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LUA-04-030
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" e~ ~; " §i 8 PRELIMINARY PLAT /COVER SHEET SHAMROCK Ii : ~~ 'I I ;G CITY OF RENTON, I!! f ,~1 WASHINGTON "' I>'"""'" F.o:?.(_:f'X,4.i,·:?.lom r,\~15\Mt~WIICJ'les~,\""""!"'\;11.5-!b-Rl-"~"'9-roSC--< ,~ f'. -©-. ij ~ ~ :1 a §~ ~ 8~ ,; ~~ § ~~ ~ "'i I ~! ii a' ~! I ~ m, c:::R::: ~., 1, CITY OF RENTON, WASHINGTON • ( • ... • • • • 4 ".c,i -.,·.,;. •.• W. • • • • ,i,. .... ,. • 24 W a..;;·•• ...... -ij,-:;41..::::-..=..,~~";'?~ ... ---.--. .-,.--.-.-.-.-: . 1023os-9041-os . :r 1023os-9o69-os . FOSTER C THOMAS 389999 : i: LAI MAN-LING 6450 SOUTHCENTER Bl UNIT 106 !i 12841 LUNADA PL SEATTLE WA 98188 ;, SAN DIEGO CA 1i I ', - ( 1023--0-5--. -9-3--8 3---0-4-------------.... ' 56 3 720-0210-02 MARTIN KENNETH A 5DZ001 REVARD ABNEY 12439 148T~ AVE SE 9375 SW COMMERCE CIR STE 7 ;,- RENTON WA 98059 11 WILSONVILLE OR j· 563720-0380-06 FITTON JAMES & COLLEEN 5522 NE 4TH CT RENTON WA 343157 98059 I' ' ,, I' ' r--------\ :/ ' 563720-0400-02 WONG TERENCE 431 LYONS AV RENTON WA K+JULIE Y CHEN369999 NE 98059 2N4133 CIR STE 7 97070 ., ·,, :, ,, I I· Ii I' 11 ii, ,,.----------------------· I ~----------, :r 563120-0450-01 563720-0440-04 STPETER MARK 407 LYONS A\J NE RENTON WA 339999 98059 : 1: TRAN XUAN-LAI : :: 401 l VONS AV NE : 1: RENTON WA I ii CIR STE 7 CIR STE 7 CIR STE 7 049999 92128 ~ 2N4133 97070 / \ 2N4133 97070 2N4133 97070 '\ 2N4133 97070 ") 389999 98059 , . • l./s~ -A-z . (1) . CKTY rw IUE:NTO>N Planning/Building/Public Works Department . Kathy Keolker-Wheeler, Mayor Gregg Zimmerman P.E., Administrator . December 29, 2005 C. Gary Schulz 7700 South Lakeridge Drive Seattle, WA 98178-3135 Subject: Fall 2005 2nd Quarterly Performance Standard Monitoring Review Shamrock Heights II Final Plat . City of Renton File No;LUA04.:I48 Dear Mr. Schulz: We have received and reviewed your summary for the Fall 2005 Quarterly Performance Monitoring of the wetland mitigation for Shamrock Heights II. The performance standards (as determinedby the baseline report) must be maintained for a minimum of five years to assure the survival/performance of the enhanced wetJand buffer. . · · . . The p~rformance of the buffer enhancement appears satisfactory. We look forward to receiving your third (winter) quarter.report. · · If you have any questions regarding this letter, please contact Laureen ~icolay at 425-430-7294 or myself at 425-430-7233. · Sincerely, Derek R. Jordan Development Services Division cc: File No. LUA04-14~ Sara Slatten, Cam West Development Jennifer Henning Laureen Nicolay ~~~~~~-10_5_5_S_ou_t_h_G-ra_d_y_W-ay~-R-e-n-to-n-,W~as-h-in-g-to_n_9_8_0_55~~~~~~ ~ @ This paper contains 50% recycied '.naterial. 30% post ~nsumer AHEAD OF THE CURVE C. Gary Schulz December 28, 2005 Ms. Jennifer Henning Senior Planner c,yy OF RENTON t9ilECE;VED Llt.L 'i. 8 2005 BUIU)IOO DIVISION City of Renton -Planning 1055 South Grady Way Renton, WA 98055 Re: Shamrock Subdivision -City of Renton: Wetland/Forest Ecologist 7700 S. Lakeridge Drive Seattle. Washington 98178-3135 206/772-6514, 425/235-4338 Fax Wetland Buffer Enhancement -Quarterly Monitoring. Dear Ms. Slatten: Per the City's requirements, this letter provides a monitoring report of the wetland buffer enhancement on the City of Renton portion of the Shamrock Subdivision. The subject property is approximately 4.6 acres and is located on the north side ofS.E. 128th Street just west of Lyons Avenue N.E. in the City of Renton (Section 10, Township 23 N, Range 5 E). The wetland buffer was planted with 12 native, conifer trees directly adjacent to Lot 10 in July 2005. A compliance monitoring inspection was conducted on July 19, 2005 and included a letter report (Schulz 7 /22/05). Per the City's requirements for this plat, a quarterly inspection was conducted on December 9, 2005. Attached to this letter report are representative photographs of the planted trees and buffer area taken during the inspection. The list below provides my observations of the buffer enhancement and trees. 1) All 12 trees (7 Douglas fir ~~estern red cedar) appear healthy without damage or signs of disease or infestation. - 2) Blackberry shrub cover around the.new trees is minimal and does not require any maintenance at this time. ' 3) Natural regeneration of Douglas fir trees is evident with several saplings growing in the buffer. These trees were present prior to the buffer enhancement but now appear to benefit from the site clearing and preparation. If there are any questions or concerns regarding this inspection report or you require additional site-specific data, please feel free to contact me. J~ffi· g.:j-, C.Gaiy~ Wetland/Forest Ecologis bear4all@yahoo.com cc: Ms. Sara Slatten, Cam West Development Attachment A SHAMROCK -RENTON WETLAND BUFFER ENHANCEMENT Attachment B SHAMROCK- BUFFER ~ Laureen Nicolay -Shamrock From: To: Date: Subject: Sara, Jennifer Henning Slatten, Sara Tuesday, November 22, 2005 3:32:23 PM Shamrock I co.uldn't get out to the site today, and will be inspecting required site landscaping tomorrow. I mis-spoke regarding the wetlands planting inspection. For this, we request written verification from your wetlands specialist attesting that all wetland mitigation and improvements have been installed pursuant to and are consistent with the final wetland mitigation plan approved by the City. Please have your wetland consultant attach a copy of the final approved wetland plan to the report. Thanks! Jennifer Toth Henning, AICP Principal Planner City of Renton Development Services Division 1055 South Grady Way Renton, WA 98055 ( 425) 430-7286 ph (425) 430-7300 fax jhenning@ci.renton.wa.us CC: Fries, Juliana; Nicolay, Laureen APPLICANT: Owner: Address: Phone: Fax: Attention: Title: CHARTER BANKM ASSIGNMENT OF FUNDS TO THE CITY OF RENTON Address: Phone: Fax:_ Attention: Title: Charter Bank ________ _ Bellevue_~~------ 10885 N.E. 4m Street, Suite 100_ Bellevue, WA 98004 ____ _ (425) 586-5000 _____ _ (425) 586-5010 _____ _ Lora Bender _______ _ Sr. Personal Banker ------ The above referenced bank hereby certifies that _ twelve thousand two hundred and fifty dollars ($_12,250.00_) is on deposit in the account number #1703016 under the name of the City of Renton, to secure the applicant's performance of the following work required in connection with the plat or project described below. Plat or Project: Wetland Mitigation Monotoring Location I Address of Plat or Project: Kitsap Avenue NE and NE 4th Court in Renton The required work is generally described as follows: The bank hereby certifies and agrees that these funds will not be released without written instructions from an authorized agent of the City of Renton (the City). We further agree that these funds will be paid to the City within 10 days of receiving written notice that the City has determined that the required work has not been properly performed. The bank shall have no duty or right to evaluate the correctness or appropriateness of any such notice or determination by the City and shall not interplead or in any manrier delay payment of said funds to the City. ' The apphcant hereby agrees to this assignment of funds and that its obligation to perform the required work is not limited to the amount of funds held by the bank. This Assignment of funds is irrevocable and cannot be cancelled by the bank or applicant. These funds may not be assigned, pledged, used as security or otherwise made available to the applicant, bank or a third party without the prior written consent of the City. App Ii can~ Authoriz ignature SM-it Sl1t7t§N 1 {J/111 Authorized Signature Name,Tl 1 /J ,J) a:; Date EQUAL HOUSING LENDER Lora L. Bender Sr. Personal Banker Name, Title Noveember 18, 2005 ________ _ Date BELLEVUE OFFICE TEL: 425-586-5000, FAX: 425-586-5010 KENT OFF1CE TEL: 866-230-8500, FAX: 253-813-5926 REDMOND OFFICE TEL: 425-882-3535, FAX: 425-882-2484 SEATTLE omcE TEL: 206-774-5400. FAX: 206-774-5407 www_charterbankwa.com FDIC APPLICANT: Owner: Address: Phone: Fax: Attention: Title: CHARTER BANKM ASSIGNMENT OF FUNDS TO THE CITY OF RENTON Charter Bank'---------- Address: Bellevue ________ _ 10885 N.E. 4rn Street, Suite 100_ Bellevue, WA 98004 ____ _ Phone: (425) 586-5000 _____ _ Fax: (425) 586-5010 _____ _ Attention: Lora Bender _______ _ Title: Sr. Personal Banker _____ _ The above referenced bank hereby certifies that _ twelve thousand two hundred and fifty dollars ($_12,250.00_) is on deposit in the accountnumber #1703016 under the name of the City of Renton, to secure the applicant's performance of the following work required in connection with the plat or project described below. Plat or Project: Wetland Mitigation Monotoring Location I Address of Plat or Project: Kitsap Avenue NE and NE 4th Court in Renton The required work is generally described as follows: The bank hereby certifies and agrees that these funds will not be released without written instructions from an authorized agent of the City of Renton (the City). We further agree that these funds will be paid to the City within 10 days of receiving written notice that the City has determined that the required work has not been properly performed. The bank shall have no duty or right to evaluate the correctness or appropriateness of any such notice or determination by the City and shall not interplead or in any manrier delay payment of said funds to the City. ' The applicant hereby agrees to this assignment of funds and that its obligation to perform the required work is not limited to the amount of funds held by the bank. This Assignment of funds is irrevocable and cannot be cancelled by the bank or applicant. These funds may not be assigned, pledged, used as security or otherwise made available to the applicant, bank or a third party without the prior written consent of the City. Applican~ . 4C'---? Authoriz ignature Authorized Signature SMdl: Sl111tfEN 1 f}IVI Name,Tii j . Lora L. Bender Sr. Personal Banker Name, Title /J .) ) a::; Date EQUAL HOUSING LENDER Noveember 18, 2005 ________ _ Date BELLEVUE OFFICE TEL: 425-586-5000, FAX: 425-586-5010 KENT OFFICE TEL: 866-230-8500, FAX: 253-813-5926 REDMOND OFFICE TEL: 425-882-3535, FAX: 425-882-2484 SEATTLE OFFICE TEL: 206-774-5400, FAX: 206-774-5407 www.charterbankwa.com FDIC [Laureen Nicolay -RE: Shamrock monitoring/mitigation final total From: To: Date: Subject: Laureen Nicolay Slatten, Sara Thursday, November 17, 2005 1:07:56 PM RE: Shamrock monitoring/mitigation final total That would be fine. Do you need a sample? Laureen Nicolay City of Renton Development Services 1055 South Grady Way Renton WA 98055 Phone: (425) 430-7294 Fax: (425) 430-7231 lnicolay@ci.renton.wa.us >» "Sara Slatten" <sslatten@camwest.com> 11/17/0512:31:41 PM»> Thanks Laureen, We're in the process of obtaining the set aside now. Once received, should I submit this to you? Thanks, Sara ---Original Message--- From: Laureen Nicolay [mailto:Lnicolay@ci.renton.wa.us] Sent: Tuesday, November 15, 2005 4:46 PM To: Sara Slatten Cc: Jennifer Henning Subject: Shamrock monitoring/mitigation final total Hello Sara, Thank you for having your wetland consultant Gary Schultz submit a letter serving as the Shamrock wetland mitigation plan and monitoring plan. The letter confirms that estimates provided will cover Mr. Schultz's maintenance and monitoring of the mitigation area for the required 5 year minimum. Before ordering the surety device, however, please correct the total surety amount to be reflective of 125% of the total cost of maintenance and monitoring. The subtotal of work ($9,800) when multiplied by 1.25 (125%) should be $12,225 rather than $10,350. The original proposal also includes a 150% contingency for replacement of trees and this is not required unless it was a special Hearing Examiner condition. I am out of the office tomorrow, but if you have any questions, please call Jennifer at 425-430-7286. Otherwise, go ahead order your "letter of credit" or "set-aside letter" from your bank in the amount of $12,225. Thank you Sara, Laureen Laureen Nicolay City of Renton Development Services 1055 South Grady Way Renton WA 98055 Phone: (425) 430-7294 Fax: (425) 430-7231 lnicolay@ci.renton.wa.us »> "Sara Slatten" <sslatten@camwest.com> 11/15/05 1 :39:29 PM »> Laureen, I'll have the full size plans to you later today in PDF format. Sara Paiiii) L l 1111s1os "14:06. '84252354338 · Nov-15-05 iz:51P Novcmher;l 5, 1005 Laureen N~oluy Ren. ton Ci~llall.; 6th floor · .· 1 OSS Soul (i~,s1dy Way Renton, W, ~8055 .SUDDEN PRINTING RE: Sh~mrock Height!!i · W r.~land Monitoring and Mitigation Dear Ms. ~icolay. Attached is)a summary ofthc costs associated with the wetland maintcnam.:e and . monitoring!for the Shamrnck Height~ plat The only required wetland rnitigation was for the inst.alln1ion or 12 conilcrous trees and the TI caring Examiners condition· infers a 100 percent :urf.·ivability ~.ite, which Cm:' West agre~s with; . The;, tree locations are based on. the 10/ l )/04 I andscapmg plan by T mu.I & Associates .. I he plan nn r y calls out the tree types, q(1ar~itics. and locatfons. The only mitigation requirement was to ins1aJI lh1..~ 12 trees. HoWf!vcr, blaL;kberry removal occurri:<l 10-15 feet frum the new trees. i As specifo.!¢1 by the city, l will be perfom1ing monitoring over the next 5 years. The first year will c.·dnsist of quarterly insp~ctions and reporting. Annual inspccLions and reports . will occur 1hr years 2-5. T completed the initial n:pon and submitted it to city tln July 22, 2005. At tHo.t time l confirmed that the trees were installed in th~ correctly locations. The attacht.tJ cp$ts are .representative of my inspection and reporting costs with a 1S percent coniingency. The installation and misc rnplaccmcnl·costs a.re noted as wdl with a 50 percent c.oiningency. which is more than adequate since the trees have alrc!ady been installed. P!Ica~e contact Sara Slatltm at Cam West, (425) 825-1955, with any questions, a5 l will ~ ~mt :of tnWl'\ for the next 3 week!\. @002 ·. P.UZ. r l l E9JION 10 T -·------' WP •. 23N., RGE .-,.,._.--------.-. ___ I ·---_\.. __ -..s....L..~ - ) ·-, ' ' ' 7 0 ' ' . aP 0./ \ :i: ~-ifi: Q: I LI. i () : ).. ' I-!." :'tt--.... -~u L .,------- a: Q. ~ 1¥ 0 ~ STREET TREE PLANT LIST &YHeOL Fl.ANT NAME .. QlUlNTIT-r &IZE CONDIT!~ G ACSl't X l'!'ll=HANII ·~'I 32 2• CAL . SINGLE TF!J.IHI(. AUl\Nol !3LAZE HAPU: UEU.-e!'!ANCMED, l'UU.. MATCMED, B<B CONIFEROUS TREES IN WETLAND BUFFER SYMBOL PLANT NAME QU.4NTITY 51%E 0 l"llEUDOTeuGA MENZIESII/ 6-8' MT DOIJGLAS FIR 0 TlWA FllcATAI & 6-&·~ Wi:&T1:!e,1 !O!eP CEPAR MIN. Dl&TANC:e fROl"i.ce.JER OF STREET lREE& TO -T EDGE OF \IERTICAI.. aJlcf3 SMALL 6E -4': liJl.lEI'£ STl'!l;ET ll'i!EES ARE LOCATED El!mllEEN CURB AND !MCK OF SID!:WALK TREES &MALL Ella CENTEFll:P • CONPITIONICOMMENT& e•e an~ . S"!REET TREE& &f,!;ILL !31:: LIM6ED UP TO 6', UN1.E$6 OTHEfil!IJl$E HOTED, AND ST,41(l=C•IN A H.4N>IER HOT TO oa&Tl'<IJCT SIDSIJA!.K ~ &"!REET TREE! LOCATION& ARE A-lie. 111:RIP( D~Y • UTILITY LOCATIONS P!'i!IO!a? TO TREE INSTALLATION. 0 6' ·DECORATIVE FENCE A ~---,------'--- Nor ro = «i..__~t 11/15/05 14:08 Nov-15-05 12:52.P !Fax ' ' 'e4252354338 To: Attn: Citf of Renton La4reen Nicolay Phone Fax~s~'iJO~ 7'3t:Jc} I I ~--S_u_bJ_e_c_t~~-S_h1m'!<>ckProperty Laureen. ; l SUDDEN PRINTING I Date 11/15/2005 '4J 001 P.04 I Number of pages including cover sheet 3 FROM: Phone email CamWest Development 9720 NE 12d1' PL, suite 100 Kirkland, WA 98034 Sara Slatten 425-825-1955 sslatten@camwest.com Fax Phone 425-825-1565 --~----- Attached is the le*r from our wetlands biologist, Gary Schulz, outlining the mitigation requirements and iming for the Shamrock Property as well as the cost summary. Please call me with any quest ns. Sincerely, is Sara Slatten Sara Slatten From: Sent: To: Laureen Nicolay [Lnicolay@ci.renton.wa.us] Tuesday, November 15, 2005 4:46 PM Sara Slatten Cc: Jennifer Henning Subject: Shamrock monitoring/mitigation final total Hello Sara, Thank you for having your wetland consultant Gary Schultz submit a letter serving as the Shamrock wetlarid mitigation plan and monitoring plan. The letter confirms that estimates provided will cover Mr. Schultz's maintenance and monitoring of the mitigation area for the required 5 year minimum. Before ordering the surety device; however, please correct the total surety amount to be reflective of 125% of the total cost of maintenance and monitoring. The subtotal of work ($9,800) when multiplied by 1.25 (125%) should be $12,225 rather than $10,350. The original proposal also includes a 150% contingency for replacement of trees and this is not required unless it was a special Hearing Examiner condition. I am out of the office tomorrow, but if you have any questions, please call Jennifer at 425-430-7286. Otherwise, go ahead order your "letter of credit" or "set-aside letter" from your bank in the amount of $12,225. Thank you Sara, Laureen Laureen Nicolay City of Renton Development Services 1055 South Grady Way Renton WA 98055 Phone: ( 425) 430-7294 Fax: (425) 430-7231 lnicolay@ci.renton.wa.us >>> "Sara Slatten" <sslatten@camwest.com> 11/15/05 1:39:29 PM>>> Laureen, I'll have the full size plans to you later today in PDF format. Sara -----Original Message-----, From: Sara Slatten [mailto:sslatten@camwest.com] Sent: Wednesday, November 16, 2005 9:56 AM To: Sara Slatten Subject: This E-mail includes attached file(s) sent from "RNP7DDE58" (Aficio 2035). Scan Date: 11.16.2005 12:55:~2 (-0500) 1 Shamrock Property Wetland Mitigation & Monitoring Estimate 17-Nov-05 Year I Mitigation Tree Installation $ 3,000 Wetland Monitoring Inspection & Reports, qtrly $ 2,600 Wetland Mitigation replacement & blackberry removal $ 500 Year2 Wetland Monitoring Inspection & Report $ 650 Wetland Mitigation replacement & blackberry removal $ 350 Year3 Wetland Monitoring Inspection & Report $ 650 Wetland Mitigation replacement & blackberry removal $ 250 Year4 Wetland Monitoring Inspection & Report $ 650 Wetland Mitigation replacement & blackberry removal $ 250 Year5 Wetland Monitoring Inspection & Report $ 650 Wetland Mitigation replacement & blackberry removal $ 250 Sub-Total $ 9,800 125% -Contingencl $ 2,4so I ITotal Surety Amount $ 12,2so 1 ~ Laureen Nicolay -Fwd: RE: Revised Wetland monitoring estimate From: To: Date: Subject: Jennifer Henning Nicolay, Laureen Monday, November 14, 2005 10:47:02 AM Fwd: RE: Revised Wetland monitoring estimate Jennifer Toth Henning, AICP Principal Planner City of Renton Development Services Division 1055 South Grady Way Renton, WA 98055 (425) 430-7286 ph (425) 430-7300 fax jhenning@ci. renton. wa. us >>> "Sara Slatten" <sslatten@camwest.com> 11/10/05 10:37 AM >» Jennifer, I mistakenly sent the older version. Attached is the updated version showing an increased allocation for the reports for year 1. Once approved, I'll proceed w/ an assignment or other approved surety. Thanks, Sara <<Renton Wetlands Mainteance Estimate 8-22-05.xls» > ----Original Message--- > From: Sara Slatten > Sent: Wednesday, November 09, 2005 6: 13 PM > To: 'jhenning@ci.renton.wa.us' > Subject: FW: Revised Wetland monitoring estimate > > Jennifer, > I don't recall if we ever resolved this issue as well. Can you please confirm if the wetland monitoring estimate is ok and I'll proceed w/ an assignment. > Thanks, > Sara > > > ----Original Message--- > From: Sara Slatten > Sent: Tuesday, August 23, 2005 5:25 PM > To: 'jhenning@ci.renton.wa.us' > Subject: Revised Wetland monitoring estimate > > Jennifer, > If this looks ok -can you please verify and we'll proceed w/ an assignment of funds. > Thanks, > Sara Slatten > CamWest Development > (425) 825-1955; phone > (425) 825-1565; fax > > www.camwest.com > > « File: Renton Wetlands Mainteance Estimate 8-22-05.xls » Pafilij] '~- [§ureen Nicolay -FW: Revised Wetland m~nitoring estimate ' - From: To: Date: Subject: Laureen, "Sara Slatten" <sslatten@camwest.com> <lnicolay@ci. renton. wa. us> Monday, November 14, 2005 6:03:07 PM FW: Revised Wetland monitoring estimate I got your message from earlier today regarding the Shamrock mitigation tree replacement and the wetland monitoring table -thanks. We installed the trees a while back and had submitted the initial monitoring report to Jennifer confirming this. I suspect we're squared away from the installation stand point. Also, attached is the 5 year monitoring report that I had submitted to Jennifer a while back. I'm not clear if we're approved on this amount but I believe this was to be transmitted to you for review and eventual approval. I will be in the office all day tomorrow and was hoping to discuss with you when you've got time. Thanks, Sara Slatten > ----Original Message--- > From: Sara Slatten > Sent: Thursday, November 10, 2005 10:37 AM > To: 'jhenning@ci.renton.wa.us' > Subject: RE: Revised Wetland monitoring estimate > > Jennifer, > I mistakenly sent the older version. Attached is the updated version showing an increased allocation for the reports for year 1. Once approved, I'll proceed w/ an assignment or other approved surety. > Thanks, > Sara > > > «Renton Wetlands Mainteance Estimate 8-22-05.xls» > > ----Original Message--- > From: Sara Slatten > Sent: Wednesday, November 09, 2005 6:13 PM > To: 'jhenning@ci.renton.wa.us' > Subject: FW: Revised Wetland monitoring estimate > > Jennifer, > I don't recall if we ever resolved this issue as well. Can you please confirm if the wetland monitoring estimate is ok and I'll proceed w/ an assignment. > Thanks, > Sara > > > ----Original Message-- > From: Sara Slatten > Sent: Tuesday, August 23, 2005 5:25 PM > To: 'jhenning@ci.renton.wa.us' > Subject: Revised Wetland monitoring estimate > > Jennifer, > If this looks ok -can you please verify and we'll proceed w/ an assignment of funds. > Thanks, > Sara Slatten > CamWest Development > (425) 825-1955; phone > (425) 825-1565; fax Page 1 ~ '• [§ureen Nicolay -FW: Revised Wetland monitoring estimate > > www.camwest.com > > « File: Renton Wetlands Mainteance Estimate 8-22-05.xls » CC: <jhenning@ci.renton.wa.us> Pag@ December 3, 2002 Brian Martens Bumstead Construction Company 1215 120th Ave NE #201 Bellevue, WA 98005 Subject: Process for Release of $48,000.00 Wetland Installation Security Ashburn Project, City File No. LUA97-110 Dear Mr. Martens: In order to release the security device for your project's wetland mitigation installation and begin the mandatory five- year monitoring program, we need the following: 1. Final Report and Plan: A written report from a wetlands specialist attesting that all wetland mitigation and . improvements, including the pedestrian bridge, are installed pursuant to and are consistent with the final wetland mitigation plan approved by the City and the building plans issued for the bridge. Please have your wetland consultant attach a copy of the final approved wetland plan to the report. This will ensure that the wetland plants previously installed prior to bridge construction have been protected and/or replaced if necessary. 2. Cost Estimate: A wetland specialist's proposal for 5-years of wetland monitoring (quarterly reports for the . first year, annually thereafter) and maintenance costs consistent with the requirements of RMC 4-8-120D23e and 23f. The contract for the work must ensure that "structures, improvements, and mitigation perform satisfactorily for a period of 5 years". 3. Security Device: Once items 2 and 3 have been submitted to and approved by the City, we will request a security device (letter of credit or irrevocable set aside letter) totaling 125% of the cost of the monitoring and maintenance cost estimate. The attached Development Services Division Policy Decision details the City's position on maintenance and monitoring security requirements. Please send all the requested information to my attention. In addition, you will also need to contact the building division inspection request line (425-430-7202) to request a structural inspection and finalize your building permit for the bridge. Feel free to contact me at 425-430-7294 if you have any questions regarding this letter. Sincerely, Laureen Nicolay Senior Planner Enclosure lli,ureen Nicolay -Renton Wetlands Mainteance Estimate 8-22-05.xls Shamrock Pro ertye· Wetlan Mit1gat1 ·· onitorin Estimate 23-Aug~-- Year I Mitigation Tree Installation Wetland Monitoring Inspection & Report Wetland Mitigation r~placement & blackberry removal Year2 Wetland Monitoring Inspection & Report Wetland Mitigation replacement & blackberry removal Year3 Wetland Monitoring Inspection & Report Wetland Mitigation replacement & blackberry removal Year4 Wetland Monitoring Inspection & Report Wetland Mitigation replacement & blackberry removal Years Wetland Monitoring Inspection & Report Wetland Mitigation replacement & blackberry removal Sub-Total 125% -Monitoring & Inspection Contingency 150% -Initial Tree Installation Cantin lrotal Surety Amount $3,000 $1,100 $ 500 $ 650 $ 350 $650 $ 250 $ 650 $ 250 $ 650 $ 250 $8,300 $3,975 $4,500 $ 8,475! Pa/ii] /}1)-f [k~ureen Nicof~y -Fwd: RE: SharT],rqgk Wetlands Maintenance Est[mate From: To: Date: Subject: Hi Jennifer, Juliana Fries Henning, Jennifer Friday, August 26, 2005 10:32:39 AM Fwd: RE: Shamrock Wetlands Maintenance Estimate =·::::: We are buttoning up Shamrock Heights final plat and probably should have it ready for recording within a week or so. I have not received the signed off from planning. There were several conditions requiring landscaping/fencing to be installed: 1 -along NE 4th St fronting the pond, 2-trees (minimum 12 evergreens) should be installed within the wetland buffer, 3 -split rail fence around the buffer 4 -and trees within the front yard of the lots. As far as I know the public works inspector does not inspect the items listed above. At this point all I need either a punch list for any remaining landscape requirement or an ok to record the plat. Thanks Juliana CC: Kittrick, Kayren; Nicolay, Laureen Nov-.lb-Ub .1~:o.lt-" ' ' ... · .. . . l . . . . . ::e~t=:::r:;: & Monltorirlg Estim~te 30-Sep-OS Year I Mitigation Tree-~st,llation . $ Wetland M?~lto ing;1nspectlon & Reports, qtrly .... · · $ Wetland M1t1ga n replacement & blackberry removal . $ Year2 . · Wetland Monitofing ·inspection & Report . $ ·· Wetland Mitiga~n r,eplacement & blackberry removal · $ i Year3 I .· Wetland Monito~ng ilnspection & Report · Wetland Mitigatbn n:lplacement & blackberry renioviiil Year4 1 Wetland Monitofing \Inspection·& Report · Wetland Mitigatfn replacement & blackberry removal Years . Wetland Manito ing ~nspection & -Report . Welland Mitigati n re lacemerit & blackberry removal . Sub-Total 125% -Monitori g & Inspection Contingency 150% -Initial Tr e lr!astallation Contin en $ $ $ $ $ $ $ $ $ $ . 3,0bO· 2,600 500 . 650 350 650 250 . 650 250 650 ·250 9,800 5,850 ·4,500 10,350 j · -~;-~--=-""'"":":'?"~-----=~-;;;-~·~··~"""""--~~=-=~~;m=:m"'"""'=-=-"".;;;'~"°""'!""""""""""'"""""""""""""' ............. """"' ...... """"'""""'""""'==""""'""""'""""'"""""""""""""'~-ureen Nicola -Fwd: Shamrock Wetlands Maintenance Estimate Pa From: To: Date: Subject: Hi Laureen, Juliana Fries Nicolay, Laureen Monday, August 22, 2005 1 :38:53 PM Fwd: Shamrock Wetlands Maintenance Estimate I believe you are working on this project (was Jason's). Thanks. Juliana >» "Sara Slatten" <sslatten@camwest.com> 08/22/051 :06 PM»> Jennifer & Juliana, Attached is the cost estimate for the wetland monitoring & mitigation maintenance work for the Shamrock plat wetland mitigation area, north of lot 10. I am not clear on what duration is required for the monitoring period, so I assumed three. If this is incorrect and/or if you would like to see anything additional, please let me know. Once approved, we'll proceed as directed. Please let me know if you have any questions in the meantime. Thanks, Sara Slatten CamWest Development (425) 825-1955; phone (425) 825-1565; fax www.camwest.com «Renton Wetlands Mainteance Estimate 8-22-05.xls» / BOARD OF PUBLIC WORKS 8:30 a.m. Renton Municipal Building Wednesday, August 17, 2005 Conference Room #511 IN ATTENDANCE: Kayren Kittrick, Presiding Chairman for Neil Watts Ron Straka, Utility Engineering Supervisor for Dave Christensen Jim Gray, Assistant Fire Marshall Jan Illian, Engineering Specialist Tracy Merrill, Police Sergeant for Cmdr. Katie McClincy Larry Meckling, Building Official Linda Moschetti, Recording Secretary VISITORS: Tom Redding, Baima and Holmberg, Charles Court Joe Pruss, Charles Court Laura Musso Escude, WSDOT MINUTES 1. CALL TO ORDER: Presiding Chairman Kittrick called the meeting to order at 8:40 a.m. 2. APPROVAL OF MINUTES: Moved by Gray, seconded by Meckling to approve meeting minutes dated August 3, 2005, a~_presented . .. 3. REQUESTED ACTION: • . OFF~SITE DEFERRAL, SHAMROCK HEIGHTS II, LUA 04-030, NE 4th Street betwee°n Lyons Ave NE and Jericho Ave NE -The applicant is requesting a deferral for final lift of asphalt and the installation of monuments for a se_ve~~~C?nth peri09 of time. Action: Following a discussion, the Board agreed to approve the deferral for the final lift of asphalt with the condition that the applicant modifies the catch basins . . to meet the ex,istirig grade which would allow appropriate water run-off drainage · · reducing ponding ptfor tb the final lift of asphalt. Deferral was also granted for the installation. of m9numents .. Both deferrals are for a seven-month period which will ~xpire in March, 2006. In addition, the applicant agrees to submit to the Board a letter from a licensed surveyor stating all monuments wilJ be installed prior to the release of the deferral. As a final condition, the applicant agrees to provide a security device to cover the deferred items at 150% of the cost of the items. The estimated cost of the deferred items is $50,250.00. It was moved by Straka, seconded by Gray. MOTION CARRIED. j . '( I { ' C. Gary Schulz July 22, 2005 Ms. Sara Slatten Project Manager· Cam West Development, Inc. 9720 N.E. 120th Place, Suite 100 Kirkland, WA 98034 Re: Shamrock Subdivision -City of Renton: Wetland/Forest Ecologist 7700 S. Lakeridge Drive . Seattle, Washington 98178.3135 206/772·6514, 425/235.4338 Fax CITYOFRENTON RECEIVED JUL 2 2 2005 BUllOING DIVISION Wetland Buffer Enhancement -Compliance Monitoring. Dear Ms. Slatten: Per the City's requirements, this letter provides a compliance monitoring report of the wetland buffer enhancement oil the City of Renton portion of the Shamrock Subdivision. The subject property is approximately 4.6 acres and is located on the north side. of S.E. 128th Street just west of Lyons Avenue N.E. in the City of Renton (Section 10, Township 23 N, Range 5 E). The wetland buffer enhancement is planting 12 native, conifer trees in the wetland buffer adjacent to Lot 10. A wetland buffer monitoring and maintenance plan (Schulz 7/2/05) was provided to detail the mitigation components. Per the Triad Associates landscape plan for the subdivision (Street Tree & Fencing Detail - Sheet 1 of 3, Triad Associates 2004 ), the planting locations for new trees were staked to assist the landscape contractor: After tree installation, the site was inspected for compliance · on 7/19/05 and the related observations are as follows: 1) All 12 trees (7 Douglas fir & 5 Western red cedar) have been planted and each include one tree stake for support. 2) All trees are 6 to 8 feet tall as specified and in good health. 3) Trees rings of about 3 feet wide have been provided at the base of the trees and recent watering was evident. · 4) All significant blackbeny shrub cover was removed and pruned back a distance of about 10 to 15 feet from the new trees. J ... J. ~ Ms. Sara Slatten, · July 22, 2005 Page 2 ( ( In summary, the Plan has been implemented per the requirements. The buffer area will benefit from the blackberry removal as the new trees will be able to grow without detrimental competition. Existing native plants including sword fem, salal, and salmonberry species will also benefit from the blackberry removal. If there are any questions or concerns regarding this inspection report or you require additional site-specific data, please feel free to contact me. Sincerely, :::11~- Wetland/F orest Ecologist bear4all@yahoo.com Return Address: City Clerk's Office · City of Renton 1055 South Grady Way Renton, WA 98055 - DECLARATION OF COVENANT AND ANNEXATION AGREEMENT NEW DEVELOPMENT Grantor(s): 1. Shamrock Highlands, LLC 111111111 IIH 11111 U I 20041229002517 CITY OF RENTON COV 45.00 PAGE001 OF 008 12/29/2004 14:44 KING COUNTY, IJA Property Tax Parcel Numbers: 1023059319, 9022, 9415,9174.9031,9191,9384.9030,9042 Street Intersection or Project Name: Shamrock Heights Grantee(s): 1. City of Renton, a Municipal Corporation The Agreement executed herein between the City of Renton, Washington, a municipal corporation, hereinafter referred to as "CITY" and the Grantor(s), as named above and/or successors in interest of certain property, hereinafter referred to as "OWNER", is for and in consideration of the furnishing of utility service by the CITY to certain property of the OWNER hereinafter referred to as "PROPERTY". The OWNER does hereby petition for annexation of the PROPERTY to the CITY, does hereby agree to the conditions of annexation herein, and does hereby declare this covenant 1. ACKNOWLEDGEMENTS AND REPRESENTATIONS The Graotor does hereby acknowledge and agree as follows: 1.1. The OWNER is the owner of certain PROPERTY, which is located outside the corporate limits of the CITY. 1.2. The OWNER is seeking Preliminary Plat approval from King County for the PROPERTY. 1.3. The OWNER has requested the CITY to furnish sewer service to the PROPERTY. 1.4. This Agreement to extend sewer service outside the corporate limits of the CITY is authorized by RCW 35.67.310 and RCW 35.92.170 and shall not be construed as a voluntary agreement pursuant to RCW 82.02.020 and therefore the provisions ofRCW 82.02.020 shall not be applied hereto. 1.5. This Agreement does not preclude any evaluation and determination by the CITY that later development actions or proposals undertaken by the OWNER may require a determination of significance and environmental review under SEP A. 1.6. Per Renton Municipal Code Section 4-6-040, the owner of property in Renton's Potential Annexation Area shall execute a commitment to future annexation and compliance with certain other conditions as a prerequisite for the extension of or connection to the City's sanitary sewer system outside of the City Limits. 1. 7. A CITY'S requirement of an annexation agreement or a commitment to future annexation as a condition of extending utility service outside the corporate limits of the CITY is recognized by Washington law. 1.8. The PROPERTY is located within the CITY'S POTENTIAL ANNEXATION AREA or URBAN SERVICE AREA for annexation purposes as adopted by the CITY in its Comprehensive Plan pursuant to the King County Countywide Planning Policies. J,?OL} -0175 DECLARATION OF COVENANT AND ANNEXATION AGREEMENT NEW DEVELOPMENT Property Tax Parcel Number..: 1023059319, 9022, 9415,9174,9031,9191,9384,9030,9042 Street Intersection or Project Name: Shamrock Heights 1.9. It is the interest of the citizens of the CITY to insure that all public improvements that are or could be constructed within the corporate limits of the CITY or will be ultimately annexed into the CITY are constructed in accordance with CITY construction standards. I.JO. The OWNER'S request for the extension of utility services was duly considered by the CITY, and it was detennined that the furnishing of sewer service to the PROPERTY would be proper upon the fulfilling of all conditions herein. I. I I. The OWNER does hereby acknO\yledge that in the event of violation or breech of the terms of this PETITON, AGREEMENT AND COVENANT, or upon the invalidation of this PETITON, AGREEMENT AND COVENANT by judicial action, operation of law or otherwise, the CITY reserves the right at its sole discretion to immediately terminate the provision of utility service to the PROPERTY and in such case the OWNER agrees to indemnify and hold the CITY harmless from any and all claims of any party. 2. PROPERTY DESCRIPTION The PROPERTY is hereby described as follows: The PROPERTY is legally described in Attachment A, attached hereto and incorporated by reference as if set forth in full. The OWNER warrants that Attachment A is correct-as fully describing subject PROPERTY. 3. PETITION AND COVENANT FOR ANNEXATION The OWNER, in consideration of the CITY'S agreement to provide utility service to the PROPERTY, does hereby petition, agree and covenant as follows: 3. I The OWNER does hereby agree, promise and covenant that if at any time the PROPERTY is included within any area which is being considered for annexation to the CITY, said OWNER does join in said annexation. 3.2 The OWNER agrees to execute all necessary documents such as letters, notices, petitions or other instruments initiating, furthering or accomplishing the annexation of the PROPERTY to the CITY, whether or not the annexation involves the assumption by the area to be annexed of existing CITY indebtedness, the application to the area to be annexed of the CITY Comprehensive Plan and land use controls, and such other conditions as the CITY may lawfully impose. The OWNER, for him/her/themselves and for his/her/their heirs, successors and assigns, agrees and covenants with the CITY, and to the present and future owners of the PROPERTY to which this covenant relates, that such agreement is to constitute a covenant running with the land, that he/she/they shall, whenever so requested, execute such letters, notices, petitions or other instruments. OWNER understands that the CI1Y will record this document and the OWNER agrees to specifically advise future interests in the property. Covenant to Annex Document l l-30-04\11/29/04 Page2 FORM 03 0008/bh/ If DECLARATION OF COVENANT AND ANNEXATION AGREEMENT NEW DEVELOPMENT Property Tax Parcel Numbers: 1023059319, 9022, 9415,9174,9031,9191,9384,9030,9042 Street Intersection or Project Name: Shamrock Heights 3.3 The OWNER recognizes that the laws of the State of Washington relating to the annexation of property by a city provides that property may be annexed to a city if property owners sign a petition for such an annexation. The OWNER recognized and agrees that by signing this Agreement, the PROPERTY of the OWNER will automatically be included as a property to be annexed in the event PROPERTY is within a proposed annexation area The OWNER further recognizes that there are other methods of annexation al/awed under the laws of the State of Washington, including the election method, 3.4 The OWNER understands that the OWNER'S signatures on this Agreement is an admission that the OWNER understands the certain rights which the OWNER has regarding the PROPERTY and that the OWNER is willingly waiving such rights in consideration of receiving the described utility services. 3.5 The undersigned OWNER of the PROPERTY, on behalf ofhimseWherselflthemselves, his.lher/their heirs, successors and assigns, hereby designate(s) the CITY as OWNER'S true and lawful attorney-in-fact for the purpose of signing any petition leading to the annexation of said PROPERTY to the CITY, with full power to do and perform any proper act which the OWNER may do with respect to the annexation of said real property. The CITY may exercise this power through its City Clerk or otherwise as the CITY COUNCIL may direct This Special Power of Attorney is given for the valuable consideration of the furnishing of sewer service by the CITY, and this Special Power of Attorney is further given as security for performance of the annexation covenant obligation set forth herein. This Special Power of Attorney is not revocable and shall not be affected by the disability of the principal. 4. AGREEMENT AND COVENENT OF CONDITIONS AND MITIGATION MEASURES The OWNER acknowledges that the CITY has a desire to have certain minimum development standards met for new developments in the CITY's Potential Annexation Area The OWNER, in consideration of the CITY's agreement to provide sanitazy sewer utility service to the PROPERTY and in recognition of the CITY's conditions for annexation of the PROPERTY, does hereby agree and covenant to submit their development plans to the CITY for review and approval prior to official submittal to King County. Except as may be waived by the CITY's Public Works Administrator or his/her designee, the minimum design standards that will be required are: 4.1 The OWNER shall provide record drawings of all of the constructed Public Work's facilities for the CITY's records. Covenant to Annex Document l l-30-04\11/29/04 Page3 FORM 03 0008/bh/ DECLARATION OF COVENANT AND ANNEXATION AGREEMENT NEW DEVELOPMENT 5. GENERAL PROVISIONS - Property Tax Parcel Numbers 1023059319, 9022, 9415,9174,9031,919],9384,9030,9042 Street Intersection or Project Name: Shamrock Heights The OWNER and the CITY do hereby acknowledge and agree to the following provisions, which apply to the entire Agreement herein. 5.1 The OWNER agrees that all future land use and development on the PROPERTY will meet all land use and development standards of the CITY. In the event of a conflict between CITY standards and any applicable County standards, the more restrictive standards as determined by the CITY shall apply. 5.2 No modifications of this Agreement shall be made unless mutually agreed upon by the parties in writing. 5.3 Nothing in this agreement shall be construed to create any financial obligation on the part of the CITY with regard to annexation, construction of utilities and appurtenances, or any other matter. The OWNER and the CI1Y hereby acknowledged that it is the OWNER's responsibility to finance the design and construction of utility facilities needed to serve OWNER's property consistent with the CITY plans and specifications, unless otherwise agreed by the CI1Y. 5.4 The terms and provisions of this PETITION, AGREEMENT AND COVENANT shall insure to the benefit and become binding upon the heirs, assigns and/or successors in interest of the parties hereto. The OWNER agrees to indemnify and hold the CITY harmless from any claims any subsequent purchaser may have as a result of this Agreement, including CITY'S attorney fees and costs. 5.5 Any notice or demand required or permitted to be. given under this Agreement shall be sufficient if given in writing and sent by registered or certified mail, return receipt requested, to the address of the parties set forth below. Any notice shall be deemed to have been given on the date it is deposited in the U.S. Postal Service mail with postage prepaid. 5.6 Iffor any reason of any default or breach on the part of either the OWNER or the CITY in the performance of any of the provision of this Agreement a legal action is instituted, the party not prevailing agrees to pay all reasonable costs and attorney fees and costs in connection therewith. It is hereby agreed that the venue of any legal action brought under the terms of this Agreement shall be King County, Washington. This Agreement shall be governed by the applicable laws, rules, and regulations of the State of Washington and the CITY. 5. 7 In the event that any term, provision, condition, clause or other portion of this Agreement be held to be inoperative, invalid, void, or in conflict with applicable provision, condition, clause or other portion of this Agreement, and the remainder of this Agreement shall be effectiv.e as if such term, provision, condition or other portion had not been contained herein, and to this end, the terms of this Agreement are declared by the parties to be severable. 5.8 Upon execution, the crIY will record these covenants with the King County Recorder's Office. Covenant to Annex Document l l-30--04\11/19/04 Page4 FORM 03 0008/bh/ ,,. . ·-; DECLARATION OF COVENANT AND ANNEXATION AGREEMENT Property Tax Parcel Numbers 1023059319, 9022, 9415,9174,9031,9191,9384,9030,9042 NEW DEVELOPMENT Street Intersection or Project Name: Shamrock Heights IN WITNESS WHEREOF, I have hereunto set my hand and seal the day and year as written below. ----=----M<==~~~'----=-=-, ~ l)f{!lm~ ff/6~ INDIVIDUAL FORM OF ACKNOWLEDGMENT UC.. STATE OF WASHINGTON ) SS COUNTY OF KING ) I certify that I know or have satisfactory evidence that--------- _________________ signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. Notru:y Public in and for the State of Washington Notru:y (Print) _____________ _ My appointment expires: ____________ _ Dated: DECLARATION OF COVENANT AND ANNEXATION AGREEMENT Property Tax Parcel Numbers: 1023059319, 9022, 9415,9174,9031,9191,9384,9030,9042 Project File#: Street Intersection or Project Name: Shamrock Heights IN WITNESS WHEREOF, I have hereunto set my hand and seal the day and year as written below. Notary Seal must be within box CORPORATE FORM OF ACKNOWLEDGMENT STATE OF WASHINGTON ) SS COUNTY OF KING . ) _. f On this 3c)i1-day of ~20 ~ before me personally appeared P'(L:I £,.. CAtvt e uL'-to me known to be :::(1,-g. me,,, J:a.e:r:: of the corporation that executed the within instrument, and acknowledge the said instrument to be the free and voluntary act and deed of said corporation, for the uses and purposes therein mentioned, and each on oath stated that he/she was authorized to execute said instrument and that the seal affixed is th~ corporate seal of said corporation. Notru:y Pu ic in and for the State of Washington Notru:y (Print) W ul) f'\ S. Gu,_..u c...L My appointment expires: 4 -'1-1 ;bS Dated: -3b-b'-l Covenant to Annex Document l l-30--04\11/29/04 Page 5 FORM 03 0008/bh/ .), ~ .. ~~-:-it' ~-·· ,,,. { PARCEL C: Shamrock Height Property Attachment A THE NORTH 1h OF THE NORTH 1f2 OF THE SOUTH 1h OF THE NORTH 1h OF THE EAST V2 OF THE SOUTHEAST 1/4 OF SECTION 10, TOWNSHIP 23 NORTH, RANGE 5 EAST W.M.; EXCEPT THE EAST 280 FEET THEREOF; TOGETHER WITH AN EASEMENT FOR INGRESS AND EGRESS OVER THE SOUTH 30 FEET OF SAID EAST 280 FEET; EXCEPT THAT PORTION THEREOF FOR 148TH AVENUE SOUTHEAST RIGHT OF WAY; SITUATE IN THE COUN1Y OF KING, STATE OF WASHINGTON. PARCELD: THE SOUTH 1h OF THE NORTH 1f2 OF THE SOUTH 1f2 OF THE NORTH 1h OF THE EAST 1h .OF THE SOUTHEAST 1/4 OF SECTION 10, TOWNSHIP 23 NORTH, RANGE 5 EAST W.M.; EXCEPT COUNTY ROAD; SITUATE IN THE COUNTY OF KING, STATE OF WASHINGTON. PARCELE: THE WEST 794 FEET OF THE SOUTH 1h OF THE SOUTH 1h OF THE NORTHEAST 1/4 OF THE SOUTHEAST 1/4 OF SECTION 10, TOWNSHIP 23 NORTH, RANGE 5 EAST W.M.; SITUATE IN THE COUNlY OF KING, STATE OF WASHINGTON; ALSO KNOWN AS A PORTION OF LOT B OF UNRECORDED LOT UNE ADJUSTMENT NO. S90M0351. PARCELF: THE SOUTH V2 OF THE SOUTH 1f2 OF THE NORTHEAST 1/4 OF THE SOUTHEAST 1/4 OF SECTION 10, TOWNSHIP 23 NORTH, RANGE 5 EAST W.M.; AND EXCEPT ~E WEST 794 FEET THEREOF; AND EXCEPT THE EAST 230 FEET OF THE NORTH 300 FEET THEREOF; SITUATE IN THE COUN1Y OF KING, STATE OF WASHINGTON. \ .. . ' .,. . PARCELG: Shamrock Height Property Attachment A - THE NORTH 1h OF IBE NORTHEAST 1/4 OF THE SOUTHEAST 1/4 OF THE SOUTHEAST 1/4 OF SECTION 10, TOWNSHIP 23 NORTH, RANGE 5 EAST W.M.; EXCEPT THE. NORTH 168.05 FEET OF THE EAST 302.15 FEET THEREOF; AND EXCEPT THAT PORTION THEREOF FOR 148™ AVENUE SOUTHEAST RIGHT OF WAY; SITUATE IN THE COUNTY OF KING, STATE OF WASHINGTON. PARCEL H: THE NORTH 168.05 FEET OF THE EAST 302.15 FEET OF THE NORTH 1h OF THE NORTHEAST 1/4 OF THE SOUTHEAST 1/4 OF THE SOUTHEAST 1/4 OF SECTION 10, TOWNSHIP 23 NORTH, RANGE 5 EASTW.M.; · EXCEPTTHAT PORTION THEREOF FOR 148nt AVENUE SOUTI-IEAST RIGHT OF WAY; SITUATE IN THE COUNTY OF KING, STATE OF WASHINGTON. ········=== PARCEL I: THAT PORTION OF THE SOUTH 1h OF THE NORTHWEST 14 OF THE SOUTHEAST 1/4 OF THE SOUTHEAST 1/4 OF SECTION 10, TOWNSHIP 25 NORTH, RANGE 5 EAST W. M., DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHEAST CORNER OF SAID SOUTH V2 ; THENCE NORTH 88°20'44" WEST ALONG THE NORlH LINE OF SAID SOUTH 1h, 50 FEET TO THE TRUE POINT OF BEGINNING; THENCE CONTINUING NORTH 88° 20' 44" WEST,.216.94 FEET; THENCE SOUTH 00°15'25"WEST PARALLEL WITH THE EAST LINE OF SAID SOUTH V2, 329.36 FEET TO THE SOUTH LINE THEREOF; THENCE SOUTH 88°20'52" EAST ALONG THE SOUTH LINE OF SAID SOUTH 1h, 266.94 FEET TO THE SOUTHEAST CORNER THEREOF; THENCE NORTH 00°15'25" EAST ALONG THE EAST LINE OF SAID SOUTH 1h, 313.35 FEET TO A POINT 16 FEET SOUTHERLY OF SAID NORTHEAST CORNER; THENCE NORTH 88°20'44" WEST PARALLEL WITH THE NORTH LINE OF SAID SOUTH V2, 50 FEET; . lHENCE NORTH 00°15'25" EAST PARALLEL WITH THE EAST UNE OF SAID SOUTH 1h, 16 FEET TO THE TRUE POINT OF BEGINNING; SITUATE IN THE COUNlY OF KING, STATE OF WASHINGTON. .. PARCELJ: Shamrock Height Property Attachment A THE SOUTH 1h OF THE NORTii 1h OF THE NORTHEAST 1.4 OF THE SOUTHEAST Y4 OF SECTION 10, TOWNSHIP 23 NORTH, RANGE 5 EAST, W. M.; EXCEPT THE NORTH 132 FEET THEREOF; AND EXCEPT THE EAST 286 FEET THEREOF; SITUATE IN THE COUN1Y OF KING, STATE OF WASHINGTON. PARCEL K: THE NORTH 16 FEET OF TiiE SOUTI-1 Vi OF THE NORTHEAST 1/.4. OF THE SOUTHEAST Y4 OF THE SOUTiiEAST Y4 OF SECTION 10, TOWNSHIP 23 NORTH, RANGE 5 EAST, W. M.; EXCEPT THAT PORTION THEREOF FOR 148™ AVENUE SOUTHEAST RIGHT OF WAY; SITUATE IN TI-IE COUN1Y OF KING, STATE OF WASHINGTON. -·-···---····-. _-:.=·==== PARCELL: ----.--.. ''· .:::-,.) THE NORTH 16 FEET OF THE EAST 50 FEET OF THE SOUTH 11i OF THE NORTHWEST V4 OF TI-IE SOUTHEAST Y4 OF THE SOUTHEAST % OF SECTION 10, TOWNS.HIP 23 NORTH, RANGE 5 EAST, W. M.; SITUATE IN THE COUNTY OF KING, STATE OF WASHINGTON. t . Kathy K.eolkercWheeler, Mayor · July 27, 7004 · Sara. Slatten . . -.. · .-. . Camwest·Development. :9720.l;'ffi 12ot!i Place, Suite 100 .Kirkland, w A.98034 ·cnirY ~-,~~_§ REN1f((})N . City Clt:rk Bonnie I. Waltonu Re: Sh~ock Preliminary Pla:t; LUA-04:.;030,PP, ECF . . . '··. . , . De~ 1\1:s: Sl~ttert: . ·· .. ··: ' J, -~,. :.:r~::-.~ . . ·_.· At the regulaf Council me~ti.titf of July 26, 2-004:, t~~ R.ent~fls.;tity-Coimcii adopted the . recommendation of the hearing exainirn~r fo' approve. tlle}efe~nced preliminary piaf, subjecttC> conditions to ~-~nnet ~tlater stages· of the;plat!ingpr<>~,1tss: . : . . . . . ~-~ ... '· '. : . . . . ><·· .. :·.'.::,·_/. <: .. : .. · /~;\1;)~\·:) .. ~-:_('.(?·~ ·-~-·_ \. -. ~~; . . . Pursuant to RCW:, ~final.plat meetihg0alkt~uitem¢i:1ts of~tate la*'7 and Renton Mµnicipal Codt shall b6' S!lt,'Iiiitted)6'.t1i~iPltY.-tof:a'ppi.-ovaf \Vithin(five years .of the dat~ · ofpr~liminaryplatappr9vaL: ··:, ·· · .... ?Jf';i,;,i:-, ..... , r :.. }··. . . ·.. . .. ·.·. . _· ·.-.-.--1~-;·).:·:·· If:I can ptovide additiqnaljn:fortri~tion or assistanc~, ple~se:feeLf:ee io can: · .. . '. . .· .. ·. . . ' . . . . ., ' :-=:-s ,: . : -·.-.., ·. ' '·. . . ,: ->. ;. -'' •• • •. ~~ ~ ·,. '. ·• . • Si11~~rely, . · Btinnie l Walto~ .CityClerk · · . \-•, · i~-: . . cc: 'MayotKathy Keolkt!r0 Wheeler · .·· Council President-Don Persson, · . 'Jennifer l!enmng, .Principal Planne; .. Fred Kaufman, Hearing Examiner Gary Schultz; 7700 S~ Lakeridge Dr,, Seattle, W,:\ 98178 ___,.i0-'5-S~S-ou_th_Gra_d_y_W:_a_y_-R...,... e-n-to-n,_W:_as_hin ___ gt_o_n_9..,...80_5_S_-(_42-5-)4_3_0-6_5_1_0/_F_:AX_(4-2-5)-4-30-6_5_16-. ~ ll»I.' · · · AHEAD o;o THE c.uRvE ~ This paper contains 50% recycled~. 30% post consumer . . ' I '\ I ·. ) ' ' July 26, 2004 Development Services: Park Place II Short Plat ROW Dedication, Smithers Ave S Human Resources: Probation Clerk & Airport Operations Specialist Grade Establishment Separate Consideration Item 6.f. Plat: Shamrock, NE 4th St,. P£; 04-030 -. . UNFINISHED BUSINESS Community Services Committee Community Services: Maplewood Golf Course Tournaments Organization · Finance Committee Finance: Vouchers Renton City Council Minutes Page248 Development Services Division recommended acceptance of the dedication of additional right-of-way at Smithers Ave. S. to fulfill a requirement of the Park Place II Short Plat (SHP-0?-042). Council concur. HlJillail Resources and Risk Management Department recommended approval to establish the grade of a08 for the new Probation Clerk position (salary range $2,981 -$3,634); and the grade of a23 for the new Airport Operations Specialist position (salary range $4,318 -$5,258). The positions were approved via Ordinance 5072. Council concur: MOVED BY PERSSON, SECONDED BY NELSON, COUNCIL APPROVE THE CONSENT AGENDA AS AMJ;NDED TO REMOVE ITEM 6.f. FOR SEPARATE CONSIDERATION. CARRIED. Hearing Examiner recommended approval, with conditions, of the Shamrock Preliminary Plat; 11 single-:-family lots on 4.68 acres located at the 5500 block of NE 4th St. (PP-04-030). · Councilwoman Briere expressed her concern that while landscaping is required for the plat's perimeter, ongoing maintenance of that landscaping is not specifically addressed. She noted some problems with the maintenance of landscaping at developments along the NE 4th St. corridor, and stated that she wants to make sure that a requirement is placed on this project regarding landscape maintenance. MOVED BY BRIERE, SECONDEDJ3Y P~MER, COUNCIL APPROVE THE SHAMROCK PRELIMINARY PLAT.* Council President Persson affirmed that the record now shows it is the intent of staff to have the plantings maintained. *MOTION CARRIED. Community Services Committee Chair Nelson presented a report regarding the · organization of Maplewood Golf Course tournaments. The Committee recommended concurrence in the staff recominendation that golf course and restaurant personnel communicate more effectively to charity tournament groups about the variety of tournament booking_ options that could potentially increase an event's net profit for their charity organization. MOVED BY NELSON, SECONDED BY PALMER, COUNCIL CONCUR IN THE COMMITTEE REPORT.* Councilwoman Nelson explained that golf course and concessionaire personnel are going to communicate more effectively with potential tournament holders by discussing all of the options such as available dates and menu choices, as well as what other _area golf courses charge. *MOTION CARRIED. Finance Committee Vice Chair Law presented a report recommending approval of Claim Vouchers 228617 -229044 and two wire transfers totaling $2,860,017.46; and approval of Payroll Vouchers 51921 -52316, one wire transfer, an<;l 614 direct deposits totaling $1,983,568.64. MOVED BY LAW, SECONDED BY PERSSON, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. Cl._ i. OF RENTON COUNCIL AGENDA oILL I AI#: Co.f, Submitting Data: For Agenda of: 7/26/2004 Dept/Div /Board .. Hearing Examiner Staff Contact ...... Fred J. Kaufman, ext. 6515 Agenda Status Consent. ............. Subject: Public Hearing .. Correspondence .. Shamrock Preliminary Plat Ordinance ............. File No. LUA-04-030, PP, ECF Resolution ............ Old Business ........ Exhibits: New Business ....... Hearing Examiner's Report and Recommendation Study Sessions ...... Request for Reconsideration and Examiner's Response Information ......... Legal Description and Vicinity Map Recommended Action: Approvals: Legal Dept ........ . Council Concur Finance Dept ...... · Other .............. . Fiscal Impact: Expenditure Required... NI A Transfer/ Amendment ...... . Amount Budgeted ...... . Revenue Generated ........ . Total Project Budget City Share Total Project.. SUMMARY OF ACTION: The Hearing Examiner's Report and Recommendation on the Shamrock Preliminary Plat was published on June 7, 2004. The appeal period ended on June 21, 2004. The Examiner recommends approval of the proposed preliminary plat, subject to the conditions outlined on pages 7 & 8 of the Examiner's Report and Recommendation. Two Requests for Reconsideration were filed on June 21, 2004. The Examiner's response was issued on July 1, 2004 approving the 11-lot plat with modified conditions. This office notes that the conditions placed on this project are to be met a later states of the platting process. STAFF RECOMMENDATION: Staff recommends approval of Shamrock Preliminary Plat. Rentonnet/agnbill/ bh X June 7, 2004 OFFICE OF THE HEARING EXAMINER CITY OF RENTON Minutes APPLICANT: OWNER: LOCATION: SUMMARY OF REQUEST: SUMMARY OF ACTION: DEVELOPMENT SERVICES REPORT: PUBLIC HEARING: Sara Slatten Camwest Development 9720 NE 1201h Place, Suite 100 Kirkland, WA 98034 Shamrock Highlands, LLC 9720 NE 1201h Place, Suite 100 Kirkland, WA 98034 File No.: LUA 04-030, PP, ECF 5500 Block of NE 41h Street Approval for an 11-lot subdivision of a 4.68-acre site intended for detached single-family homes. Development Services Recommendation: Approve subject to conditions The Development Services Report was received by the Examiner on April 27, 2004. After reviewing the Development Services Report, examining available information on file with the application, field checking the property and surrounding area; the Examiner conducted a public hearing on the subject as follows: MINUTES The following minutes are a summary of the May 4, 2004 hearing. The legal record is recorded on CD. The hearing opened on Tuesday, May 4, 2004, at 9:48 a.m. in the Council Chambers on the seventh floor of the Renton City Hal1. Parties wishing to testify were affirmed by the Examiner. The following exhibits were entered into the record: Exhibit No. 1: Y elJow file containing the original Exhibit No. 2: Neighborhood Detail Map application, proof of posting, proof of publication and other documentation pertinent to this request. Exhibit No. 3: Preliminary Plat Plan Exhibit No. 4: Tree Cutting/Land Clearing Plan Exhibit No. 5: Detailed Grading Plan Exhibit No. 6: Utility and Drainage Plan ·.......:..., ..... --~ Shamrock Preliminary Plat File No.: LUA-04-030, PP, ECF June 7, 2004 Page2 Exhibit-No. 7: Zoning Map Exhibit No. 8: Camas Short Plat, File No.: LUA 04- 039 The hearing opened with a presentation of the staff report by Jason Jordan, Senior Planner, Development Services, City of Renton, 1055 S Grady Way, Renton, Washington 98055. The subject site is located north of NE 4th Street, east of Jericho Avenue and west of Lyons Avenue NE, in the City of Renton. The proposal would create 11 lots intended for detached single-family homes. The lots range in size from approximately 7,200 square feet to 10,500 square feet, in addition the applicant proposes to include two open space tracts, Tract A located south of the proposed lots and north of NE 4th Street. It would contain the water quality detention facility for the site, as well as for an additional site (the larger Shamrock project, currently under review by King County). Tract Bis located in the northwestern comer of the subject site and contains the very southern portion of a Category 2 wetland that extends off-site to the north and to the west and the buff er associated with that wetland. The subject site is currently two lots; Lot B is the Jot located in the southeastern comer and Lot A is the rest of the site. That will all become one when the plat is approved. Access to the site would be provided from both Lyons Avenue NE and Jericho Avenue NE. The new right-of- way would include a new 42-foot wide public roadway, referred to as NE 4th Court. That would serve several of the lots, as we11, the applicant is proposing an additional new roadway that will run north and south, it would be 42-feet wide, terminating in a hammerhead turnaround over proposed Lots 2 and 3. The Fire Department has approved the turnaround. The Environmental Review Committee issues a Determination of Non-significance -Mitigated for the project, which included eight mitigation measures. No appeals of the determination were filed. The subject site is designated Residential-Rural. The proposed plat is zoned Residential -5 Dwelling Units per Acre (R-5) and achieves a net density of2.8 dwelling units per acre, which is below the maximum allowed in this zoning designation. The proposed Tract B which includes open space and wetland that would be incorporated into the plat and belong to everyone. Due to the size of the detention facility, the owner is losing a couple of building sites. All lots meet the minimum standards required within the R-5 zoning designation. All lots proposed are in compliance with the development standards. The proposal's compliance with each of the building standards will be verified prior to the issuance of building permits for each individual structure. The lots appear fo comply with arrangement and access requirements of the subdivision regulations. A homeowner's association or maintenance agreement is suggested for the development, which would be responsible for any common improvements and/or tracts within the plat. Traffic, Park and Fire Mitigations fees are proposed. The subject site is generally flat and is characterized by having very little slope. The property is vegetated with short scrub brushes, field and wetland grasses along with multiple fir, cedar, maple, alder, cottonwood and willow trees. All vegetation on the property will be removed with the exception of the vegetation within the Category 2 wetland and buffer. The Examiner inquired as to why all the vegetation is being removed. These are very large lots and yet, no trees are being saved. Mr. JoTdan responded that when a large plat is evaluated, and there are other plats surrounding, these happen to be relatively newer plats, the code allows subdivisions to c1ear the sites. Development Services relies on the neighborhood to come forward and state that they do not want the trees to be cleared, in this particular case, that was not a request of the neighborhood. Outside of the wetland area, there are no particular stands ·Of trees or areas of vegetation that made sense with the lot arrangement. In this particular case with the Jot arrangement and the grading and the stands that are there, there are no reasons to Shamrock Preliminary r1at File No.: LUA-04-030, PP, ECF June 7, 2004 Page 3 keep any of the existing trees outside of the critical areas. The Examiner stated that there is no reason not to keep some of the trees. The ordinances suggest saving trees even if they are permitted to be cut down, a value judgment is needed. Mr. Jordan continued stating that the applicant is proposing to buffer average approximately 2,600 square feet, creating an additional 3,000 square feet. The applicant will be required to provide fencing and screening, they have submitted a landscape plan for the NE 4th corridor and the southern property boundary. The ERC required erosion control measures subject to the 2001 DOE manual. The proposal is consistent with the intent of both the Comprehensive Plan and Zoning Code and would not be out of character with the existing or recent development in the area. Again, many of the neighboring residents have expressed a desire to not connect NE 4th Court, from Jericho Avenue NE to Lyons Avenue NE. However, as development proceeds in this area of the City, staff has always intended NE 4th.Court to connect at this location. The site is located within the boundaries of the Issaquah School District. The School District has indicated that they can accommodate the additional students, subject to the applicant paying the appropriate Issaquah School District Impact Fee. The applicant is proposing a storm detention pond, which is proposed to be located within Tract B near the southeast corner of the site. Based on the wetland report, the topography is such that things flow to the ~;outh. It appears that recharging is not necessary for Lot I 0, the wetland is just barely on the property and the majority of the wetland is to the north and west. The applicant would be required to extend the sewer main extension to the north. The water service would be provided by King County Water District #90. Staff recommends approval of this preliminary plat subject to four conditions. Sara Slatten, 9720 NE 120th Place, Suite 100, Kirkland, WA 98034 stated that they agreed with the staff report and all conditions that were set forth. One clarification, with respect to the wetland monitoring condition, the 2002 report included the Shamrock project as a whole, including the King County application and no specific monitoring or maintenance was proposed for the portion of Shamrock within the City of Renton limits. The storm pond on the south side of the property that is owned by the City of Renton, it appears to have been abandoned over the past few years. Secondly, with respect to the tree issue and the wetland boundaries mentioned earlier, the tree plan did show significant strands of trees located on Lot 10 and along the northerly property line of Lot 11. They are not opposed to doing specific tree surveying in those two locations. If trees can be incorporated within those lots, per arborist's recommendations, they would look at that possibility. In some conditions where trees have been retained, often one to two years down the road, the trees require removal due to health hazards or enough vegetation was removed around them that make them susceptible to windfalls. The Examiner stated that he was concerned about Lot 10 and the fact that buffer averaging may take out some significant trees. There seems to be other options for Lot 10. Ms. Slatten stated that additionally they were confined by NE 4th Court. Lot 11 is somewhat oversized, it will be fairly tough to do that in the pond area where there are quite a few strands, with the grading being done in there, it is not conducive to saving trees in that vicinity. The only other area could be along the eastern boundary, there is a strand between Lots 1 and 2 that could be looked at. The detention pond is an area that has been an issue from the beginning. The City and neighborhood residents were concerned about the corridor and once the application was submitted on this particular site, it was requested that screening be provided, that is a landscape plan that has been submitted and will work with the City to provide ample screening. A cedar fence will be placed along the east, south and west property lines. A mixture of shrubs and trees mainly focused along NE 4th_ Shamrock Preliminary Plat File No.: LUA-04-030, PP, ECF June 7, 2004 Page 4 Kayren Kittrick, Development Services stated that the representatives of Morgan Place Homeowner' s Association have been in discussions with administration regarding some proposal to gate off NE 4'h Court to the east. The City is looking at this very favorably for basically blocking off vehicular public access, but would still be available for emergency and pedestrian access. It is not a condition for this plat, it is purely an administrative decision and will be approved through an agreement with the administration at this point. Traffic will be routed from this plat out to Jericho. NE 4th Court is needed for the emergency access. Both Development Services and the Fire Department will have to approve it when it comes through. Regarding the trees, the neighbors are currently working with the City to remove the ones that were saved on Morgan because they are falling over and causing damage to both streets and possible houses. Gary Schulz, 7700 South Lakeridge Drive, Seattle, WA 98178 stated that he is a Wetland Forest Ecologist and that he worked on the property and provided a letter report. The wetland that extends onto the property is in fairly good shape, hasn't been damaged or cleared in recent years. The buffer and almost the entire site of this proposed project has had some grading and clearing done. What's left is dominated by sapling tree cover, mostly by cottonwood. There are a few Douglas Fir trees scattered that have managed to regenerate on the site. The largest were 12-14 inches in diameter that would be in close proximity to the wetland buffer. The area of Lot 10 isn't much larger than the area being provided in buffer averaging, in fact, Lot 10 may have less trees in that particular spot, as you get closer to the wetland the tree quality is better. The Examiner inquired if there was anything one could do to a detention pond? Mr. Schulz stated that Camwest is more than willing to work with the City on screening issues and there could be some plantings that are associated with a storm water pond. Some trees could be planted around the edge of the pond. The Examiner called for further testimony regarding this project. There was no one else wishing to speak, and no further comments from staff. The hearing closed at 10:41 a.m. FINDINGS, CONCLUSIONS & RECOMMENDATION Having reviewed the record in this matter, the Examiner now makes and enters the following: FINDINGS: 1. The applicant, Sara Slatten, filed a request for approval of an I I-lot Preliminary Plat. 2. . The yellow file containing the staff report, the State Environmental Policy Act (SEPA) documentation and other pertinent materials was entered into the record as Exhibit #1. 3. The Environmental Review Committee (ERC), the City's responsible official, issued a Declaration of Non-Significance -Mitigated (DNS-M) for the subject proposal. 4. The subject proposal was reviewed by all departments with an interest in the matter. 5. The subject site is located in the 5500 block of NE 4th Street. The subject site is located on the north side of NE 4th between Jericho Avenue NE on the west and Lyons Avenue NE on the east (for the curious reader, Jericho, Washington is located in Grant County, southeast of Vantage, while Lyons is located west of Spokane). 6: The subject site was annexed to the City with the adoption of Ordinance 4760 enacted in February, 1998. Shamrock Preliminary, ,dt File No.: LUA-04-030, PP, ECF June 7, 2004 Page 5 7. The subject site was rezoned R-5 (Single Family Residential, 5 dwelling units per acre). 8. The map element of the Comprehensive Plan designates the area in which the subject site is located as suitable for the development of rural or low density residential uses, but does not mandate such dev.elopment without consideration of other policies of the Plan. 9. The subject site is approximately 4.68 acres or 203,720 square feet in area. The subject site is approximately 330 feet wide (east to we~t) along NE 4th and approximately 616 feet deep. l 0. The subject site is relatively level, sloping to the southwest at approximately 5%. 11. A Category 2 wetland is located in the northwest corner of the subject site. It is hard to determine the size of the wetland on the subject site. The record covers the wetland as it straddles off site property and the wetland reports are vague, covering both the wetlands onsite and offsite. The staff report notes that Tract B that contains the wetlarid and proposed buffer is approximately 13,119 square feet. The applicant proposes using buffer averaging to square off the eastern boundary of the wetland to create a more regular Proposed Lot l O (see below). 12. The subject site is covered with a mix of bushes and grasses as well as a mix of fir, cedar, alder, cottonwood and willow trees. All of this vegetation would be removed from the subject site with the exception of vegetation found in the wetland and wetland buffer areas. The applicant maintained that leaving trees would create dangerous conditions and that vegetation in the buffer averaging areas would be better than what is now protected. 13. The applicant proposes developing an east-west street, NE 4th Court, and extending 144th Place SE (King County designation) in a north-south direction. The streets will form an intersecting system dividing the parcel into four unequal quadrants. A hammerhead turnaround would be created at the south end of 144th since that roadway would deadend at a large detention pond. Apparently, the City and neighbors have reached some agreement about gating one end of NE 4th Court to avoid through- traffic issues. This would block off the normal grid pattern but allow emergency vehicles access through the gate. Information on this agreement was sketchy and only introduced at the public hearing. 14. The lots are in four sections arranged around the two intersecting streets. Proposed Lots I, 2 and 3 are located southeast of the intersection of NE 4th Court with a hammerhead turnaround located between Proposed Lots 2 and 3. Proposed Lots 4 -9 are located in the southwest quadrant. Proposed Lots 5 and 6 are interior Jots that would be served by an easement. Proposed Lot 10 would be located in the northwest quadrant, immediately adjacent to the wetland. Finally, Proposed Lot 11 would be located in the northeast quadrant of the site. 15. Main access to the site would be through either Lyons east of the site and Jericho west of the site. These streets would connect to the major street systems north or south of the subject site. 16. The applicant proposes a large storm water detention system that would serve both the subject site and adjacent property north of the subject site. Proposed Tract A would contain the ~orm water system and would be approximately 66,203 square feet or more than an acre and a half. The storm water tract would be approximately one-third of the entire subject site. It would be located along the western half of the south property line along NE 4th Street. Staff has recommended that a sight-obscuring fencing be erected along NE 4th Street to screen the detention facility. Shamrock Preliminary Plat File No.: LUA-04-030, PP, ECF June 7, 2004 Page6 17. _ -The subject site is located in the Issaquah School District. The City has adopted a fee program to offset the impacts of development on that district for homes constructed in the Renton City limits. The applicant will have to pay $2,937.00 per home. CONCLUSIONS: I. While the idea of subdividing the subject site is appropriate, as proposed, this plat does not serve the public use and interest. It does not match the goals and policies of the Comprehensive Plan. It makes little use of the natural amenities found on the site. It alters the boundaries of and sacrifices trees in the required wetland buffer. The Rural Residential Comprehensive Plan designation and the R-5 zoning are both intended to help preserve the natural amenities found on properties located in the City. Two issues present themselves in this review. The first issue is the applicant's need to use buffer averaging to create a reasonable Proposed Lot 10. The second issue is the proposed removal of all of the vegetation from the non-wetland areas of the site. 2. The large detention pond planned for the southwestern corner of the subject site does severely restrict or reduce the developable area of the subject site. But that large detention system is not needed to serve the immediate site. The restrictions or constraints created by that large pond system are self-created. The decision to create that large pond on this site was made by the applicant or predecessors in interest. The large pond serves not only this relatively small parcel but larger acreage north of the subject site. The creation of the large pond on this property substantially reduces the useable land for housing, larger lots and open space on this site. Since the density calculations do not accommodate a reduction for the storm drainage pond, the applicant proposed squeezing more and smaHer lots on the remaining acreage. The creation of this large detention system on the subject site freed up land on other property for more Jots on that other property but while it did so it created unnecessary constraints on this site. It is over- reaching now to use the tradeoffs the applicant made on this and other property to claim that they need to do buffer averaging and alter natural characteristics or mature vegetation found in the buffer areas to create a useable Proposed Lot I 0. Also, the rigid rectangular pattern of the proposed buffer is not in keeping with preserving or enhancing natural amenities in the R-5, Rural Residential area nor does it correspond with the portions of this wetland and buffer on the adjacent property. The record indicates that better vegetation is also located west of Proposed Lot 10 and the Comprehensive Plan suggests saving natural amenities. It would appear appropriate to eliminate Proposed Lot I 0. It would save more of the natural vegetation, allow a more natural wetland buffer and is permitted if the constraints of the site require a density reduction. The fact that the applicant created some of the constraints by creating a very oversized stormwater pond further help justify the lot density reduction. The plat should be reduced to a I 0-Jot plat. The natural amenities should not be sacrificed to eke out an additional lot. 3. In a similar vein, the larger detention pond forces the lots to be more tightly packed and might be what has led to the applicant's need to clear all vegetation from the remaining acreage. The applicant is removing too many trees from this R-5 site. The general justification for cutting most, if not all trees, on R-8 property is that the R-8 Zone's 4,500 square foot Jot size is so small that preserving trees is nearly impossible. The root ball and limb spread of significant (larger) trees interfere with development potential on R-8 Zoned Property. The R-5 zoning here not only permits larger lots but requires them. The goals and policies behind of the R-5 zoning were to create larger lots, in keeping with the more rural character of the areas zoned R-5. Removing most of the trees from the subject site is certainly not in keeping with the rural residential character of the property. 4. While the applicant noted that the reason to remove all the trees is because trees from other sites are being declared dangerous, careful and selective removal had been used in the past and has been used more recently to work around significant trees so that they do survive. development. Larger lots permit ' Shamrock Preliminary r ,at File No.: LUA-04-030, PP, ECF June 7, 2004 Page? · more spacious yards where older, mature, significant trees can be preserved. The fact that a tree survey was not even submitted is inappropriate. 5. What brings this matter to a crux at this juncture is that it is hard to ignore the fact that two proposals heard by this office on the same day had two very different tree cutting alternatives. On an R-IO site (Camas Short Plat; File No. LUA 04-039) with much smaller lots not only was the applicant proposing to maintain trees but staff was recommending punitive measures, a replacement of 3 trees for each tree removed, if any were removed. While on this site with its larger parcel size, the applicant proposes removing all significant trees, did not do a specific tree inventory and will not be penalized for removing all vegetation outside of the wetland areas. What is ironic is that in the case of the R-10 property, since that applicant proposed to save some significant trees, staff recommended that if any of them are removed, that they be replaced on a 3 to 1 replacement. Whereas in this plat on R-5 property, none of the significant trees would be spared with the exception of trees in the wetland area. 6. Therefore, in order to satisfy the Comprehensive Plan, the applicant shall save all significant trees on the site that do not stand in the way of necessary right-of-way, driveways and reasonable building pads. 7. Access appears reasonable. This office is constrained to help the City establish an open, viable street grid system by both the requirements of the Comprehensive Plan and the Platting Regulations. If the City staff determines otherwise, that will have to occur after this review and an approval of an open, free-flowing street system. The City is free to make further determinations as to street need, character and alignment after the appropriate dedications and installations are complete. Adjacent owners were appropriately notified that through-streets would be constructed and signs erected on stub-street ends. 8. With the exception of the conclusions found above, the plat layout, lot sizes and streets appear reasonable. 9. Staff has suggested a sight-obscuring fence be erected to screen the detention facility. It would appear reasonable to somehow create a more natural looking facility and a security fence that allows the large pond to be a feature along the NE 4th corridor rather than something that needs to be hidden behind a sight-obscuring fence. Staff and the applicant should work to attempt to come up with a way of protecting passers-by from the storm water pond while allowing it to be visually appealing, if possible. 10. The City Council should approve the plat subject to the conditions proposed. RECOMMENDATION: The City Council .should approve the proposed plat subject to the following conditions: I. The plat shall be reduced to a 10-lot plat with the elimination of th_e currently proposed lot I 0. 2. The applicant shall save all significant trees on the site that do not stand in the way of necessary right-of-way, driveways and reasonable building pads. The removal of all significant trees shall be reviewed and approved by a certified arborist selected and approved by the City but paid by the applicant. 3. Staff and the applicant should work to attempt to come up with a way of protecting passers-by from the storm water pond while allowing it to be visually appealing, if possible from the NE 4th Street corridor. Shamrock Preliminary Plat Fik No.: LUA-04-030, PP, ECF June 7, 2004 Page 8 . 4. The applicant shall place "No Parking" signage near the emergency vehicle hammerhead turnaround service the development. The satisfaction of this requirement shall be subject to the Development Services Division prior to recording of the plat. 5. A homeowner's association or maintenance agreement shall be created concurrently with the recording of the plat in order to establish maintenance responsibilities for this development. A draft of the document(s), if necessary, shall be submitted to the City of Renton Development Services Division for review and approval by the City Attorney and Property Services section prior to the recording of the plat. 6. The applicant shall be required to pay the appropriate Issaquah School District Impact Fee in the amount of $2,937.00 per home prior to building permit issuance. ORDERED THIS 7th day of June, 2004. FREDJ.KAU AN HEARING EX ~INER TRANSMITTED THIS 7th day of June, 2004 to the parties of record: Jason Jordan Sara Slatten 1055 S Grady Way Renton, WA 98055 9720 NE 1201h Place, Ste. 100 Kirkland, WA 98034 Ka}'Ten Kittrick 1055 S Grady Way Renton, WA 98055 Gary Schultz 7700 S Lakeridge Drive Seattle, WA 98178 TRANSMITTED THIS 7th day of June, 2004 to the following: Mayor Kathy Keolker-Wheeler Jay Covington, Chief Administrative Officer Julia Medzegian, Council Liaison Larry Warren, City Attorney Gregg Zimmerman, PBPW Administrator Alex Pietsch, Economic Development Jennifer Henning, Development Services Stacy Tucker, Development Services Larry Rude, Fire Larry Meckling, Building Official Planning Commission Transportation Division Utilities Division Neil Watts, Development Services Janet Conklin, Development Services King County Journal Pursuant to Title IV, Chapter 8, Section 100Gofthe City's Code, request for reconsideration must be filed in writing on or before 5:00 p.m., June 21, 2004. Any aggrieved person feeling that the decision of the Shamrock Preliminary , ,at File No.: LUA-04-030, PP, ECF June 7, 2004 Page9 Examiner is ambiguous or based on erroneous procedure, errors of law or fact, error in judgment, or the discovery of new evidence which could not be reasonably available at the prior hearing may make a written request for a review by the Examiner within fourteen (14) days from the date of the Examiner's decision. This request shall set forth the specific ambiguities or errors discovered by such appellant, and the Examiner may, after review of the record, take further action as he deems proper. An appeal to the City Council is governed by Title IV, Chapter 8, Section I IO, which requires that such appeal be filed with the City Clerk, accompanying a filing fee of $75.00 and meeting other specified requirements. Copies of this ordinance are available for inspection or purchase in the Finance Department, first floor of City Hall. An appeal must be filed in writing on or before 5:00 p.m., June 21, 2004. If the Examiner's Recommendation or Decision contains the requirement for Restrictive Covenants, the executed Covenants will be required prior to approval by City Council or final processing of the file. You may contact this office for information on formatting covenants. The Appearance of Fairness Doctrine provides that no ex parte (private one-on-one) communications may occur concerning pending land use decisions. This means that parties to a land use decision may not communicate in private with any decision-maker concerning the proposal. Decision-makers in the land use process include both the Hearing Examiner and members of the City Council. All communications concerning the proposal must be made in public. This public communication permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence. Any violation of this doctrine would result in the invalidation of the request by the Court. The Doctrine applies not only to the initial public hearing but to all Requests for Reconsideration as well as Appeals to the City Council. NE ZQTH ST [! ~--.-----j----, ' I I l .. _ -----! ___ , __ J •• • I j I r; i I : i ' ___ .... --------: __ .,. .. (i~ \ " ..... ····t ~~~Li~~. 'LJUi1l~_J\,, . ~ 1 ~ ; ~ I 0 I r I ' '' ., THIS SKETCH IS PROVIDED, WITHOUT CHARGE, FOR YOUR INFORMATION. IT IS NOT INTENDED TO SHOW ALL MATTERS RELATED TO THE PROPERTY INCLUDING, BUT NOT LIMITED TO, AREA, DIMENSIONS, EASEMENTS, ENCROACHMENTS OR LOCATIONS OF BOUNDARIES. IT IS NOT A PART OF, NOR DOES IT MODIFY, THE COMMITMENT OR POLICY TO WHICH IT IS A TT ACHED. THE COMPANY ASSUMES NO LIABILITY FOR ANY MATTER RELATED TO THIS SKETCH. REFERENCE SHOULD BE MADE TO AN ACCURATE SURVEY FOR FURTHER INFORMATION. - • ~ !21 .... ( I ; f I ! I I i I ~6 Al 1.95 ACI ~ :,_ I /1: .4""1/23 t I SS3.t4 4551/il! SECTION: 10 TOWNSHIP: 23N RANGE: OSE 2,21 Al: ID4I 2.98 <.C well ":II VJ. *~ I 0 "' 4.52 AC IID40 4551/.tD r ·, ~ .· "' .. ..... : u, ... }? lJO.~e •.77 &C lmll -- • .1, C!TY OF RENTON JUN 2 1 2004 APPLICATION: RECEIVED Shamrock Property Preliminary Plat File No: LUA-04-030, PP, ECF CiTY CLERl<'S OFFICE APPLICANT: OWNER: LOCATION: SUMMARY OF REQUEST: Sara Slatten Cam West Development, Inc. 9720 NE 120th Place, suite I 00 Kirkland, WA 98034 Shamrock Hi~ands, LLC 9720 NE 120 Place, suite I 00 Kirkland, WA 98034 5500 Block of NE 4th Street Reconsideration of approval for an 11-lot Subdivision of a 4.68-acre site intended for detached single-family homes based on additional information and a revised site plan. The following request for reconsideration is for the Shamrock Property preliminary plat for 11 single-family lots. A total of six recommendations were issued on June 7, 2004 for City Council action. This reconsideration is in response to the first recommendation which reads; The plat shall be reduced to a 10-lot plat with the elimination of the currently proposed lot 10. Reconsideration is sought based on the following: 1) an error of law or fact An error in fact bas occurred as the following statements were made on page 6 of the recommendations, conclusion #2: The restrictions or constraints created by that large pond system are self created Cam West Response to Statement: A large detention pond has been required for the Shamrock Property due to existing site constraints. First, a shallow water table exists on the property which requires construction of a shallow pond. A shallow pond is inefficient as it requires more area to achieve the required volume capacity. Secondly, there is an existing storm outlet pipe that is located within NE 4th Street, adjacent to the frontage. The elevation for this outlet pipe is also dictating a shallow pond depth. Had these two constraints not been present, depth could be added to the pond and reduced the overall area needed. Originally, the detention pond on the Renton property was larger as it was intended to receive drainage for the entire Shamrock proposal including the King County site. Based on the topography it appeared the entire Shamrock plat drained towards the Renton property. Subsequently, it was determined that a drainage basin break existed within the King County site to the north and two detention ponds were needed; one on the King County site and one on the Renton site. As a result, the detention pond capacity within the city of Renton property was reduced. However, this capacity reduction did not significantly reduce the pond due to the present constraints mentioned above. This reduction of the detention pond within the Renton plat did not translate to an increase in lots on the King County site for this reason. Additional Justification for Proposed Revision to Hearing Examiner's Order: The city of Renton determines allowable density based on a net density calculation methodology. The allowable density for the Shamrock plat is 19-lots once the proposed right-of-way and wetland area are deducted from the gross acreage. The Shamrock proposal is for only 11 lots, well under the maximum density, due to the detention pond tract on site which is large not only because it serves a portion of the King County drainage but primarily because it is confined by constraints which are addressed above. Additionally, the city of Renton code provisions allow buffer averaging to occur and recognizes a balance between wetland preservation and reasonable use of the property. Prior to the Shamrock Highland's purchase, the property had been disturbed with filling and grading activities. A significant portion of the site contains black cottonwood and alder trees as outlined in Gary Schulz's wetland report dated January 12, 2004. A significant tree survey has recently been completed by Triad & Associates which shows the dominance of cottonwoods and alders throughout the site and within the proposed lot 10 boundary. We have reviewed our original proposal and can modify it to significantly reduce the wetland buffer impact associated .with lot 10. A reduced encroachment into the buffer can occur while preserving the significant evergreen trees within the adjacent buffer. The revised proposal will result in a significantly decreased buffer encroachment with an added buffer average area provided than what was presented at the plat hearing. The Shamrock proposal previously submitted met the city of Renton environmental code and was supported by city staff. A new proposal to further reduce the impacts associated with the wetland buffer combined with wetland enhancement is proposed and will better meet the city environmental code. A revised condition which would allow the retention of lot 10 is proposed: I) Modify the footprint for lot 10 to further reduce the impact to existing wetland buffer. Decrease the encroachment by at least 30 percent of the original encroachment subject to city of Renton approval. 2) Install a minimum of twelve evergreen trees, 6-8 feet in height, within the existing and/or added wetland buffer. Locations to be determined by a wetland biologist. Cam West to insure survivability for a monitoring period determined by the city of Renton. 3) Remove invasive blackberry bushes within the existing and/or added wetland buffer area as directed by a wetland biologist. 4) Install split rail fencing with wire mesh around the north and west sides of lot IO to discourage entrance and place wetland signs around the perimeter of the entire wetland buffer. Amend the CCR's to require this type of fencing for lot 10 for perpetuity. The wetland and corresponding buffer on the city of Renton Shamrock property is predominately covered with alder and cottonwood trees. Few significant evergreen trees exist in this area and all will be retained as part of our revised proposal. Invasive blackberry bushes would be removed and replaced with evergreen trees which are lacking within the wetland and buffer. Additionally, a single-family residence will be retained which is in keeping with the city ofRenton's goal and the growth management act to meet housing targets with the creation of single-family homes and to concentrate density in areas with existing infrastructure and urban services. .. Kathy Keolker-Wbeeler, Mayor Juhe 21, 2004 Fred Kaufman City of Renton Hearing Examiner 1055 South Grady way Renton, WA 98055 CITY 3F RENTON Planning/Building/Public Works Department Gregg Zimmerman P.E., Administrator ·suBJECT: Shamrock Preliminary Plat Request for Reconsideration . LUA-04-030, PP, ECF Dear Mr. Kaufman: The Development Services Division formally requests that your office reconsider the Shamrock Preliminary Plat recommendations prior to sending your recommendations to the City Council. Staff requests that you reconsider recommended conditions 1, 2, 3 and that you add your standard condition requiring compliance with the Environmental Review Committee (ERG) SEPA imposed conditions. • Condition number one states, The plat shall be reduced to a 10-lot plat with the elimination of the currently proposed Lot 10. The City's Comprehensive Plan allows for a maximum density of up to five dwelling units per acre (Policy LU 26). As a result of the Comprehensive Plan polic.ies, the City Council has adopted development standards specific to· eaQh zone, which implements those policies. Thus, the R-5 zone allows net densities to reach a maximum of five dwelling units per acre, when all critical areas are deducted from the project. . . . . In this case, .the Shamrock Preliminary Plat proposal only achieves a density of 2 .. 8 · dwelling units per net acre, which is well below the maxim1.1m density of five dwelling units per acre allowed. If another lot were remove~. the density would fall to 2.56 dwelling units per acre, which further diminishes the total new single-family lot count in · an area of the City, which was intended to achieve near maximum net densities. If proposed Lot 10 was to be eliminated and instead left as a large open spaceiwetland · · .. tract within the plat; the subject area may become an unattractive nuisance with litter . . · and unkempt vegetation. Staff expects this type of environment may foster other · inappropriate. activities. Therefore, staff requests that you eliminate this condition and replace it with the following language: Thl;J applicant shall be required to revise proposed Lot 1 O in order to minimize the impact to the wetland buffer. In addition, the applicant shall be required to· . enhance the wetland buffer within Tract B andnorth ofproposed Lot 10 with a minimum of 1 O nati\(e trees, as approved by a wetland biologist. This condition shall be completed · prior to final plat approval and be subject to the review and approval of the Development Services Division. • Condition number two states, The applicant shall save all significant trees on the · site that do not stand in the way of necessary right-of-way, driveways and -,-~~~~~.-0-55_S_o-ut_h_G-ra_d_y_W_a_y--R-e_n_to_n_,W_a_s_hm-.-gt-on~9-80_5_5~~~~~~~ m This oaoercontains 50°k recvded material. 30% oost consumer AHEAD OF THE CURVE reasonable building pads. The removal of all significant trees shall be reviewed and approved by a certified arborist selected and approved by the City but paid by the applicant. In lieu of attempting to save existing trees that were not planted with the intent of being located within a residential neighborhood setting (small lot single-family development), staff requests tl)at you revise this condition so that the applicant would be required to enhance the wetland buffer area and plant approved street trees, 15 feet on center, per lot, along the public street frontage (within the 20-foot front yard setback area adjacent to the new right-of-way). By revising this condition, you would eliminate the need to require the services and approval of a certified arborist, and, you would ensure that the new trees are an appropriate species and located in an appropriate location for a new single-family neighborhood. Staff anticipates attempting to utilize existing trees in a l"!ew setting, with new grades, roadways and structures may create -a future burden on the new homeowners. Therefore, staff requests that you revise Condition #2 to read as follows: The applicant shall be required to plant and maintain approved-street trees, 15 feet on center, within the 20-foot front yard setback of each lot that abuts a pub/ic right-of-way. This condition shall be completed prior to final plat approval and be: subject to the review and approval of the Development Services Division. In addition, .this .condition shall be included in the subdivision's Codes, Covenants and Restrictions (CGR's), and the maintenance becoming the responsibiiity of the Home~wner's Association upon project completion. • Condition number three states, Staff and thi/applicant should work tb attempt to come up with a way of proteetiiig p,assers-by from the,;storin water pond while allowing it to be visually appealin{(itpo$sible from·theNElh Street corridor. As this issue has become a great concerh: to the City, staff.reque~ts that you reinforce the language within this conditio11; Staff recommends th~tthe c9ndition language include re9uiring landsc~ping and:decorative fencintsci~e11in~ •. which would help to create a visually appealing frontage alorig the NE 4 .-Street corridor. As an example of what staff is ·atterripti~g,·to r~quire, -j ~iivet~ken photographs of the Maureen Highlands and Windsong·subdiyisjoris (see attached). As the photographs depict, the detention facilities are adequately screened with a combination of a decorative wood fence and landscaping around the perimeter of the fence. This in turn, -creates an appropriate screen when viewed by individuals traveling along the public· right-of-way. Therefore, staff recommends that you modify Condition #3 by adding the following language: The applicant shall be required to screen the .detention facility with a combination of decorative fencing and perimeter landscaping and irrigation. · This - condition shall be completed prior to final plat approval and be subject to the review and approval of the Development Services Division. Finally, staff recommends that you revise your recommendation to include the standard adoption of the SEPA imposed conditions, while stating in your decision-that, .The Applicant shall be required to comply with the conditions imposed by the ERG. Thank you in advance for your time and consideration regarding staff's request for reconsideration regarding the Shamrock Preliminary Plat. Please feel free to contact me ~I I...• at (425) 430-7219 should you have any comments or questions regarding this correspondence. q;l~d~ Jason E.tor:an Senior Planner cc: Camwest Real Estate Development Inc. I Owner Jay Covington Gregg Zimmerman Alex Pietsch Neil Watts Jenn if er Henning -"'!'---, Maureen Highlands '• -. M ,. Maureen Highlands Windsong ,. ,, Windsong Kathy Keolker-Wheeler, Mayor July I, 2004 Sara Slatten Cam West Development, Inc. 9720 NE 1201h Place, Suite I 00 Kirkland, WA 98034 CIT~ OF RENTON Jason Jordan Development Services 1055 South Grady Way Renton, WA 98055 Hearing Examiner Fred J. Kaufman Re: Shamrock Preliminary Plat, LUA 04-030, ECF, PP Dear Ms. Slatten and Mr. Jordan: This office has received two Requests for Reconsideration. The applicant would like to reverse the condition that reduces the plat from eleven (11) to ten (10) lots. Staff has also asked that the lot reduction be reversed. Staff also requested three other issues be reviewed. They have requested a modification to Condition #2 regarding tree retention. They requested a modification of Condition #3 in regard to screening along NE 4th Street. Finally, they asked that the ERC conditions be included as a condition of plat approval. Both the applicant and staff noted that the density requirements for the R-5 Zone require a minimum density and that due to the detention pond, the site already falls below that density. They both argue that reducing it further by reducing the plat to ten lots would be inappropriate. Code does allow reductions below the minimum if there are constraints in meeting the code- .· mandated density so that is not a complete limitation. But both parties also provide a reason to allow the eleven lots. The applicant has offered to reduce the buffer intrusion by 30% as well as . doing supplemental landscape improvements. Staff supports the effort. They both provided proposed conditions that would govern the eleven-lot plat and protect the wetland and buffer. The conditions suggested by the applicant and staff appear reasonable. With those conditions, it appears appropriate to allow the eleven-lot plat . . Staff has suggested that a ·number of the trees on the subject site are large but not significant, · poorly located and not generaily found in a residential environment and further some of them might prove to be hazards needing removal. Staff has suggested that street trees would be an· appropriate way to balance tree removal. This office will note that staff reported at the hearii;ig . that if neighbors want trees retained for aesthetics, they should more· actively work to retain trees . . Neighboring concerns alone should not determine whether or not trees are maintained on certain · sites. This office is concerned that while this plat is residential, it is designated for "rural ·residential" uses in the Comprehensive Plan. An effort should be made to not merely inanicure· the site with street trees but also retain some of the more natural appearance. This office will modify the condition allowing removal of some trees but trees along the perimeter of the wetland· and detention system shall be retained while street trees are added to the mix. ',j .. ____ 10_5_5_S_ou_th_G_ra_d_y_W:_a_y---R-en-to_n_, -W:-a-sh-in-g-to_n_9_8_0_55---(-42_5_)-43-0--6-5_1_5 ____ ~ This office agrees with staff that a decorative fence and landscaping be used to both protect and enhance the NE 4th Street corridor along the detention pond. The proposed language suggested · by staff appears reasonable. Finally, this office will add a condition requiring the applicant to comply with the conditions i"mposed by the ERC. Iri conclusion, the proposed plat appears reasonable as an eleven ( 11) lot plat with the initial conditions modified as follows (and restated in full): 1. The plat shall remain an 11-lot plat. 2. The applicant shall save all significant trees on the site within 20 feet of the.wetland, buffer or detention pond that do not stand in the way of necessary right-of-way, driveways and reasonable building pads. The removal of all significant trees noted above shall be reviewed and approved by a certified arborist selected and approved . by the City but paid by the applicant. 3. Staff and the applicant should work to attempt to come up with a way of protecting passers-by from the storm water pond while allowing it to be visually appealing; if possible from the NE 4th Street corridor. . 4. The applicant shall be required to screen the detention facility with a combination_.of decorative fencing and perimeter landscaping and irrigation, This condition shall be completed prior to final plat approyal and be..subject to the review and approval of the Development Services Divisjon.. . 5. The applicant shall place "No:Parking" si_gnage near the emergency vehicle hammerhead tumarouns) service the development. The satisfaction of this requirement shall be subject to the DevelopmentSerYices Division prior to-recording , of the plat. · · · 6. A homeowner's a;sociatio~ or maintenance agreem.eht shall be created concurrently with the recording ofthe·pJat in order to establish inaintenance responsibilities for this development. A draft ofthe·document(sfif necessary, shall be submitted.to the · City of Renton Development Services Division for review and approval by the City Attorney and Property Services section prior to the recording of the plat._ 7. · The applicant ·shall be required t~ pay the appropriate °Issaquah School District · .. Impact_Fee in the amount of $2,937.00 per home prior to building permit issuance. 8 .. Modify the footprint_ for Lot 10 to further reduce the impact to existing wetla_nd :buffer. Decrease the encroachment by at least 30 percent of the original -· .encroachment s~bject to City of Renton approval· 9 .. ·· Instali a minimum of twelve evergreen trees, 6-8 feet in height; within the existing . · . and/or added wetland buffer. Locations to be determined by a wet:Jand biologist. · · Cam West to insure· survivability for a monitoring period determined by.the City _of · Renton .. · 10. Remove invasive blackberry bushes within the existing and/or added ,vetla:nd buffer area as directed by a wetland biologist. · 11. Install split rail fencing with wire mesh around the north and west sides of Lot 10 to discourage entrance and place wetland signs around the perimeter of the entire wetland buffer. Amend the CCR' s to require this type of fencing for Lot 10 for perpetuity. 12. The applicant shall be required to plant and maintain approved street trees, 15 feet on center, within the 20-foot front yard setback of each lot that abuts a public right-of- way. This condition shall be completed prior to final plat approval and be subject to the review and approval of the Development Services Division. In addition, this condition shall be included in the subdivision's Codes, Covenants and Restrictions (CCR's), and the maintenance becoming the responsibility of the Homeowner's Association upon project.completion. 13. The applicant shall be required to.comply with the conditions imposed by the ERC. If this office can provide further assistance please submit those·requests in writing. Sincerely, -~d~f--- Fred Kaufinan Hearing Examiner City of Renton FK/nt · . cc: Mayor Kathy Keolker-Wheeler . Neil Watts, Development Services Jennifer Henning, Development Services DJ "'9 .. , , .. IJ Order No.: 20032764 EXHIBIT "A" PARCEL A: THE EAST V2 OF THE SOUTHWEST 1/4 OF THE SOUTHEAST 1/4 OF THE SOUTHEAST 1/4 OF SECTION 10, TOWNSHIP 23 NORTH, RANGE 5 EAST W.M.; . EXCEPT THE EAST 100 FEET OF THE SOUTH 150 FEET THEREOF; AND EXCEPT THE SOUTH 42 FEET THEREOF AS CONVEYED TO KING COUNTY FOR SOUTHEAST 128TH STREET BY DEED RECORDED UNDER KING COUNTY RECORDING NOS. 5755891 AND 5755892; SITUATE IN THE CITY OF RENTON, COUNTY OF KING, STATE OF WASHINGTON. PARCEL B: THE EAST 100 FEET OF THE SOUTH 150 FEET OF THE EAST V2 OF THE SOUTHWEST 1/4 OF THE SOUTHEAST 1/4 OF THE SOUTHEAST 1/4 OF SECTION 10, TOWNSHIP 23 NORTH, RANGES EAST W.M.; EXCEPT THE SOUTH 42 FEET THEREOF AS CONVEYED TO KING COUNTY FOR SOUTHEAST 128TH STREET BY DEED RECORDED UNDER KING COUNTY RECORDING NO. 5755891; SITUATE IN THE CITY OF RENTON, COUNTY OF KING, STATE OF WASHINGTON. (8 i -::, ! ~1 ::; I I D6 -3 T23N R5E E --1 J I ' 11 p 'L_JL --z I L Ct'. SE 112th Pl. . ___ 1 _ -~[~ ,__ ___ ;R--U4 SE 113: . ------~ --' ------------------------~ Q) R=.8-__ _ f i E -~ --Rj 8 ;:I ---; _____ _ f.:,::l (/) SE 118th L------,., _ _; St. SE 121st St. [ ~1 RM-I e ZONING P/B/FW T1!CHNICAL SERVICl!S ll/04I03 --. .. -· ··-. --.. R! 8 __ -f i --·-l i ' i !j R-+8 ii l lf F6 -15 T23N R5E E 1/2 ~ ...c: -+-> co -tj' ~ SE 117th E6 10 T23N R5E E 1/2 'illO From: To: Date: Subject: Bonnie, • "Sara Slatten" <sslatten@camwest.com> <bwalton@ci.renton.wa.us> 7/19/2004 4:14:34 PM Shamrock Property Preliminary Plat: LUA 04-030 • This notice is to confirm that CamWest would like to formally withdrawal our appeal on the Shamrock property preliminary plat. The reconsideration which was issued by Fred Kaufman on July 1, 2004 addressed our concerns and we do not wish to pursue an appeal. Thank you, Sara Slatten CamWest Development (425) 825-1955; phone (425) 825-1565; fax www.camwest.com From: To: Date: Subject: F.Y.1. Michele Neumann Patrick Roduin 6/21/2004 4:00:40 PM Request for Reconsideration We (or the Hearing Examiner) received a request for reconsideration regarding LUA-04-030, PP, ECF {Shamrock Property Preliminary Plat) from Sara Slatten with CamWest Development, Inc. today, June 21st, at 3:00 p.m. -Michele Neumann, x6504 City Clerk Division CC: Bonnie Walton ~ CITY OF RENTON City Clerk Division 1055 South Grady Way Renton, WA 98055 425-430-6510 0 Cash 1 Check No._......,.~Q .......... 18 __ .O Copy Fee · ~ Appeal Fee " . . Description: Name Address . City/Zip Receipt NE ii® ·. &/i1 1 /ioof Date .f11.~~ City.Staff Signature APPEAL -HEARING EXAMINER WRITTEN APPEAL OF HEARING EXAMINER'S DECISION/RECOMMENDATION TO RENTON CITY COUNCIL. J__ IJ/J. _0--, I _ D ~o p ;{] 1:: ,,..:r:-FILE NO. ''T ;:;;, ) r) f-C I - APPLICATION NAME: SH1lm£1CI? f~/J§fZTj f!Zell/YI//I.JA1i)( f(A~ The undersigned interested party hereby files its Notice of Appeal from the decision or CITY OF REl\51"0N recommendation of j · A-d I the Land Use Hearing Examiner, dated _ __,,~_._(,._J~fvE.~ __ 7_,___ ______ 20JJ!:::t__. 1. IDENTIFICATION OF PARTY JUN 2 1 2004 APPELLANT: 5//ftmfUt:K-/Hq/.fl/fr'l/05' tiLREPRESENTATIVE (IF ANY) RECEIVED ,-_ J CITY CLERK'S OFFICE Name: SIJM'[;ll'l-7Torv{ (Ytn1U5T Name:. _________ __,f;~~oo.pm MN Address: 97.JO IN& IJ.o-H-rfL-#foe) Address=·----------,----- ~ LWJ-qzo?Lf Telephone No. (4l~J<2)~ Jq·ss= Telephone No .. ___________ _ 2. SPECIFICATION OF ERRORS (Attach additional sheets, if necessary) Set forth below are the specific errors or law or fact upon which this appeal is based: FINDING OF FACT: (Please designate number as denoted in the Examiner's report) No._ Error: /Jl£1'!se 5f5E. fr7[1tC,tf&{) Correction:. __________________________ ~ CONCLUSIONS: /• No. __ Error:. ____________________________ _ Correction:. __________________________ ~ OTHER 1• No.__ Error: ___________________ _;__ ________ _ Correction: ______________________________ _ 3. SUMMARY OF ACTION REQUESTED: The City Council is requested to grant the following relief: (Attach explanation, if desired) Reverse the decision or recommendation and grant the following relief: , _ V Modify the decision or recommendation as follows: fLf3,/r5,E 5:r5E 11--71 c# ~ Remand to the Examiner for further consideration as follows: Other NOTE: Please refer to Title IV, Chapter 8, of the Renton Municipal Code, and Section 4-8-110F, for specific appeal procedures. heappeal.doc/forms City of Renton Municipal Cooe; Title IV. Chapter 8. Section 110 -Appeals 4-8-l 10C4 The notice of appeal shall be accompanied by a fee in accordance with RMC 4-1-170, the fee schedule of the City. (Ord. 3658, 9-13-82) 4-8-llOF: Appeals to City Council -Procedures l. Time for Appeal: Unless a specific section or State law providing for review of decision of the Examiner requires review thereof by the Superior Court <;)r1any other body, any interested party ,aggrieved by the Examiner's written decision or recommendation may submit a notice of appeal to the City Council, upon a form furnished by the City Clerk, within fourteen (14) calendar days from the date of the Examiner's written report. 2. Notice to Parties of Record: Within five (5) days of receipt of the notice of appeal, the (:;:ity Clerk shall notify all parties of record of the receipt of the appeal. 3. Opportunity to Provide Comments: Other parties of record may subi:p.it letters in support of their positions within ten (10) days of the dates of mailing of the notification of the filing of the notice of appeal. 4. Transmittal of Record to Council: Thereupon the Clerk shall forward to the niembers of the City Council all of the pertinent documents, including the written decision or recommendation, findings and conclusions contained in the Examiner's report, the notice of appeal, and additional letters submitted by the parties. (Ord. 3658, 9-13-1982) 5. Council Review Procedures: No public hearing shaJ.l be held by the City Council. No new or additional evidence or testimony shall be accepted by the City Council unless a showing is made by the party offering the evidence that the evidence could not reasonably have been available at the time of the hearing before the Examiner. If the Council determines that additional evidence is required, the Council shall remand the matter to the Examiner for reconsideration and receipt of additional evidence. The cost of transcription of the hearing record shall be borne by the applicant. In the absence of an entry upon the record of an order by the City Council authorizing new or additional .' evidence or testimony, and a remand to the Hearing Examiner for receipt of such evidence or testimony, it shall be presumed that no new or additional evidence or testimony has been accepted by the City Council, and that the record before the City Council is identical to the hearing record before the Hearing Examiner. (Ord. 4389, 1-25-1993) 6. Council Evaluation Criteria: The consideration by the City Council shall be based solely upon the record, the Hearing Examiner's report, the notice of appeal and additional submissions by parties. 7. Findings and Conclusions Required: If, upon appeal of a decision of the Hearing Examiner on an application submitted pursuant to RMC 4-1-050Fl, and after examination of the record, the Council determines that a substantial error in fact or law exists in the record, it may remand the proceeding to Examiner for reconsideration, or modify, or reverse the decision of the Examiner accordingly. 8. Council Action: If, upon appeal from a recommendation of the Hearing Examiner upon an application submitted pursuant to RMC 4-l -050F2 and F3, and after examination of the record, the Council determines that a substantial error in fact or law exists in the record, or that a recommendation of the Hearing Examiner should be should be disregarded or modified, the City Council may remand the proceeding to the Examiner for reconsideration, or enter its own decision upon the application. . 9:· Decision Documentation: In any event, the decision of the City Council shall be in writing and shall specify any modified or amended findings and conclusions other than those set forth in the report of the Hearing Examiner. Each material finding shall be supported by substantial evidence in the record. The burden of proof shall rest with the appellant. (Ord 3658, 9-13-1982) 10. Council Action Final: The action of the Council approving, modifying or rejecting a decision of the Examiner shall be final and conclusive, unless appealed within the time frames established under subsection 05 of this Section. (Ord. 4660, 3-17-1997) APPLICATION: Shamrock Property Preliminary Plat File No: LUA-04-030, PP, ECF JUN 2 1 2004 APPLICANT: Sara Slatten RECEIVED CllY CLERK'S OFFICE OWNER: LOCATION: Cam West Development, Inc. 9720 NE 120th Place, suite 100 Kirkland, WA 98034 Shamrock Hi~ands, LLC 9720 NE 120 · Place, suite 100 Kirkland, WA 98034 5500 Block of NE 4th Street 3·.00 pm µrv SUMMARY OF REQUEST: Reconsideration of approval for an 11-lot Subdivision of a 4.68-acre site intended for detached single-family homes based on additional information and a revised site plan. The following request for reconsideration is for the Shamrock Property preliminary plat for 11 single-family lots. A total of six recommendations were issued on June 7, 2004 for City Council action. This reconsideration is in response to the first recommendation which reads; The plat shall be reduced to a I 0-lot plat with the elimination of the currently proposed lot I 0. Reconsideration is sought based on the following: I) an error oflaw or fact An error in fact has occurred as the following statements were made on page 6 of the recommendations, conclusion #2: The restrictions or constraints created by that large pond system are self created. Cam West Response to Statement: A large detention pond has been required for the Shamrock Property due to existing site constraints. First, a shallow water table exists on the property which requires construction of a shallow pond. A shallow pond is inefficient as it requires more area to achieve the required volume capacity. Secondly, there is an existing storm outlet pipe that is located within NE 4th Street, adjacent to the frontage. The elevation for this outlet pipe is also dictating a shallow pond depth. Had these two constraints not been present, depth could be added to the pond and reduced the overall area needed. Originally, the detention pond on the Renton property was larger as it was intended to receive drainage for the entire Shamrock proposal including the King County site. Based on the topography it appeared the entire Shamrock plat drained towards the Renton property. Subsequently, it was determined that a drainage basin break existed within the King County site to the north and two detention ponds were needed; one on the King County site and one on the Renton site. As a result, the detention pond capacity within the city of Renton property was reduced. However, this capacity reduction did not significantly reduce the pond due to the present constraints mentioned above. This reduction of the detention pond within the Renton plat did not translate to an increase in lots on the King County site for this reason. Additional Justification for Proposed Revision to Hearing Examiner's Order: The city of Renton determines allowable density based on a net density calculation methodology. The allowable density for the Shamrock plat is 19-lots once the proposed right-of-way and wetland area are deducted from the gross acreage. The Shamrock proposal is for only 11 lots, well under the maximum density, due to the detention pond tract on site which is large not only because it serves a portion of the King County drainage but primarily because it is confined by constraints which are addressed above. Additionally, the city of Renton code provisions allow buffer averaging to occur and recognizes a balance between wetland preservation and reasonable use of the property. Prior to the Shamrock Highland's purchase, the property had been disturbed with filling and grading activities. A significant portion of the site contains black cottonwood and alder trees as outlined in Gary Schulz's wetland report dated January 12, 2004. A significant tree survey has recently been completed by Triad & Associates which shows the dominance of cottonwoods and alders throughout the site and within the proposed lot 10 boundary. We have reviewed our original proposal and can modify it to significantly reduce the wetland buffer impact associated with lot 10. A reduced encroachment into the buffer can occur while preserving the significant evergreen trees within the adjacent buffer. The revised proposal will result in a significantly decreased buffer encroachment with an added buffer average area provided than what was presented at the plat hearing. The Shamrock proposal previously submitted met the city of Renton environmenuil code and was supported by city staff. A new proposal to further reduce the impacts associated with the wetland buffer combined with wetland enhancement is proposed and will better meet the city environmental code. A revised condition which would allow the retention of lot 10 is proposed: 1) Modify the footprint for lot 10 to further reduce the impact to existing wetland buffer. Decrease the encroachment by at least 30 percent of the original encroachment subject to city of Renton approval. 2) Install a minimum of twelve evergreen trees, 6-8 feet in height, within the existing and/or added wetland buffer. Locations to be determined by a wetland biologist. Cam West to insure survivability for a monitoring period determined by the city of Renton. 3) Remove invasive blackberry bushes within the existing and/or added wetland buffer area as directed by a wetland biologist. 4) Install split rail fencing with wire mesh around the north and west sides of lot 10 to discourage entrance and place wetland signs around the perimeter of the entire wetland buffer. Amend the CCR's to require this type of fencing for lot 10 for perpetuity. The wetland and corresponding buffer on the city of Renton Shamrock property is predominately covered with alder and cottonwood trees. Few significant evergreen trees exist in this area and all will be retained as part of our revised proposal. Invasive blackberry bushes would be removed and replaced with evergreen trees which are lacking within the wetland and buffer. Additionally, a single-family residence will be retained which is in keeping with the city ofRenton's goal and the growth management act to meet housing targets with the creation of single-family homes and to concentrate density in areas with existing infrastructure and urban services. .! .. ··• CITY OF RENTON Shamrock Property Preliminary Plat File No: LUA-04-030, PP, ECF JUN 2 1 2004 APPLICATION: RECEIVED C!TY CLERK'S OFFICE APPLICANT: OWNER: LOCATION: Sara Slatten Cam West Development, Inc. 9720 NE 120th Place, suite 100 Kirkland, WA 98034 Shamrock Hi~ands, LLC 9720 NE 120 Place, suite 100 Kirkland, WA 98034 5500 Block of NE 4th Street 3',00 pm M.W SUMMARY OF REQUEST: Reconsideration of approval for an 11-lot Subdivision of a 4.68-acre site intended for detached single-family homes based on additional information and a revised site plan. The following request for reconsideration is for the Shamrock Property preliminary plat for 11 single-family lots. A total of six recommendations were issued on June 7, 2004 for City Council action. This reconsideration is in response to the first recommendation which reads; The plat shall be reduced to a 10-lot plat with the elimination of the currently proposed lot 10. Reconsideration is sought based on the following: 1) an error of law or fact An error in fact has occurred as the following statements were made on page 6 of the recommendations, conclusion #2: · The restrictions or constraints created by that large pond system are self created Cam West Response to Statement: A large detention pond has been required for the Shamrock Property due to existing site constraints. First, a shallow water table exists on the property which requires construction of a shallow pond. A shallow pond is inefficient as it requires more area to achieve the required volume capacity. Secondly, there is an existing storm outlet pipe that is located within NE 4th St.1'.eet, adjacent to the frontage. The elevation for this outlet pipe is also dictating a shallow pond depth. Had these two constraints not been present, depth could be added to the pond and reduced the overall area needed. Originally, the detention pond on the Renton property was larger as it was intended to receive drainage for the entire Shamrock proposal including the King County site. Based on the topography it appeared the entire Shamrock plat drained towards the Renton property. Subsequently, it was determined that a drainage basin break existed within the King County site to the north and two detention ponds were needed; one on the King County site and one on the Renton site. As a result, the detention pond capacity within the city of Renton property was reduced. However, this capacity reduction did not significantly reduce the pond due to the present constraints mentioned above. This reduction of the detention pond within the Renton plat did not translate to an increase in lots on the King County site for this reason. Additional Justification for Proposed Revision to Hearing Examiner's Order: The city of Renton determines allowable density based on a net density calculation methodology. The allowable density for the Shamrock plat is 19-lots once the proposed right-of-way and wetland area are deducted from the gross acreage. The Shamrock proposal is for only 11 lots, well under the maximum density, due to the detention pond tract on site which is large not only because it serves a portion of the King County drainage but primarily because it is confined by constraints which are addressed above. Additionally, the city of Renton code provisions allow buffer averaging to occur and recognizes a balance between wetland preservation and reasonable use of the property. Prior to the Shamrock Highland's purchase, the property had been disturbed with filling and grading activities. A significant portion of the site contains black cottonwood and alder trees as outlined in Gary Schulz's wetland report dated January 12, 2004. A significant tree survey has recently been completed by Triad & Associates which shows the dominance of cottonwoods and alders throughout the site and within the proposed lot 10 boundary. We have reviewed our original proposal and can modify it to significantly reduce the wetland buffer impact associated with lot 10. A reduced encroachment into the buffer can occur while preserving the significant evergreen trees within the adjacent buffer. The revised proposal will result in a significantly decreased buffer encroachment with an added buffer average area provided than what was presented at the plat hearing .. The Shamrock proposal previously submitted met the city of Renton environmental code and was supported by city staff. A new proposal to further reduce the impacts associated with the wetland buffer combined with wetland enhancement is proposed and will better meet the city environmental code. A revised condition which would allow the retention oflot IO is proposed: 1) Modify the footprint for lot 10 to further reduce the impact to existing wetland buffer. Decrease the encroachment by at least 30 percent of the original encroachment subject to city of Renton approval. 