1. Enhance the mitigated wetland buffer area (2,442 sq') to the class IV wetland by establishing a native vegetation corridor, conducive -with site and soil conclitions, surrounding the wetland boundary at lot 11 and 12. This vegetation will provide for habitat and screening from outside disturbance. To complete this mitigation measure, 50 trees and 50 shrubs will be established within the mitigated wetland buffer. • • MT Dtvtlopmtnl Talbot & 5511, .Miti"galiort Plan. GrnuiJ Ruoum ConJHlting PERFORMANCE STANDARDS These performance standards will be used to evaluate whether the project's goals and objectives are being met. Since this is a small landowner site, the proposal is for the landowner to be responsible for meeting the performance standards and reporting any required information to the jurisdictional authority. 4 1) The survival rates for woody species and desired recruitment species within the mitigation buffer area will be as follows: a) Year One: 100% survival of planted woody species and desired recruitment species. b) Y car Two: 8So/o survival of planted woody species and desired recruitment species. c) Year Three: 70% sun,ival of planted woody species and desired recruitment species. 2) It is expected that the plant species best adapted to the site conditions within the mitigation areas will exhibit the highest survival rates within additional numbers of those plant species occurring over the course of the monitoring period and through natural recruitment. Therefore, the overall species composition within the mitigation area may change over time. 3) Herbaceous species survival rates shall be based on overall plant cover. The performance standards for herbaceous species are as follows: a) Year One: 1 So/o cover from planted herbaceous species and desired recruitment species. b) Year Two: 50°/o cover from planted herbaceous species and desired recruitment species. c) Year Three: 80°/o cover from pla11ted herb:tceous species and desired recruitment species. 4) Invasive Plant Species: a) Some of the mitigation area currently contains invasive plants species. Control should be conducted utilizing the methods given in the "Integrated Pest Control" section of this plan. b) During the second and third years of the monitoring period, any areas of reed canarygrass or thistle over three feet in diameter or blackberry (other invasive woody vegetation) over five feet in diameter shall be removed. • MT Dwrl.opment Ta/bat & 55"' Mitit,ation Plan. Genui.r &source Consulting • plant stock with extra watering will be used to ensure that plants become adequately established. Planting Guidelines. For bare-root stock, excavate a hole large enough in diameter to accommodate the plant roots without restriction. Plants will be held in place with the top of the root mass at ground level. Topsoil will be backfilled around the roots and lightly tamped to remove any air pockets in the soil. For containerized plants, excavale a hole, 1 1/2 times the size of the containerized root mass and plant as above. Cuttings shall be planted using a planting bar. Two-thirds of the cutting should be below the soil surface. Future maintenance shall consist of scarification (by hand) to keep the 1-foot diameter area around the plantings free of herbaceous vegetation until they are well established. If the soils are not saturated, each plant should be watered at the time of planting. Supplemental ,vatering (3-4 times during the summer season) may also be required to ensure plant survival and mitigation succeSs. PROJECT SCHEDULE ·rroject construction activities in the riparian mitigation area are expected to occur in the fall- winter of 2013-2014 upon acceptance of this plan. The expected time to complete the plantings is one to two weeks. All plantings will be monitored during the first growing season following the initial planting (2014), and then for the next two growing seasons. MONITORING AND MAINTENANCE PLANS The following actions u.ill be implemented as part of the monitoring and maintenance plan on this site: 1. The initial plantings will be completed or under the supervision of GRC to ensure that correct planting procedures are followed and that plantings are done according to the planting scheme. 2. Prior to the installation of the plantings, invasive plant removal shall occur. This includes the removal of plant species. 3. Ground preparation shall occur in sections of the mitigation area that do not contain sufficient topsoil or do contain excessive amount of cobble, boulders, or fill material. In these areas, the material shall be removed and replaced with a layer of organic topsoil to a depth of at least 12 inches. Silt fence shall be installed on the streamside of any topsoil placement. 4. Monitoring of all planted areas shall begin once the mitigation site is established and shall continue at least once each year during three successive growing seasons during the late spring or summer time period. A report documenting the monitoring results will be submitted to the City of Renton annually. This report will identify deficiencies in the enhancement progress a~d any contingency measures that v.:ill be taken to correct those 6 • • MT D(lltmp,,un/ Talbot & 551/J Mitigation Plan. Gmuis RJJoum Consulting 4. Stabi]jze Soils • All exposed and unworked soils should be stabilized by application of effective BMP's, which protect the soil frotn the erosive forces of raindrop contact and flowing water. • From October l through April 30, no soils should remain exposed and unworked for more than 2 days. From May 1 to September 30, no soils should remain exposed and unworked for more than 7 days. • Applicable practices include, but are not limited to, sod and other established vegetative cover, mulching, plastic covering, and the early application of gravel base on areas to be paved. • Soil stabilization measures should be appropriate for the time of the year, site conditions, estimated duration of usei and potential water quality impacts that stabilization agents may have on downstream waters. • Soil stockpiles should be stabilized and protected with sediment trapping measures. 5. Protect Slopes • Cut and fill slopes should be designed and constructed in a manner that will mtnimtze erosion. • Consider soil type and its potential for erosion. • Reduce slope runoff velocities by reducing continuous length of slope with terracing and diversions, reduce slope steepness, and roughen slope surface. • Divert upslope drainage and run-on waters from off-site with interceptors on top of slope. Off-site stormwater should be handled separately from stormwater generated on the site. Diversion of off-site stormwater around the site may be a viable option. • Provide drainage to remove groundwater intersecting the slope surface. • Excavated material should be placed on the uphill side of trenches, consistent 'wi.th safety and space considerations. • Flow retention barriers should be placed at regular intervals within trenches, which are cut down a slope. • Stabilize soil on slopes. 6. Protect Drain Inlets u • AJl storm drain inlets made operable during construction should be protected so that stormwater runoff does not enter tl1e conveyance system without first being filtered or treated to remove sediment. • AU approach roads should be kept clean, and all sediment and street wash water should not be allowed to enter storm drains without prior and adequate treatment. ,--------. ---• • .iHT DttJtlopmtnt Talbot~ ... 55t!i Mitigation Plan. Guutit Ruoum Co,mdtittg deficiencies. Photographs taken from established photo-stations will be included with these reports. 5. Monitoring will be achieved using fixed vegetation sampling stations within areas representative of the plant communities being established. These monitoring stations would be used for the duration of the monitoring program. At each monitoring station, fixed-point photos will be taken annually to document the condition of the enhanced areas. Photographs \\iill be taken at all locations established during the compliance monitoring site visit and thereaftet· each year of the monitoring period from the established photo points. If tlie p1anted stock does not survivt:, but native naturally colonizing plant species replace them, then the project may be judged to meet the threshold criteria for successful plant community establishment. ., 6. To ensure planting success, the Applicant '\Vill be responsible for performing minor maintenance over the monitoring period. This will include the selective removal of undesirable plant species such as blackberry or reed canarygrass that may be hindering the growth and establishment of the favored plant stands. Undesirable plant species will be removed by hand or in accordance with the recommendations of the local \X'eed Control Board. An area, 1-foot in diameter surrounding each planted woody species, will be kept free of competing vegetation. This can be accomplished either by scarifying the area by hand or through the use of weed-control rings. 