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RENTON NEIQ!-I6OR~OOD DETAIl. MAP WEDGEWOOD LANE DIVISION 2 ~NTON, WA5~INQTON NORT~A~ ~OME5 CORE DE&IGN INC~ aGlNEElli:1NCi • PlANNING' SURvEYINCi COIItE NO, 0)04& JANUARY 21. ,00& ---UJA05-~ ADDITIONAL WETLAND & STREAM-RELATED DOCUMENTS & FINAL APPROVED Mitigation Plans FOR ALL DIVISIONS OF THIS PLAT ARE LOCATED IN FILE LUA06-065 March 5, 2007 CONSENT AGENDA Council Meeting Minutes of 2/26/2007 Appointment: Planning Commission Appointment: Library Board Community Services: 200 Mill Building Leases (5th Floor), Network 211 & Children's Home Society & United Way Annexation: Merritt II, SE May Valley Rd & Coal Creek Parkway Fire: King County Medic One/Emergency Services Levy, 2008-2013 Human Resources: Compensatory Time, Rescind Resolution 2265 Transportation: Trails and Bikeways Study and Map, MacLeod Reckord Utility: Wastewater Improvements Cost Sharing, Wedgewood Lane Preliminary Plats, LandTrust Utility: Heather Downs Interceptor Replacement, Roth Hill Engineering Partners Added Item 6.k. Transportation: Rainier Ave S & Hardie Ave SW Railroad Bridges, BNSF Renton City Council Minutes Page 74 petition as quickly as possible, and discussing the situation with the King County Council. Mr. Puckett noted the hardship this presents to the mobile home park residents, and asked for any assistance the City can provide. Items on the consent agenda are adopted by one motion which follows the listing. Approval of Council meeting minutes of 2/26/2007. Council concur. Mayor Keolker reappointed Ray Giometti, 323 Pelly Ave. N., Renton, 98057, to the Planning Commission for a three-year term expiring 1/3112010. Council concur. Mayor Keolker appointed Peter Hartley, 600 Cedar Ave. S., Renton, 98057, to the Library Board to fill the unexpired term of Heidi Beckley, who has resigned (term to expire 6/112010). Refer to Community Services Committee. Community Services Department recommended approval of lease agreements with Washington Information Network 211, Children's Home Society of Washington, and United Way of King County for a shared space on the fifth floor of the 200 Mill Building. Expenditure required: $77,508; revenue generated over five-year lease: $426,259.81. Refer to Finance Committee. Economic Development, Neighborhoods and Strategic Planning Department recommended adoption of an ordinance extending the effectuation date for Phase II of the Merritt II Annexation from 3/3112007 to 12/3112007. Council concur. (See page 75 for ordinance.) Fire Department recommended setting a public hearing on 3119/2007 to consider a resolution supporting the 2008-2013 King County Medic One/Emergency Medical Services Levy. Council concur. Human Resources and Risk Management Department recommended approval to rescind Resolution 2265 related to accumulation and allowance of compensatory time. Council concur. (See page 75 for resolution.) Transportation Systems Division recommended approval of a contract in the amount of $158, 131.20 with MacLeod Reckord for a trails and bikeways study . and map. Refer to Transportation (Aviation) Committee. Utility Systems Division recommended approval of the request from LandTrust, Inc. for an additional $16,989.79 for the oversizing associated with the wastewater improvements for the Wedgewood Lane subdivision (PP-03-053; PP-05-009; PP-05-086) for a total oversizing reimbursement of $278,082.62. Council approved the initial request on 119/2006. Council concur. Utility Systems Division recommended approval of a contract in the amount of $189,900 with Roth Hill Engineering Partners, LLC for the Heather Downs Interceptor replacement pre-design report. Council concur. Transportation Systems Division recommended approval of a letter of understanding with Burlington Northern Santa Fe Railway for the City to reimburse BNSF to design and construct replacement railroad bridges across Rainier Ave. S. and Hardie Ave. SW as part of the Rainier Ave. and Hardie Ave. transportation improvement projects. Council concur. MOVED BY NELSON, SECONDED BY CORMAN, COUNCIL APPROVE THE CONSENT AGENDA AS PRESENTED. CARRIED. Cl __ OF RENTON COUNCIL AGENDA ~ ~L 6, Zl, Submitting Data: Dept/Di v IBoard .. PBPW/Utility System Division Staff Contact. ..... Dave Christensen (ext. 7212) Subject: LandTrust Request for Oversizing Reimbursement Above Original Approved Authorization Exhibits: Issue Paper Letter Requesting Additional Reimbursement for Oversizing Recommended Action: Council Concur Fiscal Impact: Expenditure Required .. . Amount Budgeted ...... . Total Project Budget $278,082.62 $350,000.00 $350,000.00 SUMMARY OF ACTION: I AI #: For Agenda of: March 5, 2007 Agenda Status Consent. ............. Public Hearing .. Correspondence .. Ordinance ............. Resolution ............ Old Business ........ New Business ....... Study Sessions ...... Information ......... Approvals: Legal Dept.. ...... . Finance Dept. ... . Other.. ............ . Transferl Amendment. ..... . Revenue Generated ........ . City Share Total Project.. In January of 2006, Council approved LandTrust's request for estimated oversizing reimbursement in an amount not to exceed $261,092.83. LandTrust has completed all work associated with the Wedgewood project and has submitted their request for final reimbursement for the oversizing. LandTrust encountered additional costs that they are requesting reimbursement from the City. Final requested reimbursement is $278,082.62, which is an increase of$16.989.79, or 6.5% from the original estimated cost. The Wastewater Utility has sufficient funds in the project budget to pay for this increase. STAFF RECOMMENDATION: Approve LandTrust's request for an additional $16,989.79 for oversizing associated with the Wedgewood project for a total oversizing reimbursement of $278,082.62. H:IFile SyslWWP ~ WasteWaterIWWp~03~OOOO Correspondence -WastewaterldaveclWedgewood Oversizing Final AB.doclDMCtp X DATE: PLANNING/BUILDING/ PUBLIC WORKS DEPARTMENT M E M 0 RAN DUM February 23,2007 TO: Toni Nelson, Council President Members of the Renton City Council VIA: j..-Kathy Keolker, Mp~ FROM: M~ Gregg Zimmerm(ry:' Uministrator STAFF CONTACT: Dave Christensen, Wastewater Utility and Technical Services Supervisor (ext. 7212) SUBJECT: ISSUE: LandTrust Oversizing Reimbursement Above Original Approved Authorization Request . Should the City approve LandTrust request for an increase in their previously approved oversizing reimbursement of $261,092.83 by $16.998.79 for a new total of $278.082.62? RECOMMENDATION: Approve LandTrust's request for oversizing in the total amount of $278,082.62. BACKGROUND SUMMARY: In January of 2006, Council approved an oversizing request for LandTrust for an amount not to exceed $261,092.83. The oversizing provides the City with a new lift station that includes sufficient capacity to serve the entire basin and also allowed the City to decommission two existing lift stations. Since that time, the developer has completed all work associated with this project and has presented final costs that are slightly higher than the original estimated costs. The additional costs total $16,998.79, which is 6.5 % over the original estimate. This small increase can be attributed to three items: (1) Wastewater staff determined that a water connection at this site was advisable, and since the station is in another water district, the cost of the water meter was over $6,000. (2) The sewer main that was constructed to allow us to eliminate the Apollo Lift Station encountered additional material costs, needed additional surveys, and soil monitoring due to poor soils. (3) Poor soils contributed to additional direct costs for pipe installation and indirect costs associated with additional paving required for the Hoquiam main extension. Council/LandTrust OversL ... o Page 2 of2 February 23, 2007 The Wastewater Utility has sufficient funds in the project budget to pay for this increase. CONCLUSION: The requested increase is relatively small, and the value to the City of these improvements is far greater than the amount requested in the oversizing. As such, it is recommended that the Council authorize the additional amount requested by the developer for the oversizing for a total amount of $278,082.62. cc: Lys Hornsby, Utility Systems Director H:\File Sys\WWP -WasteWater\WWP-03-0000 Correspondence -Wastewater\davec\Wedgewood Oversizing Final Issue.doc\DMCtp LandTrustNC RESIDENTlALI'itOPERlY DEVELOPMENT ~ February 20, 200/1 David Christensen City of Renton Building/Planning/Public Works Department Wastewater Utility Division Renton City Hall-5th Floor 1055 South Grady Way Renton, WA 98055 ~:-E S 2 1 2 CI1'y' OF FU~f'.rrON UTiU1 Y SYSTEivl5 Subject: Revised Cost-Sharing Request for Sanitary Sewer Improvements Associated with the Wedgewood Lane Subdivision, Divisions 1, 2 and 3 (LVA's 03-053, 05-009,05-086) Dear Mr. Christensen: Herewith I am submitting a revised schedule of values that reflects actual costs that we incurred while installing the Wedgewood Lane Sanitary Sewer Lift Station and Hoquiam Avenue sewer main extension. As you may recall, I submitted a request to the Renton City Council on November 23,2005, asking to be reimbursed for: 1) the City's share of the lift station, which was sized to serve a tributary area that included property out side of our project boundaries, and 2) the City's share of the sewer main that we installed along our project frontage on Hoquiam A venue NE, which also serves properties other than ours. My original letter stated the estimated cost of these sanitary sewer improvements, as well as the estimated portion of those costs that would be the responsibility of the City. Now that the project is complete and all sewers have been installed, inspected, and accepted by the City's Public Works Department, we have revised the cost estimate to reflect actual costs paid by us. Some costs increased, as did the City's share of those costs. The purpose of this letter is to explain the cost overruns and request payment of the City's share. SANITARY SEWER LIFT STATION: ." "...' The cost-increases in this category were not attributable to the construction lift station itself, since it was a design-bid product, but in fact were attributable to the addition of a water meter at the request of the City's Wastewater Utility Department. 1560 140TH AVE NE SUITE 100 BELLEVUE. VVA 98005 .• _ • ";;> ~, . ~- I' .. ' [425]747-1726 [425]747-4157 FAX WWW.lANDTRUSTINC.COM Page 1 of 2 This caused an increase of $6,042.67, plus tax, which includes the cost of the tap, setter, meter box, meter, 2 months of usage charges (the bill for the meter now goes to the City), and a General Facilities Charge assessed by King County Water District No. 90. GRAVITY CONNECTION FROM THE EXISTING LIFT STATION IN NE 10TH STREET: The difference in price between the original estimate and the actual cost represents a 5% increase, which is due to increase in material costs, as well as 3 line items that were not included in the original budget, such as earthwork monitoring and testing, survey work, and additional engineering design costs. HOQUIAM AVENUE NE SANITARY SEWER INSTALLATION AND ROAD RESTORATION: The cost of installing sanitary sewer main in Hoquiam A venue from NE 8th Street to NE 7th Place increased exponentially due to problems created by unanticipated poor soil conditions and excessive groundwater in the construction trench, both of which caused severe sloughing of the trench walls. All of these conditions caused road bed and shoulder to be reconstructed from bearing soil, and the entire west half of the road to be repaved. In summary, our request for reimbursement has increased $16,989.79 over the original request of $261,092.83, for a total reimbursement of $278,082.62. If you would like any further information regarding these cost increases, please contact me directly at (425) 747-1726, extension 102. Otherwise, please authorize our request for reimbursement and process payment as soon as possible. . Sincerely, LANDTRUST, INC. Patrick J. Gilroy Page 20£ 2 /SANITARY ~FWFR. DEPAk I mCN I • CITY OF RENTON 2120/07 IWEDL.":WOOD, KI:.N I UN WA 98056 I nlm::IIII.6.I, COST ESTIMATI:/Rllnr.:I';T REVISED COST IICITY OF RENTON COST SHARING I Ie::, ,;t, Sewer Lift Station Lift Station 1 LS 1437,700.0C 437,700.00 1 LS 467,709.00 467,709.00 135000 or Water Meter 1 LS 6,042.67 6,042.67 6,042.67 Subtotal 437,700.00 473,751.67 141,042.67 Tax (8,8%: 38,517.60 41,690.15 12,411.75 Total 476,217.60 515,441.82 1~~ ,,<;.4 A? IGravity Con x from Ex. Li~on 10th PermHs 1 LS Demo & Clear 1 LS 3,150.00 3,150.00 1 LS 3,150.00 3,150.00 3,150.00 Erosion Cntrl 1 LS 840.00 840.0C 1 LS 840.00 840.00 840.0C Raise Ex MH to finish grade 1 LS 63C DC 630.00 1 LS 630.00 630.00 630.00 Core, conned, lexl.1H 1 LS 3,360.00 3,360.00 1 LS 3,360.00 3,360.0C 3,360.00 10" PVC 485 _F 29.40 14,259.00 488 LF 27.99 13,659.12 13,659.12 10"01 21 LF 44.1C 926.10 21 LF 43.98 923.58 923.58 Type 1148" MH 3 LS 2,850.00 8,550.00 3 LS 3,220.29 9,660.87 9,660.87 Redea.ign Manhole #29 _S 1,554.00 1,554.00 1,554.00 Survey 1 LS 1,538.00 1,538.00 1,538.00 Soils Testing 1L~ 3,054.00 3,054.00 3,054.00 OverXSewer 1 LS 394.00 394.00 394.00 Extra Depth 9 VF 315.00 2,835.00 9 VF 315.00 2,835.00 2,835.0C De-Water 1 LS 1,575.00 1,575.00 1 LS 1,575.00 1,575.00 1,575.0C Quarry Rock 1 LS 1,575.00 1,575.00 1 LS 838.96 8389~ 838.96 ExPOrt 725 TN 10.50 7,612.50 810 TN 3.55 2,875.50 2,875.50 Seled Backfill 1260 TN 13.00 16,380.00 1702 TN 11.20 19,062.40 19,062.40 Sweeper for Imporl J l.S 2,040.DC 2,040.00 2,040.00 Sawcut, demo, restore road 1 LS 3,750.00 3,750.00 1 LS 3,750.DC 3,750.00 3,750.00 Construd temp road 1 .S ,890.DC 1,89C.00 1 LS 3, 142.DC 3,142.00 3,142.00 Pothole ex utils 1 LS 1,260.00 1,260.00 1 LS 1,260.00 1,260.00 1,260.00 Repair 24" culvert 1 LS 525.00 525.00 1 LS 525.00 525m 525.00 Conlle<:!1o ex lift sta 1 LS 1,050.00 1,050.00 _S 045 1,077.45 1,077.45 Traffic cntrl 1 LS 1,260.00 . 1,260.00 1 LS 1,260.00 1,260.00 1,260.00 Test and t.v. 1 LS 535.DC 535· 1 LS 642.62 642.62 642.62 Extra Depth Manhole #1 6 FT 299.32 1,795.92 1,795.92 5% Field I and general condrtions _S 0.00 1 LS 4,286.!j0 4,286.50 4,286.50 Subtotal 71,962.60 85,729.92 A<; 7?Q Q? Tax (8.8%) 6,332.71 7,544,23 7,544.23 , (15%) 10,794.39 0.00 0.00 Total 89,089.70 93,274,15 93,274,15 IHoquiam Ave SS Install & S5 Rd Iinciudes West Side Road Design & permH fees _S 13,414()O 13,414.QO 1 LS 13,414.00 13.414.00 3,353.5C SoHs. restino-Road and Sewer 1 LS 1,880.00 1,880.00 470.00 Asbui~ and Survey 1 LS 2,400.00 2,400.00 SOO.OO Topo and design 1 LS 4,800.00 4,800.00 1,200.00 48"MH 3 EA 2,850.00 8,550.00 3 EA 3,229.57 9,688.71 2,422.18 Extra depth 3 VF 315.00 945.00 3 VF 340.81 1,On~~ 255.61 8" PVC Off-SHe 493 LF 24.50 12,078.50 529 LF 79.00 41,791.00 10,447.75 6"PV( 90 LF 20.00 1,800.00 60 LF 128.44 7,706.40 1,926.60 Pothole exist utils 1 _S 9OO.DC 90C 00 1 LS 90C 00 900.00 225.00 Export spOils 438 CY 10.50 4,599.00 598 CY 10.50 6,279.00 1,569.75 Seled backfill 644 rN 13.00 8,372.00 1368 TN 10.80 14,774.4Q. 3,693.60 Sawcut 1026 LF 3.52 3,611.52 1026 LF 3.52 3,611.52 902.88 Traffic cntrl -Sions -1 LS 8,000.00 8,000.00 1 LS 6,900.00 6,900.00 1,725.00 4"ATB 155 TN 52.00 8,060.00 116 TN 52.00 6,032.00 ,508.DC Test and t.v. 493 LF 0.88 433.84 631 LF 1.27 801.37 200.34 Raise MH to finish grade 3 EA 253.00 759.00 3 EA 488.12 1,464.36 366.09 Grinding aspha~ demo & remove 110 TN 32.00 .~2QJl_0 . I/!4 rN 32.00 5,888.00 1.472.00 Remo~ 9" suborade 110 CY 9.20 1,012.00 C CY 9.20 0.00 0.00 Install crushed rock base 120 rN 18.31 2,197.20 367.02 TN 19.40 7,120.19 1,780.05 Fine Grade 1 LS 1,325.28 1,325.28 331.32 2" Classtl. 75 TN 60.00 4,500.00 151.5 TN 60.00 9,090.00 2,272.50 Striping 1 LS 1,000.00 1,000.00 1 LS 924.80 924.80 231.20 5% Field ' and general condrtions .S .00 1 _S 7.779.66 7,779.66 1,944.91 Subtotal 83,752.06 155,593.11 38,898.28 Only Taxable Items @ (8.8%) 5,234.11 8,431.27 2,107.82 (" . (15%) 10,550.71 0.00 0,00 Total lIli ~~E; AA 164,024.38 41,006.10 SCALE: 1" = 40' i . ~ 0'. ; s::"'~; . ~~..., I ....I i (II! , '11 I I . I WEDGEWOOD LANE DIVISION 3 I / \~~ \ . \~, , \ \r' \ SANrrARY SEWER LIFT STATION • TRACT E ./ LandTrustNC RESIDENTW. PROPERlY DEVELOPMENT ~ COpy December 14, 2006 Kayren Kittrick Public Works Department - 6th Floor Renton City Hall 1055 S Grady Way Renton, W A 98055 RE: Dear Kayren: WEDGEWOOD LANE FINAL PLAT, DIVISIONS 1-3 (LVA 06-065) Request for Street Width Modification I1lwaco Place NE at Lot 19 -Division 2 I am writing to request an administrative modification to the standard street width requirement for a portion of Illwaco Place NE adjacent to Lot 19 of Wedgewood Lane, Division 2, at its connection to the plat of Aspen Woods (LVA 04-143). This request is supplemental to our original street-width modification request to reduce the rights-of-way within the plat to 42 feet. Measured separately, the two lengths of Illwaco Place NE that converge at our common property boundary are each 42 feet wide. However, due to minor construction errors, as well as the fact that our two plats used different survey companies and subcontractors to construct the two lengths of road, the connection of the two streets is offset by 0.15 feet. This discrepancy in alignment is very minor, and virtually imperceptible in the field. We originally anticipated that the difference could be taken up by shifting the property line of the adjacent Lot 19 0.15 feet to the west, but doing so would create a lot of substandard width (the minimum required width of a comer lot is 60 feet), which the Development Services did not want to approve. Since there is no "room" left to shift the lines of any of the adjacent lots to the west without creating substandard lot widths, we are now requesting to reduce the amount of right-of-way required for this leg of Illwaco Place NE by 0.15 feet, to 41.85 feet (please see attached Exhibit A for a graphic depiction of the proposed right-of-way reduction). We are also proposing to create a public sidewalk easement fillet for the small amount of public sidewalk that this right-of-way SUITE 100 BELLEVUE. WA 98005 '.-,,'~, .. '. . . .' .. .' "-. ~ ~.' Page 1 of 2 width reduction would place on private property. This proposed easement has been added to the final plat, and a copy of that easement has been included as Exhibit B. Per City of Renton Development Regulations, a reduction in right-of-way dedication is allowed for the creation of additional lots within the shape and size constraints of the site, so long as the standards outlined in Section 4-9-2S0D, "Modification Procedures," are met. We feel that the approval of such a tiny modification would not impact the function, appearance or safety of how this road functions; nor will it adversely impact surrounding properties, or endanger the health and life-safety of the surrounding community. Given the extremely small, almost imperceptible degree of the impact of this right-of-way modification, and the desire to make the record documents consistent with what has already been constructed and approved in the field, we respectfully request that you approve the request and grant the modification to this leg of Illwaco Place NE. Sincerely, LANDTRUST, INC. .',' .' ./ ~/ '---rs4.:--b'--/"~ Patrick J. Gilroy Page 2 of 2 June 5, 2006 Vacation: N 38th St, Tasca, VAC-06-002 Lease: Engenio Infonnation Technologies, 200 Mill Bldg (3rd Floor), LAG-00-002 Streets: Hoquiam Ave NE Temporary Closure L-U~-07/00~ Plat: Parkside, Blaine Ave NE, FP-06-047 EDNSP: 2006 Neighborhood Program Grants Comprehensive Plan: 2006 Amendments Finance: Fiber Optic Installation Projects Interlocal Agreement Latecomer Agreement: Penhallegon Associates, Merrill Gardens @ Renton Centre, LA-05-001 Latecomer Agreement: Lakeridge Development, Liberty Grove, LA-05-002 Renton City Council Minutes Page 184 Bosair, LLC, 289 E. Perimeter Rd., Renton, 98055 (tenn expires 5/7/2008); Airport-at-Large primary representatives Greg Gamer, 1209 Lincoln PI. NE, Renton, 98056 (tenn expires 5/7/2009) and Diane Paholke, 325 Edmonds Ave. SE, Renton, 98056 (tenn expires 5/7/2007); Airport-at-Large alternate representatives Michael Rogan, 2055 Killarney Way, Bellevue, 98004 (tenn expires 5/712009) and Kenneth Whitfield, 15125 SE 145th PI., Renton, 98059 (tenn expires 5/7/2007); The Boeing Company representative Jan Fedor, 1245 Sunrise PI. SE, Issaquah, 98027 (tenn expires 5/7/2008); Aircraft Owners and Pilots Association primary representative Jeffrey Davis, 10012 64th Ave. S., Seattle, 98176 (tenn expires 5/7/2009); and Aircraft Owners and Pilots Association alternate representative Karen Stemwell, PO Box 3365, Renton, 98056 (tenn expires 5/7/2009). Council concur. City Clerk submitted petition for street vacation for portion ofN. 38th St., between Meadow Ave. N. and 1-405; petitioner James G. Tasca, 14806 SE Jones PI., Renton, 98058. Refer to PlanninglBuildinglPublic Works Administrator; set public hearing on 6/2612006 to consider the petition. (See page 189 for resolution setting public hearing.) Community Services Department recommended approval of an amendment to the lease with Engenio Infonnation Technologies, Inc. for the 3rd floor of the 200 Mill Building to extend the lease for an additional year. Refer to Finance Committee. Development Services Division recommended approval of the temporary closure of Hoquiam Ave. NE (NE 7th PI. to NE 9th S1.) for three to five days, June 26 to June 30, 2006, for yvedgewood Lane Division II plat-related construction. Refer to Transportation (Aviation) Committee. Development Services Division recommended approval, with conditions, of the Parks ide Final Plat; 15 single-family lots on 2.76 acres located at Blaine Ave. NE and NE 24th S1. Council concur. (See page 189 for resolution.) Economic Development, Neighborhoods and Strategic Planning Department recommended approval to fund three projects and three newsletters totaling $12,769 through its 2006 Neighborhood Grant Program, and approval to conduct a second round of funding with a deadline of 9/29/2006. Refer to Community Services Committee. Economic Development, Neighborhoods and Strategic Planning Department submitted proposed 2006 Comprehensive Plan amendments. Refer to Planning and Development Committee and Planning Commission. Finance and Infonnation Services Department recommended approval of an interlocal agreement with eastside agencies regarding sharing of fiber optic installation projects. Council concur. (See page 189 for resolution.) Planning/Building/Public Works Department recommended approval for a one- year extension (to 6/6/2007) of the preliminary approval for the Merrill Gardens @ Renton Center latecomer agreement request for a water main extension along Williams Ave. S. Council concur. PlanninglBuildinglPublic Works Department recommended approval for a one- year extension (to 6/612007) of the preliminary approval for the Liberty Grove latecomer agreement request for sanitary sewer installation at SE 136th S1. and 160th Ave. SE. Council concur. I.. • C ___ . OF RENTON COUNCIL AGENDA DILL f' ....... I AI #: to' • "{..7[ 17 Submitting Data: PlanninglBuildingiPublic Works F or Agenda of: '7 DeptiDi v!Board .. Development Services Division June 5, 2006 Staff Contact. .... Kayren Kittrick (x7299) Agenda Status Consent .............. Subject: Public Hearing .. Correspondence .. Temporary Road Closure of Hoquiam Avenue NE from Ordinance ............. NE 7th Place to NE 9th Street Resolution ............. Old Business ........ Exhibits: New Business ....... Issue Paper Study Sessions ...... Vicinity Maps with Proposed Detour Routes Information ......... Resolution Recommended Action: Approvals: Legal Dept. ...... . Refer to Transportation Committee Finance Dept.. .. .. Other ............. .. Fiscal Impact: Expenditure Required .. . N/A N/A Transfer/Amendment. ..... . Amount Budgeted ...... . Revenue Generated ........ . Total Project Budget City Share Total Project.. SUMMARY OF ACTION: • X X X The Hoquiam Ave NE project consists of building, improving/widening the existing street, and providing sewer, storm water and water main improvements for Wedgewood Lane Division n plat development. Since the construction will be limited to a strict time for completion and to help lower construction costs, the Development Services Division is requesting a full temporary closure of Hoquiam Ave NE from NE i h Place to NE 9th Street. Traffic for both directions will be detoured on to NE 7th Place, Field Ave NE and NE 9th Street roadways. The estimated duration of the closure is five days. The temporary road closure will take place between the dates of June 26, 2006 and June 30, 2006. STAFF RECOMMENDATION: Authorize the temporary closure of Hoquiam Avenue NE from NE i h Place to NE 9th Street and adopt the resolution authorizing the temporary closure. H:\Division s\Oevelop ser\Plan.rev\Arneta\Hoquiam Ave NE Closure Agenda Bill doc DATE: TO: PLANNINGIBUILDINGI PUBLIC WORKS DEPARTMENT MEMORANDUM June 5, 2006 Randy Corman, Council President Members of the Renton City Council FROM: .~~Kathy KooIker, Mayor Gregg Zimmermahf ~ministrator VIA: STAFF CONTACT: SUBJECT: ISSUE: Kayren Kittrick, Project Manager (x7299) Temporary Road Closure of Hoquiam Ave NE from NE 7th Place to NE 9th Street Should the City allow a full temporary road closure of Hoquiam Ave NE from NE 7th Place to NE 9th Street as part of the construction of the Wedgewood Lane Division II plat? RECOMMENDATION: Authorize the temporary closure of Hoquiam Ave NE from NE i h Place to NE 9th Street and adopt the resolution authorizing the temporary closure. BACKGROUND SUMMARY: The Hoquiam Ave NE project consists of building, improving/widening the existing street, and providing sewer, storm water and water main improvements for Wedgewood Lane Division II plat development. The road closure is necessary to complete the full-width road restoration work in a timely manner. With the road closure, it is estimated the project will take 3 to 5 days to complete. However, without the ability to close the road and complete the work all at once, it is estimated it would take almost two weeks to complete the same work. One lane would be closed in each direction during this time, causing increased inconvenience to the surrounding residents, as well as increased cost due to the additional traffic control Randy Corman, Council P. _~.dent Members of the Renton City Council Page 2 of2 June 5, 2006 and safety measures that would be required each night and weekend when no one will be present to direct traffic. Allowing construction of the improvements on Hoquiam Ave NE while it is closed to traffic permits the contractor to build the improvements easier and quicker compared to building the improvements simultaneously with traffic on the roadway. This would be a great benefit by allowing the project to maintain the construction deadline and lower the construction cost. The work has been scheduled after the Hazen High School year and before summer school starts. All lanes of Hoquiam Ave NE will be closed during its reconstruction. Traffic for both directions will be detoured onto NE 7th Place, Field Ave NE and NE 9th Street roadways. The estimated duration of the closure is five days. The rest of the project can be constructed without any major traffic impacts. The temporary road closure will start on Monday, June 26th. Per City Code, the public will have advanced notification of the closure dates prior to construction beginning, and updates as the construction progresses. Signs will be erected as well as notifications in the Renton Reporter and the King County Journal to notify the public of the projected closure. Attachments cc: Peter Hahn, Deputy PBPW Administrator -Transportation Neil Watts, Developments Services Director Ameta Henninger, Engineering Specialist, Development Services H \DlVISlon s\Oevelop ser\Plan.rev\Arneta\Hoquiam Ave NE Issue Paper doc 0 l"'a \. 13 \ 0 ~, \ , I, NOT TO SCALE AREA OF ROAD CLOSURE FOR PURPOSES OFRONNiAY RE· CONSTRUCTION HOQUIAM AVE ROAD CLOSURE PLAN G) .y.,a; --YM ® 'fF .... :«::11" @ o INORTH I ® ISOUTH I ® ; I ROAD CLOSURE I ·I~~~~SED , BETWEEN NE mt . ANDlEmt I 6126.6/30 LOCAL Ii TRAFFIC ONLY ~ Road CIoue Notice to be posted 2 ... prIorlDconstrucIion start. ROAD CLOSED (NCRfIiWN)OETOUR RO.JTE) (SOlJ1H3CX.N) IE1'Cm RO.JTE) CITY OF RENTON, WASHINGTON RESOLUTION NO. --- A RESOLUTION OF THE CITY OF RENTON, WASHINGTON, AUTHORlZING THE TEMPORARY TOTAL CLOSURE OF HOQUIAM A VENUE NE FROM NE 7TH PL. TO NE 9TH ST., FROM JUNE 26, 2006, TO JUNE 30, 2006. WHEREAS, Hoquiam Avenue NE is scheduled for sewer and stonn water installation and pavement improvements; and WHEREAS, this construction activity will require a temporary street closure along Hoquiam Avenue NE from NE th PI. to NE 9th. St.; and WHEREAS, to facilitate this construction and allow for a safe condition for both vehicles and pedestrians it is necessary to do this work under a temporary street closure; and WHEREAS, this temporary street closure will take place between June 26, 2006, and June 30, 2006, to be extended depending upon weather conditions; and WHEREAS, pursuant to City Code Section 9-9-3 the City Council is to authorize such closures by means of a Resolution; NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF RENTON, WASIflNGTON, DOES RESOLVE AS FOLLOWS: SECTIONL The above findings are true and correct in all respects. SECTIONn. The City Council does hereby authorize the temporary closure of Hoquiam Avenue NE from NE 7th PI. to NE 9th St., to occur during the period June 26,2006, to June 30, 2006, to be extended upon weather contingencies, to allow the contractor to construct the roadway and utility improvements. 1 RESOLUTION NO. __ _ PASSED BY THE CITY COUNCa this day of ______ .--J, 2006. Bonnie I. Walton, City Clerk APPROVED BY THE MAYOR this day of _______ --', 2006. Approved as to fonn: Lawrence 1. Warren, City Attorney RES. 1 1 87:5/30/06:ma Kathy Keolker, Mayor 2 January 9, 2006 CORRESPONDENCE Citizen Comment: Hansen - Noise Complaint, Arbor Apartment Complex UNFINISHED BUSINESS Utilities Committee Utility: Water System Intertie, Skyway Water and Sewer District Utility: Wastewater Improvements Cost Sharing, Wedge wood Lane Preliminary Plats, LandTrust ff -() C-;/ DO,\ Finance Committee Finance: Vouchers Community Services: Tiffany Park Recreation Building, Fund 316 Reallocation Finance: Information Services Management, GM2 Systems RESOLUTIONS AND ORDINANCES Renton City Council Minutes Page 10 Nelson reported that the Board consists of five members, and Councilman Law and herself are the only board members that are not recipients of the benefits. MOVED BY CORMAN, SECONDED BY LAW, COUNCIL APPROVE THE LIMITED DENTAL BENEFIT FOR LEOFF 1 RETIREES. CARRIED. Councilman Persson noted for the record that he abstained from voting on the matter since he is a recipient of benefits from LEOFF 1. The letter from John. A. Hansen, 1108 Anacortes Ave. NE, Renton, 98059, was referred to the Administration during the audience comment portion of the meeting. Utilities Committee Chair Clawson presented a report recommending concurrence in the staff recommendation to approve a utilities cooperation agreement with Skyway Water and Sewer District for the design and construction of a water system emergency intertie between Skyway Dimmitt Booster Pump Station and the City'S water system. The City's share of the project is $154,494. The Committee further recommended that the resolution regarding this matter be presented for reading and adoption. MOVED BY CLAWSON, SECONDED BY NELSON, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. (See page 11 for resolution.) Utilities Committee Chair Clawson presented a report recommending concurrence in the staff recommendation to approve the LandTrust, Inc. request for oversizinglcost sharing, utilizing the method of cost reimbursement developed by staff and the developer, for additional work associated with wastewater improvements at the plat of Wedgewood Lane. The Committee further recommended that staff be authorized to reimburse LandTrust, Inc. for actual costs not to exceed the requested $261,092.83. Costs in excess of the requested amount shall be brought back to Council. MOVED BY CLAWSON, SECONDED BY CORMAN, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. Finance Committee Chair Persson presented a report recommending approval of Claim Vouchers 244181 -244372 and one wire transfer totaling $1,700,875.69. MOVED BY PERSSON, SECONDED BY LAW, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. Finance Committee Chair Persson presented a report regarding the reallocation of Fund 316 project savings to the Tiffany Park Recreation Building. The Committee recommended concurrence in the staff recommendation to approve the reallocation of $95,220 derived by other 2005 CIP project savings in Fund 316 to the Tiffany Park Recreation Building replacement project for a new budget total of $301,220. MOVED BY PERSSON, SECONDED BY LAW, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. Finance Committee Chair Persson presented a report recommending concurrence in the Administration's recommendation to approve the three-year (2006-2008) consultant agreement for infonnation services management with GM2 Systems, George McBride, President. The Committee further recommended that the Mayor and City Clerk be authorized to execute the agreement. MOVED BY PERSSON, SECONDED BY LAW, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. The following resolutions were presented for reading and adoption: • UTILITIES COMMITTEE COMMITTEE REPORT January 9, 2006 APPROVED BY ---1 CiTV COUNCIL : Date /-9-:<()O~ , LandTrust Inc. Request for Cost Sharing -Plat of Wedgewood (December 5, 2005) The Utilities Committee recommends concurrence in the staff recommendation to approve the request for oversizinglcost-sharing utilizing the method of cost reimbursement developed by the staff and the developer for the additional work associated with wastewater improvements at the Plat of Wedge wood by Land Trust Inc: The Committee further recommends that the staff be authorized to reimburse LandTrust, Inc. for actual costs not to exceed the requested $261,092.83. Costs in excess of the requested amount shall be brought back to Council for: its approval. andy Corman, Chatr Don Persson, Member cc: Lys Hornsby Dave Christensen December 5,2005 CORRESPONDENCE Citizen Comment: Gilroy - Wedge wood Lane Preliminary Plats Utility Improvements, Cost Share Request UNFINISHED BUSINESS Committee of the Whole Budget: 2006 Annual City of Renton Renton City Council Minutes Page 435 A letter was read from Patrick J. Gilroy, LandTrust, Inc., 1560 140th Ave. NE, Suite 100, Bellevue, 98005, stating that in order to service the Wedge wood Lane Divisions 1,2 and 3 preliminary plats with sanitary sewer, City staff requested two improvements to facilitate the future development of surrounding properties. Mr. Gilroy asked that the City share the cost of the infrastructure improvements. MOVED BY CLAWSON, SECONDED BY LAW, COUNCIL REFER THIS CORRESPONDENCE TO THE UTILITIES COMMITTEE. CARRIED. Council President Briere presented a Committee of the Whole report regarding adoption of the 2006 budget ordinances. Property Tax Levy. The preliminary information provided by King County, and used to develop the revenue estimates, provided a total general government property tax estimate of $21,755,827. This was based on a new construction estimate of $167,912,009. In developing the 2006 budget estimate, the property tax estimate used contained the long-term financial forecast of $22,026,700. This was based on an estimate of $250,000,000 in new construction. It was believed that the estimate was a bit high, but left some room for fine-tuning of King County's estimates. A revised preliminary property tax worksheet was recently provided by King County. It revised the estimate for total general government property taxes to $22,209,409 based on $311,622,057 in new construction. The difference will not be collected without a revision to the ordinance. Tax Amount New Construction A V Original King County 21,755,827 167,912,009 Budget Estimate 22,026,700 250,000,000 Final King County 22,209,409 311,622,057 The recommendation was to add $182,709 to General Fund reserves and amend the 2006 Budget to invest in needs as identified in the priorities of government effort and at the Council retreat. These funds cannot be spent without additional Council action. Fire Prevention Fees. The Committee recommended that certain fire plan review and inspection fees be increased. Golf Course Greens Fees. The Committee recommended that certain golf course greens fees be increased. Various Utilities Fees. To meet the capital and operating expenses of utilities, as recommended by the PlanninglBuildinglPublic Works Administration, the Committee recommended that certain utility fees be increased for surface water, surface water utility services, special rates for senior andlor disabled citizens and double occupancy households, the fire protection charge, minimum rates for metered water, commodity rates, commercial customers, low-income rates, disposal rates for sewage, and King County wastewater sewer rates. 2006 Budget. The Committee recommended adoption of the 2006 Budget, including the following changes: • Increase the revenue estimate in the General Fund for property taxes by $50,000. , LandTrustNc RESIDENTlALPROPERlY DEVELOPMENT ~ November 23, 2005 Renton City Council Renton City Hall --7th Floor 1055 South Grady Way Renton, WA 98055 RE: COST SHARING REQUEST ~ 1/l-5-,?~()$ ~A>~~ Hie Ii t/~-05-tJO,( "~ITY OF RENTON NOV 2 3 2005 RECEIVED ...,Ii Y CLERK'S OFFICE , ko-t~ cI e 11.)[~t?t) ''3 '. '3 Z p..-vL Wedgewood Lane Divisions 1, 2 and 3 (LUA03-053, LUA05-009, -086) HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL: In order to service the above-mentioned preliminary plats with sanitary sewer, the City's Wastewater Utility has requested that we make two improvements to facilitate future development of surrounding properties: a. Up sizing of a sanitary sewer lift station to handle a tributary area of approximately 238 acres; b. Installation of a sewer main in Hoquiam A venue NE that will accommodate future development to the west of our project. I have attached a schedule of values that outlines our costs to perform this work. We respectfully request that the City Council approve their share of the cost to make these improvements, per this estimate. Actual costs may vary. Sincerely, LANDTRUST, INC. .• ' .' .. ~' . . ~ ... - -.-\ . . . . 1560 140TH AVE NE SUITE 100 BELLEVUE, WA 98005 [4251747 -1726 [4251747-4157 FAX WWW.LANDTRUSTINC.COM Page 1 of 1 LandTrust, Inc, Lane, 123 Lots !Sanitary Sewer Lift Station ,itt Station Forcemain to Hoquiam Permrt Subtotal Tax (8.8%) Iotal # TAXABLE ITEMS Of!LGINALCOST ESTIMATE/BUDGET I#J LS I 437,7.0 LS I 6.0,493.' LSI 14,.025.' 5' IGraviiY-Conx from Ex. Lift Station )emo& Clear LS 3,15.0 . .0.0 3,15.0, :rosion Cntrl LS 84.0,.0.0 84.0, ~aise Ex MH to grade LS 63.0,00 63.0 ~ore, con_nect, ~-:Chann~~ _MH_ I,S 3,36.0.00 3,36.0 1.0" PVC D':JlL 'ype 1148" MH ,xtra Depth le-Water luarry Rock ,xport Unsuitable Select_Backfill Sawcut, demo, restore road :onstruct temp road 'othole ex utils ~epair 24" culvert :onnect to ex lift ste 'rafficcntrl -est and t.v, !Hoquiam SS Install & Rd Design & permrt fees 48"MH Etra depth "PVC "PVC 'othole exislJ.l!il§. :xport spoils ,elect backfill )awcut rraffic cntrl 'ATB rest and t.v. ~aise MH to finish grade ".sphalt demo & remove ~emove 9" subgrade Install crushed rock base 2" Class b Striping Summary: Grand Total LandTrust Cost Sharing City of Renton Cost Sharing Subtotal Tax (8.8%) , (15%J Total 4851 LF ~.4Q 14,259. z ~ 26,1.0 2,8! 3' 1,5: 1,5: 7: 1261 11 3, 1, 1, UJ 1, 1 . .05.0,.0.0 1,26.0, f 35,00 71 10 _89,089.: LS I 13,414 . .0.01 13,414 . .0.0 ! EA I 2,85.0,.0.01 8,55.0,.0.01# _VF I 315.001 945,.0.0 ~31J£J _ 24.5Q! 12,.078501# 'gol LFT _.2D,DQL 1,IlQD.001# -.1L.b§j _9DD,DQ!_ ~DQ.DDI# 4381 CY1=_lD.5OL 4,~,OD 6441 TN 1-.flcD~ 8,372..0.0 1.0261 LF I :f5L.3,611.52Iil ~ 8,Dbo.o~ 8,.0.0.0.0.0 1551 TN I _52,DOL 8,06.0 . .00 4931 LF 1-o:B§L-:--43384(# 31 EA r' 253D~ 759 . .0.0 11.01 TN I 32.oo~3,52D.DD 11.01 CY I 92.01 -----';-.012,00]1[ 12.01 TN I 18~31( 2,197.2.0(# TN I 6.0,001 4. LS I 1,.0.0.0.0.01 -.L Subtotal) 83, Tax (8.8%)1 1 1 6, ,(15%) 10, $745.641.20 ($484,546,37) $261,092.83 ~f Renton Cost Sharing -.l. LS.I 135,00.0,.0.01 -.135,DDD,QCi LS I .0,.0.01 _. .00.9.0 LS I .0,.0.01 .0,0.0 3,15.0,00 84.0 . .0.0 63.0 . .0.0 .3,36.0.0.0 485 29.46 21 44,1.0 2,85.0 . .0.0 315 . .0.0 1,§.75,DD 1,§?5,DD 725 ~5D 1:!6D 13·09 3,75.0,0( 1, 1, 1, LS 3,353.5.0 EA 712,50 VI' 78.75 49:31LF. ~13 9.01 LF. 5 . .00 ~-::-22500 . 4381 CY ~ '6441 TN ~ 1.0261 LF ...M§. .-.1lJ,§ 2,.0.0.0.0.0 1551 T~ 13,.0.0 ~ 4931 LF ~ 31 E~ 63.25 '11.01 T~ l,DD '11.01 CY !.3D 12.01 TN 1.58 751 TN 15 . .0.0 LS 25.0 . .0.0 11,880.00 146,880.00 3,15.0. 84.0. 63.0,.0.0 ~so.DD 14,259. 926,1.0 ,55.0,00 ,835.00 575coo 575,QO 12.5.0 -.1§"38D,DD 3,75.0 . .0.0 71,962.60 ~ 10,794.~ 89,089.70 3,353,5.0 2,137.5.0 236.25 ...:3,Q19,63 _45.0,.0.0 ~,DD 1,149.75 2,.093 9.02,88 2,DDv, 2,.015 . .0.0 1(j[46 18975 88(j~ 153. 1, 20 LandTrustCost Sharing 1TlsT3011olnjo LS I 6.0,493,.0.0 LS I 14,.025,.0.0 LS 3.15C LS 84.0 . .0.0 LS 63.0, h§... M6Q Jl 29.4.0 44. _S 2,85.0, IF 315, _S ,575. LS ,575, TN 1.0·5.0 lli ,13 . .0.0 LS 3,75.0 LS J,06D,5C EA 2,137.5C 31 VF 236.25 ....1931 IJ' 18,38 _9.01 I,F 15 . .0.0 LS 675,.0.0 438]'CY 188 644ITN 9,75 lD26)'LF ..1.§4 ~ . 6,.0.0.0:00 ...ill.\TN ..l9~DD 493LLF .0.66 3\EA 189.75 11.01 TN 24 . .0.0 ~ 6.9.0 12.01 TN 13, 751 TN 45, LS 75C _3.02,7.0.0,.00 6D,~.DO ,.025. 377,218.00 31,960.98 409,178.98 .0.0 .0.0 . .0.0 . .0.0 .0 . .0.0 ,.0.0 .0.0 ,.0.0 )".0.0 ~DC .0 . .0.0 -.MQ .0.6.0 l.OI 0.00 0.00 1.0.06.0,5.0 6,412.5.0 7.08.75 9,D,i8.88 :3.9..0 . .0.0 75 . .0.0 :.1..44925 6,279 . .0.0 2,7.08.64 6',0.0.0 . .0.0 6,.045,00 -325,38 569,25 2,6' 7! 1, 3, 62 , -- DATE: TO: CC: FROM: STAFF CONTACT: SUBJECT: ISSUE: RECEIVr.,u 12./512-005 I CITY OF RENTON DEC 032D05 PLANNclMGlftij~G/ RECEIVED PUBLIC WORKS DEPARTMEN1CITYCLERK'SOFFICE MEMORANDUM December 7, 2005 Randy Corman, Committee Chair Members of the Utilities Committee Kathy Keolker-Wheeler, Mayor Members of the Renton City Council Jay Covington, Chief Administrative Officer Gregg Zimmerm~nistrator CiT\( OF F\E~~TO~J Dave Christensen, Wastewater Utility Supervisor, (ext. 7212) LandTrust Inc. Request for Cost Sharing Plat of Wedgewood Lane Should the Council approve an oversizinglcost-sharing request made by LandTrust Inc., in the estimated total amount of $261 ,092.83, for wastewater improvements associated with their development of the Wedgewood Plat? RECOMMENDATION: • Staff recommends that Council approve the request for oversizinglcost-sharing utilizing the method of cost reimbursement developed by the staff and the developer. • Staff further recommends that the amount to be reimbursed to the developer be based upon actual construction costs, not to exceed $261,092.83. Costs in excess of the requested amount shall be brought back to Council for its approval. BACKGROUND SUMMARY: LandTrust, Inc. is in the process of developing the plat of Wedge wood. This plat has three separate divisions located in the NE lOth and Hoquiam area of Renton. As part of the development of this plat, a new sewage lift station was needed to provide service. In reviewing the application, staff noted that the north end of this development, along NE 10th Street, was an ideal location for the City to build a regional sewage lift station. Randy Corman Members of the Utilities December 8, 2005 Page 2 of2 mittee Staff worked with LandTrust, Inc. to allow for a sewage lift station that not only met the needs of the current development, but also provided the capacity needed to allow for the remainder of the basin to be served by this facility. This substantially increased the size of the wet well, pumps, forcemain and other aspects of the station beyond the current needs. In addition to the oversizing of the station, staff also requested that the developer extend the sewer in NE lOth, easterly from their plat to connect to our existing Apollo Lift Station. This extension allows the City to decommission a very old and undersized existing station. The elimination of the existing station through this construction saves ratepayers more than $300,000 in replacement costs in the near future. Staff also requested that the developer perform additional extension work in Hoquiam A venue NE in order to better provide future service to properties west of the development. The total estimated cost of the oversizing and cost-sharing is $261,092.83. While this cost is a relatively significant amount compared to our estimated costs of over $800,000 if the City was to make these same improvements, it represents a significant value to the rate payers. LandTrust, Inc. is making this request in accordance with Renton City Code 4-6-010C, Oversizing. This code allows developers to be reimbursed for costs associated with the enlargement or addition of utility facilities required by the City's Utility Section. Funding for the requested oversizinglcost-sharing request would come from the Wastewater Utility through cost savings achieved from our Sunset Interceptor Phase III project. Staff originally budgeted $1,500,000 for this project. In early 2005, our consultant completed a preliminary design report that identified an alternative to our original replacement of the sewer main in Duvall Avenue NE. The report determined that we could wait to achieve the capacity we needed through a project scheduled in the 2008 through 2010 time period, at minor additional cost, thus allowing us to save approximately $900,000 of the original $1,500,00 budgeted. The work order number for Sunset Interceptor III is 421145400 and the account number is 421145000. CONCLUSION: The development of the Wedgewood Plat by LandTrust, Inc. has allowed the Wastewater Utility the opportunity to partner with the developer to provide for regional facilities to meet the long term needs within this basin at a significant cost savings to our rate payers. The developer is in the process of installing all of the requested facilities to accommodate this need. The costs presented by the developer are reasonable, and final payment, if authorized by Council, will be based upon the actual final construction costs. cc: Kathy Keolker-Wheeler, Mayor Jay Covington, Chief Administrative Officer Bonnie Walton, City Clerk H:\File sys\wWP -WasteWater\WWP-03-OOOO Correspondence -Wastewater\davec\Wedgewood Oversizing.docDClp I SCALE: 1" = 40' --:--~-II 1 I I 1 I G' 1° 1 I , 1 I ~\-~ I WEDGEWOOD LANE DIVISION 3 SANITARY SEWER LIFT STATION • TRACT E STATE OF WASHINGTON, COUNTY OF KING } AFFIDAVIT OF PUBLICATION PUBLIC NOTICE Tom Meagher, being fIrst duly sworn on oath that he is the 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 exact 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 Public Notice was published on August 8, 2005. The full amount of the fee charged for said foregoing publication is the sum of $122.00. ~9k Tom Meagher Legal Advertising Representative, King County Journal Subscribed and sworn to me this 8th day of August, 2005. \\\'''''''''1 \\\\ G Je I", ~ '-(j -' 0" ...... "'> " " ..... . .. ~ , ~ d( h, ¥ U0 ~ ..)~ .. :.,<;S\on ~-l",o>. ~ .... . '" /'.... Linda . eans :;: f t ~ \ ::, Notary Public for the State of Washington, Residing in S.mquaitrlie, W'~n~gto~ _ O be -~ pu .-P Num r: ~: c:: - Cost of publishing this notice includes an affidavit surch;~. <.5'> ••••• 071 I'2-G\J<?J ..... ,:!! l ,. ~ ' •• 128, ••• ",,~.J '., .... '" v!. •••••••• \'" ," ""@OfWI0.S'\'.,'\., '/ CJ. \" 111111111\\\ NOTICE OF ENVIRONMENTAL DETERMINATION ENVIRONMENTAL REVIEW COMMITTEE & PUBIlC HEARING RENTON, WASHINGTON The Environmental Review Com- mittee has issued a Determination of Non-Significance-Mitigated for the fol- lowing project under the authority of the Renton Municipal Code. Wedgewood Lane Division 2 Preliminary Plat LUA05-009, PP, ECF Location: 700, 750, 760 and 780 Hoquiam Avenue NE. The appli- cant, LandTrust Inc, is requesting SEPA environmental review and Preliminary Plat approval for a 46- lot subdivision of a 7.16-acre site located within the Residential -8 (R-8) dwelling units per acre zone. The lots are proposed to range in size from 4,500 net square feet to 7,507 net square feet. The site contains a Category 3 wetland near the western portion near Hoquiam Avenue NE. Stormwater facility and Sanitary Sewer Lift Station for this project will be dependant on the development of proposed Wedgewood Lane Division 3 to the east. Access will be required to connect to the public street grid to the north. Appeals of the environmental determination must be filed in writing on or before 5:00 PM on August 22, 2005. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Exam- iner, 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- UO.B. Additional information regard- ing 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, City Hall, on August 23, 2005 at 9:00 AM to con- sider the Preliminary Plat. If the Environmental Determination is appealed, the appeal will be heard as part of this public hearing. Interested parties are invited to attend the public hearing. Published in the King County Journal August 8, 2005. #849090 CITY OF RENTON CURRENT PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 4th day of August, 2005, I deposited in the mails of the United States, a sealed envelope containing ERC Determination documents. This information was sent to: Agencies See Attached Patrick Gilroy -LandTrust, Inc. Applicant Carolyn Bigelow Owner Wesley Anderson Owner Troy Jon Matthewson Owners Walter & Kathy Johnson Owners Mark Engbaum & Renee Korsmo Parties of Record Patrick & Angeline Anderson Parties of Record Patricia A. Waters Party of Record Justin Lagers Party of Record SS > ,,'-CHARLES KC:/': ,' .. STATE OF WASHI!~;.);; Ii' COMMISSION EXPIP~S ,...-..M,A~RC .. H~1 ... 20~C,'", .. ,: ... \ (Signature of Sender): COUNTY OF KING I certify that I know or have satisfactory evidence that Stacy Tucker signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. Dated: « 11 /O~ -....!.....4f-~-+I..:;.....;;~--Notary Public in and for the Sate of Washington Notary (print): __ .....,."...c-,-t-rw_...;...0_f __ t4_iI/Lo_· _______ _ My appointment expires: ~ J fCC ( of; Wedgewood Lane Division 2 Preliminary Plat LUA05-009, PP, ECF template -affidavit of service by mailing Dept. of Ecology * Environmental Review Section PO Box 47703 Olympja, 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 Box 47015 Olympia, WA 98504-7015 KC Dev. & Environmental Servo Attn: SEPA Section 900 Oakesdale Ave. SW Renton, WA 98055-1219 Metro Transit Senior Environmental Planner Gary Kriedt AGENCY (DOE) LETTER MAILING (ERe DETERMINATIONS) WDFW -Stewart Reinbold * Muckleshoot Indian Tribe Fisheries Dept. * c/o Department of Ecology Attn: Karen Walter or SEPA Reviewer 3190 160th Ave SE 39015 -172nd Avenue SE Bellevue, WA 98008 Auburn, WA 98092 Duwamish Tribal Office * Muckleshoot Cultural Resources Program * 4717 W Marginal Way SW Attn: Ms Melissa Calvert Seattle, WA 98106-1514 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 Box 48343 Seattle, WA 98104-3855 Olympia, W A 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 72"d 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 Title Examiner 700 Fifth Avenue, Suite 4900 PO Box 34018 Seattle, WA 98124-4018 Note: If the Notice of Application states that it is an "Optional DNS", the marked agencies and cities will need to be sent a copy of the checklist, PMT's, and the notice of application. * Also note, do not mail Jamey Taylor any of the notices she gets hers from the web. Only send her the ERC Determination paperwork. template -affidavit of service by mailing ENVIRONMENTAL DETERMINATION & PUBLIC HEARING ISSUANCE OF A DETERMINATION OF NON-SIGNIFICANCE -MITIGATED (DNS-M) POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: Wedgewood Lano Olvlolon 2 Prelimlnory Plot PROJECT NUMBER: LUAO!HlO9, PP, ECF LOCATION: 700, 750, 760 and 760 Hoquiam Avonu. NE DESCRIPTION: The applicant, LandTrust Inc, 'I reque.tlng SEPA environmental review and Preliminary Plat approval tor a 46-101 subdivision of • 7.1 &-acre site located within the Resldentlal-8 (A~8) dwelling units per ltere zone. The lot. ara proposed to ran". In Ilze from 4,500 net square ' •• t to 1,507 net square feet. The site contains a Category 3 wetland near the we.tern portion near Hoquiam Avenue NE. Stormwater faclllty and s.nltary Sewer Lin Station 10r this project will be dependant on the development of proposed Wedgewood Lane Division 3 to the ..... Acces. will be required to connect to the public stre.t grid to the north. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT. Ap~I. of the environmental determination must be flied In writing on or before 5:00 PM on August 22, 2005. Appeilis 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'o Olllee, (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 AUGUST 23, 2005 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. 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 flle Identification. CERTIFICATION I, 6)efdL.-~(':&b ,hereby certify that .. ~ copies of the above document were posted by me in ~ conspicuous places or nearby the described property on DATE: 9;:-~I-OS /~ /0 f d d --SIGNED:_I?_/ __ /j-_---A7~:...-· ___ _ ST S"b'~~~:~~:W1'U'fj~tg~~lili, s""a~ STATE OF WASHINGTON . COMMISSiON EXPIRES < . . r;:!~'~:C~~~k~j~?3,."r,~.\ Kathy Keolker-Wheeler. Mayor October 4, 2005 Patrick Gilroy Land Trust, Inc. 1560 140th Ave. NE, Suite 100 Bellevue, W A 98005 CIT1 :IF RENTON City Clerk Bonnie I. Walton Re: Wedgewood Lane Div. 2 Preliminary Plat, Hoquiam Ave. NE; LUA-05-009, PP Dear Mr. Gilroy: At the regular Council meeting of October 3, 2005, the Renton City Council adopted the recommendation of the hearing examiner to approve the referenced preliminary plat, subject to conditions to be met at later stages of the platting process. Pursuant to RCW, a final plat meeting all requirements of State law and Renton Municipal Code shall be submitted to the City for approval within five years of the date of preliminary plat approval. If I can provide·additional information or assistance,please feel free to call. Sincerely, Bonnie I. Walton City Clerk cc: Mayor Kathy Keolker-Wheeler Council President Terri Briere Jennifer Henning, Principal Planner Nancy Weil, Senior Planner Carolyn Bigelow, 6314 42nd Ave. SW, Apt. 101, Seattle, WA 98136 Wesley Anderson, 37210 200th SE, Auburn, WA 98042 Troy J. Matthewson, 760 Hoquiam Ave. NE, Renton, WA 980S9 WalterlKathy Johnson, 230S Quail Run Rd., Cottonwood, AZ 86326 -1-0-SS-S-o-u-th-G-r-ad-y-W-a-y---R-en-to-n-, -W-as-h-in-gt-o-n-9-80-S-S---(4-2-S)-4-30---6S-1-0-/ F-J\X-(-42-S-) 4-3-0--6-S-16-~ * This paper contains 50% recycled material, 30% post consumer AHEAD OF THE CURVE October 3, 2005 Court Case: MT Development & Banane Properties, CRT -OS- 011 Plat: Wedge wood Lane Division 2, Hoquiam Ave NE, PP-OS-009 - WSDOT: SR-167 Mainline Alignment Concurrence Letter CAG: 03-168, Maplewood Water Treatment Facility Improvements, HDR Engineering NEW BUSINESS Transportation: Bus Rapid Transit Community Services: Farmers Market ADJOURNMENT Recorder: Michele Neumann October 3, 200S Renton City Council Minutes Page 339 Court Case filed on behalf of MT Development, LLC, Banane Properties, LLC and King County (involuntarily) by Bill H. Williamson, Williamson Law Office, 701 Sth Ave., Suite SSOO, Seattle, 98104, concerning zoning and the issuance of water and sewer certificates for property located at the intersection of Talbot Rd. S. and S. SSth St. in unincorporated King County. Refer to City Attorney and Insurance Services. Hearing Examiner recommended approval, with conditions, of the Wedgewood Lane Division 2 Preliminary Plat; 46 single-family residences on 7.16 acres located at 700, 7S0, 760, and 780 Hoquiam Ave. NE (PP-OS-OO9). Council concur. Transportation Systems Division recommended concurrence with the Washington State Department of Transportation regarding the SR -167 mainline alignment from the southern Renton City limit to 1-40S. Refer to Transportation (Aviation) Committee. Utility Systems Division recommended approval of Addendum No.3 to CAG- 03-168, contract with HDR Engineering, Inc., for additional work on the Maplewood Water Treatment Facility improvements in the amount of $134,211. Refer to Utilities Committee. MOVED BY BRIERE, SECONDED BY CORMAN, COUNCIL APPROVE THE CONSENT AGENDA AS PRESENTED. CARRIED. Councilman Corman reported that the Eastside Transportation Partnership met last Friday and discussed the issue of bus rapid transit. He indicated that City staff is preparing a report on the matter for presentation at next week's Council meeting. Councilman Corman emphasized that the rumor regarding the Spirit of Washington Dinner Train wanting to get rid of the Farmers Market is not true. He noted that the dinner train leases the Pavilion Building, which is located next to the Piazza where the Farmers Market is held. MOVED BY NELSON, SECONDED BY LAW, COUNCIL ADJOURN. CARRIED. Time: 8: 11 p.m. ~·".W~ Bonnie 1. Walton, CMC, City Clerk C . OF RENTON COUNCIL AGEND. ~ ~ILL Submitting Data: For Agenda of: 10/3/2005 Dept/Div/Board .. Hearing Examiner Staff Contact ...... Fred J. Kaufman, ext. 6515 Agenda Status Consent. ............. X Subject: Public Hearing .. Correspondence .. Wedgewood Lane Division 2 Preliminary Plat Ordinance ............. File No. LUA-05-009, ECF, PP Resolution ............ Old Business ........ Exhibits: New Business ....... Hearing Examiner's Report and Recommendation Study Sessions ...... Legal Description and Vicinity Map Information ......... Recommended Action: Approvals: Legal Dept.. ...... . Council Concur Finance Dept ..... . Other .............. . Fiscal Impact: Expenditure Required... N/ 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 Wedgewood Lane Division 2 Preliminary Plat was published on September 12, 2005. The appeal period ended on September 26, 2005. The Examiner recommends approval of the proposed preliminary plat subject to the conditions outlined on pages 9 and 10 of the Examiner's Report and Recommendation. Conditions placed on this project are to be met at later stages of the platting process. STAFF RECOMMENDATION: Council approval of the Wedgewood Lane Division 2 Preliminary Plat with conditions as outlined in the Examiner's Report and Recommendation. Rentonnetlagnbilll bh AFFIDAVIT OF SERVICE BY MAILING STATE OF WASHINGTON ) )ss. County of King ) ---",,---'~llA~l!."-'lc,-,-t --.:....t-l~\..:...(=cI--"'t-'"""e~7j-!i'-'-{,-=-Vr\.-'--=-_________ , being first duly sworn, upon oath, deposes and states: That on the ) ~-HA day of Sc{2 ~ ~ ,2005, affiant deposited in the mails of the United States a sealed envelope containing a decision or recommendation with postage prepaid, addressed to the parties of record in the below entitled application or petition. SUBSCRIBED AND SWORN to before me this 1'b!Af\ day of S:-t;t,1~'1!Jv ,2005 lntvvehl J1iJv0~ Notary Public in and for the State of Washington, Residing at {2v,'v M , therein. /)v'l d?i IAJ-vo-d W~ (, ]) VI7/CYl '2 p({\ 1('(1\ VlC1 fl f laA:: Application, Petition, or Case # hie, (va. ! "uA -0(7 -" DU(l ) CkGP) PP (The minutes contain a list of the parties of record.) HEARING EXAMINER'S REPORT Minutes APPLICANT: OWNERS: LOCATION: SUMMARY OF REQUEST: SUMMARY OF ACTION: OFFICE OF THE HEARING EXAMINER CITY OF RENTON Patrick Gilroy Land Trust, Inc. September 12, 2005 1560 140th Avenue NE, Suite 100 Bellevue, W A 98005 Carolyn Bigelow 6314 42nd Ave SW, Apt. 101 Seattle, WA 98136 Troy J. Matthewson 760 Hoquiam Ave. NE Renton, W A 98059 Wesley Anderson 37210 200th SE Auburn, W A 98042 Walter/Kathy Johnson 2305 Quail Run Rd. Cottonwood, AZ 86326 Wedgewood Lane (Division 2) Preliminary Plat File No.: LUA 05-009, ECF, PP 700, 750, 760, and 780 Hoquiam Avenue NE Approval for a 46-lot subdivision of a 7. 16-acre site intended for detached single-family residences. Development Services Recommendation: Approve subject to conditions DEVELOPMENT SERVICES REPORT: The Development Services Report was received by the Examiner on August 16, 2005. PUBLIC HEARING: 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/ollowing minutes are a summary o/the August 23,2005 hearing. The legal record is recorded on CD. The hearing opened on Tuesday, August 23, 2005, at approximately 9: 18 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. Wedgewood Lane Preliminary ~. ,at File No.: LUA-05-009, ECF, PP September 12,2005 Page 2 Exhihit No.3: Preliminary Plat Plan Exhibit No.5: Tree Cutting/Land Clearing Plan Exhibit No.7: Street Tree Planting Concept Exhibit No.9: Overall Plan of Wedge wood Lane Project Exhibit No. 11: ERC Mitigation Measures Exhibit No. 13: Southeast corner of site showing access easement Exhibit No. 15: Revised Preliminary Plat Plan Exhibit No 17: Letter dated August 15,2005 from Garet Munger re Wetland Evaluation Exhibit 19: Letter of August 23, 2005 from Renee Korsmo and Mark Engbaum Exhibit No.4: Boundary and Topographic Survey Exhibit No.6: Preliminary Grading and Utility Plan Exhibit No.8: Storm Detention Tract Exhibit No. 10: Zoning Map Exhibit No. 12: Northwest corner of site showing easements Exhibit No. 14: Wetland agreement Exhibit No. 16: Map of wetland areas Exhibit No. 18: Wedgewood Lane Division 1 Record The hearing opened with a presentation of the staff report by Nancy Weil, Senior Planner, Development Services, City of Renton, 1055 S. Grady Way, Renton, Washington 98055. The site is located to the east of Hoquiam Avenue, south of the Aspen Woods approved preliminary plat and Division 1 of Wedge wood Lane, and it is west of Nile Avenue. East of this site is the proposed Wedgewood Lane Division 3. The applicant has asked for approval to develop a 46-lot subdivision of a 7 .16-acre site located within the Residential-8 (R-8) zone and the Residential-Single-Family designation per the Comprehensive Plan. There is a regulated wetland on the site located in the southwestern section of the site. Staff supported the filling of the wetland due to the connection to the existing intersection of SE 21 sl Street and Hoquiam. This is an isolated Category 3 wetland and the applicant has proposed to recreate and enhance a wetland in Division 3, which has a Category 2 wetland and stream in a large open space buffer area. The site drains from west to east, and the storm water detention facility will be located in Division 3. The storm water line cuts across the northeast corner into Division 3. The site is fairly flat with a 5% grade. There will be on-site grading and filling of the wetland. The Environmental Review Committee issued a Determination of Non-Significance -Mitigated (DNS-M) with twelve mitigation measures. No appeals were filed. In calculating the density for R-8, with the 46-lots before the regulated wetland, did meet density, however with the deduction of that square footage, it is over dense. They are actually 2 lots over dense, the applicant is present and has a revised proposal to present that will drop the lots to 45 and will meet the new density. Lots 25, 26, 27, and 28 have a private access easement offa pipestem lot and will have a shared driveway. No additional driveway would be allowed and all four lots would share the access easement driveway. In the Wedgewood Lane Preliminary nat File No.: LUA-05-009, ECF, PP September 12,2005 Page 3 southeast corner, Lots] 0, 1], and] 2 have an access easement with a similar situation. Lot] 2 is a pipestem lot and as such creates the access easement for all three lots to utilize. The overall layout ofthe lots as proposed does provide adequate area for setbacks as well as other building standards, which will be verified at the time of the building permit process. A landscaping plan was submitted with this project. The tree clearing plan does cover the entire site, in order to deal with the filling of the wetland, the construction ofthe public streets and private easements, and preparation for the building pads, the applicant has proposed to clear the site. The landscape plan that was submitted does comply with the new regulations. Upon review there did not appear to be any trees of significant caliper that could be saved. Staff is not aware of any trees of great significance that should be retained. Prior to the issuance of building permits, detailed landscape plans must be submitted and approved. All lots comply with arrangement and access requirements of the subdivision regulations. There are four internal streets, these public street would be dedicated and constructed to City standards. Private Road signs with addresses for the lots served from the private street should be in place at the location ofthe public right-of- way prior to issuing occupancy permits. Fire, Transportation and Park Mitigation Fees have been imposed for this plat. This site is required to meet Level 2 of the 1998 King County Surface Water Design Manual. There are four existing structures on the site and they will be removed prior to the final plat approval. The subject site is located within the Renton School District and they have indicated that they can accommodate the additional students. The storm water facility, as with Division 1, is being linked to Division's 3 regional facility that will be used by all three divisions, as is the Sanitary Sewer lift station. All the maintenance agreements and easements must be in place prior to the final plat approval. A homeowner's association shall be created concurrently with the recording of the final plat for all shared private improvements in this development. Patrick Gilroy, Land Trust, Inc., 1560 140th Avenue NE, Suite 100, Bellevue, W A 98005 stated that he is the applicant. The parent company, Wedgewood Lane, LLC, has recently purchased the property and is now under control of all six parcels in Division 2 and is also in control of all parcels that make up Division 3, there is one ownership that controls all the areas in concern as far as the relocation of the wetland. They would be open to signing a covenant with the City if necessary, that the wetland will be relocated as described. He read a proposed agreement that was submitted as Exhibit 14. A waiver was received from the Director of Development Services stating that they did not have to provide a tree survey on top of the land clearing and mitigation plan. They are proposing to grade the entire site because the topsoil on the site is quite thick and in order to meet structural requirements for design of single-family homes on the site, significant regrading of the site is necessary. That type of grading would destroy the root system of many existing trees and most likely create a fall hazard during the next big storm. Secondly, 40% of the site of Division 3 is being set aside as open space and the trees in that area will be preserved. The permits have been pulled and the demolition of the four existing structures on the site will start this week. Wedgewood Lane Preliminary ~ .at File No.: LUA-05-009, ECF, PP September 12, 2005 Page 4 Regarding the density of the site, he presented a proposal that would stem the loss of two lots and reduce that to a loss of only one lot. The revised plan shows the wetland and two access tracts that adjusts the net site area to add approximately 990 square feet to the site, they would be able to lose only one lot and maintain a net density of7.9. Lot 15 would be eliminated. On Recommendations 3 and 4 he would like to add a provision that the maintenance agreement may be set forth on the face of the final plat as opposed to being a separate recorded document. Secondly, that the recording ofa maintenance covenant, rather than restrictive covenant, that would encumber Lots 11, 12, 27 and 28 also may be recorded on the face of the final plat. Garret Munger, Alder Northwest, 518 N 59th Street, Seattle, W A 98103 stated that he did the wetland delineation work and the preparation of the reports addressing the wetlands for the project. The wetland on this project is an isolated wetland, it has been subject to disturbance over the years by equipment, ruts throughout it, a portion of it is within the yard grass area of the existing house. It is not a highly functional wetland, it was his evaluation that given the requirements for the road alignment to meet the intersection and also the internal alignment of roads that would leave just a small portion of it, that portion would not be appropriate to try and preserve it as a functioning wetland within the surrounding development and therefore, it made more sense to fill the wetland and mitigated in accordance with the requirements of the City of Renton. The area suggested for the mitigation is within the Wedgewood Division 3 area and will be associated with existing wetlands on that project. As well there will be mitigation for some impacts to the stream within Division 3. This will create approximately 5,900 square feet of new wetland at two locations adjacent to the large Category 2 wetland that is off the property. The mitigation that is being provided is to create a new wetland at a 1: I replacement ratio and enhance 6,000 square feet at a 1: 1 replacement ratio as well. David Halinen, Attorney for applicant stated that Patrick Gilroy's testimony included a reference to Divisions 1, 2 and 3 of Wedge wood Lane essentially being an overall project. The Division 3 property was detained in terms of it being applied for as a preliminary plat due to the progress of the annexation that had to precede it before it could come in. Had it not been for that fact, all of the phases would have come in as one integrated application, as it was, the Gilroy's needed to wait for the final processing of the annexation. Scott Borgeson, Core Design, 14711 NE 29th Place, Bellevue, WA 98007 stated that they are the engineers for this project. The project has been designed to integrate all three divisions and deal with the storm water collectively. That does add value to the project and to the public in general, it will help make the facilities more integrated with the adjacent wetland. There will be more opportunities for plantings that will help make that area blend with the natural surrounding of the wetland. Both facilities will have a trail system that will connect and allow for more enjoyment for the residents. Some of the lots' roof drainage will be dispersed along property lines to flow over a large stretch of the wetland rather than just at two concentrated points. This location is not in the aquifer recharge area. Renee Korsmo, 5424 NE lOth Street, Renton, W A 98059 stated that she owns a home on an acre and a quarter of land, recently annexed to the City of Renton under the Wedgewood Lane annexation. She has the same concerns with the development of Wedge wood Lane Division 2 that she had with regard to Wedgewood Lane Division 1, which are listed in her letter dated July 26, 2005. Several critical requirements necessary to the development of Wedge wood Lane 1 and 2 lie within the boundaries of proposed Wedgewood Lane 3 development, which is not scheduled for hearing until October 11,2005. These include the internal road structure and public access connection to NE loth Street, drainage connections and storm water facility, sewer lines and sanitary lift station. She did have specific drainage concerns with Wedgewood Lane 2, the front of her property fronts the northern boundary of the large Category 2 Wetland in Wedgewood Lane 3, which drains into Honey Creek and runs through her property. There was nothing in the Wedgewood Lane 2 to show where the Wedgewood Lane Preliminary ___ t File No.: LUA-05-009, ECF, PP September 12,2005 Page 5 haul routes and excavating equipment will be, it was mentioned at the previous hearing that NE 10th Street from Nile would not be used as a haul route, but rather a route from Hoquiam Avenue would be used. Will that same haul route be used for Wedge wood Lane 2? James Gray, Assistant Fire Marshal, City of Renton stated that most of the access concerns have been addressed in the prior planning. The connection through Aspen Woods is critical for Division 1 and 3 and would also provide secondary access for Division 2. Kayren Kittrick, Development Services Division stated that demolition permits have been issued for the demolition of the homes, the haul route is being reviewed so that it clears the wetlands and everything will be properly staked and the route will run through Division 2. It will run from Division 1 into Division 3 and from there to Division 2 and out to Hoquiam or out through Aspen Woods. The only equipment seen along NE 10th would be what is necessary for the installation of the sewer lift station. The King County 1998 Storm water Manual requires that the water be detained/retained on site and that the flows be regulated and not exceed what it was before the property was developed. They have to hold on to the water sufficiently so that it can soak in or at least not increase the downstream flows. 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 approximately 11 :03 a.m. FINDINGS, CONCLUSIONS & RECOMMENDATION Having reviewed the record in this matter, the Examiner now makes and enters the following: FINDINGS: 1. The applicant, Patrick Gilroy, filed a request for a 46-lot Preliminary Plat. This Preliminary Plat is Division 2 of the Wedgewood Lane 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 Determination of Significance -Mitigated (DNS-M). 4. The subject proposal was reviewed by all departments with an interest in the matter. 5. The subject site is located at 700, 750, 760 and 780 Hoquiam Avenue NE. The subject site is located on the east side of Hoquiam Avenue NE. The subject site is located south ofNE 8th Street if it were extended east from Hoquiam. 6. The map element of the Comprehensive Plan designates the area in which the subject site is located as suitable for the development of single-family residential uses, but does not mandate such development without consideration of other policies of the Plan. 7. The subject site is currently zoned R-8 (Single-family - 8 dwelling units/acre). 8. The subject site was annexed to the City with the adoption of Ordinances 5097 and 5147 enacted in November 2004 and July 2005, respectively. Wedgewood Lane Preliminary nat File No.: LUA-05-009, ECF, PP September 12,2005 Page 6 9. The subject site is approximately 7.16 acres or 312,034 square feet. The parcel is rectangular and is approximately 632 feet deep (east to west) by approximately 493 feet wide. Four existing homes, located on the subject site, would be removed if the plat is approved. The applicant has already acquired the necessary demolition penn its. 10. The subject site has a moderate 5 percent slope. The site generally slopes to the east. 11. After initially determining that there were no regulated wetlands on the subject site that met the threshold for preservation, staff detennined that there was a discrepancy. The wetlands were resurveyed. It was detennined that the 5,887 square-foot wetlands is located near the southwestern portion of the subject site. Regulated Class 3 wetlands are greater than 5,000 square feet. The discrepancy in this case is just under 20%, which is fairly substantial -meaning not only was the initial wetland underrated with a threshold of 5,000 square feet, but this even larger wetland was originally misevaluated. 12. The plat, its lots and roads, were designed prior to the in the discovery of the wetland calculation discrepancy. The discovery of the discrepancy meant that the 5,887 square-foot wetland and an additional area, that would be its required buffer, would have to be accommodated. That is, the entire plat would have had to be redesigned to work with and around this regulated wetland. It appears that, rather than redesign the plat, the applicant sought pennission to fill this regulated wetland, enlarge a wetland offsite, and enhance a portion of that offsite wetland. It would appear that the plat design drove the desire to relocate the wetland to simplify the development of the subject site. Staff noted that, in order to avoid affecting wetlands, roads have been relocated or not permitted in other instances. As an example, the pipestem to Hoquiam from Division 1 of this plat was preserved as a wetland and no direct access was permitted to Hoquiam from Division 1. It appeared that the wetland in question could be filled, since it was degraded, with machine tracks crossing it and, hence, its Class 3 classification. (See below for a discussion of the interrelated features of Wedgewood Divisions 1, 2 and 3 including the wetland relocation and enhancement). 13. The applicant proposes removing all vegetation, including larger trees, from the subject site. The applicant noted that the topsoil depth would not support proper foundation work and that the removal of the soils would adversely affect tree roots. 14. The applicant proposes dividing the acreage into 46 single-family lots. The density permitted in the zone is eight units per acre. Staff noted that the density calculations originally did not account for the sensitive areas contained in the wetland. Recalculating density after subtracting roads (59,941 square feet) and the wetland area (5,887 square feet) would result in a net acreage of 5.62 acres. Forty-Six homes on 5.62 acres would have a density of8.19 dwelling units per acre. This would exceed the pennitted range of 8 dwelling units per acre in the R-8 Zone. Staff noted that two (2) lots would need to be eliminated to meet density, thereby reducing the plat to 44 lots. 15. The applicant agreed to reduce the plat to 45 lots and add acreage (actually, approximately 900 square feet) to the existing site, Division 2, using a Lot Line Adjustment). The property would be transferred from property that is part of what would be Division 3. A sliver ofland would be used to widen the northeast corner of the plat enough to satisfy density calculations according to the applicant. Lot 15, or another in that tier, could be eliminated and the other lots expanded slightly. Staff did not have a chance to review this aspect of the proposal as it was submitted at the last minute. Wedgewood Lane Preliminary, lUt File No.: LUA-05-009, ECF, PP September 12,2005 Page 7 16. At this juncture, reducing the number oflots by one or two would not substantially alter the applicant's proposed lot layout and so the layout will be reviewed as initially submitted. The lots would be arranged around a center loop road that connects on the southwest corner to Hoquiam A venue NE and on the northeast corner to a new north to south roadway heading north to NE 10 Street (and other interconnecting roads (see below). Lots would be arranged around the perimeter of the subject site and in a new interior block. Pipestem driveways, or shared driveways/easements, would provide access to interior parcels in the northwest, southwest and southeast corner of the plat as well as to an interior parcel in the new block in the middle of the plat. 17. The subject site is located within the Renton School District. The project is expected to generate approximately 18 or 19 school age children. These students would be spread across the grades and would be assigned on a space available basis. 18. The development will increase traffic approximately 10 trips per unit, or approximately 460 trips for the originally proposed 46 single-family homes. Approximately ten percent of the trips, or approximately 46 additional peak hour trips, will be generated in the morning and evening. Total trips would be based upon the ultimate number of homes that will depend on satisfying density standards for this site. 19. The development of the infrastructure for this plat, Division 2 of Wedge wood Lane, will follow a pattern similar to that required for Division I. That is, this division depends on the development of Division 3, which will be reviewed in the next month or two. Actually, this plat will depend to a large measure on development of Division 3's infrastructure. Division 3 will provide a major road network that will provide the additional, and necessary, second road connection to open public streets. Division 3 will also provide the storm drainage detention ponds, open space, and sanitary sewer lines used by Division I and Division 2 of the Wedgewood plat. A sewer lift station will also be constructed in conjunction with this development, but will be located in Division 3. 20. In addition, since the late discovery of Class 3 wetlands on the subject site, the applicant will also relocate those wetlands to Division 3 in order to develop the plat as originally envisioned rather than preserving the wetlands on the subject site. The proposal is to create new wetlands in a I: I ratio somewhat northeast and southeast of existing Class 2 wetlands located on Division 3 ofthe plat. In addition, the applicant would be enhancing an area of the Division 3 wetlands generally equivalent to those that will be filled as part of the proposed plat. 21. Stormwater would be routed to a large shared system that would be developed in Division 3, located east of the subject site. The system would provide both detention and water quality treatment and would be subject to the 1998 King County Manual. 22. Sewer would be provided by the City with a lift station necessary to serve the subject site. The lift station will be located along NE 10th Street and it would be located in a portion of Division 3. 23. Water would be provided by Water District 90. 24. As noted above, the development of this plat will be dependent on the ultimate development of roads, storm water facilities and a sewer lift station that are part of Proposed Divisions 2 and 3 being developed by this same applicant. Proposed Division 3 covers a large area east of the subject site and running south and connecting with Proposed Division 2. In addition, the road system also depends on the completion of the approved, but incomplete, Aspen Woods plat south of the subject site. Division 2 would be located south of Aspen Woods that is south of the subject site. Currently, the proposed access road would be over 700 feet in length and, therefore, this plat needs a secondary access that meets code. Wedgewood Lane Preliminary ~ .at File No.: LUA-05-009, ECF, PP September 12, 2005 Page 8 This will require access both to the south and then to Hoquiam, and to the north and then along 10th either to the east (Nile Avenue) or west (Hoquiam Avenue). Currently, NE 10th is substandard and would need to be at least 20 feet wide. The Fire Department has made it clear that the appropriate roads will need to be available to grant final approval to this plat. 25. The timing of an annexation for the property involved in Proposed Division 3 determined the order of submission. That annexation is to be finalized in time for the development of the three separate, but interrelated, divisions of Wedgewood Lane. CONCLUSIONS: I. The proposed plat, in general, appears to serve the public use and interest, although the wetland issues do appear to create a precedent that should not be repeated. Unlike Division I, where wetland preservation prevented an access road from being built, the applicant will be filling a 5,887 square foot wetland in order to create this plat. It would appear that the filling of this wetland was driven by the fact that the size of the wetland and, therefore, its regulated nature, was miscalculated and redesigning the plat was too onerous. It is understood that the wetland's quality was degraded and the creation of an expanded and enhanced wetland on adjacent property will protect against a net loss of wetland. Even so, more care needs to be given to initial calculations to assure that this type of error does not reoccur. 2. The plat, in order to fully serve the public use and interest and in order to provide some safeguards to avoid exploiting erroneous calculations, should create wetlands and buffers that fully account for the land that would have been encompassed in wetland and buffer as if the wetland had been accommodated in designing this plat. Therefore, when the "relocation" of this wetland to Division 3 occurs, the applicant shall create an offsite area of both created wetland and buffer area that equals, in size, the total size that would have been encumbered by the 5,887 square-foot wetland and its 25 foot buffer area. That area is not necessarily the same as the area that would be encumbered on Division 3 by merely creating an enlarged wetland of 5,887 square feet. This office is charged with determining that a proposed plat serves the public use and interest and that environmentally sensitive areas are protected. While "moving" the wetland appears to serve some of this purpose, it is not a precedent that should easily be established and the trade-off should not be an increase in density. 3. Division 2 mirrors Division 1 in most other particulars, other than its larger size. The conclusions are similar. Division 2 of Wedge wood Lane appears to serve the public use and interest as long as the appropriate infrastructure promised in Division 3 occurs in a timely fashion. As discussed, Division 2 cannot stand alone. It completely relies on supporting roads, storm water containment systems and sewer facilities that will be constructed as part of Division 3, which is not yet approved. It also relies on the completion of roads in Aspenwoods, which is under development. Frankly, to an outside observer and to some neighbors, it appears that the current review of a plat so dependent on subsequent development is untimely. City staff have noted that it is not entirely unusual to plan a multi-division plat that will need infrastructure that can only be accommodated by additional offsite development such as would occur in this proposal. The timeframe of this and the other applications was based on the fact that annexation of property was necessary for Division 3. 2. The plat will provide additional housing choices in the R-8 Zone. It will be developed in an area where urban services are available or, as in this case, can be readily extended to serve the new development. Clearly, until the infrastructure such as roads, sewers, and storm facilities are in place, Division 2, this plat, cannot be occupied. Once those facilities are available, the plat will provide reasonable homeownership opportunities for new residents. Wedgewood Lane Preliminary t File No.: LUA-05-009, ECF, PP September 12,2005 Page 9 3. The plat will be well served by necessary transportation corridors and the applicant will be paying a fee to offset some of those impacts. Both domestic water and sewer is, or will be, available. The development of the new plat will increase the tax base of the City and does not appear to overly burden the existing City services. 4. It appears that the applicant will be providing a storm system on Division 3 that will maintain current flows in the drainage basin and recharge an offsite wetland. 5. The City will control haul routes and make sure that appropriate roads and routes are used. 6. In conclusion, while it might have seemed more reasonable to defer Divisions I and 2 until appropriate infrastructure existed to fully support it, it should be approved by the City Council with the proviso that the applicant is fully aware that it cannot be finalized until full provisions have been made for all necessary infrastructure to be in place and operating. RECOMMENDATION: The City Council should approve the 45-lot plat subject to the following conditions: 1. The applicant shall comply with the conditions imposed by the ERe. 2. The applicant shall create an offsite area on Division 3 of created wetland and buffer area that equals, in size, the total size that would have been encumbered by the 5,887 square-foot wetland and its 25 foot buffer area. 3. Prior to the commencement of Division 2 construction, the applicant shall provide the City with a covenant recorded against the portion of the Division 3 site that is intended for the wetland mitigation area with the covenant to benefit the Division 2 site. The covenant shall require the creation of the amount of wetland and buffer required by Condition Number 2 above, whether or not Division 3 is otherwise developed. 4. Full provisions have been made for all necessary infrastructure to be in place and operating in Division 3 of the Wedgewood Lane Plat as well as Aspenwoods. 5. Division 2 shall not be developed as a 45-lot plat until a Lot Line Adjustment conveys sufficient land from Division 3 acreage to Division 2. 6. The applicant shall revise density calculations to actually reflect the required deductions. If the revised density calculations still show the proposed 46 lots to be over-dense, then the applicant shall be required to reduce the number of proposed lots. The satisfaction of this requirement is subject to the review and approval of the Development Services Project Manager prior to recording of the final plat. 7. The applicant shall revise the preliminary plat to provide shared driveways for abutting pipestem lots, or reconfigure the lots to eliminate the pipestem. The satisfaction of this requirement is subject to the review and approval of the Development Services Project Manager prior to final plat. 8. The applicant shall establish a maintenance agreement for the shared, private access, easements. Additionally, the applicant shall install a "Private Road" sign indicating addresses served from the private street at the intersection ofthe private street and the proposed 42-foot internal public street. 9. The applicant shall have the plat revised to reflect a shared private access easement along the abutting pipestems. Maintenance for this shared access easement, as well as for ones between Lots 11 and 12 and Lots 27 and 28 shall be established through the recording of a restrictive covenant. The satisfaction of Wedgewood Lane Preliminary ~ ,at File No.: LUA-05-009, ECF, PP September 12,2005 Page 10 this requirement is subject to the review and approval of the Development Services Project Manager prior to recording of the final plat. 10. The applicant shall obtain a demolition permit and complete all inspections and approvals for all buildings located on the property prior to the recording of the final short plat. The satisfaction of this requirement is subject to the review and approval ofthe Development Services Project Manager. 11. The applicant shall be required to have all utility maintenance agreements and easements in place prior to final plat approval. This condition shall be subject to the review and approval of the Development Services Division. 12. The applicant shall ensure that the infrastructure is constructed and in compliance with City standards prior to the recording of the final plat. The satisfaction of this condition shall be subject to the review and approval of the Development Services Division prior to the recording of the final plat. 13. A homeowner's association or maintenance agreement shaH be created concurrently with the recording of the final plat in order to establish maintenance responsibilities for all shared private improvements of this development. A draft of the document(s) 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 final plat. ORDERED THIS lih day of September 2005. FREDJ. KAU HEARINGE I / ,/; / v \,/ TRANSMITTED THIS lih day of September 2005 to the parties of record: Nancy Weil 1055 S Grady Way Renton, WA 98055 Kayren Kittrick 1055 S Grady Way Renton, W A 98055 Troy J. Matthewson 760 Hoquiam Ave NE Renton, W A 98059 Scott Borgeson Core Design 14711 NE 29th Place Bellevue, W A 98007 Patrick Gilroy Land Trust, Inc 1560 140th Avenue NE # 1 00 Bellevue, W A 98005 Carolyn Bigelow 6314 420d Ave SW, Apt. 101 Seattle, WA 98136 WalterlKathy Johnson 2305 Quail Run Rd Cottonwood, AZ 86326 David Halinen Attorney at Law 10500 NE 8th, Suite 1900 Bellevue, W A 98004 Rene Korsmo 5424 NE 10th Street Renton, W A 98059 Wesley Anderson 37210 200th SE Auburn, W A 98042 Garret Munger Alder Northwest 518 N 59th Street Seattle, W A 98103 Wedgewood Lane Preliminary t File No.: LUA-05-009, ECF, PP September 12,2005 Page 11 TRANSMITTED THIS 1 i h day of September 2005 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 Stan Engler, 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., September 26,2005. Any aggrieved person feeling that the decision of the 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 110, which requires that such appeal be filed with the City Clerk, accompanying a fJIing 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., September 26, 2005. If the Examiner's Recommendation or Decision contains the requirement for Restrictive Covenants, the executed Covenants will be required prior to approval by City Councilor 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 ofthe 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. D6 ~ 3 T23N R5E E 112 R- R-=8 St. I~r: :> ! I f <r; i ' 'D .-. <1> r.;:::l ! -". -t ·-R'-8 ! _/ / f ;' i -'/ ;' .: . , I 121 st St. )_ -I-r;lt-/ )1- ::===: i ~~-I/j/ . I RM-F R-l(1 <1>1 ~I 'D ~ C\2 ~ .......... ~.--- , I i / "R-i / / / / / {-\....\ec~f v-.too~ LcllC, '\Yw i ~; Q f'\ 2. ~~\S . , ; ! L_e~~ ___ j L.~ ____ . SE 117th SE 124th ill I ...c: -+-> - - --Renton City Umlt,o bt-S0 "yo 1:.4&00 E6 10 T23N R5E E 1/~,n t:.::~-\ ~ <> ~ I] W • -' « u Vl 0.. <l: 1: • d z; o :> . 1--"" ! I I 1.---....., 'I r ):/ r'-v/ I " , ..... \. , s; ~Q9!:1 00131, VAIIH..LHON S3//vOH 000.M.3V03M it "Ala 3N -; ONY !JNl.L.l.f7a 33lll. NY7d !JNIHt1'37. I I I I ! 'A! -ll j I I I I I I t---- ,', , j I ' I . / ~, , y~}{\:; IQ+-~I ~:---I --I f---f ('--r I I'~\ I I 'l.U 'j I ---i-_-.J 1-----1 )::"~----.J iii v ~~L ~-L~ 1~r---- ! 111 1 ~ -j)~~- ----------........./ il~,~ I I I f-----!:{k )~.~ ..... 8 I I i .I J ~. ~ ~ ~ ---L-~' ~ __ r-I->~_ PL /~---, i "J ---r--'--y--,--\ -j I .--_____ J i , I Ii' I " I I ! Ii' I, !, iii! i I I I WEDGEWOOD LANE OVERALL PLAT MAP July 17, 2005 NTS C. I Q CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE-MITIGATED MITIGATION MEASURES APPLICATION NO(S): LUA05-009, PP, ECF APPLICANT: LandTrust, Inc., Patrick Gilroy PROJECT NAME: Wedgewood Lane Division 3 Preliminary Plat DESCRIPTION OF PROPOSAL: The applicant, LandTrust Inc, is requesting SEPA environmental review and Preliminary Plat approval for a 46-lot subdivision of a 7.16-acre site located within the Residential-8 (R-8) dwelling units per acre zone. The lots are proposed to range in size from 4,500 net square feet to 7,507 net square feet. The site contains a Category 3 wetland near the western portion near Hoquiam Avenue NE. Stormwater facility and Sanitary Sewer Lift Station for this project will be dependant on the development of proposed Wedgewood Lane Division 3 to the east. Access will be required to connect to the public street grid to the north. LOCATION OF PROPOSAL: LEAD AGENCY: MITIGATION MEASURES: 700, 750, 760 and 780 Hoquiam Avenue NE The City of Renton Department of Planning/Building/Public Works Development Planning Section 1. Due to the revised square footage of the on-site Category 3 wetland, the applicant shall disclose anticipated fill amount as part of the construction plan grading and clearing plan. 2. The applicant shall be required to perform all earthwork activities in the drier summer months (April -October) unless otherwise approved by the City's Development Services Division. 