2) Install a minimum of twelve evergreen trees, 6-8 feet in height, within the existing and/or added wetland buffer. Locations to be determined by a wetland biologist. Cam West to insure survivability for a monitoring period determined by the city of Renton. 3) Remove invasive blackberry bushes within the existing and/or added wetland buffer area as directed by a wetland biologist. ~ ,. 4) Install split rail fencing with wire mesh around the north and west sides of lot 10 to discourage entrance and place wetland signs around the perimeter of the entire wetland buffer. Amend the CCR's to require this type of fencing for lot 10 for perpetuity. The wetland and corresponding buffer on the city of Renton Shamrock property is predominately covered with alder and cottonwood trees. Few significant evergreen trees ···· exist in this area and all will be retained as part of our revised proposal. Invasive blackberry bushes would be removed and replaced with evergreen trees which are lacking within the wetland and buffer. Additionally, a single-family residence will be retained which is in keeping with the city of Renton' s goal and the growth management act to meet housing targets with the creation of single-family homes and to concentrate density in areas with existing infrastructure and urban services. Kathy Keolker-Wbeeler, Mayor June 21, 2004 Fred Kaufman City of Renton Hearing Examiner 1055 South Grady VJay Renton, WA 98055 · CITY 3F RENTON Planning/Building/Public Works Department Gregg Zimmerman P.E., Administrator SUBJECT: Shamrock Preliminary Plat Request for Reconsideration LUA-04-030, PP, ECF Dear Mr. Kaufman: . The Oevelopm·ent Services Division formally requests that your offica reconsider the Shamrock Preliminary Plat recommendations prior to sending your recommendations to the City Council. Staff requests that you reconsider recommended conditions 1, 2, .3 and that you add your standard condition requiring compliance with the Environmental Review Committee (ERG) SEPA imposed conditions. • Condition number one states, Thq_ plafsha/1 be reduced to a 10-lot plat with the elimination of the currently proposed Lot 1 o. The City's Comprehensive Plan allows for a maximum density of up to five dwelling units per acre (Policy LU 26). As a result ofthe:Coinprehensive Plan polic.ies,.the City·· Council. has adopted development standards specific to· ea9h zone, which implements those policies. Thu.s, the R-5 zone allows net densities to reach a maximum· of five dwelling units per acre, when all critical areas ~re deducted from the project. · . In this case, .the Shamrock Preliminary Plat prQposal.oniy achieves· a density of 2 .. 8 · dwelling units per net acre, which is well below the maximum density of five dwelling units per acre allow~.· If another lot were remov~. the density would fall.to 2.56 · dweiling units per acre, which further diniiriishes the totar new singl~-family lot count in · an area of the City, which was intended to achieve near maximum net der,isities.'· · If proposed Lot 1 o was to be eliminated and instead left as a large :open spaceiwetfand · . tract within the plat; the subject area may become an unattractive nuisance with litter .· and unkempt vegetation. Staff expects this type of environment may foster other · · ·inappropriate activities. · . Therefore, .staff requests that you .elim.inate this condition and replace it with the . . . following language: The applicant-shall be r([Kluired to' revise proposed Lot 1 o· in order to_ minimize the impqct to the wetland buff er. ln addition, the applicant shall be rec,_uired t<;> · . .' enhance the wetland buffer within Tract B and-north otproposed Lot 10 with a minimum . of 1 o native trees, as approved by a wetland biologist. This condition shall be completed · prior to final plat approval and be subject to the review and approval of the Development Services DiviSion. ' • Condition number two states, The applicant shall save all significant trees on the · site that do not stand in the way of necessary right-of-way, driveways and --,-------l-05_5_S_o_uth_G_ra_dy-W.-ay---R-e-nt_o_n,-W.-a-sh-in-g-to_n_9_8_0_55 __ ___..._~--~ reasonable building pads. The removal of all significant trees shall be reviewed and approved by a certified arborist selected and approved by the City but paid by the applicant. In lieu of attempting to save existing trees that were not planted with the intent of being located within a residential neighborhood setting (small lot single-family development), staff requests that you revise this condition so that the applicant would be required to enhance the wetland buffer area and plant approved street trees, 15 feet on center, per lot, along the public street frontage (within the 20-f oot front yard setback area adjacent to the new right-of-way). · By revising this condition, you would eliminate the need to require the services and approval of a certified arborist, and, you would ensure that the new trees are an appropriate species and located in an appropriate location for a. new single-family neighborhood. Staff anticipates attempting to utilize existing trees in a new setting, with new grades, roadways and structures may create a future _burden on the new homeowners. Therefore, staff requests that you revise C9ridition #2 to read as follows: The applicant shall be required to plant and maintaifr approvecf stre(Jt trees, 15 feet on center, within the 20-foot front yard setback of each lot that abuts a public right-of-way. This condition shall be completed prior to final plat approval and be. subject to the review and approval of the Development Services Division. In ·addition, .this cyjndition shall be included in the subdivision's Codes, Covenants and Restrictions · (C{JR's}, and the maintenance becoming the responsibiiity of the Home~wn(lr's Association upon project completion. • Condition numb~r three states; Siaffand thei-applicant should work to attempt to come up with a way of protediiiigj;,µsseFS-by.from the.,;storin water pond while allowing it to be visually appealing;(-ifpo~ible from:·thi/NE/11 Street corridor. As this issue has become a great con~tnito the ·qtty, staff. requems that you reinforce the language within this oonditio~~ Staff recommends th~t,the cyndition language include r99uiring land5<:c1ping and :decorative fenci_ntsc::r~eriin_{(which would help to· create a VIsually appealing fr-0nt~e alor:Hrthe NE 4 .:'Street cornqor. As an example of what staff is atterriptin~:.tc:> r~Uife, ··1 h~~e\~ken photographs of the Maureen Highlands and Windsong:subdivi,sioris. (s~tittached). As the photographs depict, the detention facilities are adequately screened with a combination of a ' decorative wood fence and landscaping around the perimeter of the fence. This in tum, · creates an appropriate screen when viewed by individuals traveling along the public· right-of-way. · · · Therefore, staff recommends that you modify Condition #3 by adding the following · language: The applicant shall be required to screen the detention facility with a combination of decorative fencing and perimeter /andsqaping and irrigation. · This · condition shall be completed prior to final plat approval and be subject to the review and ·approval of the Development Services Division. Finally, staff recommends that you revise your recommendation to include the standard adoption of the SEPA imposed conditions, while stating in your decision-that,. The Applicant shall be required to comply with the conditions imposed by the ERG. Thank you in advance for your time and consideration regarding staff's request for · reconsideration regarding the Shamrock Preliminary Plat. Please feel free to contact me at (425) 430-7219 should you have any comments or questions regarding this correspondence. ?;~4~ Jason E.tor:an Senior Planner cc: . Camwest Heal Estate Development Inc~ I Owner Jay Covington Gregg Zimmennan Alex Pietsch Neil Watts Jennifer Henning .. ·~ Maureen Highlands Cl1Y OF RENTON APPLICATION: Shamrock Property Preliminary Plat File No: LUA-04-030, PP, ECF JUN 2 1 2004 RECEIVED CITY CLERK'S.OFFICE APPLICANT: OWNER: LOCATION: SUMMARY OF REQUEST: Sara Slatten Cam West Development, Inc. 9720 NE 120th Place, suite 100 Kirklan~ WA 98034 Shamrock Hi~ands, LLC 9720 NE 120 Place, suite I 00 Kirklan~ WA 98034 5500 Block of NE 4th Street Reconsideration of approval for an I I-lot Subdivision of a 4.68-acre site intended for detached single-family homes based on additional information and a revised site plan. The following request for reconsideration is for the Shamrock Property preliminary plat for 11 single-family lots. "A total of six recommendations were issued on June 7, 2004 for City Council action. This reconsideration is in response to the first recommendation which reads; The plat shall be reduced to a 10-lot plat with the elimination of the currently proposed lot 10. Reconsideration is sought based on the following: I) an error oflaw or fact An error in fact has occurred as the following statements were made on page 6 of the recommendations, conclusion #2: The restrictions or constraints created by that large pond system are self created Cam West Response to Statement: A large detention pond has been required for the Shamrock Property due to existing site constraints. First, a shallow water table exists on the property which requires construction of a shallow pond. A shallow pond is inefficient as it requires more area to achieve the required volume capacity. Secondly, there is an existing storm outlet pipe that is located within NE 4th Street, adjacent to the frontage. The elevation for this outlet pipe is also dictating a shallow pond depth. Had these two constraints not been present, depth could be added to the pond and reduced the overall area needed Originally, the detention pond on the Renton property was larger as it was intended to receive drainage for the entire Shamrock proposal including the King County site. Based on the topography it appeared the entire Shamrock plat drained towards the Renton property. Subsequently, it was determined that a drainage basin break existed within the King County site to the north and two detention ponds were needed; one on the King County site and one on the Renton site. · As a result, the detention pond capacity within the city of Renton property was reduced. However, this capacity reduction did not significantly reduce the pond due to the present constraints mentioned above. This reduction of the detention pond within the Renton plat did not translate to an increase in lots on the King County site for this reason. Additional Justification for Proposed Revision to Hearing Examiner's Order: The city of Renton determines allowable density based on a net density calculation methodology. The allowable density for the Shamrock plat is 19-lots once the proposed right-of-way and wetland ar~ are deducted from the gross acreage. The Shamrock proposal is for only 11 lots, well under the maximlUD density, due to the detention pond tract on site which is large not only because it serves a portion of the King County drainage but primarily because it is confined by constraints which are addressed above. Additionally, the city of Renton code provisions allow buffer averaging to occur and recognizes a balance between wetland preservation and reasonable use of the property. Prior to the Shamrock Highland's purchase, the property had been disturbed with filling and grading activities. A significant portion of the site contains black cottonwood and alder trees as outlined in Gary Schulz's wetland report dated January 12, 2004. A significant tree survey has recently been completed by Triad & Associates which shows the dominance of cottonwoods and alders throughout the site and within the proposed lot 10 boundary. We have reviewed our original proposal and can modify it to significantly reduce the wetland buffer impact associated with lot 10. A reduced encroachment into the buffer can occur while preserving the significant evergreen trees within the adjacent buffer. The revised proposal will result in a significantly decreased buffer encroachment with an added buffer average area provided than what was presented at the plat hearing. The Shamrock proposal previously submitted met the city of Renton environmental code and was supported by city staff. A new proposal to further reduce the impacts associated· with the wetland buffer combined with wetland enhancement is proposed and will better meet the city environmental code. A revised condition which would allow the retention oflot 10 is proposed: 1) Modify the footprint for lot IO to further reduce the impact to ·existing wetland buffer. Decrease the encroachment by at least 30 percent of the original encroachment subject to city of Renton approval. 2) Install a minimlllll of twelve evergreen trees> 6-8 feet in height, within the existing and/or added wetland buffer .. Locations to be determined by a wetland biologist. Cam West to insure survivability for a monitoring period determined by the city of Renton. 3) Remove invasive blackberry bushes within the existing and/or added wetland buffer area as directed by a wetland biologist. 4) Install split rail fencing with wire mesh around the north and west sides of lot 10 to discourage entrance and place wetland signs armmd the perimeter of the entire wetland buffer. Amend the CCR's to require this type of fencing for lot 10 for perpetuity .. The wetland and corresponding buffer on the city of Renton· Shamrock property is predominately covered with alder and cottonwood trees. Few significant evergreen trees . exist in this area and all will be retained as part of our revised proposal. Invasive blackberry bushes would be removed and replaced with evergreen trees which are lacking within the wetland and buffer. Additionally, a single-family residence will be retained which is in keeping with the city of Renton's goal and the growth management act to meet housing targets with the creation of single-family homes and to concentrate density in areas with existing infrastructure and urban services. . . '- CERTIFlr,AlE WHEN RECOROEO RE'TURN 10: r. the c:;::::rsigned, ~ Clerk of the City of Renton, W:nhington, certify 1bat thls Is a true Office of th• dty ~~-=-rlt Renton Munict;,1 i,L11lding 2Qll MIJt!',·enue South Ren~A. 9IIOM u, and correct copy of. ~ C) "" t._~ Subsai>ed and 92/, C..? ~ ··_:·:· ~ -;::.: c: '". - tn .... ~ ----CI'rlr OF RENTON, WASHINGTON ORDINANCE NO. 4612 SERTICE J:R A POK7l:Oll OP THE SOUTB El:GBLANDS, BEA"l'BBJil DOWBS, Am> DPI..EWOOD SlJB-BASDJS AJ,1D BSTABLl:SBIBG TD AIIOlD1T OP THE CHARGE tJP(>lif CONNECTI:ON TO 'l'BK l'ACIL:I'fiES • THE CITY COUNCIL OF THE CITY OF RENTON, WASHINGTqN, DO ORDAIN AS FOLLOWS : SBCTXCJN :t# There is hereby created a_ Sanitary Sewer Service Special ASsessment District for the area served by.the Bast Renton Sanitary Sewer Intercepto~ in the northeast quadrant of the City of Renton and a portion of its urban growth area· within unincorporated King County, which area is more particularly described in Exhibit "A" attached hereto. A map of the service area is attached as EXhi.bit ·B.• The recording of this document is to provide notification of potential connection and interest charges. While this connection charge may be paid at any time. the I City does not require payment until such time as the parcel is connected to and thus benefiting from the sewer facilities. The property may be sold or in any other way change hands without triggering the requirement, by the City, of payment of the charges associated with this district. DEVELOPMENT PLANNING CITY OF SOI$ :II. Persons connecting to ·the sanitary sewer MA&i.Dit~4in this Special Assessment District and which properties I "" -~ .,. --i i ~ "" .... "" = ~ ;a: --... ,.. B ,... "" en <=> = ...., ,-::m: i .., l \ ~ ~ t ~ i ' I i P. I I I « J 1 t ! .. • l l I ! ill ORDINANCE 4 612 have not been charged or assessed with all costs of the East Renton Sanitary Sewer Interceptor, as detailed in this ordinance, shall pay, in addition to the payment of the connection permit fee and in addition to the system development charge, the following additional fees: A. Per Unit Charge. New connections of residential d~elling units or equivalents shall pay a fee of $224.52 per dwelling unit and all other uses shall pay a Wlit charge of $0. 069 per square foot of property. Those properties included within this Special Assessment District and which may be assessed a charge thereunder are included within the boundary legally describeq. in Exhibit "A0 and which boundary is shown on the 'mcp attached as Exhibit aB.0 SECTJ:ON r:z: I: • In addition to. the aforestated charges, there shall be a charge of 4.llt per annum added to the Per Unit Charge. The .interest charge shall accrue for no more than ten (10) years from the date this ordinance becomes effective. Interest charges will be simple interest and not compound interest. SECTION :IV. This ordinance shall be effe.ctive upon its passage, approval, and thirty (30) days after publication'. PASSED BY THE CITY COUNCIL this"l..Q!h day of June ..L 1996 . City Clerk 2 ,t ' t I " I i I l i I l ! i r i ; i l l I I '.I ~ ~ • ~ ;t •t { • i ORDINANCE 4.612 APPROVED BY THE MAYOR this 10th day of. __ J_u_n_e _____ , 1996. Jes~anner, Mayor Appro~as to fo:an: oe~~~Q·- Lawrence J. Warren, City Attorney Date of Publication: 6/14/96 ORD.576:5/20/96:as. 3 J ,~~~--------------------------------------------------llm! I I I • I ! . ' i i ] • i • j J l i Exhibit A LEGAL DESCR1PTION OF THE SPECIAL ASSESSMENT DISTRICT FOR THE CITY OF RENTON -EAST RENTON INTERCEPTOR Portions of Sections 8. 9. 10. 11. 14. 15. 16. 17. 21 and 22 ail in Township 23N, Range 5E W.M. in King County, Washington Section 8, Township 23N, Range SE W .M. All of that portion of Section 8, Township 23N. Range SE W.M. lying East of the East right-of-way line of SR-405 and South of the following described-line: Beginning at the intersection of the East line of said Section 8 with the centerline of NE 7th Street: thence Westerly along said centerline of NE 7th Street to its intersection with the centerline of Sunset Boulevard NE; thence Northerly along the centerline of Sunset Boulevard NE to the North line of the Southeast lA of said Section 8; thence West along said North line to the East right-of-way line of SR-405 and the terminus of said line. Section 9, Township 23~ Range 5E W.M. All of that portion of Section 9. Township 23N. Range 5E W.M. lying South and East of the following described line: · Beginning on the centerline of ·NE 7th Street at its intersection with the centerline of Edmonds Avenue NE; thence Easterly along the centerline of NE 7th Street to its intersection with the centerline of Monroe Avenue NE; thence North along said centerline to the South line of the Northeast 1A of sa1d Section 9; thence East along said South line to its intersection with the centerline of Redmond Avenue NE; thence Northerly along said centerline to its intersection with the centerline of NE 10th Street thence East along said centerline to the East line of said Section 9 and the terminus of said line. Section 10, Township 23N, Range SE W.M. All of that portion of Section 10. Township 23N. Range 5E W.M. lying Southerly and Westerly of the following descnbed line: Beginning on the West line of Section IO at its intersection with the North line of the South 1h of the North 1h of said Section l O; thence East along said North line to its intersection with the centerline of 142nd Avenue SE; thence Southerly along said centerline to its intersection with the North line of the Southeast 'A of said Section 1 O; thence East along said North line to its intersection with the East line of said Section 10 and the terminus of said line . ., i f l 1 f ~ I I I I Legal Description of the Special Assessment District ft»' the City of Renton-East Renton In!!!!!fwr Section 11, Township 23N, Range SE W.M. All of the Southwest 1A of Section 11. Township 23N. Range SE W.M.. Section 14, Township 23N, Range SE W.M. Page2of3 All of that portion of Section 14. Township 23N. Range SE. W.M. descrlbed as follows: All of the Northwest ¥I of said section, together with the Southwest ~ of said section. except the South 'h of the Southeast 'A of said Southwest 1,4 and except the plat of McIntire Homesites and ¥.i of streets adjacent as recorded in the Book of Plats, Volume 58. Page 82, Records of King County, Washington. and except the South 151.55 feet of the East 239.435 feet of Tract 6, Block 1 of Cedar River Five Acre Tracts as recorded in the Book of Plat.s, Volume 16, Page 52, Records of King County •. Washington, less 1h of the street abutting said portion of Tract 6, Block 1, and less Tract 6, Block 2 of said Cedar River Five Acre Tracts, less 1h of the street adjacent to said Tract 6, Block 2, and except the South 82. 785 feet of the East 150 feet of Tract 5, Block 2 of said Cedar River Five Acre Tracts and Jess ¥.! the street adjacent to said portion of Tract 5, Block 2. Section 15, Township 23N, Range 5E W.M. All of that portion of Section 15, Township 23N, Range 5E. W.M .• except the Southwest ¥r. of the Southwest 1A of the Southwest ~ of said section. · Section 16, Township 23N, Range SE W.M. All of that portion of Section 16, Township 23N. Range SE W.M .• except that portion of the Southeast 1A of the S9utheast l4 of the said Section 16 lying East of the East line of the Plat of Maplewood Division No. 2 as recorded In the Book of Plats Volume 39. page 39. Records of King County Washington and its Northerly extension to the North line of said Southeast \4 of the Southeast 1A of the said Section 16 and except that portion of said section lying Southerly of the Northerly right-of-way line of SR-169 (Maple Valley Highway). ' Section 17, Township 23N, Range SE W.M. All of that portion of Section 17, Township 23N, Range 5E W.M., lying Northeasterly of the Northeasterly right-of-way.of SR-169 (Maple Valley Highway) and Easterly of the East right-of-way line of SR-405 less that portion lying generally West of the East and Southeasterly line of Bronson Way NE lying I I ! t i I I i l ~ ; ; • i i ! f J I ~ ' I I i ! l.Lgal 'Description of the Spet:illl Assessment District for the City of Renton -&st Renton miert:eptor Page3of3 between the South Jine·ofthe NE 3rd Street and the Northeasterly margin of SR- 405. section 21, Township 23N, Range SE W.M • . All that portion of Section 21. Township 23N, R SE W.M. lying Northeasterly of the Northeasterly right-of-way line of SR-169 (Maple Valley Highway) and West of the .East line of the Plat of Maplewood Division No. 2 as recorded in the Book of Plats, volume 39. page 39. Records of King County, Washington. Section 22, Township 23N, Range SE W.M. All of that portion of Section 22, Township 23N, Range SE W.M. descrtbed as follows: · All of the Northwest ~ of the Northeast ~ of said Section 22 lying Northerly of the Southerly line of the Plat of Maplewo~ Heigh~ as recorded in the Book of Plats, volume 78, pages 1 through 4, Records of King County, Washington. : Together with the North 227.11 feet of the West 97.02·of the Northeast~ of the Northeast * of said Section 22. I I t f l • ' I i ) f i ! f I ! f l 1 .... SY .. -.-- Exhibit B EAST RENTON INTERCEPTOR Special Assessment District Boundary ·1:24,000 ------Oty limits Sl'.hba e SANITARY SEWERS ~Worla dnt~e.V'taneslci 20 May 1996 CZT.Z-.zJ 5peaa1 Assessment Didrid I ·-.. (llf' I .. R/W 2108 137A UTILITY ARO OIUUNACC CASCIIEIIT 2 ! t!-D'"I ... mis tllOtlllURE ude tllls !!!: daJ of <'u ·nuu:-<-..· , l!I _u__.. he\11ee11 {ffl'3fiii~'!'r t:er.Ji~{irt~fi«wtiiff!n"11 ~;~':~ Wasbl119tan, hec"efnarter called tlle GIWITU ..: . , ..,. IIITIIESsrnt: The south S feet of tbe West 40 feet of the following descc1bed paccel of lend Tile East 100 feet of the South 150 feet of the Southveat 1/4 of the Southeast 1/4 of the Southeast l/4 of Section 10, Township 23 Horth, Range 5 Bast, II N • ~1n9 County, Washington, LESS County road. contains an area of 200 sq ft., oc O 0046 acres, R/L. R/11 2108 -S,£. 128Tft STRBET ~ -;..- ~ t • r' - 00 ........ 00 Said GRIJITEE, Its successors and assigns. shall hne the right at sucll time n aay be necessary, to enter Upoa said property for the purpose of construttlng, r-eco,istructlng, 111h1talnf119 and repairing said utiht1es and drunage fac1hty. II llllllEn 1111£R[Of said GRARTOII first abffe wrl t~ :-A,llP1/~ ..c ~<.h.jl<.. U ./)luu.., has hereunto set his hand and sea I the day and year -~G~~ ,. /IC ,;"t: R/W 2108 136 i'.~,: ......... "·. ~ ... ~ UTILITY ANO nnAINI\GE EASEHENr THJS H:OENHIRE 1111u1e this .,7/p !f;° , 19.£:Z_, between 'oil fNES<;ETll: · The said ~RANTOR. fnr and In conslderatfon of ..... F~o~u ..... r-.;;;R_u~n~d~r~e~d;;...;F;;;.;;;i~f-t.Y ..... aMn~d .... n~o;;..:;../~l-O_O'--~ Dcll~rs ($450.00,-----------------------------------------------and other vi1uable constderatton: rec:elr,t whereol ts hii'rehy acknowledgel;"""do by these presents grant unto the ;a1J GRANTH, Its s:11ccPssors and Hslgns, a right of way easelll'!nt for uti litics ,,ml drainage fao::ility over, through, across and und~r the property herein ,1ec;crlber1. s1 tua•er1 In King r.ount)', Washington, being more particularly descrtne~ as follows: The South 5 feet of !.:he following: The East l/2 of the Suuthwcst 1/4 of the Southeast 1/4 of the S,-iutheast 114 of 5£:.::i:ion 10, Township 23 North, Range 5 ·East, l·J.M., Kin,i <'.01111ty, Wd3hington: ~XCBPT the South 42 feet for road conveyed to King County for Southeast 120th Street by Deeds recor~ed under Recording Nos. 5?55~9l and 5755692. c~nt~in~ an dre~ ~f l,151 sq. ft., or 0.026 acres, M/L. R'W 2105 -s.r. 129TH STREET RE,:-C· F Cl=(S11SL filed For Record At The Request Of dL.1 t. ~t;;,; t,l!lg Count Real Property Division Snlc1 Gl1At:TEE, itc; succes:;ors an,I assigns. shall have the right at such time as may be nece~~!ry, to enter :,po11 :at:1 nrooerty for the purpose of constructing. reconstructing. maintalr.1119 ar.d repa!rln:i c;aH T!l WI lNt ss WHERE.OF sa 1 :1 ~RI\IITOR first .:illovl! written. has hereunto set his hand·and seal the day and year . -,, . / .. _, ._;, I! 1./,/ , . / ,-, ... '-• ,,c ·-t~ t . / ,., . '· ~---~~J:c_ ,,;;;;"' GRANfoR . .•/ ,.· '· ! I·., ,.._., ... .._ .. "\,.'-_ · ~~2) )a -t ·%iffi~ ~i4 &&1..0 \...__ . ',i-'.,., S TI\TE e:.:-ilA '.ill rnr, TON ss COl.mH OF um; F> Cn this l!;;y p.,ersnr.al1y apµeared h!!fore 111(! /.-¥3 ~ "~'fai'fi6'i(,;....r""f;J. end .. 1.:?ll....,, ~ ,4. /;,.~cl:.'<i to 11K' lnown~~e Ui' lnvn ls escrned In and who u.ecufo~ Uic~lthfi111niSfnreg~.1ng 1nst,·ument, and acknowledged that they sfgned the same as tt.etr "tree-..utd .. ~o 1 unt11ry a:: t and <Ir i?d. for the uses and purposes therein mer.tf oned • . , .... :~ .. --. fi'.{-.-· {i[ /?, Glv.e:('~dr,-.in}' ... ~''1d 11•,d niflc! .. t se1,l tills Z_:::_ day of LJ l(!TC;o-:££.. 19~. ·l_· ......... ~ .. i;, ~--~-:::7 j/:"',,l',r1~,. /.·-., _,.-/~--. ' ·r. '\.ii . •• • ' -·-~A--. __. .·;,: ·. .. •.;. ' llotXn,' ,or fnar0orl: e •C.,.. r Qi,: \·.,::_.:~_._:_·,:,: __ 1_:-.... "t,.·.:, ' • .-· Shte ~~gton. residing at au• >ni: 1 ... ...... . ::: ~~-l' ... ~ ::.· ...... ··:.:i ·...:...~ ·_z :· .:::~::.~~"'"-.......... ..,,., ~· .... :-·.· ..... · .. -ii~ '":: .. -~- ·"' ~,¥· ,, .. :-~-J.-?, . ·_-,'!. ·-.,. ,.!.·.::-. ··-·-.J· . ,• ... ·,.., '}~} ;:--:...~. PUGET ~OWER RERECORDED FOR PAYMENT OF EXISE TAX ~ ·/ l.:d ''f ~1 EASEMENT For and in considcnllion of One Dollar (S 1.00) and other valu;iblc consideration. lbc receipt of whicb i1 hereby acknowledged. JAMES F. BRIERE and HARCIA L. BRIERE I husband and vffe I and GERALD J. BRIERE and GAYLE A. BRIERE, husband and vi fe ("Or:1n1or• herein), hereby gr.,n1s. conwys Dnd Wllflllnls 10 PUGET SOUND POWER & LIGHT COMPANY. 11 Washinglon corporation ("On1111e.=" herein), for the purposes hc:rcinaf1cr Sci forth. a perpetual i;ascmcnt over. acrms and under 1hc following described rcDI property llhc "Property" bcrcinl in KI as: Coamy. WDsbin&ton: I:,, 1_11.) t ~8/IJ/.,":,'!:! t,:tl_'.l) t- t.;1-1!::,H!:>L .. .,. .... >b. uu t• •• , 1 _., The East 100 feet of the South 150 feet of the East half of" the -· Southwest quarter of the southeast quarter of the Southeast - quarter of Section 10, Township 23 North, Range 5 East, w.H., in King County, Washington, EXCEPT the South 42 feet for road~ .. ~~;;; \E10122a2 E"l"l:.pi~.maµ~othcno-ise so:t fotth bcrcin Grantee's rights shall be: exercised upon 1ha1 portion or the Property (lhc ·Right•of-Way" hc:rcin) described as follows: Alrti&~JJrNi&l l / {If It Ifft t It ff { f lclJ. U /Jr/11.lr/Jl.;Jil;l t ft 11 t iii t t t t t t l Ud hi lrlr:Nvfi8fri rlrl lilrJ:,Js/cfc Jr/J Jcli(rl~rl.rJ JrUrlt/JJl:1.k/.rJJJl The South ten (10) feet of the obove described prope~ty. F!LED ;-OR RECORD AT REQUEST Of: ,E:E:,·'(•5~'31 ~ECD ~ •::ASHSL PUCE i POV.FR RE.l,L !;~TATE DEPARTMENT r..-,. ao:, 970~4 6ELLt;\'Ut:. WP.sJ-:li'!GTON 98009·9734 lt.TI'ENTION: JAJ.iET OLSEN l % i:XCISE T /1.X HOT REQUIRED $ it:~ ~1\ i=: ~: ,::t:: C'i1:1!,iOn sr (. ( 1:r.·&,.rlr1) . Deputy '!., .. {,,:. ~,: .. :lf:'!'f:€ •• o::,· ·:. II I. Purpose. Gr.inlcc shaR have the righl 10 constnu:t, O(IUDIC. maintain. repair, n:plaa: nnd cnla111e one or more clmric 1ransmission and/or dislribu1ion lines over and/or under the Righi-or-Way 1ogt1hcr wilh nil necessary or convenient appunenanccs 1hcre10. which may include bul arc not limited 10 the following: 11. 0Ycrhead fadllllcs. Pules and/or towers wi1h crossarms, braci:5, guys :and anchors, clcaric lransmission and dislribulion lines; communic:ation and signal lines; 1r:insformers. b. Underground fadUUcs. Underground conduiu, c:;iblcs, vaults. m:inbolcs, swilchcs and transformers; semi- buried or ground moun1cd l'aci,hii:s such PS pads, tr:insfnnrn:rs and switches. Following the initial cons1r~ion or ils facili1ics.. Omnlee may from time 10 lime conslruct such addilional Jines and other facililics as ii may n:quire. 2. Accas. Orallla:shall have the righl of access 101he Righi-of-Way ever and across lhc ProptTty 1oe1t1blc Granla:lo caercisc il r'gbis hereunder, provided, lb.ii Grantee shall cor.1pcnsateGran1or for any damage 10 the P,opcnycauscd by the Cllcn:isc or said righl of acccu. 3. Cullln& ofTrecs. Ciran1ecsball havc1he righ110cm or uim any and all brush or trttS standing or growing upon the Righi-of-Way, and also therighl lo cut or 1rim any 1"'15 upon 1he Properly which, in falling. could, in Omn1cc's rC11Sonablc judgemeq1. be a haianl 10 Grantee's facilities.. 4. Cranlor'I me of Rlchl-0J..Wa7.0ran1or mcms 1bc right 10 use the Rigb1-of-\V11y forany purpose not inconsistent with 1he ris)ias hc:rcin gmnlc.:I. provided, that Gran1or shaU nol construct or main111in.ony building or 01h~ lltruc:tuR on lhc Righi-of-Way and Gran1orshall ilo ao blasting wilhinlOO fed orGr.inlcc's facili1ics wilhoDI G111n1ce's prior writlen conscnL S. lndmmlly. By 11ccc:p1ing ond n:cording this CDSCl'llffll. Gran1cc agrees 10 indemnify and hold harmlm Gralllor from any and o:lcl.iims for injuries and/or di1magen11ffcn:d by any pc.rson which may be caused by lhc GmnlCc'sCllCreise of Ille rights herein granted; provided. that Gmn1cc shall not be n:sponsibk tiJ Grontor for any injuries and/ or damages 10 a11y penon caused by acts or omissions of Cimnlor. 6. Abaadonmmt. The rights hcmagranlcd shall continue until such Ii mus Cimnlcc ccascs 10 use the Righi-of-Woy for a period or five (S) sucassive years, in which event this t11scmcn1 shaD 1cnninate and all rigbas hcn:undcr sball reven 10 Grantor, provided. that no abaadonmmt shaU bcdecmd lo h.avc occumd by n:ason orGnnuer's failuRID initially imlaD its facilita on the Right-of.Woy within any period ofliw from the dole hereof. 111uo 1-111 R-2637 8705924 KJ-AC001 235-40 PARCEL NO. 6 :! I ! ~-----·--- 7. SaHISICll •nd Aulps. The righls and obliga1iam of 1he panics shDO inan: 10 the bcndil of and be blndins upon !heir rapcetwc succc:ssars and assigns. 1Vi .... ""' y/ ,19- STATE OF WASHINGTON ) ss COUNTY OF ) C-= r- ~ = co ) ss ) CORPORATE ACKNOWLEDQMENT COUNTY OF On 1his-dny or , 19--, before me. 1hc 1111dcrsigncd, personally appeared ------------~~-~~-~and-------~-----~--~--10 me known ID be 1he nd , n:spcc1ivcly, of --------------------•he corpora1ion 1h31 extc111ed 1he foregoing ins1rument, and acknowlcd_ged lhe said instrument lo be the free and volunlllry act and deal of said c:arporation, far 1he uses and purpmcs therein mcntiomd. and an o:ilb Slated 1ha1 au1horized 10 CJlCCUlC chc 1Bid ins1rumm1 and 1hal the SC:tl afl'ilted ii; lhc corpora1c 5CIII or said corpora1ion. Wilncss my hand and official seal hereto affi~d the day and year lirsr above writlcn. Notary Public in and for rhe Slate of Washington, residing al ~c:i n-< xfi~ =::;;;-OV,rr. n~!:" Or-.' . c--:· -'=:-.-. =ie~·~z S..::. =-: T, ·-· --·-----· ···--·-------- --~ .... .. \0 = = CD ::a '" C, '"' ~l ._ :... ·c,, io -~ :z. "' C, ~ -: r•: C -C°• 0 > ~ _; .. ., PUGET POWER RERECORDED FOR PAYMENT OF EXICISE TAX EASEMENT -re:~· '· .• +· r..o/,) 7 v{. For and in coasidera1ion of One Dollar (SI.DO) and u1hcr \'llluablc consideration, the reci:ipt of wbicb is hereby JAMES F. BRIERE nnd MARCIAL. BRIERE, husband ond wife, and CERAJ.D ocknowlcdp, -~J~•:.....!:B~R~I:E~RE~a~n:d:.....:GA::..::TI..::E~A~.:...:B~R~t~ER:::.::EL1_h~u~s~b=o~n~d_a~n~d:...;:w~t~f~e----------------------------~-::; -------------------------------------:---:-'."."'.':'::-:"".'."'.".".":'.'::-:--:-"'."::'~'"".'"-------(: 1•orontor• hmin). hcn:by sronts. conveys alld wam1111s 111 PUGET SOUND POWER & LIGHT COMPANY, a ~-' Washington ~rporolion 1·Gron1ce· herein), for the purposes hcteinarlef set fonh.11 pcrpcwal cucmcn1 11\'Cf', IICl'OSS and . -,: .;:;";!\~~,_., .. -~~~~~-.... = ~=~~=:. ~;.~lf of the South-st quorter of the Southeast quarter:: the Southeast quarter of Section 10, Township 23 North, Range 5 East, w.M., in King County, ~ashington; EXCEPT the East 100 feet of the South 150 feet: EXCEPT the South 42 feet conveyed to King County for Southeast 128th Street by Deed recorded under Auditor's File No. 5755891. F.xccpl as may be 01h,~rwisc sei fonh herein Gmn1ee'• ri~s shan ~ exercised upon 1hl11 portion or the Property (lhc ·Righ1-or.Woy· herein) described as foRows: A Plil,t/tlJfN!A~ I II { II( Ill[ II Ill llJJJ IJl.·fd4.gJJ.iiJitl 11111111 II t I {I 11 /,J:J 6U11/:1il,,U,Wdrfr.J;tiA'/tlc or o/d,Mr:lllrlJJJJrftk/JI.JIJIIJ...k . The South ten (10) feet ~f the. above described· property. F!LED FOfc RECORD AT REQU~ST OF: P!:CEi" FOWFfl RE/\!. EST,iTE D!:?ARTMENT P.O. BOX 97034 IJE!.LEVUE, WASHINGTON 9BC,::>9-9734 A'I'I'ENTION; J.mET OLSEN 8::}/1)::i •'';: l RECD ;c- ,:.:-1SHO::L l % EXCISI: TAX NOT REQUIRED J(1r-~ ~!!. ,t,t.:,;r;t Oi,ision e,':::d" . (/a.'d:4f . Deputy .. ~,.;4: ... ":. • t)O · 1 l I. Purpose, Grantee shaD have lhc right to con51TUCI, oprralc, mainuain. r,,p:,ir, ~place and cnlarae one or more clcClric 1ransmission and/or dis1ribu1ion lines o,'CI' 11nJ/or under the Rictn-of,Way 1ogc1het w_ilh 1111 nccas;ary or convcnieni appuncnanas 1hcri:to, which may i~ludc but an: no1 limilcd 10 the following: · a. Onrhaid radRtlcs. Pola; and/or 1ov.-crs \\ilh crossarm,. braa:s. guys and anchon, electric transmission and distribu1ion tilll!S: communication ond sign.al fines; lransformcn. b. Underground radlllhs. Underground condui1•. cables, vauhs. manholr:5, swi1chcs and 1ronsformcn; semi• buried or ground moun1cd facilities such a. pads. 1r.a11>form.:rs and •wilch.s. FoUowing 1hc initial construaion of ii$ facilities. Grantee may from lime 10 time construct such additional lines 11nd other facili1ics as it may miuir,,, 2. Accm. Gran1cc shall have 1hcrigh1 of access 101hc Riglu-or-W11y ever and :.cross 1hc Property lo enable Grantee lo exercise ii righlS hercondcr, providcd, 1ha1 Grantee shall comp,:nsa1e Gramor ror any d;uoage 101be Propcrtycalmd by 1hc curcisc of said right of access. 3. Cun Ins orrrecs. Grunlccshan have 1hc right 10 cul ortrim any and all brush or 1n:cs stmding or growing .apon the Right-of-Way, 11nd also the righl 1ocu1 or 1rim any !recs upon the Propctiy which. in foiling, could, in Gran1cc's reasonable judgcmcn1, be a haunl 10 Grantee's f.acili1ics. 4. Crantor'a me o!Rleht-of. Way. Gromor reserves 1he right 111 use !he Righi-or-Way for any purpcw: not inconsistent with the rights bcmngramcd, providcd, thal Gr.uuorshall not consirua ormaimainanybuilding oro1hcnUUC1qr,, on 1hc Right•of-Way and Gnmtorshaft dono blasting llilhinlOO (CCI 11fGrantcc'1 raciti1ics wilhout Gn1111cc"I priorwrittC11comcnt. 5. Indemnity. By accq,eingand RCOrding !his wcmcn1, Gramcc agrees to indemnify and hold harmless Gramor from any and all claims foriqjuricnnd/ordamagcssuCfcrcd by any p:rson which may be caused bythcGronta:'seutcisc of the righh herein gran1cd: prcl'ridcd, 1ha1 Gran1cc shall no1 be r,,sponsiblc 10 Gruntor for any injuries and/ or damages 10 any person caused by acts or omissions or Gr11n1or. I I ; i I I I I ' I I I I I I I I I 6. AbmdanramL The righb herein granted ,ball cominm: until such time as Gnintcc CCIISC!< to use the Righi-of-Way for a pcrilld orliw:(S) succcssiw: years, in whichevenl this cascmcm ,hnll 1crminate and illl righb hcmindcrlhall n:vm ID Gronlor, provided, 1ha1 no abandonmc:n1 mall be deemed 10 have occurred by reason of Gran1cc's failun:10 initially instoll iu facili1ics on lhc Righl-of•Way within any period of time from the d;ne bcm,f, 1IUII 1... R-2637 8705924 lJ-ACOOl 235-40 Parcel No. 7 ,L__ _____ _ J ~ "' c:, 7. Sueressor and Asslans-The rights and oblilllltions of the Jlllnics llu,U inutt 10 1tu, benefit or and be binding upon du:ii respective suecessors nnd assigns. ·~r ",i-.·1 .,,,, • 7-·/ DATED this ~day or ______________ ....c;..:..w•..,~~--. 19....L... ::-7.~e::£--c-/ ~IER£ , "/'vi -. . 'J.."' ;;._ *. 1 1v;.,u.1o)v, · ~<t/U MARCIA L';""BRIER£ ~-r··-..... -· ~ c:, c:,· .. ~-c-,;,.·~ CZ) ~-· ".": (l) STATE OF WASIIINCffON ) .. --·· ·.:- SS -• ,-....... f COUNTY OF ) -. ,T.: ,_r.~ • a, :_:.., c:,,21 r.J) Onthisdaypcrsonaff>·appcarcdbc:l'ottmc. JAMES F •. DRIERE & MARCIAL. QRTEBE:,:-· .:a Cl) ~ own to be lhe imlividualL-cicscribcd in and who executed the within nnd foregoing illS1rUlnml. and S ~~ . 'gncd lite same as their Free and voluntary aa and deed ror lhe uses and purposes lhcrcin M , .... '\rnl1'llio~~ ~ •• ;;.: l,,Ol"J /~ ·.: .'· • OfV~n\d~ hand and offu:inl seal lhis -2f.Lda)' of )1{_,. C , 191:f..._ =-:. ...•• ~, "> --~-r.. . .:...:, ! ,fk,i (~ .· -· ... .-:-... ., .. · ; · 14 /. ,.__ rzg ~,, ........ _.:·"".::, ·---~ ";. , ~ ,. .· ·~ 1 • ·• No · ublic in and for tbc Stale or Washington. ~ ~>·111. 4 .\.· -tt"" /.J: ... / rcsidingat -,,f'.:..._., ........ _.1.._; __ r.....a2-<,.,..£----------r ............ ~' ~--· ,s: '-., • ..,, f vi'-"L..tf.';l:t~ MY COMMISSION EXPIRES ·:,""'.~~~OTON ) ---------- SS COUNTY OF ) STATE OF WASHINGTON ) ss COUNTY OF ) ~· ublic in and for the SllllC of Wushingtan, r .. f mg at J/. ,c {• ,<' ====1' HY COMMISSION EXPIRES /-'-/·ff CORPORATE ACKNOWLEDGMENT On 1hil..__d11y or----------• 19-before me, the undersigned. personally appeared ~---~---~-------~-------Dod~--------~------------10 me known 10 be the and • rcspcan-ely. or -----------------------the corporation that eJ11;QJted the fonegoing instrument. and ocknowlcdged !he said instrument to be the free and ~oluntnry act nnd deed of snid corporaiioo, for the uses and purposes then:in mentioned, and 11n nath stated 11131 11uthoritcd 10 execute the said instrument and that 1he seal arrllled is the corJIOTBtc seal or said corporation. Witness my h.ind aml orricial 5CIII hcrelo affmcd the ~Y and year first 11bo,-e "-rittcn. Notary Public in and for lhc Sllltc of W11Sbing1on. residing at •: ,. t ;-'. :; I I I . l I I I I I I I I ·-------------1 a:, 0"1 0, C3 c.~ '· J c:, -- Return Addre:,s City Clerk's Office City of Renton I 055 South Grady Way Renton, WA 98055 lllllllllJJIII CITY OF RENTON AG Z9 N PAGE Ni OF ezz · . M/2'/ZNI tz·u KING COUNTY I Ill LATECOMERS AGREEMENT Property Tax Parcel Numben See Parcel List pagel l .. .hereof ProJcct File# PRM-27-0018 Street lntcrsccbon NE 4m Street DuvaU Ave NE to ts2na SE Grantor(s): I Grantee(s): l City of Renton, a Mumc1pal Corporation I l Centex Homes LEGAL DESCRIPTION Portions of Sections 10, I J, 14 and 15, Township 23 North, Range 5 East, W M , m Kmg County Washington, more particularly descnbed on pages 7-10 hereof THIS AGREEMENT made and entered mto tins date ~ 1, 2,/H . by and between the CITY OF RENTON, hereinafter refi~ "CITY," and Centex Homes hereinafter referred to as "DEVELOPER", WHEREAS, the "DEVELOPER" IS desirous ofmstalhng certain wastewater systems and appurtenances thereto at, near, or w1thm the herem below described property and to connect same to the "CITY'S" ut1hty or road system(s) so that such unprovements will constitute an integral part thereof, and WHEREAS, no other property owners or users are presently available to share m the cost and expense of construction of such tmprovements, and the parties hereto having m mmd the provts1ons and terms of the "Municipal Water and Sewer Fac1ht1es Act" (RCW 35 91 020 et seq) WHEREAS, the "DEVELOPER" ts w1lhng to pay all the costs and expenses for the mstallat,on of saJd improvements, NOW, THEREFORE, IT IS HEREBY AGREED AND COVENANTED BY AND BETWEEN THE AFORESAID PARTIES AS FOLLOWS The "DEVELOPER" hereby acknowledges and covenants that he ts the owner of the following described property, to wit, See Exhrb1t "A" on pages 7-IO ofrh1s document and the "'DEVELOPER" hereby agrees and covenants to cause to have installed the following described improvements, to-wit I 4648 hnear feet of24 mch PVC C900 Sewer Mam 2 116 hnear feet of 12 mch PVC C900 Sewer Marn 3 28 hnear feet of 10 mch PVC C900 Sewer Mam 4 14 each 60 mch diameter manholes r-.. _,.. = 2 3 4 5 6 LATECOMERS AGREEMENT LAG 99-001 Caty of Renton, a Mun1c1pal Corporation Centex Homes . S I each 48 tnch manhole, and all necessary appurtenances, and such installation to be made in full compliance with all applicable codes and regulations of the "CITY" The "DEVELOPER" further covenants and wammts that all expenses and clauns in connection with the construction and mstallanon of the aforesaid improvements, whether for labor or matenals or both have been or will be paid m full, all at the "DEVELOPER'S" expense, and the "DEVELOPER" covenants and agrees to hold the "CITY" harmless from any hab1ltty m connection therewith The "Developer" further certifies that the total cost of said construction as herem above specified 1s $1.244,90100 for the above descnbed improvements See Exh1b1t "A" attached hereto for the map showmg m outhne the land affected by such charges per the terms of th1S agreement. sec Exh1bn "B" attached hereto for the legal descnpt1on of the lands affected by thtS latecomer agreement and see Exhibit "C" attached hereto for the Fmal Assessment Roll The total amount of the cost of said improvement shall be employed to determine the pro rata reunbursement to the "DEVELOPER" by any owner of real estate who drd not concnbute to the ongmal cost of such unprovement. and who subsequently wishes to tap into or hookup to or use said fac1ht1es, which tap or hookup shall mclude connections to laterals or branches connectmg thereto, all subJect to the laws and ordmances of the "CITY" and the prov1S1ons oftlus Agreement The method of determimng latecomer payments shall be by zoned front foot subJect to these latecomer charges. The pro rata cost ts S 73. 7151 per zoned front foot, [EXCEPT for connection of existing smgle family residences which shall not exceed $5,104 to connect with any remainder of the fee to be due and payable at the ttme of subd1v1s1on or increased density ] It IS hereby found and detennmed that the constructton and mstallat1on of said afore descnbed improvement is m the pubhc mterest The "DEVELOPER" hereby agrees and covenants to convey, transfer, and assign unto the "CITY" all nghts, mterest and title m and to said improvements and all appurtenances and accessones there~o. free from any claim and encumbrance of any party whomsoever, "CITY" agrees to accept and mamtam said 1JJ1provement as part of its present system upon approval thereof by the City Engineer and after 1nspect1on of said construct.aon The "DEVELOPER" further agrees and covenants to execute and to dehver unto the "CITY" any and all documents mcludmg Quit Claim Deeds and Bills of Sale that may reasonably be necessary to fully vest title m the. "CITY" and to effectuate this conveyance and transfer The· "DEVELOPER" further agrees and covenants to pay unto the "CITY" such service charges or other charges as may be imposed by the "CITY" for use of the improvements for which this agreement 1s granted The "CITY" reserves the nght, without affecting the validity or tenns ofth1s Agreement. to make or cause to be made extensions to or add1t1ons of the above improvement and to allow service connections to be made to said extensions or add1t1ons, without hab1hty on the part of the ''CITY" No person, firm, or corporation shall be granted a permu to use or be authonzed to tap mto the fac1hty during the period of IS (fifteen) years from date hereof, without first paymg unto the "CITY", rn add1t1on to any and all other costs, fees, and charges made or assessed. for each tap, or for the main fac1ht1es constructed m connection therewith, the amount required by the prov1S1ons of this· contract except such charges shall not apply to any extension of the mam facility See Item 10 Furthennore, m case any tap, H \DIVISION \\PROPSERV\P&.l'\A!.!.M l!.\Cente'<LA r C(OMR DOC\bh Page2 ·= LATECOMERS AGREEMENT LAG 99-001 7 8 Crty of Renton, a Mumc1pal Corporation Centex Homes hookup, or connection 1s made into any such contracted fac1bty without such payment having been first made, the leg1Slat1ve body of the "CITY" may cause to have removed such unauthonzed tap, hookup, or connection, and all connections or related accessones located m the fac1hty or right-of-way, and dtSpose of such unauthorized material so removed, without any hab1hty on the part of the "CITY" whatever It 1s further agreed, and covenanted that upon exp1rat1on of the tenns ofth1s Agreement, to wit IS (fifteen) years from date hereof, plus any extension thereof 1f granted by City Council, "CITY" shall be under no further obhgauon to collect or make any further sums unto the "DEVELOPER " The dec1s1on of the Adnumstrator of Pubhc Works or the Adlli1mstrator's authonzed representanve m determmmg or computmg the amount due from any benefited owner who wishes to hookup to such 1mprovement shall be final and conclusive m all respects It 1s further agreed and understood that the afore described improvements to be undertaken and paid for by "DEVELOPER" have been or are about to be connected with the utlltt1es systems of the "CITY", and upon such connection and acceptance by the "CITY" through rts legislative body, said extension and/or 1mprovement shall be and become a part of the mun1c1pal ut1ht:Jes This Agreement shall be placed for record with the Kmg County Auditor's Office w1thm thirty (30) days of final execution of the agreement 9 Transfer of title to all of the IDlprovements under the latecomer's agreement to the "CITY" 1s a pnor condrt1on to the City collecting any latecomer's fee The "DEVELOPER" will also assign to the "CITY" the benefit and right lo the latecomer's fee should the "CITY" be unable to locate the "DEVELOPER" to tender any latecomer's fee that the "CITY" has received The "DEVELOPER" shall be responsible for keeping the "CITY" informed of its correct maihng address Should the "CITY" be unable to locate the "DEVELOPER" in order to dehver a latecomer's fee, the "CITY" shall undertake an independent mvest1gat1on to detennme the location of the "DEVELOPER" Should the "CITY," after a good faith attempt to locate the "DEVELOPER" be unable to do so, the latecomer's fee shall be placed an the Special Deposit Fund held by the "CITY" for two years At any tune w1thm the two year period the "DEVELOPER" may receive the latecomer's fee, without interest, by applying to the "CITY" for that latecomer's fee After the exp1rat1on of the two-year penod, all nghts of the "DEVELOPER" to that fee shall expire, and the "CITY" shall be deemed to be the owner of those funds IO When the "CITY" has received the funds for a latecomer's fee, 1t will forward that fee, less 15% for a processing fee, to the "DEVELOPER" w1thm thirty (30) days of receipt of the funds Funds received by negottable instrument, such as a check, wall be deemed received ten (10) days after delivery to the "CITY" Should the "CITY" fail to forward the latecomer's fee to the "DEVELOPER" through the "CITY'S" sole neghgence, then the "CITY" shall pay the "DEVELOPER" interest on those monies at the rate of mlerest specified m City Code Section 3·241 (B) However, should the "DEVELOPER" not keep the "CITY" informed of its current correct ma1hng address, or should the "DEVELOPER" otherwise be negligent and thus contnbute to the failure of the "CITY" to pay over the latecomer's fee, then no mterest shall accrue on late payment of the latecomer's fee II \DIVJ!>JON !>\PROP!>I RV\P&P\AS\M I \\CcntexLA TECOMR DOC'\bh P.sgc 3 LATECOMERS AGREEMENT LAG 99-001 Caty of Renton, a Munacapal Corporation Centex Homes . 11 By msntutmg the latecomer's agreement the "CITY" does not agree to assume any respons1b1hty to enforce the latecomer's agreement The assessment roll will be a matter of public record and will serve as a notice to the owners of the potenllal assessment should connection to the improvements be made The "DEVELOPER" has respons1b1hty to monitor those parties connecting to the improvement Should the "CITY" become aware of such a connection, It will use rts best efforts to collect the latecomer's fee, but shall not incur any hab1hty should n madvertcntly fail to collect the latecomer's fee CITY OF RENTON ~ ...; . ~Petersen CORPORATE FORM OF STATE OF WASHINGTON ) SS ACXIIOWLEDGMENT COUNTY OF KING ) Seal mUSl be within box On thIS day, before me personally appeared Jesse Tanner and Manlyn J --.. ,....1 ....... :""" -Petersen to me known to be Mayor and City Cleric of the municipal :· -. ' -.,,. .,,,,,.,. .. -cwporabon that executed the within mstnnn~nt, and acknowledged SaJd ~ . r instrument to be the free and voluntary ~ct and deed of said mumc1pal ;. -. ,, -corporanon, for the uses and purposes therem menuoned, and on oath stated "' . that he/she was authonzed to execute said instrument and that the seal affixed IS the corporate seal of said mumc1pal corporation . .,,, -' -f'(u.du).L 1'\.t.um tv1Vlv Notary Public m and for the State ?f Washmgton Notary (Pnnt) M1l-hllt f\)e,.u nu.11 Vl My appmJ~t°t expires °t/1"1,:rot>I Dated i-( 1 ?trt,1) H \DIVISION ~\PRO~ER V\P&P\A ':.~M T~\Ccntci..LA 1 l:.tOMR OOC\bh LATECOMERS AGREEMENT City of Renton. a Municipal Corporat10n Centex Homes REPRESENT AT/~£ FO/lM OF ACKNOWLEDGMENT DEVELOPER ST A TE OF WASHINGTON } SS LAG 99-001 COUNTY OF KING ) t---:::-":"'C'..aJo+a'~r.--;------t I certify that I know or have satisfactory evidence that Ke,,,1tH, ~' (rill¥("' ---------.....,..-,----· ____ signed thJS mstrument, on oath stated that ($:>shelthey@!wcrc authonzed to execute the instrument and acknowledged 1t as the f:lvtS\or,, 1ff!tid,,ri,id --· ----- of C&r.:\:t.x Hom£$ tobcthcftceandvoluntacyactofsuch ames for the uses and purposes mentioned m the instrument 11 \DIVl~ION ~IPRO~CRV\P&~~M n,ll.t.ntcx.LA TCCOMR DOC\bh Page S {."\J ==1-~ l -en ~ [£J I ~ en . l ! I '---- (I) I J 3S at.y • ! ..+,-) - ex;, '~ c.""> ,:;-, (l.) .::..) _, I ~ '- ' -,! -~ f -- I I . i I I i i ; c--.., ·, -~ .::-.. r ~ -~ (-::, ~ . ' I I i I I ~ . i! I I '--t - I ,___ '-- I '-- ! I LI _,...,. I la,~ -l=J 1-~-~ --en ia --1 i -.... -,___ -! ~ 0 r' r t\J 1-r"' p~ - ~ 1 -, . '---~ 0 r - 0 0 '--- --o· .. .. / (0 l'-I .. .--4 .. I EXHIBITB Centex Latecomer Legal Description I hose portions of ~ect,ons 10, 11, 14, and 15. all tn Township 23 North, Range S East.WM, m Ktng County. Washington described as follows BEGINNING at the south quarter comer of said Section 10, said south quarter comer bemg a point w1thm the Right-of-Way of SE I 28th Street, Thence westerly along the south hne of said Section I 0, to an intersection wrth the southerly extension of the easterly Right-of-Way margm of Duvall Avenue NE and the True Pomt ofBegmnmg, cc Thence northerly along ,;aid southerly extension and.easterly Right-of-Way hne, to an mtersectton with 0- C'"' the north lme of the southeast quarter of the south~ast quarter of the southwest quarter of said Sectton 10, c::> C, · ·, 'Thence easterly along said north hne to an mtersect1on with the east lme of the southwest quarter of said '-~ Section 10. ;;:~ Thence contmu mg easterly along the north hne of the west half of the southwest quarter of the southwe!i.t quarter of the southeast quarter of said Section 10 to the northeast comer of said subd1vts1on, C> L.:, ~ Thence southerly along the east hne of said subd1v1s1on to an mtersec:t1on with a ltne 210 feet south of and parallel with the north hne of the southwest quarter of the southwest quarter of the southeast quarter of said Section I 0 Thence easterly along said parallel line and its easterly extension crossing 142nd Avenue SE to an intersection with the easterly nght of way margm of said 142nd Avenue SE, ·· Thence northerly along said easterly right of way margin to an mtersect1on with the north hne of southeast quarter of the ,;outhwest quarter of the southeast quarter of said Section I 0, Thence easterly along said north hne to the northeast comer of said subd1v1s1on, Thence contmumg easterly along the north lme of the southwest quarter of the southeast quarter of the !.Outheast quarter of ...aid Section IO to the northeast corner of said subd1v1s1on, Thence contmumg easterly along the north lme of the southeast quarter of the southeast quarter of the ..,outheast quarter of !.ard 5ectroil IO to an mtersecllon with a I me parallel with and 150 feet westerly of the east lme of <,,ud ~ubdrvn,1011, Thence '>outherly along '>a1d pardllel hne to an mter;ecuon with a lme parallel. with and 210 feet northeily of the o;outh lme of Sdtd ~ecllon I 0, I hence ea5,tetly dlong o,,ud pa1dllel lrne and its ea'iterly exten!i.lon c1ossmg 148th Avenue SE. ente11ng ~.11d 5ectron I I, to .in 111te1 !.ecuon with the easterly right of WdY m.argm of said I 48th Avenue SE, l Ul(I.I( L..IILLOITICI' Leg.ii 1>c,1.np1mn f)dgL 2 . Thence no1therly along said easterly right of way ma1gm of said 148th Avenue SE so an mtersect1011 with the north I me of the southwest quarter of the southwest quarter of the southwest quarter of the southwest quarter of said Section 11. Thence easterly along said north hne to the northeast comer of said subchv1s1on. Thence southerly along the east !me of said subd1v1S1on to an mtersectJon with a line 7 5 feet southerly ot and parallel with the north lme of the southeast quarter of the southwe,;t quarter of the southwe,;t quc11te1 of the southwest quarter of said Section 11. l11ence easterly along said parallel hne to an mtersect1on with the east hne of said subd1v1s1on. Thence northerly along the west !me of the east half of the southwest quarter of the southwest quarter of said Section I I to the northwest comer thereof. Thence contmumg northerly along the west hoe of the southeast quarter of the northwest quarter of the southwest quarter of said Section 11, and its northerly extension to an mtersect1on with a lme 15 feet northerly of and parallel with the north !me of said subd1V1s1on. Thence easterly along said parallel hne to an mtersect1on with the north-south centerlme of the southwest quarter of said Section 11. Thence southerly along said north-south centerline to an mtersect10n with the south hne of said Section 11. bemg a point within the right of way of SE 128th Street, Thence contmumg southerly along the north-south centerhne of the northwest quarter of said Section 14 to an mtersect1on with the south lme of the northwest quarter of the northwest quarter of said Section 14 Thence westerly along said south lme to southwest corner of said subd1v1s1on and an mtersectton with the easterly right of way margm of 148th Avenue SE, Thence northerly along said easterly right of way margm to an mtersectton with the easterly extension of the south hne of Tract 4. Black Loam Five Acre Tracts according to the plat thereof recorded m Volume 12 of Plats. page IO I. records of Kmg County W ashmgton, Thence westerly along said easte1 ly extension and ,;outh lme to c111 mtersectmn with the easterly 11ght ol way margin of 146th Avenue SE Thence 1101 rherly .ilong ,;aid eal>teily mm gm to c111 111tersect1on w1rh lhc eal>te1 ly exteni.mn ot the 1,0111h lmc ot the northeast quarter of the ea,;t lldlf of Tract 2. ot said plat, Thence westerly along said extension and south lme to the southwe!>t co, ner of said subd1v1s1on. I hence nm the, ly dlong the west lmc ul !,atd !,Ubd1v1s1on to do mterscct1on with" lme p,uallel with ,md 142 teet southerly of the north lme of said T1 act 2, · t • ,-J .-,, l t.lllL, I ,IILLlllnLI I Ll!.11 I X,Hlflhllll P•l!!L l Thence weste1 ly along said parallel lme a distance of 75 feet to an mtersecuon with the east hne of the west half of the west half of the east half ot said T1 act 2. Thence southerly along s,ud east !me to an 111te1sect1on with the south lane of the north I 50 feet of said subd1v1s1on, 1 hence wec;te1 I) dlong Sdld south lme to an mtersectaon with the east lme of the west half of said Tract 2, !'hence southerly to the southeast corner of said west half. Thence westerly along the south hne of !.aid west half to an mtersect1on with the easterly nght-of-way ma1gm of 144th Avenue SE. Thence contmumg westerly to the westerly nght-of-way margm of said 144th Ave SE at its mtersect,on w,th the south lme of the north half of the northeast quarter of the northwest quarter of the northeast quarter of said Section 15, Thence westerly along i.a,d south hne. to the southwest comer of said subd1v1s1on, said southwest comer also bemg the southeast comer of the north half of the northwest quarter of the northwest quarter of the no1theast quarte1 of said Section 15, l11ence contmu mg westerly along the south hne of said north half of the northwest quarter of the noa th west quarter of the northeast quartet of said Sectmn 15 to the southwest corner thereof, Thence contmumg westerly along the south line of the north half of the northeast quarter.of the northeast quarte1 of the northwest quarter of said Section l S to an intersection with a hne parallel with and 230 feet west of the east lme ofsa1d subd1v1s1on, Thence 1101 the, ly along !.aid parallel lme to an mtersect1on with a hne parallel with and 190 feet south of the north lme of said Section I 5, Thence weste1 ly along said parallel hoe to an mte1sect1on with a hne parallel with and 330 feet west of the east !me of the northwest quarter of said Section 15, Thellce southerly along said parallel hne to an mtersect1on with the south lane of the north half of the 1101 thea ... t quartet of the northeast quarte1 ol the northwei;t quarter of said Sectmn I 5. Them.e westerly Jlong .;atd south line lo an 111te1i;ect1on with a line parallel with and 110 feet easterly ot the wcc;t lmc ol ,aid .,ubd1v1c;1on. n,cnce northeily ,1long <,a1d p,uallel hnc to an 111ter<;ect1on with a line parallel with and 90 feet no1th ot the ,outh lmc of <,,11d '>t1hd1v,,.1on ·~h I 'JI/ co c:n en C> _-.. L • ... {'I { LnlL, I ,IILLtllllLI I Lj1.,ll l>C'-Lnp11on Jl.l!!-L 4 Thence e.1sterly dlong said paiallel hne to an 111tersect1on wnh a hne parallel with apd I SO feet ea~terly ol the west hne ot said subd1v1s1on. Thence northeily along 541d pa1allel lme to ctn mtersectlon with the south lme ofsa1d Section JO, Thence westerly along said south lme to the True Pomt of Begmnmg Centex Latecomer Parcel List Developer's Property: Wmdwood 112305-901 l 112305-9029 Parcel #1: 102305-9032, Parcel #21: 152305-9040 I 02305-9351, Parcel#22: 152305-9132 I 02305-9425 Parcel lA: I 02305-904 7 Parcel #23: 152305-9061 a::> Parcel #2: Wmdsong ~ Parcel #24: 1 S230S-904S en 102305-9024, ~ _-, 102305-9027, Parcel#25: 152305-9019 .. 102305-9274, Parcel #26: 152305-904 7 -J 769560-00 I 0 Parcel #3: 102305-9035 Parcel #27: 152305-9148 ' -, ~} Parcel #4· I 02305-916 7 Parcel #28: 152305-9033 . ..., C-} Parcel #5: 102305-9 I 4 2 Parcel #29: · 084710-0015 C'-...i Parcel #6: 102305-9103 Parcel #30: 084710-0015 Parcel #7: I 02305-9041 Parcel #31: 084 710-0014 Parcel #8: 102305-9040 Parcel #32: 084710-0024 Parcel #9: 102305-9304 Parcel #33: 084710-0019 Parcel #10: 102305-9039 Parcel #34: 084710-0022 Parcel #11: 102305-9016 Parcel #35: 084710-0020 Parcel #12: I 02305-9206 Parcel #36: 084710-0005 Parcel #13: 112305-9015 Parcel #37: 084710-0006 Parcel #14: 112305-9018 Parcel #38: 142305-9016 Parcel #15: I 12305-9020 Parcel #39: 142305-9021 Parcel #16: 112305-9030 Parcel #40: 142305-9020 Parcel #17: 152305-9145 Parcel #41: Maplewood Parcel #18· 152305-91 I 2 142305-9004, 142305-9017 Parcel #19: 152305-9002 Parcel #20: I 52305-9096 Type EXIUBIT"C" CITY OF RENTON FINAL ASSESSMENT ROLL CENTEX LATECOMER [WINDWOOD] Wastewater Unhty Improvements Total Cost $1,244,901 00 Assessment Dtstnct 27-0018 Total ZFF Cost Collection Lme $1,244,901 00 16,888 Total ZFF {feet) Cost per ZFF $73 7151 Property Name/Address of Owner ZFF ZFF Assm't co Idenuficauon en L---=.=.::~;.=;~;..._---1.~~~~~~~~~~~-L-~~~...._~~~~~~--' en c::, ,:.-, L..) c:., Parcel # 1 c:::, , ::, KC Tax Act # r_, ('"'-.J Legal Descnptton Parcel# IA KC Tax Act# Legal Descnpuon WASHINGTON RESTAURANT PROPERTIES PO BOX 21926 3926 Seattle, WA 98111 102305-9032, 102305-93S I, 102305-9425 793 $58,45607 Parcel A LOT I OF CITY OF RENTON SHORT PLAT NO LU~ 98--082 SHPL RECORDING NO 9809149003 Parcel B PARCEL 2 OF CITY OF RENTON BOUNDARY LINE ADJUSTMENT NO LUA 98-007 LLA RECORDING NO 9803099022 Parcel C PARCEL 3 OF CITY OF RENTON LOT LINE ADJUSTMENT NO LUA 98--007 LLA RECORDING NO 9803099002 NORWF.ST PACIFIC ASSOCIATES 702 Honeysuckle Dnve Mt Vernon, WA 98273 102305-9047 290 $21,37141 PARCEL 1 OF CITY OF RENTON BOUNDARY LINE ADJUSTMENT NO LUA 98--007 LLA RECORDING NO 98030990'l2 ~ a, r::-, C> :--, C • ~ -~-C"> -:-, C ..:> •-..> ,....., Property Identlficat1on Parcel /12 KC Tax Act# Legal Description Parcel# 3 KC Tax Act# Legal Descnpuon Parcel# 4 KC Tax Act II Legal Descnpt1on Parcel# 5 KC Tax Act# Legal Descnption FINAL CITY OF RENTON FINAL ASSESSMENT ROLL CENTEX LATECOMER [WINDWOODJ Name/ Address of Owner ZFF ZFF Assessment Windsong Centex Homes 2320 130th Avenue NE. Suite /l200 Bellevue WA 98005 102305-9024, l 0230S-9027, ]02305-9274, 769560-0010 1,639 $120,819 09 Pared A E 112 OF SW 1/4 OF SW 1/4 OF SE 114 LESS N 210 FT LESS S 220 FT LESS CO RD Parcel B W 112 OF SE 1/4 OF SW 1/4 OF SE 1/4 LESS N 252 FT LESS CO RDS Parcel C N 252 FT OF W 112 OF SE 1/4 OF SW 114 Of SE 1/4 LESS CO RD Parcel D SERENE SLOPE ADD ENTIRE VAC PLAT INCL VAC 140111 PL SE JOHN MCTIGHE + ET AL 24929 267TH SE RAVENSDALE WA 98051 102305-9035 520 $38,331 86 E 112 OF SE 1/4 OF SW 1/4 OF SE 1/4 LESS E 90 FT OF W 120 FT Of S 160 FT LESS CO RD JOHN R MCTIGHE +ETAL 24929 267TH SE RAVENSDALE WA 98051 102305-9167 89 $6.560 65 E 90 Fr OF W 120 FT OF S 160 FT", "OF E 1/2 OF SE 1/4 OF SW 1/4 OF•, "SE 1/4 LESS CORD DEBORAH PHELPS BYERSDORFER GREGORY A BYERSDORFER 22651 SE 56TH ST ISSAQUAH WA 98029 102305-9142 217 $15,996 18 LOT 2 OF KC SHORT PLAT NO 877012 RECORDING NO Til2010905 cc er CT' c:., ~· ... ( . -' c--, ,:-;, ~:, .. :, r:; C"-1 Propeny Identification Parcel# 6 KC Tax Act# Legal Descnpuon Parcel# 7 KC Tax Act# Legal Descnpuon Parcel II 8 KC Tax Act# Legal Descnpuon Parcel II 9 KC Tax Act# Legal Descnpuon Parcel# 10 KC Tax Act II Legal Descnpuon FINAL CITY OF RENTON FINAL ASSESSMENT ROLL CENTEX LATECOMER [WINDWOOD] Name/ Address of Owner ZFF ZFF Assessment DEBORAH PHELPS BYERSDORFER GREGORY A BYERSDORFER 22651 SE S6'IH ST ISSAQUAH WA 98029 102305-9103 . 106 $7,813 80 LOT 1 OF KC SHORT Pl.AT NO 877012 RECORDING NO 7712010905 BENNIE J+ BARBARA l REID 14412 SE 1281H ST RENTON WA 98056 10230S-9041 280 $20,640 23 E 1/2 OF W 112 OF SW 1/4 OF SE 114 OF SE 1/4 ~S CO RD LESS W 12 FT THOF BALES LP 30640 Pacific Hwy S, #D Federal Way, WA 98003 102305-9040 sos $37,447 28 E 112 OF SW l/4 OF SE 1/4 OF SE 1/4 LESS E 100 Ff OF S ISO Fr LESS CO RD BALES LP 30640 Pacific Hwy S, #D Federal Way, WA 98003 102305-9304 96 $7,076 6S E 100 FT OF S ISO FT OF SW 1/4 OF SE 1/4 OF SE 1/4 LESS CO RD RIBERA-BALKO ENTERPRISES 16400 Southcenter Parkway, #308 Seattle, WA 98188-3302 102305-9039 603 $44,450 22 W 112 OF SE 1/4 OJ: SE 1/4 OF SE 114 LESS CO RD ESMT P S P & L CO TRANS LN Property ldentificatJOn Parcel# 11 KC Tax Act# Legal Descnpt1on Parcel# 12 KC Tax Act# Legal Descnpnon Parcel# 13 KC Tax Act# Legal Descnptlon . Parcel# 14 KC Tax Act II Legal Descnpuon Parcel II 15 KC Tax Act# Legal Descnpuon FlNAL CITY OF RENTON FINAL ASSESSMENT ROLL CENTEX LATECOMER [WINDWOOD] Name/ Address of Owner ZFF ZFF Assessment RIBERA-BALKO ENTERPRISES 16400 Soulhcenter Parlcway, 1308 Seattle, WA 98188-3302 102305-9016 SE l/4 LESS E 1S0 FT LESS CO RD Al Ben McEvoy Sally gall McEvoy 18321 SE 147"' Place RENTON WA 98059 102305-9206 329 $24,252 28 129 $9,S092S E ISO 01 FT MEAS ALG S LN OF S 210 FT OF SE 1/4 OF SE 1/4 LESS CO RDS RIBERA-BALKO ENTERPRISES 16400 Southcen1er Parkway, #308 Seattle, WA 98188-3302 112305-9015 381 $28,085 46 SW l/4 OF SW 1/4 OF SW l/4 OF SW 114 LESS CO RDS LESS CIM RGTS ESMT PS P & L COTRANSLN CECIL K MULLINS 18631 120TII A VE SE RENTON WA 98058 112305-9018 207 $1S.2S9 03 W 1/2 OF SE 1/4 OF SW 1/4 OF SW 1/4 OF SW 1/4 LESS N 1 S FT LESS C/M RGTS LESS CO RD ESMT PS P & L CO TRANS LN CECIL K MULLINS 18631120111 AVE SE RENTON WA 980S8 112305-9020 207 $15,259 03 E 1/2 Of SE 1/4 OF SW 1/4 OF SW 1/4 OF SW 1/4 LESS N 7 S FT LESS CO RD LESS C/M RGTS ESMT PSP & L CO TRANS LN . OQ en c:n = .::-, ~ ' . r-, ,: ~ ._~ ~; "" Property· ldenuficat1on Parcel# 16 KC Tax Act# Legal Descnpt1on Parcel# 17 KC Tax Act# Legal Descnpoon Parcel 1118 KC Tax Act# Legal Descnpuon Parcel 1119 KC Tax Act# Legal Descnptmn FINAL CITY OF RENTON .FINAL ASSESSMENT ROLL CENTEX LATECOMER [WINDWOODJ Name/ Address of Owner ZFF ZFF Assessment CHAR.LES LACKEY PO BOX 2198 RENTON WA 980S6 112305-9030 170 Sl2,S31 57 S 378 8 FT OF W 125 FI' OF E 112 OF SW 1/4 OF SW 1/4 LESS CO RD SUBJ TO ESMT TRANS LN RJW LESS C/M R.GTS Mr VangUJli.R.enton U.C 14100 SE 36,i. Stn,et.12()() Bellevue WA 98006 1S230S-914S 220 $16,217 33 N 1/2 OF NE 1/4 OF NE 1/4 OF NW 1/4 IESS E 330 FT LESS W ISO FI' LYN OF LN 90 FT N OF S LN SD N 1/21..ESS W 110 Fr OF S 90 FT LESS CO RD LESS C1M RGTS JAMES D & PAULA MONTGOMERY 2807 BURNETT A VEN RENTON WA 980.56 1.52305-9112 105 $7,740 09 W JOO Ff OF E 330 Ff OF N 190 Ff OF NW l/4 LESS CO RD & LESS C/M RGTS ROBERT & PAMELLA MINKLER SLUMMIKEY BEu.EVUE WA 98006 152305-9002 $21,672 25 E 230 FT OF N 112 OF NE 1/4 OF NE 1/4 OF NW 1/4 LESS CO RD LESS C/M RGTS cc a, en C) .:--, t.) C > ~.J ..... -.- ~ L'".I ~ ("',,I Property ldent1ficat1on Parcel# 20 KC Tax.Act# Legal Descnpt1on Parcel# 21 KC Tax Act# Legal Descnpuon Parcel# 22 KC Tax Act# Legal Descnpuon FINAL CITY OF RENTON FINAL ASSESSMENT ROLL CENTEX LATECOMER [WINDWOODJ Name/ Address of Owner ZFF ZFF-" Assessment WEST COAST INVESTMENTS INC SIURLEY HUNG and CLAUDIA HUNG (TRUST} 14009 SE 128"' Street Renton, WA 98059 152305-9096 229 $16,880 76 NW 1/4 OF NW 1/4 OF NW 1/4 OF NE 1/4 I.BS E ISO FT LESS CO RD LESS C/M RGTS W 30FTFO'R.RD WEST COAST INVESTMENTS INC SHIRLEY HUNG and CLAUDIA HUNG (TRUS1) 14009 SE 128"' Street Renton, WA 98059 152305-9040 38 $2,801 17 POR SE 1/4 OF NW l/4 OF NE 1/4 BEG NW COR SD SUB 111 S 88-22-52 E ALG NLY LN 30 FT TH S 00-28-40 W 200 FT TH ELY PLW NLY LN 300 7 FT TO TPOB TH CONTG E 3007 FTTOPT 30FTW OF ELY LN TII S00-25-28 W 226 91 FTTII N 88-24-SOW PLW SLY LN 300 8 FT TH NL Y 227 09 FT TO TPOB LESS C/M RGTS & LESS N 117 FT OF S 187 FT OF E 250 FT TIIOF WEST COAST INVESTMENTS INC SIURLEY HUNG and CLAUDIA HUNG (TRUS1) 14009 SE 128"' Sueet Renton, WA 98059 152305-9132 169 $12,457 86 W 24 FT OF NE 1/4 OF NW 1/4 OF NW 1/4 OF NE 1/4 & E 131 FT OF NW 1/4 OF NW 1/4 OF NW 1/4 OF NE 1/4 LESS CO RD U:> ~ C, c:::> -, '.:" ... 1:-~ = <-=> => "' Property Idenuficauon Parcel# 23 KC Tax Act# Legal Description Parcel# 24 KC Tax Act# Legal Descnpt1on Parcel# 25 KC Tax Act# Legal Descnpt1on Parcel# 26 KC Tax Act# Legal Descnpt1on Parcel# 27 KC Tax Act# Legal Descnpuon FINAL CITY OF RENTON FINAL ASSESSMENT ROLL CENTEX LATECOMER [WINDWOOD] Name/ Address of Owner ZFF ZFF Assessment DANIEL F MEDDAUGH 14013 SE 128TH ST RENTON WA 98059 1S230S-906l 210 $15,480 18 W 112 OF NE 1/4 OF NW 1/4 OF NW l/4 OF NE 1/4 LESS W 24 FT LESS CO RD PATRICIA A BANASKY 463 FemdaJe Avenue NE RENTON WA 98056 1S230S-904S 174 $12,826 43 E 112 OF NE 1/4 OF NW J/4 OF NW l/4 OF NE 114 LESS CO RDS LESS C/M RGTS HOWARD V BANASKY 1401 N 26'IH ST RENTON WA 98056 1S230S-90l9 352 $25,947 72 W 2n S fT OF N 112 OF NE 1/4 OF NW 1/4 OF NE 1/4 l.ESS CO RD RIBERA-BALKO ENTERPRISES 16400 Southcenter Parkway, #308 Seattle, WA 98188-3302 152305-9047 317 $23,367 69 N 1/2 OF NE 114 OF NW 114 OF NE 1/4 LESS W 277 S Ff LESS E 13S FT LESS CO RD LESS C/M RGTS ROBERT E LEVY 8103RDAVE #414 CENTRAL BLDG SEATTLE WA 98104 1S230S-9l48 38 $2,801 17 W 30 Fr OF E 135 FT OF N 1/2 OF NE 1/4 OF NW 1/4 OF NE 1/4 LESS CO RD r , -- Property ldent1ficat1on Parcel# 28 KC Tax Act# Legal Descnpnon Parcel# 29 KC Tax Act# Legal Descnpuon Parcel# 30 KCTax Act# Legal Descnpuon Parcel# 31 KC Tax Act# Legal Descnpuon Parcel# 32 KC Tax Act# Legal Descnpuon FINAL CITY OF RENTON FINAL ASSESSMENT ROLL CENTEX LATECOMER [WINDWOODJ Name/ Address of Owner ZFF ZFF Assessment ROBERT E LEVY 8103RDAVE #414 CENTRAL BLDG SEATTLE WA 98104 1S230S-9033 109 $8,034 95 E 105 FT OF N 112 OF NE 1/4 OF NW 1/4 OF NE 1/4 LESS CO RDS CLEO J FORGAARD 678 SUNSET BLVD NE RENTON WA 98056 084710-001S 18S $13,637 30 Tract 2, BLACK LOAM FIVE-ACRE TRS W I/2 LESS E 158 FT LESS CO RD CLEO J FORGAARD 678 SUNSET BLVD NE RENTON WA 98056 084710-0016 128 $9,435 54 Tract 2. BLACK LOAM AVE-ACRE TR.SW 98 FT OF E 1S8 FT OF W 1/2 l.SS CO RD CLEO J FORGAARD 678 SUNSET BL VD NE RENTON WA 98056 084710-0014 78 SS,749 78 Tract 2, BLACK LOAM FIVE-ACRE TRS E 60 Fr OF W 112 LESS CO RD C ROBERT THORNTON 6824 1~ St W University Place WA 98466-5528 084710-0024 n $5,67606 Tract 2, BLACK LOAM FIVE-ACRE TRS N ISO Fr OF W 1/2 OF W 112 OF E 112 LESS CO RD co 0, en ..::::, .·, ..... , ,_:, c:., '' Property ldenuficat1on Parcel# 33 KC Tax Act# Legal Descnptmn Parcel# 34 KC Tax Act# Legal Description Parcel# 35 KC Tax Act II Legal Descnpuon Parcel# 36 KC Tax Act# Legal Description FINAL CITY OF RENTON FINAL ASSESSMENT ROLL CENTEX LATECOMER [WINDWOOD] . Name/Address of Owner ZFF ZFF Assessment BALES LP 30640 Pacific Hwy S, lfD Federal Way, WA 98003 084710-0019 76 $5,602 35 Tract 2 BLACK LOAM FIVE-ACRE TRS N 130 Fr OF E 75 FT OF FOLG W 112 OF E 112 LESS N 12 FT FOR RD QUANG T DO + PHUNG K CHUNG 14419 SE 128TH ST RENTON WA 98059 084710-0022 86 $6,339 SO Tract 2. BLACK LOAM FIVE-ACRE TRS NE 1/4 OF E li2 LESS E 68 FT LESS CO RD QUANG T DO + PHUNG K CHUNG 14419 SE 128TH ST RENTON WA 98059 084710-0020 70 $5,160 06 Tract 2, BLACK LOAM FIVE-ACRE TRS E 68 Fr of NE 1/4 OF E 112 LESS CO RD RIBERA-BALKO EJ\ITERPRISES 16400 Soulhccnter Partway, #308 Seattle, WA 98188-3302 084710-0005 084710-0010 968 $71,356 24 That Portion of Tracts 1 & 4, BLACK LOAM FIVE-ACRE TRS W 1/2 OF l LESS W 120 FT OF E 150 FT OF N 160 FT & W 1/2 OF 4 LESS CO RD, ALSO, E 1h LESS that pomon dedK:aled as streets co cr, en c:i .:"..J (.. J ( ' C"-.,J --· = .=., t.::> •...J c--., Property ldent1ficat1on Parcel# 37 KC Tax Act# Legal Descnpuon Parcel# 38 KC Tax Act# Legal Descnptaon Parcel# 39 KC Tax Act# Legal Descnpuon Parcel# 40 KC Tax Act# Legal Descnpt1on Parcel# 41 KC Tax Act# Legal Descnptton FINAL CITY OF RENTON FINAL ASSESSMENT ROLL CENTEX LATECOMER [WINDWOODJ Name/ Address of Owner ZFF ZFF Assessment Judy Patock 3604 NE gm Street Renton WA 980S6 084710-0006 126 $9.288 Jl Tract l, BLACK LOAM FIVE-ACRE TRS W 120 FT OF E ISO FT OF N 160 FT OF W 1/2 LESS CORD Ba1Jmder & Rashpal Bunar 671 Bremenon Avenue NE Renton, WA 98059 142305-9016 S99 $44,155 36 N SOO FT OF W 1/2 OF NW 1/4 OF NW 1/4 LESS E 22S ~ LESS W 30 FT LESS CO RD RIBERA-BALKO ENTERPRISES 16400 Southcenter Parkway, #308 Seattle, WA 98188-3302 142305-9021 Sil $37,668 43 E 225 FI Of N 968 FI OF W 112 OF NW 1/4 OF NW 114 LESS CO RD Darnel S Johnson 1S051 SE 128"' Street RENI'ON WA 9SOS9 142305-9020 S99 E 1/2 OF NE 1/4 OF NW l/4 OF NW 1/4 LESS CO RD Maplewood FINER HOMES INC 1215 120TH AVE NE #201 BELLEVUE WA 98005 142305-9004, 142305-9017 2,093 $44,155 36 $154.285 75 Parcel A W 1/2 OF NE 1/4 OF NW 1/4 OF NW 1/4 & SE 1/4 OF NW 1/4 OF NW 1/4 LESS CORD Parcel B W 1/2 OF W 1/2 OF NW 1/4 LESS POR OF N 500 FT LY E OF E LN OF W 30 FT OF SD SUBD LESS E 225 FT OF S 468 FT OF N 968 FT OF SD SUBDIV c::c c:r Propeny ldenhficauon Developer Property ~ KCTaxAct# r-Legal DescnpUon ,:::- -·~ ANAL CITY OF RENTON FINAL ASSESSMENT ROLL CENTEX LATECOMER [WINDWOOD] Name/ Address of Owner ZFF ZFF Assessment Centu Homes 2320 l30lh Avenue NE, Sum: l/200 Bellevue WA 98005 112305-9011 112305-9029 2,473 $182,297 SO Parcel A E l/2 OF SW 114 OF SW l/4 LESS W 125 FT OF S 378 8 Fr LESS CO RD Parcel B SE 1/4 OF NW 1/4 OP SW 1/4 ALSO S IS Fr OF N 1/2 OF NW 1/4 OF SW 1/4 LESS CO RD ASSIGNMENT OF UTILITY AND DRAINAGE EASEMENT Grantor --King County, Washington Grantee --City of Renton Legal -~ - -SE% of Sec. 10, Twp 23 N., Rge 5 E., W.M. Tax Acct. -102305-9040 & 9304 The Grantor, KING COUNTY, a pobtical subdivision of the State of Washington, for and in consideration of mutual benefits, does hereby assign unto the ~. the Cl1Y OF RENTON, a·muniapal corporation of the State of Washington, an of its nght Idle and anterest m, and to, 1hat certain Ubflty and Q@ma9e Easement, dated October 26, 1987, as recorded under Recording No 8711~ records of King County, Washington, over and aaoss the following desalbed lands, Situate tn Ktng County, Washmgton The East 65 feet of the South 200 feet of the followtng descnbed parcel of land Toe East% of the SW% of the SE % of the SE% of Secbon 10, Township 23 North, Range 5 East, WM, King County, Washington, LESS County Road By the authorized SIQ1lalure below, the CllY OF RENTON accep1s the said ubllly and drainage easement and all of the tenns and concfttionS set forth therein. Datedthls 6+h day of January .~ol X 11-u.s docume.,"tf ,s be.mq re -rectJrdtd .Jc, Ct>Yn:' eJ- l-he. Ret.ord1'nCl No. o+-the, Uh/,.J-11 Esm+. hcrl-ed above and -lo CLJYred-.flu_ dahof e.'t.ecu-hc,n. EXCISE TAX NOT REQUIRED ~ BY. , - , Deputy KING~· WAStj(bGT~N BY·/// /~ NAMeDavid 'PreUjscha.f- mLE Proper!tj Ser-vie.es Merntiju- DATE Januavtl 5, 2DJ)CSOI o2DDI ACCEPTED BY THE CITY OF RENTON. BY~~~ NAME 6:P.a1-:2/ttt,tff,M4-H mtEfi4HHIN6,/!!p/l.{)l#L/l'tllit.lC !Uok}rS /)£17, -dPN //'I l>/Y{1-TOA. DATE i 2./ z,j()Q l P6Pco Pli/T /fp/f iii) STATE OF WASHINGTON ) ) ss. COUNTY OF KING } :2-9_qJ On ttns 5th day of ..Ja.nua~~ t ~ before me the undersigned, a Notary Public in and for the S~ of Washmgton, duly comffllSSloned and sworn, personaDy appeared David B. Preugschat, to me known to be. the Kmg County Property Services Division Manager and who executed the foregomg instrument and acknowledged to me that said person signed the same pursuant to a delegation of authonty from the King County Executive as the free and voluntary act and deed of King County, for the uses and purposes therein mentioned WITNESS my hand and official seal hereto affixed the day and year first above wntten STATEOFWASHINGTON ) ) ss. COUNlY OF KING ) On thlS p}sf day of f>ec-el(U)-e. C . 2000. . before me the undersigned, a Notary Pubhc 1n and for the State of Washington, duly comn11SS1oned and sworn, personaDY. appeared 6-re~Zlmro.e.anaa. to me known to be the PBPW De.p'f.,At:i1Ni). of the of Renton, and who Signed the foreg010g instrument accepbng the easement descnbed therein, and acknowledged to me that said person was authonzed to sign this instrument and signed the same as the free and voluntary ad and deed of the City of Renton. for the uses and purposes therein mentioned WITNESS my hand and offtaal seal hereto affixed the day and year first above wntten ;gj:;,.i'~er NOTARY PUBLIC m and for the State of Washington, res,d,ng at . Ke n.:t: · My comm1ss1on expires · fL/) ~/.:z~ts13 11 R/W 2108 9)6 , 137 ii, I, UTIUlt"t>IIUIO DMIHAGE EASCl40IT TIIIS IHUEHTUl!E The said r.RANTOft, for and la consideration of Eight Thousand..,f-il2hty and no/100 ~llars fJB,oao.oo,~--~~-~--~~-~--------~----------~----.and other valu le cons oration, rece1pt whereo'nslii~y-iicltiiovlTcJqed, do by these presents grant 1111to the safd GRANTEE, Its successors and assigns. .a right of way ease<1111nt for ut1ll.t.aes and drainage fac1l1t1y o•er, tltrough, across and under the property herein described, situated la King County, llashlngton, being DOre partlcalarly described as follows: .rtJ ' ....... -""'' The East 65 feet of the South 200 feet of the following described parcel of land: The East 1/2 of the Southwest 1/4 of the Southeast 1/4 of the Southeast 1/4 of Sec:tlon 10, Tovnah1p 23 North, Range 5 East, W.ft., king County, Washington; LESS County road. Contains an area of 13,000 Sq• ft., or O 298 acres, K/L. R/W 2108 -SOUTHEAST 128TH STREET ?~/$$"/#Al /.S ~,dy &~ ;Tr> ,R;,v~ Ck.t.vn, ;n, ,tM-n- ~771# s~nu,e.r ,LQ~ kWl!IUY ~ /''9e17'9-4J' W/ll'W.v G",,,...r,m4wr 4,,e~ _:w Fried For Record At The Request Of *~i1:r~ D1mron Said GRANTEE, tts S11Ccessors and assigns, shall bave the right at sucb time as 1111y be necessary, to enter upon said property for the purpose or constructing, reconstructing, 111afntalnlng and repalrfnq said uL1l1tles and dca,nage fac1l1Ly SE£ ADDmDUK attached hereto and arade a pact hereof for SPECIAL COIIOl'l'lOtlS. Ill lllTIIESS 1111£1lEOF said CllAATOR has heremito set his hand and seal the day and year first above written. ~,/,~·,~<~ ~!(~~ STATE OF IIASIIIHGTOH ) ) ss COURT'f OF UNC ) /" On this ipersonally appeared befDTe 111e ~1$ ·amrt:l &ff~ and (~'rea ~ iG~ to me hOlln O t II II 1 $ escr :.4a and Who execv ,F ifT fore9olng Instrument, and acknowledged that they sf911ed the sallll! IIS their free ancl Yoluntary act end deed, for the uses and purposes therein aentfoned. seal this 2t, !i day of tJ,untJ..<f'&c • n.fZ. "=' RoiAltt ~the State o~...!,"!.ton, residing at • . · RJ£70EI £<Ci!:E TA'( tlOT R~QIJlRED ~1J-1 ~-'OIi ..-,,;(1,fllcfla.,.4-DtjlUly { ADDi:NDUlt 1 Grantee, Kang Counly, agrees to buald a retention pond as depicted belov C!,@c;tr, -u,nion" ~70lf"l""'-pa,,oo..p 1,tcorr•""'-l°''f' ~~~L. lo,COOfl!> ~~ T"l=r..c,w, of LCll"' 40 .... o 3o4. 2. Grantee vill provide an outlet structure capable of handling ~ the retention requirements for the road vldeni119 crantor, ('-l Landovner, may modify the outlet structure as necessary for C7> the development of his parcel · 0 0 3. It va.11 be the Grantor's .-espons1b1laty to .-e9rade-hu; ~ property to enable the dra1na9e to reach the retention pond. ~ 4. Grantee will ma1ntain the retention pond a~ long as the Q'.) . uater entering the pond 1s from County roadway or residential sources S. If the Grantor, or h1s successors, develop the property for commercial use, the Granter, or successors, u111 assume all legal respons1b1l1ty for maintenance and repa1r of the pond and any 1nspect1on fees. .,-.. -- Filed For Reconl At. Request Of '£?Zm~" AFTER RECORDING RNTO: K C Property 5eMces Division 500A Kang County Admm Bldg SOOFourthAvenue, ltt>M-Cr-05oo Seattle. WA 98104 llllllllllllll KING COUNTY PR EAS e """ PAGE Nl OF 014 '""' l(M/28/Zllt 98 :22 ING COUNTY, 1JA 20010116000506-~---- ICING-couNTY GO EAS & AS, PAGE 801 OF 884 .,,,,.., e111s1zee1 te·se ICING COUNTY, LIA ASSIGNMENT OF UTILITY AND DRAINAGE EASEMENT Grantor - -King County, Washington Grantee --City of Renton Legal - - - -SE% of Sec. 10, Twp 23 N., Rge 5 E., W.M. Tax Acct. -102305-9040 & 9304 The Grantor, KING COUNTY, a polmcal subdMsion of the State of Washu,gton, for and m consideraf:K>n of mutual benefits, does hereby assign unto the Grantee. the CITY OF RENTON, a municipal corporabon of the State of Washlngton, au of its riQtlt, tiue and mterest If\ and to, that certain Ubbty and Drainage Easement, dated October 26, 1987, as recoided under Recording No. 8711300921, records of King County, Washington, over and aaoss the followmg descnbed lands, sJtuate m King County, Washington The South 5 feet of the following described parcel of land The East% of the SW% of the SE% of the SE% of Secbon 10, Township 23 North, Range 5 East, WM , King County, Washington, EXCEPT the South 42 feet for road conveyed to King County for SE 128"' St by Deeds recorded under Recording Nos 5755891 and 5755892 By the authorized Stgnature below, the CllY OF RENTON accepts the said ubllty and drainage easement and an of the terms and condlbons set forth therein Datedthls 5+-h dayof Januq@ . 3P9Cf. . .;lOOI EXCISE TAX NOT REQUIRED ~ng~~ BY: . I\ ' Deputy KING COUNTY, W~ BY~~ . NAMEJ)a vid Pre.'='Bscha t TITLEA:op.ei'f ~ St.rvices M4h0ff! DATE Jgnuart, 5,.gpe-6 ~OOI ACCEPTED BY THE CITY OF RENTON. BY Z4eft9~ NAME (,.JgJiu? 2/Af/J[FJ21!,HI TITLF.Ptlf.HNJ.t./GleulL121Nr/ffnlxlc tvoi!/( s ))EJ?1, 4-fltlf /1'11$/707 "')~ oATE rz/1-J I 120 ( f l!>Ptv Ptf1: 4J""Jr,. I I STATE OF WASHINGTON ) ) ss COUNTY OF KJNG ) ~t On thlS 5±11 day of J'QhU~ , 209fY,' before me the undersigned, a Notary Public in and for the of Washington, duly conumsssoned and swom, personally appeared David B. Preugschat, to me known to be the Kmg County Property Services Division Manager and who executed the foregoing instrument and acknowledged to me that said person signed the same pursuant to a delegation of authority from the King County Execubve as the free and voluntary act and deed of King County, for the uses and purposes therein menboned . STATE OF WASHINGTON ) ) ss COUNTY OF KING ) On thas ,2/4$~ day of ·DecwoJJ~r , 2000. before me ··the undel'Slgned, a Notary Publ. ic in ~d for the State. of Washington,. duly comm1SS1Qned an_ d sworn, personal~ared ~e~ Z,'mmtrm.a.(\. to me known to be. the ~£~e~~~as:~= =~b: :::a:~:~~ toth!e f~r:~:~ person was aufl:lorized to Sign this instrument and signed the same as the tree and voluntary ad and deed of the City of Renton, for the uses and purposes therem mentioned WITNESS my hand and offiaal seal hereto affixed the day and year flJ'St above wntten . . (.7.am·XtJ#hlJA4,1~ . . ·_ . Pnnted Name· ~~enbiuier NOTARY PUBLIC m and for the State of Washington •. residing at . · Ke.rt.>!-:-· . · · ·· · · · · My commission expires · · s-J} S-~ 3 · . -= c:> c:-,.1 ) .. LJ a/If 2108 ni.i.t.., •• ,,I r,n unun ARII ORA.IMAGE EASEREHT nus l11D£IITIIRE 11ade this o1'1 :!l 1136 TIie satd GIIAMTOR. for and In consideration of ...... Fo=.:u::r:....::Kun=:a:dred=;::...F::...::.lf:c.t~yL..:and=:....:::n::::o:.:c/-=l:..:O.:;;O __ Dollars ($450 00) ---------------------------------------and other viluable consideration, receipt whereof Is hireby actnovledged,00 6r t&se presents grant unto the said GRAIITEE. Its snccessors a11d asslqns, a right of WllF easetnent for utlh.t1es and dra1nage fac1llty over, thrD11fh, across and under tbe . property herein described. situated tn King rounty, Washington. being 1111re P1rtlcu1ar1y described as follovs: The South S feet of the follov1ng. The Bast 1/2 of the Southwest 1/4 of the Southeast 1/4 of the southeast 1/4 of section 10, Tovnsh1p 23 North, Range 5 East, W.N, King County, Washington, BXC&PT the South 42 feet for road conveyed to King County for Southeast 128th Street by Deeds recorded under Recording Nos 5755891 and S7SS892. conta1ns an area of 1,151 sq. ft., or 0.026 acres, N/L. s7, u,:;o R/W 2108 -S &. 128TH STR&&T li:EC('I F' . CASl'Sl .,,St n '( mT PEQIJIRED II ~ ;,o t,~r~, ~QeD'.11/ o,_, •it"• I .... , Said GRANTEE, Its S11Ccessors and assigns, shall have the right at sucb time as may be necessarr, to enter IJllll1I said property' for the purpose of constructing, reconstructing, ~afntalnlng and repairing said IN lflTIIESS IIIIEREOF sa Id CRAN TOR ftrst above wrlttA!n. ~4--d /.6u--:- K Aut-.,__ a ,fj;.1-u_ ST~Tt Of IIASfflNGTON) ) ss ·COURTY OF llRG ) has here11nto set his band and seal the day and year ~~~-tlWiioR~ E:: rsonally appeared before ae Ju,$,:; !t1Ht:t!L~J, and ..j;,?4.~~..E~~~~~-~==::-r. to• tnown to uebie'1iiclTiraua~ln and ""'11 execu II n an orego ng nstrument, and a<:tnow1edged that they signed the same as the\~~u~ry act and deed, for the uses and purposes therefn tnentloned. Gh,~dV.~~~ .and orrtchl seal this :lk~ day of @l'frrzfl:F,,,e_, 19~7. '~·II'.' 1' ~~ : ..... f. ,.: > \ ~.,.~ ,~n~ ~ ., .. \ -":8 •• '!i. RdtAiY ~ ";~"UGL\t:·.. State o}!U1Jtn9ton, resldlrig n: T> <-' ""'f , .. ,-!' ~ • ~ o . ' ~,,,' · R3EJD£I , • .,F\H,S' '/ .:-.. ~ .. ~ N N a, 0 0 M .-4 .-4 {"' tr) R/1-1 2108 136 & 137 IHllli't' -11111> ORAINACE EASEHENT WfT!l(SSEf!t: Tht' said GRA!HOR. !nr 11!ld in consideration of Eight Thousand;.£-42hty and no/100 .;olLus (~a...,_oa,J. a:ii __ :.__.=.:;.;:;.: __________ _.:.:. _________________________ and other va111a6fo consLeratlr:n, ·rP.c~1pt where~!?r~y-1ickriow1l"dged. do by these presents !Jr&nt unto the said GRANT££. I t5 s11ccessors an,t .tsslgns, a right of way easenr.mt for utilities ana dr-ainag'" f;i:-i!i!.i}· 0 111?r, through. across and under the pro;,ed)' herein ,!es.i:t·IIH?i. -.! t,rntecl In King County. Washington. being more particularly described as follows: I'- "l .. t ~ ,.,. ~ 't,·. :-. !. ~ .·:::j) F'.E!-r• -:- Th~ E~st G~ [ce~ 0[ ~he South 200 feet of the following described pat·c.,l of land: '!'he ~'.asi: 1/2 o! th,, !oo,ithwest 1/•1 of the Southeast .1/4 of the S0,1theast 1/4 of S1:cr.io11 10, Township 23 North, Range 5 East, W.M., Kin] County, Washington; Less County ro3~. Co~cai~5 ~n H~e~ o• )3,000 sq. ft., or 0.298 acres, M/L. R/W 2106 -sou·r·11t:f1ST l 28TII STREET 7? ,· e~,"7?,'$;S/.#,'I,' /..r ~..e.t:!:".OY c;.e,,,..,,..,..TZ"°!? .£<.).~T.7-";, snz.,r-:"k/Zc.! L.v~ kW()4.Y i:;;e. /''911!7719-t:u """..,.~.....,. ~"1S5",'?.7v,;i,r /'f'~E"11. --~. fi!cd For Recor{i At The Request Of King Coult;-~ Property Di~ision 'i~lrl Gf!;\NTEE, It~ ~·1cc:<:?:;s:ors 11n,I ~Hlgns, shall h<1ve the right at such tfllll! as may be necP.ss,iry, to ent~r urcn s,,i<I property r,,r the purro~e of constructing. reconstructing, malnt<!hl:1'1 !nrl re11;!rln'1 s.1lcl t.tilitie,; itn<l drainage !acility • .::if:!:: ,,.nn;:;:.i:.1..;~; a1·t,,c-t,o:-d h.::reto and llld1le a pai:t 111.•t·eof for SPECIAL CONDI'fJ~S. !II !o!!H:,SS Yl!F:>.rnr first a~n~e ~r!lten • .. ,,,.· / . ~-. __ .{ _.,.'. /. ·-' ~ ~ . -~ cou~n ur 1rn1:; BI :i r.r;A.tlTOR , · GRMHOR . . "-7 ' ,,., ) ,: )Ji~<'.'~µ4..('.'. 0:1 this t!~.1 personally 1;p1u~;ired he fore 1111'! ~Es~ 112u,~ ~R,9J~.J · and GA(.:1 ~ /./, r,."lc-to r.m ~nown tn •e t tnrffvt(, s escrl ell An and who exec•it,M 'The 1.16n ~ fGrr-,1clng"Tnstru111ent, an,! <1cl:nnwledged that they signed the same as tt.et; fr~c ~n,J voluntary act anrl deed. for the uses a"ld purposes therein mentfo11C?d. ~'ltl ornchl SC!al th! s 2l-~ day or Oem4-(;=£. • 19.fZ • .. .. . ·. :- Q.,,IIJ U OJI ADDENDUM 1. Grantee, ~ing County, agrees to build a retention pond as d~picced bP.lo~: -- ------;;,1;.:--,r- aon'OM er A:NO -ze' y; /c;~' li,L • .¢30.1. : .. "'°"· h-:. '2.s' ~ I •. __ • _ <.11c>1iou. E> o ~i. -::. " ...,."'= __,,,_) _ _ _ _ , CAA&.i:!IJ'J -14.J3oo:,. ~70J-T~ p:>A. Ro\.01P .. p. I ,2COFf .CG .. -.-T'°" ,'-,~1!.t.lJl:.~r.- lo, OOOfl:,. ~R. M"°~ Dlz"J. of LOj-:0 40 ,...,0 .:!04.. 2. Grant~e will prov~de an outlet structure capable of handling the retention r~quire~ents for the road widening. Grantor, L~ndo~ner, ~ey ~ojify the outlet structure as necessary for the develcpm~nc uf his parcel. J. It ~ill be the Grantor's responsibiliti to regrade his property to enable the drainage to reach the retention pond- 4. Grantee will maintain the retention pond as long as the water entering th~ pond is from County roadway or residential zo·.Jrces. 5. If the Grantor, or his successors, develop the property for commercial use, the Granter, or successors, ~ill assume all legal resp~nsibility for maintenance and repair of the pond and anr inspP.ction fees. R/W 2108 137A UTILITY AND DRAINAGE E~SEHENT lllTIIE:SSEHI: Th~ ~~I~ f.RA"T1R. tor and In consideration of ~ ~=;:&£.....,~<42 1&«-v · -: ~ and other 2 Vill!J&ile COflS erat on. rece pt wher O S ere y ac now e ge • Se presents grant 0 unto the n1d GRANTEE. Hs successors and assigns. a right of vay easeent for utilities M -Hd drain;:i.'.I? facility over. thr.,ugh. across and under the ~ prq,erty herefo des:rlned. s1 tnated fn King County. Washington, being 1110re particularly ~ rlescrlbcd as fo11o~s: ~ r:.r: The Sout~ 5 r~et of the West 40 feet of the folloving described p..irce I ci la,l:L The ~ast !00 ieet of ~h~ South 150 feet of the Southwest 1/4 oft~~ Southeast l/4 cf the Southeast 1/4 of Section 10, Tovnship 23 North, R3nge 5 ~~st, W.M., King County, Washington: L~$S County ro~d. Contains an area oi 200 sq. ft., or 0.0046 acres, M/L. R/~ 2l0B -S.E. 128TH STREET ~-'"> 'i;:i · 11.-··30 RECC:• F (.~SHSL .oo ,t:,t::it.>t:it,. :)(t l : Fifed For Record At The Request Of S;,f(! GP.AiHH. its s.i,;:cessors and assigns, shall have the right at such time as may be nece~:;:iry, t:c t•nter •1p:::, s:il.1 11roperty for the purpose or constructing, reconstructing, ,r,Jintdlrd~g ;u,:I re:>.iirfng ~alol utilities and dcainagt? facility. r~ \HTIIESS uunuor sat,! fiRANTOR F!rst ah~~e written. . ·' ,, .,.::· I. / "• I ... /I,,~.:·-'(.-:t ... l _.J/~-·-·-~ .. ;'' J ., (~ /';:,·. -- SH.TE ilf' WASll?l!f.TOtl C!:tl!HY OF KlilG has hereunto set his hand and seal the day and year __.-7 . ~/ ,' ' ,e-~---'"'"T '..L. .,:_...,.......,.-.-;.-, ~~ ...... :c: 7 liRAAto /. "?J1(UL~tL-~) , '\.....:_ GRAN ~i:" thfs t!:~!i~onanl' appcaret1 1ierore meJrot?{; 11n1ffla~ Gg1f6.," 'fr' and l:t:l · .!:-:" fi. .,,.:-. ~r-to me known .o e tie n v iiJ1s r.scr ed r. and 'dho emure:~~ .. r1 ll~Dr!!<jofiigf'nstrument, and acknowledged that they signed the SHIit as their fr.?e an,1 voluntary a.::~ an,1 deed. for the uses and purposes therein mentioned. snit !lfflchl seal thh 7.(.,§. day of !J,-rz11f?t:;R • nJ::Z. • /& -' r=kr_ ~ ---=-AilfM~ ~~he -=··· -;.>?'; ~.It " State of a hlngton, residing / -, ............. , :0..~/~ ,".~~,:...: .... ~,,:,. ·:-:-;· ::· .. :·;:J. ~-:-~:.:.: -·-~-.::::.: .. ·: ..... :·;. Filed For Record At Request Of ~~~o RECORDINGRNTO- K C. Property Services Division 500A Kmg County Adnun Bldg 500 Fourth Avenue., Al>M-CF·Ol;;,00 Seattle, WA 98104 IIIIIIIIIIIRIHI 20010426000238 ICING COUNTY PR EAS 9 II PAGE HS OF 814 94/2112'!191 H:22 KtNG COUNTY I I.IA 20i1T11·s000s0e I<~ GO EAS e.ee :ffl,,t&e, ,Me . KING tcUNTY I UA ASSIGNMENT OF UTILllY AND DRAINAGE EASEMENT Granter --King County, Washington Grantee - -City of Renton Legal -- - -SE Y4 of Sec. 10, Twp 23 N., Rge 5 E., W.M. Tax Acct. -102305-9304 The Grantor, KING COUNTY, a polmcal SUbdMSIOn of the State of Washington, for and In conslderatJon of mutual benefitS, does hereby assign unto the Grantee, the Cl1Y OF RENTON, a municipal corporation of the State of Washington, all of its nght, title and mterest in, and to, that certaltl Utdrty and Drainage Easement. dated October 26, 1987, as recorded under Recordmg No 8711300920, records of King County, Washington, over and aaoss the followmg descnbed lands, Situate in King County, Washmgton The South 5 feet of the West. 40 feet of the foDowlng desa1bed parcel of land Toe East 100 feet of the South 150 feet of the SVV % of the SE % of 1he SE % of Section 10, Township 23 North, Range 5 East, W.M , King County, Washington, LESS County Road By the authorized signature below, the CITY OF RENTON accepts the said ublrty and drainage easement and au of the tenns and condibons set forth therein ¥-Tuis doc.<Amw rs bei11j r-e -reco.--dd.d .fo co «.ec.J. & daJ.t. oF e..tec~./-ion. EXCISE TAX NOT REQUIRED Kmg ~~ OMsion BY., ~ir,c-=-• Deputy .JMJ :;200 I KING~· WAS~O~ BY //~ /~ NAMEThVid ':f>reugscnaf TITLE PropertJ Sen'roo ~~ DATEJanuav-j 5, ~ eU>Ol STATE OF WASHINGTON ) ) ss COUNTY OF KING ) . r=. -,;,. ?£9 ' . On this ~ day of V!AnUafi!i ' .J,l"Y"'• before me the undersigned, a Notary Pubhc in and for the S of Washington, duly commissioned and sworn, personally appeared David B. Preugschat, to me known to be the Kmg County Property Services Division Manager and who executed the foregoing instrument and acknowledged to me that said person s,gned the same pursuant to a delegabon of authonty from the King County Executive as the free and voluntary act and deed of King County, for the uses and purposes therein menboned WITNESS my hand and offiClal seal hereto affixed the day and year first above wntten Pnnted Name a rn I YY\ oh NOTARY PUBLIC in and for the State of ashington, res1dang at .5-e.afr.tc- My commission expires I I --15-2..0oq STA TE OF WASHINGTON ) ) ss COUNTY OF KING ) On this ;!};t day of De.c,e.ro/::R.c . 2000, before me the undersigned, a Notary Pubbc in and for the State of Washington, duly commissioned and sworn, personally appeared ~8«3 Z/ni11\V"m4(\ , to me known to be the f>6Pu> Dtpf.., ~lo. of~ity of Renton, and who signed the foregoing instrument acceptmg the easement descnbed therein, and acknowledged to me that said person was authonzed to sign this nstrument and Signed the same as the free and voluntary act and deed of the City of Renton, for the uses and purposes therein mentioned WITNESS my hand and official seal hereto affixed the day and year first above wntten .. ·· ;: .~= .. ~·/' ::· .. /; ·_:?'·:: .. :: . ./ f:· . ,· .::: .. ~--···· .. l ,_\ __ ,_..,/ _/~rrfR,RECORDING MAIL rQ ., ....... / <' "~itiz~~~n:~:1r:;;Y.:) :l~=t~·~ .. - Reittori W'A :9805'5 -:' < ·,< /,,·· ''·:_}' _;;,, __ _ OJ \ ••• ,.\/:,./// J~~v:~iss EASEMENT Grantor CAMW~f'DEVEiOPMEN1 u,ic ;.:. / / .,,,,,. Grantee CITY OF RENT6;'., .,/'/ .,>=:· .// ··:>/ _,:: .... ., .. ,.-.. ,,. ·:-. /'··. :,, Abbreviated Legal Descrap~n Pfe SI/i/4,_;SE IJ:4,.~-EC 10, TIJN, R5q,l KQfo COUNTY Reference Number of Related D6~mi~ts:/\~ow'~ .,/ ._. ... ,···'::.. :·: .,· .. ·-,,,,._,./ Assessor's Parcel Numbers l023~;~~(102.3 1 ~~:~03i,'· \,, .. ,,/ ./ '\r CamWe•+'rii~!.opmenl, Inc, a Wa,hmgto:=-~orpif-1t1L; ... fcir··and,-:l cg~:1d~~-~:.::;~,6~e Dol~{'(fl 00) and other gQ6d and Vli.-1.µable con~1derat10n, receipt of wfo1;p. u, hi;;reby..-acJa:l6w1~$ed; here.by ¢.onvef, tc?}ihe City of Rcnto~; a W~hmgfon mun1c1pal corporation, its succ~~~or.f'an~_,·ass1gns, _;r·iempo'i'Bry· ea~e# on)ind over the real ptopertf'ae-.cnti~d a, the "basement Area" m the attached(fxhib1t _A, fo~ __ c.on._struct1:6n !Pld iyamtenance of an aJ,'j:,halt_.tul 4e l>ac:\ for the benefit of the real property de,cn~ ru,{ithe tBen.~fittei!:'"P~cel" ,fa the attached Exh1.b1t B.;: :' '= '·'· ·· .. _._,,.. / i -.:' n£., eai:nent-:f~ wJ~d ,ubJect to the following terms, wluch Grantee a~ee..,·to:,Per{6~:·'~d ~,ey .~· .~: .:· :: ·-·~~~-.... .~· . .... .: _/fh1'> ~<;em_lfut :.ha,ll ~mat~h1pon the dedication by Grantor to Grantee of a pubi1~.:-foad,-right of way on the ;'. __ "Burd{!ned'. Parcel'" .a~ de">Cnbea·)n the attached Ex.hlb1t A, that connects with N ['\5'" .Street located on the ';•aenefincd Pai:iel.." .. ...:···1 ·.. ··::,r G~tee.,,.Jw{~ef;nd,.,;i~demmfy::an1Hiold·ll/Umless Grantor from any and all hab1ltty, lo,!>, damage,;, claims, demand ... , '>Ult<; Of exp!;:n'>i;< mqu.grng rea ... onable attorney\ fees, ansmg out of the acts or om1ss1om of Grantee or 1t,; mv1tce,, li:ccnsces{ ..erv11t1ts. age~~) "uci:e'>l>Ors and assign<. m the exercise of the nghts granted herem Provided, howev€~; that Gncitef l>haJr"nof:mdeiinnd'y'·d~fend or hold harmless Grantor from any hab1hty, lol>s, damagei:., clium._, ci~~9.S{su1~ or .txpenJh11;i~~_g ou{of OJ re-.ulhng ,..oJe)y from the negligence of Grantor, 1t,; '>f:rvant,;, agents or Bl>btgm, ::· ;"( .:'· _._:' .:"""<: - The nght,; and obhganons or\he -~i~~~~:.,her:i~nde:l -.h~fi mJ~ Jo-,Jhe benefit of and be bmdmg upon their re'>pect.tve successor~ and ~bJgni-, .. · ./ / .-:' .:' .:· :'" \: +!-a .. ,,,.. .,,•' ,, :: .: .. .: _i· .-·. -•• Dated th1 ... 21_ d.i.y of ~'2-i!"":J, ioo·2 :·:'· .,,, .. ,.-.. . ... :· ... :-, .... ::,:: ... i; .. ,--.. 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RANGE 5 EAST W M , ··.,,,,,.. . ... ,·· :'" ;:' .... · ,............ .,: .i t EXC~fT TH_r~ST \:~o f[ET OF 1 HE SOUTH 150 FEET ;~~RE~h. // // , ... -·· .:i._.. / // .// AND::·EXCEPT THE SOU1H 42 f-EEl fHEREOF AS CONVEYED TO'KIN(;l COlJN 1}{ FOJf SE'" l2!t'm STREI:.1 BY D~fb R~fORDfD u1bER KING COUNTY RECORDING NOS 5755891 A~:?. 5°155°~92 •. ,/ ,,/· . ;· S~TUA I~ IN I ME:. Cl !Y Of RhNTON, COUNTY OF KING, STATE OF WASHlN6:rQN .-i' / .. :// / ./ ,_.,:· .,······"'"'•·.,,,. ·\< .... :::--.:"" .• ·::;:~:.!.~,···.=· .•• ;· ' .. -~--·=· .• ./;'/·./,.=. . ... ·······\ .. ·.,, ...... ,!' . .. :::·: ,•: ,,·· .......... '• .. .. .. . ··:· •.. :·:· . .r ~·Y ./r· ,. :\:: ... -~ .. •· . . ' ..•• ~-:(t······(:; ••• :····· .... -~--. . ;: .. t'· ·····:;,: -.... :::::=•;:, .... -~···=.. : ~r ·:=~·-:=:;~ .. _{ ,• ·,:,,11•5:. ··:·,: ... ·:,,.··.,,,,,,,.,, ...... /' .. . . . .. :· .. ~ .. .. •' ·· .... ·· ...... ·":.:~;~· ·=·.. :: ,;· ·:: .... { ·:~ :~ .. ·· .. ~··· ... 3 "\, .... ,,,,, .. ,,.,, .. , ...... ?_,/ ·:·,: .. ···:,:: .t"::::,r .: _.:=-- .•: }° ;: .. l-HEARING EXAMINER'S REPORT ! '--·-----· ----··---------_________ j .. 'v' June 7, 2004 OFFICE OF THE HEARING EXAMINER CITY OF RENTON Minutes APPLICANT: OWNER: LOCATION: SUMMARY OF REQUEST: SUMMARY OF ACTION: DEVELOPMENT SERVICES REPORT: PUBLIC HEARING: Sara Slatten Camwest Development 9720 NE 1201h Place, Suite 1 00 Kirkland, WA 98034 Shamrock Highlands, LLC 9720 NE 120111 Place, Suite 100 Kirkland, WA 98034 File No.: LUA 04-030, PP, ECF 5500 Block of NE 4111 Street Approval for an 11-lot subdivision of a 4.68-acre site intended for detached single-family homes. Development Services Recommendation: Approve subject to conditions The Development Services Report was received by the Examiner on April 27, 2004. After reviewing the Development Services Report, examining available information on file with the application, field checking the property and surrounding area; the Examiner conducted a public hearing on the subject as follows: MINUTES The following minutes are a summary of the May 4, 2004 hearing. The legal record is recorded on CD. The hearing opened on Tuesday, May 4, 2004, at 9:48 a.m. in the Council Chambers on the seventh floor of the Renton City Hall. Parties wishing to testify were affirmed by the Examiner. The following exhibits were entered into the record: Exhibit No. 1: Yellow file containing the original Exhibit No. 2: Neighborhood Detail Map application, proof of posting, proof of publication and other documentation pertinent to this request. Exhibit No. 3: Preliminary Plat Plan Exhibit No. 4: Tree Cutting/Land Clearing Plan Exhibit No. 5: Detailed Grading Plan Exhibit No. 6: Utility and Drainage Plan Shamrock Preliminary Plat - File No.: LUA-04-030, PP, ECF June 7, 2004 Page 2 Exhibit No. 7: Zoning Map Exhibit No. 8: Camas Short Plat, File No.: LUA 04- 039 The hearing opened with a presentation of the staff report by Jason Jordan, Senior Planner, Development Services, City of Renton, 1055 S Grady Way, Renton, Washington 98055. The subject site is located north of NE 4th Street, east of Jericho Avenue and west of Lyons Avenue NE, in the City of Renton. The proposal would create 11 Jots intended for detached single-family homes. The lots range in size from approximately 7,200 square feet to 10,500 square feet, in addition the applicant proposes to include two open space tracts, Tract A located south of the proposed lots and north of NE 41 " Street. It would contain the water quality detention facility for the site, as well as for an additional site (the larger Shamrock project, currently under review by King County). Tract B is located in the northwestern comer of the subject site and contains the very southern portion of a Category 2 wetland that extends off-site to the north and to the west and the buffer associated with that wetland. The subject site is currently two lots; Lot B is the lot located in the southeastern corner and Lot A is the rest of the site. That will all become one when the plat is approved. Access to the site would be provided from both Lyons Avenue NE and Jericho Avenue NE. The new right-of- way would include a new 42-foot wide public roadway, referred to as NE 4th Court. That would serve several of the lots, as well, the applicant is proposing an additional new roadway that will run north and south, it would be 42-feet wide, terminating in a hammerhead turnaround over proposed Lots 2 and 3. The Fire Department has approved the turnaround. The Environmental Review Committee issues a Determination of Non-significance -Mitigated for the project, which included eight mitigation measures. No appeals of the determination were filed. The subject site is designated Residential-Rural. The proposed plat is zoned Residential -5 Dwelling Units per Acre (R-5) and achieves a net density of 2.8 dwelling units per acre, which is below the maximum allowed in this zoning designation. The proposed Tract B which includes open space and wetland that would be incorporated into the plat and belong to everyone. Due to the size of the detention facility, the owner is losing a couple of building sites. All lots meet the minimum standards required within the R-5 zoning designation. All lots proposed are in compliance with the development standards. The proposal's compliance with each of the building standards will be verified prior to the issuance of building permits for each individual structure. The lots appear to comply with arrangement and access requirements of the subdivision regulations. A homeowner's association or maintenance agreement is suggested for the development, which would be responsible for any common improvements and/or tracts within the plat. Traffic, Park and Fire Mitigations fees are proposed. The subject site is generally flat and is characterized by having very little slope. The property is vegetated with short scrub brushes, field and wetland grasses along with multiple fir, cedar, maple, alder, cottonwood and willow trees. All vegetation on the property will be removed with the exception of the vegetation within the Category 2 wetland and buffer. The Examiner inquired as to why all the vegetation is being removed. These are very large lots and yet, no trees are being saved. Mr. Jordan responded that when a large plat is evaluated, and there are other plats surrounding, these happen to be relatively newer plats, the code allows subdivisions to clear the sites. Development Services relies on the neighborhood to come forward and state that they do not want the trees to be cleared, in this particular case, that was not a request of the neighborhood. Outside of the wetland area, there are no particular stands of trees or areas of vegetation that made sense with the lot arrangement. In this particular case with the lot arrangement and the grading and the stands that are there, there are no reasons to Shamrock Preliminary Plat File No.: LUA-04-030, PP, ECF June 7, 2004 Page 3 keep any of the existing trees outside of the critical areas. The Examiner stated that there is no reason not to keep some of the trees. The ordinances suggest saving trees even if they are permitted to be cut down, a value judgment is needed. Mr. Jordan continued stating that the applicant is proposing to buffer average approximately 2,600 square feet, creating an additional 3,000 square feet. The applicant will be required to provide fencing and screening, they have submitted a landscape plan for the NE 4th corridor and the southern property boundary. The ERC required erosion control measures subject to the 2001 DOE manual. The proposal is consistent with the intent of both the Comprehensive Plan and Zoning Code and would not be out of character with the existing or recent development in the area. Again, many of the neighboring residents have expressed a desire to not connect NE 4th Court, from Jericho Avenue NE to Lyons Avenue NE. However, as development proceeds in this area of the City, staff has always intended NE 4th Court to connect at this location. The site is located within the boundaries of the Issaquah School District. The School District has indicated that they can accommodate the additional students, subject to the applicant paying the appropriate Issaquah School District Impact Fee. The applicant is proposing a storm detention pond, which is proposed to be located within Tract B near the southeast corner of the site. Based on the wetland report, the topography is such that things flow to the south. It appears that recharging is not necessary for Lot I 0, the wetland is just barely on the property and the majority of the wetland is to the north and west. The applicant would be required to extend the sewer main extension to the north. The water service would be provided by King County Water District #90. Staff recommends approval of this preliminary plat subject to four conditions. Sara Slatten, 9720 NE l 20t11 Place, Suite 100, Kirkland, WA 98034 stated that they agreed with the staff report and all conditions that were set forth. One clarification, with respect to the wetland monitoring condition, the 2002 report included the Shamrock project as a whole, including the King County application and no specific monitoring or maintenance was proposed for the portion of Shamrock within the City of Renton limits. The storm pond on the south side of the property that is owned by the City of Renton, it appears to have been abandoned over the past few years. Secondly, with respect to the tree issue and the wetland boundaries mentioned earlier, the tree plan did show significant strands of trees located on Lot 10 and along the northerly property line of Lot 11. They are not opposed to doing specific tree surveying in those two locations. If trees can be incorporated within those lots, per arborist's recommendations, they would look at that possibility. In some conditions where trees have been retained, often one to two years down the road, the trees require removal due to health hazards or enough vegetation was removed around them that make them susceptible to windfalls. The Examiner stated that he was concerned about Lot IO and the fact that buffer averaging may take out some significant trees. There seems to be other options for Lot 10. Ms. Slatten stated that additionally they were confined by NE 4th Court. Lot 11 is somewhat oversized, it will be fairly tough to do that in the pond area where there are quite a few strands, with the grading being done in there, it is not conducive to saving trees in that vicinity. The only other area could be along the eastern boundary, there is a strand between Lots 1 and 2 that could be looked at. The detention pond is an area that has been an issue from the beginning. The City and neighborhood residents were concerned about the corridor and once the application was submitted on this particular site, it was requested that screening be provided, that is a landscape plan that has been submitted and will work with the City to provide ample screening. A cedar fence will be placed along the east, south and west property lines. A mixture of shrubs and trees mainly focused along NE 41". Shamrock Preliminary Plat- File No.: LUA-04-030, PP, ECF June 7, 2004 Page 4 Kayren Kittrick, Development Services stated that the representatives of Morgan Place Homeowner' s Association have been in discussions with administration regarding some proposal to gate off NE 4th Court to the east. The City is looking at this very favorably for basically blocking off vehicular public access, but would still be available for emergency and pedestrian access. It is not a condition for this plat, it is purely an administrative decision and will be approved through an agreement with the administration at this point. Traffic will be routed from this plat out to Jericho. NE 4th Court is needed for the emergency access. Both Development Services and the Fire Department will have to approve it when it comes through. Regarding the trees, the neighbors are currently working with the City to remove the ones that were saved on Morgan because they are falling over and causing damage to both streets and possible houses. Gary Schulz, 7700 South Lakeridge Drive, Seattle, WA 98178 stated that he is a Wetland Forest Ecologist and that he worked on the property and provided a letter report. The wetland that extends onto the property is in fairly good shape, hasn't been damaged or cleared in recent years. The buffer and almost the entire site of this proposed project has had some grading and clearing done. What's left is dominated by sapling tree cover, mostly by cottonwood. There are a few Douglas Fir trees scattered that have managed to regenerate on the site. The largest were 12-14 inches in diameter that would be in close proximity to the wetland buffer. The area of Lot 10 isn't much larger than the area being provided in buffer averaging, in fact, Lot IO may have less trees in that particular spot, as you get closer to the wetland the tree quality is better. The Examiner inquired if there was anything one could do to a detention pond? Mr. Schulz stated that Camwest is more than willing to work with the City on screening issues and there could be some plantings that are associated with a stonn water pond. Some trees could be planted around the edge of the pond. The Examiner called for further testimony regarding this project. There was no one else wishing to speak, and no further comments from staff. The hearing closed at 10:41 a.m. FINDINGS, CONCLUSIONS & RECOMMENDATION Having reviewed the record in this matter, the Examiner now makes and enters the following: FINDINGS: I. The applicant, Sara Slatten, filed a request for approval of an I I-lot Preliminary Plat. 2. The yellow file containing the staff report, the State Environmental Policy Act (SEPA) documentation and other pertinent materials was entered into the record as Exhibit #1. 3. The Environmental Review Committee (ERC), the City's responsible official, issued a Declaration of Non-Significance -Mitigated (DNS-M) for the subject proposal. 4. The subject proposal was reviewed by all departments with an interest in the matter. 5. The subject site is located in the 5500 block of NE 4th Street. The subject site is located on the north side of NE 4th between Jericho Avenue NE on the west and Lyons Avenue NE on the east (for the curious reader, Jericho, Washington is located in Grant County, southeast of Vantage, while Lyons is located west of Spokane). 6. The subject site was annexed to the City with the adoption of Ordinance 4760 enacted in February, 1998. Shamrock Preliminary Plat File No.: LUA-04-030, PP, ECF June 7, 2004 Page 5 7. The subject site was rezoned R-5 (Single Fainily Residential, 5 dwelling units per acre). 8. The map element of the Comprehensive Plan designates the area in which the subject site is located as suitable for the development of rural or low density residential uses, but does not mandate such development without consideration of other policies of the Plan. 9. The subject site is approximately 4.68 acres or 203,720 square feet in area. The subject site is approximately 330 feet wide (east to west) along NE 4th and approximately 616 feet deep. 10. The subject site is relatively level, sloping to the southwest at approximately 5%. 11. A Category 2 wetland is located in the northwest corner of the subject site. It is hard to determine the size of the wetland on the subject site. The record covers the wetland as it straddles off site property and the wetland reports are vague, covering both the wetlands onsite and off site. The staff report notes that Tract B that contains the wetland and proposed buffer is approximately 13,119 square feet. The applicant proposes using buffer averaging to square off the eastern boundary of the wetland to create a more regular Proposed Lot 10 (see below). 12. The subject site is covered with a mix of bushes and grasses as well as a mix of fir, cedar, alder, cottonwood and willow trees. All of this vegetation would be removed from the subject site with the exception of vegetation found in the wetland and wetland buffer areas. The applicant maintained that leaving trees would create dangerous conditions and that vegetation in the buffer averaging areas would be better than what is now protected. 13. The applicant proposes developing an east-west street, NE 4th Court, and extending 144th Place SE (King County designation) in a north-south direction. The streets will form an intersecting system dividing the parcel into four unequal quadrants. A hammerhead turnaround would be created at the south end of 144th since that roadway would deadend at a large detention pond. Apparently, the City and neighbors have reached some agreement about gating one end of NE 4th Court to avoid through- traffic issues. This would block off the normal grid pattern but allow emergency vehicles access through the gate. Information on this agreement was sketchy and only introduced at the public hearing. 14. The lots are in four sections arranged around the two intersecting streets. Proposed Lots 1, 2 and 3 are located southeast of the intersection of NE 4th Court with a hammerhead turnaround located between Proposed Lots 2 and 3. Proposed Lots 4 - 9 are located in the southwest quadrant. Proposed Lots 5 and 6 are interior lots that would be served by an easement. Proposed Lot 10 would be located in the northwest quadrant, immediately adjacent to the wetland. Finally, Proposed Lot 11 would be located in the northeast quadrant of the site. 15. Main access to the site would be through either Lyons east of the site and Jericho west of the site. These streets would connect to the major street systems north or south of the subject site. 16. The applicant proposes a large storm water detention system that would serve both the subject site and adjacent property north of the subject site. Proposed Tract A would contain the storm water system and would be approximately 66,203 square feet or more than an acre and a half. The storm water tract would be approximately one-third of the entire subject site. It would be located along the western half of the south property line along NE 4th Street. Staff has recommended that a sight-obscuring fencing be erected along NE 4th Street to screen the detention facility. Shamrock Preliminary Plat-- File No.: LUA-04-030, PP, ECF June 7, 2004 Page 6 17. The subject site is located in the Issaquah School District. The City has adopted a fee program to offset the impacts of development on that district for homes constructed in the Renton City limits. The applicant will have to pay $2,937.00 per home. CONCLUSIONS: 1. While the idea of subdividing the subject site is appropriate, as proposed, this plat does not serve the public use and interest. It does not match the goals and policies of the Comprehensive Plan. It makes little use of the natural amenities found on the site. It alters the boundaries of and sacrifices trees in the required wetland buffer. The Rural Residential Comprehensive Plan designation and the R-5 zoning are both intended to help preserve the natural amenities found on properties located in the City. Two issues present themselves in this review. The first issue is the applicant's need to use buffer averaging to create a reasonable Proposed Lot 10. The second issue is the proposed removal of all of the vegetation from the non-wetland areas of the site. 2. The large detention pond planned for the southwestern corner of the subject site does severely restrict or reduce the developable area of the subject site. But that large detention system is not needed to serve the immediate site. The restrictions or constraints created by that large pond system are self-created. The decision to create that large pond on this site was made by the applicant or predecessors in interest. The large pond serves not only this relatively small parcel but larger acreage north of the subject site. The creation of the large pond on this property substantially reduces the useable land for housing, larger lots and open space on this site. Since the density calculations do not accommodate a reduction for the storm drainage pond, the applicant proposed squeezing more and smaller lots on the remaining acreage. The creation of this large detention system on the subject site freed up land on other property for more lots on that other property but while it did so it created unnecessary constraints on this site. It is over- reaching now to use the tradeoffs the applicant made on this and other property to claim that they need to do buffer averaging and alter natural characteristics or mature vegetation found in the buffer areas to create a useable Proposed Lot 10. Also, the rigid rectangular pattern of the proposed buffer is not in keeping with preserving or enhancing natural amenities in the R-5, Rural Residential area nor does it correspond with the portions of this wetland and buffer on the adjacent property. The record indicates that better vegetation is also located west of Proposed Lot 10 and the Comprehensive Plan suggests saving natural amenities. It would appear appropriate to eliminate Proposed Lot 10. It would save more of the natural vegetation, allow a more natural wetland buffer and is permitted if the constraints of the site require a density reduction. The fact that the applicant created some of the constraints by creating a very oversized stormwater pond further help justify the lot density reduction. The plat should be reduced to a I 0-lot plat. The natural amenities should not be sacrificed to eke out an additional lot. 3. In a similar vein, the larger detention pond forces the lots to be more tightly packed and might be what has led to the applicant's need to clear all vegetation from the remaining acreage. The applicant is removing too many trees from this R-5 site. The general justification for cutting most, if not all trees, oil R-8 property is that the R-8 Zone's 4,500 square foot lot size is so small that preserving trees is nearly impossible. The root ball and limb spread of significant (larger) trees interfere with development potential on R-8 Zoned Property. The R-5 zoning here not only permits larger lots but requires them. The goals and policies behind of the R-5 zoning were to create larger lots, in keeping with the more rural character of the areas zoned R-5. Removing most of the trees from the subject site is certainly not in keeping with the rural residential character of the property. 4. While the applicant noted that the reason to remove all the trees is because trees from other sites are being declared dangerous, careful and selective removal had been used in the past and has been used more recently to work around significant trees so that they do survive development. Larger lots permit ,,. Shamrock Preliminary Plat File No.: LUA-04-030, PP, ECF June 7, 2004 Page 7 more spacious yards where older, mature, significant trees can be preserved. The fact that a tree survey was not even submitted is inappropriate. 5. What brings this matter to a crux at this juncture is that it is hard to ignore the fact that two proposals heard by this office on the same day had two very different tree cutting alternatives. On an R-IO site (Camas Short Plat; File No. LUA 04-039) with much smaller lots not only was the applicant proposing to maintain trees but staff was recommending punitive measures, a replacement of 3 trees for each tree removed, if any were removed. While on this site with its larger parcel size, the applicant proposes removing all significant trees, did not do a specific tree inventory and will not be penalized for removing all vegetation outside of the wetland areas. What is ironic is that in the case of the R-10 property, since that applicant proposed to save some significant trees, staff recommended that if any of them are removed, that they be replaced on a 3 to I replacement. Whereas in this plat on R-5 property, none of the significant trees would be spared with the exception of trees in the wetland area. 6. Therefore, in order to satisfy the Comprehensive Plan, the applicant shall save all significant trees on the site that do not stand in the way of necessary right-of-way, driveways and reasonable building pads. 7. Access appears reasonable. This office is constrained to help the City establish an open, viable street grid system by both the requirements of the Comprehensive Plan and the Platting Regulations. If the City staff detennines otherwise, that will have to occur after this review and an approval of an open, free-flowing street system. The City is free to make further determinations as to street need, character and alignment after the appropriate dedications and installations are complete. Adjacent owners were appropriately notified that through-streets would be constructed and signs erected on stub-street ends. 8. With the exception of the conclusions found above, the plat layout, lot sizes and streets appear reasonable. 9. Staff has suggested a sight-obscuring fence be erected to screen the detention facility. It would appear reasonable to somehow create a more natural looking facility and a security fence that allows the large pond to be a feature along the NE 4th corridor rather than something that needs to be hidden behind a sight-obscuring fence. Staff and the applicant should work to attempt to come up with a way of protecting passers-by from the storm water pond while allowing it to be visually appealing, if possible. I 0. The City Council should approve the plat subject to the conditions proposed. RECOMMENDATION: The City Council should approve the proposed plat subject to the following conditions: I. The plat shall be reduced to a IO-lot plat with the elimination of the currently proposed lot I 0. 2. The applicant shall save all significant trees on the site that do not stand in the way of necessary right-of-way, driveways and reasonable building pads. The removal of all significant trees shall be reviewed and approved by a certified arborist selected and approved by the City but paid by the applicant. 