7. Maintenance of the mitigation area may include irrigation. If necessary, a temporary above gi:ound irrigation system capable of watering the entire enhanced buffer zone area will be installed. INTEGRATED PEST MANAGEMENT Control methods for the invasive plant species that are most prevalent on the site are given below. Control of these or any other invasive plant species on the site with the use of herbicides must be coordinated with a wetland professional familiar with this project and the King County Weed Control Board. Only persons possessing a valid aguatic herbicide applicators license shall administer herbicide applications. 7 Canada thistle ( Cirsium arven.,e) Canada thistle is a competitive perennial broad.leaf weed "with an extensive spreading root system. Canada thistle was introduced into North America in the late 1700's from Europe. Canada thistle can be controlled by chemical, mechanical and biological methods. 'The above ground portion of the plant commonly reaches heights of 2 to 5 feet. The roots can extend up to 17 feet horizontally from the stem and 20 feet below the soil • • MT Dewlopment Talbot & 55m MitigatiM Plan. Gmuif Ruourre Conm/Jing 8 surface, although most of the roots are in the top 15 inches of the soil. Canada thistle reproduces from seeds as well as from the root system. The first true leaves from seed or root system are thick and coverc,d with short, bristly hairs. Leaf margins are wavy and irregularly lobed. Each lobe ends in a sharp prickle. On older plants the leaf lobes become more pronounced and prickles become longer and thicker. Leaves are alternate on the stem, and base of each leaf surrounds the stem. Stems do not have spines or prickles on them. Canada thistle flower heads are flask-shaped; 1/z to 'I• inches in diameter, and contain many small tubular flowers. Male and female flowers are found in separate heads and on different plants. Flower color varies from white to purple; most flowers are rose-purple. Each flower head produces about 50 seeds and an average stem bears 12 to 14 flowers. Seeds are allached to a whitish tuft of hairs called pappus, which aids in seed dispersion by wind. Flowering occurs from June through October. Seeds exhibit very little dormancy, which means they can germinate shortly after being dispersed. Canada thistle seeds can germinate the year it is produced. Seeds can remain viable in the soil for 20 years. Canada thistle is adapted to a Mde range of soil conditions. Seven to nine weeks after plant emergence as seedlings the root system can produce runner roots capable of producing new shoots. TI1cse new shoots develop from adventitious root buds. Tillage equipment can cut an established root system into several pieces, which can initially produce dense stands of Canada thistle. Repeated cutting of the root system can deplete food reserves. Herbicide Control: Control of Canada thistle \J\/'ith herbicides is decreased when plants are under moisture stress. If plants are wilted or soil moisture appears poor in the upper 1 foot of soil, it is desirable to delay herbicide application until after rainfall has occurred. The two most effective times for herbicide application to Canada thistle are at the bud stage and during regrowth in the fall. Herbicides such as Garlon 2-4-D, Roundup, or Touchdown have been successfully used for Canada thistle control. However, in order to control Canada thistle, each individual plant must be treated. Recommended Treatment Rates: Glyphosatc ROUNDUP/TOUCHDOWN AT 1 TO 2 qt/acre TWO APPLICATIONS PER SEASON; one in June after flower buds are formed and before flowers open and a second on regrowth when it reaches 8 to • • MI' Develop,nntl Talbot & 55'1' Mitig,atio11 Plan, Gtnui.I Rmmm Conm/Jing 9 10 inches tall mid-season or 6 to 8 inches tall in September and early October. Applications of I to I 1/2 qt/acre applied twice (initially and then on regrowth) will be more effective than a 2 to 3 qt/ acre single dose. Persistence is the key to a successful Canada thistle control program. Multiple herbicide treatments must be used to achieve control. Control measures that can be used for at least two to three successive years should be chosen. Biological Control: Applications of the beet1e Cassida rubignosa are effective in controlling Canada thistle. The larvae and adults of this beetle feed on the stems and foliage of Canada and musk thistle. Overwintering adults begin feeding and laying eggs in early spring. Feeding is continuous until well after the first frost. Plants are otien severely defoliated by this hardy and effective beetle. Himalayan blackberry (B11b11s di!co/gr) and evergreen blackberry CR, laciniam~! &thus discolnr and R laciniatus arc robust, sprawling, more or less evergreen, glandless shrubs of the Rose Family (Rosaceae). These shrubs appear as large mounding thickets with some of the canes standing up to 9 feet tall. Other canes lie along the ground surface with erect or rising rips, trail or climb up to 20-40 feet, frequently taking root at the tips. Mechanical Control With proper management, areas infested with R discolor and R laciniat11s can be restored to more desirable vegetation. Mechanical removal may be the most effective way of removing the mature plants. Subsequent treatment with herbicides should be conducted cautiously for two reasons: (1) both species of blackberries often grow in riparian areas such as that those that occur in the mitigation area and the herbicide may be distributed to unforeseen locations by running water, and (2) some herbicides promote vegetative growth from lateral roots. Hand Pulling: This method may be used to destroy seedlings and young plants up to 6 feet tall. Seedlings are best pulled after a rain when the soil is loose. This facilitates removal of the rooting syste1n, which may resprout if left in the ground. Plants should be pulled as soon as they are large enough to grasp but before they produce seeds. I • • MI Dtvt"1pmtntTalbot & 55" Mitigation Plan. GmesiJ Rtso1fm Co,m;/ting 10 For plants up to 12 feet tall a claw mattock is effective for removing the root crowns. The claw loosens the soil around the root, and the plant is pulled out in the same way that a claw hammer is used to pull out nails. Cutting:},fanually operated tools such as brush cutters, power saws, axes, machetes, loppers and clippers can be used to cut blackberries. 1bis is an important step before many other methods are tried, as it removes the aboveground portion of the plant. In addition, for thickly growing, multi- stemmed shrubs such as blackberries, access to the base of the shrub may not only be difficult but dangerous where footing is uncertain. An advantage of cane removal over foliage herbicides is that cane removal does not stimulate sucker formation on lateral roots. However, removal of canes alone is insufficient to adequately control blackberries, as the root crown will simply resprout and produce more canes. Hand Digging: The removal of rootstocks by hand digging is a slow but sure way of destroying blackberries, a weed which resprouts from its roots. The work must be thorough to be effective as every piece of root that breaks off and remains in the soil ·may produce a new plant. Such a technique is only suitable for small infestations and around trees and shrubs where other methods are not practical. Biological Competition Sowing native plant species which have the potential to out-compete weedy exotics for important resources is usually a preventive method of weed control. In the case of the wetland mitigation area, the native shrub and tree plantings will eventually grow to a height, which will shade the blackberries and help with their control. In most cases blackberries prevents the establishment of other native plants and must be initially removed. Following physical removal of mature plants, root cto\vns n1ust be treated to prevent resprouting. Seedlings of native plant species usually cannot establish fast enough to compete \\tith sprout growth from untreated blackberry stumps. Biological Control The USDA will not support the introduction of herbivorous insects to control blackberries due to the risk these insects may pose to commercially important &bus species. Herbicide Control -------------- • • AiT Devdopmml Talbot & 55lh Mitigatio,r Plan. Gmui! Ruoum Consulting Control of blackberries is the same as that of Canada thistle. 