3. The applicant shall install a silt fence along the downslope perimeter of the area to be disturbed. The silt fence shall be in place before clearing and grading is initiated and shall be constructed in conformance with the specifications presented in the 1998 King County Surface Water Design Manual. This condition shall be required during the construction of both off-site and on-site improvements as well as building construction. 4. Shallow drainage swales shall be constructed to intercept surface water flow and route the flow away from the construction area to a stabilized discharge point. Vegetation growth shall be established in the ditch by seeding or placing sod. Depending on site grades, it may be necessary to line the ditch with rock to protect the ditch from erosion and to reduce the flow rates. The design and construction of the drainage swales shall conform to the specifications presented in the 1998 King County Surface Water Design Manual. Temporary pipe systems can also be used to convey stormwater across the site. This condition shall be required during the construction of both off-site and on-site improvements as well as building construction. 5. The project contractor shall perform daily review and maintenance of all erosion and sedimentation control measures at the site during the construction of both on-site and off-site improvements as well as building construction. 6. The project Engineer shall submit weekly reports on the status and condition of the erosion control plan with any recommendations of change or revision to maintenance schedules to the Public Works Inspector. 7. Certification of the installation, maintenance, and proper removal of the erosion control facilities shall be required prior to recording of the plat. 8. The applicant shall comply with the recommendations contained within the Wetland Evaluation Report dated May 13, 2003 and the supplement dated January 19, 2005, prepared by AlderNW in regards to wetland maintenance, monitoring and construction of the project. 9. This project shall be subject to the 1998 King County Surface Water Design Manual Level 2. 10. 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. Ex 11 11. 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. 12. 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. Wedgewood Lane Div. 2 Mitigation Measures Page 2 of 2 PUBLIC HEARING City of Renton Department of Planning / Building / Public Works PRELIMINARY REPORT TO THE HEARING EXAMINER A. SUMMARY AND PURPOSE OF REQUEST: Public Hearing Date: Project Name: Applicant! Address I Owner/ Address: File Number: Project Description: Project Location: August 23, 2005 Wedgewood Lane (Division 2) Preliminary Plat Patrick Gilroy LandTrust, Inc. 1560 140th Avenue NE, #100 Bellevue, WA 98005 Carolyn Bigelow 6314 42nd Ave SW Apt 101 Seattle, WA 98136 LUA-05-009, PP, ECF Wesley Anderson 37210 200th SE Auburn, WA 98042 Project Manager: Troy Jon Matthewson 760 Hoquiam Ave NE Renton, WA 98059 Walter & Kathy Johnson 2305 Quail Run Rd Cottonwood, AZ 86326 Nancy Weil, Senior Planner The applicant, LandTrust, Inc., is requesting Preliminary Plat approval for a 46-lot subdivision of a 7.16-acre site located within the Residential - 8 (R-8) dwelling units per acre zone. The subject site consists of six parcels with four existing residences, which are proposed to be removed. One access to the plat is proposed off the east side of Hoquiam Avenue NE via a 42-foot wide public roadway. The majority of the lots will front onto four new internal 42-foot wide streets, which connect north to Ilwaco Place NE in Aspen Woods Preliminary Plat (LUA 04-143). Private access easements proposed to provide access to the remaining lots. The lots are proposed to range in size from 4,500 net square feet to 7,507 net square feet. The site contains a Category 3 wetland near Hoquiam Avenue NE along the western portion of the site. Stormwater facility and Sanitary Sewer Lift Station for this project will be dependant on the development of proposed Wedgewood Lane Division 3 to the east. Access will be required to connect to the public street grid to the north via Ilwaco Place NE. 700, 750, 760 and 780 Hoquiam Avenue NE City of Renton PIBIPW Department WEDGEWOOD LANE DIV. 2 PRELIMINARY PLA T 'reliminary Report to the Hearing Examiner LUA-05-009, PP, ECF PUBLIC HEARING DA TE: August 23, 2005 Page 2 of 13 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 January 21, 2005) Exhibit 3: Preliminary Plat Plan (dated January 21,2005) Exhibit 4: Boundary & Topographic Survey (dated January 21,2005) Exhibit 5: Tree Cutting I Land Clearing Plan (dated January 21,2005) Exhibit 6: Preliminary Grading and Utility Plan (dated January 18, 2005) Exhibit 7: Street Tree Planting Concept, sheets L 1, L2 and L3 (dated February 25,2005) Exhibit 8: Storm Detention Tract (dated January 18, 2005) Exhibit 9: Overall Plan of Wedgewood Lane Project Exhibit 10: Zoning Map (dated December 28,2004) Exhibit 11: ERC Mitigation Measures (dated August 2,2005) C. GENERAL INFORMATION: 1. Owner(s) of Record: Carolyn Bigelow 6314 42nd Ave SW Apt 101 Seattle, WA 98136 Wesley Anderson 37210 200th SE Auburn, WA 98042 Troy Jon Matthewson 760 Hoquiam AveNE Renton, WA 98059 2. Zoning Designation: Residential - 8 Dwelling Units per Acre (R-8) 3. Comprehensive Plan Residential Single Family (RSF) Land Use Designation: Walter & Kathy Johnson 2305 Quail Run Rd Cottonwood,AZ 86326 4. Existing Site Use: The site currently contains four single-family residences to be removed. 5. Neighborhood Characteristics: North: Single-family residential; zoned R-8 East: Single-family residential; zoned R-4 South: Single-family residential; King County West: Single-family residential; King County 6. Access: Hoquiam Avenue NE 7. Site Area: 7.16-acre (312,034 sf) 8. Project Data: Existing Building Area: New Building Area: Total Building Area: HEXRPT05-009.doc Area N/A N/A N/A Comments To Be Removed N/A N/A City of Renton PIBIPW Department WEDGEWOOD LANE DIV. 2 PRELIMINARY PLA T 'reliminary Report to the Hearing Examiner LUA-05-009, PP, ECF PUBLIC HEARING DA TE: August 23, 2005 D. HISTORICAUBACKGROUND: Action Comprehensive Plan Zoning Johnson Annexation Wedgewood Lane Annexation Land Use File No. N/A N/A N/A LUA 05-057 Ordinance No. 4498 N/A 5097 5147 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 4-2-110: Residential Development Standards 2. 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 3. Chapter 6 Streets and Utility Standards Section 4-6-060: Street Standards 4. Chapter 7 Subdivision Regulations Page 3 of 13 Date 02/20/1995 11/03/2004 11/03/2004 07/06/2005 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 5. Chapter 9 Procedures and Review Criteria 6. Chapter 11 Definitions F. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element: Residential Single Family 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. 3. Environment Element: Wetland 4. Community Design Element: Site Planning, Landscaping G. DEPARTMENT ANAL YSIS: 1. PROJECT DESCRIPTION/BACKGROUND The applicant, LandTrust, is requesting Preliminary Plat approval for a 46-lot subdivision of a 7.16-acre site located within the Residential - 8 (R-8) dwelling units per acre zone. The subject site consists of six parcels with four existing residences and several accessory structures, all of which are to be removed as part of the preliminary plat approval. The site is zoned Residential-8 (R-8) with a proposed net density of 8.19 dwelling units per acre. HEXRPT05-009.doc City of Renton P/B/PW Department WEDGEWOOD LANE DIV. 2 PRELIMINARY PLA T PUBLIC HEARING DA TE: August 23, 2005 .Jreliminary Report to the Hearing Examiner LUA-05-009, PP, ECF Page 4 of 13 Access to the proposed 46 lots of Division 2 would be from four new 42-foot wide public roadways (NE ]'h Place, Hoquiam Place NE, NE 8th Street and Ilwaco Place NE) connecting directly to Hoquiam Avenue NE and north through Aspen Woods Plat via Ilwaco Place NE. Two private access easements are also proposed. The lots are proposed to range in size from 4,500 net square feet to 7,507 net square feet. Wedgewood Lane development is proposed to include three divisions. Proposed Division 1 (LUA-03-059) was presented to the Hearing Examiner on July 26,2005. This proposed Division 2 of Wedgewood Lane abuts future Division 3 to the east, which was part of the Wedgewood Lane Annexation adopted by City Council July of 2005. With the completion of the annexation, a land use application for the subdivision of Division 3 has been submitted by LandTrust Inc and has been scheduled for hearing October 11, 2005. Proposed Division 2 of Wedgewood Lane would be located on 6 parcels between Hoquiam Avenue NE (a.k.a 142nd Avenue SE) and the most southern tip of future Division 3 to the northeast. King County surrounds the site on the west, south and southeast boundaries. Division 3 provides the road and access connection necessary for the required public access from Hoquiam Avenue NE to NE 10th Street for the entire development. Division 2 would connect to the north through Aspen Woods Preliminary Plat to Division 3 (Jericho Place NE). Access to the 46 lots of Division 2 would be either directly off of the proposed public streets or two private access easements. A combined stormwater facility is proposed to be designed with the capacity to handle all three divisions of Wedgewood Lane. This facility would be located near the northeast side of the Division 3 site. Additionally, a Sanitary Sewer lift station, located in the northeast corner of Division 3 is proposed for all three divisions. Both facilities may have the capacity to handle tie -ins from additional developments in the future. The site slopes from the west to the east side of the site at a rate of no greater than 5%. A geotechnical report prepared by Earth Consultants, Inc dated February 1, 2005 was submitted with the land use application. Based on the existing topography, the consultants anticipate minimal mass grading with cuts and fills to be approximately 8 feet or less. The site also contains a Category 3 wetland (5,887 square feet), located mid-site near the western property line. The wetland delineation report dated January 19, 2005 was prepared by AlderNW and submitted with this proposal did not accurately size this wetland. Therefore, a revised wetland delineation report dated July 19, 2005 was submitted showing this Category 3 isolated wetland and justification for the applicant's request to fill the 5,887 square foot wetland. Off-site wetland compensation is proposed to be provided in Division 3. The site is vegetated with grass (lawn) and wooded with Western Red Cedar, Salal, and Red Alder. Applicant proposes to clear the entire site for grading and site preparation. 2. ENVIRONMENTAL REVIEW Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended) on August 2, 2005 the Environmental Review Committee (ERC) issued a Determination of Non-Significance -Mitigated (DNS-M) for the Wedgewood Lane Preliminary Plat. The DNS-M included 12 mitigation measures as listed in Section 3 below. A 14-day appeal period commenced on August 8,2005 and ended on August 22, 2005. At the time of preparation of this staff report, no appeals of the threshold determination were filed. 3. COMPLIANCE WITH ERG MITIGATION MEASURES Based on an analysis of probable impacts from the proposal, the Environmental Review Committee (ERG) issued the following mitigation measures with the Determination of Non- Significance -Mitigated: 1. Due to the revised square footage of the on-site Category 3 wetland, the applicant shall disclose anticipated fill amount as part of the construction plan grading and clearing plan. 2. The applicant shall be required to perform all earthwork activities in the drier summer months (April -October) unless otherwise approved by the City's Development Services Division. HEXRPT05-009.doc City of Renton PIBIPW Department WEDGEWOOD LANE DIV. 2 PRELlMlfvARY PLA T PUBLIC HEARING DA TE: August 23, 2005 ~reliminary Report to the Hearing Examiner LUA-05-009, PP, ECF PageS of 13 3. The applicant shall install a silt fence along the downslope perimeter of the area to be disturbed. The silt fence shall be in place before clearing and grading is initiated and shall be constructed in conformance with the specifications presented in the 1998 King County Surface Water Design Manual. This condition shall be required during the construction of both off-site and on-site improvements as well as building construction. The project contractor shall perform daily review and maintenance of all erosion and sedimentation control measures at the site during the construction of both on-site and off-site improvements as well as building construction. 4. Shallow drainage swales shall be constructed to intercept surface water flow and route the flow away from the construction area to a stabilized discharge point. Vegetation growth shall be established in the ditch by seeding or placing sod. Depending on site grades, it may be necessary to line the ditch with rock to protect the ditch from erosion and to reduce the flow rates. The design and construction of the drainage swales shall conform to the specifications presented in the 1998 King County Surface Water Design Manual. Temporary pipe systems can also be used to convey stormwater across the site. This condition shall be required during the construction of both off-site and on-site improvements as well as building construction. 5. The project contractor shall perform daily review and maintenance of all erosion and sedimentation control measures at the site during the construction of both on-site and off-site improvements as well as building construction. 6. The project Engineer shall submit weekly reports on the status and condition of the erosion control plan with any recommendations of change or revision to maintenance schedules to the Public Works Inspector. 7. Certification of the installation, maintenance, and proper removal of the erosion control facilities shall be required prior to recording of the plat. 8. The applicant shall comply with the recommendations contained within the Wetland Evaluation Report dated May 13, 2003 and the supplement dated January 19, 2005, prepared by AlderNW in regards to wetland maintenance, monitoring and construction of the project. 9. This project shall be subject to the 1998 King County Surface Water Design Manual Level 2. 10. 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. 11. 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. 12. 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. 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 have 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: 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 Single Family (RSF) on the Comprehensive Plan Land Use Map. The RSF designation is intended to promote and enhance single-family neighborhoods. The proposal is consistent with the RSF designation in that it would allow for the future construction of new single- HEXRPT05·009.doc City of Renton PIBIPW Department WEDGEWOOD LANE DIV. 2 PRELlMlfIIRRY PLA T PUBLIC HEARING DA TE: August 23, 2005 'reliminary Report to the Hearing Examiner LUA-05-009, PP, ECF Page 6 of 13 family homes, thereby promoting goals of infill development. The proposal is consistent with the following Comprehensive Plan Land Use, Community Design, Environmental and Housing Element policies: Land Use Element Objective LU-FF. Encourage re-investment and rehabilitation of existing housing, and development of new residential plats resulting in quality neighborhoods that: 1) Are planned at urban densities and implement Growth Management targets; 2) Promote expansion and use of public transportation; and 3) Make more efficient use of urban services and infrastructure. The project would add 46 residential lots that would further Growth Management targets. Policy LU-147. Net development densities should fall within a range of 4.0 to 8.0 dwelling units per net acre in Residential Single Family neighborhoods. The determination that there is an on- site regulated wetland 5,887 sq ft (previously logged as unregulated) affects the net density. Based on staff calculations from information provided by the applicant, the proposed net density, after the required deductions of public right-of-way, private easements, and critical area would be 8.19 du/acre. Policy LU-14B. A minimum lot size of 5,000 square feet should be allowed on in-fill parcels of less than an acre (43,560 sq. ft.) in single-family designations. Allow a reduction in lot size to 4,500 square feet on parcels greater than an acre to create an incentive for aggregation of land. The site is greater than one acre and all lots would be greater than 4,500 sq. ft. after the deduction of the private access easement and pipestems for several lots. Policy LU-149. Lot size should exclude private sidewalks, easements, private road, and driveway easements, except alley easements. Lots 11, 12, 27 and 28 contain portions of the private access easement. The square footage of the easement has been deducted from the gross lot area to determine lot size, which does complies with the R-8 zone standard. Community Design Element Objective CD-D: New neighborhood development patterns should be consistent with Renton's established neighborhoods and have an interconnected road network. The proposed plat for 46 single-family lots is consistent with the surrounding neighborhood and will provide interconnecting road grid from Hoquiam Ave NE and newly established internal street grid with development to the north and eventually to connect to the east and NE 10th St. Policy CD-15. Land should be subdivided into blocks sized so that walking distance are minimized and convenient routes between destination pOints are points are available. The blocks are arranged to allow vehicular and pedestrian access points to Hoquiam Place NE, NE ih Place, NE 8th St and Ilwaco Place NE. Policy CD-45. Existing mature vegetation and distinctive trees should be retained and protected in developments. The applicant is proposing to remove all vegetation within the plat. However, per code, two new trees per lot and street frontage landscaping are required to be planted to compensate for the lost vegetation. Policy CD-55. Maintenance programs should be required for landscaped areas in development projects, including entryways, street rights-of-way, storm-water retention/detention ponds, and common areas. The applicant will be required to maintain all common improvements as part creating a homeowners association or a maintenance agreement. Environmental Element Policy EN-B. Achieve no overall net loss of the City's remaining wet/and base. While the applicant is proposing to fill a regulated wetland, proposed compensation for the fill is proposed off-site on Division 3 of the Wedgewood Lane development. This creation of wetland area will be contiguous to a larger Category 2 wetland and is expected to result in no overall net loss of the wetland base. HEXRPT05-009.doc City ot Renton PIBIPW Department 'reliminary Report to the Hearing Examiner LUA-05-009, PP, ECF WEDGEWOOD LANE DIV. 2 PRELlM/flvARY PLA T PUBLIC HEARING DA TE: August 23, 2005 Page 70t 13 Policy EN-16. Encourage public access to wetlands for use when sensitive habitats are protected. A public trail and wetland enhancement is proposed for the public use along wetland areas in Division 1 and 3 of the Wedgewood Lane development. Housing Element Policy H-S7. New single-family subdivisions should provide pedestrian and vehicular connections to adjoining residential development unless a determination is made that a physical feature of the site, such as a ravine, wetland or pre-existing developed property prevents practical implementation of this provision. Both vehicular and pedestrian connections are proposed to inter-connect all three divisions of Wedgewood Land as well to adjacent single-family developments. (b) Compliance with the Underlying Zoning Designation. The 3.07-acre site is designated Residential - 8 Dwelling Units per Acre (R-8) on the City of Renton Zoning Map. The proposed development would allow for the future construction of up to 18 new dwelling units and associated plat improvements. This project is vested to Zoning Development Regulations prior to the November 2004 code changes. Density -The allowed density range in the R-8 zone is a minimum of 5 to a maximum of 8 dwelling units per acre (dulac). 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. The density worksheet was not revised to reflect the regulated 5,887 square foot wetland. The density calculations provided on the preliminary plat shall be revised to reflect the deduction of the wetland as well as any revisions to access easements (see discussion under Lot Dimensions section of this report). Based on staff calculation, after the deduction of the public road way (59,941 square feet), private access easement (1,396 square feet) and the wetland (5,887 square feet) from the 312,034 gross square foot site (312,034 gross square feet -67,224 total deducted area = 244,810 net square feet or 5.62 net acres), the proposal would arrive at a net density of 8.19 dwelling units per acre (46 units I 5.62 acre = 8.19 dulac), which is 0.19 over the allowed density range of the zone. Therefore, staff recommends as a condition of plat approval that the applicant shall revise density calculation to actually reflect the required deductions. If the revised density calculations still show the proposed 46 lots to be over dense, then to reduce the number of proposed lots. The satisfaction of this requirement is subject to the review and approval of the Development Services Project Manager prior to recording of the final plat. If a reduction of lots is found necessary, staff recommends that the area of the pipestem Lot 38 be redistributed among its abutting lots. Lot Dimensions -The minimum lot size permitted in the R-8 zone is 4,500 square feet. A minimum lot width of 50 feet is required for interior lots and 60 feet for corner lots. Lot depth is required to be a minimum of 65 feet. In this case, lot widths range from 50 to 60 feet and lot depths are proposed from approximately 90 feet to 134 feet. Upon review of the lot dimensions provided, several of the proposed lots appear to be inaccurate in regards to lot area. Additional, the applicant proposes several pipestem lots. According to the definition in the City Code a pipestem lot is any lot not meeting minimum frontage requirements. If abutting, pipestem lots shall have a shared private access driveway (RMC 4-7-170-F.2). Lots 1 and 2 are abutting, Lots 10 and 12 are abutting with private access required to Lot 11 and Lots 26, 27 and 29 are shown as pipestems with Lot 28 requiring private access. To meet City code requirements, these lots must be reconfigured to provide shared driveway easements. Therefore, staff recommends as a condition of plat approval, the applicant shall revise the preliminary plat to provide shared driveways for abutting pipestem lots or reconfigure to eliminate the pipestem. The satisfaction of this requirement is subject to the review and approval of the Development Services Project Manager prior to final plat. Setbacks -The preliminary plat plan includes setback lines for each lot showing potential building envelopes. The proposed envelopes indicate the appropriate building setbacks as required by the R-8 zone, including front and rear yard setbacks of 20 feet (15 feet front yard setback when abutting a newly created street), side yard along a street of 15 feet and interior side yard setbacks of 5 feet. Setbacks are measured from the building footprint and the property line and any private HEXRPT05-009.doc City of Renton PIBIPW Department WEDGEWOOD LANE DIV. 2 PRELIMINARY PLA T PUBLIC HEARING DA TE: August 23, 2005 'reliminary Report to the Hearing Examiner LUA-OS-009, PP, ECF PageBof 13 access easement. For pipestem lots, the portion of the lots narrower than eighty (80%) percent of the minimum permitted width shall not be used for the measurement of the required front yard setback. As proposed, all lots appear to be able to meet the minimum lot setbacks as described above. However, each lot will be required to verify the appropriate setbacks prior to building permit approval. Building Standards -The R-8 zone permits one single-family residential structure per lot. Each of the proposed lots would support the construction of one detached residential 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-8 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, and 50% for lots less than 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. However, verification of two off-street parking stalls will be necessary at the time of building permit review. Landscaping -The R-8 zone requires off-site landscaping abutting both arterial and non-arterial public streets (Hoquiam Ave. NE and all new public roads in the plat). A five-foot wide irrigated or drought resistant landscape strip must be installed and if there is additional undeveloped right-of-way in excess of five feet, this additional width must be landscaped. Additionally, a minimum of two trees of a City approved species with a minimum caliper of 1 Y2 inches per tree must be planted in the front yard or planting strip of every lot prior to final building occupancy. A 10-foot wide landscape easement is provided along the frontage of the site abutting Hoquiam Avenue NE. The portion along the south corner of NE]'h Place and Hoquiam Avenue NE shall be known as Tract A (2,843 square feet) and abutting Hoquiam Avenue NE to the north of NE ]'h Place shall be known as Tract B. Tree streetscape plan was submitted providing the required 92 trees consisting of Red Sunset Maple, Katsura and Raywood Ash, all at 2 inch caliper. According to RMC 4-4-070, landscaping is required for this subdivision. Due to the transition to the new code, at the time of submittal the requirements did not call out a conceptual landscaping plan and thus was not included in the submittal for Preliminary Plats. Several of the general landscape requirements include: on-site landscaping is generally required along all street frontages, except for walkways and driveways; when rear or side yards are along property lines abutting a street, a minimum of five (5) feet of planting area in the public right-of-way; use of drought resistant plant materials. Specific landscape requirements are also applicable to the preliminary plat including those related to: trees, soils, drainage, plants and berms as outlined in the landscaping regulations. Prior to the issuance of building permits, detailed landscape plans must be submitted and approved. (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 the new 42-foot wide internal public roadways (to be known as NE ]'h Place, Hoquiam Place NE, NE 8th Street and Ilwaco Place NE). Except of the radius, the lots along the street corners are tiered at right angles. As currently proposed, each of the lots would have direct access to the proposed internal public roads with the exception of Lots 11 and 28, which would require a 20-foot easement over a neighboring lot to HEXRPT05-009.doc City of Renton PIBIPW Department WEDGEWOOD LANE DIV. 2 PRELIMINARY PLA T PUBLIC HEARING DATE: August 23, 2005 'reliminary Report to the Hearing Examiner LUA"()S"()09, PP, ECF Page 90f 13 the proposed pubic roadway (see additional discussion under Access). With the required adjustments of the plat (see discussion under Density and Lot Dimension sections of this report) the applicant shall maintain the right angle alignment. All lots comply with arrangement and access requirements of the subdivision regulations. Lots: The size, shape and orientation of lots shall meet the mmlmum 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-8 zone. The lots are rectangular in shape and orient to the internal streets. 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. As proposed, the portion of the public roads (NE ]'h Place, Hoquiam Place NE, NE 8th Street and Ilwaco Place NE) to be constructed and dedicated for this project would involve an intersection thus must meet the 15-foot radius. (d) Reasonableness of Proposed Boundaries Access and Street Improvements: A street modification was ~ranted to reduce the required right- of-way width from 50 feet to 42 feet for the proposed NE]' Place, Hoquiam Place NE, NE 8th Street and Ilwaco Place NE. Access to the site is proposed via these new streets, creating a rectangular traffic pattern within the site. NE ]'h Place will connect to Hoquiam Avenue NE and Ilwaco Place NE will connect north to Aspen Woods Preliminary Plat where intersecting with NE 8th Place will link Division 2 to future Division 3. Jericho Place NE in Division 3 will connect the street grid north to NE 10th Street. The plat proposes two private access easements, which may be revised in order to comply with access requirements (see discussion under Density and Lot Dimension Section). The applicant has provided the alignment of proposed NE ]'h Place, intersecting with Hoquiam Avenue NE, with the existing location of SE 121 st Street. Due to this preferred alignment, the applicant is proposing to fill a 5,887 square foot Category 3 wetland (a.k.a. Wetland 8). The public streets would be dedicated and constructed to City standards. Per City code, dead end access roads over 700 feet in length are required to have a secondary access meeting City standards. Therefore this project is dependant on providing the north/south internal public street, to be known as Ilwaco Place NE. The proposed internal public roads would require curb, gutter and sidewalks on both sides prior to being dedicated to the City. Finally, the applicant would be required to install street lighting within the 42-foot wide internal public roads In order to ensure safe and efficient access, staff recommends requiring the applicant to establish a maintenance agreement for the private access easements (26-foot and 20-foot wide easements) as a condition of the preliminary plat approval. Staff also recommends a project condition requiring the applicant to install a "Private Road" sign indicating addresses served from the private street at the intersection of the private street and the proposed 42-foot internal public street. This condition would ensure that emergency aid vehicles could find all residences located within the proposed subdivision. Lots 1 and 2 are abutting pipestem lots. According to the City Code (RMC 4-7-160-F.2) shared access requirement for pipestem lots require abutting pipestem lots to have a shared private access driveway. A restrictive covenant will be required on both lots for maintenance of the pipestem driveway. Therefore, staff recommends as a condition of the plat approval, that the applicant shall have the plat revised to reflect a shared private access easement along the abutting pipestems. Maintenance for this shared access easement as well as for ones between Lots 11 and 12 and Lots 27 and 28 shall be established through the recording of a restrictive HEXRPT05-009.doc City of Renton P/BIPW Department WEDGEWOOD LANE DIV. 2 PRELIMINARY PLA T PUBLIC HEARING DA TE: August 23, 2005 )reliminary Report to the Hearing Examiner LUA-05-009, PP, ECF Page 10 of 13 covenant. The satisfaction of this requirement is subject to the review and approval of the Development Services Project Manager prior to recording of the final plat. A Traffic Impact Analysis conducted by JTE, Inc. dated December 24, 2004 was submitted with the land use application. The proposed subdivision is expected to generate additional traffic on the City's street system; therefore, a Traffic Mitigation Fee has been imposed by the Environmental Review Committee as part of the SEPA Determination issued for the project. The Traffic Mitigation Fee is based on $75.00 per average daily trip generated by the project. The proposed 46 new residential lots would be expected to generate approximately 401.94 new average weekday trips (46 new homes - 4 existing x 9.57 trips per home = 401.94). The fee for the proposed preliminary plat is estimated to be $30,145.50 (401.94 total trips x $75.00 = $30,145.50) and is payable prior to the recording of the final plat. Topography: The subject site is characterized as having no greater than 5% slope. The site is vegetated with grass (lawn), evergreen and deciduous trees including Western Red Cedar, Salal, and Red Alder. Applicant proposes to clear the site for grading and site preparation. The applicant submitted a geotechnical report prepared by Earth Consultants, Inc dated February 1, 2005. According to the geotechnical report and the King County Soils Survey, the site is entirely underlain by Vashon Lodgement Till, which is considered a moderately well drained soil. The anticipated earthwork will consist of cuts and fills of 8 feet of less for the building area and roadway. As proposed, all vegetation on the property would be cleared in order to locate the proposed utilities, construct the proposed roadway and prepare the site for residential building pads. Site preparation for the required improvements and building pads would utilize on-site materials; however, some off-site materials may be determined necessary in the future. Temporary Erosion and Sediment Control Plan (TESCP) and the use of 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 ERC placed six erosion control mitigation measures on the project and required the applicant to adhere to the 1998 King County Surface Water Design Manual Level 2. A wetland assessment prepared by AlderNW, dated January 19, 2005 was submitted with the original application, due to some wetland discrepancies a revised wetland report was submitted, dated July 19, 2005. The revised report delineated the on-site wetland as 5,887 square foot Category 3 thus making it a regulated wetland. Additionally, on off-site wetland to the east of Division 2 and south of Division 3 was also discussed in the revised report. The report states that both wetlands are isolated Category 3 wetlands, which would require a 25-foot buffer. Drainage from the property flows eastward to Honey Creek, which flows south to north through the wetland in Division 3. As covered during the Environmental (SEPA) Review, the applicant is requesting to fill the regulated the on-site wetland and provide off-site mitigation. The applicant contends maintaining the wetland and providing for the required 25-foot buffer would impede the location of the proposed road connection. The proposed NE ih Place is to enter Hoquiam Avenue NE on the east to align with the existing SE 121 s1 Street on the westside of Hoquiam Avenue NE. Additionally, the internal north loop road is proposed through the wetland in order to connect with Ilwaco Place NE to extend north to connect with Division 3. Mitigation for the impact to Wetland B in Division 2 would be provided for in Division 3. For the construction of the roadway, the 5,887 square foot wetland would be impacted. Thus creation of a minimum of 5,887 square feet of new wetland plus enhancement of a minimum of 5,887 square feet of existing wetland in Division 3. A wetland delineation plan and report, dated August 15, 2005 complies with requirements for creation and enhancement regulations. Relationship to Existing Uses: The subject site is currently developed with four existing single- family dwellings, all of which are to be removed as a condition of this preliminary plat, Therefore staff recommends the following condition. The applicant shall obtain a demolition permit and complete all inspections and approvals for all buildings located on the property prior to the HEXAPT05-009.doc City of Renton PIBIPW Department WEDGEWOOD LANE DIV. 2 PRELIMINARY PLA T PUBLIC HEARING DA TE: August 23, 2005 ~reliminary Report to the Hearing Examiner LUA-05-009, PP, ECF Page 11 of 13 recording of the final short plat. The satisfaction of this requirement is subject to the review and approval of the Development Services Project Manager. The property to the west, across Hoquiam Avenue NE and south of this site is located in King County zoned for single-family development. The surrounding area includes single-family residences developed under the R-8 zoning designation and recent annexation area under the R- 4 zoning designation. In addition, Hazen High School is located northwest of the subject site across Hoquiam Avenue NE. Staff expects the proposed lots to be compatible with other existing and newly created lots in this area. Furthermore, the proposal is consistent with the intent of the both the Comprehensive Plan and Zoning Code and would not be out of character with existing or recent development in the area. (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 SEPA fees. The Environmental Review Committee has imposed a Fire Mitigation Fee based on $488.00 per new single-family in order to mitigate the proposal's potential impacts to emergency services. The fee is estimated at $20,496 (46 new single-family homes - 4 existing x $488.00 = $20,496) and is payable prior to the recording of the final plat. Recreation: The proposal for Division 2 does not provide on-site recreation areas for future residents of the proposed preliminary plat. There are existing recreational facilities in the area of the subject property (e.g., Kiwanis Community Park) and it is anticipated that the proposed development would generate future residents, which would increase the demand for existing City Park and recreational facilities and programs. The Environmental Review Committee has imposed a Parks Mitigation Fee based on $530.76 per new single-family. The fee is estimated at $22,291.92 (46 new single-family homes - 4 existing x $530.76 = $22,291.92) and is also payable prior to the recording of the final plat. This is the second division of the three divisions of the proposed Wedgewood Lane Plat. All three divisions are interconnected by access, stormwater facilities and sewer lift station. The applicant is expected to propose a recreational trail along the Category 2 wetland buffer along the eastern portion of Division 3. Division 2 will gain access to the proposed recreational trail via side walk improvements along Ilwaco Place NE and NE 8th Place. Schools: The subject site is located within the Renton School District boundaries. According to the Draft Environmental Impact Statement for the City of Renton Land Use Element (January 16, 1992), the City of Renton has a student generation factor of 0.44 students per single-family residential dwelling. Therefore, it is anticipated that the proposed preliminary plat would result in 19 (0.44 X 46 new single-family homes - 4 existing = 18.5) new children to the local schools (Maplewood Elementary School, McKnight Middle School, and Hazen High School). The Renton School District has indicated they can accommodate the additional 20 students generated by this proposal. Storm Water: The applicant would be required to submit a Drainage Report per the 1998 King County Storm Water Manual (KCSWM), Level 2 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 combined stormwater facility to be designed with the capacity to handle all three divisions of Wedgewood Lane development. The combined facility would be located in Wedgewood Lane Division 3 proposed to the east of this site which has completed annexation from King County and the land use application is under review with the City. A 15-foot storm water drainage easement is shown at the northeast corner of the site, crossing Lot 19 to connect to Division 3 and the stormwater detention facility. The preliminary calculations for the drainage facility appear to be in compliance with the requirements contained within 1998 surface water manual. Staff recommends a condition of project approval requiring the applicant to have all maintenance agreements and easements in place prior to final plat approval. Finally, a H EXRPT05-009.doc City of Renton PIBIPW Department WEDGEWOOD LANE DIV. 2 PRELIMINARY PLA T PUBLIC HEARING DA TE: August 23, 2005 'reliminary Report to the Hearing Examiner LUA-05-009, PP, ECF Page 12 of 13 Surface Water System Development Charge, based on $525.00 per new single-family lot would be required prior to the issuance of construction permits for the preliminary plat. Water and Sanitary Sewer Utilities: The site is located in Water district 90-service area. A certificate of Water Availability has been obtained by the applicant from District 90 ensuring required fire flow is available for the proposed development. The extension of an 8-inch sanitary sewer main shall be required internal to the plat and along the full frontage of Hoquiam Avenue NE. A sanitary lift station to serve the proposed Wedgewood Lane development would be located in Division 3, south of NE 10th Street and to be constructed per City standards. The project is located in the Honey Creek Special Assessment District (SAD 8611) which fees are $250.00 plus interest per new lot. The Sanitary Sewer System Development Charges (SDC) is $900.00 per new lot. Both of these fees are paid prior to the issuance of the construction permit. As this project is dependant upon the connection of dedicated public right-of-ways, storm water facilities and sewer lift station to be located in proposed Division 3, staff recommends a condition of the preliminary plat, that the infrastructure is constructed and in compliance with City standards prior to the recording of the final plat. The satisfaction of this condition shall be subject to the review and approval of the Development Services Division prior to the recording of the final plat. H. RECOMMENDATION: Staff recommends approval of the Wedgewood Lane Division 2 Preliminary Plat, Project File No. LUA- 05-009, PP, ECF subject to the following conditions: 1. The applicant shall revise density calculation to actually reflect the required deductions. If the revised density calculations still show the proposed 46 lots to be over dense, then the applicant shall be required to reduce the number of proposed lots. The satisfaction of this requirement is subject to the review and approval of the Development Services Project Manager prior to recording of the final plat. 2. The applicant shall revise the preliminary plat to provide shared driveways for abutting pipestem lots or reconfigure the lots to eliminate the pipestem. The satisfaction of this requirement is subject to the review and approval of the Development Services Project Manager prior to final plat. 3. The applicant shall establish a maintenance agreement for the shared private access easements. Additionally, the applicant shall install a "Private Road" sign indicating addresses served from the private street at the intersection of the private street and the proposed 42-foot internal public street. 4. The applicant shall have the plat revised to reflect a shared private access easement along the abutting pipestems. Maintenance for this shared access easement as well as for ones between Lots 11 and 12 and Lots 27 and 28 shall be established through the recording of a restrictive covenant. The satisfaction of this requirement is subject to the review and approval of the Development Services Project Manager prior to recording of the final plat. 5. The applicant shall obtain a demolition permit and complete all inspections and approvals for all buildings located on the property prior to the recording of the final short plat. The satisfaction of this requirement is subject to the review and approval of the Development Services Project Manager. 6. The applicant shall be required to have all utility maintenance agreements and easements in place prior to final plat approval. This condition shall be subject to the review and approval of the Development Services Division. 7. The applicant shall ensure that the infrastructure is constructed and in compliance with City standards prior to the recording of the final plat. The satisfaction of this condition shall be subject to the review and approval of the Development Services Division prior to the recording of the final plat. HEXRPT05-009.doc City of Renton P/B/PW Department 'reliminary Report to the Hearing Examiner WEDGEWOOD LANE DIV. 2 PRELIMINARY PLA T I LUA-05-009, PP, ECF PUBLIC HEARING DA TE: August 23, 2005 Page 13 of 13 8. A homeowner's association or maintenance agreement shall be created concurrently with the recording of the final plat in order to establish maintenance responsibilities for all shared private improvements of this development. A draft of the document(s) 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 final plat. EXPIRATION PERIODS: Preliminary Plats (PP): If the final plat is not filed within five (5) years from the date of approval, the preliminary plat shall be null and void. HEXRPT05·009.doc I" = 200' NEIGH6ORJ.lOOD PET AIL MAP WEDGEWOOD LANE DMSION2 RENTON. CC)f;E DE&kiN INC.. ENGINEERIN:i • Pi.AN'oIING • 6URVEYtG COIlE NO. 0104& J~ 2t 200& tl !)NlAiA . OHIH,...101 • OHI.JJN/:),.,I N!l'S30~ ~-:~-~'\ I "'0; , I ! I. L ____ ~_-l .' r--~""-" I .. ' , ,~-: I : «l.;! : i "--___ .. _J ,-_:»-:---, : n~: ! I c<); ~ I i t I I l_-CIIIo_ .... _.J ~ l'M 7tl137738 11130 ........ ., J.jroa.<t ~ "Ala 3Ntr'I 000M3003M )(f" a",,,,,,a ~.. l:I ...8..l!:iJI'IId A~'t:I"NIVU8""3~d = 'I~ )/lYrw"" , .. a ~ -~~I OOJJ..~;':;Ho:L ~lgrlJ f---·=-="'--''s3NOI'c....:,)(f'O;;.7:.;'lJ~3/I;;:;:''''·:~: ~ .. 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I +. ~ E98f fHGINUIIHG • WEDGEWOOD LANE OVERALL PLAT MAP July 17, 2005 NTS August 23, 2005 Mr. Fred Kaufman Hearing Examiner, City of Renton RE: Wedgewood Lane Division II Preliminary Plat -File # LUA-05-009, PP, ECF We, Mark Engbaum and Renee Korsmo, own a home at 5424 N.E. 10th Street (recently annexed to the City of Renton -previously addressed as 14522 S.E. 116th Street, unincorporated King County). Our home is on the north border (east comer) of the proposed Wedgewood Lane III site. We have the same concerns regarding the development of Wedge wood Lane II that we had regarding Wedgewood Lane I as stated in our letter and oral comments dated July 26, 2005 (copy attached). In summary, these concerns are that three critical requirements necessary to the development orWedgewood Lane I and Wedgewood Lane II lie within the boundaries of the proposed Wedgewood Lane III development which is not scheduled for preliminary plat until October 11, 2005. These key pieces to development include: 1. Internal road structure and public access connection to N.E. 10th Street 2. Drainage connections and stormwater facility 3. Sewer lines and sanitary sewer lift station IfWedgewood Lane II and Wedgewood Lane I are allowed to proceed prior to the preliminary plat for Wedgewood Lane III, then three major issues will have already been decided upon and public comment from neighboring property owners of Wedge wood Lane III will have no impact or purpose. In addition to the above mentioned concerns, we have drainage concerns specifically with Wedgewood Lane II, as a category 3 wetland is proposed to be filled, with compensation for this fill being proposed off-site in creation of an equal wetland in Wedgewood Lane III, (as stated in the Preliminary Report To The Hearing Examiner page 6, #5a, Environmental Element, Policy EN-8). This new wetland will be contiguous to a larger, existing Category 2 wetland within Wedgewood Lane III that drains into Honey Creek. Our property fronts the northern boundary of this large wetland in Wedgewood Lane III, and Honey Creek runs through our property giving us a vested interest in how this will be handled to avoid future flooding/drainage issues on our property. Also, we did not see anything in the Wedgewood Lane II preliminary plat documents that mentions where the haul route for d~ trucks, excavating equipment etc. will be. At the July 26,2005 Public Hearing, Ms. Ktttrtdg'finentioned that N.E. 10th Street would not be used for a haul route from Nile, but there would be a separate haul route from Hoquaim Ave. N.E. Is this still the case, and will this haul route be used for Wedgewood Lane II also? Even though N.E. 10th Street will be widened to 20 feet (to meet Fire Department code for the City of Renton) from Nile all the way down to Wedgewood Lane III, there will still be slope and sight distance issues on a project as large as the three Wedgewood properties, making this a dangerous haul route and hazard to the existing neighbors along N.E. 10th Street. Thank you for your review of our comments. 11C1~~ ~~~~ M'ark Engbaum and Renee Korsmo Attachments July 26, 2005 City of Renton Hearing Examiner RE: Wedgewood Lane Division 1 Preliminary Plat -LUA03-053, PP, ECF We, Mark Engbaum and Renee Korsmo own a home on an acre and a quarter ofland recently annexed to the City of Renton (under the Wedgewood Lane Annexation). Our new Renton City address is 5424 N.E. 10th St. (formerly 14522 S.E. 116th St., unicorporated King County). We have several concerns regarding the development of Wedgewood Lane I and respectfully request them to be considered in your review of the Wedgewood Lane I Preliminary Plat. 1) Primary Access to the Wedgewood Lane I site via N.E. 10th St -We are very concerned that primary access to the Wedgewood Lane I site might be given from Nile Ave. N.E. progressing west on N.E. 10th (formerly S.E. 116th St.). As we previously mentioned in written comments to Senior Planner Nancy Weil on February 25, 2005, N.E. 10th St. in its present state is not suitable for the heavy equipment (dump trucks, excavators, asphalt and concrete trucks) that will be needed to prepare the Wedgewood Lane 1 site for development. Presently N.E. 10th is sloped and narrow (down to 12 ft. as you progress West toward the future Wedgewood Lane III site (see attached photos). This is more than just an inconvenience issue to the 14 plus families already living along N.E. 10th but is a huge safety issue as well. There is no room for passing and only one pull out area Many existing driveways have sight distance issues due to the sloping nature ofN.E. lOth along with the existing angles of driveways intersecting N.E. lOth. We did note that the Preliminary Report to the Hearing Examiner, Department Analysis Section G, #5 (d) (page 7 of 11) does mention that the Nile Ave. N.E. access progressing west on N.E. lOth St. would require paving improvement to 20 ft. but it does not mention when the improvement would be required. If this is the access that will be used, then we feel strongly that N.E. 10th St. needs to be improved before clearing in Wedgewood Lane I begins, and that N.E. 10th St. be brought back up to standard after damage from heavy truck traffic at the completion of all the Wedgewood Developments. This same section of the Preliminary Report mentions a proposed connection ofN.E. lOth St progressing west to Hoquiam Ave. N .E. If this connection could be made before clearing of Wedge wood Lane I, access from Hoquiam Ave. N.E. progressing East on N.E. 10th St. would give a shorter, nearly level access that could alleviate many of the hazards of primary access from Nile Ave. N.E. while leaving a clear access for all but a few of the current residents ofN.E. lOth St. No matter which access from N.E. 10th St. is used, we strongly urge that NO PARKING of commercial vehicles/equipment, or worker vehicles be allowed anywhere along N.E. 10th St. at any time for safety reasons and impediment of traffic flow in an already constricted roadway. 2) Surface water retention and drainage concerns -We mentioned concerns in our February 25, 2005 letter to Nancy Weil and in a June 16, 2005 letter for the SEP A and Environmental Review Committee (copies attached), that the retention pond and stormwater facilities for Wedgewood Lane I are on the Wedgewood Lane III site which is not yet at the preliminary plat stage. We feel that this system needs to be in place before development of any of the Wedgewood properties in order to protect surrounding properties from construction runoff during development. This does appear to be addressed in the Preliminary Report to the Hearing Examiner, Dept. Analysis Section G, #5 (e)(page 10 of 11). 3) Construction of the Sewer Lift Station -We understand that the City has issued the necessary permits and approval to proceed on the construction of the Sewer Lift Station that will service all of the Wedgewood properties. Again we would like to request for safety issues that No Parking of commercial vehicles/equipment or worker vehicles be allowed anywhere along N.E. 10th St. at any time. We are also interested in having a sewer stub put in for our property at the time that the new sewer line is laid. We do understand that any kind of construction and development will cause inconvenience for existing neighbors but do want our safety and property preservation concerns to be considered. Thank you for your review of our comments. Sincerely, Mark Engbaum and Renee Korsmo Attachments LandTrustmc RESIDENTIAL PROPERlY DEVELOPMENT ~ August 22, 2005 NancyWeil Associate Planner City of Renton 1055 S Grady Way Renton, W A 98055 RE: Dear Nancy: WEDGEWOOD LANE DIVISION 2 (LUA03-009) Proposed Condition to the Hearing Examiner Below is our proposed condition to the Hearing Examiner, to be presented at the public hearing tomorrow, to expand the Division 2 preliminary plat by 990 square feet via a boundary line adjustment that will allow us to achieve a density of 45 lots, or 7.998 d.u./acre. Prior to final plat approval, the applicant shall secure City approval (and recording with the King County Recorder) of a boundary line adjustment between Assessors Parcel Numbers 1023059257 and 1023059017 to expand the size of the Wedgewood Lane Div. 2 site by approximately 990 square feet as depicted upon Exhibit _ submitted into the record during the hearing. Also attached are 2 full-size copies (one color, one black and white) of the exhibit to the Hearing Examiner showing the proposed BLA area to be incorporated into Division 2. Sincerely, LANDTRUST, INC. 1560 140TH AVE NE [4251747-1726 SUITE 100 [4251747 -4157 FAX BELLEVUE. WA 98005 WWW.lANDTRUSTINC.COM Page 1 of 1 \ WEDGEWOOD LANE, DIVISION 2 Revised Site Statistics & Density Calcs 8/19/05 SITE STATISTICS Setbacks: Total Site Area: Proposed Use: Average lot Size: Proposed Density (with proposed BLA): Permitted Density: Public R.O.W: Access Easements: Wetland: Front -15' Rear-20' Side -5', 15' adjacent to street 312,034 SF (7.1633 Acres) Detached Single Family 5,392 SF (net) 7.998 d.u.lacre 8 d.u.lacre 59,941 SF 1,633 SF - DENSITY CALCULATIONS (WITH PROPOSED BlA) Gross Area of Property: -Public ROW -Access Esm't -Wetlands Net Site Area: Potential R-8 Density (Acres x 8 d.u.lacre): BlA Area to be added: New Potential Density (R-8 d.u. + R-4 d.u.): New Net Site Area: Number of lots: R-8 Net Density: 312,034 SF or 7.16 Acres 59,941 SF 1,633 SF -244,573 SF or 5.6146 Acres 44.9168 d.u. 990 SF or 0.0227 Acres @ 4 d.u.lacre, or 0.0909 d.u. 45.0077 d.u. 245,068 SF or 5.6259 Acres (only half of the BLA square footage was added for density reasons, due to the transition from R-4 to R-8) 45 7.998 d.u.lacre ===--"""'-.. -....... ! .. ~1 -:......;_ .. ~. i~·~-; ) r i I Ii! i I : I I " ; I ! i I I I ,I It -'-__ .........-.._---1 !l .~, .-~ -. ~.: . -----~----f_ • .. ~i~ r~por~ ~ J::lten ftc.( I ~cL , AlderNW August 15,2005 Project No. 40401 MrPatrickGiJroy Se~ .ftNU (A.btDyOHa Landtrust,. Inc. ~ r I-d fl.! I"'~ 1560-140thAvenueNE Suite 100 V~rSlOl\ ~~ J %~ ~.,- Bellevue, Washington 98006 ,.-. " ~ I I ~ ~ .., ~ Subject: Wetland Evaluation Division 1, 2, 3 ,." j'~ '-V~ ~ Wedgewood Lane Hoquiam Avenue Renton, Washington Dear Mr. Gilroy: As requested, we have conducted a wetland evaluation for the property located on the east side of Hoquiam Avenue between SE 118th Street and SE 121st Street in the City of Renton. The purpose of our work was to identify the limits of the wetland areas on and immediately adjacent to the subject property. We have also reviewed Site Development plans prepared by Core Design, Inc. The project involves work for construction of a residential subdivision including three separate divisions as identified on project maps by Core Design, Inc. Work for the three divisions will be completed sequentially. This report addresses each of the three divisions as one unit. In conducting our site wetland evaluation, we followed the general procedures for the routine on-site methodology as outlined in the Washington State Wetlands Identification and Delineation Manual (March 1997). This procedure involves analysis of vegetation patterns, soil conditions, and near-surface hydrology in making a determination of wetland conditions. Field work to complete the site evaluation and to identify and mark the limits of the wetland areas on the subject properties was completed over the time period between the initial visits in April and June, 2001, and the present. During many of our site visits we also made note of wildlife species observed on the property. That information and review of published information regarding wildlife and habitats in the Puget Sound Region were used in completing a critical habitat evaluation for the project. WETLAND EVALUATION PROCEDURES For the purpose of this study, we used the wetland definition adopted by the Environmental Protection Agency (EPA) and the Army Corps of Engineers (COE) for administering Section 404 of the Clean Water Act. According to this definition, wetlands are: 518 North 59th Street, Seattle, Washington 98103-Phone (206)783-1036 email aldernw@Comcast.net Mr. 'Patrick Gilroy August 15. 2005 "Those areas that are inundated or saturated by surface water or groundwater at a frequency and duration sufficient to support, and that under nonnal circumstances do support, a prevalence of vegetation typically adapted for life in saturated soil conditions. Wetlands generally include swamps, marshes, bogs, and similar areas." (33 CFR 323) In Washington State, the Shoreline Management Act and Growth Management Act have amended this definition to exclude some wetland situations by adding the following sentences to the wetland definition: Wetlands do not include those artificial wetlands intentionally created from non-wetland sites, including but not limited to, irrigation and drainage ditches, grass-lined swales, canals, detention facilities, wastewater treatment facilities, farm ponds, and landscape amenities, or those wetlands created after July 1, 1990, that were intentionally created as a result of the construction of a road, street or Highway . Wetlands may include those artificial wetlands intentionally created from non- wetland areas to mitigate the conversion of wetlands. Delineation procedures are based on diagnostic environmental indicators of wetland vegetation, wetland soils, and wetland hydrology. These procedures, outlined in the Washington State Wetlands Identification and Delineation Manual (March 1997) are commonly known as a Triple Parameter Method. By definition, an area is designated as wetland when there are positive indicators for all three parameters. A listing of plant species has been developed for use in the methodology for delineating wetland areas. This listing assigns plant species to one of five indicator status categories ranging from Obligate wetland species, which almost always occur in wetlands, to Upland species, which rarely occur in wetlands. Under normal conditions, hydrophytic vegetation is determined to be present if more than 50 percent of the dominant species are in the Obligate (OBL), Facultative Wetland (FACW), or Facultative (FAC) indicator categories. Diagnostic indicators of hydric soils are related to soil saturation, which leads to anaerobic conditions in the soil. Under these conditions, decomposition of organic material is inhibited and soil minerals are reduced, creating characteristic soil colors that can be quantified by comparison with Munsell Soil Color Charts. A chroma of one or less in unmottled soils or a chroma of two or less in mottled soils generally indicates a hydric soil. In addition, soils that are saturated during the growing season satisfy a criterion for hydric soils. We used a hand auger and or shovel to collect soil samples from depths of 8 to 18 inches, or below the A horizon. Wetland hydrology is defined as inundated or saturated soil conditions for at least 14 consecutive days during the growing season. If no water is present at the time of evaluation, other indicators may include topographic low points or channels, flood debris, complete absence of vegetation, or presence of hydric soils. The initial site work for identifying the wetland limits was completed in the spring of 2001. We revisited the site in March and April, 2003, to review site conditions and the previously identified wetland limits for the preparation of this report. Additional visits were conducted in the spring of 2004 to complete the evaluation of southern sections of the project area. Final visits were conducted in spring, 2005, for preparation of this report. GENERAL SITE CONDITIONS The subject property is an irregularly shaped parcel of approximately 22.3 acres located on the east side of Hoquiam A venue between NE 10th Street and NE 121 st Street. It includes several parcels being combined to create the Project No. 40401 Page No. 2 Mr. Patrick Gilroy August 15, 2005 Wedgewood Lane Project. The property is situated within a transitional neighborhood where existing residences on large lots are being replaced with single-family residential subdivisions. Adjacent properties on the west side of Hoquiam Avenue NE are occupied by existing residential subdivisions. The property to the east is currently undeveloped although applications are in process to King County to develop it as a residential subdivision. Other properties to the north and south are occupied by single family residences. Many of the surrounding properties had been in use for small scale farming primarily as pasture land. At present the Wedgewood Lane property is largely undeveloped except for three single family residences along Hoquiam Avenue on the north end of the project. Topographically, the property generally slopes gently down for Hoquiam Avenue along the west side of the property toward the wetland along the east side. Slopes on the east side of the project are somewhat steeper. Soils across the property and on much of the surrounding area are mapped as Alderwood gravelly sandy loam (Soil Survey of King County, Washington, U.S. Soil Conservation Service, 1973). The Alderwood series is made up of moderately well-drained soils that have a weakly to strongly consolidated substratum at depths of between 24 and 40 inches. These soils typically form under conifers in glacial deposits. Soil colors of the A Horizon range from very dark brown to dark brown. The B Horizon is typically dark brown, grayish-brown, and dark yellowish-brown. The National Technical Committee for Hydric Soils does not list the Alderwood series as a hydric soil although wetland conditions are cortunon in depressional areas within Alderwood soil units. Our observations across the site outside of the wetlands and away from disturbed areas are generally consistent with the description of the Alderwood soil series. This property is within the May Creek drainage sub-basin of the Cedar River Basin. Drainage from the property flows eastward to Honey Creek which flows from south to north through the wetland on the property to the east. Heney Creek is tributary to May Creek, approximately 2 miles northwest of the property. The lower reaches of Honey Creek are identified as an unclassified stream on the King County maps. WETLAND AREAS Off-Site Wetlands Previous studies have identified the limits of the large wetland along the east side of the property and a smaller area along the northwest comer of the property. The eastern property line is being defined along the limits of the wetland area. This wetland has been identified and categorized in previous reports and submitted to King County for their review. A previous report for a project identified as Ironwood Lane, dated April 28, 2003, was prepared by AlderNW describing the wetland adjacent to the north end of the Wedgewood Lane project. The portion of the wetland along the south end of the project was identified and described in a report for the East Renton Property dated April 3, 2001. These reports were submitted to King County and the wetland limits as identified on project maps were reviewed and accepted as accurate by King County Department of Development Staff. Project No. 40401 Page No. 3 Mr. Patrick Gilroy August 15, 2005 This wetland has been designated as a King County Class 2 wetland in accordance with the King County Sensitive Area Ordinance in effect at the time of the Ironwood and Renton East project applications. The wetland has been assigned a fifty foot buffer. This buffer is consistent with current City of Renton Sensitive Area requirements for City of Renton Category 2 wetlands. There is also a wetland area situated off the northwest comer of the project adjacent to Hoquiam Avenue. That wetland was identified and described in a report dated May 13,2003 for a smaller Wedgewood Lane project .. The boundary line for the northwest comer of the Wedgewood Lane project is being defined along the previously designated and accepted wetland limits. This wetland has been designated as a City of Renton Category 3 Wetland. It meets the Category 3 criteria because it is larger than 5,000sq.ft. and has been disturbed by the creation of the ditch line draining out of the wetland. The wetland hydrology has been modified by construction of Hoquiam Avenue and the road side ditch draining into the wetland. The outlet has been modified by the excavated ditch line. It has also been partially filled and vegetation has been altered by the past agricultural activity along the north side of the wetland. In accordance with City of Renton Critical Regulations this wetland has been assigned a 25 foot buffer measured from the edge of the wetland. This wetland drains to the east onto the property immediately to the east. A report dated January 23,2005, prepared by AlderNW describes the wetland where it crosses the adjacent Rutledge property. As part of the wetland area identified in the previous reports, this section of the wetland is categorized as a City of Renton Category 2 Wetland. There is a small area located off the property to the east of Division 2. The wet area appears to have been partially graded to create a shallow depression. This shallow depression does not appear to extend eastward to the larger wetland. It is unclear from observations looking from the Wedgewood Lane, Division 2 property what, conditions may be present further to the east. Based on our observations it appears that the westward limits of the possible off-site wetland extend to approximately 25 feet of the eastern boundary of proposed lot 13. This estimate is based on the observed limits of the more dense growth of soft rush. As a disturbed wetland separated from the larger wetland to the east, it is our interpretation that the area in question would be designated as a City of Renton Class 3 Wetland. The standard buffer for a Class 3 wetland is 25ft. Site Wetlands There are three wetland areas within the property boundaries as shown on project maps. Two of these, Wetlands A and B, are small isolated areas with areas of 1,998sq.ft and 5,887sq.ft respectively. The third wetland is part of the wetland identified on the Rutledge property to the west. It occupies an area of approximately 1,690sq.ft on the Wedgewood Lane project. Wetland A Wetland A is a small wetland located near the middle of the eastern portion (Division 3) of the property. It has an overall area of 1,998sq.ft. Vegetation within the wetland includes an overstory of red alder, black cottonwood and Project No. 4040 1 Page No. 4 Mr. Patrick Gilroy August 15, 2005 western red cedar. Understory shrub species include salmonberry and Himalayan blackberry. There is sparse groundcover below the dense shrub and tree cover. Hydrologically this wetland is supported by seepage into the upper (west) end of the area. At the time of observations in March and April, 2003, there was shallow surface water within the wetland and there was some surface movement within the area. Surface water dissipates and infiltrates as it moves through the wetland so there is no defined surface outlet from. the area. This wetland was reviewed and accepted as accurately depicted, by King County Department of Development and Environmental Services staff. It is our interpretation that the wetland would satisfy the criteria for designation as a City of Renton Category 3 wetland. Category 3 wetlands are: wetlands greater than five thousand (5,000) square feet which meet one or more of the following criteria: "(a) Wetlands that are severely disturbed. Severely disturbed wetlands are wetlands which meet the following criteria: Are characterized by hydrologic isolation, human-related hydrologic alterations such as diking, ditching, channelization and/or outlet modification; and Have soils alterations such as the presence of fill, soil removal and/or compaction of soils; and May ha:ve altered vegetation. (b) Wetlands that are newly emerging. Newly emerging wetlands are: Wetlands occurring on top of fill materials; and Characterized by emergent vegetation, low plant species richness and used minimally by wildlife. These wetlands are generally found in the areas such as the Green River Valley and Black River Drainage Basin. (c) All other wetlands not classified as Category I or 2 such as smaller, high quality wetlands." The wetland meets the criteria for designation as a Category 3 wetland on the basis of item (c) of the definition criteria. It does not meet the criteria as a Category 2 wetland because it is small and isolated. with an area of less than 2,200sq.ft the wetland can be filled if "Some fonn of mitigaiton for hydrologic and water quality functions, for example stonnwater treatment or landscaping or other mitigation." Mitigatin is being provided in the design of the stonnwater treatment system to provide water quality treatment. Additional mitigaiton is being provide by enha:ncing the vegetative cover over the seasonal stream crossing Division 3. Wetland B Wetland B is a small isolated wetland of 5,887sq.ft, located near the southwest comer of Division 3. It is situated within a sha:llow depression with no defined inlet or outlet. During an initial site visit in July 2001, soils within the central and lowest portions of the wetland were wet to saturated, although there was no surface water. In September, 2003, surface soils were dry to moist. Equipment moving through the area created a rutted and hummocky topography within the wetland. In January, 2005, there was sha:llow standing water within the wetland. Project No. 40401 Page No. 5 , , Mr. Patrick Gilroy August 15, 2005 Soils within the wetland are generally dark grayish brown (lOYR412) with mottling, to dark gray 10YR4/1) sandy loam. Swface soils bad been disturbed and were saturated to near the surface at the time of our observations in January, 2003. Soils immediately outside the marked wetland limits were generally dark yellowish brown (lOYR4/4) or brown I 0YR3/4) with and without slight mottling. The wetland boundary was determined on the basis of differences in soil conditions where there was a transition between hydric soils having chroma I or 2 (lOYR4/2 and 10YR4/1), to non-hydric soils having chroma 3 or 4 (1OYR3 and IOYR4/4). Vegetation within the wetland is dominated by dense black cottonwood trees. Himalayan blackberry, and evergreen blackberry (Rubus laciniatus) are the predominant shrub species present. Also present is a smaller patch of hardhack spirea (Spiraea douglas;i) and some willows (Salix spp.). Herbaceous species present include reed canarygrass (Phalaris arundinacea) and other grasses, soft rush (Juncus effosus), and creeping buttercup (Ranunculus repens). It is our interpretation that the wetland would satisfy the criteria for designation as a City of Renton Category 3 wetland. Category 3 wetlands are: wetlands greater than five thousand (5,000) square feet which meet one or more of the following criteria: "(a) Wetlands that are severely disturbed. Severely disturbed wetlands are wetlands which meet the following criteria: Are characterized by hydrologic isolation, human-related hydrologic alterations such as diking, ditching, channelization and/or outlet modification; and Have soils alterations such as the presence of fill, soil removal and/or compaction of soils; and May have altered vegetation. (b) Wetlands that are newly emerging. Newly emerging wetlands are: Wetlands occurring on top offill materials; and Characterized by emergent vegetation, low plant species richness and used minimally by wildlife. These wetlands are generally found in the areas such as the Green River Valley and Black River Drainage Basin. (c) All other wetlands not classified as Category 1 or 2 such as smaller, high quality wetlands," The wetland meets the criteria in terms of the level of disturbance, for designation as a Category 3 wetland, rather than a Category 2 wetland. Wetland C Wetland C within Division 3 of the Wedgewood Lane project is part of the wetland described for the Rutledge property to the west. It occupies an area of approximately 1,69Osq.ft. on the property. Hydrologically this wetland receives surface water runoff from the adjacent areas and drainage which passes through the wetland to the west. Drainage from the wetland is to the east into the seasonal stream which drains across Division 3 and into the large wetland and Honey Creek. Project No. 40401 Page No. 6 , 0 Mr. Patrick Gilroy August 15, 2005 Vegetation within the wetland is dominated by closely grazed pasture grasses and creeping buttercup (Ranunculus repens). As an extension of the previously described wetland to the west it meets the criteria for designation as a City of Renton Category 3 wetland. Seasonal Stream Corridor There is a seasonal stream which flows from the wetland area off the northwest corner of the Wedgewood Lane Project eastward and into the larger wetland along the east property line. For most of its length it is outside of the project boundary. It enters the project area in Proposed Division 3 near the northeast corner of proposed Division 1. It flows approximately 450 feet from the project boundary across Division 3 within a poorly defined channel before entering an extension of the large off-site wetland. Himalayan blackberry (Rubus discolor) is the predominant vegetation growing over the channel. Streams are defined in the Renton Municipal Code (RMC 4-11-190) as follows: "STREAM, CREEK, RIVER, OR WATERCOURSE: Any portion of a channel, bed, bank, or bottom waterward of the ordinary high water mark in which fish may spawn, reside, or through which they may pass, and tributary waters with defined beds or bank which influence the quality of fish habitat downstream. This includes watercourses which flow on an intermittent basis or which fluctuate in level during the year, and applies to the entire bed of such watercourse whether or not the water is at peak level. This definition does not include irrigation of ditches, canals, stormwater runoff devices, or other entirely artificial watercourses, except where they exist in a natural watercourse which has been altered by humans or except where there are salmonids". The intermittent stream crossing Division 3 of the Wedgewood Lane drains toward the larger off-site wetland which includes Honey Creek. As such it meets the criteria for inclusion as a stream. It meets the criteria for designation as a City of Renton Class 4 water, because it is intermittent and does not include salmonid habitat. The standard buffer assigned for Class 4 water is 35ft:. \VILDLlFE HABITAT We have completed a wildlife and habitat evaluation of the project area, The purpose of our work was to document the existing site conditions to identify habitats and potential wildlife use of the property. This work was undertaken to determine if there are critical habitats on the property which would be subject to regulation under Renton City Code which identifies critical habitats as: ":those habitat areas which meet any of the following criteria: i. The documented presence of species proposed or listed by the federal government or State of Washington as endangered, threatened, sensitive, monitor, or priority; and/or ii. The presence of heron rookeries or raptor nesting areas; and/or iii. Category 1 wetlands (refer to subsection B7b(i) of this Section for classification criteria); and/or Project No. 40401 Page No. 7 Mr. Patrick Gilroy August 15, 2005 iv. Portions of streams and their shorelines designated in the Renton Shoreline Master Program, RMC 4-3-090, as Conservancy or Natural (refer to the Renton Shoreline Master Program). c. Mapping: i. Critical habitats are identified by lists, categories and definitions of species promulgated by the Washington State Department of Fish and Wildlife (Non-game Data System Special Animal Species) as identified in WAC 232-12-O11~ in the Priority Habitat and Species Program of the Washington State Department of Fish and Wildlife; or by rules and regulations adopted currently or hereafter by the U.S. Fish and Wildlife Service. ii. Referenced inventories and maps are to be used as guides to the general location and extent of critical habitat. Critical habitat which is identified in subsection B5b of this Section, but not shown on the referenced inventories and maps, are presumed to exist in the City and are also protected under all the provisions of this section. iii. The actual presence or absence of the criteria listed above as determined by qualified professionals, shall govern the treatment of an individual building site or parcel of land requiring compliance with these regulations." During the course of site visits to complete the wetland site evaluation we also made notes regarding observation of wildlife species observed on the site. We also visited the site in January, 2005 to complete our site observations of wildlife and habitats. The subject property has two general vegetation cover types that provide habitat for different groups of wildlife species. Lowland mixed forest is the predominant vegetation cover type across the property. There is also a smaller area of suburban residential development present adjacent to the existing homes along Hoquiam Avenue SE. These cover types are based on the habitat categories listed in the King County Wildlife Study Guidelines for SEP A (1993). Similar categories are listed and described in the King County Wildlife Habitat Profile (1987). The majority of the property is occupied by second growth mixed forest with variation in the relative cover by conifers and deciduous trees. Vegetation on the western sections of the property is generally dominated by deciduous trees primarily red alder and black cottonwood. Trees on this section are generally in younger stands. There has been less recent disturbance on the eastern sections of the property and the trees here are larger and there is a more even mix of deciduous and conifer trees. Predominant trees are Douglas fir, western red cedar, big leaf maple and black cottonwood. Wildlife We have prepared a listing of wildlife species (Table 1) observed or likely to be present on the property. This listing is based on species occurrences noted in King County Wildlife Habitat Profile (1987) and on personal experience. Amphibians and Reptiles Other than the Pacific chorus frog (Pseudacris regilla), no amphibians were observed during our site visits. These species are generally inactive during fall and winter and are most frequently encountered during spring and summer. The cover types on this property, particularly the forested wetland and adjacent second-growth forest, should provide habitat for several other species of amphibians. The most likely species are the northwestern Salamander Project No. 40401 Page No. 8 Mr. Patrick Gilroy August 15. 2005 (Ambystoma gracile) and long-toed salamander (Ambystoma macrodactylum). The presence of amphibians on the site is related to the wetland areas located adjacent to the subject property. The most likely reptiles to be found in the habitats available on this property are the northern alligator lizard (Elgaria coerulea) and garter snakes (Thamnophis spp.). Table 1 lists other amphibians and reptiles that could be expected in the habitats present on this site. The species listed in Table I are based on tables provided by King County (1987) for the habitats described above and on our evaluation of the existing site conditions. Birds Because of their high levels of daytime activity and vocalizations, birds are the most commonly encountered group of vertebrates. Some of the commonly observed species on the Wedgewood Lane site were the black-capped chickadee (Parus atricappilus), American robin (Turdus migratorius), winter wren (Troglodytes troglodytes), and song sparrow (Melospiza melodia). A large number of migratory songbirds including flycatchers, warblers, and vireos are expected on this site during the breeding season. The most likely raptors to use this site are the great horned owl (Bubo virginianus), Cooper's hawk (Accipiter coo peri), and red-tailed hawk (Buteo jamaicensis). A red-tailed hawk nest has been located in a large cottonwood tree within the wetland on the Renton East project. Table 1 lists other bird species expected in the habitats available on this property. Mammals Most mammals tend to be secretive and nocturnal, and our observations reflect a relatively small proportion of species that may actually exist on the subject property. We observed coyote (Canis latrans) scat on trails around the property. A large nest, probably built by an eastern gray squirrel (Sciurus carolinensis), was located in the deciduous forest near the north side of the property. Other common mammals that are likely to be present on the site include opossum (Didelphis virginiana), deer mouse (Peromyscus maniculatus), and raccoon (Procyon lotor). Several species of bats are also likely to be present in these habitats during the summer. Table 1 lists other mammal species expected to occur in the habitats available on this site. Threatened. Endangered. or Sensitive (TES) Species Critical Habit Two wildlife species included on Washington State listings ofTES could be found on or in the vicinity of the subject property. These include the Bald eagle (Haliaeetus Jeucocephalus), and pileated woodpecker (Dryocopus pileatus). Neither of these species is listed as threatened in the state of Washington. The closest aquatic habitat which might support either bull trout or Chinook salmon (Oncorhynchus tshawytscha), is in May Creek approximately 2 miles north of the property. Honey Creek where it is present within the wetland along the east side of the project does not include habitat for either Chinook salmon or bull trout. Bald eagles are found throughout the Puget Sound region. They are most commonly observed along lake or river shores although they may be found foraging over a large area and may roost in larger trees away from bodies of Project No. 4040 1 Page No. 9 .............. -_ ... -.-. -----J . August 15. 2005 . , water. No bald eagles were observe on or near the project site. The project site is away from any large bodies of water where they would be likely to build nests. Pileated woodpeckers generally inhabit mature and old-growth forests, or second-growth forests with sufficient large snags and fallen trees (Rodrick and Milner 1991). Pileated woodpeckers are also reported to use open woodlands, parks. and wooded suburbs (Ehrlich et al. 1988) and are regularly seen in those habitats in King County. They excavate cavities in snags or large dead branches for nesting and usually make a new nest cavity every year. Nest snags are usually greater than 27 inches in diameter and taller than 87 feet. There are few large snags within the subject property which would be likely to be used by pileated woodpecker. During our site visits we did not note the presence of any individuals nor did we note any trees with characteristic pileated woodpecker foraging cavities. There is not extensive habitat area on the property which is suitable for pileated woodpecker foraging. Great blue herons are not included on the Washington State TES lists although the presence of heron rookeries is identified as a critical habitat in the City of Renton. No great blue herons were observed on the site during our site visits and there are no heron rookeries in the near vicinity of the project site, Red-tailed hawks are likewise not included on the Washington State TES lists although raptor nests are identified as critical habitat in the City of Renton. A red-tailed hawk nest has been identified in a large black cottonwood tree within the wetland off the property to the east. New construction for the project will be approximately 100ft or more from the nest tree. Based on our review of existing site conditions it is our conclusion that there are no critical habitat areas as defined in the City of Renton codes, within the Wedgewood Lane project boundary. PROPOSED DEVELOPMENT -WETLAND/STREAM IMPACTS It is proposed to develop the 22.3 acre property for construction of a 105 lot residential development as shown on project maps by Core Design, Inc. and on the Site Development Plan (Figure 3 and 3A). The project is being divided into three separate divisions with construction for each division scheduled separately. Storm Water Treatment Facilities Storm water run-off from the developed area will be treated in two separate storm water treatment facilities to be constructed on the east side of the project within proposed Division 3. Construction of the storm water treatment ponds will be completed as an initial construction phase. Construction of the pond berms will involve temporary disturbance to the outer limits of the wetland buffer. The extent of the work for construction of the storm-water treatment ponds is illustrated on drawings prepared by CORE Design and on the Site Development Plan Figure 3. Much of the buffer area affected by the pond construction is currently occupied by Himalayan blackberry with scattered larger trees. Project No. 40401 Page No. 10 Mr. Patrick Gilroy August 15, 2005 A planting plan will be prepared to replant the affected buffer areas with native trees and shrubs. This planting plan will be designed to accelerate the establishment of native shrub habitat on the areas. Sanitary Sewer Construction Sanitary sewer service for the project will be provided by installation of a lift station along SE 116th Street at the north end of the project. This pump station will direct flows to existing sanitary sewer lines. Construction of the pipe line to connect with the pump station will require crossing a portion of the wetland and buffer immediately north of the storm water treatment pond. The wetland and buffer at this location has been subject to disturbance in the past and vegetation over the area is dominated by Himalayan blackberry. Construction of the sanitary sewer line will also cross the large wetland along the east side of Wedge wood Lane Division 3. As with the areas disturbed for construction of storm water treatment facilities, a planting plan will be implemented for restoration of the disturbed areas. Restoration of the area affected by construction of the sanitary sewer line will include placement of topsoil as the final lift to provide suitable soil for establishment and growth of the native plant materials. The pump station is being designed to serve other new development on the east side of the large wetland. The pipe line to serve those areas east of the wetland will cross the large wetland as shown on project maps. Road Construction Construction of the road system serving the three Wedgewood Lane Divisions will affect the wetland or stream on the property at four locations. Construction of the access road from SE I 16th Street into Division 3 will require a crossing of the seasonal stream. Under provisions of Renton Municipal Code 4-3-050.L8a "construction of vehicular or non-vehicular transportation crossings may be permitted in accordance with an approved supplemental streamllake study subject to the following criteria: a) The proposed route is determined to have the least impact on the environment, while meeting City Comprehensive Plan Transportation Elements in RMC 4-6-060; and b) The crossing minimizes the interruption of downstream movement of wood and gravel; and c) Transportation facilities in buffer areas shall not run parallel to the water body; and d) Crossings occur as near to perpendicular with the water body as possible; and e) Crossings are designed according to the Washington Department ofFish and Wildlife Fish Passage Design at Road Culverts, 1999, and the National Marine Fisheries Service Guidelines for Salmonid Passage at Stream Crossings, 2000, or as may be updated, or equivalent manuals as determined by the Responsible Official; and Project No. 40401 Page No. 11 · . Mr. Patrick Gilroy August 15, 2005 f) Seasonal work windows are detennined and made a condition of approval; and Mitigation for the stream crossing is being provided by enhancing the vegetative cover along the stream. Continuation of the roadway to the south toward the south will fill Wetland A. Mitigation for the impact to the small isolated wetland is being provided in the design of the storm water treatment facility and with additional enhancement plantings along the seasonal stream corridor. Grading for construction of the access roadway further to the south through Wedgewood Lane will involve some fill placement over the outer margin of the buffer to for the roadway berm. This affected buffer area will be restored with plantings of native trees and shrubs, Construction of the Access road to Division 2 from Hoquiam Avenue will require unavoidable impact to Wetland B. The location of the entrance road is defined by the location of SE 121st Street. Because of the requirement to match new roads with existing intersections there is no alternative location for the roadway to enter the project. With the required impacts from construction of the road it is less feasible to maintain the small isolated wetland as a small patch surrounded by the development. Mitigation for the wetland impact will be provided by creation of new wetland adjacent to the large existing wetland along the east side of Division 3. This wetland will have greater function as part of the larger wetland area and can be satisfactorily maintained within the developed project. The City of Renton requires that '''The overall goal of any compensatory project shall be no net loss of wetland function and acreage and to strive for a net resource gain in wetlands over present conditions. The concept of "no net loss" means to create, restore and/or enhance a wetland so that there is no reduction to total wetland acreage and/or function. " The Critical Area Regulations provide guidance for detennining appropriate compensatory mitigation ratios to meet the mitigation goals. Mitigation can be provided by creation of new wetland or by a combination of wetland creation and enhancement of an existing wetland. The standard mitiga#.on ratio for impacts to Category 3 forested wetlands is 1.5 : 1 (Wetland Area Created: Wetland Area Impacted). This ratio can be adjusted where a 'combination of wetland creation and wetland enhancement is proposed. If a combination of creation and enhancement is to be used; the mitigation shall include wetland creation at a minimum ratio of 1 : 1 and wetland enhancement at a ratio of 1 : 1. Wetland/Stream Mitigation Concept. Mitigation for the impact to Wetland B in Division 2 will be carried out within Division 3. For construction of the roadway, 5,887sq.ft of the wetland habitat will be impacted. Mitigation for the impact to the wetland will be provided by creation of a minimum of 5,887sq.ft. of new wetland and enhancement of a minimum of 5,887sq.ft of existing wetland within Division 3. Areas selected for the wetland mitigation are shown on the Site Development Plan Figure 3 and on the Mitigation Area Map (Figure 4). Wetland Mitigation There are two areas identified to provide for wetland creation to satisfy the mitigation requirement. The southern of these two areas is adjacent to the large wetland along the east side of the property. This area is currently occupied by dense Himalayan blackberry. A portion of the area is occupied by pasture grasses. Project No. 40401 Page No. 12 Mr. Patrick Gilroy August 15, 2005 The second of the two areas is located between the two westward extensions of the large wetland. This area is primarily vegetated in Himalayan blackberry with some scattered black cottonwood trees. Wetland Creation over both of these areas will be accomplished by shallow excavation to allow overflow from the wetland into the wetland creation area. The. combined mitigation area is approximately 6,1 OOsq.ft. The boundaries of the wetland creation areas will be adjusted in the final mitigation design to incorporate existing features. These two areas identified for wetland creation will provide the required 1: 1 replacement ratio as required. In accordance with the City of Renton Wetland regulations additional mitigation in the form of wetland Enhancement is also being provided. We have identified two wetland areas where it will be feasible to provide mitigation through enhancement of the existing wetland. These include approximately 2,700sq.ft of the existing wetland C, and approximately 3,lOOsq.ft of the existing wetland at the lower end of the seasonal stream. A minimum of 5,887sq.ft of wetland will be enhanced on these two locations. Wetland C has been impacted by its use as horse pasture. Enhancement of the area will involve soil preparation by tilling the surface soils, planting the area with native trees and shrubs, and a maintenance program over five years to control the growth of invasive species. The wetland at the lower end of the seasonal stream is currently occupied by Himalayan blackberry. Enhancement of t.'ris existing wetland will be carried out by removing and then controlling the growth of Himalayan blackberry and other invasive species. Plantings of native trees and shrubs will be made on the area to accelerate the establishment of a native habitat. The mitigation work to enhance the wetland area will also include the surrounding the enhanced wetland areas. Stream Mitigation Mitigation to compensate for the impact to the seasonal stream for construction of the access road to Division 3 will be provided by enhancing the vegetative cover along the stream cover. Mitigation work will involve removal and control of the Himalayan blackberry covering the stream corridor and replanting with native trees and shrubs. This work will be carried out in conjunction with the work in the adjacent wetlands. Goals and Objectives With implementation of the proposed mitigation design concept, the wetland functions impacted by the limited filling will be replaced by creation of 5,887sq.ft of new wetland and by enhancing approximately 6000sq.ft of existing disturbed wetland area. Proposed wetland mitigation areas are shown on the Site Development Plan (Figure 3), and on the Schematic Mitigation Plan (Figure 4). The outline and specific locations of the mitigation will be selected in the field as the final design plans are being prepared. The areas shown are somewhat larger than the minimum requirements to illustrate the general location and concept of the proposed mitigation. To a large extent the wetland hydrology functions, will be mitigated by excavation to create new wetland area. This excavation to create new wetland area will expand the surface area and capacity for storage within the wetland to replace the hydrological function of the wetland area to be impacted. Water quality improvement functions will be mitigated with the reestablishment of native vegetation including herbaceous growth within the wetland creation area. Project No. 40401 Page No. 13 , . Mr. Patrick Gilroy . August 15, 2005 The general goal of the mitigation plan is to create a wetland/stream habitat area which has comparable or greater function as is found in the existing wetland and stream to be impacted. This goal will be accomplished by replacing the area to be filled with new wetland, and by enhancing portions of the existing wetland and buffer. With completion of the mitigation design plan the total wetland area on the project will be expanded. In addition to the wetland mitigation involving wetland creation and enhancement of existing disturbed wetland, approximately 31,OOOsq.ft of the stream and wetland buffer will be enhanced by controlling the growth of non native weedy species and planting on native trees and shrubs. The wetland mitigation design involves four general objectives: I. Establish new scrub-shrub wetland habitat which mimics native plant communities on a minimum of 5,887sq.ft. of created wetland area, having a minimum of four wetland shrub species and two wetland tree species. 