3. Staff and the applicant should work to attempt to come up with a way of protecting passers-by from the storm water pond while allowing it to be visually appealing, if possible from the NE 4th Street corridor. Shamrock Preliminary Plat-- File No.: LUA-04-030, PP, ECF June 7, 2004 Page 8 4. The applicant shall place "No Parking" signage near the emergency vehicle hammerhead turnaround service the development. The satisfaction of this requirement shall be subject to the Development Services Division prior to recording of the plat. 5. A homeowner's association or maintenance agreement shall be created concurrently with the recording of the plat in order to establish maintenance responsibilities for this development. A draft of the document(s), if necessary, shall be submitted to the City of Renton Development Services Division for review and approval by the City Attorney and Property Services section prior to the recording of the plat. 6. The applicant shall be required to pay the appropriate Issaquah School District Impact Fee in the amount of $2,937.00 per home prior to building permit issuance. ORDERED THIS 7'11 day of June, 2004. FRED J. KAU HEARING EX TRANSMITTED THIS ?'h day of June, 2004 to the parties of record: Jason Jordan Sara Slatten 1055 S Grady Way Renton, WA 98055 9720 NE 1201h Place, Ste. 100 Kirkland, WA 98034 Kayren Kittrick 1055 S Grady Way Renton, WA 98055 Gary Schultz 7700 S Lakeridge Drive Seattle, WA 98178 TRANSMITTED THIS 7th day of June, 2004 to the following: Mayor Kathy Keolker-Wheeler Jay Covington, Chief Administrative Officer Julia Medzegian, Council Liaison Larry Warren, City Attorney Gregg Zimmerman, PBPW Administrator Alex Pietsch, Economic Development Jennifer Henning, Development Services Stacy Tucker, Development Services Larry Rude, Fire Larry Meckling, Building Official Planning Commission Transportation Division Utilities Division Neil Watts, Development Services Janet Conklin, Development Services King County Journal Pursuant to Title IV, Chapter 8, Section I OOGof the City's Code, request for reconsideration must be filed in writing on or before 5:00 p.m., June 21, 2004. Any aggrieved person feeling that the decision of the Shamrock Preliminary Plat File No.: LUA-04-030, PP, ECF June 7, 2004 Page9 Examiner is ambiguous or based on erroneous procedure, errors oflaw or fact, error in judgment, or the discovery of new evidence which could not be reasonably available at the prior hearing may make a written request for a review by the Examiner within fourteen (14) days from the date of the Examiner's decision. This request shall set forth the specific ambiguities or errors discovered by such appellant, and the Examiner may, after review of the record, take further action as he deems proper. An appeal to the City Council is governed by Title IV, Chapter 8, Section 110, which requires that such appeal be filed with the City Clerk, accompanying a filing fee of $75.00 and meeting other specified requirements. Copies of this ordinance are available for inspection or purchase in the Finance Department, first floor of City Hall. An appeal must be filed in writing on or before 5:00 p.m., June 21, 2004. If the Examiner's Recommendation or Decision contains the requirement for Restrictive Covenants, the executed Covenants will be required prior to approval by City Council or final processing of the file. You may contact this office for information on formatting covenants. The Appearance of Fairness Doctrine provides that no ex parte (private one-on-one) communications may occur concerning pending land use decisions. This means that parties to a land use decision may not communicate in private with any decision-maker concerning the proposal. Decision-makers in the land use process include both the Hearing Examiner and members of the City Council. All communications concerning the proposal must be made in public. This public communication permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence. Any violation of this doctrine would result in the invalidation of the request by the Court. The Doctrine applies not only to the initial public hearing but to all Requests for Reconsideration as well as Appeals to the City Council. ,,,_ , ... , .. -······-( \....,.;_.,.,_\ .... •!J'\C-c:r ...... , .. ...___,,.._, .... ,,,, ____ .. _ ,, .. " i I I I ~--·--·----~---~ i I I I I --___ _. ______ ) NEIGHBORHOOD CfRCULA TION PLAN SHAMROCK i t-.. H 'o i !£ !! ; CITY OF llE/11"011. II ~~H '~~ I WASHINGTON 5: : \, -.... z. ... I ~ Ct'. RM-I R+-8 ~,, :!R-10 D6 -3 T23N R5E E 112 ·--~,•····---·--··'--·-·-·········-··--,- R !8 '1 : ,, F6 1 -15 ;~3N R5E E 112 --- -Renton d;ty Llmitd 1"'800 ! 1 I i SE 117th ! ---------1 I I I 11 . I 11 I iiz>,'----1 E6 10 T23N R5E E 1/2 5310 ( ~--..... .,._ ,IOC• -""lr--> { V-C,.C:t,'1.\Ct•.U,~~ • 0 ¥ I;~ !! -· ~ a --- , ' .. ... ' • . I ! I I TREE CUTTING AND CLEARING Pl.AN I SHAMROCK ··-,~ ! CITY Of RENTON, . I cc: ENVIRONMENTAL REVIEW COMMITTEE MEETING NOTICE APRIL 6, 2004 To: Gregg Zimmerman, Planning/Building/Public Works Administrator Dennis Culp, Community Services Administrator Lee Wheeler, Fire Chief From: Jennifer Henning, Development Planning Meeting Date: April 6, 2004 Time: 9:00 AM Location: Sixth Floor Conference Room #620 Agenda listed below. Baze Professional Center (Fiala) LUA-04-016, ECF, SA-A The applicant is requesting Environmental (SEPA) Review and Administrative Site Plan approval for the construction of a two-story professional office building totaling 13,705 sq. ft. The 0.80 acre site is zoned Commercial Arterial (CA) and is currently vacant. Access would be provided via SW 41st Street. Approximately 55 surface parking stalls would be provided. The project also includes the installation of landscaping, a pedestrian walkway and necessary utility and street improvements. A chiropractic office on the main floor is the known tenant. The applicant is proposing to pre-load the site with 1,310 cubic yards of fill. Shamrock Preliminary Plat (Jordan) LUA-04-030, ECF, PP The applicant is requesting Environmental (SEPA) Review and Hearing Examiner Preliminary Plat Approval for an 11- lot subdivision of a 4.68-acre site. The residential plat would create lots intended for the construction of detached single-family homes -ranging in lot size from 7,208 square feet to 10,567 square feet. The subject site contains a Category 2 wetland, which is located in the northwestern corner of the site. As part of this development proposal, the applicant has requested to use wetland buffer averaging in order to reduce the required SO-foot wide buffer to 25 feet on the southeastern side of the Category 2 wetland, which would result in a larger side and rear yard area for proposed Lot 10. However, the wetland along with the averaged buffer would be incorporated into a separate sensitive area tract (Tract B), which is proposed to be 13,119 square feet and located in the northwestern corner of the site. Access to the site is proposed from Jericho Avenue NE and Lyons Avenue NE via connecting a new through road (NE 4th Court) to existing stub roads (NE 4th Court) on either side of the project site. The proposed connection will complete the NE 4th Court public right-of-way connection in this area of the City. The applicant has also proposed to construct a large (66,203 square foot) water quality detention facility, which is planned to be located with Tract A along the southern boundary of the site (adjacent to NE 41h Street). The detention facility would accommodate the stormwater generated from the proposed development along with a portion of the stormwater generated from a separate subdivision located within unincorporated King County. Project construction is planned to commence in spring/summer of this year and be substantially completed by the end of the same year. K. Keolker-Wheeler, Mayor J. Covington, Chief Administrative Officer A. Pietsch, EDNSP Administrator® B. Wolters, EDNSP Director® J. Gray, Fire Prevention N. Watts, P/B/PW Development Services Director ® F. Kaufman, Hearing Examiner S. Engler, Fire Prevention ® J. Medzegian. Council S. Meyer, P/B/PW Transportation Systems Director R. Lind, Economic Development L. Warren, City Attorney ® COMMENCING AT 9:00 AM, CITY OF RENTON HEARING EXAMINER PUBLIC HEARING MAY 4, 2004 AGENDA COUNCIL CHAMBERS, 7TH FLOOR, RENTON CITY HALL The application(s) listed are in order of application number only and not necessarily the order in which they will be heard. Items will be called for hearing at the discretion of the Hearing Examiner. PROJECT NAME: Shamrock Preliminary Plat PROJECT NUMBER: LUA-04-030, PP, ECF .. PROJECT DESCRIPTION: The applicant is requesting Hearing Examiner Preliminary Plat Approval for an 11-lot subdivision of a 4.68-acre site. The residential subdivision would create lots intended for the construction of detached single-family homes -ranging from 7,208 square feet to 10,567 square feet. The subjects ite contains an area designated as a Category 2 wetland, which is located near the northwestern site boundary. As part of this development proposal, the applicant has requested to use wetland buffer averaging in order to reduce the required 50-foot wide buffer to 25 feet, resulting in a larger buildable area for proposed Lot 10. Access to the site is proposed from Lyons Avenue NE and/or Jericho Avenue NE. From either street, the applicant has proposed to construct a new 42-foot wide public right-of-way, which would connect NE 4th Court to the stub roads on either side of the development. Project construction is planned to commence in spring/summer of 2004 and be substantially completed by the end of the same year. PROJECT NAME: Camas Estates Short Plat PROJECT NUMBER: LUA-04-039, SHPL-H PROJECT DESCRIPTION: The applicant is proposing to subdivide a 39,850 square foot (0.91-acre) site into five lots intended for the development of one duplex and four detached single-family homes. The proposed lot sizes range from 5,874 square feet to 9,230 square feet. The net density of the proposal is 7.6 dwelling units per acre. Access to the site is proposed via a private street extending east from Camas Avenue NE along the south side of the property. STATE OF WASHINGTON, COUNTY OF KING } AFFIDAVIT OF PUBLICATION PUBLIC NOTICE Lily Nguyen, being first duly sworn on oath that she is a Legal Advertising Representative of the King County Journal a daily newspaper, which newspaper is a legal newspaper of general circulation and is now and has been for more than six. months prior to the date of publication hereinafter referred to, published in the English language continuously as a daily newspaper in King County, Washington. The King County Journal has been approved as a Legal Newspaper by order of the Superior Court of the State of Washington for King County. The notice in the ex.act form annexed was published in regular issues of the King County Journal (and not in supplement form) which was regularly distributed to its subscribers during the below stated period. The annexed notice, a Notice of Environmental Determination was published on Monday, 4/12/04 The full amount of the foe charged for said foregoing publication is the sum of $99.00 at the rate of $15.50 per inch for the first publication and NIA per inch for eacYsi.ibse1'1uent iosetfion. Lily Nguyen Legal Advertising Representative, King County Journal Sub~ed a sworn to me this 12th day of April, 2004. ~ ,,,1\\\lill/ilJ11, ,,, }/ c:: 1/;, Tom A. Meagher ~,,,~II-· .:.'.'.~~G,y 1/,:'l, Notary Public for the State of Washington, Residing in Redmond, Wash1~),1?~ .•. -;_:,~s\on ;:~·t-? '% Ad Number: 841133 P.O. Number: 2· / { 01 AR y"".,.\ ~ Cost of publishing this notice includes an affidavit surcharge. § i O \l._:_ ~ _ ! ~ % ~ \ PLJBL\" .! § I ~ "Y ••• 1f o'\ / A:. .$ ~ ),.,.,_'•,,;'lY 2. i~.,•'_,0.:,$' 'l'l/~~ oJ":;t;.'s'(\~~,~ 11111111111\\\\\\\ c-;:-NOTICEOFENVIRONMENTAL - I DETERMINATION , ENVIRONMENTAL REVIEW COMMITTEE RENTON,WASHINGTON The Environmental Review· ;Committee has issued a i:Petermination of Non-Significance- :Mitigated for the following project ,under the authority of the Rento~ :Municipal Code. . · SHAMROCK PRELIMINARY PLAT I LUA-04-030, ECF, PP . The applicant is requesting ~ Environmental (SEPA) Review.· and Hearing Examiner Preliminary Plat Approval for an 11-lot subdivision of a 4.68-acre site .. The residential plat woujd :create lots inteniled for the con- ' struction of detached single-fam- ily .homes -ranging in ,lot size from 7,208 square feet to 10,567 square feet. Appeals of the environmental determination must be filed in writ- 1 i,n'g on or before-5:00 PM April 26, : 2004. Appeals must be filed in writ- !: ing toge~her with the required $75.00 ·application fee with: Hearing !Examiner, City of Renton, 1065 South Grady Way, Renton, WA 98066. Appeals to the Examiner are gov- erned by City of Renton Municipal Code Section 4-8-110.B. Additional information regarding the appeal process may be obtained from the Renton City .Clerk's Office, (425) 430- 6510. • .A Public Hearing _will be held by the R,enton Hearing Examiner in the , Council Chambers, City Hall, on May ;4, 2004 at 9:00 AM to consider the Preliminary Plat. If the Environ- imental Determination is appealed, the appeal will be heard as part of .this public hearing. Interested par- ities are invited to attend the public [hearing. . . Published in the King County J!)urnal_ Ap_?~ 1~,__?001: #84H3? PUBLIC HEARING City of Renton Department of Planning I Building I Public Works PRELIMINARY REPORT TO THE HEARING EXAMINER A. SUMMARY AND PURPOSE OF REQUEST: Public Hearing Date: May 4, 2004 Project Name: Applicant! Address Owner! Address: File Number: Project Description: Project Location: Shamrock Preliminary Plat Sara Slatten Camwest Development 9720 NE 1201h Place Suite #100 Kirkland, WA 98034 Shamrock Hi~hlands, LLC 9720 NE 1201 Place Suite #100 Kirkland, WA 98034 LUA-04-030, PP, ECF Project Manager: Jason E. Jordan The applicant is requesting Hearing Examiner Preliminary Plat Approval for an 11-lot subdivision of a 4.68-acre site. The residential subdivision would create lots intended for the construction of detached single-family homes -ranging from 7,208 square feet to 10,567 square feet. The subject site contains an area designated as a Category 2 wetland, which is located near the northwestern site boundary. As part of this development proposal, the applicant has requested to use wetland buffer averaging in order to reduce the required 50-foot wide buffer to 25 feet, resulting in a larger buildable area for proposed Lot 10. Access to the site is proposed from Lyons Avenue NE and/or Jericho Avenue NE. From either street, the· applicant has proposed to construct a new 42-foot wide public right-of-way, which would connect NE 4th Court to the stub roads on either side of the development. Project construction is planned to commence in spring/summer of 2004 and be substantially completed by the end of th~ same year. 5500 Block of NE 4th Street +.-· ~ ·-:·-.L - , • '--.L-.• ....:.... -. --------· . - ... --·· ,---T -I -~~ ~--· . . . : ~ - -•. ·-: City of Renton PIB/PW Department SHAMROCK PRUM/NARY PLAT Preliminary Report to the Hearing Examiner LUA-04-030, PP, ECF PUBLIC HEARING DA TE May 4, 2004 Page2of9 B. EXHIBITS: Exhibit 1: Project file ("yellow file") containing the application, reports, staff comments, and other material pertinent to the review of the project. Exhibit 2: Neighborhood Detail Map (dated 3/4/04) Exhibit 3: Preliminary Plat Plan (dated 3/4/04) Exhibit 4: Tree cutting I Land clearing Plan (dated 3/4/04) Exhibit 5: Detailed Grading (dated 3/4/04) Exhibit 6: Utility and Drainage Plan (dated 3/4/04) Exhibit 7: Zoning Map (dated 2/04) C. GENERAL INFORMATION: 1. Owner of Record: Shamrock Hiihlands, LLC 9720 NE 120 Place Suite #100 Kirkland, WA 98034 2. Zoning Designation: Residential - 5 Dwelling Units per Acre (R-5) 3. Comprehensive Plan Residential Rural (RR) Land Use Designation: 4. Existing Site Use: The site is currently undeveloped. 5. Neighborhood Characteristics: North: Single family residential; zoned R-4 (King County) East: Single family residential; zoned R-5 · South: NE 4th Street; Single family residential; zoned R-5 West: Single family residential; zoned R-5 6. Access: Lyons Avenue NE or Jericho Avenue NE 7. Site Area: 4.68-acre (203,720 sf) 8. Project Data: Existing Building Area: New Building Area: Total Building Area: area N/A N/A N/A D. HISTOR/CAUBACKGROUND: Action Annexation Comprehensive Plan Zoning HEXRPT.doc Land Use File No. N/A N/A N/A comments N/A N/A N/A Ordinance No. 4760 4498 4404 Date 02/14/1998 02/20/1995 06/07/1993 •. City of Renton PIB/PW Department SHAMROCK PRUM/NARY PLAT Preliminary Report to the Hearing Examiner LUA-04-030, PP, ECF PUBLIC HEARING DA TE May 4, 2004 Page 3 of 9 E. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter 2 Land Use Districts Section 4-2-020: Purpose and Intent of Zoning Districts Section 4-2-070: Zoning Use Table Section 4-2-11 O: Residential Development Standards 2. Chapter 3 Environmental Regulations and Special Districts Section 4-3-050: Critical Areas Regulations 3. Chapter 4 Property Development Standards Section 4-4-030: Development Guidelines and Regulations Section 4-4-060: Grading, Excavation and Mining Regulations Section 4-4-080: Parking, Loading and Driveway Regulations Section 4-4-130: Tree Cutting and Land Clearing Regulations 4. Chapter 6 Streets and Utility Standards Section 4-6-060: Street Standards 5. Chapter 7 Subdivision Regulations Section 4-7-050: General Outline of Subdivision, Short Plat and Lot Line Adjustment Procedures Section 4-7-080: Detailed Procedures for Subdivision Section 4-7-120: Compatibility with Existing Land Use and Plan-General Requirements and Minimum Standards Section 4-7-150: Streets -General Requirements and Minimum Standards Section 4-7 -160: Residential Blocks -General Requirements and Minimum Standards Section 4-7-170: Residential Lots-General Requirements and Minimum Standards 6. Chapter 9 Procedures and Review Criteria 7. Chapter 11 Definitions F. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element: Residential Rural objectives and policies; Residential Streets objectives and policies; Subdivision of Land objectives and policies. 2. Housing Element: Housing Supply objectives and policies; Minimum Density Policies. G. DEPARTMENT ANALYSIS: 1. PROJECT DESCRIPTION/BACKGROUND HEXRPT.doc The applicant has proposed to subdivide a 4.68-acre site located within the Residential -5 dwelling units per acre (R-5) zone. The proposal would create 11 lots intended for the development of detached single-family residences. The lots are proposed to range in size from 7,208 square feet to 10,567 square feet. In addition, the applicant has proposed to include two open space tracts associated with the development. Tract A is proposed to be a 66,203 square foot detention water quality treatment open space tract, which would be located south of the proposed lots and north of NE 4th Street. Tract B is proposed to be approximately 13,119 square feet and would contain the Category 2 wetland and its associated buffer. Tract Bis proposed to be located near the northwestern corner of the subject site. The subject site is generally flat and is characterized by having very little slope. The site gradually slopes towards the south and west at less than a 5% gradient. The property is vegetated with mostly short scrub bushes, field and wetland grasses along with multiple fir, cedar, maple, alder, cottonwood and willow trees. A wetland assessment prepared by C. Gary Schulz, LLC was included with the application. According to the assessment, the site contains a hydraulically isolated wetland, which is located in the northwestern corner of the site. The wetland has been identified to be a category 2 City of Renton PIBIPW Department SHAMROCK PRUM/NARY PLAT Preliminary Report to the Hearing Examiner LUA-04-030, PP, ECF PUBLIC HEARING DA TE May 4, 2004 Page 4 of 9 wetland, which requires a 50-foot wetland buffer from the edge of the wetland boundary. The majority of the wetland is located to the north of the subject site; however, 2,717 square feet of the wetland is located within the Shamrock preliminary plat project boundaries. As a result of the subdivision. the applicant is proposing to buffer average approximately 2,260 square feet of wetland buffer along the southeastern edge of the wetland. The buffer averaging is being proposed in order to accommodate a larger building pad for proposed Lot 10. Access to the site would be provided from Lyons Avenue NE or Jericho Avenue NE via a new 42- foot wide public right-of-way (NE 4th Court). The new right-of-way would include 32 feet of pavement, with curb gutter and sidewalks on both sides of the street and would connect to existing stub roads located on either side of the proposed development site. The applicant has also proposed to construct a new 42-foot wide public right-of-way intersection with NE 41h Court (running north/south). This new roadway would seNe the remaining internal lots and would include a hammerhead turnaround for emergency vehicles, which would be located between Lots 2 and 3, near the end of the roadway. 2. ENVIRONMENTAL REVIEW Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21 C, 1971 as amended) on April 6, 2004 the Environmental Review Committee (ERC) issued a Determination of Non-Significance -Mitigated (DNS-M) for the project. The DNS-M included 8 mitigation measures. A 14-day appeal period commenced on April 12, 2004 and ended on April 26, 2004. No appeals of the threshold determination were filed. 3. COMPLIANCE WITH ERG MITIGATION MEASURES HEXAPT.doc Based on an analysis of probable impacts from the proposal, the Environmental Review Committee (ERC) issued the following mitigation measures with the Determination of Non- Significance -Mitigated: 1. The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP) designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements outlined in Volume II of the Stormwater Management Manual and provide staff with a Construction Mitigation Plan prior to issuance of Construction Permits. This condition shall be subject to the review and approval of the Development Services Division. 2. This project shall be subject to the 1998 King County Surface Water Design Manual. 3. The applicant shall comply with the recommendations contained within the Wetland Evaluation Report dated July 2002 prepared by C. Gary Schulz in regards to wetland maintenance, monitoring and construction of the project. 4. The applicant shall be required to erect a spilt-rail fence or other fence type as approved by the Development SeNices Division denoting the edge of the wetland buffer boundary prior to recording of the plat. In addition, a sign shall be located along the fence in a conspicuous location indicating the presence of a wetland and its associated buffer. 5. No vegetation removal shall be allowed within the wetland or its associated buffer with the exception of dangerous or diseased trees. All dangerous and/or diseased trees proposed to be removed from the wetland or its associated buffer shall require a letter from a qualified arborist and would be subject to inspection and approval of the Development Services Division. This mitigation measure shall be placed on the face of the final plat prior to recording. 6. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $488.00 per new single-family lot prior to the recording of the final plat. 7. The applicant shall pay the appropriate Traffic Mitigation Fee based on $75.00 per each new average daily trip associated with the project prior to the recording of the final plat. ·' City of Renton P/8/PW Department SHAMROCK PRUM/NARY PLAT Preliminary Report to the Hearing Examiner LUA-04-030, PP, ECF PUBLIC HEARING DA TE May 4, 2004 Pages of 9 8. The applicant shall pay the appropriate Parks Mitigation Fee based on $530.76 per new single family home prior to the recording of the final plat. 4. STAFF REVIEW COMMENTS Representatives from various city departments have reviewed the application materials to identify and address site plan issues from the proposed development. These comments are contained in the official file, and the essence of the comments has been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of the report. 5. CONSISTENCY WITH PRELIMINARY PLAT CRITERIA: HEXRPT.doc Approval of a preliminary plat is based upon several factors. The following preliminary plat criteria have been established to assist decision makers in the review of the subdivision: (a) Compliance with the Comprehensive Plan Designation. The subject site is designated Residential Rural (RR) on the Comprehensive Plan Land Use Map. The objective established by the RR designation is to preserve open space and natural resources, while limiting residential development in protected areas. The proposal is consistent with the RR designation in that it would limit the number of lots proposed to be developed on the subject site, while also protecting the wetland located on the northeastern portion of the site. The proposed plat is consistent with the following RR policies: Policy LU-26. Maximum development densities should range from 1 home per 10 acres to 5 homes per acre in Residential Rural except in areas with significant environmental constraints including but not limited to: steep slopes, erosion hazard, flood plains, and wetlands where density shall not exceed 1 home per acre. The applicant has proposed to preserve the entire on- site Category 2 wetland and has incorporated a lot layout design that groups the proposed lots as far away from the Category 2 wetland as possible. By incorporating the wetland and its buffer into the lot layout design, the applicant achieves a net density of 2.8 dwelling units per acre, which is well below the maximum allowed in this zoning designation. Policy LU-33. Undeveloped portions of Residential Rural areas may be considered as part of the private open space network. The proposed project would meet this objective by placing the entire Category 2 wetland and its associated buffer within a private open space tract, which would be utilized as private open space. · (b) Compliance with the Underlying Zoning Designation. The 4.68-acre site is designated Residential - 5 Dwelling Units per Acre (R-5) on the City of Renton Zoning Map. The proposed development would allow for the future construction of up to 11 new dwelling units and associated plat improvements. · Density -The allowed density range in the R-5 zone has no minimum up to a maximum of 5.0 dwelling units per acre (du/ac). Net density is calculated after critical areas, public rights-of-way, and private roadways serving more than three units are deducted from the gross acreage of the site. After the deduction of the Category 2 wetland and proposed right-of-way (33,967) square feet from the 203,720 gross square foot site (203,720 gross square feet -33,967 total deducted area= 169,753 net square feet= 3.9 net acre), the proposal would arrive at a net density of 2.8 dwelling units per acre (11 units I 3.9 acre = 2.8 du/ac), which is within the allowed density range of the zone. Lot Dimensions -The minimum lot size permitted in the R-5 zone is 7,200 square feet. A minimum lot width of 60 feet is required for interior lots and 70 feet for corner lots. Lot depth is required to be a minimum of 70 feet. Lot widths range from 62 to 94 feet and lot depth is proposed from 94 feet to 139 feet. The proposed plat would create 11 lots with the following lot sizes: City of Renton P/B/PW Department SHAMROCK PRUM/NARY PLAT Preliminary Report to the Hearing Examiner LUA-04-030, PP, ECF PUBLIC HEARING DATE May 4, 2004 Page 6of9 HEXRPT.doc Lot 1 -7,208 square feet Lot 2 -7,875 square feet Lot 3 -7,927 square feet Lot 4 -9,765 square feet Lot 5 -8,649 square feet Lot 6 -8,694 square feet Lot 7 -7,421 square feet Lot 8 -7,387 square feet Lot 9 -8,199 square feet Lot 10 -9,465 square feet Lot 11 -10,567 square feet As proposed, all lots appear to be in compliance with the required lot width, depth and size standards as prescribed in the R-5 zone. In addition, the proposal includes two tracts for storm drainage and wetland purposes. The proposed Storm Drainage Tract (Tract A) is located along the southern portion of the subject site and is proposed to be 66,203 square feet. The Wetland/Buffer Tract (Tract A) is located in the northwestern portion of the subject site and is proposed to be approximately 13, 119 square feet in size. Setbacks -The preliminary plat plan does not include setback lines for each lot, which would show potential building envelopes. However, the lots have been designed to provide sufficient area for the required building setbacks. Specifically, the required setbacks for projects located within the R-5 zone include a front and rear yard setbacks of 20 and 25 feet respectively, side yard along a street of 15 feet and interior side yard setbacks of 5 feet. As proposed, each lot fronting a public right-of-way would have a front yard setback measured from the new street, a rear yard setback opposite the front and interior side yard setbacks on either side. However proposed Lots 1, 9, 10 and 11 would be considered corner lots and would be required to provide a 15-foot side yard along a street. Lastly, proposed Lots 4, 5 and 6 would gain access from a new private street (located south of the lots); therefore, the private street easement would be considered the front yard for each lot. Building Standards -The R-5 zone permits one single-family residential structure per lot. Each of the proposed lots would support the construction of one detached unit. Accessory structures are permitted at a maximum number of two per lot at 720 square feet each, or one per lot at 1,000 square feet in size. Building height in the R-5 zone is limited to 2 stories and 30 feet for primary structures and 15 feet for detached accessory structures. Maximum building coverage is limited to 35% of the lot area or 2,500 square feet, whichever is greater, for lots over 5,000 square feet in size. The proposal's compliance with each of these building standards will be verified prior to the issuance of building permits for each individual structure. Parking -Each detached dwelling unit is required to provide two off-street parking stalls per unit. Tandem parking is also permitted. The proposed building pads appear to be adequately sized for the provision of the required parking. Hqwever, verification of two off-street parking stalls will be necessary at the time of building permit review. (c) Compliance with Subdivision Regulations. Lot Arrangement: Side lot lines are to be at right angles to street lines, and each lot must have access to a public street or road. Access may be by private access easement street per the requirements of the Street Improvement Ordinance. The side lot lines of the proposed lots are at right angles to NE 41h Court and the new internal public right-of-way running north/south through the proposed development. All lots comply with arrangement and access requirements of the subdivision regulations. (• City of Renton P/B/PW Department SHAMROCK PRUM/NARY PLAT Preliminary Report to the Hearing Examiner LUA-04-030, PP, ECF PUBLIC HEARING DATE May 4, 2004 Page lot 9 HEXRPT.doc Lots: The size, shape and orientation of lots shall meet the mm1mum area and width requirements of the applicable zoning classification and shall be appropriate for the type of . development and use contemplated. Each of the proposed lots satisfies the minimum lot area and dimension requirements of the R-5 zone. When considering the required setbacks, as well as access points for each lot, the proposed lots appear to have sufficient building area for the development of suitable detached single-family homes. Property Corners at Intersections: All lot corners at intersections of dedicated public rights-of-way, except alleys, shall have minimum radius of 15 feet. There are no property corners to be dedicated for right-of-way purposed as part of this plat. (d) Reasonableness of Proposed Boundaries Access and Street Improvements: The subdivision proposes to provide access to the 11 new lots via a new 42-foot wide public right-of-way (NE 41h Court on the preliminary plat drawings). From the new roadway, the applicant has proposed to construct a new 42-foot wide public right-of-way that intersects with NE 4th Court. The new north/south extension would serve the remaining internal lots within the project site and would terminate with a hammerhead turnaround over proposed Lots 2 and 3. Proposed Lots 4, 5 and 6 would gain access to the new roadway from a 26-foot private easement over proposed Lots 4 and 5. The proposed public right-of-way has been designed with a hammerhead turnaround to be located within Lots 2 and 3, which would provide an emergency access vehicle turnaround for the proposed development. Staff recommends the establishment of a homeowner's association or maintenance agreement for the development, which would be responsible for any common improvements and/or tracts within the plat. In addition, in order to ensure efficient emergency access to the development is not obstructed, staff recommends the applicant be required to place "No Parking" signage near the hammerhead turnaround. The proposed subdivision is expected to generate additional traffic on the City's street system. To mitigate impacts to the local street system, a Traffic Mitigation Fee based on $75.00 per average daily trip generated by the project was imposed by the City's Environmental Review Committee. The proposed 1 O new residential lots would be expected to generate approximately 95.7 new average weekday trips (11 new homes x 9.57 trips per home= 105.27). The fee for the proposed plat is estimated to be $7,895.25 (105.27 total trips x $75.00 = $7,895.25) and is payable prior to the recording of the plat. Topography: The subject site is generally flat and is characterized by having very little slope. The site gradually slopes towards the southwest at less than a 5% slope. Nevertheless, the applicant submitted a geotechnical report prepared by Associated Earth Sciences, dated September 2001. According to the report, the geology of the site is underlain by Vashon till (Vt). The Vashon till consists of very dense, consolidated lodgement till that ranges in thickness to nearly one hundred feet and has a mantle of ablation till about three foot thick. The ablation till is loose and it is in the material that soils of the Alderwood series formed. The consultant dug several test pits throughout the site. During the excavation, the geologist encountered medium dense silty fine to medium sand over moderately consolidated glacial till. ·The property is vegetated with mostly short scrub bushes, field and wetland grasses along with multiple fir, cedar, maple, alder, cottonwood and willow trees. As proposed, all vegetation on the property would be removed with the exception of the vegetation located within the Category 2 wetland and its associated buffer (excluding where buffer averaging is being proposed). Earthwork activities for the project are estimated at 4,000 cubic yards of cut and approximately 400 cubic yards of clean fill material being imported to the site. The fill would be utilized for the required improvements and building pads. City of Renton P/8/PW Department SHAMROCK PRUM/NARY PLAT Preliminary Report to the Hearing Examiner LUA-04-030, PP, ECF PUBLIC HEARING DA TE May 4, 2004 Page8of9 HEXRPT.doc The report concludes that the site is suitable for the proposed development, provided the applicant carefully backfills with compacted on-site inorganic soil or approved import soil. The engineers also notes that conventional shallow foundations bearing on firm naturai soil or compacted structural fill would be acceptable. Temporary Erosion and Sediment Control Plan (TESCP) and the use Best Management Practices would serve to mitigate potential erosion and off-site sedimentation impacts. The project application includes a Construction Mitigation Plan, which is subject to final approval prior to the issuance of construction permits for the project. In addition, the project will be subject to the 2001 DOE manual regarding erosion control, as conditioned by the ERG. Relationship to Existing Uses: The subject site is currently undeveloped. The surrounding area includes single-family residences developed under the R-5 and R-8 zoning designations and similar King County Development Standards. The proposed lots are compatible with other existing and newly created lots in this area of the City. The proposal is consistent with the intent of the both the Comprehensive Plan and Zoning Code and would not be out of character with the existing or recent development in the area. It should be noted that some of the neighboring residents have expressed a desire to not connect NE 4th Court (from Jericho Avenue NE to Lyons Avenue NE). However, as development has proceeded in this area of the City, staff has always intended NE 4th Court to connect at this location. Furthermore, the Morgan Place Preliminary Plat (LUA01-028) decision required the applicant to note that the roadway would be connected in the future as the subject site is developed. {e) Availability and Impact on Public Services (Timeliness) Police and Fire: Police and Fire Prevention staff indicate that sufficient resources exist to furnish services to the proposed development, subject to the condition that the applicant provide Code required improvements and fees. Therefore, the City's Environmental Review Committee is requiring the applicant to pay a Fire Mitigation Fee based on $488.00 per new single-family home. The fee is estimated at $5,368.00 (11 new lots x $488.00 = $5,368.00) and is payable prior to the reco'rding of the plat. Recreation: The proposal does not provide on-site recreation areas for future residents of the proposed plat. There are existing recreational facilities in the area of the subject property (e.g., Maplewood Community Park) and it is anticipated that the proposed development would generate future demand on existing City Parks and recreational facilities and programs. Therefore, the City's Environmental Review Committee is requiring the applicant to pay a Parks Mitigation Fee based on $530.76 per new single-family home. The fee is estimated at $5,838.36 (11 new lots x $530.76 = $5,838.36) and is also payable prior to the recording of the plat. Schools: The site is located within the boundaries of the Issaquah School District. The School District has indicated that they can accommodate the additional students expected to be generated from this development, subject to the applicant paying the appropriate Issaquah School District Impact Fee. The fee is $2,937.00 and should be made payable prior to building permit issuance. Therefore, staff recommends that this become a condition of preliminary plat approval. Storm Water: As a condition imposed by the City's Environmental Review Committee, the applicant would be required to submit a Drainage Report per the 1998 King County Storm Water Manual (KCSWM) standards with the project construction applications. Per the 1998 KCSWM, the project would be required to provide water quality and detention. As such, the applicant is proposing a storm detention pond, which is proposed to be located within Tract B near the southeast corner of the site. A Surface Water System Development Charge, based on $715.00 per new single-family lot, would be required prior to the issuance of construction permits for the plat. City of Renton P/B/PW Department SHAMROCK PRUM/NARY PLAT Preliminary Report to the Hearing Examiner LUA-04-030, PP, ECF PUBLIC HEARING DA TE May 4, 2004 Page 9of 9 The applicant is proposing to construct a large storm water detention facility along the NE 4th Street corridor. The detention facility would be designed in accordance with the 1998 King County Surface Water Design Manual and is being sized to accommodate all 11 lots within the subject plat in addition to some of the lots being developed directly north of the site in unincorporated King County. As the drainage facility is located along the 4th Street corridor, staff recommends that the applicant be required to install a site obscuring landscaping/fencing along the southern, eastern and western sides of the detention facility. Staff also recommends that this condition be subject to the review and approval of the Development Services Division prior to final plat approval. Water and Sanitary Sewer Utilities: The applicant would be required to extend the sewer main extension to the north and to Nile Avenue NE. Once the sewer main extension is completed, it would provide enough capacity to support the proposed development. A Wastewater System Development Charge, based on $900.00 per new single-family lot, would be required prior to the issuance of construction permits for the plat. The water service would be provided by King County Water District #90. At the time of construction permit approval, the applicant would be required to provide the City with a water availability letter. The final approval of the utility plan would be necessary prior to the issuance of construction permits for the development. H. RECOMMENDATION: Staff recommends approval of the Shamrock Preliminary Plat, Project File No. LUA-04-030, PP, ECF subject to the following conditions: 1. The applicant shall place "No Parking" signage near the emergency vehicle hammerhead turnaround serving the development. The satisfaction of this requirement shall be subject to the Development Services Division prior to recording of the plat. 2. A homeowner's association or maintenance agreement shall be created concurrently with the recording of the plat in order to establish maintenance responsibilities for this development. A draft of the document(s), if necessary, shall be submitted to the City of Renton Development Services Division for review and approval by the City Attorney and Property Services section prior to the recording of the plat. 3. The applicant shall be required to pay the appropriate Issaquah School District Impact Fee in the amount of $2,937.00 prior to building permit issuance. 4. The applicant shall be required to install a site obscuring landscape/fencing buffer along the southern, eastern and western sides of the detention facility (Tract A). This condition shall be subject to the review and approval of the Development Services Division prior to final plat approval. EXPIRATION PERIODS: Preliminary Plats (PP): If the final plat is not filed within five (5) years of the dates of approval, the preliminary plat shall be null and void. HEXRPT.doc <><'-T-~~. #J(,f -11·:u-f yr,;,r::.LC:--S\.:"1~•\Di'0""_,._,..,1-..... \11i-...-.11.,_~ ~,. L_ 8 IT a ~ I I; • C) 111 ()I ... !!l ~ ~ 0) IQ ii I I I . f--·-------; ---·~ I I l .. _ ---·-__ J I ___ ) ,··-·--·· -··--· ---" NEIGHBORHOOD C/RCULA 1/0N PLAN SHAMROCK 1 $! CITY OF RENTON. I l I: u I" WASIDNGTON l [-©-. -rw1•.:l'fJllO-•,.,_. {.\~Cl"l~l»\i:l_....,,v,...,......,..r,,_.,..,,,\V'l'•-·TRI..JfO'.,_r.,;;a.o 0 i I I il I I I R !; C) h ~ 'i" Sij ~ ~ Cl ~ __ .. ,,_ "· !lHH t· r ij~~~ ~1~~ p; ~1~~ -"a . ,.. ~ . ; ~ ~ " ..; : I 'i I I ' ~ TREE CUTTING AND CLEARING PLAN I "~ ~ --SHAMROCK --,~ i ' ' u\~@/ I II ~ '• > . " = • a ! & ~ i !t '. ( i. .a ~i I: .. 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L _____ I !------~----~ I D6 • 3 T23N l!l5E E 1/2 : · :·--~ ~----'R- L _________ ~ ·-i .. ----· I ··--------~------------------------.1------J s .5 --R=,-8 ·-----··-----,, .. 1 ___________ .. ____ _ SE L 121st St. 0 ::i:: f,31 Cl) :>-< '"d i:::1 C\l RM-I 1·_Jcs -tj' -.----i !iR-lQ ZONING PIBIPW 'IECBNICAL Sl!llVICl!S l2I04I03 R ;8 F6 • 15 T23N R5E E 1/2 --- -Renton dity Llmitd SE 113th s SE 117th I lsE 1'4800 E6 10 T23N R5E E 1/2 5310 ) Kathy Keolker-Wheeler, Mayor CITY ( ,__"? :RENTON Planning/Building/Public Works Department Gregg Zimmerman P.E., Administrator April 7, 2004 Washington State Department of Ecology Environmental Review Section PO Box 47703 Olympia, WA 98504-7703 Subject: Environmental Determinations Transmitted herewith is a copy of the Environmental Determinc;1tion for the following project reviewed by the Environmental Review Committee (ERC) on April 6, 2004:. DETERMINATION OF NON-SIGNIFICANCE-MITIGATED PROJECT NAME: Shamrock Preliminary Plat PROJECT NUMBER: LUA-04-030, PP, ECF LOCATION: 5500 Block of NE 4th Street DESCRIPTION: The applicant is requesting Environmental (SEPA) Review and Hearing Examiner Preliminary Plat Approval for an 11-lot subdivision of a 4.68- . acre site .. The residential plat would create lots intended for the construction of detached single-family homes -ranging in lot size from 7,208 square feet to 10;567 square feet. Appeals of the environmental determinat.ion must be filed in writing on or before 5:00 PM April 26, 2004. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeais to the Ex;:iminer are· governed by City of Renton Municipal Code Section 4-8-11 O.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. If you have questions, please call me at (425) 430-7219 Fort Environmental Review Committee, Jason E. Jordan Senior Planner cc: King County Wastewater Treatment Division WDFW, Stewart Reinbold David F. Dietzman, Department of Natural Resources WSDOT, Northwest Region Duwamish Tribal Office Rod Malcom, Fisheries, Muckleshoot Indian Tribe (Ordinance) Melissa Calvert, Muckleshoot Cultural Resources Program US Army Corp. of Engineers Stephanie Kramer, Office of Archaeology & Historic Preservation ~E~n=clo=su~re><--~~~~~~~~~~~~~~~~~-~RE.NTON 1055 South Grady Way -Renton, Washington 98055 @ This paper contains 50% recyded material, 30% post consumer AHEAD OF THE CURVE Kathy Keolker-Wheeler, Mayor April 7, 2004 Sara Slatten CAMW EST Development 9720 NE 1201h Place #100 Kirkland, WA 98034 SUBJECT: Shamrock Highlands, LLC LUA-04-030, PP, ECF Dear Ms. Slatten: C]['TY t Planning/Building/Public Works Department Gregg Zimmerman P.E., Administrator This letter is written on behalf of the Environmental Review Committee (ERC) and is to advise you that they have completed their review of the subject project. The ERC issued a threshold Determination of Non-Significance-Mitigated with Mitigation Measures. Please refer to the enclosed Mitigation Measures document. Appeals of the environmental determination must be filed in writing on or before 5:00 PM April 26, 2004. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Mu·nicipal Code Section 4-8-110.B. Addition.al information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. A Public Hearing will be held by the Renton Hearing Examiner in the Council Chambers on the seventh floor of City Hall, 1055 South Grady Way, Renton, Washington, on May 4, 2004. at 9:00 AM to consider the Preliminary Plat. The applicant or representative(s) of the applicant is required to be present at the public hearing. A copy oft he staff report will be mailed to you one week before the hearing. If the Environmental Determination is appealed_. the appeal will be heard as part of this public hearing. The preceding information will assist you in planning for impiementation of your project and enable you to exercise your appeal rights more fully, if you· choose. to do so. If you have any questions or desire clarification of the above, please·call me at (425) 430-7219. · · For the Environmental Review Committee, ~~ Senior Planner cc: Shamrock Highlands, LLC /Owner Enclosure -E~Rc~-Le~fte~r.do-c~~~~~~~~~~~~~~REN.· TON 1055 South Grady Way -Renton, Washington 98055· @ This paper contains 50% recycled _material, 30% post consumer AHEAD OF THE CURVE (I ,.,__ :tr" '~ CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE-MITIGATED MITIGATION MEASURES APPLICATION NO(S): PROJECT NAME: APPLICANT: LOCATION OF PROPOSAL: DESCRIPTION OF PROPOSAL: LEAD AGENCY: LUA-04-030, PP, ECF Shamrock Preliminary Plat Shamrock Highlands, LLC 5500 Block of NE 4th Street The applicant is requesting Environmental (SEPA) Review and Hearing Examiner Preliminary Plat Approval for an 11-lot subdivision of a 4.68- acre site. The residential plat would create lots intended for the construction of detached single-family homes -ranging in lot size from 7,208 square feet to 10,567 square feet. The City of Renton DepartrT)E:mt.qf Planning/Building/Public Works Develo.pmei:i(Plann ing Section ., .', MITIGATION MEASURES: • -' •: " . . I 1. The applicant shall be required to provide a Tempor~ry Erosbn and S~dirr,ertation Control Plan (TESCP) designed pursuant to the Department of Ecqlogy's Erosion and Sediment ContrPI Requirements outlined in Volume II of the Stormwater Management Manual ahg provide staff \'Ji~h .. a Cons~ructioli 1\/litigation Plan prior to issuance of Construction Permits. This condition sh.all be· subJe)::f to the'review_ and approval of the Development Services Division. · · · · 2. This project shall be subject to th~ 19;8 King't6u'~tf$Uriat~ Water De~ign Maf!ual. 3. The applicant shall comply with the recommer\g_atii:is co~i~iQed withln the W~tland Evaluation Report dated July 2002 prepared by C. Gary Schulz in regards to wetland maintenance, rnonit_oring and construction of the project. 4. The applicant shall be required t~ etect a spilt~rail fence or other f~n~e type as approved by the Development Services Division denoting the edge of. the wetlafld buffer boundary prior t.9 recording of the plat. In addition, a sign shall be located along the fence in a conspicuous location itidicati1Jg-'tt:ie· presence of a wetland and its associated buffer. ·· · · ' 5. No vegetation removal shall be allowed within the wetland cir· its a~sociated buffer with the exception of dangerous or diseased trees. All dangerous and/or diseased trees proposed to be removed from the wetland or its associated buffer shall require a letter from a qualified arborist and would be subject to inspection and approval of the Development Services Division. This mitigation measure shall be placed on the face of the final plat prior to recording. 6. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $488.00 per new single-family lot prior to the recording of the final plat. 7. The applicant shall pay the appropriate Traffic Mitigation F·ee based on $75.00 per each new average daily trip associated with the project prior to the recording of the final plat. 8. The applicant shall pay the appropriate Parks Mitigation Fee based on $530.76 per new single-family home prior to the recording of the final plat. C CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE-MITIGATED ADVISORY NOTES APPLICATION NO(S): PROJECT NAME: APPLICANT: LOCATION OF PROPOSAL: DESCRIPTION OF PROPOSAL: LEAD AGENCY: LUA-04-030, PP, ECF Shamrock Preliminary Plat Shamrock Highlands, LLC 5500 Block of NE 4th Street The applicant is requesting Environmental (SEPA) Review and Hearing Examiner Preliminary Plat Approval for an 11-lot subdivision of a 4.68- acre site. The residential plat would create lots intended for the construction of detached single-family homes -ranging in lot size from 7,208 square feet to 10,567 square feet. The City of Renton Depa~Q\Emt _qJ.Pl_an~ing/Buil_ding/Public Works Oevelopme11t Plahnu:19_ Section ~ •. · 1' . ~ .. . AdV,_isoryiNotes to /J.pplicant: The following notes are supplelnentarinfofmation.provided ini<:onjunction with the environmental determination. Because these notes'are provided as informtJtiononly, they are not subject to the appeal . process for environmental detifrminations. '.· ~~iit~/-::~---·;.~. . . . . " ~ Planning ;'. ~ 'l ,·, 1. RMC section 4-4-030.C.2 limits haul hours ~etwe;e}lt{1)30:arn tiJ 3:30 pm/:Mor'iday through Friday unless otherwise approved by the Development Services Division: ... -··· P-:i if:·-.: . . .. ' . . '-/;.~ . '. 2. Commercial, multi-family, new single family a,_tid qtH~r nonr~sidential construction activities shall be restricted to the hours between seven o'clock (7:00) a.m. and eight b'clock 03':00) p.m., Monc:lay through Friday. Work on Saturdays shall be restricted to the hours between nine o'clock (9:00) a.m. and·'eighi o'clock (8:00) p.m. No work shall be permitted on Sundays. · -" 3. All debris and demolition materials must_ b'e removed from the site anq1properly disposed of in an approved off-site location. If underground tanks or hazardous materials are encountered during site preparation, the applicant must contact the City to discuss appropriate soiis testing and disposal measures (e.g., Fire Department tank removal permits and verification soils are not contaminated). · 4. Asbestos abatement may be necessary prior to the removal of the dilapidated structures present on the site. Certification from Puget Sound Air Quality Authority may be required prior to the issuance of demolition permits for the project. 5. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1st and March 31st of each year. The Development Services Division's approval of this work is required prior to final inspection and approval of the permit. Fire 1. A fire hydrant with 1,000 GPM fire flow is required within 300 feet of all new single-family structures. If the building square footage exceeds 3,600 square feet in area, the minimum fire flow increases to 1,500 GPM and requires two hydrants within 300 feet of the structures. 2. Street address must be visible from a public street. 3. Fire Department access roads are required to be paved, 20 feet wide. Plan Review -Surface Water 1. The Surface Water System Development Charges (SOC) is $715 per building lot. This fee is payable at the time the utility construction permit is issued. Plan Review -Water ) 1. Existing and new hydrants will be required to be retrofitted with Storz "quick disconnect" fittings. Plan Review -Sanitary Sewer 1. A sewer main extension to connect to the existing sewer system will be required. The sewer main shall be installed at a depth that will allow sewer mains extensions to the parcels to the north and to 1481h Ave SE (Nile Ave NE), by gravity as far as possible. · 2. Separate side sewers stubs are required in each building lot. No dual side sewers are allowed. 3. This parcel is subject to the East Renton Interceptor Special Assessment District (SAD). Fees are collected at the time the utility construction permit is issued. 4. The Sanitary Sewer System Development Charges (SOC) is $900 per building lot. This fee is payable at the time the utility construction permit is issued. 5. This parcel is subject to the CENTEX Latecomer fee. Fee has been determined to be $44,523.93. Fees are collected at the time the utility construction permit is issued Plan Review -Transportation 1. Street improvements including, but not limited to paving, sidewalks, curb and gutter, storm drain, landscape, street lighting and street signs will be required along the new proposed street and along the frontage of the parcel with NE 4th Street. 2. All wire utilities shall be installed underground0p·er the, City of Reinton,_Undergrounding Ordinance. Plan Review -General 1. Separate permits for the side sewers~_nd vvater met~~s will be required. 2. _ Applicant shall be responsible for_securing _aH necessary easements !or4Ulitie~. 3. All plans shall conform to the Rehton Drafting $t~nc!Jr}t;. Property Services ·_-)/::::,•:-;:'./ · 1. See attached Property Service Comments dateg M~fl~--:30(2004. ' . -~..!." II ENVIRONMENTAL DETERMINATION & PUBLIC HEARING ISSUANCE OF A DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNS-M) POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: PROJECT NUMBER: LOCATION: DESCRIPTION: Shamrock Preliminary Plat LUA-04-030, PP, ECF 5500 Block of NE 4th Street The applicant is requesting Environmental (SEPA) Review and Hearing Examiner Preliminary Plat Approval for an 11-lot subdivision of a 4.68-acre site. The residential plat would create lots intended for the construction of detached single-family homes -ranging in lot size from 7,208 square feet to 10,567 square feet. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT. FOR FURTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTON, DEVELOPMENT SERVICES DIVISION AT (425) 430-7200. DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION Please include the project NUMBER when calling for proper file identification. C~TY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) APPLICATION NO(S): APPLICANT: PROJECT NAME: DESCRIPTION OF PROPOSAL: LOCATION OF PROPOSAL: LEAD AGENCY: LUA-04-030, ECF, PP Shamrock Highlands, LLC Shamrock Preliminary Plat The applicant is requesting Environmental (SEPA) Review and Hearing Examiner Preliminary Plat Approval for an 11-lot subdivision of a 4.68- acre site. The residential plat would create lots intended for the construction of detached single-family homes -ranging in lot size from 7,208 square feet to 10,567 square feet. 5500 Block of NE 4th Street The City of Renton Department of Planning/Building/Public Works Development Planning Section The City of Renton Environmental Review Committee has determined that it does not have a probable significant adverse impact on the environment. An Environmental Impact Statement {EIS) is not required under RCW 43.21 C.030{2){c). Conditions were imposed as mitigation measures by the Environmental Review Committee under their authority of Section 4-6-6 Renton Municipal Code. These conditions are necessary to mitigate environmental impacts identified during the environmental review process. Appeals of the environmental determination must be filed in writing on or before 5:00 PM April 26, 2004. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. PUBLICATION DATE: DATE OF DECISION: SIGNATURES: Dennis Culp, Administrator Community Services / 7 April 12, 2004 April 6, 2004 DATE r I DATE~) ~) IOY, DATE ENVIRONMENTAL DETERMINATION & PUBLIC HEARING :ISSUANCE OF A DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNS-M) POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: I' PROJECT NUMBER: LOCATION: DESCRIPTION· Shamrock Pretliminary Plat LUA-04-030, PP, ECF 5500 Block of NE 4u,. Street The applicant is requesting Environmental (SEPA) Review and Hearing Examiner Preliminary Ph1t Approval for an 11-fot subdivision of a 4.68-acre site. The residential plat would create lats intended for the construction of detached single-family homes -ranging in lot size from 7,208 square foet to 10,567 square feet. ITHE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITIEE (ERG) HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT. '.Appeals of the environmental determination must be filed in writing on or before 5:00 PM April · 26, 2004. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner. City of Renton, 1055 South Grady Way, Renton. WA 98055. Appeals to the . Examiner are governed by City of Renton Municipal Code Section 4-8-110.B. Additional information , regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. A Public Hearing will be held by the Renton Hearing Examiner at his regular meeting in the Council : Chambers on the 7th floor of City Hall, 1055 South Grady Way, Renton, Washington, on May 4, 2004 at 9:00 AM to consider the Preliminary Plat. If the Environmental Determination is appealed, the · appeal will be heard as part of this public hearing. I FOR FURTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTON, DEVELOPMENT SERVICES DIVISION AT (425) 430-7200. DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION Please include the project NUMBER when calling for proper file identification. CERTIF'ICATION .......... ~'';~:'~'''•, ---:\ \~ I -.rl#l!J r, I --'"' ••••• •• \.,'.,!, •,, :~ _...s,oN··-.:7€ ,, ~ .:~S ~-t..o• ~ ,,. p ~ • ._~-%·· -(\ ., ; <:lf;? .-·0 ~oTAf:iy ~··. ~ : :o CJ>: i s. : ~ocO : ~ i ·" \ '°USL\C / ~ s '"~· ·0"' \ -,;~-.. ~-2e-O:.··~~ ./ •a ~ ••·••••• ~~ o ~ 00,, 0FwASY'-......... - .1 "'""") . --J ''",,,,, ........... .. I,,v vi:,v , hereby certify that > copies of the above document were posted by rpe in 0 conspicuous places on or nearby the described property on __ y.....,._n..._g_._,h....,.O,_I.(...__ ___________ _ I I RllARILYN KAMCH8' MY APPOINTMENT EXPtbr.-~ ~ !\fl ;, .. .. -... CITY OF RENTON CURRENT PLANNING DIVISION AFFIDAVIT OF SERVICE.BY MAILING On the 8TH day of April, 2004, I deposited in the mails of the United States, a sealed envelope containing Environmental Review Committee Report documents. This information was sent to: Agencies See Attached ,.. ............ ,,,,,,,,,, _ ......... ~\.."'iN ~'•,, -;;;,"""::=='~-=--'5-"'+----=-----'----',__----------.s-,.-~.··:,,ssioiii·· .. "..r\, .-~~· f:'. •• -~' .. 0 o..\Q'T" *o·. '.!i\ ~ STATEOFWA ;o ,.,. 14.-9 ~~-n~ .. : =-'J.-m: ~ ss ~Cl)~ ~ •--=:, (I): : COUNTY OF KING ) ~ ~ \ uauc / ; ,,;;,., •• er. ··~: ',, ~ ··.:?e-01 ... ··~o : I certify that I know or have satisfactory evidence that Patrick Roduin '•,,?;:-WAs~\~e ... ___ _ signed this instrument and acknowledged it to be his/her/their free and voluntary act for1th®\u.ses,,,g'nd purposes mentioned in the instrument. Dated: sb-t?/o.V ~A'J'A ~ ~ ~oTaryJ~n anctt;~shington Notary (Print): ____ ---.a,..,QA'41-a'IMn, .... :~ ....... KA .... M .... C ..... H .... FEF....._ ____________ _ My appointment expires: MY APPOINlMENT EXPIRES fi.?9-07 Shamrock Preliminary Plat template -affidavit of service by mailing Dept. of Ecology * Environmental Review Section PO Box47703 Olympia, WA 98504-7703 WSDOT Northwest Region * Attn: Ramin Pazooki King Area Dev. Serv., MS-240 PO Box 330310 Seattle, WA 98133-9710 US Army Corp. of Engineers * Seattle District Office Attn: SEPA Reviewer PO Box C-3755 Seattle, WA 98124 Jamey Taylor * Depart. of Natural Resources PO Box47015 Olympia, WA 98504-7015 KC Dev. & Environmental Serv. Attn: SEPA Section 900 Oakesdale Ave. SW Renton, WA 98055-1219 Metro Transit Senior Environmental Planner Gary Kriedt AGENCY (DOE) LETTER MAILING (ERC DETERMINATIONS) WDFW -Stewart Reinbold * Muckleshoot Indian Tribe Fisheries Dept. clo Department of Ecology * 3190 160th Ave SE Attn. SEPA Reviewer Bellevue, WA 98008 39015 -172nd Avenue SE Auburn, WA 98092 Duwamish Tribal Office * Muckleshoot Cultural Resources Program 14235 Ambaum Blvd. SW-Front A * Burien, WA 98166 Attn: Ms Melissa Calvert 39015 172nd Avenue SE Auburn, WA 98092-9763 KC Wastewater Treatment Division * Office of Archaeology & Historic Environmental Planning Supervisor Preservation* Ms. Shirley Marroquin Attn: Stephanie Kramer 201 S. Jackson ST, MS KSC-NR-050 PO Box48343 Seattle, WA 98104-3855 Olympia, WA 98504-8343 City of Newcastle City of Kent Attn: Mr. Micheal E. Nicholson Attn: Mr. Fred Satterstrom, AICP Director of Community Development Acting Community Dev. Director 13020 SE 72nd Place 220 Fourth Avenue South Newcastle, WA 98059 Kent, WA 98032-5895 Puget Sound Energy City of Tukwila Municipal Liason Manager Steve Lancaster, Responsible Official Joe Jainga 6300 Southcenter Blvd. 201 South Jackson Street KSC-TR-0431 PO Box 90868, MS: XRD-01W Tukwila, WA 98188 Seattle, WA 98104-3856 Bellevue, WA 98009-0868 Seattle Public Utilities Real Estate Services Eric Swennson 700 Fifth Avenue, Suite 4900 Seattle, WA 98104-5004 Note: If the Notice of Application states that it is an "Optional DNS", the marked agencies and cities will need to be sent a copy of the checklist, PMT's, and the notice of application. * Also note, do not mail Jamey Taylor any of the notices she gets hers from the web. Only send her the ERC Determination paperwork. template -affidavit of service by mailing CITY OF RENTON CURRENT PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the arH day of April, 2004, I deposited in the mails of the United States, a sealed envelope containing Environmental Review Committee Report documents. This information was sent to: Sara Slatten Shamrock Highlands LLC ss . irtffp}~~~]jih _t:.··"°"" .···c, •. Contact I Applicant Owner ,.. .................. ,,",,, ......... jN KAil?, '•,,, -•' •. 0..t. ,, :~ ••• ~sSIO,V 'if_•,;~\ : ~ ,' ~ :+A)'• :,,,(\ ~, : ,:(] 't\OTA,9,. ~'., ""'(\ ~ f : r m: ~ , : <::::::»oc:::::, U'J: :=; COUNTY OF KING ) i ~ \ '°Uauc f : fl, ? ... ... .;: ,; I certify that I know or have satisfactory evidence that Patrick Roduin · ',,;:~~~:?.~:.~!.···~°.:,: signed this instrument and acknowledged it to be his/her/their free and volunt~JM,i~~.,ases and purposes mentioned in the instrument. '''"'"'"""'' Dated: 5' J ~/() fl Notary (Print): ______ -ni\lHllfAcR1Rf1HL'1fl'll~fifl(:A,!1,!~Wifv'le"-l:IH1Etf:F~F----------- My appointment expires: MY APPOINTMENT EXPIRFS f:.?O.n7 Shamrock Preliminary Plat LUA-04-030, PP, ECF template • affidavit of service by mailing r DATE: March 15, 2004 LAND use NUMBER: LUA.04-030, pp, ECF PROJECT NAME: Shamrock Prellmlnary Plat PROJECT DESCRIPTION: The applicant Is proposing an 11 lot prallminary plat within tho RosldenUal flve (R-5) dwelling units per aero zoning de&Jgnatlon and Residential Rural Comprehensive Plan Land Use daslgnatlon. Tha site Is located north of NE 4th Street between Lyons Avenue NE and Jericho Avenue NE. The site Is comprised of two large tax pa~els consisting of 4.68 gross acres. Access to the site Is pr~posed from Lyons Avenue NE and Jericho Avenue NE via connecting NE 4th Court through the proposed subdivision. The lots are proposed to range In size from 7,208 square feet to 10,567 square feet. Project construction Is planned to begin In spring of 2004 and be substantially completed by winter of 2004/2005. PROJECT LOCATION: 5500 blocl< of NE 4• Street OPTIONAL DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNS-M): As the Lead Agency, the City of Renton has' determined that s lgniflcant e nvtronmental impacts a re unlikely to result f ram the p reposed p ~oJeCt. . T here fore, as pennltted under the RCW 4321C.110, the City of Renton is using the Optional DNS-M p~ocess to g_ive notice thal a DNS- M is likely to be issued. Comment periods for the project and the proposed DNS-M are 1nteg~ate.d mto a sing!~ ~mment period. There wm be n O comment p eriocl f ~Uowing the Issuance of the T hresho\d O etermmation of N on-S19n1ficance. Mitigated (DNS-M). A 14-:day appeal period wit~ follow the Issuance of the ONS-M. PERMIT APPLICATION DATE: Maiell 4, 2004 NOTICE OF COMPLETE APPLICATION: Maroh 12, 2004 APPLICANT/PROJECT CONTACT PERSON: Sara Slatten tel: (425) 825-1955 Permits/Review Requested: Other Permits which may be required: Requested Studies: Location where iilppllcatlon may be reviewed: PUBLIC HEARING: CONSISTENCY OVERVIEW: Land Use: Envlronmental Documents that Evaluate the Proposed Project: Development Reguliiltlons Used For Project Mitigation: Environmental (SEPA) Review & Preliminary Plat Approval Construction, Utillty and Building Permits Wetland Evaluation, Geotechnical Report & Preliminary Storm Drainage Report Plannlng/Bulldlng/Publk: Works Department, Development Services Olvl$lon, Sixth Floor Renton City Hall, 1055 South Grady Way, Renton, WA 98055 Public hearing tentatively scheduled for May 4, 2004 before the Renton Hearing E,u,miner in Renton Counc~ Chambers. Hearings begin at 9:00 AM on the 7U, floor of the new Renton City Hall located at 1055 SouU, Grady Way. Single Family Residential WeUand Evaluation, Geotechnical Report & Preliminary. Storm Drainage Report City of Renton Municipal Code & State Environmental Policy Act (SEPA) Proposed Mitigation Measures: 1. The applicant shall pay the applicable Transportation Mitigation Fee at the rate of $75.00 per each new average weekday trip attributable to the project, esUmated to be 9.57 average weekday trips per new residence, The Transportailon Mitigation Fee Is due prior to the recording of the plat 2. The applicant shall pay the appropriate Fire Mitigation Fee at a rate of $488.00 per each new single family residential lot created by the proposed plat. The fee is due prior to the recording of the plat. 3. The applicant shaft pay the appropriate Parks Mitigation Fee et the rate of $530. 76 per each new single-family residential lot The fee is due prior to the recording of the plat 4. The proposed project shall be required to be designed to the standards of the 1998 King County Surface Water Design Manual. Comments on the above application must be submitted In writing to Jason E. Jordan, Senior Planner, Development SBNices O lvlsion, 1 055 South Grady Wey, Ren ton, WA 9 8055, by 5 :00 PM on March 29, 2004. T his matter ls also tentaUvely scheduled for a public hearing on May 4, 2004, el 9:00 AM, Council Chambers, Seventh Floor, Renton City Hall, 1055 South Grady Way, Renton. If you are interested In attending the hearing, please contact the Development services Division, (425) 4 30-7281, to ensure that the hearing has not been reschedWed. If comments cannot be submitted In \Nritlng by the date Indicated above, you may still appear at the hearing and present your comments on the proposal before the Hearing Examiner. If you have questions about this proposal, or wish to be made a party of recort:I and receive additional lnfonnatlon by mail, please contact the project manager. Anyone who submits Mitten comments will automatically become a party of record and will be notified of any decision on this project. CONTACT PERSON: Jason E. Jordan tel: (425) 430·7219 PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION If you would like to be made a party of record to receive further information on th.is proposed project, complete this form and return to: City of Renton, Development Planning. 1055 So. Grady Way, Renton. WA 98055. File NoJName: LUA04-030, PP, ECF I Shamrocl< Preliminary Plat NAME:-~~~~~---------~--~----~- ADDRESS:~~~~~~~~~~~--~---~---~-- TELEPHONE NO.: ________ _ CERTIFICATION I. :fAse,u ~ . hereby certify that 5 copies of the above document were posted by me in 3 conspicuous places on or nearby the described property on /)ll~1 I. s:; ";;;;eol( LIST OF SURROUNDING PROPERTY ,.OWNERS WITHIN 300-FEET OF THE SUBJECT srTE """"%"·~· City of Renton Development Services .D~Tori 1055 South Grady Way, Renton, WA98055 Phone: 425-430-7200 Fax: 425-43()a.7231 PROJECT NAME: __ SHem~~RJ)C .............. J<_.c....-........ P ...... tc_._._pBIL ____ !_Y---------- APPLICATION NO: _________________________ _ The following is a list of property owners within 300 feet of the subject $ite. The Development Services Division will notify these individuals of the proposed development •··.· ,, ; .. ·.".··,·. -... _' . ....~ ,. '4 t , .. ..,.;-1!;4.. r--;_; 14 ·,!~\ 4, t \, c\ ; 1 • .; ~!~: :. '"' • .: ··:1' '.J· • ~ • • r 0Ev71-g~~WE~JIING MARO 4 2004 . · ECEl~lEID) Q:\WEB\PW\DEVSERV\Forms\Planning\owners.doc08/29/03 ASSESSOR'S PARCEL NUMBER NAME (Attach additional sheets, if n~ry) ADDRESS NOTARY ASSESSOR'S PARCEL NUMBER ATTESTED: Subscribed and sworn before me, a Notary Public, in and for the State of Washington, residing at Se,..,-,-/...;:_ wA; on the ~day of fe.,·hr u~ , 20,M. Signed ~~ (Notary Public) -For City of Renton Use- I, P~<l~ ~'"' (City Employee) each listed property owner on:--=~"<'+.;;;._----' NOTARY ATTEST: :r and sworn before~ Notary Public, in and for the State of Washington residing a(J?o4, , onthe _ dayof ~.£, ,200<(. 1 , Signed MARILYN CHEFF MY APPOINTMENT EXPIRES 6-29-07 Q:\WEB\pW\DEVSERV\Forms\Planning\owners.doc 2 'lo )2305-9041-08 FOSTER"C THOMAS 6450 SOUTHCENTER SEATTLE WA ]P-"'999 Bl UNIT 106 98188 )2 30 5-938 3-04 MARTIN KENNETH A 12439 148TH AVE SE RENTON WA >3720-0380-06 FITTON JAMES & COLLEEN 5522 NE 4TH CT RENTON WA 53720-0400~02 5DZ001 98059 343157 98059 WONG TERENCE K+JULIE Y CHEN369999 431 LYONS·AV NE RENTON WA 98059 63720-042Cr-08 REVARD ABNEY 2N4133 9375 SW COMMERCE CIR STE 7 WILSONVILLE OR 97070 63720-0440-:-04 STPETER MARK. 407 LYONS AV NE RENTON WA· DEVECLITYOPMENT Pt.ANNING. OFRENTON . MAR ii 4 2004 r:ecenJ11E10 339999 98059 102305-9069-05 LAI MA~LING 12 841 LUNAOA P( SAN DIEGO CA 563720""'."0210-02 049999 92128 REVARD ABNEY 2N4133 9375 SW COMMERCE CIR STE 7 WILSONVILLE OR 97070 563720-0390-04 REVARD ABNEY 2N4133 9375 SW COMMERCE CIR STE 7 WILSONVILLE OR 97070 563720-0410-00 REVARD ABNEY 2N4133 9375 SW COMMERCE CIR STE 7 WILSONVILLE OR 97070 56372o-,;;0430-06 REVARD ABNEY 2N4133 9375 SW COMMERCE CIR STE 7 WILSONVILLE OR 97070 563720-0450-0l TRAN XUAN-LAI 401 LYONS AV NE RENTON WA .-.. ;,. 389999 98059 . . AFFIDAVIT OF SERVICE BY MAILING STATE OF WASHING TON ) ) ss. County of King ) Nancy Thompson being first duly sworn, upon oath, deposes and states: That on the th of June, 2004, affiant deposited via the United States Mail a sealed envelope(s) containing a decision or recommendation with postage prepaid, addressed to the parties of record in the below entitled application or petition. Signature: D SWORN to before me this ?!J:.. day of ~ , 2004. Notar ubi'ic in and for the State of Washington Residing at S ~--{fje___ , therein. Application, Petition or Case No.: Shamrock Preliminary Plat LUA 04-030, PP, EDF The Decision or Recommendation contains a complete list of the Parties of Record. STAFF REPORT A. BACKGROUND ERC MEETING DATE Project Name: Owner! Applicant: File Number: Project Manager: Project Description: Project Location: Exist. Bldg. Area gsf: Site Area: RECOMMENDATION: Project Location Map City of Renton Department of Planning I Building I Public Works ENVIRONMENTAL REVIEW COMMITTEE REPORT April 6, 2004 Shamrock Preliminary Plat Shamrock Highlands, LLC Sara Slatten 9720 NE 1201h Place #100 Kirkland, WA 98034 LUA-04-030, ECF, PP Jason E. Jordan, Senior Planner The applicant is requesting Environmental (SEPA) Review and Hearing Examiner Preliminary Plat Approval for an 11-lot subdivision of a 4.68-acre site. The residential plat would create lots intended for the construction of detached single-family homes - ranging in lot size from 7,208 square feet to 10,567 square feet. (Project description continued on the following page). 5500 Block of NE 41h Street NIA Proposed New Bldg. Area: NI A 4.68 acres Total Building Area gsf: NIA ercrpt #2 (added KC 1998 manual condi).doc City of Renton P/8/PW Department SHAMROCK PRELIMINARY PLAT REPORT OF April 6, 2004 PROJECT DESCRIPTION CONTINUED: Enviro1 1tal Review Committee Staff Report LUA-04-030, ECF, PP Page2 of6 The subject site contains a Category 2 wetland, which is located in the northwestern corner of the site. As part of this development proposal, the applicant has requested to use wetland buffer averaging in order to reduce the required 50- foot wide buffer to 25 feet on the southeastern side of the Category 2 wetland, which would result in a larger side and rear yard area for proposed Lot 10. However, the wetland along with the averaged buffer would be incorporated into a separate sensitive area tract (Tract B), which is proposed to be 13,119 square feet and located in the northwestern corner of the site. Access to the site is proposed from Jericho Avenue NE and Lyons Avenue NE via connecting a new through road (NE 4th Court) to existing stub roads (NE 4th Court) on either side of the project site. The proposed connection will complete the NE 4th Court public right-of-way connection in this area of the City. The applicant has also proposed to construct a large (66,203 square foot) water quality detention facility, which is planned to be located with Tract A along the southern boundary of the site (adjacent to NE 4th Street). The detention facility would accommodate the stormwater generated from the proposed development along with a portion of the stormwater generated from a separate subdivision located within unincorporated King County. Project construction is planned to commence in spring/summer of this year and be substantially completed by the end of the same year. B. RECOMMENDATION Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials make the following Environmental Determination: DETERMINATION OF NON-SIGNIFICANCE Issue DNS with 14 da Appeal Period. Issue DNS with 15 day Comment Period with Concurrent 14 day Appeal Period. C. MIT/GA TION MEASURES DETERMINATION OF XX NON -SIGNIFICANCE -MIT/GA TED. XX Issue DNS-M with 14 da Appeal Period. Issue DNS-M with 15 day Comment Period with Concurrent 14 day Appeal Period. 1. The applicant shali be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP) designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements outlined in . Volume II of the Stormwater Management Manual and provide staff with a Construction Mitigation Plan prior to issuance of Construction Permits. This condition shall be subject to the review and approval of the Development Services Division. 2. This project shall be subject to the 1998 King County Surface Water Design Manual. 3. The applicant shall comply with the recommendations contained within the Wetland Evaluation Report dated July 2002 prepared by C. Gary Schulz in regards to wetland maintenance, monitoring and construction of the project. 4. The applicant shall be required to erect a spilt-rail fence or other fence type as approved by the Development Services Division denoting the edge of the wetland buffer boundary prior to recording of the plat. In addition, a sign shall be located along the fence in a conspicuous location indicating the presence of a wetland and its associated buffer. 5. No vegetation removal shall be allowed within the wetland or its associated buffer with the exception of dangerous or diseased trees. All dangerous and/or diseased trees proposed to be removed from the wetland or its associated buffer shall require a letter from a qualified arborist and would be subject to inspection and approval of the Development Services Division. This mitigation measure shall be placed on the face of the final plat prior to recording. 6. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $488.00 per new single-family lot prior to the recording of the final plat. 7. The applicant shall pay the appropriate Traffic Mitigation Fee based on $75.00 per each new average daily trip associated with the project prior to the recording of the final plat. 8. The applicant shall pay the appropriate Parks Mitigation Fee based on $530.76 per new single-family home prior to the recording of the final plat. ercrpt #2 (added KC 1998 manual condi).doc City of Renton P/8/PW Department SHAMROCK PRELIMINARY PLAT REPORT OF April 6, 2004 D. ENVIRONMENTAL IMPACTS Enviro, ital Review Committee Staff Report LUA-04-030, ECF, PP Page3 of6 In compliance with RCW 43.21 C. 240, the following project environmental review addresses only those project impacts that are not adequately addressed under existing development standards and environmental regulations. 1. Earth Impacts: The subject site is generally flat and is characterized by having very little slope. The site gradually slopes towards the south and west at less than a 5% grade. Nevertheless, the applicant submitted a geotechnical report prepared by Associated Earth Sciences, dated September 2001. According to the report, the geology of the site is underlain by Vashon till (Vt). The Vashon till consists of very dense, consolidated lodgement till that ranges in thickness to nearly one hundred feet and has a mantle of ablation till approximately three feet thick. The ablation till is loose and it is in the material that soils of the Alderwood series formed. As a result of the study, the geologist dug several test pits throughout the site. During the excavation, the geologist encountered medium dense silty fine to medium sand over moderately consolidated glacial till. The report concludes that the site is suitable for the proposed development, provided the applicant carefully backfills with compacted on-site inorganic soil or approved import soil. The engineers also notes that conventional shallow foundations bearing on firm natural soil or compacted structural fill would be acceptable. The property is vegetated with mostly short scrub bushes, field and wetland grasses along with multiple fir, cedar, maple, alder, cottonwood and willow trees. As proposed, all vegetation on the property would be removed with the exception of the vegetation located within the Category 2 wetland and its associated buffer (excluding where buffer averaging is proposed). Earthwork activities for the project are estimated at 4,000 cubic yards of cut and approximately 500 cubic yards of clean fill material being imported to the site. The fill would be utilized for the required improvements and building pads. Potential erosion impacts that could occur during project construction would be adequately mitigated by City Code requirements and SEPA mitigation measures. Staff recommends that the applicant be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP) designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements outlined in Volume II of the Stormwater Management Manual and provide staff with a Construction Mitigation Plan prior to issuance of Construction Permits. Mitigation Measures: • The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP) designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements outlined in Volume II of the Stormwater Management Manual and provide staff with a Construction Mitigation Plan prior to issuance of Construction Permits. This condition shall be subject to the review and approval of the Development Services Division. Nexus: SEPA Environmental Regulations; 1998 KCSWDM; 2001 DOE Erosion Control Manual 2. Water· Stormwater Impacts: The applicant has submitted a Drainage Report prepared by Triad Associates, dated November 2003 with the land use application. The report indicates that on-site surface water currently drains southwest across the property and is discharged to an existing detention pond located north of NE 4th Street. From the detention facility, the pond discharges to the south beneath NE 4th Street through a 42-inch pipe. From the site, flows run east and south into a series of pipes, catch basins and detention facilities, eventually flowing into Maplewood Creek. From Maplewood Creek, the discharge flows into the Cedar River approximately one and three-quarter miles from the site. The applicant proposes to provide a drainage tract for a wetpond to accommodate current and proposed stormwater runoff. It should also be noted that the detention facility would be sized to accommodate a portion of the stormwater runoff generated from the subdivision located directly north of the Shamrock development, which is currently located in unincorporated King County. The 66,203 square foot drainage tract is proposed to be located between the proposed lots and NE 4th Street along the southern property boundary. Stormwater runoff from the proposed development and the subdivision directly north of this site, currently under review in King County would be collected in catch basins and conveyed in underground pipes to the stormwater drainage facility within the tract, at which time would then settle and disperse into the existing stormwater system located south of the site. Because of existing drainage problems located in this recently annexed area of the City, staff recommends that the stormwater facilities be designed in accordance with the 1998 King County Surface Water Design Manual, including water quality treatment and infiltration at present rates to allow ground water recharge. ercrpt #2 (added KC 1998 manual condi).doc City of Renton P/8/PW Department SHAMROCK PRELIMINARY PLAT Enviro, ital Review Committee Staff Report LUA-04-030, ECF, PP REPORT OF April 6, 2004 Page 4 of 6 According to the drainage report, site investigation saw no evidence of overtopping of the existing wetland area that would indicate there is a problem with infiltrating runoff from the upstream properties contributing to the site. However, prior to the issuance of construction permits for the installation of the stormwater system, staff will verify the proposed drainage facility is appropriately designed to accommodate stormwater runoff (e.g., infiltration pond and/or detention vault). · Mitigation Measures: This project shall be subject to the 1998 King County Surface Water Design Manual. Nexus: SEPA Environmental Regulations 3. Water -Wetlands Wetland Impacts: A wetland assessment prepared by C. Gary Schulz was included with the application. According to the assessment, the site contains a Category 2 wetland. The wetland is located near the northwestern corner of the site. The majority of the wetland is located to the north and west of the subject site; however, approximately 2,717 square feet of the regulated wetland is located within the subject site's project boundaries. As required by code, the Category 2 wetland is required to provide a SO-foot buffer width from the edge of the wetland boundary. As a result of the subdivision, the applicant is proposing to buffer width average the southeastern buffer of the wetland in order to reduce a portion of the buffer to 25 feet and allow for a larger building area on proposed Lot 10. Specifically, the applicant is proposing to buffer average approximately 2,260 square feet on the southeastern side of the wetland and replace it with over 3,000 square feet of buffer on the southwestern side of the wetland. The additional wetland buffer area, totaling 3,006 square feet, is 746 square feet greater than the reduced wetland buffer area. The reduced wetland buffer width would not be less than 50% of the required buffer width or less than 25 feet and would be in compliance with code provisions allowing buffer averaging (RMC 4-3-0SOM). In order to ensure the wetland continues to function at a satisfactory level, staff recommends that the applicant be required to adhere to all recommendations contained within the wetland evaluation report. In addition, staff recommends that the applicant be required to construct a split-rail or other approved fence and place signage indicating the presence of an environmentally sensitive area in order to denote the edge of the wetland buffer. Lastly, staff recommends a final wetland mitigation condition, which prohibits vegetation removal within the wetland or its associated buffer. Mitigation Measures: In order to ensure the wetland is protected and will continue to function as planned in the future the following mitigation measures will be required: • The applicant shall comply with the recommendations contained within the Wetland Evaluation Report dated July 2002 prepared by C. Gary Schulz in regards to wetland maintenance, monitoring and construction of the project. • The applicant shall be required to erect a spilt-rail fence or other fence type as approved by the Development Services Division along the edge of the wetland buffer boundary prior to recording of the plat. In addition, a sign shall be located along the fence in a conspicuous location indicating the presence of a wetland and its associated buffer. • No vegetation removal shall be allowed within the wetland or its associated buffer with the exception of dangerous or diseased trees. All dangerous and/or diseased trees proposed to be removed from the wetland or its associated buffer shall require a letter from a qualified arborist and would be subject to inspection and approval of the Development Services Division. This mitigation measure shall be placed on the face of the final plat prior to recording. Nexus: SEPA Environmental Regulations, Critical Area Regulations 4. Fire Protection Impacts: Fire Prevention staff indicates that sufficient resources exist to furnish services to the proposed development, subject to the condition that the applicant provide required improvements and fees. As the proposal would add 11 new lots to the City, staff recommends that the applicant be required to pay a Fire Mitigation Fee in the amount of $488.00 per new single-family lot. The total fee is estimated at $5,368.00 (11 new lots x $488.00 = $5,368.00). The payment of the fee is required prior to the recording of the final plat. Mitigation Measures: The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $488.00 per new single-family lot prior to the recording of the final plat. Policy Nexus: SEPA Environmental Regulations; Fire Mitigation Fee Resolution No. 2913, Ordinance 4527. ercrpt #2 (added KC 1998 manual condi).doc City of Renton P/8/PW Department SHAMROCK PRELIMINARY PLAT REPORT OF April 6, 2004 5. Transportation Enviror ital Review Committee Staff Report LUA-04-030, ECF, PP Page 5 of 6 Impacts: Access to the site is proposed via Jericho Avenue NE and Lyons Avenue NE. From either street, the applicant has proposed to connect NE 4th Court to Lyons Avenue NE and Jericho Avenue NE. NE 4th Court is proposed to be a new 42-foot wide public right-of-way with 32 feet of pavement. As a result of previous subdivisions on both the west and east side of the development, stub roads already exist and this is the last missing link between the surrounding roads in order to connect NE 4th Court. From NE 4th Court, the applicant has proposed to construct a new 42-foot wide public right-of-way, oriented north/south that would serve the remaining internal lots proposed as part of the project. The new roadway would terminate in a hammerhead turnaround, between proposed Lots 2 and 3. As the proposal would result in an increase in traffic trips to the City's street system, staff recommends that the applicant pay a Traffic Mitigation Fee based on a rate of $75.00 per new trip. Each new residence is expected to generate approximately 9.57 trips per day. Therefore, the Traffic Mitigation Fee is estimated at $7,895.25 (11 new lots x 9.57 trips x $75 per trip = $7,895.25). The fee is payable prior to the recording of the final plat. Mitigation Measures: The applicant shall pay the appropriate Traffic Mitigation Fee based on $75.00 per each new average daily trip associated with the project prior to the recording of the final plat. Policy Nexus: SEPA Environmental Regulations; Transportation Mitigation Fee Resolution No. 3100, Ordinance 4527. 6. Parks & Recreation Impacts: The proposal does not provide on-site recreation areas for future residents of the proposed plat. There are existing recreational facilities in the area of the subject property (e.g., Maplewood Community Park) and it is anticipated that the proposed development would generate future demand on existing City parks and recreational facilities and programs. Therefore, staff recommends that the applicant be required to pay a Parks Mitigation Fee based on $530.76 per each new single-family lot. The fee is estimated at $5,838.36 (11 new lots x $530.76 = $5,838.36) and is payable prior to the recording of the final plat. Mitigation Measures: The applicant shall pay the appropriate Parks Mitigation Fee based on $530.76 per new single- family lot prior to the recording of the final plat. Nexus: SEPA Environmental Regulations; Parks Mitigation Fee Resolution No. 3082, Ordinance 4527. E. COMMENTS OF REVIEWING DEPARTMENTS The proposal has been circulated to City Departmental I Divisional Reviewers for their review. Where applicable, these comments have been incorporated into the text of this report as Mitigation Measures and/or Notes to Applicant. _J£_ Copies of all Review Comments are contained in the Official File. Copies of all Review Comments are attached to this report. Environmental Determination Appeal Process Appeals of the environmental determination must be filed in writing on or before 5:00 PM April 26, 2004. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-11 O.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-651 O. Advisory Notes to Applicant: The following notes are supplemental information provided in conjunction with the environmental determination. Because these notes are provided as information only, they are not subject to the appeal process for environmental determinations. Planning 1. AMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. 2. Commercial, multi-family, new single family and other nonresidential construction activities shall be restricted to the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o'clock (9:00) a.m. and eight o'clock (8:00) p.m. No work shall be permitted on Sundays. 3. All debris and demolition materials must be removed from the site and properly disposed of in an approved off-site location. If underground tanks or hazardous materials are encountered during site preparation, the applicant must contact the City to discuss appropriate soils testing and disposal measures (e.g., Fire Department tank removal permits and verification soils are not contaminated). ercrpt #2 (added KC 1998 manual condi).doc City of Renton P/8/PW Department SHAMROCK PRELIMINARY PLAT Enviro1 1tal Review Committee Staff Report LUA-04-030, ECF, PP REPORT OF April 6, 2004 Page 6 of6 4. Asbestos abatement may be necessary prior to the removal of the dilapidated structures present on the site. Certification from Puget Sound Air Quality Authority may be required prior to the issuance of demolition permits for the project. · 5. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1st and March 31st of each year. The Development Services Division's approval of this work is required prior to final inspection and approval of the permit. Fire 1. A fire hydrant with 1,000 GPM fire flow is required within 300 feet of all new single-family structures. If the building square footage exceeds 3,600 square feet in area, the minimum fire flow increases to 1,500 GPM and requires two hydrants within 300 feet of the structures. 2. Street address must be visible from a public street. 3. Fire Department access roads are required to be paved, 20 feet wide. Plan Review-Surface Water 1. The Surface Water System Development Charges (SOC) is $715 per building lot. This fee is payable at the time the utility construction permit is issued. Plan Review-Water 1. Existing and new hydrants will be required to be retrofitted with Storz "quick disconnect" fittings. Plan Review -Sanitary Sewer 1. A sewer main extension to connect to the existing sewer system will be required. The sewer main shall be installed at a depth that will allow sewer mains extensions to the parcels to the north and to 1481h Ave SE (Nile Ave NE), by gravity as far as possible. 2. Separate side sewers stubs are required in each building lot. No dual side sewers are allowed. 3. This parcel is subject to the East Renton Interceptor Special Assessment District (SAD): Fees are collected at the time the utility construction permit is issued. 4. The Sanitary Sewer System Development Charges (SDC) is $900 per building lot. This fee is payable at the time the utility construction permit is issued. 5. This parcel is subject to the CENTEX Latecomer fee. Fee has been determined to be $44,523.93. Fees are collected at the time the utility construction permit is issued Plan Review -Transportation 1. Street improvements including, but not limited to paving, sidewalks, curb and gutter, storm drain, landscape, street lighting and street signs will be required along the new proposed street and along the frontage of the parcel with NE 4th Street. 2. All wire utilities shall be installed underground per the City of Renton Undergrounding Ordinance. Plan Review -General 1. Separate permits for the side sewers and water meters will be required. 2. Applicant shall be responsible for securing all necessary easements for utilities. 3. All plans shall conform to the Renton Drafting Standards. Property Services 1. See attached Pro erty Service Comments dated March 30, 2004. ercrpt #2 (added KC 1998 manual condi).doc I ~~ ;I J!f ' I NO.lONJHS.-M )l::JOl:IWYHS 'No.lN311 ""UJO ~\lh!h .l33HS 113,10:J/ .l 111d A IIIINIIV/13/ld " 11 -©-i~ T-=f-- f ! 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J __ I ... !l,Jl!I NY1d NOI.L Y1n::,111::, aooHHOflH91:IN 11 I e ij i!:. c:, t---+~~~~~~ ---- ls Hlol 3ft _...,,,,_~U\~~au:.o'\ffltcAU»i::w'\'J -·11-t«z"K .. .J- D6 • 3 T23N R5E E V2 SE 112th Pl. ,-···--:··~ r-----4R-5 i -------~---·· \-····-··· I -· .. -· ·-- ' R-=B-----, ; ; '..r-.... ·-----··.-.-----j 121st St. RM-I !!R-1~ ~1 Q) > <I! ·--····----···-·----------····{1-----a ·-••·•• .. ,,.,........_,,,.,.,, .. ,.:_,,,,,.,,_r_ .. ,.,,.,,,_ R :s F6 • 1S T23N R5E E 1/2 --- -Renton dity ~ SE 113th s SE 117th E6 10 T23N R5E E 1/2 S.310 22N R4E ~ONING MAP BOJK RESJDENTW. ~ Resource Conservation ~ Residential 1 du/ac 8 Resid~nt.ial 5 du/ac a Residential 8 du/ac j RMH I Residential Manufactured Homes I R-10 I Residential 10 du/ac . .,. , ..... I R-14 I Residential 14 duiac \ RM-1 l Reeide~tial Multi-Family Infill \ RM-N\ Residential Multi-Family Neighborhood Center jRH-C I Residential Multi-FIJmily Suburban center MJXEQ USE CENTER @J Center Neighborhood• ~ Center Suburban• ~ UTban Center -North 1 §:§1 Ui-ban Center -North 2 ~ Center Dol'f"Dtown• [ COR I Center Office Residential COMMERCIAL ~ Commercial Arterial• ~ Commercial Office• '[K] Convenience Commercial INDUSTRIAL @ Industrial -Heavy ~ Industrial -Medium [}J Industrial -Light CP) Publicly owned ---Renton City Llmits --Adjacent· City Um.its -Book Pages Boundary KROLL PAGE jRH-T j Residential Multi-Family Traditional jRM-U I Re9idenUal Multi-Family Urban Center* • May include Overlay Districts. See Appendi::1 maps. For additional regulations in Overlay Districts, please see RM.C 4-3. PAGE# INDEX SECTfTC>WNIFWKiE DATE: TO: FROM: SUBJECT: CITY OF RENTON PLANNING/BUILDING/PUBLIC WORKS MEMORANDUM March 30, 2004 Jason Jordan ~ Sonja J. Fesserj)~ Shamrock Plat, LUA-04-030, PP Format and Legal Description Review Bob Mac Onie and I have reviewed the above referenced preliminary plat submittal and have the following comments: Comments for the Applicant: Indexing information needs to be noted on the preliminary plat drawing. The street name noted on the plat ("144TH PL SE") is a county-designated name. Remove said street designation from the drawing. Information needed for final plat approval includes the following: Note the City of Renton land use action number and land record number, LUA-OX-:XXX-FP and LND-10-0413, respectively, on the drawing. The type size used for the land record number should be smaller than that used for the land use action number. Please note that the land use action number for the final plat will be different from that noted on the preliminary plat submittal and is unknown as of this date. Note two ties to the City of Renton Survey Control Network. Provide plat and lot closure calculations. Complete City of Renton Monument Cards, with reference points of all new right of way monuments set as part of the plat. Indicate what has been, or is to be, set at the corners of the proposed lots. \H:\File Sys\LND -Land Subdivision & Surveying Records\LNI).10-Plats\0413\RV040319.doc March 30, 2004 Page2 Note the date the existing monuments were visited, per WAC 332-130-150, and what was found. Note discrepancies between bearings and distances of record and those measured or calculated, if any. On the final plat submittal, remove all references to utility facilities and other items not directly impacting the subdivision. These items are provided only for preliminary plat approval. Required City of Renton signatures include the Administrator of Planning/Building/Public Works, the Mayor and the City Clerk. An approval block for the city's Finance Director is also required. The appropriate King County approvals need to be noted on the drawing also. All vested owners of the subject plat need to sign the final plat document. Include notary blocks as needed. Include a dedication/certification block on the drawing. Note that ![there are easements, agreements or restrictive covenants to others (neighboring property owners, etc.) as part of this subdivision, they can be recorded concurrently with the plat. The plat drawing and the associated document(s) would be given to the Project Manager as a package. The plat would have the first recording number (when recorded at King County). The recording number(s) for any associated document(s) would then be referenced on the plat (provide spaces for said recording numbers). The new private access/utility easement (noted over proposed Lots 4 and 5) is for the benefit of future owners of proposed Lots 5 and 6. Since the new lots created via this plat are under common ownership at the time of plat recording, there can be no new easement created until ownership of the lots is conveyed to others, together with and/or subject to specific easement rights. Add the following Declaration of Covenant language on the face of the subject drawing, ![ the previous paragraph applies: DECLARATION OF COVENANT: The owner of the land embraced within this plat, in return for the benefit to accrue from this subdivision, by signing hereon covenants and agrees to convey the beneficial interest in the new easement shown on this plat to any and all future purchasers of the lots, or of any subdivisions thereof This covenant shall run with the land as shown on this plat. The new private access/utility easement requires a" NEW PRIVATE EASEMENT FOR INGRESS, EGRESS & UTILITIES MAINTENANCE AGREEMENT" statement noted on the plat drawing. See the attachment. The current position of the city concerning ownership of the storm detention pond/water quality area (Tract A) and the sensitive area (Tract B) apply to this plat and should be noted on the final plat drawing as follows: H:\File Sys\LND-Land Subdivision & Surveying Records\LND-10-Plats\0413\RV040319.doc\cor March 30, 2004 Page 3 Upon the recording of this plat, Tract "A" is hereby granted and conveyed to the Shamrock Plat Homeowners' Association (HOA) for a storm detention pond/water quality area. Ownership and maintenance of said Tract shall be the responsibility of the HOA. In the event that the HOA is dissolved or otherwise fails to meet its property tax obligations as evidenced by non-payment of property taxes for a period of eighteen (18) months, then each lot in this plat shall assume and have an equal and undivided ownership interest in the Tract previously owned by the HOA and have the attendant financial and maintenance responsibilities. Upon the recording of this plat, Tract "B" is hereby granted and conveyed to the Shamrock Plat Homeowners' Association (HOA) for a sensitive area. All necessary maintenance activities for said Tract will be the responsibility of the HOA. In the event that the HOA is dissolved or otherwise fails to meet its property tax obligations as evidenced by non-payment of property taxes for a period of eighteen (18) months, then each lot in this plat shall assume and have an equal and undivided ownership interest in the Tract previously owned by the HOA and have the attendant financial and maintenance responsibilities. There is no legal description (Exhibit A) attached to the Declaration of Covenants document. The abbreviated legal description, noted on the cover sheet of said document, is incorrect. The quarter section, section and township noted are in error. Also, there is at least one reference to a plat named "Vineyard Crest" in said document -review and revise as needed. An updated Plat Certificate will be required for Council approval of the plat. Said certificate should be dated within a 45-day time period prior to Council action on the approval of said plat. Fee Review Comments: The Fee Review Sheet for this review of the preliminary plat is provided for your use and information. H:\File Sys\LND-Land Subdivision & Surveying Records\LND-10-Plats\0413\RV040319.doc\cor Title for both of the following paragraphs: NEW PRIVATE EASEMENT FOR INGRESS, EGRESS & UTILITIES .MAINTENANCE.AGREEMENT Use the following paragraph if there are two or more lots participating in the agreement: NOTE: NEW PRIVATE EXCLUSIVE EASEMENT FOR INGRESS, EGRESS AND UTILITIES ISTO BE CREATED UPON THE SALE OF LOTS SHOWN ON THIS · . . . . -. . PLAT. THE OWNERS OF LOTS SHALL HAVE AN EQUAL AND UNDIVIDED INTEREST IN THE OWNERSHIP AND RESPONSIBJLITY FOR MAINTENANCE OF THE PRIVATE ACCESS EASEMENT APPURTENANCES. THESE APPURTENANCES AND MAINTENANCE RESPONSIBILITIES INCLUDE THE REPAIR AND MAINTENANCE OF THE PRIVATE ACCESS ROAD, DRAINAGE PIPES, AND STORM WATER QUALITY AND/OR DETENTION FACILITIES WITHIN THIS EASEMENT, PRIVATE SIGN AGE, AND OTHER INFRASTRUCTURE NOT OWNED BY THE CITY OF RENTON OR OTHER UTILITY PROVIDERS. MAINTENANCE COSTS SHALL BE SHARED EQUALLY. PARKING ON THE PAVING IN THE ACCESS EASEMENT IS PROHIBITED, UNLESS PAVEMENT WIDTH IS GREATE.R THAN 20 FEET. Use the following paragraph if there is one lot subject to the agreement: NOTE: NEW PRIVATE EXCLUSIVE EASEMENT FOR INGRESS, EGRESS AND . UTILITIES IS TO BE CREATED UPON THE SALE OF LOTS SHOWN ON THIS PLAT. THE OWNER OF LOT SHALL HA VE OWNERSHIP AND RESPONSIBILITY FOR MAINTENANCE OF THE PRIVATE ACCESS EASEMENT APPURTENANCES. THESE APPURTENANCES AND MAINTENANCE RESPONSIBILITIES INCLUDE THE REPAIR AND MAINTENANCE OF THE · PRIVATE ACCESS ROAD, DRAINAGE PIPES, AND STORM WATER QUALITY AND/OR.DETENTION FACILITIES WITHIN THIS EASEMENT, PRIVATE SIGNAGE, AND OTHER INFRASTRUCTURE NOT OWNED BY THE CITY OF RENTON OR OTHER UTILITY PROVIDERS. MAINTENANCE COSTS SHALL BE SHARED EQUALLY. PARKING ON THE PAVING IN THE ACCESS EASEMENT IS PROHIBITED, UNLESS PAVEMENT WIDTH IS GREATER THAN 20 FEET. PROPERTY SERVICP"' FEE REVIJEW FOR SUBDIVISIONS No. "''\Q4 -~t._..n ___ _ • APPLICANT: 5HAMB0Ck'. H: l(;iHL..AbJRS I I C.. RECEIVED FROM ______ _ (date) JOB ADDRESS: 55oo :er oc~ op: t-IE;' 4TI:± . f>T· won__.7__.7,_,e.,,......a:_~...,,___ _____ _ NATURE OF WORK: 1 l-L.QJ: Lou~ :Pl ~ (SHAMa:x:lc: ::f?J.A,;f) LND #~10--~D~.4......._..IB-------- )( PRELIMINARY REVIEwof SUBDIVISION BiTLONG PLAT, NEED MORE INFORMATION: -LEGAL DESCRIPTION SHORT PLAT, BINDING SITE PLAN, ETC. PID #'s -VICINITY MAP -FINAL REVIEW OF SUBDIVISION, THIS REVIEW REPLACES SQUARE FOOTAGE -OTHER PRELIMINARY FEE REVIEW DATED FRONT FOOTAGE SUBJECT PROPERTY PARENT PID# 10.e,BQS -9040 X NEW KING CO. TAX ACCT.#(s) are required when -qao,4. assigned by King County. It is the intent of this development fee analysis to put the_ developer/owner on notice, that the fees quoted below may be applicable to the subject site upon development of the property. All quoted fees are potential charges that may be due and payable at the time the construction permit is issued to install the on-site and off-site improvements (i.e. ooderground utilities, street improvements, etc.) Triggering mechanisms for the SDC fees will be based on current City ordinances and determined by the applicable Utility Section. Please note that these fees are subject to change without notice. Final fees will be based on rates in effect at time of Building Permit/Construction Permit application. The existing house on SP Lot # , addressed as has not previously paid ____ SDC fees, due to connection to City utilities prior to existance of SDC fee Ord. SP Lot# will be subject to future SDC fees if triggering mechanisms are touched within current City Ordinances. We understand that this subdivision is in the preliminary stage and that we will have the opportunity to review it again before recordation. Th fi II d fi d NOT . I d . fi "d . fi th f e o owm11 quote ees o me u e mspect10n ees, s1 e sewer perrmts, r w perrmt ees or e cost o water meters. SPECIAL ASSESSMENT DISTRICT PARCEL METHOD OF ASSESSMENT ASSESSMENT DISTRICTS NO. NO. ASSESSMENT UNITS OR FEE Latecomer A2reement (pvt) WATER ""' -o- Latecomer A1?£eement (pvt) WASTEWATERr ~')0018 e,q ~.J::".t::;-!q>.:,t,"'f47,BB l $44.523. q.3 Latecomer A2reement (pvt) OTHER ..... , ____ ) -o - ./ Special Assessment District/WATER /-o- ~ REU-pJ..J 1UfERCE'pl1;:)t='f oooe I$ ,e,:,...i i::;:=, ')( I \l lrT"E.+ I I -ic-"'·-Special Assessment District/WASTEWATER l~~ I - Joint Use A2reement (METRO) - Local Improvement District * - Traffic Benefit Zones $75.00 PER TRIP, CALCULATED BY TRANSPORTATION - FUTURE OBLIGATIONS - SYSTEM DEVELOPMENT CHARGE -WATER ·· Estimated #OFUNITS/ SDC FEE -Pd Prev. -Partially Pd (Ltd Exemption) -Never Pd SQ. FrG. Single family residential $1,525/unit x -WA"'t"i="c:::t ~1r.F=;" -tr\ i:=i==" Mobile home dwellin2 unit $1220/unit in park ~--1=1.Y -. ·--t-,i~ . Apartment, Condo $915/unit not in CD or COR zones x qo Commercial/Industrial, $0.213/sq. ft. of property (not less than $1,525.00) x Boeing, by Special Agreement/Footprint of Bldg plus 15 ft perimeter (2,800 GPM threshold) SYSTEM DEVELOPMENT CHARGE -WASTEWATER .. Estimated -Pd Prev. -Partially Pd (Ltd Exemption) -Never Pd Sin2le family residential $900/unit x 11 ~ Cf, qec::,, oc Mobile home dwellin2 unit $720/unit x Apartment, Condo $540/unit not in CD or COR zones x Commercial/Industrial $0.126/sq. ft. of property x(not less than $900.00) SYSTEM DEVELOPMENT CHARGE-SURFACEWATER .. Estimated -Pd Prev. -Partiallv Pd (Ltd Exemption) -Never Pd . Sincle familv residential and mobile home dwelling unit $715/unit x \ I $ 7.Ar..C:..r,r., AU other properties $0.249/sq ft of new impervious area of property x (not less than $715.00) I PRELIMINARY TOT AL $ t ~t~jo 2 .fL. l...12t.nl)EJ..) a/1~/oA Signaturuf Revic6'Jig Authority ~ 1iATE 'T ·· *If subject property is within an LID, it is developers responsibility to check with the Finance Dept. for paid/un-paid status. ~ < ... Square footage figures are taken from the King County Assessor's map and are subject to change. Current City SDC fee charges apply to------------------~~ EFFECTIVE January 1, 2004 II> ,.: :, 0 l City of Renton Department of Planning I Building I Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: 'ff COMMENTS DUE: MARCH 26, 2004 APPLICATION NO: LUA-04-030, PP, ECF DATE CIRCULATED: MARCH 12, 2004 APPLICANT: Sara Slatten PROJECT MANAGER: Jason Jordan PROJECT TITLE: Shamrock Prelimina Plat PLAN REVIEW: Jason Jordan SITE AREA: 4.68 acres BUILDING AREA (gross : N/A LOCATION: 5500 block of NE 4th Street I WORK ORDER NO: 77233 SUMMARY OF PROPOSAL: The applicant is proposing an 11 lot preliminary plat within the Residential five (R-5) dwelling units per acre zoning designation and Residential Rural Comprehensive Plan Land Use designation. The site is located north of NE 4th Street between Lyons Avenue NE and Jericho Avenue NE. The site is comprised of two large tax parcels consisting of 4.68 gross acres. Access to the site is proposed from Lyons Avenue NE and Jericho Avenue NE via connecting NE 4th Court through the proposed subdivision. The lots are proposed to range_in size from 7,208 square feet to 10,567 square feet. Project construction is planned to begin in spring of 2004 and be substantially completed by winter of 2004/2005. · · A.-· ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housina Air Aesthetics .Water UahVGlare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airporl Environment 10,000 Feet 14,000Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. Signature of Director or Authorized Representative Routing.dOc Date Rev. 10/93 City of Re. __ Jn Department of Planning I Building I Public k i<s ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET ' REVIEWING DEPARTMENT: Ec.ov\,OV\N'\C.. &)~v', COMMENTS DUE: MARCH 26, 2004 APPLICATION NO: LUA-04-030, PP, ECF DATE CIRCULATED: MARCH 12, 2004 APPLICANT: Sara Slatten PROJECT MANAGER: Jason Jordan ldlJE'~/t'::'!IY. • ~"'"~r-: u g~':·' .• ·':.. ~ ' ,, PROJECT TITLE: Shamrock Preliminary Plat PLAN REVIEW: Jason Jordan SITE AREA: 4.68 acres BUILDING AREA (moss): N/A MAR 15 200, LOCATION: 5500 block of NE 4th Street WORK ORDER NO: 77233 ECO~f!.~'~)?_f~_YELC ··,i:-.:JT SUMMARY OF PROPOSAL: . . . . . . . . . . AND STRAIEGICP1l0 • :.,. -. The applicant 1s proposing an.11 lot prehmmary plat _w1th1~ the Res1~en_t1al five lK-;;iJ ~ _ .... "' ""'· acre zoning designation and Residential Rural Comprehensive Plan Land Use des1gnat1on. The site 1s located north of NE 4th Street between Lyons Avenue NE and Jericho Avenue NE. The site is comprised of two large tax parcels consisting of 4.68 gross acres. Access to the site is proposed from Lyons Avenue NE and Jericho Avenue NE via connecting NE 4th Court through the proposed subdivision. The lots are proposed to range_in size from 7,208 square feet to 10,567 square feet. Project construction is planned to begin in spring of 2004 and be substantially completed by winter of 2004/2005. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housing Air Aesthetics Water Liqht!G/are Plants Recreation Land/Shoreline Use Utilities Animals Transoortalion Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10.000Feet 14,000Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS !I f , We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. Signature of Director or Authorized Representative Routing.doc Date Rev. 10/93 CITY OF RENTON ECONOMIC DEVELOPMENT NEIGHBORHOODS, AND STRATEGIC PLANNING MEMORANDUM DATE: TO: FROM: SUBJECT: March 26, 2004 Jason Jordan mt·l/ Re#ecca Lind Shamrock Preliminary Plat, 5500 Block of NE 4th Street near Lyons Avenue NE; LUA-04-030, PP, ECF Staff reviewed and commented on this preliminary plat on June 12, 2002 and at that time supported the preliminary ,plat subject to revisions that would allow the intersection of Lyons A venue NE with SE 125th Street, if extended to the west in the future (please see attached memorandum), The applicant is now showing such an extension to the west. Recommendation: Support this preliminary plat. Attachment cc: Don Erickson H:\EDNSP\Interdepartmental\Development Review\Green File\Comments\Shamrock Prelim Plat.doc\cor CITY OF RENTON ECONOMIC DEVELOPMENT NEIGHBORHOODS, AND STRATEGIC PLANNING MEMORANDUM DATE: TO: FROM: STAFF CONTACT: June 12, 2002 JasonJ~ Rebecca Lind Don Erickson ;· SUBJECT: Shamrock Preliminary Plat, 12409 148th A venue SE; PRE-02-043 The subject portion of the Shamrock Preliminary Plat located in the City of Renton and referred to as the Bales Property is 4.77 acres in size and abuts NE 4th Street on the south. It is located approximately midway between Nile A venue· NE on the east and Hoquiam A venue NE on the west. This portion located in Renton is designated Residential Rural on the City's Comprehensive Land Use Map and is zoned R-5, Residential - 5 du/acre. Intent of the Residential Rural Land Use Designation Objective LU-I: Preserve open space and natural resources and protect environmentally sensitive areas by limiting residential development in critical areas, areas identified as part of a city-wide or regional open space network. or agricultural lands within the City. Relevant Comprehensive Plan Land Use Policies Policy LU-26. Maximum development densities should range from 1 home per JO acres to 5 homes per acre in Residential Rural except in areas with significant environmental constraints including but not limited to: steep slopes, erosion hazard, flood-plains, and wetlands where density shall not exceed 1 home per acre. Policy LU-28. To provide for more efficient development patterns and maximum preservation of open space, residential development may be clustered in Residential Rural designations. Objective LU-M: Provide more linkages _within and between neighborhoods by developing a system of residential streets which serves both vehicles and pedestrians and creates a continuous, efficient, interconnected network of roads and pathways throughout the City without unduly increasing pass through traffic. Policy LU-70. Streets, sidewalks, pedestrian or bike paths in a neighborhood development should be arranged as an interconnecting network. Policy LU-71. New streets should be designed to provide convenient access and a choice of routes between homes and parks, schools, shopping, and other community destinations. Objective LU-N: Promote development of attractive, walkable communities by ensuring that streets are safe, convenient, and pleasant for pedestrians and will visually enhance neighborhoods. Shamrock Preliminary Plat, Ba.i. .. o Property Portion 06/12/02 2 Policy LU-77. Sidewalks or walking paths should be provided along residential streets, Sidewalk or waling path width should be ample to safely and comfortably accommodate pedestrian traffic. Policy LU-79. Land should generally be subdivided and blocks sized to minimize walking distances and provide convenient routes between destination points. Policy LU-80. Land should be arranged in blocks divided into lots with all lots required to front · on a public street or a park. Analysis: The above objectives and policies support a high level of street and sidewalk interconnectivity in new neighborhoods as well as between new and older neighborhoods. The Bales Property portion of this preliminary plat clearly does not comply with Policy LU-80 in that four of the proposed eight lots (Lots # 122-125) do not front on a public street or park. In the Shamrock Property portion to the north, Lots # 12, and 13 similarly do not currently front on a public street. In terms of inter-connectivity with surrounding plats and future streets staffbelieves that a master street plan for the area would be desirable, giving some assurance that future plats will have reasonable ingress and egress. There also is a concern about the current proposal's failure to show SE 124th Street connecting to the alignment of this street (Ne 6th Street in Renton) to the west. Future plans call for this street acting as a local east-west by-pass for NE 4th Street. As currently proposed, Lots # 12, 13, 14, and 15 would appear to preclude such a future connection. Also, it is unclear where Lyons A venue NE goes since it is shown terminating in a temporary tum-around. Previously (August, 2001) this street was shown intersecting with SE 125th Street, if extended. The Bales Property portion of the Shamrock Preliminary Plat appears to comply with Policy LU-26 as well. The calculated density for this Renton portion is 1. 77 units per net acre. Recommendation: Support the subject proposed preliminary plat subject to revisions that will allow the intersection of Lyons A venue NE with SE 125th Street (if extended to the west) in the future. This would appear to require the elimination of Lot# 78. Support the Shamrock portion of this plat, to the north , subject to revisions that will allow for the extension of SE 124th Street (NE 6th Street in Renton) to the west in the future. This would require the realignment of Lots# 12, 13, 14 and 15. Attachments cc: Don Erickson H:\EDNSP\Interdepartmental\Development Review\Preapps\Comments\PREAPP\RR\Shamrock Preliminary Plat.doc\d KBS Ill Partners, LLC Request for Sewer Availability outside City Limits (Luck. et al) 06/12/2002 City of Renton Sharock Prehm Plat -Renton Ponaon Density Worksheet for Development in the R-5 Zone ,. New development in the R-5 Zone may not exceed a maximum density of 5 dwelling units per net developable acre. (Section 4-31-4.3.D.2) No minimum density is required. 1) Total parcel size minus street r-o-ws and sensitive areas: 196381.00!square feet 2) Net Acreage (line 1 divided by 43560): 3) Maximum allowed dwelling units and associated density: I Max. 4) 196381.00 sq ft and[Ddwelling units result in a density of 4.51 acres dwelling units net density 22 4.88 1.77 d.u./acre. Deductions from gross area: estimated 11,400 sq ft for street r-o-w. H:\DIVISION.S\DEVELOP.SER\DEV&Pt.AN.ING\R-5CALC.XlS City of Renton Department of Planning I Building I Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT:-(!". COMMENTS DUE: MARCH 26, 2004 APPLICATION NO: LUA-04-030, PP, ECF DATE CIRCULATED: MARCH 12,200 APPLICANT: Sara Slatten PROJECT MANAGER: Jason Jordan PROJECT TITLE: Shamrock Prelimina Plat PLAN REVIEW: Jason Jordan SITE AREA: 4.68 acres BUILDING AREA (gross: N/A N LOCATION: 5500 block of NE 4th Street I WORK ORDER NO: 77233 SUMMARY OF PROPOSAL: The applicant is proposing an 11 lot preliminary plat within the Residential five (R-5) dwelling units per acre zoning designation and Residential Rural Comprehensive Plan Land Use designation. The site is located north of NE 4th Street between Lyons Avenue NE and Jericho Avenue NE. The site is comprised of two large tax parcels consisting of 4.68 gross acres. Access to the site is proposed from Lyons Avenue NE and Jericho Avenue NE via connecting NE 4th Court through the proposed subdivision. The lots are proposed to range,in size from 7,208 square feet to 10,567 square feet. Project construction is planned to begin in spring of 2004 and be substantially completed by winter of 2004/2005. · A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housing Air Aesthetics Water Ught/Glare Plants Recreation Land/Shoreline Use UIJ1ities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000Feet 14,000Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS ~ a#,OLCW£;/. We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional informati n is needed to properly assess this proposal. Sig Routi Date Rev. 10/93 Project Name ~'DC¥-. £Q· Project A~d,ess 'S'SO'D &-oCAL NG ~ s,.-\Wl:fl Contact Person SA% 21.d\n:JD:? Address --------------- Phone Number.· ------------ Perm it Number Lu I:\ -0~ -V'30 , . Proj~t Description \\ lo( Sf Uf».~~~ L P uy( land Use Jype: 19"" Residential 0 Retail D Norwetail Calculation: Method of Calculation: D1TE Trip Generation Manual 0 Traffic Study· · D Other .i\·~-.q,57::: ·.ios. .. :l, .. Ao\~·~ . . . ' . . .·\ OS, dot y. t-,s::: 7B~S, ~ Transportation Mitigation Fee: lb 7Ei~s. ~ Calculated by: ~ · h\!xriu\t ) Account Number: ----------- Date of Payment ------------ O\,S7 f':OTS I~~~ ·(Ll<U City of Renton Department of Planning I Building I Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: COMMENTS DUE: MARCH 26, 2004 APPLICATION NO: LUA-04-030, PP, ECF APPLICANT: Sara Slatten PROJECT MANAG PROJECT TITLE: Shamrock Prelimina Plat SITE AREA: 4.68 acres LOCATION: 5500 block of NE 4th Street SUMMARY OF PROPOSAL: The applicant is proposing an 11 lot preliminary plat within the Residential five (R-5) dwelling units per acre zoning designation and Residential Rural Comprehensive Plan Land Use designation. The site is located north of NE 4th Street between Lyons Avenue NE and Jericho Avenue NE. The site is comprised of two large tax parcels consisting of 4.68 gross acres. Access to the site is proposed from Lyons Avenue NE and Jericho Avenue NE via connecting NE 4th Court through the proposed subdivision. The lots are proposed to range_in size from 7,208 square feet to 10,567 square feet. Project construction is planned to begin in spring of 2004 and be substantially completed by winter of 2004/2005. · A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housing Air Aesthetics Water Uaht/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services V Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000Feet 14,000 Feet i .\L\ 0-XW\UO.-ll~ . B. POLICY-RELATED COMMENTS C. CODE·RELA TED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. C))o.bll) Signature of Director or Authorized Representative Routing.doc Date Rev. 10/93 DATE: ·TO: FROM: SUBJECT: CITY OF RENTON MEMORANDUM March 26, 2004 Jason Jordan Juliana Fries (x:7278) Shamrock Preliminary Plat • LUA 04 -030 5500 Block of NE 4th Street I have reviewed the application for this 11-lot plat, located at the 5500 Block of NE 4th street, and the following comments: EXISTING CONDITIONS WATER SEWER STORM STREETS The proposed development is within the water service area of Water District 90 (WD 90). The applicant included a Certificate of Water Availability. According to the document, the District's system can provide a minimum of 1,000 gpm of available fire flow per fire hydrant. The proposed project is located outside an Aquifer Protection Zone. There is an existing 24" sewer main in NE 4th Street. A storm drainage plan and drainage report was provided. The applicant is proposing a detention and water quality pond. The pond will also serve the Shamrock portion within unincorporated King County (north of this site). This project drains to Maplewood Creek. There are no curb/gutter, sidewalk or streetlights on NE 4th street, fronting the site. CODE REQUIREMENTS WATER 1. Existing and new hydrants will be required to be retrofitted with Storz "quick disconnect" fittings. SANITARY SEWER 1. A sewer main extension to connect to the existing sewer system will be required. The sewer main shall be installed at a depth that will allow sewer mains extensions to the parcels to the north and to 1481h Ave SE (Nile Ave NE), by gravity as far as possible. 2. Separate side sewers stubs are required in each building lot. No dual side sewers are allowed. 3. This parcel is subject to th~ East Renton Interceptor Special Assessment District (SAD). Fees are collected at the time the utility construction permit is issued. 4. The Sanitary Sewer System Oevelopment Charges (SOC) is $900 i:.,cr building lot. This fee is payable at the time the utility construction permit is issued. 5. This parcel is subject to the CENTEX Latecomer fee. Fee has been determined to be $44,523.93. Fees are collected at the time the utility construction permit is issued. SURFACE WATER 0 2. Due to downstream flooding and erosion problems, staff is recommending a SEPA condition requiring this project to comply with the 1998 King County Surface Water Design Manual to meet both detention (Level 2 flow control) and water quality improvements. The Surface Water System Development Charges (SOC) is $715 per building lot. This fee is payable at the time the utility construction permit is issued. TRANSPORTATION 1. Street improvements including, but not limited to paving, sidewalks, curb and gutter, storm drain, landscape, street lighting and street signs will be required along the new proposed street and along the frontage of the parcel with NE 4th Street. The traffic mitigation fee of $75 per additional generated daily trip shall be assessed at a rate of 9.57 trips per single-family residence. All wire utilities shall be installed underground per the City of Renton Undergrounding Ordinance. PLAN REVIEW -GENERAL 1. All plans shall conform to the Renton Drafting Standards 2. This project shall comply with the erosion control measures per the Department of Ecology Manual. 