11,e two most effective times for herbicide application to blackberries are at the bud stage (after a b~rry has formed -late spring to early summer) and during regrowth in the fall. Herbicides such as Garlon 2-4-D, Roundup, or Touchdown have been successfully used for blackberry control. After initial treatment and wilting ofleaves, the understory of the blackberry thicket should be seeded with a 60 / 40 mixture of perennial ryegrass (Lo/j11m pmnne) and annual ryegrass (I.. mu/tiflorum). The ryegrass will establish a rapid vegetative cover underneath the defoliated blackberry canopy v.ithin 7 to 10 days prior to the germination of blackberry seeds already in the soil, which require at least 20 days for germination. Recommended Treatment Rates: Glyphosate ROUNDUP/TOUCHDOWN AT 1 TO 2 qt/acre TWO APPLICATIONS PER SEASON; one in June after flower buds are formed and before flowers open and a second on regrowth when it reaches 8 to 10 inches tall mid-season or 6 to 8 inches tall in September and early October. Applications of 1 to 1 1/2 qt/acre applied twice (initially and then on regrowth) will be more effective than a 2 to 3 qt/acre single dose. SOIL AND EROSION CONTROL BMP'S FOR DEVELOPMENT PHASE NEAR WETLANDS AND BUFFERS 1. Mark Clearing Limits: Prior to beginning earth disturbing activities, including clearing and grading, all clearing limits, easements, setbacks, sensitive areas and their buffers, leave trees, and drainage courses should be clearly marked to prevent damage and offsite impacts. 2. Establish Construction Access • Construction vehicle access and exit should be limited to one route if possible. • Access points shall be stabilized with quarry spall or crushed rock to minimize tracking of sediment onto public roads. • \Vheel wash or tire baths should be located on-site. • ] f sediment is transported onto a road surface, the roads should be cleaned thoroughly at the end of each day. Sediment should be removed from roads by shoveling or sweeping and be transported to a controlled sediment disposal area. Street washing should be ~llowed only after sediment is removed in this manner. • Street wash wastewater should be controlled by pumping back on-site, or otherwise be prevented from discharging into systems tributary to state surface waters v.--ithout prior and adequate treatment. 3. Install Sediment Coorrols 11 • Prior to leaving a construction site, stormwater runoff should pass through a sediment pond, sediment trap, or other appropriate sediment removal BMP. • Sediment ponds or traps, vegetated buffer strips, sediment barriers or filters, dikes, and other BMP's intended to trap sediment on-site should be constructed as one of the first steps in grading. These BM.P's should be functional before other land disturbing activities take place. • • AfT Devtkpmml Talbot & 55/b J...'fitigation Plan. GtntsiJ Ruoum Comulting 4. Stabilize Soils • All exposed and unworked soils should be stabilized by application of effective BMP's, which protect the soil from the erosive forces of raindrop contact and flowing water. • From October 1 through April 30, no soils should remain exposed and unworked for more than 2 days. From May 1 to September 30, no soils should remain exposed and unworked for more than 7 days. • Appucable practices include, but are not limited to, sod and other established vegetative cover, mulching, plastic covering, and the early application of gravel base on areas to be paved. • Soil stabilization measures should be appropriate for the time of the year, site conditions, estimated duration of use, and potential water quality impacts that stabilization agents may have on downstream waters. • Soil stockpiles should be stabilized and protected with sediment trapping measures. 5. Protect Slopes • Cut and fill slopes should be designed and constructed in a manner that will minunize erosion. • Consider soil type and its potential for erosion. • Reduce slope runoff velocities by reducing continuous length of slope with terracing and diversions, reduce slope steepness, and roughen slope surface. • Divert upslope drainage and run-on waters from off-site with interceptors on top of slope. Off-site stormwater should be handled separately from stormwater generated on the site. Diversion of off-site stormwater around the site may be a viable option. • Provide drainage to remove groundwater intersecting the slope surface. • Excavated material should be placed on the uphill side of trenches, consistent with safety and space considerations. • Flow retention barriers should be placed at regular intervals within trenches, which are cut down a slope. • Stabilize soil on slopes. 6. Protect Drain Inlets 12 • All storm drain inlets made operable during construction should be protected so that stormwater runoff does not enter the conveyance system without first being filtered or treated to remove sediment. • All approach roads should be kept dean, and all sediment and street wash water should not be allowed to enter storm drains without prior and adequate treatment. • • MT Development Talbot & 55"' Mitigation Plan. Genuis Ruo11m Co1tsu!ti11g 7. Control Pollutants • All pol1utants, including waste materials and demolition debris, that occur on-site during construction should be handled and disposed of in a manner that does not cause contamination of stormwater. • Cover, containment, and protection from vandalism should be provided for all chemicals, liquid products, petroleum products, and wastes present on the site. • Maintenance and repair of heavy equipment and vehicles involving oil changes, hydraulic system drain down, solvent and de-greasing cleaning operations, fuel tank drain down and removal, and other activities which may result. in discharge or spillage of pollutants to the ground or into stormwater runoff should be conducted under cover and on impervious surfaces. These surfaces should be cleaned immediately following any discharge or spill incident. • \Vheel wash, or tire bath wastewater, should not be discharged to the storm drain, or the on-site stormwater treatment system. • Application of agricultural chemicals, including fertilizers and pesticides, should be conducted in a manner and at application rates that will not result in a loss of chemical to stormwater runoff. Manufacturers' recommendations should be followed for application rates and procedures. 8. Maintain BMP's • All temporary and permanent erosion control and sediment control BMP's shall be maintained and repaired as needed to assure continued performance of there intended function. All maintenance and repair shall be conducted in accordance with BMP's. • All temporary erosion and sediment control BMP's should be removed within 30 days after final site stabilization is achieved or after the temporary B1v1P's are no longer needed. Trapped sediment should be removed or stabilized on site. Disturbed soil areas resulting from removal ofB1v1P's or vegetation should be permanently stabilized. CONTINGENCY PLANS Contingency plans are desigricd to identify potential courses of action, and any corrective measures to be taken wheu monitoring indicates project goals are not being met. In general, the contingency measures for this site are as follows: 1. Replacement Plantings Replacement plantings will be made throughout the monitoring period if monitoring reveals that unacceptable plant mortality has occurred. Woody species will be re-planted to the original number of plants proposed in the accepted mitigation plan annually throughout the duration of the monitoring and maintenance period. 2. Planting Plan Modifications Modifications to the planting plan (i.e., plant species and densities) will be made if monitoring identifies problems v.ith the original planting scheme. For example, if annual monitoring identifies that plant mortality is attributed to 13 • • MT DevtWpment Talbot & 55,,, Mitigation Phn. Gmuis Rrm,m Co,uu/1i11g an inappropriate hydrologic regime, the replacement plantings should be made using a more suitable plant species. Any recommended changes to the planting scheme will be documented in the annual monitoring report. 'The addition of any new plant species, not already included in this mitigation plan, must be approved by King County. 3. Soil Erosion Any areas demonstrating soil erosion problems -will be restored as soon as possible. If there does not appear to be a problem with the original design, the eroded areas will be restored by replacing any lost topsoil and replanted according to the original plan ting scheme. 