2. Control the growth of invasive plants, including Himalayan blackberry and Scot's broom on the areas included in the mitigation plan. 3. Enhance existing wetland area occupied by emergent habitat to establish 4,650sq.ft of scrub-shrub habitat with a minimum of four native shrub species and three native tree specles. 4. Enhance Existing steam and wetland buffer area. Enhancement involves control of non native weedy species and establishment of native shrub growth on the buffer. Tress will be included in the planting plan so that a forest component will be established over time. Wetland Hydrology/W ater Regime The areas designated for the wetland creation and enhancement will be hydrologically supported by natural drainage patterns. In addition, the proposed grading for wetland creation will intercept the shallow perched water table which is present across the site to create wetland hydrological conditions. The grading plan for the new wetland area will be designed to match the elevations in the adjacent wetland with the intent of allowing surface and subsurface water to spill into the newly created wetland area. The hydrological objective of the mitigation design is to maintain saturated soils to within 12 inches of the surface within the wetland creation area at least until May I of each year. WETLAND MITIGATION MONITORING Standards of Success Project No. 4040 1 Page No. 14 • A Mr. Patrick Gilroy August 15. 2005 A determination of the success in achieving the buffer/wetland mitigation goals and objectives will be based on the following standards: 1. A minimum 80-percent average native vegetative cover of trees and shrubs throughout the mitigation areas at the end of the three year monitoring period. Plant species composition should meet the intent of the mitigation goals. 2. One hundred percent survival of planted shrubs at the end of the first year. Any plant materials that have not survived should be replaced during the first year. 3. Eighty percent survival of planted trees and shrubs at the end of years 2 and 3. This survival rate is established as a goal and may be adjusted where natura1 regeneration and growth has resulted in minimum plant cover, as defined in Item 1. Weedy and invasive species, such as reed canarygrass and Himalayan blackberry, will not be considered suitable substitutes for the planted species. 4. Less than ten percent cover will be maintained within the designated mitigation areas by invasive weedy species at the end of each growing season during the three year monitoring period. 5. Saturated soils to the surface throughout the limits of the wetland creation areas at least until May 1, measured consecutively, for each year during the monitoring period. 6. A minimum of three native scrub-shrub species within the wetland creation area and two tree species on the enhanced buffer areas. Sampling Methods Vegetative cover will be sampled by measurements along 50-foot long permanently established transects. Data to be collected on these transects include surviving plant numbers and aerial coverage by species. These transects will be located to provide adequate sampling of the different vegetation zones in the mitigation area. A minimum of five transects will be established to sample the buffer and wetland mitigation areas. Permanent stakes will identify the end points of each transect. In addition to the sample transects, permanent photo points will be established from which the mitigation area can be photographed. These photos will provide a pictorial record of the development of the area over time and will be used to supplement the quantitative sample transects. Monitoring Schedule The project biologist shall provide construction inspection services during implementation of the mitigation plan to ensure that mitigation design objectives are being met. It is important that wetland biologist provide observation and consultation services when work is underway within mitigation areas. This is to assure that enhancement design is Project No. 4040 1 Page No. 15 · . Mr. Patrick Gilroy August 15, 2005 being appropriately interpreted and to be available to provide consultation and make adjustments in the event changed conditions are encountered and to identify the specific limits of work. An initial report describing the as-built conditions will be prepared for submittal to City of Renton when construction work has been completed. This report will be prepared upon completion of the plantings for the project and Will identify the work completed and document the baseline conditions for defining the success of the project in subsequent monitoring reports. Following completion of the project and acceptance of the plantings the mitigation area will be monitored on the following schedule. 1. 2. 3. 4. 30 days after completion During the month of April of the first year after installation of the plant materials. During June or July of the second year after installation. Final inspection of the mitigation project, three years after the mitigation plantings were installed and the mitigation work accepted as complete. The wetland biologist will monitor the project on the above schedule and prepare written reports addressing the survivability and growth of plant materials, as well as any recommendations for maintenance or remediation. These reports will be submitted to City of Renton within two weeks of completing each monitoring visit. The wetland biologist will prepare a final report at the end of the three year monitoring period to be submitted within thirty days of completing the final mitigation inspection. This final report will address the success of the project in meeting the project objectives. Care and Maintenance The mitigation areas shall be examined periodically to determine the possible invasion of weedy pest species such as Scot's broom, reed canarygrass, English ivy, and Himalayan blackberry, which compete with more desirable native species. These pest species shall be controlled as they appear on the buffer enhancement area. Reed canarygrass can be periodically cut to control its growth, and blackberry can be physically pulled out or cut down. Red alder and black cottonwood, or other tree seedlings which may become established shall be thinned to 8 ft. to 12 ft. centers. Irrigation will be required during the first summer and possibly during the second summer after installation. Water shall be applied as necessary depending on rainfall and soil moisture conditions. Irrigation may be provided by insta1lation of temporary irrigation pipes or by water trucks. Requirements for replacement of dead plant materials shall be identified during the monitoring inspection. Replanting as necessary will be carried out during the dormant season. Trash and effects of vandalism shall be removed as soon as possible after appearance in the area. Project No. 4040 1 Page No. 16 Mr. Patrick Gilroy August 15, 2005 CLOSING We have prepared this wetland evaluation report and mitigation concept for preliminary review and to demonstrate the feasibility of providing mitigation to compensate for the wetland area which will be impacted by the proposed development. A final mitigation plan will be prepared for the project as preliminary approvals are obtained and when final design plans are being prepared. The final mitigation plan for the project will include: a detailed grading plan, temporary erosion control measures to protect adjacent areas during construction, a detailed planting plan showing locations, numbers and size of species to be installed, and a maintenance and monitoring plan to be carried out over· the three year period following construction. We trust the information presented is sufficient for your current needs. If you have any questions or require additional information, please call. Sincerely yours, AlderNW J~R Garet P. Munger Project Scientist Encl.: Table 1 Figure 1 Sheet 1 of2 Sheet 2 of2 Animal Species Observed or Expected On-Site Site Map Existing Conditions Map Division 3 Mitigation Areas Project No. 4040 1 Page No. 17 Common Name AMPHIBIANS Northwestern Salamander Long-toed Salamander Rough-skinned Newt Ensatina Western Toad Pacific Chorus Frog •• REPTILES Northern Alligator Lizard Common Garter Snake .. W. Terrestrial Garter Snake Northwestern Garter Snake BIRDS Sharp-shinned Hawk Cooper's Hawk Red-tailed Hawk •• American Kestrel Rock Dove •• TABLE 1 ANIMAL SPECIES OBSERVED OR EXPECTED ON-SITE Wedgewood Lane Renton, Washington Scientific Name Ambystoma gracile X Ambystoma macrodactylum X Taricha granulosa X Ensatina eschscholtzii X Bufoboreas X Pseudacris regilla X Eigaria coerulea X Thamnophis sirtalis X Thamnophis elegans X Thamnophis ordinoides X ACcipiter striatus X ACcipiter coo peri X Buteo jamaicensis X Fa/co sparverius X Columba /ivia X TABLE 1 (CONTINUED) ANIMAL SPECIES OBSERVED OR EXPECTED ON-SITE Common Name BIRDS (Continued) Band-tailed Pigeon Common Barn-owl Western Screech-owl Great Homed Owl Rufous Hummingbird •• Downy Woodpecker •• Northern Flicker •• Pileated Woodpecker Western Wood Pewee Willow Flycatcher Hammond's Flycatcher Pacific Slope Flycatcher Tree Swallow·· Violet-green Swallow ** N. Rough-winged Swallow·· Cliff Swallow Barn Swallow·· Steller's Jay·· American Crow·· Black-capped Chickadee·· Chestnut-backed Chickadee Bushtit •• Red-breasted Nuthatch •• Brown Creeper •• Bewick's Wren •• Winter Wren •• Golden-crowned Kinglet •• Ruby-crowned Kinglet •• Swainson's Thrush Hennit Thrush •• American Robin •• Varied Thrush·· Cedar Waxwing •• European Starling •• Solitary Vireo Hutton's Vireo Scientific Name Columba fasciata Tyto alba Otus kennicottii Wedgewood Lane Renton, Washington Bubo virginian us Selasphorus rufus Picoides pubescens Colaptes auratus Dryocopus pileatus Contopus sordidulus Empidonax trai/Iii Empidonax hammondii Empidonax difficilis Tachycineta bicolor Tachycineta thalassina Stelgidopteryx se"ipennis Hirundo pyrrhonota Hirundo rustica Cyanocitta stelleri Corvusbrachyrhynchos Parus atricappilus Parus rufescens Psaltriparus minimus Sitta canadensis Certhia americana Thryomanes bewickii Troglodytes troglodytes Regulus satrapa Regulus calendula Catharus ustulatus Catharus guttatus Turdus migratorius Ixoreus naevius Bombycilla cedrorum Sturn us vulgaris Vireo solitarius Vireo huttoni TABLE 1 (CONTINUED) ANIMAL SPECIES OBSERVED OR EXPECTED ON-SITE Common Name BIRDS (Continued) Warbling Vireo Red-eyed Vireo Orange=.crowned Warbler ** Yellow Warbler Yellow-romped Warbler Black-throated Gray Warbler McGillivray's Warbler Common Yellowthroat Wilson's Warbler Western Tanager Black-headed Grosbeak Rufous-sided Towhee ** Song Sparrow ** White-crowned Sparrow ** Dark-eyed Junco ** Red-winged Blackbird ** Brown-headed Cowbird Purple Finch House Finch ** Pine Siskin * * American Goldfinch ** Evening Grosbeak House Sparrow ** MAMMALS Common Opossum Trowbridge's Shrew Vagrant Shrew Dusky Shrew Pacific Water Shrew Shrew-mole Townsend's Mole Pacific Mole Little Brown Myotis Yuma Myotis Long-eared Myotis Wedgewood Lane Renton, Washington Scientific Name Vireo gilvus Vireo olivaceus Vermivora cefata Dendroica petechia Dendroica coronata Dendroica nigrescens Oporornis tolmiei Geothlypis trichas Wi/sonia pusilla Piranga ludoviciana Pheucticus melanocepha/us PipiJo erythrophthalmus Melospiza melodia Zonotrichia leucophrys Junco hyemalis Agelaius phoeniceus Molothrus ater Carpodacus purpureus Carpodacus mexicanus Carduelis pinus Carduelis tristis Coccothraustes vespertinus Passer domesticus Didelphis virginiana Sorex trowbridgei Sorex vagrans Sorex obscurus Sorex bendirei Neurotrichus gibbsi &apanus townsendi &apanus orarius .\Jyotis lucifugus Alyotis yumaensis Myotis evotis Common Name MAMMALS (Continued) Eastern Cottontail ** Mountain Beaver Townsend's Chipmunk Eastern Gray Squirrel ** Douglas' Squirrel Deer Mouse Bushy-tailed Woodrat Oregon Vole House Mouse ** Raccoon ** Short-tailed Weasel Long-tailed Weasel Striped Skunk Coyote ** Notes: TABLE 1 (CONTINUED) ANIMAL SPECIES OBSERVED OR EXPECTED ON-SITE Wedgewood Lane Renton, Washington Scientific Name Sylvilagus floridanus Aplodontia rufa Eutamias townsendi Sciurus carolinensis Tamiasciurus douglasi Peromyscus manicuJatus Neotoma cinerea Microtus oregoni Mus musculus Procyon lotor Mustela erminea Mustela frenata Mephitis mephitis Canis Jatrans ** Species observed on property, including visual s~ vocalizations, or indirect evidence such as tracks, burrows, nests, or scat. APPROXIMATE SCALE 160 o 160 320 feet . __ .----------- .... -----,--" \:-,-:'>'-"~ -..... , "'... '\ '...... f "'--,( t... ::\ ~. _,' : .... ...r~, ..,_ ...... ......... _( /'" , , , . / (, ... , , \ ,,/' .,,--;, '! " '~ _._._. ./'-r-) / -.,-(~~"""j z::s ~ ~ )\. :. / II -.. ~\ , '-- See Sheet 2 of 2 for greater detail ,./ , , Di 0 .. /" ".,--------_ .. -- 'if " , [] ~/---" // ' ... _-'" <!l .......... --'" ..................... ' » " \J / " ~~'~'>,,, , // "·,U(---'::---'\. ~ .\ -- See also Site Development Plans by CORE Design. A derNW SITE DEVELOPMENT PLAN Wedgewood Lane Renton, Washington Proj. No. 40401 I Date Aug. 2005 I Figure • ·:Iie Kathy Keolker-Wheeler. Mayor CITY LUA05-0C¥j "I e(le1,J F RENTON fi'le. PlanningIBuildinglPublic Works Department Gregg Zimmerman P.E., Administrator Please note the Division # was incorrectly noted on the attached Mitigation Measures & Advisory Notes. The Mitigation Measures and Advisory Notes you received previously are the same except for the Division # listed at the top of the page. It should read Wedgewood Lane Division 2 Preliminary Plat not Division 3. Sorry for any inconvenience this may have caused you. ------}-O-55-S.,-o-u---,th-G-r-ad-,--y-W-a-y---R-e-nt-o-n,-W-a-sh-i-ng-t-on-9-S0-5-5------~ * This paper contains 50% recycled material, 30% post consumer AHEAD OF THE CURVE CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE-MITIGATED MITIGATION MEASURES APPLICATION NO(S): LUA05-009, PP, ECF APPLICANT: LandTrust, Inc., Patrick Gilroy PROJECT NAME: Wedgewood Lane Division 2 Preliminary Plat DESCRIPTION OF PROPOSAL: The applicant, LandTrust Inc, is requesting SEPA environmental review and Preliminary Plat approval for a 46-lot subdivision of a 7.16-acre site located within the Residential - 8 (R-8) dwelling units per acre zone. The lots are proposed to range in size from 4,500 net square feet to 7,507 net square feet. The site contains a Category 3 wetland near the western portion near Hoquiam Avenue NE. Stormwater facility and Sanitary Sewer Lift Station for this project will be dependant on the development of proposed Wedgewood Lane Division 3 to the east. Access will be required to connect to the public street grid to the north. LOCATION OF PROPOSAL: LEAD AGENCY: MITIGATION MEASURES: 700, 750, 760 and 780 Hoquiam Avenue NE The City of Renton Department of Planning/Building/Public Works Development Planning Section 1. Due to the revised square footage of the on-site Category 3 wetland, the applicant shall disclose anticipated fill amount as part of the construction plan grading and clearing plan. 2. The applicant shall be required to perform all earthwork activities in the drier summer months (April-October) unless otherwise approved by the City's Development Services Division. 3. The applicant shall install a silt fence along the downslope perimeter of the area to be disturbed. The silt fence shall be in place before clearing and grading is initiated and shall be constructed in conformance with the specifications presented in the 1998 King County Surface Water Design Manual. This condition shall be required during the construction of both off-site and on-site improvements as well as building construction. 4. Shallow drainage swales shall be constructed to intercept surface water flow and route the flow away from the construction area to a stabilized discharge point. Vegetation growth shall be established in the ditch by seeding or plaCing sod. Depending on site grades, it may be necessary to line the ditch with rock to protect the ditch from erosion and to reduce the flow rates. The design and construction of the drainage swales shall conform to the specifications presented in the 1998 King County Surface Water Design Manual. Temporary pipe systems can also be used to convey stormwater across the site. This condition shall be required during the construction of both off-site and on-site improvements as well as building construction. 5. The project contractor shall perform daily review and maintenance of all erosion and sedimentation control measures at the site during the construction of both on-site and off-site improvements as well as building construction. 6. The project Engineer shall submit weekly reports on the status and condition of the erosion control plan with any recommendations of change or revision to maintenance schedules to the Public Works Inspector. 7. Certification of the installation, maintenance, and proper removal of the erosion control facilities shall be required prior to recording of the plat. 8. The applicant shall comply with the recommendations contained within the Wetland Evaluation Report dated May 13, 2003 and the supplement dated January 19, 2005, prepared by AlderNW in regards to wetland maintenance, monitoring and construction of the project. 9. This project shall be subject to the 1998 King County Surface Water Design Manual Level 2. 10. 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. Ex 11 11. 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. 12. 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. Wedgewood Lane Division 2 Preliminary Plat Mitigation Measures Page 2 of 2 CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE-MITIGATED ADVISORY NOTES APPLICATION NO(S): LUA05-009, PP, ECF APPLICANT: LandTrust, Inc., Patrick Gilroy PROJECT NAME: Wedgewood Lane Division 2 Preliminary Plat DESCRIPTION OF PROPOSAL: The applicant, LandTrust Inc, is requesting SEPA environmental review and Preliminary Plat approval for a 46-lot subdivision of a 7.16-acre site located within the Residential - 8 (R-8) dwelling units per acre zone. The lots are proposed to range in size from 4,500 net square feet to 7,507 net square feet. The site contains a Category 3 wetland near the western portion near Hoquiam Avenue NE. Stormwater facility and Sanitary Sewer Lift Station for this project will be dependant on the development of proposed Wedgewood Lane Division 3 to the east. Access will be required to connect to the public street grid to the north. LOCATION OF PROPOSAL: LEAD AGENCY: 700, 750, 760 and 780 Hoquiam Avenue NE The City of Renton Department of Planning/Building/Public Works Development Planning Section Advisory Notes to Applicant: The fol/owing 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. RMC 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. The Development Services Division reserves the right to rescind the approved extended haul hours at any time if complaints are received. 2. 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. 3. 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. Property Services -Comments for Final Short Plat Submittal 1. See attached memo from Sonja Fesser dated March 1, 2005. Fire Prevention 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-foot wide. The access drives for Lots 2, 12 and 27 shall have 20-foot wide pavement. 3. Dead end access roads over 700 feet in length are required to have secondary access. The connections with adjacent development's roadways are critical to this project and shall be coordinated to provide required access. 4. Street addresses shall be visible from a public street. 5. SE 116th Street, to be known as NE 10th Street, is required to be widened to a minimum width of 20-feet of pavement from this project site to 148th Avenue SE (a.k.a. Nile Ave. NE) in order for it to be counted as a secondary access for fire department purposes. Plan Review -Drainage 1. This project site is in the Honey Creek drainage basin. 2. A conceptual drainage plan and report were submitted with the formal application. This project shall be designed to be in compliance with the 1998 King County Surface Water Manual Level 2 flow control (detention) and water quality treatment. The drainage report submitted by the applicant states that the project would meet the KCSWDM Level I flow control; however, the KCRTS output is for Level II, which is what the City requires. The conceptual drainage report needs to be modified to reflect this. 3. The applicant proposes to utilize a bioswale in series with a wetpond for water quality treatment. The wetpond must be sized to treat the entire tributary area, which includes the flow from the bioswale. Based on the wetpond volume calculations provided in the report, it appears that the wetpond is undersized. The report and design need to be modified accordingly. 4. The conceptual design and report shows that this project proposes to utilize flow spreaders. The development does not qualify to utilize flow spreaders per the King County Manual hence the report and design need to be modified accordingly. 5. The storm drainage report and conceptual design are not approved at this time. 6. The storm drainage system shown on Wedgewood Div. 3 shall be designed, installed, approved and accepted prior to recording Wedgewood Lane Div. 2. 7. The Surface Water SDC fees of $715 per new single-family house are required to be paid. These fees are collected at the time a construction permit is issued. Plan Review -Water 1. The project shall submit a Certificate of Water Availability from Water District 90 to confirm that the District can provide the required fire flow rate for the development as required. 2. Watermain improvement plans shall be designed to City of Renton standards. The plans, even though it is in Water District 90, need to also be submitted to the City of Renton for review. 3. All plats are required by City code to provide a fire hydrant with a minimum fire flow requirement of 1,000 GPM within 300 feet of any proposed single-family structure. This distance is measured along a travel route. If the proposed single-family structures exceed 3,600 square feet, the minimum fire flow increases to 1,500 GPM and requires two hydrants within 300 feet of the structure. Additional fire hydrants will be required as a part of this project to meet this criterion. The fire hydrants must meet all current City of Renton standards. Plan Review -Sewer 1. This project will be required to extend an 8" sanitary sewer main internal to the new plat and along the full frontage of Hoquiam Avenue NE. 2. Individual sidesewer will be required to be installed to serve the new lots. Dual sidesewers will not be allowed. 3. The sanitary sewer lift station shall be installed, inspected and accepted in Div. 3. 4. This project is located in the Honey Creek Special Assessment District (SAD 8611). These fees are $250 plus interest per new unit and shall be paid prior to issuance of a construction permit and recording of the plat. 5. System Development Charge (SDC) is $900.00 per new unit. These fees are collected at the time a construction permit is issued. Plan Review -Street Improvements 1. Per City of Renton code, projects that are 5 to 20 units residential in size are required to provide full pavement width per standard with curb, gutter and sidewalk on the project side along the full frontage of the parcel being developed. In addition the project shall provide a minimum of a 20-foot pavement section to the arterial (500 feet maximum). 2. Per City code the applicant may request in writing a reduction in the right-of-way width for the new internal residential street to 42 feet. Wedgewood Lane Division 2 Preliminary Plat Advisory Notes Page 2 of 3 • 3. All lot corners at intersections of dedicated public rights-of-way shall have a minimum radius of fifteen feet. The minimum inside turning radii is 25 feet. 4. The east curb line on Hoquiam Ave NE abutting Wedgewood Lane Division 2 shall be located 18 feet from the right- of-way centerline to provide for an ultimate roadway face of curb to face of curb width of 36 feet. 5. The easterly north and south internal street shall be designed to align with the north south internal street in the Aspen Woods development. The conceptual utility plan needs to be modified to reflect this alignment. 6. The alignment of NE ih Place at the access of the development to Hoquiam Ave NE shall match the SE 121 51 Street. 7. Streetlights will be required to be installed by this project along the full frontage of the parcel being developed and in the new plat. All streetlights shall be designed and installed per City of Renton standards and specifications. Private street lighting systems are not allowed. 8. All new electrical, phone and cable services and lines must be undergrounded. The construction of these franchise utilities must be inspected and approved by a City of Renton public works inspector prior to recording the plat. 9. The north-south internal road as shown in Wedgewood Division 3 shall have utilities (water, sewer, storm, street lights) and a minimum of one lift of asphalt installed from NE 10th St to the south end of the proposed plat, a distance of approximately 450 feet. 10. NE 10th St (as shown on the conceptual Site plan dated January 20, 2005) shall have utilities (water, sewer, storm, street lights) and a minimum of one lift of asphalt installed and accepted from Hoquiam Ave NE to the north side internal road in Division 3. 11. The following are review comments on the Traffic Impact Analysis (dated December 24, 2004). ~ The TIA acknowledges that the Hoquiam Avenue NEINE 4th Street intersection will be signalized by the horizon year (2009). However, the Horizon Year LOS Analysis With and Without the Project is based on a two-way stop operation at this intersection. ~ The TIA does not acknowledge the Jericho Plat development as pipeline development project. This development is anticipated to be in place by 2009 and generating traffic at the Hoquiam/NE 4th intersection, particularly on the south approach. ~ We recommend the Horizon Year LOS Analysis With and Without the Project for the HoquiamlNE 4th intersection be updated to reflect a traffic signal operation and traffic volumes generated by the Jericho Plat development. Wedgewood Lane Division 2 Preliminary Plat Advisory Notes Page 3 of 3 I Nancy Weil -Wedgewood Lane Lift Starn I~~~__ v.+__ ~.-=~ __ .~ __ ~~~~ ___ ~_~_ From: To: Subject: Dave and Arneta, NancyWeil Christensen, David; Henninger, Arneta Wedgewood Lane Lift Station I have received from LandTrust Inc the required information necessary to assess the impact to the wetland buffer of the Category 2 wetland located in Division 3 of the Wedgewood Lane. The buffer impact is within the outer 25 feet of the required 50 foot buffer on the tract designated for the location of the Sanitary Sewer Lift Station. The applicant proposes buffer averaging for the 1,807 square feet of buffer impact at a rate of 1 :1. Therefore, staff is satisfied the applicant has provided the necessary mitigation of the buffer impact and approved the proposed mitigation plan for the proposed Tract E for the construction of the lift station. Please let me know if you need any further information or a copy of the mitigation plan to go with the construction permit. Thanks cc: Watts, Neil AUG-05-2005 FRI 12:34 PM NORTHWARD Rl!SIDI;NTIAL PROPIiR1Y DEVELOl'ME.Nl' VIA FACSIMILE August 5, 2005 Jennifer Henning Principal Planner City of Renton 10555 Grady Way Renton, WA 98055 FAX NQ 425 747 4157 RE: WEDGEWOOD LANE SANITARY SEWER LIFT STATION BUFFER AVERAGING PROPOSAL Dear J ermifer: P. 01 Per our phone discussion yesterday, I am writing to elaborate further on how we propose to mitigate for the proposed buffer impacts of the sanitary sewer lift station on the Category 2 wetland buffer in Division 3 of our Wedgewood Lane project. Since the preliminary plat application was made last month, we are aware that evaluation of these impacts will be subject to the new Critical Areas Ordinance No. 5137. To whit, I will outline below how we meet the Averaging of Buffer Width requirements described in RMC 4-3-050M6(f), i-vii, under the revised ordinance. i. Demonstrate that the wetland contains variations in ecological sensitivity or there are existing physical improvements in or near the wetland buffer. According to the Wetland Evaluation by Alder NW, dated July 19, 2005, the wetland and buffer in the location of the sewer lift station has been subject to disturbance in the past and vegetation over the area is dominated by Himalayan blackberry. ii. Width averaging will not adversely impact the wetland function and values. Page 1 of 3 AUG-05-2005 FRI 12:35 PM NORTHWARD FAX NO, 42~ 747 4157 p, 02 1 Since the buffer in the area of the proposed lift station has already been subjected to some disturbance in the past, and is infested with Himalayan blackberry, the impacts from the lift station will serve to improve the wetland function by removing the blackberry and adding higher quality buffer in the areas where averaging, creation and enhancement is proposed. iii. The total area contained within the wetland buffer after averaging is no less than that contained within the required standard buffer prior to averaging. Through buffer averaging, we are proposing to add more buffer than will be impacted. Tract E -the lift station tract -is proposed to impact 1,807 square feet of buffer area. Through buffer averaging, we are proposing to add 1,135 square feet of buffer to the east of Lot 19 and another 3,129 square feet of buffer to the south of Lot 21, for a total of 4,264 square feet of buffer added. IV. A site specific evaluation and documentation of buffer adequacy based upon The Science of Wetland Buffers and Its Implications for the Management of Wetlands, McMillan 2000, or similar approaches have been conducted. The proposed buffer standard is based on consideration of the best available science as described in WAC 365- 195-905; or where there is an absence of valid scientific information, the steps in RMC 4- 9-250F are followed. A site specific evaluation of the wetlands, buffers and impacts thereto for Division 3 was conducted by Alder NW over a time period from April 2001 to the present. Its findings are presented in their report, dated July 19,2005, which was submitted with the preliminary plat application for Division 3. For use in their report, Alder NW cites the methodology as outlined in the Washington State Wetlands Identification and Delineation Manual (March 1997). Alder NW has confirmed that this methodology is indeed similar to the McMillan study mentioned above. Based on this set of evaluation criteria, Alder NW supports the impacts of the sanitary sewer lift station on the wetland buffer, with mitigation through buffer averaging, as outlined in their report. v. 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. Proposed Tract E, the sewer lift station tract, encroaches 25' into the existing wetland buffer. This encroachment is not more than 50% of the required 50' buffer for a Category 2 Wetland. It is also not less than the minimum 25'. Page 2 of 3 AUG-05-2005 FRI 12:35 PM NORTHWARD FAX NO. 425 747 4157 P. 03 vi. Buffer enhancement in the areas where buffer is reduced shall be required on a case-by- case basis where appropriate to site conditions, wetland sensitivity, and proposed land development characteristics. Buffer enhancement is planned to occur on site in conjunction with the filling of Wetland B in Division 2 of Wedgewood Lane. Wetland functions will be improved as a result of the enhancement and creation of wetlands and wetland buffers proposed throughout the project. Therefore, we do not feel that any additional enhancement should be required in conjunction with this proposal. I hope this evaluation is helpful in making your determination regarding the proposed lift station and buffer impacts proposed therewith. Sincerely, LANDTRUST, INC. ~ PatrickJ. Gilroy c cc: Garet Munger, Alder NW Page 3 of 3 LandTrustNC RESlDENTlALi'ROPERTt' DEVELOPMENT ~ August 1, 2005 NancyWeil Senior Planner City of Renton 1055 S Grady Way Renton, W A 98055 CITY OF RENTON RECEIVED AUG 0 1 2005 BUILDING DIVISION RE: WEDGEWOOD LANE SANITARY SEWER LIFT STATION Dear Nancy: I am writing in response to your letter, dated July 27th, requesting further information regarding the impacts of the proposed sanitary sewer lift station on the Category 2 wetland in Division 3 of our Wedgewood Lane project. Tract E, where the lift station will be situated, encroaches 25 feet into the standard 50-foot buffer bordering the Category 2 wetland on the property. The minimum wetland buffer of 25 feet will be maintained. A total of 1,807 square feet of buffer area will be impacted, for which we are proposing to mitigate through buffer averaging. As depicted on the attached exhibit, "Sanitary Sewer Wetland Impacts," we are proposing to add 1,135 square feet of buffer to the east of Lot 19 and another 3,129 square feet of buffer to the south of Lot 21, for a total of 4,264 square feet of buffer added. The wetland and buffer at this location has been subject to disturbance in the past and vegetation over the area is dominated by Himalayan blackberry. A planting plan will be implemented for restoration of the disturbed areas in conjunction with mitigation for other wetland buffer impacts throughout the project. Sincerely, LA RUST, INC. CC: Jennifer Henning, Planning Director 1560 140TH AVE NE SUITE 100 BELLEVUE, WA 98005 [425]747-1726 [425]747-4157 FAX WWW.LANDTRUSTINC.COM Page 1 of 1 ILETLANP (CAT. 2) "021. SF. 14 ~TF &TOFt1 DEtemOHI O!"ENePACE 'i'l.814t &1'. r-------, '1 I I I I I .,. I I I 20 I I I I 1I 20' ACCC5& • I I ~~~~F:A¥MENf I ------------ / ( r-·----i Ii i . I I 29 'h! ! 5)000&1'. ~~ I i_ I I- I II 10' UT ------'----- WEDGEWOOD LANE SANITARY SEWER WETLAND IMPACTS EXHIBIT July 29, 2005 WETLAND IMPACT LEGEND BUFFER IMPACTS 1.807 S.F. ~ ADDITIONAl. BUFFER 4.264 S.F. I w -~~ - PROPERTY LINE EDGE OF R/\J FUTURE R/\J CENTERLINE ~ SOUTH HALF SE 116 TH STREET RIGHT OF \JAY EDGE OF EXISTING ROAD ~ FUTURE R/\J DEDICAT~/ " ~ ~ 0 // ~~~ I --~~"'~Q--i .~. . i ~ EDGE OF EASEMENT I -~;~-• LTD CITY OF RENTON iDCL /( . ~. . I ( ,_ coccc.-_ I. '\\//! S" VENT SEYER MANHOLE INV. ELEV. 410. (BY OTHERS) 0 ·· .. .-~ ~ '" '" tl ~ , . 2'< 26' DIAMETER YETYELL •. ~~ ~ >-, ;i' ~~ 10" (ASSUMED) INLET iE:1 ~ ACCESS SHAFT YALLS ~BY ~R.S) ~ ~. • • ~ • (ABO~~,,~~E.V.;I:' ) ':"-~ . -. . . . ",\' .5:-x?, IjAlCH1 1\ ;g::: L 2"AC t~ I "\'~. '00 ~. I .~, '0 ·CD II ~ '""", =' HOTBOX ) I 1/ II ) ~; !LARD0 PAVEMENT '0 (ELEV. 424') OVER ~~~ cr~ ,t:-~..:':: ~ _: ,~;::: "" (BY OTHERS) \ (ii) 00' CD . SEE PLAT DEVELOPMENT PLANS FOR ROCKERY DETAILS VALVE VAULT , ~~ri~:~LK FUTURE CURB ~: ~ S" HDPE TO NORTH SIDE OF R/V & THEN ,... • YESTERLY APPROX. 1170' (BY OlHERS) )-' • NO. c=J • 0~ .c=J ·m ... , .......... ~ -a>~ '01 ............... -~ obCBJ08080 __ I -. 1 .... .:wIo. I CITY OF RENTON I -::::= I I I PIoMI"O/Mdi_'" __ """""'" :-.'. I i I 1-'" , 1:::""1 r~. :. I ~~ 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: Wedgewood Lane Division 2 Preliminary Plat PROJECT NUMBER: LUA05-009, PP, ECF LOCATION: 700, 750, 760 and 780 Hoquiam Avenue NE DESCRIPTION: The applicant, LandTrust Inc, Is requesting SEPA environmental review and Preliminary Plat approval for a 46-lot subdivision of a 7.16-acre site located within the Resldentlal-8 (R-8) dwelling units per acre zone. The lots are proposed to range In size from 4,500 net square feet to 7,507 net square feet. The site contains a Category 3 wetland near the western portion near Hoquiam Avenue NE. Stormwater facility and Sanitary Sewer Lift Station for this project will be dependant on the development of proposed Wedgewood Lane Division 3 to the east. Access will be required to connect to the public street grid to the north. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT. Appeals of the environmental determination must be flied In writing on or before 5:00 PM on August 22, 2005. Appeals must be flied 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 AUGUST 23, 2005 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. 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 profec~NtJl\lU3ERv"heh calling for proper file identification. ·:Pe CITY F RENTON Kathy Keolker-Wheeler. Mayor August4,2005 Patrick Gilroy LandTrust, Inc. 1560 140th Avenue NE Bellevue, WA 98005 SUBJECT: Dear Mr. Gilroy: Wedgewood Lane Division 2 Preliminary Plat LUA05-009, PP, ECF PlanningIBuildingIPublic Works Department Gregg Zimmerman P.E., Administrator This letter is written on behalf of the Environmental Review Committee (ERG) 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 on August 22,2005. Appeals must be filed in writing together with therequired $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) 430-6510. 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 August 23, 2005 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 of the 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 implementation 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) 430-7270. For the Environmental Review Committee, NancyWeil Senior Planner cc: Patrick & Angeline Anderson, Mark Engbaum & Renee Korsmo, Patricia A. Waters, Justin Lagers / Parties of Record Carolyn Bigelow, Wesley Anderson, Troy Jon Matthewson, Walter & Kathy Johnson / Owners Enclosure ------l-O-SS-So-u-th-G-r-a-dy-W:-ay-~-R-e-nt-o-n,-W:-a-s-hi-ng-t-on-9-S0-S-S------~ * This paper contains 50%. recyded material, 30% post oonsumer AHEAD OF THE CURVE ~~ Kathy Keolker-Wheeler, Mayor August4,2005 Washington State Department of Ecology Environmental Review Section PO Box 47703 Olympia, WA 98504-7703 CITY )F RENTON PlanningIBuildinglPublic Works Department Gregg Zimmerman P.E., Administrator Subject: Environmental Determinations Transmitted herewith is a copy of the Environmental Determination for the following project reviewed by the Environmental Review Committee (ERG) on August 2, 2005: DETERMINATION OF NON-SIGNIFICANCE -MITIGATED PROJECT NAME: PROJECT NUMBER: LOCATION: Wedgewood Lane Division 2 Preliminary Plat LUA05-009, PP,ECF 700, 750, 760 and 780 Hoquiam Avenue NE DESCRIPTION: The applicant, LandTrust Inc, is requesting SEPA environmental review and Preliminary Plat approval for a 46-lot subdivision of a 7.16-acre site located within the Residential - 8 (R-8) dWelling units per acre zone. The lots are proposed to range in size from 4,500 net square feet to 7,507 net square feet. The site contains a Category 3 wetland near the western portion near Hoquiam Avenue, NE. Stormwatet facility and Sanitary Sewer Lift Station for this project will be dependant on the development of proposed Wecigewood Lane Division 3 to the east. Access will be required to connect to the public street grid to the north. Appeals of the environmental determination must be filed in writing on or before 5:00 PM on August 22, 2005. 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) 430-6510. If you have questions, please call me at (425) 430-7270. For the Environmental Review Committee, NancyWeil Senior Planner cc: King County Wastewater Treatment Division WDFW, Stewart Reinbold David F. Dietzman, Department of Natural Resources WSDOT, Northwest Region Duwamish Tribal Office Karen Walter, Fisheries, Muckleshoot Indian Tribe (Ordinance) Melissa Calvert, MuckleShoot Cultural Resources Program US Army Corp. of Engineers -IE~"'lfe:kIOISSH1Urf@:_te_p_h_a_ni_e_K_ra_m_e_r_, O_ff_i_ce_of_A_rc_h_a_e_0_10_9y_&_H_is_to_r_ic_p_r_es_e_rv_a_ti_on ________ ~R E N TON 1055 South Grady Way -Renton, Washington 98055 * This paper contains 50% recycled material, 30% post consumer AHEAD OF THE CURVE CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) APPLICATION NO(S): LUA05-009, PP, ECF APPLICANT: LandTrust, Inc., Patrick Gilroy PROJECT NAME: Wedgewood Lane Division 3 Preliminary Plat DESCRIPTION OF PROPOSAL: The applicant, LandTrust Inc, is requesting SEPA environmental review and Preliminary Plat approval for a 46-lot subdivision of a 7.16-acre site located within the Residential - 8 (R-8) dwelling units per acre zone. The lots are proposed to range in size from 4,500 net square feet to 7,507 net square feet. The site contains a Category 3 wetland near the western portion near Hoquiam Avenue NE. Stormwater facility and Sanitary Sewer Lift Station for this project will be dependant on the development of proposed Wedgewood Lane Division 3 to the east. Access will be required to connect to the public street grid to the north. LOCATION OF PROPOSAL: LEAD AGENCY: 700, 750, 760 and 780 Hoquiam Avenue NE 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 on August 22, 2005. 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) 430-6510. PUBLICATION DATE: DATE OF DECISION: SIGNATURES: Gregg Zimmerman, Administrator Department of Plan ing/ uilding/P lic Works August 8, 2005 August2,2005 At,Y( 2) zo()5 DATE DATE' 7 CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE-MITIGATED MITIGATION MEASURES APPLICATION NO(S): LUA05-009, PP, ECF APPLICANT: LandTrust, Inc., Patrick Gilroy PROJECT NAME: Wedgewood Lane Division 3 Preliminary Plat DESCRIPTION OF PROPOSAL: The applicant, LandTrust Inc, is requesting SEPA environmental review and Preliminary Plat approval for a 46-lot subdivision of a 7.16-acre site located within the Residential - 8 (R-8) dwelling units per acre zone. The lots are proposed to range in size from 4,500 net square feet to 7,507 net square feet. The site contains a Category 3 wetland near the western portion near Hoquiam Avenue NE. Stormwater facility and Sanitary Sewer Lift Station for this project will be dependant on the development of proposed Wedgewood Lane Division 3 to the east. Access will be required to connect to the public street grid to the north. LOCATION OF PROPOSAL: LEAD AGENCY: MITIGATION MEASURES: 700, 750, 760 and 780 Hoquiam Avenue NE The City of Renton Department of Planning/Building/Public Works Development Planning Section 1. Due to the revised square footage of the on-site Category 3 wetland, the applicant shall disclose anticipated fill amount as part of the construction plan grading and clearing plan. 2. The applicant shall be required to perform all earthwork activities in the drier summer months (April -October) unless otherwise approved by the City's Development Services Division. 3. The applicant shall install a silt fence along the downslope perimeter of the area to be disturbed. The silt fence shall be in place before clearing and grading is initiated and shall be constructed in conformance with the specifications presented in the 1998 King County Surface Water Design Manual. This condition shall be required during the construction of both off-site and on-site improvements as well as building construction. 4. Shallow drainage swales shall be constructed to intercept surface water flow and route the flow away from the construction area to a stabilized discharge point. Vegetation growth shall be established in the ditch by seeding or placing sod. Depending on site grades, it may be necessary to line the ditch with rock to protect the ditch from erosion and to reduce the flow rates. The design and construction of the drainage swales shall conform to the specifications presented in the 1998 King County Surface Water Design Manual. Temporary pipe systems can also be used to convey stormwater across the site. This condition shall be required during the construction of both off-site and on-site improvements as well as building construction. 5. The project contractor shall perform daily review and maintenance of all erosion and sedimentation control measures at the site during the construction of both on-site and off-site improvements as well as building construction. 6. The project Engineer shall submit weekly reports on the status and condition of the erosion control plan with any recommendations of change or revision to maintenance schedules to the Public Works Inspector. 7. Certification of the installation, maintenance, and proper removal of the erosion control facilities shall be required prior to recording of the plat. 8. The applicant shall comply with the recommendations contained within the Wetland Evaluation Report dated May 13, 2003 and the supplement dated January 19, 2005, prepared by AlderNW in regards to wetland maintenance, monitoring and construction of the project. 9. This project shall be subject to the 1998 King County Surface Water Design Manual Level 2. 10. 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. 11. 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. 12. 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. CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE-MITIGATED ADVISORY NOTES APPLICATION NO(S): LUA05-009, PP, ECF APPLICANT: LandTrust, Inc., Patrick Gilroy PROJECT NAME: Wedgewood Lane Division 3 Preliminary Plat DESCRIPTION OF PROPOSAL: The applicant, LandTrust Inc, is requesting SEPA environmental review and Preliminary Plat approval for a 46-lot subdivision of a 7.16-acre site located within the Residential - 8 (R-8) dwelling units per acre zone. The lots are proposed to range in size from 4,500 net square feet to 7,507 net square feet. The site contains a Category 3 wetland near the western portion near Hoquiam Avenue NE. Stormwater facility and Sanitary Sewer Lift Station for this project will be dependant on the development of proposed Wedgewood Lane Division 3 to the east. Access will be required to connect to the public street grid to the north. LOCATION OF PROPOSAL: LEAD AGENCY: 700, 750, 760 and 780 Hoquiam Avenue NE The City of Renton Department of Planning/Building/Public Works Development Planning Section 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. RMC 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. The Development Services Division reserves the right to rescind the approved extended haul hours at any time if complaints are received. 2. 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 1 st and March 31 st of each year. The Development Services Division's approval of this work is required prior to final inspection and approval of the permit. 3. 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. Property Services -Comments for Final Short Plat Submittal 1. See attached memo from Sonja Fesser dated March 1, 2005. Fire Prevention 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-foot wide. The access drives for Lots 2, 12 and 27 shall have 20-foot wide pavement. 3. Dead end access roads over 700 feet in length are required to have secondary access. The connections with adjacent development's roadways are critical to this project and shall be coordinated to provide required access. 4. Street addresses shall be visible from a public street. 5. SE 116th Street, to be known as NE 10th Street, is required to be widened to a minimum width of 20-feet of pavement from this project site to 148th Avenue SE (a.k.a. Nile Ave. NE) in order for it to be counted as a secondary access for fire department purposes. Plan Review -Drainage 1. This project site is in the Honey Creek drainage basin. 2. A conceptual drainage plan and report were submitted with the formal application. This project shall be designed to be in compliance with the 1998 King County Surface Water Manual Level 2 flow control (detention) and water quality treatment. The drainage report submitted by the applicant states that the project would meet the KCSWDM Levell flow control; however, the KCRTS output is for Level II, which is what the City requires. The conceptual drainage report needs to be modified to reflect this. 3. The applicant proposes to utilize a bioswale in series with a wetpond for water quality treatment. The wetpond must be sized to treat the entire tributary area, which includes the flow from the bioswale. Based on the wetpond volume calculations provided in the report, it appears that the wetpond is undersized. The report and design need to be modified accordingly. 4. The conceptual design and report shows that this project proposes to utilize flow spreaders. The development does not qualify to utilize flow spreaders per the King County Manual hence the report and design need to be modified accordingly. 5. The storm drainage report and conceptual design are not approved at this time. 6. The storm drainage system shown on Wedgewood Div. 3 shall be designed, installed, approved and accepted prior to recording Wedgewood Lane Div. 2. 7. The Surface Water SOC fees of $715 per new single-family house are required to be paid. These fees are collected at the time a construction permit is issued. Plan Review -Water 1. The project shall submit a Certificate of Water Availability from Water District 90 to confirm that the District can provide the required fire flow rate for the development as required. 2. Watermain improvement plans shall be designed to City of Renton standards. The plans, even though it is in Water District 90, need to also be submitted to the City of Renton for review. 3. All plats are required by City code to provide a fire hydrant with a minimum fire flow requirement of 1,000 GPM within 300 feet of any proposed single-family structure. This distance is measured along a travel route. If the proposed single-family structures exceed 3,600 square feet, the minimum fire flow increases to 1,500 GPM and requires two hydrants within 300 feet of the structure. Additional fire hydrants will be required as a part of this project to meet this criterion. The fire hydrants must meet all current City of Renton standards. Plan Review -Sewer 1. This project will be required to extend an 8" sanitary sewer main internal to the new plat and along the full frontage of Hoquiam Avenue NE. 2. Individual sidesewer will be required to be installed to serve the new lots. Dual sidesewers will not be allowed. 3. The sanitary sewer lift station shall be installed, inspected and accepted in Div. 3. 4. This project is located in the Honey Creek Special Assessment District (SAD 8611). These fees are $250 plus interest per new unit and shall be paid prior to issuance of a construction permit and recording of the plat. 5. System Development Charge (SOC) is $900.00 per new unit. These fees are collected at the time a construction permit is issued. Plan Review -Street Improvements 1. Per City of Renton code, projects that are 5 to 20 units residential in size are required to provide full pavement width per standard with curb, gutter and sidewalk on the project side along the full frontage of the parcel being developed. In addition the project shall provide a minimum of a 20-foot pavement section to the arterial (500 feet maximum). 2. Per City code the applicant may request in writing a reduction in the right-of-way width for the new internal residential street to 42 feet. Page 2 of 3 3. All lot corners at intersections of dedicated public rights-of-way shall have a minimum radius of fifteen feet. The minimum inside turning radii is 25 feet. 4. The east curb line on Hoquiam Ave NE abutting Wedgewood Lane Division 2 shall be located 18 feet from the right- of-way centerline to provide for an ultimate roadway face of curb to face of curb width of 36 feet. 5. The easterly north and south internal street shall be designed to align with the north south internal street in the Aspen Woods development. The conceptual utility plan needs to be modified to reflect this alignment. 6. The alignment of NE ih Place at the access of the development to Hoquiam Ave NE shall match the SE 121 51 Street. 7. Streetlights will be required to be installed by this project along the full frontage of the parcel being developed and in the new plat. All streetlights shall be designed and installed per City of Renton standards and specifications. Private street lighting systems are not allowed. 8. All new electrical, phone and cable services and lines must be undergrounded. The construction of these franchise utilities must be inspected and approved by a City of Renton public works inspector prior to recording the plat. 9. The north-south internal road as shown in Wedgewood Division 3 shall have utilities (water, sewer, storm, street lights) and a minimum of one lift of asphalt installed from NE 10th St to the south end of the proposed plat, a distance of approximately 450 feet. 10. NE 10th St (as shown on the conceptual Site plan dated January 20, 2005) shall have utilities (water, sewer, storm, street lights) and a minimum of one lift of asphalt installed and accepted from Hoquiam Ave NE to the north side internal road in Division 3. 11. The following are review comments on the Traffic Impact Analysis (dated December 24, 2004). > The TIA acknowledges that the Hoquiam Avenue NE/NE 4th Street intersection will be signalized by the horizon year (2009). However, the Horizon Year LOS Analysis With and Without the Project is based on a two-way stop operation at this intersection. > The TIA does not acknowledge the Jericho Plat development as pipeline development project. This development is antiCipated to be in place by 2009 and generating traffic at the Hoquiam/NE 4th intersection, particularly on the south approach. > We recommend the Horizon Year LOS Analysis With and Without the Project for the Hoquiam/NE 4th intersection be updated to reflect a traffic signal operation and traffic volumes generated by the Jericho Plat development. Page 3 of 3 ENVIRONMENTAL REVIEW COMMITTEE MEETING NOTICE August 2, 2005 To: Gregg Zimmerman, Planning/Building/Public Works Administrator Dennis Culp, Community Services Administrator Lee Wheeler, Fire Chief From: Jennifer Henning, Development Planning Meeting Date: Tuesday, August 2, 2005 Time: 9:00AM Location: Sixth Floor Conference Room #620 Agenda listed below. Wedge wood Lane Division 2 Preliminary Plat (Wei/) LUA05-009, PP, ECF The applicant, LandTrust Inc, is requesting SEPA environmental review and Preliminary Plat approval for a 46-lot subdivision of a 7.16-acre site located within the Residential - 8 (R-8) dwelling units per acre zone. The lots are proposed to range in size from 4,500 net square feet to 7,507 net square feet. The site contains Category 3 wetland near the western portion near Hoquiam Avenue NE. Stormwater facility and Sanitary Sewer Lift Station for this project will be dependant on the development of proposed Division 3 to the east. Access will be required to connect to the public street grid to the north. cc: 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 ® REPORT & DECISION ERCMEETING DATE: Project Name: Applicant: Owners File Number: Project Manager: Project Description: Project Location: City of ____ ~ton Department of Planning / Building / Public Works ENVIRONMENTAL REVIEW COMMITTEE REPORT August2,2005 Wedgewood Lane, Division 2 Preliminary Plat LandTrust, Inc. Patrick Gilroy 1560 140th Avenue NE, #100 Bellevue, WA 98005 Carolyn Bigelow 6314 42nd Ave SW Apt 101 Seattle, WA 98136 LUA-05-009, PP, ECF Wesley Anderson 37210 200th SE Auburn, WA 98042 Nancy Weil, Senior Planner Troy Jon Matthewson 760 Hoquiam Ave NE Renton, WA 98059 Walter & Kathy Johnson 2305 Quail Run Rd Cottonwood, AZ 86326 The applicant, LandTrust Inc, is requesting SEPA environmental review and Preliminary Plat approval for a 46-lot subdivision of a 7 .16-acre site located within the Residential - 8 (R-8) dwelling units per acre zone. The lots are proposed to range in size from 4,500 net square feet to 7,507 net square feet. The site contains a Category 3 wetland near the western portion near Hoquiam Avenue NE. Stormwater facility and Sanitary Sewer Lift Station for this project will be dependant on the development of proposed Wedgewood Lane Division 3 to the east. Access will be required to connect to the public street grid to the north. 700, 750, 760 and 780 Hoquiam Avenue NE Exist. Bldg. Area SF: To be removed Proposed New Bldg. Area SF: N/A Site Area: 312,034 square feet (7.16 acres) Total Building Area SF: N/A RECOMMENDA TION Staff recommends that the Environmental Review Committee issue a Determination of Non-Significance -Mitigated (DNS-M). Project Location Map Division 2 ercreport.doc City of Renton PIBIPW Department WEDGEWOOD LANE, DIVISION 2 PR, INARYPLAT Enviro, tal Review Committee Staff Report LUA-05-009, PP, ECF REPORT OF August 2, 2005 Page 2 of 9 PART ONE: PROJECT DESCRIPTION/BACKGROUND CONTINUED The proposed Wedgewood Lane plat includes three divisions. Proposed Division 2 of Wedgewood Lane would be located on 6 parcels between Hoquiam Avenue NE (a.k.a 142n (l Avenue SE) and the most southern tip of future Division 3 to the northeast. King County surrounds the site on the west, south and southeast boundaries. Proposed Wedgewood Land Division 3 was part of the Wedgewood Lane Annexation which was adopted by City Council in July of 2005. With the completion of the annexation, a land use application has been submitted for the subdivision of Division 3. Division 3 provides the road and access connection necessary for the required public access from Hoquiam Avenue NE to NE 10th Street for the entire development. Division 2 would connect to the north through Aspen Woods Preliminary Plat to Division 3 (Jericho Place NE). Access to the 46 lots of Division 2 would be either directly off of the proposed public streets or two private access easements. A combined stormwater facility is proposed to be designed with the capacity to handle all three divisions of Wedgewood Lane. This facility would be located near the northeast side of the Division 3 site. Additionally, a Sanitary Sewer lift station, located in the northeast corner of Division 3 is proposed for all three divisions. Both facilities may have the capacity to handle tie ins from additional developments in the future. The proposed Division 2 consists of 6 parcels, with four residences and accessory structure, all to be removed. The site slopes from the west to the east side of the site at a rate of no greater than 5%. A geotechnical report prepared by Earth Consultants, Inc dated February 1, 2005 was submitted with the land use application. Based on the existing topography, the consultants anticipate minimal mass grading with cuts and fills to be approximately 8 feet or less. The site also contains a Category 3 wetland (5,887 square feet), located mid-site near the western property line. A wetland delineation report dated January 19, 2005 was prepared by AlderNW and submitted with this proposal. A revised wetland delineation report dated July 19, 2005 was submitted. The applicant has proposed to fill the 5,887 square foot wetland and required 25-foot buffer in Tract A. Off-site wetland compensation is proposed to be provided in Division 3. The site is vegetated with grass (lawn) and wooded with Western Red Cedar, Salal, and Red Alder. Applicant proposes to clear the site for grading and site preparation. II PART TWO: ENVIRONMENTAL REVIEW 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. A. 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 day Appeal Period. B. Mitigation Measures DETERMINATION OF NON -SIGNIFICANCE -MITIGATED. X Issue DNS-M with 14 day Appeal Period. Issue DNS-M with 15 day Comment Period with a Concurrent 14 day Appeal Period. 1. Due to the revised square footage of the on-site Category 3 wetland, the applicant shall disclose anticipated fill amount as part of the construction plan grading and clearing plan. 2. The applicant shall be required to perform all earthwork activities in the drier summer months (April - October) unless otherwise approved by the City's Development Services Division. 3. The applicant shall install a silt fence along the downslope perimeter of the area to be disturbed. The silt fence shall be in place before clearing and grading is initiated and shall be constructed in conformance with the specifications presented in the 1998 King County Surface Water Design Manual. This condition shall be required during the construction of both off-site and on-site improvements as well as building construction. Division 2 ercreport.doc City of Renton PIBIPW Department WEDGEWOOD LANE, DIVISION 2 PR REPORT OF August 2, 2005 INARYPLAT Enviro tal Review Committee Staff Report LUA-D5-009, PP, ECF Page30f9 4. Shallow drainage swales shall be constructed to intercept surface water flow and route the flow away from the construction area to a stabilized discharge point. Vegetation growth shall be established in the ditch by seeding or placing sod. Depending on site grades, it may be necessary to line the ditch with rock to protect the ditch from erosion and to reduce the flow rates. The design and construction of the drainage swales shall conform to the specifications presented in the 1998 King County Surface Water Design Manual. Temporary pipe systems can also be used to convey stormwater across the site. This condition shall be required during the construction of both off-site and on-site improvements as well as building construction. 5. The project contractor shall perform daily review and maintenance of all erosion and sedimentation control measures at the site during the construction of both on-site and off-site improvements as well as building construction. 6. The project Engineer shall submit weekly reports on the status and condition of the erosion control plan with any recommendations of change or revision to maintenance schedules to the Public Works Inspector. 7. Certification of the installation, maintenance, and proper removal of the erosion control facilities shall be required prior to recording of the plat. 8. The applicant shall comply with the recommendations contained within the Wetland Evaluation Report dated May 13, 2003 and the supplement dated January 19, 2005, prepared by AlderNW in regards to wetland maintenance, monitoring and construction of the project. 9. This project shall be subject to the 1998 King County Surface Water Design Manual Level 2. 10. 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. 11. 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. 12. 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. C. Environmental Impacts The Proposal was circulated and reviewed by various City Departments and Divisions to determine whether the applicant has adequately identified and addressed environmental impacts anticipated to occur in conjunction with the proposed development. Staff reviewers have identified that the proposal is likely to have the following probable impacts: 1. Earth Impacts: The subject site is characterized as having no greater than 5% slope. The site is vegetated with grass (lawn), evergreen and deciduous trees including Western Red Cedar, Salal, and Red Alder. Applicant proposes to clear the site for grading and site preparation. The applicant submitted a geotechnical report prepared by Earth Consultants, Inc dated February 1, 2005. According to the geotechnical report and the King County Soils Survey, the site is entirely underlain by Vashon Lodgement Till, which is considered a moderately well drained soil. The anticipated earthwork will consist of cuts and fills of 8 feet of less for the building area and roadway. The applicant proposes to fill the Category 3 wetland on-site. Initially, this wetland was disclosed as unregulated, less than 5,000 square feet. A revision to the wetland delineation resulted in the 5,887 square foot wetland. The geotechnical report does not indicate the amount of fill material that would be necessary for the filling of this wetland. Therefore, staff recommends as a mitigation measure, the applicant shall disclose anticipated fill amount as part of the construction grading and clearing plan. The geotechnical engineer concludes that the existing soils are suitable for the 46-lot proposed development, subject to the applicant doing all the earthwork activities associated with the project in the drier summer months. Therefore, staff recommends that this condition become a SEPA mitigation measure. As proposed, all vegetation on the property would be cleared in order to locate the proposed utilities, construct the proposed roadway and prepare the site for residential building pads. The applicant expects that the earthwork activities for the project would require an estimated 10,000 cubic yards of cut and fill over the project site and quantities of the material to occur on site. Site preparation for the Division 2 ercreport.doc City of Renton PIB/PW Department WEDGE WOOD LANE, DIVISION 2 PR REPORT OF August 2, 2005 INARYPLAT Enviro. tal Review Committee Staff Report LUA-05-009, PP, ECF Page 4 019 required improvements and building pads would utilize on-site materials; however, some off-site materials may be determined necessary in the future. Proposed construction would add approximately 194,600 square feet of impervious surface to the site, approximately 62%. The project site is located outside of the Aquifer Protection Zone; therefore, a Fill/Source Statement would not be required. As the applicant has proposed to remove all the on-site vegetation and conduct grading, the proposed earthwork activities may create erosion impacts to surrounding properties. Therefore, staff recommends the following mitigation measures: 1) temporary erosion control measures be maintained during project construction; 2) install a silt fence along the down slope perimeter of the project area, prior to any grading or clearing; 3) construct shallow drainage swales to intercept surface water flow and route the flow away from the construction area; 4) conduct daily reviews and maintenance of the erosion and sedimentation control measures; 5) provide the Development Services Division with weekly reports on the status and condition of the erosion control plan. Staff anticipates that if these conditions shall be adhered to as well as existing code previsions, stormwater and erosion control impacts would be adequately mitigated. In addition, these conditions, once implemented, would ensure that neighboring properties would not be impacted by this development. Mitigation Measures: • Due to the revised square footage of the on-site Category 3 wetland, the applicant shall disclose anticipated fill amount as part of the construction plan grading and clearing plan. • The applicant shall be required to perform all earthwork activities in the drier summer months (April -October) unless otherwise approved by the City's Development Services Division. • The applicant shall install a silt fence along the downslope perimeter of the area to be disturbed. The silt fence shall be in place before clearing and grading is initiated and shall be constructed in conformance with the specifications presented in the 1998 King County Surface Water Design Manual. This condition shall be required during the construction of both off-site and on-site improvements as well as building construction. • Shallow drainage swales shall be constructed to intercept surface water flow and route the flow away from the construction area to a stabilized discharge point. Vegetation growth shall be established in the ditch by seeding or placing sod. Depending on site grades, it may be necessary to line the ditch with rock to protect the ditch from erosion and to reduce the flow rates. The design and construction of the drainage swales shall conform to the specifications presented in the 1998 King County Surface Water Design Manual. Temporary pipe systems can also be used to convey stormwater across the site. This condition shall be required during the construction of both off-site and on-site improvements as well as building construction. • The project contractor shall perform daily review and maintenance of all erosion and sedimentation control measures at the site during the construction of both on-site and off-site improvements as well as building construction. • The project Engineer shall submit weekly reports on the status and condition of the erosion control plan with any recommendations of change or revision to maintenance schedules to the Public Works Inspector. • Certification of the installation, maintenance and proper removal of the erosion control facilities shall be required prior to recording of the plat. Policy Nexus: SEPA Environmental Regulations; Vol. II 2001 DOE Stormwater Management Manual 2. Water -Wetlands/Streams Wetland Impacts: A wetland assessment prepared by AlderNW, dated January 19, 2005 was submitted with the original application, due to some wetland discrepancies a revised wetland report was submitted, dated July 19, 2005. The revised report delineated the on-site wetland as 5,887 square foot Category 3 thus making it a regulated wetland. Additionally, on off-site wetland to the east of Division 2 and south of Division 3 was also discussed in the revised report. The report states that both wetlands are isolated wetlands, Category 3 which would require a 25-foot buffer. The Category 3 Division 2 ercreport.doc City of Renton P/B/PW Department WEDGE WOOD DIVISION 2 YPLAT Enviro 'tal Review Committee Staff Report L PP ECF PageS 0'9 wetland totals approximately 30,856 square feet. Drainage from the property flows eastward to Honey Creek, which flows south to north through the wetland in Division 3. The applicant is requesting to fill the regulated on-site wetland and provide off-site mitigation. The applicant contends maintaining the wetland and providing for the reguired 25-foot buffer would impede the location of the proposed road connection. The proposed NE 7 h Place is to enter Hoquiam Avenue NE on the east to align with the existing SE 121 51 Street on the westside of Hoquiam Avenue NE. Additionally, the internal north loop road is proposed through the wetland in order to connect with Ilwaco Place NE to extend north to connect with Division 3. Mitigation for the impact to Wetland B in Division 2 would be provided for in Division 3. For the construction of the roadway, the 5,887 square foot wetland would be impacted. Thus creation of a minimum of 5,887 square feet of new wetland plus enhancement of a minimum of 5,887 square feet of existing wetland in Division 3. The revised wetland report outlines the areas the creation and enhancement would be provided. As the applicant is proposing to mitigate for the loss of the regulated wetland to be off-site, staff will be recommending as a condition of plat approval that the mitigation requirements have been complied with prior to the recording of the preliminary plat. The proposed dedicated streets for Division 2 shall connect to the approved street grid to the north of the site. This connection shall be required through Division 3 to NE 10lh Street in order to comply with public access requirements. A seasonal stream bisects proposed Division 3 from the Category 2 wetland to the east to the northwest abutting property. The stream would be culverted in order to construct the proposed internal street necessary for this street connection. 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 regarding Division 2. 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 May 13, 2003 and the supplement dated January 19, 2005 prepared by AlderNW in regards to wetland maintenance, monitoring and construction of the project. Policy Nexus: SEPA Environmental Regulations; Critical Area Regulations Water -Storm water Impacts: The applicant has submitted a Drainage Report prepared by Core Design Engineers, dated February 2005 with the land use application. The report indicates that on-site surface water currently flows across the site to an off-site Category 2 wetland, which merges with other wetlands to form Honey Dew Creek. The flow eventually jOins Honey Creek. The applicant proposes to convey the stormwater generated from this development to a water quality detention facility to be located in Division 3 to the east. The Drainage Report outlines water quality enhancement to be provided by two separate facilities, a detention pond and a bioswale. Because of existing drainage problems located in this recently annexed area of the City, staff recommends that the stormwater facilities be designed for Division 2 capacity in accordance with the 1998 King County Surface Water Design Manual Level 2 flow control, including water quality treatment and infiltration at present rates to allow ground water recharge. Prior to the issuance of construction permits for the installation of the storm water 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 Level 2. Policy Nexus: SEPA Environmental Regulations 3. Fire Protection Impacts: The Renton MuniCipal Code requires that dead end access roads over 700 feet in length must have a secondary access. The connections with adjacent development's roadways are critical to this project and shall be coordinated to provide required access. Also required would be the necessary road improvements on SE 1161h (a.k.a. NE 10lh St) extending to 14Slh Avenue SE (a.k.a. Nile Avenue NE) (Further discuss under the Transportation section of this report). Division 2 ercreport.doc City of Renton PIBIPW Department Environ tal Review Committee Staff Report WEDGEWOOD LANE, DIVISION 2 PRJ __ INARY PLAT LUA-05-009, PP, ECF REPORT OF August 2, 2005 Page6of9 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 46 new residences 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 residence with credit given for four existing structures. The total fee is estimated at $20,496.00 (46 new lots - 4 existing x $488.00 = $20,496.00). Staff recommends that the payment of the fee be 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. 4. Transportation Impacts: Access to the site is proposed via a new 42-foot wide public street to be known as NE ih Place off of the eastside of Hoquiam Avenue NE (142nd Ave SE). Proposed NE ih Place shall align with SE 121 st Street located on the westside of Hoquiam Avenue NE. The new public street is proposed to connect to internal streets of Division 2 to be known as Hoquiam Place NE, NE 8th Street and Ilwaco Place NE which is proposed to extend north to connect to public street grid established in the Aspen Wood Preliminary Plat. The dedication of the proposed streets and the internal public street connection, with Aspen Woods, shall be required as a condition of the Preliminary Plat approval. Preliminarily the layout of the proposed internal street through Division 3 would cross a regulated stream. (Further discussed under Water-Wetland/Stream section of this report). The public streets would be constructed to City standards. The proposal would result in an increase in traffic trips to the City's street system; therefore, staff recommends that the applicant pay a Traffic Mitigation Fee based on a rate of $75.00 per new trip and each new residence is expected to generate approximately 9.57 trips per day with credit given for four existing structures. For the proposal, the Traffic Mitigation Fee is estimated at $30,145.50 (46 new lots - 4 existing x 9.57 trips x $75 per trip = $30,145.50). Staff recommends that this fee be 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. 5. Parks & Recreation Impacts: The proposal does not provide on-site recreation areas for future residents of the proposed plat. There exists recreational facilities in the area of the subject property (e.g., Kiwanis Park approximately one mile away) and it is anticipated that the proposed development would generate future demand on existing and future 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 with credit given for four existing structures. The fee is estimated at $22,291.92 (46 new lots - 4 existing x $530.76 = $22,291.92). Staff also recommends that this fee be 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. Policy Nexus: SEPA Environmental Regulations; Parks Mitigation Fee Resolution No. 3082, Ordinance 4527. 6. Utilities Impacts: Sanitary Sewer for this project would require the extension of an 8" sanitary sewer main - through proposed Division 3 to a proposed lift station to be located on northeast corner of Division 3 fronting NE 10th Street. The main will be extended internal to the proposed plat and along the full frontage of Hoquiam Avenue NE. The lift station would serve all three divisions of the Wedgewood Lane project as well as additional development in this area. The applicant proposes to locate the lift station in the required buffer of the Category 2 wetland which would be filled and compensate by Division 2 ercreport.doc City of Renton P/B/PW Department WEDGEWOOD LANE, DIVISION 2' PRI REPORT OF August 2, 2005 INARYPLAT Envirol tal Review Committee Staff Report LUA-05-009, PP, ECF Page 70{9 creating new wetlands and buffer for those lost per RMC 4-3-050M. The Sanitary Sewer Lift Station proposed in the buffer of a Category 2 Wetland will be reviewed under the new Critical Areas ordinance adopted in May of 2005. Mitigation Measure: N/A Policy Nexus: N/A D. Comments of Reviewing Departments The proposal has been circulated to City Departmental/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. -lL 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 August 22,2005. 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) 430-6510. ADVISORY NOTES TO APPLICANT The following notes are supplemental information provided in conjunction with the administrative land use action. Because these notes are provided as information only, they are not subject to the appeal process for the land use actions Planning 1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. The Development Services Division reserves the right to rescind the approved extended haul hours at any time if complaints are received. 2. 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 1 st and March 31 st of each year. The Development Services Division's approval of this work is required prior to final inspection and approval of the permit. 3. 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. Property Services -Comments for Final Short Plat Submittal 1. See attached memo from Sonja Fesser dated March 1, 2005. Fire Prevention 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-foot wide. The access drives for Lots 2, 12 and 27 shall have 20-foot wide pavement. 3. Dead end access roads over 700 feet in length are required to have secondary access. The connections with adjacent development's roadways are critical to this project and shall be coordinated to provide required access. 4. Street addresses shall be visible from a public street. 5. SE 116th Street, to be known as NE 10th Street, is required to be widened to a minimum width of 20-feet of pavement from this project site to 148th Avenue SE (a.k.a. Nile Ave. NE) in order for it to be counted as a secondary access for fire department purposes. Plan Review -Drainage 1. This project site is in the Honey Creek drainage basin. 2. A conceptual drainage plan and report were submitted with the formal application. This project shall be designed to be in compliance with the 1998 King County Surface Water Manual Level 2 flow control (detention) and water quality treatment. The drainage report submitted by the applicant states that the project would meet the KCSWDM Levell flow control; however, the KCRTS output is for Level II, which is what the City requires. The conceptual drainage report needs to be modified to reflect this. 3. The applicant proposes to utilize a bioswale in series with a wetpond for water quality treatment. The wetpond must be sized to treat the entire tributary area, which includes the flow from the bioswale. Based on the wetpond Division 2 ercreport.doc City of Renton PIBIPW Department WEDGEWOOD LANE, DIVISION 2 PRL INARY PLAT Environ tal Review Committee Staff Report LUA-05-009, PP, ECF REPORT OF August 2, 2005 Page 80'9 volume calculations provided in the report, it appears that the wetpond is undersized. The report and design need to be modified accordingly. 4. The conceptual design and report shows that this project proposes to utilize flow spreaders. The development does not qualify to utilize flow spreaders per the King County Manual hence the report and design need to be modified accordingly. 5. The storm drainage report and conceptual design are not approved at this time. 6. The storm drainage system shown on Wedgewood Div. 3 shall be designed, installed, approved and accepted prior to recording Wedgewood Lane Div. 2. 7. The Surface Water SDC fees of $715 per new single-family house are required to be paid. These fees are collected at the time a construction permit is issued. Plan Review -Water 1. The project shall submit a Certificate of Water Availability from Water District 90 to confirm that the District can provide the required fire flow rate for the development as required. 2. Watermain improvement plans shall be designed to City of Renton standards. The plans, even though it is in Water District 90, need to also be submitted to the City of Renton for review. 3. All plats are required by City code to provide a fire hydrant with a minimum fire flow requirement of 1,000 GPM within 300 feet of any proposed single-family structure. This distance is measured along a travel route. If the proposed single-family structures exceed 3,600 square feet, the minimum fire flow increases to 1,500 GPM and requires two hydrants within 300 feet of the structure. Additional fire hydrants will be required as a part of this project to meet this criterion. The fire hydrants must meet all current City of Renton standards. Plan Review -Sewer 1. This project will be required to extend an 8" sanitary sewer main internal to the new plat and along the full frontage of Hoquiam Avenue NE. 2. Individual sidesewer will be required to be installed to serve the new lots. Dual sidesewers will not be allowed. 3. The sanitary sewer lift station shall be installed, inspected and accepted in Div. 3. 4. This project is located in the Honey Creek Special Assessment District (SAD 8611). These fees are $250 plus interest per new unit and shall be paid prior to issuance of a construction permit and recording of the plat. 5. System Development Charge (SDC) is $900.00 per new unit. These fees are collected at the time a construction permit is issued. Plan Review -Street Improvements 1. Per City of Renton code, projects that are 5 to 20 units residential in size are required to provide full pavement width per standard with curb, gutter and sidewalk on the project side along the full frontage of the parcel being developed. In addition the project shall provide a minimum of a 20-foot pavement section to the arterial (500 feet maximum). 2. Per City code the applicant may request in writing a reduction in the right-of-way width for the new internal residential street to 42 feet. 3. All lot corners at intersections of dedicated public rights-of-way shall have a minimum radius of fifteen feet. The minimum inside turning radii is 25 feet. 4. The east curb line on Hoquiam Ave NE abutting Wedgewood Lane Division 2 shall be located 18 feet from the right-of-way centerline to provide for an ultimate roadway face of curb to face of curb width of 36 feet. 5. The easterly north and south internal street shall be designed to align with the north south internal street in the Aspen Woods development. The conceptual utility plan needs to be modified to reflect this alignment. 6. The alignment of NE ih Place at the access of the development to Hoquiam Ave NE shall match the SE 121 sl Street. 7. Streetlights will be required to be installed by this project along the full frontage of the parcel being developed and in the new plat. All streetlights shall be designed and installed per City of Renton standards and specifications. Private street lighting systems are not allowed. 8. All new electrical, phone and cable services and lines must be undergrounded. The construction of these franchise utilities must be inspected and approved by a City of Renton public works inspector prior to recording the plat. 9. The north-south internal road as shown in Wedgewood Division 3 shall have utilities (water, sewer, storm, street lights) and a minimum of one lift of asphalt installed from NE 10th St to the south end of the proposed plat, a distance of approximately 450 feet. 10. NE 10th St (as shown on the conceptual Site plan dated January 20,2005) shall have utilities (water, sewer, storm, street lights) and a minimum of one lift of asphalt installed and accepted from Hoquiam Ave NE to the north side internal road in Division 3. 11. The following are review comments on the Traffic Impact Analysis (dated December 24,2004). Division 2 ercreport.doc City of Renton PIBIPW Department Environ tal Review Committee Staff Report WEDGEWOOD LANE, DIVISION 2 PRL ... .INARY PLAT LUA-OS-O09, PP, ECF REPORT OF August 2, 2005 Page90f9 > The TIA acknowledges that the Hoquiam Avenue NE/NE 4th Street intersection will be signalized by the horizon year (2009). However, the Horizon Year LOS Analysis With and Without the Project is based on a two-way stop operation at this intersection. > The TIA does not acknowledge the Jericho Plat development as pipeline development project. This development is anticipated to be in place by 2009 and generating traffic at the Hoquiam/NE 4th intersection, particularly on the south approach. > We recommend the Horizon Year LOS Analysis With and Without the Project for the Hoquiam/NE 4th intersection be updated to reflect a traffic signal operation and traffic volumes generated by the Jericho Plat development. Division 2 ercreport.doc ! I NEIGHeORI-IOOD DET AI1. 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I ~ ~ RM-F D6 .. 3 T23N RSE E 112 iL=\~ ,-- /·RL_-8-······· ._--. ..... j F6 .. 15 T23N RSE E 112 e & ZONING +~+ PIBIPW Tl!CllNlCAL SBllV1CBS If Wl8IOo+ - - - -Renton City IJmitoI i SE I '---_-1 / / I~ I r---_--I ~ SE 124th : .~r; I ~U ~ i i : i i : R-~_ 27TT,~ '" :> l,...q ,..c ~ ~ I.rj~] ~ j:~:;:~d:-~ ~ ~o 4~0 1:4800 E6 10 T23N R5E E 1/2 5310 Title for both ofthe following paragraphs: NEW PRIV ATE 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 IS TO 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 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. Use the/allowing 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 HAVE OWNERSHIP AND RESPONSIBILITY FOR MAINTENANCE OF THE PRIVATE ACCESS EASEMENT APPURTENANCES. THESE APPURTENANCES AND MAINTENANCE RESPONSIBILITIES INCLUDE THE REPAIR AND MAINTENANCE OF THE PRIV ATE 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 SE '":ES FEE REVIEW FOR SUBDIVISION I. 2005 ----'-"0=--__ _ APPLICANT: \. JOHUSoU , qAt. (PAqEICK. CfILJ:=30Y) RECEIVED FROM ------;-:---c--:--- (date) JOB ADDRESS: 70(:))750 ,7GO&:rso HO,?I )IAki A'IE. k.1E:-WO#~"1/-7I-'a,-,--,7...".~~ _____ _ ,N~TUREOFWORK:46-l.OT ~1?' Q.1:(W~E)NOoP LAJ...EDIV.c) LND# 10 -o4~q "'" PRELIMINARY REVIEW OF SUBDIVISION'BY LONG PLAT, NEED MORE INt'ORMAT-IO....,N .... :'---"-"·",,· 'LL-'E~G-A-L-D-E-S-C-R-I-PT-ION 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# IOeso..s -92.57) -q I 58 )( NEW KING CO. TAX ACCT .#(s) are required when -q.3:3 5, -q 1-4'5 assigned by King County. -Cf 0 '"7. -C/l41 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. underground 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 LotH 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 ~ II d ~ d NOT -I d . fi'd / -~ h f e 0 owmg Quote ees 0 me u e mspectIon ees, Sl e sewer permits, r w permit ees or t e cost 0 water meters. SPECIAL ASSESSMENT DISTRICT PARCEL METHOD OF ASSESSMENT ASSESSMENT DISTRICTS NO. NO. ASSESSMENT UNITS OR FEE Latecomer A2reement (pvt) WATER Latecomer Agreement (pvt) W ASTEW A TER Latecomer Agreement (pvt) OTHER S~ecial Assessment District/WATER --r-$250.06 X UWfjS ~ HoWEY C8t:='r;:-,1c: SAD 1-8:;;1! -4G; ~ II ) 50::::'.~ Special As~essment Distl'ict, l} ASTEW ATER . ---" Joint Use A2reement (METRO) Local Improvement District , * Traffic Benefit Zones $75.00 PER TRIP, CALCULATED BY TRANSPORTATION FUTURE OBLIGATIONS SYSTEM DEVELOPMENT CHARGE -WATER .-Estimated # OF UNITS/ SDC FEE --Pd Prevo . -Partially Pd (Ltd Exemption) .-Never Pd SQ. FTG . Single family residential $1,525/unit x UA W~ !SE:R'i,lcE:.:T0 ~ Mobile home dwelling unit $1220/unit in park :,.!= . ~1eT=:'~' -, ~ Apartment, Condo $915/unit not in CD or COR zones x . 