3. As part of the lon~-range transportation plan, no new roadway should be created accessing directly from NE 4 St between Jericho Ave NE and Lyons Ave NE. Access to the plat should be provided by connecting NE 4th Court, through the extension of the stub road to the east (Morgan Place development) and to the west (Honey Brooke IV development). cc: Kayren Kittrick City of Renton Department of Planning I Building I Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: ?\ Q.vt •'~ .. \h'o.,.:) C.OMMENTS DUE: MARCH 26, 2004 APPLICATION NO: LUA-04-030, PP, ECF DATE CIRCULATED: MARCH 12, 2004 APPLICANT: Sara Slatten PROJECT MANAGER: Jason Jordan PROJECT TITLE: Shamrock Preliminary Plat SITE AREA: 4.68 acres BUILDING AREA (gross): N/AC,/ LOCATION: 5500 block of NE 4th Street I WORK ORDER NO: 77233 SUMMARY OF PROPOSAL: The applicant is proposing an 11 lot preliminary plat within the Residential five (R-5) dwelling units per acre zoning designation and Residential Rural Comprehensive Plan Land Use designation. The site is located north of NE 4th Street between Lyons Avenue NE and Jericho Avenue NE. The site is comprised of two large tax parcels consisting of 4.68 gross acres. Access to the site is proposed from Lyons Avenue NE and Jericho Avenue NE via connecting NE 4th Court through the proposed subdivision. The lots are proposed to range)n size from 7,208 square feet to 10,567 square feet. Project construction is planned to begin in spring of 2004 and be substantially completed by winter of 2004/2005. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housing Air Aesthetics Water Ught/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000Feet 14,000Feet B. POLICY-RELATED COMMENTS . C. CODE-RELATED COMMENTS We have reviewed this applicatio ith particular attention to those areas in which we have expertise and have identified areas of probable impact or additional informati n ·s needed to properly assess this proposal. Date Rev.10/93 City of Renton Department of Planning I Building I Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: S~s 0a:=.~&*~ COMMENTS DUE: MARCH 26, 2004 APPLICATION NO: LUA-04-030, PP, ECF DATE CIRCULATED: MARCH 12, 2004 -.~'''"1, APPLICANT: Sara Slatten PROJECT MANAGER: Jason JordanR :~ ,.: :;;,: I I t:. PROJECT TITLE: Shamrock Prelimina Plat SITE AREA: 4.68 acres LOCATION: 5500 block of NE 4th Street I WORK ORDER NO: 77233 SUMMARY OF PROPOSAL: The applicant is proposing an 11 lot preliminary plat within the Residential five (R-5) dwelling units per acre zoning designation and Residential Rural Comprehensive Plan Land Use designation. The site is located north of NE 4th Street between Lyons Avenue NE and Jericho Avenue NE. The site is comprised of two large tax parcels consisting of 4.68 gross acres. Access to the site is proposed from Lyons Avenue NE and Jericho Avenue NE via connecting NE 4th Court through the proposed subdivision. The lots are proposed to range_in size from 7,208 square feet to 10,567 square feet. Project construction is planned to begin in spring of 2004 and be substantially completed by winter of 2004/2005. · · A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary lm_pacts Impacts Necessary Earth Housing Air Aesthetics Water Ugh I/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transoortation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,oooFeet 14,000Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS f"" -_ _L_L___ -/ ,• ~ee,_ ~ We have reviewed this application w· J particular attention to those areas in which we have expertise and have identified areas of probable impact or areas whe dditional information i eeded to properly assess this proposal. Date Rev. 10/93 City of Renton Department of Planning I Building I Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: ~1' ~fl..- APPLICATION NO: LUA-04-030, PP, ECF APPLICANT: Sara Slatten 'J --,.1 j 1; It l PROJECT MANAGER:', Y~son Jordan ! : J ! l PROJECT TITLE: Shamrock Preliminarv Plat : : 111 ~AAR 1 h ZUU4 l · '-' I l PLAN REVIEW: Jason \Jordari" .J . __ __,, 1 SITE AREA: 4.68 acres BUILDING AREA (dross): iNtA j I LOCATION: 5500 block of NE 4th Street WORK ORDER NO: 77233 ,.,11·., t,•t ~·ti~! ;pJ t~.:t: ;~'-\~~-\~: ... : 1T _J SUMMARY OF PROPOSAL: The applicant is proposing an 11 lot preliminary plat within the Residential five (R-5) dwelling units per acre zoning designation and Residential Rural Comprehensive Plan Land Use designation. The site is located north of NE 4th Street between Lyons Avenue NE and Jericho Avenue NE. The site is comprised of two large tax parcels consisting of 4.68 gross acres. Access to the site is proposed from Lyons Avenue NE and Jericho Avenue NE via connecting NE 4th Court through the proposed subdivision. The lots are proposed to range_in size from 7,208 square feet to 10,567 square feet. Project construction is planned to begin in spring of 2004 and be substantially completed by winter of 2004/2005. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS \ Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts · Impacts Necessary Earth Housing Air Aesthetics Water Ught/Glare Plants Recreation . Land/Shoreline Use UII7ities Animals T ransaorlation Environmental Health Public SeNices Energy/ Historic/Cultural Natural Resources PreseNation Airport Environment 10,000Feet 14,000Feet :f-~~l B. POLICY-RELATED COMMENTS - DATE: TO: FROM: SUBJECT: CITY OF RENTON FIRE PREVENTION BUREAU MEMORANDUM March 16, 2004 Jason Jordan, Senior Planner Jim Gray, Assistant Fire Marshal nl $ Shamrock Preliminary Plat, 5500 ){ik. NE 4th St MITIGATION ITEMS; 1. A fire mitigation fee of $488.00 is required for all new single-family structures. FIRE CODE REQUIREMENTS: 1. A fire hydrant with 1000 GPM fire flow is required within 300 feet of all new single-family structures. If the building square footage exceeds 3600 square feet in area, the minimum fire flow increases to 1500 GPM and requires two hydrants within 300 feet of the structures. 2. Fire Department access roads are required to be paved, 20 wide. 3. Street addresses shall be visible from a public street. Please feel free to contact me if you have any questions. City of Renton Department of Planning I Building I Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET COMMENTS DUE: MARCH 26, 2004 APPLICATION NO: LUA-04-030, PP, ECF DATE CIRCULATED: MARCH 12, 2004 APPLICANT: Sara Slatten PROJECT MANAGER: Jason Jordan PROJECT TITLE: Shamrock Preliminary Plat PLAN REVIEW: Jason Jordan SITE AREA: 4.68 acres BUILDING AREA (Qross): N/A LOCATION: 5500 block of NE 4th Street I WORK ORDER NO: 77233 SUMMARY OF PROPOSAL: The applicant is proposing an 11 lot preliminary plat within the Residential five (R-5) dwelling units per acre zoning designation and Residential Rural Comprehensive Plan Land Use designation. The site is located north of NE 4th Street between Lyons Avenue NE and Jericho Avenue NE. The site is comprised of two large tax parcels consisting of 4.68 gross acres. Access to the site is proposed.from Lyons Avenue NE and Jericho Avenue NE via connecting NE 4th Court through the proposed subdivision. The lots are proposed to range_in size from 7,208 square feet to 10,567 square feet. Project construction is planned to begin in spring of 2004 and be substantially completed by winter of 2004/2005. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earth Housing Air Aesthetics Water Ugh I/Glare Plants Recreation Land/Shoreline Use Utilities Animals TransPOrlation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS ~ c:vZL /2,{) ~ ~ /cntW, We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or araas whera addHionaUafoanaUon;, need to pro~ propc.sal. _ 1 lzt/b'/ Signature of Director or Authorized Representative Date 1 Routing.doc Rev. 10/93 A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS "It is anticipated that the proposed development would generate future residents that would utilize existing City park and recreation facilities and programs. The City has adopted a Parks Mitigation Fee of $530. 76 per each new single family lot to address these potential impacts." Parks Mitigation Fee City of Renton Departmenlof Planning I Building I Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: C,..l'\~+ioY\ Sv~ . COMMENTS DUE: MARCH 26, 2004 APPLICATION NO: LUA-04-030, PP, ECF DATE CIRCULATED: MARCH 12, 2004 CITY OF RENTON APPLICANT: Sara Slatten PROJECT MANAGER: Jason Jordan PROJECT TITLE: Shamrock Prelimina Plat PLAN REVIEW: Jason Jordan SITE AREA: 4.68 acres BUILDING AREA ( ross : N/A LOCATION: 5500 block of NE 4th Street I WORK ORDER NO: 77233 SUMMARY OF PROPOSAL: The applicant is proposing an 11 lot preliminary plat within the Residential five (R-5) dwelling units per acre zoning designation and Residential Rural Comprehensive Plan Land Use designation. The site is located north of NE 4th Street between Lyons Avenue NE and Jericho Avenue NE. The site is comprised of two large tax parcels consisting of 4.68 gross acres. Access to the site is proposed from Lyons Avenue NE and Jericho Avenue NE via connecting NE 4th Court through the proposed subdivision. The lots are proposed to range_in size from 7,208 square feet to 10,567 square feet. Project construction is planned to begin in spring of 2004 and be substantially completed by winter of 2004/2005. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earth Housino Air Aesthetics Water Uoht!Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where dditional infonnation is needed to properly assess this proposal. ~ Date Rev. 10193 Kathy Keolker-Wbeeler, Mayor March 16, 2004 Mr, Doug Snyder Assistant Superintendent Issaquah School District No. 411 565 NW· Holly . Issaquah, WA 98027-2899 · Subject: Shamrock Preliniinary Plat· LUA04-030, PP, ECF ;· Clf1rY O.a~· RENTON Planning/Building/Public Works Department Gregg Zimmerman P.E., Administrator Ttie · City of Renton Development Services Division has received an application for a Prelfminary Plat located al the 5500 block of NE 4th Street. Please see the.enclosed Notice of Application for further details. · . In. order to process this application, the Development· Services Division needs to know which Renton schools would be attended qy children living in residences at the _ location indicated above .. Please fill in the. appropriate schools on the list below :and return this letter to my · attention, Development $ervices Division, City .of Renton, 1055 · Soutt, Grady Way; Renton, Washington 98055. · · · Elementary School: _· -----~----'-----:--------=-----'---------- Middle School:---------------,---~---:'---~--------'-- HighSchool: ------:-------------------~------- Will_ the schools you .have indicated be able to handle the il"llpact. of the additional students -·estimated to come from the proposed developm~nt? ··ves. No_· __ _ Any Comments: ____ ~------------'---,..,.---~----'----- Thank you for providing this important information. _ If you have any questions regarding this project, please contact me at (425) 430:-7219. . ·· Sincerely,_: Jason E. Jordan Senior Planner Encl. ~ -------10_5_5-So-u-th_G_ra_dy-W:-ay ___ R_e_n-to_n_, W-a-s-h1-.n-gt-on-9-80_5_5 ______ RE N T Q N @ This paper contains 50%, recycled material, 30"/o post consumer AHEAD OF THE CURVE ,_ NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNS-M) DATE: March 15, 2004 LAND USE NUMBER: LUA04-030, PP, ECF PROJECT NAME: Shamrock Preliminary Plat PROJECT DESCRIPTION: The applicant Is proposing an 11 lot preliminary plat within the Residential five {R-5) dwelling units per acre zoning designation and Residential Rural Comprehensive Plan Land Use designation. The site Is located north of NE 4th Street between Lyons Avenue NE and Jericho Avenue NE. The site is comprised of two large tax parcels consisting of 4.68 gross acres. Access to the site is proposed from Lyons Avenue NE and Jericho Avenue NE via connecting NE 4th Court through the proposed subdivision. The lots are proposed to range in size from 7,208 square feet to 10,567 square feet. Project construction is planned to begin in spring of 2004 and be_ substantially completed by winter of 2004/2005. PROJECT LOCATION: 5500 block of NE 4th Street OPTIONAL DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNS-M): As the Lead Agency, the City of Renton has determined thats igniflcant environmental impacts a re unlikely to result from the proposed project. T herefore, as permitted under the RCW 43.21C.110, the City of Renton is using the Optional DNS-M process to give notice that a DNS- M is likely to be issued. Comment periods for the project and the proposed DNS-M are integrated Into a single comment period. There will be no comment period following the issuance of the Threshold Determination of Non-Significance- Mitigated (DNS-M). A 14-day appeal period will follow the issuance of the DNS-M. PERMIT APPLICATION DATE: March 4, 2004 NOTICE OF COMPLETE APPLICATION: March 12, 2004 APPLICANT/PROJECT CONTACT PERSON: Sara Slatten tel: (425) 825-1955 Permits/Review Requested: Other Permits which may be required: Requested Studies: Location where application may be reviewed: PUBLIC HEARING: CONSISTENCY OVERVIEW: Land Use: Environmental Documents that Evaluate the Proposed Project: Development Regulations Used For Project Mitigation: Environmental (SEPA) Review & Preliminary Plat Approval Construction, Utility and Building Permits Wetland Evaluation, Geotechnical Report & Preliminary Storm Drainage Report Planning/Building/Public Works Department, Development Services Division, Sixth Floor Renton City Hall, 1055 South Grady Way, Renton, WA 98055 Public hearing tentatively scheduled for May 4, 2004 before the Renton Hearing Examiner in Renton Council Chambers. Hearings begin at 9:00 AM on the 7th floor of the new Renton City Hall located at 1055 South Grady Way. Single Family Residential Wetland Evaluation, Geotechnical Report & Preliminary Storm Drainage Report City of Renton Municipal Code & State Environm~ntal Policy Act (SEPA) • Proposed Mitigation Measures: ( ( 1. The applicant shall pay the applicable Transportation Mitigation Fee at the rate of $75.00 per each new average weekday trip attributable to the project, estimated tp be 9.57 average weekday trips per new residence. The Transportation Mitigation Fee is due prior to the recording of the plat. 2. The applicant shall pay the appropriate Fire Mitigation Fee at a rate of $488.00 per each new single family residential lot created by the proposed plat. The fee is due prior to the recording of the plat. 3. The applicant shall pay the appropriate Parks Mitigation Fee at the rate of $530.76 per each new single-family residential lot. The fee is due prior to the recording of the plat. 4. The proposed project shall be required to be designed to the standards of the 1998 King County Surface Water Design Manual. Comments on the above application must be submitted in writing to Jason E. Jordan, Senior Planner, Development Services Division, 1 055 South Grady Way, Renton, WA 9 8055, by 5 :00 PM on March 29, 2004. T his matter is also tentatively scheduled for a public hearing on May 4, 2004, at 9:00 AM, Council Chambers, Seventh Floor, Renton City Hall, 1055 South Grady Way, Renton. If you are interested in attending the hearing, please contact the Development Services Division, ( 425) 4 30-7281, to ensure that the hearing has not been rescheduled. If comments cannot be submitted in writing by the date indicated above, you may still appear at the hearing and present your comments on the proposal before the Hearing Examiner. If you have q uestions a bout this proposal, or wish to be made a party of record and receive additional information by mail, please contact the project manager. Anyone who submits written commentS' will automatically become a party of record and will be notified of any decision on this project. CONTACT PERSON: Jason E. Jordan tel: (425) 430-7219 PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION If you would like to be made a party of record to receive further infonnation on th_is proposed project, complete this fonn and return to: City of Renton, Development Planning, 1055 So. Grady Way, Renton, WA 98055. File No./Name: LUA04-030, PP, ECF I Shamrock Preliminary Plat NAME: TELEPHONE NO.:--------- • Kathy Keolker-Wheeler, Mayor March 16, 2004 Mr. Doug Snyder Assistant Superintendent Issaquah School District No.411 565 NW· Holly . . Issaquah, WA 98027-2899 . Subject: Shamrock Preliminary Plat .· : LUA04-030, PP, ECF CTITY L.il~ .. RENTON . - Planning/Building/Public Works Department ·. Gregg_Zimmerman P.E.,Administrator . The· City of Renton Development Services Division has_ received ari application for a· Preiiminary . . Plat located at the 5500 .block of NE 4th ;streer . Please see the. enclosed Notice of Application · for further details. In' ~rder to process .this application, th~ Development Services Division t:1eeds to know which Renton _schools would be attended by children living: in . residr:i'nces at the Ideation indicated above. · Please fill in. the. appropriate schools on· the list beloY(and retum this letter to my attention, Development Services Division, City .. of Renton, 1055 South Grady Way; Renton, Washington 98055. · · · ' · · · · · · · · · .. Elementary School:_· -----~---""---------'---~--------- Middle School: ------------~--'---------'--------~ · High School: ----------------------~------ Will the s~hao1s you .have indicated be ab1e to h~nd1e the impact. of the additiona1 studen.ts estimated to come from the proposed clevelopm~nt? ·· Yes. No __ _ Any Comm~nts: _-_. --'-------------~------'-------'----- Thank you for proviclingth1s important information. If yotJ have any questions regarding this project, please contact rn.e at (425) 430~7219. · ·Sincerely,: . Jason E. Jordan Senior Planner Encl. ~ -------10-5_5_S_ou_t_h_G-ra.;__d_y_W._a_y_-R-e-'--n-to_n_, W.-as-h-in-g-to_n_9_8_05_5 ______ RE N T O N @ This paper rontains 50% recycled material, 30% post consumer AHEAD OF THE CURVE Kathy Keolker-Wheeler, Mayor· March 1 { 2004 Sara. Slatten CamWest Development 9720 NE 120th Place #100 Kirkland, WA 980~4· _Subject:._ Shamrock Preliminary Plat . LUA-0:4-030, PP, ECF . bear Ms. Slatten: C1I:1f.Y ~~ RENTON Planning/Building/Public Works Department Gregg Zimmerman P.E., Administrator . . . The Development Planning Section of the City of Renton has.determined that th~ . . subject application is complete according to submittal requirements and, therefore, is . accepted for review .. · · · · · · · · · ·1tfa tentatively:scheduled:for consideration by the E~vironmeht~I Review Committee on. "April 6, 2004, and the City's Hearing E:xaniih~t oh M~y 4, 2004. Prior to that review, you. will be notified .if any additionai information is h~quired to continue processing your. . ··. ·-· .. · application. Pleas·e contact me at (425)430:..7219 if you have any questions .. · Senior Planner cc: Shamrock Highlands, L.L.C. /Owner · ~~~~~~-10_5_5_S-ou_t_h_G-ra-d~y-W_a_y--R-e-n-to-n-,W~as-h-in-gt_o_n_9_8_05-5~~~~~~~ _@ This paper contains 50% recycled material, 30% post consumer AHEAD OF THE CURVE City of Renton· DEV~w~~'tlE~:ri~~JJING LANo··usE PERMIT MAR o· 4 200~ -. - A~r.·~u~~[)) MASTER APPLIC .. TION PROPERTY OWNER(S) NAME: S~Af\'1 fLC(_JL trlbH LANDS L' r ADDRESS: ~e:--l?-0-rh 'PL :tFta::> 9120 CITY: l~tz.-)L-L.AND ~IP:90D34 TELEPHONE N~ER: ----( 4~S B2-S -l~SS · ---APPLICANT (if other than owner) NAME: &rfl--A-8.Jt=ir&N COMPANY (if applicable): r 1 ·o.)-c' l:f _ j'\'\:;~i"l•l'..~ CAM~T DB'\,B-L,,O()/,,~~ I ADDRESS: k6DvE-MtVlE: kS CITY: ., ZIP: II TELEPHONE NUMBER II CONTACT PERSON NAME: S"ciA Sl.A-lT-&N COMPANY (if ~ppticable):,. •• , , ... :·""~ •• .-··, '~. ;~~~ ,' _t ~~ ... ,~ .•. . . --r~ \ c .,. ~ , . ', .. ADDRESS: ·./'.~.' .. ,·c~~-~\ ::~-\ CITY: .._ -ZIP: ,. .. ,, TELEPHONE NUMBER AND E-MAIL ADDRESS: ,. Q:\WEB\PW\DEVSERV\Forms\Planning\masterapp.doc08/29/03 .. -... , . ~ . ' ; ~ . PROJECT INFORMATION :,pROJECT OR DEVELOPMENT NAME: 51-t-AM\2-DCJL p,w~ PROJECT/ADDRESS(S)/LOCATION AND ZIP CODE: NO ST~T ADD~S: DN qg(JS9 --. r KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): I02-3D5Cf D40 1 oz.3 osq304 \NI 'EXISTING COMPREHENSIVE PLAN MAP DE;SIGNATION: LJ~6A-N M13D\V PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION (if applicable): c,MYIE- EXISTING ZONING: 12 -5., PROPOSED ZONING (if applicable): r2,..-S SITE AREA (in square feet): 2.£81 7 2-D 'E>r SQUARE FOOTAGE OF ROADWAYS TO BE DEDICATED FOR SUBDIVISIONS OR PRIVATE STREETS SERVING THREE LOTS OR MORE (if applicable): 3'J 2-so &-F PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET ACRE (if applicable): 2 . E, t:>V I S ....-T "..___.----- NUMBER OF PROPOSED LOTS (if applicable): I t NUMBER OF NEW DWELLING UNITS (if applicable): I 1 I?, .JJECT ~NFORMATDOll\f'(co1111\a,.Jed) .------~~-------------. ~--_.___...,.......... ____ _._. __________ --, NUMBER OF EXISTING DWELLING UNITS ftf applicable): PROJECT VALUE: $ '2) SO l cx::::x.::;) _ SQUARE FOOTAGE OF PROPOSED RESIDENTIAL . BUILDINGS ftf applicable):.r 2 2 O O -3 2-()Q SF SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN ftf applicable): N SQUARE FOOTAGE OF PROPOSl::D NON-RESIDENTIAL BUILDINGS (if applicable): N A SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN ftf applicable): . N NET FLOOR AREA OF NON-RESIDENTIAL BUILDINGS (if applicable): NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT ftf applicable): IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA;P:LEASE INCLUDE · '4, . . . ~ . . SQUARE FOOTAGE ftf applicable): • ' · · · · . · ··~· .. a AQUIFE~.:-f ROTECTION AREA ONE a AQUIFEI\PROTECTION AREA TWO . i:1;.. . a FLoqp HAZARD AREA \.L""'---:::_ ........... _,. ____ . ~q. ft. a GEOLOGIC HAZARD sq. ft. a HABITAT CONSE~VATION sq. ft. j a SHORELINE STREAMS AND LAKES )' WETLANDS .. ___ sq.ft. 2. J 17 · sq. ft. LEGAL DES~RIPTION OF PROPERTY .. ' (Attach legal description on separate sheet with the following information included) SITUATE IN THE &E QUARTER OF' SECTION .lQ., TOWNSHIP 23, RANGE.5, iN °THE.CITY OF RENTON, KING COUNTY, WASHINGTON. ·-TYPE Of APPLICATION & FEES List all land use applicatio11s being applied for: 1. ~1 ... 1M1t-.1 A1Z-Y PLA-T ' ?{KX) 3. ' ' 2. .e:,-v,, f2ev, M 5W 4. ·1 • I Staff will calculate app!icable fees and postage: $ 3.7D AFFIDAVIT OF OWNERSHIP My appointment expires:. __ l _-_'2._-_o.aa...~----- Q:\WEB\FW\DEVSERV\Forms\Flanning\masterapp.doc08/29/03 ' ....... ·~ AFFIDAVIT O_F INSTALLATION OF PUBLIC INFORMATION SIGN .. :lt.: City of Renton Development Servi~s cll1on 1055South Grady Way, Renton, W.f\9®55 Phone: 425-430-7200 Fax: 425-430-7231 STATE OF WASHINGTON ) ) COUNTY OF KING ) . j _______ S;...,A1Ul'-"---_--=5...;...llrf1'. ____ =-BN....._ ____________ , being first duly sworn on oath, deposes and says: ~ U)o1 1. On the 13 day of F~f\iL:Y , 1S , I installed information sign(s) · and plastic flyer box on the property NW 1f"H€-r$€Qf,bn af: tvE-q-n. ST for the following project: J public located at ~ L., y b rJ5 P<Vf;-{\.&- Project name Sl'r1tm~v/L /tlotllAfvDS Lt c.. Owner-Name 2. I have attached a copy of the. neighborhood detail map marked with an "X". to. indicate the location of the installed sign. 3. This/these public information sign(s) was/were constructed and installed in locations in conformance with the requirements of Chapter 7 Title 4 of Renton Municipal Code. ~~ lnstalSignat~ SUBSCRIBED AND S~fflllm£t<J1P,efore me this / 3, f/,day of f86/bU/tfl Y , 1,!71_~. ,,,"\J~-~.!fic'",~ . $ q:..~.•::,ssio'v ..... t, ', ... ._....... ~--· ';? ~ ~ -... . .. d~-~ ... -y: .,,. R"" ~- :: (/J 1o No ... ~ z--~----'-------------:;: -1: 1ARy ~: :: NOTARY PUBLIC in and for the State of -: Pust ~= -Washington, ; ~ \ tc l ~ E residing at ,~·., ··o ... > ,;ao t-H-~ •.;-c1.~oos ••• ~ .:-(, O;:. •• ... ·~o ,> . ,,, WAs\-\\ ,,, My · · · I 7. o s ,,1111111 ,,,\,, comm1ss1on expires on -- DEVELOPMENT PLANNING CITY OF RENTON MARO 4 2004 f.?~V\Fonns\PJanning\pubsign.docOS/27/03 ( I 4" L · -: . :~ .·· ~ · . .,,: .. · ... . ...... ·· ::,.···.·.·. . . : . ~ :-... --~ ,._,.... ~. 1 s3f. :. ~-~ •. •-=: . ·-._·. ·-:I . ·. -~ I l.• l I· ·-,f Q:\WEB\PW\DEVSERV\Forms\Planning\pubsign.docOS/27/03 I ! 1h11 1 I NO~ONJHSIIM ..:,.. Dl::IW tlHS '1l(Wt3H '10 ,11131.. .. _ J ... ·,~ H !I! I J.33HS l/3AO~/J.~1dAIIIFNIW1731/d --· tllli!il VELOPMENT SERVICES DIVISION WAIVER OF SUBMITIAL REQUIREMENTS FOR LAND USE APPLICATIONS /tt:t:}t~t~:.Jh1~t~i:mmtf J\/\f Ulrfft:{i:!ttrf P{/1/Uif /:!)Iee~M~~{//!i)I/i?tt Parking, Lot Coverage & Landscaping Analysis 4 p1~il)~@i~f i~rs>-1::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::: :::::::::::::::::::::::::::::::: :::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::=:=::::::::::::: Postage4 ff#t@i~t,9~:t:v,~el,~~:~#M~&-{:::::::::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::=:: l:::::l:::::111:::1:1:1:::::1::: ::::::::::1:::=:::l:::1:1:::::::1:1::::::::::::::::::::1:1::=::::::::::1::::::::::::::::1:::::::: Public Works Approval Letter2 ~~l#~!i§~?n.lR~~:f :::::::::::::::::::::::::::::::::1::::::1:::::l:l:I::::::::::::::::::::: ::::::::::::::::::::::::::::::1 :::::::::1:::1:1:::::::11:::1::: ::::::::1::::::::::::::::::::1:111:11:1::1::::::::::::::1::::1::::::1:1:::::::::::::l:l:::l:l:I:: Screening Detail 4 ~1t~::e1~~:~:~~~11::::1:::::::=:::::::=:::::::::=:::1:111:::1:::::::::1:::1::1:1::=::::::::::::::::: ::::11:11::::::::::::::=:=1:::: :::1::::1::::::11::::11::::::::1 ==::1:=:::1:::1:i:1::11:1:111111::=11:1:1:1:1:1:1:1:1:::1:::::::::::::::::::::::1:::::=:1:1:::::: (} Street Profiles 2 rVIJ f.~i¢:~¢p~ff ¥.=:~i~~:9:~ifi#.t~::~:=::::::::::::::::::::::::::::::::i:::1:::::::: :::::::::::::::::::1::::::::::: :::::::::::::::::::::::::::::::: :1::::::::::::::::::::::=:::::::=:::::::l:=:::::::::::::::=:::=::::1::::=:=:::::::::::::::::=:::: Jopography Map3 Q• lf.f~#if~tci~y:~=:::::::::::::::::::::::::::::::::=::::::1:1::::::::::::::::::::::::::::::::::::=:=::: :::::::::=:=:=:=:=:=::::::::::: ::::i::::::::::::::::::::=::::: ::::::=:=:::::=:=:=:=:::=:=:::::::::::::::::::::::::::::::::=::::1:1:::::::::1:1:::::::::1:1::::: e; ree Cutting/Land Clearing Plan 4 i£Z../J ~cltJQQ }iv ~n, _ .J-A. """" A~ • 11 ~~::¢~~~(:6.~,g~:q;;;~1~ro.~irtct:~~i::1:::1:::::: .~: :::::::::::::::::::::::::::::::1:1:::::::::~:?=:=:::::::t:::::::/::::::::::::::::i::::: Utilities Plan, Generalized 2 .. ' -........ , ... .... .. . . ... . . .. -............. " ................ · ..... ·.· ............................. ·.·. we11an:ds: Mitigation: Pian;: Ftnat A=:=:::=:::::::=::::::::::::::::=:::::::=::: : : : : : : : =::::: =: =::: =:: =:::::::: =::: i:::::::::::::: =:: =:::::::: : =::: =: =:::::::::::::::::::::::::: =: =: =::::::::::: =::::::: =: =:::::::::::::::::::::::::::::::::::: Wetlands Mitigation Plan, Preliminary 4 W.~~i~iRfsl :R.~por:ti.D~I~~~~~ i::::::::::::1:1: 1:1:1 :::::::::1: :: I:::=:::::::::: ::::::::::::::::;: :::::::::: ::: ::::: ::::: :::: :::::::::: :: : : :: :I :I: ::1:1:1=:: :::: :=::::::::::I: ::::::1:::::1!:::::::: :::::: :::::::: :: :: ::1:::::::::(:::::( ::::::: Wireless: . Applicant Agreement Statement 2 AND 3 Inventory of Existing Sites 2 AND 3 Lease Agreement, Draft 2 AND 3 Map of Existing Site Conditions 2 AND 3 Map of View Area 2 AND 3 Photosimulations 2 AND 3 This requirement may be waived by: 1. Property Services Section 2. Public Works Plan Review Section PROJECT NAME: ~\\. ~ ..... ~ Q s ~ 3. Building Section DATE:~~~~~~~~~~~~~~ 4. Development Planning Section 01/06/2004 Calculations f DEVELOPMENT SERVICES DIVIS WA~\/ER OF SUBMITTAL REQUIREMENTS FOR LAND USE APPliCATiONS Construction Mitigation Description 2 AND 4 -:-:-: .·.·. :t¥.~s.itf W;o~s~~~~:~:::::::1:::::::::::::::::::1:::::1::::::::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::: :::::::::::::::::::::::::::::1::: ::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::i: Drainage Control Plan 2 :o#.i~~~g:~g~:~::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::: :::::::::i:::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: Elevations, Architectural 3 AND 4 -:-:-: ·.·.· ·.··.·.:-·.·.· .·. Existing Covenants (Recorded Copy) 4 . . .. .. .. .... .... ... ..... ... . . . ..... . ......... . :~~i~!r:til:~~e~~:~e~d~:¢0.pyj:;:::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: ~ flood Hazard Data 4 0~0 · :~!~9r:ptan~:~:ki~~::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: r:::::::::::::i:::::::::::::: ::::::::::::::::::::::::::::::::: ·. ·.· Geotechnical Report2AN0J qh lo\ ·. _., Grading Plan, Detailed 2 .... King County Assessor's Map Indicating Site 4 ......... .......... .... . .......... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. . ......... ..... ·········· Legal Description 4 (~~ftjf::~~#~#.~~if (P.~9~:~P.~t:#\::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::: :::::::1::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: Mailing Labels for Property Owners 4 :M~P-¥1::$.i~~~f $.,~~:c.®~i~\o#.}:::::::::::::::::::::::::::::::::::::::::1: 1:1::::::::::::::::::1::::::::: ::::::::::::::::::::::::::::::::: ::::::::1::::::::::::::::::::::1:1:1:::1:1:1::::::::::::1:::::::::::::1:::1:::1:::::::::::::::::: · Master Application Form 4 :rvi9~~~~t~~ii~:~:iiiii;ri~m¢~h:~:::::::::::::1::::::::::::: 1:1:1:::::::::::::::::::::::::: :::1:1:::1::::::::::::::::::::::1 :::::::::::::::::::::::::i:::::::::::::::::::::::::::::::::::::::::1:11::::::1:::::::::::::::::: Neighborhood Detail Map 4 This requirement may be waived by: 1. Property Services Section 2. Public Works Plan Review Section 3. Building Section PROJECT NAME: ~ ' DATE: 'd--\ o-ot_\ 4. Development Planning Section Q:\WEB\PW\DEVSERV\Fonns\Planning\waiver.xls 01/06/2004 DEVELOPMENT PLANNING CITY OF RENTON Shamrock Property City of Renton MAR O 4 2004 ~IEt!E~VlED Project Narrative for 11 single-family homes February 9, 2004 Acreage: 4.68 Acres Location: NW intersection for NE 4th Street and Lyons Avenue Zoning Designation: R-5 Current Site Use: Vacant with a detention pond utilized for NE 4th Street. An easement for this detention pond is granted to the City of Renton. Site Features Summary: The site is predominately flat with trees & vegetation. Soil Types & Drainage Conditions: Soils types range from silty sand with some gravel to crushed rock to fill in areas. Please refer to the soils report by Associated Earth Sciences dated September 7, 2004 for additional information. Proposed Use: Creation of 11 single-family lots with a storm detention pond. Proposed Density & Lot Sizes: 2.8 dwelling units I per net acre Proposed off-site Improvements: A 118 lots proposal, also called Shamrock, located with~ Unincorporated King County is adjacent to this proposal. Additionally, improvements to SR 900 including right turn lanes and traffic signals will be constructed as part of a King County mitigation requirement. Total estimated! construction cost & fair market value of the project: $750,000 Estimated Cut & Fill Quantities: Approximately 4000 CY cut and 500 CY fill Tree Removal Proposal: All trees are proposed for removal Proposed Modifications: None King County Shamrock Application Summary: The adjacent Shamrock proposal located within unincorporated King County is a 29.8 acre site containing 118 lots. This proposal is one of King County's pilot projects for Low Impact Development (LID). Currently, this application is in preliminary plat review. Our intention is receive construction approval this spring/summer 04' and to proceed with clearing & grading shortly thereafter. Copies of the application which has been submitted to King County ODES are included for review .. ROW proposal: Cam West is proposing a 42 foot ROW section for Shamrock. It is our understanding this reduction has been allowed by the City of Renton in the past. Our proposal is provide the same improvements i.e.; vertical curb, gutter, and sidewalks on both sides of the street. Additionally, a utility easement will be provided along each side of the street in order to provide the city and other utility purveyors with necessary access to the underground utilities. \::-- DENSITY WORKSHEET City of Renton Development Services Division 1055 South Grady Way-Renton, WA 98055 Phone: 425-430-7200 Fax: 425-430-7231 1. Gross area of property: 1. 2o3. 72-0 square feet • 2. Certain areas are excluded from density calculations. These include public roadways, private access easements serving 3 or more dwelling units, and critical areas.* Total excluded area:** 2. 33,9 t,] square feet 3. Subtract line 2 from line 1 for net area: 3. 1'9 CJ, 7 S.3 square feet 4. Divide line 3 by 43,560 for net acreage: 4. _3_. 4-4---__ acres 5. Number of dwelling units or lots planned: 5. J I units/lots -~~-- 6. Divide line 5 by line 4 for net density: 6. __ 2_,_~--d.u./acre -~/_/ __ lots or units would result in a net density of :2-. 6 dwelling units per acre. *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 not including very high landslide areas, protected slopes, wetlands or floodways." Critical areas buffers are not deducted/excluded. -Alleys (public or private) do not have to be excluded. DEVELOPMENT PLANNING CITY OF RENTON MARO 4 2004 Q:\WEB\PW\DEVSERV\Forms\Planning\density.doc07/18/03 f.i/E(CfE~VfE/OJ 1 .· · ... .:;;\ .. ·EXHIBITB DESCRIPTION OF BENEFITIED PARCEL PARCEL A: TIIE WEST HAlF .oF THE SOUTIIEAST QUARTER OF 1HE SOUIBEAST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 10, TOWNSIIlP 23 NORTII, RANGE 5 EAST, WlLLAMETTE MERIDIAN, IN THE CITY OF RENTON, KING COUNTY, WASHINGTON; EXCEPT THE SOUTII 42 FEET TIIEREOF CONVEYED TO KING COUNTY FOR SOUTIIBAST 128m S1REET BY DEED RECORDED UNDER AUDITOR'S FILE NUMBER 5755895. PARCELB: TIIE EAST HALF OF TIIE SOUTIIEAST QUARTER OF THE SOUIBEAST QUARTER OF THE SOUTIIEAST QUARTER OF SECTION 10; TOWNSIIlP 23 NORTII, RANGE 5 EAST, Wll.LAMETTE MERIDIAN, IN TIIE CITY OF RENTON, KJNG COUNTY, WASHINGTON; EXCEPT THE EAST 150.01 FEET TIIEREOF; AND EXCEPT TIIE sourn 42 FEET TIIEREOF CONVEYED TO KING COUNTY FOR SOUTIIEAST 128m S1REET BY DEED RECORDED UNDER AUDITOR'S FILE NUMBER 5837604. DEVELOPMENT PLANNING CITY OF RENTON MAR,O 4 2004 ·c ·~c·"~· ~Mfc!lnl ... ~ . \'.'/1£lY :4 11:;J. ~ 4 . ·. ·, .. -· . . . ~·. '·:~ Shamrock Property City of Renton Construction Mitigation Description for 11 single-family homes February 10, 2004 Proposed Construction Dates: Clearing & Grading: -June 15, 2004 Utilities: -July 1, 2004 House Construction: -September 1, 200_4 Hours & Days of Operation: Hours to comply with the City ofRenton's approved construction hours. Proposed Hauling & Transportation Routes: Temporary access to NE 4th Street until the storm detention pond grading occurs * to NE 4th Street east and west Lyons Avenue * to NE 4th Street east & west 16' easement access to the east (north of the Renton site)* onto 148th Avenue NE * SR 900 east and west Measures to be implemented to minimize dust, traffic, and transportation impacts, erosion, mud, noise, and other noxious characteristics: All construction practices to meet City of Renton codes & standards. Erosion control measures to include; temporary detention pond, straw bales, filter fence, and hydroseed. During summer months, a watering truck to be used to keep the dust down. Transportation and haul routes to be utilized in order to minimize impacts to existing residents and will be coordinated during engineering review. Any special hours proposed for construction or hauling: Not known at this time. If proposed, the City of Renton will be contacted for approval Preliminary Traffic control plan: Propose to submit at the engineering review stage. oev~~~~WEWJlt'NG MARO 4 2004 R\Et~~V~D Januaiy 12, 2004 Ms. Sara Slatten Project Manager- Cam West Development 9720 N.E. 120th Place # I 00 Kirklan~ WA 98034 Re: Shamrock Subdivision -Wetland Investigation (Bales Property) City of Renton. Dear Ms. Slatten: Per your request, this letter provides docl.llllentation of the wetland investigation conducted on the City of Renton portion of Shamrock LID Subdivision. The site was previously referred to as Bales Property. The subject property is approximately 4.6 acres and located on the north side of S.E. 128th Street and is just west of Lyons Avenue N.E. in the City of Renton (Section 10, Township 23 N, Range 5 E). New single-family. residential developments are located on the east and west sides of this site. The subject property is proposed for development and will be the southern extension of the Shamrock Subdivision property located in unincorporated King County. The proposal includes developing 11 new residential lots and constructing a detention pond on the site. The majority of wetland area and wetland investigation work was conducted on the Shamrock site in unincoqx>rated King County (Wetland Determination For Shamrock Property; King County, Schulz 7 /28/02). WetlaJ111 d fuvesngation. The wetland field investigation was conducted on July 25 and 26, 2001. The property is described as very disturbed with past grading and filling evident throughout Manmade ditches are also present. The vegetation is comprised of native pioneer species and non- native invasive species. A significant portion of the property has young, sapling-stage black cottonwood (Populus balsamifera) and red alder (A/nus robra) tree cover. Dominant shrub cover is primarily Himalayan blackberry (R.ubus discolor). The methodology used for wetland determination was based on the presence dominant hydrophytic vegetation (i.e. plant species adapted to, or tolerant of growing in saturated soil conditions), hydric soils, and observed wetland hydrology as described in the Corps of Engineers Wetlands Delineation Manual (Environmental Laboratocy 1987). The . Washington State Wetlands Identification and Delineation Manual (Dept. of Ecology Pub. #96-94, 1997. The State Manual was developed to address regional conditions and is consistent with 1987 Corps Manual methodology. The three technical criteria for vegetation, soils, and hydrology are mandatory under normal conditions and must all be VELOPMENT PLANNffi for an area to be identified as wetland. E CITY OF RENTON MARO 4 2004 \ •, R IE t!Er~fflEfQ) Ms. Sara Slatten -Shamrock January 12, 2004 · Page2 Two wetlands (A & B) were field-delineated on the site and professionally surveyed by Triad Associates onto a topography base map. The larger wetland (A) extends from the north onto the subject property. This wetland was investigated for the Shamrock site in unincorporated King CoW1ty (Wetland Determination For Shamrock Property, King County -Schulz 7 /28/02). The wetland is a forested system that only extends onto the subject site as a narrow band in the northwest comer. The on-site portion of Wetland A is dominated by Pacific willow (Salix lasiandra), red alder, and black cottonwood trees. Shrubs growing in the wetland include black twinbeny (Lonicera involucrata) and Douglas's spirea {Spiraea douglasii). Slough sedge (Carex. obnupta) and lady fem (Athyriumfelix-femina) are the dominant emergent plant cover. Wetland A is rated as Class 2 in King Collllty. Using the City of Renton' s Critical Areas Regulations (Chapter 3, Section 4-3-050) Wetland A appears to be a Category 2 wetland with a standard buffer setback of 50 feet The second wetland identified on the subject property as Wetland B is a very small area of only 1,702 square feet. This wetland appears to have formed on top of old fill material and is a small depression area that does not drain or absorb rainfall. Soil conditions in this area are very compacted. This area has sapling cover of red alder and black cottonwood. Slough sedge groW1dcover was present within the wetland Because Wetland Bis less than 5,000 square feet in total size, it is not rated as a Category 3 wetland. Therefore, the wetland is too small to be regulated in the City and does not need to be preserved as it contributes little to no measurable wetland function. Wetbumd Bu.ffer Averaging The proposed subdivision includes wetland buffer averaging as part of the site's lot and roadway design. A request to reduce a portion of the Wetland A (fract B) buffer setback in the area adjacent to proposed Lot 10 appears to meet the.City's code criteria; The buffer loss or impact would be 2,260 square feet and a buffer replacement provided as a contiguous area of 3,006 square feet. The wetland buffer replacement area is densely treed and has the same functions or better than the area to be used for lot development Per the City code section 4-3-050 M6.in Chapter 3, the following criteria are met: • • • • • The proposal is a reasonable use of property, The wetland contains variations in sensitivity and physical characteristics, Only low impact uses would be located adjacent to the reduced buffer width, Buff er width averaging will not adversely impact wetland function and value, The total buffer area after averaging will not be less than that contained within, the required standard buff er prior to averaging, and Ms. Sara Slatten -Shamrock January 12. 2004 Page2 • The buffer is not being reduced more than 50 percent of the standard width . Thank you for involving me in this review! Please let me know if there are questions or I need to clarify the information. Sincerely, C. ~~~(Jui, C. Gary Schblz '-'' -~ a Wetland I Forest Ecologist Bear4all@yahoo.com 7700 S. Lakeridge Dr. Seattle, WA 98178 206-772-6514 DEVELOPMENT SERVICES DIVISION ENVIRONMENTAL CHECKLIST City of Renton Development Seivices Division 1055 South Grady Way, Renton, WA 98055 Phone: 425-430-7200 Fax: 425-430-7231 PURPOSE OF CHECKLIST: The State Environmental Policy Act (SEPA}, Chapter 43.21 C RCW, requires all governmental agencies to consider the environmental impacts of a proposal before making decisions. An Environmental Impact Statement (EIS) must be prepared for all proposals with probable significant adverse impacts on the quality of the environment. The purpose of this checklist is to provide information to help you and the agency identify impacts from your proposal (and to reduce or avoid impacts from the proposal, if it can be done) and to help the agency decide whether an EIS is required. INSTRUCTIONS FOR APPLICANTS: This environmental checklist asks you to describe some basic information about your proposal. Governmental agencies use this checklist to determine whether the environmental impacts of your proposal are significant, requiring preparation of an EIS. Answer the questions briefly, with the most precise information known, or give the best description you can. You must answer each question accurately and carefully, to the best of your knowledge. In most cases, you should be able to answer the questions from your own observations or project plans without the need to hire experts. If you really do not know the answer, or if a question does not apply to your proposal, write 11do not know" or 11does not apply". Complete answers to the questions now may avoid unnecessary delays later. Some questions ask about governmental regulations, such as zoning, shoreline, and landmark designations. Answer these questions if you can. If you have problems, the governmental agencies can assist you. The checklist questions apply to all parts of your proposal, even if you plan to do them over a period of time or on different parcels of land. Attach any additional information that will help describe your proposal or its environmental effects. The agency to which you submit this checklist may ask you to explain your answers or provide additional information reasonably related to determining if there may be significant adverse impact. USE OF CHECKLIST FOR NIONPROJECT PROPOSALS: Complete this checklist for nonproject proposals, even though questions may be answered 11does not apply.11 IN ADDITION, complete the SUPPLEMENTAL SHEET FOR NONPROJECT ACTIONS (part D). DEVELOPMENT PLANNING CITY OF RENTON MARO 4 2004 J:\082 Shamrock\Renton Applications\SEPA Checklist 1-21-04 -Shamrock.doc02/12/04 ~~t!E~V~!D) For nonproject actions (actions involving decisions on policies, plans and programs), the references in the checklist to the words "project, 11 "applicant, 11 and "property or site" should be read as 11proposal,11 11proposer,11 and "affected geographic area,11 respectively. 2 1. Name of proposed project, if applicable: Shamrock Property 2. Name of applicant: CamWest Development, Inc. 3. Address and phone number of applicant and contact person: 9720 NE 120th Place, s1U1ite 100 Kirkland, WA 98034 Sara Slatten, (42~) 826-1955 sslatten@camwest.com 4. Date checklist prepared: February 12, 2004 5. Agency requesting checklist: City of Renton 6. Proposed timing or schedule (including phasing, if applicable): Infrastructure & utility construction start: -summer 2004 Home construction start: .., summer I fall 2004 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. This proposal is an extension of the larger Shamrock Property proposal which is currently on file with King County ODES and in platting review. 8. List any environmental information you know about that has been prepared, or will .be prepared, directly related to this proposal. Preliminary drainage report by Triad & Associates, dated November 11, 2003. 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. Yes, the Shamrock Property proposal which is on file with King County ODES. 10. List any.governmental approvals or permits that will be needed for your proposal, if known. Preliminary plat, Engineering, Final Plat & Building Permits 11. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. 3 A. BACKGROUND 1 . Name of proposed project, if applicable: Shamrock Property 2. Name of applicant: CamWest Development, Inc. 3. Address and phone number of applicant and contact person: 9720 NE 120th Place, suite 100 Kirkland, WA 98034 Sara Slatten, (42~) 825-1955 sslatten@camwest.com 4. Date checklist prepared: February 12, 2004 5. Agency requesting checklist: City of Renton 6. Proposed timing or schedule (including phasing, if applicable): Infrastructure & utility construction start: ... summer 2004 Home construction start: ... summer I fall 2004 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. This proposal is an extension of the larger Shamrock Property proposal which is currently on file with King County DOES and in platting review. 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. Preliminary drainage report by Triad & Associates, dated November 11, 2003. 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. Yes, the Shamrock Property proposal which is on file with King County DOES. 10. List any. governmental approvals or permits that will be needed for your proposal, if known. Preliminary plat, Engineering, Final Plat & Building Permits 11. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. 3 Construction of 11 new single-family homes and required infrastructure on approximately 4.68 acres. Eventually, engineering plans for clearing, grading, streets and utilities will be applied for construction approval. 12. Location of the proposal. Give sufficient information for a person to understand the precise location of your proposed project, including a street address, if any, and section, township, and range if known. If a proposal would occur over a range of area, provide the range or boundaries of the site(s). Provide a legal description, site plan, vicinity map, and topographic map, if reasonably available. While you should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with any permit applications related to this checklist. No addresses have been assigned to the properties. B. ENVIRONMENTAL ELEMENTS 1. EARTH a. General description of the site (circle one); flat, rolling, hilly, steep slopes, mountainous, other ------- b. What is the steepest slope on the site (approximate percent slope?) Approximately 5% c. What general types of soils are found on the site (for example, clay, sand, gravel, peat, muck)? If you know the classification of agricultural soils, specify them and note any prime farmland. Silt with some gravel, white-gray sandy silt with some gravel. Please refer to the enclosed soils report by Associated Earth Sciences dated September 7, 2001 for a detailed_ analysis. d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. None known. e. Describe the purpose, type, and approximate quantities of any filling or grading proposed. Indicate source of fill. Approximately: cut= 4000 CY fill= 500 CY f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. Erosion could occur as a result of construction and grading activities. City approved TESC measures will be implemented on site to reduce impacts associated with erosion. 4 g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? Approximately 30% h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: 2. AIR Filter fence, hydroseed, straw bales, and other temporary erosion control measures will be utilized as approved by the City of Renton. a. What types of emissions to the air would result from the proposal (i.e., dust, automobile, odors, industrial wood smoke) during construction and when the project is completed? If any, generally describe and give approximate quantities if known. Dust, diesel and gasoline emissions during construction. Natural gas emissions from fireplaces will increase as a result of home construction. · b. Are there any off-site sources of emission or odor that may affect your proposal? If so, generally describe. None known c. Proposed measures to reduce or control emissions or other impacts to air, if any: Construction vehicles will be in proper working order to minimize emissions. 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. Honeydew Creek, an unclassified stream to the north 2) Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? If yes, please describe and attach available plans. No 3) Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material. None proposed 5 b. 4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. No 5) Does the proposal lie within a 1 00-year flood plain? If so, note location on the site plan. No 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. 1) None proposed Ground Water: Will ground water be withdrawn, or will water be discharged to ground water? Give general description, purpose, and approximate quantities if known. No 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 proposed c. Water Runoff (including storm water): 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. Drainage from both the City of Renton and King County proposals and NE 4th Street will be routed to an onsite detention pond. Drainage will then be conveyed to an existing piped system located along NE 4th Street. From there the drainage will travel south to an existing culvert system. For a detailed analysis please refer to the preliminary storm drainage report by Triad & Associates dated November 11, 2003. 2) Could waste material enter ground or surface waters? If so, generally describe. Oil from automobiles could enter the storm system. d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any: 6 The storm detention pond design and construction meet or exceed the requirements, codes, and guidelines set forth by the City of Renton. 4. PLANTS a. Check or circle types of vegetation found on the site: deciduous tree: alder, maple, aspen, other cherry & apple trees == evergreen tree: fir, cedar, pine, other shrubs __ grass pasture == crop or grain wet soil plants: cattail, buttercup, bullrush, skunk cabbage, other --water plants: water lily, eel grass, milfoil, other == other types of vegetation b. What kind and amount of vegetation will be removed or altered? Construction of building pads, streets, and utilities will require removal of existing trees & vegetation. c. List threatened or endangered species known to be on or near the site. None known d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: None known 5. ANIMALS a. Circle any birds and animals which have been observed on or near the site or are known to be on or near the site: Birds: hawk, heron, eagle, songbirds, other ________ _ Mammals: deer, bear, elk, beaver, other -,---.---------Fish: bass, salmon, trout, herring, shellfish, other ------- b. List any threatened or endangered species known to be on or near the site. None known c. Is the site part of a migration route? If so, explain Not known d. Proposed measures to preserve or enhance wildlife, if any: None 7 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. Construction will meet all codes, requirements, and guidelines that pertain to site development. b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. Not likely 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: Compliance with the Washington state energy code during home construction. 7. ENVIRONMENTAL HEALTH b. a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste, that could occur as a result of this proposal? If so, describe. No 1) Describe special emergency services that might be required. Standard fire and ambulance service could be required during construction of plat and once homes are occupied. 2) Proposed measures to reduce or control environmental health hazards, if any: 1) Compliance with City of Renton codes and regulations shall occur during all phases of construction. Noise What types of noise exist in the area which may affect your project {for example: traffic, equipment, operation, other)? Existing traffic noise associated with adjacent residential communities and NE 4th Street. 2) What types and levels of noise would be created by or associated with the project on a short-term or a long-term basis (for example: traffic, construction, operation, other)? Indicate what hours noise would come from the site. Short term noise will be created by construction equipment and automobiles accessing the site. Not aware of any long term noise 8 impacts associated with the proposal other than residential traffic associated with the occupied homes. 3) Proposed measures to reduce or control noise impacts, if any: Short term measures include keeping all machinery in proper working order and on site work is to occur only with in approved operating hours as determined by the City of Renton. 8. LAND AND SHORELINE USE a. What is the current use of the site and adjacent properties? Vacant and for a city maintained detention pond treating run-off associated with NE 4th Street. b. Has the site been used for agriculture? If so, describe. Not known c. Describe any structures on the site. No existing structures are located on site. d. Will any structures be demolished? If so, what? N/A e. What is the current zoning classification of the site? R-5 f. What is the current comprehensive plan designation of the site? Residential g. If applicable, what is the current shoreline master program designation of the site? N/A h. Has any part of the site been classified as an "environmentally sensitive" area? If so, specify. A type II wetland has been identified. Please refer to the enclosed Wetland Report provided by Gary Schulz dated January 12, 2004. i. Approximately how many people would reside or work in the completed project? Approximately 31 people based on 2.8 people per home (11 total). j. Approximately how many people would the completed project displace? N/A 9 k. Proposed measures to avoid or reduce displacement impacts, if any: None I. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: The future single-family homes will be compatible with the style and scale that currently exists with the surrounding community. 9. HOUSING a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. 11 detached, middle income single-family homes b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. None c. Proposed measures to reduce or control housing impacts, if any: None 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. Approximately 30 feet b. What views in the immediate vicinity would be altered or obstructed? Not aware of any view impacts. c. Proposed measures to reduce or control aesthetic impacts, if any: Lot landscaping and street trees will be planted on the site. A variety of exterior elevations and building materials such as siding, board & batten, cedar shakes with stone and/or brick accents will be provided for. A landscape screening will be installed along NE 4th Street to the proposed detention pond. Please refer to the enclosed pond landscape plan provided by Triad & Associates. 11. LIGHT AND GLARE a. What type of light or glare will the proposal produce? What time of day would it mainly occur? Normal street lighting associated with a residential community. b. Could light or glare from the finished project be a safety hazard or interfere with views? 10 Not likely c. What existing off-site sources of light or glare may affect your proposal? None known. d. Proposed measures to reduce or control light and glare impacts, if any: Proper placement and specification for street lighting 12. RECREATION a. What designated and informal recreational opportunities are in the immediate vicinity? May Valley County Park is within close proximity to the project. b. Would the proposed project displace any existing recreational uses? If so, describe. No c. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: Park mitigation fees will be paid as required by the City of Renton. 13. HISTORIC AND CULTURAL PRESERVATION a. Are there any places or objects listed on, or proposed for, national state, or local preservation registers known to be on or next to the site? If so, generally describe. None known b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural importance known to be on or next to the site. None known c. Proposed measures to reduce or control impacts, if any: None 14. TRANSPORTATION a. Identify public streets and highways serving the site, and describe proposed access to the existing street system. Show on site plans, if any. NE 4th Street is located along the plat frontage and will be used to access the site via Lyons Avenue NE and NE 4th Court. b. Is site currently served by public transit? If not, what is the approximate distance to the nearest transit stop? Public transit provided for within an approximate quarter mile vicinity. c. How many parking spaces would the completed project have? How many would the project eliminate? On-street, residential driveway and garage parking provided. d. Will the proposal require any new roads or streets, or improvements to existing roads or streets, not including driveways? If so, generally describe (indicate whether public or private? Frontage improvements will be installed along NE 4th Street and NE 4th Court will be connected through to serve the site. e. Will the project use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. N/A f. How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur. Please refer to the Traffic Analysis provided by Gary Norris, Garry Struthers Associates. g. Proposed measures to reduce or control transportation impacts, if any: Traffic Impact fees will be assessed as required by the city of Renton. 15. PUBLIC SERVICES a. Would the project result in an increased need for public services (for example: fire protection, police protection, health care, schools, other)? If so, generally describe. Police, fire, ambulance b. Proposed measures to reduce or control direct impacts on public services, if any. Payment of impact fees as required by the City of Renton 16. UTILITIES a. Circle utilities currently available at the site: electricity, natural gas, water, refuse service, telephone, sanitary sewer, septic system, other. b. Describe the utilities that are proposed for the project, the utility providing the service, and the general construction activities on the site or in the immediate vicinity which might be needed. electricity, natural gas, water, telephone, phone, cable, sanitary sewer 12 ,, C. SIGNATURE I, the undersigned, state that to the best of my knowledge the above information is true and complete. It is understood that the lead agency may withdraw any declaration of non-significance that it might issue in reliance upon this checklist should there be any willful misrepresentation or willful lack of full disclosure on my part. Proponent: Name Printed: Date: 13 'L DEVELOPMENT PLANNING CITY OF RENTON MAR·o 4 2004 R~tl~]V~ID) WETLAND DETERMINATION FOR SHAMROCK PROPERTY King County Washington Prepared for: Ms. Sara Slatten CamWest Development, Inc. 9720 NE 120th Pl. Suite #100 Kirkland, Washington 98034 425-825-1955 Prepared by: C. Gary Schulz Wetland/Forest Ecologist 7700 S. Lakeridge Dr. Seattle, Washington 9817 8 206-772-6514 July 28, 2002 TABLE OF CONTENTS Page Introduction 1 Project/Site Description 1 Purpose 2 Methodology 3 Wetland Determination 4 Soils 4 Hydrology 5 Wetland Description 5 Wetland Restoration 7 Wetland Buffer Averaging 8 Wildlife Habitat 10 References 11 Appendix A Data Plot Forms INTRODUCTION Project/Site Description The majority of the Shamrock Property is a nursery business site that will be abandoned for a single~family residential subdivision development. The project site is comprised of several land parcels that also includes parcels that were not part of the Shamrock nursery business. These land parcels exist directly north, and to the south (Bales Property). All land parcels, except for the Bales property, are located in unincorporated King County. The Bales property is located in the City of Renton and will not be included in the subdivision plat application with King County (Shamrock Property). The total size of the project site (Shamrock Property) is approximately 29.6 acres situated east of Renton in unincorporated King County. The property is located on the west side of 148th Avenue S.E. near S.E. 124th Street, King County (Section 10, Township 23 N., Range 5 E., WM). The subject property is situated in an area that is zoned for single-family development. The southern parcels were developed as a landscape I nursery business and includes house buildings, sheds, and garage structures. The north parcels were partly developed for single-family residential use. These parcels include pasture and forest areas with a mobile home and small outbuildings located on the upper, northeastern portion of the Shamrock Property project site. The project site design includes a total of 118 single-family lots clustered on the upland portion of the property. The project roadways are proposed with access from 148th Avenue S.E. Surface water runoff from new development would be conveyed to an enhanced, open detention and water quality facility to be located south of the development (Bales property). Please refer to the attached site plan map (Shamrock Preliminary Plat - 7 /02 Triad Associates, Inc.) A wetland drainage system exists along the lower, western side of the site; however, most of the central and eastern portions are proposed for new, single-family development. This area has flat to moderate sloping topography. Slopes are generally oriented east to west across the site with a topographic relief change of up to approximately SO feet The natural drainage system, present within this basin, appears to flow north to south through the property. Page 1 The majority of the project site is comprised of cleared and modified land associated with the previous use of the Shamrock nursery. Very little of the upland area would be considered as a natural condition.. Drainage alterations combined with past grading and filling activities are evident throughout this area. A prior wetland fill violation is present in the western area between Wetlands A and B. The northern, upland portion of the site includes two parcels that were not part of the nursery. Most of the north parcel is forested with both mature conifer and deciduous trees. Native bigleaf maple (Acer macrophyllum), Douglas fir (Pseudotsuga menziesii), and red alder (Alnus rubra) trees are present. The shrub cover includes Himalayan blackberry (Rubus discolor), salmonberry(Rubus spectabilis), and Indian plum (Oemleria cerasiformis). The southern parcel includes pasture land that has · not been recently maintained or used. The herbaceous groundcover· associated with pasture area includes bracken fem (Pteridium aquilinum), common velvetgrass (Holcus lanatus), false dandelion (Agoseris sp.), colonial bentgrass (Agrostis tenuis), and red clover (Trifolium pratense). Much of the lower, western portion of the property is influenced by runoff and groundwater seepage. This is a basm area with native vegetation in wetland and buffer areas. A more detailed description is found in the Wetland Determination section. Purpose The purpose of this report is to provide the applicant a wetland determination study to submit for County comment, verification, and regulatory compliance. A pre- application meeting was conducted with King County staff on June 19, 2002. Based on staff comments provided at the pre-application meeting, a wetland study would be considered adequate for the preliminary submittal and to use for determining application "completeness". Additional natural resource planning may be requested by the County for wetland restoration related to a prior sensitive area violation on the Shamrock nursery site. Professional observations are included to assist with determining natural resource classifications and functions. A preliminary, residential site design is submitted for the subdivision permit process. Site plan layout has avoided significant impacts in order to preserve existing wetland areas and the associated functions. Per County staff comments, a brief discussion of on-site observations related to red-tailed hawk use is found under a wildlife habitat section. Buffer reduction and . the related analysis for allowing wetland buffer averaging is also included in this study. Page 2 Methodology Typically defined, wetlands are ... "those areas that are inundated or saturated by surface or groundwater at a frequency and duration to support, and that under normal circumstances do support, a prevalence of vegetation typically adapted for life in saturated soil conditions. Wetlands generally include swamps, marshes, bogs, and similar areas". Through the State Environmental Policy Act (SEPA) and the Growth Management Act (GMA), the County reviews proposals which inay potentially impact wetland and other sensitive areas. Because of observed site conditions, combined with jurisdictional wetland regulations, wetland presence and extent must be determined for the permitting process. The methodology used for wetland determination was based on the presence of dominant hydrophytic vegetation (i.e.. plant species adapted to, or tolerant of, growing in saturated soil conditions), hydric soils, and observed wetland hydrology as described in the Corps of Engineers Wetlands Delineation Manual (Environmental Laboratory 1987). The Washington State Wetlands Identification and Delineation Manual (Dept. of Ecology Pub. #96-94, 1997) was used, for consistent region~ wetland determinations. The State manual was developed to address regional conditions and is consistent with the 1987 Corps Manual methodology. The three technical criteria for vegetation, soils, and hydrology are mandatory under normal conditions and must all be met for an area to be identified as wetland. · Because the site has had significant development and the wetland plant communities are distinct, the Routine On-site Determination Method was used in this investigation. Wetland data plots (8), approximately 0.01 acres in size, were installed within wetland and upland areas as a relative sampling of the property's existing conditions. The associated data plot forms are included in Appendix A. King County's Sensitive Areas Map Folio (1990) was used to review local area wetlands and streams. The Soil Conservation Service (SCS) (USDA 1973), King County Area Soil Survey, was used to reference soil mapping and classification. Determination of wetland area was based on observed plant species, topographic relief, soil profiles, and hydrology. Pink and orange plastic flags were used to mark the site's wetland boundaries and data plot locations. This delineation of wetland areas updates previous wetland flagging by others and much of the older wetland flagging (pink) is still present on the site. The previous and current wetland boundaries were professionally land surveyed by Triad Associates, Inc. and mapped onto a base topographic map (Shamrock Topographic Survey I Wetland Delineation, ·1102). ' Page 3 WETLAND DETERMINATION Altmann Oliver Associates, LLC conducted a wetland delineation on the Shamrock Property. This delineation work included the entire project site and Triad Associates, Inc. surveyed the wetland boundaries. Gary Schulz, Wetland Ecologist conducted a separate field investigation to verify the previous wetland delineation and provide revisions or recommendations. Minor wetland boundary revisions were mapped for the project submittal. Field investigations for this wetland study were conducted during July and August of 2002 to delineate the portions of wetland areas existing on the Shamrock Property (See Attached Maps). Two wetlands (A & B) are identified along the west side of the property and are within the natural drainage corridor that runs from south to north through the property. A third wetland (C) is located on the north boundary as an isolated depression. The older wetland flagging (Altmann Oliver Associates) was verified during the field work and left in place. In general, the previous wetland delineation was found to be accurate and is incorporated into this updated determination and survey. Most of these boundary revisions are minor and located around Wetland C (Flagged in the field as "D"). To supplement this study, eight wetland data plots were installed and this information is found in Appendix A. Soils The SCS (USDA 197 3) Soil Survey -King County Area has mapped two soil series on the subject property. The soil map units are Alderwood gravelly sandy loam -0 to 6 percent slopes (AgB) and Alderwood gravelly sandy loam -6 to 15 percent slopes (AgC). The Alderwood series is comprised of moderately, well-drained soils associated with a glacial till at depths of 20 to 40 inches. These soils are on uplands but have inclusions · of other soils that are not large enough to map. Some included soils are Norma, Bellingham, Seattle, Tukwila, and Shalcar series. Investigation of portions of the site's upland area confirmed soil that closely resembles the Alderwood series. Page 4 The soil inclusions mentioned above are poorly drained and found in depression areas and drainage ways on till and outwash plains. These soil map units are listed in the Hydric Soils of Washington (1985). Hydric soils are generally associated With wetland habitats. Hydric mineral soils observed in soil pits excavated within the wetland areas appeared to be the Nonna series. Organic soils present in ponded areas could be the Seattle, Tukwila, or Shalcar series. Hydrology King County's Map Folio identifies one wetland on the Shamrock Property. This wetland is identified as May Creek #24b. The letter "b" indicates the wetland was mapped in the US Fish & Wildlife Service National Wetlands Inventory but is not included in the King County Wetlands Inventory (1983). This wetland is mapped as crossing the basin boundary for May Creek to the north, and Lower Cedar River to the south. -It appears that the wetland drainage for the Shamrock Property site drains south towards an off-site "Unclassified" stream known as Maplewood Creek. Observed hydrology on the site appears directly influenced by local, shallow groundwater that is moving through the area from north to south .. Because the site's location is along a basin boundary, much of the water may originate on the site. Off-site wetland drainage on the north side of the site is not confirmed but appears evident as a narrow, seasonal swale. Wetland Description Wetlands A & B Wetlands A & B· are described together as part of a headwaters wetland system due to their close proximity and similar habitats. The wetland drainage appears linear and oriented north to south. These on-site wetlands have been separated by fill material reportedly placed by the Shamrock nursery operation. Wetlands A & B are no longer connected by wetland (hydric) soils but are likely supported by the same groundwater hydrology and could be connected depending on subsurface soil conditions under the fill material. No surface water connections were observed. The wetland system also receives surface water runoff from adja~ent upland. At the time of this investigation, the nursery was still operating and those adjacent upland areas were planted with non-native trees and shrubs. Much of the vegetation cover in uplands surrounding Wetlands A & :S has been cleared from land use. The off-site area directly north of the on-site -wetlands has been cleared and converted to a maintained lawn condition along most of the project site's boundary. Page 5 .. Overall, the wetlands are characterized as deciduous ·torest dominated by red alder (Alnus rubra) with Pacific willow(Salix lasiandra) and black cottonwood(Populus balsamifera) trees observed throughout. Western red cedar(Thuja plicatat) trees are present as scattered individuals or small groves. Douglas fir and western hemlock individuals are scattered throughout the basin area and appear to be present within upland islands. The shrub cover in forested wetland areas is dominated by salmonberry (Rubus spectabilis) and with significant presence of Himalayan blackberry. Vine maple (Acer circinatum), red osier dogwood(Cornus stolonifera), and black twinberry (Lonicera involucrata) are also present. Openings in the canopy have shrub cover of Douglas' spirea (Spiraea douglasii) and Himalayan blackberry. The wetland has diverse emergent vegetation dominated by lady fern (Athyrium felix-femina) and includes cover of siough sedge(Carex obnupta), creeping buttercup (Rantinculus repens), mannagrass (Glyceria sp.), water parsley (Oenanthe sarmentosa), and skunk cabbage (Lys~chiton americanum). Cattail ( Typha sp.), wool-grass (Scirpus cyperinus), smartweed (Polygonum sp.), and plantain (Plantago sp.) were observed growing in a .distinct depression area within Wetland B. Using the U.S. Fish and Wildlife Service (USFWS) classification system (Cowardin et al. 1979), this wetland is classified as palustrine, forested, scrub/shrub, persistent and non-persistent emergent, and is influenced by seasonally flooded conditions. With the presence of a forested wetland class, the wetlands are likely rated as Class 2. In addition, the wetland system probably exceeds one acre in size when offsite area is considered. No areas of permanent open water were observed. The standard buffer setback distance for Class 2 wetlands is SO feet. This area is considered a "headwaters" wetland system mostly supported by groundwater discharge. WetlandC Wetland C is also a forest area having a fairly open canopy cover comprised of red alder trees with a few matur~ black cottonwood trees. Red alder tree canopies are sparse in this wetland and a few snags are present. Due to the open canopy, shrub cover is dominated by Himalayan blackberry. A significant cover of salmonberry is also present with red osier dogwood, red elderberry, and Douglas' spirea occurring infrequently. The wetland includes upland hummocks that support sword fern (Polystichum munitum) and Indian plum. Wetland hydrology indicators of seasonal ponding and low chroma values in the upper soil layer (Data Plots #2 & #4) are present. Wetland emergent groundcover observed in low areas includes lady fem and creeping buttercup. Page 6 The adjacent upland to the east and west is forested. Tree cover includes Douglas fir, western red cedar, big le~maple, and bittercherry (Prunus emarginata). The dense shrub cover is also comprised of Himalayan blackberry but includes Indian plum ( Oemleria cerasiformis), vine maple, and western hazelnut (Corylus cornuta) shrubs. Associated upland groundcover is comprised of sword fem and Pacific blackberry (Rubus ursinus). Using the U.S. Fish and Wildlife Service (USFWS) classification system (Cowardin et al. 1979), this wetland is classified as palustrine, forested, scrub/shrub, persistent and non-persistent emergent, and is influenced by seasonally flooded conditions. With the presence of a forested wetland class, the wetland is likely rated as Class 2. No areas of permanent open water were observed. The standard buffer setback distance for Class 2 wetlands is 50 feet. This area is isolated from the Wetland A and B drainage. Wetland Restoration Per meetings with King County and City of Renton staff, a previous wetland fill will be restored as part of the Shamrock Property subdivision. The illegal fill is a sensitive area violation in Ki.rig County and occurred on the· Shamrock nursery site. An undetermined amount ( depth and area) of fill material was placed in wetland along the west and south boundaries of the site. This effectively has separated Wetlands A & B. Surrounding tree cover combined with soil excavations would be used to determine the area of the fill violation. The goal of the restoration is to re- connect the wetland areas (A & B) by excavating fill and planting the area with native species. The City of Renton has requested right-of-way dedication for a future roadway extending from the Shamrock development site to the west. This right-of-way alignment (SE 6th Street or SE 124th Street) is located in the area of the wetland fill. The applicant I · owner would provide the right-of-way but proposes to restore wetland and ·correct the fill . violation as part of the subdivision permit process in King County. At the time that future development west of the site allows an opportunity for the roadway to be constructed, the City of Renton may elect to proceed with a roadway connection and the associated wetland permitting. Page 7 • :t:-.• WETLAND BUFFER AVERAGING The Preliminary Plat site plan proposes a limited amount of buffer reduction along the edge of Wetlands A & B. Per the County's sensitive area standards (KCC 21A24.320B & Public Rules 21A-24-016), buffer averaging is being proposed in several locations on the project site (See Attached Maps). The buffer area chart and written analysis to support the buffer averaging are presented as follows. The existing site conditions were used for this buffer averaging proposal. The Preliminary Plat Map (Attached) shows the proposed buffer reductions and additions. The majority of lots shown along the edge of Wetlands A & B are located in areas that were cleared for the Shamrock nursery operation. Lots 41, 52, 70, 71, 73, 74, 85, & 86 are located in. areas of limited vegetative cover and are proposed for buffer reduction. Lots 78, 79, & 80 are located within existing, dense forest I shrub cover and also are proposed for buffer reduction. In addition, a small area of reduced buffer is proposed for a new street, 144th Place S.E., at the southern part of Wetland A. Buff er effectiveness and the associated functions such as wildlife habitat for food and cover, shade, sediment -pollutant removal etc. are not considered to be significant for most of the areas proposed for reduced buffers. Much of the buffer replacement is located within forested areas adjacent to Wetland C. These added areas provide a higher amount of buffer function. Using the area calculations below, the overall area for the SO-foot wetland buffer zones is being increased from 138,027 square feet to 167,798 square feet. The buffer averaging, for 7,820 square feet of reduction, would provide an increase to 29,771 square feet of buffer area at a ratio that exceeds 3 .5 : 1. WETLAND BUFFER AREA EQUIV ALENCY Total Required Buffer Total Proposed Buffer Total Buffer Encroachment Tot.al Buffer Added 138,027 sq. ft. 167,798 sq. ft. 7,820 sq. ft. 29,771 sq. ft. The intent of the proposed buffer averaging is to allow various site design features to occur and meet the code criteria. After site conditions are verified by the County, the . buffer averaging can demonstrate that total area of buffer does not decrease, additional wetland protection can . be provided, and wetland functions would be enhanced (Public Rule 21A-24-016 A). Page 8 As part of the analysis, the following criteria issues (Public Rule 21A-24-016 B) are being addressed: 1. Preserving the functions of the existing buffer on the parcel and adjoining parcels; 2. Not impacting the stability of a stream bank, if any; 3. Not creating a risk of hazardous trees as a result of development; 4. · Providing the opportunity for additional protection or enhancement to wetlands; 5. Not impacting the location of a floodway and 100-year floodplain; 6. Not impacting the presence of any migrating river channel; 7. Preserving on-site natural resources (wetlands) and not impacting their functions and values; 8. Health Department requirements for on-site sewage disposal are not applicable to this proposal; 9. Will provide other information to be reasonably necessary to analyze the proposal. In addition, the buff er averaging would maintain the minimum buffer setback distance of 32.5 feet or 65 ·percent of the standard buffer width (SO feet). The additional buffer areas are contiguous to the standard buffer. The minimum building setback would be maintained between any structure and the reduced buffer (Public Rule 21A~24-016 C). In summary, the buffer averaging as proposed would provide significantly more buffer area than required by code. Portions of increased buffer area would provide higher function due to existing habitat conditions. Other added buffer areas could provide opportunity for increased function over time or as the result of enhancement activities. Because this project includes wetland restoration, it is anticipated that buffer areas may be enhanced or incorporated into a . required restoration plan. Page 9 WILDLIFE HABITAT Land development projects that are at least 10 acres in size have been required by King County to perform a wildlife study. Per comments received from County staff, a preliminary assessment for red-tailed hawk (Buteo jamaicensis) use on the Property is included in this study. No cited literature was used for the survey methodology; however, professional experience and familiarity with the site should be considered. Many site visits were conducted during the summer of 2001 when wetland areas were investigated. Familiarity with red-tailed hawk use and habitat includes sites that are situated directly north of the Shamrock Property. The site was re-visited on 7 /29/02 to purposely investigate the presence of a red- tailed hawk nest. Red-tailed hawks have been observed in the area and use the Shamrock project site for hunting. Property residents living on the north portion of the site reported no known nests exist except an off-site nest to the north. The site is very open throughout most of the central and eastern areas. This vantage from the east provides good visibility into the treed areas using binoculars. Large black cottonwood and Douglas fir trees were targeted as potential nesting sites. Mature, black cottonwood trees are scattered throughout the western wetland areas. · Two large Douglas fir groves are present on or adjacent to the site. However, these groves of trees are within 100 feet of existing homes. In summary, targeted trees, primarily on the site, were closely observed using zoom binoculars. Red-tailed hawk nests were not observed during this investigation or others that occurred related to this project. Page 10 REFERENCES Cowardin, L., V. Carter, F. Golet, and E. LaRoe. 1979. Classification of Wetlands and Deepwater Habitats of the United States. Office of Biological Services, Fish and Wildlife Service, United states Department of the Interior, FWS/OBS-79-31. Environmental Laboratory. 1987. "Corps of Engineers Wetlands Delineation Manual," Technical Report Y-87-1, U.S. Army Engineer Waterways Experiment Station, Vicksburg, Miss. Hitchcock, C.L, A. Cronquist, M. Ownbey, and J.W. Thompson. 1977. Vascular Plants of the Pacific Northwest. University Press, Seattle, Washington. King County. 1990. Sensitive Areas Map Folio. King County. 2000. King County Code -Chapter 2 lA.24 Environmentally Sensitive ·Areas. United States Department of Agriculture, Soil Conservation Service. 1973. King County Area Soil Survey, Washington. Prepared in cooperation with the Soil Conservation Service, King County, and the Washington Agricultural Experiment Station. United States Department of Interior, Fish, and Wildlife Service. 1988. National Wetland Inventory. Prepared for the Office of Biological Services. Washington State, Department of Ecology. 1997. Washington State Wetlands Identification and Delineation Manual. Ecology Publication #96-94. Page 11 APPENDIX A DATA PLOTS .· . . . DATAFORM . . . . . ~-. E ONSITE DETERMINATION METHoo1· f · rte~ lnv~stlgatoF(s}: -i'-5~ ·. · .. · #!'4 . "Date: -~77""''---r~,....._---',~"- proJed/Site: · c:~dM=....-....--· · . Stale: _Jt¥L1_ County: -,&.~~~-~&...~:.:...._ Appracant,Owner: Cd.:t:!-W../l..5--r Plant Community 1/tume: . Note: If a more detailed site description is necessary, use the back of data forrn or a field notebook. ~-n~r~;~~r~n~~n~a~~~it~~s ~;~ a~ t~e-p~~ ~~~u~;;---~-::S~ 5 ~ ~>f k/-d~J · _{:_ Yes _V __ fl No ~no, explain on back) Has the vege~ation 1 , and/or hydrology been significantly ~sturbed? . Yes __ No __ (If yes, explain on back) -------------------------------------------~--- VEGETATION lndk.ator lndicator- /d 't, ~~·;Wfc.rif FAA ~b~m~ ;;u ;c;t,;it ~ ~oi i /wws hiic/i'6~ f-1/L ~ ~~: ----'------ ~ ~:f;JZ~:t~ ',', li:-'---- -( ::fikt~ cJ~efV,. ~ fl/t!J II ~:: ------ 10. 20. ~--,-~=------ Percent of dominant species that ar~ OBL, FACW, and/o~C /n, P Is the hydrophytic: vegetation criterion met? Yes _. _V"_._ N r.i~o · __ R~~nale:-·---------'------------------'--------~ HYDRO~Y . l!J the ground surface inu~ated? . Yes---.,L'· No .JL"__ Surface water depth: ------------:-- Is the soil saturated? Yes . No I,' . · · _. / · Depth to free-standing water-in pit/soil probe hole::..· _·__;_· _..;;.··_..1./1(:.,_ 1.d~r.£..:~L=.;,;.· ..;·--. _______ ..;..._ ___ ....,...,.. __ List other field evidence of surface inu_ndalion or soil saturation. L· Is the wetland hydrol00' criterion rriet? . Yes. . . · NoZ · Rationale: · · · · · · JlimsoicilbNAL DETERMINA iioN Mio RATIPNAi.i:. · 1$ the plant community a wetland? Yes_··_. No 2 : . . . . .· . . , ' RationalfforjuriscfictionaJ decision: _;,_ _ __;___: __ _:..---"-..;:.,....-_;.....--.:,:,.....,.._..,.;..;._;_,.,...._._...;.;...--,-..;...__..;.:..- 1 This -daia f~rin can be u~ tor the Hy~ $oil Assessme~t.Pr~ure· ~ th~ Pl,arit ~mmunity: · .Assessment Procedure~ . :· . . ·· ·. . . . .. . .. .·. .· . .· . . . · . · .. · , . . · 2~if~tion ac;c:ordlng to.·Soil.T~onomy.• E3~2 · .. --------------------------------------------~ -~ VEGETATION . Is the gi'C?Ond surface inundated? . Yes~ No Surface water depth: ------=-----"- Is the soil saturated? Yes No -:-V-· -/ · Depth to free-standing water·in pit/soil probe hole::_· _--,-. -.;__;;,~///E. . ...E-J 7/J,,tUj-(_<::::.._-· ------,---------- List other field evidence of surface in.undation or soil saturation. . ·. . . -.. . . . . . ... · . .. . . . . . . . .. . . . . .· . . . . JURISDICllOt,tALyeTERM,IKA llON-~O _a=tA TIO~A~_E Is the plant community -a wetland? . Yes_V_. _ N Noo __ ._ · ·· · . · · .. Rationale for"juris<fldional decis_ion: ·--· _;_;_.....;.. ____ .,...;._._._.-:....------:+--,----,-,---:---,,...,._...-_..._ -1 This·dahl fo~m can ~ ~sed to~ the Hydric Soil Assessrnentpr~ute ~ th, Pblnt Commuriily-· .•. Assessment Pro¢edure. · · . . · 1· ·· · · ·· ·· · · • 2 ~ificatioo ~ng to ·Soil Taxol')otny.• -· . .· . DATAFORM . . .. .. . . . -~iUTINE ONSITE DETERMINATION METH001 ~ . I . ==~-·~·~ ~#.. .· . ~··= w'A·· ·. ·=Jj 11~ ApplicantO,iner: ~ · Plant Community #/Name: . p=~=zr Note: If a more detatled site description is necessary. use the back of data form or a field notebook.~ . -----... -------. ·.------------. -· .. --~.· ..::,7'--.. --.. --.-· . Do_ no~vironmental conditions exist at the plant community.? ,4-r ;::J~--#' · . Has the. vege~~. and/or hydrology been significantly disturbed? GS rv -T J Yes No __ (If no, expl,ain on back) • fJ/i · 6'/I · Yes __ No ___ (lfyes,explainonback) _ · ________ lyJ/d/ctnJ C . _ ftn -L~~- . VEGETATION . . lndk.ator Indicator Domin~nt Specie!/ Status Stratum Do"'??t "1flt ~ciep· !,_J}il.atus . Stra~ J 10$ L /I~ { rufl_f tLc . F71u 1'£-e1Y 11.F4~..f£d,Htrif/iitit!"1t!. f/ldf rJN/1) 1' · 2. ,,.. -I t.,._ · 12 7 · . it;p 3. :>_dr:ov~ sc.n/4lhu1-flliZ{ ,, 13: _____ _ ,-~:~~ (6 fl/U . /I ~~: . 7!-$si ~:tdhi, fiJgoJ».. r4t14 Sbttb~~: =========== 8. "7-t I· . _,,,-~ 18. ----~ rz 9.UMJi/ij,vd,,a, tiiud 11 19.-------- 10. 20 . ....,.......----=-------- Percent of dominant species that are OBL FACW, and/or FAC -< () j, Is the hydrophytic vegetation criterion met? Yes_. _._No~ · Ratwna~:~....,.......------'----------------------------------- HYDROL_9GY .Is the ground surtace inundated? . Yes~ No _k'_ Surface water.depth: Is the soil saturated? Yes No~ .,,/_. LJ · .· Depth to free-standing water-in pit/soil probe hole:;_· -·· _.,;...· .1..Utfll.L..!t.:L..:.l:::c-~----------'-------- Ust other field evidence of_ surface ln,undation or soil saturation • . . '1$ the wetland hy~rol°"y-criterion m.et? Yes__ No V ·. Rationa: · · · · ·· . ls~ ~communfty aw~:so:.tl<>IIALP:~011 ANOll,\llOHAlE . Rationale for"ju,isefldional decision: :---· -'---'--· _..;...;... ____ --.:,.-,__.__,.....;...;....,....-------,-..;...;.....;...;..._ 1 This ·data f~rtn ~ ~ used for the Hydric Soil ~se~ment Pr~ur.& ~ th~ pl,ant-~mmunily. . . Assessment Procedure.. . ( . . , . . . -· . 2 etasstfication aQ:Ording to. ·Soil T ~onotny: . . . . . .. '.·.·· . . . -· : . ,· . . DAT A FORM . O;hE ONSITE DETERMINATION METH001· · . Field lnvestigator(s): 7,,,--' · · 'Date: _....:....,...,_:,--::..-,---,..,,~--- .· Project/Site: · State: County;:,::. ~c-+~-1--,L>,r4U.'"'7f''---- Appricant0wner: PlantCominunity #/Name: _·-tJ· ~...c+--1-----H'--- . Note: 1t a more detailed site description is necessary, use the back of data fonn or a field notebook. Do norm~ -v(vironmen. tal conditions exist at the plant community? . · _,.. ,1 / 1,, / . I /i · . Yes ~No __ (H no, explain on back) · 7///-./2.F / (ht. cJ.-, ~ = the veg~~ati~~;=~~~!r:~!i'n significantly d"tsturbed? ;tl-M,+-11/a/ /ch\· J a.J . . ----------------------------------------------~ . VEGETATION . . . lndic-.ator Indicator . . Dominant Pla.nt. SpecJeJ" Status Stra. tum Dominant Plant Species· Status Stratum -)f7,/j, 1~ /lliu,ii kt1pk_rL rife,. 7Ee£ 11. ---. --- ~ 'ft,J ~~"" ,i~Zo hF F19ctA. !fiHi6 ~~: __ -___ _ . 4. -;/1:J; ·-Ir--• , • ~ ~ 14. "1 ·5. ifo.v1~cPlf1Mllr-u+,+PUJ. ip!,!L1£ 15. -----,------- 6. · · . 16. --:---------- 7. . 17. ---------- 8. 18. ---------- ~ 1~ . . 10. · . 20. , -·-- Percent of do.mj~ant spe~es th~ ~re OBL. FACW, and/.9f"FAC . '5tl j:; · . Is the hydrophyt.JC vegetation critenon met? . Yes~ No__ . ti. -&-lo / · · .. · Rationale: ,. 1 /. ~ -I-h-1-; __ _!_ _!_ _ _ . · . . · TtriV~<1,t m.>r bcr(liii) u ( n.~1 . · ~ <Jt:itjl · Series/phase: A /J,;-vl/¢/OJ 'J/f#:,"rl:t:S Subgroup:2 ----,--,,,,,,L"'-----.,----- ls the soil on the liydric soils list? Yes ~No__ Undetermined V ,,, Is th~ soil a Histosol? Yes__ No ~istic epipedon present? Yes r-;,,L-No ....J2:: Is the soil: Mottled?., YJ;;~/ No~ Gleyed? Yes__ No~ Matrix Co!or: 7i :LV"/1:J:6..f-.-Mottle Colors:------:.·------'----- Other hydric soil ind"_r:;;c>tors: --. -----,,,.%=-------------...:_-----=--- Is the hydric soil · erion met? Yes ~ o Rationaie: h . HYDROlg.GY . Is the ground surface inundated? . Yes __ . J:lo'_V°_Su Su~rf.ace ater depth: Is the soil saturated? Yes No~ · · · · · . Depth to free-standing water·in pit/soil pro~ hole::_· _·.,... _;,..· -.t:;..L....::'#~h:..:e__=---~-------- Ust other field evidence of surface Inundation or soil saturation • . ·, lsthew~ttandhydro1ogy·~erionm~~1:• .. v'i,s.:JZ<No_· ·_. _.··. /l{ftl/Yr.tL;£ . ·Rationale:·... .. ··.•·· .. · ... · · .·. · .. ·· · .. ·.··.·.· ·. ·· .···.· .· ·. . . . . . . ·. . . . . . . . • ' JURIS()JC"fl?~E~,IAATIONAND_RATIONA~E · Is the plant community a wetland? Yes_ .. _· _. . No~ · · · Ration~le tor"juris<fM::tiona,t decision: .· .. ~· .:..· .;..__;_. _.;.;..:..· -"--.,........:.._---,-.;.._~_,_--__,..-------- · . 1 This data for~ can ~ used f~r the }~drx: $oil k.$es~ment,=>rQ<:edure and th~· Pf;l~ Community Assessment Procedure. · . [ · · · ·.. · ·· · · ·· · · · · · · · 2~ification ~ng to ~Soil T~onomy." B-2 ·. . DATA FORM O~NE.ONSITE DETERMINA,liON METHOD 1° . Field lnvestlgator(s)· . · · 'Oate: _'-+---'--'"_,_-=-~'-=--- ProJect/Site: State: Co1,.1nfY.f.lD'-'::--~-=r-t"<-~-¥F--Appricant,Owner: . . Plant Community #/Name: _____ _.__ _______ _ Note: If a more detailed sit~ description is necessary •. use the back of d;,tta forrn or a field notebook.. · Do nor")al -"1vironmental conditio~s exist at the plant commun'ity"'U,rf {JIJ::t?51 ' <e.. .. r/t.r-#;G,5/o~ I- Yes _fL_ No __ (H no, expl~in on back) '41,11, Cl..~ It Has the vege~ati0ls, and/or hydrology been significantly cfisturbed? ( 1 A/ J / d . ..,,-) Yes __ No (If yes, _explain on back) V//....t....17 rJA.... '-------- --------- ------- -----. ---- - - --- --- -- ------.-- VEGETATION . Is the groond surface inundated? . Yes ~o-·_ ,Z". water depth: Is the son saturated? Yes No~ · · I, . Depth to free-standing water·in pit/soil probe hole:· ; · .·· (I ,Q__., · .. list other 6$1d evidence of surface inundation or soil saturation. · . ,. . .. ,/ , . Is the wetland f)ydrology-cri!~rion mer? Yr,s . ·. N,; V' . . . R~ionale: . . . . . . .--.. -. Indicator Status . Stratum · JuR1sD1Ct1o~At· oEtEflfditiA,:io~ AND RA nouA~e · Is the plant c:om~unity a ~etl~nd? : Y~s ~ . No , ~ · .. Rationale'. forjurisifictK>ra~ decision: ··_.;;.,;.. ,......_·...,...:...,.· ..;...;...;.; . ..;.._,..,_.;;;...· ·----'-----.-.--:,;.......,...;...__,..-...,....-----~----- · 1 This data forrtl can ~ used for the Hy<:fric Sc>a Asse$$ment'_l>r~dui;e ~ th• Pbint ~mmuniiy .. . Assessment Procedure •. ·· · . . · r· .. · . . . . . . . . . . 2etassification ac:cordlng tci"'Soi1Tax9notny."' · , . :. . . ,.... -·. . ·..• . ... ': . ·. ···. . . ; . . DATAFORM / R~NE ONSITE DETERMINATION METHOD1 . ~:=:~a1o~~?! . . . Stat•: W'// g::~-. "'"'"'.'.""~77-=--::~---- ApplicantlOwner: ~a._a_ Plant Community #/Name: _..,-,,,a,,c...J-'------'1!:-~'----- Note: If a more detailed site description is necessary, use the back of data form or a field notebook. . Do nor~ronn\ental con<frtio~s exist al the plant cominun;iy? . {f"r1.4 r tJIC/-':r,ci.e_ 6-f /:J-:J,;}_ Yes No ~If o, explain on back) . J Has the vegetatio , s · , and/or hydrology been significantly disturbed? / 1 ) /_ _L, ~ . / /' Yes __ No __ (tf yes, explain on back) LY//i/d,..? / ~t:l. '- ---------------------.--------------------------.-- VEGETATION Indicator Indicator · . Dominant f~nt Spedjls . Status Stratum Dominant Plant Species ~ 1oi 1. A/JJM~hw_tt!./ me. tf(UL,, 11. _____ _ Status Stratum -¥i5J,~: ft~ bu.5 cbkeob . f1/c1A ~ ~;: ----- 4. · -1 , -tJ --.t 14. y s. Z?e(lh/O.f'lw c. p;;cvi ,, 1s. _______ _ r ~: ?~clo?si! tllc# )j ff------ 1(7, 1~:t!olVW:Jiht;JJttvt1~ ,r.:Jkttt/frb ~~: ~ Percent ~ominant species that are OBL. FACW, and/or FACJ/= Sf' Kl Is the hydrophytic vegetation criterion met? Yes __ ._ No ...JL_; · B-2 Rationale: ·. · II . . HYDROL9GY Is the ground surface inundated? Yes~ No _I.,,,"' __ Su c::,,rface water depth: Is the soil saturated? Yes No~ ~/ · Oepth to tree~standing water in piVsoil probe tiole:~. -'-: .-'-· .. _.__.!::,~'"-~· ~h~~~·=· ~·_.;.·---·------------'---- List other field evidence of surface inundation or soil saturation:. · · ··. · 1s the wetland hydro~· criterion met? .. Yes b. :.N~ !J.Zs::>?/, ,: : . Ratibnale: · -' · ~ · .. : : ... <. . .· .•.. · .· . . JURISDl.~TIONAL DETE~MtN9Jo~AND~TIO~A~E,:. Is the plant community a wetland? Yes_ .. _. _._ No~ ··• . . : . . .. · . Ritionale for'jurisdidional deci~ion: : ' · · · · · 1 This data form can be used for the ~dric Soil AssessmEi~t Procedunland the Piant Community .· Assessment Procedure. . · . · .· .. · · · · · · · 2 Ciassification according to ·$oil Taxonomy:· VEGETATION Indicator Indicator Oomina~t!'3nt Specie~s, Status ~ Dominant Plant ~cies Status ~ ~5o'f,1. 41Fs:f~~~~~/1»"'2-11.ffe,',tyktb. g, PAcJ,t11JHJ_/ i~ ~~~~ ,· r-ik_ II ~~:~. :fi.ti.i. i'1ckfl/W 71 1 -7(:ifJ ~:;p:;;;w3 u;ffu~-S P1/tW n :~:~ioJlcvc ~{2 · /r;'I, ~: :brfad ~rw'rnlaiu Flit--ti ~~: _____ _ ·-r =~\1/J\Wkt;j c!-1 ~ ·11 ~:: ______ _ 10. 20. ~ Percent of dominant species that are OBL, FACW, and/<>lf Ac _._/<_t1._'t?_... .. _l:::J ___ _ Is the hydrophytic vegetation criterion met? Yes~ No __ R~iona~=-----------------"-------'------------- HY0GY Is the ground surface inundated? . Yes ~o S~rfa water depth: Is the soil saturated? Yes No~ . -. Depth to free-standing water in pit/soil pro~ hole: .: • · · · ~'t-· · . • · · · · list other field evidence of surface inundation or soil saturation; · Is th~ wetland hydrology· crjterion met? . yes Ratii:male: . . . . ', · .. ': . . .· . . . ' . . JURISDICTIONAL DETERM1N90N AND RA TIC>NALE .. =!::.:/o~.='!:;cit, Y••-_------_:-No_/,/'_.· __ .. __ · ·_. kAvr/r1~. ~4'/Js.,~ .· . . . . ·_ ..... ·. .,T ·.... · __ .·}/ -··· 1 This data form. can be used for t_he Hydric Soil Assessmerit Procedure ~ the Plant Community . Assessment Procedure. . . . . . 2 Classification according to ·Soil Taxonomy.· 8-2 lndk.ator Indicator . Status ~ Dominant Plant Species * 9~ f I f/ltW 1/£Jd2 11. -------2.r71.~ 12. J..b 3 . Cd, .d ,1710(, n . 13. --'--~---- ~ ~:Jibii~ /rfr.h.tt/u;? flloo .rkll6 ~~: ____ _ -6. ~ -, I 1 · -1-,,.._,, · 16 7 71P4Ulkf du-,ca.ht: fn(,M 11 . 11: ______ _ . 8. 18. ---------~ Status Straturn 9. 19.---------- 10. 20.-----=----- Percent of dominant species that ar~ OBL. FACW, anc¥or.J-AC / <7.0 k Is the hydrophytic vegetation _criterion met? Yes ~No __ ' Rationa~=---------------------------------~ . HYDijOl))GY . Is the ground surface inundated? . Yes__;__ Xo t/ Surface water depth: Is the son saturated? Yes No -V --· ,. / - Depth to free-standing water·in piVsoil probe hole:_·.,.._ -,.c-4f~m~liui ... <:::;__-----,-_ ----'----,-------- List other fi•ld evidence of surface inundation or soil saturation. . ,/. 1s the wetland hydrol~y-criterion met? Yes _ No Q::'. . Ratipnale: . ; · . . . .· ·. . . ·_ ~-·. ·_ .. JURISDICTlONALD. ETERtwtlNAjl6kANOAA116NALE .. lsthe·p1antcommunityawetland? Yes_-._ No_l/ __ . · .· '' .-. . ._ ... Rationaie·for]uris<fictional ¥"sion: .-----~........:-· --'-·-·,_.;.,...:.._---,-...:.---'-',---,--,---,..._----,-....,..~-- 1 This ·data fo~~ can ~ used for the Hydric $oil ~s~ssment Pr~du~e· and the Pliln( Community Assessment Procedure. ·: .. r· · · · · · · · · · · ·· · 2~lftcation according tcf0 Soi1 Taxonomy.• . ·... ' ... ·. . . . _. LandAmerica Transnation February 18, 2004 Camwest Development 9720 NE 20th Pl., #100 Kirkland, WA 98034 Attn.: Sara Slatten Reference No.(s): Order No.: CS -20032764-T23 Property Address: , Renton, Washington Buyer/ Borrowers: Seller(s): Shamrock Highlands, LLC. 14450 N.E. 29th Pl., #200 Bellevue, WA 98007 Phone: 425-451-7301 800-441-7701 Fax: 425-646-8576 In connection with the above referenced Order, we are enclosing documentation as requested. If we may be of further assistance, please feel free to contact any member of the team listed below Title Team Chris Scurti (425) 646-8585 cscurti@landam.com Jessica Rangel (425) 646-8572 jrangel@landam.com Eric T. Bloomquist (425) 646-8583 ebloomquist@landam.com 1-800-441-7701 Fax: (425) 646-8576 We thank you for this opportunity to serve you. Chris Scurti Title Officer Enclosure(s) Cc: Camwest Development DEVELOPMENT PLANNING . CITY OF RENTON MARO 4 2004 ~~tEn~~ro Attn: Sara Slatten '" . LandAmerica Transnation Camwest Development 9720 NE 20th Pl., #100 · Kirkland, WA 98034 REFERENCE NO: I Order No.: 20032764 Liability: Charge:· Tax: Total: SUBDIVISION GUARANTEE 14450 N.E. 29th Pl., #200 Bellevue, WA 98007 Phone: 425-451-7301 800-441-7701 Fax: 425-646-8576 $10,000.00 $ 200.00 $ 17.60 $ 217.60 Subject to the Exclusions from Coverage, the limits of liability and other provisions of the Conditions and Stipulations hereto annexed and made a part of this Guarantee, and subject to the further exclusion and limitation that 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. Transnation Title Insurance Company a corporation herein called the Company, GUARANTEES the Assured named in Schedule A against actual monetary loss or damage not exceeding the liability· amount stated herein which the Assured shall sustain by .reason of any incorrectness in the assurances set forth in Schedule A. Dated: February 11, 2004 Transnation Title Insurance Company Subdivision Guarantee GNT004 Page 1 of 9 ,, Order No.: 20032764 SCHEDULE A 1. Name of Assured: Camwest Development and Shamrock Highlands L.L.C. 2. Date of Guarantee: February 11, 2004 3. The assurances referred to on the face page hereof are: a. That according to those public records which, under the recording laws, impart constructive notice of matters affecting title to the following described land: See Exhibit A attached hereto. b. Title to the estate or interest in the land is vested in: Shamrock Highlands, LLC, a Washington limited liability company c. · The estate or interest in the land which is covered by this Guarantee is: A fee simple estate Subject to the Exceptions shown below, which are not necessarily shown in order of their priority. EXCEPTIONS: 1. TAXES OR ASSESSMENTS WHICH ARE NOT SHOWN AS EXISTING LIENS BY THE RECORDS OFANY . TAXING AUTHORITY THAT LEVIES OR ASSESSMENTS ON LAND OR BY THE PUBLIC RECORDS. 2. (A) UNPATENTED MINING CLAIMS; (B) RESERVATIONS OR EXCEPTIONS IN PATENTS OR IN ACTS AUTHORIZING THE ISSUANCE THEREOF; (C) INDIAN TREATY OR ABORIGINAL RIGHTS, INCLUDING, BUT NOT LIMITED TO; EASEMENTS OR EQUITABLE SERVITUDES; OR, (D) WATER RIGHTS, CLAIMS OR TITLE TO WATER, WHETHER OR NOT THE MATTERS EXCEPTED UNDER (A), (B), (C) OR (D) ARE SHOWN BY THE PUBLIC RECORDS. 3. GENERAL PROPERTY TAXES AND SERVICE CHARGES, AS FOLLOWS, TOGETHER WITH INTEREST, PENALTY AND STATUTORY FORECLOSURE COSTS, IF ANY, AFTER DELINQUENCY: (1ST HALF DELINQUENT ON MAY 1; 2ND HALF DELINQUENT ON NOVEMBER 1) TAX ACCOUNT NO.: YEAR 2004 1023059040 BILLED PAID $1,931.68 $0.00 BALANCE $1,931.68 TOTAL AMOUNT DUE, NOT INCLUDING INTEREST AND PENALTY: $1,931.68. LEVY CODE: ASSESSED VALUE LAND: ASSESSED VALUE IMPROVEMENTS: (AFFECTS PARCEL A) 2163 $168,000.00 $0.00 4. LIABILITY FOR SUPPLEMENTAL TAXES FOR IMPROVEMENTS WHICH HAVE RECENTLY BEEN CONSTRUCTED ON THE LAND. LAND IMPROVEMENTS ARE NOT PRESENTLY ASSESSED, BUT MAY APPEAR ON FUTURE ROLLS. Subdivision Guarantee GNT004 Page 2 of 9 •I Order No20032764 5. GENERAL PROPERTY TAXES AND SERVICE CHARGES, AS FOLLOWS, TOGETHER WITH INTEREST, PENALTY AND STATUTORY FORECLOSURE COSTS, IF ANY, AFTER DELINQUENCY: (1ST HALF DELINQUENT ON MAY 1; 2ND HALF DELINQUENT ON NOVEMBER 1) TAX ACCOUNT NO.: YEAR 2004 1023059040 BILLED PAID $ 899.01 $0.00 BALANCE $899.01 TOTAL AMOUNT DUE, NOT INCLUDING INTEREST AND PENALTY: $899.01. LEVY CODE: 2163 ASSESSED VALUE LAND: $69,000.00 ASSESSED VALUE IMPROVEMENTS: $0.00 (AFFECTS PARCEL B) • 6. LIABILITY FOR SUPPLEMENTAL TAXES FOR IMPROVEMENTS WHICH HAVE RECENTLY BEEN CONSTRUCTED ON THE LAND. LAND IMPROVEMENTS ARE NOT PRESENTLY ASSESSED, BUT MAY APPEAR ON FUTURE ROLLS. 7. NOTICE OF TAP OR CONNECTION CHARGES WHICH HAVE BEEN OR WILL BE DUE IN CONNECTION WITH DEVELOPMENT OR RE-DEVELOPMENT OF THE LAND AS DISCLOSED BY RECORDED INSTRUMENT. INQUIRIES REGARDING THE SPECIFIC AMOUNT OF THE CHARGES SHOULD BE MADE TO THE CITY/COUNTY/AGENCY. CITY/COUNTY/AGENCY: RECORDED: RECORDING NO.: CITY OF RENTON JUNE 21, 1996 9606210966 8. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: GRANTEE: PURPOSE: AREA AFFECTED: RECORDING NO.: SNOQUALMIE FALLS AND WHITE RIVER POWER COMPANY, A CORPORATION ELECTRIC TRANSMISSION LINE 10 FEET IN WIDTH THE DESCRIPTION CONTAINED THEREIN IS NOT SUFFICIENT TO DETERMINE ITS EXACT LOCATION ON THE PROPERTY HEREIN DESCRIBED 305589 9. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: PURPOSE: AREA AFFECTED: RECORDING NO.: POWER AND LIGHT POLES THE DESCRIPTION CONTAINED THEREIN IS NOT SUFFICIENT TO DETERMINE ITS EXACT LOCATION ON THE PROPERTY HEREIN DESCRIBED 2794410 10. RIGHT TO MAKE NECESSARY SLOPES FOR CUTS OR FILLS UPON THE LAND HEREIN DESCRIBED AS GRANTED TO KING COUNTY BY DEED RECORDED UNDER RECORDING NOS. 5755891 AND 5755892. 11. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: GRANTEE: PURPOSE: AREA AFFECTED: RECORDING NO.: Subdivision Guarantee GNT004 KING COUNTY, A MUNICIPAL CORPORATION UTILITIES SOUTHERLY PORTION OF PARCELS A AND B AS DESCRIBED THEREIN 5767638 Page 3 of 9 Order No20032764 12. EASEMENT AND THE TERMS AND CONDmONS THEREOF: GRANTEE: PURPOSE: AREA AFFECTED: RECORDING NO.: KING COUNTY UTILITIES AND DRAINAGE FACILITY SOUTH 5 FEET OF THE WEST 40 FEET 8711300920 THE GRANTEE'S INTEREST IS NOW HELD BY CITY OF. RENTON UNDER INSTRUMENTS RECORDED UNDER KING COUNTY RECORDING NOS. 20010116000508 AND 20010426000238. 13. EASEMENT AND THE TERMS AND CONDmONS THEREOF: GRANTEE: PURPOSE: AREA AFFECTED: RECORDING NO.: KING COUNTY UTILmES AND DRAINAGE FACILITY SOUTH 5 FEET 8711300921 THE GRANTEE'S INTEREST IS NOW HELD BY CITY OF RENTON UNDER INSTRUMENTS RECORDED UNDER KING COUNTY RECORDING NOS. 20010116000506 AND 20010426000236. 14. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: GRANTEE: PURPOSE: AREA AFFECTED: RECORDING NO.: KING COUNTY UTILITIES AND DRAINAGE FACILITY EAST 65 FEET OF THE SOUTH 200 FEET 8711300922 THE GRANTEE'S INTEREST IS NOW HELD BY CITY OF RENTON UNDER INSTRUMENTS RECORDED UNDER KING COUNTY RECORDING NOS. 20010116000507 AND 20010426000237. 15. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: GRANTEE: PURPOSE: AREA AFFECTED: RECORDING NO.: PUGET SOUND POWER AND LIGHT COMPANY, A WASHINGTON CORPORATION ONE OR MORE ELECTRIC TRANSMISSION AND/OR DISTRiBUTION LINES SOUTH 10 FEET 8807220452 SAID INSTRUMENT IS A RE-RECORD OF INSTRUMENT RECORDED UNDER KING COUNTY RECORDING NO. 8805310868. Subdivision Guarantee GNT004 Page 4 of 9 Order No20032764 16. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: GRANTEE: PURPOSE: AREA AFFECTED: RECORDING NO.: PUGET SOUND POWER AND LIGHT COMPANY, A WASHINGTON CORPORATION ONE OR MORE ELECTRIC TRANSMISSION AND/OR DISTRIBUTION LINES SOUTH 10 FEET 8807220453 SAID INSTRUMENT IS A RE-RECORD OF INSTRUMENT RECORDED UNDER KING COUNTY RECORDING NO. 8805310869. (COVERS PARCEL A) 17. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: PURPOSE: AREA AFFECTED: RECORDING NO.: TEMPORARY ACCESS AS DESCRIBED THEREIN 20020228001893 18. AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: RECORDED: RECORDING NO.: REGARDING: AND AMENDMENTS THERETO: RECORDED: RECORDING NO.: APRIL 20, 2000 20000420000998 LATECOMERS AGREEMENT NOVEMBER 13, 2002 20021115001942 19. TEMPORARY ACCESS EASEMENT AND THE TERMS AND CONDITIONS THEREOF IMPOSED BY INSTRUMENT RECORDED ON FEBRUARY 28, 2002, UNDER RECORDING NO. 20020228001893. 20. AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: RECORDED: RECORDING NO.: REGARDING: AND AMENDMENTS THERETO: RECORDED: RECORDING NO.: Subdivision Guarantee GNT004 OCTOBER 9, 2001 20011009002300 ASSIGNMENT, ASSUMPTION, CONSENT AND RELEASE AGREEMENT; PALANCHUK AGREEMENT OCTOBER 9, 2001 20011009002301 Page 5 of 9 Order No20032764 21. DEED OF TRUST AND THE TERMS AND CONDITIONS THEREOF: GRANTOR: SHAMROCK HIGHLANDS, LLC, A WASHINGTON LIMITED LIABILITY COMPANY TRUSTEE: RICHARD J. POWERS, ATTORNEY AT LAW BENEFICIARY: BASE CAPITAL, L.L.C., A WASHINGTON LIMITED LIABILITY COMPANY ADDRESS: 411 108TH AVE. N.E., #1970, BELLEVUE, WA 98004 LOAN NO.: NOT DISCLOSED ORIGINAL AMOUNT: $3,500,000.00 DATED: OCTOBER 1, 2001 RECORDED: OCTOBER 9, 2001 RECORDING NO.: 20011009002308 (COVERS PROPERTY HEREIN DESCRIBED AND OTHER PROPERTY) THE DEED OF TRUST WAS (MODIFIED-CORRECTED-AMENDED) BY INSTRUMENT. RECORDED: RECORDING NO.: PROVIDING FOR: AUGUST 15, 2002 20020815000404 ADDITIONAL ADVANCE OF $500,000.00 THE DEED OF TRUST WAS (MODIFIED-CORRECTED-AMENDED) BY INSTRUMENT. RECORDED: RECORDING NO.: PROVIDING FOR: DECEMBER 31, 2002 20021231002396 ADDITIONAL ADVANCE OF $1,000,000.00 AND AMENDING LEGAL TO INCLUDE ADDITIONAL PROPERTY 22. DEED OF TRUST AND THE TERMS AND CONDITIONS THEREOF: GRANTOR: TRUSTEE: BENEFICIARY: ADDRESS: LOAN NO.: ORIGINAL AMOUNT: DATED: RECORDED: RECORDING NO.: SHAMROCK HIGHLANDS, LLC., A WASHINGTON LIMITED LIABILITY COMPANY TRANSNATION TITLE INSURANCE COMPANY PATRICK HUNSAKER AND ANN MARIE HUNSAKER, HUSBAND AND WIFE , JAMES HUNSAKER AND DENISE HUNSAKER, HUSBAND AND WIFE, JOHN HUNSAKER AND NORMA JEAN HUNSAKER, HUSBAND AND WIFE, TIMOTHY HUNSAKER AND BONNIE HUNSAKER, HUSBAND AND WIFE , BRIAN MORRISON AND CORA MORRISON, HUSBAND AND WIFE , JOHN HOILAND AND BARBARA HOILAND, HUSBAND AND WIFE AND KENNETH TROSETH AND SHARON TROSETH, HUSBAND AND WIFE AND J.P. HUN LLC, A WASHINGTON LIMITED LIABILITY COMPANY 12409 148TH S.E., RENTON, WA 98059 NOT DISCLOSED $525,000.00 OCTOBER 5, 2001 OCTOBER 9, 2001 20011009002309 (COVERS PROPERTY HEREIN DESCRIBED AND OTHER PROPERTY) Subdivision Guarantee GNT004 Page 6 of 9 Order No20032764 SUBORDINATION AGREEMENT WHICH DECLARES THAT THE INSTRUMENT RECORDED UNDER RECORDING NO. 20011009002309 IS SUBORDINATE TO THE INSTRUMENT RECORDED UNDER RECORDING NO. 20011009002308. SUBORDINATOR: LENDER: RECORDED: RECORDING NO.: PATRICK HUNSAKER AND ANNE MARIE HUNSAKER, HUSBAND AND WIFE; JAMES HUNSAKER AND DENISE HUNSAKER, HUSBAND AND WIFE; JOHN HUNSAKER AND NORMA JEAN HUNSAKER, HUSBAND AND WIFE; TIMOTHY HUNSAKER AND BONNIE HUNSAKER, HUSBAND AND WIFE; BRIAN MORRISON AND CORA MORRISON, HUSBAND AND WIFE; JOHN HOILAND AND BARBARA HOILAND, HUSBAND AND WIFE; KENNETH TROSETH AND SHARON TROSETH, HUSBAND AND WIFE; AND J.P. HUN LLC, A WASHINGTON LIMITED LIABILITY COMPANY BASE CAPITAL, L.L.C., A WASHINGTON LIMITED LIABILITY COMPANY OCTOBER 9, 2001 20011009002311 23. ASSIGNMENT FOR SECURITY PURPOSES AND SECURITY AGREEMENT OF RENTS AND THE TERMS AND CONDITIONS THEREOF: ASSIGNOR: ASSIGNEE: DATED: RECORDED: RECORDING NO.: SHAMROCK HIGHLANDS LLC, A WASHINGTON LIMITED LIABILITY COMPANY J. P. HUN, LLC., A WASHINGTON LIMITED LIABILITY COMPANY, AND PATRICK HUNSAKER AND ANN MARIE HUNSAKER, HUSBAND AND WIFE, JAMES HUNSAKER AND DENiSE HUNSAKER, HUSBAND AND WIFE, JOHN HUNSAKER AND NORMA JEAN HUNSAKER, HUSBAND AND WIFE, TIMOTHY HUNSAKER AND BONNIE HUNSAKER, HUSBAND AND WIFE, BRIAN MORRISON AND CORA MORRISON, HUSBAND AND WIFE, JOHN HOILAND AND BARBARA HOILAND, HUSBAND AND WIFE, AND KENNETH TROSETH AND SHARON TROSETH, HUSBAND AND WIFE OCTOBER 5, 2001 OCTOBER 9, 2001 20011009002310 24. FINANCING STATEMENT AND THE TERMS AND CONDITIONS THEREOF: SECURED PARTY: DEBTOR: COVERS: RECORDED: RECORDING NO.: J.P. HUN LLC, ET AL, SECURED CREDITORS; PATRICK HUNSAKER AND ANN MARIE HUNSAKER, HUSBAND AND WIFE, JAMES HUNSAKER AND DENISE HUNSAKER, HUSBAND AND WIFE; JOHN HUNSAKER AND NORMA JEAN HUNSAKER, HUSBAND AND WIFE, TIMOTHY HUNSAKER AND BONNIE HUNSAKER, HUSBAND AND WIFE, BRIAN MORRISON AND CORA MORRISON, HUSBAND AND WIFE; JOHN HOILAND AND BARBARA HOILAND, HUSBAND AND WIFE, AND KENNETH TROSETH AND SHARON TROSETH, HUSBAND AND WIFE SHAMROCK HIGHLANDS LLC FIXTURES ("PERSONAL PROPERTY") OCTOBER 9, 2001 20011009002312 25. ASSIGNMENT OF DEED OF TRUST GIVEN IN THE FORM OF A SECURITY DEVICE AND THE TERMS AND CONDITIONS THEREOF: ASSIGNOR: ASSIGNEE: RECORDED: RECORDING NO.: Subdivision Guarantee GNT004 BASE CAPITAL, L.L.C., A WASHINGTON LIMITED LIABILITY COMPANY U.S. BANK NATIONAL ASSOCIATION OCTOBER 26, 2001 20011026001657 Page 7 of 9 26. DEED OF TRUST AND THE TERMS AND CONDITIONS THEREOF: GRANTOR: TRUSTEE: BENEFICIARY: ORIGINAL AMOUNT: DATED: RECORDED: RECORDING NO.: SHAMROCK HIGHLANDS, LLC PRLAP, INC., A WASHINGTON CORPORATION BANK OF AMERICA, N.A. $2,095,000.00 DECEMBER 1, 2003 DECEMBER 12, 2003 20031212002038 (COVERS PROPERTY HEREIN DESCRIBED AND OTHER PROPERTY) 27. AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: RECORDED: DECEMBER 12, 2003 RECORDING NO.: 20031212002038 Order No20032764 REGARDING: CONSENT TO SUBORDINATE FINANCING AND AGREEMENT OF SUBORDINATION 28. AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: RECORDED: DECEMBER12,2003 RECORDING NO.: 20031212002040 REGARDING: SUBORDINATION sss Subdivision Guarantee GNT004 Page 8 of 9 Order No.: 20032764 EXHIBIT "A" PARCEL A: THE EAST V2 OF THE SOUTHWEST 1/4 OF THE SOUTHEAST 1/4 OF THE SOUTHEAST 1/4 OF SECTION 10, TOWNSHIP 23 NORTH, RANGE 5 EAST W.M.; EXCEPT THE EAST 100 FEET OF THE SOUTH 150 FEET THEREOF; AND EXCEPT THE SOUTH 42 FEET THEREOF AS CONVEYED TO KING COUNTY FOR SOUTHEAST 128TH STREET BY DEED RECORDED UNDER KING COUNTY RECORDING NOS. 5755891 AND 5755892; SITUATE IN THE CITY OF RENTON, COUNTY OF KING, STATE OF WASHINGTON. PARCEL B: THE EAST 100 FEET OF THE SOUTH 150 FEET OF THE EAST V2 OF THE SOUTHWEST 1/4 OF THE SOUTHEAST 1/4 OF THE SOUTHEAST 1/4 OF SECTION 10, TOWNSHIP 23 NORTH, RANGE 5 EAST W.M.; EXCEPT THE SOUTH 42 FEET THEREOF AS CONVEYED TO KING COUNTY FOR SOUTHEAST 128TH STREET BY DEED RECORDED UNDER KING COUNTY RECORDING NO. 5755891; SITUATE IN THE CITY OF RENTON, COUNTY OF KING, STATE OF WASHINGTON. .. THIS SKETCH IS PROVIDED, WITHOUT CHARGE, FOR YOUR INFORMATION. IT IS NOT INTENDED TO SHOW ALL MATTERS RELATED TO THE PROPERTY INCLUDING, BUT NOT LIMITED TO, AREA, DIMENSIONS, EASEMENTS, ENCROACHMENTS OR LOCATIONS OF BOUNDARIES. IT IS NOT A PART OF, NOR DOES IT MODIFY, THE COMMITMENT OR POLICY TO WHICH IT IS ATTACHED. THE COMPANY ASSUMES NO LIABILITY FOR ANY MA TIER RELATED TO THIS SKETCH. REFERENCE SHOULD BE MADE TO AN ACCURATE SURVEY FOR FURTHER INFORMATION. ·- 16 Al :s S53.•4 455S/22 SECTION: 10 TOWNSHIP: 23N RANGE: OSE a,21 AC ~ 2.99 ~ IIOIIIJ 4S5S/21 l!3!1."" 4.52 AC IID40 4SSS12D r· r· ~ .· ... j;, . .:r 330 .:;,e 4.77 &C 8Dllll ~ ~--~----~--------·---------sns.12 s.e.12&TH.sr. EST. 1866 U5'-1.i!B ------·---•--.-~---~----------lil i.i ·,:._~ .,S.E.121THST ----- r . ----------.... '!fl~ ,., "' BO DU'l'"."ni.43 t '" . I Bi!,•>J I ,;e r,;o , 30 -~--~".'.~!5'S'~!I-: --. . 46'{1f'35S ""<is~, ----~ I .... 1. 2. 1. 2. 3. 4. SCHEDULE OF EXCLUSIONS FROM COVERAGE OF THIS GUARANTEE Except to the e-nt that specific assurances are provided In Schedule A of this Guarantee, the Company assumes no liability for loss or damage by reason of the following: (a) Defects, liens, encumbranees, adverse claims or other matters against the tiUe, whether or not shO)Nn by the public recon:ls. (b) (1) Taxes or assessments of any taxing authority that levies taxes or assessments on real property; or, (2) Proceedings by a public agency which may result in taxes or assessments, or notices of such proceedings, whether or not the matters excluded under (1) or (2) are shown by the records of the taxing authority or by the public records. (c) (1) Unpatented mining claims; (2) reservations or exceptions in patents or in Ads authorizing the issuance thereof; (3) water rights, claims or title to water, whether or not the matters excluded under (1 ), (2) or (3) are shown by the public records. Notwithstanding any specific assurances which are provided In Schedule A of this Guarantee, the Company assumes no liability for loss or damage by reason of the following: (a) Defects, liens, encumbrances, adverse claims or other matters affecting the title to any property beyond the lines of the land expressly desaibed in the desaiption set forth in Schedule (A). (C) or in Part 2 of this Guarantee, or tiUe to streets, roads, avenues, lanes, ways or waterways to which such land abuts, or the right to maintain therein vaults, tunnels, ramps or any structure or improvements, or any rights or easements therein, unless such property, rights or easements are expressly and specifically set forth in said description. (b) Defecls, liens, encumbrances, adverse claims or other matters, whether or not shown by the public records; (1) which are created, suffered, assumed or agreed to by one or more of the Assureds; (2) which result in no loss to the Assured; or (3) which do not result in the invalidity or potential invalidity of any Judicial or non-judicial proceeding which is within the scope and purpose of the assurances provided. (c) The identity of any party shown or referred to in Schedule A. (d) The validity, legal effect or priority of any matter shown or referred to in this Guarantee. GUARANTEE CONDITIONS AND STIPULATIONS Definition of Terms. The following terms when used in the Guarantee mean: (a) the "Assured''. the party or parties.named as the Assured in this Guarantee, or on a supplemental writing executed by the Company. (b) 'land": the land described or referred to in Schedule (A), (CJ or in Part 2, and improvements affixed thereto which by law constitute real property. The term "land" does not include any property beyond the lines of the area described or referred to in Schedule (A), (C) or in Part 2. nor any right, tiUe, interest, estate or easement in abutting streets, roads, avenues, alleys, lanes, ways or waterways. (c) "mortgage": mortgage, deed of tn..-,, trust deed. or other security instrument. ( d) ''public records": records established under state statutes at Date of Guarantee for the purpose of imparting constructive notice of matters relating to real property to purchasers for value and withoul knowledge. (e) "date": the effective date. Notice of Claim to be Given by Assured Claimant. An Assured shall notify the Company promptly in writing in case knowledge shall come to an Assured hereunder of any daim of title or interest which is adverse to the trtle to · the estate or interest, as stated herein. and which might cause loss or damage for which the Company may be liable by virtue of this Guarantee. If prompt notice shall not be given to the Company, then all Jiability of the Company shall terminate with regard to the matter or matters for which prompt notice is required, provided, however, that failure to notify the Company shall in no case prejudice the rights of any Assured under this Guarantee unless the Company shall be prejudiced by the failure and then only to the extent of the prejudice. No Duty to Defend or Prosecute, The Company shall have no duty to defend or prosecute any action or proceeding to which the Assured is a party. notwithstanding the nature of any allegation in such action or proceeding. Company's Option to Defend or Prosecute Actions; Duty of Assured Claimant to Cooperate. _ Even though the Company has no duly to defend or prosecute as set forth in Paragraph 3 above: (a) (b) (C) (d) The Company shall have the right, at its sole option and cost, to institute and prosecute any action or proceeding. interpose a defense, as limited in (b), or to do any other act which in its opinion may be necessary or desirable to establish the title to the estate or interest as stated herein. or to establish the lien rights of the Assured, or to prevent or reduce loss or damage to the Assured. The Company may take any appropriate action under the terms of this Guarantee. whether or not it shall be liable hereunder, and shall not thereby concede liability or waive any provision of this Guarantee. If the Company shall exercise its rights under this paragraph, it shall do so diligently. If the Company elects to exercise its options as stated in Paragraph 4(a) the Company shall have the right to select counsel of rts choice ( subject to the right of such Assured to object for reasonable cause) to represent the Assured and shall. not be liable for and will not pay the fees of any other counsel, nor will the Company pay any fees, costs or expenses incurred by an Assured in the defense of those causes of action which allege matters not covered by this Guarantee. Whenever the Company shall have brought an action or interposed a defense as permitted by the provisions of this Guarantee. the Company may pursue any litigation to final determination by a court of competent jurisdiction and expressly reserves the right, in its sole discretion, to appeal from an adverse judgment or on:ler. in all cases where this Guarantee permits the. Company to prosecute or provide for the defense of any action or proceeding, an Assured shall secure to the Company the right to so prosecute or provide for the defense of any action or proceeding, and all appeals therein, and permit the Company to use, at its option, the name of such Assured for this purpose. Whenever requested by the Company, an Assured, at the Company's expense, shall give the Company all reasonable aid in any action or proceeding, securing evidence, obtaining witnesses, prosecuting or defending the action or lawful act which in the opinion CLTA Guarantee Conditions and Stipulations (Revised 12/15/95) s. 6. 7. 