4. The plant comnrnnities included in this mitigation plan contain a variety of species representing a -.vide range of hydrologic regimes (facultative uplan<l to facu1tative wetland). It is expected that as the plant community evolves, the i!1dividual species will become established in the appropdate hydrol.og.ic regime. This may result in a plant distribution that varies slightly from the planting scheme detailed in this plan. This should not be ,~ewed as a failure unless these variations result in unacceptable plant mortality or otherwise jeopardize the overall wetland functions and values. If monitoring identifies that the site is persistently wetter or drier than expccted1 and this variation is causing unacceptable plant mortality, then changes in the planting scheme will be made as described above (i.e., Planting Plan Modifications). 14 • '· t : 1 ' ,·.. i! 8A5th ~I: th Pl . I ~ ' fu'f __ ,, S 198th St ! . ---,-, --:c_. ·1 . S 200th Si : i 1 '1 :n(j 'St I "' s .20211<1 st ~· ~i .§:? ig,oa MapOue,st lflp. r PARCEL LOCATION GENESIS RESOURCE CONSULTING LAND DEVELOPMENT & ENVIRONMENT AL SPECIALISTS 142 Lamprecht Road Winlock, WA 98596 GRconsulting@juno.com 360-520-2847 • • MT DEVELOPMENT TALBOT & 55TH N WETLAND BUFFER MITIGATION PLAN SHEETl VICINITY MAP • ) •: ··11 \ .I I "• ' : I \ JOj(I.; • • . ' ' -·f'! ' 11 I ,,, /~•1,1:;j"J ~·-1:'1-~~ Ii \ : "' I 1 I i I , , ' '· ' ', \ \ \ j I ! r I I:fwl\ I ; \ . 1Jt ,~~r' SF \ rI b-'\ 'i' ·1··~-·1 ,, \ \ I \ • . . --:-:::-1 ~. • •• _. • ._ .. J -, , ,fi'OID '-I '7.e, sr· .., I I : I • ,.r_i_ i _i __ _j 1---r--F~· ,-----11• I,{= ~-Jt--1 ··:----1 \ '· 'bl. \ '1 1 -., \ ~ '·'f.J'YI'l1J2 \ " ... -:r~,-~-·,. ) \ \ \ \ ~7.(/ \ ' .,_ .,.,,, ·r , -T-.sl'-'<;:---'Y T _-__ 1 ___ _l Enhanced Wetland Buffer 2,442 sq' with native vegetation I '-.JT~ I (~~ .. ~'l ~, : i' -l~o.,. '7 \ I ! _! -~ I II·, I I • I 'J I I 1 ; I I, I I I I~ \1 , .... ~t·--v I . I -I I i :'/ Existing Wetland Boundary J..rV'ol '} Category IV Wetland -•· . .,, ... _.' ' I r f /\ I • ' \. • I \ \ .. 1,L11fl1.J,, I .°·i ·,~ SF ·, I ~' I I . . I I I I i I L 2,406 sq' of Class IV Wet- land Buffer to be moved for road improvement Mitigated Wetland Buffer Area 2,442 sq' No net loss of wetland buffer GENESIS RESOURCE CONSULTING LAND DEVELOPMENT & ENVIRONMENTAL SPECIALISTS MT DEVELOPMENT TALBOT & 55TH WETLAND BUFFER MITIGATION PLAN • 142 Lamprecht Road Winlock, WA 98596 GRconsulting@juno.com 360-520-2847 SHEET2 WETLAND BUFFER DETAIL N Planting area at west boundary lot 12 \ • Planting density: 20 trees and 20 shrubs/ 1,000 sq. ft. Tree Species Plant Fonn Minimum Size Oregon ash (Fraxinus Bare Root 18-24" latifo/ia) Western red cedar Bare Root 12-18" (J'huia vlicata) Total Shrub Species Plant Forn1 Minimum Size Red-osier dogwood Bare Root 2-3' (Cornus sto/onifera) Vine maple (Acer rcina-Bare Root 2-3' tum) Indian plum (Oemleria Bare Root l-2' cerasiformis) Nootka rose (Rosa nut-Bare Root 1-2' kana) Total GENESIS RESOURCE CONSULTING LAND DEVELOPMENT & ENVIRONMENT AL SPECIALISTS 142 Lamprecht Road Winlock, WA 98596 GRconsulting@juno.com 360-520-2847 Minimum Snacin" 10' O.C. 10' o.c. Minimum Snacin~ 5' O.C. or clustered 5'0.C 5' O.C. 5'0.C. • Planting area at west boundary lot 11 Required Num- ber 25 6. 25 () 50 Required Num- ber 10 '( 20 ll!l [0 * 10 • t 50 N MT DEVELOPMENT TALBOT & 55TH WETLAND BUFFER MITIGATION PLAN SHEET3 PLANTING PLAN DETAIL • • ---.-.... ·--·. . D WATERSHED DYNAMICS CEL 206.9w.~3,; ; 39004-2581h Avenue SE, Enumclaw, WA 98022 TEL 360.825.9253 1 \,.;IIY~II 6 TON DATE: September 18, 2014 HARD COPY SENT: X YES ~·· "'No E-MAIL: santhosh@insightengineering.net E-MAIL COPY SENT: X YES NO TRANSMITTAL PAGES SENT INCLUDING COVER PAGE: 2 plus attachment SUBJECT: Review of Proposed Wetland Buffer Impact Mitigation Mr. Santhosh J. Moolayi!, Project Manager TO: Insight Engineering, Inc. 2804 Grand Avenue, Suite 308 Everett, Washington 98026 . .. . FROM: Larry D. Burnstad, Senior Environmental Consultant .. . ' - PROJECT NAME: Talbot Road and S. 55th Place Subdivision ( PROJECT City of Renton Construction Permit No. 013003422 NUMBER: Watershed Ovnamics Proiect No. 2014016 ' As requested I have reviewed the March 26, 2012 Wetland Delineation Report prepared by Genesis Resource Consulting (GRC). I have reviewed your May 13, 2014 draft memo to Mr. Kamran Yazdidoost, Plan Reviewer, City of Renton, with specific emphasis on Page 5 of that memo the City's comments focused on "Wetland Mitigation". I have reviewed the plan sheet you've provided showing the location of the wetland in the southwest corner of the project site as well as the associated wetland buffer impact mitigation area Lastly, I have visited the site to familiarize myself with the wetland area delineated by GRC as well as the associated buffer. The following are suggested replies to the City's wetland mitigation comments that you reiterated on page 5 of your 05/13/14 memo. I have copied each of the City's comments verbatim from your letter and my suggested response is provided in italics after each comment: 2. Wetland Mitigation a. The mitigation area identified to extend behind Lot 11 would provide little benefit to the wetland as it is significantly removed from the location of the wetland itself. Pursuant to ·vj KCC21A.24.32SC.2.b the additional buffer shall be contiguous with the standard buffer. :..., :y of Renton r~•r1nrni:t_i O,·/,S;or;Response: In response to your concerns regarding the buffer migration area previously shown on the south end of Lot 11, I have modified the site plan to ensure all of ~ -1 r: _.; : the buffer mitigation area is contiguous with the existing, undisturbed portion of the wetland buffer. The buffer mitigation area shown on the revised plans is mitigation for the buffer area on the west side of Tract 997, which was unavoidably disturbed to accommodate City required.frontage improvements. b. A sewer line is proposed through the wetland buffer, new utility corridor, or utility facilities are allowed in buffers provided it is limited to pipelines, cables wired and support structures and that there is no alternative location with less adverse impact on the critical area and its buffer, the applicable KCC regulations (KCC21A.24.0450.34) shall be reviewed and addressed in an impact evaluation by a qualified professional. Memo to Mr. Santhosh J. Moolayil -September 18, 2014 -Page I :I ON J • • Response: We have tried our level best to keep the utilities out of the buffer. The proposed sewer through the buffer is due to the elevation constraints to serve Jots I I and I 2. The proposed water line through the buffer is due to the loop conneclion to the existing water line 011 Talbot Road per City requirement. The proposed connection is the only way due to the setback from the sewer line and drainage vault. All of the disturbance required to install these utility lines within the proposed buffer mitigation area will occur prior to the installation of native plants as shown on the proposed planting plan (see Plan Sheet C-4). Installation of native plants, which is a requirement of the King County Cude under which this project is vested, will be scheduled to occur after the plants are in their ·'winter dormancy" to reduce the risk of plant mortality due to· planting shock This means the plants will be installed in the buffer mitigation area during November or December (after utility installation has been completed) depending upon weather conditions. Tempora,y irrigation, in the form of standard '!,-inch hoses connected to "rain-bird" type broadcast sprinklers, will be operational as needed for two years starting in the spring of the year following plaming. Two hose bib connections will be installed in the water line located within the buffer mitigation area at the locations shown on the current plan sheets. That completes my suggested responses to the comments from the City's planning department staff have attached a copy of the suggested planted plan for you to transfer onto Plan Sheet C-4. I noted Comment 2b indicated the need for review by a qualified professional. In the event there should be a question regarding my qualifications, I would offer the following: I have a 8.S. in Biological Sciences with emphasis on Fish and Wildlife Management from California State University in Sacramento, California. I was awarded my degree in Jun t 974. I worked for the ·U.S. Forest Service as a Hydrologist and Fisheries Biologist from 1974 through 1983. I worked in north Idaho, southwestern Colorado, eastern Oregon, and western Washington during that IO year period. Much ofmy duties involved the evaluation of proposed timber sale and road locations with an emphasis on the identification