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 Prevo -Partially Pd (Ltd Exemption) --Never Pd Single family residential $900/unit x Ac-. $41~,OO Mobile home dwelling 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 Prevo --Partially Pd (Ltd Exemption) -Never Pd Single family residential and mobile home dwelling unit $715/unit x 4C. S3e.eQO.oo All other properties $0.249/sq ft of new impervious area of property x (not less than $715.00) I PRELIMINARY TOTAL $ 85,Qo.oo ~a/ ~ ,dLoow '< I\) oei~?io5 CD 0 PI 0 ti 111 SignatUf(;Revidg Authority I ti _. *If subject property is within an LID, it is developers responsibility to check with the Finance Dept. for paid/un-paid status. CD CS < ..... _. Square footage figures are taken from the King County Assessor's map and are subject to chimge. CD " .. Current City SDC fee charges apply to ::J 0 EFFECTIVE January I, 2005 ," \ AlderNW July 8, 2005 Project No. 40401 Mr. Patrick Gilroy Northward Homes 1560 l40th Avenue NE Suite 100 Bellevue, Washington 98006 Subject: Off-site Wetland Wedgewood Lane Division 2 Renton, Washington Dear Mr. Gilroy: In a letter dated April 22, 2005, Mr. Hugh Mortensen of the Watershed Company identified an area of apparent wetland to the east of the proposed Wedgewood Lane Division 2. The area in question is located to the east of the north east comer of proposed lot 13 of Wedgewood Lane, Division 2. I visited the site on May 4, and again on July 7, 2005, to review conditions on the area. The attached photographs (Photos 1-3) from July 7, 2005, illustrate the conditions on the area in question. We did not have permission to access the adjacent property to make direct observations of soil conditions and hydrology. I also visited the site on June 22, with Mr. Mortensen. There is a large wetland to the east of Wedge wood Lane Division 2. This wetland is continuous with the wetland area along the east side ofWedgewood Lane Division 3, and it is continuous with the wetland identified on proposed developments to the south and east of Wedge wood Lane Division 2. The limits of the wetland are shown on the Off-site Wetland Exhibit prepared by Core Design. Except for the segment adjacent to proposed lots 12-16 of Wedgewood Lane, Division 2, the wetland limits have been delineated and surveyed. Topographically, there is a gently slope extending from the east margin of Wedgewood Lane Division 2, toward the larger wetland. At the time of our site observations on May 4,2005, the area in question appeared wet over the surface although we did not note any standing surface water. Vegetation on the area included soft rush (Juncus ejJusus) and a variety of grasses which were beginning spring growth. There is a large Douglas fir (Pseudotsuga menziesii) tree down slope from the south side of the wet area and .. ! .',.: Mr. Patrick Gilroy July 8, 2005 a patch of dense Himalayan blackberry (Rubus discolor) along the north side of the area and extending east from the wet area.. The presence of the Douglas fir tree and Himalayan blackberry indicate non wetland conditions to the east of the wet area. The wet area appears to have been partially graded to create a shallow depression. Mr. Mortensen reported that he noted surface water on the area during his site visit on April 21, 2005. This shallow depression does not appear to extend eastward to the larger wetland. It is unclear from observations looking from the Wedgewood Lane, Division 2 property what, conditions may be present further to the east. However, the disturbance does seem to extend further to the west in a narrow strip north of the large Douglas fir tree .. At the time of our visit on July 7, 2005, as illustrated on the attached photographs, the grasses including Agrostis spp. have become the dominant vegetative cover over the area east of Lot 13. The adjacent property on the south side of the fence is actively maintained as an extensive grass lawn area. Based on our observations on May 4, and July 7,2005, it appears that the westward limits of the possible off-site wetland extend to approximately 25 feet of the eastern boundary of proposed lot 13. This estimate is based on the observed limits of the more dense growth of soft rush. As a disturbed wetland separated from the larger wetland to the east, it is our interpretation that the area in question would be designated as a City of Renton Class 3 Wetland. The standard buffer for a Class 3 wetland is 25ft. If you have any questions or need additional information, please call. Sincerely yours, ALDERNW Oaret P. Munger Project Scientist Attachments: Photos 1-3 Off-site Wetland Exhibit by Core Design Page 2 Project No. 40401 Photo I July, 2005 View looking east from east property line Lot 13 of Wedgewood Lane Division 2 Area of off-site wet area is on lower right comer of picture. Body of large off-site wetland is beyond Douglas fir tree in center of picture. Photo 2 July, 2005 View looking east from east property line Wedgewood Lane Area of off-site wet area is off the lower left side of photo. Limits of large off-site wetland are at edge of unmown grass middle of right side of picture. Mowing extends to east property line of Wedgewood Lane Division 2. Photo 3 July, 2005 View looking east from east property line Wedgewood Lane, Division 2 Western limits of off-site wet area are approximately along lower margin of photo. • Nancy Kreynus Weil, Senior Planner Development Services Renton, Washington June 16, 2005 CrrYOFRENTON RECEIVED JUN 16 2005 BUILDING DIVISION RE: Public Comment for SEP A and Environmental Review Committee -Wedgewood Lane # LVA 03053 We, Mark Engbaum and Renee Korsrno, own a home at 14522 S.E. 116th Street, Renton, Washington, (phone 425-228-8786). Our property fronts the northern border (northeast comer) of Wedge wood Lane III. Honey Creek cuts through the northwest comer of our one and a quarter acre property. We are the low spot directly on the north side of the Wedgewood properties and surface water runoff from the Wedgewood developments is of great concern to us. Directly south of our front property line is S.E. 116th St. (which we understand will become N.E. 10th when we are annexed to the City of Renton). On the south side of our street is a large wetland and Honey Creek which flows under the street and though our property. In the past, Honeycreek has consisted mostly of seasonal drainage and in 22 years has not negatively impacted our property (low second driveway and barn/shed outbuilding). We would certainly like to keep it this way! We want to bring the surface water management issue before the Environmental Review Committee to insure that the stonnwaterlsurface water retention facilities planned for this approximately 114 home development will be adequate to protect existing properties and structures in the low areas surrounding this proposed development. Thank you for your consideration of this environmental concern. CITY OF RENTON PLANNING/BUILDING/PUBLIC WORKS MEMORANDUM DATE: June 7, 2005 TO: NancyWeil FROM: Arneta Henninger X7298 SUBJECT: WEDGEWOOD LANE DIVISION 2 PLAT APPLICATION LUA 05-009 REVISED COMMENTS I have reviewed the application for this Wedgewood Lane Div. 2 in Section 10, Twp. 23N, Rng. 5E, and have the following revised comments on the storm, road and sanitary. There are no other changes. CODE REQUIREMENTS STORM DRAINAGE: • This project site is in the Honey Creek drainage basin. • A conceptual drainage plan and report were submitted with the formal application. This project shall be designed to be in compliance with the 1998 King County Surface Water • • • • • Manual Level 2 flow control (detention) and water quality treatment. This is a condition o£/ ,:' / ;.) " '-,)\;.,.,1 ~ the plat. The drainage report submitted by the applicant states that the project will meet the KCSWDM Level I flow control; however, the KCRTS output is for Level II which is what the City requires. The conceptual drainage report needs to be modified to reflect this. The applicant proposes to utilize a bioswale in series with a wetpond for water quality treatment. The wetpond must be sized to treat the entire tributary area which includes the flow from the bioswale. Based on the wetpond volume calculations provided in the report, it appears that the wetpond is undersized. The report and design need to be modified accordingly. The conceptual design and report shows that this project proposes to utilize flow spreaders. The development does not qualify to utilize flow spreaders per the King County Manual hence the report and design need to be modified accordingly. The storm drainage report and conceptual design are not approved at this time. The storm drainage system shown on Wedgewood Div. 3 shall be designed, installed, '\) \ approved and accepted prior to recording Wedgewood Lane Div. 2. This is a condition of<:::l" \ c approval for Wedgewood Lane Div. 2. The Surface Water SDC fees of $715 per new single family house are required to be paid. These fees are collected at the time a construction permit is issued. Wedgewood Lane 2 Plat AppJi Revised road and storm SANITARY SEWER: • • This project will be required to extend an 8" sanitary sewer main internal to the new plat and along the full frontage of Hoquiam Ave NE. Individual sidesewers will be required to be installed to serve the new lots. Dual sidesewers will not be allowed. The sanitary sewer lift station in the future Wedgewood Div. 3 shall be installed, inspected uQ ~ 1 and accepted prior to recording Wedgewood Lane Div. 2. This is a condition of approval for ..1::." c· " Wedgewood Lane Div. 2. • This project is located in the Honey Creek Special Assessment District (SAD 8611). These fees are $250 plus interest per new unit and shall be paid prior to issuance of a construction permit and recording of the plat. • System Development Charges (SDC) are $900 per new unit. These fees are collected at the time a construction permit is issued. STREET IMPROVEMENTS: • Per City of Renton code, projects that are 5 to 20 units residential in size are required to provide full pavement width per standard with curb, gutter and sidewalk on the project side along the full frontage of the parcel being developed. In addition the project shall provide a minimum of a 20' pavement section to the arterial (500' maximum). • Per City code the applicant may request in writing a reduction in the right-of-way width for the new internal residential street to 42 feet. • All lot comers at intersections of dedicated public rights-of-way shall have a minimum radius of fifteen feet. The minimum inside turning radii is 25 feet. • The east curb line on Hoquiam Ave NE abutting both Wedgewood Lane Division I and Division 2 shall be located 18 feet from the right-of-way centerline to provide for an ultimate roadway face of curb to face of curb width of 36 feet. • The easterly north south internal street shall be designed to align with Kitsap Ave NE in the Aspen Woods Development. The conceptual utility plan needs to be modified to reflect this alignment. • The location of the access to the plat from Hoquiam Ave NE opposite NE 7th St is approved. • Street lights will be required to be installed by this project along the full frontage of the parcel being developed and in the new plat. All street lights shall be designed and installed per City of Renton standards and specifications. Private street lighting systems are not allowed. I:\Projects\WEDGEWOOD2STORMMODGF.doc\cor Wedgewood Lane 2 Plat Appli Revised road and storm • All new electrical, phone and cable services and lines must be undergrounded. The construction of these franchise utilities must be inspected and approved by a City of Renton public works inspector prior to recording the plat. • The applicant shall pay the Traffic Mitigation Fee of$30,145.50 prior to recording the plat. This is a condition of the plat. • The following are review comments on the Traffic Impact Analysis (dated December 24, 2004). ~ The TIA acknowledges that the Hoquiam Avenue NEINE 4th Street intersection will be signalized by the horizon year (2009). However, the Horizon Year LOS Analysis With and Without the Project is based on a two-way stop operation at this intersection. ~ The TIA does not acknowledge the Jericho Plat development as pipeline development project. This development is anticipated to be in place by 2009 and generating traffic at the HoquiamINE 4th intersection, particularly on the south approach. ~ We recommend the Horizon Year LOS Analysis With and Without the Project for the HoquiamINE 4th intersection be updated to reflect a traffic signal operation and traffic volumes generated by the Jericho Plat development. • The north south internal road in Wedgewood Division 3 shall have utilities (water, sewer, storm, street lights) and a minimum of one lift of asphalt installed and accepted from NE 10th St to the south end of the proposed plat, a distance of approximately 450 feet. This is a Lcondition of approval for Wedgewood Lane Div. 2. • NE 10th St (as shown on the conceptual Site plan dated January 20,2005) shall have utilities (water, sewer, storm, street lights) and a minimum of one lift of asphalt installed and accepted from Hoquiam Ave NE to the north side internal road in Wedgewood Division 3. This is a \~ondition of approval for the Wedgewood Lane Div. 2 plat. cc: Kayren K. I:\Projects\ WEDGEWOOD2STORMMODGF.doc\cor DATE: TO: FROM: CITY OF RENTON FIRE PREVENTION BUREAU MEMORANDUM June 2,2005 Nancy Weil, Senior Planner Corey Thomas, Plans Review Inspector SUBJECT: Wedgewood Lane PP, ECF Divisions 1 and 2 The Renton Fire Department only amends our previous comments on these projects by emphasizing the critical timing of all the roadway improvements. Timing shall be such that long dead-end streets are avoided, otherwise building permits may not be issued until such time that through street connections are completed and meet minimum fire department access standards. Upon field inspection of the existing Southeast 116th Street conditions, it should be noted that it is a requirement of these plats to widen this existing street to a minimum width of 20-feet, which it does not now meet, all the way to 148th Avenue Southeast. Otherwise it will not be counted as a secondary access for fire department purposes. Nancy Weil, Senior Planner City of Renton Planning Department 1055 South Grady Way Renton, WA 98055 Subject: Dear Ms. Weil: Wetland Review Wedgewood Lane Renton, Washington AlderNW May 6, 2005 Project No. 40401 I received copies of your letter dated April 25, 2005, and the letter from The Watershed Company dated Apri122, 2005. The Watershed Company has completed a review of project plans and completed a site visit to review the wetland and stream delineations as presented in the Wetland Evaluation reports prepared by AlderNW. Their findings are presented in their April 22, 2005 letter. That letter includes recommendations for 6 tasks to be completed for resubmittal of permit applications to the City. The following tasks are recommended for corrections to the submittal: 1) Re-evaluate and delineate the boundary of Wetlands A, Band C. 2) Delineate the wetland found south of Wetland A along the western border of Division 3. 3) Reconfigure the development proposal such that it avoids adverse impacts to regulated wetlands or their buffers or takes affirmative and appropriate measures to minimize and compensate for unavoidable impacts; and the proposed activity results in no net loss of regulated wetland area, value, or function in the drainage basin where the wetland is located. 4) Delineate off-site areas east of Divistion 2, unless entry permission from the adjoining land owner is denyed. 5) If delineation off-site is not possible, estimate the buffer area from the off-site wetland. 6) Coordinate with WDFW, DOE and USACOE on jurisdictional wetland and stream features where impacts are proposed In your letter of April 25, 2005 you requested that a response to recommendations 1 through 5 be made to the City for continuing project review. 518 North 59th Street, Seattle, Washington 98103-Phone (206)783-1036 email aldemW@Comcast.net Ms. Nancy Well May 6, 2005 Recommendations 1, 2, 4, and 5 involve review of existing site conditions and the location and extent of wetland areas on and directly adjacent to the property. We visited the subject property on May 4, 2005 to complete our review of site conditions at the locations requested. Flecommendation 1 We placed new flagging to mark the limits of Wetlands B and C. In the case of Wetland C we placed new flags which show that the wetland extends somewhat further to the east to include some of the area indicated as seasonal stream, on the maps submitted. This is in general agreement with The Watershed Company comments. For Wetland B we have "refreshed" the wetland flagging to make the flagged limits clearer in the field. Our interpretation of site conditions at the west end of the wetland are somewhat different from the findings of the Watershed Company. It is our observation that there is a separation between the main body of Wetland B and possible wetland identified in the Watershed Company letter. We have reviewed conditions at the west end of Wetland A and have a different interpretation of soil conditions with regard to increasing the area to be included in Wetland A. The potential area of wet conditions is small and if included as part of Wetland A, Wetland A would still be less than 5,000sq.ft and is unregulated. Flecommendation 2 It is our interpretation that soil conditions within the small area along the west boundary of Division 3, are not indicative of wetland conditions. However, if considered to be wetland, the area appears quite small and would be unregulated. Flecommendations 4 and 5 These recommendations refer to an area off the property. Access was not granted to the property, therefore our observations are not conclusive that the area satisfies the criteria for designation as a wetland. We would appreciate an opportunity to meet with The Watershed Company to review the wetland delineations. At that time it would be possible to define the appropriate limits to be used in completing project design and in the City's review of the project design. Sincerely yours, ALDERNW !~E,~ Project Scientist Copy to Patrick Gilroy, Northward Construction. Project No. 40401 Page No. 2 I Nancy Weil ~ waershed re~p()nse5~05-0f\ no_c~--,-~_~~ __ ~_~.&"-~~ Nancy Weil, Senior Planner City of Renton Planning Department lOSS South Grady Way Renton, W A 98055 Subject: Dear Ms. Weil: Wetland Review Wedgewood Lane Renton, Washington AlderNW May 6, 2005 Project No. 40401 I received copies of your letter dated April 25, 2005, and the letter from The Watershed Company dated April 22, 2005. The Watershed Company has completed a review of project plans and completed a site visit to review the wetland and stream delineations as presented in the Wetland Evaluation reports prepared by AlderNW. Their findings are presented in their April 22, 2005 letter. That letter includes recommendations for 6 tasks to be completed for resubmittal of permit applications to the City. The following tasks are recommended for corrections to the submittal: I) Re-evaluate and delineate the boundary of Wetlands A, Band C. 2) Delineate the wetland found south of Wetland A along the western border of Division 3. 3) Reconfigure the development proposal such that it avoids adverse impacts to regulated wetlands or their buffers or takes affirmative and appropriate measures to minimize and compensate for unavoidable impacts; and the proposed activity results in no net loss of regulated wetland area, value, or function in the drainag~ basin where the wetland is located. 4) Delineate off-site areas east of Divistion 2, unless entry permission from the adjoining land owner is denyed. 5) If delineation off-site is not possible, estimate the buffer area from the off-site wetland. 6) Coordinate with WDFW, DOE and USACOE on jurisdictional wetland and stream features where impacts are proposed In your letter of April 25, 2005 you requested that a response to recommendations 1 through 5 be made to the City for continuing project review. 518 North 59'" Street, Seattle, Washington 98103· Phone (206)783-1036 email aldernw@comcast.net Page 1i Ms. Nancy Weil May 6, 2005 Recommendations I, 2, 4, and 5 involve review of existing site conditions and the location and extent of wetland areas on and directly adjacent to the property. We visited the subject property on May 4, 2005 to complete our review of site conditions at the locations requested. Recommendation I We placed new flagging to mark the limits of Wetlands Band C. In the case of Wetland C we placed new flags which show that the wetland extends somewhat further to the east to include some of the area indicated as seasonal stream, on the maps submitted. This is in general agreement with The Watershed Company comments. For Wetland B we have "refreshed" the wetland flagging to make the flagged limits clearer in the field. Our interpretation of site conditions at the west end of the wetland are somewhat different from the findings of the Watershed Company. It is our observation that there is a separation between the main body of Wetland Band possible wetland identified in the Watershed Company letter. We have reviewed conditions at the west end of Wetland A and have a different interpretation of soil conditions with regard to increasing the area to be included in Wetland A. The potential area of wet conditions is small and if included as part of Wetland A, Wetland A would still be less than 5,000sq.ft and is unregulated. Recommendation 2 It is our interpretation that soil conditions within the small area along the west boundary of Division 3, are not indicative of wetland conditions. However, if considered to be wetland, the area appears quite small and would be unregulated. Recommendations 4 and 5 These recommendations refer to an area off the property. Access was not granted to the property, therefore our observations are not conclusive that the area satisfies the criteria for designation as a wetland. We would appreciate an opportunity to meet with The Watershed Company to review the wetland delineations. At that time it would be possible to define the appropriate limits to be used in completing project design and in the City's review of the project design. Sincerely yours, ALDERNW Garet P. Munger Project Scientist Copy to Patrick Gilroy, Northward Construction. Project No. 4040 I Page No. 2 P~ge2J G The Watershed Company 26 April 2005 DEVELOPMENT SERVICes cnYOFRENmN Nancy Weil, Senior Planner City of Renton Planning Department 1055 South Grady Way Renton, WA 98055 Re: Wedgewood Lane Project -Environmental Reveiw Dear Nancy: APR 27 2005 RECEIVED Thank you for the opportunity to review the above referenced project for compliance with City of Renton Development Regulations, Title IV. For this review I read through the information you provided me, including two versions of the wetland delineation report prepared by Alder NW and several project drawings prepared by CORE Design. I also made a site visit on the 21 st of April 2005 to evaluate site conditions and check the accuracy ofthe delineation. This letter is a summary of the findings of my review. It is my understanding that the following activities are proposed for wetlands and streams on the site. 1) Wetlands A and B would be filled. 2) The Category 3 wetland along Hoquiam Avenue would have a 20-foot wide access easement through its buffer. 3) The seasonal stream exiting from the Category 3 wetland would be placed in a culvert for a portion of its length. 4) The eastern wetland and its 50-foot buffer would remain intact. Findings Site visit In general, the maps supplied with the delineation study are consistent with conditions noted during the field visit. However, there are a few discrepancies that warrant further investigation on the part of the applicant. Many of the wetland flags could not be found. Thus the exact wetland boundaries could not be verified in many places. The main wetland area comprising the eastern project boundary (not given a name in the report) appears to be accurately depicted on delineation report maps. One flag was found indicating that the wetland boundary on parcel number 1023059017 was delineated in February 2001 by "Shulz." Several of these flags are missing, likely due to the time elapsed since they were hung. North of this delineation on parcel number 1023059390, no flags were found. The main wetland area continues off-site to the south. This portion was not delineated. During this review it was noted that the wetland comes very close to the eastern property line of Division 2, thus the wetland buffer extends into the development area. My 1410 Market Street, Kirkland, WA 98033 -(425) 822 5242 -fax (425) 827 8136 watershed@watershedco.com -www.watershedco.com N. Weil 26 April 2005 Page 2 of4 observations place the wetland boundary as close as 20 feet of the eastern Division 2 property line. Wetland A appears to be larger than delineated. The wetland boundary was found to extend southwest along and just beyond the western property limit of the Wedgewood project. Another wetland that was not delineated was noted approximately 350 feet south of Wetland A. This wetland is found mainly off-site to the west, but does cross the property line into the Wedgewood project. Both non-delineated areas exhibited standing water, dark soils and dominance by lady fern. Wetland B also appears larger than delineated. I examined a soil pit west of this wetland that revealed dark mottled soils, saturation to the soil surface and a hydrophytic plant assemblage comprised of willows, spirea, grasses and sedges. Also, an accurate assessment of other portions of the boundary was not possible as several flags were missing. The accuracy of the delineation on Wetland B is of particular concern, as it is proposed to be filled. As delineated, the size is 4,546 square feet, only a few hundred feet smaller than the minimum regulated Class 3 wetland size. The applicant proposes filling of Wetlands A and B. Section M 1. b. of the development code requires that for a Category 3 wetland to be non-regulated the applicant must demonstrate the following: 1) The wetland formed on top of fill legally placed on a property; and 2) The wetland hydrology is solely provided by the compaction of the soil and fill material; and 3) The u.S. Army Corps of Engineers has determined that they will not take jurisdiction over the wetland. From my examination of the site it does not appear that Wetlands A or B were formed on top of fill soils, nor that the hydrology is the result of the soil compaction. Further, no evidence of Corps contact or correspondence was provided in the review materials. Wetland C appears to extend farther east, along the seasonal stream, than shown on the delineation maps. Again, lack of boundary flags limited the accuracy of this delineation assessment. The Category 3 wetland shown along Hoquiam Avenue should include an area along the road extending to the south. This area, while also being a roadside ditch, was likely constructed out of the historic boundaries of the Category 3 wetland. Roadside ditches are not wetlands only when they are created from historically non-wetland sites. Since it is separated from the Category 3 wetland by a culvert, which provides a hydrologic link, it should be considered part of the larger wetland and regulated as such. The buffer of this Category 3 wetland is proposed to have an access easement through it. Section M 2. of the development code reqires that approvals of wetland or buffer alteration shall only be granted if the following takes place: 1) A proposed action avoids adverse impacts to regulated wetlands or their buffers or takes affirmative and appropriate measures to minimize and compensate for unavoidable impacts; and N. Weil 26 April 2005 Page 3 of4 2) The proposed activity results in no net loss of regulated wetland area, value, or function in the drainage basin where the wetland is located; or 3) Denial of a permit would deny all reasonable use of the property and a variance process is successfully completed to determine conditions for permitting of activity requested. Under the AdministrationIProtection section of the code (D 3 .c.i.), notice is required when any watercourse is to be placed in a culvert. The City shall notify adjacent communities and the State of Washington Department of Ecology prior to any alteration or relocation of a watercourse, and submit evidence of such notification to the Federal Insurance Administration. Under section 4-4-130 tree clearing and land clearing regulations, section D(3) requires a 25-foot buffer from the ordinary high water mark of streams. Since the stream section of the code is "reserved", there is no code citiations either permitting or allowing the culverting of streams in the City of Renton. Note that conditions on allowing or denying the culverting of the stream (or the filling of otherwise non-regulated wetlands), could be imposed by the lead SEPA agency (City of Renton). It should also be acknowledged that The Washington Department of Fish and Wildlife (WDFW) has regulatory authority over in-stream projects and portions of projects that may impact streams. Any work planned in, under or across the on-site stream section would require Hydraulic Project Approval from WDFW. Non-isolated wetlands are regulated by the U.S. Army Corps of Engineers (USACE) under Section 404 of the Clean Water Act. If any wetland fill is proposed, the USACE must be notified and the appropriate permits obtained. If any proposed wetland alteration requires a federal permit, Washington Department of Ecology Individual 401 Water Quality Certification and Coastal Zone Management Consistency determination would also be required. Due to the January 2001 S.W.A.N.C.C. decision by the U.S. Supreme Court, isolated wetlands, including possibly Wetlands A and B, are no longer under USACE jurisdiction. However, the USACE should still be notified to verify the isolated status and/or possible permit requirements associated with impacts to Wetlands A or B. The Washington Department of Ecology (DOE) regulates isolated wetlands under the State Clean Water Act (RCW 90.48). If any alteration of isolated wetlands is proposed, DOE must be notified to coordinate their regulatory review. In all cases, wetland mitigation will likely be required by state and/or federal agencies for permitted wetland alterations. Mitigation for stream impacts will also likely be required byWDFW. Recommendations The following tasks are recommended for corrections to the submittal. 1) Re-evaluate and delineate the boundary of Wetlands A, B and C. N. Weil 26 April 2005 Page 4 of4 2) Delineate the wetland found south of Wetland A along the western border of Division 3. 3) Reconfigure the development proposal such that it avoids adverse impacts to regulated wetlands or their buffers or takes affirmative and appropriate measures to minimize and compensate for unavoidable impacts; and the proposed activity results in no net loss of regulated wetland area, value, or function in the drainage basin where the wetland is located. 4) Delineate off-site areas east of Divistion 2, unless entry permission from the adjoining land owner is denyed. 5) If delineation off-site is not possible, estimate the buffer area from the off-site wetland. 6) Coordinate with WDFW, DOE and USACOE on jurisdictional wetland and stream features where impacts are proposed. Implementation of these recommendations will ensure that the project meets the letter and intent of the City of Renton Development Regulations, Title IV. Please call with any questions. Sincerely, y~~- Hugh Mortensen EcologistlPWS RCW 77.55.100 -Appeal pursuant to Chapter 34.05 RCW .~. . Washington I . Department of FISH and . WILDLIFE H RAULIC PROJECT APPROVAL Issue Date: April 04, 2006 Control Number: Project Expiration Date: November 06, 2009 FPAlPublic Notice #: North Puget Sound 16018 Mill Creek Boulevard Mill Creek, WA 98012-1296 (425) 775-1311 102922-2 N/A PERMITTEE AUTHORIZED AGENT OR CONTRACTOR Land Trust, Inc Wedgewood Lane LLC ATTENTION: Patrick Gilroy 1560 140th Avenue North East, Suite 100 1560 140th Avenue North East, Suite 100 Bellevue, WA 98005 Bellevue, WA 98005 425-747-1726 425-747-1726(102) Fax: 425-747-4157 Fax: 425-747-4157 Project Name: Wedgewood culvert work Project Description: Modify existing and install new culvert. Project location: 980 Hoquiam Avenue North East, Renton, WA PROVISIONS 1. TIMING LIMITATIONS: The project may begin April 10, 2006 and shall be completed by November 6, 2009; Provided: Work below the ordinary high water line shall only occur between June 1 and September 30 of each year in the specified allotted time except for in 2006 where work below the OHWL referenced in the March 30, 2006 letter entitled, "Subject: Hydraulic Project Approval-Control # 102922-1", shall be allowed to occurfrom April 10 to April 25 as well. 2_ Work shall be accomplished per plans and specifications approved by the Washington Department of Fish and Wildlife entitled, "Subject: Wetland Evaluation", dated August 15, 2005, "Subject: Stream Restoration/Mitigation", dated October 6,2005, "Stream Restoration/Enchancement Plan", dated October 6, 2005, and "Subject: Hydraulic Project Approval -Control # 102922-1", dated March 30, 2006, except as modified by this Hydraulic Project Approval. A copy of these plans shall be available on site during construction. 3. NOTIFICATION REQUIREMENT: The Area Habitat Biologist listed below shall receive written notification (FAX or mail) from the person to whom this Hydraulic Project Approval (HPA) is issued (permittee) or the agent/contractor no less than three working days prior to start of work, and again within seven days of completion of work to arrange for a compliance inspection. The notification shall include the permittee's name, project location, starting date for work or completion date of work, and the control number for this HPA. 4. All trash and unauthorized fill, including concrete blocks or pieces, bricks, asphalt, metal, treated wood, glass, and paper, below the OHWL in and around the applicant's project area shall be removed and deposited above the limit of flood water in an approved upland disposal site. 5. All applicable Best Management Practices as described in "Regional Road Maintenance, Endangered Species Act, Program Guidelines" (January 18, 2002) shall be implemented to assure protection of fish life. Page 1 of 5 ,~. Washington Department of FISH and WILDLIFE Issue Date: April 04, 2006 H~ AULIC PROJECT APPROVAL RCW 77.55.100 -Appeal pursuant to Chapter 34.05 RCW Control Number: Project Expiration Date: November 06, 2009 FPAlPublic Notice #: North Puget Sound 16018 Mill Creek Boulevard Mill Creek. WA 98012-1296 (425) 775-1311 102922-2 N/A 6. A temporary bypass to divert flow around the work area shall be in place prior to initiation of other work in the wetted perimeter. 7. If high flow conditions that may cause siltation are encountered during this project, work shall stop until the flow subsides. 8. The culverts shall be installed to maintain structural integrity to the 1 ~O-year peak flow with consideration of the debris likely to be encountered. 9. Fill associated with the CUlverts installation shall be protected from erosion to the 1 ~O-year peak flow. 10. The culverts shall be installed and maintained to avoid inlet scouring and to prevent erosion of stream banks downstream of the project. 11. Disturbance of the streambed and banks shall be limited to that necessary to place the culverts and any required channel modification associated with it. Affected streambed and bank areas outside the culvert and associated fill shall be restored to preproject configuration following installation of the culvert. Within one year of project completion, the banks shall be revegetated with native or other approved woody species. Vegetative cuttings shall be planted at a maximum interval of three feet (on center) and maintained as necessary for three years to ensure 80 percent survival. 12. If at any time, as a result of project activities, fish are observed in distress, a fish kill occurs, or water quality problems develop (including equipment leaks or spills), immediate notification shall be made to the Washington Department of Ecology at 1-800-258-5990, and to the Area Habitat Biologist listed below. 13. All waste material such as construction debris, silt, excess dirt or overburden resulting from this project shall be deposited above the limits of flood water in an approved upland disposal site. 14. Extreme care shall be taken to ensure that no petroleum products, hydraulic fluid, fresh cement, sediments, sediment-laden water, chemicals, or any other toxic or deleterious materials are allowed to enter or leach into the stream. 15. Fresh concrete or concrete by-products shall not be allowed to enter the stream at any time during this project. All forms used for concrete shall be completely sealed to prevent the possibility of fresh concrete from getting into the stream. 16. A sandbag revetment or similar device shall be installed at the bypass inlet to divert the entire flow through the bypass. 17. If needed a sandbag revetment or similar device shall be installed at the downstream end of the bypass to prevent backwater from entering the work area. Page 2 of 5 RCW 77.55.100 -Appeal pursuant to Chapter 34.05 RCW ~. Washington . I ". Department of FISH and . WILDLIFE ~ IRAULIC PROJECT APPROVAL Issue Date: April 04, 2006 Control Number: Project Expiration Date: November 06, 2009 FPAlPublic Notice #: North Puget Sound 16018 Mill Creek Boulevard Mill Creek, WA 98012-1296 (425) 775-1311 102922-2 N/A 18. The bypass shall be of sufficient size to pass all flows and debris for the duration of the project. 19. Prior to releasing the water flow to the project area, all bank protection or arrnoring shall be completed. 20. Upon completion of the project, all material used in the temporary bypass shall be removed from the site and the site returned to preproject or improved conditions. PROJECT LOCATIONS Location #1 WORK START: April 10,2006 IWORKEND: November 06,2009 WRIA: --Waterbody: Tributary to: 08.0285 Unnamed (I b) May Creek 1/4 SEC: Section: Township: Range: Latitude: Longitude: County: ---- NE 1/4 10 23N 05 E N 47.49786 W 122.15122 King Location #1 Driving Directions From 1-405 SOUTH take exit #10/COAL CREEK PKWY. Tum left onto COAL CREEK PKY SE. COAL CREEK PKY SE becomes DUVALL AVE NE. Tum left onto NE SUNSET BLVD. Turn right onto HOQUIAM AVE NE. NOTES APPLY TO ALL HYDRAULIC PROJECT APPROVALS This Hydraulic Project Approval pertains only to those requirements of the Washington State Hydraulic Code, specifically Chapter 77.55 RCW (formerly RCW 77.20). Additional authorization from other public agencies may be necessary for this project. The person(s) to whom this HydrauliC Project Approval is issued is responsible for applying for and obtaining any additional authorization from other public agencies (local, state and/or federal) that may be necessary for this project. This Hydraulic Project Approval shall be available on the job site at all times and all its provisions followed by the person(s) to whom this Hydraulic Project Approval is issued and operator(s) performing the work. This Hydraulic Project Approval does not authorize trespass. The person(s) to whom this Hydraulic Project Approval is issued and operator(s) performing the work may be held liable for any loss or damage to fish life or fish habitat that results from failure to comply with the provisions of this Hydraulic Project Approval. Failure to comply with the provisions of this Hydraulic Project Approval could result in a civil penalty of up to one hundred dollars per day and/or a gross misdemeanor charge, possibly punishable by fine and/or imprisonment. All HydrauliC Project Approvals issued pursuant to RCW 77.55.021 (EXCEPT agricultural irrigation, stock watering or bank stabtlization projects) or 77.55.141 are subject to additional restrictions, conditions or revocation if the Department of Fish and Wildlife determines that new biological or physical information indicates the need for such action. The Page 3 of 5 ~ Washington JI . \ Department of FISH and WILDLIFE Issue Date: April 04, 2006 )RAULIC PROJECT APPROVA RCW 77.55.100 -Appeal pursuanllo Chapter 34.05 RCW Project Expiration Date: November 06, 2009 Control Number. FPAlPublic Notice #: North Pugel Sound 16018 Mill Creek Boulevard Mill Creek. WA 98012-1296 (425) 775-1311 102922-2 NIA person(s) to whom this Hydraulic Project Approval is issued has the right pursuant to Chapter 34.04 RCW to appeal such decisions. All agricultural irrigation, stock watering or bank stabilization Hydraulic Project Approvals issued pursuant to RCW 77.55.021 may be modified by the Department of Fish and Wildlife due to changed conditions after consultation with the person(s) to whom this Hydraulic Project Approval is issued: PROVIDED HOWEVER, that such modifications shall be subject to appeal to the Hydraulic Appeals Board established in RCW 77.55.301. APPEALS INFORMATION If you wish to appeal the issuance or denial of, or conditions provided in a Hydraulic Project Approval, there are informal and formal appeal processes available. A. INFORMAL APPEALS (WAC 220-110-340) OF DEPARTMENT ACTIONS TAKEN PURSUANT TO RCW 77.55.021, 77.55.141,77.55.181, and 77.55.291: A person who is aggrieved or adversely affected by the following Department actions may request an informal review of: (A) The denial or issuance of a Hydraulic Project Approval, or the conditions or provisions made part of a Hydraulic Project Approval; or (B) An order imposing civil penalties. A request for an INFORMAL REVIEW shall be in WRITING to the Department of Fish and Wildlife HPA Appeals Coordinator, 600 Capitol Way North, Olympia, Washington 98501-1091 and shall be RECEIVED by the Department within 30 days of the denial or issuance of a Hydraulic Project Approval or receipt of an order imposing civil penalties. If agreed to by the aggrieved party, and the aggrieved party is the Hydraulic Project Approval applicant, resolution of the concerns will be facilitated through discussions with the Area Habitat Biologist and hislher supervisor. If resolution is not reached, or the aggrieved party is not the Hydraulic Project Approval applicant, the Habitat Technical Services Division Manager or hislher designee shall conduct a review and recommend a decision to the Director or hislher deSignee. If you are not satisfied with the results of this informal appeal, a formal appeal may be filed. B. FORMAL APPEALS (WAC 220-110-350) OF DEPARTMENT ACTIONS TAKEN PURSUANT TO RCW 77.55.021 (EXCEPT agricultural irrigation, stock watering or bank stabilization projects) or 77.55.291: A person who is aggrieved or adversely affected by the following Department actions may request a formal review of: (A) The denial or issuance of a Hydraulic Project Approval, or the conditions or provisions made part of a Hydraulic Project Approval; (B) An order imposing civil penalties; or (C) Any other 'agency action' for which an adjudicative proceeding is required under the Administrative Procedure Act, Chapter 34.05 RCW. A request for a FORMAL APPEAL shall be in WRITING to the Department of Fish and Wildlife HPA Appeals Coordinator, shall be plainly labeled as 'REQUEST FOR FORMAL APPEAL' and shall be RECEIVED DURING OFFICE HOURS by the Department at 600 Capitol Way North, Olympia, Washington 98501-1091, within 30-days of the Department action that is being challenged. The time period for requesting a formal appeal is suspended during consideration of a timely informal appeal. If there has been an informal appeal, the deadline for requesting a formal app~al shall be within 30-days of the date of the Department's written decision in response to the informal appeal. C. FORMAL APPEALS OF DEPARTMENT ACTIONS TAKEN PURSUANT TO RCW 77.55.021 (agricultural irrigation, stock watering or bank stabilization only), 77.55.141, 77.55.181, or 77.55.241: A person who is aggrieved or adversely affected by the denial or issuance of a Hydraulic Project Approval, or the conditions or provisions made part of a Hydraulic Project Approval may request a formal appeal. The request for FORMAL APPEAL shall be in WRITING to the Hydraulic Appeals Board per WAC 259-04 at Environmental Hearings Office, 4224 Sixth Avel"!ue SE, Building Two- Rowe Six, Lacey, Washington 98504; telephone 360/459-6327. D. FORMAL APPEALS OF DEPARTMENT ACTIONS TAKEN PURSUANT TO CHAPTER 43.21 L RCW: A person who is aggrieved or adversely affected by the denial or issuance of a Hydraulic Project Approval, or the conditions or provisions made part of a Hydraulic Project Approval may request a formal appeal. The FORMAL APPEAL shall be in accordance with the provisions of Chapter 43.21 L RCW and Chapter 199-08 WAC. The request for FORMAL APPEAL shall be in WRITING to the Environmental and Land Use Hearings Board at Environmental Hearings Office, Environmental and Land Use Hearings Board, 4224 Sixth Avenue SE, Building Two -Rowe Six, P.O. Box 40903, Page 4 of5 RCW 77.55.100 -Appeal pursuant to Chapter 34.05 RCW ~ Washington . . ' Department of . FISH and , WILDLIFE ~ IRAULIC PROJECT APPROVAL Issue Date: April 04, 2006 Control Number: Project Expiration Date: November 06, 2009 FPAlPublic Notice #: Lacey, Washington 98504; telephone 360/459-6327. North Puget Sound 16018 Min Creek Boulevard Mill Creek, WA 98012-1296 (425) 775-1311 102922-2 NIA E. FAILURE TO APPEAL WITHIN THE REQUIRED TIME PERIODS results in forfeiture of all appeal rights. If there is no timely request for an appeal, the department action shall be final and unappealable. ENFORCEMENT: Sergeant Chandler (34) P3 Habitat Biologist Stewart Reinbold CC: 425-649-4423 for Director WDFW Page 5 of 5 ·:te Kathy Keolker-Wheeler, Mayor March 11, 2005 Mr. Patrick Gilroy LandTrust, Inc. 1560 140th Ave. NE Bellevue, W A 98005 CITY F RENTON PlanninglBuildinglPublic Works Department Gregg Zimmerman P.E., Administrator Subject: Wedgewood Lane, Division 1 LUA~03-053 and Division 2 LUA-05-009 Dear Mr. Gilroy: Upon further analysis of the wetland report prepared by AlderNW dated January 19,2005 submitted with the subject land use applications, staffhas determined additional information is necessary to proceed with the evaluation ofthe wetland delineation. Please have your wetland consultant provide the following information: • Wetlands delineation plan showing all wetlands within 100 feet of the perimeter of the Wedgewood Lane site, Division 1,2 and 3, which includes both on-site and off-site, per RMC 4-3-050M3 .. • The delineation plan needs to clearly show the wetland boundaries. It would be helpful if the topographic lines on the submitted plan were lightened to differentiate between topography and wetlands. • The revised wetland report and/or delineation need to address the apparent discrepancy regarding the wetlands located in the northwest comer abutting the RutledgelBent Nose site (please see attached plan) and what is depicted as "seasonal stream". • Provide a plan showing the existing and proposed location of the "seasonal stream". • Additional analysis of the "seasonal stream and delineation" as defined by RMC 4-11-190 needs to be provided. Once this information is provided to us and found to be acceptable, the staff will be requesting a secondary wetlands evaluation by the City's wetland consultant. We hope to have this review conducted in a timely fashion in order to proceed with your land use applications. At this time, the Wedgewood Lane Preliminary Plat land use applications (file no. LUA-03-053, ECF, PP and LUA-05-009, ECF, PP) have been placed "on-hold". Once the City wetlands consultant has completed their review, the project will be rescheduled on the agendas for both the Environmental Review Committee and the Hearing Examiner. ---------:}:-::O-=-SS::-S=-o-u--:th-:G=-r-ad-=-y--:W:::-:a-:y---=R=-e-nt-o-n,"7W:7a-:sh:-:i-ng-t-on--=-98=-=O-=S-=-S ------~ * This paper contains 50% recycled material, 30% post consumer AHEAD OF THE CURVE If you have any questions or further clarification is needed, please contact me at 425-430- 7270. Respectfully, G\~dl)J NancyWeil Senior Planner Cc: Jennifer Henning Parties of re.cord Carolyn Bigelow 6314 42nd Avenue SW ste: #101 Seattle, WA 98136 tel: 206-764-5388 (owner) Walter & Kathy Johnson 2305 Quail Run Road Cottonwood, AZ 86326 (owner) Patrick & Angeline Anderson 14406 SE 116th Street Renton, WA 98059 (party of record) Danny Hill 500 Hoquiam Avenue NE Renton, WA 98055 (party of record) Updated: 08/08/05 PARTIES OF RECORD WEDGEWOOD LANE DIV. 2 LUA05-009, PP, ECF Wesley Anderson 37210 200th SE Auburn, WA 98042 tel: 253-833-6262 (owner) Patrick Gilroy LandTrust, Inc. 1560 140th Avenue NE Bellevue, WA 98005 tel: 425-747-1726 (applicant / contact) Patricia A Waters 12220 142nd SE Renton, WA 98059 tel: 425-226-4114 (party of record) Troy Jon Matthewson 760 Hoquiam Avenue NE Renton, WA 98059 (owner) Mark Engbaum & Renee Korsmo 14522 SE 116th Street Renton, WA 98059 (party of record) Justin Lagers Harbour Homes 33400 9th Avenue S ste: #120 Federal Way, WA 98003 (party of record) (Page 1 of 1) City of Re, "on Department of Planning I Building I Public v. Jks ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: COMMENTS DUE: FEBRUARY 25, 2005 APPLICATION NO: LUA05-009, PP, ECF DATE CIRCULATED: FEBRUARY. 1 ~ APPLICANT: Patrick Gilroy PROJECT MANA~rrc;weil .,/ ~ PROJECT TITLE: Wedgewood Lane Div. 2 Preliminary Plat PLAN REVIEW: Arneta Henniger\ () ~ SITE AREA: 7.16 acres BUILDING AREA (gross): N/A LOCATION: 700, 750, 760, & 780 Hoquiam Avenue NE WORK ORDER NO: 77376 SUMMARY OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Preliminary Plat approval for a 46-lot preliminary plat in the Residential-8 (R-8) single-family zoning designation. The proposed lots range in size form 4,500 square feet to 9,051 square feet. Access to the project is proposed via one new 42-foot internal public street off of Hoquiam Avenue NE. A future connection to the north is proposed through Aspen WQods Preliminary Plat to connect to future division of Wedgewood Lane. This site contains wetlands. 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 Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Y Energy! Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet J/J f· CLn n I..I-fl-L L<-t' 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 infOrma~n]' .;::d :~:0rIY assess this proposal. L ~~ 8-10 -of' Signature of Director or Authorized Representative Date DATE: TO: FROM: SUBJECT: CITY OF RENTON PLANNING/BUILDING/PUBLIC WORKS MEMORANDUM March 1, 2005 Nancy Weil Sonja J. Fesser~ Wedgewood Lane Div. 2 Preliminary Plat, LUA·OS·009 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: None. 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-I0-0429, respectively, on the drawing sheets. 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 the preliminary plat number and is unknown as of this date. Note two ties to the City of Renton Survey Control Network. The geometry will be checked by the city when the ties are provided. Provide plat and lot closure calculations. Note the date the existing monuments were visited, per WAC 332-130-150, and what was found. Complete City of Renton Monument Cards, with reference points of all new right-of-way monuments set as part of the plat. \H:\File Sys\LND· Land Subdivision & Surveying Records\LND·IO· Plats\0429\RV050218.doc March I, 2005 Page 2 Required City of Renton signatures (on the final plat submittal) 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. Appropriate King County approval blocks need to be noted on the plat drawing. All vested owners of the plat property need to sign the final plat document. Include notary blocks as needed. Include a dedication/certification block on the plat drawing. Indicate what has been, or is to be, set at the corners of the proposed lots. On the final submittal, remove all references to utility facilities, topog lines and other items not directly impacting the subdivision. Remove all references to building setback lines. Setbacks will be determined at the time of issuance of building permits. Note encroachments, if any. Note all easements, agreements and covenants of record on the drawing. Note discrepancies between bearings and distances of record and those measured or calculated, if any. The city will provide addresses for the proposed lots after the preliminary plat is approved. The addresses (and street names) will need to be noted on the plat document. Note whether the adjoining properties are platted (give plat name and lot number) or unplatted. Remove all references to density and zoning information from the final plat drawing. If there is a Restrictive Covenants, Conditions & Restrictions document for this plat, then reference the same on the plat drawing and provide a space for the recording number thereof. Note that if there are restrictive covenants, easements or agreements to others (neighboring property owners, etc.) as part of this subdivision, they can be recorded concurrently with the plat. The plat drawings and the associated document(s) are to be given to the Project Manager as a package. The plat document will be recorded first (with King County). The recording number(s) for the associated document(s) (said documents recorded concurrently with, but following the plat) need to be referenced on the plat drawings. If there is a Homeowners' Association (HOA) for this plat, the following language concerning ownership of "TRACT A" (open space) applies to this plat and should be noted on the final plat drawing as follows: H:\File Sys\LND -Land Subdivision & Surveying Records\LND-IO -Plats\0429\RY050218.doc\cor March 1, 2005 Page 3 Upon the recording of this plat, Tract A is hereby granted and conveyed to the Plat of Wedgewood Lane Div. 2 Homeowners' Association (HOA) for an open space. All necessary maintenance activities for said Tract will be the responsibility of the HOA. In the event that the HOA is dissolved or otherwise fails to meet its property tax obligations, as evidenced by non-payment of property taxes for a period of eighteen (18) months, then each lot in this plat shall assume and have an equal and undivided ownership interest in the Tract previously owned by the HOA and have the attendant financial and maintenance responsibilities. Otherwise, use the following language on the final plat drawing: Lots I through 46, inclusive, shall have an equal and undivided ownership interest in "Tract A". The forgoing statement is to be accompanied by language defining the maintenance responsibilities for any infrastructure located on the Tract serving the plat, or reference a separate recorded instrument detailing the same. The two new 20' private access/utilities easements are for the benefit of future owners of Lots 11 and 28. Since the new lots created via this plat are under common ownership at the time of plat recording, there can be no new easements created until ownership of the lots is conveyed to others, together with/or subject to specific easement rights. Add the following Declaration of Covenant language on the face of the subject plat drawing, if the previous paragraph applies: DECLARATION OF COVENANT: The owners of the land embraced within this plat, in return for the benefit to accrue from this subdivision, by signing hereon covenant and agree to convey the beneficial interest in the new easements 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/utilities easements require a "NEW PRIVATE EASEMENT FOR INGRESS, EGRESS & UTILITIES MAINTENANCE AGREEMENT" statement noted on the plat drawing. See the attachment. Fee Review Comments: The Fee Review Sheet for the preliminary plat review is provided for your use and information. H:\File Sys\LND -Land Subdivision & Surveying Records\LND-IO -Plats\0429\RV050218.doc\cor Title for both oUhe following paragraphs: NEW PRIV ATE 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 IS TO BE CREATED UPON THE SALE OF LOTS SHOWN ON THIS PLAT. THE OWNERS OF LOTS SHALL HA VE AN EQUAL AND UNDIVIDED INTEREST IN THE 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 ANDIOR 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. 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 ANDIOR DETENTION FACILITIES WITHIN THIS EASEMENT, PRIV A TE 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 PA VEMENT WIDTH IS GREATER THAN 20 FEET. .. PROPERTY SEI :ES FEE REVIEW FOR SUBDIVISIONS . 2005 ------'-'10=--__ _ RECEIVED FROM ___ ----,~-:--- (date) JOB ADDRESS: 70C),750) 7G:2C & 780 HOQ' )IAM A\iE WE: WO#_"71-7+->-a,,-rz~~,c;.L-______ _ ,I'Y\ TURE OF WORK: -46 -Laf" JOL.k':i"" t:;:C (w~.EWQOI? LAJ...IE!:; D/y.e ') LND # 10 -o4eq '" PRELIMINARY REVIEW OF SUBDIVISION'BY LONG PLAT, NEED MORE IN{ORMAT-IO-'-'N .... :'------"-"=··~L"::OEl-G-A-L-D-E-S-C-R-I-PT-ION 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# locaos -92.57, -q ISO' )( NEW KING CO. TAX ACCT.#(s) are required when -q.3 5 '3, -q 1-4'::> assigned by King County. -CJol"T I -q141 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. underground 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 nOlice. 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. ~ d NOT' d' ~'d /. ~ h f The ollowmg quoted fees 0 mclu e Inspection ees Sl e sewer permIts, r w permIt ees or t e cost 0 water meters. SPECIAL ASSESSMENT DISTRICT PARCEL METHOD OF ASSESSMENT ASSESSMENT DISTRICTS NO. NO. ASSESSMENT UNITS OR FEE Latecomer Agreement (pvt) WATER Latecomer Agreement (pvt) W ASTEW A TER Latecomer Agreement (pvt) OTHER S~ecial Assessment District/WATER -r : Hok.!EY C J:=;;i=="r-:-lc SAO r-8:;;1 ! .$E.50.0C) X Ul-J rrS 4c:;; 1$11,5~ . .Q£ Special Assessment DistI"iCii HASTE WATER . --. '1 Joint Use Agreement (METRO) Local Improvement District * Traffic Benefit Zones $75.00 PER TRIP, CALCULATED BY TRANSPORTATION FUTURE OBLIGATIONS SYSTEM DEVELOPMENT CHARGE -WATER .. Estimated # OF UNITS/ SDC FEE .. Pd Prevo .. Partially Pd (Ltd Exemption) .. Never Pd SQ. FTG. Single family residential $1,525/unit x UA. WA."f'£'9 55:PoV/cE: To.J::=- Mobile home dwelling unit $1220/unit in park :A. .-. -:1'"'>1 <eT=: ao' ~, ....... Apartment, Condo $91S/unit not in CD or COR zones x 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 -W ASTEW ATER" Estimated .. Pd Prevo .. Partially Pd (Ltd Exemption) .. Never Pd Single family residential $900/unit x -4<, $41 Aoa;OO Mobile home dwelling unit $720/unit x Apartment, Condo $S40/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 Prevo .. Partiall.r. Pd (Ltd Exemption) .. Never Pd Single family residential and mobile home dwelling unit $7IS/unit x 4c;. 5~~.8qO.OO All other properties $0.249/sq ft of new impervious area of property x (not less than $715.00) I PRELIMINARY TOTAL $ 85,qo.~ c:,D~ ;@l" \3u.oov.J SignaUJf(;' Revi~g Authority '< r.> ID 0 III 0 11 U1 11 ID () < .... *If subject property is within an LID, it is developers responsibility to check with the Finance Dept. for paid/un-paid status. ID .: Square footage figures are taken from the King County Assessor's map and are subject to change. !l 0 Current City SDC fee charges apply to ___________________ _ EFFECTIVE January I, 2005 City of nenton Department of Planning / Building / Publi..: Norks ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET COMMENTS DUE: FEBRUARY 25, 2005 .., APPLICATION NO: LUA05-009, PP, ECF DATE CIRCULATED: FEBRUARY 11,2005 -..... APPLICANT: Patrick Gilroy PROJECT MANAGER: Nancy Wei! r-, PROJECT TITLE: Wedgewood Lane Div. 2 Preliminary Plat PLAN REVIEW: Arneta Henniger IC/j 1 5 2005 SITE AREA: 7.16 acres BUILDING AREA (gross): N/A LOCATION: 700,750,760, & 780 Hoquiam Avenue NE WORK ORDER NO: 77376 SUMMARY OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Preliminary Plat approval for a 46-lot preliminary plat in the Residential-8 (R-8) single-family zoning designation. The proposed lots range in size form 4,500 square feet to 9,051 square feet. Access to the project is proposed via one new 42-foot internal public street off of Hoquiam Avenue NE. A future connection to1he north is proposed through Aspen Woods Preliminary Plat to connect to future division of Wedgewood Lane. This site contains wetlands. 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 Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELA TED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. Signature of Director or Authorized Representative Date NancyWeil Sr. Planner 1.Ltkl:B·-CO~ Lutl-05-001 OEV~~~~~'NG Development Services Division FEB 2 S 200S REC.ElVEO Dear Ms. Weil, We are writing regarding the Wedgwood Lane project and would like to become a party of record. We presentl, live at 14406 SE 116th St, if this street went through it would be NE 10 St. in the city of Renton. We are presently in the annexation process and should be annexed into the city by June, if not earlier. Though this application consists of Wedgwood Division one and Wedgwood Division two, we have concerns that the development of Wedgwood Division one would rely on work being done in the Wedgwood Division three area. Since our property borders Wedgwood Division three, our concerns are the following: • Route of access for hea;J: equipment o Our road (SE 116 ) is presently a ten-foot wide single ,l~tvisioo paved by the homeowners approximately six years ago. It was not intended for heavy equipment, nor do we want heavy equipment to be parked on the road during the day or weekends. • Routing of sewer lines o Our understanding is that the sewer line that runs under our driveway would have to be replaced with a gravity flow line. We want to make sure that we will have access to our home during this process and that we are stubbed and ultimately hooked on to the sewer by the developer. • NE 10th going through o The city shows the possibility ofNE 10th going through to SE 116th. We do n~want to see this happen. • Our small Di¥iSf:~ot handle high traffic. • Possibility of a multitude of homes using this through access. • NE 10th presently intersects Hoquiam Ave. NE directly across from Hazen high school; we fear "" that our little B~~ could potentially become a very busy street. • Wedgwood Division three half street o In developing their half street on SE I 16th, our driveway has to be taken into consideration. Presently SE I 16th dead-ends into our property as a private driveway. We want to make sure our driveway will be aesthetically fitting for the value of our home. o With the new half street to be developed we feel it important that it is developed only on their easement side. o If telephone poles are to be moved we would prefer to see the one on the comer of our property removed. • Dust control o If SE I 16th is used as access for Wedgwood Division one construction, we feel it is necessary to have dust control and our street cleaned daily. In total fairness in making decisions concerning this application individuals should personally come out and look at SE I 16th ST. Keeping in mind the grade, size, and quality of pavement. Even though Wedgwood Division three is not in this application we feel that Wedgwood Division one brings up the concerns listed above regarding work being done around Wedgwood Division three. Respectfully Patrick D. Anderson ') l_ J'~ /-) . 't·~~c~ Angeline R. Anderson ~£a~ , Nancy Kreynus Weil, Senior Planner City of Renton -Development Services February 25, 2005 RE: Public Comment on Wedgewood Lane I, II lJUt<i3-05~ LWlC&OOq DEVELOPMENT PlANNING CITY OF RENTON FEB 252005 RECEIVED We, Mark Engbaum and Renee Korsmo, own a home at 14522 S.E. 116th St., Renton, Washington, (phone 425/228-8786). We respectfully request to be added as a party of record regarding Wedgewood Lane I and II, as our property fronts the northern border (eastside) of Wedge wood Lane III and will be directly impacted by development on Wedgewood Lane I, II, and III. We respectfully submit the following comments regarding Wedgewood Lane I and II: 1. Use ofS.E. 116th Street for access We have many concerns regarding the use ofS.E. 116th Street for access to Wedgewood Lane I. In looking at a preliminary map (on file with the City Renton) of Wedge wood Lane I, it appears that primary access to Wedgewood Lane I will be through S.E. 116th St proceeding through Wedgewood Lane III (currently in annexation proceedings) into Wedgewood Lane I. At present, S.E. 116th St. is only 12 ft. 6 inches wide as it fronts our property and proceeds up hill to the west (toward the Wedgewood properties). Access to the east (toward 148th Ave.) on S.E. 116th St. varies from 12 ft. as you pass our property to 15 ft. as you crest the hill to the east and is approximately 19 ft. where S.E. 116th St. meets 148th Ave. (See attached photos). Our property sits at the low spot for either direction, east or west on S.E. 116th St and the sloping nature ofthis road causes site distance issues for traffic on the road and for some of the residents' driveways. Certainly in its present condition, S.E. 116th Street is not suitable for many more residences (14 occupied residences at present) and is deftnitely not suitable for commercial trucks and equipment due to limited passing ability and sharp ditches at many points along the road and privately buried drain pipe in other points. We do realize that S.E. 116th st. will have to be widened and improved to handle the proposed increased residential use, but feel that unless these improvements are major, this road will still not be able to handle the load and frequency of the commercial traffic necessary for the Wedgewood developments. Commercial access to the Wedgewood properties would be less disruptive and probably less costly from Hoquiam, but that option was not clear on current maps. The asphalt on S.E. 116th St. was paid for by residents living on the street (1997 we were told) and was laid on the easement of the properties on the north side of the road. There ~ . presently is a pull out on S.E. 116th Street directly in front of our two driveways (14522 S.E. 116th St.) This pull out allows traffic to pass safely and also aids in exiting our property as our driveways meet S.E. 116th at a 90 degree angle. Whether S.E. 116th St is ultimately used or not used for access to the Wedgewood developments, we strongly urge that NO PARKING of commercial vehicles/equipment or worker vehicles be allowed anywhere along S.E. 116th St. at any time for safety reasons. 2. Surface water and drainage concerns We are extremely concerned about surface water retention and runoff from all of the Wedgewood properties, but in particular regarding Wedgewood Lane I and II that water retention facilities for these projects will be on the Wedgewood Lane III site which is not as far along in the pre-platting process (due to pending annexation) as Wedgewood Lane I and II. Bow can the Wedgewood Lane I and n surface water retention and runoff issues be finalized in a fair manner when it is dependent on Wedgewood Lane III which is not presently at the public comment stage? Our property is at the low spot for runoff from all of the Wedgewood sites. Directly across from our two driveways is a large wetland and at the western third of our front property line Honey Creek flows under S.E. 116th St. and passes through our property. We would like to be a party to the planning of water retention and surface water management to insure that the flow of runoff will not increase to the point that our property is negatively impacted (flooding concerns). There are flooding concerns and washout concerns regarding the street itself. In the past, Boneycreek has consisted of seasonal drainage and has not negatively impacted our property (low second driveway and barn/shed outbuilding). We would certainly like to keep it this way. We have other concerns probably most appropriately addressed as Wedgewood III progresses -construction impact of the sewer pump station on Wedgewood III and possible sewer stub for our property. We thank you in advance for consideration of our concerns and respectfully request that all parties involved physically come out to the Wedgewood properties from the 14Sth and S.E. 116th St. access to fairly evaluate our concerns. Sincerely, // ! (? / ~~/JJtLr;~ Renee Korsmo and Mark Engbaum Attachments: photos ... DATE: TO: FROM: SUBJECT: CITY OF RENTON MEMORANDUM February 25, 2005 NancyWeil Arneta Henninger X7298 WEDGEWOOD LANE 2 PLAT APPLICATION LUA 05-009 780 HOQUIAM AV NE I have reviewed the application for this proposed 46 lot plat generally located in Section 10- 23N-5E and have the following comments: Existing Conditions: Water --The project site is located in the Water District 90 service area. Sanitary Sewer --There is a proposed sanitary sewer lift station being installed by Wedgewood Lane 3. Storm --There are storm drainage facilities in Hoquiam Ave NE. This project site is in the Honey Creek drainage basin. The site is not located in the Aquifer Protection Zone. CODE REQUIREMENTS WATER: • The project shall submit a Certificate of Water Availability from Water District 90 to confirm that the District can provide the required fire flow rate for the development as required. • Watermain improvement plans shall be designed to City of Renton standards. The plans, even though it is in Water District 90, need to also be submitted to the City of Renton for review. • All plats are required by City code to provide a fire hydrant with a minimum fire flow requirement of 1,000 GPM within 300 feet of any proposed single-family structure. This distance is measured along a travel route. If the proposed single-family structures exceed 3,600 square feet, the minimum fire flow increases to 1,500 GPM and requires two hydrants within 300 feet of the structure. Additional fire hydrants will be required as a part of this project to meet this criteria. The fire hydrants must meet all current City of Renton standards. Wedgewood Lane II Plat Application 980 Hoquiam Ave NE Page 2 of3 SANITARY SEWER: • This project will be required to extend an 8" sanitary sewer main internal to the new plat and along the full frontage of Hoquiam Ave NE. • Individual sidesewers will be required to be installed to serve the new lots. Dual sidesewers will not be allowed. • This project is located in the Honey Creek Special Assessment District (SAD 8611) These fees are $250 plus interest per new unit and shall be paid prior to issuance of a construction permit and recording of the plat. • System Development Charges (SDC) are $900 per new unit. These fees are collected at the time a construction permit is issued. STREET IMPROVEMENTS: • Per City of Renton code, projects that are 5 to 20 units residential in size are required to provide full pavement width per standard with curb, gutter and sidewalk on the project side along the full frontage of the parcel being developed. In addition the project shall provide a minimum of a 20' pavement section to the arterial (500' maximum). • Per City code the applicant may request in writing a reduction in the right-of-way width for the new internal residential street to 42 feet. • All lot corners at intersections of dedicated public rights-of-way shall have a minimum radius of fifteen feet. The minimum inside turning radii is 25 feet. • The east curb line on Hoquiam Ave NE abutting both Wedgewood Lane Division I and Division 2 shall be located 18 feet from the right-of-way centerline to provide for an ultimate roadway face of curb to face of curb width of 36 feet. • The easterly north south internal street shall be designed to align with Kitsap Ave NE in the Aspen Woods Development. The conceptual utility plan needs to be modified to reflect this alignment. • The location of the access to the plat from Hoquiam Ave NE opposite NE 7th St is approved. • Street lights will be required to be installed by this project along the full frontage of the parcel being developed and in the new plat. All street lights shall be designed and installed per City of Renton standards and specifications. Private street lighting systems are not allowed. • All new electrical, phone and cable services and lines must be undergrounded. The construction of these franchise utilities must be inspected and approved by a City of Renton public works inspector prior to recording the plat. Wedgewood Lane II Plat Application 980 Hoquiam Ave NE Page 3 of 3 • The applicant shall pay the Traffic Mitigation Fee of $30,145.50 prior to recording the plat. This is a condition of the plat. • The following are review comments on the Traffic Impact Analysis (dated December 24, 2004). ~ The TIA acknowledges that the Hoquiam Avenue NE/NE 4th Street intersection will be signalized by the horizon year (2009). However, the Horizon Year LOS Analysis With and Without the Project is based on a two-way stop operation at this intersection. ~ The TIA does not acknowledge the Jericho Plat development as pipeline development project. This development is anticipated to be in place by 2009 and generating traffic at the Hoquiam/NE 4th intersection, particularly on the south approach. ~ We recommend the Horizon Year LOS Analysis With and Without the Project for the Hoquiam/NE 4th intersection be updated to reflect a traffic signal operation and traffic volumes generated by the Jericho Plat development. STORM DRAINAGE: • This project site is in the Honey Creek drainage basin. • A conceptual drainage plan and report were submitted with the formal application. This project shall be designed to be in compliance with the 1998 King County Surface Water Manual Level 2 flow control (detention) and water quality treatment. This is a condition of the plat. The conceptual drainage report needs to be modified to reflect this. • The Surface Water SDC fees of $715 per new single family house are required to be paid. These fees are collected at the time a construction permit is issued. GENERAL: • All required utility, drainage and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a licensed Civil Engineer. • All projects are required to be tied to a minimum of two of the City of Renton current horizontal and vertical control network. • Permit application must include an itemized cost estimate for these improvements. The fee for review and inspection of these improvement 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 of the fee must be paid upon application for building and construction permits, and the remainder when the permits are issued. There may be additional fees for water service related expenses. See Drafting Standards. WEDGELANE2PLGF PROPERTY SERV ; FEE REVIEW FOR SUBDIVISIONS r 005 ----,-"IO~ __ RECEIVED FROM ___ -----,-=--__ (date) JOB ADDRESS: 70C>J 750 17<00 & '780 HO,?' )IAki AVE:. bJt=: WO#-7J-7--f-'o.-a.L-7~<Or=--______ _ J~ATURE OF WORK: 46-l..O'f L...OL..k:1l?' ~ (wEt:>9~ I M.JE D/Y.ie. ') LND # /0 -o4eq X. PRELIMINARY REVIEW OF SUBDIVISION'IJy LONG PLAT, NEED MORE IN{ORMAT-IO-"N ..... :'----"-"'·=:J· ~L-E"-IG-A-L-D-E-S-C-R-I-PT-ION 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# lOeaos -9.2.57 -q 158 ~ NEW KING CO. TAX ACCT.#(s) are required when -q.9:3 c5, -q 145 assigned by King County. -Qol'7, -c1l41 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. underground 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 t II d t d NOT· I d . fi·d I· fi h e 0 oWing_quote ees 0 me u e inspection ees, Sl e sewer permIts, r w permIt ees or t e cost of water meters. SPECIAL ASSESSMENT DISTRICT PARCEL METHOD OF ASSESSMENT ASSESSMENT DISTRICTS NO. NO. ASSESSMENT UNITS OR FEE Latecomer Agreement (pvt) WATER Latecomer Agreement U!.vt) W ASTEW ATER Latecomer Agreement {pvt) OTHER '-S~ecial Assessment District/WATER - : HoNEY C~Jc: SAO -&;;! ! .$E50.Qe· X uw rrS -4<:;; :$11 ,50::;>.~ Special AS1;essment District, h ASTEW ATER . _._--- Joint Use Agreement (METRO) Local Improvement District * Traffic Benefit Zones $75.00 PER TRIP, CALCULATED BY TRANSPORTATION FUTURE OBLIGATIONS SYSTEM DEVELOPMENT CHARGE -WATER .. Estimated # OF UNITS/ SDC FEE -Pd Prevo .. Partially Pd (Ltd Exemption) -Never Pd SQ. FTG. Single family residential $1,525/unit x UA W~ 55:R~C:~,-r~ Mobile home dwelling unit $1220/unit in park :, ,~ T'>tar. 00"--' ..... Apartment, Condo $915/unit not in CD or COR zones x I 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 - W ASTEW ATER" Estimated .. Pd Prevo -Partially Pd (Ltd Exemption) .. Never Pd Single family residential $900/unit x .4G. $ 41.40",00 Mobile home dwelling unit $720/unit x Apartment, Condo $540/unit not in CD or COR zones x Commercial/Industrial $0.126/sq. f1. of property x(not less than $900.00) SYSTEM DEVELOPMENT CHARGE -SURFACEWATER .. Estimated .. Pd Prevo .. Partially Pd (Ltd Exemption) .' Never Pd Single family residential and mobile home dwelling unit $71S/unit x ~ 5~a.8qo.OO All other properties $O.249/sq ft of new impervious area of property x (not less than $715.00) I PRELIMINARY TOTAL $ 85,Qo.oo 0&~a2 ~ . \Ju.ocv.J SignatU;:;;· Revi~g Authority '< I\) III 0 III 0 11 111 11 III CS < .... *If subject property is within an LID, it is developers responsibility to check with the Finance Dept. for paid/un-paid status. III >: Square footage figures are taken from the King County Assessor's map and are subject to change. ::s 0 Current City SDC fee charges apply to ___________________ _ EFFECTIVE January 1, 2005 City of Re ... on Department of Planning / Building / Public ~"vrks ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: . ,~ COMMENTS DUE: FEBRUARY 25, 2005 APPLICATION NO: LUA05-009, PP, ECF DATE CIRCULATED: FEBRUARY 11, 2005 APPLICANT: Patrick Gilroy PROJECT MANAGER: Nancy Weil PROJECT TITLE: Wedgewood Lane Div. 2 Preliminary Plat PLAN REVIEW: Arneta Henniger • ~u I J 2D05 SITE AREA: 7.16 acres BUILDING AREA (gross): N/A LOCATION: 700,750,760, & 780 Hoquiam Avenue NE WORK ORDER NO: 77376 SUMMARY OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Preliminary Plat approval for a 46-lot preliminary plat in the Residential-8 (R-8) single-family zoning designation. The proposed lots range in size form 4,500 square feet to 9,051 square feet. Access to the project is proposed via one new 42-foot internal public street off of Hoquiam Avenue NE. A future connection to the north is proposed through Aspen Woods Preliminary Plat to connect to future division of Wedgewood Lane. This site contains wetlands. 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 Earlh Housing Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transporlation Environmental Health Public Services Energy! Historic/Cultural Natural Resources Preservation AirpOrl Environment 10,000 Feet 14,000 Feet B. POLICY-RELA TED 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 addi ·onal in~ ~ ation is needed to properly assess this proposal. IY7 ~/I/~ a~' Date S# Lo \le Project Name: IN~Ell,)OO~ LI\t-)E; ~\) d- Project Address: 700 \1ouV\P.M ~ ...:>0" U Contact Person: PA,~ l~\L~ Permit Number: L\)A os-009 Project Description: _L\ .. \.o~-_lq;:;;;;......J..-_S~-::.:..~....:«-~_f"~l A:...:...J.\_..wW~\ rn~~fQ;.w..:\?~Q.=-.::::G¥;.IoJ..;I":::>=::.n,1....!..!ltJiIt.:(;!4~ ___ _ Land Use/ype: Method of Calculation: 1]/ Residential o Retail o Non-retail Calculation: ~\g-L\: L\z.. y. q,S{:; l.\O\.C1Q yO\, q ~ Y. <\\ l'::> =-ti ~9 \,-\ 6. SO Tra nsportation Mitigation Fee: Calculated by: rn,-iTE Trip Generation Manual, 7th Edition o TrafficStudy ('2\0) s.~~ ~.syVI\J\l o Other Date: ~\}2)71iYO) Date of Payment: ________________ _ City of Remon Department of Planning / Building / Public ~vvrks ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: COMMENTS DUE: FEBRUARY 25, 2005 APPLICATION NO: LUA05-009, PP, ECF DATE CIRCULATED: FEBRUARY 11,2005 APPLICANT: Patrick Gilroy PROJECT MANAGER: Nancy Weil PROJECT TITLE: Wedgewood Lane Div. 2 Preliminary Plat PLAN REVIEW: Arneta Henniger SITE AREA: 7.16 acres BUILDING AREA (gross): N/A v lUU:J LOCATION: 700,750,760, & 780 Hoquiam Avenue NE WORK ORDER NO: 77376 , :.' i SUMMARY OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Preliminary Plat approval for a 46-lot preliminary plat in the Residential-8 (R-8) single-family zoning designation. The proposed lots range in size form 4,500 square feet to 9,051 square feet. Access to the project is proposed via one new 42-foot internal public street off of Hoquiam Avenue NE. A future connection to the north is proposed' through Aspen Woods Preliminary Plat to connect to future division of Wedgewood Lane. This site contains wetlands. 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 Liaht/Glare Plants Recreation Land/Shoreline Use Uti/ities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. Signature of Director or Authorized Representative Date CITY OF RENTON FIRE PREVENTION BUREAU MEMORANDUM DATE: February 15, 2005 TO: Nancy Weil, Senior Planner FROM: Jim Gray, Assistant Fire Marshal~J SUBJECT: Wedgewood Lane Division 2 Plat, 700 Blk. Hoquiam Ave. NE 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. Lots 2,12&27. 3. Dead end access roadways over 700 feet in length are required to have a secondary access. Secondary access will connect through Aspenwood Plat. 4. Street addresses shall be visible from a public street. Please feel free to contact me if you have any questions. City of Re",on Department of Planning / Building / Public •. ~, ks ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: \ -, APPLICATION NO: LUA05-009, PP, ECF APPLICANT: Patrick Gilroy PROJECT TITLE: Wedgewood Lane Div. 2 Preliminary Plat SITE AREA: 7.16 acres COMMENTS DUE: FEBRUARY 25, 2005 DATE CIRCULATED: FEBRUARY 11,2005 PROJECT MANAGER: NanfyW~il ~------___ o __ ~ PLAN REVIEW: Arneta Henniger I --.----, BUILDING AREA (gross): N/A , 0"0 ,LiU) LOCATION: 700,750,760, & 780 Hoquiam Avenue NE WORK ORDER NO: 773761 I' SUMMARY OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Prbliminary Plat approvalfor ~t i preliminary plat in the Residential-8 (R-8) single-family zoning deSignation. The proposed lots ramge in size form 4,500'sqtitire feel to i 9,051 square feet. Access to the project is proposed via one new 42-foot internal public street ofh:,tHoquiam AvenueNE.1Xi.u1J.trJL......J connection to the north is proposed through Aspen Woods Preliminary Plat to connect to future division of Wedgewood Lane. This site contains wetlands. 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 Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. with particular attention to those areas in which we have expertise and have identified areas of probable impact or is needed to properly assess this proposal. :z /;6.h {/ Date~1 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 CIW of Remon Department of Planning / Building I ,-ublic l. Jks ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: COMMENTS DUE: FEBRUARY 25, 2005 APPLICATION NO: LUA05-009, PP, ECF DATE CIRCULATED: FEBRUARY 11, 2005 APPLICANT: Patrick Gilroy PROJECT MANAGER: Nancy Weil PROJECT TITLE: Wedgewood Lane Div. 2 Preliminary Plat PLAN REVIEW: Arneta Henniger SITE AREA: 7.16 acres BUILDING AREA (gross): N/A LOCATION: 700,750,760, & 780 Hoquiam Avenue NE WORK ORDER NO: 77376 SUMMARY OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Preliminary Plat approval for a 46-lot preliminary plat in the Residential-8 (R-8) single-family zoning designation. The proposed lots range in size form 4,500 square feet to 9,051 square feet. Access to the project is proposed via one new 42-foot internal public street off of Hoquiam Avenue NE. A future connection to the north is proposed through Aspen Woods Preliminary Plat to connect to future division of Wedgewood Lane. This site contains wetlands. 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 Housinq Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or "e., wh~itional.l~ needed 10 pmperly ""e" /hI' P"'P"'''· ~J..-ft~ Signature of Director or Aut orized Representative City 0. ne",on Department of Planning / Building / Pub,/l.; Iotvrks ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: f~ '. (). ; ~ ~J._ : 1-, . r~· ." COMMENTS DUE: FEBRUARY 25,2005 APPLICATION NO: LUA05-009, PP, ECF DATE CIRCULATED: FEBRUARY 11,2005 APPLICANT: Patrick Gilroy PROJECT MANAGER: Nancy Weil PROJECT TITLE: Wedgewood Lane Div. 2 Preliminary Plat PLAN REVIEW: Arneta Henniger Cr-,.., .. J SITE AREA: 7.16 acres BUILDING AREA (gross): N/A • '-0 I:J 2005 LOCATION: 700,750,760, & 780 Hoquiam Avenue NE WORK ORDER NO: 77376 '-'~ '," ~-' I,.. ... '. . SUMMARY OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Preliminary Plat approval for a 46-lot preliminary plat in the Residential-8 (R-8) single-family zoning designation. The proposed lots range in size form 4,500 square feet to 9,051 square feet. Access to the project is proposed via one new 42-foot internal public street off of Hoquiam Avenue NE. A future connection to the north is proposed through Aspen Woods Preliminary Plat to connect to future division of Wedgewood Lane. This site contains wetlands. 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 Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas whe additional information is neede to properly assess this proposal. " Date NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DN/S-M) DATE: February 11 , 2005 LAND USE NUMBER: LUA05-009, PP, ECF PROJECT NAME: Wedgewood Lane Div. 2 Preliminary Plat PROJECT DESCRIPTION: The applicant is requesting Environmental (SEPA) Review and Preliminary Plat approval for a 46-lot preliminary plat in the Residential-8 (R-8) single-family zoning designation. The proposed lots range in size from 4,500 square feet to 9,051 square feet. Access to the project is proposed via one new 42-foot internal public street off of Hoquiam Avenue NE. A future connection to the north is proposed through Aspen Woods Preliminary Plat to connect to future division of Wedgewood Lane. This site contains wetlands. PROJECT LOCATION: 700, 750, 760, & 780 Hoquiam Avenue NE OPTIONAL DETERMINATION OF NON-SIGNIFICANCE, MITIGATED (DNS-M): As the Lead Agency, the City of Renton has determined that significant environmental impacts are unlikely to result from the proposed project. Therefore, as permitted under the RCW 43.21 C, 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: NOTICE OF COMPLETE APPLICATION: January 25, 2005 February 11, 2005 APPLICANT/PROJECT CONTACT PERSON: Patrick Gilroy -LandTrust, Inc.; Tel: (425) 747-1726 Ext. 102 Permits/Review Requested: Environmental (SEPA) Review and Preliminary Plat Approval Other Permits which may be required: Construction, Building, Utility, and Fire Permits Requested Studies: Geotechnical Report and Wetland Study Location where application may be reviewed: Planning/Building/Public Works Department, Development Services Division, Sixth Floor Renton City Hall, 1055 South Grady Way, Renton, WA 98055 PUBLIC HEARING: A Public hearing is tentatively scheduled for April 12, 2005 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. CONSISTENCY OVERVIEW: Zoning/Land Use: Environmental Documents that Evaluate the Proposed Project: Development Regulations Used For Project Mitigation: The subject site is designated Residential Single-Family on the City of Renton Comprehensive Land Use Map and Residential-8, R-8 (8 dwelling units per acre) on the City's Zoning Map. Environmental (SEPA) Checklist, Wetland Study, and Geotechnical Report The project will be subject to the City's SEPA ordinance, Zoning Code, Public Works Standards, Subdivision Regulations, Uniform Building & Fire Codes and other applicable codes and regulations as appropriate. Proposed Mitigation Measures: The following Mitigation Measures will likely be imposed on the proposed project. These recommended Mitigation Measures address project impacts not covered by existing codes and regulations as cited above. The applicant will be required to pay the appropriate Transportation Mitigation Fee; The applicant will be required to pay the appropriate Fire Mitigation Fee; and The applicant will be required to pay the appropriate Parks Mitigation Fee. Comments on the above application must be submitted in writing to Nancy Weil, Senior Planner, Development Services Division, 1055 South Grady Way, Renton, WA 98055, by 5:00 PM on February 25,2005. This matter is also scheduled for a public hearing on April 12,2005, 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) 430- 7282, to ensure that the hearing has not been rescheduled. If comments cannot be subm1itted in writing by the date indicated above, you may still appear at the hearing and present your comments on the proposal before the Hearing Examiner. If you have questions about this proposal, or wish to be made a party of record and receive additional information by mail, please contact the project manager. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. CONTACT PERSON: Nancy Weil, Senior Planner; Tel: (425) 430-7270 I PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION I If you would like to be made a party of record to receive further information on this proposed project, complete this form and return to: City of Renton, Development Planning, 1055 So. Grady Way, Renton, WA 98055. File NoJName: LUA05-009, PP, ECF / Wedgewood Lane Div. 2 Preliminary Plat NAME: MAILING ADDRESS: _________________________ _ TELEPHONE NO.: NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (D~S-M) DATE: February 11. 2005 LAND USE NUMBER: LUA05-009, PP, ECF PROJECT NAME: Wedgewood Lane Div. 2 Preliminary Plat PROJECT DESCRIPTION: The applicant 18 requesting Environmental (SEPA) Review and Preliminary Plat approval for a 46.10t preliminary plat in the Rssldentlal·8 (R-S) single-family zoning designation. The proposed lots range ~n size from 4,500 square feet to 9,051 square feet. Access to the P,roJ9Ct is proposed via one new 42-1001 ,int,ernal publIC street off of Hoquiam Avenue NE. A future connection to the north IS proposed through Aspen Woods Preliminary Plat to connect to future division of Weclgewood Lane. This site contains wetlands. PROJECT LOCATION: 700,750,760, & 780 Hoquiam Avenue NE OPTIONAL DETERMINATION OF NON-SIGNIFICANCE, MITIGATED (DNS-M): As the Lead Agency, the City 01 Renton has determined that significant environmental Impacts are unlikely to result from the proposed project. Therefore. as permitted under the RCW 43.21C.110, the City of Renton Is using the Optional DNS·M process to give notice that a DNS- Mis ftkely to be Issued. Comment periods for the project and the proposed ONS·M are Integrated Into a single comment parkKt. There will be no comment period following the issuance of the Threshold Determination of Non-Significance-- Mitigated (DNS-M). A 14-day appeal period wililoflow thelssuanc. 01 the DNS·M. PERMIT APPLICATION DATE: January 25, 2005 NOTICE OF COMPLETE APPLICATION: February 11, 2005 APPUCANTIPROJECT CONTACT PERSON: Patrick Gilroy -LandTru.t,lnc.: T.I: (425) 747-1726 Ext. 102 ,....ltsIRevl.w Reque.ted: Other Permit. which may b. required: "-ted Studl .. : LocatIon where application may benwlewed: PUBLIC HEARING: CONSISTENCY OVERVIEW: ZonlnglL.and U •• : Environmental Documents that Evaluate the Proposed Project: Development Regulations Used For Project Mitigation: Environmental (SEPA) Revl.w and Preliminary Plat Approval Construction. Building, Utility, and Fire Permits Geotechnical Report and Wetland Study PlannlngiBulldlnglPublic Works Department, Development Services Division, Sixth Floor Renton City Hall, 1055 South Grady Way, Renton, WA 98055 A Publ1c hearing Is tentatjyely scheduled for April 12 2005 before the Renton Hearing Examiner in Renton Council Chambers. Hearings begin at 9:00 AM on the 7th floor of the new Renton City Hatllocated at 1055 South Grady Way. The subject site is deSignated Residential Single-Family on the City of Renton Comprehensive Land Use Map and Residential·B, R·6 (6 dwelling units per acre) on the City's Zoning Map. Environmental (SEPA) Checklist, Wetland Study, and Geotechnical Report The project will be subject to the City's SEPA ordinance, Zoning Code, Public Works Standards, Subdivision Regulations, Uniform Building & Fire Codes and other applicable codes and regulations as appropriate. Proposed Mitigation Measures: The following Mitigation Measures will likely be Imposed on the proposed project. These recommended Mitigation Measures address project Impacts not covered by existing codes and regulations as cited above. The applicant wifl be required to pay the appropriate Transportation Mitigation Fee; The applicant will be required to pay the appropn'ate Fire Ml1igation Fee; and The applicant wfll be required to pay the appropriate Parks MitIgation Fee. Comments on the above application must be submitted in writing to Nancy Well, Senior Planner, Development Services Division, 1055 South Grady Way, Renton, WA 98055, by 5:00 PM on February 25, 2005. Thl~ matter is also scheduled for a public hearing on April 12, 2005, 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) 430- 7282, to ensure that the hearing has not been rescheduled. If comments cannot be submitted In writing by the dale Indicated above, you may sli11 appear at the hearing and present your comments on the proposal before the Hearing Examiner. If you have questions about this proposal, or wish to be made a party of record and receive additional Information by mall, 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: Nancy Well, Senior Planner; Tel: (425) 430-7270 PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION If you would like to be made a party of record to receive further Information on this proposed project, complete this form and return to: City of Renton, Development Planning, 1055 So. Grady Way, Renton, WA 98055. File NoJName: LUAOS-009, PP, ECF I Wedgewood Lane Dlv. 2 Preliminary Plat NAME: MAILING ADDRESS: TELEPHONE NO.: ________ _ CERTIFICATION .c.·-W~it~ubscribed and sworn before me, ~ Notary Publi.C}?in and for the .state ofW ~ ,onthe02' dayof n~K ~S· -=~~~~~-4-a.~~ NOTARY Plj MARILYN KAMCHEFF MY APPOINTMENT EXPIRES 6-29-07 CITY OF RENTON CURRENT PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 11th day of February, 2005, I deposited in the mails of the United States, a sealed envelope containing Notice of Application documents. This information was sent to: • :;~~~: Ime 1~0) . .... ~~~ ..• ; I li~ .'~~i!i }fl'·, ·'1i R~pr~~~ijting;~\ •••• Agencies See Attached surrounding property owners see attached list ............ ,""'",'\ .:--~~\. ~ ~ .. ~4t~'111 ,: -~ ... ~\ss/oAi··· .. ~ ", .: ~ .•. ~ ~+'" ~ " f :'8 ~OT-4~ ~" ~ ~ ~: J.-m: ~ '-: ....... en-; ~(f): t::. : ~ ~ ...... '. valle : : ',7...>.... ..'~ : I, ~ "~-<9 7 .. ' 0"' : I certify that I know or have satisfactory evidence that Holly Graber \ O~"'''-'~'''~0''-__ : signed this instrument and acknowledged it to be his/her/their free and voluntary '~d..W.~~'.~.,·~·ts and ,\\."",-",: purposes mentioned in the instrument. . (Signature of Sender): STATE OF WASHINGTON SS COUNTY OF KING Dated: 3k,,/tJs Notary (Print): ___ -..!:M~A!!.!RI!.!oLLYNU!..!.JKAMQ!.W,CwHw.EfE.L._ ____________ _ My appointment expires: MY APPOINTMENT EXPIRES 6-29-07 Wedgewood Lane Division 2 Preliminary Plat LUA05-009, PP, ECF template -affidavit of service by mailing .-. Dept. of Ecology * Environmental Review Section PO Box 47703 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 Box 47015 Olympia, WA 98504-7015 KC Dev. & Environmental Servo 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 * c/o Department of Ecology Attn: Karen Walter or SEPA Reviewer 3190 160th Ave SE 39015 -172nd Avenue SE Bellevue, WA 98008 Auburn, WA 98092 Duwamish Tribal Office * Muckleshoot Cultural Resources Program * 4717 W Marginal Way SW Attn: Ms Melissa Calvert Seattle, WA 98106-1514 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 Box 48343 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 Title Examiner 700 Fifth Avenue, Suite 4900 PO Box 34018 Seattle, WA 98124-4018 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 I " 102305931705 -NO Such ~ ,02305924601 ,02305926606 ANDERSON WESLEY V & VERDA BAGLEY EVERETT OR ELEANOR BARDON ROBERT L 750 HOQUIAM AV NE 810 HOQUIAM AV NE 10520 148TH AV SE AUBURN WA 98092 RENTON W A 98059 RENTON WA 98056 102305935003 102305914503 102305925301 BERG BRIAN D BIGELOW CAROLYN BISHOP OF CH JESUS CHRIST 12035 148TH AV SE 700 HOQUIAM AV NE RENTON 2 3 & 4 WDS W ST RENTON WA 98059 RENTON WA 98059 50 E NORTH TEMPLE SALT LAKE CITY UT 84150 102305902300,102305901708 102305918207,102305901401, 102305934501 CAMWEST DEVELOPMENT INC 102305918306 DAUGHERTY GREGORY WAYNE 9720 NE 120TH PL #100 CHRISTIANSEN DONALD D 12201148THAVSE KIRKLAND WA 98034 14049 SE 121ST ST RENTON WA 98059 RENTON WA 98059 527470000508 102305936803 102305922001 FROEMKE KERRY A GACEK THERESA HELEN ETAL GARDNER EDDIE & MARIE 14044 SE 121ST ST 2823 16TH AV S 12117142ND SE RENTON W A 98059 SEATTLE WA 98144 RENTON WA 98056 102305915104 102305931903 -~ ~~ 102305921508 GUSTIN WILLlAM+ TIFFANY HUNSAKER PATRICK ET AL \C(\CMO IRELAND JASON E 12204 142ND AVE SE 12409 148TH AVE SE 11843142ND AV SE RENTON WA 98059 RENTON WA 98059 RENTON WA 98059 102305939401 102305915807,102305925707, 102305918009,102305922902, JOHNSON KENNETH E 102305933503 102305940508,102305916508 14035 SE 122ND ST JOHNSON WALTER M KONRAD WALT RENTON W A 98059 2305 QUAIL RUN RD 12005 142ND AV SE COTTONWOOD AZ 86326 RENTON WA 98059 102305922308 102305914107 527470001001 KOSHAK JAMES W MATTHEWSON TROY JON MCLEAN EDWARD A 12125 142ND AV SE 760 HOQUIAM AV NE 14040 SE 121ST ST RENTON WA 98059 RENTON WA 98059 RENTON WA 98059 102305911301 102305900304 102305903001 PRUMMER FRANCIS J RAWSON RICHARD L SHAMROCK HIGHLANDS LLC 12227 142ND AV SE 11853 142ND AV SE 9720 NE 120TH PL #100 RENTON WA 98059 RENTON WA 98059 KIRKLAND WA 98034 102305932109 102305921300 102305916409 SHEAR VERNON W SHEARER HEATHER SMITH JOHN L 12203 142ND SE 14057 SE 121ST ST PO BOX 2670 RENTON WA 98055 RENTON WA 98059 RENTON WA 98056 102305905808 102305925004 102305917902 SPIRY JUDITH E VONGSA BOUNHOMSAVANH+MING WATERS THOMAS M 852 HOQUIAM AV NE T 12220 142ND AV SE RENTON WA 98059 14042 SE 122ND ST RENTON WA 98059 RENTON WA 98059 .. . 102305912606 WILLIAMS CECIL 12006 140TH AV SE RENTON WA 98059 102305937108 ZERBY MR AND MRS 12208 142ND AV SE RENTON WA 98059 .:k! CIT1 ~ RENTON Kathy Keolker-Wheeler, Mayor PlanninglBuildinglPublic Works Department Gregg Zimmerman P.E., Administrator February 11 , 2005 Patrick Gilroy LandTrust, Inc. 1560 140lh Avenue NE Bellevue, W A 98005 Subject: Wedgewood Lane Div. 2 Preliminary Plat LUA~05~009, PP, ECF Dear Mr. Gilroy: The Development Planning Section of the City of Rentqn has determined that the subject application is complete according to submittal requirements. Therefore, it is accepted for review,' however, you will need to sLlbmit the following by February 25, 2005 to continue the review process: . • A Conceptual Landscape Plan wilrbe required. Please submit three (3) large and five (5) reduced copies. ' It is tentatively scheduled for consideration by the Environmental Review Committee on , March 22, 2005. Prior to that review,you will be notified ·if any additional information is required t6 continue processing yourapplication. . In addition, this matter is tentatively scheduled for a Public Hearing on April 12, 2005 at 9:00 AM, Council Chambers,Seventh Floor, Renton City Hall, 1055 South Grady Way, Renton. The applicant or representative(s) of the applicant are required to be present at the public hearing. A copy of the staff report will be mailed to you one week before the hearing. Please contact me at (425) 430-7270 if you have any questions. Sincerely, NancyWeil Senior Planner cc: Carolyn Bigelow, Wesley Anderson, Troy Jon Matthewson, Walter & Kathy Johnson / Owners -------IO-S-S-s-ou-th-G-ra-dy-W,-ay---R-e-n-to-n-, w,-a-s-hl-On-gt-o-n-9-g0-S-S------~ * This paper contains 50% recycled material, 30% post consumer AHEAD OF THE CURVE ~'~ •• ..a -Kathy Keolker-Wheeler, Mayor February 11 , 2005 Superintendent's Office Renton School District #403 300 SW ih Street Renton, WA 98055-2307 CIT"l ~RENTON PlanninglBuildinglPublic Works Department Gregg Zimmerman P.E., Administrator Subject: Wedgewood Lane Div. 2 Preliminary Plat LUA-05-009, PP, ECF The City of Renton Development Services Division has received an application for a 46-lot single-family subdivision located at 700, 750, 760, & 780 Hoquiam Avenue NE. 