8. of the Company may be necessary or desirable to establish the title to the estate or interest as stated herein, or to establish the lien rights of the Assured. If the Company is prejudiced by the failure of the Assured to furnish the required cooperation, the Company's obligations to the Assured under the Guarante<. shall terminate. Proof of Loss or Damage. In addition to and after the notices required under Sedion 2 of these Conditions and Stipulations have been provided to the Company. a proof of loss or damage signed and sworn to by the Assured shall be furnished to the Company within ninety (90) days after the Assured shall ascertain the facts giving rise to the loss or damage. lhe proof of loss or damage shall describe the matters covered by this Guarantee which constitute the basis of loss or damage and shall state, to the extent possible, the basis of calculating the amount of the loss or damage. If the Company is prejudiced by the failure of the Assured to provide the required proof of loss or damage, the Company's obligation to such assured under the Guarantee shall terminate. In addition, the Assured may reasonably be required to submit to examination under oath by any authorized representative of the Company and shall produce for examination, inspection and copying, at such reasonable times and places as may be designated by any authorized representative of the Company, all records. books, ledgers. checks, correspondence and memoranda, whether bearing a date before or after Date of Guarantee, which reasonably pertain to the loss or damage. Further, if requested by any authorized representative of the Company. the Assured shall grant its permission, in writing. for any authorized representative of the Company to examine, inspect and copy all records, books, ledgers, checks, correspondence and meJ.oranda in the custody or control of a third party, which reasonably pertain to the losf or damage. All information designated as ccnfidential by the Assured provided to the Company pursuant to this Section shall not be disclosed to others unless. in the reasonable judgment of the Company, it is necessary in the administration of the claim. Failure of the Assured to submn for examination under oath, produce other reasonably requested information or grant permission to· secure reasonably necessary i~nnation from third parties as required in the above paragraph, unless prohibited by law or governmental regulation, shall terminate any liability of the Company under this Guarantee to the Assured for that claim. Options to Pay or Otherwise Settle Claims: Termination of Uabllity. In case of a claim under this Guarantee, the Company shall have the following addnional options: (a) To Pay or Tender Payment of the Amount of Liability or to Purchase the Indebtedness. The Company shall have the option to pay or settle or compromise for or in the name of the Assured any claim which could result in loss to the Assured within the coverage of this Guarantee. or to pay the full amount of this Guarantee or, if this Guarantee is issued for lhe benefit of a holder of a mortgage or a lienholder, the Company shall have the option to purchase the indebtedness secured by said mortgage or said lien for the amount owing thereon, together with any costs, reasonable attorneys' fees and expenses incurred by the Assured claimant which were authorized by the Company up to the time of purchase. Such purchase, payment or tender of payment of the full amount of the Guarantee shall terminate all liability of the Company hereunder. In the event after notice of claim has been given to the Company by the Assured the Company offers to purchase said indebtedness, the owner of such indebtedness shall transfer and assign said indebtedness. together with any collateral security, to the Company upon payment of the purchase price. Upon the exercise by the Company of the option provided for in Paragraph (a) the Company's obligation to the Assured under this Guarantee for the claimed loss or damage, other than to make the payment required in that paragraph, shall terrninate, including any obligation to continue the defense or prosecution of any ht,gation for which the Company has exercised its options under Paragraph 4, and the Guarantee shall be surrendered to the Company for cancellation (b) To Pay or Otherwise Settle With Parties Other Than the Assured or Wrth the Assured Claimant. To pay or otherwise settle with other parties for or in the name of an Assured claimant any claim assured against under· this Guarantee. together with any costs, attorneys' fees and expenses incurred by the Assured claimant which were authorized by the Company up to the time of payment and which the Company is obligated to pay. Upon the exercise by the Company of the option provided for in Paragraph (b) the Company's obligation to the Assured under this Guarantee for the claimed loss or damage. other than to make the payment required in that paragraph shall terminate, including any obligation to continue the defense or prosecution of any litigation for which the Company has exercised its options under Paragraph 4 Determination and El<lent of Liability. This Guarantee is a contract of Indemnity against actual monetary loss or damage sustained or incurred by the Assured claimant who has suffered loss or damage by reason of reliance upon the assurances set forth in this Guarantee and only to the extent herein described. and subject to the Exclusions From Coverage of This Guarantee The liability of the Company under this Guarantee to the Assured shall not exceed the least of: · (a) the amount of liability stated in Schedule A or in Part 2; (b) the amount of the unpaid principal indebtedness secured by the mortgage of an Assured mortgagee, as limited or provided under Section 6 of these Conditions and Stipulations or as reduced under Section 9 of these Conditions and Stipulations, at the time the loss or damage assured against by this Guarantee occurs. together with interest thereon; or (c) the difference between the value of the estate or interest covered hereby as slated herein and the value of the estate or interest subject to any defect, lien or encumbrance assured against by this Guarantee. Limitation of Liability. (a) H the Company establishes the title, or removes the alleged defect, lien or encumbrance, or cures any other matter assured against by ~is Guarantee in a reasonably diligent manner by any method, including litigation and the completion of any appeals therefrom. ii shall have fully performed its obligations with respeci to that matter and shall not be liable for any loss or damage caused thereby. CONDITIONS AND STIPULATIONS<. ,INUED (b) In the event of any litigation by the Company or with the Company's consent. the Company shall have no liability for loss or damage unhl there has been a Final determination by a court of competent jurisdiction, and disposition of all appeals therefrom, adver.;e to the title, as stated herein. (c) TIie Company shall not be liable for loss or damage to any Assured for liability voluntarily assumed by the Assured in settling any claim or suit without the prior written consent of the Company. 9, Reduction of Liability or Termination of Liability. All payments under this Guarantee, except payments made for costs, attorneys' fees and expenses pursuant to Paragraph 4 shall reduce the amount of liability pro tanlo. 1 O. Payment of Loss. (a) No payment shall be made without·producing this Guarantee for endorsement of the payment unless the Guarantee has been lost or destroyed, in which case proof of loss or destruction shall be furnished to the satisfaction of the Company. (b) When liability and the extent of loss or damage has been definitely fixed in accordance with.these Conditions and Stipulations, the loss or damage shall be payable ~n thirty (30) days thereafter. 11. Subrogation Upon Payment or Settlemenl Whenever the Company shall have settled and paid a daim under this Guarantee, all right of subrogation shall vest in the Company unaffected by any act of the Assured daimant. · The Company shall be subrogated to and be entitled to all rights and remedies which the Assured would have had against any person or property in respect to the daim had this Guarantee not been issued. If requested by the Company, the Assured shall transfer to the Company all rights and remedies against any person or property necessary. in order to perfect this right of subrogation. TIie Assured shall permit the Company to sue, compromise or settle in the name of the Assured and to use the name of the Assured in any transaction or litigation involving these rights or remedies. If a payment on account of a daim does not fully cover the loss of the Assured the Company shall be subrogated to all rights and remedies of the Assured after the Assured shall have recovered its principal, interest, and costs of collection. 12. Arbitration. Unless prohibited by applicable law, either the Company or the Assured may demand arbitration pursuant to the TiUe Insurance Arbitration Rules of the American Arbitration Association. Arbitrable matters may indude, but are not limited to, any controversy or daim between the Company and. the Assured arising out of or relating to this Guarantee, any service of the Company in connection with its issuance or the breach of a Guarantee provision or other obligation. All arbitrable matters when the Amount of Liability is $1.000,000 or less shall be arbitrated at the option of either the Company oi the Assured. All arbitrable matters when the amount of liability is in excess of $1,000.000 shall be arbitrated only when agreed to by both the Company and the Assured. The Rules in effect at Date of Guarantee shall be binding upon the parties. The award may include attorneys' fees only if the laws of the state in which the la,.:; is located permits a court to award attorneys' tees to a prevailing party. Judgment upon the award rendered by the Arbitrator( s) may be entered in any court having jurisdiction thereof. · The law of the situs of the· land sha·11 apply to an arbitration under the Trtle Insurance Arbitration Rules. A copy of the Rules may be obtained from the Company upon request. 13. Liability Limited to This Guarantee; Guarantee Entire Contract (a) This Guarantee together with all endorsements, if any, attached hereto by the Company is the entire Guarantee and contract between the Assured and the Company. In interpreting any provision of this Guarantee, this Guarantee shall be construed as a whole.' (b) Any claim of loss or damage, whether or not based on negligence, or any action asserting such daim. shall be restricted to this Guarantee. (c) No amendment of or endorsement to this Guarantee can be made except by a writing endorsed hereon or attached hereto signed by either the President, a Vice Presiden~ the Secreta,y. an Assistant Secretary, or validating officer or authorized signatory of the Company. 14. Notices, Where Sent. All notices required to be given the Company and any statement in writing required to be furnished the Company shall include the number of this Guarantee and shall be addressed to: Consumer Affairs Department, P.O. Box 27567, Richmond. Virginia 23261-7567. CLTA Gua:antee Conditions and Stipulations (Revised 12/15/95) (~ MEMORANDUM DATE: TO: Construction Services, Fire Pr tion, Plan Review, EDNSP, Project Planner Neil Watts, Development Services Division Director New Prefiminary Application: $-h~nci-f (e.~iV\il\ §Yj ~Id FROM: SUBJECT: LOCATION: \2Y.Ot:t J'-t8t'--Ave ~E . ------------------------- PR EA PP NO. ~-p~~-: _o_~_-_OLJ.-=sc-.-~~~~~~~~~~ A meeting with the applicant has been scheduled for ) I ' .. OQ tZ.IY\. , Thursday, Jl,\,h..CG ( 3 , zetJZ.., , in one of the 6th floor conference rooms (new City Hall). If this meeting is scheduled at 10:00 AM, the MEETING MUST BE CONCLUDED PRIOR TO 11 :00 AM to allow time to prepare for the 11 :00 AM meeting. Please review the attached project plans prior to the scheduled meeting with the applicant. You will not need to do a thorough "permit lever review at this time. Note only major issues that must be resolved prior to formal land use and/or building permit application submittal. t1~~::~;~Wfitte~comme~.~-ic(·.·~~~:_'.~-~-· Beforeffie meeting. Thank you. DEVELOPMENT PLANNING CITY OF RENTON MAR 'O 4 2004, ·. J:GclVED ~-. . 1-{.L H:\Division.s\Develop.ser\Dev & Plan.ing\ Template\Preapp2 Revised 9/00 ... r •. DATE: TO: FROM: SUBJECT: CITY OF RENTON FIRE PREVENTION BUREAU MEMORANDUM ' May 30, 2002 Jason Jordan, Planner Al Jim Gray, Assistant Fire Marshal J,:r Shamrock Preliminary Plat, 12409 148th AV. SE Fire Department Comments: Revised 1. A fire hydrant with 1000 GPM fire flow is required within 300 feet of all new single-family structures. If the building square footage exceeds 3600 square feet in area, the minimum fire flow increases to 1500 GPM and requires two hydrants within 300 feet of the structure. 2. A fire mitigation fee of $488.00 is required for all new single-family structures. 3. Fire Department accessroadways require a minimum 20 Foot paved roadway with an approved fire department turnaround. See attached diagram. Dead end roadways over 500 feet in length require sprinklers in the houses up 700 feet in length. Dead end access roadways over 700 feet in length require a second means of access. 4. All building addresses shall be visible from the public street Please feel free to contact me if you have any questions. ,- .... ~ w DC 1- C/l u ::J . Cl] ::J a... u -' Cl] ::J a... ~ w w CIC 1-(/J u ::J Cl] ::J a... FIRE A ARATUS ACCESS ROt\Ds_ RENTON FI PREVENTION BUREAU . -. TUF:lNING RADIUS 25-FEET INSIDE '15-FEET OUTSIDE ~ TURNING . RADIUS 25-FEET INSIDE 45-FEET OUTSIDE 55-FEET . • 55- FEET To: CITY OF RENTON MEMO PUBLIC WORKS ,. From: Jason Jordan Juliana Sitthidet June 11, 2002 Date: Subject: PreApplication Review Comments PREAPP No. 02-043 Shamrock Plat NOTE ON PRELIMINARY REVIEW COMMENTS CONTAINED IN THIS REPORT: The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant. The applicant is cautioned that information contained in this summary niay be subject to modification and/or concurrence by official decision makers (e.g. Hearing Examiner, Boards of Adjustment, Board of Public Works and City Council). Review comments may also need to be revised based on site planning and other design changes required by the City or made by the applicant. I have reviewed the preliminary application for this plat, located at NE 4th Street and portions of Nile Ave NE/ 148th Ave. SE. WATER 1. The proposed development is within the water service area of Water District 90 (WD 90). The applicant shall obtain a certificate of water availability from the District and provide it the City prior to the approval of the preliminary plat. A fire flow analyses and field flow test of hydrants will be required to verify that the District's system can provide a minimum of 1,000 gpm of available fire fl.ow. Results of analysis and flow tests shall be submitted to the City along with the certificate of water availability to ensure that adequate flow rate and pressure is available to serve the development. 2. The proposed project is located outside an Aquifer Protection Zone. SANITARY SEWER 1. A s~wer main extension within the plat (10" sewer main) and on Nile Ave NE/ 148th Avenue SE (fronting the parcels that are part of the plat) will be required. A new connection to NE 4th Street will also be required. 2. Existing septic systems shall be abandoned in accordance with King County Health Department prior to recording of the plat 3. The parcels are subject to the East Renton Interceptor Special Assessment District (SAD). Fees are collected at the time the utility construction permit is issued. ~ 'l,<i(l ~ \o+. 4. Parcels 102305-9040 and 102305-9304 are subject to the Centex Latecomer. The fees are $37,447.28 and $7,076.65 respectively. 5. The Sanitary Sewer System Development Charges (SDC) is $760 per lot. These are payable at the time the utility construction permit is issued. Shamrock Plat 06/11/02 Page2 SURFACE WATER 1. It appears that part of the site is draining to Honey Creek basin. No diversion of runoff to Maplewood Creek (Cedar River basin) will be allowed. 2. Due to downstream flooding and erosion problems, staff is recommending a SEP A condition requiring this project to corn.ply with the 1998 King County Surface Water Design Manual to meet both detention (Level 2 flow control) and basic waterquality improvements. However, if other permits are required and a stricter standard is imposed, staf(recornmends that, in the interest of a singular drainage report, the same standard be applied throughout the proj·ect. 3. The Surface Water System Development Charges (SDC) are $525 per building lot. These are payable at the time the utility construction pennit is issued. TRANSPORTATION 1. Street improvements including, but not limited to paving, sidewalks, curb and gutter, storm drain, landscape, street lighting and street signs will be required along NE 4nd Street and streets interior to the plat. 2. An extension of the proposed street within the plat to the west property line, for the future continuity of NE 5th Street will be required. 3. Per City of Renton code, when length of street is from 300' to 500' a cul-de-sac is required. From 500' to 700' in length a cul-de-sac is required and fire sprinkler system is required .. For streets longer than 700' a secondary access is required. ~ 4. All wire utilities shall be installed underground per the City of Renton Undergrounding Ordinance. GENERAL COMMENTS 1. All required utility, drainage and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a licensed Civil Engineer. 2. Permit application must include an itemized cost of construction estimate for these improvements. The fee for review and inspection of these improvements is 5% of the first $100,000 of the estimated construction costs; 4% of anything over $100,000 but less than $200,000, and 3% of anything over $200,000. Half the fee must be paid upon application. 3. If you have any questions, call Juliana Sitthidet at 425-430-7278 CC: Kayren Kittrick DATE: TO: FROM: SUBJECT: CITY OF RENTON Planning/Building/Public Worlcs MEMORANDUM June 13, 2002 Pre-Application File No. 02-043 Jason E. Jor~ssociate Planner Shamrock Plat General: We have completed a preliminary review of the pre-application for the above- referenced development proposal. The following comments on development and permitting issues are based on the pre~application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Zoning Administrator, Board of Adjustment, Board of Public Works, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available for purchase for $55, plus tax, from the Finance Division on the first floor of City Hall. Development Regulations are also available for review at no charge in the office of the City Clerk, on the 6th floor and at the Renton Library. Project Proposal: The subject property consists of two parcels totaling 4.5-acres located north of NE 4th Street. The proposal is to subdivide the parcel into 8 lots suitable for single family development and provide a large detention facility. The properties are currently vacant and undeveloped. It should be noted that this project is also connected to 8 other parcels located in King County that would be developed concurrently with this proposal. While that development is actively pursuing land use applications through King County, the City of Renton strongly recommends that both projects be designed to be a cohesive development. Zoning/Density Requirements: The subject property is located within the Residential - 5 dwelling units per acre (R-5) zoning designation. Density calculations are based on net parcel size, excluding sensitive areas and right-of-ways. The proposal submitted is for 8 units and arrives at a gross density of approximately 1.7 du/ac, which is within the density range allowed by code. However, in order to fully calculate the net density associated with the proposal, the square footage of any proposed right-of-way, private drives serving more than three lots and any critically sensitive environmental areas would need to be deducted from the overall gross property area. Development Standards: The R-5 zone is subject to the following dimensional standards. Pre-App02-043 R-5 8 lot shpl-H with wetlands and density issues most of the plat is in the county.doc\ Minimum Lot Size, Width and Depth-The minimum lot size in the R-5 zone is 7,200 square feet. The minimum lot width, for parcels over one acre in size, is 60 feet for interior lots and 70 feet for comer lots. A minimum lot depth of 70 feet is also required. Setbacks -Setbacks are measured from the property lines to the nearest point of the structure. The required setbacks in the R-5 zone are as follows. ,. Front Yard 20-feet Rear Yard Side Yard 25 feet 5 feet for interior lots, 15 feet for comer lots Homes may be built up to easement lines but not intrude into the easement, this includes roof overhangs. Building Standards -The R-5 zone allows a maximum building coverage of 35% of the lot area. Building height is restricted to 30 feet and 2-stories. Access: Developing appropriate access, along with meeting lot width and lot area are issues for this proposal. The site is located in an area of the City where large lots still predominate and a road circulation system is not fully developed. The City encourages an interconnected road network and dead-end streets are permitted only in instances where a through street is not feasible or desirable. ' Critical Areas: Based on the pre-application material submitted, a wetland assessment was conducted. and the biologist concluded that the site has a Category II wetland located at the northwest corner of the site, which requires a SO-foot wetland buffer designed to protect the function and value of the wetland. The short plat plans do not show the delineated wetland boundary or its buffer. Nevertheless, depending on the location of the wetland, you may elect to request wetland buffer width averaging, which is allowed pursuant to the RMC 4-3-050M6f.: The municipal code states, Standard wetland buffer zones may be modified by averaging buffer widths. Upon applicant request, wetland buffer width averaging may be allowed by the Department Administrator only where the applicant demonstrates all of the following: • The averaging·is necessary to avoid denial of reasonable use to the applicant caused by circumstances peculiar to the property; and • That the wetland contains variations in sensitivity due to existing physical characteristics; and • That only low impact land uses would be located adjacent to areas where buffer width is reduced, and that such low impact land uses are guaranteed by covenant, deed restriction, easement or other legally binding mechanism; and • That width averaging will not adversely impact the wetland fanction and values; and • That the total area contained within the wetland buff er after averaging is no less than that contained within the required standard buffer prior to averaging; and • In no instance shall the buffer width be reduced by more than fifty percent (50%) of the standard buffer or be less than twenty-five feet (25') wide. Greater buffer width reductions require review as a variance per subsection N3 of this Section and RMC 4-9-250B; and Pre-App02-043 R-5 8 lot shpl-H with wetlands and density, issues most of the plat is in the county.doc\ ,. • Buffer enhancement in the areas where the buffer is reduced may be required on a case-uy- case basis where appropriate to site conditions, wetland sensitivity, and proposed land development characteristics. Environmental Review: As a critical area (wetland) has been identified on the subject property, environmental (SEP A) review will be required as part of the short plat application. The quantity of all cut and fills and the existence of any sensitive areas must be disclosed on the Environmental Checklist, as well as the other project plans and narratives. Permit Requirements: Hearing Examiner short plats with Environmental Review, will require a public hearing and Examiner approval. The estimated time f!'ame for the Hearing Examiner Short Plat approval is 8-12 weeks. The application fee is $1,000 for the short plat and $500 for the environmental review, plus $0.34 per mailing label required for notification to surrounding property owners within 300 feet of the site. Applicants are required to install a public information sign on the property. Detailed information regarding the land use application submittal is provided in the attached handouts. Once preliminary approval is received, the applicant must complete the required improvements and satisfy any conditions of the preliminary approval before the plat can be recorded. Fees: In addition to the applicable building and construction fees, the following mitigation fees would be required prior to the recording of the short plat. Credit for the existing residence would be given. + A Transportation Mitigation Fee based on $75 per each new average daily tn@ attributable to the project; + A Parks Mitigation Fee based on $530. 76 per new single family residence; an@ + A Fire Mitigation Fee based on $488 per new single family residenc@ + An Issaquah School District Impact Fee based on $2,937.00 per new single family residence. e, I Ji. fZ'W'""" ;-k,._ A handout listing all of the City's Development related fees in attached for your review. cc: Jennifer Henning Pre-App02-043 R-5 8 lot shpl-H with wetlands and density issues most of the plat is in the county.doc\ CITY OF RENTON ECONOMIC DEVELOPMENT NEIGHBORHOODS, AND STRATEGIC PLANNING MEMORANDUM DATE: TO: FROM: STAFF CONTACT: SUBJECT: June 12, 2002 JasonJ~ Rebecca Lind Don Erickson Shamrock Preliminary Plat, 12409 148th Avenue SE; PRE-02-043 The subject portion of the Shamrock Preliminary Plat located in the City of Renton and referred to as the Bales Property is 4.77 acres in size and abuts NE 4th Street on the south. It is located approximately midway between Nile Avenue NE on the east and Hoquiam Avenue NE on the west. This portion located in Renton is designated Residential Rural on the City's Comprehensive Land Use Map and is zoned R-5, Residential-5 du/acre. Intent of the Residential Rural Land Use Designation Objective LU-I: Preserve open space and natural resources and protect environmentally sensitive areas by limiting residential development in critical areas, areas identified as part of a city-wide or regional open space network, or agricultural lands within the City. Relevant Comprehensive Plan Land Use Policies Policy LU-26. Maximum development densities should range from I home per IO acres to 5 homes per acre in Residential Rural except in areas with significant environmental constraints including but not limited to: steep slopes, erosion hazard, flood-plains, and wetlands where density shall not exceed I home per acre. Policy LU-28. To provide for more efficient development patterns and maximum preservation of open space, residential development may be clustered in Residential Rural designations. Objective LU-M: Provide more linkages within and between neighborhoods by developing a system of residential streets which serves both vehicles and pedestrians and creates a continuous, efficient, interconnected network of roads and pathways throughout the City without unduly increasing pass through traffic. Policy LU-70. Streets, sidewalks, pedestrian or bike paths in a neighborhood development should be arranged as an interconnecting network. Policy LU-71. New streets should be designed to provide convenient access and a choice of routes between homes and parks, schools, shopping, and other community destinations. Objective LU-N: Promote development of attractive, walkable communities by ensuring that streets are safe, convenient, and pleasant for pedestrians and will visually enhance neighborhoods. Shamrock Preliminary Plat, Bai ... _ Property Portion 06/12/02 2 Policy LU-77. Sidewalks or walking paths slwuld be provided along residential streets; Sidewalk or waling path width should be ample to safely and comfortably accommodate pedestrian traffic. Policy LU-79. La.nd should generally be subdivided and blocks sized to minimize walking distances and provide convenient routes between destination points,. Policy LU-80. La.nd should be arranged in blocks divided into lots with all lots required to front on a public street or a park. Analysis: The above objectives and policies support a high level of street and sidewalk interconnectivity in new neighborhoods as well as between new and older neighborhoods. The Bales Property portion of this preliminary plat clearly does not comply with Policy LU-80 in that four of the proposed eight lots (Lots # 122-125) do not front on a public street or park. In the Shamrock Property portion to the north, Lots # 12, and 13 similarly do not currently front on a public street. In tenns of inter-connectivity with surrounding plats and future streets staffbelieves that a master street plan for the area would be desirable, giving some assurance that future plats will have reasonable ingress and egress. There also is a concern about the current proposal's failure to show SE 124th Street connecting to the alignment of this street (Ne 6th Street in Renton) to the west. Future plans call for this street acting as a local east-west by-pass for NE 4th Street. As currently proposed, Lots # 12, 13, 14, and 15 would appear to preclude such a future connection. Also, it is unclear where Lyons Avenue NE goes since it is shown terminating in a temporary tum-around. Previously (August, 2001) this street was shown intersecting with SE 125th Street, if extended. The Bales Property portion of the Shamrock Preliminary Plat appears to comply with Policy LU-26 as well. The calculated density for this Renton portion is l. 77 units per net acre. Recommendation: Support the subject proposed preliminary plat subject to revisions that will allow the intersection of Lyons A venue NE with SE 125th Street (if extended to the west) in the future. This would appear to require the elimination of Lot# 78. Support the Shamrock portion of this plat, to the north , subject to revisions that will allow for the extension of SE 124 th Street (NE 6th Street in Renton) to the west in the future. This would require the realignment of Lots# 12, 13, 14 and 15. Attachments cc: Don Erickson H:\EDNSP\lnterdepanmental\Development Review\Preapps\Comments\PREAPP\RR\Sbamrock Preliminary Plat.doc\d KBS Ill Partners. LLC Request for Sewer Availability outside City Limits (Luck. et al) 06/12/2002 City of Renton Sharock Prehm Plat -Renton Portion Density Worksheet for Development in the R-5 Zone New development in the R-5 Zone may not exceed a maximum density of 5 dwelling units per net developable acre. (Section 4-31-4.3.D.2) No minimum density is required. 1) Total parcel size minus street r-o-ws and sensitive areas: 196381.00jsquare feet 2) Net Acreage (line 1 divided by 43560): 4.51 acres 3) Maximum allowed dwelling units and associated density: dwelling units net density I Max. 22 4.88 4) 196381.00 sq ft and[Tidwelling units result in a density of 1.77 d.u./acre. Deductions from gross area: estimated 11,400 sq ft for street r-o-w. H:\DMSION.S\DEVELOP.SER\DEV&P1.AN.ING\R-5CALC.J<l.S 1' Printed: 03-04-2004 Payment Made: b.tTY OF RENTON 1055 S. Grady Way Renton, WA 98055 Land Use Actions RECEIPT Permit#: LUA04-030 03/04/2004 02:57 PM .r Receipt Number: R0401063 Total Payment: 2,503.70 Payee: SHAMROCK HIGHLANDS LLC Current Payment Made to the Following Items: Trans Account Code Description 5010 000.345.81.00.0007 Environmental Review 5011 000.345.81.00.0008 Prelim/Tentative Plat 5955 000.05.519.90.42.1 Postage Payments made for this receipt Trans Method Description Amount Payment Check #1006 2,503.70 Account Balances Amount 500.00 2,000.00 3.70 Trans Account Code Description Balance Due 3021 5006 5007 5008 5009 5010 5011 5012 5013 5014 5015 5016 5017 5018 5019 5020 5021 5022 5023 5024 5036 5909 5941 5954 5955 5998 303.000.00.345.85 000.345.81.00.0002 000.345.81.00.0003 000.345.81.00.0004 000.345.81.00.0006 000.345.81.00.0007 000.345.81.00.0008 000.345.81.00.0009 000.345.81.00.0010 000.345.81.00.0011 000.345.81.00.0012 000.345.81.00.0013 000.345.81.00.0014 000.345.81.00.0015 000.345.81.00.0016 000.345.81.00.0017 000.345.81.00.0018 000.345.81.00.0019 0 000.345.81.00.0024 000.345.81.00.0005 000.341.60.00.0024 000.341.50.00.0000 604.237.00.00.0000 000.05.519.90.42.1 000.231.70.00.0000 Park Mitigation Fee Annexation Fees Appeals/Waivers Binding Site/Short Plat Conditional Use Fees Environmental Review Prelim/Tentative Plat Final Plat PUD Grading & Filling Fees Lot Line Adjustment Mobile Home Parks Rezone Routine Vegetation Mgmt Shoreline Subst Dev Site Plan Approval Temp Use or Fence Review Variance Fees Conditional Approv~~NN\NG Comprehensiv~-J~JoP~RtNTON Booklets/EI~~::OF R Maps (Taxable) · ~no~ Special Deposi ts~~R n ~ ~ ~~:tage i\EC~\~f\Q) .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 Geotechnical Engineering Water Resources Solid and Hazardous Waste Ecological/Biological Sciences Geologic Assessments Associa-ted. Earth Sciences, Inc.; Subsurface Exploration,· Geologic Hazards, and Preliminary Geotechnical Engineering Report SHAMROCK NURSERY PROJECT Renton, Washington Prepared for CamWest Development, Inc. Project No. KE01508G September 7, 2001 . N\NG OEV~~i~WE~ MAR O ~_ 1.0tl4 REtlfq~~\D) SUBSURFACE EXPLORATION, GEOLOGIC HAZARDS, AND PRELil\flNARY GEOTECHNICAL ENGINEERING REPORT SHAMROCK NURSERY PROJECT Renton, Washington Prepared for: Cam West Development, Inc. 9720 NE 120m Place, Suite 100 Kirkland, Washington 98034 Prepared !Jy: Associated Earth Sciences, Inc. 911 5m Avenue, Suite 100 Kirkland, Washington 98033 425-827-7701 Fax: 425-827-5424 September 7, 2001 Project No. KE01508G Shamrock Nursery Project Renton, Washington 1.0 INTRODUCTION Subsurface Exploration, Geologic Haz.ards, and Preliminary Geotechnical Engineering Report Project and Site Conditions I. PROJECT AND SITE CONDITIONS This report presents the results of our subsurface exploration, geologic hazard, and preliminary geotechnical engineering study for the. CamWest Development, Inc. (CamWest) Shamrock Nursery project. Our recommendations are preliminary in that definite building locations and construction details have not been finalized at the time of this report. The approximate location of the subject site is shown on the Vicinity Map, Figure 1. The property boundaries and the locations of the explorations conducted at the site, as well as other pertinent site features are shown on the Site and Exploration ~Ian, Figure 2. In the event that any changes in the nature, design, or location of the structures are planned, the conclusions and recommendations contained in this report should be reviewed and modified, or verified, as necessary. 1.1 Purpose and Scope The purpose of this study was to provide subsurface data to be used in the preliminary design and development of the above-mentioned project. Our study included a review of available geologic literature, a review' of subsurface exploration data previously collected at the site by Terra Associates, Inc. (Terra), excavation of 13 additional exploration pits, and performing geologic studies to assess the type, thickness, distribution, and physical properties· of the subsurface sediments and shallow ground water conditions. Engineering studies were also conducted to assess the types of suitable foundations, allowable foundation soil bearing pressures, anticipated settlements, basement/retaining wall lateral pressures, floor support recommendations, detention pond considerations, and drainage considerations. This report summarizes our current fieldwork and offers development recommendations based on our present understanding of the project. 1.2 Authorization Written authorization to proceed with this study was granted by Ms. Sara Slatten of CamWest. Our study was accomplished in general accordance with our scope of work letter dated July 30, 2001. This report has been prepared for the exclusive use of CamWest and their agents, for specific application to this project. Within the limitations of scope, schedule, and budget, our services have been performed in accordance with generally accepted geotechnical engineering and engineering geology practices in effect in this area at the time our report was prepared. No other warranty, expressed or implied is made. September 7. 2001 ASSOCIATED EAR11l SCIENCES, INC. TJPlap-KEOl508G2 -PROJECTS\2001508\KElWP-W2K Page 1 Shamrock Nursery Project Renton, Washington 2.0 PROJECT AND SITE DESCRIPTION Subswface Exploration, Geologic Hazards, and Preliminary Geotechnical Engineering Report Project and Site Conditions The project site is irregularly shaped and includes several parcels of land northwest of the intersection of SE 128th Street and 148th Avenue SE in Renton, Washington (Figure 1). The total area of the site encompasses approximately 33 acres. The northern portion of the property is predominantly undeveloped and is vegetated by mixed second-growth forest with moderate to thick underbrush and open areas vegetated primarily by field grasses. Several small existing structures are located in the eastern portion of this area of the site. The southern portion of the property occupies approximately 225 feet of frontage along SE 128th Street and encompasses approximately 4.4 acres. This portion of the site, known as the Bales property, is undeveloped and vegetated predominantly by small trees with thick to moderate underbrush interspersed with open grassy areas. It is our understanding that an area in the northern portion of this parcel has been designated as wetland. The remaining portion of the project site encompasses approximately 19 acres and is occupied by a commercial nursery and irrigation business (Shamrock Nursery). The Shamrock Nursery property includes several residential structures, numerous greenhouses in disrepair, and many tree, shrubbery, and plant stock planting lots. A maze of several dirt roads provides access throughout most of the nursery property. Scattered about the property are trash and piles/bins, irrigation pipe, empty planting containers, and piles of dead trees and plants. It is our understanding that several areas of small wetland have been identified on the Shamrock _ Nursery property. The topography of the subject site generally slopes gently downward to the west at gradients ranging from less than 5 percent up to approximately 15 percent grade. Topographic gradients are steepest in the eastern portion of the site. It is oui tiriderstanding that project plans include subdividing the property for construction of new homes. In addition to roadways and homes, it is also our understanding that preliminary plans include construction of a detention pond on the southernmost parcel, just north of SE 128th Street. The layout of access roads and building lots was preliminary at the time this study was completed. · 3.0 SUBSURFACE EXPLORATION It is our understanding that a geotechnical study was previously conducted for the Shamrock Nursery property by Terra. The findings of this study were presented in Terra's report entitled "Shamrock Property," Project No. T-4839, dated March 30, 2001. The Terra study included excavation of 24 test pits on the Shamrock Nursery property and in the southern portion of the adjacent property to the north. The subsurface exploration data presented in the Terra report was used to assess subsurface conditions on the project site. The subsurface data provided by Terra was supplemented by an additional 13 exploration pits excavated on the site by Associated Earth Sciences, Inc. (AESI). The various types of sediments as well as the depths where the characteristics of the sediments changed are indicated on the AES! September 7, 2001 ASSOCIATED EARTH SCIENCES, INC. TJP!ap -K£01508G2. PROJECl'S12001508\KE1WP-W2K Page 2 Sham.rock Nursery Project Renton, Washington Subsurface Exploration, Geologic Hazards, and Preliminary Geotechnical Engineering Repon · Project and Site Conditions exploration logs presented in the Appendix. The test pit logs prepared for the Terra study are also included in the Appendix. The approximate locations of all of these explorations are shown on the Site and Exploration Plan, Figure 2. It should be noted that the depths indicated on the attached logs where conditions changed may represent gradational variations between sediment types in the field. Our explorations were approximately located in the field relative to staked locations surveyed by Triad Associates. The locations of the Terra test pits are based on the "Exploration Location Plan" included in the Terra March 2001 report. The conclusions and recommendations presented in this report are based, in part, on the exploration pits completed for this and previous study. The number, location, and depth of the explorations were completed within site and budgetary constraints. Because of the nature of exploratory work below ground, extrapolation of subsurface conditions between. field explorations is necessary. It should be noted that differing subsurface conditions may sometimes be present due to the random nature of deposition and the alteration of topography by past grading and/ or filling. The nature and extent of any variations between the field explorations may not become fully evident until construction. If variations are observed at that time, it may be necessary to re-evaluate specific recommendations in this report and make appropriate changes. 3 .1 Exploration Pits The exploration pits completed for our study were excavated with a track-mounted excavator. The exploration pits permitted direct, visual observation of subsurface conditions. Materials encountered in the exploration pits were studied and classified in the field an engineering geologist from our firm. All exploration pits were backfilled immediately after examination and logging. Selected samples were then transported to our laboratory for further visual classification and testing, as necessary. 4.0 SUBSURFACE CONDITIONS Subsurface conditions at the project site were inferred from the field explorations accomplished for this study by AESI and from review of the test pit logs and geologic descriptions provided in the previously referenced· geotechnical report prepared by Terra. Additional, regional geologic information was provided through review of applicable geologic literature. As shown on the attached AESI field logs, sediments encountered in our exploration pits generally consisted . of Vas hon lodgement till with some areas of glacial outwash and recent alluvium. Geologic units are generally not identified on the test pit logs provided in the Terra report, but discussions within the text of the report indicate that sediments encountered in the Terra explorations consisted predominantly of "glacial till". Based on the findings of the AESI exploration pits, and review of the lithologic descriptions provided on the Terra logs, it appears likely that some areas of recent alluvium and glacial outwash sediments were also encountered in the Terra test pits. These natural sediments were overlain in places by September 7, 2001 ASSOCIATED EARTH SCIENCES, INC. TJPlap -K£01508G2 -PROJECTS\2001508\KE\WP -W2K Page 3 Shamrock Nursery Project Renton, Washington Subsurface Exploration, Geologic Hazards, and Preliminary Geotechnical Engineering Report Project and Site Conditions relatively minor thicknesses of man-placed fill. The following section presents more detailed subsurface information organized from the youngest to the oldest sediment types. 4 .1 Stratigraphy A geologic map of the subject site based on review of the data presented in the March 2001 geotechnical report by Terra and on the subsurface data obtained for this study has been included as Figure 3. Detailed descriptions of the stratigraphic units encountered at the site are provided below and on the attached field logs. Fill Fill soils (those not naturally placed) were encountered in most of the exploration pits excavated on the Shamrock Nursery property. The fill was comprised of a wide variety of materials but generally consisted of sand with variable silt and gravel content and a variety of miscellaneous debris, such as twigs, brick fragments, quarry spalls, sawdust, etc. The majority of the fill appeared to have been derived by the nursery operation. Within the Shamrock Nursery portion of the site, the fill generally ranged in thickness from approximately 1 to 4 feet, but was up to 5 thick at the location of Terra test pit TP-12. Fill soils were also encountered in the southern portion of the project site within the area known as the Bales property. The fill encountered in this portion of the property ranged in thickness from approximately 1 to 4 feet and generally consisted of silty sand with variable gravel content. Portions of this fill contained pockets of organic material and buried tree limbs. At the location of AESI exploration pit EP-11, pockets of washed gravel were encountered at the base of the fill, approximately 3V2 below ground surface. The presence of the washed gravel at this location suggests that this area may have formerly been used as a drainfield. The existing fill soils are not considered suitable for direct foundation support. Topsoil/Forest Duff A surficial forest duff or organic topsoil layer was encountered in most of the undisturbed areas of this site. The organic topsoil/forest duff layer generally ranged in thickness from approximately 1/i to 1 foot. In some areas of the site overlain by fill, the topsoil/forest duff layer was encountered immediately below the fill. In other filled areas, the topsoil had either been incorporated into the fill or removed prior to fill placement. The existing topsoil/forest duff is not considered suitable for foundation support or for use in a structural fill. Quaternary Alluvium Sediments consisting of soft, very moist to wet, organic silt was encountered immediately below the ground surface. at the location of AESI exploration pit EP-7. The organic silt layer extended to a depth of approximately 2 feet. We interpret these sediments to be representative September 7, 2001 ASSOCIATED EARTH SCIENCES, INC. TJP!ap • KEOl508G2-PROJECI'S\20015081KE1WP-W2K Page4 Shamrock Nursery Project Renton, Washington Subsurface F.xploration, Geologic Hazards, and Preliminary Geotechnical Engineering Repon Project and Site Conditions of quaternary alluvium deposited in a quiescent aqueous environment subsequent to the most · recent glaciation of the area approximately 12,500 years ago. Similar materials were encountered at or near the ground surface at the locations of Terra test pits TP-9 and TP-11, excavated adjacent to AESI exploration pit EP-7. At the locations of Terra test pits TP-9 and TP-11, the organic silt extended to depths of approximately 2.5 to 4.0 feet below ground surface. The quaternary alluvium is not considered suitable for foundation support or for use in a structural fill. Vashon Recessional Outwash Sediments consisting of stiff, fine, sandy silt were encountered below the surficial alluvium at the location of AESI exploration pit EP-7. These sediments extended beyond the maximum depth explored at this location of approximately 6 V2 feet and were interpreted to be representative of Vashon recessional outwash. The Vashon recessional outwash was deposited by meltwater streams and associated quiescent aqueous environments that emanated from the retreating glacial ice during the latter portions of the Vashon Stade of the Fraser Glaciation approximately 12,500 to 15,000 years ago. Sediments encountered immediately below the quaternary alluvial sediments in Terra test pits TP-9 and TP-11 generally consist of loose to medium dense, silty sand. Given the description of these sediments and the proximity of these two test pits to AESI exploration pit EP-7, it appears likely that the loose to medium dense, silty sands encountered in Terra test pits TP-9 and TP-11 are also representative of Vashon recessional outwash. Similar sediments were encountered below the surficial fill layer encountered at the location of Terra test pit TP-12. All of these test pits are located near the southern Shamrock Nursery property boundary, south of the nursery greenhouses (Figure 2). Sediments encountered below the surficial. fill layer at the location of Terra test pits TP-2, TP- 5, TP-12, and TP-20 are also described as exhibiting characteristics consistent with Vashon recessional outwash. Vashon Lodgement Till With the exception of an area near the southern end of the site, and in the areas of quaternary alluvium and Vashon recessional outwash described above, natural sediments encountered below the site generally consisted of dense to very dense, silty sand with gravel and scattered cobbles. These sediments were interpreted to be representative of Vashon lodgement till. Vashon lodgement till consists of an unsorted mixture of silt, sand, gravel, and cobbles that was deposited by basal, debris-laden glacial ice during the Vashon Stade of the Fraser Glaciation approximately 12,500 to 15,000 years ago. The high relative density characteristic of lodgement till is due to its consolidation by the massive weight of the glacial ice from which it was deposited. In the areas such as the subject site, where lodgement till sediments are exposed at or near the ground surface, the density of the upper several feet of the Vashon lodgement till typically becomes reduced to a loose to medium dense state by weathering. In the northern portion of the site, at the location of AESI exploration pit EP-3, the lodgement till is very thin and is underlain by Vashon advance outwash, as described below. September 7, 2001 ASSOCIATED EARTH SCIENCES, INC. TJP/ap -KEOl508G2 -PROJECTS\2001508\KE\WP-W2K Page 5 Shamrock Nursery Project Renton, Washington Vashon Advance Outwash Subsurface Exploration, Geologic Hazards, and Prelimlnary Geotechnical Engineering Report Project and Site Coru:li.tions Sediments encountered in the southern portion of the site at the locations of AESI exploration pits EP-9 through EP-13 generally consisted of dense to very dense, silty sand with variable gravel content. Sediments with similar lithologic descriptions were reported to be encountered in Terra test pits TP-19 and TP-20, also located in this area. We interpret these sediments to be representative of Vashon advance outwash. The Vashon advance outwash consists of sediments that were deposited by meltwater streams that emanated from the advancing glacial ice during the early part of the Vashon Stade of the Fraser Glaciation approximately 12,500 to 15,000 years ago. The high relative density characteristic of these sediments is due to their consolidation by the massive weight of the glacial ice that overrode these materials subsequent to their deposition. In similar fashion to lodgement till, the density of the upper several feet of Vashon advance outwash sediments often becomes reduced to a loose to medium dense state where they are exposed at or near the ground surface. It should be noted that in portions of the area depicted on Figure 3 as underlain by Vashon advance outwash sediments, the outwash is actually overlain by thin deposits of till and/or recessional outwash. Vashon advance outwash sediments were also encountered in the northern portion of the property at the location of AESI exploration pit EP-3. At this location, the Vashon advance outwash sediments were overlain by approximately 6 feet of lodgement till. The Vashon advance outwash sediments are interpreted to underlie most or all of the remaining portions of the property beyond the depths explored for the study. Review of the Geologic Map of the Renton Quadrangle, King County, Washington .by D.R. Mullineaux (1965) indicates that the area of the subject site is underlain by Vashon lodgement till. Our interpretations of the sediments encountered during our study are in general agreement with the regional geologic map. 4.2 Hydrology Subsurface exploration for our study was conducted in August 2001. During our field study, ground water seepage was encountered at the location of AESI exploration pit EP-7 located in the southern portion of the Shamrock Nursery property. Slow ground water seepage at this location was observed at a depth of approximately · 2 feet near the base of the quaternary alluvium. Moderately rapid ground water seepage was encountered below a depth of approximately 4.5 feet from the Vashon recessional outwash sediments. Ground water seepage was not encountered in any of the other exploration pits at the time of our field study. Test pit logs included in the March 2001 Terra report indicate that ground water seepage was encountered in the majority of the test pits excavated for the study. Field exploration for the Terra study was conducted in March of 2001 when ground water levels are typically at or near their seasonal high. Ground water seepage observed by Terra from sediments interpreted to be representative of lodgement till were generally described as slow and occurring from thin, discrete depth intervals. This is consistent with a type of ground water seepage known as September 7. 2001 ASSOCIA'TED F.ARTH SCIENCES, INC. TJP!ap • KE01508G2 • PROJECTS\2001508\KE\WP -W:ZK Page 6 Shamrock Nursery Project Renton, Washington Subsurface Exploration, Geologic Hazards, and Preliminary Geotechnical Engineering Report Project and Site Conditions interflow. lnterflow consists of surface water that infiltrates through the near-surface, relatively permeable weathered till soils and becomes trapped or perched atop the underlying low permeability unweathered till surface. Perched zones of ground water may also occur within lodgment till in areas where these sediments exhibit increases in permeability due to localized grain size variations. Ground water seepage encountered in some of the Terra test pits is described as being moderate to heavy. At these locations, the sediment descriptions are more consistent of a recessional outwash sediment. Granular recessional outwash sediments typically exhibit higher permeabilities than lodgement till due to lack of consolidation and typically lower silt content. It should be noted that the occurrence and level of ground water seepage at the site may vary in response to changes in season, precipitation, irrigation, and other factors. Perched and interflow seepage should be expected during the wetter winter and spring months and following periods of heavy or sustained precipitation. September 7, 2001 ASSOCIATED EARTH SCIENCES, INC. TJPlap • KEfJI508G2 · PROJECTS\2001508lKEIWP -W2K Page7 Shamrock Nursery Project Renton, Washington Subsurface Exploration, Geologic Hazards, and Preliminary Geotechnical Engineering Report Geologic Hazards and Mitigations Il. GEOLOGIC HAZARDS AND l\.flTIGATIONS The following discussion of potential geologic hazards is based on the geologic, slope and shallow ground water conditions as observed and discussed herein. 5.0 SEISMIC HAZARDS AND RECOMMENDED MITIGATION Earthquakes occur in the Puget Lowland with great regularity. The vast majority of these events are small and are usually not felt by people. However, large earthquakes do occur as evidenced by the 1949, 7.2 magnitude event, the 1965, 6.5 magnitude event, and the 2001, 6.8 magnitude event. The 1949 earthquake appears to have been the largest in this region during recorded history and was centered in the Olympia area. Evaluation of earthquake return rates indicates that an earthquake of the magnitude between 5.5 and 6.0 is likely within a given 20- year period. Generally, there are four types of potential geologic hazards associated with large seismic events: 1) sur:ficial ground rupture; 2) seismically induced landslides; 3) liquefaction; and 4) . . ground motion. The potential for · each of these hazards to adversely impact the proposed project is discussed below. 5 .1 Surficial Ground Rupture The nearest known fault trace to the project site is the Seattle Fault, located approximately 7 miles to the north. Recent studies by the U.S. Geological Survey (e.g., Johnson et al., 1994, Origin and Evolution of the Seattle Fault and Seattle Basin, Washington, Geology, v. 22, pp. 71-74; and Johnson et al., 1999, Active Tectonics of the Seattle Fault and Central Puget Sound Washington -Implications for Earthquake Hazards, Geological Society of America Bulletin, July 1999, v. 111, n. 7, pp. 1042-1053) have provided evidence of surficial ground rupture along a northern splay of the Seattle Fault. The recognition of this fault splay is relatively new and data pertaining to it are limited with the studies still ongoing. According to the U.S. Geological Survey studies, the latest movement of this fault was about 1,100 years ago when about 20 feet of sur:ficial displacement took place. This displacement can presently be seen in the form of raised, wave-cut beach terraces along Alki Point in West Seattle and Restoration Point at the south end of Bainbridge Island. The recurrence interval of movement along these fault systems is still unknown, although it is hypothesized to be in excess of several thousand years. Due to the suspected long recurrence interval, the potential for surficial ground rupture is considered to be low during the expected life of the proposed structure. September 7, 2001 ASSOCIATED EARm SCIENCES, INC. TJPtap-KEOJ508G2-PROJECTS\20015081/(£\WP-W2K Page 8 Shamrock Nursery Project · Renton, Washington 5. 2 Seismically Induced Landslides Subsurface Exploration, Geologic Hazards, and Preliminary Geotechnical Engineering Report Geologic Haz.ards and Mitigations It is our opinion that the potential risk of damage to the proposed development by seismically induced landsliding is low due to the lack of steep slopes in the project area and the dense granular nature of the basal soil units. 5. 3 Liquefaction The encountered stratigraphy has a low potential for liquefaction due to the dense state of the material at depth and general absence of adverse ground water conditions. 5 .4 Ground Motion Structural design of the proposed buildings .should follow the 1997 Uniform Building Code (UBC) standards for seismic zone 3 (Z factor = 0.3) and an & soil type. 6.0 EROSION HAZARDS AND MITIGATIONS The sediments underlying the site contain substantial quantities of silt and fine sand and will be highly sensitive to erosion. In order to reduce the amount of sediment transport off the site during construction, the following recommendations should be followed. 1) Silt fencing should be placed around the lower perimeter of the cleared area(s). The fencing should be periodically inspected and maintained as necessary to ensure proper function.· 2) If possible, construction should proceed during the drier periods of the year. 3) Areas stripped of vegetation during construction should be mulched and hydroseeded, replanted as soon as possible, or otherwise protected. During winter construction, hydroseeded areas should be covered with clear plastic to facilitate grass growth. 4) If excavated soils are to be stockpiled on the site for reuse, measures should be taken to reduce the potential for erosion from the stockpile. This could include, but is not limited to, covering the pile with plastic sheeting or the use of hay bales/ silt fences around pile perimeters. · September 7, 2001 ASS0CIA1ED EARlli SCIENCES, INC. TJP/ap -KE015D8G2 -PROJECTS\2001508\KE\WP -MK Page9 Shamrock Nursery Project Renton, Washington Subsurface Exploration, Geologic Hazards, and Preliminary Geotechnical Engineering Report Preliminary Design Recommendations ID. PRELIMINARY DESIGN RECOMMENDATIONS 7 .0 INTRODUCTION Our exploration indicates that, from a geotechnical standpoint, the parcel is suitable for the proposed development provided the recommendations contained herein are properly followed. The foundation bearing stratum is relatively shallow and conventional · spread footing foundations may be utilized. 8.0 SITE PREPARATION Following demolition of the existing structures, any remaining foundation elements should be removed. Site preparation of the planned building and pavement areas should also include removal of all trees, brush, debris, and any other deleterious materials. The soft alluvial soils encountered in EP.-7 and TP-9 and TP-11 may need to be removed as well, depending on the intended use of the areas. These unsuitable materials should be properly disposed of off-site. Additionally, any areas of organic topsoil should be removed and the remaining roots grubbed. Areas where loose surficial soils exist due to grubbing operations should be considered as fill to the depth of · disturbance and treated as subsequentj.y recommended for structural fill placement. Any buried utilities should be removed or relocated if they are under building areas. The resulting depressions should be backfilled with structural fill as discussed under the Structural Fill section of this report. All fill soils below footing areas should be stripped down to the underlying, medium dense to very dense natural sediments. After stripping of the organic topsoil layer and removal of roots, we recommend that the soil exposed in pavement and building areas be recompacted to at least 92 percent of the modified Proctor maximum dry density (ASTM:D 1557) using a 20-ton (minimum) vibratory roller. The recompacted area should then be proofrolled with a fully loaded tandem-axle dump truck. Any soft or yielding areas identified during proofrolling should be overexcavated and backfilled with structural fill. In our opinion, stable temporary construction slopes should be the responsibility of the contractor and should be determined during construction. For estimating purposes, however, we anticipate that temporary, unsupported cut slopes in the loose to medium dense natural sediments can be planned at a maximum slope of 1.5H:1V (Horizontal:Vertical). In the absence of ground water, unsupported cut slopes in the dense to very dense, glacially consolidated sediments can be made at a maximum slope of approximately lH:lV. In areas where ground water seepage is present, maximum temporary cut slopes achievable in these sediments will be reduced to approximately 1. 5H: 1 V. As is typical with earthwork operations, some sloughing and raveling may occur and cut slopes may have to be adjusted in the field. In September 7, 2001 ASSOCIATED EARTH SCIENCES, INC. TJP!ap • KEOJ 508G2 -PROJECTS\2001508\KE\ WP -W.ZK Page 10 Shamrock Nursery Project Renton, Washington Subswface Exploration, Geologic Hazards, and Preliminary Geotechnical Engineering Report Preliminary Design Recommendations addition, WISHA/OSHA regulations should be followed at all times. Permanent, unsupported cut slopes should not exceed a gradient of 2H: 1 V. Much of the on-site soils contain a high percentage of fine-grained material that makes them moisture-sensitive and subject to disturbance when wet. The contractor must use care during site preparation and excavation operations so that the underlying soils are not softened. If disturbance occurs, the softened soils should be removed and the area brought to grade with structural fill. Consideration should be given to protecting access and staging areas with an appropriate section of crushed rock or asphalt treated base (A TB) during wet weather construction. If crushed rock is considered for the access and staging areas, it should be underlain by an engineering stabilization fabric to reduce the potential of fine-grained materials pumping up through the rock and turning the area to mud. The fabric will also aid in supporting construction equipment, thus reducing the amount of crushed rock required. We recommend that at least 10 inches of rock be placed over the fabric. 9.0 STRUCTURAL FILL Placement of structural fill may be required to establish desired grades in some areas. All references to structural fill in this report refer to subgrade preparation, fill type, placement, and compaction of materials as discussed in this section. If a percentage of compaction is specified under another section of this report, the value given in that section should be used. After stripping, planned excavation, and any required overexcavation has been performed to the satisfaction of the geotechnical engineer/engineering geologist, the upper 12 inches of exposed ground should be recompacted to at least 90 percent of the modified Proctor maximum density using ASTM:D 1557 as the standard. If the subgrade contains too much moisture, adequate recompaction may be difficult or impossible to obtain and should probably not be attempted. In lieu of recompaction, the area to receive fill should be blanketed with washed rock or quarry spalls to act as a capillary break between the new fill and the wet subgrade. Where the exposed ground remains soft and further overexcavation is impractical, placement of an engineering stabilization fabric may be necessary to prevent contamination of the free- draining layer by silt migration from below. After recompaction of the exposed ground is tested and approved, or a free-draining rock course is laid, structural fill may be placed to attain desired grades. Structural fill is defined as non-organic soil, acceptable to the geotechnical engineer, placed in maximum 8-inch loose lifts with each lift being compacted to at least 95 percent of the modified Proctor maximum density using ASTM:D 1557 as the standard. September 7, 2001 ASSOCJATED EAR.TH SCIENCES, INC. TJP!ap • KEOl508G2 -PROJECTS\2001508\KE\WP-W2K Page 11 Shamrock Nursery Project Renton, Washington Subsurface E:cploration, Geologic Hazards, and Prelimill41Y Geotechnical Engineering Report Preliminary Design Recommendations In the case of roadway and utility trench backfill, the structural fill should be placed and compacted in accordance with current local or county codes and standards. The top of all compacted fill should extend horizontally outward a minimum distance of 3 feet beyond the location of perimeter footings or pavement edges before sloping down at a maximum angle of 2H:1V. Structural fill placed in foundation excavations must extend a minimum distance of 2 feet beyond the edges of the footings. The contractor should note that any proposed fill soils must be evaluated by AESI prior to their use in fills. This would require that we have a sample of the material 48 hours in advance of filling activities to perform a Proctor test and determine its field compaction standard. Soils in which the amount of fine-grained material (smaller than the No. 200 sieve) is greater than approximately 5 percent (measured on the minus No. 4 sieve size) should be considered moisture-sensitive. Use of moisture-sensitive soils in structural fills should be limited to favorable dry weather conditions. In addition, construction equipment traversing the site when the soils are wet can cause considerable disturbance. The on-site lodgement till and advance outwash sediments are generally suitable for use as structural fill, but contain substantial quantities of silt and are considered moisture-sensitive. If the moisture contents of these materials are elevated at the time of construction, moisture conditioning may be required prior to their use as structural fill. Such moisture conditioning could consist of spreading out and aerating the soil during warm, dry weather, or incorporating an admixture into the soil such as fly ash or kiln dust. At the time of field study in August of 2001, much of the lodgement till and advance outwash sediments exhibited moisture contents over the optimum for achieving maximum compaction. Generally, the very moist to wet portions of these sediments were encountered in the lower portions of the exploration pits, below depths of approximately 4 to 6 feet. Above these depths, these sediments generally exhibited lower moisture contents but contained substantial quantities of roots within approximately 1 to 3 feet of the ground surface. Consequently, the contractor should be selective when using the on-site soils in structural fills and be prepared to provide moisture conditioning of the on-site soils if necessary. . Ground water seepage appeared to be more widespread at the time of Terra's March 2001 field study. Therefore, it should be anticipated that the need for moisture conditioning of the on-site soils for use in structural fills will be greater during the winter, spring, and early summer months. If fill is placed during wet weather, or if proper compaction of the on-site sedim~nts cannot be obtained, a select on-site and/or import material consisting of a clean, free-draining gravel and/or sand should be used. Free-draining fill consists of non-organic soil with the amount of fine-grained material limited to 5 percent by weight when measured ,on the minus No. 4 sieve fraction and at least 30 percent by weight coarser than the No. 4 sieve. A representative from our firm should inspect the stripped subgrade and be present during placement of structural fill to observe the work and perform a representative number of in- place density tests. In this way, the adequacy of the earthwork may be evaluated as filling progresses and any problem areas may be corrected at that time. It is important to understand September 7, 2001 ASSOCIATED EARTH SCIENCES, INC. TJP!ap -KEOI508G2 -PROJECTS\200/508\KE\WP -W2K Page 12 Shamrock Nursery Project Renton, Washington Subswface Exploration, Geologic Hazards, and Prelimi.na.ry Geotechnical Engineering Report Prelimi.nary Design Recommendations that taking random compaction tests on a part-time basis will not assure uniformity or acceptable performance of a fill. As such, we are available to aid the owner in developing a suitable monitoring and testing frequency. 10.0 FOUNDATIONS Spread footings may be utilized for building support when founded either directly on the medium dense to very dense, or stiff to hard natural glacial sediments, or on structural fill placed over these materials. For footings founded either directly upon the medium dense to very dense, or stiff to hard natural sediments, or on structural fill placed over these materials. Natural sediments suitable for foundation support were generally encountered in our explorations at depths of approximately 1 to 31/i feet. Similar soil conditions were reported in the Terra test pits. Exceptions include the locations of AESI exploration pits EP-6 and EP-10, and Terra test pits TP-10, TP-11, and TP-12 where, due to existing fill, foundation bearing soils were encountered at depths of approximately 4 to 5 feet below existing site grades. A summary of approximate foundation bearing soil elevations is included in Table 1. We recommend that an allowable foundation soil bearing pressure of 2,500 pounds per square foot (pst) be utilized for design purposes, including both dead and live loads. An increase of one-third may be used for short-term wind or seismic loading. Perimeter footings for the proposed buildings should be buried a minimum of 18 inches into the surrounding soil for frost protection. No minimum burial depth is required for interior footings; however, all footings must penetrate to the prescribed stratum and no footings should be founded in or above loose, organic, or existing fill soils. All footings should have a minimum width of 14 inches for one- story structures, 16 inches for two-story structures, or 18 inches for three-story structures. It should be noted that the area bounded by lines extending downward at lH:lV from any footing must not intersect another footing or intersect a filled area that has not been compacted to at least 95 percent of ASTM: D 1557. In addition, a 1. 5H: 1 V line extending down from any footing must not daylight because sloughing or raveling may eventually undermine the footing. Thus, footings should not be placed near the edge of steps or cuts in the bearing soils. Anticipated settlement of footings founded as described above should be on the order of· % inch. However, disturbed soil not removed from footing excavations prior to footing placement could result in increased settlements. All footing areas should be inspected by AESI prior to placing concrete to verify that the design bearing capacity of the soils has been attained and that construction confonns with the recommendations contained in this report. Such inspections may be required by the governing municipality. Perimeter footing drains should be provided as discussed under the section on Drainage Considerations. September 7. 2001 ASSOCIATED EARTH SCIENCES, INC. TJP!ap -KE01508G2-PROJECTS\20015081KE1WP-W2K Page 13 Shamrock Nursery Project Renton, Washington Table 1 Subsurface &ploration, Geologic Hazards, and Preliminary Geotechnical Engineering Report Preliminary Design Recommendations Summary of Foundation Bearing Soil Elevations Appromnate Ground Approximate Depth to Approximate Foundation Bearing Surface Elevation Foundation Bearing Soil Soil Elevation Exploration Pit (feet) (feet) (feet) AESI EP-1 454 2.5 451.5 AESI EP-2 448 2 446 AESI EP-3 471 2.5 468.5 AESI EP-4 446 2 444 AESI EP-5 446 3 443 AESI EP-6 456 3 453 AESI EP-7 450 2 448 IAESI EP-8 442 2.5 439.5 IAESI EP-9 440 1 439 IAESI EP-10 438 4 434 IAESI EP-11 440 3.5 436.5 :AESI EP-12 439 2.5 436.5 AESI EP-13 439 3 436 Terra TP-1 475 3.5 471.5 Terra TP-2 460 2 458 Terra TP-3 , 459 1 458 Terra TP-4 456 2 454 Terra TP-5 443 3.5 439.5 Terra TP-6 444 4 440 rrerra TP-7 459 2 457 rrerra TP-8 457 2 455 rTerra TP-9 455 2.5 452.5 rrerra TP-10 451 4 447 rrerra TP-11 451 5 446 rrerra TP-12 446 5 441 Terra TP-13 449 2 447 Terra TP-14 452 1.5 450.5 Terra TP-15 458 1.5 456.5 Terra TP-16 461 3 458 Terra TP-17 486 2.5 483.5 Terra TP-18 499 Aborted due to drain line Terra TP-19 438 3 435 Terra TP-20 439 2 437 Terra TP-21 439 1.5 437.5 Terra TP-22 451 2.5 448.5 Terra TP-23 456 1.5 454.5 Terra TP-24 466 2 464 September 7, 2001 ASSOCIATED EARTH SCIENCES, INC. TJP!ap -KE01508G2 -PROJECI'S\2001508\KE\WP -W:ZK Page 14 Shamrock Nursery Project Renron, Washington 11.0 LATERAL WALL PRESSURES Subsurface Exploration, Geologic Hazards, and Preliminary Geotechnical Engineering Report Preliminary Design Recommendations All backfill behind walls or around foundation units should be placed as . per our recommendations for structural fill and as described in this section of the report. Horizontally backfilled walls that are free to yield laterally at least O .1 percent of their height may be designed using an equivalent fluid equal to 35 pounds per cubic foot (pcf). Fully restrained, horizontally backfilled rigid walls that cannot yield should be designed for an equivalent fluid of 50 pcf. If roadways, parking areas, or other areas subject to vehicular traffic are adjacent to walls, a surcharge equivalent to 2 feet of soil should be added to the wall height in determining lateral design forces. Walls that retain sloping backfill at a maximum angle of 2H:1V should be designed using an equivalent fluid pressure of 55 pcf for yielding conditions or 75 pcf for fully restrained conditions. The lateral pressures presented above are based on the conditions of a uniform horizontal backfill consisting of the on-site, natural glacial sediments, or imported sand and gravel compacted to 90 percent of ASTM:D 1557. A higher degree of compaction is not recommended as this will increase the pressure acting on the wall. Footing drains must be provided for all retaining walls (including detention vaults) as discussed under the section on Drainage Considerations. It is imperative that proper drainage be provided so that hydrostatic pressures do not develop against the walls. This would involve installation of a minimum 1-foot-wide continuous blanket drain to within 2 feet of the ground surface using imported, washed gravel against the walls placed to be continuous with the footing drain. 11.1 Passive Resistance and Friction Factors Lateral loads · can be resisted by friction between the foundation and the natural glacial sediments or supporting structural fill soils, and/or by passive earth pressure acting on the buried portions of the foundations. The foundations must be backfilled with compacted structural fill to achieve the passive resistance provided below. We recommend the following design parameters. • Passive equivalent fluid = 250 pcf • Coefficient of friction = 0.30 The above values are allowable and include a factor of safety of at least 1.5. September 7, 2001 ASSOCIATED EARlli SCIENCES, INC. TJP!ap -KEOI508G2 • PROJECTS\2001508\KElWP-W2K Page 15 Shamrock Nursery Project Renton, Washington 12.0 FLOOR SUPPORT Subsurface Exploration, Geologic Haz.ards, and Preliminary Geotechnical Engineering Report Preliminary Design Reconunerulations Slab-on-grade floors may be constructed either directly on the niedium dense to very dense or stiff to hard natural glacial sed~ents, or on structural fill placed over these materials. Areas of the slab subgrade that are disturbed (loosened) during construction should be recompacted to an unyielding condition prior to placing the pea gravel, as described below. If moisture intrusion through slab-on-grade floors is to be limited, the floors should be constructed atop a capillary break consisting of a minimum thickness of 4 inches of washed pea gravel. The pea gravel should be overlain by a 6-mil (maximum thickness) plastic vapor barrier. In addition, an optional 2 inches of clean sand should be placed over the vapor barrier to protect the integrity of the barrier during concrete placement and to aid in the curing of the concrete. This sand layer must be kept dry prior to concrete placement. 13.0 DETENTION POND It is our understanding that preliminary plans include construction of a storm water detention/infiltration pond in the southern portion of the site in the area of AESI exploration pits EP-10 through EP-13. Sediment encountered in these exploration pits consisted of Vashon advance outwash below depths of approximately 2 Vi to 6 feet. These sediments are not considered free-draining and infiltration of storm water into the outwash would likely be slow. Determination of infiltration rates for infiltration pond design was beyond the scope of our study. Mechanical sieve analyses were conducted on samples of the Vashon advance outwash collected from AESI exploration pits EP-11 and EP-13. The samples tested had 20 and 16 percent fines for EP-11 and EP-13, respectively. These sieve analysis results are provided in . the Appendix. Fill soils used for detention pond berm construction should consist of a maximum of 60 percent sand with a minimum of 30 percent silt/clay and nominal gravel and cobble content. In general, the on-site lodgement till sediments should satisfy these criteria. The fill should be placed as structural fill, compacted to a minimum . of 95 percent of the modified Proctor maximum dry density (ASTM:D 1557) as described in the Structural Fill and Site Preparation sections of this report. The materials should be placed and compacted at approximately 2 percent above the optimum moisture content. Each lift should be compacted with a sheepsfoot roller to "marry" each lift and reduce the likelihood of preferential flow planes. Due to their high silt content, compaction of fill soils meeting the stated specifications may be difficult to achieve during wet weather. The suitability of all proposed detention pond berm fill should be verified by AESI by appropriate laboratory testing prior to its use. Interior pond slopes should be made at a maximum gradient of 3H: 1 V. Exterior berm slopes should be made at a maximum gradient of 2H: 1 V. The base of the berm fill should be keyed into firm, native subsoil and the key should have a minimum width equal to one-half that of the September 7, 2001 ASSOCIATED EAR.m SCIENCES, INC. TJP/ap • KEOI508G2 · PROJECTS\2001508\KEIWP-W2K Page 16 Shamrock Nursery Project Renton, Washington Subsurface Exploration, Geologic Hazards, and Preliminary Geotechnical Engineering Report Preliminary Design RecommendaJions berm. Additionally, pond berm geometry construction and materials should conform to the minimum requirements of the King County Surface Water Design Manual. 14.0 PAVEMENT RECOMMENDATIONS Site preparation for areas to be paved should consist of stripping of all vegetation, debris, organic topsoil, and any other deleterious materials as described in the Site Preparation section of this report. This may include the partial or complete removal of the soft alluvial sediments. The loose/soft portion of the upper soils should then be excavated to expose the underlying firm, stable sediments. At a minimum, the subgrade should be excavated to a sufficient depth to allow placement of the pavement section while maintaining the desired finished pavement grade. Since the density of the upper soils is variable, random loose/soft areas may exist and the depth and extent of stripping can best be determined in the field by the geotecbnical engineer or engineering geologist. After stripping/overexcavation has been completed, the exposed ground should be recompacted to at least 95 percent of the modified Proctor maximum dry density (ASTM:D 1557) using a 20-ton (minimum) vibratory roller. The recompacted area should then be proofrolled with a fully loaded tandem-axle dump truck. Any soft or yielding areas identified during proofrolling should be overexcavated and backfilled with structural fill. In addition, the subgrade should be crowned slightly to drain toward the pavement edges. The subsurface exploration data indicates that the area of Terra test pits TP-9 through TP-12 and AESI exploration pit EP-7 are underlain by substantial thicknesses of fairly soft/loose, wet fill and natural sediments. Due to their high silt and moisture content, recompaction of these sediments to the minimum specified density will be difficult, and probably should not be attempted if they remain wet at the time of construction. In lieu of · recompaction, we recommend that the stripped subgrade be overlain by an engineering stabilization fabric such as AMOCO 2002 (or equivalent) with the edges of the fabric overlapped in accordance with the manufacturer's recommendations. A minimum of 12 inches of clean, free-draining structural fill compacted to a minimum of 95 percent of ASTM:D 1557 should be placed over the fabric. The structural fill should then be proofrolled with a loaded dump truck to pretension the fabric and identify any soft spots in the fill. Upon completion of proofrolling, additional structural fill should be placed if necessary to obtain desired grades. Upon completion of recompaction, structural fill placement (if necessary), and proofrolling, the pavement section may be placed. The recommended minimum pavement section is 3 inches of asphalt concrete pavement (ACP) underlain by 4 inches of 114-inch crushed surfacing base course. The crushed· rock courses should be compacted to a minimum of 95 percent of the modified Proctor maximum dry density. September 7. 2001 ASSOCIATED EARTH SCIENCES, INC. TJP!ap -KEOJ508G2 -PROJECI"S\2001508\KE\WP -W2K Page 17 Shamrock Nursery Project Renton, Washington 15.0. DRAINAGE CONSIDERATIONS Subsurface Exploration, Geologic Hazards, and Preliminary Geotechnical Engineering Report Preliminary Design Recommendations The soils encountered at the site contain substantial quantities ·Of silt and are considered highly moisture-sensitive. These soils, when wet and disturbed, will become soft and propose an erosion hazard. Therefore, prior to and during any site work, the contractor should be prepared to provide drainage and subgrade protection as necessary. All retaining and perimeter footing walls should be provided with a drain at the base of the footing elevation. Drains should consist of rigid, perforated, PVC pipe surrounded by washed pea gravel. The level of the perforations in the pipe should be set at the bottom of the footing and the drains should be constructed with sufficient gradient to allow gravity discharge away from the buildings. In addition, all retaining walls should be lined with a continuous 12-inch- thick washed gravel blanket that extends to within 2 feet of the surface and communicates with the footing drain. Roof and surface runoff should not discharge into the footing drain system but should be handled by a separate, rigid, tightline drain. In planning, exterior grades adjacent to walls should be sloped downward away from the structures to achieve surface drainage. 16.0 PROJECT DESIGN AND CONSTRUCTION MONITORING We are available to provide additional geotechnical consultation as the project design develops and possibly changes from that upon which this report is based. If significant changes in grading are made, we recommend that AESI perform a geotechnical review of the plans prior to final design completion. In this way, our earthwork and foundation recommendations may be properly interpreted and implemented in the design. We are also available to · provide geotechnical engineering and monitoring services during construction. The integrity of the foundations depends on proper site preparation and construction procedures. In addition, engineering decisions may have to be made in the field in the event that variations in subsurface conditions become apparent. Construction monitoring services are not part of this current scope of work. If these services are desired, please let us know and we will prepare a proposal. September 7, 2001 ASSOCIATED EARTH SCIENCES, INC. TJP!ap -KEOJ508G2 -PROJECTS\2001508\KE\WP-WZK Page 18 Shamrock Nursery Project Renton, Washington Subsurface Exploration, Geologic Haz.ards, and Preliminary Geotechnical Engineering Repon Preliminary Design Recommendations We have enjoyed working with you on this study and are confident that these recommendations will aid in the successful completion of your project. If you should have any questions, or require further assistance, please do not hesitate to call. Sincerely, ASSOCIATED EARTH SCIENCES, INC. Kirkland, Washington Attachments: Figure 1: Figure 2: Figure 3: Vicinity Map Site and Exploration Plan Geologic Map Kurt D. Merriman, P.E. Senior Associate Engineer Appendix: Exploration Logs and Laboratory Testing Results September 7, 2001 ASSOCIATED EARTH SCIENCES, INC. TJP!ap -KEOl508G2 -PROJECIS\2001508\KE\WP -W:ZK Page 19 TOPOI map printodon08/l311ll ftom "SEATTL£N.1po·w·uo1illod.1pg• :t:;,\,2'· P< I I :z: 1l f .J WOS84 ln'OT«l" W ~ l FIGURE 1 ~ Associated Earth Sciences, Inc. VICINITY MAP ! SHAMROCK NURSERY DATE 08/01 ~ ml ~ ~ ~ (j] RENTON, WASHINGTON PROJ. NO. KE01508G *-----------------------------------------------------------=- 9 GHPI .. ijODfE[T -· ...... '"'"'' ...... bhOO> Printodftom TOPOI ©1998 Wildllowor Productiono (www.lopo.com) APPENDIX '· Test Pit No. TP-1 Logged by: DPL Date: 3/9/01 Approximate Elev. 478' Depth (ft.) Soil Desc~ption 0 FILL: brown to tan-brown s~mdy silt with some gravel, some burnt wood, ... · tease to medium dense, moist. Moisture Content (%) Orangish-brown silty SAND with some gravel; very fine.to fine grained, loose -tomediumdense moist. (SM) . . · - 5 _ Grayish-brown to gray silty SAND with g·r:avel, fine grained, semi-cemented _ to cemented, dense, moist. (SM) - -1 0 Test pit terminated at 8 feet -No groundwater seepage-encountered. - --- Test Pit No. TP-2 13 12 Logged by: DPL Date: 3/9/01 Approximate Elev. 460' Depth (ft.) Soil Description 0 _ Sawdust bedding cover. 6 inches bfack organic-rich TOPSOIL. _ White-gray sandy SILT with. some grav~I. some mottling, trace cobbles, stiff,moisttowet. (ML) 5- -Grayish-brown silty SAND with gravel, fine grained, cemented, dense, _ moist {SM) - - 10- -Test pittenninated at 9.5 feet. _ Slight to moderate groundwater seepage at 3 feet. -- Moisture Content (%) 25 12 15 ~ Terra ~ Associates, Inc. TEST PIT LOGS SHAMROCK PROPERTY KING COUNTY, WASHINGTON Geotechnical Consultants Proj. No. T-4839 I Date MAR 2001 I Figure A-2 .. ! Test Pit No. TP-3 Logged by: DPL Date: 3/9/01 Approximate Elev. 458' . . . Depth (ft.) Soil Description Moisture Content (%) 0 Brown siltv SAND, fine to medium arained;loose to medium dense moist -Tan-crown to brown silty SAND with gravel, fme grained, semi-cemented, -medium dense, moist (SM) - 5 -Grayish-brown silty SAND with gravel, flQe grained; dense to medium dense, -wet to moist (SM) Cemented to semi-cemented layer ~t5 to 6 feet -- --Test pit terminated at 9 feet 10 Slight groundwater seepage at 5 to 6 feet. ---· 15 Test Pit No. TP-4 Logged by: DPL Date: 3/9/01 Depth Approximate Elev. 456' Moisture Content (%) (ft.) 0 - - 5 - - - - 10 -· -- - - 15 Soil Description 12 inches dark brown TOPSOIL Orangish-brown to brown silty SAND with gravel, fine grained, trace roots, loose to medium dense. wet :rSM) . . · Brown to grayish-brown silty SAND with some gravel, fine grained, semi-18 cemented, medium dense to dense, wet (SM) . Gray silty SAND with gravel, fine grainec;1, semi-cem~nted, medium dense 18 to dense, moistto weL (SM) 15 Test pitterminated at8 feet Slight groundwater seepage at 5 to 6 feet Terra Associates, Inc. TEST PIT LOGS SHAMROCK PROPERTY KING COUNTY, ·WASHINGTON Geotechnical Consultants Proj. No. T-4839 Date MAR 2001 Figure A-3 Test Pit No. TP-5 Logged by: DPL Date: 3/9/01 Approximate Elev. 442' Depth Moisture (ft.) Soil Description Content (%) Q--r~~~~~~~~~~--~~~~~~~~~~~....-~'--r~--- -FILL: 12-inch layer of sawdust cover. Bluish-gray to black sandy SILT with some gravel, PVC pipe, trace of wood -pieces_. loose, wet -- 5 _ Brown S_ANDwith some silt. fine to medium grained,. with thin coarse-grained _ layers, medium dense, wet (SP/SM) -_ Test pit terminated at 7 feet 10 -Heavygroundwaterseepageat5feel Some caving observed. - --- Test Pit No. TP-6 18 26 Logg~d by: DPL Date: 3/9/01 Approxi~ate Elev. 444' Depth Moisture Content (ft.) Soil Description (%) o~-------------------------------------------------'---.------, _ FILL: 6-to 12-inch thick layer of sawdust cover. _ Dark brown organic sandy SILTwith some gravel, some cobbles, some sticks arid roots, loose, wet · - Grayish-brown silty SAND with gravel, fine grained, cemented, dense, 5 -moist. (SM) . . · . I---'--'-,.__,_ ______ ~-'---------~------------~-- -Gray silty SAND, fine to coarse grained, medium dense, weL (SM) -_ Test pit terminated at 7 feet. 1 O _ Slightgroundwaterseepageat4feet - - -- 13 ~ Terra ~ Associates, Inc. TEST PIT LOGS SHAMROCK PROPERTY KING COUNTY, WASHINGTON • Geotechnical Consultants Proj. No. T-4839 I Date MAR 2001 I Figure A-4 Test Pit No. TP-7 . Logged by: DPL Date: 3/9/01 Depth Approximate Elev. 458' Moisture Content (%) (ft.) Soil Description 0 TOPSOIUSOO. Reddish-brown siltv SAND with some gravel. looose to medium dense, wet. ·1sM) -White-brown to tan-brown silty SAND with gravel, fine grained, some · 20 mottling, medium dense, moist (SM) 5 -. Grayish-brown silty SANO with gravel, fine grained, cemented, dense, 11 -. moist (SM) -13 --Test pit terminated at 8 feet. -Very slight gro1,mdwater seepage at4 feet. 10 -- - 15 Test Pit. NO·. TP-8 Logged by: DPL Date: 3/9/01 Depth Approximate Elev. 456' Moisture Content (%) (ft.) 0 -- 5 ---- 10 ---- 15 Soil Description Dark brown TOPSOIL Reddish-brown sHty SAND with some gravel, very fine tonne grained, trace roots, loose, wet. (SM) · · . · Tan-brown silty SAND with gravel, fine grained, semi-cemented, medium 21 dense, moist (SM) . 23 Grayish~brown silty SAND with gravel, fine grained, semi-cemented to cemented, medium dense to dense, wet to moist. (SM) 16 13 Test pitterminated at 10 feet. · Slight groundwater seepage at4.5 and 6.0 feet. Terra Associates, Inc. TEST PIT LOGS SHAMROCK PROPERTY KING COUNTY, WASHINGTON Geotechnical Consultants Proj. No. T-4839 Date MAR 2001 Figure A-5 Test Pit Noa TP-9 · Logged by: DPL Date: 3/9/01 Depth Approximate Elev. 454' (ft.) Soil Description 0 FILL: crushed rock over brown organic sandy silt. some wood debris, loose, wet _ DarkbrownorganicsandySILT,soft,wet (OL) - -Grayish-brown silty SAND with gravel, fine to medium grained, loose to ;i -medium dense, wet (SM) ---- 10--Test pit terminated at9.5feet Moderate to heavy seepage from 3 to 6 feet. -Somecavingobserved. - - Test Pit Noa TP-10 Moisture Content (%) 22 19 16 14 Logged by: D PL ·. Date: 3/9/01 Depth Approximate _Elev. 452' (ft.) Soil Description 0 6-inch thick layerofTOPSOIL. -Oranqish-brown sandy SILT, some roots; soft, wet. (ML) ·-Tan-brown silty SAND with some gravel, fine grained, some mottling, -loose to medium dense, wet {SM) 5- -Grayish-brown silty SANO with gravel, fine grained, semi-cemented, _ mediumd_ensetodense,wet. (SM) · -- Moisture Content (%) 22 11 13 10--?"~~~~~~~~~~~~~~~~~~~~---~---~-, -Test pitterminated at 1 0 feet. -Slight groundwater seepage at 3 feet. -Moderate groundwater seepage at 8 feet. - ~ Terra ~ Associates, Inc. • • Geotechnical Consultants TEST PIT LOGS SHAMROCK PROPERTY KING COUN1Y, WASHINGTON Proj. No. T-4839 I Date MAR 2001 j Figure A-6 Test Pit No.. TP-11 Logged by: DPL Date: 3/9/01 Approxima.te EI.ev. 448' Depth (ft.) Soil Description · .o _ FILL:2-to 3-inch thick layer ofcrushed rock. Dark brownorganicSILTtograysandy SILT with some gravel, some root -pieces, loose, wet · · - Moisture Content (%) ---~~~~--~~~~--~------~~~----------! -V Tan-brown silty SANO with some gravel,.fine grained, loose to medium dense, 14 wet(SMl . 5--i-~~~~--~--~--------~--~~--~~----~~ _ Gray silty SANO.with gravel; fine to medium grained, m~dium derise, wet. (SM) . 13 -Brown silty SAND with some gravel, fine grained, medium dense.wet 19 - 10--Testpitterminatedat9.5feet. _ Moderate to heavy groundwater seepage between 5 and 7 feet. -- Test Pit No~ TP-12 Logged by: DPL Date: 3/9/01 Depth Approximate Elev. 446' (ft.). Soil Description Moisture Content (%) 0 -FILL: dark broy.,n to brown organic sandy silt with some gravel, wood, roots, -concrete, soft, wet - - -White-gray clayey SILT, very stiff to hard, moist. (SM) Pp= 4.25 tsf 23 • White-gray silty SAND, very fine to fine grained, mottled, medium dense, 23 -moisttowet. (SM)· 10-, -Te~tpitterminated at 11 feet -Heavy groundwater seepage at 5 feet. _ Some caving observed. -Terra . ·.... G!:!~c:!=~~:s, Inc. TEST PIT LOGS SHAMROCK PROPERTY KING COUNTY, WASHINGTON Proj. No. T-4839 I Date MAR 2001 I Figure A-7 Test Pit No. TP-13 Logged by: DPL Date: 3/9/01 Depth Approximate Elev. 448' Moisture Content (%) (ft.) Soil Description 0 2-to3-inchth1ckla~erof IUP::iUIL. -Orangish-brown s1 ty SANO with gravel, some cobbles.fine grained, looseto . 25 mediumdense,wet. (SM) · --Grayfsh-brown silty SAND with gravel, fine grained, cemented to semi-16 5 -cemented.dense, moisttowet. (SM) ---15 --13 10 -Test pittenninated at 11 feet. -Very slight groundwater seepage between 6 and 7 feet. - 15 Test Pit No. TP-14 Logged by: DPL Date: 3/9/01 Depth Approximate· Elev. 452' Moisture Content (%) (ft.) 0 - -- - 5 ,-- --- 10 -- - - 15 Soil Description FILL: dark brown to gray sandy silt with organics, some gravel, roots, loose, wet Brown silty SAND with some gravel, fine grained., some roots, some mottling, medium dense, moist (SM) 20 Grayish-brown silty SAND with gravel, fine grained, semi-cemented, dense, moist (SM) Test pit terminated at 10 feet No grounm.vater seepage encountered. Terra Associates, Inc. Geotechnical Consultants 14 TEST PIT LOGS SHAM ROCK PROPERTY KING COUNTY, WASHINGTON Proj. No. T-4839 Date MAR 2001 Figure A-8 Test Pit No. TP-15 Logged by: DPL Date: 3/9/01 Depth (ft.) Soil Description Approximate Elev .. 458' Moisture Content (%) 0 . • FILL: grayish-brown to brawn silty sand with gravel and·organics, loose, wet -Brown silty SAND with gravel, fine grained, some mottling, medium dense -to dense, wet (SM) · 18 - -Grayish-b.rown silty SAND with gravel, fine grained, cemented, dense, -moist (SM) 13 - 10 ~ Testpitterminatedat9feel -Slight groundwater seepag~ at 5 feel --- 15-'-~~~~~~~~~~~~~~~~~~~~~~~~--' Test Pit N.o. TP-16 Logged by: DPL Date: 3/9/01 Depth Approximate Elev. 462' (ft.) Soil Description 0 _ FILL: ~ark brown organic silt, some roots and pieces of wood; soft, wel • Orangish-brown to brown silty ~ANLJw1th.some gravel, tine grained, some mottlinq, loose to medium dense, wet. (SM) -. 5 _ Grayish-brown silty SAND with gravel, tine grained, cemented, dense, _ moist S(M) -- 10- -Test pitterminated at 9 feet. _ Very slight groundwater seepage at4 feet. -- Moisture Content (%) 16 14 TEST PIT LOGS SHAMROCK PROPERTY KING COUNTY, WASHINGTON Proj. No. T-4839 I Date MAR 2001 I Figure A-9 Test Pit No. TP-17 Logged by: PPL Date: 3/1-2/01 Depth Approximate Elev. 488' (ft.) Soil Description Moisture Content (%) Q-,--2~-7to~6~-i-nch"7"7:"th~ic~k~la-ye-r~of~T~O~P~S~O~IL-.~~~~~~~~~~~,...-r_,__._,--~__, -Orangish-brown silty SANO-with some gravel, veryfine to fine grained, loose -to medium dense, moist (SM} 20 17 -_ Grayish-brown silty SAND with gravel, fine grained, trace of cobbles, 5 _ cemented, dense to very dense, mo isl (SM} - - . 1 o-Tesfpitterminatedat8feel No groundwater seepage encountered. - - -- Test Pit N.o. TP-18 9 Logged by: DPL Approximate Elev. 498' · Date: 3/12/01 Depth (ft.) 0 - Soil Description Moisture Content (%) FILL: brown to bluish-gray silty sand with gravel, organics, loose, wel - -5 _ Test pit terminated at 3 feet due to encounter with 6-inch diameter drain line. - --· - . 10- - --- TEST PIT LOGS SHAMROCK PROPERTY KING COUNTY, WASHINGTON Proj. No. T-4839 loate ~AR_~oo1 IFigure A-10 I I Logged by: DPL Date: 3/12/01 Test Pit No.· TP-19 Approximate Elev. 438' Depth Moisture (ft.) ~oil Description Content o-,-~~~~~~~~~~~~~~~~~~~~~--r-~(o/i~oL)..,.--~-----, • FILL: brown silty sandy gravel, loose to medium dense, wet 10 . -6-inch organic-rich layer of (old) TOPSOIL _ Brown silty SAND with some gravel, fine grained, mottled, medium dense, s~~w_et_,_(S_M~)=--~~~~~~~~~~~~~~~~~~~~ 13 - : Gray si_lty gravelly SAND, fine to coarse grained, medium dense, wet (SM) . 8 10--' 17 _ Testpitterminatedat12feet Heavy groundwater seepage at 3 feet. -1-incfl diameter PVC pipe installed to 12 feet Groundwater measured at 1.6 feet on 3/19/01. 1s--..~~~~~..;._~~~_;_~......;_.;,_~~~~~~~~~~~--l Test Pit No. TP-20 Logged by: DPL Date: 3/12/01 Depth · Approximate Elev. 440' (ft.) Soil Description Moisture Content (%) 0 FILL: brown siltv sandv a ravel. loose. wet. Oraanic-rich (old) TOPSOIL laver. • Brown to gray silty SAND to sandy SILT with some gravel, mottled, medium • dense, wet. (SM/~L) 5- . _ Grayish-brown silty SAND with gravel, fine to medium grained, some _ cobbles, dense to very dense, wetto moist (SM) Cemented below 7 feet - - 10-- · 11 Test pitterminated at 13 feet • Moderate groundwater seepage between 4 and 5 feet. -1-inch diameter PVC pipe installed to 13 feet. Groundwater measured atsurface on 3/19/01. 15-1.--==::.:=.:..:..==..:.=.====-==.;:::.==:...:::.:..:....:::....:....=..:..::....:...:..~~~~~~~~~~~~-- TEST PIT LOGS SHAMROCK PROPERTY KING COUNTY, WASHINGTON Proj. No. T-4839 l Date MAR 2001 I Figure A-11 Test Pit No. TP-2f Logged by: DPL Date: 3/12/01 Depth Approximate Elev. 440' Moisture Content (%) (ft.) Soil Description 0 Brown to orangish-brown silty SAND with gravel, fine grained, loose to -medium dense moist <SM\ · -11 - ~ Grayish-brown silty SAND with gravel, some mottling between 3 and 5 feet. 5 -fine grained, cemented, dense to verydens-e, moist (SM) -12 --- 10 -12 - -Testpitterminated·at12feet · Slight groundwater seepage between 3 and 4 feet and·between 9 and 10 feel -1-inch diameter PVC pipe installed to 12 feel -Groundwater measured at1 foot on 3/19/01. 15 Test Pit No .. TP-22 Logged by: DPL Date: 3/12/01 Depth Approximate Elev. 450' Moisture Content (%) . (ft.) 0 - -- 5 - ---- 10 --- -- 15 SoH Description TOPSOIUSOD. Orangish-brown·silty SAND with gravel, very fine to fine grained, loose, wet (~M) 37 Grayish-brown to gray silty SAND with gravel, fine grained, cemented with 22 depth, medium dense to dense, "".'et (SM) 10 Testpitterminated at9.5feet. No groi.lridwate seepage encountered. Terra Associates, Inc. Geotechnical Consultants TEST PIT LOGS SHAMROCK PROPERTY KING COUNTY, WASHINGTON Proj. No. T-4839 Date MAR 2001 Figure A-12 . Test Pit No. TP-23 Logged by: DPL bate: 3/12/01 Depth Approximate Elev. 456' (ft.) Soil Description Moisture Content (%). O·.....,,.-::;-~;.-:-:--=-:~r::.---:-~==,~;;-;;:~.----------------------.,....,..,.--'--.---~~ 6-to 8-inch thick layerofTOPSOIUSOO. . -Brown siltv SANO with a ravel fine a rained medium dense. moist to wet. (SM' -21 -Grayish-brown to gray silty SAND with gravel; fine grained, semi-cemented -to cemented with depth, dense, moisttowet. (SM) · 12 5- - -13 -- 1u--Test pitterminated at 9 .5 feet. _ Very slight groundwater seepage at 6 feet. --15__... ____________ ,--______ _,.. _________________________________ ~ Test Pit No. TP-24 Logged by: DPL Date: 3/12/01 Approximate Elev. 466' Depth {ft.) Soil Description 0 6-to 1 Q-inch thick layerofTOPSOIUSOO. · -Orangish-brown silty SAND with some gravel, fine grained, some roots, loose to medium dense, moist. (SM) _ Brown to grayish-brown silty SANO with gravel, fine grained, cemented, some mottling between 3 and 4 feet, dense to very dense, moist. (SM) 5-- - -1 0 Test pitterminated at 8 feet. -:: No groundwater seepage encountered. - -- Moisture Content (%) 23 15 15 15 ~ Terra TEST PIT LOGS SHAMROCK PROPERTY KING COUNTY, WASHING_TON .. : ~ Associates, Inc. • Geotechnical Consultants Proj. No. T-4839 I Date MAR 2001 !Figure A-13 ii'. C!J LOG OF EXPLORATION PIT NO. EPm1 This log is part of the report prepared by Associated Earth Sciences, Inc. {AESI) for the named project and should be read together with that report for complete interpretation. This summary applies only to the location of this trench at the time of excavation. Subsurface conditions may change at this location with the passage of time. The data presented are a simplfication of actual conditions encountered. · DESCRIPTION Sod Weathered Vashon Lodgement Till 1 -Loose, moist, brown, SIL TY SAND with gravel (SM); abundant roots from 0-1'; becomes medium dense and tan with light mottling below -2.5'; scattered cobbles. 2 - 3 - Vashon Lodgement Till 4 -Very dense, moist, brownish gray, SIL TY SAND with gravel. (SM) 5 -Becomes dense and very moist below approximately 5'. 6 - 7 - 9 - 10 - 11 - 12 - 13 - 14 - 15 - 16 - 17 - 18 - 19 - Bottom of exploration pit at depth 8 feet No ground water seepage. No caving. Shamrock Nursery Renton, WA ~ Logged by: T JP Project No. KE01508G August 2001 0 1?X:> r Approved by: I \J"' ~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~ -s = a. G) a LOG OF EXPLORATION PIT NO. EP-2 This log is part of the report prepared by Associated Earth Sciences, Inc. (AESI) for the named project and should be read tqgether with that report for complete interpretation. This summary applies only to the location of this trench at the time of excavation. Subsurface conditions may change at this location with the passage of time. The data presented are a simplfication of actual conditions encountered. DESCRIPTION Forest Duff Weathered Vashon Lodgement Till 1 -Loose, moist, reddish brown, SIL TY SAND, little gravel (SM); abundant roots from 0-2' 2 -Becomes medium dense and very moist below 2'. 3 - Vashon Lodgement Till 4 -Very dense, moist, grayish brown, SIL TY SAND, little gravel. (SM) 5 -Becomes dense and very moist below 5'. 6 - 7 - 8 9 - 10 - 11 - 12 - 13 - 14 - 15 - 16 - 17 - 18 - 19 - Bottom of exploration pit at depth 8 feet No ground water seepage. No.caving. Logged by: T JP Approved by: 1..9 Shamrock Nursery Renton, WA Project No. KE01508G August 2001 ij i:i ~ 1 ii! C! ~ ;; ~ _ LOG OF EXPLORATION PIT NO. EP-3 g :5 a. CD 0 This log is part of the report prepared by Associated Earth Sciences, Inc. (AESI) for the named project and should be read tqgetlier with that report for complete interpretation. This summary applies only to the location of this trendl at the time of excavation. Subsurface conditions may change at this location with the passage of time. The data presented are a simplfication of actual conditions encountered. DESCRIPTION Topsoil Weathered Vashon Lodgement Till 1 -Loose, moist, reddish brown, SIL lY SAND, little gravel (SM); abundant roots from 0-2'. 2 - 3 - 4 5 - Becomes medium dense and tan below 2.5'. Vashon Lodgement Till Dense, moist, light brown, SIL TY SAND, little gravel. (SM) 6 Vashon Advance Outwash Dense, moist, brown, fine to medium SAND, little gravel. (SP) 7 - 8 - 9 - 10 - 11 - 12 - 13 - 14 - 15 - 16 - 17 - 18 - 19 - Bottom of exploration pit at depth 8.5 feet No ground water seepage. No caving. Logged by: T JP Approved by: ~ Shamrock Nursery Renton, WA Project No. KE01508G August 2001 ~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~ ii: ' _ LOG OF EXPLORATION PIT NO. EP-4 This log is part of the report prepared by Associated Earth Sciences, Inc. (AESI) for the named project and should be read tqgether with that repqrt for complete interpretation. This summary applies only to the location of this trench at the time of excavation. Subsurface conditions may change at this location with the passage of time. The data presented are a simplfication of actual conditions encountered. DESCRIPTION . Fill Loose, moist, reddish brown, SIL TY SAND with gravel (SM); contains pieces of charred wood and 1 -scattered lumps of silt. Weathered Vashon Lodgement Till 2 -\Loose, moist, reddish tan, SIL TY SAND with oravel. (SM) r Vashon Lodgement Till 3 -Very dense, moist, grayish brown, SIL TY SAND with gravel, scattered cobbles. (SM) 4 - 5 -Becomes dense and very moist below 5'. 6 - Becomes very dense below 6.5'. 7 - 8 9 .,.. 10 - 11 - 12 - 13 - 14 - 15 - 16 - 17 - 18 - 19 - Bottom of exploration pit at depth 8 feet No ground water seepage. No caving. Shamrock Nursery Renton, WA i Logged by: T JP Project No. KE01508G ;; Approved by: IV't/v August 2001 ~---------------!'JI----------------------------------------------------------------------- .; ::, I ~ (!) m :ii 0 .., ~ g .,:: a. G) 0 _ LOG OF EXPLORATION PIT NO. EP-5 This log is part of the report prepared by Associated Earth Sciences, Inc. (AESI) for the named project and should be read tQgetlier with that report for complete interpretation. This summary applies only to the location of this trench at the time of excavation. Subsurface conditions may change at this location with the passage of time. The data presented are a simplfication of actual conditions encountered. DESCRIPTION Fill Loose, very moist, gray and dark brown, SIL TY SAND with gravel (SM); contains brick and wood 1 -debris. 2 -+-~~~~~~~~~~~--,=-~~--:--;-:---:-~-:-~~~-:-=:,:-:.,.-~~~~~~~~~~~~ Weathered Vashon Lodgement Till Loose to medium dense, very moist, brown, SIL TY SAND with gravel. (SM) 3 Vashon Lodgement Till 4 -Very dense, very moist, brownish gray, SIL TY SAND with gravel (SM); contains scattered cobbles. 5 - 6 - 7 - 8 9 - 10 - 11 - 12 - 13 - 14 - 15 - 16 - 17 - 18 - 19 - Bottom of exploration pit at depth 8 feet No ground water seepage. No caving. Logged by: TJP Approved by: ,p'P Shamrock Nursery Renton, WA Project No. KE01508G August 2001 ~~~~~~~~~~~~~~~~~--~~~~~~~~~~~~~~~~~~~~~--~~~~ i ~ ;; t ~ g .r:: 0... Q) 0 _ LOG OF EXPLORATION PIT NO. EP-6 This log is part of the report prepared by Associated Earth Sciences, Inc. (AESI) for the named project and should be read tqgettier with that report for complete interpretation. This summary applies only to the location of this trench at the time of excavation. Subsurface conditions may change at this location with the passage of time. The data presented are a simplfication of actual conditions encountered. DESCRIPTION Fill Loose, moist, dark brown, SIL TY SAND with. gravel, scattered cobbles (SM); abundant quarry spalls 1 -from 0-1'. · 2 Weathered Vashon Lodgement THI Loose to medium dense, moist, reddish brown, SIL TY SAND with gravel. (SM) 3 -Becomes tan below 3'. 4 - Vashon Lodgement Till 5 -Very dense, moist, brownish gray, SIL TY SAND with gravel, scattered cobbles. (SM) 6 - 7 - 8 - 9 - 10 - 11 - 12 - 13 - 14 - 15 - 16 - 17 - 18 - 19 - Bottom of exploration pit at depth 7.5 feet No ground water seepage. No caving. . Shamrock Nursery Renton, WA i Logged by: T JP Project No. KE01508G ~ Approved by: '1zf August 2001 ~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~ 1 2 3 4 5 6 7 9 10 11 12 13 14 .15 16 17 18 19 _ LOG OF EXPLORATION PIT NO. EP-7 This log is part of the report prepared by Associated Earth Sciences, Inc. (AESI) for the named project and should be read tqgetlier' with that report for complete interpretation. This summary applies only to the location of this trench at the time of excavation. Subsurface conditions may change at this location with the passage of time. The data presented are a simplficaliOfl of actual conditions encountered. , DESCRIPTION Alluvium ·. · . Soft, very moist to wet, da.rk brown, ORGANIC SILT (ML); abundant roots: Vashon Recessional Outwash Stiff, very moist, mottled tan,.fine. SANDY SILT. (ML) -~ - Becomes wet and uniformly gray below approximately 4.5'; contains thin lenses of clean sand. . . . Bottom of exploratio11 pit at deptli 6.5 feet . . . Slow ground water seepage at 2'. Moderate!y rapid ground water seep?ge below 4.5'. Moderate caving throughout g ~ Shamrock Nursery · 1 Renton, WA < ~ ~ Logged by: TJP =~RATED Project No. KE01508G ~ Approved by: ~ SCIENCES, INC August 2001 ~~~~~~~~~~___;~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~ g N ...; N l ,i! ii! Cl ~ 0 ~ _ LOG OF EXPLORATION PIT NO. EP-8 g ,5 C. a, Q This log is part of the report prepared by Associated Earth Sciences, Inc. (AESI) for the named project and should be read tQQettier with that repqrt for complete interpretation. This summary applies only to the location of this trench at the time of excavation. Subsurface conditions may change at this location with the passage of time. The data presented are a simplfication of actual conditions encountered. DESCRIPTION Fill Loose, moist, dark brown, SIL TY SAND with gravel (SM); abundant roots and twigs. 1 - 2 - Weathered Vashon Lodgement Till 3 -Medium dense, moist, brown, SIL TY SAND with gravel. (SM) 4 - 5 - 6 Vashon Lodgement Till Dense, very moist to wet, gray with rust mottling, SIL TY SAND with gravel. (SM) 7 - 8 9 - 10 - 11 - 12 - 13 - 14 - 15 - 16 - 17 - 18 - 19 - Bottom of exploration pit at depth 8 feet No ground water seepage. No caving. Logged by: T J~ Approved by: f\JO Shamrock Nursery Renton, WA Project No. KE01508G August 2001 ~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~ 8 ... ..; 1 J ~ g .i:::. i5. Cl) 0 LOG OF EXPLORATION PIT NO. EP-9 This log is part of the report prepared by Associated Earth Sciences, Inc. (AESI) for the named project and should be read tqgether with that rePQ!t for complete interpretation. This summary applies only to the location of this trench at the time of excavation. Subsurface conditions may change at this location with the passage of time. The data presented are a simplfication of actual conditions encountered. DESCRIPTION Topsoil 1 Weathered Vashon Advance Outwash Medium dense, moist, reddish brown, SIL TY GRAVEL with sand. (SM) 2 - Grades to GRAVEL with sand, few silt below 2.5' (GW); abundant cobbles. 3 - Vashon Advance Outwash 4 -Very dense, moist to very moist, grayish brown, SIL TY GRAVEL with sand. {GM) 5 - 6 - 7 8 - 9 - 10 - 11 - 12 - 13 - 14 - 15 - 16 - 17 - 18 - 19 - Little silt below 4.5'. Bottom of exploration pit at depth 7 feet No ground water seepage. No caving. Shamrock Nursery Renton, WA i Logged by: T JP Project No. KE01508G August 2001 ~ Approved by: 1(Jf ~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~--~~~~ _ LOG OF EXPLORATION PIT NO. EP-10 This log is part of the report prepared by Associated Earth Sciences, Inc. (AESI) for the named project and should be read tqgether with that repqrt for complete interpretation: This summary applies only to the location of this trench at the time of excavation. Subsurface conditions may change at this location with the passage of time. The data presented are a simplfication of actual conditions encountered. DESCRIPTION Fill Loose to medium dense, moist, brown, SIL TY SAND with gravel (SM); abundant roots; contains 1 -pockets of organic material and buried tree limbs. · 2 - 3 - 4 Vashon Lodgement Till Very dense, moist, grayish brown, SIL TY SAND with gravel, with cobbles. (SM) 5 - 6 - Vashon Advance Outwash 7 -Very dense, very moist, gray, SIL TY SAND, little gravel. (SM) 8 9 - 10 - 11 - 12 - 13 - 14 - 15 - 16 - 17 - 18 - 19 - Bottom of exploration pit at depth 8 feet No ground water seepage. No caving. Logged by: T JP Approved by: 1{Jf Shamrock Nursery Renton, WA Project No. KE01508G August 2001 _ LOG OF EXPLORATION PIT NO. EP-11 This log is part of the report prepared by Associated Earth Sciences, Inc. (AESI) for the named project and should be read tqgether with that repqrt for complete interpretation. This summary applies only to the location of this trench at the time of excavation. Subsurfsice conditions may change at this location with the passage of time. The data presented are a simplfication of actual conditions encountered. DESCRIPTION Fill Loose to medium dense, slightly moist, dark brown, SIL TY SAND with gravel. (SM) 1 - 2 -Root layer present at 2'; washed gravel pockets at base. 3 - Weathered Vashon Advance Outwash 4 -Medium dense, moist, reddish tan, SIL TY SAND with gravel. (SM) 5 6 - 7 - 9 - 10 - 11 - 12 - 13 - 14 - 15 - 16 - 17 - 18 - 19 - Vashon Advance Outwash Very dense, very moist, gray, SIL TY SAND with gravel. (SM) Bottom of exploration pit at depth 8 feet No ground water seepage. No caving. Shamrock Nursery Renton, WA Logged by: T JP Approved by: "11' Project No. KE01508G August 2001 _ LOG OF EXPLORATION PIT NO. EP·12 g :5 C. Q) C This log is part of the report prepared by Associated Earth Sciences, Inc. (AESI) for the named projed and should be read together with that report for complete interpretation. This summary applies only to the location of this trench at the time of excavation. Subsurface conditions may change at this location with the passage of time. The data presented are a simplfication of adual conditions encountered. DESCRIPTION Topsoil Weathered Vashon Advance Outwash 1 -Loose to medium dense, moist, reddish tan, SIL TY SAND with gravel. (SM) 2 - Vashon Advance Outwash ·3 -Very dense, moist, tan, SIL TY SAND with gravel (SM); becomes brownish gray below 3'. 4 - 5 - 6 -Becomes very moist below approximately 6'; contains scattered cobbles. 7 - 8 9 - 10 - 11 - 12 - 13 - 14 - 15 - 16 - 17 - 18 - 19 - Bottom of exploration pit at depth 8 feet No ground water seepage. No caving. Logged by: T JP Approved by: 1(JP Shamrock Nursery Renton, WA Project No. KE01508G August 2001 LOG OF EXPLORATION PIT NO. EPm13 This log is part of the report prepared by Associated Earth Sciences, Inc. (AESI) for the named project and should be read tqgetlier with that report for complete interpretation. This summary applies only to the location of this trench at the time of excavation. Subsurface conditions may change at this location with the passage of time. The data presented are a simplfication of actual conditions encountered. DESCRIPTION Topsoil Weathered Vashon Advance Outwash 1 -Loose to medium dense, moist, reddish tan, SIL 1Y SAND, little gravel (SM); scattered large roots. 2· - 3 Vashon Advance Outwash Very dense, moist, brownish gray with rust mottling, SIL 1Y SAND with little gravel. (SM) 4 - 5 - Becomes very moist with gravel below 5.5'. 6 -Slight decrea!Se in silt content below 6'. 7 - 8 9 - 10 - 11 - 12 - 13 - 14 - 15 - 16 - 17 - 18 - 19 - Bottom of exploration pit at depth 8 feet No ground water seepage. No caving. Logged by: TJP Approved by: raP Shamrock Nursery Renton, WA Project No. KE01508G August 2001 Date Sampled 8/22/01 Tested By JDH Sieve No. 3 2.5 2 1.5 1 3/4 3/8 #4 #8 #10 #20 #40 #60 #100 #200 3" 100 i 90 ! 80 i i 70 ! .. 1 ill 60 ' C Li: i -50 ! C ill u 40 I .. cP I 0.. 30 1 I 20 1 i 10 ; 0 .L.~~ 100 GRAIN SIZE ANALYSIS -MECHANICAL Project Project No. Soil Description Shamrock Nursery KE01508G SIL TY SAND, with gravel Location EB/EP No. I Depth EP-11 6'-11' le+ Tare 1270 le 465 Moisture Content= 8.0% 805 Soecification Reauirements Diam. (mm) Wt. Retained o/o Retained 76.1 0 0.0 64 0 0.0 50.8 0 0.0 38.1 0 0.0 25.4 140 17.4 19 170 21.1 9.51 215 26.7 4.76 260 32.3 2.38 295 36.6 2 310 38.5 0.85 350 43.5 0.42 410 50.9 0.25 495 61.5 0.149 580 72.0 0.074 640 79.5 US STANDARD SIEVE NOS. 3/4" N0.4 N0.16 N0.40 --..... 10 Grain Size, mm GRAVEL SAND Coarse Fine Coarse Medium o/o Passino 100.0 100.0 100.0 100.0 82.6 78.9 73.3 67.7 63.4 61.5 56.5 49.1 38.5 28.0 20.5 Fine N0.200 ... 0.1 Minimum SILT OR CLAY ASSOC/A TED EARTH SCIENCES, INC. Maximum 0.01 911 5th Ave., Suite 100 Kirkland, WA 98033 206-827-7701 FAX 827-5424 179 Madrone Lane North Bainbridge Island, WA 98110 206-760-9370 FAX 780-9438 Date Sampled 8/22/01 Tested By JOH Sieve No. 3 2.5 2 1.5 1 3/4 3/8 #4 #8 #10 #20 #40 #60 #100 #200 3" 100 90 ! i I 80 i 70 i .. ! CD 60 I C U:: i -50 C I CD u .. 40 CD a. 30 20 10 ! • a_...:...~~ 100 GRAIN SIZE ANALYSIS • MECHANICAL Project Project No. Soil Description Shamrock Nursery KE01508G SIL TY SAND, with gravel Location EB/EP No. 'Depth EP-13 7'-8' 1390 335 Moisture Content= 8.0% 1055 Soecification Reauirements Diam. (mm) Wt. Retained % Retained 76.1 0 0.0 64 0 0.0 50.8 0 0.0 38.1 0 0.0 25.4 0 0.0 19 160 15.2 9.51 300 28.4 4.76 395 37.4 2.38 465 44.1 2 485 46.0 0.85 550 52.1 0.42 620 58.8 0.25 715 67.8 0.149 825 78.2 0.074 890 84.4 US STANDARD SIEVE NOS. 3/4" N0.4 N0.16 N0.40 ..... .. 10 Grain Size, mm GRAVEL SAND Coarse Fine Coarse Medium % Passino 100.0 100.0 100.0 100.0 100.0 84.8 71.6 62.6 55.9 54.0 47.9 41.2 32.2 21.8 15.6 Fine N0.200 ,. -.... t 0.1 Minimum SILT OR CLAY ASSOC/A TED EARTH SCIENCES, INC. Maximum 0.01 911 5th Ave .. Suite 100 Kirkland. WA 98033 206-827-no1 FAX 827-5424 179 Madrone Lane North Bainbridge Island, WA 98110 206-780-9370 FAX 780-9438 ---------~- ~EFERENCE: TRIAD ASSOCIATES, INC. Associated Earth Sciences, Inc. --1'1·-m·• n·rJ --,,. ...; Iii LEGEND TP-1 • Approximate location of Terra Associates, Inc. exploration pit EP-1 · • Approximate location of AESI exploration pit I I I SITE AND EXPLORATION PLAN SHAMROCK NURSERY RENTON, WASHINGTON 0 100 FIGURE 2 DATE 8/01 PROJECT NO. KE01508G -------------r ---- I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I. I I ________ _J_ __ NOTE: Geologic map based on AESI exploration pits and interpretation of lithologic descriptions shown on test pit logs included in March 30, 2001 geotechnical,report prepared for the site by Terra Associates, Inc. Geologic contact boundaries depicted are approximate and inferred from the above described data. Thin widespread areas of fill on the site have not been included on this map for clarity. Fill thicknesses encountered in explorations on the site generally range from 1 to 5 feet Please refer to the attached exploration logs and accompanying report text for more detailed descriptions of site geology. rtEFERENCE: TRIAD ASSOCIATES, INC. Associated Earth Sciences, Inc. ~m••~ Qvr Qvt Qva -, ' ,/ l I l i Vashon recessional outwash: consists predominantly of stiff silt and·.loose to medium dense sand with variable silt and gravel content. Vashon lodgement till: unsorted mixture of dense to very dense silty sand with gravel; upper 2' to 4' typically weathered to a loose to medium dense state; ·?verlaln In area of TP-2 by a thin veneer of Qvr. I Vashon advance outwash: generally consists of dense to very dense sand and gravel with variable silt content; overlain in places by thin deposits of Qvt al']d Qvr. GEOLOGIC MAP SHAMROCK NURSERY RENTON, WASHINGTON I I~ .i /! J 0 100 200 FEET FIGURE3 DATEB/01 PROJECT NO. l<E01508G DEVELOPMENT PLANNING CITY OF RENTON MAR. .0 4 20M. ; ' " R~CE~~~[O) TRAFFIC IMPACT ANALYSIS FOR SHAMROCK PROPERTY August 1, 2002 CamWest Real Estate Development 9720 NE 120th Place, Suite 100 Kirkland, WA 98034 Traffic Impact Analysis Shamrock Property TABLE OF CONTENTS INTRODUCTION .......................................................................................................................................... 1 PROJECT DESCRIPTION ............................................................................................................................ 1 EXISTING CONDffiONS ............................................................................................................................ 1 Roadways ................................................ ~ ................................................................................................... 4 148th A venue SE .................................................................................................................................... 4 SE 4th Court .................................................................. : ........................................................................ 4 Lyons Avenue SE .................................................................................................................................... 4 SE 128th Street ................................................................................. ~ ..................................................... 4 SR-900 .................................................................................................................................................... 4 Transit/Non-Motorized Facilities ................................................................................................................ 5 Transit .......................................................................................................... : .......................................... 5 Non-Motorized Facilities ........................................................................................................................ 5 Traffic Volumes .......................................................................................................................................... 5 Level of Service .......................................................................................................................................... 5 Accidents .................................................................................................................................................... 7 Planned and Prograrruned Impr_ovements ................................................................................................... 9 FUTURE CONDITIONS WITHOUT PROJECT ........................................................................................ 10 Background Traffic Volumes .................................................................................................................... 10 Pipeline Projects ................................................................................................................................... 11 Level of Service ........................................................................................................................................ 13 FUTURE CONDITIONS WITH PROJECT ................................................................................................ 13 Traffic Volumes ... -..................................................................................................................................... 14 Project Trip Generation ........................................................................................................................ 14 Trip Distribution/Traffic Assignment ....................................................................................................... 14 Level of Service ........................................................................................................................................ 15 Sight Distance Analysis .......................................................................................... .-........ .-.............. .-......... 18 Turn Lane Warrant Analysis ..................................................................................................................... 18 Street Connectivity .................................................................................................................................... 19 CONCLUSIONS .......................................................................................................................................... l 9 TRAFFIC IMP ACT MITIGATION ............................................................................................................. 20 Garry Struthers Associates, Inc. Traffic Impact Analysis Shamrock Property INTRODUCTION The following traffic impact analysis was prepared to address both the requirements of the King County Integrated Transportation Program (ITP) and the City of Renton since the preliminary plat of Shamrock Property is located in both jurisdictions. A vicinity map is presented in Figure l. As specified in the King County Integrated Transportation Program (ITP), intersections impacted by 30 or more peak hour project trips and at least 20 percent of the total peak hour project traffic were selected for evaluation. Based on the turning movement counts, it was determined that the proposed project would impact two intersections 1) SR-900/148th Avenue SE and 2) SE 116th Street/148th Ave~ue SE. Renton City staff requested the traffic impact analysis include level of service analysis of two intersections: 1) SE 4th Street/148th Avenue SE (Nile Avenue); and 2) SE 4th Street/Lyons A venue. In addition, the City requested the analysis address potential future connections for stub roads identified in the preliminary plat. This report summarizes the process, findings, conclusions and recommendations of the traffic analysis. PROJECT DESCRIPTION Shamrock Property is a proposed plat consisting of 126 single-family dwelling units. The property is situated such that 117 new units plus one existing residence are in King County and 8 new units in the City of Renton. The parcel within King County is zoned R-4, which allows 4 dwelling units per acre and the parcel within the City of Renton is zoned R-5, which allows 5 dwelling units per acre. The plat is expected to be fully occupied by 2006, which for the purposes of this analysis is assumed to be the horizon year. A preliminary site plan is presented in Figure 2. As shown on the site plan, lots 40 to 54 will have a single point of access to SE 128th Street via SE 4th Court and Lyons A venue SE. The remaining lots (1-39 and 55-118) will have two points of access to 148th Avenue SE. In addition to providing access to the proposed lots, the internal road system will provide road stubs to adjacent properties to the south. EXISTING CONDITIONS The Existing Conditions analysis provides a statement of the traffic-related conditions within the study area at the time of the writing of this report. The statement includes a discussion of the existing roadway, transit, pedestrian and bicycle facilities serving the site; identification of existing peak hour traffic volumes and accident history at the analysis intersections; and identification of proposed transportation improvements in the area. Garry Struthers Associates, Inc. Page 1 SITE I bi ~ '<c ::: co :::! TO 1-4 5 Ntrth ST I NOT TO SCALE • ARRY STRUTHERS AssoCIATES. INC. 3150 Rlc:nonS9 Raad. Sunai 100 &en.niuo. WA ~ Phano: (425) $19-0300 Fa,c ("'25) 519-0309 eoenaa: poGvz 'nc..COffl l'mD://WWW.