and delineation of wetland and stream habitats as well as critical wildlife habitat areas. I was charged with evaluating the habitat characteristics and the potential adverse impacts associated with timber harvest and road construction activities. I was also charged with monitoring habitat and water quality impacts associated with existing land use activities and was responsible for developing mitigation plans to alleviate the intensity of those impacts. I started my consulting practice in 1984 while completing my MBA at Seanle University and was awarded my MBA in August 1985. My emphasis area was Natural Resource Economics and my thesis dealt with positive economic incentives intended to induce alternative timber harvest practices in stream and wetland buffers on private forest lands. I have been a private consultant since I 984. My practice emphasis has been on wetland and stream habitat identification and delineation as well as preparation and implementation of wetland and stream habitat impact mitigation/restoration plans/projects. I have provided professional services to both private and public sector clients in Washington, Oregon, Idaho, Colorado, and California during the past 30 years. I can provide references if the City requires that as part of their evaluation of my work on this project. Memo to Mr. Santhosh J. Moolayil-September 18, 2014 • Page 2 ;;. I / ,· /:) / ! ' ;,// ·' ;, ' ' /.·• • \cicntitic.:-.:amc 1'~eud111~11p,.1 mc111k<,ii f{h:imr1u~ p,1r.,hiana Mahnmn fHJuifo!ium Rihc~ sanguincum Symrh,iric;irro~ ,db.:, / / / ' ' --·-· { ·ummon ~amc ·-· .. Uuugla) !ir l ·;1-5..:arn tall rJrcp,n grape rcd-liov. er mi; currant ~f\olWl'H.:r[: • ----- • ,'iPA£i.:ll1,_ Si1-t:_ Ouanlil\',~ Svmbol Iii" OC 5 g:i!l(in ~ I'S,\', w O.C 5 gal!o11 12 RJ!P .r o.c. 2 gal!nn 24 \1 -1 · ().( 2 gall(\n 12 R 4' (J.{ 2 t.illon 24 ' RECEIVIED . . Secretary of State I, KIM WYMAN, Secretary of State of the State of Washington and custodian of its seal, hereby issue this CERTIFICATE OF INCORPORATION to TALBOT & 55TH HOMEOWNERS ASSOCIATION a/an WA Non·Profit Corporation. Charter docwnents are effective on the date indicated below. Date: 2/11/2016 UBI Number: 603-589-805 Given under my hand and the Seal of the State of Washington al Olympia. the State Capital ~~ Kim Wyman. Secre1ary of State DEPARTMENT OF CO.UNITY AND ECONOMIC DEVELOPMENT MAILBOX REQUIREMENTS NOTICE FOR ALL NEW PLATS AND SHORT PLATS Planning Division 1055 South Grady Way-Renton, WA 98057 Phone: 425-430-7200 Fax: 425-430-7231 MAY O 3 2016 CITY OF RENTON PLANNING DIVISION The Post Office wants to be involved in helping you locate your mailboxes before construcnon begins. Please call 1-800-275-8777 for the location of the Post Office that will service your plat. Then, take a copy of your plat map along with this form to the specified Post Office for their sign- off. Please submit the signed form along with your application .. Property Location: / 110 g7fH /ti!fa '.5 (t.as, or: 7AU3oT l@-s~ \ OF €5 1 _) Phone: ft.01,,) '] / 'f~vj C'J3C/ -Owner's Name: ( ./'tW3v, koAu LlC_ Land Use Application Number: Date: "3-)._ )-~ 1 H :\CED\Data \Forms-Templates\Self-Help Handouts\Plan ning\ma ii bo,req .docx 02/2015 i FILED SECRETARY OF STATE FEBRUARY 11, 2016 STATE OF WASHINGTON • 603 589 805 ARTICLES OF INCORPORATION OF TALBOT & 55TH HOMEOWNERS ASSOCIATION • 02/11/16 3106499- 001 $60.00 K tid:3178821 RECEIVED MAYO 3 2016 CITY OF RENTON lo~ PLANNING DIVISION THE UNDERSIGNED, acting as the incorporator of the nonprofit corporation under the provisions of the Washington Nonprofit Corporation Act (Revised Code of Washington Section 24.03 et seq.) hereby adopts the following Articles of Incorporation. ARTICLE I NAME The name of this nonprofit corporation is Talbot & 55th Homeowners Association (the "Association"). ARTICLE II DURATION The duration of the Association is perpetual. ARTICLE III PURPOSES The Association is organized to be and constitute the Association to which reference is made in the Declarations of Covenants, Conditions, and Restrictions for Talbot & 55th (the "Declaration") recorded or to be recorded in the Records of King County, Washington, to perform all obligations and duties of the Association, to exercise all rights and powers of the Association, and to do such other things as may be necessary and convenient to accomplish the purposes of the Association, as specified in the Declaration, the Association's Bylaws, Governing Documents, and as provided by law. ARTICLE IV LIMITATIONS No part of the net earnings of the Association shall inure in whole or in part to the benefit of, or be distributable to its members, directors, officers, or other private persons, except that the Association shall be authorized and empowered to pay reasonable compensation for services rendered and to make payments and distributions in furtherance of the purposes set forth in these Articles. The Association shall not engage in a regular business of the kind carried on for profit. ARTICLE V DIRECTORS A Board of Directors (the "Board") shall administer the functions of this Association. The number of directors of the Association shall be fixed by the Bylaws. The qualifications; ,. .' • • terms of office and manner of selection of the directors, together with a time and place of their meeting, shall be prescribed by the Bylaws of the Association and the Declaration. The names and addresses of the persons who shall serve as directors until the first annual meeting of the members after termination of the Development Period and until his/her successor is elected and qualified, unless he/she resigns or is removed, are: Phil Nelson 12505 Belred RD, Ste 100 Bellevue, WA 98005 ARTICLE VJ INDEMNIFICATION The Association shall indemnify every officer and director authorized to act on behalf of the Association by the Board or by the Declaration against any and all expenses, including counsel fees, reasonably incurred by, or imposed upon, any officer and director in connection with any action, suit or proceeding if approved by the then Board to which he or she may be a party by reason of being or having been an officer and director. The officers and directors shall not be liable for any mistakes of judgment, negligent or otherwise, except for their own individual willful misfeasance, malfeasance, misconduct, or bad faith. The officers and directors shall have no personal liability with respect to any contract or other commitment made by them, in good faith, on behalf of the Association (except to the extent that such officers and directors may also be Members of the Association), and the Association shall indemnify and forever bold each ofiicer and director free and harmless against any and all liability to others on account of any such contract or commitment. The Association shall maintain adequate general liability and officers' and directors' liability insurance to fund this obligation. ARTICLE VII DISSOLUTION The Association may be dissolved in a manner not inconsistent with the Declaration or the Washington Nonprofit Corporation Act as they are now written or as they may hereafter be amended from time to time. Any such dissolution shall require the affirmative vote of not Jess than two-thirds (2/3) of the votes which members present or represented by proxy at a duly called meeting of the members are entitled to cast. Upon the dissolution of the Association, other than incident to a merger or consolidation, (i) all liabilities and obligations of the Association shall be paid, satisfied and discharged, or adequate provision shall be made therefore; (ii) the remaining net assets of the Association may be distributed to the members as provided by the Washington Nonprofit Corporation Act. ARTICLE VIII REGISTERED AGENT The initial registered office of the Association is 2107 S Fruitland, Puyallup, Washington 98371 (physical address) and I 7404 Meridian E., Suite F PMB I 71, Puyallup, Washington ,,· • • 98375 (mailing address), and the initial registered agent at such address is J and M HOA and Property Management, LLC. ARTICLE IX. NAME OF IN CORPORA TOR The name of the incorporator is Jim Edinger. His address is 2107 S Fruitland, Puyallup, Washington 98371. Executed on hlrv.,ry ~/;S 2016. • • CONSENT TO SERVE AS REGISTERED AGENT J and M HOA and Property Management, LLC ("J&M''), hereby consents to serve as Registered Agent in the State of Washington for the Talbot & 55th Homeowners Association. J&M understands that as agent for the corporation, it will be its responsibility to receive service of process in the name of the corporation; to forward all mail to the corporation; and to immediately notify the office of the Secretary of State in the event of its resignation, or of any changes in the registered office address of the corporation for which it is agent. (date) NAME OF REGISTERED AGENT: ADDRESS OF REGISTERED AGENT: J and M HOA and Property Management, LLC ~< J and M HOA and Property Management, LLC 2107 S Fmitland Puyallup, Washington 983 71 (Physical address) 17404 Meridian E Suite F PMB 171 Puyallup, Washington 98375 (Mailing address) G. PS. L OCAc / 2 A r1a,,c../ Point coordinates for job TALBOT Se,{;eVE7. CO-vTf:'0.