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 by children living in residences at the location indicated .above. Please fill in the. appropriate schools on the li~t below and return this letter to my attention, Development Services Division, City of Renton, 1055 South Grady Way, Renton, Washington 98055 by February 25, 2005. Elementary School: _____ ~_'__~:__----"------~-~------- Middle School: -'----------'-----'----------c------_- High School:_~ __ _,__-----------~----'---'-------- Will the schools you haveindicated.be able to handle the impact of the additional students estimated to come fromthe proposed development? Yes No, __ _ Any Comments: ____________________ ~ _______ _ Thank you for providing this important information. If you have any questions regarding this project, please contact me at (425) 430-7270. Sincerely, NancyWeil Senior Planner -E-n-C-I.----1-0-5-5-S0-u-th-G-r-a-dY-W-aY-_-R-e-n-to-n,-W-a-s-hi-n-gt-on-9-80-5-5-------~ ® This paper contains 50% recycled material, 30% post consumer AHEAD OF THE CURVE City of Renton LU~OS' ---00 LAND USE PERMIT MASTER APPLICATION JAN 25 2005 PROPERTY OWNER(S) PROJECT INFORMATION NAME: Carolyn Bigelow PROJECT OR DEVELOPMENT NAME: ADDRESS: 6314 42nd Ave SW, Apt. 101 WEDGEWOOD LANE, DIVISION 2 PROJECT/ADDRESS(S)/LOCATION AND ZIP CODE: CITY: Seattle ZIP: 98136 700 Hoquiam Ave NE, Renton 98059 TELEPHONE NUMBER: ~)16J1-S-398 KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): APPLICANT (if other than owner) 1023059145 NAME: Patrick Gilroy EXISTING LAND USE(S): Single Family COMPANY (if applicable): LandTrust, Inc. PROPOSED LAND USE(S): Single Family ADDRESS: 1560 _140th Ave NE EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: CITY: Bellevue ZIP: 98005 Residential Single Family TELEPHONE NUMBER (425)747-1726,x102 PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION (if applicable): N I A CONTACT PERSON EXISTING ZONING: R-8 NAME: --Same as Applicant--PROPOSED ZONING (if applicable): N I A COMPANY (if applicable): SITE AREA (in square feet): 312,034 S.F. SQUARE FOOTAGE OF ROADWAYS TO BE DEDICATED FOR SUBDIVISIONS OR PRIVATE STREETS .... ,11116 ADDRESS: . tif applicable): fn I ~3~ 5. F: , PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET CITY: ZIP: ACRE (if applicable): B D.U. I ACRE NUMBER OF PROPOSED LOTS (if applicable): 46 TELEPHONE NUMBER AND E-MAIL ADDRESS: NUMBER OF NEW DWELLING UNITS (if applicable): 46 Q:web/pw/devserv/fonns/planninglmasterapp.doc 01/20/05 PRotaCT INFORMATION contini NUMBER OF EXISTING DWELLING UNITS (if applicable): 0 o AQUIFER PROTECTION AREA ONE o AQUIFER PROTECTION AREA TWO SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): 2,000 -3,000 S.F. o FLOOD HAZARD AREA sq. ft. SQUARE FOOTAGE OF EXISTING RESIDENTIAL o GEOLOGIC HAZARD sq. ft. BUILDINGS TO REMAIN (if applicable): N I A o HABITAT CONSERVATION sq. ft. SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL o SHORELINE STREAMS AND LAKES sq. ft. BUILDINGS (if applicable): N I A SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL o WETLANDS sq. ft. BUILDINGS TO REMAIN (if applicable): N I A NET FLOOR AREA OF NON-RESIDENTIAL BUILDINGS (if applicable): N I A NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (if applicable): N I A PROJECT VALUE: $2,000,000.00 IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE(if applicable): LEGAL DESCRIPTION OF PROPERTY (Attach legal description on separate sheet with the following information included) SITUATE IN THE SW QUARTER OF SECTION 10, TOWNSHIP 23, RANGE 5E, IN THE CITY OF RENTON, KING COUNTY, WASHINGTON. TYPE OF APPLICATION & FEES List all land use applications being applied for: 1. P-elat 3. 2. Environmental Review 4. Staff will calculate applicable fees and postage: $ AFFIDAVIT OF OWNERSHIP I, (Print Name/s) (_ Mi n,.., L. Y JJ {~I h e Lt'!YU~ , declare that I am (please check one) Ythe current owner of the property involved in this a licatio~ or the authorized re resentative to act for a co oration lease attach roof of authorization and that the for oin pp --p rp (p p ) egg statements and answers herein contained and the information herewith are in all respects true and correct to the best of my knowledge and belief. [SEE ATTACHED PAGE FOR ACKNOWLEDGEMENTS) Q:web/pw/devserv/fonns/planninglmasterapp.doc 01120105 FAX NO. 425 7.. .157 P. 04/04 PROJECT INFORMATION (eolidDued) CCY~o~· ~s4o) (Slg" •• ofOwrit~tIttIt) Oll'.WOS :z:e"d W~ es=te seeZ-ZZ-H~r t· ----------._--~-;3UD01V1S1On Guarantee(4-1G-75) Parcel"A": ----------~ EXHIBIT A LEGAL DESCRIPTION Guarantee No.: 4361-508610 Page No.: 3 The North half of the Northeast Quarter of the Northwest Quarter of the Southeast Quarter of Section 10, Township 23 North, Range 5 East of the Willamette Meridian, in King County, Washington; Except the West 170 feet thereof; Together with the North 82.75 feet and the South 30 feet of the West 170 feet of the North half of the Northeast Quarter of the Northwest Quarter of the Southeast Quarter of Section 10, Township 23 North, Range 5 East of the Willamette Meridian, in King County, Washington; Except the West 30 feet conveyed to King County for Amelia Schewe Road Extension by deed recorded und ecordQii!Dg...NG8B6:1HH:4;--------____ ~ The North 165 feet of the South 330 feet of the Northeast Quarter of the Northwest Quarter of the Southeast Quarter of Section 10, Township 23 North, Range 5 East of the Willamette Meridian, in King County, Washington; Except the West 30 feet conveyed to King County for Amelia Schewe Road Extension by deed recorded er Recording No. 3081014. Parcel"C": The West 170 feet of the North half of the Northeast Quarter of the Northwest Quarter of the Southeast Quarter of Section 10, Township 23 North, Range 5 East of the Willamette Meridian, in King County, Washington; Except the North 82.75 feet; also Except the South 141.00 feet; and Except the West 30 feet conveyed to King County for Amelia Schewe Road Extension by deed recorded under Recording No. 3081014. Parce/"D": The South 141.00 feet of the West 170 feet of the North half of the Northeast Quarter of the Northwest Quarter of the Southeast Quarter of Section 10, Township 23 North, Range 5 East of the Willamette Meridian, in King County, Washington; Except the West 30 feet conveyed to King County for Amelia Schewe Road Extension by deed recorded under Recording No. 3081014; and Except the South 30.00 feet thereof. APN: 102305-9257-07,102305-9158-07, 102305-9335-03 APN: 102305-9145-03, 102305-9141-07, 102305-9317-05 first American Title City of Renton LAND USE PERMIT MASTER APPLICATION JAN 252005 PROPERTY OWNER(S) PROJECT INFORMATION NAME: WG~aJe.y A tolt>e:R.S~ ~ PROJECT OR DEVELOPMENT NAME: ADDRESS: 37.20\0 ')J:Jt::>~ S6' WEDGEWOOD LANE, DIVISION 2 PROJECTIADDRESS(S)/LOCATION AND ZIP CODE: CITY: fJ'AB~I2.l-J ZIP: f9042-750 Hoquiam Ave NE, Renton 98059 TELEPHONE NUMBER: (L.f3) 8}3 -(, ~".2. KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): APPLICANT (if other than owner) 1023059317 NAME: Patrick Gilroy EXISTING LAND USE(S): Single Family COMPANY (if applicable): LandTrust, Inc. PROPOSED LAND USE(S): Single Family ADDRESS: 1560 -140th Ave NE EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: CITY: Bellevue ZIP: 98005 Residential Single Family TELEPHONE NUMBER (425) 747-1726, x102 PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION (if applicable): N I A CONTACT PERSON EXISTING ZONING: R-8 NAME: --Same as Applicant--PROPOSED ZONING (if applicable): N I A COMPANY (if applicable): SITE AREA (in square feet): 312,034 S.F. SQUARE FOOTAGE OF ROADWAYS TO BE DEDICATED FOR SUBDIVISIONS OR PRIVATE STREETS SERVING ADDRESS: THREE LOTS OR MORE (if applicable): 61,435 SF PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET CITY: ZIP: ACRE (if applicable): 8.00 D.U.I ACRE NUMBER OF PROPOSED LOTS (if applicable): 46 TELEPHONE NUMBER AND E-MAIL ADDRESS: NUMBER OF NEW DWELLING UNITS (if applicable): 46 Q:web/pw/devserv/forms/p\anninglmasterapp.doc 01121105 PRO CT INFORMATION continl NUMBER OF EXISTING DWELLING UNITS (if applicable): 0 o AQUIFER PROTECTION AREA ONE o AQUIFER PROTECTION AREA TWO SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): 2,000 -3,000 S.F. o FLOOD HAZARD AREA sq. ft. SQUARE FOOTAGE OF EXISTING RESIDENTIAL o GEOLOGIC HAZARD sq. ft. BUILDINGS TO REMAIN (if applicable): N I A o HABITAT CONSERVATION sq. ft. SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL o SHORELINE STREAMS AND LAKES sq. ft. BUILDINGS (if applicable): N I A SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL o WETLANDS sq. ft. BUILDINGS TO REMAIN (if applicable): N I A NET FLOOR AREA OF NON-RESIDENTIAL BUILDINGS (if applicable): N I A NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (if applicable): N I A PROJECT VALUE: $6,000,000.00 IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (if applicable): LEGAL DESCRIPTION OF PROPERTY (Attach legal description on separate sheet with the following information included) SITUATE IN THE SW QUARTER OF SECTION 10, TOWNSHIP 23, RANGE 5E , IN THE CITY OF RENTON, KING COUNTY, WASHINGTON. TYPE OF APPLICATION & FEES List all land use applications being applied for: 1. P-plat 3. 2. Environmental Review 4. Staff will calculate applicable fees and postage: $ AFFIDAVIT OF OWNERSHIP I, (Print Name/s) WS LtV .4II..llU:a!I~"A/ , declare that I am (please check one) ~ the current owner of the property . .. . . . . Involved In this application or __ the authOrized representative to act for a corporation (please attach proof of authOrization) and that the foregOing statements and answers herein contained and the information herewith are in all respects true and correct to the best of my knowledge and belief. [SEE ATTACHED PAGE FOR ACKNOWLEDGEMENTS] Q:web/pw/devserv/fonns/planninglmasterapp.doc 01121105 ~ROM :SUN COUNTRYPROPERTY MGMT FAX NO. :480 218 1206 JAN-21-2005 FRI 01:26 pl'f NO. mf\ I\VI ~ ...... PROJEer INFoRMATION (COlltbaaecJ) CWn~ of mpll, I (. f') Pit Stnot Ite= J "?~ 2005 11:41AM P3 "'*V~d~xfy.(+~. ~af(Q PrintName: V, '-"1412 • .,. /(Agth). m.tc baA) W My ~ 0lq)InIs; ::h.t.Jt),i 'I. ,64 IJ r . • NoIIIy~""'d"" . Moftcape~ VIdctIIICMIn MlcdDlIIId lilcp/I'U .111M 24. 2IlOe [PlACE NOTMY &TAIP HEREJ Parcel nA": EXHIBIT A LEGAL DESCRIPTION Guarantee No.: 4361-508610 Page No.: 3 The North half of the Northeast Quarter of the Northwest Quarter of the Southeast Quarter of Section 10, Township 23 North, Range 5 East of the Willamette Meridian, in King County, Washington; Except the West 170 feet thereof; Together with the North 82.75 feet and the South 30 feet of the West 170 feet of the North half of the Northeast Quarter of the Northwest Quarter of the Southeast Quarter of Section 10, Township 23 North, Range 5 East of the Willamette Meridian, in King County, Washington; Except the West 30 feet conveyed to King County for Amelia Schewe Road Extension by deed recorded under Recording No. 3081014. Parcel "B": The North 165 feet of the South 330 feet of the Northeast Quarter of the Northwest Quarter of the Southeast Quarter of Section 10, Township 23 North, Range 5 East of the Willamette Meridian, in King County, Washington; Except the West 30 feet conveyed to King County for Amelia Schewe Road Extension by deed recorded under Recording No. 3081014. Parcel "C": The West 170 feet of the North half of the Northeast Quarter of the Northwest Quarter of the Southeast Quarter of Section 10, Township 23 North, Range 5 East of the Willamette Meridian, in King County, Washington; Except the North 82.75 feet; also Except the South 141.00 feet; and Except the West 30 feet conveyed to King County for Amelia Schewe Road Extension by deed recorded under Recording~N::o:.:.. • .:::3::::08~1~0:=142;.~ _________ ~ The South 141.00 feet of the West 170 feet of the North half of the Northeast Quarter of the Northwest Quarter of the Southeast Quarter of Section 10, Township 23 North, Range 5 East of the Willamette Meridian, in King County, Washington; Except the West 30 feet conveyed to King County for Amelia Schewe Road Extension by deed recorded under Recording No. 3081014; and Except the South 30.00 feet thereof. APN: 102305-9257-07,102305-9158-07,102305-9335-03 APN: 102305-9145-03, 102305-9141-07, 102305-9317-05 FtrSt American Tide City of Renton LAND USE PERMIT MASTER APPLICATION PROPERTY OWNER(S) PROJECT INFORMATION NAME: Troy Jon Matthewson PROJECT OR DEVELOPMENT NAME: ADDRESS: 760 Hoquiam Ave NE WEDGEWOOD LANE, DIVISION 2 PROJECT/ADDRESS(S)/LOCATION AND ZIP CODE: CITY: Renton ZIP: 98059 760 Hoquiam Ave NE, Renton 98059 TELEPHONE NUMBER: KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): APPLICANT (if other than owner) 1023059141 NAME: Patrick Gilroy EXISTING LAND USE(S): Single Family COMPANY (if applicable): LandTrust, Inc. PROPOSED LAND USE(S): Single Family ADDRESS: 1560 _140th Ave NE EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: CITY: Bellevue ZIP: 98005 Residential Single Family TELEPHONE NUMBER (425) 747-1726, x102 PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION (if applicable): N I A CONTACT PERSON EXISTING ZONING: R-8 NAME: --Same as Applicant--PROPOSED ZONING (if applicable): N I A COMPANY (if applicable): SITE AREA (in square feet): 312,034 S.F. SQUARE FOOTAGE OF ROADWAYS TO BE DEDICATED FOR SUBDIVISIONS OR PRIVATE STREETS SEI f .1I11e; ADDRESS: :llI'IkliE [0 I S OR MORt (if applicable) .• ,114 F.I . ~I ~: , CITY: ZIP: PROPOSED RESIDENTIAL DENSITY IN UNIT~EA~ ACRE (if applicable): :z 84 D.LUAGRIi. 'AI' ~ ~ I NUMBER OF PROPOSED LOTS (if applicable): 46 TELEPHONE NUMBER AND E-MAIL ADDRESS: Q:web/pw/devserv/fonns/planninglmasterapp.doc 01117/05 PRO CT INFORMATION contini NUMBER OF NEW DWELLING UNITS (if applicable): 46 PROJECT VALUE: $6,000,000.00 IS THE SITE LOCATED IN ANY TYPE OF NUMBER OF EXISTING DWELLING UNITS (if applicable): 1 ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (if applicable): SQUARE FOOTAGE OF PROPOSED RESIDENTIAL o AQUIFER PROTECTION AREA ONE BUILDINGS (if applicable): 2,000 -3,000 S.F. SQUARE FOOTAGE OF EXISTING RESIDENTIAL o AQUIFER PROTECTION AREA TWO BUILDINGS TO REMAIN (if applicable): N I A o FLOOD HAZARD AREA sq. ft. SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL o GEOLOGIC HAZARD sq. ft. BUILDINGS (if applicable): N I A o HABITAT CONSERVATION sq. ft. SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (if applicable): N I A o SHORELINE STREAMS AND LAKES sq. ft. NET FLOOR AREA OF NON-RESIDENTIAL BUILDINGS (if o WETLANDS sq. ft. applicable): N I A NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (if applicable): N I A LEGAL DESCRIPTION OF PROPERTY (Attach legal description on separate sheet with the following information included) SITUATE IN THE SW QUARTER OF SECTION 10, TOWNSHIP 23, RANGE 5E , IN THE CITY OF RENTON, KING COUNTY, WASHINGTON. TYPE OF APPLICATION & FEES List all land use applications being applied for: 1. P-plat 3. 2. Environmental Review 4. Staff will calculate applicable fees and postage: $ AFFIDAVIT OF OWNERSHIP I, (Print Name/s) O:J7;tV ../ , declare that I am (please check one) \/the current owner of the property involved in this application 0 __ the authorized representative to act for a corporation (please attach proof ~thorization) and that the foregoing statem ts and answers herein ained and the information herewith are in all respects true and correct to the best of my knowledge and belief. , I certify that I know or have satisfactory evidence that ~O~ ctVAI mff117{fWioIJ signed this instrument and acknowledged it to be his/he Itheir ee and voluntary act for the uses and purposes mentioned in the instrument. (Signature of Owner/Representative) My appointment eXPires: __ ~_-..:::.3_u_-_' _ .. _(}_.~ __ _ Q:web/pw/devserv/formslplanning/masterapp.doc 01117/05 Parcel "A": EXHIBIT A LEGAL DESCRIPTION Guarantee No.: 4361-508610 Page No.: 3 The North half of the Northeast Quarter of the Northwest Quarter of the Southeast Quarter of Section 10, Township 23 North, Range 5 East of the Willamette Meridian, in King County, Washington; Except the West 170 feet thereof; Together with the North 82.75 feet and the South 30 feet of the West 170 feet of the North half of the Northeast Quarter of the Northwest Quarter of the Southeast Quarter of Section 10, Township 23 North, Range 5 East of the Willamette Meridian, in King County, Washington; Except the West 30 feet conveyed to King County for Amelia Schewe Road Extension by deed recorded under Recording No. 3081014. Parcel "S": The North 165 feet of the South 330 feet of the Northeast Quarter of the Northwest Quarter of the Southeast Quarter of Section 10, Township 23 North, Range 5 East of the Willamette Meridian, in King County, Washington; Except the West 30 feet conveyed to King County for Amelia Schewe Road Extension by deed recorded under Recording~N~o~. Jj3QB.l..Ql.4.-------------_ The West 170 feet of the North half of the Northeast Quarter of the Northwest Quarter of the Southe t Quarter of Section 10, Township 23 North, Range 5 East of the Willamette Meridian, in King County, Washington; Except the North 82.75 feet; also Except the South 141.00 feet; and Except the West 30 feet conveyed to King County for Amelia Schewe Road Extension by dee recorded under Recording No. 3081014. The South 141.00 feet of the West 170 feet of the North half of the Northeast Quarter of the Northwest Quarter of the Southeast Quarter of Section 10, Township 23 North, Range 5 East of the Willamette Meridian, in King County, Washington; Except the West 30 feet conveyed to King County for Amelia Schewe Road Extension by deed recorded under Recording No. 3081014; and Except the South 30.00 feet thereof. APN: 102305-9257-07,102305-9158-07, 102305-9335-03 APN: 102305-9145-03, 102305-9141-07, 102305-9317-05 FII'St American Title JAN-20-2005 THU 11:24 AM NORTHWARD FAX NO, 425 747 4157 p, 02 City of Renton LAND USE PERMIT MASTER APPLICATION JAN 2 5 2aDS PROPERTY OWNER(S) PROJECT INFORMATION NAME: Walter & Kathy Johnson PROJECT OR DEVELOPMENT NAME: ADDRESS; 230 5 at(/lIL ~tlAj 'J.]), WEDGEWOOD LANE, DIVISION 2 PROJECT/ADDRESS(S)/LOCATION AND ZIP CODE: CITY: W? 7'c/t! ""vt'/o p//}2:, ZIP: '6(;,3 Z " I 780 Hoquiam Ave NE, Renton 98059 TELEPHONE NUMBER: KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): APPLICANT (if other than owner) 'J..~1 10230591f,1023069158,1023059335 NAME: Patrick Gilroy EXISTING LAND USE(S): Single Family COMPANY (if applicable): LandTrust, Inc. PROPOSED LAND USE(S): Single Family , ADDRESS: 1560 -140th Ave NE eXISTING COMPREHENSIVE PLAN MAP DESIGNATION: CITY: Bellevue ZIP; 98005 Residential Single Family TELEPHONE NUMBER (425) 747-1726, x102 PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION (if applicable): N I A CONTACT PERSON EXISTING ZONING: R·8 NAME: --Same as Appllcant-PROPoseD ZONING (If applicable): N I A COMPANY (if applicable): SITE AREA (in square feet): 312,034 S.F. SQUARE FOOTAGE OF ROADWAYS TO BE DEDICATED FOR SUBDIVISIONS OR PRIVATE STREETS SERVING ADDRESS: THREE LOTS OR MORE Cif applicable}: t:., I lJ.? S-..s~. I PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET CITY: ZIP: I ACRE (if applicable): g D.U.I ACRE NUMBER OF PROPOSED LOTS (if appHcable): 46 TELEPHONE NUMBER AND E·MAIL ADDRESS: NUMBER OF NEW DWELLING UNITS (if applicable): 46 Q:web/pw/devserv/fonrlSlpJanning/lTIlisterapp,doc 01120105 JAN-20-2005 THU 12:16 PM NORTHWARD FAX NO. 425 747 4157 P. 01 ., PRvJECT INFORMATION continuvw NUMBER OF EXISTING DWELLING UNITS (if applicable): 0 IJ AQUIFER PROTECTION AREA ONE IJ AQUIFER PROTECTION AREA TWO SQUARE FOOTAGE OF PROPOSED RESIDENTIAL sq. ft. I BUILDINGS (if applicable): 2,000 • 3,000 S.F. u FLOOD HAZARD AREA SQUARE FOOTAGE OF EXISTING RESIDENTIAL. CJ GEOLOGIC HAZARD sq. ft. BUILDiNGS TO REMAIN (if applicable): N I A Cl HA81TAT CONSERVATION sq, ft. SQUARE FOOTAGE OF PROPOSED NON·RESIDENTIAL CJ SHORELINE STREAMS AND LAKES sq. ft. i BUILDINGS (If applicable): N I A SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL o WETLANDS ~ft I BUiLDINGS TO REMAIN (if applicable): N I A NET FLOOR AREA OF NON·RESIDENTIAL BUILDINGS (if applicable): N I A I NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (if applicable): N I A PROJECT VALUE: $2,000,000.00 - IS THE SITE LOCA fED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA. PLEASE INCLUDE SQUARE FOOTAGE (If applicable): LEGAL DESCRIPTION OF PROPERTY (Attach legal description on separate sheet with the following Information included) SITUATE IN THE Svv.. QUARTER OF SECTION ~,TOWNSHIP 23. RANGE.K,.. IN THE CITY OF RENTON, KING COUNTY, WASHINGTON. TYPE OF APPLICATION & FEES List all land use applications being applied for. 1. P-plat 3, ! 2. Environmental Review 4. Staff will calculate applicable fees and postage: $ ___ _ AFFIDAVIT OF OWNERSHIP 1, (Print Name/s) , 7#. . 'l'" • declare that I am (please check one) the current owner of the property Involved In thIS application or __ the authorized representative to act for a corporation (please attach proof of authorization) and that the foregoing statements and answers herein contained and the Information herewith are In al! respects true and correct to the best of my knowledge and belief. [PLEASE SEE NEXT PAGE FOR ACKNOWLEDGEMENTS] 0: weblpw/devservlforms!plullningJrnasterapp.doc 01120105 JAN-20-2005 THU 12:17 PM NORTHWARD FAX NO. 425 747 4157 P. 02 , PROJECT INFORMATION (continued) rf~-k&sad'Z3< .7 (Signature o~Representative) (Signature of OwnerlRepresentatlve) - Q:web/pw/devserv/torms/planning/masterapp.doc State thl~ County L( f'1 It(t \J-tuL On January 20. 2005 persons persona:ly appeared Waiter Johnsen and ISlthryn Johnson Notary Public Exp: NClvf.d\'Lw 0 J doo? [Place Notary Stamp Here) OlI20!O~ ____ ~ ----;:o<JDClMSlOnGuarantee (4-10-75) EXHIBIT A RIPTION ~1-fN~~ Guarantee No.: 4361-508610 Page No.: 3 The North half of the Northeast Quarter of the Northwest Quarter of the Southeast Quarter of Sectio Township 23 North, Range 5 East of the Willamette Meridian, in King County, Washington; Except the West 170 feet thereof; Together with the North 82.75 feet and the South 30 feet of the West 170 feet of the North half of the Northeast Quarter of the Northwest Quarter of the Southeast Quarter of Section 10, Township 23 North, Range 5 East of the Willamette Meridian, in King County, Washington; Except the West 30 feet conveyed to King County for Amelia Schewe Road Extension by deed recorded r Recording No. 3081014. Parcel "6": The North 165 feet of the South 330 feet of the Northeast Quarter of the Northwest Quarter of the Southeast Quarter of Section 10, Township 23 North, Range 5 East of the Willamette Meridian, in King County, Washington; Except the West 30 feet conveyed to King County for Amelia Schewe Road Extension by deed recorded under Recording No. 3081014. Parcel "C": The West 170 feet of the North half of the Northeast Quarter of the Northwest Quarter of the Southeast Quarter of Section 10, Township 23 North, Range 5 East of the Willamette Meridian, in King County, Washington; Except the North 82.75 feet; also Except the South 141.00 feet; and Except the West 30 feet conveyed to King County for Amelia Schewe Road Extension by deed recorded under Recording No. 3081014. Parcel "D": The South 141.00 feet of the West 170 feet of the North half of the Northeast Quarter of the Northwest Quarter of the Southeast Quarter of Section 10, Township 23 North, Range 5 East of the Willamette Meridian, in King County, Washington; Except the West 30 feet conveyed to King County for Amelia Schewe Road Extension by deed recorded under Recording No. 3081014; and Except the South 30.00 feet thereof. APN: 102305-9257-07, 102305-9158-07, 102305-9335-03 APN: 102305-9145-03, 102305-9141-07, 102305-9317-05 First American Tille AFFIDAVIT OF INSTALLATION OF PUBLIC INFORMATION SIGN City of Renton Development Services Division 1055 South Grady Way. Renton. WA 98055 Phone: 425-430-7200 Fax: 425-430-7231 STATE OF WASHINGTON ) ) COUNTY OF KING ) -~5 ,(JU5 9EcEJVED' __ +/h--L...:....:rJt:......-(_~t:t._.....l~....c:;...;....f:.-.l-_~_-+-________ • being first duly sworn on oath. deposes and says: 1. On the ~ day of r;!AN'LAA1t-"I . ~I installed 1 public information sign~ plastic tJyer boxT on the property located at 1tH) pftr; q "" (~ we· for the following project: fJJ£]>.t,'IU& :mol) L~ ,{), v. 2- Project name a;HtV~~ /tN/XJts-etV e,gELDw fiT: Jl.t-. Owner arne I ( 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 pter 7 Title 4 of Renton Municipal Code. Washington residing My commission expires on Q:\WEB\PW\DEVSERV\Forms\Planning\pubsign.doc08127/03 r the State of at /(-;:22 -0 S- DENSITY WORKSHEET .JAN 2 5 ?fI(i!1 f...V~r 'V 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. ----,,3;....;..1 =..2 . ..=....;03:;",,:4_ 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. 3. Subtract line 2 from line 1 for net area: 3. 4. Divide line 3 by 43,560 for net acreage: 4. 5. Number of dwelling units or lots planned: 5. 6. Divide line 5 by line 4 for net density: 6. 61,435 square feet 250,599 square feet 5.7530 acres 46 units/lots 8.00 d.u./acre __ 4,;",;:6=--_ lots or units would result in a net density of 8.00 dwelling units per acre. *Critical Areas ~re defined as "Areas determined by the City to be not suitable for development and which are subject to the City's Critical Areas Regulations including very high landslide areas, protected slopes,wetlands or floodways." Critical areas buffers are not deducted/excluded. ** Alleys (public or private) do not have to be excluded. 1:\200 1\0 \ 045\Docs\0\045 Density Worksheet_Div2.doc Last updated: 0\117/2005 1 NE ~,. (, ~. i; \" ~ \.'" , ' , I I L,' ~;a1()()J -, C#' I I I ---0f0.4& ... 1" r- I I I &S. 116T14 &Tfie:T NE 10TH STREET • _ .. ......... NORTHWARD " ,. " :':"-.." '\ 'I ~ j , d I Il , \ 1 d II / !; 'I \ J; .1'\---"'-...... -... r ---', I I I I I 1"'-".¥_-"_ ..... I I I r---', I • I I ....... ~ I L_ _-1 l N 1 CONCEPTUAL SITE PLAN WEDGEWOOD LANE C;Vell. DEVELOPMEKr PU\N;~INCi crr'f OF F~ENTUi'~ JAN 2 5 2005 HECEiVED SCALE: 1" = 60· 0 i t T 'f ,.;>t, .. ,..,.... ..... ,.. ---4Ufd..~ ,.. Of*'*' T······ ~ .... -~ ./.' I I f I I I I I I : : I I I : I J I I I I I : I I I I I I I l.. .. ____________________ ..... "" ; " / ___ ~.~"" .... "M""' ... ...,! APPROXIMATE SCALE 160 o 160 320 feet --------------- I I ,_ ..... I " , I ..... 22!> ~ .... --_ .......... ' Hlstorr ~t/Qnd IIfId IJufftr dfsturiJ«J lor construction of $()f/Ilory ~ /he. ~()f/t with nQtiw shrubs. --. o i$ A derNW DEVEJD:-)~, CiTy J ~ 1\1 ? 5 ?'l(1S I ti 'f 4 £.,l-1i,o!' F1E-CE~\j'ED SITE DEVELOPMENT PLAN Wedgewood Lane Renton, Washington Proj. No. 40401 Date Jon.. 2005 I Figure 3 ~. \:'::'!. ,-;·JL .. /'-~ .;\~~;'~CJ ~ 'y' ; ... )1:-rr ~jd Project Narrative Wedgewood Lane. Division 2 --Renton. Washington January 20. 2005 • Project Name: Project Size: Location of Site: • Current zoning: Surrounding zoning: • Current use: • Soil type and Drainage: Wedgewood Lane, Division 2 The total site is 312.034 s.f., or approximately 7.16 acres. The parcel is located on the east side of Hoquiam Ave NE, at the NE 7th (SE 1215t) Street intersection. Residential 8 dulac. (R-8) North: Residential (R-8). South: Residential (King County R-4) West: Residential (R-8) East: Residential (King County R-4) The project involves 6 parcels located within the City of Renton. Four of the six parcels contain houses and associated outbuildings, and the remaining 2 are vacant. All structures will be removed. According to the Geotechnical Engineering Report prepared by Associated Earth Sciences. Inc. on April 18, 2003 the site is underlain by Vashon Lodgement Till. This till consists generally of medium dense, fine to coarse sand. containing some silt and gravel and trace amounts of cobbles and boulders. The material possesses high shear strength and low compressibility; it is suitable for structural support. and is anticipated to have a low permeability rate. There are no critical or sensitive slope areas on the site. according to the soils report. A Category 3 wetland exists on the property. The wetland is approximately 4,500 square feet. We are proposing to fill the wetland in order to complete the road connection with Hoquiam Ave NE. and to construct the surround lots that it will serve. Please see the Wetland report, prepared by Alder NW and dated January 20. 2005. for additional information. A preliminary storm drainage system has been designed to handle all the stormwater run-off that will be generated by this site, as well as Wedgewood Lane Divisions 1 & 3. and the neighboring plat of Aspen Wood. currently under preliminary plat review by the City. The system is located immediately to the east and north of Division 2. on proposed Division 3. Application for development on Division 3 will occur as soon as the annexation of that parcel has been completed. We estimate that area will incorporate in early June of 2005. The proposed storm drainage system will include temporary erosion control barriers during site construction, and one permanent storm water detention pond. This Page 1 of3 Project Narrative Wedgewood Lane, Division 2 --Renton, Washington January 20, 2005 permanent system will ensure that, prior to discharging the stormwater into the surrounding environment, potential impacts to ground and surface waters will have been mitigated. Some dispersal trenches have been proposed as part of this stormwater drainage system. These dispersal trenches will be located in the wetland buffer in Division 3, and will direct some of the clean stormwater from roof drains back into the wetland in an effort to provide some wetland recharge. • Proposed property use: The proposed development includes a total of 3 separate divisions, all of which will have separate preliminary plat submittals. This is the submittal for Division 2 of the project; Division 1 is also being submitted simultaneously with this application for preliminary plat review. Division 3 will be submitted after the annexation of that property to the City of Renton is complete. We anticipate that the annexation, which has completed the 60% petition phase, will be incorporated by June of 2005. • Access: Division 2 is six parcels that comprise 7.16 acres, located within the Renton City limits. Our residential site plan proposes to create a preliminary plat with 46 fee simple lots accessed by way of a public street. The street will be 42 feet wide with sidewalk to both sides to serve the homes within the plat. The street will connect to Hoquiam Ave NE and to the Aspen Wood subdivision to the north. The net density is approximately 8.00 homes per acre. The wetlands were not subtracted from the density because they will be filled. Lot 26 is accessed via a private access easement over Lot 27; similarly, Lot 11 is accessed via a private access easement over Lot 12. The remaining lots will be accessed via the new public street. An open space area will be located adjacent to Hoquiam Ave NE to create an attractive streetscape. There will also be sidewalks throughout the site to provide easy access and means for pedestrians to traverse the site. The site will provide 184 parking spaces, which includes two garage and two apron spaces per residence. Additionally, some guest parking spaces will be available on the new internal street. The site will be accessed off of Hoquiam Ave NE, and through the Aspen Wood subdivision via 42' public ROW, to be dedicated. • Reduced Right-of-Way: Part of the proposal is to reduce the right-of-way width for the internal access roads to 42 feet. Per City of Renton Page 2 of 3 , Project Narrative Wedgewood Lane, Division 2 -Renton, Washington January 20, 2005 Development Regulations, Section 4-6-060 R(3), "Reduced right-of-way dedication," this reduction allows the creation of additional lots within the shape and size constraints of the site. • Off-site improvements: Paving and other required improvements will be installed along the project frontage on Hoquiam Ave NE. Furthermore, Division 2 will be connecting to sewer, water and storm runoff extensions developed in conjunction with Division 3 and the Aspen Wood subdivision. A sanitary sewer lift station is proposed to be installed as part of Division 3 to serve the Wedgewood Lane Divisions 1, 2 and 3, as well as Aspen Wood subdivision, the Apollo Elementary School, and other properties within the area. A storm water facility will be constructed on Division 3 to collect storm water from Divisions 1 & 2, as well as the Aspen Wood subdivision. And, a water main connection will be made in Hoquiam Ave and routed through Aspen Wood and Division 3 to loop with water mains in SE 116th. [Please refer to the attached overall plat map of Divisions 1, 2 and 3]. • Est. Construction Costs: $4,805,000.00 • Est. fair market value: $6,000,000.00 • Quantity and type of fill: At this point in the design process the site is anticipated to be balanced by cutting and filling. The quantities of the cut and fill that will occur on site are approximately 10,000 cubic yards. If it is discovered that the site will need fill material, we will submit a fill source statement at that time. • Trees to be removed: No trees are to remain. Please see the Tree Cutting/Land Clearing plan for the approximate location of the subject properties clearing limit. • Land dedication: • Number, size, and density of lots: • Proposed job shacks: The public street within the plat will be dedicated to the City of Renton. There are 46 lots proposed for the plat of Wedgewood Lane Division 2. The average lot size is approximately 5,221 SF (net). The net density is approximately 8.00 dulac. The site will have a construction trailer during the construction of the development. Page 3 of 3 PROJECT: APPLICANT: PROPERTY: SEPA CHECKLIST Wedgewood Lane, Division 2 Patrick Gilroy LandTrust, Inc. 1560 -140th Ave NE Suite 100 Bellevue, WA 98005 Tel: (425) 747-1726, ext. 102 Fax: (425) 747-4157 APN:1023059317,1023059145,1023059141,1023059257, 1023059158,1023059335 780, 760, 750 and 700 Hoquiam Ave NE Renton, WA 98059 SEPA -Wedgewood Div 2.doc; 01120/05 A. BACKGROUND 1. Name of proposed project, if applicable: Wedgewood Lane, Division 2 2. Name of applicant: LandTrust, Inc. 3. Address and phone number of applicant and contact person: Patrick Gilroy LandTrust, Inc. 1560-14cf' Ave NE Suite 100 Bellevue, WA 98005 Tel. 4 4. Date checklist prepared: January 18, 2005 5. Agency requesting checklist: City of Renton -Development SeNices Division 6. Proposed timing or schedule (including phasing, if applicable): Construction is proposed to begin during the Summer of 2005, subject to the approval process. 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. The proposed development includes a total of 3 separate Divisions, all of which will have separate preliminary plat submittals. Division 1 & 2 are being submitted concurrently. Preliminary plat application for Division 3, located to the east and north of Division 2, will be submitted after the annexation of that parcel to the City. The annexation has already submitted its 60% petition, which is currently under review by the City and King County. 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. Already completed are a Wetland Evaluation / Mitigation Concept by Alder NW, dated January 17, 2005, and a Geotechnical Engineering report by Associated Earth Sciences, Inc., dated April 18, 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. The Wedgewood Lane Annexation, which affects Division 3 of the Wedgewood Lane Project, is still being processed by the City and King County. This annexation affects Division 2 in that it discharges sanitary sewer and stormwater runoff into facilities located in Division 3. Division 2 is further affected by the neighboring plat of Aspen Wood, currently being processed by the City, from which Division 2 receives a road connection for secondary access. SEPA -Wedgewood Div 2.doc; 1/20/2005 2 10. List any governmental approvals or permits that will be needed for your proposal, if known. Preliminary Plat and Site Plan Approval Final Plat approval Building Permits Grading Permits NPDES Permits DNR Forest Practices Permit Other Customary Permits 11. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. The project is made up of 6 parcels located in the City of Renton corporate boundary, totaling 7. 16 acres. There are 4 houses located on these 6 parcels. The site is zoned ResidentialB d.u./acre per the City's zoning map. The site is relatively flat with no slopes 40% or greater on site. The residential site plan proposes to create a 46-lot preliminary plat with fee-simple residential lots. The property will be accessed by a 42' public street right-of-way from Hoquiam Ave NE, at about the NE "fh Street alignment. 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. The property is located between Hoquiam Ave and 14£ih Avenue SE, at about the NE "fh Street (or, 121st Street) alignment. B. ENVIRONMENTAL ELEMENTS 1. EARTH a. General description of the site (circle one); flat, rolling, hilly, steep slopes, mountainous, other _____ _ The property gently slopes away from Hoquiam Ave to the east. b. What is the steepest slope on the site (approximate percent slope?) No slopes on the property generally exceed 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. The site is under/ain by Vashon Lodgement Till, which consists generally of medium dense, fine to coarse sand, containing some silt and gravel and trace amounts of cobbles and boulders. The material possesses high shear strength and 10 compressibility. SEPA -Wedgewood Div 2.doc; 112012005 3 d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. None to our knowledge. e. Describe the purpose, type, and approximate quantities of any filling or grading proposed. Indicate source of fill. The purpose of the grading is to construct the public right-of-way, the proposed private access easements, and to provide building pads and utility improvements for single family residences. The site is anticipated to be balanced on site by cutting and filling. The approximate quantity of cut and fill that will occur is'-'cubic yards. I~"'O f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. Erosion could occur as a result of denuded soil during and immediately following storm events. However, best management practices will be exercised to minimize silt-laden runoff. g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? Construction will add approximately 194,600 square feet of impervious surface to the site, which is 62% of the site area. h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: 2. AIR A temporary erosion and sediment control plan (TESCP)will be prepared for the project and implemented prior to commencement of construction activities. During construction erosion control measures may include any of the following: siltation fence, temporary siltation ponds, and other measures which may be used in accordance with the requirements of the Lead Agency. At completion of the project, permanent measures will include stormwater runoff facilities and water quality facilities as required. 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. During construction, there will be increased exhaust and particle emissions. After construction, the principle source of emissions will be from the automobile traffic that uses the site. b. Are there any off-site sources of emission or odor that may affect your proposal? If so, generally describe. Off-site sources of emissions are those typical of the neighborhoods that surround this site, such as automobile emissions from traffic on adjacent roadways and fireplace emissions from nearby homes. c. Proposed measures to reduce or control emissions or other impacts to air, if any: Construction impacts will not be Significant and will be controlled by several methods which may include: watering or using dust suppressants on areas of exposed soils, SEPA -Wedgewood Div 2.doc; 1120/2005 4 washing truck wheels before leaving the site, and maintaining gravel construction entrances. Automobile and other emission standards are regulated by the State of Washington. No land clearing fires are permitted on-site, nor in the surround neighborhood. 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. According to the wetland report prepared by Alder NW, the property contains a small wetland near the intersection of Hoquiam and the new public street, NE 7". Please refer to the report for further information. 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. Yes. The applicant is proposing to fill the small wetland, in accordance with City of Renton regulations regarding "unregulated wetland fill. ' Please refer to the wetland report for more detailed information. 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. CljlSoc. Approximately ~square feet of wetland will be filled, using soils from on-site. 4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. There will be no surface water withdrawals or diversions. Please refer to the preliminary storm drainage plan and report for more information. 5) Does the proposal lie within a 1 OO-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. No, a public sanitary sewer system will be installed to serve the site. b. Ground Water: 1) Will ground water be withdrawn, or will water be discharged to ground water? Give general description, purpose, and approximate quantities if known. No groundwater will be withdrawn in association with this project. Public water mains will be installed as part of construction. On-site run-off will be detained and treated, then slowly released back into the surrounding environment. SEPA -Wedgewood Div 2.doc; 1120/2005 5 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. The site will be served by sanitary sewers. There will be no waste material discharged into the ground from the site. Post-construction stormwater runoff from roadways and buildings will be collected within drainage facilities. The Lead Agency's requirements for water quality and runoff rate control will be met 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. Stormwater runoff will result from roadways, buildings, parking areas, and other impervious surfaces. The run-off will be collected and routed to the retention/detention facilities located in Wedge wood Lane Division 3. There, the water will be treated for sediment and petroleum removal, then released. ReqUirements for water quality and runoff control will be met. 2) Could waste material enter ground or surface waters? If so, generally describe. This would be very unlikely. The only materials that could enter ground or surface waters would be those associated with automobile discharges and yard and garden preparations. d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any: A preliminary storm drainage system has been designed to handle all the stormwater runoff that will be generated by Divisions 1, 2 & 3 of Wedgewood Lane, as well as the neighboring plat of Aspen Wood, currently undergoing review by the Lead Agency. The system will include temporary erosion control barriers during site construction, and one permanent storm water detention pond to be located in Division 3. While we cannot complete SEPA review for Division 3 until the Wedgewood Lane Annexation is complete, the pond and site work for all divisions will be developed concurrently with one another. The detention facilities will be sized to handle runoff from all projects mentioned above. This permanent system will ensure that, prior to discharging the stormwater into the surrounding environment, potential impacts to ground and surface waters will have been mitigated. Some dispersal trenches are proposed to treat and release water directly into the wetland for recharge purposes. Please refer to the preliminary storm drainage plan for further information. 4. PLANTS a. Check or circle types of vegetation found on the site: _X_ deciduous tree: alder, maple, aspen, other _X_ evergreen tree: fir, cedar, pine, other _X_ shrubs _X_ grass _X_ pasture __ crop or grain _X_ wet soil plants: cattail, buttercup, bullrush, skunk cabbage, other SEPA -Wedgewood Div 2.doc; 1/20/2005 6 __ water plants: water lily, eel grass, milfoil, other __ other types of vegetation b. What kind and amount of vegetation will be removed or altered? Types of vegetation on the site that will be removed in conjunction with clearing and grading activities include Westem Red Cedar, Salal, Sword fern, Himalayan Blackberry and Red Alder. c. List threatened or endangered species known to be on or near the site. None to our knowledge. d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: Certain areas throughout Division 3, though not this proposal, will be landscaped with native species in an effort to enhance the wetland and its surrounding vegetation in an effort to enhance the on-site vegetation and diminish the impact of the construction activities. Where buffers or wetlands are planned to be impacted, native plants will be restored to the buffer areas and enhanced according to the mitigation plan. Please refer to the wetland mitigation report, prepared by Alder NW, for more information. 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 _crow _______ _ Mammals: deer, bear. elk. beaver, other _squirrels, racoons'--___ _ Fish: bass, salmon. trout. herring, shellfish, other _____ _ b. List any threatened or endangered species known to be on or near the site. According to those species cited in WAC 232-12-011, "Wildlife classified as protected," or WAC 232-12-014, "Wildlife classified as endangered species, n none to our knowledge. c. Is the site part of a migration route? If so, explain This site is part of the Pacific Flyway. d. Proposed measures to preserve or enhance wildlife, if any: Certain areas throughout Division 3 will be landscaped with native species in the effort to enhance the on-site vegetation and to diminish the impact of the construction activities. Enhancements will be made to the wetland buffer in both Divisions 1 & 3, and the vast majority of the wetland, which currently provides good refuge for wildlife, will be preserved. 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. SEPA -Wedgewood Div 2.doc; 112012005 7 Electricity andlor natural gas will be the primary source of energy used to provide heating and cooling to each building on site. These forms of energy are immediately available to the site. The builder will provide the appropriate heating and cooling systems for each building. b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. No. c. What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any: The requirements of the International Building Code and the State Energy Code will be incorporated into the construction of the buildings when feasible. Energy conseNing materials and fixtures are encouraged in all new construction. 7. ENVIRONMENTAL HEALTH a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste, that could occur as a result of this proposal? If so, describe. The project will not generate any environmental health hazards. 1) Describe special emergency services that might be required. None to our knowledge. 2) Proposed measures to reduce or control environmental health hazards, if any: There are no on-site environmental health hazards known to exist today, nor are there any that will be generated as a direct result of this proposal. b. Noise 1) What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? The main source of off-site noise in this area originates from the vehicular traffic on Hoquiam and 14ff' Avenues. 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 impacts will result from the use of construction and building equipment during site development and the construction of the homes and installation of utilities. These temporary activities will be limited to the working hours allowed by the Lead Agency. Long term impacts include those associated with the increase of activity on the site: additional traffic and noise associated with use of the site. 3) Proposed measures to reduce or control noise impacts, if any: SEPA -Wedgewood Div 2.doc; 1/2012005 8 Building construction will be conducted during daytime hours per local governing regulations. Construction equipment will be equipped with muffler devices and idling time should be kept at a minimum. 8. LAND AND SHORELINE USE a. What is the current use of the site and adjacent properties? The site has 4 single family residences and various associated outbuildings. North: South: East: West: Single Family Residential Single Family Residential Single Family Residential Single Family Residential b. Has the site been used for agriculture? If so, describe. No, not to our knowledge. c. Describe any structures on the site. There are four single family houses on various parcels, plus their associated outbuildings. d. Will any structures be demolished? If so, what? Yes, all structures will be demolished at the time of clearing and grading of the site. e. What is the current zoning classification of the site? The current zoning is R-8. f. What is the current comprehensive plan designation of the site? Residential Single Family. g. If applicable, what is the current shoreline master program designation of the site? Not applicable. h. Has any part of the site been classified as an "environmentally sensitive" area? If so, specify. A small wetland is located near the intersection of the proposed new public street and Hoquiam Ave. i. Approximately how many people would reside or work in the completed project? Not applicable. j. Approximately how many people would the completed project displace? The project would displace the four property owners who have sold their property to the Applicant for development. k. Proposed measures to avoid or reduce displacement impacts, if any: Not applicable. SEPA -Wedgewood Div 2.doc; 1/20/2005 9 I. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: The proposal is consistent with the current zoning maps and the goals and policies of the comprehensive plan. The area surrounding the site consists of residential housing. This use is compatible with surrounding uses both existing and proposed. 9. HOUSING a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. Forty-six new single family residences would be created by this project. The homes are anticipated to be sold in the middle-ta-upper income price range. b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. The existing four houses will be demolished. They are in the middle-ta-/ow income price range. However, the end result with the project will be a net gain in housing units. c. Proposed measures to reduce or control housing impacts, if any: Not applicable. 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. The buildings will meet the height requirements of the R-8 zone and will not exceed two stories or 30 feet. The exterior building material for the buildings will consist primarily of lap siding and/or shingles. The roofing will consist of a composite material. b. What views in the immediate vicinity would be altered or obstructed? None. c. Proposed measures to reduce or control aesthetic impacts, if any: The buildings will be of a scale and size to be compatible with the surrounding neighborhood and within the scope of the requirements for the R-8 zone. The new homes will be of a scale and size to be compatible with the existing neighborhoods. Also, landscaping will be installed by the applicant along major rights-of-way, and by future residents to provide an additional visual buffer. 11. LIGHT AND GLARE a. What type of light or glare will the proposal produce? What time of day would it mainly occur? Light and glare will originate from exterior lighting. Light will also be produced from vehicles using the site. These impacts would occur primarily in the evening and before dawn. SEPA -Wedgewood Div 2.doc; 1/20/2005 10 b. Could light or glare from the finished project be a safety hazard or interfere with views? No. c. What existing off-site sources of light or glare may affect your proposal? The only offsite source of light and glare are from vehicles and street lighting from the adjacent streets and the surrounding neighborhood. d. Proposed measures to reduce or control light and glare impacts, if any: Street lighting, when deemed necessary, will be installed in a manor that directs the light downward. 12. RECREATION a. What designated and informal recreational opportunities are in the immediate vicinity? Maplewood park (located on 144th Ave SE), Maplewood Golf Course, Ron Regis Park, and Cedar River Regional Park (located on SR 169) are in proximity to the site. 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: The site will benefit from the ample open space and trails proposed throughout the wetland buffer in Division 3, which will provide residents with passive green space. The Applicant will also be responsible for a Parks Mitigation Fee for each new single family home. 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 to our knowledge. b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural importance known to be on or next to the site. None to our knowledge. c. Proposed measures to reduce or control impacts, if any: Not applicable. 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. SEPA -Wedgewood Div 2.doc; 1/20/2005 11 The new internal public street will connect to Hoquiam Ave at about the NE ih Alignment, and to the neighboring subdivision of Aspen Wood in the northeast corner of the site. Please refer to the site plan for the exact location of the proposed street connections. b. Is site currently served by public transit? If not, what is the approximate distance to the nearest transit stop? No. The nearest transit stop is located at the intersection of Duvall Ave and Sunset Boulevard. Route 908 provides seNice at this location. c. How many parking spaces would the completed project have? How many would the project eliminate? The project will not eliminate any parking spaces. In fact, four parking spaces will be provided in association with each new home; a total of 184 spaces will be provided on- site. The spaces will be located in garages and on driveways. 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? The proposal will create new public streets to access the homes. The new internal street will have a 42' right-of-way. e. Will the project use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. No. f. How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur. Wedgewood Lane Division 2 is estimated to generate 440 daily trips, with 35 AM Peak Hour and 46 PM Peak Hour trips. g. Proposed measures to reduce or control transportation impacts, if any: The project will be paying the appropriate traffic impact fees for the number of units that are immediately developed, less credit for the four existing houses. 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. The need for public seNice such as fire, health and police protection will be typical of single family residential areas. b. Proposed measures to reduce or control direct impacts on public services, if any. The roads and buildings will be constructed to meet all applicable standards and codes of the Reviewing Agency and the International Building Code. Access to the site will be obtained from public streets. The proposed homes and businesses will contribute to the local tax base and provide additional tax revenue for the various public seNices. SEPA -Wedgewood Div 2.doc; 1/20/2005 12 16. UTILITIES a. Circle utilities currently available at the site: electricity. natural gas. water. refuse service. telephone. sanitary sewer, septic system, other. All utilities are available to the site through extensions of existing services. Extension of services will be the developer's responsibility. 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 will be provided by Puget Sound Energy Natural Gas will be provided by Puget Sound Energy Water Service will be provided by Water District 90 Sanitary Sewer Service will be provided by City of Renton Telephone Service will be provided by Qwest Cable Television service will be provided by Comcast 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.!?-.u Proponent LMT1l«s.~ <- Name Printed: ~" k e,,( t o,y Date: __ ~/k ; SEPA -Wedgewood Div 2.doc; 1/2012005 13 CONSTRUCTION MITIGATION DESCRIPTION Wedgewood Lane, Division 1 I. PROPOSED CONSTRUCTION DATES JAN 252005 Grading will start Summer 2005. The road and utilities will start shortly thereafter with building construction to follow. II. HOURS OF OPERATION FOR SINGLE FAMILY CONSTRUCTION SITES: Per City of Renton: Monday -Friday: Saturday: Sunday: 7AM-8PM 9AM-8PM None III. PROPOSED HAULINGffRANSPORTATION ROUTES All equipment, materials, and laborers will enter the site off of Hoquiam Ave, through Division 2. IV. MEASURES TO BE IMPLEMENTED TO MINIMIZE DUST, TRAFFIC AND TRANSPORTATION IMPACTS, MUD, NOISE AND OTHER NOXIOUS CHARACTERISTICS . • Dust Best management practices will be used to minimize dust on the project site. Water trucks or metered fire hoses will be used as needed to wet down the areas used by construction equipment. Disturbed slopes will be hydroseeded per the Erosion/Sedimentation Control Plan to control dust. • Traffic During site infrastructure and building construction, the traffic entering and leaving the site will consist of subcontractors and deliveries. When arriving for work, the subcontractors will be traveling opposite the majority of traffic leaving the Highlands, and materials are primarily delivered at off peak hours during the day. None of these operations are anticipated to have a significant impact on the peak or non-peak hour in the area. Wedgi!WOOd C()!lst mitigation.doc ()lf20!05 • Transportation Impacts There will be one access point for construction vehicles off of Hoquiam Ave. NE. As stated above, the construction traffic will not have a significant impact on traffic. The construction of the entrance road and the extension of utilities to the project may require some construction in the Hoquiam Ave. NE right-of-way. This work will be performed during non-peak hours and lane channelization will be used if needed. • Mud In keeping with state law, any vehicle with deposits of mud, etc. on the vehicle's body, (fender, undercarriage, wheels or tires) will be cleaned of such material before the operation of the vehicle on a paved public highway. In addition a street sweeper will also be used as necessary to remove any deposits from the roadways. • Noise All Construction equipment will have approved mufflers. Impacts from noise are expected to be minimal. The hours of operation will be consistent with City regulations. \\ledgewood COllst mitigation.doc 01f2l)!05 Mr. Patrick Gilroy Northward Homes 1560 -140th Avenue NE Suite 100 Bellewe, Washington 98006 Subject: Wetland Evaluation Wedgewood Lane Hoquiam Avenue Renton, Washington Dear Mr. Gilroy: AlderNW January 19,2005 Project No. 40401 I r',")'" ' ">':,\:"",::'i\;(3 ... ," I ,~. J j ',._~! 4 As requested, we have conducted a wetland evaluation for the property located on the east side of Hoquiam Avenue between SE 118th Street and SE 121st Street in the City of Renton. The location of the subject parcel is shown on the attached Vicinity Map (Figure 1). The purpose of our work was to identify the limits of the wetland areas on and immediately adjacent to the subject property. We have also reviewed Site Development plans prepared by Core Design, Inc. The project involves work for construction of a residential subdivision including three separate divisions as identified on project maps by Core Design, Inc. Work for the three divisions will be completed sequentially. This report addresses each of the three divisions as one unit. In conducting our site wetland evaluation, we followed the general procedures for the routine on-site methodology as outlined in the Washington State Wetlands Identification and Delineation Manual (March 1997). This procedure involves analysis of vegetation patterns, soil conditions, and near-surface hydrology in making a determination of wetland conditions. Field work to complete the site evaluation and to identify and mark the limits of the wetland areas on the subject properties was completed over the time period between the initial visits in April and June, 200 1, and the present. During many of our site vis$ we also made note of wildlife species observed on the property. That information and review of published information regarding wildlife and habitats in the Puget Sound Region were used in completing a critical habitat evaluation for the project. WETLAND EVALUATION PROCEDURES For the purpose of this study, we used the wetland definition adopted by the Environmental Protection Agency (EPA) and the Army Corps of Engineers (COE) for administering Section 404 of the Clean Water Act. According to this definition, wetlands are: 518 North 59th Street, Seattle, Washington 98103-Phone (206)783-1036 email aldernW@Comcast.net Mr. Patrick Gilroy January 19, 2005 ''Those areas that are inundated or saturated by surface water or groundwater at a frequency and duration sufficient 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." (33 CFR 323) In Washington State, the Shoreline Management Act and Growth Management Act have amended this definition to exclude some wetland situations by adding the following sentences to the wetland definition: Wetlands do not include those artificial wetlands intentionally created from non-wetland sites, including but not limited to, irrigation and drainage ditches, grass-lined swales, canals, detention filcilities, wastewater treatment filcilities, fimn ponds, and landscape amenities, or those wetlands created after July 1, 1990, that were intentionally created as a result of the construction of a road, street or Highway. Wetlands may include those artificial wetlands intentionally created from non- wetland areas to mitigate the conversion of wetlands. Delineation procedures are based on diagnostic environmental indicators of wetland vegetation, wetland soils, and wetland hydrology. These procedures, outlined in the Washington State Wetlands Identification and Delineation Manual (March 1997) are commonly known as a Triple Parameter Method. By definition, an area is designated as wetland when there are positive indicators for aU three parameters. A listing of plant species has been developed for use in the methodology for delineating wetland areas. This listing assigns plant species to one of five indicator status categories ranging from Obligate wetland species, which ahnost always occur in wetlands, to Upland species, which rarely occur in wetlands. Under normal conditions, hydrophytic vegetation is detennined to be present if more than 50 percent of the dominant species are in the Obligate (OBL), Facultative Wetland (FACW), or Facultative (FAC) indicator categories. Diagnostic indicators of hydric soils are related to soil saturation, which leads to anaerobic conditions in the soil. Under these conditions, decomposition of organic material is inhibited and soil minerals are reduced, creating characteristic soil colors that can be quantified by comparison with Munsell Soil Color Charts. A chroma of one or less in unmottled soils or a chroma of two or less in mottled soils generally indicates a hydric soil. In addition, soils that are saturated during the growing season satisfy a criterion for hydric soils. We used a hand auger and or shovel to collect soil samples from depths of 8 to 18 inches, or below the A horizon. Wetland hydrology is defined as inundated or saturated soil conditions for at least 14 consecutive days during the growing season. If no water is present at the time of evaluation, other indicators may include topographic low points or channels, flood debris, complete absence of vegetation, or presence ofhydric soils. The initial site work for identifying the wetland limits was completed in the spring of 200 1. We revisited the site in March and April, 2003, to review site conditions and the previously identified wetland limits for the preparation of this report. Additional visits were conducted in the spring of 2004 to complete the evaluation of southern sections of the project area. A final visit was conducted in January, 2005, for preparation of this report. GENERAL SITE CONDITIONS The subject property is an irregularly shaped parcel of approximately 22.3 acres located on the east side of Hoquiam Avenue between NE 10th Street and NE 121st Street as shown on Figure 1. It includes several parcels being Project No. 4040 1 Page No. 2 Mr. Patriclc Gilroy JanWllY 19, 2005 combined to create the Wedgewood Lane Project. The property is situated within a transitional neighborhood where existing residences on large lots are being replaced with single-family residential subdivisions. Adjacent properties on the west side of Hoquiam Avenue NE are occupied by existing residential subdivisions. The property to the east is currently undeveloped although applications are in process to King County to develop it as a residential subdivision. Other properties to the north and south are occupied by single family residences. Many of the surrounding properties had been in use for small scale fanning primarily as pasture land. At present the Wedgewood Lane property is largely undeveloped except for three single family residences along Hoquiam Avenue on the north end of the project. Topographically, the property generally slopes gently down for Hoquiam Avenue along the west side of the property toward the wetland along the east side. Slopes on the east side of the project are somewhat steeper. Soils across the property and on much of the surrounding area are mapped as AIderwood gravelly sandy loam (Soil Survey of King County, Washington, U.S. Soil Conservation Service, 1973). The AIderwood series is made up of moderately well-drained soils that have a weakly to strongly consolidated substratum at depths ofbetween 24 and 40 inches. These soils typically form under conifers in glacial deposits. Soil colors of the A Horizon range from very dark brown to dark brown. The B Horizon is typically dark brown, grayish-brown, and dark yellowish-brown. The National Technical Committee for Hydric Soils does not list the Alderwood series as a hydric soil although wetland conditions are common in depressional areas within AIderwood soil units. Our observations across the site outside of the wetlands and away from disturbed areas are generally consistent with the description of the AIderwood soil series. This property is within the May Creek drainage sub-basin of the Cedar River Basin. Drainage from the property flows eastward to Honey Creek which flows from south to north through the wetland on the property to the east. Honey Creek is tributary to May Creek, approximately 2 miles northwest of the property. The lower reaches of Honey Creek are identified as an unclassified stream on the King County maps. WETLAND AREAS OO-siteWetlands Previous studies have identified the limits of the large wet1and along the east side of the property and a smaller area along the northwest comer of the property. The eastern property line is being defined along the limits of the wetland area. This wetland has been identified and categorized in previous reports and submitted to King County for their review. A previous report for a project identified as Ironwood Lane, dated April 28, 2003, was prepared by AlderNW descn1>ing the wetland adjacent to the north end of the Wedgewood Lane project. The wetland along the south end of the project was identified and described in a report for the East Renton Property dated April 3, 2001. These reports were submitted to King County and the wetland limits as identified on project maps were reviewed and accepted as accurate by King County Department of Development Staff. This wetland has been designated as a King County Class 2 wetland in accordance with the King County Sensitive Area Ordinance in effect at the time of the Ironwood and Renton East project applications. Project No. 4040 1 Page No. 3 Mr. Patrick: Gilroy Janwuy 19,2005 The wetland has been assigned a fifty foot buffer. This buffer is consistent with current City of Renton Sensitive Area requirements for City of Renton Category 2 wetlands. There is also a wetland area situated off the northwest corner of the project adjacent to Hoquiam Avenue. That wetland was identified and described in a report dated May 13, 2003 for a smaller Wedgewood Lane project .. The boundary line for the northwest corner of the Wedgewood Lane project is being defined along the previously designated and accepted wetland limits. This wetland bas been designatM as a City of Renton Category 3 Wetland. It meets the Category 3 criteria because it is larger than 5,OOOsq.ft. and has been disturbed by the creation of the ditch line draining out of the wetland. The wetland hydrology has been modified by construction of Hoquiam Avenue and the road side ditch draining into the wetland. The outlet has been modified by the excavated ditch line. It has also been partially filled and vegetation has been aItered by the past agricu1tum1 activity along the north side of the wetland. In accordance with City of Renton Critical Regulations this wetland has been assigned a 25 foot buffer measured from the edge of the wetland. There are two wetland areas within the property boundaries as shown on project maps. Both of these wetlands are small isolated areas with areas of 1,998sq.ft and 4,546sq.ft respectively. In accordance with City of Renton code 4-3-050-B7; "The wetland regulations apply to sites containjng or abutting wetlands as described below. Category 2 wetlands. less than two thousand two hundred (2,200) square feet in area, and Category 3 wetlands, less than five thousand (5,000) square feet in area, are exempt from these regulations. (Amd. Ord. 4851, 8-7-2000)." WettandA Wetland A is a small wetland located near the middle of the eastern portion of the property. It has an overall area of 1,998sq.ft. Vegetation within the wetland includes an overstory of red alder, black cottonwood and western red cedar. Understory shrub species include salmonberry and Himalayan bladd>erry. There is sparse groundcover below the dense shrub and tree cover. Hydrologically this wetland is supported by seepage into the upper (west) end of the area. At the time of observations in March and April, 2003, there was shallow surface water within the wetland and there was some surf8ce movement within the area. Surf8ce water dissipates and infiltrates as it moves through the wetland so there is no defined surface outlet from the area. This wetland was reviewed and acc:epted as accurately depicted. by King County Department of Development and Enviromnental Services staff. With an area of less than 2,20Osq.ft this wetland is exempt from regulation under City of Renton Codes. WetlandB Wetland B is a small isolated wetland of 4,546sq.ft., located on the southwest corner of the project. It is situated within a shallow depression with no defined inlet or outlet. During an initiaI site visit in July 2001, soils within the central and lowest portions of the wetland were wet to saturated, aIthough there was no surf8ce water. In September, Project No. 4040 1 Page No. 4 Mr. Patrick Gilroy Janwuy 19, 2005 2003, surface soils were <by to moist. Equipment moving through the area created a rutted and hununocky topography within the wetland. In January, 2005, there was shallow standing water within the wetland. Soils within the wetland are generally dark grayish brown (IOYR412) with mottIing, to dark gray 10YR4II) sandy loam. Sur13ce soils had been disturbed and were saturated to near the surface at the time of our observations in January. 2003. Soils immediately outside the marked wetland limits were generally dark yellowish brown (lOYR4/4) or brown 1OYR3/4) with and without slight mottling. The wetland boundary was determined on the basis of differences in soil oonditions where there was a transition between hydric soils having chroma 1 or 2 (lOYR412 and IOYR4/l), to non-hydric soils having chroma 3 or 4 (l0YR3 and lOYR4/4). Vegetation within the wetland is dominated by dense black cottonwood trees. Himalayan blackberry, and evergreen blackberry (Rubus laciniotus) are the predominant shrub species present. Also present is a smaller patch of hardhack spirea (Spiraea douglasii) and some willows (Salix spp.). Herbaceous species present include reed canarygrass (Phalaris arundinacea) and other grasses, soft rush (Juncus ejJUsus), and creeping buttercup (Ranunculus repens). It is our interpretation that the wetland would satisfy the criteria for designation as a City of Renton Category 3 wetland. Category 3 wetlands are: wetlands greater than five thousand (5,000) square feet which meet one or more of the following criteria: "(a) Wetlands that are severely disturbed. Severely disturbed wetlands are wetlands which meet the following criteria: Are characterized by hydrologic isolation, human-related hydrologic alterations such as diking, ditching, channelization and/or outlet modification; and Have soils alterations such as the presence of fill, soil removal and/or compaction of soils; and May have altered vegetation. (b) Wetlands that are newly emerging. Newly emeIging wetlands are: Wetlands occurring on top offill materials; and Characterized by emergent vegetation, low plant species richness and used minimally by wildlife. These wetlands are generally found in the areas such as the Green River Valley and Black River Drainage Basin. (c) All other wetlands not classified as Category I or 2 such as smaller, high quality wetlands." The wetland meets the criteria in tenns of the level of disturbance, for designation as a Category 3 wetland, rather than a Category 2 wetland. However with an area ofless than 5,000sq.ft the wetland is unregulated under the City of Renton Code. Seasonal Stream Corridor There is a seasonal stream which flows from the wetland area off the northwest corner of the Wedgewood Lane Project eastward and into the larger wetland along the east property line. For most of its length it is outside of the project boundary. It enters the project area in Proposed Division 3 near the northeast corner of proposed Division I. Project No. 40401 Page No. 5 Mr. Patrick Gilroy January 19, 2005 It flows approximately 450 feet from the project boundary across Division 3 within a poorly defined channel before entering an extension of the large off-site wetland. Himalayan blackberry (Rubus discolor) is the predominant vegetation growing over the channel. WILDLIFE HABITAT We have completed a wildlife and habitat evaluation of the project area, The purpose of our work was to document the existing site conditions to identify habitats and potential wildlife use of the property. This work was undertaken to detennine if there are critical habitats on the property which would be subject to regulation under Renton City Code which identifies critical habitats as: . ":those habitat areas which meet any of the following criteria: i. The documented presence of species proposed or listed by the federal government or State of Washington as endangered, threatened, sensitive, monitor, or priority; and/or ii. The presence ofheron rookeries or raptor nesting areas; and/or iii. Category 1 wetlands (refer to subsection B7b(i) of this Section for classification criteria); and/or iv. Portions of streams and their shorelines designated in the Renton Shoreline Master Program, RMC 4-3-090, as Conservancy or Natural (refer to the Renton Shoreline Master Program). c. Mapping: i. Critical habitats are identified by lists, categories and definitions of species promuIgated by the Washington State Department of Fish and Wildlife (Non-game Data System Special Animal Species) as identified in WAC 232-12-011; in the Priority Habitat and Species Program of the Washington State Department ofFish and Wildlife; or by rules and regulations adopted currently or hereafter by the U.S. Fish and Wildlife Service. ii. Referenced inventories and maps are to be used as guides to the general location and extent of critical habitat. Critical habitat which is identified in subsection B5b of this Section, but not shown on the referenced inventories and maps, are presumed to exist in the City and are also protected under all the provisions of this section. iii. The actual presence or absence of the criteria listed above as detennined by qualified professionals, shall govern the treatment of an individual building site or parceI of land requiring compliance with these regulations." During the course of site visits to complete the wetland site evaluation we also made notes regarding observation of wildlife species observed on the site. We also visited the site in January, 2005 to complete our site observations of wildlife and habitats. The subject property has two general vegetation cover types that provide habitat for different groups of wildlife species. Lowland mixed forest is the predominant vegetation cover type across the property. There is also a sma.Iler area of suburban residential development present adjacent to the existing homes along Hoquiam Avenue SE. These cover types are based on the habitat categories listed in the King County Wildlife Study Guidelines for SEP A (1993). Similar categories are listed and described in the King County Wildlife Habitat Profile (1987). Project No. 4040 1 Page No. 6 Mr. Patrick Gilroy January 19, 2005 The majority of the property is occupied by second growth mixed forest with variation in the relative cover by conifers and deciduous trees. Vegetation on the western sections of the property is generally dominated by deciduous trees primarily red alder and black cottonwood. Trees on this section are generally in younger stands. There has been less recent disturbance on the eastern sections of the property and the trees here are larger and there is a more even mix of deciduous and conifer trees. Predominant trees are Douglas fir, western red cedar, big leaf maple and black cottonwood. Wddlire We have prepared a listing of wildlife species (Table 1) observed or likely to be present on the property. This listing is based on species occurrences noted in King County Wildlife Habitat Profile (1987) and on personal experience. Amphibians and Reptiles Other than the Pacific chorus frog (Pseudacris regilla), no amplnbians were observed during our site visits. These species are generally inactive during fall and winter and are most frequently encountered during spring and summer. The cover types on this property, particularly the forested wetland and adjacent second-growth forest, should provide habitat for several other species of amphibians. The most likely species are the northwestern salamander (Ambystoma gracile) and long-toed saIamander (Ambystoma macrodactylum). The presence of amphibians on the site is related to the wetland areas located adjacent to the subject property. The most likely reptiles to be found in the habitats available on this property are the northern alligator lizard (Elgaria coerulea) and garter snakes (Thamnophis spp.). Table 1 lists other amphibians and reptiles that could be expected in the habitats present on this site. The species listed in Table 1 are based on tables provided by King County (1981) for 1he habitats described above and on our evaluation of the existing site conditions. Birds Because of their high levels of daytime activity and vocaJi71lfions, birds are the most commonly encountered group of vertebrates. Some of the commonly observed species on the Wedgewood Lane site were the black-capped chickadee (Porus atricappilus), American robin (Turdus migratorius), winter wren (Troglodytes troglodytes), and song sparrow (Melospiza melodia). A large number of migratory songbirds including flycatchers, warblers, and vireos are expected on this site during the breeding season. The most likely raptors to use this site are the great homed owl (Bubo virginianus), Cooper's hawk (Accipiter coo peri), and red-tailed hawk (Buteo jamaicensis). A red-tailed hawk nest has been located in a large cottonwood tree within the wetland on the Renton East project. Table I lists other bird species expected in the habitats available on this property. Mammals Most mammals tend to be secretive and nocturnal, and our observations reflect a relatively small proportion of species that may actually exist on the subject property. We observed coyote (Canis latrans) scat on trails around the property. A large nest, probably built by an eastern gray squirrel (Sciurus carolinensis), was located in the deciduous forest near the north side of the property. Other common mammals that are likely to be present on the site Project No. 4040 1 Page No. 7 Mr. Patrick Gilroy January 19, 2005 include opossum (Didelphis vlrginiana), deer mouse (Peromyscus manicu!atus), and raccoon (Procyon lotor). Several species of bats are also likely to be present in these habitats during the summer. Table 1 lists other mammal species expected to occur in the habitats available on this site. Threatened. Endangered, or Sensitive ITES) Species Critical Habit Two wildlife species included on Washington State listings ofTES could be found on or in the vicinity of the subject property. These include the Bald eagle (Haliaeetus leucocephalus), and pileated woodpecker (Dryocopus pileatus). Neither of these species is listed as threatened in the state of Washington. The closest aquatic habitat which might support either bull trout or Chinook salmon (Oncorhynchus tshawytscha), is in May Creek approximately 2 miles north of the property. Honey Creek where it is present within the wetland along the east side of the project does not include habitat for either Chinook salmon or bull trout. Bald eagles are found throughout the Puget Sound region. They are most commonly observed along lake or river shores although they may be found foraging over a large area and may roost in larger trees away from bodies of water. No bald eagles were observe on or near the project site. The project site is away from any large bodies of water where they would be likely to build nests. Pileated woodpeckeIS generally inhabit mature and old-growth forests, or second-growth forests with sufficient large snags and fiillen trees (Rodrick and Milner 1991). Pileated woodpeckers are also reported to use open woodlands, parks, and wooded suburbs (Ehrlich et al. 1988) and are regularly seen in those habitats in King County. They excavate cavities in snags or large dead branches for nesting and usually make a new nest cavity every year. Nest snags are usually greater than 27 inches· in diameter and taller than 87 feet. There are few large snags within the subject property which would be likely to be used by pileated woodpecker. During our site visits we did not note the presence of any individuals nor did we note any trees with cbaracteristic pileated woodpecker foraging cavities. There is not extensive habitat area on the property which is suitable for pileated woodpecker foraging. Great blue herons are not included on the Washington State TES lists although the presence of heron rookeries is identified as a critical habitat in the City of Renton. No great blue herons were observed on the site during our site visits and there are no heron rookeries in the near vicinity of the project site. Red-tailed hawks are likewise not included on the Washington State TES lists although captor nests are identified as critical habitat in the City of Renton. A red-tailed hawk nest has been identified in a large black cottonwood tree within the wetland o1fthe property to the east. New construction for the project will be approximately 100ft or more from the nest tree. Based on our review of existing site conditions it is our conclusion that there are no critical habitat areas as defined in the City of Renton codes, within the Wedgewood Lane project boundary. PROPOSED DEVELOPMENT Project No. 40401 Page No. 8 Mr. Patrick Gilroy Janwuy 19, 2005 It is proposed to develop the 22.3 acre property for construction of a 105 lot residential development as shown on project maps by Core Design. Inc. and on the Site Development Plan (Figure 3). The project is being divided into three separate divisions with construction for each division scheduled separately. Storm water run-off from the developed area will be treated in a storm water treatment facility to be constructed on the east side of the project within proposed Division 3. Construction of the storm water treatment pond will be completed as an initial construction phase. Construction of the pond berm will involve temporary disturbance to the outer limits of the wetland buffer. There will also be some disturbance within the buffer for construction of the discharge from the pond. A restoration planting plan using native shrubs and trees will be prepared for these temporarily disturbed areas. Sanitary sewer service for the project will be provided by installation of a lift station along SE I 16th Street at the north end of the project. This pump station will direct flows to existing sanitary sewer lines. Construction of the pipe line to connect with the pump station will require crossing a portion of the wetland and buffer immediately north of the storm water treatment pond. The wetland and buffer at this location has been subject to disturbance in the past and vegetation over the area is dominated by Himalayan blackberry. As with the areas disturbed for construction of storm water treatment facilities, a planting plan for restoration of the disturbed areas. The pump station is being designed to serve other new development on the east side of the large wetland. The pipe line to serve those areas east of the wetland will cross the large wetland as shown on project maps. We trust the infonnation presented is sufficient for your current needs. If you have any questions or require additional infonnation, please call. Sincerely yours, 1~.30~ Project Scientist Enel.: Figure I Figure 2 Figure 3 Table I Vicinity Map Site Map Site Development Plan Animal Species Observed or Expected On-Site Project No. 40401 Page No. 9 Mr. Patrick Gilroy January 19, 2005 eommouName AMPHIBIANS Northwestern SaJamander Long-toed Salamander Rough-skinned Newt Ensatina WestemToad Pacific Chorus Frog .* REP'lUES Northern Alligator Lizard Common Garter Snake .* W. Terresttial Garter Snake Northwestern Garter Snake BIRDS Sharp-shinned Hawk Cooper's Hawk Red-tailed Hawk .* American Kestrel RockDove •• TABLEt ANIMAL SPECIES OBSERVED OR EXPECTED ON-SlTE Wedaewood Lane Renton, Washington Sdeatific Naw Ambystoma gracile X Ambystoma macrodactylum X Tancha granulosa X Ensatina eschschollZii X Bufoboreas X PseudlJcri's regi/la X Eigaria coerulea X Thamnophis sirtalis X Thamnophis elegans X Thamnophis ordinoides X Accipiter striatus X Accipiter cooperi X Buteo jamaicensis X Falco sparverius X Columba l/via X Project No. 40401 Page No. 10 Mr. Patrick Gilroy January 19, 2005 TABLE 1 (CONTINUED) ANIMAL SPECIES OBSERVED OR EXPECTED ON-SITE ComP!9PName BIRDS (Continued) Band-tailed Pigeon Common Bam-owl Western Screech-owl Great Homed Owl Rufous Hummingbird •• Downy Woodpecker •• Northern Flicker •• Pileated Woodpecker Western Wood Pewee Willow Flycatcher Hammond's Flycatcher Pacific Slope Flycatcher Tree Swallow·· Violet-green Swallow •• N. Rough-winged Swallow·· Cliff Swallow Bam Swallow •• Steller's Jay •• American Crow •• Black-capped Chickadee •• Chestnut-backed Chickadee Bushtit •• Red-breasted Nuthatch •• Brown Creeper •• Bewick's Wren •• Winter Wren •• Golden-crowned Kinglet •• Ruby-crowned Kinglet •• Swainson's Thrush Hermit Thrush •• American Robin •• Varied Thrush •• Cedar Waxwing •• European Starling •• Solitary VIreO Hutton's VIreO Wedgewood Lane Renton, Washington Sde!ltif"1C Name Columba fasciata Tytoalba Otus kennicottii Bubo virginianus Selasphorus rufus Picoides pubescens Cola pIes auratus Dryocopus pileatus Contopus sordidulus Empidonax Iraillii Empidonax hammondii Empidonax diJjicilis Tachycinela bicolor Tachycinela thalasstna Stelgidopteryx serripennis Hirundo pyrrhonota Hirundo rustica Cyanocitta stelleri Corvus brachyrhynchos Porus atrlcappilus Porus rufescens Psaltrlparus minimus Sitta canadensis Certhia americana Thryomanes bewickii Troglodytes troglodytes Regulus satrapa Regulus calendula Cathorus ustulatus Catharus guttatus Turdus migratorius lxoreus naevius Bombycilla cedrorum Stumus vulgaris Vireo solitarius Vireo huttoni Project No. 4040 I Page No. II Mr. Patrick Gilroy January 19,2005 TABLE 1 (CONTINUED) ANIMAL SPECIES OBSERVED OR EXPECTED ON-SITE Common Name BIRDS (Continued) WaIbling Vueo Red-eyed Vueo ~WaIbler·· Yellow WaIbler Yellow-romped WaIbler Black-throated Gray WaIbler McGillivray's WaIbler Common Yellowthroat Wilson's WaIbler Western Tanager Black-beaded Grosbeak Rufous-sided Towhee •• Song Sparrow·· White-crowned Sparrow •• Dark-eyed Junco •• Red-winged Blackbird •• Brown-headed Cowbird Purple Finch House Finch •• Pine Siskin •• American Goldfinch •• Evening Grosbeak House Sparrow •• MAMMALS Common Opossum Trowbridge's Shrew Vagrant Shrew . Dusky Shrew Pacific Water Shrew Shrew-mole Townsend's Mole Pacific Mole Little Brown Myotis YumaMyotis Long-eared Myotis Wedgewood Lane Renton, Washington Sdentif'1C Name Vireo gilvus Vireo olivaceus Vennivora celata Dendroica petechia Dendroica coronal a Dendroica nigrescens Oporomis tolmiei Geothlypis trichas Wilsonia pusilla Piranga ludoviciana Pheucticus melanocephalus Pipilo erylhrophthalmus Melospiza melodia Zonotrichia leucophrys Junco hyemalis Agelaius phoeniceus Molothrus ater Carpodacus purpureus Carpodacus mexicanus Carduelis pinus Carduelis tristis Coccothraustes vespertinus Passer domesticus Didelphis virginiana Sora trowbridgei Sora vagrans Sorex obscurus Sorex bendirei Neurotrichus gibbsi &apanus townsendi &apanus orarius Myotis lucifugus Myotis yumaensis Myotis evolis Project No. 40401 Page No. 12 Mr. Patrick Gilroy January 19, 2005 CommODName MAMMALS (ContiDued) Eastern Cottontail •• Mountain Beaver Townsend's Cbipmunk Eastern Gray Squirrel •• Douglas' Squirrel Deer Mouse Bushy-tailed Woodrat Oregon Vole House Mouse •• Raccoon •• Short-tailed Weasel Long-tailed Weasel Striped Skunk Coyote •• ~: TABLE 1 (CONTINUED) ANIMAL SPECIES OBSERVED OR EXPECTED ON-SITE Wedeewood Lane Renton, Washington Sdeptific Name Sylvilagus floridanus Ap/odontia rufa Eutamias townsendi Sciurus caro/inensis Tamiasciurus doug/as; Peromyscus moniculatus Neotoma cinerea Microtus oregon; Mus musculus Procyon lotor Mustela erminea Mustela frenata Mephitis mephitis Canis /atrans •• Species observed on property, including visual sightings, vocalizations, or indirect evidence such as tracks, burrows, nests, or scat. Project No. 40401 Page No. 13 --County 80Jndaly , --StnIatI ~ ~ ...... ~ la:oII 0 Pa .... ... V'tIdat Netwadt • ALDERNW Legend SAO StiIINrIM ;I a-t # a-2An1ri11 ;/ a-2 ...... ,N a-3 .. . ~ . 0 L.aIca. and laIge RMna ,N 9 ....... II 9AOWatland VICINITY MAP Wedgewood Lane Renton, Washington roject No.41401 Date Jan. 2005 Figure 1 CATECORY 2 WElZANO 160 APPROXIMATE SCALE o 160 320 feet z:s ~ .... ------------------ ", . ----'\, [ ~~------------------------.~ [] A derNW SITE MAP Wedgewood Lane Renton, Washington Proj. No. 40401 I Dote Jan .. 2005 I Figure 2 .. ,.. II 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 !~:5C ,e / APPROXIMATE SCALE 160 o 160 320 feet ------------------ 22!> ~ ~ ---_ ......... "',; , , IMsttn _Uand and buffer disturiwd for cons/ruction of S(1f111ory _ line. ~onl with notiWl shrubs. o is A derNW SITE DEVELOPMENT PLAN Wedgewood Lane Renton, Washington Proj. No. 40401 Date Jan.. 2005 I Figure 3 ! J /\ t·; ,. r",.. ..' Subsurface Exploration, Geologic Hazard, and Geotechnical Engineering Report WEDGEWOOD Renton, Washington Prepared for Northward Homes Project No. KE03173A April 18, 2003 Associated Earth Sciences, Inc. April 18, 2003 Project NO.-KE03173A Northward Homes 1560 140th Avenue NE, Suite 100 Bellevue, Washington 98005. Attention: Subject: Mr. Patrick Gilroy Subsurface Exploration, Geologic Hazard, and Geotechnical Engineering Report Wedgewood Renton, Washington Dear Mr. Gilroy: We are pleased to present copies of the above-referenced report. This report summarizes the results of our subsurface exploration, geologic hazard, and geotechnical engineering study, and offers recommendations for design and development of the proposed project. We have enjoyed working with you on this study and are confident that the recommendations . presented in this report will aid in the successful completion of your project. ·Should you have any questions, or if we can be of additional help to you, please do not hesitate to call. Sincerely, ASSOCIATED EARTH SCIENCES, INC. Kirkland, Washington John D. Coleman, P.E.G. Project Geologist me/lb KE03173Al ProjeclS\2003173\KEIWP -W~K . 911 Fifth Avenue, Suite 100' Kirkland, WA 98033' Phone 425827-770 I • Fax 425827-5424 • SUBSURFACE EXPLORATION, GEOLOGIC HAZARD, AND GEOTECHNICAL ENGINEERING REPORT WEDGEWOOD Renton, Washington Prepared for: Northward Homes 1560 1401h A venue NE, Suite 100 Bellevue, Washington 98005 Prepared by: Associated Earth Sciences, Inc. 911 51h A venue, Suite 100 Kirkland, Washington 98033 425-827-7701 Fax: 425-827-5424 April 18, 2003 Project No. KE03173A Wedgewood Renton, Washington 1.0 INTRODUCTION Subsurface Exploration, Geologie Hazard, and Geotechnical Engineering Report Project and Site Conditions I. PROJECT AND SITE CONDITIONS This report presents the results ofnur subsurface exploration, geologic hazard assessment, and geotechnical engineering study for the proposed Wedgewood development in Renton, Washington (Figure 1, Vicinity Map). The approximate address of the project is 11628 142nd Ave SE. The site plan and the approximate locations of the subsurface explorations referenced in this study are presented on the Site and Exploration Plan (Figure 2). In the event that any changes in the nature, design, or layout of the project 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 soil and ground water data to be utilized in the design and development of the proposed residential plat. Our study included a review of available geologic literature, excavation of exploration pits, and performing a geologic study to assess the type, thickness, distribution, and physical properties of the subsurface sediments and shallow ground water conditions. A geologic hazards assessment and geotechnical engineering study were also completed to determine suitable geologic hazard mitigation techniques, the type of suitable foundations, allowable foundation soil bearing pressures, anticipated foundation settlements, erosion considerations, drainage considerations, and rockery recommendations. This report summarizes our current fieldwork and offers geologic hazard mitigation and development recommendations based on our present understanding of the project. 