~COffl ~ ;I ~ '<c ;1 -0 C: c:i C\j ~ ~ lrj !,j PROJECT VICINITY FIGURE 1 bl ~ '<c· ::: .... ~ SHAMROCK PROPERTY c.·, •.•• , ' ·'-'.._.· --"' \ :----1 I: I 'I----! I \ " II I i ','·.1------1 ':') , , ra :\ (:S:1-;_:2_' .....i ··\~ '-\ ....... ', ..__.;, ' J.---1 1----'·-:····~::---:.:.~.:.~··· --------· J / \ ~ \2.StH 'ST SITE PLAN FIGURE 2 • ,- SHAMROCK PROPERTY Traffic Impact Analysis Shamrock Property Roadways The roadways impacted by the proposed development include 148th Avenue SE, SE 128th Street, Lyons Avenue, and SR-900. These roadways are discussed in the following sections. 148th A venue SE 148th Avenue SE is a two-Jane collector arterial that runs north-south. The paved roadway width is approximately 28 feet and includes two 11-foot travel lanes, a 5-foot shoulder on the west side of the road and a 2-foot shoulder on the east side. Traffic control includes stop signs at the SR- 900 and on the minor intersecting streets. Currently, there is a stop sign on 148th Avenue SE at SE 128th Street, however, a traffic signal has been installed at this location but is not yet in operation. The posted speed limit on 148th Avenue SE is 35 miles per hour (mph). SE 4th Court SE 4th Court is a 2-lane local access road constructed as part of the Morgan Place development. The road dead-ends to the east and will connect to the Shamrock Property on the west. There are curb, gutter and sidewalks on both sides of the street. Lyons A venue SE Lyons A venue SE is a 2-lane local access road that was constructed as part of the Morgan Place development. Lyons A venue SE runs north to SE 4th Court and south to SE I 28th Street with curb, gutter and sidewalks on both sides of the street. · SE 128th Street SE 128th Street is a 4-lane principal arterial with a two-way left tum lane at Lyons A venue and designated left-tum lanes at the intersection of 148th Avenue S];.. The roadway width is approximately 60 feet. There are asphalt-paved shoulders at the intersection with 148th Avenue SE. Traffic control includes' a stop sign at 148th Avenue SE and a signal at 156th Avenue SE. The posted speed limit is 45 mph. SR-900 SR-900 is a two to five-lane principal arterial that runs east-west. In the vicinity of 148th A venue SE, the pavement width is approximately 32 feet with two 11-foot travel lanes and 5-foot shoulders. Traffic control includes signals at 138th Avenue SE and 164th Avenue SE and stop signs on the side streets. The posted speed limit is 35 mph west of 148th Avenue SE and 40 mph east of 148th A venue SE. Garry Struthers Associates, Inc. Page4 Traffic Impact Analysis Shamrock Property Transit/Non-Motorized Facilities Transit King County Metro provides transit service in the vicinity of the site. Route 111 provides weekday service between the Renton Highlands and downtown Seattle via SE I 28th Street and Coal Creek Parkway SE. Weekday service for Route 11 l operates with approximate 30-minute headways during the PM peak commute hours. Route 240 provides weekday and weekend service between downtown Renton and Bellevue via 138th A venue SE and Coal Creek Parkway SE. This route operates with 30-to 60-minute headways during the weekdays and 60-minute headways on the weekend. Transit service is also available at the Renton Highlands Park & Ride located approximately three miles from the project site. The Park & Ride serves Metro Routes 105, ·111, and 909. Routes 105 and 909 provide weekday and weekend service to the Renton Transit Center. Non-Motorized Facilities There are no sidewalks along either side of 148th Avenue SE in the vicinity of the proposed site. There are sidewalks along both sides of SE 4th Court and Lyons Avenue SE. According to staff at Apollo Elementary, 15025 SE 117th Street, all students are bused to the school since there are no facilities, that provide safe pedestrian access. Maywood Middle School, 14490 168th Avenue SE, buses all students except those who live within a mile radius. Bus transportation is also provided for Hazen High School located at 1101 Hoquiam NE. Traffic Volumes Existing PM peak hour traffic volumes at the SE 128th Street/148th Avenue SE and SE 128th Street/Lyons A venue SE intersections were determined from July 2002 turning movement counts. Existing PM peak hour traffic volumes at the SR-900/148th Avenue SE and SE I 16th Street/148th Avenue SE intersections were determined from September 2001 turning movement counts factored to 2002. The existing PM peak hour volumes are presented in Figure 3. Level of Service Level of service (LOS) is used to qualify the degree of traffic congestion and driver comfort on streets or at intersections. The Highway Capacity Manual (HCM) describes the methodologies for calculating LOS on street segments and at signalized and unsignalized intersections. According to the HCM (TRB Special Report #209), there are six levels of service, which describe the operational performance of the roadway system. The levels range from LOS A, which indicates a relatively free-flowing condition, to LOS F which indicates operational breakdown. The level of service for a two-way stop controlled (TWSC) intersection is determined by the computed or measured control delay and is defined for each minor movement. Level of service is not defined for the intersection as a whole. Average control delay less than or equal to I 0 seconds per vehicle is defined as LOS A. For LOS F, the average control delay is greater than 50 seconds per vehicle. Garry Struthers Associates, Inc. Page 5 I.LI a:, in "<r L12 NCC-Ill -522 I.LI Jtl ,4 ~ ::i::: 36 __) I-a:, ~ 403- 66 l in L,o Nin cc-- Jtl -o ,13 ~ 5 __) lt( 1 ...J 2 l ,., in ...J ccr---~ ::) .e I.LI Ill I.LI ~ ::i::: I-CD ~ SITE Jtl 4 _),tr 1,119- 2 l --cc NOT TO SCALE I.LI Ill I.LI ~ SE 117TH ST E 120TH ST SE 116TH ST 0 CC <CNl'l )ll L21 -578 ,2 90 __) 1 t 1 1,028- 9 l NNS! SE 128 ST (XX) -PM PEAK HOUR ARRY STRUTHERS AssoclATES, INC. 3150 Ra:hania Road, Suim 100 Bellhve. WA 98005-,44.48 Phone: (425) 51g....Q30Q Faz: (425} 519-0309 E-mail:-®~ hrtp:l!www.gsasaac..inc.com EXISTING TRAFFIC VOLUMES SHAMROCK PROPERTY FIGURE 3 Traffic Impact Analysis Shamrock Property The LOS for signalized intersections is defined in terms of average control delay per vehicle for the entire intersection. The criterion for LOS A is an average control delay of less than or equal to 10 seconds per vehicle. The criterion for LOS F is an average control delay of greater than 80 seconds. King County has adopted level of service E as the county road standard. According to the King County Integrated Transportation Program (ITP), any development that impacts an intersection with 20 percent of the peak _hour project generated trips and 30 project generated peak hour trips must insure LOS E with full development of the project. City of Renton transportation level of service standard is based on an index value, which is a weighted sum of the PM peak travel distances from the city, av~raged in all direction, in thirty minutes as determined by the City. Level of service for the analysis intersections was calculated using Synchro™ 5.0, computer software program based on the 2000 Highway Capacity Manual. As stated previously, the four analysis intersections are SR-900/148th Avenue SE, SE 116th Street/148th Avenue SE, SE 128th Street/148th Avenue SE, and SE 128th Street/Lyons Avenue SE. The results of the existing condition level of service analysis are shown in Table 1. Table 1 2002 Level of Service Int~rsecti~n SR-900/148th Ave SE NBLT1 SE 116th St/148th Ave SE EBLT1 SE 128th St/148th Ave SE NBLT1 SE 128th St/Lyons Ave SE SBLT1 (xx) -seconds of delay per vehicle 2002 Existing LOS Standard F (59.0)1 E B (10.2) E F (111.0) 2 C (15.4) 1 -level of service for the two-way stop controlled intersection represents the movement with the highest delay. The remaining movements operate at an acceptable level of service. 2 -City of Renton transportation LOS standard is based on an index value that is the weighted sum of the PM peak travel distances from the City, averaged in all direction, in thirty minutes as determined by the City. As shown in Table 1, the SR-900/148th Avenll:e SE and the SE 128th Street/148th Avenue SE intersections currently operate at LOS F. The SE 116th Street/148th Avenue SE intersection operates at LOS Band the SE 128th Street/Lyons Avenue SE intersection at LOS C. Accidents The most current accident data for the analysis intersections was obtained from WSDOT and King County. City of Renton did not request accident analysis. The WSDOT accident data includes the Garry Struthers Associates, Inc. Page 7 Traffic Impact Analysis Shamrock Property three-year period from January 1998 to December 2000. In addition to the analysis intersections, accident data for the SR-900/164th Avenue SE intersection is included since it is considered a high accident location (HAL). According to WSDOT, accident data for 1999 and 2000 have been entered into the system, however, some data fields are still missing. Although some of the data fields are missing, the total number of accidents has been recorded. However, only 64 percent of the 1998 data has been entered. The available three-year accident history is summarized in Table 2. Table 2 Three-Year Accident History No. of Reported Accidents 1998 1999 2000 Acc. Avg. Collision Tvpe Inj.• PD02 lnj. PDO Ini. PDO Total Rate3 Rate~ WSDOT Accident Data .:-:,·1-·.···:,,.· .-:·.· ... , .. .. .·, .. .. ,· SR-9t)0/14~tli Ave SE, .. .. ·:·· ,. . . Rear-end 1 1 Enter at angle 1 2 I 2 6 Front end (not head-on) 15 1 Intersection Total I I 2 I I 2 8 0.57 l.30 ·. SR.-900/16':Jth Ave SE •· Rear-end 1 2 2 2 I 8 Enter at angle 1 1 2 l 5 Front end (not head-on) l 1 2 l 5 Pedestrian l 1 Head-on l 1 Object l 1 Intersection Total 2 4 4 4 4 3 21 Kin2 County Data , s·E 116th stit4~ili A~f!: SE . , ... ,, ·I< . !,· .'.:·;.( .': .. :::=.11 . ~ • . Bicycle l 0 0 0 0 0 0 Intersection Total l 0 0 0 0 0 1 0.34 1.30 1) -Injury accidents 2) -Property damage only accidents 3) -Accident rate per million entering vehicles 4) -Average accident rate state-wide for this type of intersection per WSDOT 5) -Listed as a ··enter at angle", however, it is coded as a front end (not head-on), with one of the vehicles crossing over the centerline or through median. As shown in Table 2, a total of 8 accidents have occurred during the latest three-year period at the SR-900/148th Avenue SE intersection. Of the 8, there were 6 enter at angle, 1 rear-end and 1 front end. The accident rate at the SR-900/148th Avenue SE intersection, however, is well below the statewide average for similar intersections. At the SE 116th Street/ 148th A venue SE intersection, one bicycle collision occurred during the latest three-year period. There were a total of 21 collisions at the SR-900/164th Avenue SE intersection between 1998 and 2000. Of the 21, there 8 were rear-ends; 5 enter at angles; 5 front ends; 1 pedestrian; l head- on; and l fixed object. Garry Strwhers Associates, Inc. Page 8 Traffic Impact Analysis Shamrock Property It is assumed the accident rate for each of the intersections will remain the same in the future. As such, with increased traffic, it is likely there will be a corresponding increase in accidents. However, it does not appear that the relatively small increase in traffic would create an identifiable safety hazard. Planned and Programmed Improvements A review of King County's Planned and Programmed Transportation Improvements and the City of Renton' s Six-Year Transportation Improvement Program indicate the following transportation improvement projects planned in the study area. King County's 1999 Transportation Needs Report (TNR) • SE May Valley Road (Coal Creek Parkway to SR-900), NC-42. This project includes widening travel lanes and paving shoulders. In addition, this project would also include the construction of equestrian facilities. Both King County and the City of Newcastle would fund this low priority project. • Coal Creek Parkway at SE May Valley Road, NC-101. This project includes widening the north and south legs of this intersection to provide additional channelization. King County would fund this high priority project. King County's Pipeline Proiect(s) Improvements • SE 128th Street/148th Avenue SE. A traffic signal is to be installed as part of the mitigation requirements for the Maplewood development located south of SE 128th Street between 148th Avenue SE and 152nd Avenue SE. In addition, left-tum lanes for the east and west approaches will be constructed at the intersection. The south approach will be constructed with an exclusive right turn lane and a shared left/through lane. • SR-900/148th A venue SE. A traffic signal is proposed at th.is intersection to mitigate the deficient level of service by several proposed developments. The King County Examiner has required a signal and other improvements at SR-900/148th A venue SE intersection as mitigation of the traffic impacts generated by the plat of Stone Ridge. Stone Ridge is located on the west side of 148th Avenue SE, approximately between NE 16th Street and NE 18th Court. Stone Ridge is required to provide the following traffic- related improvements for final approval: o Construct eastbound and westbound left turn lanes on SR-900, at the SR 9001148th Avenue SE intersection. o Modify the east leg of the SR-900/148th Avenue intersection as necessary, to meet WSDOT stopping sight distance requirements. (Note that per the applicant's engineer, this can be achieved by the clearing of vegetation along SR-900.) In addition, the applicant shall clear vegetation within the right-of-way along SR-900, east of 148th o A venue, to maximize the entering sight distance for the north and south legs of the intersection. Garry Struthers Associates, Inc. Page 9 Traffic Impact Analysis Shamrock Property o Construct a traffic signal at the SR-900/l48th Avenue SE intersection. This work shall be completed either individually, or in conjunction with other developments in the area. In addition to Stone Ridge, other proposed developments would likely have to participate in the cost of the installation of a traffic signal at this intersection. If Stone Ridge and the other developments provide a new traffic signal at the SR-900/148th Avenue SE intersection, the existing and horizon year level of service deficiency will be mitigated. In 2006 with Shamrock Property, the level of service would improve to an acceptable level (LOS C) with the proposed traffic signal. Therefore, no additional level of service mitigation would be required for the Shamrock Property. The required improvements are currently under design by Stone Ridge. City of Renton' s Transportation Improvement Program • Duvall Avenue NE (Coal Creek Parkway NE). This project includes widening roadway to 5 lanes from SR-900 to north city limits. • NE 3rd Steet/4th Street Corridor Improvements. This project involves a series of key improvements in this corridor to improve traffic operations such as rechannelization and traffic signal modifications, possible construction of an eastbound hill-climbing lane from Monterey Avenue to east of Edmonds Avenue, possible transit priority signal treatments and possibly queue jumps. This project will seek to meet pedestrian, transit, and bicycle needs. • NE 4th Street/Hoquiam A venue NE. This project will install a new fully actuated traffic signal, including poles, signal and pedestrian displays, detection loops, emergency pre- emption, a new signal controller, interconnect to master computer and associated channelization. FUTURE CONDITIONS WITHOUT PROJECT The Future Conditions Without Project analysis provides a discussion of the traffic-related conditions in the horizon year without the proposed project. This section includes a discussion of background traffic volumes and level of service at the analysis intersections. Shamrock Property is expected to be fully occupied by 2006, market permitting. Therefore, 2006 for the purposes of this analysis is considered to be the horizon year. Background Traffic Volumes Background traffic volumes for the 2006 without project condition include the 2002 existing PM peak hour traffic volumes, plus known pipeline projects in the vicinity of the site, plus area-wide traffic growth. A growth factor of 2.57 percent per year was used based on the area-wide historical growth in traffic provided by WSDOT. Garry Struthers Associates, Inc. Page 10 Traffic Impact Analysis Shamrock Property Pipeline Projects A pipeline project is defined as a proposed development, which submitted a complete application in advance of Shamrock Property, and is expected to be fully developed and impact the transportation system within the horizon year of Shamrock Property. According to King County, there are several pipeline projects in the general vicinity of Shamrock Property. Trip generation for the proposed projects is presented in Table 3 Table 3 Pipeline Projects PM Peak Hour Trips Location Land Use Total In Out KiriiC:.~µii.ty°{:.: . 10601 148th Ave SE (Stoneridge) 53 sfdu's 54 34 20 NE 12th & Anacortes 6 sfdu's 6 4 2 4 mfdu's 2 142nd Ave SE between 11400 & 11600 2 sfdu's 2 SR-900/148th Ave SE (Aster Park) 37 sfdu's 37 24 13 14429 SE 116th St 20 sfdu's 20 13 7 13715 SE 116th St 3 sfdu's. 3 2 11813148thAveSE(Northward) 53 sfdu's 61 39 22 12013 148th Ave SE (East Renton) 60 sfdu's 61 39 22 SE 124th St/149th Ave SE (Edenwood) 14 sfdu's 14 9 5 SE 128th St bet 150th Ave & 155th Ave SE 123 sfdu's 124 80 44 13825 156th Ave SE l sfdu l 0 12048 160th Ave SE 1 sfdu l l 0 131st Jericho Ave NE (Sienna) 62 sfdu's 63 40 23 SE 128th St & 146th Ave SE 140 sfdu's. 141 90 51 ' CityP:flt~rit~ii°~f· 5001 SE 128th Street (Lauri's Meadow) 8 sfdu's 8 5 3 N. & S. side of SE 128th St (Morgan Place) 45 sfdu's 45 29 16 14606 SE 136th St (Parkside Court) 21 sfdu's 21 13 8 5715 SE 128th St (Morgan Court I) 7 sfdu's 7 4 3 5710 SE 128th St (Morgan Court II) 7 sfdu's 7 4 3 5800 SE 128th St (Madison Landing) 8 sfdu's 8 5 3 SE 128th St/Nile Ave NE (Maplewood Estates) 218 sfdu's 218 140 78 618 SE 128th St (Maureen Heights) 124 sfdu's 125 80 45 As shown in Table 3, there are fourteen pipeline projects identified by King County and eight identified by the City of Renton in the vicinity of the project site. Trip distribution/traffic assignments for the pipeline projects were determined based upon the Transportation Concurrency run for Shamrock Property provided by King County. A summary of the background traffic volumes is presented in Figure 4. Garry Struthers Associates, Inc. Page 11 w (I') ~ :c t:i ,., - NOT TO SCALE "'~'° n--Jll 59 _) 446- 1041 6-_) 1 2----..., ,tr -on L1 ) 1 l r~1 a 4 _),tr 1,575- l SE 117TH ST SE 120TH ST SE 116TH ST 138 _) 1,342-,tr 69 l :::!~ SE 128 ST (XX) -PM PEAK HOUR GARRY STRUTHERS AsSOCIATES. INC. 3150 Rlchan:b Road, Sutta 100 Bellevue, WA ~ .....,.., (425) 519-<>300 2006 WITHOUT PROJECT TRAFFIC SHAMROCK PROPERTY Fu: (425) 519,.0309 E-nmlt~ccm http://www.~Cl:lffl VOLUMES FIGURE 4 Traffic Impact Analysis Shamrock Property Level of Service The results of the 2006 background without project PM peak hour level of service analysis are shown in Table 4. The existing level of service is shown for comparison purposes. Table 4 2006 Without Project Level of Service Intersection SR-900/148th Ave SE NBLT SBLT With Signai3 SE 116th St/148th Ave SE EBLT1 SE 128th St/148th Ave SE NBLT1 With Signal4 SE 128th St/Lyons Ave SE SBLT1 NBLT1 (xx) seconds of delay per vehicle 2002 Existing F (59.0)1 B (10.2) F (111.0) C (15.4) 2006 Without Project F (*) F (215)2 . A ~8.7) B (11.7) A (8.8) D (27.2) LOS Standard E E 1 -level of service for the two-way stop controlled intersection represents the movement with the highest delay. The remaining movements operate at an acceptable level. 2 -movement will also operate below an acceptable level. 3 - a traffic signal is proposed at this intersection to mitigate the deficient LOS by several by proposed developments 4 -traffic signal to be in operation in 2006 5 -City of Renton transportation LOS standard is based on an index value that based on weighted sum of the PM peak travel distances from the City, averaged in all direction, in thirty minutes as determined by the City. * -delay is greater than 1,000 seconds As shown in Table 4, both the northbound and southbound left-tum movements at the SR- 900/148th A venue SE intersection will operate below the level ~f service standard in the 2006 without project condition. However, with the proposed traffic signal, the intersection is estimated to operate at a LOS A in 2006 without the project. The SE 116th Street/148th Avenue SE intersection is estimated to operate at an acceptable level of service (LOS B) in 2006 without the project. The SE 128th Street/148th Avenue SE intersection will operate at a LOS A in 2006 with the proposed traffic signal. The northbound left-tum movement at the SE 128th Street/Lyons A venue SE intersection is estimated to operate at LOS D in 2006 without the project. FUTURE CONDITIONS WITH PROJECT The Future Condition With Project analysis provides a statement of what traffic related conditions will be like in the horizon year with the project. The analysis simply adds anticipated project impacts to the horizon year background conditions. The analysis defines anticipated project trip generation and evaluates impact through a level of service analysis at the analysis intersections. Garry Struthers Associates, Inc. Page 13 Traffic Impact Analysis Shamrock Property Traffic Volumes Traffic volumes for 2006 with project condition include 2006 without project PM peak hour volumes discussed above plus expected PM peak hour traffic to be generated by Shamrock Property. Project Trip Generation Trip generation for Shamrock Property was calculated using the trip generation rates for Single- Family Dwelling Units, Land Use Code 210 presented in the Sixth Edition of the Institute of Transportation Engineers Trip Generation Report, 1997. A summary of the anticipated trip generation for Shamrock Property is presented in Table 5. Table 5 Trip Generation Land Use Proposed Shamrock Property Kirnz Co. l 18 sfdu's (Proposed) 5 sfdu's (Existing) King Co. Net Total City of Renton 8 sfdu's (Proposed) Shamrock Total AWDT Total l, 129 89 48 4 l,081 85 77 6 1,158 91 AM Peak. In 22 l 21 2 23 PM Peak Out Total In Out 67 119 77 42 3 5 3 2 --------64 114 74 40 4 8 5 3 ·-68 122 79 43 As shown in Table 5, the King County portion of the Shamrock Property is estimated to generate 1,129 daily, 89 AM peak hour and 119 PM peak hour trips in the 2006 horizon year. The net traffic impact of the King County portion was determined by deducting the existing site trip generation from trip generation expected with the proposed development. Therefore the net trips for the King County portion of Shamrock is 1,081 daily, 85 AM peak hour, and 114 PM peak hour. The City of Renton portion of the traffic impact is 77 daily vehicle trips, 6 AM peak and 8 PM peak hour trips. Therefore, the total traffic impact of Shamrock Property is 1,158 daily, 91 AM peak and 122 PM peak hour trips. Trip Distributionffraffic Assignment Trip distribution percentages for Shamrock Property were based on the traffic assignment provided by King County Transportation Planning as part of the Transportation Concurrency Analysis for the proposed Aster Park development located at the SR-900/148th Avenue SE intersection adjusted to account for location as well as the current turning movement counts in the vicinity of the site. The trip distribution percentages, however, were adjusted for the location of Shamrock Property compared to Aster Park. Since Shamrock Property is located closer to the principal arterial, SE 128th. Street, the percentage of trips to/from SE 128th Street increased by 8 percent and the trips to/from 148th Avenue SE were decreased by 8 percent. The pipeline project distribution was derived in the same manner as the Shamrock Property. Garry Struthers Associates, Inc. Page 14 Traffic Impact Analysis Shamrock Property The results of the trip distribution/traffic assignment process for project-generated trips are presented in Figure 5. A summary of the 2006 with project PM peak hour volumes are presented in Figure 6. Level of Service The 2006 with project PM peak hour level of service at the analysis and site access intersections are provided in Table 6. The existing condition and 2006 without project PM peak hour level of service are provided for comparison. Table 6 2006 With Project Level of Service Intersection North Site Access/148th Ave SE WBLT1 South Site Access/148th Ave SE WBLT1 SR-900/148th Ave SE NBLT1 SBLT1 With Signal3 SE 116th St/148th Ave SE EBLT1 SE 128th St/148th Ave SE NBLT1 With Signal4 SE 128th St/Lyons Ave SE SBLT1 NBLT1 (xx) -seconds of delay per vehicle * -delay is greater than 1,000 seconds 2002 Existing F (59.0)1 B (10.2) F (111.0) C (15.4) 2006 Without Project F (*) F(2l5)2 A (8.7) B (11.7) A (8.8) D (27.2) 2006 With Project B (10.6) C (16.3) F (*) F (315.5)2 C (20.2) B (11.6) A (9.0) D (28.6) LOS Standard E E E E 1 -level of service for the two-way stop controlled intersection represents the movement with the highest delay. The remaining movements operate at an acceptable level. 2 -movement will also operate below an acceptable level 3 - a traffic signal is proposed at this intersection to mitigate the deficient LOS by several by proposed developments 4 -traffic signal to be in operation in 2006 5 -City of Renton transportation LOS standard is based on an index value that based on weighted sum of the PM peak travel distances from the City, averaged in all direction, in thirty minutes as determined by the City. As shown in Table 6, the site access/148th Avenue SE intersection will operate at an acceptable level of service in 2006 with the project. The SR-900/148th Avenue SE intersection will operate below the level of service standard in 2006 with the project. However, with the proposed traffic signal, the intersection is estimated to operate at a LOS C. The SE 116th Street/148th Avenue SE intersection will continue to operate at a LOS B in 2006 with the project. The SE 128th · Street/148th Avenue SE intersection is estimated to operate at a LOS A in 2006 with the project. Garry Struthers Associates. Inc. Page 15 NOT TO SCALE 9 (21%) 16 JJ 5 _) 11 4, (44%) Ls J L _,7 5 _) 31 - (22%). 1--~E ~117TH ST SE 120TH ST SE 116TH ST Cl) Na> Ji 15 _) l t 15 -..... ,...._ I N- ~ SE 12 ST (S%) -2 (XX) -PM PEAK HOUR AR.RY STRUTHERS AsSOCIATES, INC. 3150 Rlc:harm Road. Sulla 100 Beltewe, WA 98005-,4448 _, (425) 519-0300 Fae (425) 519-0309 PROJECT-GENERATED TRAFFIC VOLUMES SHAMROCK PROPERTY E-mell, -@llsassoc-<nc.com http:/Jwww.gaassac-b'lc.com FIGURE 5 l")QU) Ls ~ a. :.:: t:l a:: u ....J <C 0 u JI l r ~9s 9 _Jll( 1,606- 2 ' --r-- NOT TO SCALE Jil L,s -578 ,,a 59 _) 446- 120, lt( L,1 -o ,,4 _) lt( IXJ l I'll'-,,.... __ 0 N <DN lt 112 _J l t 1 1,342-_ 169 l ;:;:gJ SE 116TH ST ..._...,..S:c..,E ....:.,:117TH ST S 120TH ST U)~-L32 N-111 -Q JI L ,19 SE 12 ST (XX) -PM PEAK HOUR GARRY STRUTHERS AsSOCIATES, INC. 3150 R!c:harcta Road. Suite 100 2006 WITH PROJECT TRAFFIC VOLUMES SHAMROCK PROPERTY SeffeYUe. WA ~ Phone: (425) 519--0300 Fu: (425) 519-0309 E.-maJt: ~-mc.ccrn http:Jtwww.gsassoc--av;.com FIGURE 6 Traffic Impact Analysis Shamrock Property In 2006 with the project, the northbound left-tum movement at the SE 128th Street/Lyons Avenue SE intersection is estimated to operate a LOS D. Sight Distance Analysis A field study of stopping and entering sight distance was conducted during July 2002. There are two proposed plat entrance roads, which are 360 feet apart, that provide direct access to/from 148th Avenue SE for lots 1-39 and 47-118. Access to/from SE 128th Street for lots 40-54, will be provided via SE 4th Court and Lyons·Avenue SE. The posted speed limit on 148th Avenue SE is 35 mph. King County has administratively chosen to use the posted speed plus 10 mph for design speed. Based upon a 45 mph design speed (posted speed of 35 + 10 mph), SSD of 400 feet is required from the north and south under the KCRS. In addition, based on a design speed of 45 mph, an entering sight distance of 620 feet is required looking to the horth and south .. Field measurements of the south access road indicate the SSD from the north is 796 feet and 1,305 feet from the south. The SSD for the north access road is 436 feet from the north and 945 feet from the south. The ESD for the south access looking to the north is 918 feet and 1,305 feet looking to the south. The ESD for the north access looking to the north is 655 feet and 1,665 feet looking to the south. Based on the field measurements, both the SSD and ESD meet KCRS as shown in Table 7. Table 7 Sight Distance Entering Sight Distance Intersection North access/148th Ave SE South access/148th Ave SE Stopping Sight Distance Intersection North access/148th Ave SE South access/148th Ave SE Turn Lane Warrant Analysis Measured Entering Sight Distance Looking North 655' 918' Looking South 1,665' 1,305' Measured Stopping Sight Distance From North From South 436' 945' 796' 1,305' Required Entering Sight Distance 620' 620' Required Stopping Sight Distance 400' 400' A left-tum lane warrant analysis at the site accesses on 148th Avenue SE was conducted. The results of the analysis indicate a left-tum lane is not warranted at either access. Garry Struthers Associates. Inc. Page 18 Traffic Impact Analysis Shamrock Property Street Connectivity There are several stub roads currently included in the plat design. For the King County portion of the plat there are stubs west and south. A right-of-way will be provided for a future road to the west property line along the alignment of NE 6th Street. Currently, NE 6th Street does not exist west of the Shamrock property to approximately 200 feet east of Duvall Avenue NE. There are several issues, which would preclude the future extension of NE 6th Street west of Shamrock. Construction of the roadway along the NE 6th Street alignment would require: 1) relocation of several homes and 2) extension through a gated community east of Duvall A venue. The stub road to the south between lots 39 and 47 would serve as access to the four-acre parcel to the south. The parcel has a potential for 20 -24 lots. A second_ary access to this parcel would have to be provided as the current stub would exceed the maximum length of a cul-de-sac unless a variance was granted. Currently, there is a privately owned (Phung) residence between lots 29 and 46. The stub road to the north between lots 29 and 46 will provide access to a 5-acre parcel. This stub could potentially serve the developable portion of this parcel continuing through lot 29 to the east-west plat road. For the portion in the City of Renton, NE 4th Court will be extended to the west property line for potential future connection to the plat to the west. CONCLUSIONS The plat of Shamrock Property will not create any significant adverse conditions on the surrounding transportation network. The plat will generate a net impact of 1,158 daily vehicle trips, 91 AM peak and 122 PM peak hour trips to the transportation network. The SR-900/148th Avenue SE intersection was determined to operate at an unacceptable level of service in the 2002 existing condition and in 2006 with and witliout the project. With the installation of a signal constructed by pipeline development, the level of service will improve to LOS C in 2006 with the project. The SE 116th Street/148th Avenue SE intersection was estimated to operate at an acceptable level of service for the existing, 2006 with and without project conditions. The SE 128th Street/148th Avenue SE intersection is estimated to operate at a LOS A in 2006 with the project. In 2006 with the project, the northbound movement at the SE 128th Street/Lyons Avenue SE intersection is estimated to operate a LOS D. It should be noted that the addition of the project traffic would not change the qualitative level of service at either analysis intersection. It is assumed the accident rate for each of the intersections will remain the same in the future. As such, with increased traffic, it is likely there will be a corresponding increase in accidents. However, it does not appear that the relatively small increase in traffic would create an identifiable safety hazard. The right-of-way to the west provides potential for future connectivity of NE 6th Street. The stub road between lots 29 and 46 is currently limited by the existing residence with the potential Garry Struthers Associates. Inc. Page 19 Traffic Impact Analysis Shamrock Property for future connection through lot 29. The stubbed road to the south between lots 39 and 47 would potentially provide access to the parcel to the south if a variance was granted. It is anticipated that the proposed project would not impact Metro's transit operations in the surrounding area. TRAFFIC IMPACT MITIGATION Shamrock Property is required to pay the King County Mitigation Payment System (MPS) fee of $2,913 per unit (113 net new units) for concurrency zone 442. In addition, credit should be applied for the existing previous land use of the property as a nursery. The City of Renton's Transportation Mitigation fee is based on $75 per each new average daily trip attributable to the project. It is estimated that a total of 77 daily trips will be generated by the Shamrock Property within the City of Renton. Therefore, the Transportation Mitigation fee for the City of Renton is $5,775. No other mitigation is required. Garry Struthers ,Associates, Inc. Page 20 Traffic Impact Analysis Garry Struthers Associates, Inc. Shamrock Property TECHNICAL APPENDIX for SHAMROCK PROPERTY Shamrock Property 148th Avenue SE/SR-900 PM PEAK HOUR Revised with 2.57 annual growth rate per WSDOT and Sept. 2001 TMC C, .!: -;;; x w C\I 0 0 C\I .c j e (!) "O C: ::, e C, -"' (,) ca ID (.) a, ·e a. a, .!: ai Cl. a: ci u C, C: ::2 U) 0 a, ·e a. a, .£ ai Cl. a: C: a c a, a: EBLT 36 4 19 0 EBT 403 43 0 0 EBRT 66 7· 29 2 WBLT 4 0 7 0 WBT 522 56 0 0 WBRT 12 1 2 0 NBLT 39 4 15 0 NBT 32 3 19 1 NBRT 26 3 4 0 SBLT 14 1 3 0 SBT 65 7 37 0 SBRT 28 3 8 0 1247 132 143 3 7/31/024:13 PM U) 0 CD ·e a. -s a £ ~ <O 0 0 C\I >, ,::: CD Cl. e a. -"' 0 e E al .c Cl) 0 Q) -~ a. .c ~ <O 0 0 C\I 0 ti ca LL :5 0 I -"' ca Q) a. Q) rn ::, !E U) -"' (.) 2 I-c a, (.) ai Cl.. 59 Q 59 446 0 446 0.96 104 16 120 11 7 18 0.87 578 0 578 15 0 15 - 58 9 67 55 11 66 0.84 33 3 36 18 0 18 109 16 125 0.78 39 0 39 1525 62 1587 Shamrock Property SE 116th Street/148th Avenue SE PM PEAK HOUR Collected Sept 26, 2001 C> C ~ x w C\I 0 0 C\I EBLT 5 EBT 1 EBRT 2 WBLT 13 WBT 0 WBRT 10 NBLT 6 NBT 73 NBRT 15 SBLT 15 SBT 125 SBRT 6 271 7/31/023:57 PM .s:: ~ e (!) "O C: :::, e C> :e. u ca !Il 1 0 0 1 0 1 1 8 2 2 13 1 30 en 0 Q) en TI ·o ii. Q) (I) 0 a: .5 ai c.. C: c:i u (I) .5 ai c.. a: C: 0 C> C: S2 c (I) a: 0 0 0 0 0 0 0 33 0 0 25 0 58 en 0 Q) 0 ii. !i 0 £ 3 <O 0 0 C\I >, t: Q) c.. e a.. .,e; t) e E ca .c U) 0 Q) e a.. £; 3 <O 0 0 C\I 0 0 al LL 5 0 J: :e. m Q) a.. Q) en :::, !Il ui :e. t) :, .::: 'E Q) e Q) a.. 0 6 0 6 0 1 0 1 0.47 0 0 2 0 2 0 14 0 14 0.77 0 0 0 0 0 0 11 0 11 0 7 0 7 1 115 23 138 0.86 0 0 17 0 17 0 17 0 17 2 165 39 204 0.86 0.0 0 7 0 7 3 362 62 424 Shamrock Property North Site Access/148th Avenue SE PM PEAK HOUR U) ti (I) II) ti Cl .!: 7ii ·x w C\I 0 0 C\I .r:. ~ e (!l -0 C: ::J e Cl -"' CJ (I) [Il ·e a.. (I) .5 ai 0. a: ci 0 Cl C: 2 (I) e a.. (I) .!: Qi 0. 0: C: £ C: (I) a: 0 (I) e a.. "S 0 £ 3: co 0 0 C\I >, t:: (I) 0. e a.. -"' CJ e E <ll .r:. en ti (I) ·e a.. £ 3: co 0 0 C\I EBLT 0 0 0 0 0 5 5 EST 0 0 0 0 0 0 0 EBRT 0 0 0 0 0 4 4 WBLT 0 0 0 0 0 0 0 WBT 0 0 0 0 0 0 0 WBRT 0 0 0 0 0 0 0 NBLT 0 0 0 0 0 8 8 NBT 94 10 37 1 142 18 160 NBRT 0 0 0 0 0 0 0 SBLT 0 0 0 0 0 0 0 SST 146 16 31 2 195 31 226 SBRT 0 0 0 0 0 8 8 240 26 68 3 337 74 411 7/31/023:57 PM Shamrock Property Site Access (SE 124th Street)/148th Avenue SE PM PEAK HOUR U) 0 .!!l a, (,) C) E iii x w N 0 0 N .c j e (!) "C C :::, 0 Cl .:,: (,) al !Il e 0. a, .!: ai C. a: 0 () C) C !2 Q) e 0. Q) E ai C. a: C 0 i= Q) a: 0 a, e 0. "5 0 £ ~ CD 0 0 N >, t: Q) a. e 0. .:,: (,) e E al .s::. Cl) u a, e. 0. £ ~ CD 0 0 N EBLT 0 0 0 0 0 15 15 EBT 0 0 0 0 0 0 0 EBRT 0 0 0 0 0 15 15 WBLT 23 2 54 0 79 0 79 WBT 0 0 0 0 0 0 0 WBRT 20 2 10 0 32 0 32 NBLT 0 0 0 0 0 27 27 NBT 94 10 37 1 142 11 153 NBRT 30 3 63 0 96 0 96 SBLT 30 3 18 0 51 0 51 SST 146 16 31 2 195 9 204 SBRT 0 0 0 0 0 26 26 343 36 213 3 595 103 698 7/31/023:57 PM Shamrock Property SE 4th Street/148th Avenue SE (Nile Ave SE) PM Peak Peak Hour: 4:45 -5:45 EBLT EST EBRT WBLT WBT WBRT NBLT NBT NBRT SBLT SST SBRT C> C iii ·x w C\I 0 0 C\I 90 1029 9 2 578 21 21 2 10 36 2 60 1860 ..c j e Cl "'O C ::, 0 ,._ C> .::,; u a:s co 10 110 1 0 62 2 2 0 1 4 0 6 198 <I) 0 (I) <I) 0 ·e a.. Q) ·e (I) a.. .!:: ai a. (I) .!:: ai C: ci () a. C: C 0 C) C ::2 c Q) a: 29 9 133 71 0 159 o. 21 -73 1 8 2 0 88 0 12 1 13 15 2 3 2 27 6 -289 386 <I) 0 (I) ·e a.. 3 0 £ ~ co 0 0 C\I >, t:: (I) a. e a.. .::,; u e E a:s ..c rn 0 (I) ·o ,._ a.. £ ~ co 0 . 0 C\I 0 0 a:s LL ,._ ::, 0 I .::,; a:s (I) Cl. (I) <I) ::, co --<I) .::,; u ::, i= c (I) !:: (I) a.. 138 34 172 · 1343 0 1343 0.95 0.017 169 0 169 23 0 23 714 0 714 0.93 0.015 33 4 37 111 0 111 14 0 14 0.48 0.030 25 0 25 57 2 59 7 0 7 0.86 0.051 99 22 121 2733 62 2795 Shamrock Property SE 128th Street/Lyons Avenue SE PM Peak Peak Hour: 4:00 -5:00 ESLT EST ESRT WSLT WST WSRT NSLT NST NSRT SSLT SST SSRT Cl C ~ ·x w C\J 0 0 C\J 4 1119 2 1 657 1 1 1 6 3 0 1 1796 ..c ~ 0 ... C!l "'O C ::i e Cl .:,:. u Ill . en 0 120 0 0 70 0 0 0 1 0 0 0 191 rJ) u Q) ·e a.. Q) £ a; a. a: ci (_) Cl C: i: 0 162 0 0 92 0 0 0 0 0 0 0 254 rn u Q) ·e a.. Q) C a; a. a: C: 0 E Q) a: 0 174 0 0 59 0 0 0 0 0 0 0 233 rJ) u Cl) ·e a.. 3 0 £ ~ co 0 0 C\J >, t:: Q) a. e a.. .le u e E ca ..c (I) u Cl) ·e a.. £ ~ co -0 0 C\J .... 0 u ca LL .... ::i 0 I .:,:. ca Q) a.. Q) rJ) ::i en ..._ <I) .:,:. u ::i i= c Cl) ~ Q) a.. 4 5 9 1575 3.1 1606 0.93 0.023 2 0 2 1 0 1 0.85 878 17 895 0.028 1 5 6 1 0 1 1 0 1 0.89 0.043 7 0 7 3 3 6 0 0 0 0.68 0.057 1 2 3 2474 63 2537 HCM Unsignalized Intersection Capacity Analysis 2: SR-900 & 148th Ave SE (2002 EXISTING) Volume Total 549 585 105 116 Baseline Garrysbell-st51 SHAMROCK PROPERTY 7/31/2002 Synchro 5 Report Page 1 HCM Signalized Intersection Capacity Analysis 2: SR-900 & 148th Ave SE (2006 WITHOUT PROJECD Baseline Garrysbell-st51 SHAMROCK PROPERTY 7/31/2002 Synchro 5 Report Page 1 HCM Signalized Intersection Capacity Analysis 2: SR-900 & 148TH AVE SE (2006 WITH PROJECT) Baseline Garrysbell-st51 SHAMROCK PROPERTY 7/31/2002 Synchro 5 Report Page 1 HCM Unsignalized Intersection Capacity Analysis 2: SR-900 & 148TH AVE SE (2006 WITH PROJECT) Volume Total 64 615 20 645 184 198 SHAMROCK PROPERTY 7/31/2002 Intersection Capacity Utilization 71.9% ICU Level of Service C i~-ra~~1_..,a~~~ier1.1e.~tt~ Baseline Garrysbell-st51 Synchro 5 Report Page 1 HCM Signalized Intersection Capacity Analysis 6: SE 128TH ST & 148th Ave SE (2006 WITHOUT PROJECT) Baseline Garrysbell-stS 1 SHAMROCK PROPERTY 7/31/2002 Synchro 5 Report Page 1 HCM Signalized Intersection Capacity Analysis 6: SE 128TH ST & 148th Ave SE (2006 WITH PROJECT) SHAMROCK PROPERTY 7/31/2002 t -~~~~JB~~mt Lane Configurations "'i t'ft. 41t, 4+ 4' , geat~1ow£tmf.iiftt~~t©o~~;~~~~®;;~~~;~;t~Jt1t~o·z~~QOJf:1}:300, ·)9oo;•-';"~RP/~'\!30o Total Lost time (s) 4.0 4.0 4.0 4.0 4.0 4.0 ~~:Pl!1~~f2iiii;~~~,~~~~~~Zi~~~~1i~11i;~~~}i*~~~;,,~;;;---~~~;J~;;J~,;}!#)J!~~1;,4;Q9 Frt 1.00 0.98 0.99 0.98 1.00 0.85 filf:!'rfil~t~-~!lr"(:~~~~~~&•i~:~hg~~~r'F{'~-·· -~1;1~~it:1[wgP'~~1l,,;~99 Satd. Flow (prot) 1770 3480 3509 1756 1783 1583 -~~~~~~ 11:t-t~~~~~~~~1~-_ _.,.~~~~~f.i~~!~~:~mr~~ Satd. Flow (pem,) 590 3480 3090 1339 1342 1583 · ~t~~:~Jr~-~'11~~--.. ~~tiit'-ff~mtl:~~t~L?5 ·!--:~~~2~~;~g£~1?1: Peak-hour factor, PHF 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 ~g'.~~~-.. ~~~!l~~B:•~~~~~7.)i;;k~~~~w~i~~:??. Lane Group Flow (vph) 187 1644 0 0 841 0 0 163 0 0 72 132 . J~!1t!~~.Ej,riw1m~~~t~&iifi.wi~~·t2t::;. 'JR~.mititalrtiw~~rrn ~~~ ~-~~~~~T~aJf~~~~;i~1dr~~~~~~-f;~0~,~~~~-~ ~~f~_~i:~~~~;t~~~t~JJ'.=::~(~ Actuated Green, G (s) 40.7 40.7 40.7 11.3 11.3 11.3 igftest!fll$r~~~1'~~~m.~Ai§.11R~~~ffe,;'0~-~t~'1i~~'t~:~;.· ';;t:t~·r~1~~~~~1£1l'.t.1;,;,a Actuated g/C Ratio 0.68 0.68 0.68 0.19 0.19 0.19 ~I~~~J!r~~lllfI~~11il~-!-~!?'1Zf'i~1~~n~~~&.,~~~~t':,:.:•~~~~,:tfl~~it~-.1U~9 Vehicle Extension (s) 3.0 3.0 3.0 3.0 3.0 3.0 ~~(~i~~~~~~~~~~~;?j~~~'*~,~~_g,$.~~~-{\F\~J:If~~~~(?gl?. v/s Ratio Prot c0.47 ft~i1~~~~BJ-.u~~~g~t~~rt~j.~:;'.,.ii~~~r~~~@s~ v/c Ratio 0.47 0.70 0.40 0.65 0.28 0.44 ~A~ .~:s,~r-~~1'k~~~,,~ ~-:-·f._~Jtt HCM Volume to Capacity ratio 0.69 ~~l!fil~~I~~~~15;~~~~1;g~~m,1§~\i~·~~~a..£Q.:',,JFl)~~1j;~t~!J_pli~t~~D Intersection Capacity Utilization 95.5% ICU Level of Service E ~-,~~~~~~ftBJ.tir+~i\4~~-1-irft&:(~~c;;~~~tie~-~;~{~ Baseline. Garrysbell-st51 Synchro 5 Report Page 1 HCM Unsignalized Intersection Capacity Analysis 6: SE 128TH ST & 148th Ave SE (2002 EXISTING) SHAMROCK PROPERTY 7/31/2002 -+ t ~-a..-~~..9:-Lane Configurations llj tft ~'ft. 4+ 4' 'f ~9.t,~Pit-~~~tti!t.}.t;:Jtf.fii~:~=;:·.=;:)lt1~~Jnfi~~~~1~1Jf:sf§.R\~1~~}}:~:~:?~~::~t~i~-r~t§t~P.~!t}:··.i; Grade 0% 0% 0% 0% £"~il~~!i.~-i!liL~;%1:R?J:s·:~;f.t?1i';~"~ll;i~Jl~aj~ill~~~g:1:il~;:~;;~iif~~jp -:~l~~'h.;~9"~;1~l?Ji]i:,$.,q Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 ~m]ii1li!tlif~~"™mft](~s\'.1itli~f~it:~·o~f~~!~?.s,~K-@f~~~1fJJ!fgi~~JKitl~i.~iJJm1g~tt?~~~ Pedestrians ~~~]tA~~2t;fJ~~"~K''.~~~tf!lt~~m:&~~,~~~if1!.tr"8~~~ Walking Speed {ft/s) (~Ji!B~,~m.~}~)~~-?q~~~tl.f'~~~{-l~~Wi~~[~;\tl Right tum flare (veh) ~~]~*~~~63L"ff.f;~~~l~~C?:!?f!~i!1~t~til~l;\~:~2 Median storage veh) ~i{_~~~~§§.!~--'Yir.~1:,\~ll~1&,lj;;~~'l!~~-g7~~~0t\11~~,w~:~i$ vC1, stage 1 conf vol iR?!iii~m~~f:l?lfi~fl~!!11~:t~:ti~~~k~t}~It~~~li~~~~i}'i~~~t~ll~IJ~k;):: tC, single (s) 4.1 4.1 7.5 6.5 6.9 7.5 6.5 6.9 ~r~t~~~~@~~~;iii~,~,i~~J?;:~~•~ttr~~w~~f~~.-,-~~~~~~~1,~::'..~ tF (s) 2.2 2.2 3.5 4.0 3.3 3.5 4.0 3.3 ii2!il~~~~$r~~$11!:~;~~l#~~~l~~f:1i~~~~Xii~ffli&~~iii1l~tl:~~[~~g cM capacity (veh/h) 931 615 48 55 469 85 55 670 _J'.§Ufo~ . ~-,. -~-~"': ~. VolumeTotal 98 316 337 36 41· 65 ~~~"lf~~t~~~-~\~~~~Q;~~m~~~~j~~ Volume Right O O 10 O 23 11 O 65 i¥§1l~~2!tJ11fmiJ.1ilf!~..liltQQ~~~L~l~~~~~~--~ft~~- vo1ume to Capacity 0.11 0.44 0.23 0.00 0.20 0.54 0.50 0.1 O ~~§•fllf~W.i5~~1'•~m~,~~1.r:,:~~,~JUr~~~~~-~~~1:k't; Control Delay (s) 9.3 0.0 0.0 0.1 0.0 111.0 85.3 11.0 -~~~-1t~~Th~l~~~~i~~~~~II~~it~~t!~~;?~~~~!~t~~m~>f!ffi:~~ ApproachDelay(s) 0.7 0.1 111.0 39.8 ~iig~~~~r~~~~~~-~~1~~~'~;i:};~-\~,=.;~~llfflt~::~&~~~Jt1~~~W~f~~a~~q_)::·:; Baseline Garrysbell-stS 1 Synchro 5 Report Page 1 HCM Unsignalized Intersection Capacity Analysis SHAMROCK PROPERTY 15: SE 124TH ST (SITE ACCESS) & 148th Ave SE (2006 WITH PROJECT) 7/31/2002 _;. -+ " 'f +-'-~ t I" ~ J. .If" '~ Right tum flare (veh) . ~-~~~~~~~~--=~ Median storage veh) · -9•~~£S~,..2?•~~?.1~~-r~1::.~~~~~1i111: vC1, stage 1 conf vol . -!i~]tril~1~~~&~~~~~tll-~1~l:-~4:~ik1-!?ffi tC, single (s) 7.1 6.5 6.2 7.1 6.5 6.2 4.1 4.1 Volume Left 16 86 29 55 -~~~~~~ cSH 488 438 1323 1298 . Baseline Garrysbell-st51 Synchro 5 Report Page 1 HCM Unsignalized Intersection Capacity Analysis SHAMROCK PROPERTY 18: NORTH SITE ACCESS & 148th Ave SE (2006 WITH PROJECT) 7/3112002 Baseline Garrysbell-stS 1 t Synchro 5 Report Page 1 HCM Unsignalized Intersection Capacity Analysis 9: SE 128TH ST & LYONS AVE SE (2002 EXISTING) Volume Total 612 610 358 358 9 Baseline Garrysbell-st51 4 SHAMROCK PROPERTY 7/31/2002 Synchro 5 Report Page 1 HCM Unsignalized Intersection Capacity Analysis 9: SE 128TH ST & LYONS AVE SE (2002 EXISTING) Baseline Garrysbell-stS 1 SHAMROCK PROPERTY 7/31/2002 Synchro 5 Report Page 1 HCM Unsignalized Intersection Capacity Analysis 9: SE 128TH ST & LYONS AVE SE (2006 WITHOUT PROJECT) Volume Total 4 2 478 478 10 4 Baseline Garrysbell-st51 SHAMROCK PROPERTY 7/31/2002 Synchro 5 Report Page 1 HCM Unsignalized Intersection Capacity Analysis 9: SE 128TH ST & LYONS AVE SE (2006 WITHOUT PROJECT) ~1m9_.~-~~(: SHAMROCK PROPERTY 7/31/2002 Intersection Capacity Utilization 59.2% ICU Level of Service A . ~~~~t~r.&~~~ ~~§~~1f~:w~~i~J!$t~~ Baseline Garrysbell-st51 Synchro 5 Report Page 1 HCM Unsignalized Intersection Capacity Analysis 9: SE 128TH ST & L VONS AVE SE (2006 WITH PROJECU Volume Total 10 2 488 493 10 10 i~~~a"~~ .. Intersection Capacity Utilization SHAMROCK PROPERTY 7/31/2002 ~t~~~~ -2 ~_ .. • -~~~/. ~~;;:,.~.~~_;"'rJ··~-ii'il:~=!lt~~,"iii!.~~lW;~ ~lf~E~~~!~~~~4i~t~~-,:~/ Baseline Garrysbell-st51 Synchro 5 Report Page 1 HCM Unsignalized Intersection Capacity Analysis 9: SE 128TH ST & L VONS AVE SE (2006 WITH PROJECT) SHAMROCK PROPERTY 7/31/2002 --~.-r~-~~~,}~~1t,~/~~I~~; Intersection Capacity Utilization 61.9% ICU Level of Service B ~~~~~a~~1~~L~l~~rt~~~J't~~1:~~! Baseline Garrysbell-st51 Synchro 5 Report Page 1 Washington State Department of Transportation Douglas B. MacDonald Secretary of Transportation July 5, 2002 Ms. Joan Smelser Gany Struthers Associates 3150 Richards Roa<L Suite 100 Bellevue, WA 98005-4446 SR900 CS 1713 148th Ave SE Vic :MP 15.01-15.09 164th Ave SE Vic :MP 16.14-16.22 Dear Ms. Smelser: -RECEIVED-.: JUL 1 12002 Northwest Region 15700 Dayton Avenue North P.O. Box 330310 Seattle, WA 98133-9710 206-440-4000 TTY: 1-800-833-6388 www.wsdotwa.gov Enclosed are copies of the accident listings for the subject sections of SR 900 in accordance with your request of July 9, 2002. These listings cover the period from January 1,.1998, through December 31, 2001. About 35% of the records for 1998 are missing, and data fields are missing for those 1998 records that are in the data base. Only about 25% of 2001 records have been entered into-the system to date. The intersection of SE 116th Street and 148th Avenue SE is not on the state highway system. Please contact King County for accident data at that location. Sincerely, rP~ tl.F°7' Patricia A. Foley, P.E. Accident Analysis Engineer PAF cc: CS File COLLISION DIAGRAM REPORT ANALYSIS SR SEQ M.P. NUMBER DATA --- 900 05 15.04 112530 3AA021CCA1 900 05 15.05 85268 3AA063AQA1 900 05 15.05 41436 1CC123AAA1 900 05 15.05 92349 1CC123AAA1 900 05 15.05 109211 7BB025DQE1 900 05 15.05 2CC073AT01 900 05 15.05 2CA028BA01 900 05 15.05 1CA123AAA1 900 05 15.05 2CA124AAA1 900 05 15.05 8BA068BQ01 900 05 15.05 2CA078BAD1 900 05 15.05 4AA064ACA1 TOTALS 12 *DATA MAY NOT BE AVAILABLE FOR THESE ITEMS FOR COLLISIONS OCCURRING BETWEEN 1/1/97 & 12/31/98 R A M p MOST SEVERE INJURY NO. NO. OF OF INJS* FATLS* SR 900 MP 15.01 TO 15.09 SR 900 -148TH AVE. SE VIC 01/01/1998 TO 12/31/2001 SORTED BY MILEPOST INTERSECTION ROADWAY DAfE TIME RELATIONSHIP* SURFACE* WEATHER* LIGHT* ~~~~~~~----~ ~~~ NO INJ POSSIBLE POSSIBLE NO INJ POSSIBLE POSSIBLE NO INJ NO INJ NO INJ NO INJ POSSIBLE NO INJ INJ INJ INJ INJ INJ 4 1 2 7 11/28/1999 13:35 AT INT DRY 12/08/1998 07:30 05/12/1999 17:00 AT INT WET 09/29/1999 10:15 AT INT DRY 11/11/1999 06:20 AT INT WET 06/26/2000 19:00 AT INT DRY 07/10/2000 12:36 AT INT DRY 12/16/2000 19:01 AT INT WET 01/03/2001 08:40 AT INT WET 03/27/2001 16:45 AT INT WET 06/15/2001 16:00 07/03/2001 17:30 UNDER 23 UNITED STATES CODE -SECTION 409, THIS DATA CANNOT BE USED IN DISCOVERY OR AS EVIDENCE AT TRIAL IN ANY ACTION FOR DAMAGES AGAINST THE WSDOT OR THE STATE OF WASHINGTON. PAGE CLEAR/CLOUDY DAYLIGHT RAIN DAYLIGHT CLEAR/CLOUDY DAYLIGHT RAIN DARK-NO LAMPS CLEAR/CLOUDY DAYLIGHT CLEAR/CLOUDY DAYLIGHT RAIN DARK-NO LAMPS OVERCAST DAYLIGHT RAIN DAYLIGHT COLLISION TYPE* ENTER AT ANGLE ENTER AT ANGLE ENTER AT ANGLE ENTER AT ANGLE ENTER AT ANGLE ENTER AT ANGLE ENTER AT ANGLE ENTER AT ANGLE REAREND SD 1 STP OBJECT STRUCK* DIAGRAM DATA MILEPOST SORT PREPARED BY WSDOT 9 Jul 2 COLLISION DIAGRAM REPORT ANALYSIS SR SEQ M.P. NUMBER DATA --- 900 05 16.14 61986 5DC077BAD1 900 05 16.17 78394 1CC167BAD1 900 05 16.1B 6496 7BC011AAA1 900 05 16.18 21492 7BC073AAA1 900 05 16.18 51266 7BC133AAA1 900 05 16.18 3632 7BA033ACD1 900 05 16.18 11674 3AC077BAD1 900 05 16.18 29537 3AC077BAD1 900 05 16.18 47185 7BA067BQD1 900 05 16.18 67401 4AA064AQA1 900 OS 16.18 60A7140AB1 900 05 16.18 82185 8BA068BQD1 900 OS 16.18 7726 6DA066DQE1 900 05 16.18 4AA022CAA1 900 05 16.18 8BC074AAA1 900 05 16.18 8BA068BQD1 900 05 16.18 8BC134AAA1 900 05 16.18 4AC138BAD1 900 05 16.18 8BA068BAD1 900 05 16.18 2CB162CBB1 900 05 16.18 8BA074ACD1 900 05 16.18 4AA022CAA1 900 05 16. 19 52391 3AA277BA01 900 05 16.19 37170 2CA062CAB1 900 05 16.19 3CB063CBA1 TOTALS 25 *DATA MAY NOT BE AVAILABLE FOR THESE ITEMS FOR COLLISIONS OCCURRING BETWEEN 1/1/97 & 12/31/96 R A MOST M SEVERE p INJURY - NO INJ NO INJ EVIDENT INJ EVIDENT INJ NO INJ POSSIBLE INJ NO INJ NO INJ POSSIBLE INJ POSSIBLE INJ DISABLING INJ NO INJ NO INJ EVIDENT INJ NO INJ POSSIBLE INJ POSSIBLE INJ NO INJ POSSIBLE INJ NO INJ NO INJ POSSIBLE INJ NO INJ NO INJ NO INJ SR 900 MP 16.14 TO 16.22 SR 900 -164TH AVE SE VIC 01/01/1998 TO 12/31/2001 SORTED BY MILEPOST NO. NO. OF OF INTERSECTION ROADWAY INJS* FATLS* DATE TIME RELATIONSHIP* SURFACE* ----- 09/27/1998 10:26 08/29/1999 21:09 DRWY DRY 05/05/1998 14:35 06/12/1998 17:00 06/22/1998 17:30 1 01/18/1999 09:52 AT INT WET 02/08/1999 11:53 AT INT WET 04/05/1999 07:05 AT INT DRY 2 05/25/1999 16:20 AT INT DRY 1 07/12/1999 12:55 AT INT DRY 1 08/06/1999 17:10 AT INT NOT REL DRY 09/08/1999 17:25 NON INT DRY 01/23/2000 16:30 AT INT DRY 2 02/18/2000 05:25 AT INT ICE 05/02/20dO 15:27 AT INT DRY 3 06/06/2000 13:05 AT INT DRY 1 08/16/2000 17:30 AT INT DRY 10/30/2000 14:30 AT INT DRY 1 11/11/2000 16:00 AT INT DRY 01/11/2001 07:50 AT INT DRY 04/16/2001 17:00 AT INT DRY 06/01/2001 19:25 08/27/1996 15:35 04/18/1999 12:40 AT INT DRY 08/06/2001 10:45 AT INT DRY 12 UNDER 23 UNITED STATES CODE -SECTION 409, THIS DATA CANNOT BE USED IN DISCOVERY OR WEATHER* LIGHT* OVERCAST DARK·LAMPS ON OVERCAST DAYLIGHT RAIN DAYLIGHT CLEAR/CLOUDY DAYLIGHT CLEAR/CLOUDY DAYLIGHT CLEAR/CLOUDY DAYLIGHT OVERCAST DAYLIGHT CLEAR/CLOUDY DAYLIGHT CLEAR/CLOUDY DAYLIGHT CLEAR/CLOUDY DARK·LAMPS ON CLEAR/CLOUDY DAYLIGHT CLEAR/tLOUDY DAYLIGHT CLEAR/CLOUDY DAYLIGHT OVERCAST DAYLIGHT CLEAR/CLOUDY DUSK CLEAR/CLOUDY DAYLIGHT CLEAR/CLOUDY DUSK CLEAR/CLOUDY DAYLIGHT CLEAR/CLOUDY DAYLIGHT AS EVIDENCE AT TRIAL IN ANY ACTION FOR DAMAGES AGAINST THE WSDOT OR THE STATE OF WASHINGTON. PAGE COLLISION TYPE* OBJECT STRUCK* DRIVEWY LEAVING LT TRN OD 1 STR LT TRN OD 1 STR LT TRN OD 1 STR REAREND SO 1 STP REAREND SD 1 STP VEH HIT PED REAREND SD 1 STP REAREND SD 1 STP ENTER AT ANGLE LT TRN OD 1 STR REAREND SD 1 STP LT TRN OD 1 STR LT TRN OD 1 STR REAREND SD BM RE SD BM B RT LT TRN OD 1 STR REAREND SO BM RE SD BM B RT DIAGRAM DATA MILEPOST SORT PREPARED BY WSDOT 9 Jul 2 Vll~ul.) f UIAl.:i~1\II UA fA ~UUll'll\.:i tiHEcT FIRST VEHICLE -COLUMNS 1 THROUGH 3 SECOND VEHICLE -COLUMNS 6 THROUGH 6 TYPE OF COLLISION • COLUMNS 4 THROUGH 5 COLUMNS 1 AND 6 COLUMNS 2 AND 7 COLUMNS 3 AND 8 COLUMNS 4-5 CODE COMPASS DIRECTION CODE MILEPOST DIRECTION CODE VEHICLE MOVEMENT CODE COLLISION TYPE 1 N "A Increasing Milepost ·.A Moving Slralght 2 . NE ·.· ', of Major Roadway ·:·s. Turning Right ., ::01 Strikes other vehicle HEAD ON .;02 . Strikes LEFT side of other vehicle at angle M 3 E . B : Decreasing Milepost ::c · .. Turning Left :!03 Strikes RIGHT side of other vehicle at angle u 4 SE . or Major. Roadway ·:.:o .. Making U-turn ··04 Sideswipes LEFT side or other vehicle L 5 5 c· Entering Major Roadway "E Parking 05 Sideswipes RIGHT side or other vehicle T 6 SW from the Right .F Passing on Righi 06 Strikes REAR ENO or other vehicle I 7 w o· Entering Major Roadway ,G . Passing on Left :01 Strikes FRONT END of other vehicle (NOT HEAD ON) B NW from the Left ,:·:H Backing :·.,11 . Was struck by other vehicle HEAD ON V E· Traveling wrong way . :J Merging due to .. :·12 . Was struck on LEFT side at angle by other vehicle E In the Increasing Milepost Lane Reduction ·. 13 Was struck on RIGHT side at angle by olher vehicle H of Maler Roadway K Merging from one ·14 Was sideswiped on LEFT side by other vehicle I F Traveling wrong way Road to Another .• 15 Was sideswiped on RIGHT side bv other vehicle C ,, . in the Decreasing Milepost .'·:-. 7· .•. (Ramps Included) ·,'·=-···· :·,:15 : Was struck In REAR END by other vehicle L of Maler Roadway ;·L. Driverless Moving Vehicle . , 17 Was struck In FRONT END by other vehicle (NOT HEAD ON) E H Wrong Way on •,I• (NOT IN TOW) : . ... 27. Strikes or was struck by OBJECT from other vehicle ... Ramp or Collector Road ,\M . Vehicle in Tow i' •.. (INCLUDES TRAILERS) .. :.~-...... :2a Pushed vehicle struck or was struck by THIRD vehicle .·.29 . Ali other MUL Tl VEHICLE Involvements 1-EFTIS _. .. N Vehicle position result 'HE MAJOR ·°' •: .. •. of Previous Accident or Incident 32 . .. : . ~~ ..... : .. '. .: ·• ·: -:istrtketfANIMAL=OR BIRD • ' .. 33 .:,,.,.:.~ ... ·;,., ...... \\.;;,. ;.:Slrikes·AP.e.URTENANCE .... . .. HHE ··-p. Parked 34 · .:· ·:,·:. > ·~:: . · ·· · .. ; >~Strikes OTHER OBJECT . T a Stopped In Traffic 35 · ... i'.:-/, .. rSlrikes or was struck by.WORKING OBJECT s IES .. (LEGALLY STANDING) 40 . ;·. ::. :· :i:.1 .. : . .".-.:.:·,: .. ::;_~Strlke1fRAILROAD TRAIN . -· I .R Changing Lanes to the Righi 41 ····'"-~~(~:'.,_: ,:»ii... :;;was·stnick bfR..R. TRAIN . ·_.: .. , N .. s Changing Lanes to the Left 50 ....... , ,. . ... . · .... ::;;.\ ;' .... •' . ··~:,Vehicle OVERTURNED ; · : .. G <_.T • Crosses over Centerline or 54 · ... ·:. ·:·~:,,. · · : .. ·,::· . :-:'.::-:sNori-CcilllsloifFire . ·. ', L ,· . through Median 60 ._; • .. 1 ,.;· •• • • • • .• : • •. ·:,Ran Into ROADWAY DITCH .. E 'W Illegally Parked or 61 : : ··'"Ran Into RIVER; LAKE, etc. Slopped In Roadway 62 . ·. Ran OVER EMBANKMENT -.No guardrail present V '.X Taking Evasive Maneuvers 71 ... .,. ' "• .: Pedestrian struck by vehicle E z Out of Control 72 .. '• ..... • .. :Pedestrian strikes vehicle H NONE OF THE EXISTING CODES ARE APPLICABLE. 73 · .. ·: ;,;, :: ·,' ·.:· ..... , .. Pedalcyclist struck by vehicle .. I 74 : ·,:· .::1·. .. ·. =•.Pedalcycllshtrlkes vehicle ·c 75 • .. .:.:--,:::::£ . : · : .,:._::pedalcyclist strikes Pedalcycllst . L 76 ; -·~:·.::.:.t;J ... : ~ · .-;,.:,Pedalcycllst strlkes'Pedestrian E 77 · ·· ). , . .-:,;. ·· :·, .. .,,:Pedalcyclist ~:all other Jnvolvements ••, .... .. BB > .-~i~.'.:.;.; ·.5. Pushed vehicle struck by pushlng·vehlcle · :· .. ·::··. 98 · .: "-fit;·~I.~:-,:-~~'-~ ·. :::. ,~;{:,;;~:,lackkffife·Trailer' ·L~ •. : . ' ' ... 12/11/1998 99 . ,,.~,:1: ~-· ·.All other'SINGLE VEHICLE Involvements . intersection Magic VER 6.600 King County, WA 07/25/2002 Accident listinQ 01/01/1998 -12/31/2000 148th Ave Se & Se 116th st Sorted by <DATE;TIME;ACC#> <;ASE ID DATE TIME ACC SEVERITY 98-106442 OS/02/1998 19147 Injury Ace ,,. 148 PED AGE WEATHER LIGHTING ROAD COLLISION TYPE DISTAN STREET 1 STREET 2 6 Raining Daylight Dry coll with bicyclist· 0 148TH AVE SE SE ll611i ST 1) ~ • ·" .. Page l· HCM Unsignalized Intersection Capacity Analysis 12: SE 116TH ST & 148TH AVE SE (2006 WITHOUT PROJECD Baseline Garrysbell-st51 SHAMROCK PROPERTY 7/31/2002 Synchro 5 Report Page 1 HCM Unsignalized Intersection Capacity Analysis 12: SE 116TH ST & 148TH AVE SE (2002 EXISTING) Average Delay 1.8 SHAMROCK PROPERTY 7/31/2002 ~~J!I~~?.I~~~f&ft1-;;~~11;;em,~~~~£~~~~~~~,~1i,VJi Baseline Garrysbell-stS 1 Synchro 5 Report Page 1 HCM Unsignalized Intersection Capacity Analysis 12: SE 116TH ST & 148TH AVE SE (2006 WITH PROJECT) SHAMROCK PROPERTY 7/31/2002 Average Delay 1.4 · tl[@~~!f?]f,:1;tf.~t§~JBm~J!it19,~!i~~lli~~1~ft~btlw$f;li".":~ Baseline Garrysbe 11-stS 1 Synchro 5 Report Page 1 LIMITED. LIABILITY COMP ANYAGREEMENT OF SHAfv1ROCK IIlGHLANDS, LLC ( a Washington qinited Liability Company) Dated and Effective as of October L 2001 · 1 LIMITED LIABILITY COMP ANY AGREEl\tIBNT OF SHAMROCK HIGHLANDS, LLC THIS LIMITED LIABILITY COMP ANY AGREEMENT (this "Agreement") is made and entered into as of October L ioo1, by and among the Persons whose signatures appear on the signature page hereof, and is hereby made effective as of the date of the Company's Certificate of Formation. · ARTICLE 1 -DEFINITIONS The following terms used in this Agreement shall have the following meanings (unless otherwise expressly provided herein): "Act" means the Washington Limited Liability Company Act (RCW Ch. 25.15). "Affiliate" means, with respect to any Person, (i) any other Person directly or indirectly controlling, controlled by, or under common control with such Person, (ii) any Person o~g or. controlling Fifty One percent ( 51 % ) or more of the outstanding voting interests of such person, (iii) any officer, director, or general partner of such Person, or (iv) any Person who is an officer, director, general partner, trustee, or holder of Fifty One percent (51 %) or more of the voting interests of any Person described in clauses (i) through (iii). For purposes of this definition, the . . 2 ,_ term "controls," "is controlled by," or "is under common control with" shall mean the possession, direct or indirect, of the power to direct or cause the direction of the management and policies of a Person, whether through the ownership of voting securities, by contract or otherwise. "Base" means Base Capital, L.L.C., a Washington limited liability company. "Campbell" means Eric Campbell, an individual. "Cam West" means Cam West Development, Inc., ~Washington corporation. "Capital Account" means the capital account determined and maintained for each Unit Holder p~t to Section 8.3. "Capital Contribution" means any contnbution to the capital of the Company in cash or property by a Member whenever made. "Certificate of Formation" means the certificate of formation pursuant to which.the Company was formed, as originally filed with the office of the Secretary of State on September.fl_, 2001,· and as amended from ti.me to ti.me. . . · . "Code" means the_ Internal Revenue Code of 1986, as amended, or corresponding provisions of subsequent superseding f~eral,revenue laws. "Company" means "SHAMROCK HIGHLANDS, LLC" . . "CompanvMinimum Gain" has the same meaning as the temi "partnership minimum gain" in Regulation sections 1.704-2(b)(2) and l.704-2(d). ''Deficit Capital Account" means with respect to any Unit Holder, the deficit balance, if. any, in.such Unit Holder's Capital Accountas of the end of the taxable year, after giving effect to . the following adjustments: · (i) credit to such Capital Accou,nt any amount that such Unit Holder is · obligated to restore to the Company under Regulation Section 1. 704-1 (b )(2)(ii)( c ), as well as any addition thereto pursuant to the next to last sentenc~s of Regulation Sections l.704-2(g)(l) and · (i)(S); ~d (ii) debit to such Capital Account the items de~cribed in Regulation S~tions l.704-l(b)(2)(ii)(d)(4), (5) and (6). · This definition is intended to comply with the provisions of Regulation Sections l. 704- 1 (b )(2){ii)( d). and 1. 704-2, and will be interpreted consistently with those provisions. 3 "Distributable Cash" means all cash received by the Company (including loan and sales proceeds), less the sum of the following to the extent paid or set astde by the Company: (i) all principal and interest payments on indebtedness of the Company and other sums paid or payable to lenders; (ii) all cash expenditures incurred incident to the normal operation of the Company's business; (iii) reimbursement of expenses and advances made by Members; and (iv) Reserves. "Economic Interest" means a Unit Holder's share of Net Profits, Net Losses, and other tax items of the Company and distributions of the Company's assets pursuant to this Agreement and the Act, but shall not include any right to participate in the management or affairs of the Company, including, the;: right to vote on, consent to or otherwise participate in any decision of the Members. "Economic Interest Owner" means the owner of an Economic Interest who i~ not a Member. "Entiif' means any general partnership, limited partnership, limited liability company, corporation, joint venture, trust, business trust, cooperative or association or any other organization that is not a natural person. ''Majority Interest" means, at any time, more than sixty-five percent (65%) of the then outstanding Units held by Members. · . . "Managing Member" means Cam West and/or its successor or sucyessors duly appointed as a Managing Member in accordance with this Agreement; provided that Cam West's president, Campbell, shall be required to act on behalf of Cam West as Managing Member. "Member" means each Person who executes a counterpart of this Agreement as a Member and each. Person vvho may hereafter become a Member. If a Person is a Member immediately prior to the acquisition by such Person of an Economic Jn.terest, such Person shall have all the rights of a Member with respect to such Economic Interest. "Membership Interestllmeans all of a Member's. s~are in the Net Profits, Net Losses, and other tax items of the Company and distributions of tbe Company's assets pursuant to this Agreement and the Act and all of a Member's rights to participate.in the management or affairs of the Company~ including the right to vote oil, consent to or otherwise participate in any decision of the Members; "Member Minimum Gain" has the same meaning as the term "partner nonrecourse debt minimum gain" in Regulation Section-1.704-2(i). . . "Member Nonrecourse Deductions" has the same meaning as the term "partner nonrecourse deductions" in Regulation Sections L704-2(i)(l) and (2). The amount of Member Nonrecourse Deductions for a Company fiscal year shall be determined in accoi:dance with 4 Regulation Section l.704-2(i)(2) . . . ''Net Profits". and ''Net Losses" shall I:iave the meanmg ascribed to those terms in Section . . . "Nonrecourse Deductions" has the meaning ~et forth in, Regulation Section J. 704-2(b)(l ). ' The amount ofNonrecourse Deductions fora Comp·anYfiscal year shall be determined pursuant to Regulation Section 1.704-2(c). · · · . .' -. -. . .· . . . . . . . ''Nonrecourse Liability" bas the meaning set forth in Regulation.S~tion l.704-2(b)(3). ''Percentage Interest" means with respect to any Unit Holder the percentage determined based upon the ratio that the number of Units held by such Unit Holder bears to the total number ; of outstanding Units. · "Person;' inearis any individual or Entjty, and the heirs, executors, administrators, legal · . representatives, !IDCcessors, and assigns of such "Person" where the context so permits. "Proj~ct" mearis'theacquisition of the Real Property; the subdivisi~n of the Real Property . into single-family residential building .lots;. the development·.on the Real Property of . -approximately l 00 to 120 finished. lots· and related infrastrildur~ for single~faniily home . constructjon; and the sale by the Company o£the finish~ lots to C~West o{other .builders . . ''Proi;ctBudget" means tlie budget of income ~d expenses tor the Projec;t, as it may be-· . approved from tiineto·timebythe M~gingMember and Member Base. Cam West will prepare .. · an initial Project Budgetwithin mrtety (90)days for.approval by Carn.West and Member Base, and will regularly prepare update~ Project -~udgets during the Project. · . ''Real.Property; means appro~atelY 33.48 acres oflandsituat~d ati48thAvenue SE~ of the New Castle neighborhood, near ~enton, in King County, W asJ:lington, as more .particularly · described on Schedule 2 attached hereto. < . . . .. . , . . . "Regulations" includes proposed; temporaiyand finalTreasuiy regulations promulgated · un_der the Code cqJ,d the, corresponc:ling sections ofa,ny regulations subsequentlyiss~ed that amend or:supersede such,regulations. '' . . ' . . . · . "Reserves" m~ans~ with resp.ect to any fiscal period, funds set aside ,6r amounts. allocated · , during such perio4 to reserves which shall be maintained in amounts deemed suffic~ent by the Managing Member forworkmg capital and to pay taxes, insurance~ debt service or other costs or. expenses incident to the ownership or op~tion ·Of :the Company's business .. . . . . . "Unit Holder" means a Perso~ who is·a Member or,who holds an Econ~mic Intei-est but is · not a Member, · ·-c_ ·._. - ''Units" means the Units issued to any Member under this Agreement as reflected in attached Schedule 1, as· amended from time to time. ARTICLE 2 --FORMATION OF COMP ANY · 2.1 Formation. The Company was formed on September L1, 2001, when the Certificate of Formation was executed and filed with the office of the Secretary of State in accordance with and pursuant to the Act. · · 2.2 Name .. The name of the Company is "SHAMROCK filGHLANDS, LLC". 2.3 Principal Place of Business. The principal place of business of the Company shall be. 411 -108th Ave. N.E.; Suite 1970, Bellevue, WA 98004. The Company shall also have offices at the Managing Member's ·office located at 9720 NE 120th Place, Suite 100; Kirkland, Washington 98034. The Company may locate its places of business at any other place or places as the Members may from time to time deem advisable. 2.4 · Registered Office and Registered Agent. The Company's initial registered agent and the address of its initial registered office in the State of Washington are as follows: ·Name ROGER T.TANABE · Address 411 -108th Ave. N.E .• #1970 Bellevue, WA 98004 . ' The registered office and registered agent may be changed by the Members from time to time by filing an amendment to the Certificate of Formation. . . 2.5 Term. The term of the Company shall be until October 1, 2031, unless the Company is earlier dissolved or the term is further extended in accordance with either Article 14 or the Act. , · · 2:6 Representations at Formation. Every signatory hereto, and each Member or Unit Interest Holder who hereafter executes this Agreement or a facsimile or document referring to it, . hereby represents: ( a) if the Member is an individual, he or she is an adult of sound mind, not acting under duress, compulsion, or undue influence, and that by entering into this Agreement he or she shall not be ·in breach of any other agreement, duty or fiduciary duty, regulation or law; . (b )if the Member is an Organization, that it is duly organized, validly existing, and in good standing under the law of its state of organization and that it has_ full organizational power to execute and agree to this Agreement to perform its obligations hereunder, {c) if such Member descnbed in subsections (a) or (b) is also a Managing Member, such Member is qualified to transact business in 6 the State of Washington, ( d) that the Member is acquiring its interest in the Company for the · Member's own account as-an inves1ment and without an intent to distnbute the interest, and (e) the Member acknowledges that the Interests have not been registered nnder the Securities Act of 1933 or any state securities laws, and may not be resold or transferred by the Members without appropriate registration or the availability of an exemption from such requirements. ARTICLE 3 --:BUSINESS OF COMP ANY The business of the company shall be: (a) to carry on any lawful business or activity which may be conducted by a limited liability company organized under the Act; and (b) to exercise all other powers necessary to or reasonably connected with · the Company's business which may be legally exercised by limited liability companies under the Act. (c) to undertake and ·complete the Project, and for no other purpose. ARTICLE· 4 -NAMES AfID ADDRESSES OF MEMBERS The names and addresses of the Members are set forth on attached Schedule 1. as amended or restated from time to time. ARTICLE 5 --MEMBERSHlP; RIGHTS AND DUTIES 5.1 Compensation of Members. The Members shall be reimbursed for all reasonable expenses, relating to the Company and incurred in managing the Company and the Company's developme,:it of the Project, including~ without limitation, expenses incurred in the organization of the Company and the placement of the Units. The reasonableness of any request for· reimbursement shall be detemiiried by the Managing Member, subject, however, to the.written consent of Member Base. Advances of $UCh approved expenses shall be treated as loans to the Company and ~hall bear interest at a reasonable rate approved by the Managing Member and · Member Base. The Members shall also be entitled to compensation for services to the Company in their role as a Member of the Company, but only to the extent consented to in writing by the Managing Member and Member Base. The pa~ent by the Company of any compensation, other than cost reimbursement, shall be treated as a draw and offset against allocations of net profit and loss as descnbed in Article 9. Over time, subject to the Managing Member and Member Base's written approval, the Company may refine its policies distinguishing between compensation, distributions based on the investments of Unit Holders and incentive programs for Economic 7 . Interest Holders. 5.2 Education of Members. (Not Applicable.) 5.3 Managing Member. Except as otherwise provided under this Agteement, the Managing Member shall have complete and exclusive control over the management of the Company's business and affairs. Campbell, on behalf of Cam West as Managing Member, shall personally supervise the day-to~day operations of the Company and the developriienfof the Project, subject to the consent and control rights of Member Base under this Agreement., . At the direction of Base and ex~ept as otherwise restricted under this Agreement, · Cam West shall have full power to execute, for and on behalf of the Company, any ;md all. documents and instruments which may be necessary to carry on the business of the Company including, but not limited to, any and all deeds, contracts, leases, mortgages, deeds of trust, promissory notes, security agreements, and financing statements pertaining to the Company's assets or obligations: No person dealing with the Managing Member need inquire into the validity or propriety of any document or instrument executed in the name of the Company by the Managing Member, or as to the authority of the Managing Member in executing the same. · Notwithstanding anything to. the contrary herein, the Managing Member shall not sell, refinance, mortgage or otherwise encumber the property of the Company without Member Base's specific written authorization to do so. . . 5.4 Limitation on Authority. Except by the affirmative vote of both the Managing. Member and H. THOMAS WICK (or another duly authorized officer of Base), representing Member Base, or as otherwise authorized by this Agreement, no Member, employee or other agent of the Company shall have any power or authority to: 5.4.1 make any capital expenditure in any single transaction in excess of $5,000.00 (except that, after approval of the initial Project Budget and updated Project Budgets by Cam West and Member Base, the Managing Member need not obtain the consent of M~ber Base before making any such capital expenditure that is set forth in the approved Project Budget unless the facts and circumstances under which the Project Budget was approved have materially changed); 5.4.2 incw: or refinance any debt in excess of $5,000.00; 5.4.3 admit one or more additional or substitute Members; 5.4.4 sell, exchange c;,r transfer substantially all of the assets of the Company; or . . 5.4.5 <;tissolve the Company, or take arty action which directly causes the Company to seek protection from creditors under federal or state bankruptcy or insolvency laws. 8 Unless authorized to do so by this Agreement, no Member, employee or other agent of the Company shall have any power or authority to bind the Company in any way, to pledge its credit or to render it liable for ariypurpose. All property purchased by the Company, owned by it, or given or transferred to it, whether real or personal, tangible or intangiole, will be deemed to be owned by the Company as an entity; no Member, individually, will have any ownership of such property. The Company may hold any of its assets in its own name or in the name of one or more individuals, partnerships, trusts or other entities, as nominee for the Company. Restrictions provided fo;r in this Section shall apply to the Managing Member as well as the Members. · · 5.5 Extraordinary Events. In order for the Company or any Member to engage in any of the· following extraordinary events, written approval from the Managing Member· and Member BASE, shall first be obtained: . Sale, liquidation or merger of the Company; sale, option, lease or pledge of the Real Property or other property of the Company; obtaining a credit line or other debt-producing cash for the Company in excess of $5,000, for any purpose; the sale, distribution or transfer of substantially all of the inventory, or substantially any other important category of business assets . · of the Company; or the embarkation on a new line of business for the Company. 5.6 Limitation on Liability; Indemnification. No Member (including the Managing Member) nor any Affiliate of such Member shall be liable, responsibleor accountable in . damages or otherwise to the Company or the Members for any act or omission by the Member or Affiliate if performed in good faith p~uant to the authority granted to them by this Agreement qr in accordance with its provisions, and in a manner reasonably believed by them to be within the scope of the authority granted to them and in the best interest of the company; provided that such act or omission did not constitute fraud, misconduct, bad faith or gross negligence. The Company shall mdemnify and hold harmless such Member, and each director, officer, partner, employee or agent thereof, against any liability, ioss, damage, cost or exp~e (including legal defense of a claim) incurred by them on behalf of the Company or in furtherance· of the· Company's interests without relieving any such Person of liability for fraud, misconduct, bad faith or negligence. No Member is required to indemnify the above-mentioned Persons, nor shall a Member have any liability for their actions. Any indemnification required to be made by the Cc,mpany shall be made promptly following the fixing of the liability, loss, damage, cost· or expense incurred or suffered by a final judgment of any court, settlement, contract or otherwise. In addition, the Company may advance funds to a Persol) claiming indemnification under this Section 5.6 for legal·expenses and other costs incurred as a result of a legal action brought against such person only if (i) the legal action relates to the performance of duties or services by the Person on behalf of the Company, (ii) the legal action is initiated by a party other than a Member, and (iii) such Persol) undertakes to repay the advanced funds to the Company if it is determined that such Person is not entitled to 9 indemnification pursuant to the terms of this Agreement. 5. 7 Removal of Member; Termination of Employment; Cause. The Managing Member may be removed as Managing Member by a majority vote of the Units of other Members for violating any material term in this Agreement or committing an act of intentional or reckless misconduct, bad fai~ gross negligence, fraud or an intentional or reckless act that violates applicable law, in which case the Company will be managed exclusively by the Member Base or such other Member as directed by the Members other than the removed Managing Member. ,The Managing Member can only be removed· for such cause and upon such a vote taken at a special meeting called for purpose of voting to remove the Managing Member. No proxy votes shall be allowed at such a meeting. No written consent of Members shall be effective to remove the Managing Member. Written notice of the special meeting must be delivered to all Members at least 14 days, and no more than 50 days, prior to the meeting, At the meeting, the Managing Member must be given an opportunity to be heard regarding the cause for removal before a vote is taken .. 5.8 Pay on Removals. If removed under Section 5.7 above, the removed Managing· Member shall no longer be entitled to any unearned compensation under Section 5.1 above, and the replacement Managing Member shall be entitled to be paid additional compensation by the . Company in an amount that reasonably compensates the replacement Managing Member for any . and all additional wor~ required to be performed by the replacement Managing Member due to the removal. Upon removal, the Company shall reimburse the removed ·Managing Member for all approved expenses and costs advanced on behalf of the Company in accordance with this Agreement, plus interest, as soon as funds are available for such reimbursement. 5.9 Vacancies/Additional Members. (Not Applicable.) 5.10 Right to rely on Members. -Any Person dealing with the Company may rely (without duty of further inquiry, or duty to see to the application of proceeds) upon a certificate signed by the Managing Member as to the identity and au~ority of any Member or other Person to act on behalf of the Company or any Member, or upon the signature of any Member to a · contract, purchase order, invoice, acknowledgment, promissory note, or other agreement. 5.11 Specific Membership ~uthority is as further ~et forth in Article 17 located at the end of this Agreement. ARTICLE 6 -,. RIGHTS AND OBLIGATIONS OF MEMBERS 6.1 Limitation of Liability. Each Member's liability shall be limited as set forth in this Agreement and the Act. , 6.2 Liability for Company Obligations. Members shall not be personally liable for any 10 debts, obligations or liabilities of the Company beyond their respective Capital contributions and any obligation of the Members under Section 8.1 or 8.2 to make Capital Contributions, except as otherwise provided by law. 6.3 Approval of Sale of All Assets. The Company shall not sell, exchange or otherwise dispose of all, or substantially all, of its assets without the affirmative vote of :t,oth the Mari.aging Member and Member Base. 6.4 Inspection of Records. Upon reasonable request, each Member shall have the right to inspect and copy at such Member's expense, during ordinary business hours the records · required to be maintained by the Company pursuant to Section 11.5. · . 6.5 No Priority on Return of Capital. Except as expressly provided in Article 9 or !Q. no Unit Holder shall have priority over any other Unit Holder, either as to the return of Capital Contributions or as to Net Profits or Net Losses; provided, that this Section 6.5 shall not apply to· · loans made by a Member to the Company or advances of expenses made by a Member on behalf · of the Company in accordance with this Agreement · 6.6 Withdrawal of Member. Except as expressly permitted in this Agreement, no Member shall voluntarily resign or otherwise withdraw as a Member.· Unless otherwise approved by both Managing Members, a Member who resigns or withdraws shall be entitled to receive only those distributions to which such.Person would have been entitled had such Person remained a member ( and only at such times as such distribution would have been made had such Person remained a Member). Except as otherwise expressly provided herein, a resigning or . . . withdrawing Member.shall become an Economic Interest Owner. The remedy for breach of this Section 6.6 shall be monetary damages (and not specific performance), which may be offset against distributions by the Company to which such Person would otherwise be entitled. . ARTICLE 7 --MEETINGS OF ME:rvIBERS 7.1 Annual Meeting. The annual meeting or'the Members shall be held on or about April 7th of each and every year, or at such other time as shall be determined by the Managing Members, for the purpose of the transaction qf such business as may come before the meeting. 7 .2 Special Meetings. Special meetings of the Members, for any purpose or purposes, may be called by Memb~ holding at least ten percent (10%) of the Units held by Members. 7 .3 Place of Meetings. The Members may designate any place, either within pr outside the State of W asbington, as the place of meeting for any meeting of the Members. · If rio designation is made, or if a special meeting is called, the place of meeting shall be the principal office of the Company specified in Section 2.3. · 7.4 N~tice of Meetings. Written notice stating the place, day and hour of the meeting 11 · and, in the cas~ of a special meeting, the purpose or purposes for which the meeting is· called shall be delivered not less than ten (i 0) nor more than fifty(50}da.ys before the date of the . . meeting, either personally or by mail, by the Members calling the meeting,. fu· each Member .· · entitled to vote at such ~eeting .. · If mail~. such notice shall be deemed to be delivered three·· . calendar days after being deposited in the United States Mail,.addressed to the Member as . . specified in Section 16;1;. with postage theree>n prepaid. . . . . -' ~ . . . 7 .5 Record Date. For the purpose of determining ·Membeis. eritided·to notice of or to vote at any meeting ofmeinbers or any adjournment thereof; or members entitled to I;'eceive payment of any distribution, the date on which notice of the meeting is mailed or the date on which the resolution declaring such distribution is adopted, as the case maybe, shall be the record date for such determination ofmemb~-' When a determination of Members entitled.to vote at any meeting of Members has been made as provided in this Sec;tion, such determinatjon shall apply to any'adjournment thereof. · · · · · . ·. 7.6 Quorum. A Majority Interest represented in person or by.proxy shalrconstitute a· quorum at any meeting of Members. In the absence ofa quotw:n at any such meeting, a majority of Units held by Members so represented may adjourn the meeting from tjme to time for a period . . not to exceed sixty.(60) days'Yithout further notice. However~ if the 'i:ldjcnin;unent is for more than sixty (60) days,orif afterthe adjournment a>new record date is fixed 'for the adjourned. . in¢eting, a notice of the· adjollll).ed meeting. sliaU be· given tc:, ~ach Member of record. entitled to ·. vote at the meeting. At such adjourned meeting at which a· quorum shall be present or .. represented, any business may be transacted which nright ha.ve been transacted at the meeting as . originally noticed. The Members·present at a duly organized meeting may continue to tr~sact 'business'until adjournment, notwithstandmg the withdrawal during strchmeeting of that number " of Units whos~·absence wo.uld.cause less than a quorum, .... . . . . 7. i Manner of ~cting. If a q1.1onm:1 is p:resent,Jhe affinnati;~ vote of a M~Jonty Interest : > represented at the meeting in person or by proxy shall be the act of the]\jembei:s, unless the vote. of a greater· or lesser percentage 1s required by this Agreement or the Act> · < • • ' ' • --' .J>-,, ' ' . . 7 .8 Proxies. At all m~tings of Members a Member, Illay vote in perso~ or by proxy executed in writing by the Member .. Such .proxy shall. be filed with.the'other Members before the · time set for the meeting. No proxy shall be ya.lid after eleven (ll) months from the date of its · . . execution, unless otherwise provided in.the proxy: · · 7.9 Action by Me:oi,ers Without a Meetfu~. Actionrequired•orpeimitted to.be taken. at a meeting of Members may be taken without a meeting ifth~ action.is ~videnced by one or . . more.written consents describing the action takei:i; .executed by Members entitled to vote ther~n · ·. and delivered to the Member holding tlie minute bookfor;inclusion in the Company's minutes, ... . Such action shallbe deemed passed if'itreceives the affirmative consent of a sufficient amount . of the Percentage Interests necessary to take such action if a meeting had actually been held, · Action taken under tlris.Section 7.9 is effective when sufficient Members :entitled to vote thereon 12 to pass the resolution(s) have signed such consents, unless such consents specify a different effective date. The record date for determining Members entitled to take action without a meeting shall be the date the first Member signs a consent. 7.10 Waiver of Notice. When any notice is required to be given to a Member, a waiver thereof in writing signed by the Member entitled to such notice, wJiether before, at, or after the time stated therein; shall be equivalent to the giving of such notice: ARTICLE 8 --CONTRIBUTIONS TO THE COMP ANY AND CAPITAL ACCOUNTS 8.1 Members' Capital Contributions. Each Member shall contribute such amount as is set forth in attached Sc~edule 1 as such Member's share of the Members' Initial Capital Contribution. 82. Additional Contn"butions. Each Member shall be required to make such additional Capital Contributions as may be determined by the Managing Member and Member, Base, at a special meeting called for the purpose of discussing said additional contributions, .and as further delineated in Article 17 at the end of this Agreement. Otherwise, no Members shall have any obligation to make Capital Contnoutions beyond its Initial Capital Contribution. Any Member may give written notice to each Member of the amount of any required additional Capital Contribution, and each Member shall pay to the Company such additional Capital Contribution no later than thirty (30) days following the date such notice is mailed. Nothing contained in this Section 8.2 is or shall be deemed to be for the benefit of any Person other than the Members and the Company, and no such Person sha.1,1 under any circumstances have any right to compel any actions or payments by the Members. 8.3 Capital Accounts. 8.3.1 Establishment and Maintenance. A separate Capital Accpunt will be maintained for each Unit Holder throughout the term of the Company in accordance with the rules of Regulation section l.704-l(b)(2)(iv). Each Unit Holder's Capital Account will be increased by {1) the amowit of money contnbuted by such Umt Holder to the Co1:11pany; {2) the fair market value of property contnouted by such Unit Holder to the Company (net of liabilities secured by such contril:,uted. property that the Company is.considered to assume or take the property subject to under Code Section 752); (3) allocations to such Unit Holder of Net Profits; ( 4) any items in the nature of income and gain that are specially allocated to the Unit Holder · pursuant to Sections 9.2 and 9.3; and {S)allocations to such Unit Holder ofincome and gain exempt from federal income tax. Each Unit Holder's Capital Account will be decreased by (1) the amount of money distnouted to such Unit Holder by the Company; (2) the fair market value of property distributed to such Unit Holder by the Company (net of liabilities .secured by such · distributed property that such Unit Holder is considered to assume or take the property subject to Code Section 752); (3) allocations to such Unit Holder of expenditures described. in Code 13 Section 705(a)(2)(B); (4) any items in the nature of deduction and loss that are specially allocate<;t to the Unit Holder pursuant to Sections 9.2 and 9.3; and (5) allocations to such Unit Holder of Net Losses. In the event of a permitted sale or exchange of a Membership Interest or an Economic Interest in the Company, the Capital Account of the transferor shall become the Capital Account of the transferee to the extent it relates to the transferred Membership Interest or Economic Interest.· 8.3.2 Compliance with Regulations .. The manner in which Capital Accounts are to be maintained pursuant to this Section 8.3 is intended to comply with the requirements of Code Section 704{b) and the Regulations promulgated thereunder. If in.the opinion of the Company's legal counsel or accountants the manner in which Capital Accounts are to be maintamed pursuant to the preceding provisions of this Section 8.3 should be modified in order to comply with Code Section 704(b) and the Regulations thereunder, then notwithstanding anything to the contrary contained in the preceding provisions of this Section 8.3, the inethod in which Capital Accounts are maintained shall be so modified; provided, however, that any change · in the mariner-of maintaining Capital Accounts shall not materially alter the economic agreement between or amo11g the Members. 8.4 Withdrawal or Reduction of Members' Contributions to Capital. A Member shall not receive out of the Company's prop~ any part of its Capital Contribution until all liabilities of the Company (including reimbursement of expenses advance bya Member in accordance with this Agreement and compensation to Members, if any), except liabilities to Members on account of their Capital Contributions, have been paid or there remains property of the Company sufficient to pay them. A Member, irrespective of the nature of its Capital · Contribution, has only the right to demand and receive cash in return for its Capital Contribution. . . ARTICLE 9 -.. ALLOCATIONS OF NET PROFITS AND LOSSES 9.1 Allocation of Net Profit and Loss -In General. 9.1.1 Allocation of Net Profit.or Loss~ After giving effect to the special allocations set forth in Sections 9.2 and 9.3, the Net Profit or Net Loss for any fiscal year of the Company shall be allocated among the Unit Holders in accordance with their respeetive Percentage Interests, except as further delineated in Article 17 located at the end of this Agreement. 9.1.2 Limitations. The Net Loss allocated to each Member for any Company fiscal year pursuant to Section 9 .1.1 shall not exceed the maximum amount of Net Loss that can be so allocated without causing such Member to have a Deficit Capital Account at the end of the · fiscal year. All Net Losses in excess of the limitation set forth in this Section 9.1.2 shall be allocated to the other Unit Holders who clo not have Deficit Capital Accounts in proportion to their respective Percentage Interests. 14 9.2 Special Allocations. The following special allocations shall be made for any fiscal year of the Company in the following order: 9 .2.1 Minimum Gain Chargeback. If there is a net decrease in Company Minimum Gain during any Company fiscal year, each Unit Holder shall be specially allocated items of company income and gain for such year (and, if necessary, subsequent years) in an amount equal to such Unit Holder's share of the net decrease in Company Minimum Gain, determined in accordance .with Regulation Sections 1. 704-2(f) and 1. 704-2(g)(2). The items to be so allocated, and the manner in which those items are to be allocated among the Unit Holders, shall be determined in accordance with Regulation Sections -1. 704-2(f) and 1. 704-2(j)(2). This · Section 9 .2.1 is intended to satisfy the minimum gain chargeback requirement in Regulation Section 1.704-2(f) and shall be interpreted and applied accordingly. 9 .2.2 · Member Minimu·m Gain Chargeback. If there is a net decrease in Member Minimum Gain during any Company fiscal year, each Unit Holder who has a share of that Member Minimum Gain, determined in accordance with Regulation Section 1. 7042(i)(5), shall b~ specially allocated items of Company income and gain for such year ( and, if necessary, subsequent years) in an amount equal to such Unit Holder's share of the net decrease in Member Minimum Gain, determined in accordance with Regulation Sections 1. 704 -2 (i) ( 4) and 1. 704 ~ 2 (i)·(S). The items to be-so allocated, and the manner in which those items are to be allocated · among the Unit Holders, shall be determined in accordance with Regulation Sections 1. 704- 2(h)( 4) and 1. 7042(j)(2) .. This Section 9 .2.2 is intended to satisfy the minimum gain chargeback requirement in Regulation Section l. 704-2(i) ( 4) and shall be interpreted and applied · accordingly. 9.2.3 Qualified Income Offset. In the event that any Unit Holder.unexpectedly receives any adjustments, allocations, or distributions described in Regulation Sections 1. 704- 1 (b) (2) (ii) (d) (4), (5) or (6), items of Company income and gain shall be specially allocated.to such Unit Holder in an amount and in a manner sufficient to eliminate as quickly as possible, to the ;xtent required by Regulation Section 1. 704 (1) (b) (2) (ii) ( d), the Deficit Capital Account of the Unit Holder (which Deficit Capital Account shall be determined as if all other allocations provided for in this· Article 9 have been tentatively made as if this Section 9 .2.3 were not in this Agreement). ·. 9.2.4-Nonrecourse Deductions. _Nonrecourse Deductions shall be allocated among the Unit Holders in accordance with their respective Percentage Interests. 9:2.s Member Nonrecourse Deductions. Any Member Nonrecourse Deductions shall be specially allocated among the Unit Holders in accordance with Regulation Section 1.704-2(i). 9.3 Corrective Allocations. 15 9.3.1 Allocations to Achieve Econon:dc Agreeme~t. The allocations set forth in the last sentence of Section 9.1.2 and in Section 9.2 are intended to comply with certain regulatory requirements under Code Section 704(b ); The Members intend that, to the extent possible, all allocations made pursuant to such Sections will, over the term of the Company, be offset either with other allocations pursuant to Section 9.2 or with special allocatioqs of other items of Company incoine, gain, loss, or deduction pursuant to this Section 9.3.1. Accordingly, the Members are hereby authorized and directed to make offsetting allocations of Company income, gain, loss or deduction under this Section 9 .3 .1 in whatever manner the Members determine is appropriate so that, after such offsetting special allocations are made, the Capital Accounts of the Unit Holders are, to the extent possible, equal to the Capital Accounts each would have if the provisions of Section 9 .2 were not contained in this Agreement and all income, gain, loss and deduc~on of the Company were iJ?.stead ~ocated pursuant to" Section 9 .1. L 9.3.2 Waiver of Application of Minimum Gain Chargeback. The Members, with the prior written consent of a Majority Interest, shall request from the Commissioner of the Internal Revenue Service a waiver, pursuant to Regulation Section 1.7042(f)(4), of the minimum: gain chargebackrequirements of Regulation Section l.704-2(f) if the application of such minimlll11 gain chargeback requirement would cause a permanent distortion of the economic . arrangement of the Partners, as reflected in Section 9.1. 9.4 ·other Allocation Rules. 9.4~1 General. Except as otherwise provided in this Agreement; all items of Company income, gain, loss, deduction, and any other allocations not otherwise provided for shall be divided among the Unit Holders in the same proportions as they share Net Profits or Net · Losses, as the case may be, for the year. · . 9.4.2 Allocation of Recapture Items. In making any allocation among the Uni( Holders of income or gain from the sale or other disposition of a Conipany asset, the ordinary income portion, if any, of such income and gain resulting from the recapture of cost recovery or other deductions shall be allocated among those Unit IJolders who were previously allocated ( or whose predecessors-iit-interest were previously allocated) the ·cost recovery deductions or other deductions resulting in the recapture items, in proportion to the amount of such cost recovery deductions or other deductions previously allocated to them. 9 .4.3 Allocation of Excess Nonrecourse Liabilities. Solely for purposes of. determining a Unit Holder's proportionate share of the "excess nonrecourse liabilities" of the company within the meaning of Regulation Section 1. 752-3 (a) (3), the Unit Hold~' interests in the Company's profits shall be as determined by the Companys C.P .A. 9.4.4 Allocations hi Connection with Varying Interests. If, during a Company fiscal year, there is (i) a permitted transfer of a Membership Interest or Economic Interest under this Agreement during a Company fiscal year or (ii) the admission of a member or additjonal 16 Members, Net Profit, Net Loss, each item thereof: and all other tax items of the Company for such period shall be divided and allocated among the Unit Holders by taking into account their varying interests during such fiscal year in accordance with Code Section 706( d) and using any conventions permitted by law and selected by the Members. 9.5 Determination of Net Profit or Loss. 9 .5.1 Computation of Net Profit or Loss. The Net Profit or Net Loss of the Company, for each fiscal year or other perio~ shall be an amount equal to the Company's taxable income or loss for such perio~ determined in accordance with Code Section 703(a) (and, for this· purpose, all items of income, gain, loss or deduction required to be stated separately pursuant to Code Section703(a)(l), including income and gain exempt from federal income tax, shall be included in taxable income or loss).· 9.5.2 Adjustments to Net Profit or Loss. For purposes of computing taxable income or loss on the disposition of an item of Company property or for purposes of determining the cost recovery, depreciation, or amortization deduction with respect to any property, the Company shall'use such property's book value . · · determined in accordance with Regulation Section 1.704-l(b).'Consequently, each property's book value shall be equal to its adjusted basis for federal income tax purposes, except as follows: ( a) The initial book value of any property contributed by a ipember to the Company shall be the gross fair market value of such property at the time of contribution; (b) In the sole discretion of the Members holding Eighty Percent (80%) of the Units held by Members, the book value of all Company properties may be adjusted to equal their respective gross fair market values, as determined by the.Members as of the following times: (1) in connection with the acquisition of an interest in the Company by a new or existing Member for more than a de minimis capital contribution, (2) in connection with the liquidation of the Company as defined in Regulation Section 1. 704 (I) (b) (2) (ii) (g), or (3) in connection with a more than de minimis distribution to a retiring or a continuing Unit Holder as consideration for all or a portion of his or its interest in the Company. In ·the event of a revaluation of any Company assets hereunder, the Capital Accounts of the Unit Holders shall be adjust~ including continuing adjustments for depreciation, to the extent provided in Regulation section 1.704 (1) (b) (2) (iv) (f); (c) If the book value ofan item of Company property has been determined pursuant to this Section 9 .6.2, such book value shall thereafter be us~ and shall thereafter be adjusted by depreciation or amortization, if any, taken into account with respect to such property, for purposes of computing taxable income or loss. 9.5.3 Items Specially Allocated. Notwithstanding any other.provision of this Section 9.5, any items that are specially allocated pursuant to Sections 9.2 or 9.3 shall not be 17 taken into account in computing Net Profit or Net Loss. 9.6 Mandatory Tax Allocations Under Code Section 704 (c). In accor~ce with Code Section 704 (c) and Regulation Section 1.704-3, income, gain, loss and deduction with respect to any property contributed to the capital of the Company shall, solely for tax purposes, be allocated among the Unit Holders so as to take account of any variation beween the adjusted basis of such property to the Company for federal income tax pmposes and its initial book value computed in accordance with Paragraph (a) of Section 9.5.2. Prior to the contribution of any property to the Company that has a fair market value that differs from its adjusted tax basis in the hands of the contributing Member on the date of contribution, the contributing Member and a Majority Interest of the non-contributing Members shall agree upon the allocation method to be applied with respect to that property under Regulation Section 1. 704-3, which allocation method shall be set forth on attached Schedule 2,. as amended from time to time. If the book value of any Company property is adjusted pursuant to Paragraph (b) of Section 9.5.2, subsequent allocations of income, gain, loss and deduction with respect to such property shall take account of any variation between the adjusted basis of such property for federal income tax purposes and its book value in the same manner as under code Section 704 ( c ). The choice of allocation. methods under Regulation Section 1. 704-3 with respect to such revalued property shall be made by the Members and set forth on attached Schedule 2, as amended from time to time. · ·. · Allocations pursuant to this Section 9.6 ate solely for purposes of federal, state, and focal . taxes and shall not affect, or in any way be taken into account in computing, any unit Holder's Capital Account or share ofNet Profit, Net Loss~ or other items as computed for book purposes, or distributions pursuant to any provision of this Agreement. ARTICLE 10 -DISTRIBUTIONS I 0.1 Cash Distributions. · . 10.1.1 Nonliquidatlng Distributions. Distributions of Distributable Cash, other than distributions in liquidation pursuant to Section 10.1.2, shall be made annually in the following order of priority: (i) 100% to the reimbursement or indemnification of Members for expenses advanced or liabilities incurred.on behalf of the Company and approved by the Managing Member and Member Base; and (ii) 100% to the Unit Holders in accordance with their respective Percentage Interests, unless otherwise specifically delineated in Article 17 located at the end of this Agreemeni 10.1.2 Distributions in Liqmidation. Notwithstanding Section 10.1.1, ·distributions in liquidation of the Company shall be made to each Unit Holder in the manner set forth in Section 14.3 (c). 18 10.2 Distributions in Kind. Non-cash assets, if any, shall be distributed in a manner that reflects how cash proceeds from the sale of such ·assets for fair market value would have been distn"buted (after any unrealized gain or loss attributable to such non-cash assets has beeil allocated among the Unit Holders in accordance with Article 9). 10.3 Withholding; Amounts Withheld Treated as Distributions. The Members are authorized to withhold from distributions, or with respect to allocations or payments~ to Unit Holders and to pay over to the appropriate federal, state or local governmental authority any amounts required to be withheld pursuant to the Code or provisions of applicable state or local law. All amounts withheld pursuant to the preceding sentence in connection with any payinent, distribution or allocation to any Unit Holder shall be treated as amounts distn"buted to such Uni~ Holder pursuant to this Article 10 for all purposes of this Agreement. · 10.4 Limitations Upon Distributions. No distribution shall be declared.and paid unless, after the distribution is made, the assets of the Company are in excess of all liabilities of the Company, except"liabilities to Members on account of their Capital Contributions. . . ARTICLE 11 ..:.. ACCOUNTING, BOOKS, AND RECORDS 11.l Accounting PrincipB.es. The Company's books a.lid records shall be kept, and its income tax returns prepared, under such permissible method of accounting, consistently applied, as the M~bers determi.n,e is. in the best interest ofthe Company and.its Members. 11.2 Interest on and Return of Capital Contributions.· No member shall be entitled to interest on its Capital Contribution or to return of its Capital Contribution, except as otherwise specifically provided for herein. 11.3 Loans to Company. Nothing in this Agreement shall prevent any Member from making secured or unsecured loans to the Company. 11.4 Accounting Period. The Company's accounting period shall be the calendar year. 11.5 Records, Audits and Reports. At the expense of the Company, the Members shall · maintain records and accounts of all operations and expenditures of the Company. At a minimum the Company shall keep at its principal place of business the following records: (a) A current list and past list, setting forth the full name and last known mailing address of each Member, Economic Interest Owner; (b) A copy of the Certificate of Formation and all amendments thereto; (c) Copies of this Agreement and all amendments hereto; 19 ( d) · Copies of the Company's federal, state, and local tax returns and reports, if any, for the three most recent years; (e) Minutes of every mec;:ting of the Members and any written consents obtained from Members for actions taken by members without a meeting; and (f) Copies of the Company's financial statements for the three most recent years. 11.6 Tax Matters Member. 11.6.1 Designation. Base shall be the "tax matters partner" of the Company for pmposes of Code Section 6221, et seq. and corresponding provisions of any state or local tax law. · · 11.6.2 Expenses of Tax Matters Partner; Indemnification. The Company shall indemnify and reimburse the tax matters partner for all reasonable· expenses, including legal and accountingfees, claims, liabilities, losses and damages incurred in connection with any . administrative or judicial proceeding with respect to the tax liability of the Unit Holders attributable to the Company. · The payment of all such expenses shall be made before any distributions are made to Unit Holders (and such expenses shall be taken into consideration for purposes of determining Distributable Cash) or any discretionary Reserves which are set aside by ·the Members. Neither the tax matters partner nor any member shall have any obiigationJo provide funds for such pmpose. The provisions for exculpation and indemnification of the . Members set forth in Section 5.3 of this Agreement shall be fully applicable to the Member actilig as tax matters person for the Company. 11. 7 Returns and Other Elections. The Members shall ·cause the preparation and timely filirig of all tax and information returns required to be filed by the Company pursuant to the Code and all other tax ·and information.returns deemed necessary and required in each· jurisdiction in which the Company does business. Copies of such returns, or pertinent · information therefrom. shall be furnished to the Unit Holders within a reasonable time after the end of the Company's· fiscal year. Except as otherwise expressly provided to the contrary in this Agreement, all elections permitted to be made by the Company under federal or state laws shall be made by the tax matters member in his or its sole discretion. ARTICLE 12--TRANSFERABILITY 12.1 General. Except as otherwise expressly provided in this Agreement, neither a Member nor an Economic Interest Owner shall have the;: right to: 20 (a) sell, assign, transfer, exchange or otherwise transfer for consideration, (collectively, "sell" or "sale"), · (b) gift, bequeath or otherwise transfer for no consideration whether or not by operation oflaw, except in the case of bankruptcy (coijectively "gift"), or ( c) be threatened by, or suffer or allow, the foreclosure of a pledge or security interest, or Bankruptcy as defined above ( collectively a "loss"), of all or any part ofits Membership_ Interest or Economi_c Interest. · ·· Each Member and Economic Interest Owner hereby acknowledges the reasonableness of the restrictions on sale and gift of Membership Interests and Economic Interests. imposed by this Agreement in view of the Company's purposes and the relationship of the Members and Economic Interest Owners. Accordingly, the restrictions on sale and gift contained herein shall be specifically enforceable. In the event that any Unit Holder pledges or otherwise encumbers any of its membership Interest or Economic Interest as security for repayment of a liability, any such pledge or hypothecation shall be made pursuant to a pledge or hypothecation agreement that requires the pledgee or secured party to be bound by all the terms and conditions of this Article 12. 12.2 First Refusal Rights~ ( a) A Unit Holder desiring to sell all or any portion of its Membership Interest or Economic Interest to a purchaser shall obtain from such p"ijl'Chaser a bona fide writteµ offer to purchase such Interest, stating the terms and conditions upon which the purchase is to be made and the consideration offered therefor. Such Unit Holder shall give written notice to the other Unit Holders of its intention to so -transfer such Interest. Such notice shav. set forth the complete terms of the written offer to purchase and the name and address of the proposed third party purchaser. (b) The other Unit Holders, shall, on a basis pro rata to their Units or on a· basis pro rata to the Units of those remaining Unit Holders exercising their first refusal rights, have the first right to purchase all (but not less than all), of the Interests propo~ed to be sold by the selling Unit Holder upon the same terms and conditions stated in the notice given pursuant to. Section 12.2(a) by giving written notice to the other Uriit Holders and the Member holding the books and records of the Company. within thirty (30) days after such notice from the selling unit Holder. The failure of a Unit Holder to so notify the other unit Holders of its desire to exercise its first refusal rights within said thirty (30) day period as required by this Section 12.2 (b) shall result in the termination of such Upit Holder's first refusal rights. · · Within ten (IO) days after expiration of the thirty (30)day period specified in the preceding paragraph, the Member holding the books and records of the Company shall notify. 21 those Unit Holders electing to exercise their first refusal rights of any Units that the other Unit Holders did not elect to purchase. Those Unit }lolders exercising first refusal rights in accordance with the preceding paragraph shall then notify within ten (10) days the other purchasing Unit Holders and the Member holding the books and records of the Company whether they elect to purchase such remaining Units, which shall be pro rata or allocated in such other manner as the purchasing Unit Holders shall agree. If no such notification is received by the Member holding the books and records of the Company from any such Unit Holders in accordance with this paragraph, no Unit Holder sliall have any further first r_efusal rights with respect to such Units. If Unit Holders have elected to purchase all of the Units offered by the selling Unit Holder, the seliing Unit Holder shall sell such Units upon the 'same terms and conditions specified in the notice required by Section 12.2(a), and the purchasing unit Holders shall have the right to close the purchase within thirty (30) days after receipt of notification from the Member holding the Company's books and records that such Unit Holders have elected to purchase the _ selling Unit Holders Units. · If Unit Holders do not elect to purchase all of the Units offered by the selling Unit Holder in'accordancewith this Section 12.2, then the selling Unit Holder shall be_ entitled to sell such Units to the third party purchaser in accordance 'with the terms and conditions upon which the purchase is to be made as specified in the notice under Section 12.2(a). -However; if such sale is · not completed within thirty (30) days following expiration of the other Unit Holders' first refusal rights under this Section 12.2, then the selling Unit Holder shall not be entitled to complete the - sale to such third party purchaser and the selling Unit Holder's Units shall continue to be subject to the rights of first refusal set forth in this Section 12 .2. with respect to· any proposed subsequent transfer. · ( c) Upon the purchase or the gift of a Membership Interest or an Economic Interest, and as a condition to recognizing the effectiveness and binding nature of any sale or gift and (subject to Section 12.3, below) substitution of a Person as a new Unit Holder, the Members may require the transferring Unit Holder and the proposed purchaser,· donee or successor-in- interest, as the case inay be to execut~. acknowledge and deliver to the Members such instruments of transfer, assignment and assumption and such other agreements and to perform all such other acts that the Members may deem necessary or desirable to: · · (i) constitute such Person as a Unit Holder; (ii) confirm that the Person desiring to become a Unit Holder, has accepted, assumed and agreed to be subject and bound by all of the terms, obligations and conditions of this Agreement (whether such Person is to be admitted as a new Member or will merely be mi Economic Interest Owner); · (iii) maintain the status of the Company as a partnership for federal tax 22 purposes; and (iv) assure compliance with any applicable state and federal laws, including securities laws and regulations. . { d) . Any sale or gift of a Membership interest or Economic Interest or admission of a Member in compliance with this Article 12 shall be deemed effective as of the last day of the calendar month in which the remaining Members' consent thereto was given, or, if no such consent was required pursuant to Section 12.3, then on such date that the transferor and the transferee both comply with Section 12.2{c). The transferring Unit Holder hereby indemnities the Company and the Members against any and all loss, damage, or expense (including, without·limitation, tax liabilities or loss of tax benefits) arising directly or indirectly as a result of any transfer or purported transfer in violation of this Article 12. ( e) Subject to Section 12.3, a Unit Holder may not gift all or any portion of its Membership J.nterest.and Economic Interest unless the donee complies with Section 12.2 {c}°and the donee is either such Unit Holder's spouse, former spouse, or lineal descendent (including adopted children). In the event of the gift 9f all or any portion ofa Unit Holder's Membership . Interest or Economic Interest to one or more donees who are under twenty one (21) years of age, one or more trusts shall be established to hold the gifted interest(s) for the benefit of such donee(s) until all of the donee(s) reach the age of at least twenty-one (21) years. i2.3 Transferee Not Member in Absence of Consent (a) Notwi~ding anything to the contrary in this Article 12, if the sale, or . gift, or loss of a Member's Membership Interest or Economic Interest to a transferee or donee which is not a Member imm~ately prior to the sale or gift, or loss is n9t approved in writing by all of the other Members, in their sole discretion, then the proposed transferee or donee shall have no right to participate in.the management of the business and affairs of the Company or to becoine a Member. Such transferee or donee shall be merely an Economic Interest Owner. (b). Promptly following any sale or gift of a Member's Economic interest which does not at the same time transfer the balance of the rights associated with such Person's Membership Interest, the Company shall purchase from such Person, and such Person shall sell to the company for a purchase price of $100, all such remaining rights and interests retained by such Person which immediately prior to such sale or gift, or loss were associated with the transferred Economic Interest. The acquisition by the Company of su~h Person's rights shall not cause dissolution of the Company and such Person shall no longer be a Member. ARTICLE 13 -ADDIDONAL MEMBERS No additional Members shall be allowed into the Company without the consent of the Managing Member and Member Base. 23 ARTICLE 14 --DISSOLUTION AND TERMINATION 14.1 Dissolution. The Company shall be dissolved upon the occurrence o;f any of the following events: · (a) upon expiration of the term specified in Section 2.5; (b) by the written agreement of all Members.; or ( c) The sale of other disposition of all or substantially all of the assets of the Company'; ( d) The entry of a decree of judicial dissolution;. ( e) Upon the expiration of two years after the effective date of administrative dissolution; (f) Any other act or event causing dissolution of the Company pursuant to the Act or this Agreement, unless the business of the Company continues without interruption. with the written consent of all of the remaining Members, within ninety (90) days following the occurrence of such an event.· · (g) a Person ceases to be a Member upon the occurrence·of any of the events specified in Section 304 of the Act, unless the business of the Company is continued with the consent' of all of the remaining Members within ninety (90) days following the occurrence of such event. 14.2 Allocation of Net Profit and Loss in Liquidation. The allocation of Net Profit, Net Loss and· other items of the Company following the date of dissolution, including but not limited to gain or loss upon the sale of all or substantially all of the Company's assets, shall be determined in accordance with the provisions of Articles 9 and 10 and shall be credited or charged to the Capital Accounts of the Unit Holders in the same manner as Net Pro.fit, Net Loss,. and other items of the Company would have been q-edited or charged if there were no dissolution and liquidation. 14.3. Winding Up, Liquidation and Distribution of Assets. Upon dissolution. the Members shall immediately proceed to wind up the affairs of the Company, unless the business of the Company is continued as provided in Paragraph {cl.of Section 14.1. The Members shall sell or otherwise liquidate all of the Company's assets as promptly as practicable (except to the extent the Members may determine to distribute any assets to the Unit Holders in kind) and shall apply the proceeds of such sale and the remaining Company assets in the following order of priority: 24 (a) Payment of creditors, including Members who are creditors, to the extent otherwise permitted by law, in satisfaction of liabilities of the Company, other than liabilities for distributions to Members; (b) To establish any reserves that the Members deem reasonably necessary for contingent or unforeseen obligations of the Company and, at the expiration of such period as the Members shall deem advisable, the balance then remaining in the manner provided in Paragraph {£} below; · ( c) By the end· of the taxable year in which the liquidation occurs ( or, if later, within ninety (90) days after the date of such liquidation), to the Unit Holders m proportion to the positive balances of their respective Capital Accounts, as determined after taking into account all Capital Account adjustments for the taxable year during which the liquidation occurs ( other than those made pursuant to this Paragraph {c)). If any assets are to be distributed in.kind rather than in cash, they will be distributed on the basis of their fair market values, and the Members' respective Capital Accounts will be adjusted for the gain or loss that would have been recognized by them in accordance with Section 1. 704-1. of the Regulations had such assets actually been sold at fair market value as of the date of distribution. If the Members cannot agree on the fair market value of the Company's assets for the purposes of this subsection (b), the.matter will be submitted. to arbitration in accordance with Section 15 .4. 14.4 No Obligation to Restore Negative Capital Account Balance on Liquidation . . Notwithstanding anything to the contrary in this Agreement, upon a liquidation within the meaning of Regulation section 1. 704-1 (b )(2)(ii)(g), if any Unit Holder has a negative Capital Account balance ( after giving effect to all contributions, distributions, allocations and other Capital Account adjustments for all taxable years, including the year during which such· liquidation occurs), such Unit Holder shall have no obligation to make any Capital Contribution to the Company, and the negative balance of such Unit Holder's Capital Account shall not be considered a debt owed by such Unit Holder to the Company or to any other Person for any purpose whatsoever. 14.5 Termination. The Members shall comply with any applicable requirements of applicable law pertaining to the _winding up of the affairs of the Company and the final distribution ofitsass_ets. Upon completion of the winding up, liquidation and distribution of the assets, the Company sha.11 be deemed terminated. · 14.6 Certificate of Cancellation. When all debts, liabilities and obligations have been paid and discharged or adequate provisions have been made therefor and all of the remaining property and assets have been distributed to the Unit Holders, the Members shall· file a certificate of cancellation as required by RCW 25.15 .080. Upon filing the certificate of cancellation, the existence of the Company shall cease, except as otherwise provided in the Act. 14.7 Return of Contribution Nonrecourse to Other Members. Except~ provided by 25 law or as expressly provided in this Agreement, upon dissolution each Unit Holder shall look solely to the assets of the Company for the return of its Capital Contribution. If the property remaining after the payment or discharge of liabilities of the Company is insufficient to return the contributions of Members, no Unit Holder shall have recourse against any other Unit Holder. 14.8 Time for Liquidation. A reasonable time will be allowed for the orderly winding up of the business of the Company and the liquidation of its assets and .the discharge of its liabilities to creditors so as to enable the Company to minimize the normal losses attendant upon a liquidation, having due regard to the activity and condition of the relevant markets for the Company properties and general financial and economic conditions. 14.9 Right of Member to Purchase. Any Member may be a purchaser of any properties of the Company upon liquidation of the· Company's assets, including without limitation any liquidation pursuant to a judicial dissolution or otherwise judicial supervision; provided, however, that the purchase price and terms of sale must be fair and reasonable to the Company. 14.10 Cooperation. In the course of any such winding up, any signature required of a Member ( or the trustee, receiver, estate, personal representative, surviving spouse, or successor or a deceased, incapacitated, or insolvent Member)· for the transfer of title to any property, real or personal, which has preV1ously been owned by the Company, will not be unreasonably withheld. If any Member, representative, surviving spouse, or successor unreasonably withholds its signature, then the. Company may sign the Member's name. · 14.11 Non-Solicitation. :for a period of twelve (12) months after the termination, removal, withdrawal, or resignation of any Member or Unit Interest Holder, such person agrees . not to solicit, directly or indirectly, any current or former customer, or current employee of the Company. However, the Company and any such Member ot Unit Interest Holder may (but are not required to) negotiate and agree to transfer, for fair value, selected customers of Company which were brought to the Company or developed by that Member or Unit Interest Holder. An example of what the parties presently ·consider may be fcrir value is the payment of one year of the gross revenue of such customer, for a period of 12 months following the transfer. All such negotiations shall be in good faith and with the disclosure of all relevant information to all concerned. · ARTICLE 15 -INDEPENDENT ACTIVITIES OF ME:MBERS . . Any Member may engage in or possess an interest in other busm.ess ventures of every nature and description, independently or with others, including but not limited to, the ownership, financing, management, employment by, lending to or otherwise participating in businesses which are similar to the business of the Company, and neither the Company nor any of the Unit Holders shall have any right by virtue of this Agreement in and to such independent ventures or to the income or profits therefrom. 