(. {J.ALC::S Point North East Elev Description Hz Pree Vt Pree Solution PDOP Sats lOO_GNSS 159849.843 1299177.858 153.774 Autonomous Setup -3.281 -3.281 Fix 1.4 16 l_GNSS 159940.927 1299302.983 174.669 SET PK 0.005 0.009 Fix 1.4 14 2_GNSS 159990.269 1298841.037 125.95 PK 0.004 0.008 Fix 1.3 16 6_GNSS 159900.903 1298851.004 123.67 6 0.007 0.013 Fix 1.8 14 3_GNSS 159313.88 1298866.98 114.535 3 0.006 0.012 Fix 1.6 14 5_GNSS 159295.008 1299226.955 156.152 Base Setup 0.005 0.008 Fix 1.5 15 4_GNSS 159305.406 1299028.941 130.233 Base Setup ? ? Keyedln ? ? 1 159940.945 1299302.993 174.663 SET PK ? ? Keyedln ? ? • .2 159990.275 1298841.029 125.94 PK ? ? Keyedln ? ? 3 159313.896 1298866.982 114.425 3 ? ? Keyedln ? ? 4 159305.406 1299028.941 130.233 4? ? Keyedln ? ? 5 159294.996 1299226.961 156.149 Autonomous Setup ? ? Keyedln ? ? 6 159900.9 1298851.016 123.678 BENCH MARK ? ? Keyedln ? ? 15 159525.258 1299254.067 154.24 FD HANSEN CAP 0.015 0.024 Fix 1.3 17 17 159915.682 1299251.086 165.655 FD HANREN CAP 0.021 0.027 Fix 1.4 13 18 159890.916 1300067.484 319.228 CASE MON 0.008 0.014 Fix 1.6 13 19 157354.305 1300147.898 343.566 CASE MON 0.017 0.029 Fix 1.4 11 576 159705.472 1298908.599 114.65 PT305 0.027 -0.028 Fix 1.6 12 577 159809.53 1298908.654 114. 761 PT306 0.03 0.034 Fix 2.1 10 578 159809.535 1298933.791 114. 764 PT310 0.029 0.033 Fix 2.4 10 579 159809.455 1298958.277 114.696 PT311 0.029 0.038 Fix 2.2 8 580 159705.471 1298933.714 114.844 PT301 0.021 0.024 Fix 1.2 14 • 581 159709.471 1298952.507 114.95 PT322 0.022 0.028 Fix 1.6 11 582 159721.442 1298952.535 114.841 PT323 0.022 0.029 Fix 1.6() 11 159410.313 1299015.555 129.989 FD LD TACK 0.013 0.023 Fix .. -2109 :&9-, s:-14 ,0 2110 159411.66 1299046.537 132.345 FD LD TACK 0.012 0.021 Fix g~ ):,. 15n, 2111 159524.393 1299089.126 136.246 FD R/C LOT 2 -3 0.015 0.022 Fix il.4"" ;1s0 S2 ~ ... m §2: "-> ;;; c:, ~o °' 0 z *H~TG": n-11s IS' /'>'IY OR.l~/11,A,4 t. COOROVN7"5S PRIOR ro rrlOv/N(,,, r1-11s PteoJE'CT ro /??ATCH TH~ C/7'7 OF R€NTO/V. 4 . . ' \ \, .... • 97 th AVE SO • RECEIVED MAY O 3 2016 CITY OF RENTON PLANNING DIVISION --------------------------------------------------------------------------- Parcel name: 97th AVE. so. North: 159931.5787 East : 1299033.3374 Line Course: s 88-27-05 E Length : 131. 86 North: 159928.0152 East 1299165.1493 Line course: s 01-32-55 w Length: 10.00 North: 159918.0188 East : 1299164.8790 Line Course: s 88-27-05 E Length: 24.65 North: 159917.3527 East : 1299189.5200 curve Len~th: 39.95 Radius: 25.00 De ta: 91-32-55 Tangent: 25.69 Chord: 35.83 course: s 45-46-27 W Course In: s 01-32-55 w Course Out: N 90-00-00 W RP North: 159892.3618 East : 1299188.8444 End North: 159892.3618 East: 1299163.8444 Line Course: s 00-00-00 w Length: 230.70 North: 159661.6618 East : 1299163.8444 curve Len~th: 233.55 Radius: 51. so De ta: 259-50-13 Tangent: 61. 55 Chord: 78. 99 course: N 50-04-53 W course In: N 90-00-00 w course out: N 10-09-47 W RP North: 159661.6618 East : 1299112.3444 End North: 159712.3537 East : 1299103.2572 Curve Len~th: 34.84 Radius: 25.00 De ta: 79-50-39 Tangent: 20.92 chord: 32.08 Course: N 39-54-54 E course In: N 10-09-47 w course out: N 89-59-34 E RP North: 159736.9615 East : 1299098.8459 End North: 159736.9646 East : 1299123.8459 Line Course: N 00-00-00 E Length: 157.83 North: 159894.7946 East : 1299123.8459 curve Len~th: 38.59 Radius: 25.00 De ta: 88-27-02 Tangent: 24.33 chord: 34. 87 course: N 44-13-31 W course In: N 90-00-00 w course Out: N 01-32-58 E RP North: 159894.7946 East 1299098.8459 End North: 159919.7855 East 1299099.5219 Line Course: N 88-27-02 w Length: 66.22 North: 159921.5761 East 1299033.3261 Line Course: N 00-05-32 E Length: 10.00 North: 159931.5760 East 1299033. 3422 Perimeter: 978.19 Area: 18,815.14 sq. ft. 0.43 acres Mapcheck closure -(Uses Error Closure: 0.0055 Error North: -0.00267 Precision 1: 177,852.73 listed courses, radii, and deltas) course: s 61-04-12 E East : 0.00482 Page 1 • • BOUNDARY --------------------------------------------------------------------------- Parcel name: BOUNDARY North: 159931. 5787 East : 1299033. 3374 Line course: S 88-27-05 E Length: 131.86 North: 159928.0152 East 1299165.1493 Line course: s 01-32-55 w Length: 10.00 North: 159918.0188 East : 1299164.8790 Line course: S 88-27-05 E Length: 86.47 North: 159915.6820 East : 1299251. 3174 Line Course: s 00-05-32 W Length: 395.66 North: 159520.0225 East : 1299250.6806 Line Course: N 88-27-05 W Length: 352.62 North: 159529.5521 East : 1298898.1894 Line course: N 00-03-05 W Length: 289.28 North: 159818.8320 East : 1298897.9299 Line course: S 89-54-28 E Length: 135. 23 North: 159818.6143 East : 1299033 .1597 Line course: N 00-05-32 E Length: 112.96 North: 159931. 5742 East : 1299033.3416 Perimeter: 1514.09 Area: 126,818.23 sq. ft. 2.91 acres Mapcheck closure -(uses Error closure: 0.0062 Error North: -0.00456 Precision 1: 244,206.45 listed courses, radii, and deltas) course: s 42-11-30 E East : 0. 00414 Page 1 • • LOT 1 --------------------------------------------------------------------------- Parcel name: LOT 1 North: 159915.6820 Line Course: N 88-27-05 w North: 159917.3527 curve Length: 39.95 Delta: 91-32-55 chord: 35.83 course In: s 01-32-55 w RP North: 159892.3618 End North: 159892.3618 East : 1299251.3174 Length: 61. 82 East: Radius: Tangent: course: course out: East 1299189.5200 25 .00 25.69 S 45-46-27 W N 90-00-00 W 1299188.8444 1299163.8444 Line course: s 00-00-00 w Length: East 41.08 East 1299163.8444 87.37 North: 159851.2818 Line course: s 90-00-00 E Length: 1299251. 2144 1299251.3180 North: 159851.2818 East Line course: N 00-05-32 E Length: 64.40 North: 159915.6817 East Perimeter: 294.60 Area: 5,590.12 sq. ft. 0.13 acres Mapcheck closure -(uses listed Error closure: 0.0007 Error North: -0.00026 Precision 1: 420,885.71 courses, radii, and deltas) course: s 66-42-44 E East : 0.00061 Page 1 • • LOT 2 --------------------------------------------------------------------------- Parcel name: LOT 2 North: 159851.2860 Line course: N 90-00-00 w North: 159851.2860 Line course: s 00-00-00 w North: 159804.7860 Line course: s 90-00-00 E North: 159804.7860 Line course: N 00-05-32 E North: 159851.2859 East : 1299251.2138 Length: 87.37 East 1299163.8438 Length: 46.50 East 1299163.8438 Length: 87.29 East 1299251.1338 Length: 46.50 East 1299251.2086 Perimeter: 267.66 Area: 4,060.88 sq. ft. 0.09 acres Mapcheck closure -(Uses Error Closure: 0.0052 Error North: -0.00006 Precision 1: 51,473.08 listed courses, radii, and deltas) course: s 89-19-50 w East : -0.00515 Page 1 • • LOT 3 --------------------------------------------------------------------------- Parcel name: LOT 3 North: 159804.7860 Line course: N 90-00-00 w North: 159804.7860 Line course: s 00-00-00 w North: 159759.7360 Line course: s 90-00-00 E North: 159759.7360 Line course: N 00-05-32 E North: 159804.7859 East : 1299251.1389 Length: 87.29 East 1299163.8489 Length: 45.05 East 1299163.8489 Length: 87.22 East Length: 45.05 East 1299251.0689 1299251.1414 Perimeter: 264.61 Area: 3,930.74 sq. ft. 0.09 acres Mapcheck Closure -(Uses Error Closure: 0.0025 Error North: -0.00006 Precision 1: 105,844.00 listed courses, radii, and deltas) course: s 88-40-08 E East : 0.00251 Page 1 • • LOT 4 --------------------------------------------------------------------------- Parcel name: LOT 4 North: 159759.7382 Line course: N 90-00-00 w North: 159759.7382 Line course: s 00-00-00 w North: 159714.7382 Line course: s 90-00-00 E North: 159714.7382 Line course: N 00-05-32 E North: 159759.7381 East : 1299251.0664 Length: 87.22 East 1299163.8464 Length: 45.00 East 1299163.8464 Length: 87.15 East 1299250.9964 Length: 45.00 East 1299251.0688 Perimeter: 264.37 Area: 3,923.31 sq. ft. 0.09 acres Mapcheck closure -(uses listed Error closure: 0.0024 Error North: -0.00006 Precision 1: 110,154.17 courses, radii, and deltas) course: s 88-37-35 E East: 0.00243 Page 1 ---------------------, • • LOT 5 --------------------------------------------------------------------------- Parcel name: LOT 5 North: 159714.7382 Line course: N 90-00-00 w North: 159714.7382 Line course: s 00-00-00 w North: 159669.7382 Line course: s 90-00-00 E North: 159669.7382 Line course: N 00-05-32 E North: 159714.7381 East : 1299250.9940 Length: 87.15 East 1299163.8440 Length: 45.00 East 1299163.8440 Length: 87.08 East 1299250.9240 Length: 45.00 East 1299250.9964 Perimeter: 264.22 Area: 3,920.04 sq. ft. 0.09 acres Mapcheck Closure -(Uses Error Closure: 0.0024 Error North: -0.00006 Precision 1: 110,095.83 listed courses, radii, and deltas) course: s 88-37-35 E East: 0.00243 Page 1 • • LOT 6 --------------------------------------------------------------------------- Parcel name: LOT 6 North: 159669.7382 Line course: s 90-00-00 E North: 159669.7382 Line course: s 00-05-32 w North: 159624.2782 Line Course: N 90-00-00 W North: 159624.2782 Line Course: N 53-26-16 w North: 159631.1228 curve Length: 32.70 oelta: 36-22-30 Chord: 32 .15 course In: N 53-37-30 w RP North: 159661.6658 End North: 159661.6658 Line course: N 00-03-16 w North: 159669.7358 East : 1299163.8457 Length: 87.08 East 1299250.9257 Length: 45.46 East 1299250.8525 Length: 87.80 East 1299163.0525 Length: 11. 