1.2 Authorization Written authorization to proceed with this study was granted by Mr. Patrick Gilroy of Northward Homes. Our study was accomplished in general accordance with our scope of work letter dated March 31, 2003. This report has been prepared for the exclusive use of Northward Homes 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, express or implied, is made. Apri l 18, 2003 ASSOCIATED EARTH SCIENCES. INC. JDClb -KEOJI TJA I -PrOJeC1SI::OOJI7JIKEIIVP -W:'K Page 1 • Wedgewood Renton, Washington 2.0 PROJECT AND SITE DESCRIPTION Subsurface Exploration, Geologic Hazard, and Geotechnical Engineering Report Project and Site Conditions This report was completed with an understanding of the project based on discussions with Mr. Patrick Gilroy of Northward Homes, site plans by CORE Design, dated April 7, 2003, and familiarity with our previous geotechnical work performed in the site area. Present plans call for the construction of 16, single-family units, new streets, and associated development improvements. Access to the new development would be from 142nd Avenue SE . The site was vacant land formerly used as a pasture. Young, small-diameter alders and brush covered most of the site. The northwest site corner was covered with grass and contained a small wood frame horse shed. The site was flat to gently sloping with an overall elevation change of approximately 5 to 6 feet. The site was surrounded by low density urban to rural property. No standing or flowing surface water was observed. 3.0 SITE EXPLORATION Our field study included advancing five exploration pits on April 8, 2003 and performing a geologic reconnaissance to gain information about the site. The various types of sediments, as well as the depths where characteristics of the sediments changed, are indicated on the exploration logs presented in the Appendix. The depths indicated on the logs where conditions changed may represent gradational variations between sediment types. Our explorations were approximately located in the field by measuring from known site features shown on the Site and Exploration Plan, and their locations and elevations should be considered approximate. The conclusions and recommendations presented in this report are based on the exploration pits completed for this 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 were excavated with a trackhoe under subcontract to Associated Earth Sciences, Inc. (AESI). The pits permitted direct, visual observation of subsurface conditions. Materials encountered in the exploration pits were studied and classified in the field by an engineering geologist from our firm. All exploration pits were backfilled immediately after April 18, 2003 ASSOCIATED EARTH SCIENCES, INC. JDCllb -K£OJI7JAI -Pro}WsI:OOJI7J!K£'IVP -IV1K Page 2 Wedgewood Renton, Washington Subsurface Exploration, Geologic Hazard, and Geotechnical Engineering Report Project and Site Conditions 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 and visual reconnaissance of the site. As shown on the field logs, the exploration pits generally encountered lodgement till throughout the site. Minor amounts of fill were encountered in exploration pit EP-l located near the northwest site comer. 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 agreement with this regional geologic map. The following section presents more detailed subsurface information organized from the shallowest (youngest) to the deepest (oldest) sediment types. 4.1 Stratigraphy Sod/Forest DufJITopsoil A layer of organic rich soil classified as sod, forest duff, and or topsoil was encountered at the surface in all of the exploration pits. The organic rich soil was between 0.5 and 1.5 feet thick. This soil is not considered suitable for building or pavement support due to its compressive nature. Fill Approximately 1.5 feet of fill was encountered below the sod and topsoil in exploration pit EP- 1. Exploration pit EP-l was excavated near the northwest site comer. The fill generally consisted of loose, silty sand containing little amounts of gravel, and trace amounts of organics. The fill is not considered suitable for foundation support. No signs of extensive grading or filling were observed elsewhere on the site. Weathered Vashon Lodgement Till Weathered Vashon lodgement till, consisting generally of medium dense, fine to coarse sand, containing some silt and gravel and trace amounts of cobbles and boulders was encountered below the fill, the sod, the forest duff, and/or the topsoil in all of the exploration pits excavated for the site. The lodgement till was deposited at the base of the Vashon age glacial ice sheet and was subsequently overridden by several thousand feet of ice. Consequently, these materials are generally dense to very dense, possess high shear strength, low compressibility April I8, 2003 ASSOCIATED EARTH SCIENCES, INC. JDCIb -KEOJ/7JAI -ProjWSI:!OOJI7JIKEIIVP -Iv::!K Page 3 Wedgewood Renton, Washington Subsurface Exploration, Geologic Hazard, and Geotechnical Engineering Report Project and Site Conditions characteristics, and have relatively low permeability. The upper portions of the till are generally weathered and less dense, oxidized brown and siltier than the lower unweathered portions of the deposit. The weathered till is suitable for direct foundation support and support of pavement sections. These sediments are considered moisture-sensitive and are anticipated to have a relatively low permeability rate. Vashon Lodgement Till Unweathered till was encountered below the weathered till in all of the exploration pits excavated for the site. The unweathered till consisted of dense to very dense, fine to coarse sand containing some silt, few fine to coarse gravel and trace amounts of cobbles and boulders. The unweathered till is also suitable for structural support, is considered moisture-sensitive, and is anticipated to have a very low relative permeability rate. 4.2 Hydrology Ground water seepage was encountered in all of the exploration pits excavated for the site at depths ranging from about 3 to 5 feet below the ground surface. This ground water is interpreted to be perched ground water. Perched ground water occurs when surface water infiltrates down through relatively permeable soils such as the fill or the weathered portions of the till and becomes trapped or "perched" atop a comparatively impermeable barrier such as the unweathered portions of the till. This infiltration can occur at great distances from the area where the ground water is encountered. It should be noted that fluctuations in the level of the ground water may occur due to the time of the year and variations in the amount of precipitation. The quantity and duration of flow from excavations made into the perched zone will vary depending on season, topography, and soil grain size. Generally there will be more abundant perched ground water in the winter, spring, and early summer. April 18, 2003 ASSOCIATED EARTH SCIENCES, ING. JDClb -KE0.317.3AI -PrOjfcw200.317.3IKEI\vP -IV2K Page 4 Wedgewood Renton, Washington Subsurface Exploration, Geologic Hazard, and Geotechnical Engineering Report Geologic Hazards and Mitigations II. GEOLOGIC HAZARDS AND MITIGATIONS The following discussion of potential geologic hazards is based on the geologic conditions as observed and discussed herein. The City of Renton Sensitive Areas Maps indicates that there are no landslide, erosion, seismic, or coal mine hazards on the site. 5.0 SLOPE STABILITY ASSESSMENT There are no steep slopes on the site and dense to very dense lodgement till is located at a relatively shallow depth beneath the ground surface across the site. Therefore, it is our opinion that the risk of deep-seated landslides is low for static conditions and no mitigation measures are required. 6.0 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. 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 area during recorded history. Evaluation of return rates indicates that an earthquake of the magnitude between 6.0 and 7.0 is likely every 25 to 40 years in the Puget Sound Basin. Generally, there are four types of potential geologic hazards associated with large seismic events: 1) surficial 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. 6.1 Surficial Ground Rupture The nearest known fault traces to the project are the South Whidbey Island-Lake Alice Fault, located approximately 7 miles to the north, and the Seattle Fault located approximately 9 miles to the south. Recent studies by the United States Geological Survey (USGS) (e.g., Johnson et al., 1994, Origin and Evolution of the Seanle Fault and Seanle Basin, Washington, Geology, v. 22, p.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, p. 1042-1053) suggest that a northern trace of the east-west trending Seattle Fault (a thrust fault zone) may show evidence of surficial ground rupture. The recognition of the Seattle Fault is relatively new and data pertaining to it are limited, with the studies still ongoing. According to the USGS studies, the latest movement of this fault was April 18, 2003 ASSOCIATED EARTH SCIENCES. INC. JDCilb -KEOJ/7JAI -Projrctsl:OOJ/7JIKEI\VP -W:K Page 5 .. Wedgewood Renton. Washington Subsurface Exploration. Geologic Hazard. and Geotechnical Engineering Repon Geologic Hazards and Mitigations about 1,100 years ago when about 20 feet of surficial displacement took place. This displacement can presently be seen in the form of raised, wave-cut beach terraces along AlId Point in West Seattle and Restoration Point at the south end of Bainbridge Island. Less is known about the South Whidbey Island-Lake Alice Fault and no evidence of surficial ground rupture has been noted. The recurrence intervals for movement along these fault systems are still unknown, although they are hypothesized to be in excess of several thousand years. Due to the suspected long recurrence intervals and the distance to these fault zones, the potential for surficial ground rupture is considered to be low during the expected life of the structures and no mitigation efforts beyond complying with the current (1997) Uniform Building Code (UBC) are recommended. 6.2 Seismically Induced Landslides There are no steep slopes on the site and dense to very dense lodgement till is located at a relatively shallow depth beneath the ground surface across the site. Therefore, it is our opinion that the risk of deep-seated landslides is low for seismic conditions and no mitigation measures are required. 6.3 Liquefaction The encountered stratigraphy has a low potential for liquefaction due to the high strength of the glacially consolidated near-surface site soils. No liquefaction mitigation efforts are recommended. 6.4 Ground Motion The project site is located within a Zone 3 rating for seismic activity on a scale of 1 (lowest) to 4 (highest) based on the Seismic Zone Map of the United States, Figure No. 16-2 in the 1997 edition of the UBC. This is based on past earthquake activity in the Puget Sound region. As such, structural design for the project should accommodate the possible effect of seismic activity in areas with a Zone 3 rating, corresponding to a peak ground acceleration of 0.3g (a Richter magnitude 7.5 earthquake occurring directly beneath the site), in accordance with UBC guidelines, using soil type Sc. No additional mitigation efforts beyond the UBC guidelines are recommended. April 18. 2003 ASSOCIATED EARTH SCIENCES, INC. JDCilb -KEOJ/7JAi -ProJws\100Ji7JIKEIWP -IV:K Page 6 Wedgewood Renton. Washington 7.0 EROSION HAZARDS AND MITIGATION Subsurface Exploration. Geologic Hazard. and Geotechnical Engineering Report Geologic Hazards and Mitigations Under existing conditions, there is a low to moderate potential for erosion to occur in sloping areas during construction. The potential for increased erosion during and after construction can be mitigated by following the recommendations listed below and in previous sections of this report. 1. All storm water from impermeable surfaces should be tightlined into an approved storm water drainage system or temporary storage facilities. 2. If possible, construction should proceed during the drier periods of the year and disturbed areas should be revegetated as soon as possible. 3. Clearing beyond the areas to be developed should be avoided. Disturbed areas should be revegetated as soon as possible. 4. Temporary silt fences should be provided along the lower margins of cleared/disturbed areas. 5. Check dams should be provided along any swales or temporary ditches. 6. Temporary sediment catchment facilities should be cleaned out and maintained periodically as necessary to maintain their capacity and function. 7. Soils, which are to be reused around the site, should be stored in such a manner as to reduce erosion from the stockpile. Protective measures may include, but are not necessarily limited to, covering with plastic sheeting, or the use of straw bales/silt fences around pile perimeters. 8. Temporary construction entrances should be constructed with quarry spalls or equivalent according to the City of Renton regulations. April 18. 2003 ASSOCIATED EARTH SCIENCES, INC. JDCllb -KEOJl7JAl -Projmsl::OOJI7JIKEI\vP -w:?K Page 7 ... Wedgewood Renton, Washington Subsuiface Exploration, Geologic Hazard, and Geotechnical Engineering Report Design Recommendations III. DESIGN RECOMMENDATIONS 8.0 INTRODUCTION It is our opinion that from a geotechnical standpoint, the parcel is suitable for the proposed development provided that the recommendations contained herein are properly followed. Dense to very dense till was encountered at relatively shallow depths in our explorations and conventional spread footings may be used for support of the proposed residences. There were slight amounts of perched ground water encountered in all of our explorations. The lodgement till was at or above its optimum moisture content (wet) at the time of our site exploration. The soils are also quite silty and during the wet winter and spring months the contractor and developer should be prepared to manage over-optimum moisture content (wet) soil and sub grade conditions. Construction should be timed to take advantage of dry weather. 9.0 SITE PREPARATION Site preparation of areas to be graded should include removal of all trees, brush, old utilities, demolition debris from the existing structure, and any other deleterious material. Additionally, the upper organic topsoil should be removed and the remaining roots grubbed. Areas where loose soils exist due to previous grading, filling, or grubbing operations should be considered as uncontrolled fill to the depth of disturbance and treated as subsequently recommended for structural fill placement. Where existing loose fill or natural sediments are relatively free of organics and near their optimum moisture content for compaction, they can be segregated for reuse as structural fill. Since the density of the soil is variable, random soft pockets may exist and the depth and extent of stripping can best be determined in the field by the geotechnical engineer or engineering geologist. 9.1 Permanent Cut and Fill Slopes Permanent cut and structural fill slopes should be graded no steeper than 2H: 1 V (Horizontal:Vertical). Slopes should be hydroseeded as soon as possible after grading 9.2 Temporary Slopes In our opinion, stable construction slopes should be the responsibility of the contractor and should be determined during construction. For estimating purposes, we anticipate that temporary unsupported cut slopes in the unsaturated weathered and unweathered till can be April 18, 2003 ASSOCIATED EARTH SCIENCES, INC. JDClb -KEOJI7JAI -ProJeclSl:OOJI7JIKEI\VP -w.?K Page 8 Wedgewood Renton, Washington Subsurface Exploration, Geologic Hazard, and Geotechnical Engineering Repon Design Recommendations made at a maximum slope of IH:IV (Horizontal:Vertical). As is typical with earthwork operations, some sloughing and raveling may occur and cut slopes may have to be adjusted in the field. In addition, WISHA/OSHA regulations should be followed at all times. 9.3 Site Disturbance The on-site soils contain a high percentage of [me-grained material, which makes them moisture-sensitive and subject to disturbance when wet. Most of the soils encountered in our explorations were judged to be below or near their optimum moisture content for compaction at the time of our study. The contractor must use care during site preparation and excavation operations so that the underlying soils are not softened, particularly during wet weather conditions. If disturbance occurs, the softened soils should be removed and the area brought to grade with structural fill. Because of the moisture-sensitive nature of the soils, we anticipate that wet weather construction would significantly increase the earthwork costs over dry weather construction. Moisture conditioning of the upper weathered portions of the lodgement till will be needed if construction proceeds in the drier summer and early fall. 10.0 STRUCTURAL FILL Structural fill will be necessary to establish desired grades, and for utility trench backfill. All references to structural fill in this report refer to subgrade preparation, fill type, placement, and compaction of materials as discussed in this section. In those areas where existing uncontrolled fill is present, we recommend that it be removed and, where suitable, set aside for reuse. Our recommendations for the placement of structural fill are presented in the following sections. 10.1 Fill Placement 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 or to a firm and unyielding condition as determined by the geotechnical engineer or his representative. If the sub grade contains too much moisture, adequate recompaction may be difficult or impossible to achieve and should probably not be attempted. In lieu of recompaction, the area to receive fill should be blanketed with washed ,rock, quarry spalls, or crushed recycled concrete to act as a capillary break between the new fill and the wet subgrade. Overexcavation of soft, loose, or wet soils in the right-of-way is estimated to be less than 1 foot in areas without previously placed underground utilities. Overexcavation depths in areas of underground utilities cannot be determined until the April J 8, 2003 JDClb -KEOJl7JAI -PrOJ~CISI:C)OJI7JIKEIWP -IV:K ASSOCIATED EARTH SCIENCES, INC Page 9 Wedgewood Renton, Washington Subsurface Exploration, Geologic Hazard, and Geotechnical Engineering Report Design Recommendations materials are exposed during construction. Structural fill should be placed and compacted within 2 percent of the optimum moisture content. After compaction of the exposed ground is tested and approved, or a free-draining rock course is laid, possibly in conjunction with engineering stabilization fabric, 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. The contractor should note that any proposed fill soils should be evaluated by AESI prior to their use in fills. This would require that we have a sample of the material 72 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 U.S. No. 200 sieve) is greater than approximately 5 percent (measured on the minus U.S. No.4 sieve size) should be considered moisture-sensitive. Use of moisture-sensitive soils in structural fills should be limited to favorable dry weather and near-optimum subgrade moisture conditions. All of the on-site soils except the sod/forest duff/topsoil are suitable for use as structural fill but generally contained significant amounts of silt and are considered moisture-sensitive. Construction equipment traversing the site when the soils are wet can cause considerable disturbance. If fill is placed during wet weather or if proper compaction cannot be obtained due to wet subgrade or soil conditions, a select 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 U.S. No.4 sieve fraction and at least 25 percent greater than the NO.4 sieve. 10.2 Construction Monitoring 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 problem areas may be corrected at that time. It is important to understand that taking random compaction tests on a part-time basis will not ensure uniformity or acceptable performance of a fill. As such, we are available to aid you in developing a suitable monitoring and testing frequency. April J 8, 2003 ASSOCIATED EARTH SCIENCES, INC. JDClb -KEOJI73AI -ProjeClSI:(JOJI7JIKEI\\'P -\V,;K Page 10 Wedgewood Renton, Washington 11.0 FOUNDATIONS Subsurface Exploration, Geologic Hazard, and Geotechnical Engineering Report Design Recommendations Spread footings may be used for building support when founded on the medium dense to dense weathered lodgement till, or on structural fill placed as previously discussed. We recommend that an allowable bearing pressure of 2,500 pounds per square foot (psf) (including both dead and live loads) be utilized for the houses and other near-surface foundation design purposes if placed on weathered lodgement till or structural fill placed on the weathered lodgement till. An allowable bearing pressure of 5,000 psf (including both dead and live loads) may be used for structures with deep footings if they are founded entirely on the dense to very dense unweathered lodgement till. The depth to bearing soils (medium dense to dense weathered till) is approximately 0.5 to 1.5 feet below existing grades in the locations of our exploration pits. The depth to unweathered till ranges from approximately 3.5 to 4.5 feet below existing grade. An increase of one-third may be used for short-term wind or seismic loading. Perimeter footings should be buried at least 18 inches into the surrounding soil for frost protection. All footings must penetrate to the prescribed bearing stratum and no footing should be founded in or above loose, -organic, or existing uncontrolled fill soils. All footings should have a minimum width of 14 inches for one-story structures, 16 inches for two-story structures, and 18 inches for three-story structures. It should be noted that the area bounded by lines extending downward at 1H: 1 V 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:IV 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 on the medium dense to dense weathered lodgement till, approved structural fill placed over the weathered lodgement till, and unweathered till should be on the order of V2 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 conforms to the recommendations contained in this report. The City of Renton may require such inspections. Perimeter footing drains should be provided as discussed under Section 14.0, Drainage Considerations. 12.0 FLOOR SUPPORT CONSIDERATIONS Slab-on-grade floors may be used over structural fill or pre-rolled and compacted medium dense to very dense till soils. Where moisture migration through slabs is to be controlled, the floor should be cast atop a minimum of 4 inches of washed rock or pea gravel to act as a April J 8, 2003 ASSOCIATED EARTH SCIENCES. INC. JDClb -KEOJI TJA I -PrOjecW::OOJI7JIKE!IVP -III::K Page 11 Wedgewood Renton, Washington Subsurface Exploration, Geologic Hazard, and Geotechnical Engineering Report Design Recommendations capillary break. The floor should also be protected from dampness by an impervious moisture barrier (plastic sheeting) or otherwise sealed. If plastic sheeting is used, a 2-inch thickness of sand should be placed atop the plastic to aid in curing and reduce the amount of cracking in the floor. This sand layer must be kept dry prior to concrete placement. 13.0 PAVEMENT DESIGN RECOMMENDATIONS After the area to be paved is stripped and/or excavated to pavement subgrade elevation, the exposed ground should be recompacted to at least 95 percent of ASTM:D-1557 or to a firm and unyielding condition as determined by the geotechnical engineer or his representative. We recommend proof-rolling pavement subgrades with a loaded dump truck to identify any soft or yielding areas. Soft/yielding areas should be overexcavated and backfilled with structural fill. If required, structural fill may then be placed to achieve desired subbase grades. Upon completion of the recompaction and structural fill placement, the pavement section for the design level of services can be constructed. A pavement section consisting of 2V2 inches of Class B asphalt underlain by 3 inches of asphalt treated base (ATB) and 2 inches-of 1 ~-inch crushed surfacing base course is the recommended. This will allow construction traffic to use the ATB surface prior to final paving. If this is not the intent, the section can be substituted with 3 inches Class B over 4 inches crushed rock. The crushed rock course must be compacted to at least 95 percent of ASTM:D-1557. 14.0 DRAINAGE CONSIDERATIONS Traffic across the on-site soils when they are damp or wet will result in disturbance of the otherwise firm stratum. Therefore, during site work and construction, the contractor should provide surface drainage and subgrade protection, as necessary. Any retaining walls and all perimeter footing walls should be provided with a drain at the footing elevation. Drains should consist of rigid, perforated, polyvinyl chloride (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. The perforations should be located on the lower portion of the pipe. In addition, any retaining or basement walls should be lined with a minimum 12-inch-thick washed gravel blanket, backfilled completely with free-draining material, or lined with a drainage mat such as Mira-Drain 6000 over the full height of the wall (excluding the first 2 foot below the surface). This drainage material should tie into the footing drains. Roof and surface runoff should not discharge into the footing drain system but should be handled by a separate, rigid, tightline drain. Discharge from drains upslope should April J 8, 2003 ASSOCIATED EARTH SCIENCES. INC. JDCilb -KEOJ/7JAI -Projws\200J/7JIKEI\VP -IV:K Page 12 Wedgewood Renton. Washington Subsurface Exploration. Geologic Hazard. and Geotechnical Engineering Repon Design Recommendations not be allowed to pass water through lower wall and footing drains. Drain lines leading from upper systems should bypass lower drain systems. In planning, exterior grades adjacent to walls should be sloped downward away from the structure to achieve surface drainage. Runoff water from impervious surfaces should be collected by a storm drain system that discharges into the site storm water system. 15.0 LATERAL WALL PRESSURES 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, which are free to yield laterally at least 0.1 percent of their height, may be designed using an equivalent fluid equal to 35 pounds per cubic foot (pct). Fully restrained, horizontally backfilled rigid walls, which cannot yield, should be designed for an equivalent fluid of 50 pcf. If parking areas are adjacent to walls, a surcharge equivalent to 2 feet of soil should be added to the wall height in determining lateral design forces. The lateral pressures presented above are based on the conditions of a uniform backfill consisting of on-site glacial soils 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. A lower compaction may result in settlement. Thus, the compaction level is critical and must be tested by our firm during placement. Surcharges from adjacent footings, heavy construction equipment, or sloping ground must be added to the above values. Footing and wall drains should be provided for all retaining walls as discussed under the section on Drainage Considerations. 15.1 Passive Resistance and Friction Factors Lateral loads can be resisted by friction between the foundation and native till or supporting structural fill soils, or by passive earth pressure acting on the buried portions of the foundations. We recommend the following design parameters: • Passive equivalent fluid = 300 pef • Coefficient of friction = 0.35. The above values include a safety factor of 1.5. April 18. 2003 ASSOCIATED EARTH SCIENCES. INC. JDCllb -KEOJ/7JAI -Projmsl:OOJI7JIKEIIVP -Iv:?K Page 13 Wedgewood Renton, Washington Subsurface Exploration, Geologic Hazard, and Geotechnical Engineering Report Design Recommendations 16.0 PROJECT DESIGN AND CONSTRUCTION MONITORING We recommend that AESI perform a geotechnical review of the plans prior to final design completion. In this way ,our recommendations may be properly interpreted and implemented in the design. This plan review is not included in the current scope of work and budget. We are also available to provide geotechnical engineering and monitoring services during construction. The integrity of the earthwork and 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. 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 John D. Coleman, P.E.G. Project Geologist J l~. s~elgaard' P.G., P.E.G., t.:Ciate Ge logist Attachments: Figure 1: Vicinity Map Matthew A. Miller, P.E. Senior Geotechnical Engineer Figure 2: Appendix: Site and Exploration Plan Exploration Logs April I8, 2003 ASSOCIATED EARTH SCIENCES. INC. JDCllb -KEOJI7JAI -PrOlfC(SI;XJOJI7JIKEIWP -I~K Page 14 APPENDIX 8, :l !i i!-t: U ;; ., :;; ~ c " ~ Tilt I,MII ViS'/" ~·'I • I \"'~', J • .,~.--... , \; .".;,~~~ ... ~/ ~.,,-/ . ,(,.,'; /·,.,/z ,~r x~Y·fC,'"<P/.''' .. (" ·----.·-.--t· \ "" "~,, /,--,j F/ 4/ }/ ; "~ i .. >'--::"~'\l/;:·~-;;,,:-·:--,-~7) Ie (1 ' '.:1' / , ' I ;-'" '. \. '\ .... _/ /-:..~-~, /A) 1"<' \ J !/ , :','\,--<--ry-="",,(tV . .\. i--.:A __ . __ , ... .1 . ·--A. '\ I /, _-,'4 \\.'-.. . \' ~ / / 'c' , 'I ~, 'f', ,-··C .. ,,-.~ \\,\", /,':/'./ \ (.( ----,\ ... ,~ ~ '\. ": . '\ ,.J,',~ " J "' .\ "; "-"J', \ ,. ,: \ ...• _ .... /~ /1_ ='-.... ".~~ .• _~. -+--.......... -,~' \. \::.: ...... -.s\--(~':--+.{.>.;-\-\\~(:~"6(i~,:0f . .,'~-. .-........ .>'t\ .. ~<'\_---.. ; \\ 'i..., ,,~, \,,,''\, \} '{' '1'1 '. 'I " -.., , .. (I I" . --" \. . . -'\: \ ,\" ,_ ,I, : ,: " " \ . '. \~ " ~' -)1\ i_I, /.,~::;::.~~:~ .L I ,!'l"Of'" 'Ie.. ,,'" u,wm ,_, "I I looom Ponied flOm TOPO! 01998 W~we, ProductIOns (wwwlopocom) !.::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: FIGURE 1 DATE 04/03 PROJ. NO. KE031738 o __ ~~~~~ ~ Associated Earth Sciences, Inc. c: !~ ~ ~ ~ ~ ;:; VICINITY MAP WEDGEWOOD RENTON, WASHINGTON APPENDIX ~ en o o N c:i Z c: o "0 CD c: S ~ . ~ (5 (/) "0 CD c: ~ (!) cb <II 15 o u ~ CD en o o N ci Z <II CD <II <II «l Cl. CD <5 ::E ~ o o 10 Well-graded gra nd gravel with sand, ! to no fines Poorly-graded gravel and gravel with sand, little to no fines Clayey gravel and GC clayey gravel with sand Well-graded sand and .. sand with gravel, little to no fines Poorly-graded sand and sand with gravel, little to no fines Silty sand and SM silty sand with gravel Clayey sand and clayey sand with gravel Silt. sandy silt, gravelly silt, ML silt with sand or gravel Clay of low to medium plasticity; silty, sandy, or gravelly clay, lean clay Organic clay or silt of low plasticity Terms Describing RelatO Density and Consistency Coarse- Grained Soils Density _S.;...P...,;.T_----'w.:.,:sI::.,;fc.:::;o=ot Very Loose 0 to 4 Loose 4 to 10 Medium Dense 10 to 30 Dense 30 to 50 Very Dense >50 Test Symbols G = Grain Size Consistency S PT(2)blows/foot M = Moisture Content A = Atterberg Umits C = Chemical Fine- Grained Soils Very Soft 0 to 2 Soft 2 t04 DO = Dry Density Medium Stiff 4 to 8 K = Permeability Stiff 8 to 15 Very Stiff 15 to 30 Hard >30 Component Definitions Descriptive Term Boulders Size Range and Sieve Number Larger than 12" Cobbles Gravel Coarse Gravel Fine Gravel Sand Coarse Sand Medium Sand Fine Sand Silt and Clay 3'to 12" 3" to NO.4 (4.75 mm) 3" to 3/4" 3/4" to No.4 (4.75 mm) No.4 (4.75 mm) to No. 200 (0.075 mm) No.4 (4.75 mm) to No. 10 (2.00 mm) No. 10 (2.00 mm) to No. 40 (0.425 mm) No. 40 (0.425 mm) to No. 200 (0.075 mm) Smaller than No. 200 (0.075 mm) (3) Estimated Percentage Moisture Content Dry -Absence of mOisture, dusty, dry to the touch Component Percentage by Weight Trace Few Little With <5 5 to 10 15 to 25 -Non-primary coarse constituents: > 15% -Fines content between 5% and 15% Slightly Moist -Perceptible moisture Moist -Damp but no visible water Very Moist -Water visible but not free draining Wet -Visible free water, usually from below water table Symbols Sampler Type 2.0'00 Split-Spoon Sampler Blows/5" or portion of 5" I ., '. " Sampler Type DeSCription (.) Cement grout surface seal Bentonite seal 3.0' 00 Split-Spoon Sampler i 3.25" 00 Split-Spoon Ring Sampler ~~~~~--------------~(SPT) :: Filter pack with ;:' blank caSing :., sec:ion Clay of high plasticity. sandy or gravelly clay. fat clay with sand or gravel Bulk sample ~~~-+------------t Grab Sample 3.0' 00 Thin-Wail Tube Sampler (including Shelby tube) o Portion not recovered Organic clay or silt of OH medium to high plasticity (1) Percentage by dry weight ': Screened casing :., or Hydrotip ': with filter pad< :. End cap (4) Depth of groundwater (2) (SPT) Standard Penetralion Test ~-.l...-----=m~--+----------! (ASTM 0-1585) 2-'~ <II Peat. muck and other (3) In General Accordance With ~ ATD = At lime of drilling Sl Static water level (date) -a, ~ '6 highly organic soils Standard Practice for Descnpticn :f'-(/) o and Identification of Salls (ASTM 0-2488) (5) Combined USCS symbols used for fines between 5 % and 15% Classifications of SOils in thiS report are based on visual field andlor laboratory observations, which include density/consistency, moisture condition. grain size. and plasticity estimates and should not be construed to imply field or laboratory testing unless presented herein. Visual-manual andlor laboratory claSSification -methods of ASTM D-2487 and D-2488 were used as an identification gUide for the Unified Soil Classification System. § ~================================================================= ! Associated Earth Sciences, Inc. 1: f~~~[!j~ Exploration Log Key FIGURE A-1 ~ -------------------------------------------------------------------------------------------------------- LOG OF EXPLORATION PIT NO. EP-1 g This log is part of the report rrrepared by Associated Earth Sciences, Inc. (AESI) for the named Rroject and should be :; read tqgether with that repo for comRlete interpretation. This summary a~plies only to the loca ·on of this trench at the c. time of excavation. Subsurface condi ·ons may change at this location wi the passage of time. The data presented are Q) Cl a simplfication of actual conditions encountered. DESCRIPTION Sod and Topsoil Fill 1 -Loose, moist, dark brown, silty fine to coarse SAND, little fine to coarse, subrounded gravel, trace ~disseminated organics. (SM) r 2 -Weathered Till 3 -Medium dense, moist to wet, light olive-brown, nonstratified, silty, fine to coarse SAND, few fine to coarse, subrounded gravel, few organics as roots. (SM) 4 - 5 -Vashon Lodgement Till Dense, wet, light olive-gray, nonstratified, fine to coarse SAND, little silt, few fine to coarse, 6 -subrounded gravel, trace subrounded cobbles. 7 - 8 - 9 - 10 11 -Bottom of exploration pit at depth 10 feet Moderate caving below 5'. Light seepage (-1 gpm) below 5'. 12 - 13 - 14 - 15 - 16 - 17 ~ I I 18 i I I 19 i i I I I 20 COl g N Wedgewood tD ~ Renton, WA -< .., <1. C> Associated Earth Sciences. Inc . .;: Project No. KE03173A COl Logged by: JOC ..... m4 m ~ [!j rJ] M 0 Approved by: April 2003 COl <1. .... U '" LOG OF EXPLORATION PIT NO. EP-2 g This log is part of the reportrrrepared by Associated Earth Sciences, Inc. (AESI) for the named Rroject and should be .s:::. read together with that repo for comRlete interpretation. This summary a~plies only to the loca ·on of this trench at the a. time of excavation. Subsurface condi ·ons may change at this location wi the passage of time. The data presented are Q) 0 a simplfication of actual conditions encountered. DESCRIPTION Forest Duff and Topsoil 1 . Weathered Till 2 -Medium dense. moist to wet. light olive-brown. nonstratified. Silty. fine to coarse SAND. few fine to coarse. subrounded gravel. few organics as roots. (SM) 3 - 4 Vashon Lodgement Till 5 -Dense to very dense. moist to wet. light olive-brown. nonstratified. silty. fine to coarse SAND. few fine to coarse. subrounded gravel. few organics as roots. (SM) 6 - 7 - 8 - 9 - 10 11 -Bottom of exploration pit at depth 10 feet No caving. Moderate (2 to 3 gpm) seepage of at approximately 3'. 12 - 13 - 14 - 15 - 16 - 17 - 18 - I I 19 - I ! I 20 CO> 8 N Wedgewood cD 5. Renton, WA < .., 0.. (!) .( Associated Earth Sciences, Inc . Project No. KE03173A CO> Logged by: JOe .... ~ ~ ~ [!j fj ;:; 0 Approved by: April 2003 CO> 0.. 0-U " g :; Co Q) Cl 1 LOG OF EXPLORATION PIT NO. EP-3 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 Forest Duff and Topsoil • Weathered Till Medium dense, moist to wet, light olive-brown, nonstratified, silty, fine to coarse SAND, few fine to 2 -coarse, subrounded gravel, few organics as roots. (SM) 3 - 4 Vashon Lodgement Till Dense to very dense, moist to wet, light olive-brown, nonstratified, silty, fine to coarse SAND, few 5 -fine to coarse, subrounded gravel, few organics as roots. (SM) 6 - 7 - 8 - 9 - 10 Bottom of exploration pit at depth 10 feet No caving. Moderate (2 to 3 gpm) seepage of at approximately 3'. 11 - 12 - 13 - 14 - 15 - 16 - 17 - 18 - 19 - 20 §------------------------------------------------------------------------------------------N cD } 2 (!) ~ M o 2 I- Logged by: JOe Approved by: Wedgewood Renton, WA Associated Earth Sciences, Inc. m1E~[!j~ Project No. KE03173A April 2003 ~------------------------------------------------------------------------------------------ LOG OF EXPLORATION PIT NO. EP-7 g This log is part of the report ,rrepared by Associated Earth Sciences, Inc. (AESI) for the named Rroject and should be :; read together with that repo for comg,lete interpretation. This summary ~plies only to the loca 'on of this trench at the c. time of excavation. Subsurface condi 'ons may change at this location wi the passage of time. The data presented are Ql 0 a simplfication of actual conditions encountered. DESCRIPTION Forest Duff and Topsoil Weathered Till 1 -Medium dense, moist to wet, light olive-brown, nonstratified, silty, fine to coarse SAND, few fine to 2 -coarse, subrounded gravel, few organics as roots. (SM) 3 - 4 - 5 -Vashon Lodgement Till Dense, wet, light olive-gray, nonstratified, fine to coarse SAND, little silt, few fine to coarse, 6 -subrounded gravel, trace subrounded cobbles. 7 - 8 - 9 - 10 11 -Bottom of exploration pit at depth 10 feet No caving. Very slight «1 gpm) seepage below 4'. 12 - 13 - 14 - 15 - 16 - 17 - 18 -1 I 19 -I I 20 §------------------------------------------------------------------------------------------N ~ 5. « a: ~ ~ .... ;;; o COl Cl. I- Logged by: JOC Approved by: Wedgewood Renton, WA Associated Earth Sciences, Inc. ~~~~tj Project No. KE03173A April 2003 ~------------------------------------------------------------------------------------------ LOG OF EXPLORATION PIT NO. EP-10 g This log is part of the reportrrrepared by Associated Earth Sciences. Inc. (AESI) for the named ~roject and should be :5 read together with that repo for comRlete interpretation. This summary a~Plies only to the loca 'on of this trench at the 0. time of excavation. Subsurface condi 'ons may change at this location wi the passage of time. The data presented are Q) Cl a simplfication of actual conditions encountered. DESCRIPTION Forest Duff and Topsoil 1 . Weathered Till 2 -Medium dense, moist to wet, light olive-brown, nonstratified, silty, fine to coarse SAND, few fine to coarse, subrounded gravel, few organics as roots. (SM) 3 - 4 -Vashon Lodgement Till Dense, wet, light olive-gray, nonstratified, fine to coarse SAND, little silt, few fine to coarse, 5 -subrounded gravel, trace subrounded cobbles. 6 - 7 - 8 - 9 - 10 11 -Bottom of exploration pit at depth 10 feet No caving. Slight (1 to 3 gpm) seepage below 3'. 12 - 13 - 14 - 15 - 16 - 17 - 18 -I 19 1 I I I 20 ~------------------------------------------------------------------------------------------~ Wedgewood ~ Renton, WA ~ ~ ;!i Associated Earth Sciences, Inc. :0..8 Logged by: JOC ~ ~ ~ ~ ~ .. Approved by: ~ ~ ~ ~ ~ .... Project No. KE03173A April 2003 ~------------------------------------------------------------------------------------------ i .!! r J • ::! ~ , ~~--~~~\~.~~~~~~~~----------------~ o z '" ... -Ii O oooot:N SHED r"J --_ .. --.. --. .--. ..-.-.. -----_ I.. , A~t P lOt , ~ . _' __ .--t," .~ LOT 2 \ ) ell Y OF f-<[NTON f,ING C )UN I Y UNPLATTED LEGEND --- eTII. Of 8 ~. =11~/EHO 01' F£Na; -1I.es X 1.1W Of CORN£R IlWDIJOuS lR£[S --3.7 --4.' i r ,,' 8-nnN A i CD ... z 0 l-Z w UNPLATTED a::: l.t... 0 >-I- U r 8 II .' O.:h >-I-Z 6u N P L U <-' Z 52 , i I 6,/ 50' \50''', _n 55' to' 5 i ~ \'t r !lO' Ab V 'ESM'T \ / i rOUND ~/t!· REUAft-/" wi YELLOW PLASTIC CAP (UNREADABLE) 0 15 4 , [ ;: 5, It .. j ~ I EASEIAE 0.7 , I I :419 ~ ---, --L .lD·' V IF !! I \'oo;tw 6 ~ 11 .~ 12 ~ \3,11~± 6'4~ 5; k ~ / l~'2:;~ I,t:.=== -;<: ....,. LOT A KING CO. BOUNDARY LINE ADJJSTUENT NO. L99L0022 REC. NO. 200001069000 8 / 5.7 ~ " ~. " , ~).., l UI< TRJJ< ~ A~' == ~~~~ w. • 33 So '~ }"~iIWil./i P fOUND 5/S" REBAR wi YELLOW PLASTIC CAP STAUPEO "BRH 2473r OlE. Of PROP UNE : 1/ r / .~." $z .. ,I / ,. ANW 11 ~:::::: i If I! I~ 6,3 i, / \ ; \1 fOUND '~2' J D.1E . .Ie 0.2 . COR. N EP-1. Approximate location of exploration pit A Reference: Core Design, Inc. o I 4D , ., , ~==========================================~~~ i Associated Earth Sciences, Inc. SITE AND EXPLORATION PLAN FIGURE 2 ....... 1 ~ IiiiiiiI rJIiiI IIiiiiiJ ~ WEOGE\M)()O ~ IG!I ~ t..:W ~ RENTON, WASHINGTON S DATE 04103 PROJECT NO. KE03173A • ~ CORE ~DESIGN Core Design, Inc. 14711 N.E. 29th place Suite #101 Bellevue, Washington 98007 425.885.7877 Fax 425.885.7963 LEVEL ONE DOWNSTREAM ANALYSIS AND PRELIMINARY STORM DRAINAGE CALCULATIONS Prepared by: Reviewed by: Date: Core No.: FOR WEDGEWOOD LANE RENTON, WASHINGTON Scott Borgeson, P.E. Ed Jones, P.E. January 2005 01045 ENGINEERING· PLANNING· SURVEYING WEDGEWOOD LANE TABLE OF CONTENTS 1. Project Overview 2. Offsite Analysis 3. Flow Control and Water Quality Facility Analysis and Design Core Design, Inc. WEDGEWOOD LANE PRELIMINARY PLAT Pagei 1. PROJECT OVERVIEW: The Preliminary Plat of Wedgewood Lane is located in the city of Renton, East of 142nd Ave. SE and south of S.E. 116th Street, which currently is not established right-of-way. Please see the Vicinity Map on the next page. This project site includes multiple parcels that currently have approximately 7 single-family residences and associated garages and outbuildings. A Type II Wetland runs just outside of the eastern property line along the majority of the property. The existing ground is covered with tall grass and forestland. The property's eastern boundary borders the proposed Plats of Rosemonte and East Renton and other undeveloped parcels, all of which are in King County. This preliminary plat will be developed in three divisions. The adjacent Preliminary Plat of Aspenwood will be developed separately by Harbor Homes, but the stormwater runoff from it will be tributary to the Wedgewood Lane plat's stormwater system. Weare designing the stormwater detention and water quality facilities to serve all three divisions of the Wedgewood Lane project, as well as the Aspenwood project that is currently being reviewed by City staff. We feel that constructing one system to handle the stormwater from all of these projects will benefit the residents in the long term with reduced per lot maintenance expenses and will improve the overall appearance of these neighborhoods, as compared to the option of having smaller, individual facilities for each of the projects. In order to further enhance these neighborhoods, our client has directed us to design the facilities to have a more natural appearance than traditional ponds. Core Design Inc. has discussed this proposed system with the City of Renton in meetings and with a letter dated December 20, 2004 and received conceptual approval of the concepts presented herein in a response letter dated January 6,2005. King County requires Level 1 Flow Control and Water Quality for the site. Detention will be provided by the detention pond located in Division 3. Water quality enhancement will be provided by two separate facilities, a bioswale and dead storage in the pond. The current pond configuration has been designed to provide enough dead storage to enhance the water quality of approximately 55% of the total area of the three Wedgewood Lane divisions and Aspenwood. We are proposing that a bioswale be utilized to provide treatment for the remaining 45% of the project. The bioswale would provide the required treatment for the water quality storm event and then discharge the stormwater into the conveyance system, upstream of the wet pond. The wet pond will provide primary water quality enhancement for stormwater runoff from a little more than half of the site and will also provide some secondary treatment for the runoff that will have already been treated by the bioswale. Although the wet pond and bios wale proposed for this project will each be sized for the flows from just a portion of the overall site, there will still inevitably be some enhanced protection for the stormwater that goes through both facilities. All drainage discharging from the pond will be discharged via a flow spreader to the onsite Type II Wetland. A separate detention and water quality facility will be designed to serve six lots in the northeast corner of the site, which are located in Division 3. The design for this system will be submitted separately with plans for that division. Also, the roof and footing drains from 22 lots, totaling 3.07 acres, will be dispersed to the wetlands through multiple flow spreaders, as discussed in the letter to the City of Renton dated December 20, 2004. These spreaders will distribute the stormwater across a large portion of the wetland, in order to mimic the existing conditions. Core Design, Inc. WEDGEWOOD LANE PRELIMINARY PLAT Page 1 ............. _._ .. ----_ ..... _ .. ---.. ---.--..... __ . __ ... __ ._._. __ ... -................... -.•........ 5 I· FIGURE 1: VICINITY MAP DATE SEPTEMBER 2004 DRAWN FAK APPROVED E~ 4 3 9 R E N TON GREENWOOD CEMETERY 16 NE 4TH STREET 15 VICINITY MAF I" • 3000':1: .cORE \: /DES/GN PROJECT MANAGER ENGINEERING 8M PT. 1852 2 11 14 8M PT. 2103 14711 NE 29th Place Suite 101 Bellevue, Washington 98007 425.885.7877 Fox 425.885.7963 PLANNING· SURVEYING 2. OFFSITE ANALYSIS: This offsite analysis was performed on August 29,2002 and on March 25,2003. Upstream Tributary Area The only upstream tributary area that will affect the development is the east half of Hoquiam Ave. NE for the majority of the site's frontage. This would include the area from the centerline crown of the road to the project's property line. Stormwater runoff from this area will be collected in the developed project site's system. Downstream Analysis Drainage from the Wedgewood Lane property naturally sheet flows across the site to an offsite Type II wetland where it merges with other wetlands to the northeast from the project site to form Honey Dew Creek. This drainage continues offsite under S.E. 116th Street through a 24" CMP culvert. From here the drainage continues north in a well-defined channel for more than lA mile. In the vicinity of the lA mile downstream point, Honey Creek has a bank-to-bank width of approximately 5' -10' with an intermittent free stone channel approximately 2' -5' wide. The stream was dry with no evidence of recent surface water flows, when walked in August, 2002. Substantial debris was observed within the stream. A neighbor on the east side of the creek said the creek contains consistent flows through the winter until around May. Some moist soil was noted in adjacent areas. From the lA mile downstream point, Honey Creek drains northerly through a heavily wooded, brushy area for approximately another 1,4 mile, where it turns westerly for approximately 800 feet and flows under Hoquiam Avenue NE via a 24" concrete culvert. The creek continues flowing through a heavily forested, brushy area for approximately 1,200 feet, where it enters a 48" concrete storm drainage system in Duvall Avenue NE. At this intake, the creek was approximately 10' -15' wide with no evidence of recent surface flows. From Duvall Avenue NE, the creek continues flowing westerly via an underground system within a commercial development near the intersection of Duvall Avenue NE and NE Sunset Boulevard. The creek continues northwesterly through established channels and eventually enters May Creek approximately 2 Y2 miles from the site, which discharges to Lake Washington north of Kennydale. No evidence of erosion or flooding was found during this downstream analysis. See the attached Downstream Tributary Area map for a graphical depiction of this route. Core Design, Inc. WEDGEWOOD LANE PRELIMINARY PLAT Page 3 3. FLOW CONTROL AND WATER QUALITY FACILITY ANALYSIS AND DESIGN: A. Hydraulic Analysis The drainage analysis for the pond was modeled using the King County Runoff Time Series software. The site's soils are Alderwood (AgC & AgD), KCRTS group Till. Please see the Appendix for the Soils Map and Rainfall Regions and Regional Scale Factors map. The site is located in the Landsburg rainfall region with a location scale factor of 0.85. EXISTING CONDITIONS The undeveloped site mostly sheet flows into the off site Type IT wetland located just east of the eastern property line. The area to be improved covers approximately 23.6 acres not including lots that will drain directly to the wetland and the drainage pond itself. The existing ground cover is a combination of impervious surfaces, till-pasture and till-forest. The zoning for the site is R-8 and R- 4. Per Table 3.2.2.E in the 1998 KCSWDM, the effective impervious fraction for 1 DU/GA is 0.50. The impervious area for the existing site is 0.86 acres. The effective impervious area is 0.50*0.86 acres = 0.43 acres. Please see the Existing Conditions Exhibit for additional information. The following information was used for generating the time series and flow frequencies shown further below. EXISTING CONDITIONS Total Area = 23.6 acres GROUND COVER AREA (acres) Till-Pasture I Till Forest 5.13 118.04 Effective Impervious* 0.43 * Using a fraction of 50% for both driveways and buildings per Table 3.2.2.E Flow Frequency Analysis Time Series File:01045ex.tsf Project Location:Landsburg ---Annual Peak Flow Rates--------Flow Frequency Analysis------- Flow Rate Rank Time of Peak --Peaks Rank Return Prob (CFS) (CFS) Period l. 92 2 2/09/01 18:00 2.68 1 100.00 0.990 0.402 7 1/05/02 16:00 l. 92 2 25.00 0.960 l.27 4 2/28/03 16:00 l.65 3 10.00 0.900 0.388 8 8/26/04 1:00 l.27 4 5.00 0.800 l.18 5 1/05/05 10:00 l.18 5 3.00 0.667 0.945 6 1/18/06 21:00 0.945 6 2.00 0.500 l.65 3 11/24/06 5:00 0.402 7 l. 30 0.231 2.68 1 1/09/08 7:00 0.388 8 l.10 0.091 Computed Peaks 2.43 50.00 0.980 Core Design, Inc. WEDGEWOOD LANE PRELIMINARY PLAT Page 4 DEVELOPED CONDITIONS The developed site will consist of 145 single-family residences with associated roadways and utilities. The impervious area was calculated using the criteria in the 1998 King County Surface Water Design Manual page 3-27 and K.C.C.21A.12.030. The proposed development is urban residential. The site has R-8 and R-4 zoning. The maximum impervious surface per lot is 75%. The input values and output data for the KCRTS analysis are below and on pages 6-10. DEVELOPED CONDITIONS Total Area = 23.6 acres GROUND COVER Till-Grass (Landscaping) Impervious Flow Frequency Analysis Time Series File:01045dv.tsf Project Location:Landsburg ---Annual Peak Flow Rates--- Flow Rate Rank Time of Peak (CFS) 4.73 4 2/09/01 2:00 2.66 8 12/03/01 17:00 4.38 6 9/10/03 15:00 5.26 3 8/26/04 1:00 4.30 7 10/28/04 18:00 4.45 5 10/22/05 17:00 5.72 2 11/21/06 9:00 8.79 1 1/09/08 7:00 Computed Peaks AREA (acres) 12.0 11.6 -----Flow Frequency Analysis------- - -Peaks Rank Return Prob (CFS) Period 8.79 1 100.00 0.990 5.72 2 25.00 0.960 5.26 3 10.00 0.900 4.73 4 5.00 0.800 4.45 5 3.00 0.667 4.38 6 2.00 0.500 4.30 7 1. 30 0.231 2.66 8 1.10 0.091 7.76 50.00 0.980 As shown in the KCRTS output that follows, the required detention pond size was determined to be 248,796 cf. The preliminary grading and utility plans submitted concurrently with this report show a pond design that will provide 253,800 cf of live storage for detention from the live-dead interface elevation of 429.0 to the design water surface elevation of 443.0. The final design configuration, including the details of the orifice control structure, will be provided with the final engineering plans following preliminary plat approval. Core Design, Inc. WEDGEWOOD LANE PRELIMINARY PLAT Page 5 Detention Routing Calculations 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 0 Elevation: Storage Volume: Riser Head: Riser Diameter: Number of orifices: Detention Pond 3.00 H:1V 165.00 ft 65.00 ft 10725. sq. ft 34749. sq. ft 0.798 acres 12.00 ft 0.00 ft 248796. cu. ft 5.712 ac-ft 14.00 ft 18.00 inches 2 Full Head Pipe Orifice # Height Diameter Discharge Diameter (ft) (in) (CFS) (in) 1 0.00 2.25 0.514 2 8.75 3.13 0.607 6.0 Top Notch Weir: Rectangular Length: l. 38 in Weir Height: 11.80 ft Outflow Rating Curve: None Stage Elevation Storage Discharge Percolation (ft) (ft) (cu. ft) (ac-ft) (cfs) (cfs) 0.00 0.00 o. 0.000 0.000 0.00 0.02 0.02 o. 0.000 0.021 0.00 0.05 0.05 o. 0.000 0.030 0.00 0.07 0.07 o. 0.000 0.036 0.00 0.09 0.09 o. 0.000 0.042 0.00 0.12 0.12 o. 0.000 0.047 0.00 0.14 0.14 o. 0.000 0.051 0.00 0.16 0.16 o. 0.000 0.056 0.00 0.19 0.19 o. 0.000 0.059 0.00 0.46 0.46 o. 0.000 0.093 0.00 0.74 0.74 o. 0.000 0.118 0.00 l. 01 l. 01 o. 0.000 0.138 0.00 l.29 l.29 o. 0.000 0.156 0.00 l. 56 l. 56 o. 0.000 0.172 0.00 l. 83 l. 83 o. 0.000 0.186 0.00 2.00 2.00 o. 0.000 0.194 0.00 2.27 2.27 2946. 0.068 0.207 0.00 2.55 2.55 6110. 0.140 0.219 0.00 2.82 2.82 9265. 0.213 0.231 0.00 3.10 3.10 12648. 0.290 0.242 0.00 3.37 3.37 16019. 0.368 0.252 0.00 3.65 3.65 19629. 0.451 0.262 0.00 3.92 3.92 23221. 0.533 0.272 0.00 4.20 4.20 27062. 0.621 0.281 0.00 4.47 4.47 30881. 0.709 0.290 0.00 4.75 4.75 34961. 0.803 0.299 0.00 5.02 5.02 39013 . 0.896 0.308 0.00 5.29 5.29 43181. 0.991 0.316 0.00 Core Design, Inc. WEDGEWOOD LANE PRELIMINARY PLAT Surf Area (sq. ft) o. o. o. o. o. o. o. o. o. o. o. o. o. o. o. 10725. 11100. 11495. 11881. 12287. 12683. 13100. 13507. 13935. 14353. 14792. 15221. 15655. Page 6 5.57 5.84 6.12 6.39 6.67 6.94 7.22 7.49 7.76 8.04 8.31 8.59 8.75 8.78 8.82 8.85 8.88 8.91 8.95 8.98 9.01 9.04 9.32 9.59 9.87 10.14 10.42 10.69 10.96 11.24 11.51 11.79 11.80 12.07 12.35 12.62 12.90 13.17 13.45 13.72 14.00 14.10 14.20 14.30 14.40 14.50 14.60 14.70 14.80 14.90 15.00 15.10 15.20 15.30 15.40 15.50 15.60 15.70 15.80 15.90 Core Design, Inc. 5.57 5.84 6.12 6.39 6.67 6.94 7.22 7.49 7.76 8.04 8.31 8.59 8.75 8.78 8.82 8.85 8.88 8.91 8.95 8.98 9.01 9.04 9.32 9.59 9.87 10.14 10.42 10.69 10.96 11.24 11.51 11.79 11.80 12.07 12.35 12.62 12.90 13.17 13.45 13.72 14.00 14.10 14.20 14.30 14.40 14.50 14.60 14.70 14.80 14.90 15.00 15.10 15.20 15.30 15.40 15.50 15.60 15.70 15.80 15.90 47628. 52038. 56739. 61396. 66356. 71267. 76493. 81663. 86962. 92595. 98163. 104077. 107522. 108174. 109045. 109700. 110357. 111015. 111896. 112558. 113223. 113888. 120186. 126399. 132992. 139493. 146386. 153181. 160122. 167476. 174719. 182390. 182667. 190224. 198223. 206094. 214422. 222613 . 231275. 239792. 248796. 252054. 255335. 258638. 261964. 265313. 268684. 272078. 275495. 278936. 282399. 285886. 289395. 292928. 296485. 300065. 303668. 307295. 310945. 314620. 1. 093 0.324 1.195 0.332 1.303 0.340 1.409 0.347 1.523 0.355 1.636 0.362 1.756 0.369 1.875 0.376 1.996 0.383 2.126 0.389 2.254 0.396 2.389 0.402 2.468 0.406 2.483 0.409 2.503 0.418 2.518 0.431 2.533 0.448 2.549 0.470 2.569 0.496 2.584 0.524 2.599 0.547 2.615 0.556 2.759 0.619 2.902 0.668 3.053 0.7l1 3.202 0.750 3.361 0.785 3.517 0.818 3.676 0.849 3.845 0.878 4.011 0.906 4.187 0.933 4.193 0.934 4.367 0.993 4.551 1.080 4.731 1.180 4.922 1.290 5.110 1.420 5.309 1.560 5.505 1.710 5.7l2 1.870 5.786 2.340 5.862 3.190 5.938 4.290 6.014 5.600 6.091 7.070 6.168 8.510 6.246 9.040 6.325 9.540 6.403 10.010 6.483 10.450 6.563 10.880 6.644 11. 280 6.725 11.670 6.806 12.040 6.889 12.400 6.97l 12.750 7.055 13.090 7.138 13.420 7.223 13.740 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 WEDGEWOOD LANE PRELIMINARY PLAT 16110. 16555. 17022. 17477. 17955. 18421. 18910. 19386. 19868. 20374. 20866. 21383. 21680. 21736. 21811. 21867. 21923. 21980. 22055. 22111. 22168. 22224. 22756. 23273. 23815. 24344. 24897. 25436. 25980. 26550. 27l05. 27686. 27706. 28272. 28864. 29441. 30044. 30631. 31246. 31844. 32469. 32694. 32919. 33145. 33372 . 33600. 33828. 34057. 34287. 34518. 34749. 34981. 35214. 35447. 35681. 35916. 36152. 36388. 36625. 36863. Page 7 Hyd Inflow Outflow Peak Storage Target Calc Stage Elev (Cu-Ft) (Ac-Ft) 1 8.79 ******* 6.68 14.47 14.47 264434. 6.071 2 4.73 1. 92 1. 69 13.68 13.68 238565. 5.477 3 5.72 ******* 1. 65 13.61 13.61 236225. 5.423 4 3.14 ******* 0.84 10.92 10.92 159030. 3.651 5 2.80 ******* 0.82 10.69 10.69 153173. 3.516 6 4.45 ******* 0.59 9.19 9.19 117353. 2.694 7 5.26 ******* 0.37 7.35 7.35 79010. 1.814 8 2.37 ******* 0.34 6.03 6.03 55169. 1.267 ---------------------------------- Route Time Series through Facility Inflow Time Series File:01045dv.tsf Outflow Time Series File:rdout Inflow/Outflow Analysis Peak Inflow Discharge: 8.79 CFS at 7:00 on Jan 9 in Year 8 Peak Outflow Discharge: 6.68 CFS at 9:00 on Jan 9 in Year 8 Peak Reservoir Stage: 14.47 Ft Peak Reservoir Elev: 14.47 Ft Peak Reservoir Storage: 264434. Cu-Ft 6.071 Ac-Ft Flow Frequency Analysis Time Series File:rdout.tsf Project Location:Landsburg ---Annual Peak Flow Rates--- Flow Rate Rank Time of Peak (CFS) 1. 69 2 2/09/01 20:00 0.337 8 11/05/01 3:00 0.844 4 3/01/03 7:00 0.372 7 8/26/04 7:00 0.818 5 1/05/05 16:00 0.591 6 10/28/05 2:00 1. 64 3 11/24/06 8:00 6.68 1 1/09/08 9:00 Computed Peaks -----Flow Frequency Analysis------- - -Peaks --Rank Return Prob (CFS) (ft) Period 6.68 14.47 1 100.00 0.990 1. 69 13.68 2 25.00 0.960 1. 64 13.60 3 10.00 0.900 0.844 10.92 4 5.00 0.800 0.818 10.69 5 3.00 0.667 0.591 9.19 6 2.00 0.500 0.372 7.35 7 1. 30 0.231 0.337 6.02 8 1.10 0.091 5.02 14.36 50.00 0.980 Core Design, Inc. WEDGEWOOD LANE PRELIMINARY PLAT Page 8 Duration Comparison Anaylsis Base File: 01045ex.tsf New File: rdout.tsf Cutoff Units: Discharge in CFS -----Fraction of Time--------------Check of Tolerance------- Cutoff Base New %Change Probability Base New % Change 0.473 0.96E-02 0.90E-02 -6.5 0.96E-02 0.473 0.427 -9.8 0.520 0.81E-02 0.85E-02 5.9 0.81E-02 0.520 0.555 6.7 0.567 0.69E-02 0.78E-02 12.9 0.69E-02 0.567 0.616 8.6 0.614 0.59E-02 0.70E-02 17.6 0.59E-02 0.614 0.658 7.3 0.660 0.51E-02 0.58E-02 14.0 0.51E-02 0.660 0.681 3.1 0.707 0.41E-02 0.46E-02 12.2 0.41E-02 0.707 0.734 3.7 0.754 0.35E-02 0.38E-02 8.3 0.35E-02 0.754 0.766 1.6 0.801 0.30E-02 0.27E-02 -7.2 0.30E-02 0.801 0.789 -1. 5 0.848 0.24E-02 0.19E-02 -22.0 0.24E-02 0.848 0.814 -3.9 0.894 0.21E-02 0.16E-02 -19.8 0.21E-02 0.894 0.837 -6.4 0.941 0.17E-02 0.14E-02 -20.0 0.17E-02 0.941 0.881 -6.4 0.988 0.15E-02 0.12E-02 -20.2 0.15E-02 0.988 0.915 -7.4 1. 03 0.14E-02 o .llE-02 -19.3 0.14E-02 1. 03 0.947 -8.5 1. 08 0.12E-02 0.10E-02 -15.1 0.12E-02 1. 08 1. 01 -7.0 1.13 0.99E-03 0.91E-03 -8.2 0.99E-03 1.13 1.10 -2.8 1.17 0.95E-03 0.78E-03 -17.2 0.95E-03 1.17 1.12 -4.4 1.22 0.83E-03 0.67E-03 -19.6 0.83E-03 1.22 1.15 -5.6 1.27 0.73E-03 0.54E-03 -26.7 0.73E-03 1.27 1.20 -5.3 1.32 0.65E-03 0.49E-03 -25.0 0.65E-03 1.32 1.23 -6.7 1.36 0.55E-03 0.41E-03 -26.5 0.55E-03 1.36 1.27 -7.1 1.41 0.44E-03 0.36E-03 -18.5 0.44E-03 1.41 1. 34 -4.8 1.46 0.38E-03 0.31E-03 -17.4 0.38E-03 1.46 1.40 -3.8 1. 50 0.31E-03 0.24E-03 -21.1 0.31E-03 1.50 1.46 -3.1 1. 55 0.23E-03 0.20E-03 -14.3 0.23E-03 1.55 1.52 -2.1 1.60 0.18E-03 0.13E-03 -27.3 0.18E-03 1. 60 1. 57 -1. 6 1. 64 0.15E-03 0.65E-04 -55.6 0.15E-03 1. 64 1. 58 -3.6 1. 69 o .llE-03 O.OOE+OO -100.0 o .llE-03 1. 69 1. 62 -3.8 1. 74 o .llE-03 O.OOE+OO -100.0 0.llE-03 1. 74 1. 62 -6.4 1. 78 0.82E-04 O.OOE+OO -100.0 0.82E-04 1. 78 1. 64 -8.0 1. 83 0.49E-04 O.OOE+OO -100.0 0.49E-04 1. 83 1. 66 -9.4 1. 88 0.49E-04 O.OOE+OO -100.0 0.49E-04 1. 88 1. 66 -11.7 Maximum positive excursion = 0.052 cfs 8.9%) occurring at 0.579 cfs on the Base Data:01045ex.tsf and at 0.630 cfs on the New Data:rdout.tsf Maximum negative excursion = 0.243 cfs (-12.7%) occurring at 1. 91 cfs on the Base Data:01045ex.tsf and at 1.67 cfs on the New Data:rdout.tsf Core Design, Inc. WEDGEWOOD LANE PRELIMINARY PLAT Page 9 E'-~!IIIIIMllliPlII!'liIllMIIIIII'II"IIII'4Q4=l'J.IZiSiIll;'IIlF ........ ' ••••• IIII.liIIIIIII.· 1111, l.qlll~I~~!~r~~r ,,1\" =: Return Period 2 5 10 20 50 100 101.-----------------------------------------~---------------L------~------~------~--~ iii R __________ __ U-~. ~ 10°j------------------------------------------.~¢__============_------------------------ CD -£ (I) is 00 10-1J----.-------.------.-------.-----.----.---.r---,---~----_.------~------._------,_--~ 1 2 5 10 20 30 40 50 60 70 80 90 95 98 99 Cumulative Probability H·'k'·· ••• ,'''' R _____ _ ~~------------------------------------------ ~~------------------------~~------------------------------------------------------------ Ci) U-N ~ G) ~ CD N ~ 17> 0 CI VI i:5 ~~----------------------------------------------~.~------------------------------------- 00 ci4------------------------------------------------------------------------------------- 10 -4 10 -2 Probability Exceedence lC!jl .. j~~J]~~J~!JH.Y~J_ij!!':~"1s..J~~~t~2::lI!lD .. I.£II:J~ Core Design, Inc. WEDGEWOOD LANE PRELIMINARY PLAT Page 10 Water Quality Volume Calculations A. WATER QUALITY POND King County requires that Basic Water Quality Treatment be provided for development of this site. The dead storage portion within the wet pond will be used to provide water quality treatment. The required dead storage was sized according to Section 6.4.1.1 of the 1998 KCSWDM. The following variables were used in the calculation: Volume Factor (f) = 3 Rainfall = 0.039 feet or 0.47 inches Area = developed basin Where Ai = area of impervious surface (sf) Atg = area of till soil covered with grass (sf) Atf = area of till soil covered with forest (sf) Ao = area of outwash soil covered with grass or forest (sf) Vr = f*[0.9Ai + 0.25Atg + O.lAtf + O.OlAo] x (Rl12) The water quality volume (Vb) for the entire site has been calculated below. fu this case the pond will serve as the primary water control facility for 55% of the proposed development and provide the other 45% with secondary treatment: Vb= 3*[(0.9)(505,300) + (0.25)(522720)]0.047/12 = 68,790 CF (Entire Site) Portion going directly to pond (55% of total) (Vb) Entire Site *0.55 = 37,834.5 CF (55% portion going to pond) The proposed pond will contain the dead storage from the live-dead interface elevation of 429.0 feet with a surface area at that elevation of 8,512 sf. The top of sediment storage in the pond will have a surface area of 1,392 sf at an elevation of 421.0 feet. This layout will provide 39,600 cf of dead storage. B. BASIC BIOFILTRATION SWALE Basic Water Quality treatment will also be provided with a biofiltration swale designed per Section 6.3.1 of the 1998 KCSWDM. The biofiltration swale utilizes a design flow equal to 60% of the developed 2-year peak: flow rate, as determined using the KCRTS model with 15-minute time steps. The 2-year flow rate using 15-minute time steps is 8.52 cfs and is listed in the KCRTS output included at the end of this section. The water quality flow is therefore, 60%*8.52 cfs = 5.11 cfs. A flow splitter will be utilized to distribute 45% of the water quality storm event to the biofiltration swale, while the remaining 55% continues to the wet pond for treatment. The design flow for the biofiltration swale was calculated as 45%*5.11 cfs =2.30 cfs. fucluded at the end of this section is a Core Design, Inc. WEDGEWOOD LANE PRELIMINARY PLAT Page 11 Microsoft Excel spreadsheet that calculates the flow rate and velocity given a bottom width, flow depth, side slopes, Manning's n, and longitudinal slope. The bottom width was calculated to be 14.0 feet with 3:1 side slopes and a longitudinal slope of 1.9%. Manning's n was assumed to be 0.2 for shallow flow conditions and depth of flow was assumed to be 0.33 feet since the swale will be infrequently mowed. Per the Excel spreadsheet shown on the next page, the calculated flow is 2.30 cfs, which is equal to the required water quality flow and the calculated velocity is 0.467 fps which is less than the maximum allowable of 1 fps. The required length of the swale was calculated with the intent of achieving a 9 minute hydraulic residence time. L = 540*velocity = 540 sec. *0.467 fps = 252 feet. Conveyance capacity of the swale was checked using the same bottom width, side slopes, longitudinal slope, and a Manning's n equal to 0.030 per the 1998 KCSWDM Table 4.4.1.B for an earthen, winding and sluggish swale with grass and some weeds. The 100-year flow rate calculated for the entire site was multiplied by 0.45 to account for the amount of flow that makes it to the bioswale leaving 8.52 cfs *0.45 = 3.96 cfs. The 100-year flow can be conveyed through the swale at a maximum depth of 0.15 feet, which is less than the water quality flow depth of 0.33 feet. Please see the Excel spreadsheet that follows. The velocity through the swale during the 100-year return period is 1.88 fps, which is less than the maximum 5 fps. The bioswale has been designed with a 14-foot wide bottom with a concrete or wood divider down its centerline to effectively create two 7-foot wide swales. The bioswale will have 3:1 side slopes, a longitudinal slope of 1.90%, a length of 255 feet, and a total depth of 0.83 feet, which equates to a flow depth of 0.33 feet plus 0.50 feet of freeboard. Flow Frequency Analysis Time Series File:0104515.tsf Project Location:Landsburg ---Annual Peak Flow Rates--- Flow Rate Rank Time of Peak (CFS) 6.08 7 2/08/01 19:00 5.98 8 5/06/02 7:15 12.41 4 9/10/03 13:45 14.19 2 8/25/04 23:30 8.52 6 9/10/05 16:45 13.89 3 10/22/05 16:15 9.68 5 11/21/06 8:00 21.67 1 1/09/08 7:30 Computed Peaks -----Flow Frequency Analysis------- - -Peaks Rank Return Prob (CFS) Period 21.67 1 100.00 0.990 14.19 2 25.00 0.960 13.89 3 10.00 0.900 12.41 4 5.00 0.800 9.68 5 3.00 0.667 8.52 6 2.00 0.500 6.08 7 1.30 0.231 5.98 8 1.10 0.091 19.18 50.00 0.980 Core Design, Inc. WEDGEWOOD LANE PRELIMINARY PLAT Page 12 Initial Bioswale Sizing BIOFILTRATION SWALE ANALYSIS (WQ) ~WALEDATA: ~OTTOM WIDTH (FT) = 14.00 JOB NAME: WEDGEWOOD LANE ~EFT SIDE SLOPE (L:l) = 3.00 JOB#: 01045 !RIGHT SIDE SLOPE (R:l) = 3.00 OPERATOR: S.R.B. ~OTTOM SLOPE (FTIFT) = 0.0190 DATE: 12117112004 !MANNING'S n = 0.200 FLOW FLOW WETTED HYDRAULIC SWALE FLOW DEPTH AREA PERIMETER RADIUS CAPACITY VELOCITY (FEET) (SQFT) (FEET) (FEET) (CFS) (FPS) 0.00 0.0000 0.0000 0.0000 0.000 0.000 0.05 0.7075 14.3162 0.0494 0.098 0.138 0.10 1.4300 14.6325 0.0977 0.311 0.217 0.15 2.1675 14.9487 0.1450 0.613 0.283 0.20 2.9200 15.2649 0.1913 0.993 0.340 0.25 3.6875 15.5811 0.2367 1.445 0.392 0.30 4.4700 15.8974 0.2812 1.965 0.440 0.33 4.9467 16.0871 0.3075 2.308 0.467 0.35 5.2675 16.2136 0.3249 2.549 0.484 0.40 6.0800 16.5298 0.3678 3.197 0.526 0.45 6.9075 16.8460 0.4100 3.905 0.565 0.50 7.7500 17.1623 0.4516 4.672 0.603 0.55 8.6075 17.4785 0.4925 5.497 0.639 0.60 9.4800 17.7947 0.5327 6.380 0.673 0.65 10.3675 18.1110 0.5724 7.320 0.706 0.70 11.2700 18.4272 0.6116 8.316 0.738 0.75 12.1875 18.7434 0.6502 9.368 0.769 0.80 13.1200 19.0596 0.6884 10.476 0.798 0.85 14.0675 19.3759 0.7260 11.638 0.827 0.90 15.0300 19.6921 0.7633 12.856 0.855 0.95 16.0075 20.0083 0.8000 14.129 0.883 1.00 17.0000 20.3246 0.8364 15.456 0.909 Core Design, Inc. WEDGEWOOD LANE PRELIMINARY PLAT Page 13 Final Bioswale Sizing BIOFILTRATION SW ALE ANAL YSIS (WQ) ~WALEDATA: ~OTTOM WIDTH (FT) = 14.00 JOB NAME: WEDGEWOOD LANE !LEFT SIDE SLOPE (L:l) = 3.00 JOB#: 01045 RIGHT SIDE SLOPE (R:l) = 3.00 OPERATOR: S.R.B. ~OTTOM SLOPE (FTIFT) = 0.0190 DATE: 121171/2004 MANNING'S n = 0.030 FLOW FLOW WETTED HYDRAULIC SWALE FLOW DEPTH AREA PERIMETER RADIUS CAPACITY VELOCITY (FEET) (SQFT) (FEET) (FEET) (CFS) (FPS) 0.00 0.0000 0.0000 0.0000 0.000 0.000 0.05 0.7075 14.3162 0.0494 0.651 0.919 0.10 1.4300 14.6325 0.0977 2.072 1.449 0.15 2.1675 14.9487 0.1450 4.084 1.884 0.20 2.9200 15.2649 0.1913 6.619 2.267 0.25 3.6875 15.5811 0.2367 9.633 2.612 0.30 4.4700 15.8974 0.2812 13.099 2.930 0.35 5.2675 16.2136 0.3249 16.997 3.227 0.40 6.0800 16.5298 0.3678 21.311 3.505 0.45 6.9075 16.8460 0.4100 26.030 3.768 0.50 7.7500 17.1623 0.4516 31.145 4.019 0.55 8.6075 17.4785 0.4925 36.649 4.258 0.60 9.4800 17.7947 0.5327 42.536 4.487 0.65 10.3675 18.1110 0.5724 48.802 4.707 0.70 11.2700 18.4272 0.6116 55.442 4.919 0.75 12.1875 18.7434 0.6502 62.455 5.125 0.80 13.1200 19.0596 0.6884 69.837 5.323 0.85 14.0675 19.3759 0.7260 77.588 5.515 0.90 15.0300 19.6921 0.7633 85.706 5.702 0.95 16.0075 20.0083 0.8000 94.190 5.884 1.00 17.0000 20.3246 0.8364 103.041 6.061 Core Design, Inc. WEDGEWOOD LANE PRELIMINARY PLAT Page 14 APPENDIX Core Design, Inc. WEDGEWOOD LANE PRELIMINARY PLAT cORE \.; /DES/GN FIGURE DATE DRAWN APPROVED ETJ PROJECT MANAGER ENGINEERING . .. f· "<:= .. =-~ 14711 NE 29th Place Suite 101 Bellevue, Washington 98007 425.885.7877 Fax 425.885.7963 PLANNING· SURVEYING SECfION 3.2 RUNOFF COMPUfAT lND ANALYSIS ME'll:IODS FIGURE 3.2.2.A RAINFALL REGIONS AND REGIONAL SCALE FACTORS ST 1.1 ST 1.1 ST1.0 Rainfall Regions and Regional Scale Factors if <~ .. j Incorporated Area ~ River/Lake Major Road 9/1/98 1998 Surface Water Design Manual 3·22 E "lJ .. ~ -0 ~ " M ~ 10 ~ ~ Cl ~ "lJ vi IS -.:: '6 IS u Cl r: ~ )( w ......-~ -'l ~ w ......-10 .... 0 ~ ;?- ~ 0 0 ~ <. .N'··· ,. I " Ii :: r . . ~, 'i "1 1 ! i i: : i , .;;;1~" • .LV, I rrr. ~~I", TIP£; ..,~., rr.I",. , " :1 ! I -----~--------------------------------...... --~-- --,., .~ "'. '/-" i ',." " I' : -rt' :,.~,'" fr····· , -I ~~ -. '" 1'.(11 ,,~ ~ 0 it ~ .' ----;;..-.--'''---''-------___ L'-__ ....... ~--4-------__ , __ ..... --__ ........... ''___....,...''"___I,_ .... __ , ----- I i .1' :\ .. -- "'-. / ... ... -----------~-----, .... \ , ..... i '., I,' " 11, ":, ,': " " /" I i ,I ,'.I,.i.', I !." I ,I.,.!;' I ! -,. 1 I ! I I :' i ,i J i ' , , i I :' f' I l ,I ! I I I 11 1 I I, i ",,,, " ..,I' ~,.' . , Ii .===~="" .... ---... --=-,,,,,,",~-- SCALE: 1· - I' 7f l • usc' IT DATE c6iE ~DESIGN 14711 NE 29fIr PI_ Su/M 101 a..'fW, WCIIfMgton 98007 425.885.7877 fax 425.885.7963 ENGINEERING· PLANNING· SURVEYING WEDGEWOOD LANE EXISTING CONDmONS EXHIBIT NORTHWARD HOMES 1560 140TH A ~ N.E, SUITE 100 BEllEVUE, WA 98005 JAN. 2005 DESIGNED SHB SHEET :1. OF 2 DRAWN SOli PROJECT NUMBER 01045 E 11 SEC.:1.o, 7WP. 23N, RGE 5£, w.M. F=~~_.=_~ _____ .~~== __ SCALE: 1--1 SO' t ! T r DATE ~ l~} (/ ~ ,I • -/ , , -;: ... ,; \ t, \ 1 .-1. ... ' .... \i ,.,-.. "~ ===""==---==---=--=-==='""'.-~ ----=-=-===" c6iE ~DESIGN 1.(711 NE29rhPI __ 101 Sob..,.. Wcuh/nQfm 98007 ,(2$.685.7877 Fax ,(25.885.7963 ENGINEERING· PLANNING· SURVEYING WEDGEWOOD LANE DEVELOPED CONDmONS EXHIBff NORTHWARD HOMES 1560 UOlH AI£. ME, SUITE 100 BELlBfJE, WA 98005 JAN. 2005 DESIGNED SR8 SHEET 2 OF 2 DRAWN SOM PROJECT NUMBER 01.045 • """" o·~ . .!!...·~1 ,CljfY ~J~ Kathy Keolker-Wheeler, Mayor January 6, 2005 Scott Borgeson, P.E. Core Design, Inc. 14711 N.E. 29th Place, Suite #101 Bellevue, W A 98007 Subject: Wedgewood Lane Preliminary Plat Storm Drainage Management ·Concept Dear Mr. Borgeson: PlanningIBuildinglPublic Works Department Gregg Zimmerman P.E., Administrator ", 1\: After review of the concepts outlined in your letter dated December 20, 2004 the City of Renton finds both approaches practical and acceptable with the addition of a few conditions for both the submittal and the plat. Surface Water facility serving mUltiple plats -The City of Renton agrees that reduced per lot maintenance expense and improved overall appearance is a worthy goal: Surface Water Treatment through ''training''· bio-swale and wet pond facilities -When submitted with the preliminary plat, all calcuHltions and the drainage report need to show specifically and thoroughly all surface water is being treated meeting the intent of the KCSWDM and no downstream creek or river is endangered. A plain language discussion/narrative is required as a cover for the drainage report with the preliminary plat for presentation and hearing purposes. Natural Appearance -The City of Renton agrees that a natural shape is aesthetically more desirable. A detailed landscaping and maintenance plan including a plant inventory will be required with the preliminary plat submittal. The CC&R's for the plat will need strict language regarding landscaping and maintenance responsibilities. Wetland recharge/dispersal trenches -Dispersal trenches are not usually a preference as maintenance and erosion control are continuing concerns. most especially when the new homeowner starts landscaping. Given the soils and the proximity of the wetland, dispersal trenches will be considered. The CC&R's for the plat will be required to address maintenance of dispersal trenches and monitoring downstream erosion. The language will have to clearly state that the dispersal trenches are not to be removed, covered or damaged and give the homeowner's association some monitoring responsibility if erosion occurs. The wetland-monitoring plan will need to address this issue as well. You may expect conditions of this sort to be addressed in the SEPA review of the preliminary plat and may wish to be prepared with a proposal on how to address these concerns. Roof Area as grassed surface -This is an interesting argument. When presenting the drainage report be prepared with all square footages, calculations and references to support the concept and show how the intent of the BMP is met. Staff believes the argument is supportable. -------,-10-=-S-=S:-:S:-o-u-:'th-a=-r-a-,-dy-W,---ay--R-:-e-n-to-n-, ---W,-a-:sh-:'in-g-t-on-9-g0-S-S-------.~ AHEAD OF THE CURVE Basically, the City of Renton agrees with the proposals for water treatment and dispersal in concept, subject to verification of all calculations and approval of plant materials, landscaping, erosion control and wetland monitoring. Maintenance will also be carefully reviewed at submittal, so providing as complete information as possible with the preliminary plat is recommended. If you have any questions, please feel free to contact me at 425-430-7299. Sincerely, .K~~ K. -t<~Jt ~a~tjn Kittrick Deve]opment Engineering Supervisor Public Works Inspections & Permits Development Services Division December 20, 2004 Core No. 01045 Mr. Neil Watts City of Renton 1055 South Grady Way Renton, WA 98055 Subject: Wedgewood Lane Preliminary Plat -LUA 03-082 Storm Drainage Management Concept Dear Mr. Watts: Weare in the process of preparing the preliminary plat submittal documents for the Wedgewood Lane project that Northward Development is pursuing. As a part of this effort, we are looking into designing the stormwater detention and water quality facilities to serve all three divisions of the Wedgewood Lane proj ect, as well as Harbour Homes' adjacent Aspenwood project that is currently being reviewed by City staff. We feel that constructing one system to handle the stormwater from all of these projects will benefit the residents in the long term with reduced per lot maintenance expenses and will improve the overall appearance of these neighborhoods, as compared to the option of having smaller, individual facilities for each of the projects. In order to further enhance these neighborhoods, our client has directed us to design the facilities to have a more natural appearance than traditional ponds. Through this design process, we have found that if we give the detention and water quality pond a more natural shape, while also receiving the additional stormwater from the Aspenwood plat, it will be impossible to provide the required detention and water quality volumes without a decrease in the project density. We have designed the pond to have gentle 3: 1 side slopes around the majority of its circumference, but have steepened the slopes to 2: 1 where the pond will abut the rear yards of several lots. This was done to maximize the attainable volume while also adding visual variety to the pond's appearance. Since the rear lot lines of these lots will be fenced, access to the side of the pond with the 2:1 slopes will be restricted. The remainder of the pond will not be fenced, so that it's natural shape and landscaping enhancements will be a visible site amenity. As you discussed with Ed Jones last week, we have determined that the current pond configuration can provide enough dead storage to enhance the water quality of approximately 55% of the total area of the three Wedgewood Lane divisions and Aspenwood. Weare proposing that a bioswale be utilized to provide treatment for the remaining 45% of the project. The bioswale would provide the required treatment for the water quality storm event and then discharge the stormwater into the conveyance system, upstream of the wet pond. The wet pond will provide primary water quality enhancement for stormwater runoff from a little more than half of the site and will also provide some secondary treatment for the nmoff that will have already been treated by the bioswale. 01045 Ltr13 Ci Renton • 01117/05 ~ei1 Watts -City of Renton Page: 2 The King County Surface Water Design Manual, 1998 edition (KCSWDM), does not appear to specifically address utilizing multiple types of water quality facilities to meet the manual's 'Basic Water Quality' requirements. The manual does require that sites, whose locations dictate more stringent water quality controls, provide multiple water quality facilities. By providing multiple facilities in a 'treatment train', the risk of pollutants leaving the site is further reduced. Although the wet pond and bioswale proposed for this proj ect will each be sized for the flows from just a portion of the overall site, there will still inevitably be some enhanced protection for the stormwater that goes through both facilities. We don't see any reason that this design will be any less effective than a solitary system, but since this is not a method that is explicitly discussed in the KCSWDM and since this approach is necessary in order for the proposed facilities to also serve the Aspenwood proj ect, we would like to gain assurance from the City that this approach will be acceptable. Another topic for which we would like to get your approval has to do with wetland recharge. The project site is adjacent to a large wetland complex that lies to the east. The site generally slopes down to the east, from Hoquiam Avenue towards the wetland. Since development regulations require that stormwater that falls on the developed site be collected and conveyed in a tight line conveyance system to a detention and water quality facility, a significant portion of the area that is currently tributary to the wetland will no longer reach the wetland until the pond's outfall, which is downstream from much of the wetland. In order to maintain the wetland's current hydrologic patterns, we propose to direct the roof runoff from approximately 20% of the developed lots directly to the wetland, utilizing level spreaders to disperse the stormwater at the edge of the 50' wetland buffer in multiple locations. These downspout dispersion trenches will be designed in accordance with the specifications shown in the King County Surface Water Design Manual, 1998 edition (KCSWDM), including Figure C.2.F. This is the same approach that was approved last year by the City of Renton for Northward Development's Brandall Village Short Plat project (LUA 03-082, Permit U03l246). Since applying this same design concept to the Wedgewood Lane project is necessary for the proposed detention and water quality pond to also serve the Aspenwood project, we would like to gain assurance from the City that this approach will be acceptable. In accordance with the KCSWDM, this wetland recharge design concept requires that the permitting agency grant an exemption from Core Requirement #3 -Flow Contol. On page 1-27 of the KCSWDM, exemptions from Core Requirement #3 are identified. Specifically, item 2-B specifies that, "If the project is a single family residential project, flow control BMPs must be applied within the threshold discharge area as specified in Small Site Drainage Requirements (detached Appendix C)." Chapter C.2 -Flow Control BMPs includes the following language that dictates that dispersion be utilized: "Dispersion or infiltration BMPs are required for small site proposals applying for single family residential building permits or short plats, except in the following case: If the existing lot is smaller than 22,000 square feet, or if the short plat creates lots less than 22,000 square feet, then infiltration is required if suitable soils are present. If soils will not support infiltration, then other flow control BMPs must be considered. If site constraints make dispersion and infiltration unfeasible, then the site may be connected to the storm drainage system with perforated tightline connection (see Section C.2.5, p.C-23)." 01117/05 lJeil Watts -City of Renton Page: 3 Due to the till soils present on this site, which are inherently poor draining, infiltration would not be feasible. Dispersion is an available alternative, however, since adequate space exists to allow dispersion without adverse downstream impacts, due to the large wetland complex that will be preserved as open space. Although the lots that will utilize dispersion will be 6,000-9,000 square feet in size, when the wetland area that they will discharge to is also considered, the dispersion area is effectively larger than the required 22,000 square foot lot area. So, the intent of the KCSWDM requirement quoted above is satisfied. Section 5.2.2 -BMPs for Reducing Facility Size states, "The flow control BMPs presented in this section may be used to reduce the size of required flow control facilities implemented as described below." This refers the reader to the following criteria #2, "If roof runoff is dispersed according to the requirements of Section 5.1.2 (p. 5-9) on single family lots greater than or equal to 22,000 square feet, and the vegetated flowpath of the roof runoff is 50 feet or longer, the roof area may be modeled as grassed surface rather than impervious surface when sizing the required flow control facility." As discussed above, this project effectively exceeds the requirement for at least 22,000 square feet of lot area due to the wetland preserved native growth protection area. Also, a minimum 50 foot vegetated flow path between the dispersion trenches and the delineated wetland edge can be provided, due to the 50' wetland buffer that will already be provided. Therefore, the criteria under Section 5.2.2 can be satisfied and for this reason, we propose that the roof area of approximately 30 lots be modeled as Till Grass in sizing the proposed detention pond. The driveways and patios for these lots will still be tributary to the detention pond and will be modeled as impervious surfaces during the facility design process. I expect that you will find that the design concepts presented in this letter will adequately protect the public and satisfy the requirements of the King County Surface Design Manual. We would appreciate it if you would send us a written reply to signify your approval of these two design elements, so that we can incorporate them into the plans we are preparing for the Wedgewood Lane preliminary plat submittals. If you have any questions or comments that you would like to discuss, you can call Ed Jones or myself at 425.885.7877 or reach us via e-mail at ETJ(a:1CoreDesignlnc.com or SRB(a:1CoreDesinglnc.com. Thank you. Sincerely, CORE DESIGN, INC. Scott Borgeson, P.E. Civil Engineer cc: Dick Gilroy, Northward Development Patrick Gilroy, Northward Development .~ ". Form No. 14 Subdivision Guarantee (4-10-75) Guarantee No.: 4361-508610 Page No.: 1 UABILIlY FEE $ $ First American First American Title Insurance Company 3866 South 74th Street Tacoma, WA 98409 Phn -(253) 471-1234 (800) 238-8810 Fax -(253) 471-5538 SUBDIVISION GUARANTEE 1,000.00 ORDER NO.: 4361-508610 350.00 TAX $ 30.80 YOUR REF.: Wedgewood Lane Div. No.2 First American Title Insurance Company a Corporation, herein called the Company Subject to the Liability Exclusions and Limitations set forth below and in Schedule A. GUARANTEES Northward Homes, Inc. herein called the Assured, against loss not exceeding the liability amount stated above which the Assured shall sustain by reason of any incorrectness in the assurances set forth in Schedule A. UABIUTY EXCLUSIONS AND UMITATIONS 1. No guarantee is given nor liability assumed with respect to the validity, legal effect or priority of any matter shown therein. 2. The Company's liability hereunder shall be limited to the amount of actual loss sustained by the Assured because of reliance upon the assurance herein set forth, but in no event shall the Company's liability exceed the liability amount set forth above. 3. This Guarantee is restricted to the use of the Assured for the purpose of providing title evidence as may be required when subdividing land pursuant to the provisions of Chapter 58.17, R.C.W., and the local regulations and ordinances adopted pursuant to said statute. It is not to be used as a basis for closing any transaction affecting title to said property. Dated: January 06, 2005 at 7:30 A.M. First American Title Form No. 14 Subdivisfon Guarantee (4-10-75) SCHEDULE A The assurances referred to on the face page are: A. Title is vested in: Guarantee No.: 4361-508610 Page No.: 2 J~ .I M.D{'3 Walter M. Johnson and Kath.ryn M. Johnson, husband and wife, as to Parcel "A"; ca..,.I9lyn Bigel~ ~'t'~ and the heirs and devisees of Thomas Edward Hill, deceased, as to Parcel "B"; Troy Jon .t'-.f"· ~ Matthewson, also appearing on record as Troy J. Matthewson, as his separate estate, as to Parcel "J ...J "C"; and Wesley V. Anderson and the heirs and devisees of verela W Anderson, deceased, as to p~cel"D'~ -- B. That according to the Company's title plant records relative to the following described real property (including those records maintained and indexed by name), there are no other documents affecting title to said real property or any porition thereof, other than those shown below under Record Matters. The following matters are excluded from the coverage of this Guarantee: 1. Unpatented Mining Claims, reservations or exceptions in patents or in acts authorizing the issuance thereof. 2. Water rights, claims or title to water. 3. Tax Deeds to the State of Washington. 4. Documents pertaining to mineral estates. DESCRIPTION: The land referred to in this report is described in Exhibit A attached hereto. first American Title Form No. 14 Subdivision Guarantee (4-10-7S) Parcel "A": EXHIBIT A LEGAL DESCRIPTION Guarantee No.: 4361-508610 Page No.: 3 The North half of the Northeast Quarter of the Northwest Quarter of the Southeast Quarter of Section 10, Township 23 North, Range 5 East of the Willamette Meridian, in King County, Washington; Except the West 170 feet thereof; Together with the North 82.75 feet and the South 30 feet of the West 170 feet of the North half of the Northeast Quarter of the Northwest Quarter of the Southeast Quarter of Section 10, Township 23 North, Range 5 East of the Willamette Meridian, in King County, Washington; Except the West 30 feet conveyed to King County for Amelia Schewe Road Extension by deed recorded under Recording No. 3081014. Parcel "B": The North 165 feet of the South 330 feet of the Northeast Quarter of the Northwest Quarter of the Southeast Quarter of Section 10, Township 23 North, Range 5 East of the Willamette Meridian, in King County, Washington; Except the West 30 feet conveyed to King County for Amelia Schewe Road Extension by deed recorded under Recording No. 3081014. Parcel "C": The West 170 feet of the North half of the Northeast Quarter of the Northwest Quarter of the Southeast Quarter of Section 10, Township 23 North, Range 5 East of the Willamette Meridian, in King County, Washington; Except the North 82.75 feet; also Except the South 141.00 feet; and Except the West 30 feet conveyed to King County for Amelia Schewe Road Extension by deed recorded under Recording No. 3081014. Parcel "0": The South 141.00 feet of the West 170 feet of the North half of the Northeast Quarter of the Northwest Quarter of the Southeast Quarter of Section 10, Township 23 North, Range 5 East of the Willamette Meridian, in King County, Washington; Except the West 30 feet conveyed to King County for Amelia Schewe Road Extension by deed recorded under Recording No. 3081014; and Except the South 30.00 feet thereof. APN: 102305-9257-07, 102305-9158-07, 102305-9335-03 APN: 102305-9145-03, 102305-9141-07, 102305-9317-05 first American Title Form No. 14 Subdivision Guarantee (4-10-75) RECORD MATTERS: Guarantee No.: 4361-508610 Page No.: 4 1. General taxes and assessments, if any, for the year 2005, in an amount not yet available, which cannot be paid until the 15th day of February of said year. Tax Account No.: 102305-9257-07 Assessed Land Value: Assessed Improvement Value: Assessed Land Value: Assessed Improvement Value: (as to portion of Parcel "A") 1st Half $ 210,000.00 $ 101,000.00 2nd Half $ 210,000.00 $ 101,000.00 Note: Taxes and charges for 2004 were paid in full in the amount of $3,565.84. 2. General taxes and assessments, if any, for the year 2005, in an amount not yet available, which cannot be paid until the 15th day of February of said year. Tax Account No.: 102305-9158-07 Assessed Land Value: Assessed Improvement Value: Assessed Land Value: Assessed Improvement Value: (as to portion of Parcel "A") 1st Half $ 210,000.00 $ 0.00 2nd Half $ 210,000.00 $ 0.00 . Note: Taxes and charges for 2004 were paid in full in the amount of $1,457.23. 3. General taxes and assessments, if any, for the year 2005, in an amount not yet available, which cannot be paid until the 15th day of February of said year. Tax Account No.: 102305-9335-03 Assessed Land Value: Assessed Improvement Value: Assessed Land Value: Assessed Improvement Value: (as to remainder of Parcel "A") 1st Half $ 1,000.00 $ 0.00 $ $ 2nd Half 1,000.00 0.00 Note: Taxes and charges for 2004 were paid in full in the amount of $5.00. First American Title • r Form No. 14 SubdMsion Guarantee (4-10-75) Guarantee No.: 4361-508610 Page No.: 5 4. General taxes and assessments, if any, for the year 2005, in an amount not yet available, which cannot be paid until the 15th day of February of said year. Tax Account No.: 102305-9145-03 Assessed Land Value: Assessed Improvement Value: Assessed Land Value: Assessed Improvement Value: (as to Parcel "B") 1st Half $ 250,000.00 $ 62,000.00 2nd Half $ 250,000.00 $ 62,000.00 Note: Taxes and charges for 2004 were paid in full in the amount of $2,973.53. 5. General taxes and assessments, if any, for the year 2005, in an amount not yet available, which cannot be paid until the 15th day of February of said year. Tax Account No.: 102305-9141-07 Assessed Land Value: Assessed Improvement Value: Assessed Land Value: Assessed Improvement Value: (as to Parcel "C") 1st Half $ 97,000.00 $ 72,000.00 2nd Half $ 97,000.00 $ 72,000.00 Note: Taxes and charges for 2004 were paid in full in the amount of $2,066.75. 6. General taxes and assessments, if any, for the year 2005, in an amount not yet available, which cannot be paid until the 15th day of February of said year. Tax Account No.: 102305-9317-05 Assessed Land Value: Assessed Improvement Value: Assessed Land Value: Assessed Improvement Value: (as to Parcel "0") 1st Half $ 98,000.00 $ 155,000.00 2nd Half $ 98,000.00 $ 155,000.00 Note: Taxes and charges for 2004 were paid in full in the amount of $2,912.91. 7. Deed of Trust and the terms and conditions thereof. Grantor: carolyn Bigelow Beneficiary: Glenn E. Tanner Trustee: Chicago TItle Insurance Company, a corporation Amount: $1,000.00 Recorded: March 13, 2001 Recording No.: 20010313001654 (affects Parcel "B") First American Title Form No. 14 Subdivision Guarantee (4-10-75) Guarantee No.: 4361-508610 Page No.: 6 8. Deed of Trust and the terms and conditions thereof. Grantor: Beneficiary: Trustee: Amount: Recorded: Recording No.: (affects Parcel "B") carolyn Bigelow, an undivided one-half interest Bank of America, N A PRLAP, Inc. $50,000.00 April 16, 2001 20010416000653 Note: This Deed of Trust contains Line of Credit privileges. If the current balance owing on said obligation is to be paid in full in the forthcoming transaction, confirmation should be made that the beneficiary will issue a proper request for full reconveyance. 9. Deed of Trust and the terms and conditions thereof. Grantor: Beneficiary: Trustee: Amount: Recorded: Recording No.: (affects portion of Parcel "A") Walter M. Johnson and Kathryn M. Johnson, husband and wife Wells Fargo Home Mortgage, Inc. Hand L Services, Inc. $187,000.00 January 9, 2003 20030109002285 10. Deed of Trust and the terms and conditions thereof. Grantor: Beneficiary: Trustee: Amount: Recorded: Recording No.: (affects Parcel "C") Troy J. Matthewson, who acquired title as Troy Jon Matthewson, as his separate estate Boeing Employees' Credit Union, a Washington Corporation Ticor Title Company $165,000.00 October 20, 2004 20041020000381 11. Thomas Edward Hill died intestate. Probate case No.: Personal Representative: Attorney for Estate: 03-4-00099-0, Skagit County carolyn L. Bigelow Glenn E. Tanner Said personal representative is authorized to administer the estate without intervention of court and to mortgage, conveyor contract to convey decedent's interest in said premises. 12. Lien of succession taxes upon the estate of Thomas Edward Hill, deceased, Skagit County, Probate case No. 03-4-00099-0 first AmeriCiin Title , . • Form No. 14 Subdivision Guarantee (4-10-75) 13. Verda W. Anderson died intestate. Probate case No.: Personal Representative: Attorney for Estate: 03-4-00869-6, King County Diane L. Bogdan Paul Willard Houser, Jr. Guarantee No.: 4361-508610 Page No.: 7 Said personal representative is authorized to administer the estate without intervention of court and to mortgage, conveyor contract to convey decedent's interest in said premises. 14. Lien of succession taxes upon the estate of Verda W. Anderson, deceased, King County, Probate case No. 03-4-00869-6 15. Easement, including terms and provisions contained therein: Recorded: July 31, 1905 Recording No.: 347794 For: pole line 10 feet wide 16. Right to make necessary slopes for cuts or fills upon said premises for Amelia Schewe Road ExtenSion as granted by deed recorded January 10, 1940 under Recording No. 3081014. 17. The terms and provisions contained in the document entitled "City of Renton Ordinance No. 4612" Recorded: June 21, 1996 Recording No.: 9606210966 18. The terms and provisions contained in the document entitled "City of Renton Ordinance No. 5096" Recorded: Recording No.: November 2, 2004 20041102002356 19. Matters which may be determined upon examination of the final plat. First American Title Fonn No. 14 Subdivision Guarantee (4-10-75) r---------,.