26 · ARTICLE 16 -MISCELLANEOUS PROVISIONS 16.1 Notices. Any notice, demand, or communication required or permitted under this Agreement shall be deemed to have been duly given if delivered personally to the party to whom directed or, if mailed by registered or certified mail, postage and charges prepaid, addressed (a) if to a Member, to the Member's address specified on attached Schedule 1, (b) if to the Company, to the address specified in Section 2.3. Except as otherwise provided herein, any such notice · shall be deemed to be given when personally delivered or, if mailed, three (3) business days after the date of mailing. A Member or the Company may change its address for the purposes of notices hereunder by giving notice to the others specifying such changed address in the manner specified in this Section 16.L 16.2 Governing Law. This Agreement shall be construed and enforced in accordance with the internal laws of the State ofWashington. · 16.3 Amendments. This Agreement may not be amended except by the unanimous written agreement of all of the Members. 16.4 · Dispute Resolution; Mediation; Arbitration. Where possible, all disagreements between Members or Unit Interest Holders shall be resolved through discussion, or to the extent necessary by mediation, utilizing an independent mediator. All disputes relating to this Agreement shall be settled and finally determined by arbitration in Seattle by and in accordance with the Rules of Commercial Arbitration of the American Arbitration Association, or its successor; or in any case where the American Arbitration Association, or its successor, is not in existence or fails or refuses. to act within a reasonably prompt period of time (but in no event exceeding sixty (60) days from the date a request for arbitration is.filed), the arbitration shall proceed in accordance with the laws relating to arb1.tration then in effect in the State of Washington as the same may be amended or superseded from time tc;, time, by an arbitrator che>sen by the parties, and if the parties cannot agree on who should be the arbitrator, the same . shall be as chosen and appointed by the presiding judge_ of the King County Superior Court. Judgment upon the award rendered in any $U.Ch arbitration shall be final and binding upori the parties and may be entered in any court having jurisdiction thereof. The Company or any Members shall be entitled to injunctive relief from the courts pending resolution of arbitration, or appeals therefrom, with respect to any alleged violation of the provisions of this Agreement In the event it becomes necessary for any Member or the Company to contact any att:omey to resolve a dispute concerning this Agreement, and as a result, any Member or the Company is required to take this dispute to Court or to arbitration to enforce the terms and conditions of this Agreement, the prevailing party in any such action, whether at the arbitration, trial or appellate. level, shall be entitled to an award of reasonable attorneys fees and costs·, in addition to any other relief awarded by an arbitrator or the courts. 27 . . . 16.5 Construction: Whenever the singular number is used in this Agreement and when . required by the context, the same shall include the plural and vice versa, and the masculine· gender shall include the feminine and neuter genders and vice versa. . ·. . ' . . . ' ·· .16.6 ·. Headings. ·The headings in this ·A~~emerit are ~erte4 for·conyemen~e only and shall not affect the interpretations <>f this Agre~ent · · 16. 7'. Waivers. The failure of any Person to seek redres~ for vioiation of oi: to insist upon . · the strict perfoi:mance of any covenant or condition of this Agreement shall not prevent a subsequent action. ·, · 16.8 Rights and Remedies Cumulative~ ·The.rights and remedies provided by this . Agreement are cumulative and the use of any one right or remedy shall not preclude or waive the right to use. any or all other remedies. Said rights and remedies are given in addition to any other . rights the parties Illay ffi!Ve by law i ~tatute, otdina,nce. 01" Oth~se. . . 16.9 Severability:~ Ifanyprovisignofthis Agreement <>r the application thereof to any . Person.or circumstance shall be iµvalid, illegal or unenforceable to: any extent, the remainder of . this Agreement and the application thereof shall not be arrected and shaitbe enrorceable to the· fullest extent permitted by ~w.. · · ·10.l() Heirs,· Suc~essors and As~igns. Eachofthe.covecimts,.terms, pro'visions and· agreements herein contained shall be binding:upon alld 'inure to the benefit of tp.e' parties hereto · ... and, to the exteni'permitted J?y this Agreem'?1),t, their re!i})ective heirs, legal .representatives, successors and assigns. . . . . . . . ·16.ll Credit~r~. None of the provisions of this Agreement shall,be for thebenefitoior enforceat>le by any cr~tors _of the Company or the Members, or ~y other parties, p~ons. qr . entities not a party to this Agreement. . .. . . . . . . . . 16.12 Counterparts. This Agreement may be executed fu countezparts, e~h of which. shall be deemed an original and all ·ofwbich shall constitute o:oe and the same instrument . . ·. 16.13 · Investment R.eptesent~tions. the Units have not been registered under the Securities Act of 1933; the Securiti.es Act of Washington or any other state securities laws· · ( collectiyely, the "Securities Acts") because the Company is issuing the Units in reliance upon . the. exemptions .fromJ:~e regiwation requirexnents of the. Securities Acts, and, the Cqmpany is . . relying upon the fact that the Units are to be held by each Umt Holder for investment; and are i:tj.tended to be held for more than 12 months. · Accordingly, each Unit Holder hereby confirms the Units have beenacquired for such · Unit Holder's. own account, for investment and not with a view to the resale or distnoution •. ,, -. . ·' --- .28 thereof and may not be offered or sold to anyone unless there is an effective registration or other · qualification relating thereto under all applicable Securities Acts or unless such Unit Holder delivers to the Company an opinion of counsel, satisfactory to the Company, that such registration or other qualification is not required. The Unit Holders understand that the Company is under no obligation to register the Units or to assist any Unit Holder in complying with any exemption from registration under the Securities Acts. · 16.14 Acknowledgement of Independent Counsel. _The undersigned Members hereby understand and acknowledge that this Agreement has been drafted by RICHARD J. POWERS, Attorn,ey At Law, who is acting as legal counsel for the .Company only. Each of the undersigned c~fies that they understand there may be a conflict between the Member's interests and the other Member's interests; that each Member has been advised to seek independent counsel; that each Member has had the opportunity to seek tp.e advice of independent counsel; a.lid releases RICHARD J. POWERS from any conflict. ARTICLE 17 --SPECIAL PROVISIONS Notwithstanding anything to the contrary herein contained, the following specific provisions apply to this Agreement: 17.1 · Member Contributions. The initial capital contributions of the Members will be as set forth on the signature page. 17.2 Base Loan. Base will arrange for short-term (3-year maximum term) financing of up to $3 5 Million Dollars as needed, for the acquisition of the real estate underlying the Project and.to pay for certain interest and predevelopment costs as approved by Base. Any such· loan arranged' through or made by Base will carry an interest rate to the Company of the U. S. · Bank prime or libor rate (Base's choice) plus 3.5%, with a 3 point loan fee paid to or as directed 1,y Base ou'.t of and at th~ time of closing of the loan. Base's loan shall be in the first money · encumbrance position on the subject property. It is the intent of the parties that the Base loan will be paid back upon the earlier of twenty four (24) months of the loan closing, upon· permanent :financing or upon sale of developed lots in the Project. There shall be provision in the Base loan agreement for a twelve (12) month extension of the maturity date upon payment of a loan extension fee equal to 3% of the 9utstanding principal balance at the end of the first twenty four months' term~ There shall be a 12-month interest reserve set up in escrow to service interest payments as may be reasonably required by Base. Monthly payments shall be interest only. There shall be no pre-payment charge. The loan from Base shall be personally guaranteed by Campbell. The foregoing description of the Base loan is provided for summary purposes, and· any conflict between the loan terms described herein and the terms provided in the loan documents for the Base loan shall be governed and controlled by such loan documents. 17.3 .t\dditional Financing. The Members understand and agree that in the second quart~ of 2002; the Company may need to obtain additional financing up to approximately $1.5 29 million to pay acquisition indebtedness relating to the Real Property, including the seller's take- back financing and the Bales~ Smith and Hmlocker loans. Base and all other Members agree to cooperate with the Managing Member in seeking and obtaining such additional financing; provided that no Member shall be required to be personally liable for or guaranty such additional financing without their prior written consent. The Members understand and agree that upon preliminary plat approval, which the Company expects in the fourth quarter of 2002, the Company will need to obtain acquisition and development financing from a commercial lender· or bank to pay off the then:-0utstanding indebtedness, to take down the Palanchuk property and provide financing for the remaining Project costs. 17 .4 Sale of Developed Lots. It is intended that the Managing Member or another developer will purchase all or a portion of the finished lots in the Project upon completion thereof, or will offer to acquire the Units of the other Members .. Notwithstanding anythipg in this Agreement to the contrary, no lot or other portion of the Project shall be sold to the.Managing · Member, its Affiliate or ·any third party for less than the then fair market value of such lot or other portion of the Project~ as determined by the written approval of both Base and the Managing Member. If Base and the Managing Member cannot agree upon the fair market value of a lot or lots intended to be sold, the Company shall order an appraisal to determine such value, which appraisal shall be prepared by an independent MAI appraiser acceptabl~ to both Base and · · the Managing Member and shall be conclusive as to fair market value with respect to such sale SO· long as it closes within 120 days of the date of the appraisal. The Members agree that no finished lots or other portions of the Project may be sold to a third.:.party without first offeru:ig Cani West the ·opportunityio purchase such lots. 17.5 Decisions. Subject to the terms of this Agreement, Member Cani West will be responsible for day to day development, construction and management decisions. The final plans and specifications, 4evelopment budget, construction and permanent financing, hold/sell and any other major decisions in conjunction with.the development and sale of the Project will require the approval of the Managing Member and Member Base. 17.6 Accounting. Member Base, or whomever they designate, will handle the accounting for the Project and shall be reimbursed therefore. in accordance with this Agreement. 17. 7 Company Expenses and Reimbursements. The Company shall be responsible for and shall pay all fees, costs and expenses relative to the operation of the Company and the completion of the Project, including, without limitation: accounting, legal, brokerage, and other professional fees; interest on borrowed money; ad valorem taxes and assessments levied ·on aU real and personal property, and excise taxes levied · on property transfers; insurance; permit and review fees; survey; design, engineering and other consultant fees; subdivision costs and fees; construction costs; costs and expenses of acquiring and disposing of any Company assets; costs and expenses incurred in liquidating and dissolving the Company; and all other costs and expenses attributable to Comp~y operations or the 30 ~ -:~· : - -. . . ; . . -. . . completion of the Project. · A Memb.er may advance Compa:rw expenses or contract on behalfo{the Company from time to .time: Upon approval·by the Managing Member and M.ember Base, the Company shall indemnify and reimburse a Member (~eluding interest, if .appropriate) for all Company expenses · . advanced or paid by the Member and all reasonable expenses, including legal and RCC?Ounting fees; claims, liabilities,. losses and damages in,curred as result thereof. The payment of all such ~,tpenses shall be made before' any distributionsare made to Unit Holders (and such,expenses ··.shall be taken into consideration for purposes. of determining Pistributable Cash) or any · . . discretionary R~serves·are set aside. . -. ~ 31 . . This Agreement is executed by the undersigned Members effective as of the -date first above written. Each signatory certifies that they have authority to execute this Agreement on behalf of the stated Members. MEMBERS: BASE CAPITAL, LLC, a W asbington limited liability company By 7/~lu~ H. Thomas Wick Its Managing Member ''Base" CAMWEST DEVELOPMENT, INC., a Washington co:cporation ByP~&~ \ · EricCampbell "CamWest'' -ROBERT O'REAR 71.~.N~ H. THOMAS WICK - Uue~-- nUNcAN A. w ALLACE ~ J, 1-x_ . -~ \ 4.:-r · .. . R TANABE ~ 32 Schedule 1 ~er Information { {20_! /)fi--A / , 200i) Names and Addresses .of Members· CAMWEST DEVELOPMENT, INC, By: Initial Capital Contribution $550 ~~--~ \ E~~Pre~ - Tax Id# 91-1406220 Address: 9720 N.E. 120th Place, Suite 100 Ki~kland, WA 98034 Tel: 425.825.1955 BASE CAPITAL~ L.L.c·. ,· By: 71.LIY~ H. THOMAS WICK, Managing Member TAX I~D.# 9i-1912013 411 -108th Ave. N.E. Suite 1970 Bellevue, WA 98004 Tel -646-3030 ROBERT O'REAR· Tax Id l.4S i, -{...£, -iJ:s, Address '3 00, MF, .:JJ; . C;J \cs ,L._ \\l \\ . \.,.A q ls'{.U-l ( / Tel . 4c:J..~--..:i1-lot-{Y · 1/. h. w~ H. THOMAS WICK Tax Id 5.JS -so -e,sqc; Address .2(., 1 t, L;,D Aiu NE I fu.e Ju 11 w k-e: 9 ~ s $150 $200 $25 34 Units 550 150 200- 25 Percentage Interest 55% 15% 20% 2.5% Tel 4 ;i_,s -k.;2.J -Ei:s K TOTALS . . $1000 35 $25 $25 25 2.5% 25 2.5% 25 2.5% 1000 100% {• Foster Pepper & Shefelman PLLC Attention: Gary N. Ackerman 1111 Third A venue, Suite 3400 Seattle, Washington 98101-3299 DECLARATION OF COVENANTS, CONDITIONS, RESTRICTIONS, AND RESERVATIONS FOR THE SHAMROCK PROPERTY A Subdivision Grantor/Declarant: CAMWEST DEVELOPMENT, INC., a Washington corporation Additional names on pg. NIA Grantee: SHAMROCK PROPERTY; SHAMROCK HOMEOWNERS ASSOCIATION Additional names on pg. NIA Legal Description: Ptn Gov't Lot 3, NW 114 of SW 114, S 18, T 26 N, R 5 E, W.M. KING COUNTY Official legal description on Exhibit A Assessor's Tax Parcel ID#: Reference# (if applicable): TBD DEVELOPMENT PLANNING CITY OF RENTON ~lB044:t~4 50342785.02. RECEIV~D Additional numbers on pg. NIA (• DECLARATION OF COVENANTS, CONDITIONS, RESTRICTIONS, AND RESERVATIONS 02/13/04 8:38 AM 50342785.02 FOR THE SHAMROCK PROPERTY A Subdivision This Declaration is made as of this_ day of 2004, by Cam West Development, Inc., a Washington corporation, hereinafter referred to as "Declarant." RECITALS A Declarant is the owner of that certain real property and improvements located within the City of Renton, County of King, State of Washington, commonly known as the Shamrock Property, referred to hereinafter as "Shamrock" or the "Property," which was platted as the Shamrock Property Plat and is more particularly described in Exhibit A attached hereto. B. Declarant desires to create an association at Shamrock to provide for the maintenance, preservation, and architectural control of the Lots , Private Joint Use Driveway Tracts, Private Joint Storm Drainage Easement and Common Areas (all as defined below) within the community and to promote the health, safety, happiness, and welfare of the residents of the community. C. For the benefit and protection of the Property, to enhance its value and attractiveness, Declarant provides herein for a comprehensive system of land-use and building controls within the Property. SUBMISSION OF THE PROPERTY TO THIS DECLARATION Declarant, being the sole owner of the Property, hereby makes this Declaration for the purpose of submitting the Property to this Declaration, and declares that the Property described above shall be held, sold, conveyed, encumbered, leased, rented, occupied and improved subject to the following covenants, conditions, restriction, reservations, grants of easement rights, rights of way, liens, charges and equitable servitudes, which are for the purpose of protecting the value and desirability of the Property and shall be binding-on all parties having any right, title or interest in the Property or any part thereof, and shall inure to the benefit of each owner thereof. This Declaration shall r.un with the land and bind Declarant, its successors and assigns, all subsequent owners of the Property or any part thereof, together with their grantees, successors, heirs, executors, administrators, devisees or assigns. Any conveyance, transfer, sale, assignment, lease or sublease of a Lot in the Property, shall and hereby is deemed to incorporate by reference all provisions of this Declaration. The provisions of this Declaration shall be enforceable by Declarant, any Lot Owner, the Association, and any first Mortgagee of any Lot. Article 1. DEFINITIONS Section 1.1 Definitions. For the purposes of this Declaration and any amendments hereto, the following definitions shall apply. 02/13/04 8:38 AM 5034278S.02 - 3 - "Architectural Control Committee" shall mean the Board, as defined below, or a committee by that name designated by the Board. "Articles" shall mean the articles of incorporation of the Association, as defined below. "Assessments" shall mean all sums chargeable by the Association against a Lot, including, without limitation: (a) general and special assessments for maintenance, repair or replacement of the Common Areas; (b) special assessments for maintenance, repair or reconstruction of the Private Joint Use Driveway Tracts; ( c) special assessments for maintenance, repair or reconstruction of the storm drainage facilities with the Private Joint Storm Drainage Easement; ( d) special assessments against a Lot Owner for work done on the Owner's Lot; (e) fines imposed by the Association; (f) interest and late charges on a delinquent Owner's account; and (g) costs of collection, including reasonable attorneys' fees, incurred by the Association in connection with the collection of a delinquent Owner's account. "Association" shall mean the Shamrock Homeowners Association, a Washington non- profit corporation, as described more fully in Article 3, and its successors and assigns. "Board" shall mean and refer to the Board of Directors of the Association, as provided for in Article 3. "Bylaws" shall mean the bylaws of the Association as they may from time to time be amended. "City" shall mean the City of Renton, in the County of King, State of Washington. "Common Area" shall mean all real property and improvements described in Section 2.1. "Declarant" shall mean CamWest Development, Inc., a Washington corporation, and its successors and assigns if such successors or assigns should (i) acquire more than one Lot from the Declarant for the purpose of development, and (ii) be specifically assigned the rights and duties of Declarant by written instrument in recordable form. ·"Declaration" shall mean this Declaration of Covenants, Conditions, Restrictions, and Reservations for Shamrock, and any amendments thereto. "Home" shall mean a structure located on a Lot which is designed and intended for use and occupancy as a residence or which is intended for use in connection with such residence. 02/13/04 8:38 AM 50342785.01 - 4 - "Lot" shall mean and refer to any of the 11 numbered lots shown on the recorded Plat of the Property. Ownership of a Lot shall include ownership of the Home and improvements now or hereafter constructed on the Lot. "Member" shall mean a person entitled to membership in the Association pursuant to Section 3.5. "Mortgage" shall mean a recorded mortgage or deed of trust that creates a lien against a Lot and shall also mean a real estate contract for the sale of a Lot. "Mortgagee" shall mean the beneficial owner, or the designee of the beneficial owner, of an encumbrance on a Lot created by a Mortgage and shall also mean the vendor, or the designee of vendor, of a real estate contract for the sale of a Lot. For the purpose of determining the percentage of first Mortgagees approving a proposed decision or course of action, a Mortgagee shall be deemed a separate Mortgagee for each Lot on which it holds a Mortgage which constitutes a first lien on said Lot. Mortgagees shall have the same voting rights as the owners of any Lot subject to such Mortgage. "Notice and Opportunity to be Heard" shall mean the procedure wherein the Board shall give written notice of the proposed action to all Owners, tenants or occupants of Homes whose interest would be significantly affected by the proposed action. The notice shall include a general statement of the proposed action and the date, time and place of the hearing, which shall be not less than five days from the date notice is delivered by the Board. At the hearing, the affected person shall have the right, personally or by a representative, to give testimony orally, in writing or both (as specified in the notice), subject to reasonable rules of procedure established by the Board to assure a prompt and orderly resolution of the issues. Such evidence shall be considered in making the decision but shall not bind the Board. The affected person shall be notified of the decision in the same manner in which notice of the meeting was given. "Owner" shall mean the owner of record, whether one or more persons or entities, of a fee simple title to any Lot and, except as may be otherwise expressly provided herein, shall, in the case of a Lot which has been sold pursuant to a real estate contract, include any person of record holding a vendee' s interest under such real estate contract, to the exclusion of the vendor thereunder. Any person or entity having such an interest merely as security for the performance of an obligation shall not be considered an owner. "Person" shall include natural persons, partnerships, corporations, associations and personal representatives. "Plat" shall mean the Shamrock Property Plat recorded at TBD, records of King County, Washington. 02/13/04 8:38 AM 50342785.02 - 5 - "Private Association Storm Drainage Easements" shall mean storm drainage easements benefiting all Lots, as shown on the Plat and referred to in Plat Restrictions 2, 5, 6, 7 and 8 of the Plat. "Private Joint Storm Drainage Easement" shall mean the storm drainage easement benefiting certain Lots, as shown on the Plat and referred to in Plat Restriction 14 of the Plat. "Private Joint Use Driveway Tracts" shall mean Tracts A, B, and C which provide access and utilities to certain benefited Lots, as shown on the Plat and referred to in Plat Restrictions 1, 2, and 3 of the Plat. "Property" shall mean that real property and improvements located within the City of Renton, County of King, State of Washington, commonly known as Shamrock, which was platted as Shamrock Plat and is more particularly described on Exhibit A attached hereto. "Structure" shall mean any building, fence, wall, pole, driveway, walkway, patio, swimming pool, or the like. "Transition Date" shall mean the earlier of the following: (i) the date on which the votes of the Class A members of the Association equal the votes of the Class B member or (ii) the seventh anniversary of the date of recording of this Declaration. Article 2. COMMON AREAS Section 2.1 Description of Common Areas. The Common Areas, as shown on the Plat, are comprised of the following: To be listed later · Section 2.2 Dedication of Common Areas. Declarant, by recording the Plat, dedicates, transfers and conveys the Common Areas to the Association. Section 2.3 Use of Common Areas. Each Owner shall have the right to use the Common Areas in common with all other Owners, subject to this Declaration, the Bylaws, any rules and regulations adopted by the Association, and the following: 2.3. l The Association may totally bar or restrict use of portions of the Common Areas where ordinary use could be dangerous, unreasonably increase Association costs, or be detrimental to the environment, or is inconsistent with its designation as a Sensitive Area on the Plat. 02/13/04 8:38 AM 511342785.02 - 6 - 2.3.2 The Association shall have the right to suspend the voting rights by any Owner for any period during which any assessment against such Owner's Lot remains unpaid, and for a period not to exceed 60 days for any, and for each separate, infraction of the Association's published rules and regulations. 2.3.3 The Association shall have the right to dedicate or transfer all or any portion of the Common Areas, including easements thereon, to any public agency, authority, or utility for such purposes and subject to such conditions as may be agreed to by the Members. No such dedication or transfer shall be effective unless two-thirds of each class of Members vote or consent in writing to such dedication or transfer. The instrument dedicating or transferring all or any portion of the Common Areas shall be executed by the president and secretary of the Association who shall certify that the requisite vote or consent has been obtained. Section 2.4 Sensitive Area. A certain portion of the Common Area (Tract ?) has a special designation on the Plat as a sensitive area tract. That tract may not be used for the disposition of yard clippings or other debris and is subject to any special use restrictions set forth on the Plat and to any supplemental rules or regulations adopted by the Association consistent with the Plat restrictions. Section 2.5 Drainage Tract. A certain portion of the Common Areas (Tract ?) has a special designation on the Plat as a drainage tract. Section 2.6 Private Association Storm Drainage Easements. Certain Lots are subject to Private Association Storm Drainage Easements, which benefit all Lots. The Association shall be responsible for maintenance of the Private Association Storm Drainage Easements. Section 2.7 Landscape, Monument Easement. To be listed later. Section 2.8 Private Joint Use Driveway Tracts. Tracts ? are Private Joint Use Driveway Tracts serving certain specified Lots. Declarant, by recording the Plat, dedicates and conveys an undivided interest in each Tract to the Owners of the Lots served by that Tract. The Association, at the request and cost of the Owners served by a particular Tract, shall be responsible for the maintenance of that Tract, as provided in Section 2.13. Section 2.9 Private Joint Storm Drainage Easement. Plat Restriction 14 establishes a Private Joint Storm Drainage Easement over Lots 36, 37 and 38 which benefits Lots 35, 36, and 37. Declarant, by recording the Plat, grants a storm drainage easements to the Owners of the Lots benefited. The Association, at the request and cost of the Owners served by a easement, shall be responsible for the maintenance of the storm drainage facilities within the easement, as provided in Section 2.13 02/13/048:38AM 5034Z785.02 - 7 - Section 2.10 Delegation of Use. Any Member may delegate, in accordance with such rules and regulations as the Association shall promulgate, his or her right of use and enjoyment of the Common Areas to family members, guests, and tenants of such Member. Each Owner shall be responsible for informing such Owner's family members, guests, tenants, and service personnel of the contents of this Declaration as well as any rules and regulations that may be adopted by the Association as they may relate to the use and enjoyment of the Common Areas. Each Owner shall be personally liable for any damage to any Common Areas or any other area maintained by the Association or to any other property of the Association, whether real or personal, caused by the Owner or the Owner's family member, guest, tenant, agent, workman, contractor or other licensee or invitee. The Association may have a lien upon the Owner's Lot for the amount of such damages as determined by the Board after Notice and Opportunity to be Heard. Section 2.11 Fencing. The Declarant has installed fencing along the perimeter of the north, south, and west property lines, within the recreation/drainage tract (Tract F) and along the guardrail adjacent to the sensitive area tract (Tract E). The Association shall have full responsibility for the maintenance, repair and replacement of such fencing. The Declarant has also installed split rail fencing, as required by the City, between the sensitive area tract and Lots 6, 7, 8, and 38. Mainten~nce, repair and replacement of that split rail shall be the responsibility of the Owner of the Lot on which or adjacent to which the fence is located. Section 2.12 Landscape Strip. The Association shall be responsible for maintenance of the landscape strip within the public right-of-way along 84th Avenue NE, west of the perimeter fencing, unless and until the City or other governmental agency has assumed the responsibility therefor. Section 2.13 Maintenance. The Association shall have full responsibility for the maintenance, repair, replacement and improvement of the Common Areas, and upon request of the Owners served by a Private Joint Use Driveway Tract or Private Joint Storm Drainage Easement as provided below, the Private Joint Use Driveway Tracts and Private Joint Storm Drainage Easement. All such areas and facilities shall be reasonably maintained for their intended use, subject to applicable governmental restrictions. The Association shall, upon the written request of a majority of the Owners of the Lots served by a Private Joint Use Driveway Tract or benefited by a Private Joint Storm Drainage Easement, perform such maintenance, repairs or reconstruction of the portion of the facilities within the tract or easement used in common as may be requested by the Owners. If one or more of the Owners served by a Private Joint Use Driveway Tract or benefited by a Private Joint Storm Drainage Easement, but less than a majority of those served or benefited, makes a written request to the Association to have maintenance, repairs or reconstruction of a portion of the facilities within the tract or easement used in common, the Board shall, after Notice and Opportunity to be Heard given to all of the Owners served by that tract or benefited by the easement, decide whether it is reasonably necessary for the maintenance, repair or reconstruction to be done. The cost of such maintenance, repairs or reconstruction shall be assessed equally against each 02/13/04 8:38 AM 50342785.02 - 8 - of the Lots served by the Private Joint Use Driveway Tract or benefited by the Private Joint Storm Drainage Easement. Street trees within the Property shall be maintained by the Association until the City or its successor has adopted a maintenance program. Article 3. HOMEOWNERS ASSOCIATION Section 3.1 Establishment. There is hereby created an association called the Shamrock Homeowners Association or such other name at Declarant shall determine (the "Association"). Section 3.2 Form of Association. The Association shall be a nonprofit corporation formed and operated under the laws of the State of Washington. Section 3.3 Articles and Bylaws. Declarant will adopt Articles of Incorporation and will propose to the initial Board of Directors the adoption of Bylaws to supplement this Declaration and to provide for the administration of the Association and the Property and for other purposes not inconsistent with this Declaration. In the event of any conflict between this Declaration and the Articles for such nonprofit corporation, the provisions of this Declaration shall prevail Bylaws for the administration of the Association and the Property, and to further the intent of this Declaration, shall be adopted or amended by the Owners at regular or special meetings; provided that the initial Bylaws shall be adopted by the Board of Directors. In the event of any conflict between this Declaration and any Bylaws, the provisions of this Declaration shall prevail. Section 3.4 Board of Directors. The Association shall be managed by a Board of Directors who are members of the Association. They shall be elected as set forth in the Articles of Incorporation and Bylaws of the Association. Section 3.5 Membership and Voting Rights. The Association shall have two classes of voting membership: 3.5.1 Class A Members shall be all Owners except the Declarant, and each Class A Member shall be entitled to one vote for each Lot owned, whether improved or not. When more than one Person holds an interest in any Lot, all such Persons shall be members. The vote for such Lot shall be exercised as the joint owners may decide among themselves, but in no event shall more than one vote be cast with respect to any Lot. 3.5.2 The Class B member shall be the Declarant who shall be entitled to three votes for each Lot owned by it. The Class B class of membership shall cease and be converted to Class A membership upon the occurrence of the earlier of the following events: (i) the votes of the Class A members equal the votes of the Class B member; or (ii) the seventh anniversary of the date on which this Declaration is recorded. 02/13/04 8:38 AM 50342785.02 - 9 - Section 3.6 Transfer of Membership. The membership in the Association of each Owner (including Declarant) shall be appurtenant to the Lot giving rise to such membership, and shall not be transferred in any way except upon the transfer of title to the Lot and then only to the transferee of title to the Lot. Any attempt to make a prohibited transfer shall be void. Any transfer of title to a Lot shall operate automatically to transfer the membership in the Association to the new Owner. Section 3. 7 Books and Records. The Board shall cause to be kept complete, detailed, and accurate books and records of the receipts and expenditures of the Association, in a form that complies with generally accepted accounting principles. The Board or a majority of the Owners may at any time require an annual audit prepared by an independent certified public accountant which shall be paid for by the Association. Section 3.8 Inspection of Association Documents, Books, and Records. The Association shall make available to Owners, Mortgagees, prospective purchasers and their prospective mortgagees, and the agents or attorneys of any of them, current copies of this Declaration, the Articles, the Bylaws, and other rules, books, records, and financial statements of the Association, and the most recent annual audited financial statement, if one is prepared. "Available" shall mean available for inspection upon request, during normal business hours or under other reasonable circumstances. The Association may require the requesting party to pay a reasonable charge to pay the cost of making the copies. Article 4. MANAGEMENT OF THE ASSOCIATION Section 4.1 Administration of the Property. The Members covenant and agree that the administration of the Property shall be in. accordance with the provisions of this Declaration and the Bylaws of the Association which are made a part hereof. Administrative power and authority shall be vested in the Board. Section 4.2 Authority and Duties of the Board. On behalf of and acting ·for the Association, the Board, for the benefit of the Property and the Members, shall have all powers and authority permitted to the Board under this Declaration including, but not limited to, the following: 4.2.1 Levy, collect, and enforce the collection of, assessments, as more particularly set forth in Article 7 hereof, to defray expenses attributable to carrying out the duties and functions of the Association hereunder. 4.2.2 Require any officer or employee of the Association handling or responsible for Association funds to furnish adequate fidelity insurance, the premiums for which shall be paid by the Association. 02/13/04 8:38 AM 50342785.02 -10- 4.2.3 Enter into agreements with one or more qualified persons to provide for the maintenance and repair of the Common Areas, Private Joint Use Driveway Tracts and Private Joint Storm Drainage Easement, the collection of assessments, the sending of all required notices to Owners, the operation of Association meetings, and other regular activities of the Association. 4.2.4 Contract and pay for any materials, supplies, labor or services which the Board should determine are necessary or proper for carrying out its powers and duties under this Declaration, including legal, accounting, management, security patrol or other services; however, if any materials, supplies, labor or services are provided for particular Lots, Private Joint Use Driveway Tracts or Private Joint Storm Drainage Easement, or their Owners, the cost thereof shall be specially charged to the Owners of such Lots, Tracts or easement. The Board may pay the Declarant a reasonable fee for any services it performs on behalf of the Association. 4.2.5 All checks, drafts, or other orders for the payment of money, notes, or other evidences of indebtedness in the name of the Association shall be signed by such officer or officers, agent or agents of the Association and in such manner as is from time to time determined by the Board. Section 4.3 Adoption of Rules and Regulations. When and to the extent it deems advisable, the Board may adopt reasonable rules and regulations governing the maintenance and use of the Common Areas and the Property and other matters of mutual concern to the Members, which rules and regulations are not inconsistent with this Declaration and the Bylaws and which treat all Members fairly and in a non-discriminatory manner. Section 4.4 Additional Powers of the Association. In addition to the duties and powers of the Association, as specified herein and elsewhere in this Declaration, but subject to the provisions of this Declaration, the Association, acting through its Board, shall have the power to do all other things which may be deemed reasonably necessary to carry out its duties and the purpose of this Declaration. Article 5. ARCHITECTURAL CONTROL Section 5.1 Construction and Exterior Alterations or Repairs. 5.1.1 All Structures (including, without limitation, concrete or masonry walls, rockeries, driveways, fences, hedges, swimming pools, if any, or other Structures) to be constructed, erected, placed or altered within the Property, all exterior alterations and repairs (including, but not limited to, re-roofing or repainting) of any Structures on the Property and visible from any street or other Lot, and any construction or alteration of landscaping on the 02/13/04 8:38 AM S0342785.02 -11- Property must be approved by the Board or an Architectural Control Committee (" ACC") composed of three or more representatives appointed by the Board; provided, that until completed Homes have been constructed on all of the Lots, Declarant shall act as the ACC. Complete plans and specifications of all such proposed buildings, structures, exterior alterations and repairs, or landscaping together with detailed plans showing the proposed location of the same on the particular building site and other data requested by the ACC shall be submitted to the ACC before construction, alteration or repair is begun. Construction, alteration or repair shall not be started until written approval thereof is given by the ACC. 5.1.2 The ACC will review submittals as to the quality of workmanship and materials planned and for conformity and harmony of the exterior design with proposed or existing structures on the Lots and, as to location of the building, with respect to topography, finish grade elevation and building setback restrictions and compliance with the Plat, in accordance with architectural guidelines to be adopted by the ACC. Depending upon the proposal, the plans may require additional review by engineers, architects, other design professionals and/or governmental agencies. 5.1.3 All plans and specifications submitted for approval by the ACC must be submitted in duplicate at least 30 days prior to the proposed construction or exterior alteration or repair starting date. In the event the ACC fails to approve or disapprove such design and location within 30 days after said plans and specifications have been submitted to it, the ACC will be deemed to have given its approval. Approval by the ACC does not preclude or replace any required governmental agency approval. 5.1.4 The maximum height of any building shall be established by the ACC as part of plan approval and shall be given in writing together with the approval. If the ACC has failed to disapprove such design and location within the 30 day limit, and such design and location is thereby deemed approved, the maximum height of any building shall be no greater than 30 feet and must also comply with local zoning, land use and building codes. 5.1.5 The ACC may require that all plans or specifications be prepared by an architect or a competent house designer approved by the ACC. One complete set of the plans and specifications shall in each case be delivered to and permanently left with the ACC. All buildings or structures shall be erected or constructed, and all exterior alterations or repairs made, by a contractor, house builder or other person or entity approved by the ACC. The ACC shall have the right to refuse to approve any design, plan or color for such improvements, construction or exterior, alteration or repair visible from a street or other Lot which is not suitable or desirable, in the ACC's opinion, and such refusal may be based entirely on aesthetic or other factors. 5.1.6 In evaluating any design, the ACC may consider the suitability of the proposed building or other structure, the material of which it is to be built, the exterior color scheme, the site upon which such buildings or structures are proposed to be built, the 02/13/04 8:38 AM S03427SS.02 -12 - harmony thereof with the surroundings, and the effect or impairment that such building or structure will have on the view or outlook of surrounding Lots, compliance with the Plat, and any and all other factors which, in the ACC' s opinion, shall affect the desirability or suitability of such proposed structure, building, improvements, or exterior alteration or repair. 5.1.7 The ACC shall have the right to disapprove the design or installation of a swimming pool or any other recreational structure or equipment deemed undesirable, in the ACC's reasonable opinion, based on aesthetic factors or otherwise. The ACC may consider the visual impact of the proposed structure or equipment and the noise . impact of the related activities upon all nearby Lots or Common Areas. Any enclosure or cover used in connection with such a recreational structure or equipment whether temporary, collapsible, or seasonal, shall be treated as a permanent structure for purposes of these covenants, and shall to be subject to all the conditions, restrictions, and requirements as set forth herein for all buildings and structures. 5.1.8 The ACC may require, at the Owner's expense, the trimming, topping or, if deemed necessary by the ACC, removal of any tree, hedge or shrub on the Owner's Lot which the ACC determines is reasonably blocking or interfering with the view or access to sunlight of another Lot or any Common Area. 5.1.9 Declarant (including any successor in interest to Declarant's status as Declarant) shall not be subject to the restrictions of this Section 5.1 as to any Lot owned by Declarant. 5.1.10 By majority vote, the ACC may adopt or amend architectural guidelines consistent with this Declaration for making its determinations hereunder. 5;1.11 No Structure shall be erected, altered, placed or permitted to remain on any Lot unless the Structure complies with the Plat and with applicable building codes. The ACC may require that the Owner furnish the ACC with evidence that all necessary permits have been obtained from the City for any work on a Lot for which ACC approval is required under this Section prior to commencement of the work. Section 5.2 Declarant Facilities. Notwithstanding any provts1on in this Declaration to the contrary, Declarant and its agents, employees and contractors shall be permitted to maintain during the period of sale of Lots or Homes upon such portion of the Property (other than Lots sold by Declarant) as Declarant may choose, such facilities as in the sole opinion of the Declarant may be reasonably required, convenient or incidental to the construction, sale or rental of Lots and Homes, including but not limited to a business office, storage area, signs, model units, sales office, construction office and parking areas for all prospective tenants or purchasers of Declarant. 02/13/04 8:38 AM 50342785.02 -13 - Article 6. USE AND MAINTENANCE OBLIGATIONS OF OWNERS Section 6.1 Home and Yard Maintenance. Except for such maintenance and repairs which are t'o be performed by the Association pursuant to the provisions of this Declaration, each Owner, at said Owner's cost and expense, shall promptly and continuously maintain, repair, replace and restore the Home and other Structures or improvements on the Owner's Lot in a good, clean, attractive, safe and sanitary condition and in full compliance with all applicable laws, the provisions of this Declaration, and any rules and regulations of the Association. If any Owner fails to maintain, repair, replace or restore the Owner's Home, other Structures located on the Lot, or the Owner's Lot, the Association may, after Notice and Opportunity to be Heard, at the Owner's cost and expense, maintain, repair, replace or restore such items or areas and the Owner shall pay or reimburse the Association on demand for all such costs and expenses. All trees, hedges, shrubs, and flowers shall be kept in an attractive, neat, trimmed and pruned condition. Owners shall not allow their Lots to become overgrown or unkempt so as to create a visual nuisance. Leaves, clippings, dead plants and other yard waste shall be placed in a compost pile or appropriate containers for disposal. Section 6.2 Restrictions on Storage. No Owner shall store or allow any occupant or tenant to store any trailers, boats, motor homes, recreational vehicles, motorcycles, or trucks over two tons (except those used by Declarant in connection with the development of the Property or construction of the Homes) or any disabled or inoperable motor vehicle on the Property unless any such vehicle is completely enclosed and hidden from view within a garage or within such other enclosure as may be approved in advance by the ACC. Violations of this Section shall subject such vehicles to impound, at the expense and risk of the owner thereof. Section 6.3 Roads and Sidewalks. The road and sidewalks located in Vineyard Crest shall be used exclusively for normal access, ingress and egress, and no obstructions shall be placed thereon or therein except by express written consent of the Board. The Board may adopt rules and regulations governing parking by Owners and their guests in Vineyard Crest. Section 6.4 Residential Use. All Lots and Structures located thereon shall be used, improved and devoted exclusively for residential purposes only, including: (i) sleeping, eating, food preparation for on-site consumption by occupants and guests, entertaining by occupants or personal guests, and similar activities commonly conducted within a residential dwelling (without regard to whether the Owner or occupant uses the Home as a primary or secondary personal residence, on an ownership, rental, lease or invitee basis) or such other reasonable ancillary purposes commonly associated with residential dwellings and otherwise in compliance with this Declaration and all applicable laws for residential dwellings; (ii) for use as a home office or for a home occupation not involving use by nomesident employees or regular visits by customers or clients; (iii) for the common sociai recreational or other 02/13/04 8 :38 AM S0342785.0Z -14 - reasonable uses normally incident to such purposes; and (iv) for purposes of operating the Association and managing the Property. Section 6.5 No Nuisances. No noxious or offensive conditions shall be permitted upon any Lot or improvement thereon, nor shall anything be done thereon which is or may become an annoyance or nuisance to other occupants on the Property. Section 6.6 Restriction on Further Subdivision. No Lot, or any portion of a Lot in the Property, shall be divided and sold or resold,· or ownership changed or transferred whereby the ownership of any portion of the Property shall be less than the area required for the use district in which the Property is located; provided, the foregoing shall not prohibit deeds of correction, deeds to resolve boundary disputes and similar corrective instruments. Section 6. 7 Garbage and Trash Removal. No Lot, Private Joint Use Driveway Tract, or Common Area shall be used as a dumping ground for rubbish, trash, garbage, litter, junk and other debris. All garbage, trash and yard waste shall be placed in appropriate sanitary containers for regular disposal or recycling. Each Owner shall be responsible for the prompt and regular disposal of all of garbage, trash, junk and yard waste from the Owner's Lot. All containers for garbage, trash and yard waste may be placed in public view only on the designated collection day. Section 6.8 Animal Restrictions. No insects, reptiles, poultry or animals of any kind shall be raised, bred or kept in or on any Home or Lot, or on any Private Joint Use Driveway Tract, or on any Common Area, except that domesticated dogs, cats or other usual household pets (hereinafter referred to as "pets") not exceeding in aggregate two per Home may be kept on the Lots subject to rules and regulations adopted by the Board. No dog houses, kennels, dog runs or the like may be kept or maintained on any Lot or on the outside of any Home. All pets when outside a Home shall be maintained on an adequate leash or other means of physically controlling the pet, by a person capable of controlling the pet at all times or by a suitable invisible electronic confinement system not dangerous to humans. Pets shall not be allowed to leave excrement on any Lot or on any portion of the Common Areas or Private Joint Use Driveway Tracts. Any Owner whose pet violates these provisions or who causes any unreasonable noise or damage to persons or property shall be liable to all such harmed Owners and their families, guests, and invitees. The Board may, after Notice and Opportunity to be Heard, require the removal of any pet which the Board finds is disturbing other Owners unreasonably, and may exercise this authority for specific pets even though other pets are permitted to remain. Section 6.9 Signs. No signs shall be displayed to public view on any Lot except (i) one professionally created sign of not more than one square foot displaying the resident's name; (ii) one sign of not more than five square feet advertising the Lot for sale or rent, (iii) signs used by Declarant or other home builders to advertise Lots or Homes for sale, or (iv) the permanent entry signs for Vineyard Crest. 02/13/04 8:38 AM 50341785.02 -15 - Section 6.10 Renting and Leasing. 6.10.1 With respect to the leasing, renting, or creation of any kind of tenancy of a Home, the Owner ( except for a lender in possession of a Lot and improvements located thereon following a default in a first Mortgage, a foreclosure proceeding, or any deed of trust sale or other arrangement in lieu of a foreclosure) shall be prohibited from leasing or renting less than the entire Home, and for any term less than 30 days, and all leasing or rental agreements shall be in writing and be subject to this Declaration, the Articles and Bylaws, with a default of the tenant in complying with this Declaration, the Articles or Bylaws constituting a default under such lease or rental agreement. 6.10.2 If a Home is rented by its Owner, the Board may collect, and the tenant or lessee shall pay over to the Board, so much of the rent for such Home as is required to pay any amounts due the Association hereunder, plus interest and costs, if such amounts are in default over 30 days. The renter or lessee shall not have the right to contest payment over to the Board, and such payment will discharge the lessee's or renter's duty of payment to the Owner for rent to the extent such rent is paid to the Association, but will not discharge the liability of the Owner (and the Home under this Declaration for assessments and charges) or operate as an approval of the lease. The Board shall not exercise this power where a receiver has been appointed with respect to the Home or its Owner, or in derogation of any rights which a Mortgagee of such Home may have with respect to such rents. Other than as stated herein, there are no restrictions on the right of any Owner to lease or otherwise rent his Home. Section 6.11 Zoning Regulations. Zoning regulations, building regulations, environmental regulations and other similar governmental regulations applicable to the Property subject to this Declaration shall be observed. In the event of any conflict between any provision of such governmental regulations and restrictions of this Declaration, the more restrictive provisions shall apply. Section 6.12 Business Use. No business of any kind shall be conducted on any Lot with the exception of (i) the business of the Declarant in developing and selling Homes or Lots, and (ii) home occupations approved by the Board which do not involve employees, regular visits by customers or clients, create excess traffic, parking problems, noise, or otherwise violate this Declaration. Owners shall also comply with all of the requirements of the appropriate local government concerning the operation of such home occupations. No business materials, supplies or equipment shall be stored on any Lot within the view of another Lot, except for items relating to an improvement which is under construction in conformance with this Declaration. Section 6.13 Temporary Residence. No outbuilding, tent, shack, garage, trailer, shed or temporary building of any kind shall be used as a residence either temporarily or 02/13/04 8:38 AM 50342785.02 -16 - permanently, except for trailers used by Declarant, builders, or contractors during the construction period. Section 6.14 Satellite Dishes. Except as approved by the ACC, no antenna, satellite dish or similar equipment shall be affixed to the exterior any Structure or otherwise placed on any Lot. The ACC may regulate the location and screening of any antenna, satellite dish or similar equipment which the Owner may have a right to install on the Owner's Lot pursuant to the federal law. Section 6.15 Governmental and Plat Requirements. All Structures and other Lot improvements shall comply with the Plat and all applicable governmental requirements including, without limitation, minimum setback requirements. Section 6.16 Oil and Mining Operations. No oil drilling, oil development operations, oil refining, quarrying or mining operations of any kind shall be permitted upon or in any Lot, nor shall oil wells, tanks, tunnels, mineral excavations or shafts be permitted upon or in any Lot. No derrick or other structure designed for use in boring for oil or natural gas shall be erected, maintained or permitted upon any Lot. Section 6.17 Use and Disposal of Hazardous Substances. The Owner of each Lot shall comply with all state, federal and local laws and regulations governing or in any way relating to the handling, storage, use, dumping, discharge or disposal of any hazardous substance or material. The owner of each Lot shall not dispose of or discharge any hazardous substance or materials on any Lot, Private Joint Use Driveway Tract, Common Area, public street or other area located within the Property. Section 6.18 Completion of Projects. Any Structures or improvements, including any repairs or replacement thereof, constructed on any Lot shall be completed as to external appearance, including finish painting, within six months from the commencement of construction except for reasons beyond the control of the Owner, in which case a longer period may be permitted by the ACC. This period may be extended by the ACC due to inclement weather. Section 6.19 Mailboxes. Each of the mailboxes and mailbox structures shall be placed in locations approved by the United States Postal Service. Owners may not damage or otherwise interfere with a mailbox structure. Section 6.20 Exterior Add-ons. No awnings, air conditioning units, or other projections shall be placed on or hang from the exterior surfaces of any Home unless they have been approved by the ACC. Notwithstanding the foregoing, basketball hoops may hang from exterior surfaces of a Home as long as the hoop is hidden from view from the road located within the Property. 02/13/04 8:38 AM S0342785.02 -17 - Section 6.21 Outdoor Fires. Outdoor barbecues may be used for cooking on the Lots when permitted by law. Reasonable and adequate precautions against fires must be taken. Excessive smoke or soot accumulation from fires shall not be allowed. No other outdoor fires shall be permitted on the Property, except for fires by Declarant or contractors for burning construction wastes where all necessary government permits have been obtained. Section 6.22 Screened Service Areas. Unsightly items must be hidden from view within a Home or garage or within a fenced or screened area where they will not be seen from any Lot or road. Unsightly items shall include, but shall not be limited to, garbage and trash, clothes lines, bicycles, recreational gear, outdo.or maintenance equipment, firewood and ladders. The design and materials used for any fenced or screened area shall be consistent with the general appearance of the Home and must receive prior approval from the ACC. Section 6.23 Damage and Repair of Property. Upon any Substantial Damage (as defined below) to any Home or Lot, the Owner shall promptly restore and Repair (as defined below) the Home to substantially the same size and design as the original Home. The prior written consent or vote of the Board and a vote of 67% of the total votes entitled to be cast by the Owners of the Lots is required to rebuild in accordance with a plan that is different from the original plan as it may have been modified by alterations approved by the Board. As used in this Section, Substantial Damage shall mean that in the judgment of a majority of the Board the estimated damage for the Home exceeds ten percent of the full, fair market value of the Home before the damage occurred, as determined by the then current assessment for the purpose of real estate taxation. · Article 7. ASSESSMENTS Section 7.1 Creation of the Lien and Personal Obligation of Assessments. Each Owner of a Lot by acceptance of a deed therefor, whether or not it shall be so expressed in such deed, is deemed to covenant and agree to pay to the Association any assessment duly levied by the Association as provided in this Declaration. Such assessments, together with interest, costs, late charges and reasonable attorneys fees, shall also be a charge on the land and shall be a continuing lien upon the Lot against which each such assessment is made. Each such assessment, together with interest, costs, late charges and reasonable attorneys' fees, shall also be the personal obligation of the person who was the Owner of such Lot at the time when the assessment fell due. The personal obligation for delinquent assessments shall not pass to his successor title unless the lien for such delinquent assessments had been properly recorded prior to title transfer or unless expressly assumed by that party. When ownership of a Lot changes, assessments payable in installments which have been established for the current fiscal year shall be prorated between the Buyer and Seller based on a 365 day year. 02/13/04 8:38 AM S0342785.02 -18 - Section 7.2 Liability for Assessments. Any assessments which may be levied from time to time pursuant to the authority of the Board shall be established in accordance with this Article 7, except for assessments levied against an Owner for the purpose of paying or reimbursing the Association for costs incurred or to be incurred in connection with· performing requested maintenance, repairs or reconstruction of facilities within the Private Joint Use Driveway Tracts or Private Joint Storm Drainage Easement or for the purpose of paying or reimbursing the Association for costs incurred or to be incurred in connection with bringing an Owner's Lot into compliance with the provisions of this Declaration. Declarant shall not be obligated to pay any assessment levied against any Lots owned by it unless a Home has been constructed on the Lot and the Home is occupied. No Owner may exempt himself or herself from liability for his assessments by abandoning the Owner's Lot. Section 7.3 Association Budget. The Association shall prepare, or cause the preparation of, an operating budget for the Association at least annually, in accordance with generally accepted accounting principles. The operating budget shall set forth sums required by the Association, as estimated by the Board, to meet its annual costs and expenses. Assessments on each Lot shall commence upon a date specified by the Declarant by notice to the Association or the Owners. The members of the Association who are obligated to pay assessments based on a particular budget may reject said budget at a special meeting of the Association by a vote of 51 % of the votes of each class of Members. Until assessments have commenced, the Declarant shall pay the actual expenses of the Association. Section 7.4 Levy of General Assessment. In order to meet the costs and expenses projected in its operating budget, the Board shall determine and levy on every Owner a general assessment. The Association's operating budget shall be divided by the number of Lots to determine the amount of one assessment unit. Except as provided in Section 7.3 with respect to unoccupied Lots owned by the Declarant, each Owner's general assessment shall be calculated by multiplying the number of Lots owned by the Owner by one assessment unit. Section 7.5 Amount of General Assessment. The Board shall make reasonable efforts to determine the amount of the general assessment payable by each Owner for an assessment period at least 30 days in advance of beginning of such period. Notice of the general assessment shall thereupon be sent to each Owner subject to assessment; provided, however, that failure to notify an Owner of the amount of an assessment shall not render such assessment void or invalid. Any failure by the Board, before the expiration of any assessment period, to fix the amount of the general assessment hereunder for the next period, shall not be deemed a waiver or modification in any respect of the provisions of this Article or a release of any Owner from the obligation to pay the general assessment, or any installment thereof, for that or any subsequent assessment period. Section 7.6 Assessment Period. The general assessment fixed for the preceding period shall continue until a new assessment is fixed. Upon any revision by the Association of the operating budget during the assessment period for which each budget was prepared, the 02/13/04 8:38 AM S034278S.02 -19 - Board shall, if necessary, revise the general assessment levied against the Owners. and give notice of the same in the same manner as the initial levy of a general assessment for the assessment period. Section 7.7 Special Assessments. In addition to the general assessments authorized by this Article, the Association may levy an assessment or assessments at any time against all Lot Owners, applicable to that year only, for the purpose of defraying, in whole or in part, the cost of any construction or reconstruction, inordinate repair, or replacement of a Common Area, or for such other purposes as the Association may consider appropriate; provided, however, that any such assessment must have the prior favorable vote of a majority of each class of Members. The amount of each Owner's special assessment for any year shall be calculated like the general assessment, except that the total special assessment shall be substituted for the operating budget amount and shall be payable in one or more installments, as determined by the Board. In addition, costs of the Association incurred pursuant to Section 2.13 for maintenance, repair or reconstruction of facilities shared in common within any Private Joint Use Driveway Tract or Private Joint Storm Drainage Easement shall be a special assessment against the Owners served by that. Tract or benefited by that easement payable in one or more installments, as determined by the Board; and costs incurred by the Association for work done on the Owner's Lot pursuant to Section 6.1 shall be a special assessment against the Owner of that Lot. Special assessments may be levied either before or after the work is done, in the discretion of the Board. Section 7.8 Manner and Time of Payment. Assessments shall be payable in such reasonable manner as the Board shall designate. Any assessment or installment thereof which remains unpaid for at least 15 days after the due date to thereof shall bear interest at the rate of 12% per annum, and the Board may also assess a late charge in an amount not exceeding 25% of any unpaid assessment which has been delinquent for more than 15 days. Section 7.9 Accounts. Any assessments collected by the Association shall be deposited in one or more Federally insured institutional depository accounts established by the Board. The Board shall have exclusive control of such accounts and shall maintain accurate records thereof. No withdrawal shall be made from said accounts except to pay for charges and expenses authorized by this Declaration. . Section 7.10 Lien. In the event any assessment or installment thereof remains delinquent for more than 30 days, the Board may, upon 15 days' prior written notice to the Owner of such Lot of the existence of the default, accelerate and demand immediate payment of the entire assessment. The amount of any assessment assessed or charged to any Lot plus interest, costs, late charges and reasonable attorneys' fees, shall be a lien upon such Lot. A notice of assessment may be recorded in the office where real estate conveyances are recorded for the county in which this property is located. Such notice of assessment may be filed at any time at least 15 days following delivery of the notice of default referred to above in this Section. The lien for payment of such assessment and charges shall have priority over all 02/13/04 8:38 AM 50342785.02 -20- other liens and encumbrances, recorded or unrecorded, limited as provided in Section 9.1. Suit to recover a money judgment for unpaid assessments or charges shall be maintainable without foreclosure or waiver of the lien securing the same. Said liens may be foreclosed as a mortgage. Section 7.11 Waiver of Homestead. Each Owner hereby waives, to the extent of any liens created pursuant to this Article, the benefit of any homestead or exemption law in effect at the time any assessment or installment thereof become delinquent or any lien is imposed pursuant to the terms hereof. Section 7.12 Records and Financial Statements. The Board shall prepare or cause to be prepared for any fiscal year in which the Association levies or collects any assessments, a balance sheet and an operating (income/expense) statement for the Association which shall include a schedule of delinquent assessments identified by the number of the Lot and the name of the Lot Owner; provided, however, such documents need not be prepared by a certified public accountant unless requested by the Board or a majority of the Owners. The Board shall cause detailed and accurate records of the receipts and expenditures of the Association to be kept specifying and itemizing the maintenance, operating, and any other expense incurred. Such records, copies of this Declaration, the Articles and the Bylaws, and any resolutions authorizing expenditures of Association funds shall be available for examination by any Owner at convenient weekday hours. Section 7.13 Certificate of Assessment. A certificate executed and acknowledged by the treasurer or the president of the Board (or an authorized agent thereof, if neither the president nor treasurer is available) stating the indebtedness for assessment and charges or lack thereof secured by the assessments upon any Lot shall be conclusive upon the Association as to the amount of such indebtedness on the date of the certificate, in favor of all persons who rely thereon in good faith. Such a certificate shall be furnished to any Owner or any Mortgagee of a Lot within a reasonable time after request, in recordable form, at a reasonable fee. Unless otherwise prohibited by law, any Mortgagee holding a lien on a Lot may pay any unpaid assessments or charges with respect to such Lot, and, upon such payment, shall have a lien on such Lot for the amounts paid of the same priority as its lien. Section 7.14 Foreclosure of Assessment Lien; Attorneys Fees and Costs. The Board ( or authorized agent), on behalf the Association, may initiate an action to foreclose the lien of, or collect any assessment. In any action to foreclosure the lien of, or otherwise collect delinquent assessments or charges, any judgment rendered in favor of the Association shall include a reasonable sum for attorneys' fees and all costs and expenses reasonably incurred in preparation for or in the prosecution of said action, in addition to all costs permitted by law. Said liens may be foreclosed as a mortgage. Section 7.15 Curing of Default. The Board shall prepare and record a satisfaction and release of the lien for which a notice of assessment has been filed and recorded in 02/13/04 8:38 AM SCB42785.02 -21- accordance with this Article upon timely payment or other satisfaction of all delinquent assessments set forth in the notice and all other assessments which have become due and payable following the date of such recordation with respect to the Lot to which such notice of assessment was recorded, together with all costs, late charges and interest which have accrued thereon. A fee of twenty-five dollars ($25.00) or such other amount as may from time to time be set by the Board covering the cost of preparation and recordation shall be paid to the Association prior to such action. The satisfaction and release of the lien created by the notice of assessment shall be executed by the president or treasurer of the Association or by any authorized representative of the Board. For the purpose of this paragraph, the term "costs" shall include costs and expenses actually incurred or expended by the Association in connection with the cost of preparation and recordation of the notice of assessment and any efforts to collect the delinquent assessments, including a reasonable sum for attorneys' fees and costs. Section 7 .16 Delinquent Assessment Deposit; Working Capital. 7.16.1 A Lot Owner may be required by the Board, from time to time, to make and maintain a deposit up to three months' estimated monthly assessments, which may be collected as are other assessments and charges. Such deposit shall be held in a separate fund, be credited to the Lot owned by such Owner, and be for the purpose of establishing a reserve for delinquent assessments. 7.16.2 Resort may be had thereto at any time when such owner is ten days or more delinquent in paying his or her monthly or other assessments and charges. Said deposits shall not be considered as advance payments of regular assessments. In the event the Board should draw upon said deposit as a result of a Lot Owner's delinquency in payment of any assessments, the Owner shall continue to be responsible for the immediate and full payment of said delinquent Assessment ( and all penalties and costs thereon) and thus the full restoration of said deposit, and the Board shall continue to have all of the rights and remedies for enforcing such assessment payment and deposit restoration as provided by this Declaration and by law. 7.16.3 Upon the sale of a Lot, the seller/Owner thereof shall not be entitled to a refund from the Association of any deposit or reserve account made or maintained with respect to such Lot pursuant to this or any other section of this Declaration; rather, any such deposit or reserve account shall continue to .be held by the Association for the credit of such Lot, and the seller/Owner shall be responsible for obtaining from the purchaser appropriate compensation therefor. 7.16.4 The first purchaser of any Lot shall pay to the Association, in addition to other amounts due, an amount equal to three months of monthly assessments as an initial contribution to the Association's working capital. Such working capital contributions shall not be used to defray Declarant's expenses in completing the construction or 02/13/04 8:38 AM S0342785.02 -22- development of the Property, to pay Declarant's contributions to Association reserves or to make up any deficits in the budget of the Association. Article 8. COMPLIANCE AND ENFORCEMENT Section 8.1 Enforcement. 8.1.1 Each Member, Board member and the Association shall comply strictly with the provisions of this Declaration and with the Bylaws and administrative rules and regulations adopted by the Association (as the same may be lawfully amended from time to time). Failure to comply shall result in a claim for damages or injunctive relief, or both, by the Board (acting through its officers on behalf of the Association and the Owners) or by the aggrieved Owner on his own, against the party (including an Owner or the Association) failing to comply. 8.1.2 In any action or arbitration to enforce the provisions of Section 8.1 or any other provision of this Declaration, the Articles or the Bylaws, the prevailing party in such action or arbitration shall be entitled to an award for reasonable attorneys' fees and all costs and expenses reasonably incurred in preparation for prosecution of said action or arbitration, in addition to all costs permitted by law. Section 8.2 No Waiver of Strict Performance. The failure of the Board or Declarant, as applicable, in any one or more instances to insist upon or enforce the strict performance of any of the terms, covenants, conditions or restrictions of this Declaration, or of any Bylaws or administrative rules or regulations, shall not be construed as a waiver or a relinquishment for the future of such term, covenant, condition or restriction, but such term, covenant, condition or restriction shall remain in full force and effect. No waiver by the Board of any provision hereof shall be deemed to have been made unless expressed in writing and signed by the Board. Section 8.3 Arbitration. Any dispute between the Owners, between an Owner and the Board or the Association or between an Owner, the Board or the Association and Declarant shall be determined by arbitration in the King County, Washington, under the American Arbitration Association (AAA) Commercial Arbitration Rules with Expedited Procedures in effect on the date hereof, as modified by this Declaration. There shall be one arbitrator selected by the parties within seven days of the arbitration demand or, if not, then selected pursuant to the AAA Rules. The arbitrator shall be an attorney with at least five years owners association, subdivision or real estate law experience. Any issue about whether a claim must be arbitrated pursuant to this Declaration shall be determined by the arbitrator. At the request of either party made not later than 45 days after the arbitration demand, the parties agree to submit the dispute to nonbinding mediation which shall not delay the arbitration hearing date. There shall be no substantive motions or discovery, except the 02/13/04 8:38 AM 50342785.02 -23 - arbitrator shall authorize such discovery as may be necessary to ensure a fair hearing, which shall be held within 90 days of the demand and concluded within two days. These time limits are not jurisdictional The arbitrator shall apply substantive law and may award injunctive relief or any other remedy available from a judge including attorney fees and costs to the prevailing party, but the arbitrator shall not have the power to award punitive damages. This arbitration provision shall not cover claims by the Association for collection of assessments; such claims shall be governed by Article 7. Section 8.4 Remedies Cumulative. Except for claims which must be arbitrated pursuant to Section 8.3 above, the remedies provided herein are cumulative, and the Board may pursue them concurrently, as well as any other remedies which may be available under law although not expressed herein. Article 9. LIMITATION OF LIABILITY Section 9.1 No Personal Liability. So long as a Board member, Association committee member, Association officer, or authorized agent(s) has acted in good faith, without willful or intentional misconduct, upon the basis of such information as may be possessed by such person, no person shall be personally liable to any Member, or other party including the Association, for any damage, loss or prejudice suffered or claimed on account of any act, omission, error, negligence ( except gross negligence), any discretionary decision or failure to make a discretionary decision, by such person in such person's official capacity; provided, however, that this Section shall not apply where the consequences of such act, omission, error or negligence are covered by insurance or bond obtained by the Board pursuant to Article 4 or Article 14 hereof. Section 9.2 Indemnification. Each Board member or Association committee member, or Association Officer, and their respective heirs and successors, shall be indemnified by the Association against all expenses and liabilities, including attorneys' fees, reasonably incurred by or imposed in connection with any proceeding to which he or she may be party, or in which he or she may become involved, by reason of being or having held such position at the time such expenses or liabilities are incurred, except in such cases wherein such person is adjudged guilty of intentional misconduct, or gross negligence or a knowing violation of law in the performance of his or her duties, and except in such cases where such person has participated in a transaction from which said person will personally receive a benefit in money, property, or services to which said person is not legally entitled; provided, however, that in the event of a settlement, indemnification shall apply only when the Board approves such settlement and reimbursement as being in the best interests of the Association. Nothing contained in this Section 9.2 shall, however, be deemed to obligate the Association to indemnify any Member who is or has been a Board member or officer of the Association with respect to any duties or obligations assumed or liabilities incurred by him or her under and by virtue of the Declaration as a Member or Owner of a Lot. 02/13/04 8:38 AM 50342785.02 -24- Article 10. MORTGAGEE PROTECTION Section 10.1 Priority of Mortgages. Notwithstanding all other provisions hereof, the liens created under this Declaration upon any Lot for assessments shall be subject to tax liens on the Lot in favor of any assessing and/or special district and be subject to the rights of the secured party in the case of any indebtedness secured by first lien mortgages or deeds of trust which were made in good faith and for value upon the Lot. A mortgagee of a Lot, or other purchaser of a Lot, who obtains possession of a Lot as a result of foreclosure or deed in lieu thereof will be liable for any assessment accruing after such possession. Such unpaid share of common expenses or assessments shall be deemed to be common expenses collectible from all of the Lot Owners including such possessor, his successor and assigns. For the purpose of this Article, the terms "mortgage" and "mortgagee" shall not mean a real estate contract (or the vendor thereunder), or a mortgage or deed of trust (or mortgagee or beneficiary thereunder) securing a deferred purchase price balance owed with respect to a sale by an individual Lot Owner other than Declarant. Section 10.2 Effect of Declaration Amendments. No amendment of this Declaration shall be effective to modify, change or limit or alter the rights expressly conferred upon mortgagees in this instrument with respect to any unsatisfied mortgage duly recorded unless the amendment shall be consented to in writing by the holder of such mortgage. Any provision of this Article conferring rights upon mortgagees which is inconsistent with any other provision of this Declaration shall control over such other inconsistent provisions. Section 10.3 Rights of Lien Holders. A breach of any of the provisions, conditions, restrictions, covenants, easements or reservations herein contained shall not affect or impair the lien or charge of any bona fide mortgage made in good faith for value on any Lots; provided, however, that any subsequent owner · of the Lot shall be bound by these prov1s10ns whether such owner's title was acquired by foreclosure or trustee's sale or otherwise. Section 10.4 Copies of Notices. If the first mortgagee of any Lot has so requested of the Association in writing, the Association shall give written notice to such first mortgagee that an Owner/mortgagor of a Lot has for more than 60 days failed to meet any obligation under this Declaration. Any first mortgagee shall, upon written request, also be entitled to receive written notice of all meetings of the Association and be permitted to designate a representative to attend such meetings. Section 10.5 Furnishing of Documents. The Association shall make available to prospective purchasers, mortgagees, insurers, and guarantors, at their request, current copies of the Declaration, Bylaws, and other rules governing the Property, and the most recent balance sheet and income/expense statement for the Association, if any has been prepared. 02/13/04 8:38 AM 50342785.02 -25 - Article 11. EASEMENTS AND SPECIAL TRACTS · Section 11.1 Association Functions. There is hereby reserved to Declarant and the Association or their duly authorized agents and representatives such easements as are necessary to perform the duties and obligations of the Association as are set forth in the Declaration, or in the Bylaws, and rules and regulations adopted by the Association. Section 11.2 Utility Easements. Various easements are reserved on the Lots, as provided by the Plat and applicable laws, ordinances and other governmental rule and regulations for utility installation and maintenance, including but not limited to, underground electric power, telephone, cable television, water, sewer, gas and drainage and accessory equipment, together with the right to enter upon the Lots at all times for said purposes. Within these easements, no structure, planting, or other material shall be placed or permitted to remain that may damage, interfere with the installation and maintenance of utilities, that may change the direction of flow of drainage channels in the easements, or that may obstruct or retard the flow of water through drainage channels in the easements. The easement area of each Lot, and all improvements thereon, shall be maintained continuously by the Owner of each Lot benefited, except for those improvements for which a public authority or utility company or which Association is responsible, as provided on the Plat or in this Declaration. The Owner shall maintain the portion of any utility on the Owner's Lot that serves only the Owner's Lot to the point of connection to the portion of the system that serves more than one Lot. The Association shall have an easement for the maintenance, repair and replacement of the portion of the private storm drainage system which serves more than one Lot up to the point of connection to the public drainage system. Section 11.3 Entry by Security Patrol. If the Board contracts for security patrol service, said service, and its employees, shall in have the right to enter onto any of the Lots, Private Joint Use Driveway Tracts, and Common Areas in order to carry out their duties under such security patrol agreement; provided, however, that, said patrol service can enter a Lot only if it is either (i) doing so with reasonable cause, or (ii) acting with the consent of the Owner or tenant of such Lot. Article 12. ABANDONMENT OF SUBDIVISION STATUS Section 12.1 Duration of Covenants. The covenants contained herein shall run with and bind the land and be perpetual, unless modified by an instrument executed in accordance with Article 13. Section 12.2 Abandonment at Subdivision Status. The Association shall not, without the prior written approval of the governmental entity having jurisdiction over the 02/13/04 8:38 AM 50342785.02 -26- Property and without prior written approval of 100% of all first Mortgagees and Owners (other than the sponsor, developer or builder) of record, seek by act or omission to abandon or terminate the subdivision , status of the Property as approved by the governmental entity having appropriate jurisdiction over the Property. Article 13. AMENDMENT OF DECLARATION OR PIAT MAP Section 13.1 Declaration Amendment. Amendments to this Declaration shall be made by an instrument in writing entitled "Amendment to Declaration" which sets forth the entire amendment. Until the Transition Date, this Declaration may be amended by an instrument approved and executed by Deciarant and approved by the 67% of each class of member in the Association. Thereafter, amendments must be approved by Owners, including Declarant, having over 67% of the votes in the Association. The members' approval may be obtained by a special vote of the members at a meeting of the Association, or the written consent of the requisite percentage of members. The amendment shall be executed by the president and secretary of the Association who shall certify that the requisite vote or consent has been obtained. Notwithstanding any of the foregoing, the prior written approval of 51 % of all Mortgagees who have requested from the Association notification of amendments shall be required for any material amendment to the Declaration or the Bylaws of any of the following: voting rights; assessments, assessment liens, and subordination of such liens; reserves for maintenance, repair, and replacement of Common Areas; insurance or fidelity insurance; responsibility for maintenance and repair; the boundaries of any Lot; convertibility of Lots into Common Areas or of Common Areas into Lots; leasing of Lots other than set forth herein; imposition of any restrictions on the right of an Owner to sell or transfer his Lot; a decision by the Association to establish self-management when professional management has been required previously by the Mortgagees; or any provisions which are for the express benefit of Mortgagees or eligible insurers or guarantors of first Mortgages. It is specifically covenanted and understood that any amendment to this Declaration properly adopted will be completely effective to amend any or all of the covenants, conditions and restrictions contained herein which may be affected and any or all clauses of this Declaration unless otherwise specifically provided in the section being amended or the amendment itself. Section 13.2 Plat. Except as otherwise provided herein, the Plat may be amended by revised versions or revised portions thereof referred to and described as to affect an amendment to the Declaration adopted as provided for in Section 13.1. Copies of any such proposed amendment to the Plat shall be made available for the examination of every Owner. Such an amendment to the Plat shall be effective, once properly adopted, upon having received any governmental approval required by law and recordation in the appropriate city or county offices in conjunction with the Declaration amendment. Section 13.3 Amendments to Conform to Construction. Declarant, upon Declarant's sole signature, and as an attorney-in-fact for all Lot Owners with irrevocable 02/13/04 8:38 AM 50342785.0? -27- power coupled with an interest, may at any time, until all Lots have been sold by Declarant, file an amendment to the Declaration and to the Plat to conform data depicted therein to improvements as actually constructed and to establish, vacate and relocate easements. Article 14. INSURANCE Section 14.1 Association Insurance. The Board shall cause the Association to purchase and maintain at all times as a common expense a policy or policies necessary to provide comprehensive liability insurance; fidelity insurance; worker's compensation insurance to the extent required by applicable laws; insurance against loss of personal property of the Association by fire, theft, or other causes with such deductible provisions as the Board deems advisable; and such other insurance as the Board deems advisable. The Board may also, in its sole discretion, cause the Association to purchase and maintain insurance, if available, for the protection of the Association's directors, officers, and representatives from personal liability in the management of the Association's affairs. The Board shall review at least annually the adequacy of the Association's insurance coverage. All insurance shall be obtained from insurance carriers that are generally acceptable for similar projects and licensed to do business in the state of Washington. All such insurance policies and fidelity bonds shall provide that coverage may not be cancelled or substantially modified (including cancellation for nonpayment of premium) without at least 30 days' prior written notice to any and all insureds named therein, including Owners, holders of mortgages, and designated servicers of mortgagees. Section 14.2 Owners' Insurance. 14.2.1 All Owners shall obtain and maintain property insurance, liability insurance, and such other insurance as the Board deems advisable. All insurance shall be obtained from insurance carriers that are generally acceptable for similar residential properties and authorized to do business in the state of Washington. All such insurance policies shall provide that coverage may not be cancelled or substantially modified (including cancellation for nonpayment of premium) without at least 30 days' prior written notice to the Association. All Owners shall provide the Association with proof of insurance upon the request of the Association. 14.2.2 The property insurance maintained by each Owner shall, at the minimum, provide all risk or special cause of loss coverage in an amount equal to the full replacement cost of each Home and all fixtures and improvements located thereon, with such reasonable deductibles and exclusions from coverage as the Board may from time to time approve or by rule or regulation establish. 14.2.3 The liability insurance coverage maintained by each Owner shall cover liability of the insureds for property damage and bodily injury and death of persons 02/13/04 8:38 AM 50342785.02 -28 - arising out of the operation, maintenance, and use of the Lot and such other risks as are customarily covered for similar residential properties with a limit of liability of at least $300,000. 14.2.4 Any portion of the Home or Lot for which insurance is required under this Article which is damaged or destroyed shall be repaired or replaced promptly by the Owner pursuant to Section 6.23 unless the subdivision is terminated or repair or replacement would be illegal under any state or local health or safety statute or ordinance. Article 15. MISCELLANEOUS Section 15.1 Notices. 15.1.1 Any written notice or other documents as required by this Declaration, may be delivered personally or by certified mail. If by mail, such notice, unless expressly provided for herein to the contrary with regard to the type of notice being given, shall be deemed to have been delivered and received 48 hours after a copy thereof has been deposited in the United States mail, postage prepaid, addressed as follows: 15.1.1.1 If to a Member, other than Declarant: to the mailing address of such Member maintained by the Association, pursuant to the Bylaws. 15.1.1.2 If to Declarant, whether in its capacity as a Member, or in any other capacity, the following address (unless Declarant shall have advised the Board in writing of some other address): Shamrock Highlands, LLC 9720 NE 120th Place, Suite 100 Kirkland, Washington 98034 15.1.1.3 Prior to the organization of the Association, notices to the Association shall be addressed as set forth above. Thereafter, notices to the Association shall be addressed to the official mailing address furnished by written notice from the Association. In addition, from and after the organizational meeting, notice of the address of the Association shall be given by the Board to each Owner, within a reasonable time after the Board has received actual notice of such Owner's purchase of a Lot. Section 15.2 Conveyance: Notice Required. The right of an Owner to sell, transfer, or otherwise convey his or her Lot shall not be subject to any right of approval, disapproval, first refusal, or similar restriction by the Association or the Board, or anyone acting on their behalf. If a Lot is being sold, the Board shall have the right to notify the purchaser, the title insurance company, and the closing agent of the amount of unpaid 02/13/04 8:38 AM 50342785.02 -29 - assessments and charges outstanding against the Lot, whether or not such information is requested. Section 15.3 Successors and Assigns. This Declaration shall be binding upon and shall inure to the benefit of the heirs, personal representatives, successors and assigns of Declarant, and the heirs, personal representatives, grantees, lessees, sublessees and assignees of the Member. Section 15.4 Joint and Several Liability. In the case of joint ownership of a Lot, the liability of each of the Owners thereof in connection with the liabilities and obligations of Owners, set forth in or imposed by this Declaration, shall be joint and several. Section 15.5 Mortgagee's Acceptance. 15.5.1 This Declaration shall not initially be binding upon any Mortgagee of record at the time of recording of said Declaration but rather shall be subject and subordinate to said Mortgagee's Mortgage. 15.5.2 Declarant shall not consummate the conveyance of title of any Lot until the Mortgagee of the Lot shall have accepted the provisions of this Declaration and made appropriate arrangements for partial release of the Lot from the lien of the Mortgage. The issuance and recording of the first such partial release by said Mortgagee shall constitute its acceptance of the provisions of this Declaration and the status of the Lots remaining subject to its Mortgage as well as its acknowledgment that such appropriate arrangements for partial release of Lots has been made; provided, that, except as to Lots so released, said Mortgage shall remain in full force and effect as to the entire property. Section 15.6 Severability. The provisions hereof shall be deemed independent and severable, and the invalidity or partial invalidity or unenforceability of any one provision or portion thereof shall not affect the validity or enforceability of any other provision hereof. Section 15.7 Construction. The provisions of this Declaration shall be liberally construed to effectuate its purpose of creating a uniform plan for the operation and maintenance of the Property. Section 15.8 Captions. Captions given to the various articles and sections herein are for convenience only and are not intended to modify or affect the meaning of any of the substantive provisions hereof. Section 15.9 Effective Date. The Declaration shall take effect upon recording. IN WITNESS WHEREOF, Declarant has executed this Declaration on the day and year first herein above written. 02/13/04 8:38 AM 50342785.0Z -30- . :· .. DECLARANT: 02/13/04 8:38 AM 50342785.02 Shamrock Highlands, LLC a Washington limited liability corporation BY~~~~~~~~~~~~~~~~ Eric H. Campbell -31- . \ STATE OF WASHINGTON ) ) ss. COUNTY OF KING ) I certify that I know or have satisfactory evidence that ERIC H. CAMPBELL is the person who appeared before me, and said person acknowledged that said person signed this instrument, on oath stated that said person was authorized to execute the instrument and acknowledged it as a member of SHAMROCK HIGHLANDS, a limited liability corporation, to be the free and voluntary act of such corporation for the uses and purposes mentioned in the instrument. Dated this __ day of ________ _, 2004. 02/13/04 8:38 AM 50342785.02 (Signature of Notary) (Legibly Print or Stamp Name of Notary) Notary public in and for the state of Washington, residing at-------------- 1\,fy appointment exprres _~~~~~~~~ -32- , 02/13/04 8:38 AM 50342785.02 \ EXHIBIT A Legal Description of the Property [J LI [I ,. . . ' .. ·._ .· f '\,. .·.· .. . 1[)~f~ ~ I I I I I I I I I I I I I I I I I I I Shamrock City of Renton, Washington Preliminary Storm Drainage Report Revise: 11/11/03 Job# 01-159 Revision Date(s) · Prepared By: Ben Rutkowski Reviewed By: Rebecca Cushman, P.E. m]m@~aw~roi NOV 1 7 2003 E!) Kc. D.D.E.s. ' DEVELOPMENT PLANNlNG CITY OF RENTON MARO 4 200~. ~~t~UW~(Q) - I I I I I I I I I I I I I I I I I I I Shamrock STORM DRAINAGE REPORT Prepared By: Ben Rutkowski Reviewed By: City of Renton, Washington Prepared For: Can1 West Real Estate Development, Inc. 9720 NE 120th Place, Suite 100 Kirkland, WA 98034 Issued November 11, 2003 Rebecca Cushman, P.E. -I I I I I I I I I I I I I I I I I I I Storm Drainage Report TABLE OF CONTENTS 1 PROJECT OVERVIE\V ........................................................................................................................ 1-1 2 CONDITIONS AND REQUIREMENTS SUMMARY ••....•................................................................ 2-1 2.1 CORE REQUIREMENTS ............................................................................................................... 2-1 3. OFFSITE ANALYSIS· ............................................................... · ......................................................•.•..• 3-1 4 FLOW CONTROL AND WATER QUALITY DESIGN ...............•...................... : ............................. 4-1 4.1 DRAINAGE CONCEPT ................................................................................................................. 4-1 4.2 · FACILITY DESIGN ······················································································································· 4-2 5 CONVEYANCE SYSTEM ANALYSIS & DESIGN ........................................................................... 5-1 6 SPECIAL REPORTS AND STUDIES ................................................................................................... 6-1 7 OTHER PERMITS ................................................................................................................................. 7-1 8 TESC ANALYSIS AND DESIGN ......................................................•.................•................................ 8-1 9 BOND QUA.t"JTITIES, FACILITY SUMMARIES, AND DECLARATION OF COVENANT ...... 9-1 9 .1 BOND QUANTITIES ........................................................................................................................... 9-1 9 .2 FACILITY SUMMARIES ...................................................................................................................... 9-1 9 .3 DECLARATION OF COVENANT .......................................................................................................... 9-1 10. OPERATIONSANDMAINTENANCE .....................••...•...•..••.•..•........................................•............ 10-l 11/.11/03 Job #01-159 !TRIAD ~~.'(l,\T~;, - I I I I I I I I I I I I I I I I I I I Storm Drainage Report LIST OF SUPPLEMENTAL INFORMATION Note: Where applicable, supplemental information is located at the end of each section. Section I: TIR Worksheet* Section II: King County Community Planning Areas Section Ill: Level I Downstream Analysis, Triad Associates, August 41\ 2003 Existing Conditions Exhibit Developed Conditions Exhibit Soils Survey Soils Legend Section IV: Existing Drainage Basins Exhibit Developed Drainage Basins Exhibit Figure 3:2.2A Rainfall Regions and Regional Scale Factors· Figure 6.4. lA-Precipitation for Mean Annual Storm KCRTS Output Section V: KCRTS 15-Minute Conveyance Flow Output* KCBW Output* Detention/Water Quality Facility Conveyance Tributary Exhibit* Section IX: Stormwater Facility Summary Sheet*. Pond Details* *To be provided at Final Engineering Submittal 11/11/03 Job #01-159 11 I I I I I I I I I I I I I I I I I I I King County Department of Development and Environmental Services TECHNICAL INFORMATION REPORT (TBR) WORKSHEET Part 1 PROJECT OWNER AND PROJECT ENGINEER Project Owner CamWest Address 9720 NE 20th Place, #100, · Phone (425) 825-1955 Project Engineer Rebecca S.Cushman, PE Company Triad Associates Part.2 PROJECT LOCATION AND DESCRIPTIQN Project Name Shamrock Location Township ~2~3~N~---- Range _5_E _____ _ ............. Section 1 0 ------- Address/Phone Kirkland , ( 425) 821-8 4E Part 3 TYPE OF PERMIT APPLICATION X Subdivison Short Subdivision Grading Commercial ~-----------------' Part 4 OTHER REVIEWS AND PERMITS DFW HPA COE 404 DOE Dam Safety FEMA Floodplain COE Wetlands Shoreline Management Rockery Structural Vaults X Other NPDE S Part 5 SITE COMMUNITY AND DRAINAGE BASIN Community Newcastle Community Planning Area Drainage Basin Cedar RiHer Drainage Basin Part 6 SITE CHARACTERISTICS River Stream------------ Critical Stream Reach Depressions/Swales Lake ____________ ~ Steep Slopes---------- Floodplain _________ _ Wetlands _x _________ _ Seeps/Springs High Groundwater Table Groundwater Recharge Other ___________ _ I I I I I I I I I I I I I I I I I I I Part 7 SOILS Soil Type Alder wood Slopes Additional Sheets Attached Part8 DEVELOPMENT LIMITATIONS REFERENCE Ch. 4 -Downstream Analysis Additional Sheets Attached . Part 9 ESC REQUIREMENTS MINIMUM ESC REQUIREMENTS DURING CONSTRUCTION X Sedimentation Facilities X Stabilized Construction Entrance X Perimeter Runoff Control X Clearing and Graing Restrictions X Cover Practices X Construction Sequence Other Erosion Potential Sleight Erosive Velcoties Low LIMITATION/SITE CONSTRAINT MINIMUM ESC REQUIREMENTS AFTER CONSTRUCTION X Stabilize Exposed Surlace X Remove and Restore Temporary ESC Facilities X Clean and Remove All Silt and Debris X Ensure Operation of Permanent Facilities Flag Limits of SAO and open space preservation areas Other I I I I I I I I I I I I I I I I I I I Part 10 SURFACEWATEffSYSTEM , Grass Lined Tank Infiltration Method of Analysis Channel KCRTS Vault Depression X Pipe System Energy Dissapator Flow Dispersal Compensation/Mitigati on of Eliminated Site Open Channel X Wetland Waiver Storage Dry Pond Stream Regional N/A X Wet Pond Detention Level 2 detention standard Basic Brief Description of System Operation -----------------------'- Water Quality Standard. Facility Related Site Limitations Reference Facility · Part 11 STRUCTURAL ANALYSIS Cast in Place Vault Retaining Wall Rockery > 4' High Structural on Steep Slope Other Limitation Part 12 EASEMENTS/TRACTS Drainage Easement Access Easement Native Grow1h Protection Easement XTract Other Part 13 SIGNATURE OF PROFESSIONAL ENGINEER I or a civil engineer under my supervision my supervision have visited the site. Actual site, conditions as observed were incorporated into this worksheet and the attachments. To the best of my knowledge the information provided here is accurate. /f/115 Si ned!Date - I I I I I I I I I I I I I I I I I I I Storm Drainage Report 1 PROJECT OVERVIEW The project proposes to create 11 single-family lots on an approximately 4.68 acre property. The site is north of 1281h Street SE, west of 1481h Avenue SE. The property is within Section 10, Township 23 North, Range 5 East, W.M., King County, Washington. Please see the Vicinity Map below. l,j lrJ ~ ~ '{ ~ <) <:: '{ "' -C ::: ~ ") TO 1-4 5 -1--+- · NE 4th ST ~ "< SE 176th ST :S s£ 117th I a:i ST • SE 120/h ~\\ ST ~ SE 724th bi bi ~-SITE is.' is.' '< '< -cc -e: ~~ -- 5£ 132nd ST 5£ 133rd CT VICINITY MAP Not to Scale ~1------f------l ~ '{ -<:: ~ PARK & RID£ Site visits were performed on July 2, 2001, July 15, 2002 and July 14, 2003. · Refer to the Level 1 Downstream Analysis in Section 3 for description of the site under predeveloped conditions. 11/11/03 Job #01-159 /tRJAD ~~1(1,\l'I., Page 1-1 I I I I I I I I I I I I I I I I I I I Storm Drainage Report 2 CONDITIONS AND REQUIREMENTS SUMMARY 2.1 CORE REQUIREMENTS 2.1.1 Core Requirement #1: Discharge at the Natural Location Please refer to the Level 1 Downstream Analysis in Section 3 for a description of the sub- basin and the natural discharge point. In the developed condition, the flow will be routed to an onsite detention pond. The pond releases to the existing conveyance system located along S.E. 1281h Street. 2.1.2 Core Requirement #2: Offsite Analysis Please see Section 3. 2.1.3 Core Requirement #3: Flow Control See Section 4. A level 2 detention standard has been applied. 2.1.4 Core Requirement #4: Conveyance System See Section 6 -Conveyance System Analysis and Design. 2.1.5 Core Requirement #5: Erosion and Sediment Control See Section 9 -Temporary Erosion and Sedimentation Control Analysis and Design. 2.1.6 Core Requirement #6: Operations and Maintenance This is a publicly maintained system. 2.1.7 Core Requirement #7: Bonds and Liability See Section 9 -Bond Quantity Work Sheet, Retention/Detention Facility Summary, and Declaration of Covenant. 11/11/03 Job #01-159 Page 2-1 I I I I I I I I I I I I I I I I I I I Storm Drainage Report 2.1.8 Core Requirement #8: Water Quality See Section 4 -This project will use the Basic Water Quality Menu and will utilize the "Dead Storage" method. 2.1.9 Special Requirement #1: Other Adopted Area-Specific Requirements 2.1.9.1 Critical Drainage Areas Not applicable. 2.1.9.2 Master Drainage Plan Not applicable. 2.1.9.3 Adopted Basins or Community Plans According to the King County Basin Reconnaissance Program, the site is located within the East Lake Washington sub-basin.of the Cedar Drainage Basin. 2.1.9.4 Lake Management Plans Not applicable. 2.1.9.5 Shared Facility Drainage Plans Not applicable. 2.1.10 Special Requirement #2: Floodplain/Floodway Delineation The limits of this project do not lie in a 100-year floodplain. 2.1.11 Special Requirement #3: Flood Protection Facilities This special requirement is required for projects with a Class 1 or 2 streams with an existing flood protection facility. The site do~s not contain the above-mentioned items. 11/11/03 Job #01-159 /rRJAD : ., .<i ~ 0( I,\ TC 'I --Page 2-2 l I I I I I I I I I I I I I I I I I I· Storm Drainage Report 2.1.12 Specia~ Requirement #4: Source Controls Not applicable. This project is not a commercial, industrial, multifamily or a redevelopment of a commercial, industrial or multifamily project. 2.1.13 Special Requirement #5: Oil Control Not applicable. This project is not proposing to develop or redevelop a high-use site. 11/11/03 Job #01-159 Page 2-3 I I I I I I I I I I I I I I I I I I I Storm Drainage Report 3 OFFSITE ANALYSIS Please refer to the Level I Downstream Analysis prepared by Triad Associates, July 29, 2002 and revised September 12, 2003, enclosed. The information pertaining to the City of Renton portion of the project is referenced to as "South" and as "standard" development. 11/11/03 Job#01-159 !TRIAD : \:., U( I\ Th.\ Page 3-l I I I I I I I I I I I I I I I I I I I Prepared For: Cam West Real Estate Development, Inc. Prepared By: Schwin Chaosilapakul Ben Rutkowski' · Reviewed By: Rebecca Cushman, PE Issued July 29, 2002 Revised September 12, 2003 \ . f EXPIRES 11/15/ t.:3 I I··· I I I I I I I I I I I I I I I I I Shamrock Level J Downstream Analysis Table of Contents 1 INTRODUCTION ......................... ::· ...................................................................... 3 2 ·s1TE ........................................... ; ............ ; ....................... : .................................... 4 3 UPSTREAM DRAINAGE ANALYSIS ................................................................. 4 3.1 Upstream Basin ................. : ........................ · .............................................. '. ............... :.·: ........ 4 4 DOWNSTREAM DRAINAGE ANALYSIS ........ ······:············································5 4.1 Onsite Runoff.·····:················································································································ 5 4.2 Offsite Runoff ... a •••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••• 6 4.3 Downstream Drainage Problems ...................... ; .................................................. · ............ 7 5 RESOURCES USED FOR ANALYSIS .................................. ~ ............................ 8 5.1 Sensitive Areas Folio ......................................................................................................... 8 5.2 King C,;:,unty Basin Reconnaissance Program ................................................................ 8 5.3 Soils Survey for the King County Area ............................................................................ 8 5.4 King County Community Planning Area .......................................................................... 8 6 DRAINAGE CONCEPT ....................................................................................... 9 Appendix .................................................................................................................. A Developed Conditions Exhibit Existing Conditions Exhibit Downstream Drainage E,hibit Upstream Tributary Areas E,hibit (onsite, for downstream analysis) Soils Map and Legend, Hydrologic Soils Group Table Sensitive Areas Folio King County Basin Reconnaissance Program King County Community Planning Area Complaints Page 2 I I ···-... .-' -'\ I I I I I I I I I I I I I I I I 1- i Shamrock Leve] 1 Downstream Analysis 1 INTRODUCTION The project proposes to create 118 single-family Jots on an approximately 29.6 acre prc:iperty. Approximately 22.1 acres wilJ be included in the development site, and the remainder left as protected wetlands and associated buffers. The site is located north of I 281h St SE and west of 1481h Avenue SE. The property is within Section 10, Township 23 North, Range 5 East, W.M., King County, Washington. Please see the Vicinity Map below. I I I I I I I I I I ! I I I I I I I I I I I I I ~ 4,-<J )-t, ...,( ~ -z..,,>; 0., I @ y ~~ S' ... ' ' ---J ,.., I '..."; I I ~ ! Sf IJ7nci ST I ' '< I S£ U.,,d '"l _J ' I ,: I ~4 I VI CINlTY MAP Not to Scale "' ~ bl 's' '< ~ ci '.:> \{ ~ <<",,_ "" 0 "' V, 's' '< Site visits were performed on July 2, 2001 and July 15, 2002 and July 14, 2003 to observe the upstream and downstreaip drainage conditions. The following analysis is based on these site visits and related research of available records. Page 3 I 1, I I I I I I I I I I I I I I I I I Shamrock Level 1 Downstream Analysis 2 SITE The existing site is a wholesale nursery with two residences and several outbuildings that will be demolished (see Existing Conditions Exhibit, in Appendix). The site genera11y slopes from the east to west. An onsite wetland exists on the northwestern portion of the site. Slopes range from 2-12 % with pasture ground cover. The site exists within two basins.· .3 UPSTREAM DRAINAGE ANALYSIS 3. 1 Upstream Basin There are two upstream areas that are tributary to the site. Upstream from the southeast section of the site is a development called Morgan Place which contributes 3.1 acres. The slopes in that area range from 5-10% in a westerly direction. Bordering the western side of the si_te is a 5 acre area with varying slopes of 2-10% consisting primarily of pasture, some light forest, wetland and two existing houses. This area flows to the onsite wetland and then to the north. Refer to the Tributary Areas Exhibit in the Appendix. Page 4 I I> I I I I I I I I I I I I I I I I I : ~ --· Shamrock Level I Downstream Analysis 4 DOWNSTREAM DRAINAGE ANALYSIS Refer to the Downstream Drainage Ex:hibit -in the Appendix. 4. 1 Onsite Runoff North -- Approximately 17 .0 acres of the northern portion of the site slope from east to west. Slopes range from 2-12 %. This northern portion of the site is tributary to an onsite wetland located in the northwestern portion of the site. The wetland covers approximately 5.5 acres and discharges offsite to the north. The remainder of the site drains in a southwest to south direction over gentle slopes. Runoff is collected in an existing detention pond located north of the intersection of·SE 1281h Street and 1461h Ave. SE. Runoff from the pond discharges south offsite beneath SE 1281h Street through a 42" pipe. Page 5 I 1, I I I I I I I I I I I I I I I I I Shamrock Level 1 Downstream Analysis 4. 2 Offsite Runoff North Discharge from the_ onsite wetland flows off site to the north through a -12" CMP and a 6" concrete culvert and into a pond in the adjacent property. The pond discharges north into a wetland, then to Honey Dew (Honey) Creek which, according to the December 1990 King County Sensitive Areas Map Folio, is an unclassified stream in the May Creek Sub-Basin. Honey Dew Creek combines with May Creek over two miles downstream (north) of the site. May Creek is in_ the Cedar River Drainage basin and ultimately discharges into Lake Washington. Runoff to the south flows through a 42" pipe then into a ditch behind a residence at 14415 SE 128th St. The ditch ranges from 2 to 3 feet deep and then travels under a driveway via an 18" culvert. The storm water enters the north property line of a new development (Sienna). The flow is then picked up by the 36" pipe within the Sienna development and continues in a southerly direction until passing the quarter-mile downstream point at its intersection with SE 132nd Street. From there, the flow travels in the 36" pipe approximately 200 feet west on SE 132nd Street before changing course to the south on 1441h A venue SE. Page 6 I I I I I I I I I I I I I I I I I I I Shamrock Level l Downstream Analysis 4.3 Downstream Drainage Problems North --- According to King County Water & Land Resources Division, there have been no recent problems downstream of this project. The complaints that have been documented are associated with downstream·properties near the East Rentmi project. These complaints are over 12 years old. King County suggests not following up on any complaints before 1990 due to their age, developm~nt that has occurred, etc. Additiona11y, no complaints have been documented at those addres.ses for 12 years, so the problem most likely has been corrected. · The complaints are linked to a private home drainage system and a private road washout due to no drainage system rather than flooding, or erosion of the large drainage course that our site will discharge to. Since no complaints have been documented at this location in the last 12 years, it is assumed that corrections have been made as a result of subsequent development. South According to complaints compiled by the King County Water and Land·Resources Division, several instances of flooding have been reported in areas near the downstream drainage path of the site. Problems of flooding and drainage in these areas seem to have been alleviated with the recent instalJation of a 36" pipe system shown in the Downstream Drainage Exhibit. Details of complaints are included in the Drainage Complaints exhibit located in the Appendix. Page 7 I I I I I I I I I I I I I I --' I I ' - I I I Shamrock Level 1 Downstream Analysis 5 RESOURCES USED FOR ANALYSIS Refer to the appendix for a copy of the fo11owing maps and figures. 5. 1 Sensitive Areas Folio Maps from the King County Sensitive Areas Folio, dated December 1990, show that the site is not in a sensitive area with regards to seismic hazards, coa] mines, -landslide hazard, erosion hazard, streams or wetlands. 5. 2 King County Basin Reconnaissance Program According to the King County Basin Reconnaissance Program, the site is located within the Lower Cedar River sub-basin of the Cedar River Drainage Basin. 5.3 Soils Survey for the King County Area The site is underlain with Alderwood gravelly sandy loam according the Soils Survey for the King County Area. 5.4 King County Community Planning Area The site is located within the Newcastle Community Planning Area. .I I I I I I. I I I I '',,...,,.. I I ,/ I I I I I I I Shamrock Level l Downstream Analysis 6 DRAINAGE CONCEPT The proposed drainage system will consist. of road and ditch section to convey the street runoff. Roof and footing drains serving individual Jots wi11 be directed to swale systems which will increase travel times, convey runoff, as we11 as provide water quality treatment. All conveyance, detention, and water quality systems will be designed per the 1998 King County Surface Water Drainage Manual. It is anticipated that there will be two detention facilities. One facility will be near the western border of the site at the end of SE 124'h St. The second facility will be located south of the site on the BaJes Property. A public storm drainage easement will be required to convey site runoff across the Bales Property to the detention facility. This facility will be sized to accommodate both the Shamrock Plat and the Bales Plat. The portion of the site between SE 1241h Street and the northern boundary will incorporate Low ]mpact Development (LID) concepts .. The LID concepts utilized are amended. soils for increases infiltration, open swales used for t~e conveyance system to attenuate flow rates and roadways slopes in one direction to decrease the need for cross culverts. Roof and footing drains will drain to open swales or dispersion trenches via a perforated drain pipe. This wi11 increase the time of concentration to the proposed pond. Additionally, the public right~of~ way has beeJ) narrowed and private drainage tracts have been created to reduce the need for public maintenance. The portion of the site between SE 1241h Street and the southern boundary will be designed using standard development methods. Page 9 -~ I . -·,· I' '' I I I I I I I , .·.· I I ~.- 1 I I I I . I I Shamrock Level 1 Downstream Analysis Appendix Page A I- I I I I I I I I I qi 1) 0 ~ I 0, " 1) (j i.J.J I I ._.J 0) I.!) C) -I -..J ~ i.J.J ._.J -I ~ ~ -c: CJ It 0, -S .... <l) <l) IJ .s I.!) 0, 10)§ I 1/J <l) ") ~ C) (..'.) C) 3s:: 1~ S?-"i' 0) C) I.!) :,. 0 C) 1<-~ ---l..) ~~ 3: C) lo~ ~Q :::i- l=s ~ L -.- --.=· n [] ::- .:.. t -·-: :--"' ------1 I _I~ I _:_ I I --i----i------- 1 I ·--...1} ';'l··· ·._ il(: 111:'{ •I ... .::=:::=:.:_f ~; . r --: --;') . r JL ___ --••----=-.J ~ ;--or·-r--f I ' ,_!_ ! SCALE: 1" = 150' © 2003 TRIAD ASSOCIATES ~ 0 j:,: -~ I- <': - 0~ 0 )( (!J r.u <': j:,: Cl) ~ ~ u ~ m 11814 1151hAve. NE Kirttand,, WA 9SDJ4-692J 425.B21.8448 -425.821..3481ba: B00.4B8.0756 lo8 he ~ I-C) fJ) ~ I ~ s:t ~ 0 Cl) PROl!:CT IIA!iAC!K SUP CQIIICllliFr. A.S PROl!:Cl' SURV!YOK "'8fa:A ""'-PC PROl!:CT ENGINUR PROl!:CT LANDSCAPE Allt:HITECT l'll!ST SUllllmAL OAT!: SCAJE: eom., 1·-150' Y!l!Ta STAMP Nl1! VAUI) lJNLESS SIGNED AND DATED :z: ~ (!J ~ ~ ~ ): .... ~ 0 0 (!J :!; ~ JOB NO. 01-159 SHEET NO. I I I I I I I I I Cl) D 0 2 I a> ;;:: D u 0 I =:i O> tI) I 0 / ....J w > I w ....J / <fl .D ·-~ ..c I X w ()) C L Cl) Cl) C I f'---""--,,--1: --- r I -----·-;..... -·:.:--~--144TH A 11'6--sE ~ECTION 10, TqWNSl:IIE>--23 N, ~ANGE ~ E, W["l\/i. ··.,. ), (.. ~ \', ' ' ·l . ' __/, ----· .-·--... [ -- -----, I ' .'---: ' -, ------1 ~ \ TOT AL SIT. ---ARcA -=--34.2-7 -A-C-------"'---_____; IMPERVIOU~·-__ : ARE~~ ~.· -12.-97--AC 0 r-___) : TILLPASTU · E = 1t!J.26 AC,: / ( -.---1 1 I L_ I I TILL LA WN1!' =-7--54 ~ -C--7...__ ___ j I i I WETLAND REA ~ 3 .. 50 AC! I --------------i ~ ----· -___., ' __J_ _i r--r--~; I ( ---------·-[ .... ~ -1--., ·-=-~··· SCALE: 1" = 150' ' © 2003 TRIAD ASSOCIATES 1lB1-4115lhAw.NE Kn:bnd, WA 98034-6923 425.821.8448 425.821.3481 In BOO . .aB.0756 IOR hie "'WW.~.1:0ffl 1l an ii Dev~ too rn I! 111 C o,n s u l,t an Is PROJ!:CT SURVEYOR lif'l!llOXA~PC PROJ!:CT !NGINUI! PJiOJ!:CT IANOSCAPK ARCHITECT YlllST SUBMITTAL DATE: SCA1k HOR!L, 1 ·= 1.50" Ym.: STAIIP NCIT VAUD UNl!SS SICNlD AND DATED JOB NO. 01-159 SHEET NO. 2or4 I- I I I I I I I I Qi " 0 ~ I 0-. s " 9:j I ~ f:: Vi t: I C) 0) lf) C) -I - -..J ~ Lu -..J -I ~ ~ -c: t;5 c,, IE-~ J; .s lf) c,, (i C) t3 C) s: ,~ ::,. -0 C) [G --0 (/J ~ s C) 0 ct ,z 1r-,-- ) \~~ \ ~--i ~ ~--j -~--j J ~--j ~--j l ~--J -1 ~--j J t~ ---r-Jl---J I ...----, I -----. -----r I I I I -----~ J_ ~ I ..__.., / .............._ I I I I I I r I ' ---'---~I __ "' I -~- SECTION 10, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M. I l! ----- " j / --.,. _./ _../ _/ (.·.·.· .. .. ... '· )' .. ·.·.·.·.~ . . t •• t • . •• ..... . OIISITE TRIBUTARY AREA 1 A.U.2 ACRES i I OFFSITE TRIBUTARY ARE~ 1 AdO.B ACRES I ! .......,,. ' ------_.----.. SCALE: 1" = 200' © 2003 TRIAD ASSOCIA TES 11814115e!,'.we.NE Krdllnl:t, WA 98034-6923 425.821.6448 •25.821.3481 ID eD0,488.07.56 lcll lree l ao d Oev,elo pm,1;111,Con:ul t an1 Sl .... -~ ::x: ~ ti) ~ Q: ~ 0 ,q: ).. ~o ~ a: ~ :e ~~ ~ "" u ;;; COiAlO F. 8UOl PROJfCT IIANACER BUD~A.S PROJfCT SURV!YDR IIDl"Cc.t Ql5MIMIL PC PROJfCT !NCINl!!R PROJfCT IANDStAP! ARCHITlCT fll!Sf SUBIIITTAL DATE: SCAIE: HOi!L, 1"=200" VDTc STAIIP NOT VAIJO UNl!SS SICN!D AND DATED :i: 0 I-c., :i: :E (/) ~ ).." I-~ 0 (,) c., ~. ~ JOB NO. 01-159 SHEt'! NO. 3or4 I- I I I I I I I I I I I I I I I I I \ ( "-i ! \ ·. I / "" I ) \ SECTION 10, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.IVI. - -~-... L''----: i ,---- -___.I ; ! --... ji =~--~-·-- :-' ' ' -·-=----' . --==-n ~ ·:··"'~ /-.....>-,.,..,,---..._, 1 'I V ; ! ! ; 'I : i '. .~ I ' l I SCALE· 1• _ · -400 ©2003 TRIAD ASSOCIATES ~::.:15ChAve. NE ,WA.IIBIJ34.6923 425.821.8446 C2S,-'!21.3481tax &10.488.0756 to!I ~ --trladas:soc.lXlffl .Jn,il(!)!l:SU!ta1 •' ,an,d 0Pv,Plopm• ~~.:: SURVEYOR .....:rA~ PROJECT l!NCINl!EII PC PROJECT WIIJSCAPK ARC llRST SUBHITTAL Hm:CT SCALE: DAT!: ROl!l'L.: 1"4400' Y!RTcN/A E l l U STAUP NIii VAUD • -:-~·NU'.SSBllllmfilCBN;m~AND~D:A:TED:.....,i JOB NO. 011-159 f S~HEE'l;;:;-:NO:--. _ _:::...'.'..:.!.~::/ ~, 4or4 ~i __ ;;.:._~ I I I .· 1;;~ .~~ ·" " " 11• .. . U . ... .. -... ~ ' AgC I : I : • -···. I -:··:r--, : · I· I : I I I ·. I --------, I SHEET N0.11 .KING COUNTY AREA, WASHINGTON (RENTON QUADRANGLE) l 680000 ,EET I) D • n • . . " Q 122°07'30" 47°30' -:t·t_ SITE 180000 -:. ••• •EET ! : : .. I ··-s .. P.gC 14 .. ' = =: =-r . -·,~ . -. " ·--·.:: , .. r I\RTMENT OF AGRICUl TUR[ [RVATION SERVICE I I I I 1· I I I I I I I I I I I I I SOIL LEGEND The Ji,st co.pirol lene, is the inittol c,ne oft~ so>I 1'>()1'1',e'. A se-cood copitol lener, A, B. C. O. E, or F,. indicates the doss of !dope. Symbols wahovt o sTo~ Jette, ore rhos,e, of neooly level soih. SYMBOL --}. Ag0 ~Ag( AgO A~F AmB Am( An B•C B,O B,F 9>, a, Bv Cb '"" lo( toO Mo 0 o, o.c 0.0 0.F Pc Pk Pv Pr Ro( RoO Rd( RdE R• NAME .Alderwood grove Uy sondy loom, 0 to 6 percent slopes Alderwood grove Hy soody loom, 6 to 15 pt:rcenl slopes Alde,....,ood grove Hy sandy loom, 15 to 30 Pf!'C ,p:r,I slopes Alde,-ood o..,J K;isop soils, ve,y sle-ep A,enls, Alde,......ood rnoteriol, 0 lo 6 percenr sloJ>f!.S • .A,enls, Afder-ood mo)rrioJ, 6 to.15 petcent sfopes • A,enr:s, [veren rnolt:'rioJ • Beov5,ite g,ovelty sondy loom, 6 to 15 percent s~opes 8t"-Ovs;te-9•ovelly :so.-.dy loom. )S lo 30 percenl sJop,eos l:3f'ovsilf' grov-elfy :;.ondy loo ...... AO to 75 ~'(f'nJ :s.lope:s. e~•f;.-..gho,..... sOh ;oo,,- Br i:sc of :;. i h Joc-rn 8vc L.J,.y :silt Joorn f 01 lmcmf :s ;Jt loom E Jge ..... ic l. f One :.ondy foorn fvf!,Jf'lr 91ovelly :sondy loom, Oto 5 petclE"nJ :slopes f-..e•el1 9,0 ... ~lly ~oncfy le-om. 5 to l:S pf'1cenr :slopes fv1n~1, 910 .... "lly :sondy loon1. 