49 East : Radius: Tangent: course: course out: 1299153.8236 51. 50 16.92 N 18-11-15 E S 90-00-00 E 1299112.3583 1299163.8583 East East Length: 8.07 East 1299163.8506 Perimeter: 272.59 Area: 4,091.42 sq. ft. 0.09 acres Mapcheck Closure -(Uses listed Error closure: 0.0055 Error North: -0.00242 Precision 1: 49,563.64 courses, radii, and deltas) course: s 63-45-07 E East : 0.00491 Page 1 • • LOT 7 --------------------------------------------------------------------------- Parcel name: LOT 7 North: 159624.2780 Line course: N 90-00-00 w North: 159624.2780 Line Course: N 53-26-16 W North: 159631.1226 curve Length: 20.09 Delta: 22-20-51 Chord: 19.96 course In: N 53-37-30 w RP North: 159661.6655 End North: 159617.6504 Line course: s 50-33-30 E North: 159613.8005 Line course: s 00-05-32 w North: 159576.8906 Line course: s 90-00-00 E North: 159576.8906 Line course: N 00-05-32 E North: 159624.2705 East : 1299250.8484 Length: 87.80 East : 1299163.0484 Length: 11. 49 East : Radius: Tangent: course: course out: East East Length: 6.06 East Length: 36.91 East Length: 107.06 East Length: 47.38 East : 1299153.8195 51.50 10.17 5 47-32-56 w S 31-16-39 E 1299112.3541 1299139.0921 1299143. 7721 1299143.7126 1299250.7726 1299250.8489 Perimeter: 316.79 Area: 5,133.32 sq. ft. 0.12 acres Mapcheck closure -(uses Error Closure: 0.0075 Error North: -0.00749 Precision 1: 42,238.67 listed courses, radii, and deltas) course: s 03-58-57 E East: 0.00052 Page 1 • • LOT 8 --------------------------------------------------------------------------- Parcel name: LOT 8 North: 159576.8936 Line Course: N 90-00-00 w North: 159576.8936 Line course: s 00-05-32 w North: 159522.9137 Line course: s 88-27-05 E North: 159520.0193 Line course: N 00-05-32 E North: 159576.8893 East : 1299250.7721 Length: 107.06 East: 1299143.7121 Length: 53.98 East: 1299143.6252 Length: 107.10 East 1299250.6861 Length: 56.87 East 1299250.7776 Perimeter: 325.01 Area: 5,933.78 sq. ft. 0.14 acres Mapcheck Closure -(Uses Error closure: 0.0071 Error North: -0.00439 Precision 1: 45,776.06 listed courses, radii, and deltas) course: s 51-34-58 E East: 0.00553 Page 1 • • LOT 9 --------------------------------------------------------------------------- Parcel name: LOT 9 North: 159613.8021 Line Course: N 50-33-30 w North: 159617.6520 curve Length: 41.86 Delta: 46-34-26 chord: 40.72 course In: N 31-16-39 w RP North: 159661.6671 End North: 159611.9915 Line course: s 00-05-32 w North: 159524.1317 Line course: s 88-27-05 E North: 159522.9153 Line course: N 00-05-32 E North: 159613.8051 East : 1299143.7699 Length: 6.06 East: Radius: Tangent: course.: course out: 1299139.0899 51.50 22.17 S 82-00-34 W s 15-17-47 W 1299112.3520 1299098.7657 East East Length: 87.86 East 1299098.6242 Length: 45.01 East 1299143.6178 Length: 90.89 East 1299143.7641 Perimeter: 271.68 Area: 3,997.70 sq. ft. 0.09 acres Mapcheck closure -(Uses Error closure: 0.0066 Error North: 0.00304 Precision 1: 41,163.64 listed courses, radii, and deltas) course: N 62-24-04 w East : -0.00581 Page 1 • • LOT 10 --------------------------------------------------------------------------- Parcel name: LOT 10 North: 159611.9905 East : 1299098.7669 curve Lenyth: 21. 74 Radius: 51. so oe ta: 24-11-17 Tangent: 11.04 chord: 21. 58 course: N 62-36-34 W course In: N 15-17-47 E course out: s 39-29-04 w RP North: 159661.6660 East 1299112.3533 End North: 159621.9185 East 1299079.6060 Line course: s 61-53-05 w Length: 29.30 North: 159608.1109 East 1299053.7634 Line course: s 00-05-32 w Length: 82.76 North: 159525.3510 East 1299053.6302 Line Course: s 88-27-05 E Length: 45.01 North: 159524.1346 East 1299098.6237 Line Course: N 00-05-32 E Length: 87.86 North: 159611.9945 East 1299098.7652 Perimeter: 266.68 Area: 4,083.00 sq. ft. 0.09 acres Mapcheck closure -(uses Error closure: 0.0044 Error North: 0.00406 Precision 1: 60,606.82 listed courses, radii, and deltas) course: N 23-36-03 w East : -0. 00177 Page 1 • • LOT 11 --------------------------------------------------------------------------- Parcel name: LOT 11 North: 159608.1095 Line course: N 61-53-05 E North: 159621.9170 curve Length: 19.82 Delta: 22-02-45 Chord: 19.69 Course In: N 39-29-04 E RP North: 159661.6646 End North: 159637.1148 Line Course: s 52-21-02 w North: 159618.4724 Line Course: N 90-00-00 W North: 159618.4724 Line course: s 01-32-55 w North: 159526.8358 Line Course: s 88-27-05 E North: 159525.3519 Line course: N 00-05-32 E North: 159608.1118 East : 1299053.7606 Length: 29.30 East : Radius: Tangent: course: course Out: 1299079. 6033 51. so 10.03 N 39-29-33 W 5 61-31-49 W 1299112.3505 1299067.0784 East East Length: 30. 52 East 1299042.9138 Length: 41. 70 East 1299001.2138 Length: 91. 67 East 1298998.7365 Length: 54.91 East 1299053.6264 Length: 82.76 East 1299053.7596 Perimeter: 350.68 Area: 5,404.75 sq. ft. 0.12 acres Mapcheck closure -(uses listed Error Closure: 0.0025 Error North: 0.00228 Precision 1: 140,272.00 courses, radii, and deltas) course: N 24-09-20 w East: -0.00102 Page 1 • • LOT 12 --------------------------------------------------------------------------- Parcel name: LOT 12 North: 159637.1162 East : 1299067.0813 curve Len~th: 27 .40 Radius: 51. 50 oe ta: 30-28-58 Tangent: 14.03 chord: 27.08 course: N 13-13-42 W course In: N 61-31-49 E course out: N 87-59-13 w· RP North: 159661.6660 East 1299112.3534 End North: 159663.4750 East 1299060.8852 Line course: s 89-59-59 w Length: 97.09 North: 159663.4746 East 1298963.7952 Line course: s 00-03-05 w Length: 28.04 North: 159635.4346 East : 1298963.7700 curve Len~th: 24.93 Radius: 59.16 De ta: · 24-08-38 Tangent: 12.65 Chord: 24.75 course: S 46-44-36 E course In: s 31-11-05 w course Out: N 55-19-43 E RP North: 159584.8230 East 1298933.1370 End North: 159618.4773 East 1298981. 7919 Line course: s 90-00-00 E Length: 61.12 North: 159618.4773 East 1299042.9119 Line course: N 52-21-02 E Length: 30. 52 North: 159637.1198 East 1299067.0765 Perimeter: 269.10 Area: 4,134.31 sq. ft. 0.09 acres Mapcheck closure -(uses Error Closure: 0.0060 Error North: 0.00360 Precision 1: 44,850.00 listed courses, radii, and deltas) course: N 53-17-56 w East: -0.00483 Page 1 • • LOT 13 --------------------------------------------------------------------------- Parcel name: LOT 13 North: 159699.5639 Line Course: N 43-08-49 w North: 159713.4774 Line course: N 90-00-00 w North: 159713.4774 Line Course: s 00-03-05 w North: 159663.4774 Line course: N 89-59-59 E North: 159663.4779 curve Length: 40.78 Delta: 45-22-07 Chord: 39.72 Course In: s 87-59-13 E RP North: 159661.6688 End North: 159699.5667 East : 1299077.4821 Length: 19.07 East : 1299064.4407 Length: 100.60 East 1298963.8407 Length: 50.00 East: Length: 97.09 East : Radius: Tangent: course: course out: East East 1298963.7958 1299060.8858 51. so 21. 53 N 24-41-50 E N 42~37-06 W 1299112.3541 1299077.4828 Perimeter: 307.53 Area: 5,186.50 sq. ft. 0.12 acres Mapcheck Closure -(Uses listed Error closure: 0.0029 Error North: 0.00280 Precision 1: 106,048.28 courses, radii, and deltas) course: N 13-58-06 E East : 0.00070 Page 1 • • LOT 14 --------------------------------------------------------------------------- Parcel name: LOT 14 North: 159818.7303 Line Course: s 89-54-28 E North: 159818.6578 Line course: s 00-03-05 w North: 159713.4779 Line course: s 89-59-29 w North: 159713.4711 Line course: N 00-03-05 E North: 159818.7311 East : 1298963.9388 Length: 45.00 East: 1299008.9387 Length: 105.18 East: 1299008.8444 Length: 45.00 East : 1298963.8444 Length: 105.26 East : 1298963.9388 Perimeter: 300.43 Area: 4,734.71 sq. ft. 0.11 acres Mapcheck Closure -(Uses listed Error Closure: 0.0008 Error North: 0.00081 Precision 1: 375,550.00 courses, radii, and deltas) course: N 00-59-36 E East : 0.00001 Page 1 • • LOT 15 --------------------------------------------------------------------------- Parcel name: LOT 15 North: 159818.6578 East : 1299008.9387 Line course: s 89-54-28 E Length: 24.22 North: 159818.6189 East 1299033.1587 Line course: s 90-00-00 E Length: 20.78 North: 159818.6189 East 1299053.9387 Line course: s 00-03-16 w Length: 85 .14 North: 159733.4789 East 1299053.8578 Line course: s 90-00-00 E Length: 19.25 North: 159733.4789 East 1299073.1078 Line Course: s 43-08-49 E Length: 31.98 North: 159710.1462 East : 1299094.9780 curve Len~th: 20.58 Radius: 51. 