--~ Guarantee No.: 4361-508610 Page No.: 8 -... -...........•. -...•. -... ------.---.--.. --------. . ............ --.-.--.... -.... -~ INFORMATIONAL NOTES A. Any sketch attached hereto is done so as a courtesy only and is not part of any title commitment or policy. It is furnished solely for the purpose of assisting in locating the premises and First American expressly disclaims any liability which may result from reliance made upon it. First American Title Form No. 14 Subdivision Guarantee (4-10-75) Guarantee No.: 4361-508610 Page No.: 9 SCHEDULE OF EXCLUSIONS FROM COVERAGE OF THIS GUARANTEE 1. Except to the extent that specific assurance 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 against the title, whether or not shown by the public records. (b) (1) Taxes or assessments of any taxing authority that levies taxes or assessments on real property; or, (2) Proceedi ngs 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 Acts 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. 2. Notwithstanding any speclf1c assurances which are provided In Schedule A of this Guarantee, the Company assumes no liability for loss or damage by reason of the followtng: • (a) Defects, liens, encumbrances, adverse claims or other matters affecting the title to any property beyond the lines of the land expressly described In the description set forth In Schedule (A), (C) or In Part 2 of this Guarantee, or title 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) Defects, 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 CONDmONS AND STIPULATIONS 1. 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) (C) 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, title, Interest, estate or easement In abutting streets, roads, avenues, alleys, lanes, ways or waterways. (c) "mortgage": mortgage, deed of trust, 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 without knowledge. (e) "date": the effective date. 2. 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 claim of title or Interest which Is adverse to the title 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 liability 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. 3. 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. 4. Company's Option to Defend or Prosecute Actions; Duty of Assured Claimant to COoperate. Even though the Company has no duty to defend or prosecute as set forth In Paragraph 3 above: (a) 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. (b) If the Company elects to exercise Its options as stated In Paragraph 4(a) the Company shall have the right to select counsel of Its 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. (c) 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 order. (d) 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 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 Guarantee shall terminate. 5. Proof of Loss or Damage. In addition to and after the notices required under SectIon 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 gMng rise to the loss or damage. The 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 memoranda In the custody or control of a third party, which reasonably pertain to the Loss or Damage. All Information designated as confidential 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 submit for examination under oath, produce other reasonably requested Information or grant permission to secure reasonably necessary Information 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. Form No. 1282 (Rev. 12/15/95) First American nUe Form No. 14 Subdivision Guarantee (4-10-75) 6. Options to Payor Otherwise Settle Claims: Termination of Uability. In case of a claim under this Guarantee, the Company shall have the following additional options: (a) To Payor Tender payment of the Amount of liability or to Purchase the Indebtedness. The Company shall have the option to payor 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 the 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 exerdse 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 terminate, Including any obligation to continue the defense or prosecution of any litigation for which the Company has exerdsed Its options under Paragraph 4, and the Guarantee shall be surrendered to the Company for cancellation. (b) To Payor Otherwise Settle With Parties Other Than the Assured or With the Assured Claimant. To payor 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 exerdse 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 exerdsed Its options under Paragraph 4. 7. Determination and Extent 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 stated herein and the value of the estate or Interest subject to any defect, lien or encumbrance Assured against by this Guarantee. 8. Umitation ofLiability. (a) If the Company establishes the title, or removes the alleged defect, lien or encumbrance, or cures any other matter Assured against by this Guarantee In a reasonably diligent manner by any method, Including litigation and the completion of any appeals therefrom, It shall have fully performed Its obligations with respect to that matter and shall not be liable for any loss or damage caused thereby. (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 until there has been a final determination by a court of competent Jurisdiction, and dispoSItIon of all appeals therefrom, adverse to the title, as stated herein. Guarantee No.: 4361-508610 Page No.: 10 (c) The 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 Uability 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 tanto. 10. 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 within thirty (30) days thereafter. 11. Subrogation Upon Payment or Settlement. Whenever the Company shall have settled and paid a claim under this Guarantee, all right of subrogation shall vest In the Company unaffected by any act of the Assured claimant. 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 claim 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 neoessary in order to perfect this right of subrogation. The 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 dalm 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 prlndpal, Interest, and costs of collection. 12. Arbitration. Unless prohibited by applicable law, either the Company or the Assured may demand arbitration pursuant to the Title Insurance Arbitration Rules of the American Arbitration Association. Arbitrable matters may Include, but are not limited to, any controversy or claim 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 or 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 land Is located permits a court to award attorneys' fees to a prevailing party. Judgment upon the award rendered by the Arbltrator(s) may be entered in any court having Jurisdiction thereof. The law of the situs of the land shall apply to an arbitration under the Title Insurance ArbItration Rules. A copy of the Rules may be obtained from the Company upon request. 13. Uability 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 "ction asserting such claim, 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 President, the Secretary, 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 the Company at 2 Rrst American Way. Bldg. 2, Santa Ana, CA. 92707. Form No. 1282 (Rev. 12/15/95) first American Title WHEN RECORDED RETURN TO Name Glenn E Tanner Address 4745 -40th Ave SW. Ste 103 ~. State, ZIP SeattJ~ WA 98116 [;(::v;:~ /)p':./i:-'·· e,i i' ; Deed of Trust Short Form (For U8~ In th~ State ofWeulungton Only) 1111111 1654 .... THIS DEED OF TRUST. made dus SH\ day of_--u."'~o!..:.rcA~ _______ -" 2001, between Carolyn BIgelow. GRANTOR, whose address IS 6929 -3" Ave SW, Seattle, WA 98126-3201 CHICAGO TITLE INSURANCE COMPANY. a corporation, TRUSTEE, whose address Is 1700 Columbua Ceater.701 JI'lfth Avenue, Seattle, WublqtoD 98104 and Glenn E Tanner, BENEFICIARY, whose address IS, 4745 -40* Ave Ste 103, SW. Seattle, WA, 98116, WITNESSETH Grantor hereby bargams, sells and conveys to Trustee In Trust, WIth power of sale, the following descnbed real property In Kina County, Wasbmgton North 165 feet of the south 330 feet of the northeast quarter of the northwest quarter of the southeast quarter ofSectton 10, Townstup 23 North, Range 5 east, W M, m KIng County, Washmgton, EXCEPT the west 30 feet thereof conveyed to Kutg County for road by deed recorded under AudItor's FlIe No 3081014 Commonly known IS 12110-142 SE, Renton. WA 98055 Tax Aecount Number 10230.5-2145-03 TOGETHER WITH all the tenements, hereditaments and appurtenances. now or hereafter thereunto belongmg or m 811)'WlSC appertauung. and the rents, issues and profits thereof and all other property or nghts of any lund or nature whatsoever further set forth m the Master Form Deed of Trust heremafter referred to, SUBJECT, HOWEVER, to the ngllt. powet' and authonty heremafter given to and conferred upon BeneflClary to collect and apply such rents, JSSUCS andprofrts nos DEED IS FOR 1HE PURPOSE OF SECURING PERFORMANCE of each agreement of Grantor Incorporated by reference or contamed herem and payment of the sum of One Thousand Dollars ($1000 00) WIth Interest thCROR accordmg to the tcnns of a prooussory note of even date herewIth. payable to BenefiCIary or order and made by Grantor, all renewals, moddic:abons or extensIons thCROf, and also such fiuther' sums as may be advanced or loaned by BeneficIary to Grantor, or any ofthe1r successors or 8SS1gt1S, together WIth mterest thereon at such rate as shall be agreed upon Benton Chelan Clallam CIarlc ColumbIa CowlItz Douglas Fary Franklm GarfIeld an.u Crt.y$ H_bor Island Jefti:rsoa Kmg KdsIp Kittitas KIJCIatat LewIS Lancoln MIscn Okanogaa Pacd'IC PendOmlle PICftCI Sanjuan Skapt Slcamlnla Snohomish Spokane SteveIJS Thurston WaJakJaltum WaJlaWaIla WbItcom WhJImaD YaJama 141 of OffiCIal R.ec 688 ofOfticlai Rec 315 of OffiCIal Rec Aud MICrOfilm No 490fDccds 747 of OfficIal Rcc IlS ofMtp 18ofDocds II 01 Officaal Rec MIcrofilmed under Auditors No 440fRec Doc 2lofGenera1 181 of Oft"JCJal Rec 4 oromCill Rec S6900fMtp 919 of OffiCill R.ec IllofMtp 10lofMtp 7 of Oft"lCIai Rce 107 ofMortglIFS Reel 48 III ofMortpps 113 ofOfticlal Rce 270fMtp 12S4ofMtgs 280fMIp 19 ofOftkJai ace 470fMtp 233 ofOf'fiClal ace 14 ofOfflctal ace 1000fMtp 454 ofOft"lCIai ace 17 of Mil' 308ofM1p 82 ofotliclal ace lofMISC 712 ofOfttCIII ace 695A-C 1682-1685 195-198 702859-702862 198-201 234-237 120-123 413-416 138-141 373-376 31-34 710-713 316-319 436-439 480-483 361-364 107-110 839-842 776-779 FIIDIC 835-838 517-51911. 649-652 8-11 707-710 459-462 80-83 41-44 540-543 1048-1051 394-397 731-734 89-92 711-714 855-858 291-294 147-150 592931 681844 383176 G-519lS3 F·31 15 675475 151893 153150 309636 13044 S38241 107544 211628 196853 6382309 934770 348693 131095 725562 316596 236038 560658 55707 126854 22S0799 69282 716277 70197 2043549 376267C 390635 785350 24732 495721 1047522 382282 117OS55 A copy of sudI Master Form Deed oCTI'II$t IS hereby flmushcd to the person executing thIS Deed ofTrust and by executmg thIS Deed of Trust the Grantor adcnowlcdgcs rccctpt of such Master Form Deed of Trust The property whIch IS the subject of thIS Deed of Trust IS not used pnnClp8lly or pnmanly for agncultural or famung purposes STATE OF WASHINGTON ) COUNTY OF KING ) ss On thIS day pcr$ClIIaIly appeaRd before me Carolyn BIMlow to me known to be the mdmcIual descnbed m IIId who executed the wrtlnn IRCl forq;omc Instnunent, and acknowledged "'II she SIgned the same as her ~ and voluntary ac& and deed, for the uses and purposes therem mentJoned GIVEN under my hand IRCl official .. thIS s-M day of ~ ,2001 ~e'3,.,s-... Notary PublIC m and lOr the Stile ofWaslungton, machna II ... """ IUf. c.~~~ Carolyn BIgelow ( ~ Ion u:a --~ oD ------C"of " , .. C , c c c WHEN RECORDED MALTo.:. . ReCOriImg requested bY SbeiriTh""""om=psou==- of Bank of AmerIca, Seatt1e Ceoter WHEN RECORDED MAIL TO: FIDELITY NATIONAL-LPS POBOX 19523, IR.VJNB, CA 92623-9523 BASF 506 9284647 010441107S20 3/T/DJ1 ,0.00 PERSONAL lH: OF CREDIT DEED OF TRUST THIS DEED OF TRUST .. m.de 1M day of CaroI7JI B~,AD UndMcIed ODo-HalllJllMlll --------- ------------------------------------------------------------~~, __ ~ .. 6929 37J1I AYE SW SBATn.B WA 98126 1'RLAl", IDe , Tnatee, __ add_ .. 100 P,'" ,,_ Plow 19 ....... W" 98104 WId Bank 01 Amenc:a. N A, ee."flaaly, til Ita eo.. nMMd IIddreSL WHEREAS GreIIIor hU eIIIMd lIIIO 11'1 .-... WIllI 8eMfIc:IIuy under whIdI ~ ~ to lind to the GrIIIlor from lime to ""'.,1\bJeCt to .. ~ WId ~ up to a toIIIlII'ICKWIt ~ at lIlY poII1t III 111M 01 fifty thousand dollars and no cents C$ 50,000.00 ) D*rs wIItCII Jnde~ .. ewdenc:ed by o-ta'a ...,.. WId o.dot_ Statement Home EquIty .... 01 CNdIt IIQMd on ,0.- "AgJMnMnt1 The ~ IS MICiOIpOfIIIIed '*-by Nferenct .. tIIough,...,.at foIth TO SECU'IE to BeneIIa8Iy the ..,.,..,. of the ....,..._ .-.cIenoId by the ~ IIDgI4IIIr WIllI .. -... ~ .. or ___ tIIeIeoI, WIllI ..,...... theNon, the ~ 01 OIlIer ..-. WIllI ... thereon, ~ to protect the eecuIIy 01 this Deed of TruIt, and the performanc. 01 the ___ and II!JI'--* of Grantor '*-CXII'DInecI, tDgeIher WIllI ..,...... theI-.on tlllUCII '* .. ",., be IIgIeed upon, thntor doM henby InvocabIy 0'" baIgaIn, lei .... CCIIMY to the Tnatee III TIIIIt, WIllI the pow. 01 ..... the following deIcnbed PIOP"IY III I<nI Count1,8hde 01 w.toa IQIOI. NoJIb 16$ Pee& OrTho SouIII330 Pecc Or1be NotdIeul Quarter Of TIle N~ Quarw OfTbe Soutbeut QuaJ1ct OrSec1ton 10, TOWIIIIdp 23 NocdI, Ranp 51!ut. W M ,III XIq County, Except Tho Weal 30 fed Tbereor CoQve,ed To KIna Couaty Pot Road Deed Recordecl Uader A»chUliDt'. PIle No 3011014 ~Tu~# __ 1~ ____ 1_~ ____________________ _ which !HI property II not .,.. pr1IIQpIIIy fOr egno4IurIII ~ fannorG ~ toeed* WIllI .. ~ ~ and ~ now or ........ thereunto beIorGitV or III lIlY .... IIPf*tIinIGo and the tents, _ and profits th...or, It ~ th ..... NIIent of ar.ntor end BeI .. ,~theI thIS DMd 01 TruIt"" the ..... held by Tnatee IMnIcIrIcMr 8hII c«IbnIIe 1\ effect lIOIWIthatand-V theI from ~ no Jnde~ of GrMtor to a.r.fIc:Iary ..... the AgIM!MIII ma), .... end 811 .. __ as HCUnIy for .. new or IiddI1IonaIIIldebtecfneA of GrMor to Benehaary under the AgreMlellt fIom IInIHo-IItne anuv VARIABLE INTEREST RATE TINa ~ contM» a Venable ,..,..,. Rate TlIe..,...... '* on Grwitor'a ~ under the ~ may vwyflom tnnHo-tIme IllI1COC1fdance WIth IUd\ '* or 181M," deecnbecI 1ft the Apernent To protect the MCUnty of thIS Deed 01 Trust, Chnlor CO'fIII1IIII!t end agNft: 1 To kHp the property 1ft good conddaon .... tepar, to pem!It no __ theNof; to oompIIte lIlY buiIchn!I, JtNCluN. or Improwment beIrV built or 4Ibout to be bull tIMreon: to ,..co .. promptly lIlY ~, etruclIn or ~ thereon whiCh may be ~ or~. end to comply With .. laws, ~ ~ COIIeIWitS, c:ondIbOne and reItndIOIW ~ the poper1y. 2. To pay beto .. delinquent III Ia"'" taIM .... ~ upon the property, to IaIIp the property .... and c:INir of aI other diaIg .... _ or ~ IIYIpIIrII9 the..cunty of IhII Deed of TI'IIIt. 3 To keep ell ~ now or hefeafter ...c:ted on the property deecnbed '*"' conbrAIouIIy II1IUIecI agamst 10M by fire. haz8rdI iIICIudecI WIIhIn the term .. 1Unded c:overege" and IUCII 0Ih« IIaMIt .. 8enefIoIry may requwe In an ~ amount not IMaIllan the total debt MCUNd by tho$ Deed of TNit .... aI other pn~ IteM. M poliaeIlhaI be In auch ~ .. the BIIIehc:IaIy may aj)plOVe and "-10M payable to the 8IIIefIc:Iaty .. as II\tefeSt may appear and then to the GrIIItor. TlIe amount colllcled under lIlY .-nee poIIc:y may be ",plied upon etI'J IIIdebtedneas heIwby aec:urecI 1ft IUCII order as the Benehaery ehd determkle. Such 8ppkabon by the BenefM:iary IhaI not cauIt cIIIOOnbllllllCe 01 lIlY ~ to forecIoee thIa Deed of TIUIt. In the ewnt 01 ~ III nghts of the Grantor In ._ poIIaeIlhen III foIce IhaI pasa to the pwdIa. at the foredoNe .... I'OQe I --C> 4. To defend 8/1)' adIon Of ~. plll'JlOl'tqj to affect the seamy hereof Of the nghtl Of PO __ of BenefIaary Of TIUIIee, Wld to pay II cotts and expenses, Including cost of title ..ron and attomey'a , ... to the maxmum elClllnt aIoWIIbIe by law. In IrIYIUCft .:lIOII Of PfQCMdIng. 5. To pay II coeII, r-and e~ In c:onnec:IIOn WIth VIla Deed of TrUIt. IIICIudIlV \he elCP'OS4lllllCUn'ed 11\ enfotCIIV the ob/IgIdIonI eeand hereby IIICIudIlV. WIthout hmltatloll TIIIStM'I and ~ 8ttomey'a'" ICtUIIIIy 11ICUINd. e. GIanIor IIh8II not, 1IIIthoIIt ~ pnOf wrrIten con.It, grant Of IIIow fIllY fwther encwn~ Of ..... vaIuntwy or mobItIry. -o-natthe property. 7 To promptly IIId My peIfonn .. of _ obIIgaIIoIw of the IIIOr'88QOr or ar-or contract ~ UI\CMr 8/1)' eleStII1g marta. Of deed of truIt or .... estate contrect on Ihe propeny, end to _ a-t1Clar)' lIMn .. hom tIte consequerICft of wry fUIn to do so 8 ShcQd Gnmor fall to pay when due IrIY ta.s, -enta. _ PNl\'llIIMS, llldudong flood __ prll'l'll1IMS, IIenI, ~ or other chaIgM -oamst Ihe property heNmebow deecntled. or otlI_ .. fall to lIMp and ptefonn IrIY of GIWIIOr'W -.nta '*-__ '*'.the ~ 01 which requo_1he elCf*ldllUre 01 money. then, 11\ 8/1)' IIICtI event, the s-fJcIery. at Its eIecbon, may pay IllCtlIO.ITI$ .. may be necess.ry to perform IUdI Clb/IgatIcn WIllI respect to wIIIdIthe GrWor • 1'1 dBfeult, WIthout PNJIIIIa to BenIfIc:Iary'a nght to lICCIIIme the rnat\mty of thtI Deed of TNit end to forecIoIe the _. WId 1lIIY WId lllIIIOW1ts so peId shall be repaid by the GNntor to tile ~ .,.. dernInd. with .. /elf thereon at the hIgheet rate then IIpPIocabIe to Grenton IIIdebtecINa under tile ~ Of other loan dcIc:um.nt from tile d_ of IUCII pa~ end allUCh payrnern willi ........ as eo. prowded, ..,.., from tile date 01 pe,.-. be tICIded to and beco ..... part of \he 1IIdebIM_ eeand bJ tIlII DIed of TIIIIt. fT IS MUrlIAU.Y AGREED THAT: 1 In \he __ lIlY portion of tile propecty • tabn or dlllntlQad In an emonent ~ pocMdIlIg. Ihe ...... amount 01 \he awwd Of IUdI pof1IOn thetwof .. may be ~ to My IatIIfy Ihe 0bI0gatI0IW .-nd heNDy. IhaI be ptIId to IIenefIcraIy to be eppIIed to MId obIIgatIonI 2. By acc»ptIng payment of 8/1)' IUtII -.cI hereby aftar Its due din. Betwhclery daM not _ Its light to reqwe prompt payment whIn due of II other _10 esand Of to ~ defd for faIIIn to 10 pay 3. TIle TruItM shell .-y II Of fIllY pert of the pcoperty co¥tIeCI by VIla Deed 01 TIUIt to tile person entitled \hereto on WII\tan requeet of Ihe Gnmor Wldlhe 8en8haary. or .,.. ~ of tile obllgeb_ .-nd end wntten NqUMt for I_~" mede by tile 8enefIcIuy or Ihe.,..-, tIIIIu.d tINIwfo 4. Upon the __ of an ewnt of dlfelA .. deflll.d below, IriMa ~ po/IIbIted bJ .... II _ eIICUNd hnby IhaI ~ become due and payabIa at tile option of 1M BenefIQery In IUdI ewnt end upon wnttIn *11M' of 1ItnIfIawy. T .... .,.. ... Ihe tnIIt PfOI*IY. 1'1 ~ WIth tile Deed of TIUIt Id of the s..aa 01 WuI1eVICII~ at put*: -=tIoII to till hIgIIeal btdder. Arrt ~ .-pi T .... may bid at till TIUItM'a ... TIUItII"" eppIy the p!OOIIdI of tile .... follows: (1) to Ihe .,.,.... of ..... I'ICIudIIV • __ TruItM'I M and IItIOmIy'I fw, (I) to Ihe obIIgItJons -.cI by VIla Deed of TMt, (3) !he eurpkJI, " 8/1)'. lea tile cIIIk"a filing .... 1haI be depotdIId togIthIr willi • copy of the ~ nota of .. WIth tile c:IMk of the SUpenor Court of the county 1'1 wIIIdI!he .... took pMoe 5. TNSIM III .. dIIIvw to the ~ at !he .... Its deed. wrthout WM8I'IIy. whoch III .. c:omwy to Ihe pun:tI_ the ontetwt 1'1 the property wtIIdI BIWIIOr had or had tile po.-to c:omwy at the lime of hoa .lItCUIIon of tit. Deed 01 TIUIt, and IUCII .. he may haw ecquored theIeIItt.. TNIt .... deed IheI _ Ihe ~ IhowwV that tile tale _ oonduc:IM 1'1 ~ WIth .. tile ~ of law and of thoa Deed of TIUIt, 1IIfIICII **'.".. be pnma '- ewdence of IUCh comp11anc:8 WId COIICUIw ewdence theteoIl'I fa_ of bona fIdI ~ and enc:umbIanc:M for· wIue. II TIle ~ of .... -nn.d by VIla Deed of Trult and by the Dead of Trult Act of \he Stat. 01 Walhlllgton • not an .....". NII'IIdy; ItenIta.y may_ ttus Dead of Trult to be ~ ... 1IIOItgIIge 7. In the --.t of tile dNIh, IIICIpeQ«y or a.bIIIty Of rMIQIIIIIOn of TIIIIIM, ~ may eppou'Il In wntJng • tuCICtIIOI'1nRe, WId upon the -ang of IUd! appomImtnll'l \he manu. NOOrda of the COII1ty In whlCll th .. DMd of TNit II NOOIded.the __ ..... .".. be ""*' WIllI .. ~ of the ongI'III tnaatee. The tnIIWe .. not 0bIIgaIad to notify any party hento of pending .. WIder eny other Dead of TIUIt or of any acIIOII or fIIOCHdav 11'1 wt.dI GIWIIOr. T ...... or 8Inehc:oary IhIIII be • party ur-.. aucII acIIOII or ~ .. bfought by the TruItM 8 Each of .... foIowre. atlhe optIOn of Under, 8haII_Me an __ of .,.. ("Event of Del .... , ur!der 1hIa Deed of TNIt. (a) Grlllltol commits MIld or mMM • mel..., _.,.....lI8bon at any _ 1ft c:onnec:tIon WIth the cndIt W -.... ThIs can 1'ICbtI. for eJWnple, • t.-1IIItaII*It about Grantor't IIICOIIII ........ Abt .... or 8/1)' DIller upecta of GlMtOl'l hnancIaI IXIIIdItaI (b) o-tor dosl not meat the repaymert tanM of \he a.dIt 'lie account. (e) Gr8IIIOI'a actIOn or inaction adWIUIy ~ the c:oIateIaI for tile CI&dIt line -.II or Lender'I n;tm 1'1 the coIIat..a ThIs can mduda. for oampIe. ,.... to malntUlleq\llled "*I'8IIC:e. __ or deatnIc:II". ...,. 01 the dweq, ,.... to PIIY u.s, dMIII of .. peIIOIIIloabIe on the eccount. llanlfer of title or .... of tile ~. CIMbon of ...... on !he dwaltng WIIIICM our perm~ fonc:IoauIe by the holder of ano\tI., -. or tile 11M 01 funda or the dwaltng for pIObbtad JIUIPCIMI. 9. ThIs Deed of TRilt appIIN to ...... to "" benefit of. and .. ~ not only on the paI1Iea hemo. bUt on their ,...... de-, ........ ~ -..tcIII, _lind --or-The tann 8enaf1c1a1y"'" _1M holder and _ of Iha ~ or other.-..-of .1debtItdI ___ heNby • ...."., or not IIMIad as ~heNIn. 10. ThIs Dead of TRilt has baen dMlV8Nd and ~ by BetwhcIery ",!he Stat. of WeIhongton. ThIS Deed 01 Trult .".. be gowmed by and COIWWId 1'18COO1danc:e with tile Ia_ of the State of W .. h. VIOl .. ~,O& ... ) I I I • ~/-----------------------------------------------------I I 010441107520 ACKNOWlEDGMENT BY INDIVIDUAL FOR fI!COfIDING JltR'OSES, DO NOT WRIT!. SIGH OR STAMP wmt .. THE ONE INCH TOP. BOTTOM NIIJ SIDE MARGINS OR N'FIX ANt ATTACHMENTS • ~mN~~~~~ ____ ) _lIIIIIfedOryftldenoe tIIet:..!C!!OIyn==.!::Bp~Io:::W:...-_________ _ REQUEST FOR RECONVEYANCE ToT_ The ~ 10 1M holder 01 the _ Of notM -..cs by tII/a DHc:I 01 Trust &uct note Of notn, togeth .. WIth .. 0Iher ~ MC:Ind by thII CNd 01 Trust, have been pAId 1ft ful You .. heteby dncIed to cancel II8Id note Of /lOtH ud thII Deed 01 Trust, which .. d--.ct he!wby • .,., to -,.. 'WIthout ~ ... the .... now held by ~ under 11111 Deed of TNIt to the .--Of p8IIOI1a IiIgdy IIIIbtIed thereto Dated ______ _ FOAM NO 101030 1107-2\100 .' :: '.:' :: ... ~ . .. ' :: :: ...... ~:~: .' :.:' .::~~., "-~"":""":~' •.•• • .' ,." ~""""'~O; __ '.:: • .:" Return 10 .,:'./ ..... :: ... " }' \. wELLS" FA;ltG6 BOME·;MOR!.r~, I~C·. fIDElITY HATIO DT PACE 081 Of' 924 01r99/2ea3 14 03 KIt«; courn't', UA ",c:3·601/1.u:WtSO'li Dli. S'tr.i'TE 2 ()f"" .............. "'. BLOOl.:tINGi>N, :~: )fN/'S54.jS~:~: ,l ;:'~ /.... ;.:~ .. ' ••.• :; .' ':. .... :'.--.; ..... :-•.. : •..• e,.:: ••. ~r ...... :.::.::::;-:.'.::.~ .. :' .. :::;;;: :\ ':, ... :' /. f' i/;,f .• /.: . 4200 Assessor's P~~l:'or.A~unt··:~Uni'r i02305.i~$,;pf AbbreVIated Legal Descnp60n ./~ I ./' o}~·;~f ) :.t C- o <'" ./' ;/ If v-/' fS £;.,.-"j~ .-Z-.> -~F .. :: .. (Include lot, block and plat or Sec\loo', t~llIp ~'range] ././ Fulllega1. descnp'bon,)ocated on page 3 Trustee B AND L SERVICES, .tNC •. r .f' /:./ '.:: \'" / -----------;~l~b.~~: T~;J:~FQi~~~a~l·-··':..::;:;:~,::;-;·--------- "'" DEi<,fj 9F~~~;t // (~ .. :.'.'\ /''t ,'/\,'\ m:~w~~~~;~4 nJlNq,{ON5,,' .J 1IJi Z-~~:~/,/~ Words Jised m multtp1c: ... sectJons of thIS document are defined below and ~the~" ~9'rds Jee defined In :Secuo~ 3.),1, q,/ t8;' 20 and"~l Certam rules regardtng the usage of words\~td,;in t1!IS document are ·;·al.so proVia'ed m $ecnon 1~.,.. ":~ ::::.; .. ,/' (AF'Securlty Jiist;tUm~t" ~tlus document, wluch IS dated JANUARY 06, 2003" togetl:ter, .. l,VJ.th·'all J;bder.s=' to q:jis dciu~nr"";"'" (B) "Borrower" isW$.TE~ M~f ~6HNSON'~ KATHRYN M. JOHNSON, HUSBAND AND WIFE '", .... :>// (~~~~.J C.', /'\ .. . '\:. ::"". . ... :: .. ~.~. ·~::!::'I; ••.• l •• ·r' . .. .' '~:.''''''''.'''''' e" !: _;. ~qn;:::r~ ":'~~ S;;:Y =i: il/") . : .... :: .... :::. .' " ." .~. . ' 0016569428 :\: .... ,/ .;: ........... . J/~ .;/~ .. ""' .... · ... ·'·.'c:,::; . WASHINGTON-Smgle Famlly·Fannie MaelFreddl8 Mac UNIFORM INSTRU'~~j _ ·6(WA) (0012) .... ~ Page 1 of 15 ./~/ .. """.:, ~: .:;'., " t:~'t:.tl't-··-\ .// .. r.\ VMP MORTGAGE FORMS (800)521-7291 : ........... . ····· .. · .. ;t ~~:':,::)? ":~"" .,. ::' ::" •• 6(WAI (0012) • Page 2 of 15 ,- ::.-.' .' . ," .,':: .:.l ./'/ -' :l: /" (Jfj" ~PA" means the Real Estate Settlement Procedures Act (12 USC SectJ.on 2601 et seq) and Its ;{ i yiip.~meDb.!l8. regulanon, Regulanon X (24 C F R Part 3500), as they mJght be amended from tune to :; ':::, ... ,,/ /b~e, or:'any id~tlonal or successor ]eglSlatlon or regulation that governs the same subject matter As used :.:. / m"dus Security Instrument, "RESPA" refers to all reqwtements and restnctlons that are unposed In regard .. \\~:_. ,.,.-:". JO a .~.iede!ally .~lat~ .. 1P.~rtgage Joan" even If the Loan does Jl£)t qualIfy as a "federally related mortgage ":"'" ......... .:'Joan!' under RB'SPA' ··:'c. .. ..;." (Q)"IISu.¢c~i)~ Interest ~ BorrQ.we;;i<~ns any party that has taken title to the Property, whether or <" n~i tbafParty ~ ~.~ BOjro)Vei"s obhg'ilnoDS under the Note andlor thIs SecWlty Instrument .... ::.::. ./ -.;':.{ /." }' .~~ .J: t.~"::'''' ...... ~ .. ~ .... -.. :;. TRANSFER.OF RIG}tTS IN 'iijE PRO.PE,R.'tY ,,/ ~::. TIus &cilntiIDS~~ siun:lto I.eI)d~'·~(i) t4c"M~nt of the Loan, and all renewals, exteDSlons and moddicat1ons·~.~f the No.¢: a# (n),/ili'fiperfo~ce"Qt !i<)ffower's covenants and agreements under thts Secunty Ins~ .~ the NClie Fq"t tins fiumsC=;' Borrower mevocably grants and conveys to Trustee, 1D truSt·· Wlth/ power oJ" s*.~.{ t,he ')'ollowmg descnbed property located 1D the COUNTY ) .:-' .,' /" f ofil:ING . (Type OfReconi~-!.~du:b~j .J :/ :/. ./'_····,,···.c: .. 1Namc of~~.ymgJunsdlCtJonl SEE LEGAL DESCIUPTION Arj,~·D .. ;.~R:j1 ... :!:::.~ ... ~E~: A .. ;~.: .... : .... ,~.>.igREOF . ./: ·::::~~:, ...... i: l ... :{ ·,:· .. ·'c,/ { ./.,,:::. , .... , .. : .. ,/:":";"':': \, ..... :: .• ,. ··c. ..' .,' :::~:: .......... , .. '>\~., .f?::'} *SEE ~JUST~~k RATE RIDER '::"":::"" ... : .. / /,: ." ...... ,,, .. : .. : ...... ) ..!i/l ./ TAX :·~:Arri~S '~HOULD BE SENT TO: WELLS FA~~?'~O, M~;;ikGll ic i: P.O. BO~·' 1030:4, nES &oINES, IA 503060304 :'.;. . ..... ---}' .: . • ,' ,:' y .:: -:: .. , .. , ........ :;. )/ .;./,. .' ",:,_,/"' ..... f :,' .~{ . • .,:' r····-H.~:.... ·~:I:~: ....... ~~';: " •• ' .• :,;:Y.:: •• ::f r • ",:. • ':: .. :~:., .. " .~. .' ~ ~ .\:-.:,\. .,..../ :./: /./ ... -) J "':':/ Parcef'm.NtiiDber· lQ..230$92~'O·!--.,···-,,··:···::::. 12006 l4.2ND:~·AvEm~ SE::' /. RENTON .... -c:, .... ,· ./ .f .,"'-'::. . winch currently has the address of (Street) ("Propeny Addres§·~. ./~./ :/... -\::::.i' ./; .... : .... / [ClI:yj , Washtngton 98059 [ZIP Code] ';::;~.; .... ~ .• : •. , .~:. :~. .:' .:' '?::" 'TOGETHER WITH all ~~ lm'pJ,'.,?vem~ts ~'w ot ~eafteI erected on the property, and all easellltllts, appurtenances, and :c~s lio:w 9.t heteaftC:t a part .:tI( the property All replacements and addIttons shall also be covered ·h1,:"dus .. $ec~ty ~~nt.:;· A!l' of.:~-l0regomg 18 referred to In tins Secunty Instrument as the "Property •• : ... , .::-; :r .::-.:: .;/ .. ::_ BORROWER OOVENANTS that Bo~wer is'''Ja~~y Sliised . .Ilf. the eSfafe.~reby conveyed and has the nght to grant and convey the Property ant't~atJ¥ Pr~Pe~ IS ~~, ex.cept for encumbrances of record Bonower warrants and WJU defenQ"g~f ~ title to Jhe P..roperty ;jgatnst all clalms and demands, subject to any encmnbrances of record ""::"./..:' f /' f J! ) ."-'''''' .. TIDS SECURITY INSTRUMENT combInes umfori.n cq'Venaliis for ll3-bonaf ~ and non-umform covenants with lmnted varIatiOns by JUI1SdtctIon to constJ.tUte-:a umtomi; secliilty.iD.fuument co~~ng real property \/ l:i( (:~j/-:::~-> ,.,[7 _-6IWAl (0012) Page 3 of 15 ':::::::~,::::.,~.:~:~/~;/'1JO ..... ) /l ) .~ ./ ;.~~ " 0' 0° .0 .,' i':~;,:: '~: .. ~:: •. _ •. ::' :0 0:-: .' .:="-/ .l '~""'..· ... t· { '!:~. '~::::. ;:" ... : .... ./1 ::" .~~. ::'./ .UNIFORM COVENANTS Borrower and Lender covenant and agree as follows :.,< /' :/1 .. ~y~ent of Principal, Interes4 Escrow Items, Prepayment Cbarges, and Late Charges • . :::, .... /'. /BQtrowet'Shaif:pay when due the pnnclpal of, and mterest on, the debt eVldenced by the Note and any .. "" P~Y.JIlc!lt ~ges and late charges due under the Note Borrower shall also pay funds for Escrow Items \,'"~:" ....... , ... _ ..... :.::.. ~t 19 Se~bon .3. .. .P.,~yments due under the Note and this Secunty Instrument shall be made m U S --.:: c~cy .:Howev~;· tf anj:<;heck or otb,~Hnstrurnent receIved by Lender as payment under the Note or thts ,,:: S~tyjDStJiUpent IS r~ to ~er ilqprud, Lender may requue that any or all subsequent payments '\. dU'e under thej\jote···iU1a tJuS; ~ty Inirument be made m one or more of the follOWIng forms, as ·:'seJect.¢d by': ~ndif' (at ca$, :.'(b) mo4ey' or,ller;"'(c), certified check, bank check, treasurer's check or casbt¢~~s.£he§k, provlJfCd ~y'Spch ch~~~,J~,'t:lrawn}'hw.p. an 11lSlltullon whose depoSIts are msured by a federal·itency., mS'uume~Ity!.:or e~lj/or'(d) pteCuym~fFunds TIaDsfer PaymentS,. are deeDl:ed ~etve~fDY.J.ender Wben'~~~ved at the locabon deSIgnated In the Note or at such other loca~.!!~)Il3.y ~fr destbated.by Le+,:11.l::~<;cordance Wlth the nobce proVlSlOns JD Sectton 15 Lender may return any paymentbr p~al m~t tf)he payment or pamal payments are InsuffiCIent to bong (he Loan current Li.Dder,.inay a.ccept .. iilny pay~nt or ~al payment,)DSUffic1eDt to bong the Loan current. WIthOut W31ver o{aily.:·ngh~:b.erefomef·:or ~{eJu.dice to"l~ nghts tif'ldyse such payment or parttal payments JD the future, but Lendel:,:is ~fobh.~ate~r t~rapply such··~ayme~. af'the bJlle such payments are accepted If each Penoolc Paymeiit .. ls:.apP!ied ~ of Its ,8dl~ule4 du~··.4:M, then Lender need not pay Interest on unapphed funds Lender may hqid. su.ch ~ppIled ~hn~ BOp-ower makes payment to bnng the Loan current If Borrower does not do::SQ.:¢thJ:~ a rfasonable'1)~d oj tl~ .... 4~er shall eIther apply such funds Dr,x:eturn them to Borrower If not applt~ ear.l~f,. such jpndsJvill .. be appli'e4. to the o$~ruhng pnDClpaI ~hlaD.ce:,.under the Note llllIDed:lately pnol: to fOreCIQSU~ Nc)' of~~ QI.:~lalljt wmcl!/BoItower rmght ha~e now o:hn the future agalllSt Lender sruilb;phey.9·'Bo,ftowt?f fro.~,.iP'lI'kult pa~;\llen~8' cluJ' under the No~e and :~s Se6\mty Instrument 01 perfornnng the ·cove. atld a&t-eemeiiff'seCur~ b:,(dus,.&cunty Ins~nt :/ ''=;. ~:. ::,>:. / t . .' .... -.' .. ~: ././ /: .:2. Applicapon pC Payments or Proceeds. Except as othelW!s~ d~npea )J)}'tht~' Se¢on 2, all payiOents,;ilccep~d ~ appbed by Lender shall be applIed m the follo~mg' o~der o(pn.i\nty:,," (a) mterest d# ~~ the:.Note,.~tb) pnnctpal. due under the Note, (c) amounts due':Und~?S~,rlO1¥'3 ~ch payments ~all b.c: apphM to .,tac:Jl-·pen'O¢.c Payment In the order m whtch 1t became dUe .. Any.:' remainmg amounts .~~~all ~;~p'tied ~~:tO late ch.aig~s, second to any other amounts due under thts·:S~tr.jllStIUment, and tb~p to reduce ¥ P.hnclP'.a:J·¥~ of the Note ..... ::/ ":::~f Lend<;r' re¢et.ver:a p;iymt#lt fro~)30rtOwer for a delInquent Penodtc Payment wluch mcludes a suffiCient· a'tiiOun(to ~y aIf' lat~' ~ge diie.~. the payment may be apphed to the delmquent payment and the late charge I(moi~:,~ o¥·f.enodlc. Pay~nt IS outstanding, Lender may apply any payment received from Borrower ta::the repa~ht:of ~~'P~nod¢ Pl\~nts If, and 10 the extent that, each payment can be p31d m full To th6"~xtent ~t toy e.ltcess:~ a(iertbe payment lS apphed to the full payment of one or more Penodlc Paymebls-rsiich ixc~ may be:'itPp!ied.~ an:y)ate charges due Voluntary prepayments shall be apphed first to any prepaym~nt cb~ and Qlen~' de59hbei}tn the Note Any apphcanon of payme~, ~e procetds, Q-i' ~$ce~linleous Proceeds to pnllClpal due under the Note sball not extend or POstPo~ ~.due.~te~:br cJ#nge.:tbe.~~ .•. 9f the PerIOdIc Payments 3. Funds for Escrow Items. Borrower shall paY' to tender oB"ihe day Penochc Payments are due under the Note, untIl the Note IS pald In full, a sum·(the ~:Pu~sj .jQ.~10Vl~ {Dr .. payment of amounts due for (a) taxes and assessments and other lteriis,,~!u.~~ ~a~n ppori~ over"tws ~ty Instrument as a hen or encumb.rance on the Property, (b) leasehol4;.pay.~l!tS orJgrou~ ~ts:~n th~ Property, If any, (c) premiums for any and a11 msurance reqwred by ~&r:,~lmder ~on.:S, ~d (d) Mot:t~e Insurance prenuums. Jf any, or any sums payable by Bonower ~.Loilderjn heu Q.t th«{pay.inent of:.Mortgage Insurance prennums In accordance WIth the proVlS10ns ot'SCctto.n 10:;' Thtse lte~ are .!;alled: -Escrow Items" At ongtnatlon or at any tunc dunng the term of the Lo~~ ~nd~l ~ .~{~t ~~ ..... :: ::~':, .. .// / f.: ...... :.::~::·.:::"~::,/»· ..... ~.:.~.>-~ .... \. _..eIWA> (0012) 0"-.c .~.' .• :, ... ;:"":'I ••• }S..,· .. • ..... :·.·.,?· F6tm ~8 :?1/oi ~ ~ .. .\.:::.:,:, ..... , •.• ,/ •• / .;/ ... ,'/ /' { :!."';: .... .f'· .,; ..... 7 .... , ... ~.~<':j/ ':":";:::,;' .' ,,' -- j ." .. :. Jf .l· .......... [ :; Page 4 of 15 '-. • 0 -.~~. :~::. :,0 ·::~~ ... jr ;: . A~oClatIon Dues, Fees, and Assessments, If any, be escrowed by Borrower, and such dues, fees and ::" assesSmetits .shall be an Escrow Item Borrower shall promptly furmsb to Lender all notlces of amounts to ,: :\:, .. ,.,./,be .pald~nde~··t1lIs Sectlon Borrower shall pay Lender the Funds for Escrow Items unless Lender WaIves '~'. / Borrowefs obli:gabon to pay the Funds for any or all Escrow Items Lender may waIve Borrower's '\,' .. /,. 9bbg;ilhon)o pay to 4~er Funds for any or all Escrow Items at any ume Any such WaIver may only be .• :,,:"', ....... / .)n wiltmg/ In tlie ~"'ent ot:su.ch watver, ~>rrower shall pay dIrectly, wben and where payable, the amounts ;: du¢.:for #ly ~~6w Items fo~wlncKp~ynieh}of Funds has been waIVed by Lender and, If Lender requrres, \. sl;l:iill fu.ilusb:·tg-'·Len~Je'f~el~ts t(Yld'enC1~:$uch payment wtthtn such Urne penod as Lender may requIre ""Borrower' ~::obb.gab-6n tg' ma~e .$'iIch paymt;nts .and-tQ. proVlde recetpts shall for all purposes be deemed to be a cgvelilmiaoo::~gre#nen{cd~taJned $ !Ju~!Secunfj ~trument, as the phrase "covenant and agreement" IS usecf'lh settlori':9, ... ··if B~rroyJer ll! .. ~4g~1ed JP .. :P'a~f~ow Items dIrectly, pursuant to a WaIver, and Borrower failii.-.to pay ~ .. imqrint d1i(;'YqJ an EsCJ;pw 'l~~ll!~' Lender may exerCISe Its nghts under Secuon 9 and pay such alnq~t.~ ~i-row~ shal~ then ¥ Qb~~·ted under Secuon 9 to repay to Lender any such amount Lender nliY"revoke the;::~aIvef as ~~:'.liht' oi):ll. Escrow Items at any bIDe by a nouce gIven In accordance WIth Secuon ~:5 and~ upon: sucl{rev\'iCauqU. Borrower shall paY.. to Lender aU Funds, and m such amounts, that are theih'~lred 9iKIer:tlns .$Ccb9D 3,/··· .. ··,···:::,. /':'::,., Lender may, at any orne: collect anclbo14·Fu~.Jii an amouDt:.(a) SUft),Cl~iit to penmt Lender to apply the Funds at the tnne specIfied UIJil~~ ~J?A, a!id .(b) 119~·t(},e~c~ ~. iriaX:unum amount a lender can reqmre under RESPA Lender shallesiltn~.te ~e a.~ou~i· of ~ d9f orphe bastS of current data and reasonable estImates of expenditures of fu'~.e ~Esci{)w ~iems or 'Oihei\vIS~{lD a~cQr.9ance WIth Apphcable Law /''-':'' ':,:' :;: ::\ .• :::::. ./'.J ,.t· "':::".:... ,P::"::. The .• :f'unds:::.~hall be held In an Instttuoon:\~hose d~oSJ1s ~ InS\1{,. ... ~~ a~~ fede~t' a#ncy, tnstrumentahty, On~t;1tIty (Ulcludlng Lender, If Lendel'.:1,S an t:llSl1t.ptlOn:whosl!. ~P:OSIts are;~ msurea) or In any Pec¥CaI Hqme LO.an Bank Lender shall apply the Fij'n(Js'to piy t1!i' Es.ii~;"tteiilS'·D.o l~ter .than .. the orne spectfi~d unQii:l~ESPA. Lender shall not charge Borrower for"~~ldfng;;llnd .applymg ~ 11iDds/'annually anaIy'zlng ~ es40w ~~count, or venfymg the Escrow Items, unl~ I4der·:~ys.j;Jorr6w~{ lIl~iest on the FuI\ds and::App~ab]e:Law penmts Lender to make such a charge Unle~ an·agreeme.nt I~"ma"e m wntlng or ,Appb~ble ~w ~urres Interest to be paId on the Funds, Lender shali"Dot.~reqti~ to .pay Borrower any Intetest of' earnrlig~,mi .. the . .Funds Borrower and Lender can agree In w~gi b()'~evei, that mterest .,shall bf::pf:\lIf' on tl,If .funds te'ii~er s1Wl gIve to Borrower, Without charge, an ·ifun#.aJ a.~ounttng of the Ft.J!lds as reqU1re~'bt~rA::. ::. "":::~ "\Jf there Il'a .Surpl~ ofFutids held In escrow, as defined under RESPA, Lender shall account to BorrO~ .. fut·the ~~C~$ ~s In.iicsotaaDCe-.:~lth RESP A If there IS a shortage of Funds held m escrow, as defined under ~P!'\. ~ndd. ~l noufy ~rrower as reqUlred by RESPA, and Borrower shall pay to Lender the amo~.necissiuy ~~'#e ~'~e sh9rta~~.In accordance WIth RESPA, but m no more than 12 monthly payments .;~ there I~'a geficlpDcy of. .F1ft1ds:bet4 tn escrow, as defined under RESP A, Lender shan JIOtlfy Borrower as ~'bY:1~~A, anci'BOq.Ower-:sha1!.;pay to Lender the amount necessary to make up the defiCiency tn accordance:Wtth:m.PA. bubn nO mo~ ~ 12 monthly payments Uplln payment m full of all. sums' s~:by qiis S~ti' ~~nt, Lender shall promptly refund to Borrower any Funds held by Umier /' ::' .~. .,: .;' :: ) 4. Charges; Liens. Borrowa"~ pAy ~ ~S. ~~niS;/Charges, tines, and tmpOSlUODS attnbutable to the Property wIDch can attalnijlnority·tWer .~ .Se~Jy'.I~t! leasehold payments or ground rents on the Property, If any. and Co~~.A~~~on ~es~;Fees:'iutd A~ssments. If any To the extent that these Items are Escrow Items, BorrO*r sb:ill pay t!¢m ~ the . .m<!JlIler In.'oVlded m Sectlon 3 .~"::' .•. /' / .::' :./' ./' :: .:~. .. . ""'/ ~,,<' .. i// .... ,.:';:.;''''; I"~:, .~:;.: ... ,.. . .... ':.; ..• . : .... : ... / "'::",{ .,:' J.'.".~.~' '::. ·:':'''·'~·';.48 i1;01~; ./ :./"d .~ f ·,::·::.:" ........ ,··'·:::.f .f· iF ./ :-i::~ <'), ;." .;:" , .... ' o.:··l-.. :~~l '~:::::~F 00.;': ./: .f.( .f' •....••... ::.~. ::' ~) _-6IWA) (0012) Page 5 of 15 0;. ..: .::~: ..... .l ~: .:: ';":' :: ;~ . . :{ .' j' .BoJrower shall promptly ruscbarge any hen whIch has pnonty over thls Secunty Instrument unless :: ,; .t ~1!owet:' W. agrees lD wntmg to the payment of the obhgatIon secured by the ben m a manner acceptable '.' ":::: .... /' .ito £end€r;'but\~n1y so long as Borrower IS perfomung such agreement, (b) contests the hen In good faIth ::. ,/ ~;'; oI:.~f.ends ~galDst enforcement of the hen In, legal proceedmgs wruch m Lender's oPJmon operate to \,., .. /' prevent th~ enfQrcem~1ll,~f the hen wbJIe those proceedmgs are pendmg, but only until such proceedmgs "".:.,", .. ~ .. f /are 9bncl~ed!.:·u~.(.{5 secufe§. from ~e .~gJ~.er of the hen an agreement satIsfactory to Lender subord1D3ung .:: the·lIen.to this Secunty Insti'9ment 1f Leriap determmes that any part of the Property 15 subject to a hen ':;:. w.fu.ch ~an atfa~n pn9l'rty::ove(th~'~cun9'ADStrument, Lender may gIve Borrower a DOUce ldenbfytng the ~:h(m )Ylthl.~ 1:~ da~ of ~e d#~A)n whI¢t:hatJIOtJce,~ given, Borrower shall saUsfy the hen or take one or more:of the aCuo~ setJorth.:~bove lD thI$ ~~on 4 :}' .;;:'. Ui1&er :inay ··:·l:eqfure Po~wer J({pil a q~bt;!1'e "~Jtarge for a real estate tax venficauon and/or reportmg s~e used by,.teng&t lD .. eo~tIOn W1~ tlli~ !,;Oan 5. Properl.r:,~,~nc~/Bor#iwer .~ k~ .:~)fuprovemeDtS now eXlstmg or hereafter erecred on the Property lDsured aga1~ lo~::by tit:¢, ~,.incl~ed WItlun the term "extended coverage," and any other hazards lDcludmg, ~t nollumt~d to~~br$qua~~ ~Jt~ods, for w~~ Lender requrres lDsurance TIns InSurance shall be m3.i1lt.itned ffi th~:"iunqnnts .{i~JU(hng· <teguctlble .~ve!s) and for the ~nods that Lender requlIes What Lender reqmres ~ht to-::ili¢'precedmg s~nces.~ change dunng the term of the 1.om The msurance camer pr6.\'ld¢g $e ~e $lui":pe c~ose~rl>{l3orrower subject to Lender's nght to dIsapprove Borrower's choic~, ~inch:;hgfit sl:!iil nOhp'~ e#rc~~d unreasonably Lender may requtre Borrower to pay, 10 connectlon ~:~ 1.0#0. eIther .' (~) a ~-~me:.~ge for fl~~d zone detenmnatloil.,.cerbficallon and tradong seIVlCeS, "Or M·:·lI"''Q:ne-tuD,e:· cha,fge JOr floo(f~ne dete~bon and cer-tqiauo'k:~IV1ces and subsequent charges ~ph tune '~~pptn~s or :;SI.~t::,ph34~es o~Cur ;foluch reasona~ly IDlght a~ect such detemunation or cerbfroa.t,'8!v·"B~,rrow.<tr sIplll,,$.p' .. ¥ r~o~ble ,lor the paymenf of aw fees:pnposed by the Federal Emergency M~ge$CJlt"'Agency 1D cortnec.clon ,WIth the revte'Y/of anlfl~d zci,Ue detemnnaUon resulung from an obJectl0J;l.!>Y BPrroy.'Cf·'} .. / /: ,/ Jf BoIjOwet faJls~ to mamtam any of the coverages descnbed ab~ve, :~l1der II!iiy qbtal~' msurance cov.eiage, )it ~~der'~ option and Borrower's expense Lender IS under. no obltga~onfio pUrchase any plifhculat'" type .:Or am.6unt of coverage Therefore, such coverage shall co;y.·e't·"I~ndef, but migru or IDlght n6t pro~bct B9frow~: ~otrO'iler~.s equity 10 the Property, or the contents of th{P.t,~Y, agiunst any nsk, .~zanfOt,Jlib1l1ty.:-~d IDlght pro.Ylde greater or lesser coverage than was preVlouslfm iffect Borrower aciq10wledges ~t .~e cQsn~f th~~ lDSUJaJlCe coverage so obtaIned nught Slgmficantly"eiceed the cost of ]~ thatBoztbwet'touIii ha·le obt.;lm~p Any atnounts chsbursed by Lender under thts SectLOn 5 shan become'"Md'ibona(debt"\)f aOrro-#er,secure<i'by thts Secunty Instrument These amounts shall bear mterest at the Note rate f'i9m th,!L~te 9i ¢sb~~i:~d shall be payable, WIth such Interest, upon noUce from Lender to Borrowe~ requestJII.{~iP~»meJJ.t" ";' :: ;':".,. AllIDSUI3IlCC ~llC1es r.eq~ed Jiy Li~~:an<f reiU:wals of such POhCles shall be subject to Lender's nght to chsapprove suc'h"'pohc~s, $han Incluae.il standard·o:QlOrtgage clause, and shall name Lender as mortgagee andlor as an adcht10liaI IOSs .. }t.l3ee LeDdeX:"Shatt'ha,fo: the nght to hold the pohCles and renewal certificates If Lender teqUlres, Q.prrower ~Il.:~roIJi.Ptly give ~ ~~ all receIpts of pcud prelDlUIDS and renewal notices If Borrower obtii~.~.:fo~ of:insnrince _iov~g~./~t.l?theIWlse reqUlred by Lender, for damage to, or destrucClon of, the Propet:ly. ~ ~ltcy::~ InclUde a ·Standard mortgage clause and shall name Lender as mortgagee and/or as an'.!,lddJ.noDal'los$'"payte ::"''''':. ~""-"""'" In the event of loss, Borrower shall gJve·.P.l'~t JK?6ce..:to the m®rance camcl: and Lender Lender may make proof of loss If not made promptly by·'~~er . .-:i.Jn1~ ~bdeFlm'4 Bonj,wer otheIWlSe agree lD wntmg, any l1lS1lIaIICe proceeds, whether or not the·1int¥d~ i~ce w~ re~d·bY'Le.nder, shall be appbed to restoratIon or repair of the Property, If the ~rallon.:or repmr.,ts ecoIJ6lmcally fea&ble and Lender's security IS not lessened Dunng such lepcur and restCihiuoii ~od, J.e~:Shan)ia'i.e th~. ngbt to -::: .... : .. { }" :.:" :.~~ .::~:;:/ ;:= .~:. ':''':.:'' .... .' .. :: /':::0:: .... :. .~ .:' .~ ....... . • ./" :~: .:: •. ::;~'"..l ••.•.•••. F .. ~'.::.' ..... ::. . .•.•. _ ..... _.~ . .......... ::. :~ ~ \,".~.+r-:}1 /(/ i; _ -6(WA) (0012) Page 6 of 15 ,... :.:·:t:'f :~... .. ..-:r-:·l '.:~,,--.: •.. ::.: .-:: ~. :/ :.l ~ ... :' :: :-:l .: .... :.. ... ;.. f~ ~. ~ . . ~ O}, :\:0:, .. ,/ .' .... . :/" -: ~: . .~. .. .. :; ." y § ., ;;' .:/' boid :SUcA msurance proceeds untIl Lender bas had an OppOrtunIty to mspect such Property to ensure the if .' .. ;: ~o~ h:\S"l>een completed to Lender's satIsfactIon, proVIded that such lDspectlon shall be undertaken ~': ''::; ...... / /pr.9~ptli.:' Lender may dIsburse proceeds for the rep31rs and restoratIon m a stngle payment or 1n a senes ··:'l. ./ of progres§ paytftents as the work IS completed Unless an agreement IS made In W!lbng or Appltcable Law -:""'" .,J' .:requl.ies lIitere~fto \Je·PaJ.9 on such JDsurance proceeds, Lender shall not be requued to pay Borrower any .""", .. ~ ... , :: mtt;test o'r ~ngs on siKll1 procee~s""~res for pubbc adjusters, or other thud parues, relalned by ,{ BQlrowet shatl :not b~ .. p;l1d o~t of. ~e lnsur~ce proceeds and shall be the sole obJtgatIon of Bonower If .. <~ r~~ra~()~.:'or r~atrjs n<>;t e~i16JDlsal.!i· feas~.~~e or Lender's secunty would be lessened, the InSurance proce¢ds slial1 be #pph¢ to J~{ sums s~ure(p)y ~ Secunty Instrument, whether or not then due, wIth the ei~~ I(any fpal,tf' to ~rro.wer ~wSuran~~:p¢Ct;:~ds shall be apphed 1D the order proVIded for 1D SectIon 2:~. .;,..... ;,/ ./ /: .. ,,:~:/,(,.;.,. / ./ If Borrow~~ aban~Ds tPe ~perty.~ Lend~ ~y,::file, negotIate and settle any avallable msurance cla1m and relatecl"inatters If BOrrbwer does nOl}~bnd Wlthtn 30 days to a nonce from Lender that the Insurance carner bas offer~ tO$~ttle ~:'clalI~{'ili~ii 4.nder may .negonate and settle the claun. The 30-day penod Will begin when ik. ~ttce J.~' gtvcA '4i el$h-t;yent;'·.!>.r If Lendvl:t\~qUlres the Property under Secbon 22 or otherwtse, Bohow~l herrby .~g~ y{ Lender ·t~) Boni.w~js nghts to any lIlSUIaIlCe proceeds lD an amount not to ex~ th~· ~un~:.'illWatd ~ th~ No~~. Ot.JhlS Secunty Instrument, and (b) any other of Borrower's nghts···(o.therJban,:tb~:ng1!.fto ~y tefuM"of unearned premrums paul by Borrower) under allmsurance polICIes cove!3~l th~ Pr?:Perty, iDsOfar~'as ~cb ~g~!:S are apphcable to the coverage ofJ~e Property Lender may use theJllSUQDCe'l>~.9.~~eds elqIer t«;l·re~r or r~'pre the Pr~rty or to pay amQ1inihlJ,lpald under the Note or thts Security InStruriient, yihet¥r oF'n.!)t w.~n dUe '/'} 6. (kCUpaDty .. Borrower shall occupy, esta6h$., an!i"u~' th~.:'Prop'erty:·'as\Bo$wex:;:~ wnclpal resldensi Wlth.In 60 "~ys after the execution of thts seCUnty .h#rnn;int . .cmcCSliaU··contmk !rl" oq;Upy the Pro~ as ~Sftower~:~ pnnclpal resIdence for at least one yeat;~ftei·the{dau: .. of.·occup31icy~,lln1e$S Lender othel)'Ytse ~e~i lD w,ntmg, whIch consent shall oot be unreas'(,bably wi4ili~ld, orhm~ss <iitenuatmg Clrc:.Wnstaqtes el!\lst which are beyond Borrower's control ::,.. '.. /'./ .;." ,/ 7. rreser:iatio~; Maintenance and Protection of tbe Property; ':ins~o~~ ~rr~~er shall not d.tstroY.t ~ge o~·:·lgtpair··th~ Property, allow the Property to detenorat.e\~~./cQihnnfwaste on the :,~ropertY·:.:whether··~r'D.ot Borro~er IS resuilng 1D the Property, Borrower shall iii.a$.an~:.:llie Property In 6~r to prevenyt~~:' Propert~ froip. detenoraung or decreasmg In value due to us coildthon Unless It IS dete.ed ~9~t to/Sec~l()n ~. tha~ .. ~r or restoratlon 15 not econolDlCally feastble, Borrower shall promptly"repalI ~e I'[O~y if $rilaged "to avoid further detertoratIon or damage If lnsurance or condemnatIon pro,geedi,,~ipal~:f~,l conn~Ct1ori::Wlth damage to, or the takmg of, the Property, Borrower shall be respoDS1b~. for Iepa~¢i~{ or ~o~ng ~ ~~erty only If Lender has released proceeds for such purposes Lender ni:ay;:.~1Sb!JiSe procc:.~ for=t.b,,~repiurs:~ restorabOn m a smgle payment OT In a senes of progress payments as ffici'worki:is c;¢npleted If t;lie l~ru:e,p'r condemnanon proceeds are not sufflClent to repair or restore the Property, Bomw~r IS n9t rep.evedjbf I!01I9.wer's obllgatlon for the completlon of such tepaU' or restoration \. )'././ /' .:': ,,( ':~'.,:. Lender or lts agent may miJke.,$asO~le ~~::upOli and ms:PectlQns of the Property If It has reasonable cause, Lender may mspect the lD~imor b[~ mWIovtments on tii~ Property Lender shall give Borrower notICe at the tIme of or pnor to ~ an mtenor gisp~tlo~~fyt~'wctueasonabJe cause 8. BolTOwer's Loan Application. Boi.r-o:we~?sha~.r ~:'m .~efa~ If, .. ~g·)he Loan applIcation process, Borrower or any persons or eDtlues aCtfng at tJ;te dJ~tlo.~ of .. :BOtrowC:t-or Wlth Borrower's knowledge or consent gave matenally false, m.JsleadJng:~ oi' maci:ura~" tnf!>imation or ~reiiieins. to Lender (or failed to proVIde Lender Wlth matenal InfOImandD)./in ~nneCuon< with/the Loan·'\.Matenal representauons mclude, but are not llJDlted to, representations c9hc~ng.,:Bo~.jer's ~~pan.Cy Qf"$e Property as Borrower's pnnclpal reSldence ..... , ... ::'. ./ .::'}, .:":,.";;,::' !; ;~. 'j _ •• ~A)(OO1~ P~. 7 ,fl5 •••. / {\,.~·~:~;~(5·~> (r~ ~ .;;: •. ~,:~/. .' .;: .... / .. ;/.,/',/ ............ :~. f: ~;:: . . ",. :~ :~::. / ·:··: ..... 1 :: .' .. ' ." :/ .' .::" 9;:.Protection of Lenders Interest in the Property and Rights Under this Security Instrument. If :'l :: .:. (;t) ~n6}ver. falls to perform the covenants and agreements contaIned m thIS Secunty Instrument, (b) there :' .::::......... ...IS a:'leg'd:proceedIng that IDlght slgmficantly affect Lender's Interest m the Property and/or nghts under .:. /th~ Secunty InS~nt (such as a proceedmg In bankruptcy, probate, for condemnatlon or forfeiture, for '1, •. t'. e.riforceifumt of !.a ben whlch may attam pnonty over thts Secunty Instrument or to enforce laws or '~\1:... ,.,.". .iegu!:allO~), 0f(c»)ktrro~er has abandoned the Property. then Lender may do and pay for whatever IS ...... ,........... ..:·rea~nabI,e or.:.;appfopnate .'t<;> prote£tJ.eQ.~er's mterest ID the Property and nghts under tlus Secunty .::' Ins~nt, Ipclftdlng p.rotecfing an4lOr as$smg the value of the Property, and secunng andlor repalTmg '\. t¥ Property· L:ender's iicuotis c¢t,inclu4.~{but are not hwted to. (a) paymg any sums secured by a lIen ··Wlucb,·:has.::·p!jonti· ov~f ~ .$ecunly{lltS~tr.,:.(b) appeanng m court, and (c) paymg reasonable attomeys:·:feeS to prott:,€t ItsJnte.rest m f4e cP~~'perty ¢di9r nghts under thIS Secunty Instrument, mcludmg its ~ pgslui1J;l ... lii a ~tcY .. It¥e'e(bn~ .. ".~P'rih~ the Property Includes, but IS not ltIDlted to, entenng the P~operty to ~ke:tepags~"~ge lo.t:.kS, .~l~ce or board up doors and wlDdows, dram water from p1))es, eliliJP.tate ~ldJ~ or ,9ther'tpde VIO.P.t!~·.ot dangerous condlbons, and have uuhUes turned on or off Although'UDder}riay ~ ac~on ~~¢r JbrS'~tlon 9, Lender does not have to do so and IS JIOt under any duty or obltgatl~n to do so .It IS ;l~d th~ Lender Incurs no lIabilIty for not taking any or all actlons authonzed under tllls ~tlon !f / ,,:' f , ...... ,. ;':::,. Any amounts dlsburse<hby Letfder ~deJ';-·tIns./Se9tfon 9 'shall becoJ)i'e ~adJbonal debt of Borrower secured by tlus Secunty Instrume~: Th~ amountS .:!hall bear In~rest a(,t,hctNote rate fromtbe date of dtsbursement and shall be payable'~· .. ~9'i ~Fh In,te~. upc·ii'::P.Duc~ frqm:.~der to Borrower requestmg payment . ".,: :.~ i':":-./ '\''';: }' ":,. If tins Secunty Instrument IS on a l~ehOld/BoriOwer shillI c.r)lnpli Wltb, .. ~.~l the proVISions of the lease If BO~Qwer acquires fee tItle to the prope~, tM.,!~.!I~ehold ~ ¥ fef"iItle'SbaJ~ not merg~.:un1ess Lender agJ;tes·1Q:.the merger In wntlng ':;. .':.....:-'" .. :. ':". ..\ ./ '} 1 O •. Mortga~}nsnrance. If Lender reqwred ~~tgage J~tJmc~.'as a coiidinon, of ~ff ~1.oan, Borrow~r shall pay ~~ prennums requlTed to matntam the...Ml)rtg~ge ~·ln.effe<:t I.f, f~~' any'~teason, the Mojtgage::l~~-e coverage requued by Lender ceases to Jie a~atla?le from the mo.ztgage l~er that previoUsly provided SUch Insurance and Borrower was requueti·:tQ·. s~aiate]y deSlg¢l.te4'.'Payments tOW¥Q the,.<preri;inull~j for MOftgage Insurance, Borrower shall':pay ~~the ··~m~:.:·re<lfilre~t to obtatn co~erage :SUbstapUally;: eqUIvalent to the Mortgage Insurance prevlously:}n effect, IlJ a ;.cost ,substantlally eqtilvale.~ to .:the CQ~ to ~rrower of the Mortgage Insurance preVlous1y-"m.: ef~ect./froJ!i aJl alternate 9lOrtgaj;e ~rer s.elested by . .J .. ender If substantIally eqUlvalent Mortgage;ll,lS~e ~overage IS not :.avallabl~~J3oIrow~i ~I conuxfu~ to pay to Lender the amount of the separately 'des;~gna~d payments that wpre due' when .. the·;inS~p co~erage ceased to be m effect Lender Wlll accept, ·:~.:·and retaln these payments as ~Vnon-refQrldable lQSS reserVe m hen of Mortgage Insurance Such losS' reserve shall be non-refluJ,dabJe, ~OtW1~taI¥.hng jhe .facn~~. the Loan 18 ultlIDately pald In full, and Lender shall not be requued to pay ~rroWer ~y 11;11eJeSl or ea~ on such loss reserve Lender can no longer reqwre loss reserve payments')f Mong'age ~.'(:9vera~e (in the amount and for the penod that Lender reqmres) proVIded by an ~rer sel~" by .~~ at-ull:.:·b~~mes avaIlable, 1$ obtalned, and Lender reqwres separately deSlgnated:F.Y~llts ${)w3Jtl the ~ f~.t Mortgage Insurance If Lender requIred Mortgage Insurance as a conchu~n"of ~n~: the Loan'an~ B'?fIO~:.:was reqwred to make separately deSlgnated payments toward the premru~ fof..,M.Q!1gage JDs~DCe,;:I3o~wer shall pay the premmms requtred to mamtam Mortgage Insurance ~ effect,·:·!?.I ~ p~pVlde/·a n9n-'z:til!ndable loss reserve, untll Lender's reqmrement for Mortgage I~ ends.l'i1 aQ<;ordAnce With any .wntten. agreement between Borrower and Lender proVImng for such temnnau01l-·o'f1Jlltll terPnnatron ls're~~~bfAppl1cable Law Nodllng m tills Secbon 10 affects Borrower's obbgatlon to ~y mllitest:at the rate prOVIded l~.the Note Mortgage Insurance reunbmses Lendei;. (or anr. entJ,t)t qmt mU'~s tlHfN'oce) for certaln losses It may Incur If Bonower does not repay the l;()~"ps a,ree~' Bgfrow~r lS DOt a p.~ to the Mortgage Insurance :;:'.. .:: .:=-/' ,; .t·''.;, ;: Mortgage lDsurers evaluate theIr total nsk on an'SUclfJ'JlS¢an~::in fQ'rce .irom;.l1mo,w'nme, and may enter mto agreements Wlthother partIes that share or ~.~r ~~k, r:# re¥ce 4i~ T~:llsrecments are on tenns and condJ.t1ons that are satlsfactory to the mortgage ll;!S\trefand::the ~n~er p~.(or paru~) to these agreements These agreements may teqUlre the mortgage InsQrer.,fo ~e 'pay'inentS:~ a#Y ~\aw of funds that the mortgage lDsurer may have aVaIlable (whlch may mclu~' ~s)b~ ·fIom.Mf)'rtgage._ ..... Insurance prenuums) :::"""'/: ::: ~t.-,<~:::~ .. ~.'.::/.".::/·.. .;/. "'\:. ('''-'~-r .-6(WA) (0012) Page 8 of 15 .:\,~:. ~~~m.:304a.:/~·;:i ... :/.{~.~i~~'''! (.~ ~ .. " ..... ,~ .. f ./~ ~ . <Jo / .. ,/./1 ....... ..., .. [ ~; ~l~. \::. /' ·:: .. ~i :: •... ... /. /'i~ a result of these agreements, Lender, any purchaser of the Note, another Insurer, any remsurer, ;( t .. any .6th6:, entIty, or any affihate of any of the foregomg, may receive (dJIectly or lruiIrectly) anIOUnts that .' ::. .,f :.den.ve fr9m(or. lDlght be characterized as) a portion of Borrower's payments for Mortgage Insurance, In .. \ .:,:: .... ,.. /e~hange for $nng or modIfYIng the mortgage Insurer's nsk, or reducmg losses If such agreement . ../~ piovlges·~at a~ affilIate of Lender takes a share of the lDSHurer's nsk In exchange for a share of the \,~~.. ..,.:'" .pre1ll1ums:pa1d..t0 ~~.l~r, the arrangement IS often termed captIve relDSUrance .. Further .. , . ."."._.... ;:' (a) :.Any.:su.~ agreements will .JUlt affect the amounts that Borrower has agreed to pay for ,. Mortgage lnSQ.rance, or an~ othe~,.:#rmS);f the Loan. Such agreements will not increase the amount ,~... ~Orrower win.·uwe r<ir·Mort:gage1ilsu~ and tbey will not entitle Borrower to any refund . .... ,.:: (Il) ~y/sucl,t-::a~~mej1~':will n~rarr~t..tIu::,~~bts Borrower bas -if any -witb respect to the Mortgagc(h~u~ce ~nd~ ~ ~omC9~~ ~ot,ec~n Act of 1998 or any other law. T!tese rights may tnclud~, the-.)1.ght tp r~eJve.~.erra-m di§.t.l~. to request and obtain cancellation of the Mortgage In$lJrance, to ;liave:the .l\fedgage I6sti~ce-clenninated automatically, andlor to receive a refund of any':¥ortga~ I~iiran¢e pia.niums jlI¥.. :Weie unearned at the time of such tancellation or tennination. ":""'.' .. / .:'. }' :/ .../ .::'" .. :::". 11. Assignment of ~is~)aneo~ PJ:~~; ~:Orfeiture. All MIScellaneous Proceeds are hereby aSSlgned to and shall be pa'i.d to .. Lend~ l ./ :f .. ___ ... ".... ?, .. :. If the Property is damHg.id, su¢h Ml~eous J1Oi;eeds ·Shall be applIed to restorauon or repatr of the Property, If the restoratlon oriepal{·IS ~o~iiuf,llly fe~ble:and U~'s secunty IS not lessened Duong such repalI and restoral1On 'p~Q(I, z.,endeJ(·Sh!ill ~~.t¥. n~ t<?/hp,lif'such MIscellaneous Proceeds 1llltl1 Lender has bad an Opportumty·16 lll;Spect}u~h Prqpertt:~ .¢:ns~ tfj.e work has been completed to Lender's sausfacuon. prOVIded that sucb Uisp~u0l!: shaU be undei'fak¢h px:omptly..,,,l,.ender may pay for the repaus and.:~storatlon m a smgle dlsbursement ::or I~, .. ~.,,~nes 9f pr~gre~' pay~s as the?~'~rk IS completed::lJ~ss an agreement IS made in wnbng:()r ApplIca\?le ];;3w xeqU1ie~ 1ll:~res('w be pa~a oij-such Mlscellancrous Plbceeds, Lender shall not be req~4 to pa),"B()trow¢I any Iht6-e~. or 'earm~s q;i such Mlscell~us Proci~ If the rcstoratlon or reparr IS iiot-ec6noqiical~y f~iol~'··OI" .. LtixJerJs s;&n~ would be les~ed, ~:. Mlsc~llaneous Proceeds shall be applied to th~::su~· s~ed .~X.~IS Srf1ll1}Y I~, whe~ir or nOt then due, With the excess, If any, paid to Borro*l/ Su¢h MIScellaneous Pp,cee,ds shall be appl~d 10 t,lie Or9et pr~V1ded for In Secllon 2 .. ~t ', ........ ,. /./ / . ./ In t4C eVqlt of;::a total takmg, destruction, or loss 10 value of':~e Property', die Miscellaneous Prpceetis"Sllall.be applied to the sums secured hy tIus Secunty Instroment>w~e¥"or.:,Dot then due, WIth tl.i'e ~~S, If..any, p3ld}o'-go~~er\,:,. / f ./ .:,. lii::$e . .event pf ~'partJal t.aId;ng, destrucuon, or loss m value of the Property ·in ,wruch· the faU' market ·:~e of'tiie PrQpe~ l~lately before the partial tab.ng, destructIon, or Joss. ni\'~fie IS equal to or grii~r than th,e'· a¢ounr-of .;he ~ secured by tins Secunty Instrument unmedlately before the partIal taIong";·,·.d~IntCUoti, 01:.;'loss)n v~ue~.iIi:iles&:.Borrower and Lender otherwtse agree m wntmg, the sums secured by this Secuiity .filstnililetit shall cc. reduced by the amount of the MIscellaneous Proceeds mulopbed by the.:. foll(;wmg fr!l:c.~on (a).: .. the ·(ota! amount of the sums secured muned1ately before the partial talong, dest~coon, or}6~ In v:~ueJJIV1~d ~Y-.-Q» the falr market value of the Property lmmechately before the partial ta'lOp,8. d~d1ont.:br loss,~.;valfie Ii/ny balance shall be paId to Borrower In the event of apiffilal ~ng~: destrucuon,·.or 1985 ini~ of the Property In wruch the falY market value of the Property unmemately beiorl: the ¢itlal:'"ta~. d¢.struCtlO11, or loss In value IS Jess than the amount of the sums secured ~tately::~fqfe t¥ ~al t~kllj;:·.~tructJ.on. or loss m value, unless Borrower and Lender otheJWlse ~g~ m .. wDtn.'lg, ~e ~~el~ P:io.~e¢s shall be apphed to the sums secured by tlus Secunty Instrument Wh'e'ther or nofthe Stims are t1ien aue .'.::. If the Property IS abandoned by BoJ!ower>'0i: If, )ifuif' ~~.~~. by ~%~ to Borrower that the Opposmg Party (as defmed 10 the next sente~) offers tp .e U aW.m} to· settle .. a claIm for damages. Borrower fads to respond to Lender WithIn 3(r-days~afteJ::th~:Qatejhe n,OtIce ~,glven:;,Lender IS authoru:ed . to collect and apply the Miscellaneous Proceeds dth~~:;io .~stofatIOD/or ~ of Uie Pro,llerty or to the sums secured by thIs Secunty Instrumenl, whether or not ~ dUe "qjlpo.$iDg Party.~ ~ ·the,Ow'd party that owes Borrower MIscellaneous Proceeds or the party Iig~JiSt wJ;jom .~o~w~~~s· a nght of:.-actIon m regud to M>s<ellaneous Proceeds -{/ __ ::, Iji {:: ___ /l'i..r---, ,-7 G-6<WAl (0012) Page 9 of 15 .' ·:·····'Fo,rm 30lJ8 :1i01. ".~ l ;'. • .\:'::::''''.' .. ''''''>./::' // ~ :/ /{ ':,. :/ \'.i _: .. '/)'/J .:0 •• :;" ,: "'':':~, . . ~. } ·::~: ..... i';' • . ' .' .. :; .'-::' .' :/.". .f· .Bo,ITower shall be In default Jf any actIon or proceedlDg, whether clvll or crurunal, IS begun that, 1n it ,; . .'. ~oo.er'(Ju.qgment, could result In forfeiture of the Property or other matenallmpallment of Lender's <. :.\: •••• J. .:.in~rest .in··the···.I!roperty or ngbts under thIS Secunty Instrument Borrower can cure such a default and, If '\ ./ acCeleranon has::occurred, remstate as proVlded 1n Sectlon 19, by causmg the acUon or proceedmg to be '~'. ..f disnn$SOO·~W1th:i. rulIng that, 1n Lender's Judgment, precludes forfeIture of the Property or other matenal "'.,!:".~ .... /:imp~nneJ;tt of.ie~'1ll.t~est 10 the Property or nghts under tbts SeCUTlty Instrument The proceeds of .. ".... ,'. ania~~ or .. C1l!ltO for cJani3.ges tbat~re·at.t!]butable to the Impairment of Lender's mterest m the Property .:" ar9 hereliy asSl&1led a¢:~r.be p;ufto Leru.Ier ':':::" ::: Ali ~scelIan~us ~~Pro~4#'ihat ~~rnot apphed to restoratIOn or repall of the Property shall be 'ipplied lll.jh~·ord~· proYldeqi:f<# m Secti.on 2 ~"""""""';;.:: ·l~ .. }Jon-aw~r l'fOt R~~; Fo~~~ance ~j ~~der Not a Waiver. ExtenslOn of the brne for paymenfor ~?dIficat1bn of'am~rtJ.zaW?::!1 J5f the spmB sFr'¢d by this Secunty Instrument granted by Lender to Borrower OJ:. any Succ.esso:r;.:m ~reS:l of BortQ;wel':~¥ not operate to release the hability of Borrower or any Success6t:s,.~n lAieres(of ~rrow4' ~r ~lhlOt be requued to commence proceedings agamst any Successor 1D "i1iiCrest .,6f B9lTOwe.F· or !b .. ;;ie,1\lse)o extend bme for payment or otherwise modify amortlZalJon of the sums ~ured by thJs Seqint>:;:Ins~ent ~y reason of any'. demand made by the ongmal Borrower or any Successors'~9;;lnte~t of ,B'oIf9Wer .,:1uI'y'f6iD~ce by ~9 In exercISIng any nght or remedy lncludmg, Wlthout )ifuttat1;~fn, ~Dde,r's a<;:c~tance of p~ymeDts{~O~ thud persons, ennnes or Successors III Interest of Borrower:Qr ID:;!~~ts ~~:lhan ~:.~o~)lt ~p..~(!u~, shall not be a W31ver of or preclude the exemse of any nght or"reUiedy;' .::::.= ./ .\. ii / "\. 13. Joint and Several Liability; CU;~ig1!~;i Su~essors"3D'd ~Ssigrls Bound. Borrower covenants and agrees ~t Borrower's obl1gatlons and hlib)hty::shal~ .. be J.OlDt a~;.'Sevef.ll Jl6\iY~v~>. any Bo~ ... ~er who CO-SIgns tbis'\5~cunty Instrument but does not ex~ute··;tIie\Nole .• :(a "I;:6-Slgner") (a)\ls cO-Sl~g thts Secunty !futruni~~. only to mortgage, grant and coil:~ey the 9':'~gner:s Inte~,.1n'QJ.e Ptopertiun4'er the terms oHhis Secunt.y Instrument, (b) IS not personallyoOl>hgated::to pay $e~ms.~d by .. dus $Ccunty InstnlI:n'f:nt, and (c) agrees that Lender and any other Borrow~ ca~f'a&Jte to extend, I;riOdtfY. fp~bear or make .. ,iiny a#o~oda~ons Wlth regard to the tenns of this S~fy :qistrQn1eii't})r t¥' Npte ~thout the cO-S1~ner'~,.consc;nt ;~ . i\ ';" .... , ... , ::' .::.-' ./ ./ Subject tot the proVlSlons of Sectlon 18, any Successor In I~rest of Bojio~er Who assumes ~Irowe.r·s o~1igatIQtls under tbts Secunty InstmmeDt In wntmg. and IS ap)YrOfOO py ~nd~i~ shall obtam all of B(,rrower's n~ts"and'bet:tefits under tlns Secunty Instrument Borrowei"'~ J!ot b~" released from :)30rro~r~s-·obhg:¢opS and babl'4ty under tbts Secunty Instrument unless Lender';a~es ~. such release In :.wqlJng The cq;je~nts .;urd;~ ¢.ments of thIS Secunty Instrument shaU fund (exeept as proVlded m SeCbo.~ 20) ayd'~efit}he spcc~ors 3J.!g.~Slgns of Lender. 14.··1;0811 QJar~. I..e~ ~Y c~ Borrower fees for seIVlces performed In conneclJon W1th Borrower's defa,*, f&. t¥' putP0~e of proteC~ Lender's mterest tn the Property and nghts under this Secunty lnstrume~, ulCludln~l~t n~J.~tedJo, ~.u.omeys' fees. property mspectlon and valuatlon fees In regard to any o~ fees, ~e .absenpe of'~R'r¢ss ~uthgnty In this Secunty Instrument to charge a speafic fee to Borrower shalhQt.~ C09S~d as a proillbilJOltC>n ~ chargIng of such fee Lender may not charge fees that are expressly prohlbl~ bi:~s Secunty:lns~eJ!i o~J)y Appl1cable Law If the Loan IS subject to a l~w wbltb;~ts ~ ~fian iJiarg~, and that law IS finally Interpreted so that the mterest or other loan c~8es co9ect~ or .(0 be:toll<:~te4:'m'~nnectlon WIth the Loan exceed the pemutted blDltS, then (a) any suCh·.IOMl cl¢ge ~1)1e r~u~ bY':Jhe"~unt necessary to reduce the charge to the pemutted hnnt. and (b) any suJns a1~~yrco1!¢cte.~ froril'Borrower whtch exceeded pennitted hunts wIll be refunded to Borrower Lend~ may cboo~:·to.:~··th1~ refUixt'by ... reduCJng the pnnclpal owed under the Note or by making a dtrec:;t·.PSl-~nt .1.0 ~orrct:Wer ;~f a refund 'j;educes pnnet.pal, the reductIon will be treated as a parnal prepayment .. w~oyt anj prepa~~, charge (whether or JlOt a prepayment charge IS proVlded for under the Note) ·'·Bont>wer.~s aC¢pta¢e cit any'sm;h-refupd made by dlTect payment to Borrower Wlll constItute a WaIver of anf~gtii of !t'ctlo~fBo~ow~i ~ght have-'~ out of such overcharge .;.:: / ;;' ./ :.;' ;:' .... ':. ~ ._ 15. Notices. All notlces gIven by Borrower or Lender In CCll1n~tlo:~{ WZtA.d:us ~y liis~ mnst be tn wnung Any notlce to Borrower In connectIon WIth thls 'Secur¥.Y InS~'~ be ~.it9.--... ~ ~. have been gIven to Borrower when malled by first class mall or when '~~ly':' delivere'l'·tQ ,l3afiowel"'s ':~ -_.- ..... :: :~ .: .. :' ....... .:: .. ~; ...... , ... :,;.:/~ ~.:: •.. ".'!: :: .{,./~ ,/ G-6lWAI (0012) • Page 10 of 15 "::. .~. :: .: .. / :t.:~.~.· i:.~ .. !: .::;,:,::, .... , •. ~~. 304~ 11O~ .. ~ .:' " ::'".. .:' (' ;.".. ~;. 0' •• .:;. .ft'" .. ~~:;·l· ·::: .. :.:F ... . ' .' l.;/ .. ~ .......... ~~~. .-- o' a.~~ '~. :: ':::;~~i~- .' ·' ;.~' ...... '. .:~ " .,' .: .:' [ /' nobce.·address If sent by other means Notice to anyone Borrower shall ConstItute notice to all Borrowers .' .' .' ~e#s Appbcable Law expressly reqwre.s otherwIse The notIce address shall be the Property Address .~ ~:. ,/ ;~¢ss BOrtO\V~.r has destgnated a substItute notIce address by notice to Lender Borrower shall promptly .:. "": ... "" /nqOiy Lender 6~ Borrower's change of address If Lender specIfies a procedure for reportmg Borrower's ,';. .. ./ c1lang~(Of,~dr~~s, then Borrower shall only report a change of address through that specified procedure '<':"_1. ..,.". .:There may be .bnly.,Otlfh~eslgnated nouce address under tlns Security Instrument at anyone tune Any "'.'""./' .:. notie to::Lender .. Qiall be 'glyen by.dt:llv~ng It or by mailing It by first class InaJl to Lender's address / ~ed ~rem: vmess Lender has ¥Stgnai¢ another address by notIce to Borrower Any notIce m <" oo'nnection Wt¢ t1n~·-se~ti)~ent .~an not be deemed to have been gIven to Lender uncI actually ····recel'{~a bi l:'endet If .. any ~9Ce ~rea br. .. tIDs,~nty Instrument IS also requued under ApplIcable Law / ~ .• :'Api>hc~ble J:;aw ieq~lrement:}~W sausfy}' ~~ correspondmg reqUIrement under thIs Secunty Instruineiit :;~ \:;., ........ :. /: ./" . i·/····.;· .. ~ .. I;;:l i"' .~~:~;r 16. Go.,..erning Law; Sever~iH~y; Rul~ oCr Co~truction. Thts Secunty Instrument shall be governed by (~eral la~"and:'the J..iw O'f..:.the JUn~,c.~o~/m which the Property IS located All nghts and obhgauons COnt31ned"'ln tlris ~€unty .. :Ins~~· 'ar~ subject to any requrrements and lumtacons of Appbcable Law ApplIcable La~ nnght expJ,icftly"'or nnphc1lly allow the parnes to agree by contract or It rmgbt be SIlent, but such '"$llefi9C shaU:'not p,e cQils~~d as ,a.pr.ohlbltIon agalJ;!St agreement by contract In the event that any proVlSloiq;i' cla~e otilns:SecWity,:l:iis~ or the.,No~ confucts With Apphcable Law, such confhct shall not affect;.6therj)TO~SIO~ o.f" tbts Secunty lns~ep.t or the Note whtch can be given effect WIthOUt the COnfllCUng':P.~~is:to~'· /'./ .. , .... \ :: {.,~. ·:.,.r As used In thIs Secunty Instrument { (a) .• w<!fds of the:·;D.:Jll~ ·g.~nder shall mean and lllclude correspondmg neuter words or words of tl,\e f¢int~e ,gender ,(b) wordS/in the smgular shall mean and mclude the .p!ural and Vlce versa, and (c) tht~:wo~ "mi!y" . .glves so~~' dt~rel.J:9t{:WithQ}!t any obbg~tlon to take any a~on". ~;. ..; ..... <. ;.;: ;: /"::" { "':, 17. Sorrow~~s Copy. Borrower shall be glveii:~ne copY,:6f~e l'{6te and'o! .. tfu~.SeCpnty Ifis~t 18iTransfer~' the Property or a Benefkiar]D.t~r~ in' Bop:To~.er.",ru;.~ 1ll'!~f'Sec~on 18, "Interest In tb,e. Property" means any legal or benefiCIal Interest/in the Property, lncludmg, btlt IU?t brmted to, thQSe benffi~al mterests transferred III a bond for deed, CODtr;lC{fo{deedrl!iStalI:meiit sales cOntract or esCIQw agree~, thiimtent of wroch IS the transfer of tItle by Borlowe!. at a. .~,tuie dat~ tq::a p~chaser {'If 3Ithr anjj par(of the Property or any Interest tn the Property IS'sold or transftrred (ot::U Borrower 1S.,oot a ~turatpersgn and a benefiCIal mterest tn Borrower IS sold or triinsf~d) #t~ut :f.;'eDder's pnor '¢ttteD,.-conseIi.t. ~d~.,may.:leqmre lInmedtate payment m full of all s~; .. s~ bi thts Secunty lnstruit\ent ,:How~yet:/dns optiQn shall not be exercISed by Lender If suchexergise 1S proJublted by "Appbcal)le"Law ./ ./ .'. ':'. :", .... ,.:" . ':':,. If Lender ,ex~ibses. . .fui~, opo;¢n, Lender shall give Borrower notIce of acceleratIort" The notIce shall pro~~ a ~Jlod Qf nor'iessjhan::·30 $ys"f!;om the date the notIce IS gtven tn accordance With Section 15 WIthIn "wllicit Bori:ow~ m~t pa.y <!,ll"sums '8egw'ed by tIns Secunty Instrument If Borrower 'faIls to pay these sums pno(to ~ ... ctXpI9ti~ of ~s ~od, Lender may tnvoke any rememes pemutted by thts Secunty Instru~t WithOut fujiher no.t1tcf~r de~'Qn Borrower 19. Borrower.'~ Ri~V'tq" Re!ristate:,."-fter.::·i\~leration. If Borrower meets certam condtuons, Borrower shall have··'thc..nght ~ ~ve enfom;iw;nt o.f thts;;.§ecunty Instmment dlSCOntumed at any tune prIor to the earhest of (a) five:.~yS:.ge(grc sale 9f th~fProp·eri~.,pursuant to any power of sale contamed m tins Secunty Instrument, (b) such otliei'~no4' as ,Appb¢able).a)V .. nnght speCIfy for the termInabon of Borrower's nght to temstate, 'Or (c) en#Y .6f aijudgritent·:tnfbrcing thIS Secunty Instrument Those conditions are that Borrower. (aj::·pays.··Lender ~ suUis wruch,·the.f;t',.wou.ld be due under thlS Secunty Instrument and the Note as If no acceleraool{had 'i~ed,{b) .¢Ures·any de~ult of any other covenants or agreements, (c) pays all expenses Incurred 1Ji:.enforcing ~·Se.CUntl'·las.trume}.lt:;"·~udlDg, but not lunrted to, reasonable attorneys' fees, property ~ctI~.n.;and:.v~i\bon· fees, and othe{:.fees Incurred for the purpose of protectmg Lender's lDterest tn the pro~ .~d.:ilghtS· unt!er ~s'~n& Instrument; and (d) takes such aCUon as Lender may reasonably reqwre:,t9· a$Sure .that Jfon~'s ~est I~,the.,.froperty and nghts under t1us Secunty Instrument, and Borrower's ob4$30gR to .pay ~e ~ ~ied by .th.t~ Sectm.ty Instrument, shall oontmue unchanged Lender may requue tb~t Bo~wq' pat sueJ( ~tement·~ and expenses III one or more of the followmg forms, as selected by).J!nger ~) ~~; (b) ~o~y ~d~t..:,(c) "i,"); t C::,",// ,,!:--"~ ,- •• 6IWA) (0012) C& .~\;. Fo~ 3048/ 1/0f .: ... /.,,~ .. :,:r~.~ ...... ,.·.:: Page 11 of 15 ·':~\'h .... l •. i·· ./' )~. ..;:: .':-. .. ~ .. ::' 0' :F .~. 3'! ;: .... • :~. .:'." •• <.; ... i' ,: .. ::;~.l '~"'~;:';' 0' r 0' $ f ...... :. .... ;:~~. ff { :.t.; •. o· -: .~.. ~ .::.::) .;' . ( . ," .' ::,' :~ .~.: ." 0' .. " .::; .•.. : ... ...... .' .;.; .... ·' :: " ,,; ". :: certzne4 check, bank check, treasurer's check or cashler's check, proVlded any such check is drawn upon ~ ~JistIn:lb9~. whose deposits are lnsured by a federal agency, lnstrumentahty or ennty, or (d) Electromc ",Funds Tfa'nsfef:; Upon reinstatement by Borrower, thts Secunty Instrument and obhganoDS secured hereby / sp'all r.em.a.m fully effective as If no acceleratIon had occurred However, thts Ilgbt to remstate shan not '\. . .. / .appllin t11'e case of a~~l~ranon under SectIon 18 ",~:""" ..... ~ ... ,, . .' 20. SaIe.of No'te; C~nge of Loa,u,.Servicer; Notice of Grievance. The Note or a pamal mterest In .; tbe:Not~' (tog~4i~r Wl~ tlus::Secunll~ent) can be sold one or more tunes Wlthout pnor nonce to \" B6rrowtr A si\le might resij}t JIr~a ch3Jlge In the entity (known as the "Loan Servtcerj that collects "'peno91c Pa"YJfien~/due/Und~ ,tile Not('aDd .9uS"~nty Instrument and performs other mortgage loan seJV1cJpg.·ob~gatI~ns ghdeIjht·t'lote, ~,,~unty Jfis.ent, and Appbcable Law There also nught be one or liibre ~g*"6f th~: Loin Sef.fi.¥ u'D.rel~' tela S}.iIe of the Note If there IS a change of the Loan Servacer, BorrQwer Wlll.be gx.ven wntte(nonce hf tM:~ge whlch will state the name and address of the new Loan SerVteet; .... M ad!)iess to wht~h payn;¢ms:$ould be made and any other lDformatlon RESPA requlles lD connecnon W1tb~a IlQcice of.:fraDSt&.;otser~iclDg If the Note IS sold and thereafter the Loan IS semced by a Loan Servt~ ow.er thaIi' the ,PurcJ;i3ser»f th~_!:{9te, the mortp8e loan serviCIng obhganoDS to Borrower WIll remam with,ihe Lo~ SeM~l or b~ e;raDsferre(t·.to a suc4ssd.t Loan Semcer and are not assumed by the Note purchaser unI~s oth:f~e prQVIdCd by (he N6te p~ NeIther BorroweI nor Lendet~y.:-'·co~en¢C,50m,.'.<5t~ JOI:jled .. (o·.,~ii§ JUdICial acnoD (as either an tndlVldual hbgant or the member o(~ cl~) Qiat;:msc;i from::m.# o!,lier party's acttoDS pursuant to thIs Secunty Instrument or that alleges that the O'tl1!?i" plUtY ¥.s breached ~y P!OVlS)O'lI'of,,;.or any duty .9wed by reason of, UUs:Secunty Instrument, unul such ~pwef·or·:~nder.Jias J;Jbt~d the oik~ party (With such notice gl~n tn·.hance WIth the requu-ements 6~,Secuon)5):.6f ~ch all~'br~clf~,and ~or¥d the other party hereto::~ reasonable perIod after the gfnng.,ot sUch Jiongl··tG·.,.~~/comcux.~ aClion If ApplIcable Law. pro\;i$les a tIme penod whtch must elapse be~re 9ex~:n acuon can b.ti: ~-eD, .that time penod"'wtll pc 'aeem~ to be reasonable for purposes of thIs 'P"a~graP.h n<r-ii9't1ce If ~el~anon and oppyftumty::' to ghre ~ven to Borrower pursuant to SectIon 22 and ~e n60ce,"of ~eJ.E!Ian~ gIven to BonoweIj>urSQiint tojSecbon 18 shall be deemed to sattsfy the nouce ~ oPP.P~ty.ito ~e conecbve actton proVlSlolls of tillS ~tJ.(m 20 .. " ...... /' ././ ;:- .J' 2i~ Haiardo.~ .. sUbstarii:es. As 'Used lD tbJs SectIOn 21 (a) "Hazard~os;:S).tbstrufes" are those ·:·sJ,lbstanc·es·<lefine.l~· toXiC .. I;>r rulkrdous substances, pollutants, or wastes by EnVlr~tal Law and the fo'nq~ng sub~~ 8}~soh~e, I¢.rosene, otheI flammable or toXiC petroleum pI'OduCt( tOXlC pestIcides and lletQl.cl(JeS'; vaIat1l~:Solvents, .jnat~s-:c.Qntauung asbestos or formaldehyde. and radIoacuve matenals. (b) NEn~DIDtIltA1 La\v" IXieansfi'e.de'rallaws··ii¢ laws of the jUIlsdlctIon where the Property IS located that relate to bealth. ¥.etY:'or···en~,riinen~"9.rote~oJ? (c) "EnvlTonmeratal Cleanup" Includes any response actIon. remedIal a~on, or rythg'Val a,c:·uoU;; .. as !1efuied·~p EnvJIonmental Law, and (d) an "EnVIronmental CondItIon" means a\CQ.!,dlbOIt fu3f: can cilQC •. :~ontPbu~., to, or otherwtSe tngger an EnVlrOnmenta1 Qeanup ;: ;L .<. ./ /. ./ .... ,':,:. Borrower shall not cause ~! peiml(~!? pr.~enqe, ~; <hs.Pos;tl~. storage, or release of any Hazardous Substances. or threaten to release-:~y Ha¢d~s ~bsta~es, 9il. o.r ui'\he Property "Borrower shall not do. nor allow anyone else to do, anythlng,affecttilg ~~ PrQPert)/:·(a)/tha~;!s·1ii'·V)olanon of any Envtronmental Law, (b) whtch creates an EnVlIonmental ~~tt~,of (ctw~&. ~~. to th.c!~p~~, use, or release of a Hazardous Substance, creates a condlnon ~~ adv~r:sely .~f~ ~ value of-the Pt:openy The precedmg two sentences shall not apply to the presence,,-u§e. of'st()iage/on t,Jie l1o,perty Qf small quanhttes of Hazardous Substances that are generally recogrudd::~bt;::appt6p~ to.~~ijnaI reSlcJentW uses and to maJntenance of the Property (lDcludJ.ng, but not hID1teci"toi~fdo~:~~ mio1;lSlimd·~.ducts) Borrower sball promptly gIve Lender wntten nOuce ol{i) ani:~g~onf~3n:n. de~.laWSU1t or other acbon by any governmental or regulatory ageDcy or pnva~ P~ p.ivo~Yi~ the':~i ~"~y. Hazardous Substance or Envuonmental Law of winch Borrowu b~ a<:tUiil lqWw.Jedge •.• : (1) any ....... . EnvlIonmental Condtuon, meludIng but llOt hnuted to, any spIlllng, leaIruil, ~$c~8~ reI .. fir .direat~f "'\ "'.,:: ',: '\ •. , •• 0:::,. ":,;' ./ .' • {·'· .... 7· G-6(WA) (0012) • Pego 12 of 15 '\.. '"':,. .:' /·······'i, ."./: l .. ::; ... t~':'> :{.~,::." ·.:,~ .. , ..... :~,~::304f 1/0 .... / .... /:. .f;' l"~/ "':":::.:;' .' .' .,' .r .0 :.;-::': .... :r··,·.i j /' ~':;: " :./ '::::: .. ;::</ . ,' ::/':"'";,,,,:, .~: .,' :: .' .~,. 0" ':°;0 . :: ::" .' :. . /. ..'" reJ~"9f any Hazardous Substance. and (c) any condillon caused by the presence, use or release of a if i.i;" Uaz.;u.doQs ~bstance wlnch adversely affects the value of the Property If Borrower learns, or 18 noufied '.' ;~~:: .... ,/ Jly,iny gOireilimental or regulatory authonty, or any pnvate party, that any removal or other remedIatlon ':. / o(any Hazardo~ Substance affectIng the Property IS necessary, Borrower shall promptly take all necessary \. /-! remediaf~ctlonS: to accordance WIth Envlfonmental Law NothIng herem shall create any obhgaUon on .. ""., ......... ~ ... /. .:1..ender foi an Env,Jr6:iillieftta! Cleanup .. . ;: .:' NoN-UNIFORM COVENAN1;S"':Bortower and Lender further covenant and agree as follows ,< ./ ~:: Ac;~J#rati9df~em~t1 ... ,.r:enderiban give Dotice to Borrower prior to acceleration fonowing ':"'Bol'rQWer,s ~'rea9i of/aDy'[:·c9.yenan~(o't' a~~t in this Security Instrument (but not prior to accel~~on ;und~ S~tion.J8~~nJess A~PBP~ble La,{,-.l~!ovides otherwise). The notice shall specify: (a) the detiliilt; (b) tlie..attioq,·:reqUlredJ~:CJ)re the,.d~ayh;·~c) a date, not less than 30 days from the date the notice is '~ven to B~.,er, t.i w\!icb the:'tJ.efat\l,t p'lust be cured; and (d) that failure to cure the default on or b·etQre .flt~ date s~fied In the ~oti.c~ .may result in acceleration of the sums secured by this Security Inst-.::ument aild ~ of ~e Pr9P~rtY ai)ublic auction at a date not Jess than 120 days in the future. The notice ~l fuftherihroJ1ri B9h-O~ or ~e right to rei!J~te after acceleration, the right to bring a court acdi')1~~~ ass~ th~:no~~fen~"ofa'dE:~ault or ~y:~ther defense of Borrower to acceleration and sale, and any'/other" ~ti~:Te~uired to M}nclu~ \.1 the notice by Applicable Law. If the default is not cured :;Q~ r# b~ore ,tllt~)i:late .,~fie4 in ,th!i: '~'btice, Lender at its option, may require immediate payment m··:'f~rof .~n ~/sec1ited, .. ~y .. ,hls·:;Security Instrument without further demand and may Invoke the ·"l'9.,er .~f ~Ie and/or ~y Pth~.,.r.~~dies permitted by Applicable),,~w. Lender shall be entitled to col.leet 'a.!L~.pensff'in~iT~· in pur~.ing the ,~es provided Jii this:§ection 22, including, but Dot Ij~ted to, r~~nabl~'att~~,:s".f.ees·~¥,d co~ o.r title evidenc~/ '<.:. ··:c .•. ". , .•. / / ,::: •..•.•• , .. ,:~:~:. ).' ~i ;,/ ./ HilJend~.r invbkes the power of sale, Lender' shall J~ive.;.:m:J(ten notiCe to::Tr~fsteE;/of the occurr~nce ~ ~ eVe!tt of default and of Lender's election io .. ~iise ;tbe rro~ t~ibe;~14\"Trustee and Lendet shaJ.l take such action regarding notice of sale and sh~l give.sucll notiCI!S to.:'Borrower anc,t'to ot~ pe1Sonsis Applicable Law may require. After the time't:~qui'red by~ppllcal:lie Law and at:ter pu.bJica~.()n or.;fhe notice of sale, Trustee, without demand on Bortow:u, ~all'seUJhe Property ~i pubU'c au~tion (~ tf.H!·lirg&~ bidder at the time and place and under th:e,:~~~' des.i~ted in the .:~otice ·6r.~le in ~e:6r more parcels and in any order Trustee detennlnes. Tni'st~ ~y postpone sale o1:,Jhe PropertY.,·fo#: a p~,! or periods permitted by Applicable Law by public aD'rtotlncement at the tini~~d pl3:~' fu'ed i.Ii'" ~"noUCe of.~l~. Lender or its designee may purchase the Property at any sale. . .... , ...•... , .::. /" ./ ./ ./'" ·'c::::. Trustee s~1 d~h~1ii' to./~e ~: Trustee's deed conveying the Property without any covenant or w~ty, e1q)~ or .. nnpped.:~T~.·r.edtals in the Trustee's deed shall be prima fade evidence of the tnl~ of ~~'s~t~ts maM'tbtrei~ Trustee sbaJl apply the proceeds of the sale in the following order: . {a)·tC> aU .~~es of the ~e, i.nClu«fJng, but not limited to, reasonable Trustee's and aHorneys' fees; (b) to alt: surris..~red by ~ s~uri~ Instrument; and (c) any excess to the person or persons legally entJti~.d to it o~;to ~e c~rk of th~:·Suptli~r. court of the county in whIch the sale took place. '\:... .././ ~:. t .:' .,:' .'" ., ..... 23. Reconveyance. Upon paFne~ of;atI w.ms ~cur¢d ~y thts"SecUf;,.ty Instrument, Lender shall request Trnstee to reconvey the Property '~nd snarr' swfonq,tr ~9,,~ecnnfy..·~p-ument and all notes eVldellClDg debt secured by thIS Secunty Iii&~t t<f T~;: T$ee shan ~nvey the Property Wlthout warranty to the person or persons legatly:t~nu.t1edjo It;" Suqi pe~ or persons shall pay any recordatIon costs and the Trustee's fee for prepanng the:ieconvejancc;/ ./ H /. ""'.""""'" 24. Substitute Trustee. In accordance Wlth Apphcal)~:. ljiw, ~r ~Y ~.tiIne to ~ appOlDt a soccessor trustee to any Trustee appomted hereunder who liis ce~ io act" WlthOut CQn~yanCe of :.the Property. the successor trustee shall succeed to all the Me, pow~!.~ .~tJ.~' ~nf~J·&1)i.po~:~~ herem and by AppIJcable Law .... .' ::';.: }' ':':;" ~. I l,/ .. ···.·. ':".,.)::J ~\, ..... ,<:::"':':::/./ ..... ~:. ':;. r-~-;:' G·6(WA) (0012) • Pago 13 of 15 ... " .. :...... ~;~in a.6.ts iI;/o1~ ., .... /.: ... '.=-.' .... t'} :i,': .. :,·.:.· .:~: ..•.. : .. ,:'":' ..• ::' .. / :: ...--. } ... . ' ~/.l/ :i",:,j' .. ' .;~. l' )~ .~. .:i .... . : .... :.. :.:.... ; l ...... II o' ~ .. ,. ~. .~~ '::-.::;,/" :: ·/': .. ':: .. ,,:;: ,. :r .. ... \' .. • ,.r i~' ::- .0 :r .:" .':" .' ;: ,:.: / jS .... Use of Property. The Property 15 not used pnucIpaUy for agncultural purposes i.: :,;: / /·26~::~tt~meys' Fees. Lender shall be enutled to recover Its reasonable attorneys' fees and costs In ~~ ·\.: ..... ~i· .~~~~ actu'il. or pioceecbng to construe or enforce any teon of tlns Secunty Instrument The term -attorneys' .: ... :~ / f'*s. "::w~pever::used Itt thts Secunty Instrument, shall Include WIthout hnutatlOn attorneys' fees mcurred '< ".. .,./ ;6y {jttdei::m an.>-bavlaup.tcy proceechng or on appeal ·::~":h-: •. _ .•• I .:: ::".. .~:. .:;~ .:.r:r ........ .. ."'"~ .... . .. .' OtUL .. :A.GREEMENf~ OR)6RAlj·COMMITMENTS TO LOAN MONEY, EXTEND .~ ... :,;:::.::, cREDlT.;· OR"TO FORBEAR Fa0M ENFORCING REPAYMENT OF A DEBT ARE NOT·E~JiCEABU~ \1NDERWAsmNcTPN LAW. ;:..... .~:' ::' ;;" "'{ .~~: ... ~.":.: }; ~_,.. /": ~l ':;::" BY::SIG~G··BEL~, }i~rr~~~:,~~~atra i~;;S to the terms and covenants contaIned lU thts Secunty Instni~t and,1n any. Rt~ ex~ted by:l3o.riOw,(\[ and recorded WIth It "'"'''/:~:i/ ,,'/lj/~';~,~ = WItnesseS :/' ., . . ,. .... : :.' Gl, .sIWA) (0012) <... /" f :~,/ ./WA~Y;~! H"::~~~Qi .... ~{ ." 0" .~ • ~; • " '-,i \"i:~,~!~j~/)~ KA~,:JO~ •. r., .. , / ,;" .~Borrower ("/ (C:)//,//' (Seal) -Borrower -----------.-'.'-': .. -.... ~!~. ~~-:~.:~/·~·~· __ -(se~) • :~:.!. .::.. -Borrower ';:~. .' '~::i' (Seal) -Borrower Page 14 of 15 .' -.; ... :.: ... .,' . •.. ~. .' :.' ,:;r:··;::. .' .' :: .:' /' .' .' .~. .. ' .0;: •• ". .}: .;:.. f . .,:' .",/'.-..... : .. ;.:, .. : . .~ .r.' .. •• ... :'.. .::' ':"\:" ."./: . ./ .. ':~::. ..' .~ •.•.. ~ ... ,._.,_ .. l _-SfWA) (0012) • }~: M. JOHNSON AND KATHRYN M. JOHNSON .' .~~. _:f .... : ;: ...... , ..• :: .... • ':0 .......... ,.:~~. .:' . '..- .' .' . -:.~' t' .' Page 15 of 15 ~; .......... . ... : .. ~'''!::I.: •• ~::~. , .;. ,~ .. ., .. ' .. ' ..... ." " ...... , " ," .... ~: .': .' .' .' :: ::"\:.)' " EXHIBIT 'A' LEGAL DESCRIPTION ;: ..... . " "':.: .' .' ,:': :: i': ;: ... ~ ...• ; .. .: ..... -..... ,'::.~' " .,' .: .... :: .. ~::. ." .:: ·~;~:~:.i· • .. ~ ••• \ .. o:.. .. ;; ... l:' ',' ...... ;: .' " ••• "0:. ..... ./' § " ;.-/ ,,' f .~' ,~. .' :~. .' ·· .. ··~;·.tr . ' :. . ' ·' .' .~ . .' ":""', . e' •• ~. 0' ::;. i:: .~. ;: .: .... :. " to ," t' to :~ .{ ":,, '\ ." . .j~' ::... ,." ....... . • to:. ~... " .:., ... ~'" ~~ . : .•..... ,;. ·l .:' ':. -:~ .r .~~ .:'! .:' :! •... ~ .• :~: \.":,,. ,.," .,'. , . .. : ... ~ ......... :: .. /<,::<FiiiipIApJUpTABLE RATE RIDER ';\::Ji" .' ::. f.····: ';: ;: (Orie-Y~~-;i.Treasury Index -Rate Caps) ':"., .. :/'-." /. (' //' /i{;: ~::;~:.~,/"" ........ ),. /';';: .. TmS Fl:~D!ADJU~AQLE~11!RIDE}t·'lS tp'ade~:uns6TH day of JANUARY, 2003 , and IS lUcorpOi:ated lUto.,iDd ~all be ~d to')memi.ahd supplement the Mortgage, Deed of Trust, or Secunty Deed (ihe .. ~stCun~· Ins.tfumen.t,,> o{ gfe.JaIllt date gIven by the undemgned ("Borrower") to secure Borrower's FlxedlA,~~ble R.a~ No¢''(thl''Note") to WELLS FARGO HOME ~~~rG~::.:::I~!i /./;:/f::/ ....... ":.,,:,\ /t:) ("Lender") of the same date and co,~enng'the;.Pr~~: desc~.~ mJhe SeCnJ:tJy Instrument and located at 12006 142ND AVENUE SE, R3mTON/ WA:" '805.9" .. ~ :; /.'\ .... 'i-:;: i~' ./ .:~ .i'.~ ··;::···.I ••• }·)/ ~~~.:: ":""ii~e~ A~ress] "./.( .......... " .•.. ,., .. :.. ,'. T~~·':~h:rE PROVIDES FOR A ~HAJGE ··;·~···:~:PRRbw.E',S /~D,(eD; ... ~t.EREJ~··:··>~ .RATE Tch. AN ADJUSTABLE lNTERE·~,·· .. RATE;{ nfE .NOTE .... UMITS -rftE / .:i:AMOUNT BORROWER'S ADJUSTABLE INTERE$T fiAr~ CAN. CHAN"GE{AT/ /' AN.Y ONE TfME AND THE MAXIMUM RATE BORROWER MVST'PAY./ ./ /: ;.f· .J' ): ;j \. .."......... .:,/.// ,/ .,.,.. ADplTIQ,NAL .,COVENANTS. In addInon to the covenants and -agJ;ee~ts.::~d'e J1'~/the Secuoty IgS'trumeiit, Botrowe!" and· LenPer further covenant and agree as fol1ows~;.. .;';' .." {,.AD;bsi:n~~l~~.~:'~ONTHLY PAYMENT CHANGES ,.:::." . ..{ .. ":':, The Note .pToyldes ,f6r a;i lD1~al fixed mterest rate of 6. 250 ": .. ~ The Note also proV1d~dor.a·'cbaJlge rD.: the rtnoaf tixed'ra~e"tp an adjustable Interest rate, as follows 4. ADJUSTABLE INTEREST.:kA'fE AND'MONTHLY PAYMENT CHANGES (A) Change l>at~"· .. .<" i ./ ,"":'. ': The 1l1lual fix~ JDterestt~~'l W\n' paYbvtlf cb~:ng'eJo an adjustable Interest rate on the first day of FEBRUARY, 2010'::;'." .. , •. , .... • :~: / ';:~;ihe ~~9Ie Interest rate I will pay may cbange on that day every 12th month thereaftei T~. d{\t.e on wbich Piy ~baJ;pxed mterest rate changes to an adjUStable lnterest rate, and each date on w~ch my ad.Nsta,~ie I#eresfiate.~col1Jd:~hange, is called a "ClIange Date " .~:::,.:"."."' ... ,/ ;.:/ :t" .' ;: j'./ .;:~ ... -........ \. 0016569428 .-;:..;f .-:: MULTISTATE FIXED/ADJUSTABLE RATE RIDER ::~ONE-YW TR6.s\:iRy INDex-SlIldEfF'arndY-;:::m-::3'.2,m, ;~11f/z>".//.l / ·/·-!I .:~: ~~ ~~~iGAGE FORMS ~n::~~~ /t ''.;".:;:/ /" ./' .f'· :: ,;" .:" ;:... -, ... • ~ ••• :: .1 .< .< .' , .:'; ." .' ,: .. ~ .- .' ,.f .' . ' ... ~ . .' ; . .~: ,:" " .' :.' .:: . . ~.' -.: ... ./.t , ..... ",-:.~ ;~::. -," .:'./' .: . . ~ ; ..... ,.... .~;.~. /.:' -:. '::. ,.' " .'\ ,,," .:' ",::" .~. ~'~. ;:' 0' :: ,- "."', ..• ;:" ..• ~ ... /. ./(B) .fhe.id~··· ........ " .. ::., ............. ,'" ,/ ./ BegJ1lll1~g/W1th }he, firii CI!~e Da~' my adjUstable mterest rate will be based on an Index The ":::,,~jnde~;; IS .~~/wee~Y ay.'erag# yfold onpJ)ited .~~ Treasury secuntles adjUSted to a constant matunty of one year. as lnade.;av:iilable byJhe Fedenll R~rve Bpard The most recent Index figure avallable as of the date 45,~ys befo4 e~ci:. ~g~" Date ~;!c.aned. the .. ~b¢e~ Index • If the IMcx Is"Do lQ'l1gel avallA~l~: the l'fote' ~oldCr WIll choose a new Index that IS based upon comparable mfQrnaUoI~/The,Noteftol~ WIll g~ye:#':QPttce of this choIce (C) CalcuI3tioo'br Chang~.t-./ " .. F / . """" Before each Olange/ Dat¢~ the/Not~:'" Holtler ::'Wul calculate my new mterest rate by addmg TWO AND THRBE-QUAR.~~~· ,/ /i ;/ :f ........ ": .. :." .f':::::. percentage pOJD.tS ( 2.750 %') to tM Cu#entJndej Jlie Note Holder ~tll qi'en. round the result of tlns addlbon to the nearest one-etghJh ~ ond)CK.enta&~ p'pmt (Q .. pS % i SubJeeU6 the lnmts stated m Section 4(D) below. tins rounded amount wrl1Ji my'·~·Dew:"intirest .r.i'te ~tJl.fue ~:tt.9lange Date The Note Holder WIll then deteniUneJ'b.e ~nt Qf the .uiimthlyj;3y.¢ent that would be suffiCIent to repay the UDp31d pnncipal that I am expected"tp,' o~ at 4te Cllange Dfite l~{ful\.<1fi··thc:~~atunty D~~e at my new lnteresffatc In substantIally equal payments i'l1e r~r.~f thJ!i:;·Ca1C1iIatl!:)n win be"(lle new ~ of my monthly paYlnent . .'. >-/' . ..:".,,'y ...... ,,:,. '\ ,/,( (D)::Limits o.{'loterestRate Changes .;::.; .... , .•..... , .•. /. ..... . .......... ,::: ... ".:~ '. /' /' The l~ r.t~ I am reqUIred to pay at the first .::~e .J)ate will not/be /~e~f~ than 11 • 2 ~)"O /' "":: ;: % or less than 2.750 ":" .. :.;/ %,f Thf:r~~. m{adJ6stal1ie mterest rate ~ln ~er bP mctksed or decreased on any swgle Olange Dite by m&e.d1~ two P.trcenfage poJD.tS froni the f.lte of.'mteJjst I have been paymg for the precedmg 12 mo~ My JnteI:¢St ic\te yhll never be ~ter ql8n 1 ¥~ 2 5 ~/ ...... % ..•.. , .... ,,/. ,.// .:=' .( ~j Effcitive J}aW6r dIap.ges ',':;"':/./ .:' :,::. MY·,.ne' l~~"rate wI become effective on each Olange Date I will pay tl¢.. ~unt of my new ~pthly payme~¥.'~'~n ~ first monthly payment date after the Olange Date utihl the amount of my 'fuonthly p.afment changes' again ...... ". (F:j'Notf~ ot' Change~l / .. ",.. .,\. The Note H6ider\Yl~:'de)l't~::Or maIl to ~ a notice of any changes In my Imbal fixed mterest rate to an adjustable mte~st rate and ,if#ny c:lW1a~ lI(my;~ustable Interest rate before the effecbve date of any change The noUce '~11 lDcl¢e ~e aglounf~ rj.y montfJly payment. any mio1'IDatlon Ieqmred by law to be gIven to me and also 'tii'e'1itie ~ te!'ephone ~ ora PCJ'S!?n who wJll answer any quesbon I may have regardIng the notice ~" \ ..... ,~::::.. ./ /" ./ .> .,. B. TRANSFER OF THE PRO~!!:TY.# .,/BE~FIFw/~~.§!.1N BORROWER 1 UntIl BOIrower's ll11tJal fiXecrlnteJ'eSt rat~ ~es"io ~n adj\1Stabie .. lnterest rate under the tenDS Stated In Sectlon A above. Uniform Covenant 18 oflhe:'SecUIlty:~t ~d as follows __ R(OOO~ \_j'~-i'~(/~t)~,:~,\.:,,:: ':' .• ::' " 0''''' :.:~. .~; .::' " ;::. .;f ';::~"~' .~.:II'·'···"" " 0' e' e' .-it": .;:' .~:. !t.-_ ........ ••••• ": ••••• :... :: .:.:: _: o· ~ :: .::., ..... -=:..... '::,. ..,:~ ~~ ~ " 0" .~, •• ~ .. ~. • ••• : • .'l~:~:,'! ",;;" '~:. ,.~: .. ::' f:: : _ .;;.... ,'0' ;:... .{ :: ,;"" :":' ··:t:.", •. _ .•••.• I· •• / ;.;. ~~=" "'-;:!: " ........ : _..... ., > .' .... <":"'/ .' .i~· :.~ .. ;-l f .. :~l .1' , • :.r: )' :: ..,' ~ {~. '~::. ;~ · ... ; .... f ·' .< .' l ~~ .' " .' .r .,' .' .:: .:. .' .' .~.:"! ._,} 0" :: •••• ~;.~. .... ,,;: -;',"', ..... :., ........ ,'/., .. ' .'" .•.... . :' .:; :.{T~~st~~ of the "Property;,ror"a"Beneficial Interest in Borrower. As used ID thiS SectIon .' 18; "h,lt'e{tst 1n,.tl1e:,ProP.ert)l:,;fileans ~ny legal or benefiClailnterest In the Property, lDc1udtng, .'::::,,:: b.ut no.t 1,1'mlte9 to,Jho~ b:eneficI~h.tlteres~ .. transferred m a bond for deed, contract fOf deed, rilstalhnent sales ciintraCtj>r escro~ a~meiil;:. the mtent of which IS the transfer of tltle by 'BorrOwer at a fuoii'e date lq: a purc~sc!-:·> / P:;" .... :: If all oi"ani parr'of tIle Prop¢rtY or anY'illt~est)n the Property IS sold or transferred (or If &rrowe(ls not a ~tIl9l per#>lf,~d a b~fict~1 piterest In Borrower IS sold or transferred) Without Le~der's 'pnor .wntt\}11 COll§Cnt, ~lldr.r. I'iuty reqwre lDllnedtate payment 1U full of all sums secure3'by'thls S¢Cunty" lnstrpine~ .. ~oweVe~, tillS option shall not be exefClsed by Lender If such exerCIse IS proP1blted by Ajlpb~l~'1;;9w ) If Lender exerqses ~s opfton, jLengef ~l gJ.v.e.J30rrower DQ~e of acceleration The notice shall provide a·-p.~nod of nofles~"thatf 39·'days ~pl the ~e .. t,be notice l~ given In accordance WIth Section 15 ~tlnn ~mclt &x:ro~r must pay:.all ~ ~cured by this Secunty Instrument If Borrower fatls{lO pay these ~ pnop~. the :eX\'u:'il.titm"of tlns penod, Lender :=~;g!~:nY remedtes pemlltt;,~ b~::,thtS;,re!n~}ru~y w.~:91()~.further notIce or demand 2 When Borrower's lDluaI fixed Intetest'ra~ chat'tges to an adjustable l~.rate under the terms stated in Se~uQn A above, Umform Covenant'18 of.. the s.~ty Insttumyilt dt·Scnbed:~J). Section St,.above shall then ceaset.o be In effect, and the prOVISIOns of. UrufornfCoveriant 18 o(-,tbe Sl;cunfy Instrurllent'shall be amende:Ci to reiiCl::~ follows "\. /'}'./ .:., .... / .. \: .~ ./ / /. Transfer"of the Property or a Beneficiall'itterf5t l~fBor:fo,,:~:·AS'·used mJ'ms ;Sectt6n 18~ "lntere.st lD ·t.Pe Property" means any legal or benefi~ mttrest m the Property~ lI~tluc4iig, but not.,hrruted to, those beneficIal mterests transferred lI1'·a.l'Ibnct':for .dee-di: contracdor deed, .iilstalltiient ~~ales '~Dtract or escrow agreement, the mtent of which IStge·'Uan$fer,Of tlpe by /Bom~wer at· a fu~ date to a purchaser "'::.' .,. ././ / ./ ./if aU.:.6r ani part of the Property or any Interest m the ProperWlS.SO~~ or;.fra¢fen:¢ (or If / B~ti'owens DQI a ,~~ ,Person and a benefiClal mterest In Borrower ~ sQld (1I tJ'il:IlSferred) ./ Wl!hOuVLender'~"pnor w~tten consent, Lender may requIre ImmedIate payme!it lD.IulI of all ".. sufus.stcureq'by·tlits Secunty Instrument However, thts opUon shall not be exe~1Se4·by Lender '::;. If such ex~~~ IS p~olu.b1te4 by Apphcable Law Lender also shall not exercISe ·this optlon If ·:·:·.{a) Borro.wer:Caus~ to be SUbmttted to Lender mfonnatton reqwred by Lender to evaluate the jnte~ded.'·tra~fe~ as/If ~:' De)Vo'·lO:an ... were bemg made to .the transferee, and (b) Lender reasonably 4!:te~ne~'that}~l1der's seennty WIll not be Unpalfed by the loan assumption and that the nsk flf a bt:each of.,~y covewmt or .. agreement m tlns Secunty Instrument IS acceptable to Lender .::. ,/ f .. · .... '!;, :; i:···,· To the tx.tent penfutted 1)y AppJ,tcable.;.LaVII; Lender may charge a reasonable fee as a condtUon to Lerider..'s·-w~nt tP the loaft.:~~on JpuJer also may Ieqwte the transferee to SIgn an assumption agree~entiJha{.JS ac~bl~:to L.eIiile,r and &hat obhgates the transferee to keep all the pronuses arid agfeel11en,ts made em the Note and m tJus Secunty Instrument Borrower wlIl contInue to\.be obhga1ed .:'imdef the:~ No~~ aoo··tb:Js Secunty Instrument unless Lender releases Borrower tn··w.p,.tlng,,/ ./ :{ ./ .:' .;: ./ ........ . If Lender exerCises the OPUOD to.~:i:e<M;re u:ri1:I1ediate::'payment i11: .• fuU, Lender sbal1 gIve &rrower nouce of acceleration The no:tlce shall·.pro'Q.tle a peT:!~ of nO~. ~. than 30 days from the date the notice IS gIven In accordaIi!:e WIt1!.$ectlon 1S Wl,~·;~btcli"BortO:)Vet must pay all .:a .•••... ~.<~:." :::': ./' .;. ... : .~: ,_ G-843R (0006) ® Pa,:::, .:',. Ii I';"~~~>";:;;;;.". 1101 ';' ,. .' .' Jt.) ~])! .' .... }::., .. :/ :;:···:~;t .l··;:~.;} } ,/"':~.'.:. . ';' .:f.~·,I'·"·····"":' '\J' \ ..... ,~ .. ~,:·,·,·.·.~· .. ·.·.:.:.~.~,:.;,:/.l::· ... ···.} ; t I 7 -. .. .," ./;' (~ ::,'} < .. :' !' /,~,/ .. /j ::.··: .. · .. i.-·: ~~ ~l .~::;. :: .:: .... ./1 .' .- .' ", .,' .' " .' .' "Z'" '" .~. l " ,. -~. .t" "':~ .. :' .~. .:: ...• :: . . ' .~: . . ' ·::: .. ~ .... ········::;I ~. " " ;: ....... ~;.~ :: :: .... .' .~~. " .' .' ;; ............... :. Form 31821/01 .f .~. ·.-"'c::: .. :::: . . ,' .:~ . . : ... ~. " : . . ' .. ":~:-., .~. 0' I' ,'" ."- I' 10 .~,. .~t .i" :: ::' .;... :'t/ .:::~"::' .•. :. ': " .~... ," : ~~ -.':; .::'. :: .. . ;:. -.~;' ;: : ........ . ':~. '.::;~, .... -.:~" :.~" . ':; . . :. ;,... .:' ~'. ", ./' 0' : •••• : •• '.. ," ~\ ./' :: "':~ ~., ",';,' p.r'-.""\".~~ • •.•• ·"I.I~. uo·· .. • 1 " 0' :: •• ,:1' .' .:' .' .. , .. " .... ,:. .. l,.'lt···PAMILY RTDER .... \.:;.. .' ././ .....;~ ;: f",r (t\sSlgnment of :A.ents) ./ .:'/./ .,/ ./' /' .t': (:.,:", " ............. '\. THIS 1-4 FAMILY RIDErtlS madp't.bt$· 6TH':: ?': day ofJAN'UARY, 2003 , and IS mCorp6.ratea:nito aJ,id s~ll bc;:,~~ed to,an.<! ari;a supplement the Mortgage, Deed of Trust, or Secunty Deed:l4te N~tYJi1stnyDent>-1 of thi';p~~e glven by the undeI'Slgned (the "Borrower") to secure Borrowerrs'Note toqLLS)'PARGO HD.MJ J'OR1GAGE, INC. <:'.. .