15 to 30 P'('f("!'nt slopes E·,ereu-Alde........,ood g•ovelJy sondy loo...-.s. 6 to JS peHent :slo~:!> lndionolo loomy fine s.ond, 0 Jo .d pe•cf"nf slo~:s ln•Jionclo loo,,-.y fine :sond, .d ro 15 pt>rcenl :slop,':':. lndio,.ofo loorr,)' f rne :sond. 15 ro 30 ~·c "n' slop('":'.> Kf1:i,op :'.,-ill looM, 2 ,o 8 pe•c~nr !>lo~s Ki1"5.0P :s,ih loom. 8 to 15 p~•cent slo~s )'::i1.:;.op silr loom, 15 Jo 30 percf'<'>t :slopes Kl:;rvs ~po,·f!lly loor..y so•~J. 6 To 15 pe,cenr slope:s Mi"'-'d o llvvlol lond tJf'ihorl "t>'Y g•ov<"lry loorny sond. 7 To 15 ptHCE'nr 5Jop("-:s l'Jf'-bf'rg !, i h loo.-n Nool..soc k !>ilr l~rn No,rr>Q sondy loon""t Oco::. pPot Oidio s>lt loom Ovoll gro-..t>lly loom, 0 to JS ~rct>nt slopes Ovoll gravelly loom, l5 to 2~ ~rce-nr slop~:s Ovoll grove lly loom, d0 to 75 p<>rcent :s, Jc-pes Pilchvc k loomy l;rre-sond PilchtKJ.. f;ne -:sondy loom Pvge-J !. i hy cloy loom Pvyollt•p line-sondy loom Rognor r;r,.e :s.ondy loom, 6 to 15 ~rcent :slopes Rognor f •~ sondy loorn. 15 to 2S perc t>nt slopes Rogf"'OOl'-lodiooolo os:sociotiO'"l, sloping• Ro9nor-lndionolo os:sociotion, modero1ely s1E'f"P • Re-nto-, s ih loom Solo! :silt foorn Sotnmorni::i.h sih loom S-t!on le rnV'C I.. Shoh: o, rnv,;: L. $'"' Si silr loom So . s, Sv Wo Snohomish!. ilt lo,..)rn Snohornish·sih loom, thick surface vor.ion.t Su hon s i h loom l}rb(m lo..,cJ Woodinville ~;J, loom • Thi!' composition of th("?.e-units is more vo,i-oble them thot of the othE'rs ;r, ,h~ ore-o, bv! i1 hos ~enc cnr,oHe-d .,..e II ~nC'\.>gh to tnte, prd fO&" ,he- '!"" P":"<" t~d V5~ oft~ :soils. KING COUNTI A_REA. WASHINGT( Bovndor1, nol;or-ol Stbt11: .•.•.......•••• County, Porish, ~ ....... .J. ,·--" .. __..._ ••. ·-· .. -... • o·"':!~ Section. line. Un.t'!< Sect icn Ji.-,1!'. OC'P" o;o Se( tior, linE-, not Un S.e( I Oon ,; o• nt"r. fovn ~c hool, church. o.-.d 8vildi.-.?S (born. -o• Horl:r:onrol ond .... "'''< Hor izonrol c on1ror sh - I -~'l~;:I;f~~~~~~iF~~ii~Bii~i~mi~1i~~~~~~~g1~~~~1~~-'.~£~~t~?Jit~~~tt~~ SCS Soil Type scs KCRTS Soil Notes Hydro logic Group I Soil Group ) Alderwood (AgB, AgC, AgD) C Till I Aren1s, Alderwood Ma1eriaJ {AmB, ArnC) C Till Arents, Everett Material (An) B Outwash 1 Beausite (BeC, BeD, BeF) C Till 2 Bellingham (Bh) D Till 3 I Brisco\ (Br) D Till 3 Buckley (Bu) D Till 4 Earlmont (Ea) D Till 3 I Edgewick (Ed) C Till 3 Everett (EvB, EvC, EvD, EwC) A/B Outwash 1 Indianola (lnC, lnA, lnD) A Outwash 1 I Kitsap (KpB, KpC, KpD) C Till Klaus (KsC) C Outwash 1 Neillon (NeC) A Ou1wash 1 I Newberg (Ng) B Till 3 Nooksack (Nk) C Till 3 Norma (No) D Till 3 I Orcas (Or) D Wetland Oridia (Os) D Till 3 Ovall (OvC, OvD, OvF) C Till 2 I Pilchuck (Pc) C Till 3 Puget (Pu) D Till 3 Puyallup (Py) B Till 3 I Ragnar (RaC, RaD, RaC, RaE) B Outwash 1 Renton (Re) D Till 3 Salal (Sa) C till 3 I Sammamish (Sh) D Till 3 Seat11e (Sk) D Wetland, Shalcar (Sm) D Till 3 I Si (Sn) C Till 3 Snohomish (So, Sr} D Till 3 Sullan (Su) C Till 3 I Tukwila (Tu) D Till 3 Woodinville (Wo) D Till 3 Notes: I 1. Where outwash soils are saturated or underlain at shallow depth (<5 feet) by glacial till, they should be treated as till soils. 2. These are bedrock soils, but calibration of HSPF by King County DNR shows bedrock soils to have similar hydrnlogic response to till soils. I 3. These are alluvial soils, some of which are underlain by glacial till or have a seasonally high water !able. In the absence of detailed study, these soils should be treated as till soils. 4. Buckley soils are formed on the low-permeability Osceola mudflow. Hydrologic response is I assumed to be similar to that of till soils. I 1998 Surface Wa1~r De,ign J\lanual 9/1/98 3-25 I I· . i;.__ ~-. I ~ - ~- Wetlands Open Weter Basin Boundaries Sub-basin Bo d . un anes .. Y Duwamish 4 r-~~Tr=-:~-"'·3'.'·.a,~ / f7 ; _.,r {4-~,0_l c' --~ ti, ~.J------. ___ floodplains extend be- wn on maps. Flood ln- !DS do ;101 ah-.·ays. show the I headwaters 01 · streams. .,dpla!ns I Streams and 100- y ear Floodplains • • • •• 6 • • 0 e -~. Class 2 (with s.afrnonid5) Class 2 (perennial; s.almonid use undetermined) Class 3 Unclassrfie<l Duwamish I. Duwamish 4 I I I I I I Lana;lid .... ;\>c--, Areas . e Hazard J J 4 Du--wamish 4 I t ii.· .. · I ddition2l . 10 was filed :_rn-1 of Nat 1th I t Iha ural Re-, t occurs. creced"'d deny the tunnels. I .-·-... .:....:...1 I Coal · · .... ,. Are~e Hazard Ouwamish 4 I I ' ~~~- \ i ( / \ ·...._ ~T'---.. . ._:- \ \·. \\,_ _____ _ ·\ \, n ; l _! i _/f I ' / i/ ,:. I I BASINS DRAINAGE King County 1987 . Boundary Major Basin . Boundary Sub-Basin o. Basin . County Source: K,ng e Program Reconnais.sanc 2 3 4 5 .6 1: 300,000 7 8 f\.-"Jiles I I I I I I I I I I I I I I I I I I I ·.'I'"---·,, 'c\ 'i 'l 'i ii / i / !/ I i ] ! I: \· '\ l f Figure 1 KING COUNTY ~r,.11•••u1u1.,-,J IDB /\l!i.1111.11~·~ A. OC:J\C vVMllfl I'll B D I r Lr'\B'G ,,,. l'il -',11-11.'!J King Counry t985 0 l 2 3 4 ~ 6 7 8 MIias }: 300.000 --· -~----·------~/'~ . \ ·, ·.__ .. -· _.,,.· I I I I I I I I I I I I I I I I I I I Klno County Water and land Rosourr.9s Division -Stormwater Sorvlr.BB soctlon Compfalnt Soan:h Printed: 7/18/2002 4:10:45 PM -IJljllaJnt ~: Typo or Problam AddrssB of PrmJem &oovnoots lbrosPBoe Jmber 1993-0224 C PONDING 12217 148TH AV SE POSSIBLE SAO VIOLATION/DITCH ENCRO 65BJ1 1995-0788 C DISCHARG 14328 SE 128TH ST COMPLAINT REQU NO INV@ THIS TIME 65SJ1 1995-0991 WQC DUMPING 12516 142NDAVE SE, APPARENT PROPERTY DISPUTE 65SJ1 1996-0880 woe EROSION 14328 -SE 128TH ST 656J1 1996-1401 C FLOG -SE 128TH & 142ND A SE MAINTENANCE OF EXISTING CHANNNEL 656J1 1997-1625 WOA BMP'S 14413 SE 128TH ST 656J1 Page 1 of 1 I King county Water and land Resourt'11s Dl\llshm -Stormwater Services S8ctlon I r.nmplalnt Search Printsd: 7/22/2002 2:14:22 PM · fl)P)Blnt Type Tv11B of Problem Adll'eBB or Prmm CIJJll'flOOt8 TbrnsPaoe . ...rnber Code I 1975-0135 C FLOG 13921 SE 136TH Pl SWAMP/SE 136TH PL/HJDEWAY HTS 656J2 1981-0197 C DRNG 13832 SE 131ST ST BLKEO 656J2 I 1982-0341 C FLOG 14005 SE 133RD ST 656J2 1982-0386 C DRNG 12808 138THAVE SE & FLDG 656J2 1982-0491 C FLOG 14009 SE 128TH ST MAPLEWOOD HTS 656J2 I 1982-0525 C DVR 16935 116TH AVE SE @ SE 132ND/144TH AVE SE 656J2 1983-0353 C FLOG 13224 144TH AVE SE 656J2 1984-0221 C DVR 14DXX SE 132ND ST FLOG 656J2 I 1985-1010 C DRNG · 14100 SE 132ND ST SEE 84-1005/TO ROADS 658J2 1986-0109 C DRNG 14011 SE 132ND ST SURFACE WATER 656J2 1986-0256 C 656J2 I 1986-0256 F 65612 1986-0256 S1 COMMITIED DATE:1ST QTR 1989. 656J2 I 1986-03A4 C ORNG 138TH AVE SE SYSTEM SIL TED 656J2 1986-03A4 E PROB CRTD. . 656J2 1986-0739 C FLOG 13323 146TH AVE SE WATER FROM SCHOOL 656J2 I 1987-0255 C FLOG 14639 SE 132ND ST ST/\NDING WATER & MUD 656J2 10/l?-0328 C DRNG 13323 146TH AVE SE CO DIVERTED DRNG ONTO PROPERTY 656J2 .'-0405 C FLOG 13025 138TH AVE SE SEE 87-0463 OVER STREET 656J2 I ·-0445 C FLOG 13837 SE 128TH ST FILLING OF LOT 656J2 1987-0445 ER FLOG 13837 SE 128TH ST SEE 86-03A4 PENTON. 87-0707 656J2 1987-0463 X FLOG 13025 138TH AVE SE ON 138TH AVE SE 656J2 I 1988-0280 C DRNG 14106 SE 135TH ST STRORM DRAIN FAILURE 656J2 1989-0036 C DEBRIS 14003 SE 132ND ST DEBRI ON RD TO DET POND 656J2 1989-0113 C DRNG 13852 SE 128TH AVE DRAINAGE OF NEIGHBORS FILL/ROAD CO 656J2 11989-0200 C SETTLING 13120 138TH AVE SE SINK HOLE IN YARD 656J2 1989-0461 S2 FLDG/DVR 14011 SE 132ND ST SEE:86-0256 YAHN PH I 65612 11989-0472 X INQUIRY 14105 SE 133RD ST STATUS OF STUDY(YAHN STUDY) 656J2 1989-0636 X DBNG 14103 SE 132ND ST YAHN STUDY COMPLAINTS 656J2 1990-0209 C FLOG 14639 SE 132ND ST DITCH OVERFLOW/STORM EVENT 656J2 11990-0388 C DRNG 14105 SE 133RD ST FLOODING IN NBRHD 656J2 1990-0512 C DRNG 13600 138TH AVE SE CROSS PIPE ERODING RA.VINE 656J2 1990-0556 C DRNG 13323 146TH AVE SE DITCH ENDS/DIVERTED WATER 656J2 11990-0556 ER DRNG 13323 146TH AVE SE XPIPE AND POND/DITCH ENDS 656J2 · · 1990-0804 X FLOG 14105 SE 133RD ST COMPLETION OF STUDY 656J2 1990-1511 X FLOG 14105 SE 133RD ST CAPACITY OF PLAT DRNG 656J2 11991-0081 SR DRNG 14105 s 133RD ST PUGET COLONY HOMES 656J2 I Page 1 of 3 I I I Complaint !: . TYP8 of Problem lltltra8B of Prmm Commmts JllrD8 Paao Humber I )1-0081 X DRNG 14105 s 133RD ST CCF#191-32/YAHN STUDY/FLOODED YAR 656J2 ,_-.-.c·,, SR DRNG 14105 SE 133RD ST CCF#SWM0124 PUGET COLONY HOMES '1-0098 656J2 1891-0098 X DRNG 14105 SE 133RD ST CCF#SWMD124tDEVELOPEMENT 656J2 I 1991-0246 C DRNG 14013 SE 133RD ST PLUGGED 656J2 1991-0246 SR DRNG 14013 SE 133RD ST PLUGGED PUGET COLONY HOMES 656J2 . 1991-0315 C FLOG 14011 SE 132ND DIVERSION/CUL VERT OVERFLOW 656J2 I 1991-0619 NOA DRAINAGE 10403 147TH AVE SE STORM EVENT -DN-J FLOODING 65BJ2 1991-0636 NOA FLOG 14105 SE 133RD ST CCF#491-32 NOT NOA PUGET COLONY H 656J2 I 1991-0636 X FLOG 14105 SE 133RD ST CCF#491-32/PU\T DRAINAGE 656J2 1991-0650 NDA DRNG 14105 SE 133RD ST CCF#S91-2 NOT NDA PUGET COLONY HO 656J2 1991-0650 X DRNG 14105 SE 133RD ST . CCF#591-2 SAME OLD PROB 656J2 I 1991-0682 CL FLOG 14105 SE 133RD ST CCF# 591-2 DUE JULY 656J2 1991-0712 NDA DRNG 14103 SE 132ND ST CCF# SWM 0520 NOT NOA PUBET COLON 656J2 1991-0712 X DRNG 14103 SE 132ND ST CCF# SWM 0520 MANY COMP 656J2 I 1991-0715 C DRAINAGE 14105 SE 133RD ST NEIGHBORHOOD FLOODING 656J2 1991-0715 SR DRAINAGE 14105 SE 133RD ST PUGET COLONY HOMES 656J2 I 1991-0723 SR DRAINAGE 14105 SE 133RD ST CCF# 591-37 PUGET COLONY HOMES 65BJ2 1991-0723 X DRAINAGE 14105 SE 133RD ST CCF# 591-37 656J2 1991-0732 C DRAINAGE 14024 SE 133RD ST !LAMB (Cl.AIM) 656.J2 I 1991-0732 SR DRAINAGE 14024 SE 133RD ST /l.AMB (CLAIM) NOT NDAP 656.12 1991-0739 SR DRNG/FLD 14103 SE 132ND ST CCF# SWM-0610 NOT NOAP 656J2 1-0777 NOA FLOODING 14103 SE 132ND ST CCF# 591-39 NOT NOA PUGET COLONY 656J2 I -0777 X FLOODING 14103 SE 132ND ST CCF# 591-39 656J2 1991-0812 C DRAINAGE 14639 SE 132ND ST 656J2 1991-0868 SR DRAINAGE 14010 SE 134TH ST CCF# SWM0279 NOT NDAP 656J2 11991-0868 X DRAINAGE 14010 SE 134TH ST CCF# SWM0279/PUGET COLONY 656J2 1991-08B5 X FLOODING 13405 142ND AVE SE CCF# SWM-0854/DRAINAGE IMPROVEME 656J2 11991-0888 SR FLOODING 13800 SE 128TH ST CCF#SWM-0852-NOT NOA-PUGET COLON 656J2 1991-0888 X FLOODING 13800 SE 128TH ST · CCF# SWM-0852WETLAND PROBLEMS 656J2 1991-0946 X DRAINAGE 14105 SE 133RD ST CCF#: 91-0822FGRANTING EASEMENTS 656J2 11991-1214 X DRAINAGE 14105 SE 133RD CCF# SWM 1217/PROJECT SCHEDULE 656J2 1993-0179 C DIVER SON 137XX 144TH AVE SE POSS CLEARING VIOLATION 656J2 1993-1064 C FLDG 14400 SE 136TH ST GROUND WATER UNDER ROADWAY 656J2 11993-1085 E DRNG 14600 SE 132ND ST CHKST ATBYCMDT 856J2 1993-1085 ER DRNG 14600 SE 132ND ST 656J2 1997-0055 C FLOG 14105 SE 133RD ST PUGET. COLONY HOMES 656J2 1997-0055 NOA FLOG 14105 SE 133RD ST PUGET COLONY HOMES 656J.2 1997-0055 R FLOG 14105 SE 133RD ST PUGET COLONY HOMES 656J2 1998-0360 C DRAINAGE 14454 SE 132ND ST APPEARS PRE GRADING ACTIVITY NO PE 656J2 998-0534 woe WASHWAT 13224 144TH AVE SE APPARENT GREY WATER DISCHARGE 656J2 I Page 2 of3 I I I I I I I I I I I I I I I ' I I I I I I I Cnmpfalnt f YIJ9 Jypa of Problsm Humber Coda •8-0534 WQR wo, -)9-0609 C CONSTRUC . . _J9-0625 C STND H20 2001-0697 C DOM All!lrass of Problem 13224 14606 SE 13741 13309 144TH AVE 1 136TH ST l 148TH PL l __ _ 146THAVE Si I I I ' ,· &ommmts SE APPARENT GREY WATER DISCHARGE 656J2 CONCERNS RE NEW DEVELP CllY OF RE 656J2 SE SOGGY BACKYARD SOURCE OF WATER 656J2 656J2 Page 3 of 3 . -- - ~-SURFACE WATER ~ANAGEMENT D!VISION -'D \ I COMPLAINT INVESTIGATION REPORT §~ J () ! ll'l ~ .. i t--:IRE OF COMPLAINT: l S)ili<1 t I{ il\~.il Dele F,ee·11; ; t-i-10 -I LOCATION:. . .. : SEC I.£ 1WP 23 RGE "-5..._ 'KROLL PG. 0--U : & C.OMPLAINANT: W 0F v=-Jv~-v 'COUNCIL DIST. ~'-'l!NO. -zs-r~ cr.o'-P .l33L7:> !~~~ /t-J~ ) ? . HOME: Address Clly · Slate Zip I WORK: ?>lJ.,,---t-zrZ I .. , , . ~~A(~S.O__FC~MPL-:\IN!~. ?>·:._t.t_,.., -{\,(yy-._ t;f:. (2B 'f,· ·f.).ir~J '-'1~'"t -,9~ i-v r.,J,,:__f, ln,l\~. N~---1"-L, __ ~ l~t ~.J. _,___ l2 1~ ~~ 1....~ ~- "'" b ,-fo l..-J ~ I _"-c.Q :.t .1,_; ,._,, -,, _ rt.. '"Y ,_ cf '".'""' ~" ~ c,.....,1 ·~- I ·----+5, r. T-ll . J>::t ~ ~ _ 12 0 ~ 1 "" r ~:-.j-L... "; l ~ w. I -::rsk{ ~-JIIW-.. ev, ~ ~~ ~ '.~ ~ r 0ov/c5 {c,e, dJ, ·f.-f-rr-q_ ~i-t.P--i_,~,>.'30, \.l),JJ. JJ!,-l ~ '-"-~~~J~ I ~Yk0_fv-"~,<-v--. : . l/J T f J]FT£/j!1C(JJ U1stp /7,(__£~ p.J-1(_<-l3Er-{jfE //1·5; r .OMPLAINT RECEIVED BY: v:::?¥= j~ '?-J ~ ~- ~ LS OF INVESTIGATION: Sketch on reverse side: Yes Q" Nd O Photos: Yes B' _L No O I O;nn11t:, 1 site 3-8-90. .. -----· .... .t had been raining earlier in the day and thertj was considerable run off at the time. Topo- graphic maps for this area indicates run off should flow towards the Wofford property, and ditches direct the flow in this direction. Wofford has approx 30 loads of fill in the north I east corner of his lot. The 1ot to the north· has; a ponded area adjacent to the fill. Part of that pond drains to the west and part over tops the drive to Woffords house and drains to the east into the newly cleared area (photo 4). rr was told by Wofford· that fill had been I brought into the back portion of the cleared lot.and the owner ditched run off to the south {photo 5 & 6), diverting it from the original drainage direction, southeasterly. This im- pacts Wofford's 5 acre parcel to the south of the newly cleared area, and to other parcels in that area. I Photo 1) Looks south on 146th from SE 132nd. 2) Shows fill at the northeast corner of wbfforts lot. I I 3) Shows culvert outlet on eist side of 14~th at cleared lot. 4) Cleared lot. Area beyond gravel is said/ to have been a 3'pond before fill with out- let in swaled background. 5) Said to be diverted drainage flow. 6) Diverted flow into Wofford's acreage. ::oMPLAINT ·1NVESTIGATED BY; · rf2 · ·-···· -----· .. ··-· ·---1 :oATE: -3--o ON TAKEN: ~ qx->-«c.L.,=l I ~ ~ :;o; 1ina~advised of act.Ion possible or taker. _by: Phone O Le'.fter D Personal Contact~ . -.. ~ . lnplaint Action H~ndled By -·-·--···-·---------···-:---------. ~l~s~d~5"/zq'-/qv r OK'd; IL_ Nerr,,, D~•• Jn_ltla_l~-~ I I I I I I I I I I I I I I --L-,,:J'C. --er--, • ~ '-Jf'-'-' lvl I 1··--.... \ -· l. .. ~ \ l • 1 . , J t ILL rn - C =1 E3} ?-J I ' . \ N If ,Ii. I KINL:i t...UUN Ir ~LJKt-ALA::: w,c,.11:::H MANAb::::.Mt:.N, uJY1~11..f1 [ DRAINAGE INVESTIGATION REPORtL t;UPY PROBLEM l>(z,1-1,,,,,,1/lcc Paoe ,: INVESTIGATION REQUEST TYPf ~/<._ I ~-. :lved by: / &¢T(Zf ____ o_a1_e:__:~c_::_'rf_--....,/s~---;-1_3 __ o_K_d_b_Y: _____ Fll_e_N_o_.__J</[_!3.:__-__J/.'._O_J;f~'s-=-- ): · J;ve<f from: I~~ pn1'1 pl:,,jnly !or ~n;np)_ I Nl-.~E: 6;?1-<2 ~.N'MOrZ ADDR::SS: ,!:o/rD //1-J.iTf//. I Location of problem, If different: I em/?l/l/,JJJJ-r (2 2£-53 ?v I ; --!J 1, t::.f-1 ,ht-c bD /1,kJ a-ri-1 5? De' :i; fD,,oy) PHONE .tJ 7/ ~J'/(/7 S-..a1e ---np ---- 7 /~ (7 c;--'7!_ --r -I OJ ,v C: ----p __ l"o-r r{/J -, /£, ,,--( !, ,, /:-;? c I J Z,J ~ ·~,<-. WA -/,1,~ /f?;c1.f/f,?() Sfl,J io 7 7 /; r -re-If f: t--t--c-rJ / A_,/ ~Ao ,f'/ De I lothe~ agencies involved: (Give det~i~s)_-'------------~-------- 1 iiepor.ed Jmp2crs: # Properties: D2.tes/1:":.:-e[2Uency of occurrences: I= name J>.ccess road ~ Sep~ic system l=_outbuildings, g~rage Ycrd/landsccping · Other propertv _~ St~eam, l2xe,-vetland lommenrs: F;'.',,' :;;,;;:;;;._,;;;;;;';,.ct'5~t:,j;;;',;;I;>_'.""~c •'8,!'''cgc,~i:r.i0J'"-'"-'ST;."[;::'.;;::;t;2::;~:::;.=.:::;e,;.,.-;;::~:'i'i,;,"~'. _ou1tion/Tn,_cking Info.· -1i.t_1/4 Sl2_T?-z A? Par~el No. OSt!-J/(} -DC·Gc-Type __ -. ((A l:.C> L'f N PfiT<E/!..~~) 152sin LLR_ Council Disr /?-Din Ref/Chg No: , Ci;)• Field inves!i£:,ztion ne~oed? __ Pl2t :i2me: 61.-,icK-L,.._QkrV\ f ,,;c3 _ Acf'~ --n-: s 51ock No: Lot No: I. · taken: Assigned 10: ,urned 10 __ on __ !_)_! __ Initials: KROLL I :..:..._::..::..::=--~~~~- •m*1-l-i_v_, · 1 A_S_B _R o_s_~_E_w_: _0'--0...,(z'<--_J_2-_ DAT:: CLOSED: __ /_;_/__ OK"d: __ I OLD: 1, ,;-D § I I I I I I I I I I I I I I I PROBLEM: tf AJ 0A (fu· tzf CEIVEO BY: µt_ 1 DRAINAGE INVESTIGATION .REPORT Page ] : INVESTIGATION REQUEST TyPe L OK'd by: D'R-M-F1LENo. ~} z?-03Lc[' Date: C:f 2. l...: \: Received from: NAME: t-(L~v1 )6l'{f..Jv ADDRESS: \1464-~ f ?f2-''d ;J{ Location of problem, if different: Reported Problem: CALL FIRST D (Would Lik~ To Be pJ~sent) · VY1J[)c y·-fv) .be h I v1i:.:L · ({J .f-+ Mt°rL[ y _ She.: :s 01-/-o }'1{'1V fn pc V ~ -. YtL ir lo+ )yt.5 fxc n -f·;tl ,nb, Whll,1,1 .I? ()DuV o.. Wl,(7 ·yv[)r">'le'c-/ (}._ltn~ _ _-t u(_.rcr1r'it1t_~J~'-· cJ_;.f +n£/1v-_?vVl4.:-k~- l;J httr· co.n g'..-q olD +o pv-1-C'c-t-hC(l3.LI+. · . fr--.,.,-, wu· (ou70::7 t(_ i0 [/J/1{lf· Lr?fornta.7flt/n u / , 'lat name: 6/_a,c k_ J...curv,._ '5 -C'_ C/l,e__ Other agencies involved: \ · 2-~ (LG'c.£.LJ LotNo: 7 Block No: No field investigation required __ _ (initials) . To BE COM.PLETED BY COMPtAJNTPROGRAM STAFF 1:ls._ IS 2.~. 5 ~ S T R ParceINo. 024-110 -ooc~,t Kroll 2'!06 Th.Bros: New V~-T'J.-.., Old -3 ~D t0 Basiµ.c_ Council District (,, --Charge No. _________ _ RESPONSE: Citizen notified on 6 --z_ 9-9 8 by: V · phone __ Jener __ in· person Private problem -NDAP v.ill not consider because: Water originates onsite and/or on neighboring parcel. ---I __ Other (Specify): ___ Location is outside WLRD Se!_:icp Fa I DATE CLOSED: 5 p?'f·1 J?Y By: 7' ; /rP>-b.P~ I I I I I I I I I I I I I I I I I I I I I I I I J I I I I { I&» cone. Complaint 98-03 60 Meyer Investiga~ by Robert Manns on 5-27-98 I I found lhat a laige area had been cleared, appjoxima\cly 1/2 acre. An existing depression with water is located at the south :;ide of Tax pa.Teel 08471P-0045, next to Meyer's property. Some dirt and debris has been pushed mto the water from the grk!ing work being dorie on parcel --0045. I checked Sierra and found no perm.its for the grading \{ork. Clarence Weyer is the property ov.ner ofthis parcel. Bis house is on the adjoining pared; h6use # 14602. Meyer's property is not impacted by the work, beca~se of the higher elevation above the grading. Mc)'cr 14454 12" cone. Graded area SE. 132nd ST. Barn 12" cone. \Veyer 14602 12'' cone. . 146th A VE. SE. NTS I 15'__ s Type~ FILE No .. 9' -53-'-! (Eve) ..._( _-4) Block No: TO BE COMPLETEI;> BY COJ)1PLA.iNT PROGR.\J\1 ST A FF _; • ·• •. '. • r -••• •• • - _5_ . R Parcel No. ()81/ 'l f OCO 73 Council District _i2_ KJ:01I .(?/rJ£. Th.Bros: New &>St::. J:Z., Old J50S Charge No. ________ _ IESP0/\'5£: Citizen notified on ______ by: _· _ phone __ letter __ in.person IISPOSITION: Turned to on __ ! __ / __ by_·_ OR: No further action recomn:ended because: Lead agency has been notified: · · . · I=' Problem has bern.corrected. __ No probJ~m has been idenJified. __ Prior investigation addresses problem: · · · · Sn Fn.r: # __ _ -.-Private problem -NDAP will not consider because:. I Water originates onsite and/or on neighboring parcel. · Location is outside WLRD Service Area. Other (Specify): 'TE CLOSED: I By: --- I I I I I I I I I I I I I I I I I I I I Storm Drainage Report 4 FLOW CONTROL AND WATER QUALITY DESIGN 4. 1 DRAINAGE CONCEPT The detention facility was sized using King County's computer program, King County Runoff Time Series (KCRTS). The site will release water at the stream protection standard (KCRTS Level 2) with a 15% factor of safety applied to the calculated live storage volume. The 1998 King County Surface Water Design Manual (KCSWDM) does not require the use of a factor of safety. A 15% factor of safety was chosen to account for inaccuracies during pond construction. A combined detention/wet pond will be used for water quality treatment. The facility will be designed using sizing criteria from the 1998 KCSWDM. The KCRTS program was developed as a hydrologic modeling tool for western King County. The runoff files have been pre-simulated for a range of land cover conditions and soil types for different regions of King County using the U.S. Environmental Protection Agency's HSPFIO model. The HSPFIO model was cahbrated with regional parameters developed by the U.S. Geologic Survey and King County Basin Planning. The KCRTS program simulates the project hydrology through the scaling, summing, lagging, and level-pool routing of runoff files. The KCRTS program includes a group of analytical tools to provide statistical data on the generated time series files. The KCRTS Level 2 standard requires the project to maintain the developed peak release rates at their pre-developed peak runoff rates for the 2-year and 10-year storm events. In addition to matching peak runoff rates, durations to pre-developed durations for the range of predeveloped discharge rates from 50% of the 2-year peak flow up to the full 50-year peak flows will be matched. The KCRTS modeling is summarized in the following sections. The scale factor for the site is SeaTac 1.0 (See KCSWDM Figure 2.2.2.A -Rainfall Regions and Regional Scale Factors at the end of this Section). 11/11/03 Job #01-159 Page 4-1 I I I I I I I I I I I I I I I I I I I Storm Drainage Report 4.2 FACILITY DESIGN The detention facility is designed per Section 5.3.1 -Detention Ponds, of the KCSWDM. The onsite conveyance systems will be tributary to the pond. The proposed detention facility will also contain basic water quality treatment with the use of a wetpond. The wetpond is designed per Sections 6.4.1 -Wetponds Basic and 6.4.4 -Combined Detention and Wetpool Facilities. The pond receives runoff from the portions of the site depicted on the Developed Drainage Basins Exhibit, located in the end of this section. An existing stormwater pond is located in the south east comer of the parcel. The Morgan Place Technical Information Report by Peterson Consulting Engineers (a new subdivision located on the eastern property line) has been reviewed to determine the area currently tributary to this pond. This area has been · included as part of the tributary area to the proposed pond. Therefore, the volume of the existing pond is included in the proposed pond. The pond is designed to detain runoff from 9 .90 acres of off site flow to the north. This off site area is outside the city of Renton and is part of the Shamrock plat. Also included in the detention calculations is 0.67 acres of offsite flow from the Morgan Place plat located to the east. 11/11/03 Job #01-159 Page 4-2 I I I I I I I· I I I I I I I I I I Storm Drainage Report Predeveloped Basin The predeveloped basin has been modeled. based on the existing conditions of the site. The· resulting predeveloped flows will be the maximum discharge rate in the developed condition. The existing ground cover characteristics and resulting flow are listed below. Impervious (NE 5'h St, Morgan Place, 1481h Ave SE) Till Pasture Upstream parcel Remainder of site Till Grass (back half.lots 40-46. Morgan Place) The following is the KCRTS Output Flow Frequency Analysis Time Series File:pre.tsf Project Location:Sea-Tac Total 0.10 acres 14.48 acres 3.15 acres 11.33 acres 0.56 acres 15.14 acres ---Annual Peak Flow Rates--- Flow Rate Rank Time of Peak -----Flow Frequency Analysis------- (CFS) 1. 08 0.428 1. 02 0,123 0.563 0.946 0.907 1. 91 Computed Peaks 11/11/03 Job #01-159 2 2/09/01 7 1/05/02 3 2/28/03 8 3/24/04 6 1/05/05 4 1/18/06 5 11/24/06 1 1/09/08 18:00 16:00 3:00 19:00 8:00 16:00 4:00 6:00 - -Peaks Rank Return Prob (CFS) Period 1. 91 1. 08 1.02 0. 946 0.907 0.563 0.428 0.123 1. 64 1 2 3 4 5_ 6 7 8 100.00 0.990 25.00 0.960 10.00 0.900 5.00 3.00 2.00 1. 30 1.10 50.00 0.800 0.667 0.500 0.231 0.091 0.980 Allowable Release Rates Qz = 0.563 cfs Q10 = 1.02 cfs Page 4-3 I I I I I I I I I I I I I I I I I Storm Drainage Report Developed Basin The following has been used to determine the peak developed flows for the developed basin. Impervious coverage has been calculated based on the maximum zoning, which is 55% impervious. The 3.15 acre upstream parcel was assumed to remain undeveloped or will provide its own detention in the event of future development. Impervious Lots (roofs considered impervious) Roads and Sidewalks (including Morgan Place) Pond Surface Till Pasture (upstream parcel) Till Grass (including back half/ots 40-46. Morgan Place) Total The following is the KCRTS Output Flow Frequency Analysis Time Series File:dev.tsf Project Location:Sea-Tac 6.46 acres 3.30 acres 2.66 acres 0.50 acres 3.15 acres 5.53 acres 15.14 acres ---Annual Peak Flow Rates--------Flow Frequency Analysis------- Flow Rate Rank (CFS) 2.25 1.74 2.70 1.76 2.14 2.39 2.54 4.64 Computed 11/11/03 Job #01-159 5 8 2 7 6 4 3 1 Peaks Time of Peak 2/09/01 2:00 1/05/02 16:00 2/27/03 7:00 8/26/04 2:00 10/28/04 16:00 1/18/06 16:00 10/26/06 0:00 1/09/08 6:00 --Peaks Rank Return Prob (CFS) Period 4.64 1 100.00 0.990 2.70 2 25.00 0. 960 2.54 3 10.00 0.900 2.39 4 5.00 0.800 2.25 5 3.00 0.667 2.14 6 2.00 0.500 1. 76 7 1. 30 0.231 1.74 8 1.10 0. 091 3.99 50.00 0.980 Page 4-4 I I I I I I I I I I I I I I I I I I Storm Drainage Report Facility Output The resulting facility summary is shown below. Please refer to the end of this section for the complete KCRTS Output. Retention/Detention Facility Type of Facility: Side Slope: Pond Bottom Length: Pond Bottom Width: Pond Bottom Area: Top Area at 1 ft. FB: Effective Storage Depth: Stage O Elevation: Storage Volume: Riser Head: Riser Diameter: Number of orifices: Detention Pond 3.00 H:lV 360.00 ft 100.00 ft 36000. sq. ft 46101. sq. ft 1. 058 acres 2.50 ft 0.00 ft 98813. cu. ft 2.268 ac-ft 2.50 ft 12.00 inches 3 Full Head Pipe Orifice# Height Diameter Discharge Diameter Hyd 1 2 3 4 5 6 7 8 (ft) (in) (CFS) (in) 1 0.00 2.88 2 1. 20 3.44 3 1. 60 2.19 Top Notch Weir: Rectangular Length: Weir Height: 2.25 in 2.00 ft Outflow Rating Curve: None Inflow Outflow Peak Target Cale Stage Elev 4.62 ******* 2.70 2.81 2.81 2.24 ******* 1. 27 2.59 2.59 2.25 1. 02 0.85 2.29 2.29 2.38 ******* 0.73 2.08 2.08 2.69 ******* 0.69 2.00 2.00 1. 40 0.56 0.48 1. 58 1.58 1. 72 ******* 0.28 1. 31 1.31 1.74 **.***** 0.21 0.83 0.83 0.356 0.366 0.123 6.0 6.0 Storage (Cu-Ft) 112107. 102625. 89622. 81059. 77552. 60556. 49385. 30976. (Ac-Ft) 2.574 2.356 2.057 1.861 1.780 1.390 1.134 0.711 Note that the post-developed peak rates of runoff (0.48 cfs for the 2-year and 0.85 cfs for the 10-year) are less than the predeveloped peak rates of runoff (0.56 cfs for the 2-year and 1.02 11/11/03 Job #01-159 Page 4-5 I I I I I I' I I I I I I I I I I Storm Drainage Report cfs for the 10-year). The proposed facility therefore also satisfies the KCRTS Level I peak flow requirements. Due to limitations of runnmg the KCRTS program with reduced runoff record files, information for the 50-year duration curves is not available. Because of this, the upper limit of the target duration curve is based on the 25-year existing design storm event. Based on discussions with King County personnel responsible for creating the KCRTS program, the difference in volume of a detention facility sized using the 25-year duration curve versus a facility sized using the 50-year duration curve is negligible. Through several iterations, both the detention facility size and flow restrictor configuration were adjusted until the required flow duration and peak outflow criteria were met for the facility. Duration Comparison Anaylsis Base File: pre.tsf New File: spond.tsf Cutoff Units: Discharge in CFS -----Fraction of Time--------------Check of .Cutoff 0.280 0.342 0.403 0.465 0.527 0.589 0.650 0.712 0.774 0.836 0.897 0.959 1. 02 1. 08 Base 0.88E-02 0.62E-02 0.48E-02 0.36E-02 New 0.83E-02 0.56E-02 0.45E-02 0.41E-02 %Change -5.6 -9.8 -6.8 13.2 0.28E-02 0.27E-02 -3.5 0.21E-02 0.21E-02 4.0 0.15E-02 0.18E-02 24.4 O.lOE-02 0.llE-02 9.4 0.77E-03 0.65E-03 -14.9 0.44E-03 0.41E~03 -7.4 0.26E-03 0.23E-03 -12.5 0.16E-03 0.16E-03 0.0 0.65E-04 0.49E-04 -25.0 0.16E-04 0.49E-04 200.0 Probability 0.88E-02 0.62E-02 0.48E-02 0.36E-02 0.28E-02 0.21E-02 0.15E-02 0.lOE-02 0.77E-03 0.44E-03 0.26E-03 0.16E-03 0.65E-04 0.16E-04 Maximum positive excursion= 0.098 cfs 9.2%) occurring at 1.07 cfs on the Base Data:pre.tsf- and at 1.17 cfs on the New Data:spond.tsf Maximum negative excursion= 0.033 cfs ( -8.5%) occurring at 0.386 cfs on the Base Data:pre.tsf and at 0.353 cfs on the New Data:spond.tsf Base 0.280 0.342 0.403 0.465 0.527 0.589 0.650 0.712 0.774 0.836 0.897 0.959 1. 02 1. 08 Tolerance------- New %Change 0.272 -2.8 0.322 -5.6 0.375 -7.0 0. 485 4.3 0.518 -1. 7 0.614 4.3 0.683 5.0 0.724 1. 6 0.766 -1. 0 0.830 -0.7 0.886 -1. 3 0.963 0.4 1. 01 -1. 2 1.17 7.8 The required detention volume for live storage is 98,813 cubic feet. The provided detention volume will be a minimum of 113,635 cubic feet, which includes a 15% factor of safety. 11/11/03 Job #01-159 Page 4-6 I I I I I I I I I I :1 I I I I I Storm Drainage Report Water Quality Facilities Sizing Calculations A summary of the water quality faciliti.sizing calculations is provided below. Section 6.4.1.1 of the KCSWDM specifies that the following equation be used when sizing wetpond facilities. Vi= fVr where: f = Volume Factor (3.0 for "basic" wetponds) Vr =' Volume of runoff from mean annual storm ( ct) Vr = (0.9Ai + 0.25 Atg + 0.10 At[+ O.OlAo) x R where: A; = Area of impervious surface (st) A1g = Area of till soil covered with grass or pasture (st) Atf = Area of till soil covered with forest (st) R = Rainfall from mean annual storm, (inches) (0.041' for all facilities see Figure 6.4.1.A in the Appendix) Total Area= 15.14 acres A; = 6.49 acres 7 282,704 sf A1g = 8.65 acres 7 376,794 sf Vr = 14,294 cf Vi= 42,882 cf The actual volume of the wetpool is greater than 100,000 cf 11/11/03 Job #01-159 /tRIAD ~~_>c1.,11., Page 4-7 I- I I I I I I I I I I u w z 0 1-z w 0:: 0) 1; I I 0:: 0 (fl C 0 C Q) 0:: / U) :fl _c X w > 00 [~ -"'W U) ---, :;;: 0 0 0:: I~ I .......... --- ---K---•- .. ,.:-~2···· -----.-'·""• ... • .--v -~-~· .. / •• -L ~- ( ··? { , ? ?\ r::t"} r .. · l,,J ,; ? ? ,-\ :/ I ? ., ? ? I ? ?\ I ? ? ? ? I ? ? ~- ? ? *\ ? ? .. ----, ? ? ? ? ? ? ,-, I I L _ _j :'l. .. .;;_(.,'\..;....; ... ,.,_.,.~:~tti~~--~ ~ ~ , ~r~~~rt;~~-~::~f~~,~~~~ .... :: .. :--_:_: ·, •. ··-·---·· . . ~ ....... I -----1- I I TOTAL SITE A,,EA 15 .. 14 AC TILL PASTURE 14.48 AC I TILL GRASS--1 0 .. 56 AC ( I 1 -@- SCALE: 1" t 100' ~ ~ ' _...·$ '";,:, .. ·· 11B1411SthAW-NE Klrtbnd. WA 98034-69Z3 425.621.9448 425,821.3,1.81 tu 800.486.0756 tel lrN land Oevf.lopme.1N Co1nsul11an,i·:J ~ 0 I- CJ ~ :i: U) ;§ LIJ ~ (.!) .... (.) ~ iii -l: 0 q: )( ! LIJ I (.!) Cl) ;,:;~ i:: Cl) ~ Cl) q: >< en LIJ Cl) <: 0 I-~ Cc u. 0 ). I-0 "' u ~ = z 1j; E .. ~ g <J<l<J<Yl<Kl<}( QR.tlD F. SUDt AICP PRW!CT l!ANACl:R -.U,W~PI.$ PRW!CT SURVEYOR ......-a<A ..,.._PC PRW!CT EIICl!il:l:K PRW!CT L\NDSCAPE ARCIUTttT nRST SUBIIITTAL DATE: StAU: IJllm., ,·~,oo· YmcN/A STAIIP NOT VAIJD Ulll1.SS SICN!ll 00> DAT!ll JOB NO. 01-159 SHEEI NO. 1or2 5rutl<ows,..ov .Poo3 ~ 40pp!II --------- - ---.111!'8 E: \PROJECTS\01159\DWGFiles\Engineering Exhibits\Renton SOR\01159 RENTON OCl.dwg, Model ''''-::;'···--::-::,: \ :::.--.:::: :::::: ' ''.'. :, cc:-:;~~'~ \ \ ~ .; ·--·---~ ) ) "' w. w "'.,/ "' "'/'' "' "' "' "' "' \ ' "' ' \ I I ' '" ... "' ... "'/ "' "' ~ ----- "' ... / ~ ~"'\ "' .... ' ... ... 'V ' "' "' --..__ ... "' ), "' ....... "' .. \ : "':"' ~ -~.· =~~: .. ,\ :;!1 Jl:11!! \ Ml ~ I ': ;;j\ ; :. ' '" "' ' u+a : 1~ r llJlll j·,. '• "q .) "\., ·•·•·· .. \ .... .... .... .... ·\ I \ rf, .. --.~,,,~-1.,.. .. ·· ,,.-~ I ·\:-:-- ... K," . ,.,. \ ''/. 1/\ I \ I ::ti I :a 0\ ...:d's.~,-7, .. ,'-;-~ \ \ if; \~ '\"\ i r· \i', I' . I . )'j . , . \ ... \ l \ \ ~.1 / \ ~: \.. i 1, ' • \ I \ '· 'I ,i . \ L i \ . t, , <\ \.\1\\1· \ 6 ~ 'i. \: \ ~ \ ~\ :. \ ·· .. : • 11 l 01 \ \ ~ l;°, 1 I ~ 478: • .. ••\ \ \ ,-..nit---..'.472 ... I.. , [; . 'r;_ 'i l I I r \ .f".-'"-·"" : "'{ t ... , ~ '{ \ I I ··,f"·, ...... .. \ I \ ... '· :.~·a----,ffli / ...... -........ -/ Ti~, ... Jf·· .... ..,_ ,, \ ·r-;-I ... ~· \ i ""·····I·''"'' ........ ··-... ,'(. ,, .. ·· ... "' ""' \,, ..... "' §~I -i 2i2 l>~ r . -·-'-~ -"-'· ._, .... ,.,a . ..;.;,1., 0 i{ hi;:,:;~Ai\::'.:-;>;10;;,c] .,.;i:J::ZZZ~. ,A· .. ·· • " "i&l , )> . .• ~ ... / ' ~.1 ···, ,..e>I. ( ' ' . ·,1 \ i 1. r·.:.'· ·· {. I ); : . \ti'. '• ,'2 . . if:_:·\:' i '; -,-, .;,-:. -~"::--I '... :· ··,, I ·.. I ,.,. (-.. . . r·1 ·· .... ••• 1,·. ····1i:: t I ~~ 1: i :·t\ : (·; I\ ·:.i:. :, \( 1,: '· r-1 I I L _ _J \ ~ KING COUNTY rl-~>~-rctit:y ofjREflfoN1 I I : I \, • T l 1.:\ I.! I '\l I I I] I! I \l \I I r,..._ i, J_ _Ji ':l ! ~_J~~-1.~,-T I { ...... , l __ i_'_ I utm , ;?~ l ; -1 I ' -:~ ( .. ·-,;~ r:4·--r-;::--1 i I ""i , J_ · -r o ·. . J_ --! ~-... .... II I Si= '."'i ~ '."'I ,iiff"' " I ri I ;;:i. ;:::q::::: :ti,; :i(t: 1 I i\ .. /1 ltti I · ~ ,._ l! r-r-r--; I : : 1t . . S( I :ij ~1' \~ \ :s ~ : ~ I ltll \ en I O ~ fl> n, · I I ' ----~_.,,.__ -r 1g ·~.~. ~ $ ~ ~ ~ '.b. .. i! '"J·-·-~,e;--.... -~-~' .. ---------~---~a, n, ft, ~ .. -I ~.... ;,('. L~ I . ~ ~ ~ jllm \ , \/ 1 r~---~ a, ~ l ···· ........ i J . :.1 ... · \ ,_ .. ~ -.A. ,,,.. \ ' • ~ Ill ~ _j J": ',~ . :b. ~ ~ I \ \ ,,.,.., ..... VI ~ I H-----T4. '' .... ~ l H· \ 0:bi I :. \ A_ ..... ) ll ' • '' dai i \ A ~.··-~~;. ri::---;.'1 {:IS_ -----'-::.-:::::-:: '' ~_...-----....::.-----·";-·-... / .. . 0 11· ~-<. -... -.. ,-----I ---.··,,·, _ SE/ 128TH ..STREET ··~ ' • '••, • •• O O O • • •••,• '>'~•r,:::::«~ O • O ~ •,:.:-••• o,,,•,-..;!;::1i:i,~ 0 • O•M~, M ..... V) ~ I ~ !:l "' ~ ~ •1!!1 [!,! ij or~ I\> "i"' i< ~ ... ~!Ii I\) ~ g I 0\1,t FIENICJ,I l;C.1 ~iji ilif ii · ~ a ae a a~ ;;~ ~i~h· ::11Z "'IU1; •. ~:; l:l &b !:lit .... > t-:1 .. ~ l!I :~, { " ' NO. I DATE I REVISION BY ICK CITY OF RENTON, DEVELOPED DRAINAGE BASINS EXHIBIT SHAMROCK WASHINGTON I ~ $ f n u i 11\~i~/ IJ ~ ~ > -< "' .. I 1. ST 1.1 I I I I I I I I I ·~ I I I I I I I ST 1.0 Rainfall Regions and Regional Scale Factors Incorporated Area .0 River/Lake Major Road ST 1.0/ / LANDSBURG LA 0.9 I I I I I I· I I I I I I I I I I I I I 6.4. l WETPONDS -BASJC AND LARGE-METHODS OF ANALYSIS. FIGURE 6.4.1.A PREClPIT ATION FOR MEAN ANNUAL STORM IN INCHES (FEET) ST 1.0 ST 1.1 ,' ) I I I i I /0 f:. · .. ~>~~; .. ;~~ I 0.54" (0.045'} lncorpora1ed Area ~ River/Lake Major Road 0. 47" (-0 _ 039') .. 0.47" (0.039') NOTE: Areas east of the easternmost isopluvial should use 0.65 inches unless rainfall data is available for the location of interest 2• The mean annual storm is a conceptual storm found by dividing the annual precipitation by the to1al number of storm even1s per year ST 1.0/ LA ~--c :b::.-. . ------.:. 0.9 LA 1.0 LA 1.2 -••~o. • q I• q • ... ,._,. • • / / result, generales large amounrs of runoff. For !his application, till soil rypes include Buckley and bedrock soils, and alluvial and ourwash soils that have a seasonally high waier rable or are underlain at a shallow depth (less than S feet) by glacial 1i!L U.S. Soil Conserva1ion Service (SCS) hydrologic soil groups 1hat are classified as till soils include a few B, mos! C, and all D soils. See Chap!er 3 for cl~ssifica1ion of specific SCS soil 1ypes. I 998 Surface Water Design Manual 911198 6-69 I I I I I I I I I I I I I I I I I I I South Pond KCRTS Output Retention/Detention Facility Type of Facility: Side Slope: Pond Bottom Length: Pond Bottom Width: Pond Bottom Area: Top Area at 1 ft. FB: Effective Storage Depth: Stage O Elevation:· Storage Volume: Riser Head: Riser Diameter: Number of orifices: Detention Pond 3.00 H:lV 360.00 ft 100.00 ft 36000. sq. ft 46101. sq. ft 1.058 acres 2.50 ft 0.00 ft 98813. cu. ft 2.268 ac-ft 2.50 ft 12.00 inches 3 Full Head Pipe Orifice # Height Diameter Discharge Diameter (ft) (in) (CFS) (in) 1 0.00 2.88 0.356 2 1.20 3.44 0.366 6.0 3 1. 60 2.19 0.123 6.0 Top Notch Weir: Rectangular Length: 2.25 in Weir Height: 2.00 ft Outflow Rating Curve: None Stage Elevation Storage Discharge Percolation (ft) (ft) (cu. ft) (ac-ft) (cfs) (cfs) 0.00 0.00 0. 0.000 0.000 0.00 0.03 0.03 1081. 0.025 0.039 0.00 0.06 0.06 2165. 0.050 0.055 0.00 0.09 0.09 3251. 0.075 0.067 0.00 0.12 0.12 4340. 0.100 0.078 0.00 0.15 0.15 5431. 0.125 0.087 0.00 0.18 0.18 6525. 0.150 0.095 0.00 0.21 0.21 7621. 0.175 0.103 0.00 0.24 0.24 8720. 0.200 0. llO 0.00 0.34 0.34 12400. 0.285 0.131 0.00 0.44 0.44 16108. 0.370 0 .149 0.00 0.54 0.54 19844. 0.456 0.165 0.00 0.64 0.64 23608. 0.542 0.180 0.00 . 0.74 0.74 27401. 0.629 0.194 0.00 0.84 0.84 31221. 0.717 0.206 0.00 0.94 0.94 35069. 0.805 0.218 0.00 1. 04 1. 04 38946. 0.894 0.229 0.00 1.14 1.14 42851. 0.984 0.240 0.00 l. 20 1. 20 45208. 1.038 0.246 0.00 1. 24 1. 24 46785. 1. 074 0.253 0.00 1. 27 1. 27 47970. 1.101 0.266 0.00 Surf Area (sq. ft) 36000. 36083. 36166. 36249. 36332. 36415. 36498. 36581. 36664. 36943. 37221. 37501. 37781. 38062. 38344. 38626. 38909. 39193. 39364. 39478. 39563. I I 1.31 1. 31 49555. 1.138 0.284 0.00 39677. 1. 34 1.34 50747. 1.165 0.308 0.00 39763. I 1. 38 1. 38 52340. 1"".202 0.337 0.00 39877. 1.42 1.42 53937. 1.238 0.369 o.oo 39992. 1. 45 1.45 55138. 1. 266 0.432 0.00 40078. 1. 49 1.49 56743. 1.303 0.446 0.00 40192. I 1. 59 1.59 60777. 1.395 0. 483 o.oo 40479. 1. 60 1.60 61182. 1. 405 0.488 0.00 40508. 1. 62 1. 62 61993. 1.423 0 .496 0.00 40566. I 1.65 1.65 63211. 1.451 0.508 0.00 40652. 1.67 1. 67 64025. 1.470 0.521 0.00 40710. 1. 69 1. 69 64839. 1.489 0.537 0.00 40767. 1. 71 1.71 65655. 1.507 0.555 o.oo 40825. I 1. 74 1.74 66881. 1. 535 0.574 0.00 40911. 1. 76 1. 76 67700. 1.554 0. 591 0.00 40969. 1. 78 1. 78 68520. 1. 573 0.601 0.00 41027. I 1. 81 1. 81 69752. 1.601 0. 611 0.00 41114. 1. 91 1. 91 73878. 1.696 0.652 o.oo 41403. 2.00 2.00 77616. 1.782 0.688 o.oo 41664. 2.06 2.06 80121. 1.839 0.719 0.00 41838. I 2 .13 2.13 83057. 1.907 0.755 0.00 42042. 2.19 2.19 85585. 1.965 0.792 0.00 42217. 2.25 2.25 88123. 2.023 0.828 0.00 42392. 2.31 2.31 90672. 2. 082 0.863 0.00 42568. I 2.38 2.38 93659. 2.150 0.896 0.00 42773. 2.44 2.44 96230. 2.209 0.937 0.00 42949. 2.50 2.50 98813. 2.268 0.979 0.00 43125. I 2.60 2.60 103140. 2.368 1. 310 0.00 43419. 2.70 2.70 107496. 2.468 1. 900 o.oo 43714. 2.80 2.80 111883. 2.568 2.660 0.00 44010. 2.90 2.90 116298. 2.670 3.480 0.00 44307. I 3.00 3.00 120744. 2.772 3.780 0.00 44604. 3.10 3.10 125219. 2.875 4.060 0.00 44902. 3.20 3.20 129724. 2.978 4.320 0.00 45201. I 3.30 3.30 134259. 3.082 4.560 0.00 45500. 3.40 3. 40· 138824. 3.187 4.790 0.00 45800. 3.50 3.50 143420. 3 .292 5.000 o.oo 46101. 3.60 3.60 148045. 3.399 5.210 0.00 46403. I 3.70 3.70 152700. 3.506 5.410 0.00 46705. 3.80 3.80 157386. 3.613 5.600 o.oo 47008. 3.90 3.90 162102. 3. 721 5.780 o.oo 47312. I 4.00 4.00 166848. 3.830 5.950 o.oo 47616. 4.10 4.10 171625. 3.940 6 .130 0.00 47921. 4.20 4.20 176432. 4.050 6.290 0.00 48227. 4.30 4.30 181270. 4.161 6.450 0.00 48534. I 4.40 4.40 186139. 4.273 6.610 0.00 48841. 4.50 4.50 191039. 4.386 6.760 0.00 49149. Hyd Inflow Outflow Peak Storage I Target Cale Stage Elev (Cu-Ft) (Ac-Ft) 1 4.62 ******* 2.70 2.81 2.81 112107. 2.574 2 2.24 ******* 1. 27 2.59 2.59 102625. 2.356 I 3 2.25 1. 02 0.85 2.29 2.29 89622. 2.057 4 2.38 ******* 0.73 2.08 2.08 81059. 1.861 5 2.69 ******* 0.69 2.00 2.00 77552. 1.780 6 1. 40 0.56 0.48 1. 58 1.58 60556. 1.390 I 7 1. 72 ******* 0.28 1. 31 1. 31 49385. 1.134 I I I I I I I I I I I I I I I I I I I I 8 1.74 ******* 0.21 0.83 Route Time Series through Facility Inflow Time Series File:dev.tsf Outflow Time Series File:spond Inflow/Outflow Analysis Peak Inflow Discharge: 4.62 Peak Outflow Discharge: 2.70 Peak Reservoir Stage: 2.81 Peak Reservoir Elev: 2.81 Peak Reservoir Storage: 112107. 0.83 30976. 0.711 CFS at 6:00 on Jan 9 in Year 8 CFS at 10:00 on Jan 9 in Year 8 Ft Ft Cu-Ft 2.574 Ac-Ft Flow Frequency Analysis Time Series File:spond.tsf Project Location:Sea-Tac ---Annual Peak Flow Rates--- Flow Rate Rank Time of Peak (CFS) 1. 27 2 2/09/01 19:00 0.282 7 12/28/01 18:00 0.687 5 2/28/03 7:00 0.205 8 8/26/04 6:00 0.481 6 1/05/05 15:00 0.730 4 1/18/06 23:00 0. 849 3 11/24/06 8:00 2.70 1 1/09/08 10:00 Computed Peaks -----Flow Frequency Analysis------- --Peaks --Rank Return Prob (CFS) (ft) Period 2.70 2.80 1 100.00 0.990 1.27 2.59 2 25.00 0.960 0.849 2.29 3 10.00 0.900 0.730 2.08 4 5.00 0.800 0.687 2.00 5 3.00 0.667 0.481 1. 58 6 2.00 0.500 0.282 1. 31 7 1.30 0.231 0.205 0.83 8 1.10 0.091 2.22 2.74 50.00 0.980 Flow Duration from Time Series File:spond.tsf Cutoff Count Frequency CDF Exceedence_Probability CFS % % % 0.018 40677 66.336 66.336 33.664 0.337E+OO 0.054 5305 8.651 74.987 25.013 0.250E+OO 0.089 5022 8.190 83.177 16.823 0.168E+OO 0.124 4056 6. 614 89.791 10.209 0.102E+OO 0.160 2557 4.170 93.961 6.039 0.604E-01 0.195 1581 2.578 96.539 3 .461 0.346E-01 0.231 1052 1.716 98.255 1.745 0.174E-01 0.266 485 0.791 99.046 0.954 0.954E-02 0.302 118 0 .192 99.238 0.762 0.762E-02 0.337 76 0.124 99.362 0.638 0.638E-02 0. 373 69 0 .113 99.475 0.525 0.525E-02 0.408 18 0.029 99.504 0. 496 0.496E-02 0.444 38 0.062 99.566 0.434 0.434E-02 0.479 73 0 .119 99.685 0.315 0.315E-02 0.515 28 0.046 99.731 0.269 0.269E-02 0.550 12 0.020 99.750 0.250 0.250E-02 0.586 14 0.023 99.773 0.227 0.227E-02 0.621 24 0.039 99.812 0.188 0.188E-02 0.657 28 0.046 99.858 0.142 0.142E-02 0.692 25 0.041 99.899 0.101 0.lOlE-02 0. 728 16 0.026 99.925 0.075 0.750E-03 0.763 12 0.020 99.945 0.055 0.554E-03 I I 0.799 6 0.010 99.954 0.046 0.457E-03 0.834 6 0.010 99.964 0.036 0.359E-03 I 0.870 7 0. Oll 99.976 --o. 024 0.245E-03 0.905 3 0.005 99.980 0.020 0.196E-03 0.941 3 0.005 99.985 0.015 0.147E-03 I 0.976 2 0.003 99.989 0. Oll 0. ll4E-03 1. 01 1 0.002 99.990 0.010 0.978E-04 1. 05 0 0.000 99.990 0.010 0.978E-04 1. 08 2 0.003 99.993 0.007 0.652E-04 I 1.12 0 0.000 99.993 0.007 0.652E-04 1.15 0 0.000 99.993 0.007 0.652E-04 1.19 2 0.003 99.997 0.003 0.326E-04 1.22 0 0.000 99.997 0.003 0.326E-04 I 1.26 0 0. 000-99.997 0.003 0.326E-04 I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I Storm Drainage Report 5 CONVEYANCE SYSTEM ANALYSIS & DESIGN The tight line portion of the proposed conveyance system for tributary to the onsite pond will be designed in accordance with section 4.2.1.2 of the 1998 King County Surface Water Design Manual (KCSWDM) to convey the 25-year recurrence flows without overtopping. The 100-year flows are allowed to overtop portions of the system, but these overflows have safe paths. Actual conveyance analysis will be provided during final engineering submittal. 11/11/03 Job #01-159 Page 5-1 I Storm Drainage Report I 6 SPEC~Al REPORTS AND STUD~ES ··-I Not applicable I I I I I I I I I I I I I I I 11/11/03 Page 6-1 .ltRJAP Job #01-159 I ;,,_--· I Storm Drainage Report I 1 OTHER PERMITS I Not applicable I. 1. I I I I I I I I I I I I I 11/11/03 7-1 Job#01-159 ltRJAP I ;.,.-- I I I I I I I I I I I I I I I I I I I Storm Drainage Report 8 TESC ANALYSIS AND DESIGN To be provided at engineering submittal. 11/11/03 Job #01-159 !tfil!W ;,..---· 8-1 I I I I I I I I I I I I I I I I I I I Storm Drainage Report 9 BOND QUANTITiES~ FACILITY SUMMARIES, AND DECLARATION OF COVENIANIT 9. 1 Bond Quantities A Site Improvement Bond Quantity Worksheet will be provided at the end of the engineering review process. 9.2 Facility Summaries A Facilities Summary will be provided at engineering submittal. 9.3 Declaration of Covenant Not applicable. 11/11/03 Job#01-159 ltRJAP ;.....----· 9-1 I I I I I I I I I I I 1· I I! I I I I I Storm Drainage Report 10 OPERATIONS AND MAINTENANCE The pond will be a publicly maintained system. The documentation will be provided during final engineering submittal. 11/11/03 Job#01-159 /tRJAD , ,\ .<.;,(I)( I \ l 11 !> ----·. 10-1 I . I I I I I I I I ··· .. l TRACT A I 1··-.. ~ETLAND I .. -1.1;; I ..... · 1 r:-1 ____ [ -,, I ---------- I I ,-__;,.a."'=T~~.a:!LJ l I l I 7 62' 7 7,421 SF 62' -- 6 8,694 SF 62' -- I I ~I I I -+ I I . I ' I ... 50' 'NETI.ANO BUFFER (TYP) --~-j ;> ) J '¥ ) 'NE7VND A "' ( (CLASS 2) "'N88"2C>'50"W '1' 62' 8 7,378 SF 10 9,465 SF 95' 45' 1CD I ~I I I 9 B, 199 SF 62' ' ---1-~- I I 5 -I 4~ 8,649 SF :!I 9,765 SF I ll---'l.----+----1 .1 62' _J 70' ----3.JO' 26'ACCESS/U11LITY EASEMENT + . ' : I 4 • ,... I 4 • 330.53' 11 10,567 SF X KING COUNTY . ----,-----'-,- 40 • • CITY pF RENTON I I I I I I 39 I I I I I I I ~~---~~~6~9-'4o-..... m=,.-~-~~~-----~~---L..~~ . ~ ~ ~ • -, -W----c:-w-J:-"--W-J--H3--'l+c' ~--1~--".~-/tlE4,I'llf!~--~~-~~ - 69 440 1 7.208 SF 94• --- 2 7,875 SF ., -;., - {)., " 60' -- --~9~• 4 3 7.927 SF -~--==""'\ I 1 '\ 1'1 I I t ~ 41 1/ f I : ________ j"' -4 :;j: 'i' ::;' ,,1 I 11 " "'I '1111 : /1 J, I 42 /I '1 ~ • • II I I I I I ,1 12 ,, I I __ : _____ __:--=iil I : : EXISTING PLAT OF 1''11 I ' MORGAN PLACE 43 11 /\ I "' ~i;1 I' "' ',i, I ---------1'1 ii ..... I 1 :11 .!-u I I f;lll -~ 9.!:. -~ 44 ,: f ~ ~ :1 , "" _.,----~ ~G r-f>E!l--ir 1 \ 8 , 1 , i I II : :z: ____ -' ~ I I I 1 ~ ---J: l)J,,_~ ii I ii I •t 17f I G II I I I I :;:: I tl I I II I 45 I! I ± : I !!! $ .---~I--~ --t----.! I I 5J 1/ D~TEN~~~ !AUTY : " ~ --------i1! , ~Hi i 66,2o3 SF l EX. 6' KING COUNTY DRAINAGE I I I I :¥-, 1 ,.., I ;;;' EASEMENT 8704060405) I I ,~ I ~ io " EX. N LINE OF 10' IWOE EA5EMEN I tl ~ I 11, ,1, o m GET POWER FOR ELEcm1c / I I I I . 11 I I l -TRANSMISSION LJNES {880418085 ~ I 1 1 I 11 I ' "' 46 I _I tt "TBM s· L ___ _, I ,j , t "TBM A· _ I , I L Vi '0 t>IJr - - - - - - - -• • • • {i'.Z:.. ,oo·lx c--, -x -- - -_Q_ - -~' ~ -----~~-ufr.-=----~-=--~-:....': __ w: ~~~_;+w_;M.s:,_..~ --W-sa -f -=-~-'' -/~ ---ss------~ -~o ~UT __ ===---Ul-==.~=E_uTJl'c~ -UT __ W-::-UT-.!!'~--~-"".-~-~~ -----=s[l--rr-~-SDi "o -Sl'C-0 ---SS-4-=-i-ss ---±_---55-_-=._::-=._::-=_ -~--~= =Ul=-.c:.._-::_ ~uT-~-=-= UT-~~ J-t{: ------I A~ -.E.j4TH STREET/SE 128TH STREh----Js-----ss----ss- 1 I ---------~-=---_:_~ _________ .j__ __ _ ., ci I I -""'" V5 ± ~ I I I I ·--··--0PM 0p -,-------C.' ----~--M----l----,r---07----~-~--t--------t-------t---:..!._B_N('~-==--1=-~~L_/ 1{=-------f=--=-=--==--\ ~:_ ~a~~ UT"~ ~=~ -=-=-_II __ _ SCALE: 1" = 50' Basis of Bearing HORIZ NAO B.J/91 CITY OF RENTON GPS CONTROL NETWORK HOLDING CITY OF RENTON MONUMENTS C.O.R.fl851(8ASE POINT) ANO C.0.R./1852 THE FIELD MEASURDIENTS FOR THIS TOPOGRAPHIC SURVEY WERE OBTAINED U11UZ!NG Gt.OBAL PDSl710NING SYSTEM (GPS) SURVEY TECHNIQUES USING LE/CA SR 9500 EQUIPMENT. COOROINA TES ASSOC/A TEO WITH THIS DRAWING ARE PROJECT CDDROINA TES 'Ml/CH MAY 8£ CONVERTED TO STA TE PLANE GRID CDDROINATES BY SUBTRAC71NG 100,000 METERS (328,083.3.JJ.J FEET), THEN MUL 11PL YING BY THE AVERAGE COMBINED FACTOR OF (0.9999823o.J4), THE /N/11AL CDDRDINA TE CONVERSION WAS PERFORMED USING THE LE/CA SKI-PRO PROGRAM VERSION 2. 0 2000. PRIMARY CONTROL POINTS AND ACCESSIBLE MONUMENT POSl110NS WERE FIELD MEASURED U71UZ1NG GLOBAL POS/110NING SYSTEM (CPS) SURVEY TECHNIQUES USING LE/CA SR 9500 EQUIPMENT. MONUMENT PDSl110NS THAT 'NERE NOT DIRECT!. Y OBSERVED USING CPS SURVEY TECHNIQUES 'NERE 11ED INTO THE CONTROL POINTS U11UZING LE/CA ELECTRONIC TOTAL STA 710NS FOR THE MEASURDIENT OF BOTH ANGLES AND DISTANCES. THIS SURVEY MEETS OR EXCEEDS THE STANDARDS SET BY WAC 332-130-090. Datum VER11CAL-NA i,o BB / HORIZ. NAO 83/91 Benchmark0 CITY OF RENTON SURVEY CONTROi.. NETWORK MONUMENT #7852 3" BRASS SURFACE MONUMENT FOUND AT THE CORNER OF NE 4TH STREET(SE 128TH ST.) AND 148TH AVE SE "TBM A" SET RR SPIKE IN W. FACE OF U11UTY POLE .B' ABOVE GRADE SE COR OF SITE EL-484.7' TBM ·s· TOP OF 4•x4• CONC MONUMENT A T NE COR. OF SITE EL=519.IJ Legal Description PARCEL 'A' THE EAST HALF OF THE SOUTHWEST QUARTER OF THE SOUTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SEC110N ra TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M.: EXCEPT THE EAST 100 FEET OF THE SOUTH 150 FEET THEREOF: AND EXCEPT THE SOUTH 42 FEET THEREOF AS CONVEYED TO KING COUNTY FOR S.E. 128TH STREET BY DEED RECORDED UNDER KING COUNTY RECORDING NOS. 5755891 AND 5755892; SITUATE IN THE CITY OF RENTON, COUNTY OF KING, STA TE OF WASHINGTON. PARCEL '8' THE EAST roo FEET OF THE SOUTH 150 FEET OF THE EAST HALF OF THE SOUTHWEST QUARTER OF THE SOUTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SEC110N 11:l TOWNSHIP 2J NORTH, RANGE 5 EAST. W.M.: EXCEPT THE SOUTH 42 FEET THEREOF AS CONVEYED TO KING COUNTY FOR S.£ 128TH STREET BY DEED RECORDED UNDER KING COUNTY RECORDING NOS. 5755891; SITUATE IN THE CITY OF RENTON, COUNTY OF KING, STA TE OF WASHINGTON. Legend -'NETI.AND BUFFER IMPACTS: 2,260 SF ~ 'NETI.AND BUFFER REPLACEl,/ENT: 3,006 SF I NE th1ST I ,------__ ] I I I I ---1 I I ' I ,_ '!i SE 116th ST <C :SSE 117th "' ST :': ~ SE 120th ST ~~ ~ '' SITE Sc tJJrd CT bl '!i <C bl s " <C :!? PARK & RIDE '-, I I I I Park Vicinity Map NOT TO SCALE Site Information OWNER: ~--' SHAMROCK HIGHLANDS, LLC 9720 NE 120TH PLACE, SUITE 100 KIRKLAND, WA 98034 (425) 825-1955 DEVELOPER: CAMWEST REAL ESTA TE DEVELOPMENT. INC. 9720 NE 120TH PLACE, SUITE 100 KIRKLAND, WA 98034 ENGINEER/SURVEYOR/PLANNER: S£C110N/TOWNSHIP /RANGE: ZONING: GROSS SITE AREA: SQUARE FOOTAGE OF LAND IN S£NSl11VE AREA: SOtMRE ~TAGE OF._ LAND IN R. D. W.: NET SITE AREA: DENSITY ALLOIIED: DENSITY PROPOSED: PROPOSED USE: NUMBER OF DWELUNG UNITS: NUMBER OF LOTS: STREET TYPE: ALLO'NED MINIMUM LOT SIZE: AUOIIED MINIMUM LOT WIO TH: CORNER MINIMUM LOT WIO TH: AUOIIED MINIMUM LOT DEPTH: UTILITY PURyEYDRS· SANITARY SEIIE"R: WATER: SCHOOi..: FIRE: TELEPHON£· PD'IER: NATURAL GAS: CABLE T. V.: REFUSE S£R1AC£: .. YARD SETBACKS· FRONT LOADED LOT.· Sheet Index (425) 825-1955 CONTACT: SARA SLATTEN TRIAD ASSOC/A TES '1814 '15TH A VE NE KIRKLAND, WA 98034 (425) 821-8448 CONTACT: GERRY BUCK POR OF THE NE r/4 OF THE SE 1/4 I< THE SE 1/4 OF THE SE 1/4, AU IN SEC. l(l lllf'. 23 N., RGE. 5 E., W.M. R-5 203,720 SF (4.68 AC) 2,7'7 SF 31,250 SF 169,753 SF SF (3.9 AC) 5 LOTS / NET ACRE 2.8 DWELUNG UNITS/ NET ACRE SINGLE FAMILY DETACHED 11 11 PUBLIC RESIDEN11AL ACCESS 7.200 SQ FT 60' 70' 65' CITY OF RENTON WATER DISTRICT /90 RENTON SCHOOi.. DISTRICT CITY OF RENTON Q'NEST COMMUN/CA 710NS PUGET SOUND ENERGY PUGET SOUND ENERGY AT&T BROADBAND WASTE UANAGEUENT SID£ FRONT SIDE CORNER REAR 20' 5' 15' 25' 1 PRELIIIINARY PLAT/COVER SHEET 2 PRELIIIINARY GRADING PLAN 3 PRELIIIINARY DRAINAGE AND UTILITY PLAN 4 TREE CUTnNG AND CLEARING PLAN 5 NEIGHBORHOOD CIRCULATION PLAN IC) 2004 TRIAD ASSOCIA lES .. ,. .... w ~ ffi :s: 0 ~ .... ,q: ~ ).. Cc ~ I -~ ~ t! i!'i, " TRIAD ASSOCIATES - 11814115thAve. NE Kirkland, WA 98034-8923 425.821.8448 425.821.3481 lax 800488.0756 ""' flee www.triadassoc.c;om ~ (.) 0 I ~ Cl) GERAW F. BUCK, AICP pROJEct' IIANAG!R IIIWAII (.CONDREY, Pt$ PROJECT OR RmrCCA S. CUSHMAN, PE P1IOJICT ENGINIIR -y L COX. ASLJI P1IOJICT WlllSCAPE AIICIIITECT ffllSI' SUBlll1TAL DATE: 11/12/03 SCAIJ: 1101112.: r "=50' 11111, Sl'AIIP NOT VWD U1111SS SIGNED AND DATED IOB NUIIBBR 01-159 1o,6 ~ .... <, a: i ~ ~ () .... i5 ct: ~ ). .... u i -------0 ! ,- ·i ! ! I r -' -r~) I I I - I g; I r I I \ j \ \ \ I· ! \ \ I I i -·, ~. ! ! • I I I I I I I I , r ! ! I I I I \ \ I· I I ..,, , .... -,, / , / / / / / - I 'I ' -·· ~.r.· /· ---ss I I SCALE: 1" = 20' 40 ' Preliminary Detention Pond Plant List SYMBOL BOTANICAL/COMMON NAME CONIFER5-VARIED HEl6HTS 4'-6' CHAMAECYPARIS NOOTKATl:NSIS 'ISREEN ARROV'I"/ ~N ARROV'I ALASKA CEDAR X CUPRESSOCYPARIS LEYLANDII 'MONCAL'/ EMERALD ISLE LEYLAND CYPRESS DECIPUOU5 I REES t::\ v ACER CIRCINATUM/ VINE MAPLE AMELANCHIER ALNIFOLIA/ AMELANCHIER .. ,.. __ EYER5REEN HE! SE-:I: 4'-6' MYRICA CALIFORNICA/ PACIFIC V'IAX MYRTLE PRUNUS LUSITANIC.A/ PORTUcSAL LAUREL THUJA OC.C.IDENTALIS 'BRANDON'/ BRANDON'S ARBORVITAE VISURNLJM TINUS/ LAURIJ5TINU5 ARCTOSTAPHYLOS WA-UR.SI/ KINNIKINNICK FILE NUMBER: DEVELOPMENT PLANNING CITY OF RENTON MAR O 4 2004 RECEIVED © 2004 TRIAO ASSOCIATES \. TRIAD ASSOCIATES - 11814115th Ave. NE Klrt<land, WA 98034-6923 425.821.8448 _ 425.821.3481 fax 800.488.0758 toll free www.trJadassoc.com L 8 11 d D e \; e l o p ni e ll I C {] 1i s t1 I I a 11 t s GERALD F. 8/JCI<. AICP PROJECT MANAGER flofUJAM (BIJO) CONDREY, PLS PROJECT SURVEYOR REBECCA S CUSHMAN, PE PROJECT ENGINEER JEFFRE:Y L CO!G ASLA PROIECT LANDSCAPE ARCHITECT FIRSl' SUBMITTAL DATE: 11 /12/03 SCALE: 110R1Z.: 1"=20' 'ilRl,:N/A m'AIIP NOT VAIJD .... UNLES ... s.m.GNED ... AND .. D.,TED ..... 1 JOB NU1IBER 01-159 "' -SIIEET--NUMB--ER---6-o_F_6 ___ i ------6 ... ti) :z: ... co 'C"' 'C"' w u, ~-- I ... :z: ... ti) ,----.... ,----,.-----.-~-I :z: ... 0 'C"' I I w Z------~ co 'C"' 'C"' w ti) r--t-----+-----+--1 - l I ,-,_l_ FILE NUMBER: \}_ v \U \. TRIAD As s o_c I AT Es 11814115thAve. NE Kirkland, WA 98034-11923 425.821.8448 425.821.3481 fax 800.488.0756 toll ""8 www.trladassoc.com ~ 0 ! ~ Cl) G.RALD F. BUCK, A/CP PROJECT MANAGER I\ILLIAM (IIUOJ CONORE:Y, PLS PROJECT SURVEYOR RE:BE:CCA S. CIJSHMAN, PE: PROJECT ENGINEt:R JE:FFRE:Y L. COX ASLA PROJECT LANDSCAPE ARCBl'l'ECT FIRST SUBIIITTAL DATE: 11 /12/0.J SCALE: IIDBIZ.: 1 "=200' Yllll'o STAMP NOT VWD UNLESS SIGNED AND DATED ~ ~ ! Cc ~ ::i.. .... u 108 NUIIBER O 1-159 'f ------! SHEET NUIIBER 5 OF 6 ;s 6 C2004 TRIAD ASSOCIATES ------ i;i l! iii ~ ~i Ii r 11 a ~ a. I ii I I I ~ u 0 0:::: 2 <{ I U) 0 z <( z (f) <( _J _J <( 0... 1-w 00 z 0 0... "' s"' 0 I~ i I . ; i:1 0 N II ~ !!i : ..- e::: a. ~ w < 0 z 0 vi ~ e::: 0 z SW 1/4, SE 1/4, SE 1/4, SECTION 10, TWP. 23N., RGE SE., W.M. \ \ \ ' ' ' ' \ \ II ii!,/ ii,. ,,, .. ,-~,--~~ ·----.... _ ~--.... -.•.. ' , , { I I ~ : I\ < I I m 1r! '.c: I I l ~ GIATE (:', 6'DEC0~11~ FENCE, T'!'P. Q DETENTION () , I . ~1 : J ., 1•1 I I '.) 1 i . . J i 6EE 61-!EET L2 ~ :,: i I ' ,~ : ,,, ~rm,LTION POND PLANTING! f. i. I i.. .,.,,. / .__ ..._ ,,..., p' • . ·· , ! I 1 : <., / • -~-... , ) \ ;-• --~~1 ,,; L > I ii I -V'" / "· 1...:.,., \,,fl''\ -·. ! ,;. l / ' t ' ? '' I ~ " l r "' I :jt I I I / ii'' ,,,1 I } / im d 1 1 i ,: 1: ! :_' '_' 1· : 11 i // i I VI I rl -.~·-l 11 /j .. :: fl1 . r. I :: 1il . . I! I · •; ' U . -: I I -··· 1m1 ,/ l I I 11 I II l . l I ! i I .,: ; · .. '' \ /':. 3 2 \ \ ~-·-.... ~---·- ('> '-,'' ,..,.,.,.. ________________________________ /.., .... ...1-'===--··1· ··f;z-== --. .., .. r· // //"-··----t---························-·····~~1 - STREET TREE PLANT LIST SYMeOL PLANT NAME QUANTITY' SIZE CONDITION/COMMENTS ACEFi! X FFi!EEMANII 'JEFFEFo!SRED'/ AUTUMN eLAZE MAPLE 32 2" CAL SINGsLE TpWNK, WELL-eAANCHED, FULL, MATCI-IED, 646 CONIFEROUS TREES IN WETLAND BUFFER 6YMeOL F'LANTNAME QUANTITY' SIZE Kl P&EUDOTSUCiiA MENZIESII/ , 6-8' 1-lT DOUGs!.AS FIFi! 0 Tl-lUJA PLICATA/ 6-8' 1-lT Wl:STEF!N ~D CEDAFi! STIEET ~E NOTES, MIN. DISTANCE i=,;eoM CENTER OF STI-?EET T~ES TO NEA~ST EDC:IE OF VERTICAL cu~ Sl-lALL BE 4;. WI-IE~ 6Tfii?EET T~ES A~ LOCATED eETWEEN CUFee AND eACK OF SIDEWALK Tfii?EES 61-!ALL eE Cl:NTE~D. CONDITION/COMMENT& e4e 646 6TFi!EET TFi!EE6 61-!ALL eE LIMeED UP TO 6', UNLESS OTI-IERWl6E NOTl:D, AND STAKED IN A MANNER NOT TO OBSTRUCT 61DEWALK T~!=FIC. 6Tfii?EET T~E LOCAtlON6 AIE AF!"'ROXIMATE, VERIFY DRIVEWAY 4 UTILITY LOCATIONS PRIOR TO TFi!EE INSTALLATION. 8' MAX. = 0 6' DECORA TIVE FENCE A~------ NoT TO SCALE I I "I",_,._ __ _ \ \ \ ' \ 8' MAX. SCALE: 1 " = 30' 15 30 60 t:::::•1 _, __ , ,----2" X 4" TOP ~IL---~ r---4" X 4" UJl:LDED WI~ MESl-l r--4" X 4" POST W/ DECO~TIVE POST CAP +f-----,-~:AME FOR MESl-l ec~EN 2" x 4" LOT SIDE I" x 4" T~T SIDE 12" DIA CONC. FOOTING! . •. I I · .. ·. ·1 t . · ···.W· •. ®r·-4_'_M_~_s_H~F._E_N_C_E~~~~~~~~~~- NOT TO SCALE Checked for Complionce to City Standards C) 2004 TRIAD ASSOCIATES '\.. TRIAD ASSOCIATES - 11814115th Ave. NE Klri<land, WA 98034-6923 425.821.8448 425.821.3481 fax 800.488.0756 toll free www.triadassoc.com GEllALD F. BUCK. Al<P PROJECT MANAGER NICK A. l1NGDl. PL5 PROJECT SURVBIOR REIIE'CCA S. CUSHMAN. P£ PROJECT ENGINEER JEFFREY L. 00.: ASIA PROJECT LANDSCAPI AllCBlTECT FIRST SUBlffl'lAL DATI!: 10/15/04 SCALE: llORIZ.: 1•-:10• ll!l!l~N/A STATE or WASHINGTON REGISTERED LANDSCAPE ARCHITECT JEFFREY L. COX CERTIFICATE NO. 556 STAllP NOT VALID UNLESS SIGNED AND DATED JOB NO. 01-159 SHl!ET NO. L1oF3 ,!; " ~ X ! I I !! I ~ u 0 O:'.: 2 <( I (J) 0 z <( (I) z __J <( -. __J <( (L 1-w oO z 0 (L . 0 N II "' Iii"' 0 !~ z ~ I I ~ 1~1!1 I I z 0 (J) ~ 0:: • SW 1/4, SE 1/4, SE 1/4, SECTION 10, TWP. 23N., RGE 5E., W.M. ' ; ' --+----~+----; __ . -·---~--1 ---==---- /' ,' ~/ PLANT LIST / / . .. , .• :-= . :-. .. . . : . •. · .. ... .. .. . . . -... -··· . .... _ . ' . . . : . ... . . -. . . . . . . . . . . . .. "' ·-. ·-.... ·-. . ... . :_ . . . . . .... -, . :. : •. . • .. -·-. . . . . . -. ·: . ·. . . . ·-.-.. . . -. . . .. ·: -·. • • • '!. •• . " ... --. . . . -· ... --... ·-.. -~ . . . -. . . ·-. ., . ·. . . . . • -!. • . "' .. ':.. : ·. . . . .. -· . . . . -.. . . •. . . . . . -:- / -. -. . . . ·-. . . .. . . . : . . . ·:-. •• :~-=-·=: ,/ : . . ... ; : .. ·-:: . ·-. . . ·.... . / ,/ ,/ ... :-. .. ·-. ~ .. -: . . ·-·- . -.-.. ·:.-.. ·-· . . -· ·, . . . . . . .. . . . ·: . . ~ . . ; ·- ·-- . . . . .... ·-. . . ·:- . . .. -. • .. . •. .. -. . - . . . . .. ·. ...... . ... : . . . .... .' . SYMBOL FL.ANT NAME QUANTITY &Its CONDITION/~& PECIPUOU& I kEE .. . . . -· -. .. · .. .-·: ·:_ ;,_ . -. : : . NE 4TH STREET SYMBOL . . . . . . . . . . / / / . . . .. . -. ~ . ·-·. , . / / / / : ., . ~- ./ , .• FLANTNAME ACER CIRCINA TUM/ VINE MAPLE 23 6'HT 6 • 6 (MULTI-TFi<UNK 3 6~NCI-I MINJ 0 A~LANCI-IIER ALNIFOLIA/ CONIFE~ TREE& CUFRE560CYPARI& LE'T'LANDII/ 13 :1-:~=J: LEYLAND Cll'F<!:55 CALOCED~ DE~/ 4 INCENSE CEDAR ARCT05TAPHYL05 UVA-l.llil&I/ KINNIKINNICK ~AG.ARIA CHILOEN&I&/ &AND &TRAU.eEFi!R'r' e'HT 4" POT CONT. I&" OC 4"POT CONT. le" OC HYDR05EEDED LAUN (WA STATE DEFT. OF ECOLOGY 5TOfcH TAACT LOW GROW SEED MIX)) l~IGATION NOTE, ALL LAND5CAFE AREA& ADJACENT TO DETENTION POND TO 6E l~IC!iATED WITH AUTOMATIC l~IGATION SYSTEM&. 5ERVICE6E~ 0 CO!'o'NUS STOLONIFEfi!A/ REDTWIGr Doa.WOOD 1-!eeE 'AUTUMN a.J..ORY'I AUTUl"'IN <!ILOR'r' I-IE6E ILEX CRENATA 'NORTI-IEF<N 61:AUTY'/ NORT!-le~ eEAUTY JAPANESE HOLLY * FENNISETUM ORIENT ALE/ ORIENT AL FOUNTAIN <!1~55 POL Y&TICHUM MUNITUM/ SWORD FERN VACCINIUM OVATUM/ EYERC:!REEN I-IUCKLE6ERR'r' MIX PLANTING IN DETENTION FOND 2,xb~ er= 40% CORNU5 5ERICEA/ RED TWl<!I DOGWOOD 15% PI-IYSOCARPUS CAPIT ATU5/ PACIFIC NINE 6A~ 30% POTENTILLA PALU5TRIS/ PURPLE CINQUEFOIL 15% SALIX 5COULERIANA/ SCOULEFa WILLOW .. QTY 11 52 40 51 3~ 2e. &IZE \ \ \ 5 GAL. 36" I-IT MIN. 2 a.AL. 24" I-IT MIN. 2 a.AL 5i a.AL 30" I-IT MIN 1 a.AL I a.AL 5i a.AL. 30" HT MIN 1&" ht 1e11 ht I&" ht 1e11 ht ----------- SCALE: 1" = 20'-0" ---===~~=~~~~--- ----------------r .• / CONDITION/~& CONT CONT CONT CONT CONT CONT CONT 6ARE ROOT/ 4' OC 6ARE ROOT I 4' OC BARE ROOT! 4' OC BARE ROOT/ 4' OC / / / / / ,, / / ,· L.I.D. STANDARD DEVELOPMENT ••••• Checked for Compliance to City Standards :t:: 'c:t ~ <:, ~ t,.;; ~ 'c:t ~ ~· ~· '\. TRIAD ASSOCIATES - 11814115th Ave. NE Klri<land, WA 98034-6923 425.821.8448 425.821.3481 fax 800.466.0756 toll free www.triadassoc.com ~ .._ 0 ~ ! ~ ~ ~ ~ Cl) PROJECT MANAGER NICK A. l7NGf1t PLS PROJECT SURVEYOR RElrECCA S. CUSHMAN. Pc PROJECT ENGINEER JEFFREY I.. CO& AStA PROJECT LANDSCAPE ARClll'l'ECT l'IRST SUBlll'ITAL DATI!: 1 O /15/04 SCALE: IIOIIIZ.: 1."-20' VBlll:oN/A STATE or WASHINGTON REGISTERED LANDSCAPE ARCHITECT JEFFREY L. COX CERTIFICATE NO. 556 STAIIP NOT VALID UNLESS SIGNED AND DATED JOB NO. 01-159 SlD!BT NO. L2o,3 ~ t,.;;. (!J ~ I ~ ~ e ~ Q: ~ ),. ..... 0 e fl l! s I I ~ i ~ u 0 ~ 2 <( I CFJ s i i ~ R 1:1 ~ !!~ ~ Q. "' z L,J "' ::; z 5= ::, < 3: ;l~I I I a:: a. ~ I.LI ~ Cl '"1-1----l-l-l-+--1 ~ .,, _; 0 oi '° - ci z • Cl!PAR &TAIC:E F!EVAILIM:o~ ~L WIND ~ • CEDAR &T AIC:E l"LAN NOTE, 1"1.ANT TFll!E& I' M~R TMAN DEl"TM <il'<OUN IN~ TREE l"IT &MAI.I. eE NOT LE&& TMAN 2 TIME& flitOOTeAI-L DIA. WATER~ Y AFTER l"LANTIM:o TREE &T AIC:E& F'Ekl ENDICUI.AR TO F!EVAILIM:o WIND ;,..----12 GA WIRE, TWl&T TO TIGHTEN ~-~-If.I" DIA l!)LACK Ril3ell!R M06E TYF'E. Ii-,;.;~--2" x 2" Cl!PAR &TAIC:E • TIP ,-#11----Cl.IT ALL TIE& AND FOI.P l5ACK euRI.AP AND eAeKET MOM Ul"f'l=R 113 C1F i-ooTl!MLL. teMCM: ALL PLMTIC: AND TWINE ~---2" DEPrM MULCH LAYBl't ---3' WATERING eA&IN ~~~~~ai'i'T;---FINl&M GRAD!! !Yt,-;.£;~;;.....l.Jr;/t,ll jaj,j:.j;;;.:..--&c:ARIFY &!DE& AND eoTTOM OF PLANTIM:o PIT '!<"":~~~~~~~~ '.f'l~,1--.--&F'ECIFIED f"LANTIM:o HIX AND FERTILIZER· ;!!,!i'i'r----i.Ec:ot11"ACTED NATIVE eG>IL 2X MIN. PIA.~ TYPICAL CONIFEROUS TREE DETAIL NOT TO SCALE PLANTING NOTES -Contractor &hall verlf!:j all exletrn9 <e condition& prtor to be91nn1n9 con&tructlon. Notlf'!:j owner of an!:j dlecrepancie&, between plane and actual field condition&. The contractor &hall be re&poneible for an!:j dama9e to exl&tin!3 utilitlee or Improvement.&. All repalr& shall be made at. no expenee t.o the owner. Verif'!:j utilit!:j location w1en91neerin9 plane. and/or ut.lflt.!:j locator eervlce. -The contractor eha II not.lf'!:j the ownere repreeentatlve prior to begtnnln!3 conet.ructlon, and ehall keep t.he owner Informed or pro9reee of' work throughout construction. -All work. eha II be ineta lied in conformance with a II applicable loca I codee and ordinance& b!:j experienced workmen and a liceneed landecape contract.or who &hall obtain all neceeear!:j permlt.e and pa!:J all required f'eee. An!:j requirement tn the plane and/or notee &hall be conetdered btndtn9; In case of dlecrepanclee or lteme not understood by the contractor, the owner'& repreeentattve ehall be contacted Tmmedtatel!:j. Slte vlefte b!:j t.he landecape architect to lnepect pro9reee, or work and tte conrormance with the plane ehall be ae directed b!:j the owner'& representative. Execute periodic cleanlng of the elte throUEJhout the contract period to remove all waete matertale, rubbteh, plant contatnere. All written dimenelone eupereede ecaled dletance&. All dlmenelone are taken from the back or curb, face or bulldln9 or face or rence. -Refer to archltecte 4 civil en9tneertn9 plane for elte, 9radtn9 • utllit!:j Information. -Contractor ehall coordinate their work with all other applicable trade&, ae neceeea r!:1- PLANTING NOTES, Qua llt!:j Aeeurance -Latest t&eue of American Standard for Nur&er!:j Stock publi&hed b!:j American Aeeoctatfon or Nureer!:jfflen eha II be ueed to 9rade nur&er!:j etock ANSI Z61Z>.I Plant nomenclature ehall conform lo that ueed In New Suneet U.Je&tern Garden 6ook. Namee and varlet.fee not. lleted In thle rererencs &hall be thoee mo&t commonl!:j ueed In the nureer!:j trade. Herblctdee ehall be applied b!:j licensed applicator. Project Condit.ton& Plant1n9 operation& ehall not be conducted under t.hs followfn9 condltlone, I. Freezln9 U.Jea I.her 2. Exceeelve Heat 3. Hlgh Wind& · 4. Exceseively Wet. Condit.Tone Seciuencin9 4 echedulln9 -Coordinate with earthwork contractor to eetablieh appropriate eub9rade elevations ae required b!:j plant1n9 &oil dept.he epectf'lec::I herein and on the draw1n9e. Sofie Teetln9 -Submit representative eample of etoclcplled topeoll (tr available) tc:, approved eolle te&tlng laborator!:j. PRODUCTS, Plante Provide plante ae Indicated on drawtn9e. -Contract.or te reeponetble for total number of plants r9Freeented 9raphicall!:j or b!:j calculation. SW 1/4, SE 1/4, SE 1/4, SECTION 10, TWP. 23N., RGE SE., W.M. 2X MIN. PIA.~ 0 CEDAl't &TA4<E F!EVAILING~ FIOOTeAL. L WIND ~~ l"I.AN • Cl!PAR er~ NOTE, PLANT TREE& I" Mia.MER TMAN DEPrM CiROU.N IN NU~ Ti.EE PIT &MALL NOT l!lE LE&& TMAN (2! TIME& ROOT 19ALL PIAHETEl't TFll!E &TA4<E& F'Ellll"t!NDICI.ILAl't TO i"i.EVAILIM:o WIND TYPICAL DECIDUOUS TREE PLANTING NOT TO SCALE -Condltron, All plante ehall conrorm td the followln~ minimum requirements, I. Nureer!:j 9rown, unleee otherwlee epedtrted. : 2. Supplied In appropriate container, balled or burlapped, or ba~e root ae epecrrted on cfraw1n9e. 3. In vigorous 9rowln!3 condition with full f'olla9e and full!:j, &!:jmmetrlca lly branched typlcall!:j repre&entatlve or the epeclee. 4. Plante ehall meet 9overntn9 re9ulattone concerning pe&te, weede and dleea&e 4 &hall be f'rse from all pe&te, dleeaee& c weede. 5. Full!:J and completel!:J rc>oted, but not root.bound. 6. Plant 9racl1ng eha II conform to ANSI Z6r:Z).I. -Street Tree&, Uniform in appearance, elze and etructure. -Overelzed Plante, i;:>Iants larger than epec:lfled elze ma!:J be ueed provtdrn9 hel9ht, epread, caliper, and root ball dimenelon& conform to ANSI Z6r:Z).1. -Plante ehall be lnepected b!:j the owner'e repreeentative at. time of deliver!:j. Rejected. plant& ehall be removed from the elte lmmedlatel!:j. Soll mix for all plant1n9 areae and eeedecl areae. -On elte etoclcplled eoll ( If available), amended ae neceeear!:j per Solle Teet1n9 Laborator!:j to eupport. v19oroue plant. 9rowth. Or -3-wa!:j topeoll mix to be approved b!:j Owner'e Repreeentatlve. Topeoll muet be free of viable plante, plant parte, or eeecle. Mulch -Cedar Grove medium 9rade c::ompoet mix, or approved equal, unliorm In color, f'ree f'rom weed eeed, eawduet, and e.plintere. Mulch ehall not contain reeln, tannin, wood fiber or compound& detrimental to plant growth Source ehall be from freehwater mill. 1-1!:jdroeeedeol areae, -Seed ehall conform to the etandarde for "certified" grade &sed or better, a& outlined b!:j the State of WA Dept. of A9rtculture'e "rulee for eeed Certrflcatton" lateet edition. Seed ehall be furntehed ln etandard containere. -Upon owner'e rec::i~t, furni&h duplicate c:oplee of a etatement ei9ned b!:j the vendor certrf!:jln9 that each lot or e-d hae been teeted b!:j a reco9ntzed eeed teetrng lab within 6 month& of delivery to the project elte. 1. H!:jdroeeeded lawn (In planttn9 et.rip a long ROW.!: Graeemaster Maeter Lawn Mix 1-1!:jdroeeed c appl!:j eoll addlt.lvee c h!:jdroeeecl elurr!:j ae recommended by euppller. 2. 1-1!:jdroeeedea lawn (Detention area.!: Stormwater Tract "Low Grow" eeeol mix (per WA State Dept. of Ecolo9!:j> Dwarf tall feecue 40% Dwarf perennral r!:je '6arcla!:j' .30% Red f'eecue 25% Colonla 1 bent.grase 5% H!:jdroeeed c appl!:j eoll addltlvee c h!:jdroeeed elurr!:j ae recommended b!:j euppller. Fertllfzer and Soil Amendment& -Shrub bed amendment at time of &orl placement, I. Profeeelona I 'e Choice Groundout 9-9-9, or equa I Avarlable from DF Marie.& l-800-161-381Z>2 2. Agrlform Tablete, Plant.1n9 tablete, 2l-9ram elze, ae manufactured b!:j Agrlform International Chemlca1e Inc., 2r:Z)-10-5 anal!:jele. Tr-e 4 t.ablete Large and Medium Shrub& 2 tablete. Low Shrube and Giroundcovere I tablet Cl.IT ALL TIE& AND FOLD 1!5ACK eu1'!1.AP 4 BMl<ET ""°'1 IJFFER 113 OF FIIOOT eAL.L Ol't fliEl'10"1!! PLA&TIC CONT AIIER , REHO'Y£ ALL TWINE ""°'1 PLANTING PIT. ~---3' WATER eMIN FINl&M~E 6' TYPICAL SHRUB PLANTING DETAIL NOT TO SCALE Herbicide& ' -t=re-Emer\aent, Surf'lan or approved equa I. -Other herj::>lcldee &ha II be. approved b!:j owner'e repre&entat.Tve prior to application. Submit product data and purpoee oi uee for review. PROCEDURES, Examination -examine etts and verlf!:j that linee, level&, 9radee are acceptable and condition or exletln9 eoil le read!:j to receive work. -Start or work ehall Indicate contractor'e acceptance of extetln9 condttlone. · Soll t=reparatton -Shrub 6ed, I. Prlor to placing plant.in9 mix, ecarlry eub9rade In two directions and thoroUEJhl!:j looeen to a depth of 12 Tnche&. · 2. Place 6 lnchee of1plantrng mix on eub9rade and t.horoughl9 till lnto ecarlfted eoll to a depth of 6 tnche&. • .3. Thorou9hl!:j till lntd top 6 Tnchee of a.II ehrub bede 9-9-9 ferttllzer at a rate or 1.S lba/l~r:Z) &Cfuare feet. . -H~droeeeded lawn areae, I. Place 4 lnchee of eoll mix on eub9rade and thoroughl!:j till Into ecarlfied eoll to a depth of 6 lnchea. · 2. Thorou9hl!:j till intci:> top 6 lnchee of all eseded area& eoll additive& c fertlltzer. (Rate; 4 t!:jpe ae recommended b!:j eeed suppller.) .3. Rake, drag c remove rbck& 4 debrte ::l/4"+ from top I" of eeed bed 4. Roll to produce a firm rlnlehed 9rade ancl l19htl!:j raks to looeen top l/211 of eoll prior to eeedtn9 · Fine Gradtn9 -Remove rock& and debris with an!:j dlmeneton larger than I tnch that turned up durtn9 preparation. -Rake, drae and roll area emooth to eetablleh approved flnlehed 9radee. Maintain setabllehed flow llnee, elopee and 9rads to achieve poett.lve dratna9e allow1n9 no puddlse. -Flnlehed Grade ReCfulremente, I. Flant1n9 6ed Areae, 3 lnche& below adJacent pavtn9 and curbe. 2. Seeded lawn areae, I Inch below adJacent paving and curbe. Tree, Shrub c Gsroundcover Flant1n9 Excavate plant plte to elzee Indicated on drawtn9e. Fertll!ze ptante at. plant1n9 with A9rtform 21 9ram tablet&, 2r:Z)-1r:Z)-5, 2 per I gallon can, ::l per 5 gallon can and 3 per each caliper Inch. -Flood pit prior to plactn9 plant. Notlf!:j owner'e repreeentattve of poorl!:j dralntn9 plte. Do not plant untll direction concernfn9 dratna9e le gtven b!:J owner'& repreeentat.lve. · Set plumb face for beet appearance. Set eo root crown will eettle to appropriate level related to eurrouncltn9 flnlehed 9radee art.er settlln9 hae occurred. -UJatertn9, Conetruct water baetne and thorou9hl!:j water plant& lmmeoltatel!:j after planttn9. -Reetore flnleheol 9radee b!:j hand ralc.1n9. L~ve water bastne fn place. -Stake all treee ae per detalle. (/) (/) NOTE, AU. GROUNDCOYEMI !Fil le 5!'"ACINGJ eMALL !:IE EQUIDl&TANT UNLe&6 OTl-!EFilJJl&E 61"ECIFIED Dl&TANCE ON CENTER A& SPECIFIED &TARI' FIR&T ~ OF !"LANTING AT 112 TME PEl'il'"ENDICULAR 5!'"ACING eETWEEN~ TYPICAL SHRUB PLANTING DETAIL NOT TO SCALE -Gsroundcover plant1n9 shall be9tn at the followfn9 distance& from other elte element& 12" from drlpllne of conifer&, 24" from trunk of declduoue tree, 18" f'rom outer branchee of &hrube, 18" f'rom adjacent hard eurfacee t=re-Emer9ent Herbicide Appl!:j In accordance with manufacturer'& recommended ratee and procedure&. -Appl!:j to eoll or all plant1n9 areae prior to placement of mulch. · Mulch1n9 -Appl!:j 2 lnc::hee (compacted depth after watertn9> of epeciffed mulch to ilniehed 9rade In all &hrub bede. -Thorou9'il!:j water mulched areae to ensure moieture penet.ra tlon t.o the so 11. lnepec:tt~. Guarantee 4 Maintenance -Keep all areae or work clean,:neat and orderl!:J at all tlmee . Keep all paved areas clean durtn9 plant1n9 and maintenance operatlone. -The Landecape Contractor ehall contact the owner'e repre&entattve prior to be9lnntng construction. Drecrepanclee or other probleme ehall be reeolved at thre time. -Maintenance period &hall begin upon rnepectlon and approval by owner'e repreeentatlve, and &hall be for one year. -Maintenance of new plant1n9 ehall conelet or watering, culttvattn9, weeding, mulchtn9, reeetttn9 plant& to proper gradee or upr19ht poeltlon, reetoratlon of the planting eaucer, and furntehtng and appl!:Jln9 euch epra!:J& and Jnvtgorant& as are neceeellr!:j to ksep the plantlnge f'ree or Tneecte and dfeeaee and In thriving condition. -All plant materlal &hall be In thriving condition one !:jeBr f'rom d~e of flna I acceptance. -Replace all plant material which ha& loet 3r:Z)% or more or their normal folla9e. . · Checked for Compliance to City Standards C) 2004 TRIAD ASSOCIATES --~ ------ Cl) :::! ~· i,...; ~ i q: m i,.;; i (!J at: 1-,;; ~ q: ~ '\. TRIAD As s o_c I AT E s 11814 115th Ave. NE Kirkland, WA 98034-6923 425.821.8448 426.821.3481 fax 800.488.0756 toll free www.trladassoc.com ~ <..) I,.. 0 ~ i ! :=e q: (.) ~ Cl) G£RALD F. BUCK. AICP PROlECT MANAGER NICK A. lfNQElt PLS PROlECT SURVEYOR REBECCA S. CUSHMAN, PE PROJECT ENGINEER .EFFREY I.. fW' ASLA PROJECT LANDSCAPE ARClll'l'ECT FIRST SUBIII'ITAL DATE: 10/15/04 SCALE: BORIZ,, N/A llRT.:N/A STATE OF WASHINGTON REGISTERED LANDSCAPE ARCHITECT JEFFREY L. COX CERTIFICATE NO. 556 STillP NOT V.ALID UNLl!SS SIGNED AND DATED I~ .. ............... 56 IOB NO. 01-159 SHEET NO. L3o,3 i ,-..L .. 111111111-..m111 .. .-.. ~·s WETLAND BDUNDARY---- DEL/N/A TED BY GARY SCHULZ. REPORTS DA TED 7 /2802 & 1/12/04 ........... __ . ·, ·, >=--·'1 , __ .,.. '. • \ ) ' \ I \i \ ! ' \ m•••~·---> ----• --·-1 \ ..... ' \ ' .. I SCALE: 1" = 50' Basis of Bearing HORIZ. NAO 83/91 CITY OF R£NTON GPS CONTROL NETWORK HOLDING CITY OF RENTON MONUMENTS C.O.R.j185t(BASE POINT) AND C.O.R./1852 THE FJELD MEASUREM£NTS FOR THIS TOPOGRAPHIC SURVE:Y Kf'RE OBTAINED unuztNG GLOBAL POSlnONING SYSTEM (GPS) SURVE:Y TECHNIQUES USING LE/CA SR 9500 EQUIPMENT. COOR DINA TES ASSOC/A TED WITH THIS ORA WING ARE PROJE:CT COORDINATES WHICH MAY BE CONVE:RTED TO STA TE PLANE GRID COORDINATES BY SUBTRACnNG 100,000 METERS (328,083.JJJJ FEET), THEN MUL nPL YING BY THE A VE:RAGE COMBINED FACTOR OF (0.9999823034), THE INITIAL CODRDINA TE CONVE:RSION WAS PERFORMED USING THE LE/CA SKI-PRO PROGRAM VERSION 2.0 2000. PRIMARY CONTROL POINTS ANO ACCESSIBLE MONUMENT POSlnONS WERE FIELD MEASURED UTILIZING GLOBAL POSIT/ON/NG SYSTEM (GPS) SURVE:Y TECHNIQUES USING LE/CA SR 9500 EQUIPMENT. MONUMENT POSlnONs THAT WERE NOT DIRECTLY OBSERVE:D USING GPS SURVEY TECHNIQUES WERE TIED INTO THE CONTROL POINTS unuztNG LE/CA ELECTRONIC TOTAL STA nows FOR THE MEASUREMENT OF BOTH ANGLES ANO DISTANCES. THIS SURVE:Y MEETS OR EXCEEDS THE STANDARDS SET BY WAC 332-130-090. Datum VERTICAL-NAVO 88 / HORIZ NAD 83/91 Benchmark0 CITY OF RENTON SURVEY CONTROL NETWORK MONUMENT /1852 3" BRASS SURFACE MONUMENT FOUND AT THE CORNER OF NE 4TH STREET(SE 128TH ST.) AND 148TH A\IE' SE "TBM A• SET RR SPIKE IN W. FACE OF UTILITY POLE .8' ABOVE: GRADE SECOR OF SITE EL-484.7' TBM "B" TOP OF 4•x4• CONC MONUMENT AT NE COR. OF SITE EL=519.t3 Legal Description PARCEL 'A' THE EAST HALF OF THE SOUTHWEST QUARTER OF THE SOUTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 10, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M.; EXCEPT THE EAST 100 FEET OF THE SOUTH 150 FEET THEREOF; AND EXCEPT THE SOUTH 42 FEET THEREOF AS CON\IE'YED TO KING COUNTY FOR S.E. 128TH STREET BY DEED RECORDED UNDER KING COUNTY RECORDING NOS. 5755891 AND 5755892; SITUATE IN THE CITY OF RENTON, COUNTY OF KING, STA TE OF WASHINGTON. PARCEL '8' THE EAST 100 FEET OF THE SOUTH 150 FEET OF THE EAST HALF OF THE SOUTHWEST QUARTER OF THE SOUTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 10, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M.; EXCEPT THE SOUTH 42 FEET THEREOF AS CONVE:YED TO KING COUNTY FOR S.E. 128TH STREET BY DEED RECORDED UNDER KING COUNTY RECORDING NOS. 5755891; SITUATE IN THE CITY OF R£NTON, COUNTY OF KING, STATE OF WASHINGTON. Notes THIS PROPERTY IS SUBJECT TO AN ELECTRIC TRANSMISSION UN£ EASEMENT TO SNOQUALMIE FALLS AND WHITE RIVER POWER COMPANY PER RECORDING NO. 305589. THE DESCRIPTION CONTAINED IN THE DOCUMENT IS NOT sumCIENT TO DETERMINE THE EXACT LOCATION OF THE EASEM£NT. THIS PROPERTY IS SUBJECT TO A POWER AND LIGHT POLES EASEMENT PER RECORDING NO. 2794410. THE DESCR/PnON CONTAINED IN THE DOCUMENT IS NOT SUFFICIENT TO DETERMINE THE EXACT LOCA nON OF THE EASEMENT. Legend -WETLAND BUFFER IMPACTS: 2,260 SF m WETLAND BUFFER REPLACEMENT: 3,006 SF Vicinity Map NOT TO SCALE Site Information OWNER: DE\IE'LOPER: ENG/NEER/SURVEY0t/PLANNER: ""'- \, SECTION/TOWNSHIP I/IANGE: ZONING: GROSS SITE AREA: SQUARE FOOTAGE OF LAND IN SENSITIVE AREA: SQUARE FOOTAGE C,f" LAND IN R.O. W.: NET SITE AREA: D£NS1 TY ALLOWED: DENS/ TY PROPOSED: PROPOSED USE: NUMBER OF DWEWNG UNITS: NUMBER OF LOTS: STRE£T TYPE: ALLOWED MINIMUM LOT SIZE: ALLOWED MINIMUM LOT WIDTH: CORNER MINIMUM LOT WIDTH: ALLOWED MINIMUM LOT DEPTH: UULITY PURVEYORS; SANITARY SEWER: WATER: SCHOOL: FIRE: TELEPHONE: POWER: NATURAL GAS: CABLE T.V.: REFUSE SERVICE; YARD SETBACKS· FRONT LOADED LOT: Sheet Index s:c SE 116th ST ;S SE T17th ~ ST 5£ 120th ST PARK & RIDE SC 13Jrd CT SHAMROCK HIGHLANDS. LLC 9720 NE 120TH PLACE, SUITE 100 KIRKLAND, WA 98034 (425) 825-1955 CAMl!f:ST REAL ESTA TE DEVELOPMENT, INC. 9720 NE 120TH PLACE, SUITE 100 KIRKLAND, WA 98034 (425) 825-1955 CONTACT: SARA SLATTEN TRIAD ASSOC/A TES 11814 115TH A VE NE KIRKLAND, WA 98034 (425) 821-8448 CONTACT: GERRY BUCK POR OF THE NE 1/4 OF THE SE 1/4 & THE SE 1/4 OF THE SE 1/4, ALL IN SEC. 10, raP. 23 N., RGE. 5 E., W.M. R-5 203,72D SF (4.68 AC) 2,717 SF 31,250 SF 169,753 SF SF (3.9 AC) 5 LOTS / NET ACRE 2.8 DWELLING UNITS / NET ACRE SINGLE FAMILY DETACHED 11 11 PUBLIC RESIDENnAL ACCESS 7,200 SQ FT 60' 70' 65' CITY OF RENTON WATER DISTRICT #90 RENTON SCHOOL DISTRICT CITY OF RENTON Qllf:ST COMMUN/CA nows PUGET SOUND ENERGY PUGET SOUND ENERGY AT&T BROADBAND WASTE MANAGEMENT SIDE FRONT SIDE CORNER REAR 20' 5' 15' 25' 1 PRELIMINARY PLAT/COVER SHEET 2 PRELIMINARY GRADING PLAN 3 PRELIMINARY DRAINAGE AND UTILITY PLAN 4 TREE CUTTING AND CLEARING PLAN 5 NEIGHBORHOOD CIRCULATION PLAN FILE NUMBER: DEVELOPMENT PLANNING CITY OF RENTON MAR O 4 2004 RECEIVED ~ 2004 'TRIAD ASSOCIATES '\. TRIAD ASSOCIATES - 11814115th Ave. NE Kirkland, WA 98034-6923 425.821.8448 425.821.3481 fax 800.488.0756 toll free www.triadassoc.com Lan ct Oevelopm:)nt Consultants GERAU) F. BUCK. AICP PRO.JECT MANAGER NICK A. YINGER. PLS PROJECT SURVEYOR REBECCA S. WSHMAN, PE PRO.JECT ENGINEER JEFFREY L. cox; ASLA PROJECT LANDSCAPE ARCHITECT mT S1lBlll'l'l'AL DATE: 2/24/04 SCALI!: IIOIIZ.: 1 "=50' 'im.: STAMP NOT VALID UNLESS SIGNED AND DATED JOB NUIIBER 01-159 SHEET NUMBER . --•·. ! w-- ----- 2 ,,,,,,,.-,, t--1 I I '" 1--W ' ' ... ' ... _ ' . ' / . 4 6 3 8 ,. .. l-1 -~'.· 'V WETLAND 'V 'V ______ --25' MIN • • ... L ,.. ~ . . . . . . . --/ ~ . . , I / . , I . ' ~ ).:;' , , / :! ,.1 q _-tr--· . 'V w w __ ..i.,__r= SEH~iT~ ---.... ----- I __ . --------,,,-... -.--- ---' ,Y --· ---------------~-·-! PAD EL. 441.0 ! --. "> ---------)1 l --·-· ·, l. ' I \ ', ' ,,,, ... -~-----··" f ... , I ' ' ,: l I 6 I I NE 4 TH COIJRT 8 PAD EL. 441.5 [ PROPOSED FINISH ADE CONTOUR (TYP) f ! ; ! . ' I/ . • I I Cl) I I \ \ • 1 I . ! PAD EL. 443.0 ! I PAD EL. 442.01 / ... t -.... ···-··········· !PAP EL. 441.5 [ " k I I •• . I I 40 . i EX. TEMPORARY PUBLIC/ ACCESS EASEMENTI (TO BE REMOVED) ' 39 _:. ____ t-G,---SS~ ~ . ,__ ___ .dl,_ -4-:--=--~-~ -..:'".:...:::: -= -~- ---- EX. 8" SSCO ~ I r<o (0 ·, Ci:i ~ EX. CB TOP 447.17 . 72" IE 444.$0 41 7"8 / I ! ' .<· .. I t j ... . I 42 .. ,, ..... ,, .. , IVI I I 1-f" 1., /_I 1\1 I I ,_, I • ,1 • • I 1 ". ; 1-"'I /_I I 1--• ' ... , ' ,., .. _ \ -_., •... -.. >·---·-·~·-_ .... -::."' .. , 43 !PAD EL. 4Jesl llPAD EL. 440.5[ . I I EX. 8" PVC IE 438.2 •lPAD EL. 44t.o! 1 .r ' . ! [ PAP EL. 44i. 0 [: EX. SDMH TOP 440.5 24" CMP (W,E) 72" CMP (NE) 8" CMP (SE) . ,'I' 1i I 1. / \ I \ I ' , "----------~::""-~------------./ / ?· ====~'LJ.J_§..::.6 ====:::::::::2:::::::::::-, , ,,--------', -434--------------.:_::__________ . : . i I I ---------, ---432.5---------,-----------', \ I I , ' ' 11 I \,/ t I 1 I 1\1 / I I i i I 1, / I : /,.--------[-i-T---.... , I : 1 I : 1 I /I I Jolt' ELECTRIC ESMT. . I I Pili REC. NO. q4p3 I I I I I "-----------------'----------------- EX. SDMH i / ! ~ (.-:--------11-1-·--1 : ~~II 1 ) ,~~~--:! / ffi'ACl ~ OE:m#TION WA 7ER QIJAJ.JTY <\j I 'ii'. ;,; I I -, I I ")I 'I-I I :: 'I-I I I I . I I ~ ,-····-·--j+---r-· .. I,. -·.·· : l'f t :? : : II 11 ·, I I I 1 I I I ' I , : r , ! I I I I 10·\x 100±' ELEffRC t:;c+r. l TO f'. S.P.L. REC. 1 If · 1 I 1' 1 8805310868 & 880 .· /)462 I \ I I · \ I ii \ I ' , I I I I , I l ::::::::::;;;~===-~]~) ~ l,_L::.:J:::_ -:::J::_;l:l · · · · · · · · · · · · 4'3.6•"': ...... ·.'"' .. "" .. -.aa.. !-, -----4~-~-_J..;.:..., .,.., --J.;;....,,")";4/f.)I EX. CB TOP 440.59 36" CMP 434.7!1 (SE)• •(INFO PER TR/AP JOB# 98-324) TOP 439.98• 72" CONC IE 432.23 (W)• 36" CMP IE 434. 98 (N)• 8" CMP 438.54 (NE) 24" CONC IE 433.98 (E)• I 36" CMP IE 432. 68 (S)• •(INFO PER ffilAO JOB# 93J324) ·----r--.... _ --.. EX. SDMH ' TGP OF CONC LID TOP 447.87 8" PVC IC437.98 (N) 75" CDNC IE 437.5~ (5) 44 EX. 75" CONG IE 4j7-4 _ JJ..TILJ..TY..'fe, DRAIN ES/ or RENTON REC. fie 877/ 3009-:22, 200101 20010426000237. 45 . -·1~· ~ ... ·-..... ~ ~--,, --.. • ~-EX. 24" CDNC IE 437.10 EX. 24" CONC IE 437.20 EX. 6' KING COUNTY DRAINAGE EASeMENT 8704060405) EX. LINE OF 10' WIDE EASEMENT TD PUGET POWER FOR ELECTRIC TRANSMISSION LINES (8804180856) 46 , EX. 24" CONC IE 439. 00 EX. SSMH RIM 443.ZJl 24" CONC:-cm. IE 428.17 CHANNEL SCALE: 1" = 40' 0 ~ ~ M ,_, l-11111111111 R/W 42" 5' 16" 16" 0.5' ~ ~' -.,, .-- . ll".-....... . f~~~,1~~· · ,~::;;~1 ~~~~~rn-:filin~tw~~---~--==~=~=~,~~= SIJB-COLLEC f OR NOT TO SCALE FILE NUMBER: R/W 5• 0.5' CLASS 8 ASPHALT CONCRETE CRUSHED SURFACING TOP COURSE CRUSHED SURFACING BASE COURSE GRA I/EL BASE CLASS "8" MAY BE REQUIRED PENDING SOIL CONDIT10NS CUT: FILL: EARTHWORKS 6,038 C. Y. 10,443 C. Y. © 2004 TRIAD ASSOCIATES \. TRIAD ASSOCIATES 11814115thAve.NE Kirkland, WA 98034~6923 425.821.8448 425.821.3481 fax 800.488.0756 toll free www.triadassoc.com L n n d fl p v e I op 111 en t C u 11 s 11 I I o 11 t::; c?: ,q: ~ ~ (!J 0 ~ Q 0 ~ ! ).. ct: ~ ~ i ._,, (/) ~ ~ !:!I ~ I . ,GERALD F. BUCK, A/CP PROJECT MANAGER ,NICK A. Y1NG£R. P!.S PROJECT SURVEYOR , REBECCA S: CUSHMAN, PE PROJECT ENGINEER -y l. CO& ASL.A 'PROJECT LANDSCAPE ARCHITECT FIRST SUBMI'ITAL DATE: 2/24/04 SCALE: BOIUZ.: 1"=40' V!RT.:N/A EXPIRES: l1/15/05 E (.!J ! ~ ~ ~ e ~ ~ LI. C) ),.. i,... u STAIIP NOT VAIJD UNLESS SJGNED AND DATED i ·-------ill JOB NUMBER 01-159 "' ------~-~--~~-t SHEET NUMBER 2 OF 6 t .............. -5 ------------ / 8 . . . -~~ .. ~-""-,-.··. EX. SSMH . ·Jj5 ssco RIM 439.42 8" IE 4JJ.84 7 ~~""'CC..,c-i----_J ~--~----"---··RIM-439--:-08-.:. .. _ ---~-~ .... 24" CONG. /STR. CHANNEL I[ 439.68 EX. SDMH TOP 440.5 , 24"' CMP (W.E) ; 12" CMP (NE) (TO BE REMOVED) 8" CMP (SE) (TQ BE REMOVED) 36" CMP 434.79 (SE)• •(INFO PER TRIAD JOB# 98-324) w 'V 'V w / w w I WETLAND . I ;; 8 SSMH .J 1M 441.18 25' MIN/ / J3".JEAJ2. 88 (IN-N, W) 8" IE 4J2.7_8 (OUT-S) 8" WATER MAIN TYP ; I ._, ·; 12' STORM MAIN TYP) 9 I I I I I I Fl}h: \ ·\ : •-I : .: I. I I 11 1 2 / / ' WER SERVICE I I 7"8 / I ---·}'\I ' ,!JJ EX SW END 12" ADS IE 441.8 40 EX TEMP OR ARY PUBLIC j ACCESS EASEMENTi (TO BE REMOVED) EX CB TOP 447.11 12" IE 444. 50 41 42 43 ....... ' . ~ .. ,--.... I U I ~-I ' ,._' ' ~, .__ 39 CB'/(TYP) co S'l II) EX 8" FWC IE 438.2 EX CB TOP 440.59 EX SDMH TOP 442.34 3 ' ' , .... --------r-_:-: ---,1 •-------l-~-•-~ I : I i I I I ' \ I , I I I 1 I I I I I I I I . I I I --··-f-.J-'_jl I l . II~ 11 11 ii i I' UNABLE TO ACCESS I EX SOMH 8" CMP 438.54 (NE) TOP 439.98• 12'" CONG IE 432.23 (W)• 36" CMP IE 434. 98 (N)• , 24" CONG IE 433.98 (E)• i 36" CMP IE 43268 {S)• , •(INFO PER TRIAD JOB# 98-$24) \ \ C TO BE REMOVED lcEX SDMW TO BE REMOVED SSMH1 RIM44.± 8" IE 4JO.J2 (IN) 8" IE 4J0.22 (OUT) 44 ' 45 24" CONG IE 437.10 (TO BE REMOVED) EX :Z4"" CONG IE 437.20 EX $' KING COUNTY DRAINAGE EASEMENT 8704060405 EX. N LINE OF 10" WIDE EASEMENT TO PUGET POWER FOR ELECTRIC TRAN,SMISSION LINES (8804180856) 46 EX 24" CONG IE 439.00 ·~·.-· §S~ ~,~ "--c·-·.. :-SS ~----· ·. -. . ·' '· . "~/N'c_ "', <"~c .·:_;.:_~ ...... ----·· ---·· --~-~ ~ EX CB " TOP 436.44 \ 24" IE 436.44 (£) . 24" IE 436.38 (NW) EX SSMH RIM 443.24 24" CONG. CTR. IE 428. 17 (£, W) 8" IE 428. 91 (N) CHANNEL SCALE: 1" = 40' 0 20 40 80 I I I I FILE NUMBER: © 2004 "TRIAD ASSOCIATES " TRIAD A s s o_c I AT E s 11814 115th Ave. NE Kirkland, WA 98034-6923 425.821.8448 425.821.3481 fax 800.488.0756 toll free www.triadassoc.com I r1 r1 d D e : t: I o p m R 11 l C o 11 s ll I t n 11 l s ~ q; ~ ),. i,.. -;:::! ~ i,...: :::> i 0 0 q; ~ I ~ -~ ~ ),. Cl) Q:: ~ ;e -uj ~ ... '-' i;:; GERALD F. BUCK. A/CP PROJECT MANAGER Nia< A YINGER, PLS PROJECT SURVEYOR REBECCA 5. CUSHMAN, PE PROJECT ENGINEER .EFFREY L. CO& ASI.A PROJECT LANDSCAPE ARCHITECT FIRST SUJIIIITl'AL DATE: 2/24/04 SCAIJ:: HORIZ.: 1"=40' vm.:N/A EXPICfES: 11/15/05 :.:: E ~ ~ ~ ; ~ E ~ Ile: ~ ).. "" -(.) STAllP NOT VALID UNLESS SIGNED AND DATED i -------·ill JOB NUMBER 01-159 'f ---~----------~ SHEET NllllBER 3 6 , OF i ------6 ---------~ --------------~ ------- I I .; -:' -- - -__ _L _ ·----..Ljl(X)()() L:=~~ --~~ CT-L------------JV'V',,,..,.,,,';-.<.>,(.}.()".(Y .... ,, 2 .. , I -~--:::----= 5 PROPOSED FINISH GRAD£ CONTOUR (TYP) . . .. .. I . ' I ' . ' ; . ' ! f ! / / / ! f f • I ' 4 i r,· i 1· i; i,--• ' '( i Ii i'\il " t, . ' t ' i I' i , I '.' ! I \I ' i 1 '11 f . I ,.. ',"''·-·'··';.o . .. / •... . . .,.. .. ,, ·" 40 . I . EX TE:MPORARY P BUG; ACCESS EASEMENT, (TO 8£ REMOVED) • £X. CB TOP 447.17 12" IE 444.50 47 42 . ___J_ ~ ... I O ,, r-- 1-" l IJ I 1-· •' ~-' > ~; L-' ····-_,.._ ---..... ·-·-I .. _ ...... ___ ... -· ,l&J co S'I 43 Ill 8" PVC IE 43EJ.2 EX. ,g :c:: 39 -... --..• ,,_, --···- EX. SDMH TOP OF CONG LID \ TOP 441.87 8" PVC !€'437.98 (N) 75• CONG IE 437.57 (5) \ ~-~-;:---ri§F~,=-=--!=-'-"-= \ 1·, I I I EX . 44 75" CQNC IE 437.4 . .llJWC/1< ... Qfs.AIN !cSI OF RENT()N R[C. NC 8717300922, 200101 200104260{)0237 . . 45 . • . ·~-EX. 24' CONG I[ 437.10 EX. ?4" CONG /£ 437.20 £X. $" KING COUNTY DRAINAGE EASEMENT (8704060405 EX. N LINE OF 70' WIDE EASEMENT TO PUGET POWER FOR ELECTRIC TRAl'/SMISS10N LINES (8804180856) 46 EX. SSMH RIM 443zy1 24" CONG: tTR. I[ 428.17 CHANNEL i-.............. _ .............. --"·"-..... -.. SCALE: 1" = 40' 80 APPROX/MA TE DRIP UNE OF EXISTTNG SIGNIFICANT TREES (MIX OF ALDER, COTTONWOOD ,t DOUGLAS FIR), TO BE REMOVED ~ AREA OF EXISTTNG VEGE'TA TTON TO REMAIN FILE NUMBER: © 2004 TRIAD ASSOCIATES '\. TRIAD A s s o_c I AT E s 11814 115th Ave. NE Kirkland, WA 98034-6923 425.821.8448 425.821.3481 fax 800.488.0756 toll free www.triadassoc.com L r1 n rJ n R v P. I!' P n1 H 11 t co 11 s 11 1 t n n 1 s ~ (.) 0 ! ~ Cl) ~ i'i, _GERALD F. BUCK. ,1,JCP PROJECT MANAGER NICK A Y1NGER, PLS PROJECT SURVEYOR . REEIECCA S. CIJSHl,/AN, P£ PROJECT ENGINEER J£FFR£Y I.. 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Cl) ~ ~ .... ~ I SCALE: 1" = 200' ___ I.J I fRIAD ASSOCIATES 11814115th Ave. NE Kil1<1and, WA 98034-6923 425.821.8448 425.821.3481 fax 800.488.0756 loll free www.triadassoc.com L r1 11 rl D (' " PI o 11 111 1: n t C n n s u It ant s ~ ,q: ct ~ ~ C) i:: 0 ,q: 5 C) 0 ! ~ 0 Q ~ C) I Cl) ~ (!) ~ .!: ~ i!,; GERALD F. BUCK. NCP PROJECT MANAGER NICK A. l1NG£R, PLS PROJECT SURVEYOR REBECCA S. CUSHMAN, PE PROJECT ENGINEER -y L. COX. ASLA PROJECT LANDSCAPE ARCHITECT FIRS!' SUBIIITl'AL DATE: 2/24/04 SCALE: BORIZ.: 1"=200' mn:.: STAMP NOT VAIJD UNLESS SIGNED AND DATED ~ t:, ~ i ~ :it" e a:i Q: ~ ).. i,.. 0 SOB NUMBER 01-159 i ------, OF ~ FILE NUMBER: SHEET NUMBER 5 6 - ©2004 lRIAD ASSOCIATES ------5 I I I I j I ~+r~" u I t ' ' ! . II ' . I' I I J,: !1' r I I ~i -~ - - I I I I I I I I 1' I! -' I ,, ' .,.I ,,·,,',1 J ·:,.; .. ' : : :j I ---1 ' ' J ,, ,, ,I ' . 1 '' ' ' ' . ~ . oc, f ' "! . . 1 ' ' ' '1 -1 ' --; ' . "-{ . . 't (i .. 'I ! . . . . ! -. w! ' ' . . •' . " 0! .. I I / ,.~· I ,I ',, i; I I I I I i I ! I I I I I I 'i : I (· ... .,; I r, '" , t .-,; ,--""! I " ,, ; I· -,,1-i r,·: r ~-,, r: . k ,,. ' l ~ " '· , -I / ---./'-- ' ' TR.ACT A DETENTION/ ~ATER QUALITY GELL 2 I \ \ / _/ / / I f i ___ , I SCALE: 1" 20' 0 10 20 40 .,., , __ , Preliminary Detention Pond Plant List 5Y'M60L 60T AN I GAL/G01"!"'10N NAME GONIF'ER.5-VA~ED HEleHTS 4'-6' GHAMA!::c:r'PAR.15 NOOTKATEN515 'GREEN ARR.OH"/ 5R.EEN ARR.OH ALASKA GEDAR X C..UPR.E550G'!'PARl5 LEYLANDII 'MONC..AL'/ EMERALD ISLE LEYLAND G'!'PRl:55 DEGIDUOU5 TREE5 AGER C.IR.GINATUM/ VI NI: MAPLE AMELANGHIER ALNIFOLIA/ AMELANGHIER. EVERSRE!:N rlEDGE-:t 41-'-6' TALL MY'RIC..A GALIFORNIGA/ PAc..lFIC. Y'lAX MY'RTLE' F'RIJNUS LLJSITANIC.A/ PORTUGAL LAUR.EL THU..JA OC..C..IDENTALIS 'EIRANDON'/ 6RAND0N'S AREIOR.VITAE V16UR.NUM TINUS/ LAURUSTINLJS AR.GT05TAPHY'L05 WA-UF<.51/ KINNIKINNIC.K FILE NUMBER: © 2004 TRIAD ASSOCIATES iRIAD A s s o_c I AT E s 11814115th Ave, NE Klrlcland, WA 98034-6923 425,821.8448 425.821.3481 fax 800A88W56 toll free www.triadassoc.com L i-l fl d n e \JP, I 1 11 111 e 11 l C O ll S LI I [ il 11 1 S ' ~ (.) 0 I ~ Cl) GERALD F. BUCK, AICP PROJECT MANAGER NICK A. YTNGER. PLS PROJECT SURVEYOR lml£CCA 5-CUSHMAN, PE PROJECT ENGINEER JUFRE:Y L COX. ASLA PROJECT UNDSCAPE ARCIIlTECT FIRST SUBIIITIAL DATE: 2/24/04 SCALE: BOIUZ.: 1"=20' VIR'l.:N/A .e:· e ~ ct: ~ ),. I,,.. <3 STAIIP NOT VALID UNLESS SIGNED AND DATED jj; ------! SOB NUllBER 01-159 -~ I WALTER M & KATHRYN M JOHNSON 12006 142ND AVE SE RENTON, WA 98059 THOMAS HILL & CAROLYN BIGELOW 6929 37TH A VE SW SEA'ITLE, WA 98126 FRANCIS J PRUMMER 12227 142ND A VE SE RENTON, WA 98059 ·-:,----f-i-lfll..lJAM & TIFFANY~ -------------· -I tll204 U2ND AVE $ RENTON, IP"A 980&! I JAMES L ZERBY i ""208 142ND AVE SE -i;;,,NTON, WA 9805P _ _) I ______ _J CASEY D HAWORTH 12220 142ND AVE SE RENTON, WA 98059 ) I / \ J I ! . I ---. ·-· \ \ SE 1/4, SE 1/4, SECTION 10, TWP. 23N., RGE 5E., W.M. I I I / i I i \ !-----i • • I l--j I I I • / I ·-: I----. ; I I l------1 • ,----~ ' . I I JERRY D JARVIS 12216 148TH AVE SE RENTON, WA 98059 STANLEY E & OL'WYN M EU/S 14900 SE 124TH ST RENTON, WA 98059 SHARON EUZABETH SCO'IT JPlJ10 148'fH AVE SE RfNTON, WA 98059 TERRY L OLDING 12814 148TH AVE SE RENTON, WA 98059 ! I ,______ I . -------a • I I MARK H k MONICA A LUNDBURG ; 12618 148TH AVE SE RENTON, WA 98059 I l.._i I . I i I i L t I I I -----' ' ------c------1- \ I ------j- : i I I I I I I I I I "' I -.f'"C,.":ct;.--1·~~ L_hl -L ~ "h<..L-...J ~ :S -..... ~ I ~ l I I I TOl-45/ NE 4th1ST I ;-------1 I __ I I ---1 I I I I ,_ '-, I I I I _, Vicinity Map NOT TO SCALE Site Information OWNER: OCl£LDPER: £NGINEE:R/SURl£YOR: SECTION/TOWNSHIP /RANGEC: £XJS71NG ZONING, AREA: NUMBER OF LOTS: NUMBER OF DWEWNG UNITS: PROPOSED USE: A\£RAGE LOT SIZE: AU.01\ED OENSITY: PROPOSED DENSITY: RECREA 770N AREA, RECREA TIDN AREA CALCULA TJON Park MIN. RE:CREA 710N AREA RE:QUIRE:D: R£CREA 710N AREA PRDVIOE:D (11?ACT 8): MAY VALL TY PARK 5 • PARK & RID£ SHAMROCK HIGHLANDS, U.C 9720 NE: 120TH PLACE. SUl7E 100 KIRKLAND, WA 98034 (425) 825-1955 CAMMEST REAL £STA 7E OCl£LOPMENT, INC. 9720 NE: 120TH PLACE. SUl7E 100 KIRKLAND, WA 98034 (425) 825-1955 CONTACT: SARA SI..A TTEN TRIAD ASSOC/A TE:5 11814 115TH A 1£ NE KIRKLAND, WA 98034 ( 425) 821-8448 CONTACT: GfRRY BUCK POR OF THE: NE 1/4 OF THE: SE 1/4 k THE: SE 1/4 OF THE: S£ 1/4, AU. IN SEC. 10, 7JIP, 23 N., Rt.EC. 5 £., W.M. R-4 29.8 ACRES (E:XCI..UDING DETENTION POND AREA WITHIN CITY OF RENTON) 118 118 SINGLE FAMILY DETACHED :t5000 SF 4 UNITS PER ACRE (4 X 29.8 = 119 O.U.) 118 + 29.8 = 4 OWE:I.UNG UNITS/ACRE: 46,150 SF (1.06 AC) 117 LOTS X 390 SF = 45,630 SF (1.04 AC) 46,150 SF (1.06 AC) MIN. R£Q'D RECREATION PE:RIME:TER ON R.O.W.: 950 LF X 10% = 95 LF 603 LF (63%} RECREATION PERIMETER ON R.O.W. PROVIDED: WEllANO BUFFE:R CALCULA 710N5 v.rn.ANO A Kf:71.ANO 8 WE11.AND C TOTAL -R£DUC£0 WEllANO 8UFFfR 2,799 SF 1,835 SF 3.869 SF 8,503 SF I;:''" · :,j AOD/llONAL BUFFE:R ADOE:D 1,932 SF 7,879 SF 12,775 SF 22,586 SF (TOTAL WETLAND BUFFE:R IS SUBJECT TO CHANGEC PENDING ON COMPl..£710N OF WEllAND RES TORA 710N IN TRACT H) S£WAGEC DISPOSAL: CITY OF RENTON WATER SUPPLY: KING COUNTY DISTRICT 90 FIRE DISTRICT: SCHOOL DISTRICT: m.E:PHONE SERVICE:: CITY OF RENTON, DIS11?ICT /25 ISSAQUAH SCHOOL DISTRICT GTE NORTHWEST POWER SOURCE:: PUGECT SOUND ENERGY DRAINAGE BASIN: CEDAR RI\IE:R DRAINAGE SUB-BASIN MAY CREEK SJGHT DISTANCE PER GARRY S7RU1HER5 & ASSOC/A TES, INC. EN1ERING SIGHT DISTANCE:: INTERS£C710N NORTH ACCE:SS/14BTH A 1£ SE SOUTH ACCE:SS/14BTH A 1£ SE STOPPING SIGHT DISTANCE:: INTERSECTION NORTH ACCE:SS/14BTH A 1£ SE SOUTH ACCE:SS/14BTH Al£ SE WETLAND UN£ IYPE /£GENO: -·-·-·-·- MEASURE:D E:N1ERING SIGHT DISTANCE: TO NORTH 655' 918' MEASURE:D STOPPING SIGHT DISTANCE TO NORTH 436' 796' KE'TLAND BOUNDARY MEASURE:D EN1ER/NG SIGHT DISTANCE: TO SOUTH 1665' 1305' ME:ASUR£0 STOPPING SIGHT DISTANCE: TO SOUTH 945' 7305• 32.5' OFF S£T OF WE71.AND BOUNDARY ME'llANO BUFFE:R REQUIRE:D ENTERING SIGHT DISTANCE: 620' 620' REQUIRE:D STOPPING SIGHT DISTANCE: 400' 400' 75' WETLAND BUFFER BU/WING SETBACK UNE Sheet Index 1 PRELIMINARY PLAT MAP 2 ILLUSTRATIVE L.I.D. EXHIBIT 3 PRELIMINARY GRADING AND DRAINAGE PLAN (KING COUNTY} 4 PRELIMINARY GRADING AND DRAINAGE PLAN (RENTON} 5 PRELIMINARY COMPOSffE UTILITY PLAN (KING COUNTY} 6 PRELIMINARY COMPOSITE UTILITY PLAN (RENTON} 7 L.I.D. DETAILS 8 TOPOGRAPHIC SURVEY AND WETLAND DELINEA T/ON l ' Basis of Bearing HORIZ. NAO BJ/91 CITY OF RENTON GPS CONTROL NETWORK HOLDING CITY OF RENTON MONUMENTS C.O.R.#f851(8AS£ POINT) AND C.O.R./1852 THE: FIE:LO ME:ASUREME:NTS FOR THIS TOPOGRAPHIC SURI£!' WE:RE: OBTAINE:D U71UZJNG GLOBAL POSITIONING SYSTcM (GPS) SURVE:Y 7ECHNIQUES USING IECA SR 9500 EQUIPMENT. COORl>/NA TES ASSOC/A 7E:D WITH THIS ORA WING ARE: PROJE:CT COORO/NA TES WHICH MAY BE: CONVERTE:D TO STA 7E PLANE: GRID COORDINATES BY SUBTRACTING 100,000 ME:TERS (328,083.3333 FE:ET), THEN MUL71PL'r1NG BY THE: AVERAGEC COM81NE:D FACTOR OF (0.9999823034), THE: IN/71AL COORDINA 7E CONl£RSION WAS PE:RFOR/,/E:D USING THE: LE:ICA SKI-PRO PROGRAM VERSION 2.0 2000. PRIMARY CONTROL POINTS AND ACCESSIBLE MONUMENT POSl710NS MERE FIE:LD ME:ASURED UTIUZJNG GLOBAL POSITIONING SYSTcM (GPS) SUR1£Y TECHNIQUES USING LE/CA SR 9500 EQUIPUENT. MONUMENT POSl710NS THAT KE'RE NOT DIRECR.Y OBSERVED USING GPS SURVEY TECHNIQUES KER£ 11ED INTO THE: CONTROL POINTS UTIUZJNG LE:ICA E:J£C17?0NIC TOTAL STATIONS FOR THE MEASUREMENT OF BOTH ANGL£S AND DISTANCES. THIS SUR1£Y MEETS OR EXCEEDS THE STANDARDS S£T BY WAC 332-130-090. Datum VER77CAL-NA l<D 88 / HORJZ. NAO 83/91 Benchmark CITY OF RENTON SURVE:Y CONTROL NETWORK MONUMENT lfB52 J" BRASS SURFACE: MONUMENT FOUNO AT THE: CORNER OF NE: 4TH STR££T(S£ 128TH ST.) ANO 148TH A 1£ S£ "TBM A• S£T RR SPIKE: IN W. FACE OF U77UTY POI£ .8' ABO\£ GRADE: SE COR OF SITE: EL=484.7' TBM "8" TOP OF 4'"X4" CONC MONUMENT AT NE: COR. OF SITE: E:L.=519.13 Legal Description CD PARCE:L "A' THE £AST HALF OF THE SOUTHIIEST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 10, TOWNSHIP 23 NORTH, RANGf 5 £AST, W.M.; EXCEPT THE EAST 100 FEET OF TH£ SOUTH 150 FE:E:T THEREOF; AND EXCEPT TH£ SO/JTH 42 FE:ET THEREOF AS CONl£YE:D TO KING COUNTY FOR S.E. 128TH STREIT BY DEED RECORDED l1ND£R KING COUNTY RECORDING NOS. 5755891 ANO 5755892: SITUATE IN THE CITY OF RENTON, COUNTY OF KING, STA 7E OF WASHINGTON. PARCE:L 'B' THE £AST 100 FE:ET OF THE: SOUTH 150 f££T OF THE £AST HALF OF THE S0UTHM£'5T QUARTER OF THE SOUTHEAST QUARTER OF THE SOUTHEAST QUARTE:R OF SECTION 10, TOWNSHIP 23 NORTH, RANG£ 5 EAST, W.M.; E:XCE:PT THE SOUTH 42 FE:ET THEREOF AS CON1£YE:D TO KING COUNTY FOR S.£. 128TH S17?££T BY OCE:D RE:CORDE:D VNDE:R KING COUNTY RECORDING NOS. 5755891; SITUA 7E IN THE CITY OF RENTON, COUNTY OF KING, STA TE OF WASHINGTON. PARCEl. 'C' THE: NORTH HALF OF THE: NORTH HALF OF THE: SOUTH HALF OF THE: NORTH HALF OF THE £AST HALF OF THE SOUTHEAST QUARTER OF S£C710N 10, TOWNSHIP 23 NORTH, RANG£ 5 £AST, W.1./. EXCEPT THE EAST 280 FE:ET THEREOF; TOGE:THER WITH AN EAS£ME:NT FOR INGR!SS AND £GRESS 01£R THE SOUTH 30 FE:ET OF SAID EAST 280 FffT. SITUATE: IN THE: COUNTY OF KING, STA TE: OF WASIHNGTON. PARCE:L 'D' THE SOUTH HALF OF THE NORTH HALF oF THE SOUTH HALF OF THE NORTH HALF OF TH£ £AST HALF OF THE SOUTHEAST QUARTER OF SECTION 10. TOWNS/HP 23 NORTH, RANOC 5 EAST , W.M., EXCEPT COUNTY ROAD; SITUATE: IN THE: COUNTY OF KING, STATE: OF WASHINGTON. PARC£/.. '£' THE: IIEST 794 OF TH£ SOUTH HALF OF THE SOUTH HALF OF THE NORTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 10, TOWNSHIP 23 NORTH, RANG£ 5 EAST, W.M, SITUATE IN THE: COUNTY OF KING, STA TE: OF WASHINGTON. AS KNOWN AS A PORTION OF LOT 8 OF UNRECORDED LOT UN£ ADJUSTMENT NO. S90M0351. PARCE:L 'F' THE: SOUTH HALF OF THE: SOUTH HALF OF THE NORTHEAST QUARTER OF THE: SOUTHEAST QUARTER OF S£CT10N 10. TOWNSHIP 23 NORTH, RANGEC 5 EAST, W.M. ANO E:XCEPT THE IIEST 794 FEET 7HE:REOF; ANO EXCEPT THE £AST 230 FE:ET OF THE NORTH JOO FEET THEREOF; SITUATE: IN THE: COUNTY OF KING, STA TE: OF WASHINGTON. PARCEL 'G' THE NORTH HALF OF THE: NORTHEAST QUARTER OF THE SOUTHEAST QUARTER OF THE: SOUTHE:AST QUARTE:R OF SECTTON 10, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M. W.M. IN KING COUNTY, WASHINGTON, EXCEPT THE NORTH 168.05 FEET OF THE £AST 302.15 FEET THEREOF; AND EXCEPT THAT PORTION THO/cOF FOR 148TH AVENUE: SOUTHEAST RIGHT OF WAl) SITUATE: IN THE COUNTY OF KING, STA TE: OF WASHINGTON, PARCE:L 'H' THE: NORTH 168.05 FE:E:T OF THE £AST 302.15 FE:ET OF TH£ NORTH HALF OF THE NORTHEAST QUARTER OF THE: S0UTH£A5T QUARTER OF THE SOUTHEAST QUARTER OF SECTION 10.. TOWNSHIP 23 NORTH, RANGE 5 EAST. W.M. E:XCEPT THAT PORTION 1HE:RE:OF FOR 148TH AVENUE: S.E. RIGHT OF WA): SITUA 7£ IN THE COUNTY OF KING, STA 7E OF WASHINGTON. PARCEL 'I' THAT PORTION OF THE SOUTH HALF OF THE NORTHME'ST QUARTER OF THE: SOUTHEAST QUARTER OF THE: SOUTHEAST QUARTER OF SECTION 10, TOWNSHIP 23 NORTH, RANGE: 5 EAST, W.M., OCSCRIBE:D AS FOLLOW.SC BEGINNING AT THE NORTHEAST CORNER OF SAID SOUTH HALF; THENCE NORTH 88"20'44• MEST ALONG THE NORTH UN£ OF SAID SOUTH HALF 50 FE:IT TO THE TRUE: Pl>INT OF BE:G/NNING: THENCE: CON1/NUING NORTH 88'20'44" IIEST 216.94 F££T; THENCE SOUTH 00"15'25• )tf'ST PARALLEL WITH THE EAST UNE OF SAID SOU1H HALF. 329.36 FEET TO THE SOUTH LINE THO/cOF; THENCE: SOUTH 88'20'52" £AST ALONG THE: SOUTH UNE OF SAJO SOUTH HALF, 266.94 FEET TO THE SOUTHEAST CORNER THEREOF; THENCE NORTH 0075"25" £AST ALONG THE EAST UNE OF SAID SOUTH HALF, 313.35 FEET TO A POINT 16 FEET SO/JTHE:RL Y OF SAID NORTHEAST CORNER: THENCE NORTH 88"20'44" K£'ST PARALLEL VrfTH THE NORTH UNE OF SAID SOUTH HALF 50 F££T; THENCE NORTH 0075'25" EAST PARALL£L WITH THE £AST UN£ OF SAID SOUTH HALF, 16 FEET TO THE TRUE: POINT OF BE:G/NNING; SITUA7E IN THE: COUNTY OF KING, STA7E OF WASHINGTON. PARCEL 'J' THE SOUTH HALF OF THE: NORTH HALF OF THE NORTHEAST QUARTER OF THE SOUTHEAST QUARTER OF S£C710N 10, TOWNSHIP 23 NORTH, RANGEC 5 £AST, W.M. EXCEPT THE: NORTH 132 FE:IT THEREOF; ANO EXCEPT THE SOUTH 90 FEET OF THE EAST 174 FEET THEREOF; ANO E:XCEPT THE: £AST 30 FE:ET OF THE: REMAINDER FOR 148TH A VENUE: S.E.; SITUATE: IN THE COUNTY OF KING, STA 7E OF WASHINGTON. PARCEL 'K' THE NORTH 16 FEET OF THE SOUTH HALF OF THE NORTHEAST QUARTER OF THE SOUTHEAST QUARTER OF THE: SOUTHEAST QUARTER OF SEC710N 10, TOWNSHIP 23 NORTH, RANGE: 5 EAST, W. I.I.; EXCEPT THAT PORllON THEREOF FOR 148TH Al£NUE 5.£. RIGHT OF WAY; SITUATE: IN THE: COUNTY OF KING, STA TE: OF WASHINGTON. SCALE: 1" = 100' 100 200 !A LOW IMPACT DEVELOPMENT (L.I.D.) I I ~-----------1-_____ _j_ DEMONSTRATION PROJECT DEVELOPMENT PLANNING CITY OF RENTON MAR O ~ 2004 EECEIVEO © 2003 lRIAD ASSOCIATE s • I \. TRIAD ASSOCIATES - 11814 115th Ave. NE Kirkland, WA 9803+6923 425.821.8448 425.621.3481 fax 800.488.0756 toll free www.triadassoe.com PIOlECT IIANAGER IIIUJAM (BUD) IXWDREY, !'LS PR01ECl' SURVEYOR REBECCA S aJSHIIAN, PE PROlECl' LANDSCAPE AKClllTECl' Pllffl SUBlll'ITAL DATE: 10/7 /OJ SCALE: 110111Z.: 1"=100' 11Rr.:N/A PRELIMINARY EXPIRES: 12/16/04 lrr.lllP NOT VALID -·UNLESS--Sl·GNED_AND_DATED ___ , JOB 110. 01-159 SBErl' NO. 1or8 I ----- ~ "' ti, • " ~ Q it "' "' --0 -C' 0 .s E.§ ~qi ''«\: .:..:-t J E: c!; ~ ~S?- o:f~ --C i'; ·-.., I'.' . '-' C SJ "o E "' .-ii 0. ,-~ G.i SE 1/4, SE 1/4, SECTION 10, TWP. 23N., RGE SE., W.M. WT ~-AJ111ENDED SOIL 11/X •PLAN VIEW• RIGHT-OF-WAY :;.JJ1t-CURB & GUTTl:R DISPERSION SYSTEM Nof to SciJ/e LOT PLAN VIEW LID COMPONENTS SCALE: J:: .. .. :, .. .. .. .. .. .. .. .. .. .. • • .. .. .. .. .. .. .. .. .. .. .. .. 1"=60' .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. -ll'-_..,_ .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. "'EX!SllNG WETLAND"' .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. •• .. .. ' , _ ~ \ 7·4,:;-~ _q~~~*_,,=,1~-~a .. .. I I I I I I I I ,,-- 1 '1 : I I I I I _I_ • I • I I I I I IN~,(, 'i-1 'll I I .11 I I .. .. .. .. .. .. 85 86 ~ .:i: ;9 • := ---1 ! ir 09=- -~ -tfi\ :l}-·0::::'S:= /:·, \.i.· "1 ·1 .:"7· '/.. ·;:,,· ")' ;) --1 .-. I ,.I i:./\\·:r·: ---- • • 1 /.,,., • . I l -. I I -~ 09 --,' f\ 54 -C- r 1 1 5.3 I . " 1 1 ' I I l UL I. I"\\ ....,_ .•. \~~~(-~~~ ·:T7 __ . ___ 7 ___ ; l . 07 . , .. EXISllNG WETLAND . • 40 I--! .. .. .. .. OPEN SPACE/DOONAGE TRACT zJO'-JO' VARb\13LE SOIL 110/STURE TOLERANT PLANllNG ZONE .. .. ... . . . . .. .. .. .. .. .. + /·--.. .. .. - LOT 0 0 ___r- 47 --WILLOW SUPS AT Al111ENDED SOIL CHECK. DAl1S ~-A/1ENDED SOIL HIX ~--NATIVE SOIL 11/X 110 ---- JZ 11 10 --TEl1PORARY DOONAGE STORAGE AREA Al1ENDED SOIL HIX ~-NATIVE SOIL 11/X '---DOON UNE FOR ROOF & FOOllNG OOONAGE •LONGITUDINAL SECTION• '----8/0RETENllON SOIL BIORETENTION SWALE Not to SciJ/e 0 0 Gf<ASS-UNED SWALE---~ NATIVE SOIL 11/X ~--DOON PIPE (STREETS WHl:RE SWPE ALLOWS) CURB INLET SECTION Not to SciJ/e TREE BEYOND ,-,r-CURB BEYOND I 1-: I ~--NATIVE SOIL 11/X ORNAl1ENTAL----., PLANllNG ZONE CURB DROP DETAIL Not to SciJ/e RAIN GARDEN Not to SciJ/e s 0 .__ __ NATIVE SOIL 11/X -..._ ___ TEl1PORARY STOR/1 DOONAGE ZONE "-----8/0RETENllON SOIL 11/X ...._ ___ UNOl:R DOON K A LOW IMPACT DEVELOPMENT (L.I.D.) DEMONSTRATION PROJECT © 2003 lRIAD ASSOCIATES .... -~ ~ I.Li .... ~ l 0 ~ :s;: ~ .... (.) : I ~ 0 .... ~ j:: ~ ~ ~ .... ::::! . t . I . \. TRIAD ASSOCIATES - 11814 115th Ave. NE Kirkland, WA 98034-6923 425.821.8448 425.821.3481 fax 800.488.0756 toll free www.triadassoc.com ~ (.) 0 I ~ Cl) .GERALD F. BUCK, AICP PROlECT MANAGER .M..l.W,I {BUD) CONDREY, PLS PROlECT SURVEYOR ,REBECCA S. CUSHMAN. PE PROIECT ENGINEER .EFFRE:Y L C0A: ASLA PROJECT LANDSCAPE Al!CBITECT FillS'l SUlllll'lTAL DATI!: 10/7 /03 SC.ALE: BOIIZ.:AS SHOWN VER'l'.:AS SHor.N PRELIMINARY STAIIP NOT VALID UNLESS SIGNED !ND DATED IOB NO. 01-159 SHEET NO. 2018 -----~------- ,--, I I L __ _J I I I I I I • / v \ • \ \ \ ) r-1 I I L_J / KING COUNTY 1111---B--,--Bl •-- CITY OF RENTON I ' _,_ f / ,, ' ' • '• ------- I I wtnAND"B -J. ,, (CtA'if, 2) _, ., ,f ,! ' . + ' J-' ! VI • v ( • v/ ' ' \ / w '1.· ( ( 1 •' • • • '. '. I I I I I ', ... '',. ' ' •••••• . ' •• 40 t I. I ''. ', ' ' ' •, ' ' • • ' ' • ' \ \ \ ' \ !PAD EL445.0 I , I \, \ I--'=-==-.... 1----===::==- ...... , \ ... ,,-~ ······-15.0' B.SJ:1J•, ., ,, r / "'"· .............. ---., ~-;, ,, -... ' - +\ • • _, .36 - \ ' -- !PAD EL. 447.0! ~ ,,., .38 -\ ; \!PAD EL 445.0! \ I ' f I ; I\ I \ 92 I PAD EL-4-59.0 I 94 ---', IPAD EL.457.5 ', \\ y ' 47\ !PAO EL 45,\1.0ilu \~ l i, 46 ' 'i::t I \ ' --• l \ I PAO £L 45tis 1 ;i: I ' ~-.\:'-t..--l ; r I ' \ CD 45 -~ IPAD EL 457.0I~ I . 44 1 I jA>AO £L 456.51 Y " < I \ . , I ; 4,J'"' , J [PAll-{L456.0 I l ... #· \~~ \ '11--""":----; \ \ \ ';J9 I I \ IPAo/d<:•4><.ol . ' - L__I I l I ' \ 14 !PA£ EL 459.0I \, 15 . __ \ !PAD £L 45B.5L \ -', ,,_ ------- 16 ~ , ... ___ :::,,._ ' '°'--,'. ___ ..,. __ 11_ i-i!I', KING COUNTY -~ ·--1·----~------rn---• ------pa -' .j :, / I CITY r RENTON I \ ... -., ' ~ ! 1 ; ; , .... ,,,J '~ SEE SHEET 4 10, TWP. 23N., RGE r--i L _ _J 5E., W.M. 11 I I I I I I L,_J ;; -;··-·· ' ____ _.1 _·_-"'~--.. -':--':---... ~i-·--':---~,----- \ ., 'i i -11111!] J Ill ·----mll··c -i!OIIIIIII'. lll--lll!!ll!lll --,--. L Ill I . r"' ------•l• I I I • L _ _J -------------------------1 D~OP. ENT I I I I L__J \ I --1 I I I I SCALE: 1" = 60' ® SEE SHEET 7 FOR l.l.D. FEATURES AND ROAD SECT10NS. * WE1l.AND RECHARGE LOTS. lJ-80 AND LOTS 101-104 S£E DETAIL ON SHEU Z LEGEND ---- --L.I.D. / STANDARD DEVELOPMENT DIVIDING LINE -noon ---OIi! II i!lll COUNTY/ CITY DIVIDING LINE --BOUNDARY PROPOSED STORM DRAIN PIPE LOT LINE • PROPOSED CATCH BASIN, TYPE I RIGHT-OF-WAY @ PROPOSED CATCH BASIN, TYPE II FLOWLINE CENTER LINE \l&l, RIPRAP . 10' EXISTING CONTOURS D EXISTING CATCH BASIN, TYPE I ----560 .. -·-·-.............. ··-··· ··········!J62····---.. -·· -· ... ··-- -2' EXISTING CON TOURS @ EXISTING CATCH BASIN, TYPE II -------. -EDGE OF WETLAND ........................ I BUFFER LINE 0 EXISTING SEWER MANHOLE l><l EXISTING GA TE VAL VE B WETLAND Ill-EXISTING WATER METER --SD----EXISTING STORM DRAIN PIPE --ss----EXISTING SEWER MAIN w EXISTING WATER MAIN 2003 TRIAD ASSOC IA TES rfRIAD ASSOCIATES --~---- 11814115th Ave. NE Kirkland, WA 98034-6923 425.821.8448 425.821.3481 fax 800.488.0756 toll free www.triadassoc.com GERALD F'. BtJCK. AICP PROlECT 11.!N!GER IW1.IAM (BUD) CONDREY. PLS PROlECT Slll!fflOR REBECCA S CUSHMAN, PE PROJECT LANDSCAPE Al!ClllTEC'I FIRST SllllllfflAL DATE: 10/7 /0:J SCALE: BORJZ., 1"=60' '111!1.:N/A PRELIMINARY SfAl!P NOT VillD UNU!SS SJGNJID AND DATED JOB NO. 01-159 SllEET NO. 3oF8 ii ~-·------------- SE 1/4, SE 1/4, SECTION 10, TWP. 23N., RGE SE., W.M. ·····················,········-····· .. ·•· ·····---·····-··-·---.. ..... --········ ........ ,............................................... . .......... , ..................................................................... , ..... ., .. , ................................. , ......................... -, ·······················-··"·",'''•• .... -,.-,,,.. .. ... --···· ............. .......... . .... ' ............. , ... _____ _ I 4501-.. ····················· L . .. ' .. ,_ ................. l __ .......................... ) ..... .......................... i ·········--·············\ ·;~ 1_'.-~~~rr:~~!:it;T'~::~~~W~~~~rf=',1:;1~~~G~~~~~~~Fc~fi:T'r:~if:~~i!G~~~~!i'?:Ji:j::;;f:~~~~~if,J8~!8W?G~~,~~~;if 440, ....... -·----·+ -· .. -·-·---·--+--·-···----·--·-----------+----·····························! J L L L _ ... J i PROF7l.£ SCAL.£ f I <ri ., ., " <ri ., ., ------·;··----------------,------- ! 1"= 2v /rlORIZONTAI i , i 1"= 5' VERTICAL i ' NORTH POND SECTION H-H ' ' ; ' 0, " ., ., ! i . I I ' I ! I I ' ' ! ' EX/STING , ; 1 j 1· , GROUN/1 (TYP) \ i i I i ! -i I , ___ T __ . ' i J----i -1---, i TOP Dr BcR/rl·--- EL -49-so ! !---i i -r----; ----+-----~··--~---~---r------l-__;;.~--= ---j----·-,,·----· ·---------r-·-r" i --r . - , I 4.JO!------t- 1 ! . I ! ' D " "' ~ -----------! ' I I I I r-------·--1 I I I I I <o " "' ., .... _____ i ______ /1 I ---·-----·· -----·· -----·--l --1--... ·-------- I I I I I I ------i----------i I I I i --------+----·· -----1 ! i i I --------r--------1 I I I I I _j ----_J r--,------- 1 I I ' I , , I I I -----r-T-------, I I I 1 I i ! I I I I I I I I I I I I -., ~ i,j ~ --a-+-1!111-m --millll--'--& I I i I I I ~ i,j ~ ;----r -l v 0 .. 5. EL 438.50 ,,._,-~ ' -"' -~ Oi Q "' ., ., ., ~ 1 1 ·----------·---------· I 1·-----·--· I ' ~ -"' a "' -Q Q Q ~ ~ ~ ~ ~ ., ., ., ~ ., ~ ~ ... .J._ ' -{,-' ,· c....C..::.,, ·.:-... .l-,,.· • -. '. -. ' "> ' ~ -._-·,-v, .. -~-. "i. ' . ' : :-t "-:-" "/"• ,---1 -------~-----i I a "' a " i,j ~ .., ., ~ ~ ., SEE SHEET 3 n::: TOP OF BENCH EL 445.00! 430 . ......... _ .... . Lord 6'h ···················: ..... a <ri ~ ., ----- I TOP OF BcRM i EL 4:;/J.00 ..... "' ,.,; ., ., I l==lll:::::lll:3!1="=11rt::ill=l1Ell!=i i l:=lil:;:::IIElll:::III:::' I =IIFIIEIIE1il3!1:=ll!Eill:::lll.:=111:3i. ' i ·-· -·-· .. -,----, .. , ... = , 1" .. , _,_I ·--,.---•..•••..•. ,,. , , •..... ·-· .•. ' . . ., <ri ., ~ 13ROFltE--SC. . --+-------1-------+-------L-----j I I 1 "= $ HOR/ZONrn i . 1"= 'S VERTICAL i i SOUTH POND SEC!TION K'rK Ill ------~ --- 1 I I I I I r---·-------·-----. ·-- 1 I I I I I I f-----·-------- 1 I I I I Q ~ ., SCALE: 1" = 60' 0 30 60 120 _, riil_! ~,---1\ LEGEND L_ --------· -------l!I i i I IUII ------lliii I 1111 COUNTY / CITY OIVIDING UN£ --BOUNDARY PROPOSED STORM DRAIN PIPE LOT UN£ • PROPOSED CATCH BASIN, TYPE I RIGHT-OF-WAY FLOWLINE @ PROPOSED CATCH BASIN, TYPE II CENTER UN£ '86{j, RIPRAP -----· ..... :,so---· ... ,..,. .. · ··· 10' EXISTING CONTOURS D EXISTING CATCH BASIN, TYPE I --·-562--~-------·--·· 2' EXISTING CONTOURS @ ---·-·-EDGE OF WETLAND EXISTING CATCH BASIN, TYPE II , ,,,,,,,,,,,,,,,tt,111,,, BUFFER LINE 0 EXISTING SEWER MANHOLE ~ WETLAND N EXISTING GA TE VAL VE EB--EXISTING WA 1FR METER --so----EXISTING STORM DRAIN PIPE --SS-- - -EXISTING SEWER MAIN ---W-- - -EXISTING WA 1FR MAIN IC) 2003 TRIAD ASSOCIATES \. TRIAD ASSOCIATES 11814 115th Ave. NE Kirkland, WA 98034-6923 425.821-8448 425.821.3481 fax 800.488.0756 tOll free www.biadassoc.com E e ~ i .~ ~ i:: (.) ~ i C) a. :a:: C) i:: ~ i,.;; ~ I :a:: :a:: ~ ~ 'I( ~ (.) ~ C) a. 0 ~~ I ~ i,.. .... ~ :~ ~ Q LL. =e C) Q:: )... Cl) et:: (/) (.) i 'I( (.!) ~ Q ~ )... Q:: ~ i .... ~ f ~ ill GERALD F. BUq<. AICP PROJECT MANAGER wtUJAJI (BUD) CONDREY. PLS PBM!CT SURVEYOR REBECCA S. CUSHUAN, PE PROlECT ENGINEER .EFFREY L ~ ASl.A PROJECT WIDSCAPE AIICHITIL'l PlllST SUJIIIITl'AL DATE: 10/7 /OJ SCALE: IIOIIIZ, ,·-so• YBll!.,N/A PRELIMINARY ST.IMP NOT VAJID tJNIESS SIGNED .IND DATED JOB NO. 01-159 SIIEIT NO. 4or8 ): .... ! () (.) (!I ~ lie ---·--------·- ------·----·-- ---------- KING COUNTY ·-CITY OF RENTON ---------------···---·--·--· ---·-- I I I I .. I I . \ • • • • • • • • • • • • • • • • • •• I>' I •, ' . •• ,, ... ' • ', '•,, ... ......._ , .. \ I I ! " I • • ,, '. ,, , '• , ., . ' ' Hi I • '-I ~ • _...;J... I ,, w / ( J w -~ w IRE HYDRANT TYP) WATER 8£ND TYP) 65 66 >--·-----< \ w \ I w w I w w \ , w_...., i -----------/ ---30• EASEMENT FOR INGRESS. EGRESS=r-- AND UTILITIES REC. NO. 7208100354 I I I .... ,• '•,, ---7- • • • • I t I O t I I /---41=~--£ 40 1----------- 1' t I ........... . ' ' ,, w 'V 1112 m •f!il!H&....,'11 52 86 87 48" TYP 58 57 56 SE 1/4, SE 1/4, SECTION 10, TWP. 23N., RGE SE., W.M. I I I 103 1-+--------t, 88 89 90 91 I I I \ \ \ 102 101 105 106 108 109 110 111 107 I I -------- 112 113 'REH 'ANT (TYP) 118 15"XJO' PSPM UNDER GROUND ELECTRICAL DISTRIBUTION EASEMENT REC. NO. 7808080827 114 115 116 117 .... _ ......... __ -1 I I I i I T ff. 1 I _J ..... ____ . . ··-------I 55 54 53 >-----< G 51 35 36 38 FIR H RANT (TYP 50 I I I I I 92 93 94 49 48" SSMH TYP 47 46 45 44 1-----'43 I I I I I I 12 13 11 14 15 16 17 I SCALE: 1 " = 60' 30 60 120 l~l .... iiiiiill 39 I I I . Kl~OO~TY _....., ______ ",.,. ll!lll--c • 1• c---~ --- I ! i CITY o/F RENTON I i · i i ! I I I 10 2 3 4 5 9 8 I I I I 18 19 20 ·---: I 21 LEGEND B IWJl!ll 111!11 111 111!11 111 --111!11 i!II I !!Ill COUNTY/ CITY DIVIDING LINE ---•• BOUNDARY -------LOT LINE -------RIGHT-OF-WAY -------FLOWLINE ---CENTER LINE ........ 560 ............ ---·· 10' EXISnNG CONTOURS 56,'· · ··· ..................... 2' EXISnNG CONTOURS -·-·-·-EDGE OF WETLAND , '''''''''"''''''"'''''BUFFER LINE 1 w I WETLAND --so-- - -EXISnNG STORM DRAIN PIPE --ss----EXISnNG SEWER MAIN ---w----EXISnNG WATER MAIN -------PROPOSED STORM DRAIN PIPE -----·--PROPOSED SEWER MAIN ---------PROPOSED WATER MAIN ~ PROPOSED SEWER MANHOLE • PROPOSED CA TCH BASIN, TYPE I @ .,c PROPOSED CA TCH BASIN, TYPE II PROPOSED WATER BENO 'i®, RIPRAP 0 @ 0 EXISnNG CATCH BASIN, TYPE I EXISnNG CATCH BASIN, TYPE II EXISTING SEWER MANHOLE l><1 EXISnNG GA TE VAL VE Ell--EXISnNG WATER METER 5' 0.5' 3' 60' 22' ,·_;---------------,-c-7-.,- --------· -------. CLASS 8 ASPHALT CONCR£1E CRUSHED SURFACING TOP COURSE CRUSHED SURFACING BASE COURSE GRA l,£l BASE CLASS •e• MAY BE RE IRED PENDING SOIL CONDITIONS --~-------, __ , __ ·· ... · - ---------------·---------·-·····--""' COLLECTOR ARTERIAL SECTION H-H 22· VAPi[S 148TH AVENUE SE NOT TO SCALE 60' v!"H,ES ----·-----------·--"1 CLASS B ASPHALT CONCRETE CRUSHED SURFACING TOP COURSE CRUSHED SURFACING BASE COURSE GRA m BAS£ "CLASS ·e.. MA y BE REQUIRED PENDING SOIL COND1710NS COLLECTOR ARTERIAL SECTION I-I 148TH A VENUE SE NOT TO SCALE • T ·--__ . T.-~s~·-__,,_. ____ __!1!4':__ _____ 4 ~:_· _____ ~14~·-----,~-~s~·---,'.~ I 0.5' 1•L -' 1· 0.5' R/.W ,. R/.W I I 1' 0.5' o.s· CLASS B ASPHALT CONCRETE CRUSHED SURFACING TOP COURSE CRUSHED SURFACING BASE COURSE GRA BASE CLASS "B" MAY BE REQUfRED SUB-COLLECTOR SECTION A-A SE 124TH ST STA 1+00 TO 6+36.54 NOT TO SCALE 32' 12· 12' PENDING SOIL CONDITTONS 5' 0.5' CLASS 8 ASPHALT CONCRETE CRUSHED SURFACING TOP COURSE CRUSHED SURFACING BAS£ COURSE R/.W GRA \fl. BAS£ CLASS "8" MAY BE REQUIRED 11' PENDING SOIL CONDlnONS SUB-ACCESS SECTION E-E 146TH AVE SE 144TH PLACE SE NOT TO SCALE 30' 11· S' 0.5' CRUSHED SURFACING BASE COURSE GRA ~L BASE CLASS •e• MAY 8£ R£, 1RED PENDING SOIL CONDITJONS MINOR-ACCESS SECTION F-F SE 125TH STREET 1477H Avf" SE NOT TO SCALE 32' 12· R/.W 12' 5' CLASS 8 ASPHALT CONCRETE CRUSHED SURFACING TOP COURSE CRUSHED SURFACING BASE COURSE TRACT GRAVEL BAS£ Cl.ASS •g• MAY 8£ RE:i IREJJ PENDING SOIL CONDJnONS SUB-ACCESS SECTION G-G SE 124TH ST STA 6+41.41 TO 9+50.00 NOT TO SCALE «;) 2003 1RIAD ASSO "\. TRIAD ASSOCIATES ) -------- ~ ,q: it ),. ... --. ::::! i,..;; :::, ~ ci) 0 I 0 0 ),. Ct: ~ ;i] .... ~ tl j;; 11814115th Ave. NE Kirkland, WA 98034-6923 425.821.8448 425.821.3461 fax 800.468.0756 tol free www.triactassoc.com ! '---~-~-~- CIA 1ES GERALD F. BUCK. AJCP PROJECT JIANAGER WWAM (llUD) CCNOR<Y. P<S PROJECT SURVEYOR REBECCA S. CUSHMAN. PE PROJECT ENGINEER .EFFREY L cqx; ASl.A PROJECT LINDSCAPE ARCllITEC'l FIIIST SUBllllTAL DATE: 1 O /7 /03 SCALE: JIOIIII.: 1 •=60' l'IBT.:N/A PRELIMINARY SfAIIP NOT VALID UNLESS SIGNED AND DATED lOB NO. 01-159 SHEET NO. 5or8 ---1-----r- 1 ! ' ' 1 i :------4 I i I I I 1 I .... ----·--------~"' --i-·------.. ---... ' \ I i I --t-------, I I I I ----1------__ _j I I I I -. -j----------- I ··1-· -----------1 I I I I : ) .L.__ ··-----"-L --· -····--_____,. -r--,----------, I I ' I I I I I I ------- + / • ' SE 1/4, SE 1/4, SECTION 10, TWP. 23N., RGE 5E., W.M. SEE SHEET 5 I I I KING COUNTY !ilH--B-··•1-111111--illlll-W-~111 flll-'--~ -, -a&1!i11-~-•-.. "'1111' a -•f&i:-W-111111-'-•1111111-iiia ! I CITY I RENTON ' [ I ~ ·1!11111-'--mHlli filill i • -· I I I I I I i I I I _____________ J ---------·----· ---······------· -... ·-·------ ' i I L ------· -------------- i I I I I I I LEGEND Ui -__ , __ --1111!11 COUNTY / CITY DIVIDING LINE --BOUNDARY PROPOSED STORM DRAIN PIPE LOT LINE ----PROPOSED SEWER MAIN RIGHT-OF-WAY ---------PROPOSED WATER MAIN FLOWLINE • PROPOSED SEWER MANHOLE CENTER LINE • PROPOSED CATCH BASIN, TYPE! - ... --56!;------------10' EXISTING CONTOURS @ PROPOSED CATCH BASIN, TYPE II . --·.'i62· . -............ ·-2' EXISTING CONTOURS --. -----EDGE OF WETLAND ,r-PROPOSED WATER BEND •••••••••• I .......... I I •• BUFFER LINE \®, RIPRAP B WETLAND D EXISTING CA TCH BASIN, TYPE I --SD----EXISTING STORM DRAIN PIPE @ EXISTING CATCH BASIN, TYPE II --SS----EXISTING SEWER MAIN 0 EXISTING SEWER MANHOLE ---W----EXISTING WATER MAIN N EXISTING GA TE VAL \IE" EB--EXISTING WATER METER I SCALE: 1" = 60' 30 60 120 I 1---1 ----11 @ 2003 TRIAD ASSOCIATES r· "' TRIAD ASSOCIATES -~1,,---- 11814115thAve. NE Kirkland, WA 98034-6923 425.821.8448 425.821.3461 fax 800.488.0756 toll free www.biadassoc.com GERALD F. BUCK. AICP PROJECT II.IIIAGER llfl.UAM (BUD) CONDREY. PLS PlIDlECT SURVEYOR REBECCA S CUSHMAN. PE PlIDlECT ENGINEER .EFFREY L cm;, ASLA PROlEC'l LANDSCAPE ARCIIITEC'l FIB8f SUBIIITlAL DATE: 10/7 /03 SCALE: JIOIIIZ.: t·=60' \IIKT.:N/A PRELIMINARY STAIIP NOT VAIJD UNLESS SIGNED AND DATED ! -------~ JOB NO. 01-159 SHOT NO. 6018 i ------·" rt --~---------------~-----------------'---------'-----~----------------- H r . ® .. , ©END VIEW CDNC CURB AND GUTTER PER KCRS DWG 3-002 NOTE: DROP CURB AT 50' MIN. SPACING CURB DROP DETAIL Rr --' 1' SEE PLAN FDR LDCA llDN NOT TO SCALE 5' VARIES SEE PLAN 0.5' --, "' .:.: .. ~,· I ,. ., . ,.,.. L--J ~ .. ,'\;,'\,,'\,,'\" 15LF s• D.I.P. CURB INLET PER KCRS 2-D12 W/0 RISER S£C710N CURB INLET SECTION SEE PLAN FOR LOCA 710N NOT TO SCALE H 41' ' ' SE 1/4, SE 1/4, SECTION 10, TWP. 23N., RGE 5E., W.M. 6' TRACT R/.W I I 1' R/.W I I 1 ' T I --,1· R/.W J2' 12' 12' 5' 0.5' 0.5' CURB DROPS PER DETAIL 0.5' 1· 0.5' CLASS 8 ASPHALT CONCRETE CRUSHED SURFACING TOP COURSE CRUSHED SURFACING BASE COURSE ~-GRA lfi BAS£ (CLASS "B") MAY BE REQUIRED PENDING SDIL CDND/llDNS ® SUB-ACCESS SECTION 8-8 12' 146TH CT SE STA 1+00 TO 4+50 S£ 121ST STREET NOT TO SCAL£ SEE SHEET 3 FOR LOCA nON ,. Jr 12' 5' T 0.5' CRUSHED SURFACING TOP COURSE CRUSHED SURFACING BASE COURSE --GRA lfi BAS£ (CLASS "B") MAY BE REQUIRED PENDING SOIL CDNDITIDNS 0 SUB-ACCESS SECTION C-C 144TH A\.£ SE STA lo+S() TO 16+85.62 NOT TO SCAiE SEE SHECT J FOR t.OCA nON 30' ' 11' · I 11' . ·'-' ... :, .... , ...... . - 5' ~r 0.5' Cl.ASS 8 ASPHALT CONCRETE CRUSHED SURFACING TOP COURSE CRUSHED SURFACING BASE COURSE --GRA YE:L BAS£ (CLASS "B") MAY BE REQUIRED PENDING SDIL CDNOIT/ONS ® MINOR-ACCESS SECTION D-0 148TH CT SE STA 4+50 TO STA 8+44.17 145TH A YE: $£ NOT TO SCALE SEE SHEET 3 FDR LDCA llDN 0 RAIN GARDEN SECTION Y-Y NOT TO SCALE 5££ SH££T 3 FOR LOCA 710N 8" -10• AMENDED 5/JIL PAD ELEV. 5' (TYP) CLEANOUT OR YARD DRAIN NOTE STANDARD DISPERSION TRENCH W/1H NOTCHED GRADE BOARD L£NG1H 10' PER 700 SQ. FT. OF ROOF AREA. PLAN VIEW 10' B"-10" AMENDED SOIL SEE NOTE 2 SECTION Vl£W DOWNSPOUT/ FOOTING 0 DISPERSION SYSTEM LOTS 73-80, 1.01-104 NOT TO SCALE SEE SHEET 3 FOR LOCATION NOTE SAME LENGTH DIMENSIONS AND SITE UM/TA llONS AS TYPICAL SYSTEM. 6" HIGH EARTHEN CHECK DAMS PROPOSED GRADE AT CEN7ERLINE OF SWALE > V VV v·vvvvvv • .. / V '-'VV VVV V VV VV VVV V VV >('.v~v~v::::v::::v::::v::::v:::v::::v::::V:::>('.v:::;v::::v::::v::::v:;v::::v::::v::::v·:s::::v::::v-::::v::;v::::v::::v::::v::::v,.,.vvvvvvvvyvvvvvvvvvv•/VVVVV -vvvvv s-1.0% MIN. ® BIORETENTION SWALE PROFILE SECTION Z,-Z ® NOT TO sCALE SEE SHEET 3 FOR LOCATION TRACT (l'.tDTH VARIES) BIORETENTION SWALE SECTION X-X NOT TO SCALE SEE SHEET 3 FOR LDCA nON NOTES: 1. 8/0RETENTION SOIL SHAU 8£ 50% CONSTRUCTION SAND, 25:X TOPSOIL WJD1H LESS THAN 5% MAXIMUM CLAY CONTENT. AND 25% ORGANIC LEAF COMPOST. 2 RE-USE SURFACE SOIL STOCKPILED ON-SITE. SOIL SHAU 8£ AMENDED TO 8 PERCENT ORGANIC MATERIAL CONTENT AND SCREENED TO BE FREE OF STONES 1 INCH OR LARGER IN ANY DIMENSION AND OTHER EXTRANEOUS MATERIALS HARMFUL TO PLANT GROWTH. 3. PLANTING SHAU CONSIST OF NA 71VE SPECIES ABLE TO TOLf:RA 1E VARIA8l£ SOIL MOISTURE CONDl170NS. PONDING WA7ER FLUCTUATIONS. AND EXPECTED POLLUTANT LOADINGS. I' I Lor_ 6'" PERFORATED ROOF OOTING S1UB © 2003 TRIAD ASSOCIATES • \. TRIAD ASSOCIATES - 11814 115th Ave. NE Kirkland, WA 98034-6923 425.821.8448 425.821.3481 fax 800,488.0756 toll free www.triadassoc.com GERALD F. BUCK, AJCP PROlECT 11.!NAGER ""1JAM (BUD} CONDMY. PLS PROJECT SURVEl'OR REBECCA S. CUSHIIAN, P£ PROIECT ENGINEER .EFFREY L ~ ASL.A PROJECT LINDSCAPE ARClll!ECT FIRST SUBllllTAL DATE: 10/7 /03 SCALE: IIOIIIZ.: N/A mr,N/A PRELIMINARY ST.IIIP NOT VALID UNIISS SIGIOOJ AND DATED JOB NO. 01-159 SIIEET NO. 7or8 • - \ . ' FOUND 4"X4" CONCRETF: MONUMENT W/ 2" BRASS DISC AND PUNCH (11/29/00) 5rr DETAIL I I. Jt;;~. o.,4·re-~ ~I DETAIL N.T.S. mRE FFNCE ,_ • SE 1/4, SE 1/4, SECTION 10, TWP. 23N., RGE 5E., W.M. ' ~ 30' ·c=f~-,,p~if,,,----oH!,~---OHP~~~w,o-~~- 12" CONC. £. EL=517.0' TO HOUSE 12" CONC. IE. El.=517.1' ,. E 12" CMP. 1£. EL=443.4' ' ~ •• CONC ,E. EL.=443.7' '"'£'1CLAND "c" ~~ ,~ ~ ,,,M ••• \ <" / VYJ / I ;! Tu! tJ EL=519.13 \ ~ "'s I U ~ ,~ FOUND 4"X4" CONCRm: >1/i~!~:::~~-;-~~r~\-~\·l!UW.:!IX:.....ij:f'-----+~u~-;NOR~1H~OF;f~~"~h:-=C=L~A~S~s~2:'t--~~=~11·"':_ __ ~, ..;)'~?~>~-----:i--J;:;-.:-:..t~r---D'j' ' ', ~ ' -) I \ ',\ ... ' l •i;l ::riy~ss DISC AND PUNCH C-47 \ I I I \ I \ \ I \. " ' '\, 1 \ \ I ~ !.-(.06' NOR1H BY .06' £AST) 12~ CMP. IE. £L.=#43.4' \ 0.09' &920'08-W....-$'' ' ~ rf1• .-~ C 'ER IS .03' NORTH ANIJ .S K6T 6 • CONC 1£ EL=44J./' 0_46 \ '%. sourn OF,/ " 1294.02' ol:, ._08• I \ \S' , " NdliTH ~ '-4,. OORNER , ,. C-45 t, \ / Gs-/ / " \ o-) SOUTH \ f I \ I \ \ \ \ \ \ \ \ \ \ \ \ \ \ 'W-1 1" c,-\, 6 \ \ I \. . :J. ( .· .. · \. \ \ ( oL:,2 0-30 0-29 ,,J© °' \ I \ \ \ \ \ '\ \ \ \ \ \ \ \ \ \ \ , , ' \ "1 "1 C-J \ I \ 0-3,. o;2:LDT ) -5 \ ; 1 \\ \ \ \ \ \ \ \ \ \ I L I i \ \ \ \ ~ £, t \ ' '\i \ i \ I ft, / llffiANO 10-6 ~ ~ " • I ~ \ I \ t. I \ I \ ':\ I I \ I \ lg, '& \ I \ \ ,' \. \ I \ ,-0-21 -26 >' ~ I "' \ \!l \ '1/. • \ • ~ lg • \ 1o \ \ I \ I \ GI,/ \. ,, '),. ,' '<\ • I l-~ "' C-43 ' ~ C-37 NOTE: 2 C-38 ,.._ 38 \ FLAGS v-' -- 1£7!.AND • , , ,. WETLAND "B" ' C-2.i I • t-2 CLASS 2, , ,. C-1 ' C-21 C-1 I ) / ~ o-9\ 1 \tl'il. \1\,1 \\, \\ \I% \ 1l ' I I _.,,, I d-. o-~ I \ I i \ \ \ \ I ~ I \ \ I \ \\ \ \ t,''1 \ I I \ \ r ,· i, {" / I .-~ 0-I 0-1 0-12 \ \ I I ~ \ ;; \ .t. \ \ \ \ \.J '1 \ \ I \ \. I ' SI / I I I {_ I,,. \ \ 1 \ \ \ \ I \ \ \ I \ \ I 1t !\ \ \ \ \·' ,, . ,·, ,' ', ... ,·. MA11H(»(-;;;•fl;; .. ,f4ll,__,_ \ I I I / .-24 GS-23A ,"-'f ),-DATA !\OT #J ( ,1 I \ \ \ \ \ \ ', \ \ \ I \ / I ·,~ ~ \_ \I \,..,,,x ~ IS lo, \ '-, / GS-I V ' \ \ \ \ / \ ~ "ts._ "-. 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NAD BJ/91 CITY OF RENTON GPS CONTROL NUWORK ....___,_ 9.9\' __ ,_ , \ IE. EL ,=445.7)\\_ ""··'!:/£ EL .=445.8 \_ .:;· •• CPP ,i,,,EL .=448.1' •" --, \, , I I~-\ I I I \ I" . \ SVRVEY ' ' ' • ' ->'>cPP 1£. EL .=450.5 ,· 6. CPP 1£ EL .=4.53.3'1 \ . \ V \ I ':::. ·::. • -..._ C Cl" DITCH • '----• --.--_ _ '-. ,'• 6''7:PP--..!_E. EL .=453.4' . / I·, SHED.• SHED \ \ \ \ ••· ··-:-:-.. '-~ __.--. ,,.,,.-·• s·CPPIE.EL.=4<7.5' 6--;-CPP-,E.";;-~-;-----·\.. -----.., \ \ \ \ \ )'-'-i.:..tiH4.00' HOLDING CITY OF RENTON MONUMENTS C.O.R.lf8ti1(BAS£ POINT) AND C.O.R.#1852 \ \ I l / \. I • I . ' Ii \ ·, ~ I ~ .,.a-~ ,,.. •o I I 8-1 JI.~' B/1 8-1 8-13 -8-12 "' ' ..... ./ .· ··~ /_, ' /'i' // ) '{'. ~,._:-}' \ ,' \ \. \ ' ' GRA,>£1. .. ,.:.:·· / / ': ' --c.:. I ' ' ,: . ' " ' ,, / ( I ' I ' v' j<, / / \ 1--...,..,...,...r-1-200.06' --' ' ''-. '-. .. , , ., , . , , '( ,.. ; f : ·,: ' ( / ;/ ,, ir \ \ BWG I t /., ", \ I / \ ', .·' ' ~ I l '~ \ \ \ I { "- ',I ,,... ,,,.,.. I ''""-\ I I I ·: ..... : : .. 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UNE ', : \ l ,/ O\£R HE~ UN~ ·'--.\ \ \ I / , \, RJU EL • 497.34' WETLAND "A" >' CLASS 2 , \ EAST AND fNTH~T : . ·. fa"' EAST AND T \ , \ '°' '\ 12• CONC. (N.) IE. EL..=483.4' . \/ I · ( ·. . .. '-> / .'-. \) . \. . . .) \J._,~/ -~ ·... . ro ~~c;:c, (s.J IE. EL•4834' ST. ~6Jtlu&;)=;;;;;;!~~~·, ·.,:~~~,!!!"'R~C!}_FE>l~CE;~=----.._,,..,,. ,.,.;, ... , . . . . .;.-, . ', 1 , ,-. ,·~ t f' .. ...-<11 • 216.'91!'--· · · , · • ' }., ' --,-. ' ~-·==--.-'a); ,,~;;t;J;@f!!}!ff ffilC,: . ', I , ) ·• . . \" '\ ''\, '-•,-., • \ ~ D\£R HEAD POWER UNE , , , \ , " · 'C; , , FENCE.'/S.,0,2' N '6F f ... ,. •. .,ORTH ,:ca~·' ;·. , ' _ ·-· ', ·, ~-, ', \' "'-\'' \'. , 3D EAST, IIEST., NORTH., soun, ANO NORTll"'0 T / . . .·,. , · .. ,_·6• CONC, ,_c.-9.6,' ' · . . · · .. . .'" NllfJ'20'42'W ·\, · ., ll6', m "' -,-; ~~~~~ = f \ , / · · ·· NOR · . NORTH, .6,NORTH ·. -1 ,. . , ... · D ·, ,,---ro HOUSE \,o·£A.~(,.J:FOR;;;;;,,;;;;;;ESS::_::J-.' • ' ' ,: .-•. '-.,,-, ;,;i;.,:_·c-.lf>-t-~= "'fFENC£.16 GA ,_ ' ' ' .:\ \AND UTIU S . • · · ' · ~ • pp fPo-: 7*ik · S.SB 14' GAYE" f · .. ' REC. Nil 081<1;'354 , '., ' , CB ',, : . . ':-,_; "·, : \ / 12· Ao'J i:J ,~":::..... soun, EDGE OF 16' ENGRESS AND EGRESS 4.9')-j ' }·, , i ~ll\\'l++-1\\::::rlli "--0"1BU A" SET RR SPIKE IN W. FACE OF UTIUTY POL£ .8' ABOVE GRADE R.=484.7' "" ( I ··:.. >.~ ' ''' '; ~ J 16' X 50' EASEMENT FOR EASEMENT SOUTH CEO BL'rx:K .,.!L ")[ l,!.1'14/11.'f' ;. \ 1,.. -.;( ,0,,. ~ '" ~ · · INGRESS AND EGRESS \ -'/; I ::! \ '-,, I . >-~~ •' < ··,,: X 8.03' \ ',_ \{ .. ,, t:! ,..--' -. I ~:;:~ , •. ~1 ~ ., I THE REW MEASUREMENTS FOR THIS TOPOGRAPHIC SURVEY *ERE OBTAJNED UTIUZING GLOBAL POSITIONJNG SYSTEM (GPS) sl/RVO' TE:CHNIQUES USING LDCA SR 9500 EQ/JfPMENT. COORDINATES A5.SOCIA 1ED IW1H THIS ORA 'MNG ARE PROJECT COOROINA TE:S WHICH MAY BE CONVERTED TO STJ.1F PLANE GRID COORDINATES BY SU8TRAC11NG 100,000 MDERS (328,0BJ.3333 FEET), THEN MUL11Pl.YING BY 1H£ A\.'ERAGE COMBINED FACTOfl OF (0.9999823034), THE INITIAL COORDINATE CONVERSION WAS PERFORM(() USING 1HE L£JCA SKI-PRO PROGRAM VERSION 2.0 2000. PRIMARY CONTROL POINTS ANO ACCESSl8LE MONUMENT POSITIONS Kf'RE' Fl£1.D MEASURED U71UZING GLOBAL POSITIONING SYSTEM (GPS) SURVEY 1ECHNJQtJ£S USING LEICA SR 9500 EQUIPMENT. MONUMENT POSITIONS THAT IIERE" NOT DIRECTLY OBSERVED USING GPS SUR~ TECHNJQUES ll£'RE 71ED INTO TH£ CONTROL POINTS UTIIJZING WCA El£tTRONIC TOTAL STATIONS FOR 1H£ MEASUREMENT OF 80'1H ANGLES AND P/STANC£5. THIS SUR\.£Y MEETS OR £XCEEDS TH£ STANDARDS SET BY w.AC 332-1J0-090. DATUM \£R11CAL-NAVD 88 / HORIZ. NAD BJ/91 BENCHMARK 0 CITY OF RENTON SURVEY CONTROL NETWORK MONUMENT #1652 J" BRASS SURFACE MONUMENT FOUND AT TH£ CORNER OF N£ 47H S1R££T(S£ 128TH sT.) AND 148TH AVES£ 0 "TBM A" SH RR SP1K£ IN W. FACE OF UTfUTY fOI.E .8' ABOVE GRADE S£ COR OF SITE EL.=484.7' TBM "8" TOP OF 4"X4" CONC MONUMENT AT NE COR. OF SIT£ EL=519.13 lE"GEND EB CONCRETE MONUMENT @ SURFACE MONUMENT -0-UP ----U11UTY POL£ E-GA ----GUY UN£ o 1R ----1El.£PHONE RISER 0 CB ----CATCH BASIN o W ----YARD DRAIN ii ltM' ----WA1FR METER M 1W ----WAJm VAL VE i : ::::~~=ANT .1MH ---TEl.£PHONE MANHOLE PM ----POll£R MF:TE:R BO ----WA1FR BLOW OFF' VAL\£ XFMR --PO/IER TRANSFORMER C=> LPG TANK--PROPANE TANK q SIGN o MAH.BOX >-< CUL\ofRT UN; wrnAND FLAG -*-ff:NCE (AS NOTED} -OHP-OVERHEAD PO*f'R ANO V71UTY UNES -UP -UNDERGROUND POWER AND UTIUTY UNES -G -GAS LINE PAINT MARK LOCA 110N -W-WA1£R UN£ PAINT MARK LOCATION -UT-UNDER GROUND m.EPHONE PAINT MARK LOCAOON -CATV-OVERHEAD CABLE TV AND filEPHONF: UNES ---PAIN1ED FOG UNE /)/TOI £ A- I I ' --A-18 ........ TO HOUSE t 30' I I t \\ \', -~ ~;~ ] • \t L ~ : '\, ~ RIM EL.=446.SO' 8 . _ P. •0 • , / 12· ADs. (N.J 1£=444.so· ~ / :_.;..' • \ '\ . • 12" ADS. (S.) IE.=444. 77' ---_ / ~, .. >,_ \ \ _ ,. 1 tt.S9' OUTFALL NOT FOUND ,.,'·"''; \ '-,,...._,, A-15 , ::.__ ' ) ' .": . ' :1 , A-14 ) f ' ~ -13 ; I \ f \ 30' 1 D D ' ' ' ASPHALT D ..-1!.ANo . GRAVEL CONCRE1< WETLAND CLASS 2 ------ FOUND 3/4" IRON PIPE .tO. ,ffJ ABO\IE" GRADE A- "A II , GS-11 ,. A-I / I I I "i°!~·-•l ••••••• ~, r SCALE: 1 " = 60' 0 \ -:,,. ---./ I I" /I ( () ~\/o ) \ It-., ~ 1 l SW cND 12" ACS q>< -~ ,L,._os· r--------- 8. 'IHIS SURVEY WAS PREFORMED Wl7HOI.JT THE BENIFTTOF A 11TLE REPORT. OF A 1111.E REPORT. © 2003 TRIAD ASSOCJA TE s \. TRIAD ASSOCIATES -• 11814115th Ave. NE Kirkland, WA 98034-6923 425.821.8448 425.621.3481 fax 800.488.0756 toll free www.lJiadassoc.com GERALD F. BUCK, AICP PROIECT IIANAGER WILLIAM (BUD) CONDREY, PLS PROIECT SURVEYOR REBECCA S. CUSHMAN, PE PROIECT ENGINEER JE.FFRD' L COX, ASLA PROJECT LINDSCAPE ARCHITECT FIRST SUBIIITlAL DATE: Bfl)~3 SCALE: BORIZ.: 1"=60' VERT.:N/A PRELIMINARY STAMP NOT VAIJD UNLESS SIGNED AND DATED JOB NO. 01-159 ---------~~ SHEET NO. 8 8 i; OF ~ -----