50 oe ta: 22-53-53 Tangent: 10.43 Chord: 20. 45 Course: S 58-49-51 W course In: s 19-43-13 E course out: N 42-37-06 W RP North: 159661.6666 East 1299112.3556 End North: 159699.5645 East 1299077.4843 Line Course: N 43-08-49 W Length: 19.07 North: 159713.4780 East 1299064.4429 Line course: N 89-59-35 w Length: 55.60 North: 159713.4847 East 1299008.8429 Line course: N 00-03-05 E Length: 105.18 North: 159818.6647 East : 1299008.9372 Perimeter: 381.79 Area: 5,526.45 sq. ft. 0.13 acres Mapcheck closure -(uses Error closure: 0.0070 Error North: 0.00684 Precision 1: 54,542.86 listed courses, radii, and deltas) course: N 12-16-17 w East : -0.00149 Page 1 • • LOT 16 --------------------------------------------------------------------------- Parcel name: LOT 16 North: 159818.6189 Line Course: N 00-05-32 E North: 159863.6188 Line course: s 90-00-00 E North: 159863.6188 Line course: s 00-00-00 w North: 159818.6188 Line course: N 90-00-00 w North: 159818.6188 East : 1299033.1556 Length: 45.00 East 1299033.2280 Length: 90.62 Length: Length: East 45.00 East 90.69 East 1299123.8480 1299123.8480 1299033.1580 Perimeter: 271.31 Area: 4,079.42 sq. ft. 0.09 acres Mapcheck closure -(uses listed Error Closure: 0.0024 Error North: -0.00006 Precision 1: 113,045.83 courses, radii, and deltas) course: s 88-37-35 E East : 0.00243 Page 1 ~------------ • • • LOT 17 --------------------------------------------------------------------------- Parcel name: LOT 17 North: 159863.6189 Line course: N 90-00-00 w North: 159863.6189 Line course: N 00-05-32 E North: 159921.5788 Line course: s 88-27-02 E North: 159919.7882 curve Length: 38.59 Delta: 88-27-02 chord: 34.87 course In: s 01-32-58 w RP North: 159894.7974 End North: 159894.7974 Line course: s 00-00-00 w North: 159863.6174 East : 1299123.8456 Length: 90.62 East 1299033.2256 Length: 57.96 East 1299033.3189 Length: 66.22 East : Radius: Tangent: course: course out: 1299099.5147 25.00 24.33 S 44-13-31 E S 90-00-00 E 1299098.8387 1299123.8387 East East Length: 31.18 East 1299123.8387 Perimete~: 284.57 Area: 5,012.62 sq. ft. 0.12 acres Mapcheck Closure -(uses Error closure: 0.0071 Error North: -0.00150 Precision 1: 40,080.28 listed courses, radii, and deltas) course: s 77-46-38 w East : -0.00691 Page 1 • • TRACT 997 --------------------------~------------------------------------------------ Parcel name: TRACT 997 North: 159618.4750 East : 1299001.2150 Line course: N 90-00-00 W Length: 19.42 North: 159618.4750 East 1298981. 7950 Curve Len~th: 24.93 Radius: 59.16 De ta: 24-08-38 Tangent: 12.65 chord: 24.75 course: N 46-44-36 W course In: s 55-19-43 w Course Out: N 31-11-05 E RP North: 159584.8207 East 1298933.1401 End North: 159635.4322 East 1298963.7731 Line Course: N 00-03-05 E Length: 28.04 North: 159663.4722 East 1298963.7983 Line course: s 89-59-59 w Length: 3.85 North: 159663. 4722 East 1298959.9483 Line course: N 55-44-56 W Length: 23.75 North: 159676.8392 East 1298940.3170 curve Len~th: 34.14 Radius: 90. 50 De ta: 21-36-41 Tangent: 17.27 chord: 33 .93 course: N 74-46-18 W Course In: s 26-02-03 w course out: N 04-25-22 E RP North: 159595. 5220 East 1298900.5959 End North: 159685.7525 East : 1298907.5749 Line course: s 85-53-50 w Length: 9. 55 North: 159685.0693 East : 1298898.0494 Line course: S 00-03-05 E Length: 155.52 North: 159529.5493 East : 1298898.1888 Line course: S 88-27-05 E Length: 100. 59 North: 159526.8309 East 1298998.7421 Line Course: N 01-32-55 E Length: 91.67 North: 159618.4674 East : 1299001. 2195 Perimeter: 491.46 Area: 13,285.88 sq. ft. 0.31 acres Mapcheck Closure -(Uses listed Error closure: 0.0088 Error North: -0.00761 Precision 1: 55,847.73 courses, radii, and deltas) course: s 30-34-22 E East : 0.00450 Page 1 • • TRACT 998 --------------------------------------------------------------------------- Parcel name: TRACT 998 North: 159818.6189 Line course: s 90-00-00 E North: 159818.6189 Line course: s 00-00-00 w North: 159736.9689 Curve Length: 34.83 Delta: 79-49-48 chord: 32.08 course In: N 90-00-00 w RP North: 159736.9689 End North: 159712.3617 curve Length: 8.58 Delta: 9-33-01 Chord: 8.57 course In: s 10-10-12 E RP North: 159661.6708 End North: 159710.1504 Line course: N 43-08-49 w North: 159733.4831 Line course: N 90-00-00 w North: 159733.4831 Line Course: N 00-03-16 E North: 159818.6230 East : 1299053.9387 Length: 69.91 East : 1299123.8487 Length: 81.65 East : Radius: Tangent: course: course Out: East : East : Radius: Tangent: course: course out: 1299123.8487 25 .00 20.91 5 39-54-54 W S 10-10-12 E 1299098.8487 1299103.2629 51. 50 4.30 S 75-03-17 W N 19-43-13 W 1299112.3563 1299094.9787 East East Length: 31. 98 East 1299073.1085 Length: 19.25 East 1299053.8585 Length: 85.14 East 1299053.9394 Perimeter: 331.35 Area: 6,703.01 sq. ft. 0.15 acres Mapcheck closure -(uses Error Closure: 0.0042 Error North: 0.00418 Precision 1: 78,890.48 listed courses, radii, and deltas) course: N 09-12-12 E East : 0.00068 Page 1 • Parcel name: TRACT 999 North: 159818.7303 Line course: N 89-54-28 w North: 159818.8365 Line course: s 00-03-05 E North: 159685.0666 Line course: N 85-53-50 E North: 159685.7498 curve Length: 34.14 Delta: 21-36-41 chord: 33.93 course In: s 04-25-22 W RP North: 159595.5193 End North: 159676.8365 Line course: s 55-44-56 E North: 159663.4695 Line Course: N 89-59-59 E North: 159663.4695 Line Course: N 00-03-05 E North: 159818.7295 • TRACT 999 East : 1298963.9388 Length: 66.01 East : 1298897.9288 Length: 13 3. 77 East : 1298898.0488 Length: 9.55 East 1298907.5744 Radius: 90. 50 Tangent: 17.27 course: S 74-46-18 E course out: N 26-02-03 E East 1298900.5954 East 1298940.3165 Length: 23.75 East 1298959.9477 Length: 3.85 East 1298963.7977 Length: 155.26 East 1298963.9370 Perimeter: 426.32 Area: 9,270.80 sq. ft. 0.21 acres Mapcheck closure -(uses listed Error Closure: 0.0019 Error North: -0.00079 Precision 1: 224,384.21 courses, radii, and deltas) course: s 65-45-48 w East : -0.00176 Page 1 • • 20' ACCESS AND UTIL ESMT LOTS 14 15 --------------------------------------------------------------------------- Parcel name: 20' EASEMENT North: 159733.4750 Line course: S 00-00-00 w North: 159713.4750 Line Course: s 90-00-00 E North: 159713.4750 Line Course: s 43-08-49 E North: 159699.5615 Curve Length: 20.58 Delta: 22-53-53 chord: 20.45 course In: s 42-37-06 E RP North: 159661.6636 End North: 159710.1432 Line course: N 43-08-49 w North: 159733.4759 Line course: N 90-00-00 w North: 159733.4759 East : 1298963.8444 Length: 20.00 East : 1298963.8444 Length: 100.60 East : 1299064.4444 Length: 19.07 East : Radius: Tangent: course: course out: East : East : Length : 31. 98 East : Length: 109.26 East: 1299077. 4858 51. so 10.43 N 58-49-51 E N 19-43-13 W 1299112.3570 1299094.9795 1299073.1092 1298963.8492 Perimeter: 301.49 Area: 2,595 sq. ft. 0.06 acres Mapcheck closure -(uses listed Error closure: 0.0050 Error North: 0.00091 Precision 1: 60,298.00 courses, radii, and deltas) course: N 79-30-05 E East : 0.00489 Page 1 ' ' • • 20' ACCESS AND UTIL ESMT LOT 8 --------------------------------------------------------------------------- Parcel name: 20'ESMT SE North: 159576.8936 East : 1299163.7105 Line course: N 90-00-00 w Length: 20.00 North: 159576.8936 East 1299143.7105 Line course: N 00-05-32 E Length: 36.91 North: 159613.8036 East 1299143.7699 Line Course: N 50-33-30 w Length: 6.06 North: 159617.6535 East : 1299139.0900 curve Len~th: 20.09 Radius: 51. so De ta: 22-20-51 Tangent: 10.17 chord: 19.96 course: N 47-32-56 E course rn: N 31-16-39 w course out: S 53-37-30 E RP North: 159661.6686 East 1299112.3520 End North: 159631.1256 East 1299153.8174 Line course: s 53-26-16 E Length: 11.49 North: 159624.2811 East 1299163.0463 Line course: s 90-00-00 E Length: 0.75 North: 159624.2811 East 1299163.7963 Line course: s 00-06-22 w Length: 47 .38 North: 159576.9012 East 1299163.7085 Perimeter: 142.68 Area: 1,008 sq. ft. 0.02 acres Mapcheck Closure -(uses Error closure: 0.0078 Error North: 0.00751 Precision 1: 18,292.31 listed courses, radii, and deltas) course: N 14-57-13 w East : -0.00201 Page 1