//} .::/:: ./) ..... :./~:. .if:." , .. ' ........ , .. ". /::::::. (the "Lender') of the same date aild cov~g .$he ~tope1;t'y :Iie'scnbed i4.the Se~nttlnstrument and located at 12006 142ND AVENUE SE, ~ENT,PN,.::,:'wA/: ~.80S~., ... \.:; .. :::::/ . ,"." . '". ,.-i: I :;l~":~":"" ··.·f :" " ~ .-.". :. ~:: (~edy Adflrcss] I.;. I':ji ,." .,~' .':'" . "":,,?' :~ \ ...... ". ../.f ./ .......... , .. :,,:::,:.. .~::... 1-4 ... .Al\fIl, Y COVENANTS. In addltlon tn,. the COvtlll:\Ults.,1Uld .li~ments mao!! 10 th~; St$mty Instrumeni~ Borr()w~r and Lender further covenant ~.agree ~':fQ~ow~/ "'>' •. ';'i·· .. ·'\:·}. /·.t 1\/:n:QfflO;AL PROPERTY SUBJECI' TO' ·~··~fmriT~/;~;~~~ ... l aJtlon to the ~opert1'; ~nbe~ In the Secunty Instrument, the fOllowl1itite~ no\ro~Jl.erecifier;,~tta~ to the Property t~:' the ~xtent}hey are fixtures are added to the Property descri:P.tlon:~·ind sh~lI a.tSo cp'Dsutute the Pr9PertJ.;:cover¢l:1 by/the Secunty Instrnment bmldmg matenals, apphances .. ~d ,gOo~s ot·-every nature wliatsoe~er no'W or·;be~.Jocated 10, on, or used, or 10tended to be used rh <i>nn.eihon With the :ProperlJ~.J.u&udui:.,.~t not 11'twted to. those for the pUIposes of supplytng'::6r .i~lStIJbutlng heatlng. "Co9bng, electngtY /gas ... ~~r, i4r and hgbt, fire preventlon and exttngwshmg ap~fus, secunty and a~ controJ.o··apPara~, p.lumbjng, ~~ tubs, water beaters, water closets, sIDks, ranges, stoves, refngciator$~"'dlS4was~rs, .,(hspo;kt${·waShe~, dryers, awmngs, storm wmdows, storm doors, screens, bhnds, shades, cuttam!.and· curtau{rods, attaclied nnrrors, cabmets, panehng and attached Door covenngs, all of whIch. mcl~ngreplacy&~ts ~JItfii!Jd1tl~ns ~~eto. shall be deemed to be and remam a part of the Property covered bji:.-!he Sec;Uno/ I~~llmdil:J\:ll of tli~ foregomg together With the Property descnbed 1» the Secunty Instrumen'f'(of'the ~easc:Jl0ld estate·u::the ~:\~nstrument 1S on a leasehold) are referred to In tlns 1-4 FamIly RIder and thi. SecbntyJ,nstI'Ul!'J'tnt itS the/Property • 0016569428 .. :\ .. , •. :.. .~ .. :;:;'" // :i/' i(/:' .,/"::.} .. ,"'0 MUl TISTATE 1· 4 FAMILY RIDER -Fa~;;'·Mae~~~dl. :~,~c"pNI~?~.:iNSTRUMEJii'r;~: Imtlals 717dr !( ~tJr :. Pag6 t of 4.~ .:' .. '~"" ::............ F rm 3170 1/0( Oci57R (0008) VMP MORT~.GE "(8~5~l-72~1" ':::. . ... ; .. : ... .' .... , . .. .. ... . ~. .,. • •• ,~\.l '::. ·,. ':::: . ... . . ..... " .. ; .... .f ',-. . . :1.' .:," .:./~ :: ~. :. ,l. " " .. : ,. ':: . ... :" ...• ~ .........• '\ . . :. . .... ' . ~' .:' :j: .... ~ .. :~: '\ .• :, •• ; •••..• , •.••• / •• ,.' , • • .•• n ' ••• :~.: .~ .. ".: .. fo ./~,. '::~"'. .. •.•.••• ~-.:~ .. ./ ./ B, ~SE.:O' PRO?,ERT.Y; CO~~CE WITH LAW. Borrower shall not seek, agree to or make :; .. ::. acbang~ m;the"use o(ti1e PrQpe~";or 1~,.zOnmg class.rficatlon, unless Lender has agreed 1D wntlng to the ·cli.an~e· l!O~weI;/shap c~iDpfy W1~: ... hll )aws;·".~rdmances, regulatlons and requuements of any gove~ta1:·.bod~ applica~Je tOJthe Pr~p~~:' . / /";::. ':~. .;, .... ~ .f ::; ... -:..~~. if .( ···~·"·.l (' C. SUBORDINATg· LmNS.::Except as pClputted..1;>Y federallaw, Borrower shall not allow any ben Infenor to the Seeurtt{ Insvktent to ¥ peq~::llg~nst the Property Wlthout Lender's pnor wntten penmSSlon (~:'. .:::'.:'" .// :// . .,~;:/ /l ..-.... ;, .. ,. /:: .. ::. D. RENT LOSS INSURANct. BQrro,,¥cr sl:!all.miuntamiQsurance)iga~:tist rent loss m addltlon to the other hazards for WIDch JDsuran~~ IS ~"M bt"~on .S.:,::. . "==:;/ E. "BORROWER'S RIGHT·;a;;~~ST{..itl D~~Eh:J se~::~~~~·9 IS deleted .. :.... . .: .. ':'/ :~: { .... ". . .. :.r .:/ .. :' ....... , ..• ;.,:,!.:. ~':: .. F. BORROWER'S OCCUPANCY. Unless:. Lentla-·apd ~orrower ".Qthervnse':a,gree In{ wn,tmg, Sectlon 6.ronceriling Borrower's occupancy of the ffo.P,erty lS .• Jt:~ted ;:'. ."'.,:.,~;-"".'\: .'~ {"./ .:~::' '::~:. ·.1 .... , ....... :.... .~.,( .:." .l ......•. i' .. ~, •••••..... ~:.' :~;' ,,,§ :.~,,'!' q;. A~.~NME~ OF LEASES. Upon Lender's requ*. ~er ;~efaulJ •. J~prro~er ~l .~gn to Lend# an l~ilses:~f ~ Property and all secunty depoSIts made iittom¢ctIQ# WlJli l~ ,?f th~·Property up~ri the ~lgn9ient. .~nder shall have the nght to modify. extend or ~rnn·rl!te the ~s.~ l~sesand to exeCute J1iw l.s, lrj'Lender'S sole dlscrebon As used m thls paragraph·G~ .. t4e woi'd;fle~1t shall mean ".9tibl~" If $e Se~nty.·~ent IS on a leasehold .~;,.. ././ ./ .,::~,. ~>AS~G~~ OE:.~~S; APPOINTMENT OF RECEIVER; LE~E'.~·:·~SSESSION' BOIrQWer abs9lii~ly ar).l u~on,*tlonal)y, aSSIgns and transfers to Lender all the rents and revenues ("Rents--')"6f"'the :?roJ#rty •. /.'regajdl~··of'·to: ... whom the Rents of the Property are payable Borrower authorizes Lendei~or ~nd¢r's agentS to coJlec(:.ihe Rents, and agrees that each tenant of the Property shall pay the Rents to 4n<!eX""or ~'s ~ny; H~we~~ BoIrower shall reCClve the Rents untIl· (1) Lender bas given Borrowei·tlPtice ordefaultp~t to Sottlo~ 22 of the Secunty Instnunent, and (n) Lender bas given nonce to the teil'ant(sj' ~ the§Rents arii'lo lie paid to;~nder or Lender's agent Thts asstgDment of Rents constitutes an absolute ~g~Nl.nd DDt .. an ~ __ Dtfor addttlOnal secunty only. If Lender glVes notIce of ¥ault to·:~m,.iwe~/· (I) ~ ~}ec~ved by Borrower sball be held by Borrower as trustee for the benCnt of J,..e.ndef o~'y, ~,:be app4-ed tl/ ~ sums secIlred by the Secunty Instrument, (n) Lender shall be entitled to::·coll~t a:cii ~1y,f all·:·-6t t1i~·:.Rents of the Propeny, (nl) .:. ..,........ f ./ ::' .. "\ 1\.········ ... :: ... . ':.: •..... ~ ..• :.:": .:' .:' ;" .:' .:\' ,',_..... ,0 '-··i '"~J //) I",' .. ritl#.:#~ Page 2 of 4 .... .:" .t .,~ ,( ,:' .... f,;g. ~170 .. 1I01 ':: ... : ... /';/ /./ /~::.~ .. } .1 .:r·::·.·.~ ::' .::':' • 0° ~ ,-.~:~,~ •• ., ••••••••• :~ • .. ~., ... /:~ ~:.'.M'''';~~··:: .. ://·· r""M".:!' ~-:. ,0:;:_ .:;' .••. /: •. " •..•••. ~ ... f ... .:=P:·:/ .'./ ·~;:I: •• ,._ .... ll .:' ::":,~!. ,-.,:.r i' ~::,,.. ." .' 0' e' .\\:! ;:' ...• / . "e' :(~:./ .,.' .' ,/ ~ ,. :.' ",-:: :{ :: ~"o.:,. :~~. .:' ::~;~~.f .' . . ' ... ~.~.: .. ; .•. J' .j' . .:/~ ~.' " .,' . ::: .. ' " .~ .. , .,' .-." .~. ;; . ~. ., . ,0-; .:': ::" '::";: . :-: .\ .. :' .r .:': .'.:.' ;:. ;" .-: .:' <> ... ,' ~': ,:~::, ... ,~:' ~)/ ::.~ . . ~. .}" .::' ~\ .. ~~. ../' .:' ,,:: .... , •... "l.,~. ~ ..• :I· " :~.: ::: .,:'. .i"'···· .... ~.~.... ... ....... ~-.:~ .. . .:' BohOWJ!f agreeS that each teiJant of ,die Property shall pay all Rents due and unpaId to Lender or Lender's :;;:. agents.iiponi)nder.~.s·wntten::1!e~ to ,~tenant, (IV) unless apphcable law proVIdes otheIWlSe, all Rents ':::toll~ed .,y :ten~f or tend#r~s'·agents!.S,lihlJ. be apph~d first to the costs of taktng control of and managmg the P-,:operty.:: aD(f cou&bni tli.~ Rentsl J~t~chng,/bgt:.JlOt Inruted to, attorney's fees, receiver's fees, PJenn~ ori\rec~ivef's b.9hds/rep~i# UmD~nin# ~ts, msurance prenuUDlS, taxes, assessments and other chargeS:;on the ~r6perty, ana ~.n to me., suiiis.,$ecured by the Secunty Instrument, (v) Lender, Lender's agentS·:ouny"JudIc;:l~y.iWomt&i re.c~tV-~£s~ be hable to account for only those Rents actually rece1ved, and (VI) Lenderfoall:& eng4ed ~~fBa# a ~celver appOInted to take posseSSIon of and manage the Property and collect ~~ Rtnts ~d pro.fits ,~en~~d f!.PDHQ~ Property ~WJP.1out any showmg as to the madequacy of the Property jjS,Secun.tY .,,' ./ .r ... / '"'::. /} If the Rents of the Property ~ notSuf1j.fl~/io,cover,~ costs of taih~i"control of and managmg the Property and of collecung the run~:iinyj'un4s' ~~en~d ~ L.~~'·:I-<U"· such purposes shall become lDdebtedness of Borrower to Lender secure4. by ;the ~ty lnsmunel~f"MsUant to SectIon 9 Borrower represents and warrants that '~rro~er ~ ':leOt execqt'C:d apy :wro;···asSlgmnent of ~e Rents and has ~i peI{~rmed, and will not perform, any ~t that"w~fd weve~t Le~~r ,f!.~.m 'e~~rclSJD:I{ ItS)lghts under tht~·paragraph. \:,.. ./ .;;..:'" ".\.,.: .. ~: :~ ;:., } Le.rlder, or Lerid.er's agents or a JudIClally apP01ntcltrecezv#, S¥l I),t1tbe"t'~quJed t~ en¢ru~n, take contro~':of orJ~lntalJi:the Property before or after g1V1Dg notlc(pf ~fa¢"t to J~orrpwer ;;Hoieve~;' Lender, or 4iider'~:ag~ or:;a JUdIcIally apPOInted receIver, may do sO·:~ ani tlUi~ ~:ben a .def:~:tilt o¢curs Any apP!icatlo~"of R#nts sl;ian not cure or WaIve any default or lDvahdate anx othef-nght sir IJIDedy· of Lender ThiS 3SS?-tnm~ of ,Rents of the Property shall tenmnate when all tIi~·.sums se¢U~ by,·:-' the Secunty l~ent are'paId ili f\l11···"',·.;.. .\.. .t}" )" ::.: :.:::~. ,~,.",: .~: ... ' ::::' '::::. '::;.' :~.: )~ . . ":::. I. CR~.n~FA~T))Rq:VISION. Borrower's default or breach under anyiio~l or agreement In whi$. Lender baS an In~eIest'Sbau::be a breach under the Seeunty Instrument and Lender may lDvoke any of the remedles~e~~.by ~~ ~!:y'li1S~nt :: :: .~. ::." ': . . :, ··~:I".'''·· . .::~. ,~:' :: ';. ..~. .'\' ..... .J ••• ;,:;~~ ,..... / J • . . i~' .:::;..;: ~::::h"".""'~"··~· .::.t .:::;; ,/'"'···:i: " " " ;1 .:::' .... '~;:':). .:: .. ~. .,.' :1;:~'~.tt.,1"·· /:' ,/ ;:.; :: .... . ' " .~ .. , ....•. ' '." ~57R(0008) .t " " " ..... .0' .' ... ~. .' ":":- .' .. { .r Gl;67R (OOOS) " .' " " " .:':.~ ...... ;: " .: . ,~.""-~"'} :: .......... . . :: .. ~ .. ;, ......... -;. . ... . " " }: .' .:~~. " } )t:) /' .,' I/" ,// (Seal) .{ /: -Borrower :-: ::~; .,:"::;.:::::; ---------------:;~;:~.~.----(~ .: .. ~. -Borrower " " ", " " " " ) ......... ! .. ;; .. .... ." " .:, ..• :: " " " " ",:. ;, .... ~,.. .. i: " ,:/: :: ", .' e-.:' : . ...•.. " '~'., .,,:' Form 3170 1/01 .. .. " , .. ........... :,{ 20041020000381.0 When Recorded Return To: Boeing Employees' Credit Union 12770 Gateway Dr. MS 1052·1 Tukwila, WA 98168 IIIIIIIIIIIII~I 20041020000381 Orantor(s): (1) Troy J Matthewson (2) (3) (4) (5) (6) Orantec(s): TICOR NATIONAL DT P*iENl OF liS 18/21/2184 ":55 ICING COUNTY. &.IA 34." (1) Boeing Employees' Credit Union, a Washington Corporation (2) ncor Title Company Legal Description (abmviatcd): PTN SE 114, SEC 1G-23N-5E Assessor's Tax Parcel ID #: 102305-9141.07 DEFINmONS . additionallegal(s) on page Words used in multiple sections of this document are defined below and other words are defined in Sections 3, II, 13, 18. 20 and 21. Certain rules regarding the usage of words used in this document are also provided in Section 16. (A) "SecurIty IDstrument" means this document, w~ch is dated October 13~ togetha: with all Riders to this documcnL . . -:r . (B) "Borrower" is Troy J Matthewson, who a~ulred title as Troy Jlon Matthewson, as his separate estate BOlTOWec is the trustor under this Seauit:y Instrument. W ASHJNGTON-Singtc Family-Fannle MatIFreddle Mac: UNIFORl\'l Jl'iSTRUMENT ITEM 1883l.1 \0011) (Pt;lge 1 of /5 pages) Form 30481J01 GREA"TI.NO • ToOnlerCd: t-~Ofax:6'&-79'-tl31 (e) "Lender" is Boeing Employees' Credit Union Lender is a a Washington Corporation and existing under the laws of Washington 12770 Gateway Dr. MS 1052-1, Tukwila, WA 98168 20041020000381.0 organized • Lender's ~ is • Lender is the beneficiary under this Security InstrumeoL (D) "!'rust" is Ticor TItle Company (E) "Note" means the promissory note signed by Borrowa' and dated October 13,2004 The Note states that Borrower owes Lender One Hundred Sixty Five Thousand and nol100 Dollars (U.S. $ 165,000.00 ) plus interesL Borrower has promised to pay this debt in regular Periodic Payments and to pay the debt in full not later than November 01, 2034 . (F) "Property" means the property that is described below under the beading '"Transfer of Rights in the Pro~." (G) "Loan" means the debt evidenced by the Note. plus interest. any prepayment charges and late charges due under the Note, and all sums due under this Security Instrument, plus interest. (II) "RIders" means all Riders to this Security lnstrumeot that are executed by Borrower. The following Riders are to be executed by Borrower [check box as applicable]: o Adjustable Rate Rider o Balloon Rider o 1-4 Family Rider o Condominium Rider D Planned Unit Development Rider o Biweekly Paymcot Rider o Second Home Rider o Otber(s) [specify] (I) "AppUcable Law" means all controlling applicable federal, stale and local statutes, regulations, ordinances and administrative rules and orders (that have the effect of law) as well as all applicable final, non-appealable judicial opinions. (J) "CollUllUDlty Association Dues, Fees, and Assessments" means all dues, fees. assessments and other charges that are imposed on Borrower or the Property by a condominimn association, homeowners association or similar organization. (K) "EIec:tronlc.Funds Transter" means any transfer of funds. other than a transaction originated by check, draft, or similar paper instrument, which is initiated through an electronic terminal, telephonic instrument, comput«, or magnetic tape so as to order, instnJct, or authorize a financial institution to debit or credit an account. Such term includes, but is not limited to, point-of-sale transfers, automated teller machine transactions, transfers initiated by telephone, wire transfers, and automated clearinghouse transfers. (L) "Esc.row Items" meaDS thoec items that are described in Section 3. (M) "Mlsc:eDaneooa Proceeds" means any compensation, settlement, award of damages, or proceeds paid by any third party (other than insurance proceeds paid under the coverages described in Section S) for: (i) damage to, or destruction of, the Property; (li) condemnation or other taking of all or any part of the Property; (iii) conveyance in lieU of condemnation; or (iv) misrepr-esentations of. or omissions as to, the value and/or condition of the Property. (N) "Mortgage Insuranc:e" means insurance protecting Lender against the nonpayment of, or default on, the Loan. (0) "Periodic Payment" means the regularly scheduled amount due for (i) principal and interest under the Note, plus (ii) any amounts under Section 3 of this Security InstrumenL WASHINGTON-Single Fami1y--I'IIDIIIe MaelFnddIe Mac UNIFORM INSTRUMRNI' 1J9111183l2 (0011) (P4ge 2 of 15 p4ges) Form 304S 001 GREA1\AHO. To 0rIItr CIII: 1~Ofllt 616-m'1131 20041020000381.0 (P) '"RESPA" means tbe Real Estate Settlement Procedures Act (12 U.S.C. §2601 et seq.) and its implementing regulation. Regulation X (24 C.F.R. Part 35(0). as they might be amended from time to time, or any additional or successor legislation or regulation that governs the same subject matter. As used in this Security Instrument, MRESPA" refers to all requirements and restrictions that arc imposed in regard to a Mfederally related mortgage loan" even if the Loan docs not qualify as a Mfederally related mortgage loan" under RESPA. (Q) "Successor In Interest of Borrower" means any party that has talcen title to the Property. whether or not that party bas assumed Borrower's obJigations under the Note and/or this Security Instrument. TRANSFER OF RIGHTS IN TIlE PROPERTY This Security Instrument secures to Lender: (i) the repayment of the Loan. and all renewals. extensions and modifications of the Note; and (ii) the performance of Borrower's covenants and agreements under this Security Instrument and the Note. For this purpose. Borrower irrevocably grants and conveys to Trustee. in trust, with power of sale, the following described property located in the Counw [Type ot"RccordinI JUrisdiction) of (N_Of~Jurisdicdoll) THE WEST 170.00 FEET OF THE NORTH HALF OF THE NORTHEAST QUARTER OF THE NORTHWEST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 10, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M., IN KING COUNTY, WASHINGTON; EXCEPT THE NORTH 82.75 FEET; AND EXCEPT THE SOUTH 141.00 FEET; AND EXCEPT THE WEST 30.00 FEET which currently has the address of Renton [City) • Washington 12014142nd Ave SE [Sh1:ct) 98059 \Property Address"): [ZIp Code] TOGETHER WITH all the improvements now or hereafter cteCted on the property. and all easements, appurtenances. and fIXtures now or hereafter a part of the property. All replacements and additions shall also be covered by this Security Instrument. All of the foregoing is referred to in this Security Instrument as the "Property:' BORROWER COVENANI'S that.Bo1Towec is lawfully seised of the estate hem,y conveyed and bas the right to grant and convey the Property and that the Property is unencumbered, except for encumbrances of record. Borrower warrants and win defend generally the title to the Property against all claims and demands, subject to any encumbrances of record. . THIS SECURITY INSTRUMENT combines uniform covenants for national use and non-uniform COVe(lants with limited variations by jurisdiction to constitute a uniform security instrument covering real property. . WASHINGTON-Sindc Funil}"-FUDIe MaelFRddie ~I .. c UNIFORM INSTRUMENT ITEM 1883L3 (0011) (PageJ 0{ /Spagu) Form3048lJOl GAeA1\ANDa To 0nIIr Cd: I~Oflx:616-79t·1I3t 20041020000381.0 UNIFORM COVENANTS. Borrower and Lender covenant and agree as follows: 1. Payment of PrindpaJ, IDterest, Escrow Items, Prepayment Charges, and Late Charges. Borrower shall pay when due the principal of, and intCleSt on, the debt evidenced by the Note and any prepayment charges and late charges due under the Note. Borrower shall also pay funds for Escrow Items pursuant to Section 3. Payments due under the Note and this Security Instrument shall be made in U.S. cunency. However, if any check or other instnuncnt received by Lender as payment under the Note or this Security Instrument is returned to Lender unpaid, Lender may requite that any or all subsequent payments due under the Note and this Security Instrument be made in one or more of the following foons, as selected by Lender: (a> cash; (b) money order; (c) certified check, bank check, trcasureI"S check or cashier's check. provided any such check is drawn upon an institution whose deposits are insured by a federal agency, instrumentality, or entity; or (d) Electronic Funds Transfer. Payments are deemed received by Lender when received at the location designated in the Note or at such other location as may be designated by Lender in accordance with the notice provisions in Section IS. Lender may return any payment or partial payment if the payment or partiftJ payments are insufficient to bring the Loan current. Lender may accept any payment or partial payment insufficient to bring the LoaD current, without waiver of any rights hcteUnder 01' prejudice to its rights to refuse sucb payment or partial payments in the future, but Lender is not obligated to apply such payments at the time such payments are accepted. If each Periodic Payment is applied as of its scheduled due date, then Lender need not pay interest on unapplied funds. Lender may bold such unapplied funds until Borrower makes payment to bring the LoaD current If Borrower docs not do 80 within a reasonable period of time, Lender shall either apply such funds or return them to Borrower. If not applied earlier, such funds will be applied to the outstanding principal balance under the Note immediately prior to foreclosure. No offset or claim which Bonower might have now or in the future against Lender shall relieve Borrower from making payments due under the Note and this Security Instrument or perfonning the covenants and agreements secured by this Security 1nstrumeDL 2. AppUcation of Paymenu or Proceeds. Except as othenvisc described in this Section 2. all payments accepted and applied by Lender shall be applied in the following order of priority: <a) interat due under the Note; (b) principal due under the Note; (c) amounts due under Section 3. Such payments shall be applied to each Periodic Payment in the order in which it became due. Any remaining amounts shall be applied first to late charges, second to any other amounts due under this Security Instrument, and then to reduce the principal balance of the Note. If Lender receives a payment from Bonower for a delinquent Periodic Payment which includes a sufficient amount to pay any late charge due, the payment may be applied to the delinquent payment and the late charge. If more than ODe Paiodic Payment is outstanding, Lender may apply any payment received from BOIJ'Ower to the repayment of the Periodic Payments if, and to tho extent that, each payment can be paid in full. To the extent that any excess exists after the payment is applied to the full payment of one or more . Periodic Payments, such excess may be applied to any late charges due. Voluntary prepayments shall be applied ftrSl to any prepayment char~ and then as described. in tho Note. Any application of payments, insurance proceeds. or Miscellaneous Proceeds to principal due under the Note shall not extend or postpoDe the due date, or change the amount, of the Periodic Payments. 3. Funds for Escrow Items. Borrower shall pay to Lender OD the day Periodic Payments are due . Wldcr the Note, until the Note ia paid in full, a sum (the "Funds") to provide for payment of amounts due for: (a> taxes and assessments and other items which can attain priority over this Security Instrument as a lien or encumbrance on the Property; (b) leasehold payments or ground rents on the Property, if any; (c) premiums for any and all insurance required by Lender under Section S; and (d) Mortgage Insurance premiums, if any, or any sums payable by Borrower to Lender in lieu of the payment of Mortgage Insurance premiums in accordance with the provisions of Section 10. These items are called "Bsc:row Items.'· At origination or at any time during the term of the Loan. Leoder may require that Community Association Dues, Fees, and Assessments, if any, be escrowed by Borrower, and such dues, fees and assessments shall be an Escrow Item. W ASmNGTON-Sini1c Family-Fannie MarIFreddie Mac UNIFORM INSTRUMENT rTEM 1983t.4 (0011) (Page 4 of IS palG) Fonn 30481101 GREATlANO-To Qrder(;31t 1-8OO-53M3930Ftx61IS-191·1131 20041020000381.0 Borrower shall promptly furnish to Lender all notices of amounts to be paid under this Section. Borrower shall pay Lender the Funds for Escrow Items lmless Lender wai ves Borrower's obligation to pay the Funds for any or all Escrow Items. Lender may waive Borrower's obligation to pay to Lender Funds for any or all Escrow Items at any time. Any such waiver may only be in writing. In the event of such waiver. Borrower shall pay directly, when and where payable, the amounts due for any Escrow Items for which payment of Funds has been waived by Lendec and, if Lender requires, shan furnish to Lender receipts evidencing such payment within such time period as Lender may require. Borrower's obligation to make such payments and to provide receipts shall for all purposes be deemed to be a covenant and agreement contained in this Security Instrument. as the phrase "covenant and agreemenf' is used in Section 9. If Borrower is obligated to pay Escrow Items directly, pursuant to a waiver. and Borrower fails to pay the amount due for an Escrow Item. Lender may exercise its rights under Scction 9 and pay such amount and Borrower shall then be obligated under Scction 9 to repay to Lender any such amount. Lender may revoke the waiver as to any or all Escrow Items at any time by a notice given in accordance with Section 15 and, upon such revocation. Borrower shall pay to Lender all Funds, and in such amounts, that are then required under this Section 3. Lender may, at any time, collect and hold Flmds in an amount (a) sufficient to permit Lender to apply the Funds at the time specified under RESPA, and (b) not to exceed the maximum amount a lender can require under RESPA. Lender shall estimate the amount of Funds due on the basis of current data and reasonable estimates of expenditures of future Escrow Items or otherwise in accordance with Applicable Law. The Funds aha1I be beld in an institution whose deposits are insured by a federal agency, instrumentality, or entity (including Lender. if Lender is an institution whose deposits are so insured) or in any Federal Home Loan Bank. Lender shall apply the Funds to pay the Escrow Items no later than the time specified under RESPA. Lender shall not charge Bonower for holding and applying the Fund&. annually analyzing the escrow account, or verifying the Escrow Items, unless Lender pays Borrower interest on the Funds and Applicable Law permits Lender to make such a charge. Unless an agreement is made in writing or Applicable Law requires interest to be paid on the Funds, Lender shall not be required to pay Borrower any interest or earnings on the Funds. Borrower and Lender can agree in writing. however, that intCRSt shall be paid on the Funds. Lend« shall give to Borrower, without charge, an annual accounting of the Funds as required by RESPA. If there is a surplus of Funds held in escrow, as defined under RESPA, Lender shall account to Borrower for the excess funds in accoRtance with RESPA If there is a shortage of Funds beld in escrow, as defined under RESPA, Lender shall notify Borrower as required by RESPA, and Borrower sball pay to Lender the amount IlCCCS88%)' to make up the shortage in accordance with RESPA, but in no more than 12 monthly payments. If there is a deficiency of Funds held ui esaow, as defined under RESPA, Lender shall notify Borrower as required by RESPA, and Borrower shall pay to Lender the amount necessary to make up the deficiency in accordance with RESPA, but in no more than 12 monthly payments. Upon payment in full of all sums secured by this Security Instrument. Lender shall promptly refund to Borrower any Funds held by Lender. 4. Charges; LIens. Borrower sball pay all taxC8, assessments, charges. fmes, and impositions attributable to the Property which can attain priority over this Security Instrument. leasehold payments or ground RIlts on the Property, if any, and Community Association Dues. Fees, and Assessments, if any. To the extent that these items are Escrow Items. Borrower shall pay them in the manner provided in Section 3. Borrower shall promptly discharge any lien which bas priority over this Security Instrument unless Borrower: (a) agrees in writing to the payment of the obligation secured by the lien in a manner acceptable to Lender, but only so long as Borrower is performing such agreement; (b) contests the lien in good faith by, or defends against enforcement of the lien in. legal proceedings which in Lender's opinion operate to prevent the enforcement of the lien while those proceedings are pending, but only until such proceedings are concluded; or (c) secures from the holder of the lien an agreement satisfactory to Lender suboniinating the WASHlNCTON--SillgJc Family---FannJe ~elFreddlc Mal; UNIFORM INSTRUMENT ITEM 111831.5 (OOtl) (Page j of Jj pages) Form 3048001 GAlEAl1.AND • To 0* CaIt 1·8OI>53O-93930rtx: 116-791-1131 20041020000381.0 lien to this Security Instrument. If Lender determines that any part of the Property is subject to a lien which can attain priority over this Security Instrument. Lender may give BOIJ'Ower a notice identifying the lien. Within 10 days of the date on which that notice is given, Borrower shall satisfy the lien or take one or more of the actions set forth above in this Section 4. Lender may requite Borrower to pay aone-time charge for a real estate tax verification anellor reporting service used by Lender in connection with this Loan. . 50 Property Insurance. Borrower shall keep the improvements now existing or hereafter erected on the Property insured against los'S by fire, hazards included within the term ··extended ooverage," and any other hazards including, but not limited to, earthquakes and floods, for which Lender requires insurance. This insurance shall be maintained in the amounts (including deductible levels) and for the periods that Lender requires. What Lender requires pursuant to the preceding sentences can change during tbe term of the Loan. The insurance carrier providing the insurance sball be chosen by Borrower subject to Lender's right to disapprove Borrower's choice, which right shall not be exercised unreasonably. Lender may require Borrower to pay, in oonnection with this Loan, either: (a) a one-time charge for flood zone dctennination, certification and tracking services; or (b) a one-time charge for flood zone determination and certification services and subsequent charges each time remappings or similar changes occ;ur which reasonably might affect such determination or certification. Borrower shall also be responsible for the payment of any fees imposed by the Federal Emergency Management Agency in oonnection with the review of any flood zone determination resulting from an objection by Borrower. If Borrower fails to maintain any of the ooverages described above. Lender may obtain insurance coverage, at Lcnder"s option and Borrower's expense. Lender is under no obligation to purchase any particular type or amount of ooverage. Therefore, such ooverage shall cover Lender, but might or might not protect. Borrower, Borrower's equity in the Property. or the contents of the Property, against any risk. hazard or liability and might provide greater or lesser ooverage than was previously in effect. Borrower acJcnowledges that the cost of the insurance ooverage 10 obtained might signifI<:alltly exceed the cost of insurance that Borrower could have obtained. Any amounts disbursed by Lender under this Section S shall become additional debt of Borrower secured by this Security Instrument These amounts sball bear interest at the Note rate from the date of disbursement and shall be payable, with such interest, upon notice from Lender to Borrower requesting payment All insurance policies required by Lender and renewals of such policies shall be subject to Lender's right to disapprove such policies, shall include a standard mortgage clause, and shall name Lender as mortgagee and/or as an additional loss payee. Lender shall have the right to hold the policies and renewal certificates.. If Lender requires, Borrower shall promptly give to Lender all receipts of paid premiums and RllCWal notices. If Borrower obtains any form of insurance coverage; not otherwise required by Lender, for damage to, or destruction of, tho Property, such policy shall include a standard mortgage clause and shall name Lender 88 mortgagee and/or as an additional loss payee. In the event of loss, Borrower shall give prompt notice to the insurance carrier and Lender. Lender may make proof of loss if not made promptly by Borrower. Unless Lender and Borrower otherwise agree in writing, any insurance proceeds, whether or not the underlying insurance was required by Lender, shall be applied to restoration or repair of the Property, if the restoration or repair is economically feasible and Lender's security is not lessened. During such repair and restoration period, Lender shall have the right to hold such insurance proceeds until Lender has had an opportunity to inspect such Property to ensure the worlc bas heal completed to Lender's satisfaction, provided that such inspection shall be undcrtalcen promptly. Lender may disburse proceeds for the repairs and restoration in a single payment or in a series of progress payments as the work is completed. Unless an agreement is made in writing or Applicable Law requires interest to be paid on such insurance proceeds. Lender sball not be requited to pay Borrower any interest or earnings on such proceeds. Fees for public adjusters, or other third parties, retained by Borrower shall not be paid out of the insurance proceeds and shall be the sole obligation of Borrower. If the restoration or repair is W ASHINGTON-Singlc Family-Fannie MaelFreddle Mac UNIFORM INSTRUMENT ITEM 18831.S (0011) (Page 6 of 15 pagu) Form 30481101 GREAT\ANO-To 0nIIrCII: 1-DS3H3930 Fu 61&-19H131 20041020000381.0 not economically feasible or Lender's security would be lessened. the insurance proceeds shall be applied to the sums secured by this Security Instrument. whether or not then due. with the excess, if any. paid to Borrower. Such insurance proceeds shall be applied in the order provided for in Section 2. If Borrower abandons the Property. Lender may file, negotiate and settle any available insurance claim and related matters. If Borrower does not respond within 30 days to a notice from Lender that the insurance carrier has offered to settle a claim, then Lender may negotiate and settle the claim. The JO.day period will begin when the notice is given. In either event. or if Lender acquires the Property under Section 22 or otherwise. Borrower hereby assigns to Lender (a) Borrower's rights to any insurance proceeds in an amount not to exceed the amounts unpaid under the Note or this Security Instrument. and (b) any other of Borrower's rights (other than the right to any refund of unearned premiums paid by Borrower) under all insurance policies covering the Property, insofar as such rights are applicable to the coverage of the Property. Lender may use the insurance proceeds either to repair or restore the Property or to pay amounts unpaid under the Note or this Security Instrument, whether or not then due. 6. Occupancy. Borrower shaU occupy, establish, and use the Property as Borrower's principe] residence within 60 days afU:r the execution of this Security Instrument and shall continue to occupy the Property as Borrower's principe] residence for at least one year aftelo the date of occupancy, unless Lender otherwise agrees in writing, which consent sball not be unreasonably withheld, or unless extenuating circumstances exist which are beyond Borrower's control. 7. P.reservatlon, MaIntenance and Proted:Jon or the Property; Inspections. Borrower shall not destroy, damage or impair the Property, allow the Property to deteriorate or commit waste on the Property. Whether or not Borrowa' is residing in the PrOperty. Borrower shall maintain the Property in order to prevent the Property from deteriorating or decreasing in value due to its condition. Unless it is determined pursuant to Section S that repair or restoration is not economically feasible. Borrower sball promptly repair the Property if damaged to avoid further deterioration or damage. If insurance or condemnation proceeds are paid in· connection with damage to, or the taking of, the Property. Borrower sball be responsible for repairing or restoring the Property only if Lender has released proceeds for such purposes. Lender may disburse proceeds for the repairs and restoration in a single payment or in a series of progress payments as the work is completed. If the insurance or condemnation proceeds are not sufficient to repair or restore the Property. Borrower is not relieved of Borrower's obligation for the completion of such repair or restoration. Lender or ita agent may II'l8bI reasonable entries upon and inspections of the Property. If it has reasonable calJSC, Lender may inspect the interior of the improvementa on the Property. Lender shall give Borrower notice at the time of or prior to such an interior inspection specifying such reasonable cause. 8. Borrower's Loan AppHc:atlon. Borrower shall be in default if, during the Loan application process, Borrower or any persons or entities acting at the direction of Borrower or with Borrower's knowledge or consent gave materially false, misleading. or inaccurate information or statements to Lender (or failed to provide Lender with material infonnation) in connection with the Loan. Material representations include, but are not limited to, representations concerning Borrower's occupancy of the Property as Borrower's principal residence. 9. Protection of Lender's Interest In the Property and Rights Under this Security Instrument. If (a> Borrower fails to pcrfmn the covenants and agreements contained in this Security Instrument, {b> there is a legal proceeding that might significantly affect Lender's interest in the Property and/or rights under this Security Instrument (such as a proceeding in bankruptcy, probate, for condemnation or forfeiture. for enforcement of a lien wbich may attain priority over this Security Instrument or to enforce laws or regulations), or (c) Borrower has abandoned the Property, then Lender may do and pay for whatever is reasonable or appropriate to protect Lender's interest in the Property and rights under this Security Instrument. including protecting and/or assessing the value of the Property. and securing and/or repairing the Property. Lender's actions can include, but are not limited to: (a) paying any sums secured by a lien which has priority over this Security Instrument; (b) appearing in court; and (c) paying reasonable attorneys' fees to W ASHINGTON-Singlc F3111i1y-FIIDIIie MaelFreddle Mac UNIFORM INSTRUMBNT ITEM 198317 (0011) (Page 7 of /5 pages) Form 3048 WI GREATtANO-ToOldw~ 1·~OFiIlC:615-79""31 20041020000381.0 protect its interest in the Property and/or rights under this Security Instrument, including its secured position in a bankruptcy proceeding. Securing the Property includes. but is not limited to. entering the Property to make repairs. change locks. replace or board up doors and windows. drain water from pipes. eliminate bUilding or other code violations or dangerous conditions. and have utilities turned on or off. Although Lender may take action under this Section 9. Lender docs not have to do so and is not under any duty or obligation to do so. It is agreed that Lender incurs no liability for not taking any or all actions authorized under this Section 9. Any amounts disbursed by Lender under this Section 9 shall become additional debt of Borrower secured by this Security Instrument. These amounts shall bear interest at the Note rate from the date of disbursement and shall be payable. with such interest. upon notice from Lender to Borrower requesting payment If this Security Instrument is on a leasehold, Borrower shall comply with all the provisions of the leuc. If Borrower acquires fee title to the Property. the leasehold and the fcc title shall not merge unless Lender agrees to the merger in writing. 10. Mortgage 1Dsurance. If Lender required Mortgage Insurance as a condition of maJcing the Loan. Borrower shall pay the premiums required to maintain the Mortgage Insurance in effect. If. for any reason. the Mortgage Insurance coverage required by Lender ceases to be available from tho mortgage insurer that previously provided such insurance and Borrower was required to make separately designated payments towani the premiums for Mortgage Insurance. Borrower shaD pay the premiums required to obtain coverage substantially equivalent to the Mortgage Insurance previously in effect. at a cost substantially equivalent to the cost to Borrower of the Mortgage Insurance pnMously in effect, from an altcmatc mortgage insurer selected by Lender. If substantially equivalent Mortgage Insurance coverage is not available, Borrower shall continue to pay to Lender the amount of the separately designated payments that were due when the insurance coverage ceased to be in effect. Lender will accept. use and retain these payments as a non- refundable Joss reserve in Jieu of Mortgage Insurance. Such loss reserve shall be non-refundable, notwithstanding the fact that the Loan is ultimately paid in full. and Lender shall not be required to pay Borrower any intt;rcst or earnings on such loss reserve. Lenda-can DO longer require loss reserve payments if Mortgage Insurancc coverage (in the amount and for the period that Lender requires) provided by an insurer selected by Lenda-asain becomes available, is obtained, and Lender requires separately designated payments toward the premiums for Mortgage Insurance. If Lender required Mortgage Insurance as a condition of maJdng the Loan and Borrower-was required to make separately designated payment. toward the premiums for Mortgage Insurance. Borrower shall pay the premiums requited to maintain Mortgage Insurance in effect, or to provide a Don-refundable loss reserve, until Lendcr's requirement for Mortgage Insurance ends in accordance with any written agreement between Borrower and Lender providing for such termination or until termination is required by Applicable Law. Nothing in this Section 10 affects Borrower's obligation to pay interest at the rate provided in the Note. Mortgago Insuranc:c reimburses Lender (or any entity that purchases the Note) for certain losses it may incur if Borrower does not repay the Loan as agreed. Borrower is not a party to the Mortgage Insurance. Mortgage insurers evaluate their total risk on all such insurance in force from time to time, and may enter into agreements with other parties that .hare or modify their risk, or reduce losses. These agreements are on terms and conditions that are satisfactory to the mortgage insurer and tho other party (or parties) to these agreements. These agreements may require tho mortgage insurer to make payments using any source of funds that the mortgage insurer may have available (which may include funds obtained from Mortgage Insurance pmruums). As a result of these agreements. Lender. any purchaser of the Note, another insurer. any reinsurer. any other entity. or any affiliate of any of the foregoing. may receive (directly or indircctJy) amounts that derive "from (or might be characterized as) a portion of Borrower's payments for Mortgage Insurance. in exchange for sbaring or modifying the mortgage"insmer's risk, or reducing losses. If such agreement provides that an W ASHINGTON-Singlc Family-FIIIIJIIe MaelFreddie Mac UNIFORM INSTRUMENT I1BIII1131..8 (0011) (PagllBof 15 pages) Form 30431101 GREA11.AHO • T. Older Cd: t-8X).530-939J OFax: 61&-791·U31 20041020000381.0 affiliate of Lender takes a share of the insurer's risk in exchange for a share of the premiums paid to the insurer, the arrangement is often termed "captive reinsurance." Further: (a) Any such agreements will not afrect the amounts that Borrower has agreed to pay for Mortgage Insurance, or any other terms of the Loan. Such agreements will not Increase the amount Borrower wUl owe for Mortgage Insurance, and they will not entitle Borrower to any refund. (b) Any such agreements wID not affect the rights Borrower has-if any-with respect to the Mortgage Insurance under the Homeowners Protection Act or 1998 or any other law. These rights may Include the right to receive certafn cUsdosures, to request and obtain cancellation of the Mortgage Insurance, to have the Mortgage IDS1U'8Ilce terminated automatically, and/or to receive a rerund of any Mortgage Insurance premiums that were unearned at the time of such cannJlation or termination. 11. Assignment of MfsceBaneous Proceeds; Forfeiture. All Miscellaneous Proceeds are hereby assigned to and shall be paid to Lender. If the Property is damaged, such Miscellaneous Proceeds shall be applied to restoration or repair of the ~ty, if the restoration or repair is ec:onomical1y feasible and Lender's secwity is not lessened. During such repair and restoration period, Lend« shall bave the right to hold such Miscellaneous Proceeds until Lender has bad an opportunity to inspect such Property to ensure the work has been completed to Lender's satisfaction, provided that such inspection shall be undertaken promptly. Lender may pay for the repairs and restoration in a single disbursement or in a aeries of progress payments as the work is completed. Unless an agreement is made in writing or Applicable Law requires interest to be paid on such Miscellaneous Proceeds, Lender sbaU not be required to pay Borrower any interest or earnings on such Miscellaneous Proceeds. If the restoration or repair is not economically feasible or Lender's security would be lessened, the Miscellaneous Proceeds shall be applied to the sums secured by this Security Instrument, whether or not then due, with the excess, if any, paid to Borrower. Such Miscellaneous Proceeds shall be applied in the order provided for in Section 2- In the event of a total taking, destruction, or loss in value of the Property, the Miscellaneous Proceeds shall be applied to the sums secured by this Security Instrument, whether or not then due, with the excess, if any, paid to Borrowc£. In the event of a partial taking. destruction. or loss in value of the Property in which the fair market value of the Property immediately before the partial taking, destruction, or loss in value is equal to or greater than the amount of the sums secured by this Security Instrument immediately before the partial taking. destruction, or loss in value, unless Borrower and Lender otherwise agree in writing. the sums secured by this Security Instrument sball be reduced by the 8DlOWlt of the Miscellaneous Proceeds multiplied by the following fraction: (a> the total amount of the sums secured immediately before the partial taking. destruction. or loss in value divided by (b) the fair market value of the Property immediately before the partial taking. destruction, or loss in value. Any balance shall be paid to Borrower. In the event of a partial taking. destruction, or loss in value of the ~ in which the fair market value of the Property immediately before the partial taking. destruction, or loss in value is less than the amount of the sums secured immediately before the partial taking. destruction. or loss in value, unless Borrower and Lender otherwise agree in writing. the Miscellaneous Proceeds shall be applied to the sums secured by this Security Instrument whether or not the sums are then due. If the Property is abandoned by Borrower, or if, after notice by Lender to Borrower that the Opposing Party (as defined in the Dext sentence) offers to make an award to settle a claim for damages, Borrower fails to respond to Lender within 30 days after the date the notice is given, Lender is authorized to collect and apply the Miscellaneous Proceeds either to restoration or repair of the Property or to the sums secured by this Security Instrument, whether or not then due. "Opposing Party,. means the third party that owes Borrower Miscellaneous Proceeds or the party against whom Borrower has a right of action in regard to Miscellaneous Proceeds. WASHINGTON-Singlc Family-FaDDIe Ma6'Freddie Mac UNIFORM INSTRUMENT ITEM 198319 (0011) (Page 90/ Jj pages) Form 30481101 GREATlANO-ToOnllllClit 1·800-53C>93930fu616-78Ht31 20041020000381.0 Borrower shall be in default if any action or proceeding, whether civil or criminal. is begun that. in Lendefs judgment. could result in forfeiture of the Property or other material impainnent of Lender's interest in the Property or rights under this Security Instrument. Borrower can cure such a default and. if acceleration has occurred, reinstate as provided in Section 19, by causing the action or proceeding to be dismissed with a ruling that, in Lender's judgment. precludes forfeiture of the Property or other material impairment of Lender's interest in the Property or rights under this Security Instrwncnt. 1bc proceeds of any award or claim for damages that are attributable to the impairment of Lender's interest in the Property are hereby assigned and shall be paid to Lender. All Miscellaneous Proceeds that are not applied to restoration or repair of the Property shall be applied in the order provided for in Section 2. 12. Borrower Not Released; Forbearance By Lender Not. Waiver. Extension of the time for payment or modification of amortization of the sums secured by this Security Instrwnent granted by Lender to Borrower or any Successor in Interest of Borrower sball not operate to release the liability of Borrower or any Successors in Interest of Borrower. Lender shall not be required to commence proceedings against any Successor in Interest of Borrower or to refuse to extend time for payment or otherwise modify amortization of the sums secured by this Security Instrument by reason of any demand made by the original Borrower or any Successors in Interest of Borrower. Any forbearance by Lender in exercising any right or remedy including. without limitation, Lcnder's acceptance of payments from third persons, entities or Successors in Interest of Borrower or in amounts less than the amount then due. shall not be a waiver of or preclude the exercise of any right or remedy. 13. Joint and SeverallJabj]Jty; Co-signers; Snc:asson aDd Assigns Bound. Borrower covenants and agrees that Borrower's obligations and liability shall be joint and several. However. any Borrower who c:o-signs this Security Instrument but does not execute the Note (a "co-signer"): (a) is co-signinS this Security Instrument only to mortgage, grant and convey the co-signer's interest in the Property under the terms of this Security Instrument; (b) is not personally obligated to pay the sums secured by this Security InstIUment; and (c) agrees that Lender and any other Borrower can asrcc to extend, modify, forbear or make any acconunodations with regard to the terms of this Security Instrument or the Note without the co-signer's consenL Subject to the provisions of Section 18. any Successor in Interest of Borrower who asswnes Borrower"s obligations under this Security Instrument in writing, and is approved by Lender. shall obtain all of Borrower's rights and benefits under this Security Instrument. Borrower shall not be released from Borrower's obligations and liability under this Security Instrument unless Lender agrees to such release in writing. The covenants and agreements of this Security Instrument shall bind (except as provided in Section 20) and benefit the successors and assigns of Lender. 14. Loan Charges. Lender may charge Borrower fees for services perfonned in connection with Borrower's default, for the purpose of protecting Lender's interest in the Property and rights under this Security Instrument, including, but not limited to. attornoys' fees. property inspection and valuation fees. In regard to any other fees. the absence of express authority in this Security Instrument to charge a specific fee to Borrower shall not be construed as a prohibition on the charging of such fee. Lender may not charge fees that are expressly prohibited by this Security Instnnnent or by Applicable Law. If the Loan is subject to a law which sets maximum loan charges. and that law is finally interpreted so that the interest or other loan charges collected or to be collected in connection with Ihe Loan exceed the pennittcd limits. then: (a) any such loan charge shall be mtuced by the amount necessary to reduce the charge to the permitted limit; and (b) any sums already collected from Borrower which exceeded permitted limits will be refunded to Borrowcc. Lender may choose to make this refund by reducing the principal owed under the Note or by making a direct payment to Borrower. If a refund reduces principal. the reduction will be treated as a partial prepayment without any prepayment charge (whether or not a prepayment charge is provided for under the Note). Borrower's acceptance of any such refund made by direct payment to Borrower will constitute a waiver of any right of action Borrower might have arising out of such overcharge. WASHING~ingic Family-F1IDJIIe Mao'Freddie Mac UNIFORM INSTRUMENT ITEM 19B3l10(OO1t) (Page 100/15 pagu) Fonn 3048 WI GAEATlAND-To Orde,can: 1~S»9S930falc'1.7I1·1131 20041020000381.0 15. Notices. AU notices given by Borrower or Lender in connection with this Security Instrument must be in writing. Any notice to Borrower in connection with this Security Instrument shall be deemed to have been given to Borrower when mailed by first class mail or when actually delivered to Borrower's notice address if sent by other means. Notice to anyone Borrower shall constitute notice to an Borrowers unless Applicable Law expressly requires otherwise. The notice address shall be the Property Address unless Borrower has designated a substitute notice address by notice to Lender. Borrower shall promptly notify Lender of Borrowers change of address. If Lender specifies a procedure for reporting Borrower's change of address. then Borrower shan only report a change of address through that specified procedure. There may be only one designated notice address under this Security Instrument at anyone time. Any notice to Lender shall be given by delivering it or by mailing it by first class mail to Lender's address stated herein unless Lender has designated anotber address by notice to Borrower. Any notice in connection with this Security Instrument shall not be deemed to have been given to Lender until actually received by Lender. If any notice required by this Security Instrument is also required under Applicable Law. the Applicable Law requirement will satisfy the corresponding requirement under this Security Instrument 16. Governing Law; Severabmty; Rules or Construction. This Security Instrument shall be governed by federal law and the law of the jurisdiction in which the Property is located. All rights and obligations contained in this Security Instrumeot are subject to any requirements and limitations of Applicable Law. Applicable Law might explicitly or implicitly allow the parties to agree by contract or it might be silent, but such silence shall not be construed as a prohibition against agreement by contract. In the event that any provision or clause of this Security Instrument or the Note conflicts with Applicable Law, such conflict shaD not affect other provisions of this Security Instrument or the Note which can be given effect without the conflicting provision. As used in this Security Inatrument: <a) words of the masculine gender shall mean and include corresponding neuter words or words of the feminine gender; (b) words in the singular shall mean and include the plural and vice versa; and (c) the word "may" gives sole discretion without any obligation to take any action. 17. Borrower's Copy. Borrower shall be given one copy of the Note and of this Security InstrumenL 18. Transfer or the Property or a Bene1Ic:IaI Interest in Borrower. As used in this Section 18, "Interest in the Property" means any legal or beneficial interest in the Property, including, but not limited to, those beneficial interests transferred in a bond for deed. contract for deed. installment sales contract or escrow agreement, the intent of which is the transfer of title by Borrower at a future date to a purchaser. If aU or any part of the Property oc any Interest in the Property is sold or transferred (or if Borrower is not a natural penon and a beneficial interest in Borrower is sold or transferred) without Lender's prior written consent, Lender may require immediate payment in full of all sums secured by this Security InstrumcnL However, this option shall not be exercised by Lender if such exercise is prohibited by Applicable Law. If Lender exercises this option, Lender shall give Borrower notice of acceleration. The notice shall provide a period of not less than 30 days from the date the notice is given in accordance with Section IS within which Borrower must pay all sums secured by this Security InstrumenL If Borrower fails to pay these sums prior to the expiration of this period, Lender may invoke any remedies permitted by this Security Instnuncnt without further notice or demand on Borrower. 19. Borrower's Right to RelDstate After Ac:ceIeration. If Borrower meets certain conditions, Borrower shall have the right to have enforcement of Ibis Security Instrument discontinued at any time prior to the earliest of: <a) five days before sale of the Property pursuant to any power of sale contained in this Security Instrument; (b) such other period as Applicable Law might specify foc the termination of Borrower's right to reinstate; or (c) entry of a judgment enforcing this Security InstrumenL Those conditions arc that Borrower: <a) pays Lender all sums which then would be due under this Security Instrument and the Note as if no acceleration had occurred; (b) cures any default of any other covenants or agreements; WASHINGTO~inglc FamiIy-FarmJe MacfFrcddIe Mac VNlFORM INSTRUMENT ITEM lM3t.l t (CO't) (Page II ofl5pagu) Form 30481101 GREAllAHO_ To 0nIer Cd: t·m.53Q-9393 0 Fax: 616-791·1131 20041020000381.0 (c) pays all expenses incurred in enforcing this Security Instrument, including, but not limited to, reasonable attorneys' fees, property inspection and valuation fees, and other fees incurred for the purpose of protecting Lender's interest in the Property and rights under'this Security Instrwncnt; and (d) takes such action as Lender may reasonably require to assure that Lender's interest in the Property and rigbts under this Security Instrument, and Borrower's obligation to pay the sums secured by this Security Instrument, shall continue ·unchanged. Lender may requiIe that Borrower pay such reinstatement sums and expenses in one or more of the following forms, as selected by Lender: (a) cash; (b) money order; (c) certified check, bank check, treastm:r's c:heck or cashier's check, provided any such check is drawn upon an institution whose deposits arc inswed by a federal agency, instrumentality or entity; or (d) Electronic Funds Transfer. Upon reinstatement by Borrower, this Security Instrument and obligations secured hereby shall remain fully effective as if no acceleration bad occurred. However, this right to reinstate shaD not apply in the case of acceleration under Section 18. . 20. Sale of Note; Cbange of Loan Servfcer; Notice or Grievance. The Note or a partial interest in the Note (together with this Security Instrument) can be sold one or more times without prior notice to Borrower. A sale might result in a change in the entity {known as the "Loan Servicerj that collects Periodic Payments due under the Note and this Security Instrument and performs other mortgage loan servicing obligations under the Note, this Security InsIrument, and Applicable Law. There also might be one or more changes of the Loan Serviccr unrelated to a sale of the Note. If there is a change of the Loan Scrviccr. Borrower will be given wriuco notice of the cbange which will state the name and address of the new Loan Scrvicer. the address to which payments should be made and any other information RESPA requires in connection with a notice of transfer of servicing. If the Note is sold and thereafter the Loan is serviced by a Loan Servicer other than the purchaser of the Note, the mortgage loan servicing obligations to Borrower will remain with the Loan Serviccr or be transferred to a suc::c:essor Loan Saviccr and are not assumed by the Note purchaser unless otherwise provided by the Note purchaser. Neither Borrower nor Lender may commence. join. or be joined to any judicial action (as either an inctividuallitigant or the member of a class) that arises from the other party'. actions pursuant to this Security Instrument or that alleges that the other party has breacbed any provision of, or any duty owed by reason of. this Security Instrument, until such Borrower or Lender has notif'JCd the other party (with such notice given in compliance with the requirements of Section 15) of such alleged breach and afforded the other party hereto a ~le period after the giving of such notice to talcc corrective action. If Applicable Law provides a time period which must elapse before certain action can be talccn. that time period will be deemed to be reasonable for purposes of this paragraph. The notice of acceleration and opportunity to cure given to Borrower pursuant to Section 22 and the notice of acceleration given to Borrower pursuant to Section 18 shall be deemed to satisfy the notice and opportunity to take corrective action provisions of this Section 20. 21. Hazardous Substances. As used in this Section 21: Ca) "1iazardous Substances" are those substances defined as toxic or hazardous substances, pollutants, or wastes by Environmental Law and the following substances: gasoline. kerosene, other flammable or toxic petroleum products. toxic pesticides and herbicides. volatile solvents, materials containing asbestos or formaldehyde, and radioactive maIeriala; (b) "Environmental Law" means federal laws and laws of the jurisdiction where the Property is located that relate to health. safety or environmental protection; Cc) "Environmental Cleanup" includes any response action. remedial action. or removal action. as defined in Environmcotal Law; and (d) an "Environmental Condition" means a condition that can cause, contribute to. or otba-wise trigger an Environmental Cleanup. Borrower shall not causo or pennit the presence, use, disposal. storage. or release of any Hazardous Substances. or threaten to release any Hazardous Substances. on or in the Property. Borrower sha11 not do. nor allow anyone elsc to do. anything affecting the Property Ca) that is in violation of any Envirorunenral Law. (b) which creates an Environmental Condition. or Cc) which, due to the presence, use, or release of a Hazardous Substance, creates a condition that adversely affects the value of the Property. The preceding two sentences shall not apply to the presence. use, or storage on the Property of small quantities of Hazardous WASIDNGTON-Singlo Funily-FIIIIIIIe M~dIe Mac UNIFORM INSTRUMENT ITEM 1983L12 (0011) (Page 12 of 15 pages) Form 34M3 VOl GREAnANO-ToO"" Call: I~Ofu:'1.79H131 20041020000381.0 Substances that are generally recognized to be appropriate to normal residential uses and to maintenance of the Property (including, but not limited to, hazardous substances in consumer products). Borrower shall promptly give Lender written notice of <a) any investigation, claim, demand, lawsuit or other action by any governmental or regulatory agency or private party involving the Property and any Hazardous Substance or Environmental Law of which Borrower bas actual knowledge, (b) any Environmental Condition, including but not limited to, any spilling, leaking, discharge, telease or threat of release of any Hazardous Substance, and (c) any condition caused by the presence. use or release of a Hazardous Substance which adversely affects the value of tho Property. If Borrower learns, or is notified by any governmental or regulatory authority, or any private party, that any removal or other remediation of any Hazardous Substance affecting the Property is necessary. Borrower shaD promptly take all necessary remedial actions in accordance with Environmental Law. Nothing herein shall create any obligation on Lender for an Environmental Cleanup. NON-UNIFORM COVENANI'S. Borrower and Lender further covenant and agree as follows: 22. Acc:eleratlon; Remedies. Lender sbaD give notice to Borrower prior to ac:ceJeration fonowing Borrower'. breach of any covenant or agreement In this SecurIty Instrument (bat not prior to acceleration under SectIon 18 unless AppUc:able Law provides otherwise). The DOtIce ah.aII specify: (a) the default; (b) the ac:t1on required to cure the default; (e) a date, not less than 30 days from the date the DOtice Is given to Borrower, by wbIch ebe default must be cured; and (d) that taJlnre to cure the default on or before the date spedtled In the notlee may result In ac:c:eleratlon or the smns secured by thfs Security Instrument and sale of the Property at pnbUe auetfon at a date not less than 120 days In the fnture. The notlee shall further Inform Borrower or the rlpt to reinstate after acceleration, the rlgbt to bring a court ac:tlon to assert the non-exlstence 01 a default or any other defense of Borrower to acceleration aad sale, and any other matters required to be Included In the notice by AppUc:able Law. If the default Is not eared on or before the date specified In the notice, Lender at Is option, may require immediate payment In run of aU sums secured by this SecurIty Instrument without fIu1ber demand and may. Invoke the power of sale aadlor any other remedies permitted by Applkable Law. Lender sbaIl be entitled 10 collect all expenses Jucurred In pursuing the remedies provided In this Section 22, fndudlng, but not Umlted to, reasonable aUoI'1le)'S' fees and costs of title eYidence. If Leader Invokes the power or sale, Lender shall"ve written noUce to Trustee of the occurrence or an event 01 default and of Lender'. eldon to c:auae ebe Property to be sold. Trustee and Lender shaD take such aetIon regarding DOtice or sale and .baII give such notices to Borrower and to other periODS as AppUcable Law may require. After the time required by Applicable Law and after pubHeation 01 the DOtice 01 sale, Trustee, without demand on Borrower, shaD sell the Property at publlc: audlon to the highest bidder at the time and place and under the terms designated III the notice of sale III ODe or more parcels and In any order Trustee determines. Trustee may postpoue sale or the Property for a period or periods permitted by AppUeable Law by pubitc annonnCIJIDeot at the time and place ftxed In the bOCIce or sale. Lender or Its dealpee may purchase the Property at any sale. Trustee ahaU deliver to the purcbaaer Trustee's deed. conveying the Property without any covenant or warranty, expressed or implied. The redtaJs In the Tmstee's deed sball be prima fade evidence of the truth or the statements made therein. Trustee sbaII apply the proceeds oftbe sale In the following order: <a> to aD expenses of the sale, Indudfng, but not IJmited to, reasonable Trustee's and attorneys' rees; (b) to aD sums secured by this Seeurity Instrument; and (c) any excess to the person or persons legally entitled to It or to tbe clerk or the superior court or the county In wbleb tbe sale took place. 23. Reconveyance. Upon payment of all sums secured by this Security Instrument, Lender shall request Trustee to reconvey the Property and shall surrender this Security Instrument and all notes evidencing WASHINGTON-5inaJc FalDily--Faunie MarlFreddie Mac UNIFORM INSTRUMENT ITEM 1985L13 (COlt) (Page 13 of 15 pages) Form 30481101 GREAnAND. To 0nIer C3t ~ oFu: I1'-Nl-1131 . . 20041020000381.0 debt secured by this Security Instrument to Trustee. Trustee shall reconvey the Property without warranty to the person or persons legally entitled to it. Such person or persons shall pay any recomation costs and the Trustee' 8 fee for preparing the reconveyance. 24. Substitute Trustee. In aocotdance with Applicable Law. Lender may from time to time appoint a successor trustee to any Trustee appointed hereunder who has ceased to act. Without conveyance of the Property, the successoc -trustee shallaucceed to aU the title. power and duties conferred upon Trustee herein and by Applicable Law. 25. Use of Property. The'Property is not used principally for agricultural purposes. 26. Attorneys' Fees. Lender shall be entitled to recover its reasonable attorneys' fees and costs in any action or proceeding to construe or enforce any term of this Security InatrumenL The tenn "attorneys' fees." whenever used in this Security Instrument. shall include without limitation attorneys' fees incurred by Lender in any bankruptcy proceeding or on appeal. ORAL AGREEMENTS OR ORAL COMMITMENTS TO LOAN MONEY, EXTEND CREDIT, OR TO FORBEAR FROM ENFORCING REPAYMENT OF A DEBT ARE NOT ENFORCEABLE UNDER WASHJNGTON LAW. wer accepts and agrees to the terms and covenants contained in pages 1 stz#.tnent and in any Ridet-executed by Borrower and recorded with iL ____________ (SeaI) (Seal) .~ .s- ____________ (SeaI) (Seal) .~ .s-o-r Witness: Wibless: WASHINGTON-SingJe FamiIy-F8IIIIIe MaIWreddle Mac UNIFORM INSTRUMENT ITEM 1883114 (OOn) (Page 14 of 15 pag6) Form 3048 1101 GREAl\AND-To 0nIIr Cat 1-IIOO·S30-939301aJ: 61&-791-1131 . . State of Washington County of King ) )SS. ) On this day personally appeared before me Troy J Matthewson 20041020000381.0 • to me known to be the individual(s) described in and who executed the within and foregoing instrument. and acknowledged that he (she or they) signed the same lIS his (her or their) free and voluntary act and deed. for the uses and purposes therein mentioned. Given under my hand and official seal this day of Noc.y I'IIbIic in MId for the Sta Washinatoo ~ at: My commission expires: W ASHlNGTON-SinaJc Fami1y-F8DIlIe MaclFreddfe Mac UNIFORM INSTRUMENT FOI'In 3048 J..ol GllEA11.AHO • To 0nIerCIJI: 1-«JO-5»t:mOfax: 6160191·1131 ITEM .te3L15 (0011) • Sent ,By: MARILENA SIRBUj 4254134645j Mar-29-04 12:34; Page 3/3 PAGE 82 ~, . ---.... , ... ~ LAW Li''' Hl:.S SUPERIOR COURT OF THE STATE OF WASHINGTON FOR SKAGIT COUNTY ESTATE OF: ) ) ) CASE NO.03-4-000S9-0 ('Jr~ j;; FJ'tTto 'Krrcl UA~J THOMAS EDWARD HILL ) ) LETTiRS OF ADMINISTRATION Decflas-ed ) --------~----------------------.. ~---------~---------.-------I. IaASIS 1.1 THOMAS BO~ HILL late of Skagit County died inteatate on or about. Ai'RIL 1.1, 2003 lea .... ing prope1:'ty in this state subject to administration. 1.2 On AUGUST 22, 2003 the court. apPointed CAROLYN BIGELOW to administer the .state of the decedent according to ~aw. 1.3 The personal representative has qualified. It. CERTIFICATION THIS IS TO CERTIFY THAT CAROLYN BIGELOW i. authori~ed by the court to administer the •• tate of the above decedent aCCO~Qing to la~. DATED AUGUST 22, 200J. NANC¥ SCOTT COUNTY CLERK AND CLERK OF THE SUPERIOR COURT BY ~isten A. Denton I Deputy Clerk III. CE~TIFICATE OF COpy STATE OP WASHINGTON ) } BS COUNTY OF SlCAGIT ) I, lU\NCY SCOTT, Clerk of th. Superior Court of this County, certify chat the abov. is a true and correct copy of the Letters of Administration in the above-named case which Was entered of record on AUGUST 22, 2003. I further certify that the". letters are now in full force and effect. DATED =t13lo' ~Cy SCOTT . COt1NTY CLERK AND CI,BR1( OJ' Tlm SUPERIOR COtmT ~r.;.~4,",,,~I601P~ .... () .... tl ..... ~~,,--_~!'.)ep\lty Clerk -" .... --.-. ......::... _ .. 1----<:-.. -- '" .. -..... :. : ;' .. -, j ,. • .1:. 11).' (?;{/~.; 'l'.~, _f r. ~-'-+-~-+-~ ---l..<,.....,.-'-;.~ . . ---'--~-' .. _----- -..• 1: .--.;:...-. , •.. _. "';; ,,:-,.. l..·v· ( ,,' $: ... -I, ;:' . ,. '. • . I· , . . - . . r ,~ ... -.. ~. --• -i:·P? ~-. :::--. -.-. . .. -.' --'-r -rr-<.'" ..,if--- //.,-. v·· 6. ~ . ..J.-' .. __ ._._-l __ .-.----.---- e. -.. . .... --~ • CaseNumber Search R~ Information on King County Superior Court Case #: 03-4- 00869-6 Search Title: 034008696-WA-Superior SUMMARY Information Title: VERDA W ANDERSON Judgment#: NO Filed: 09/15/2003 Records Located: Kent Judge Id: Additional Info: King Superior Court 03-4-00869-6 Page 1 of2 Performed on: Fri Jan 21 200S 7:43:53 PST cause of Action: ESTATE Resolution: PERSONAL REPRESENTATIVE/GUARDIAN APPOINT Completion: . Resolution Date: 09 15 2003 Completion One : case Status: 09 15 2003 -ACTIVE Consolidated cases: Note #1: Note #2: Off-line Date: Restore Date: NAMES Information * -Total partldpants 3. aiel< on the bar number for more detail. Name: ANDERSON, VERDA W Relation to Case: Deceased 01 (DEC01) Death Date: 03 28 2003 Name: HOUSER, PAUL WILLARD JR Relation to Case: Attorney 01 (ATY01) aar#: 11073 Washington State Bar Association Number Name: BOGDAN, DIANE l (PR) Relation to Case: Attorney 02 (ATY02) DOCKET Information Item Court Number Date Code Description/Name 1 0915 PTPOSD PET PROB WIll FOR ORO SOlV&NONINTVN 2003 2 0915 acs CASE INFORMATION COVER SHEET 2003 LOCK ORIGINAL lOCATION -KENT 3 0915 OA OATH /DIANE l BOGDAN 2003 4 0915 lTRTS lETTERS TESTAMENTARY 2003 5 0915 LWAT LAST WIll &. TESTAMENT 2003 6 0915 MTHRG MOTION HEARING 2003 EXP04 EX-PARTE, DEPT -KENT ,. .. . _.. . Secondary Information • .. CaseNumber Search Report 7 0915 NTAPTP NOTICE, APPT & PENDENCY OF PROBATE 2003 8 0915 NTCRD NOTICE TO CREDITORS 2003 9 0915 ORWPRSA OR ADM WILL,APPT PR,ADJ SOLV,DIR AD 2003 EXP04 EX-PARTE, DEPT -KENT 10 1002 AFML AFFIDAVIT OF MAIUNG 2003 11 1104 AFPUB AFFIDAVIT OF PUBUCATION 2003 12 0526 RQ REQUEST FR SPCL NTC OF PROCEEDINGS 2004 Schedule Information Begin Date: 09 15 2003 Imposed Event 09/15/2003* PROBATE REVIEW ATTORNEY Information Name: Relation: HOUSER, PAUL WILLARD JR 1620 DWALL AVE NE STE 201 RENTON, WA 98059-3975 Track: Due 09/14/2004 Phone: (206) 654-9550 Last Add ..... Change:11/16/2002 PR PROBATE REVIEW Completed Status:Actlve Page2of2 NOTE: "The washington State Administrative Office of the Courts and the Washington State courts do not warrant that the Information Is accurate or correct and deny liability for any damages resulting from the release or use of the data. In order 10 assure or verify the accuracy of the Information or data received, the customer should personally consult the -offlcIaI" record reposing at \he court of record. Copyright 2004 CourtTrax Corporation - InfoCcourttrax.com -.-,-. -.. " --·v r---........... --. .-. -=--- . . '," .; 00Jl a -. C"" . ~ -... '. CERTlFlCAlE r. ,the C::..::i::Tsigned7 ~'I Clerk of the City of Kenton, W~ington, certify that thls Is a true and correct copy of~"-W-.w;;~~""",",""" __ _ Subscribed and ~~~~ray CITY OF RENTON, WASHINGTON ORDINANCE NO. 4612 Ali' ORDllf'AB'CE OF ~ Cn'Y OP RENTOR, Jf1aSlUlIJGTtDl, BSTABL:ISlII:RG .All ASSESSKBH'l' D:ISnl:CT POR SAJlITARY SB1Iim SERnCB m A POJl.7XQS' OF '.rBE SOOTlI BIGKLI.JmS, BBATEB'It DOtDtS, AliD DPLB9fOOD SUB-BASXNS AHD BSTABLUDlDIG THE .AHOmrl' OF THE CHARGE UPOH CONNECTION "rO "l"U J"ACIL:E'nES. THB CIn CoUNCIL OF THE CITY OP RENTON, WASHINGTqN, DO ORDAIN .AS FOLLOWS: SECTION I. There is hereby created a Sanitary Sewer Service Special Assessment Distr~ct for the area served ~"the East Renton Sanitary Sewer Xntercepto~ in the northeast quadrant of the City 0:1: Renton and' a portion o:f 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 Exhibit -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 , 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. SECtiON J:i, Persons connecting to the sanitary sewer facilities in this Special ASsessment District and which properties • . . ' ORDlNANCE 4612 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 aevelopment charge, the following additional '. fees: A. 'Per unit Charge. New connections of residential dwelling 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 I I i I . are included within the boundary legally described in Exhibit ~A· and which boundary is shown on tbe'mz~ attached as Exhibit "B.M SECTION :[1:1:. In addition to· the aforestated charges, there shall be a cbarge of 4.11% 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. SlCTIOlJ IY, This ordinance shall be etfe,ctive upon its passage, approval., and thirty (30) dqys after publication'. PASSED BY THE CITY COUNCIL this'~ day of __ ~J~u~n~e~ ____ ~ 1996. Clerk 2 I i.·' . . ..... .w- .' . .;: . . :.t. .' .l .:. ~\.·L ORDINANCE 4612 .: .... APPROVED BY THE MAYOR thi~ ~ day of __ J __ u_n_e __________ , 1996. Appro~as to fo:rul: :.. O:~~~Q1~ Lawrence J. Warren, City Attorney Date of Publication: 6/14/96 ORD.576:5/20/96:as. 3 s .. \ f J · . • =--=v .. "ILq •• PM ') , •• Exhibit A LEGAL DESCRIPnON OF THE SPECIAl. ASSESSMENT DISTRICT FOR THE CITY OF RENTON -EAST RENTON INTERCEPTOR Portions ofSectlons 8,9, 10, 11. 14. 15. 16. 17.21 and 22 an in Township 23N. ~e 5E W.M. in King County. Washington ." Section 8, Township ~ Range 5E W.M. All of that portion of Section 8, Township 23N. Range 5E W.M. lying East of the East right-of-way line ofSR-405 and South of the follow1ng described line: Begfnn1ng at the intersection of the East line of said Section 8 with the centerline of NE 7tJi 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 IA 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 23N, Range 5E W.M. All of that portion of SectIon 9, Township 23N. Range 5E W.M. lying South and East of the follawiDg described line: . Beglnning on the centerline ofNE 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 lA of said Section 9; thence East along said South line to its intersection with the cent.erUne of Redmond Avenue NE; thence Northerly along said centerline to its intersection with the centeIiine 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 23M, Range 5E W.M. All of that portion of Section 10. Township 23N. Range 5E W.M. lying Southerly and Westerly of the following descIibed line: Beglnning on the West line of Section 10 at its Intersection with the North line of the South ~ of the North ¥.z of said Section 10; 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 JA of said Section 10; thence East along said North line to its intersection with the East line of said Section 10 and the term1nus of said line. I l .VM. i.. • .. 1 Legal Description oj the Special Assessment District for the Ci!y of Renton -East Renton Interceptor Section 11, Township 23N, Range SE W.M. All of the Southwest v.. of Section 11. Township 23N. Range 5E W.M.. Section 14, Township 23N,::Ran~6E W.M. Page 2 0/3 All of that portion of Section 14. Township 23N, Range 5E. W.M. descn1>ed as follows: All of the Northwest 1A of said section. together with the Southwest ~ of said section. except the South Y.l of the Southeast ~ of said Southwest IA and except the plat of McIntire Homesites and lh 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 oftbe East 239.435 feet of Tract 6, Block 1 of Cedar River Five Acre Tracts as recorded in the Book of Plats, Volume 16, Page 52. ~rds of King County, Washington, less ~ of the street abutting said portion of Tract 6, Block 1. and less '!):act 6, Block 2 of said Cedar River Five Acre Tracts, less lh 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 less 1h the street adjacent to said portion of Tract 5, Block 2. Section 15, Townshlp 23N, Range 5E W.M. All of that portion of Section 15. Townsbip 23N. Range 5E. W.M .• except the Southwest IA of the Southwest 1A of the Southwest 1A of said section. Section 16, Township 23N, Range 5E W.M. All bf that portlon of Section 16. Township 23N. Range 5E W.M .• except that portion of the Southeast 1A of the Southeast lA of the said Section 16ly:ing 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 Colllltr Washington and its Northerly extenslon to the North line of said Southeast v.. of the Southeast lA 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, Range5E 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 HighWaYl 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 Fo'IDAT"\FI£N\I_~ 1 ____________________________________________________ ....... . . ' 1 , • j i . t ...... Legal Description of the Spedlzl Assessment District for tM City of Renton -FAst Renton Inieraptor Page3of3 between the South line of the NE 3rd Street and the Northeasterly margin of SR- 405. section 21. Townsblp23N. Range 5E W.M. All that portion of Section 21. Township 23N. R 5E 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 DMsion No. 2 as recorded in the Book of Plats. volume 39. page 39, Records ofK1ng County. Washington Section 22, Township 23N, Range 5E W.M. All of that portion of Sectlon22. Township 23N. Range 5E W.M. described as follows: .All of the Northwest JA of the Northeast ~ of said Section 22 lying Northerly of the :i Southerly line of the Plat of Maplewo~ Heigh~ as recorded In the Book of Plats. ai volume 78. pages 1 through 4. Records oHOng County. Washington. ~ : Together with the North 227.11 feet of the west 97.02 of the Northeast 1A of the N Northeast ~ of said Section 22. c.D C CD 0) .. ... !l9." , ...... _ ..•• , ; iLD ..... ta£L2 ,4 ............ :0 Exhibit B EAST RENTON INTERCEPTOR Special Assessment District Boundary "1:24,000 ------City LImits • IZTI.LI Special Assessment Oisfrid • i __________________ ~ __ __ It " Return Address: City Clerk's Office City of Renton 1055 South Grady Way Renton, WA 98055 Please print or type information ., -- III WASHINGTON STATE RECO RDER' SC over Sheet (Rcw 65,04) Document Title(s) (or transaCtions contained theIeIn): (allueas applicable to your document must be filled in) 1. Ordinance No. S096 2. 3. 4. Reference Number(s) of Documents assigned or released: Additional refeccnce #'5 OD page _ of dOCUlJlel1t Grantor(s} (Last name first name. initials) 1. City of Renton , 2-, Additional names on page _ of document. Grantee(s) (Last name first, then first name and initials) 1. , 2-, Additional names on page _ of document. Legal descriptioD (abbreviated: i.e-lot block, plat or section, township. range) 20041102002366.0 The SE ~ of the SW IA of the NE IA AND'the North '* of the NE ~ of the NW lA of the SE ~ of Section 10, Township 23 North. Range S East, W.M., in King County, Washington; EXCEPT the North 30 feet of the West 30 feet thereof. said exception being within the City Limits of Renton per City of Renton Ordinance 4215. Additional legal is on page 5 of document. Assessor's Property Tax Parcel Accouut Number o Assessor Tax # not yet assigned 1023059344,1023059435.1023059257,1023059158. 10230S9335,1023059141.1023059245,1023059317. 10230S9058.1023059337 The AuditorJRecorder will rely on the information provided on the form. The staff will not read the document to verify the accuracy or completeness of the indcxina information DtOvided heccin. . . I am requesting an emergency nonstandard recording for an additional fee as proVIded in RCW 36.18.010. I understand that the recording processing requirements may cover up' or otherwise obscure some pare of the text on the original document. _____________________ Signature of Requesting Party .. -'.' • ~1 • t : ... .. :". CITY OF:RENTON, WASHINGTON ORDINANCE NO. 5096 AN ORDINANCE OF TIlE CITY OF RENTON, WASHINGTON .ANNEXING CERTAIN TERRITORY OF THE CITY OF RENTON (JOHNSON ANNEXATION;. FILE NO. A-03-(08) 20041102001~56.0 • WHEREAS, under the provisions ofRCW 3SA 14.120 as amended, a petition in writing requesting that certain tenitory contiguous to the City of Renton, as described below. be annexed to the City of Renton, was presented and filed with the City Clerk on or about.December 19, 2003; and WHEREAS, prior to the filing and circulation of said petition for annexation to the City of Rent on, the petitioning owners notified the City Counci1 of their intention to commence such proceedings as provided by law, as more particularly specified in RCW 3SA 14.120, and upon public bearing thereon, it having been determined and the petitioning owners having agreed to assume their fair share of the pro-existing outstanding indebtedness of the City of Renton as it pertains to the tenitOlY petitioned to be annexed; and to accept that portion of the City's Comprehensive Plan as it pertains to the tenitoI}' including the applicable Zoning Code relating thereto; and WHEREAS, the King County Department of AssessmentS has examined and verified the signatures on the petition for annexation and determined signatures represem at least Sixty percent (6()OA) of the assessed value (excluding streets) of the area to be annexed, as provided by law; and CERT1FICATE I, the undersigned City Clerk of the City of Renton, Washington, certify that this is a true and correct copy of {)yd,'nIlnte '# S'!/a' . Subscribed andsea&::~. y ~~o~ . u ;/. bJ. City Clerk 20041102002356.0 .. -~ ,d .: ORDINANCE NO. 5096 WHEREAS, the Economic Development, Neighborhoods and Strategic Planning Department of the City of Renton having considered and recommended the annexing of said property to the City ofRenton;.and WHEREAS, the City Council fixed April 19, 2004, as the time and place for public bearing in the City Council Chamb~ .City Hall, Re~ Washington, upon the petition and notice thereof having been given as provided by law; and WHEREAS, pursuant to said nOti~ public bearings have been held at the time and place specified in the noti~ and the Council having considered· all matters in connection with the petition and further detennined that all legal requirements and procedures of the law applicable to the petition method for annexation have been met; and WIIEREAS, the King County Boundary Review Board having deemed the "Notice of Intention" approved as of August 20, 2004; and ~ the City of Rento~~ is concurrently zoning the annexation site R-S, eight units per net acre; NOW, THEREFORE, mE pnr COUNCIL OF THE CITY OF RENfON, WAsmNGTON, DO ORDAIN AS FO~WS: SECDQNL The findin~ recitals, and detetminations are hereby found to be true and correct in all respects. All requirements of the law in regard to the annexation by petition ~ including the provisions ofRCW 3SAI4.120, 130, 140 and 150, have been met. It is further determined that the petition for annexation to the City of Renton of the property and territoIy described below is hereby approved and granted; the following described property being contiguous to the City limits of the City of Renton is hereby annexed to the City of 2 ORDINANCE NO. 5096 • 20041102002356.0 Renton, and such annexation to be effective on and after the approval, passage, and publication of this Ordinance; and on and after said date the property shall constitute a part of the City of Renton and shall be subject to aU its laws and ordinances then and thereafter in force and effect; the property being described as follows: . See Exhibits "A" and "B" attached hereto and made a part hereof as if fully set forth herein . [Said property, appro~ely 18.24 acres in area, is generally located south of the centerline of SE·118 ~ if extended, and east of the western edge of the 14~ Avenue SE right-of-way] and the owners of the property within the annexation shall assume their f8ir share of the outstanding indebtedness oftbe City of Renton as prescribed in RCW 3SA14.120 as it pertains to the property, and the property shall be subject to the City's Comprehensive Plan and Zoning Code. SECfIONB. This Ordinance shall be effective upon its passage, approval, and five days after its publication. A certified copy of this Ordinance shall be filed with the King County Council, State of Washington, and as otherwise provided by law. PASSED BY THE Cl1Y COUNen. this 25th day of October ,2004. Bonnie I. Walton, City Clerk 3 ( , "' , 20041102002366.0 ORDINANCE NO. 5096 APPROVED BY TIIE MAYOR this 25th. day Of_.uQJ,.;.C~tolo/.Jbl.Llet::.lr'--___ ----J' 2004. {~/4A,-J~~ KathY Jker-Wheeler~ Mayor Approved as to form: ~ Date of Publication: 10/29/2004 (sulDmary) ORD.1133:1018l04:ma 4 , < , " 2004110200235S.cl .. ., ORDINANCE NO. 5096 EXHIBIT A JOHNSON ANNEXATION LEGAL DESCRIPTION The SE ~ of the SW ~ of the NE ~ AND the North ~ of the NE ~ of the NW ~ of the SE JA of Section 10, Township 23 North, Range 5 East, W.M., in King County, Washington; EXCEPT the North 30 feet of the West 30 feet the~of, said exception being within the City Limits of Renton per City of Renton Ordinance 42~S. TOGETHER WITH that portion of the East 30 feet (142nd Ave SE) of the West JA of the East ~ of said Section 10. lying southerly of the easterly extension of the southerly right-of-way margin of NE 9th St, said easterly extension also 1>eing the City Limits of Renton per City of Renton Ordinance 4215. and northerly of the w~terly extension of the south line of said North ~ of the NE JA of the NW ~ of the SE ~ of Section 10. H:\Fi1e Sys\LND -wd Subdivision Be Surveying Records\LND-Ot -Legal Descriptions\0099.doc 20041102002366.0 , . • • ,--:-.: -.. EXHIBITB : .... . / ,,"~_ .• , , • .1: •. :', .: .• " .~ ", t.; ,;. Afln_tiOn-· . .. '. ~ .. ,' .. ·W.e!Iand OljUlils ~:.;~~~ ....... Printed: 01-25-2005 Payment Made: ~ITY OF RENTON 1055 S. Grady Way Renton. WA 98055 Land Use Actions RECEIPT Permit#: LUAOS-009 01/25/200510:28 AM Receipt Number: JAN 252005 RECt:IVED R0500404 Total Payment: 2,500.00 Payee: WEDGEWOOD LANE, 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 Payments made for this receipt Trans Method Description Amount Payment Check 7519 2,500.00 Account Balances Amount 500.00 2,000.00 Trans Account Code Description Balance Due 3021 303.000.00.345.85 Park Mitigation Fee 5006 000.345.81.00.0002 Annexation Fees 5007 000.345.81.00.0003 Appeals/Waivers 5008 000.345.81.00.0004 Binding Site/Short Plat 5009 000.345.81.00.0006 Conditional Use Fees 5010 000.345.81.00.0007 Environmental Review 5011 000.345.81.00.0008 Prelim/Tentative Plat 5012 000.345.81.00.0009 Final Plat 5013 000.345.81.00.0010 PUD 5014 000.345.81.00.0011 Grading & Filling Fees 5015 000.345.81.00.0012 Lot Line Adjustment 5016 000.345.81.00.0013 Mobile Home Parks 5017 000.345.81.00.0014 Rezone 5018 000.345.81.00.0015 Routine Vegetation Mgmt 5019 000.345.81.00.0016 Shoreline Subst Dev 5020 000.345.81.00.0017 Site Plan Approval 5021 000.345.81.00.0018 Temp Use or Fence Review 5022 000.345.81.00.0019 Variance Fees 5024 000.345.81.00.0024 Conditional Approval Fee 5036 000.345.81.00.0005 Comprehensive Plan Amend 5909 000.341.60.00.0024 Booklets/EIS/Copies 5941 000.341.50.00.0000 Maps (Taxable) 5954 604.237.00.00.0000 Special Deposits 5955 000.05.519.90.42.1 Postage 5998 000.231.70.00.0000 Tax 'TIaining Balance Due: $0.00 .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 ENT PLANNING OE'J~·{?~'(jF RENTON jUl , 9 2005 RECE\VEO Core Design, Inc. 14711 N.E. 29th Place Suite #101 Bellevue, Washington 98007 425.885.7877 Fax 425.885.7963 LEVEL ONE DOWNSTREAM ANALYSIS AND PRELIMINARY STORM DRAINAGE CALCULATIONS FOR WEDGEWOOD LANE DIVISIONS 1, 2 AND 3 RENTON, WASHINGTON ~--'." Prepared by: Scott Borgeson~ P.E. Ed Jones, P.E. February 2005 01045 I EXPIRES 4/20k:.'5 Reviewed by: Date: Core No.: ENGINEERING· PLANNING· SURVEYING WEDGEWOOD LANE TABLE OF CONTENTS 1. Project Overview 2. Offsite Analysis 3. Flow Control and Water Quality Facility Analysis and Design Core Design, Inc. \VEDGEWOOl) L\NE PREUJ\fINARY PL-\T P~lgf j 1. PROJECT OVERVIEW: The Preliminary Plat of Wedge wood Lane is located in the city of Renton, East of 142nd Ave. SE and south of S.B. 116th Street, which currently is not established right-of-way. Please see the Vicinity Map on the next page. This project site includes multiple parcels that currently have approximately 7 single-family residences and associated garages and outbuildings. A Type II Wetland runs just outside of the eastern property line along the majority of the property. The existing ground is covered with tall grass and forestland. The property's eastern boundary borders the proposed Plats of Rosemonte and East Renton and other undeveloped parcels, all of which are in King County. This preliminary plat will be developed in three divisions. The adjacent Preliminary Plat of Aspenwood will be developed separately by Harbor Homes, but the stormwater runoff from it will be tributary to the Wedgewood Lane plat's stormwater system. Weare designing the stormwater detention and water quality facilities to serve all three divisions of the Wedgewood Lane project, as well as the Aspenwood project that is currently being reviewed by City staff. We feel that constructing one system to handle the stormwater from all of these projects will benefit the residents in the long term with reduced per lot maintenance expenses and will improve the overall appearance of these neighborhoods, as compared to the option of having smaller, individual facilities for each of the projects. In order to further enhance these neighborhoods, our client has directed us to design the facilities to have a more natural appearance than traditional ponds. Core Design Inc. has discussed this proposed system with the City of Renton in meetings and with a letter dated December 20,2004 and received conceptual approval of the concepts presented herein in a response letter dated January 6,2005. King County requires Level 1 Flow Control and Water Quality for the site. Detention for the majority of the site (Basin A) will be provided by the detention pond located in Division 3, hereafter referred to as Pond A. Water quality enhancement for the same tributary area will be provided by two separate facilities, a bioswale and dead storage in Pond A. The current pond configuration has been designed to provide enough dead storage to enhance the water quality of approximately 55% of the total area of the three Wedgewood Lane divisions and Aspenwood. We are proposing that a bioswale be utilized to provide treatment for the remaining 45% of the project. The bioswale would provide the required treatment for the water quality storm event and then discharge the stormwater into the conveyance system, upstream of the wet pond. The wet pond will provide primary water quality enhancement for stormwater runoff from a little more than half of the site and will also provide some secondary treatment for the runoff that will have already been treated by the bioswale. Although the wet pond and bioswale proposed for this project will each be sized for the flows from just a portion of the overall site, there will still inevitably be some enhanced protection for the stormwater that goes through both facilities. All drainage discharging from the pond will be discharged via a flow spreader to the onsite Type II Wetland. A separate detention and water quality facility, Pond B, will be designed to serve six lots in the northeast comer of Division 3, as well as their access road and a portion of the S.E. ll6th Street frontage improvements. This area will be referred to as Basin B. Also, the roof and footing drains from 22 lots, totaling 3.07 acres, will be dispersed to the wetlands through multiple flow spreaders, as discussed in the letter to the City of Renton dated December 20, 2004. These spreaders will distribute the stormwater across a large portion of the wetland, in order to mimic the existing conditions. Core Design. Inc Page l 5 "1".-! FIGURE 1: VICINITY MAP DATE SEPTEMBER 2004 DRAWN FAK APPROVED ETJ 4 9 R E N TON GREENWOOD CEMETERY 16 NE 41H STREET 15 vrCrNfTY MAF I" = 3000':1: cORE \: /DES/GN PROJECT MANAGER ENGINEERING --------_ ..... __ .. __ . __ .. _._ ..... _._. __ .. _ .... _ .......... _ ..... _ ........ _ ... __ .. 8M PT. 1852 2 11 14 8M PT. 2103 ) 47 7 ) NE 29th Place Suite 70) Bellevue, Washington 98007 425.885.7877 Fax 425.885.7963 PLANNING· SURVEYING 2. OFFSITE ANALYSIS: This offsite analysis was perfonned on August 29,2002 and on March 25,2003. Upstream Tributary Area The only upstream tributary area that will affect the development is the east half of Hoquiam Ave. NE for the majority of the site's frontage. This would include the area from the centerline crown of the road to the project's property line. Stormwater runoff from this area will be collected in the . developed project site's system. Downstream Analysis Drainage from the Wedgewood Lane property naturally sheet flows across the site to an offsite Type II wetland where it merges with other wetlands to the northeast from the project site to fonn Honey Dew Creek. This drainage continues offsite under S.B. 116th Street through a 24" CMP culvert. From here the drainage continues north in a well-defined channel for more than 'l4 mile. In the vicinity of the 'l4 mile downstream point, Honey Creek has a bank-to-bank width of approximately 5' -10' with an intennittent free stone channel approximately 2' -5' wide. The stream was dry with no evidence of recent surface water flows, when walked in August, 2002. Substantial debris was observed within the stream. A neighbor on the east side of the creek said the creek contains consistent flows through the winter until around May. Some moist soil was noted in adjacent areas. From the 'l4 mile downstream point, Honey Creek drains northerly through a heavily wooded, brushy area for approximately another 14 mile, where it turns westerly for approximately 800 feet and flows under Hoquiam Avenue NE via a 24" concrete culvert. The creek continues flowing through a heavily forested, brushy area for approximately 1,200 fect, where it enters a 48" concrete stonn drainage system in Duvall Avenue NE. At this intake, the creek was approximately 10' -15' wide with no evidence of recent surface flows. From Duvall Avenue NE, the creek continues flowing westerly via an underground system within a commercial development near the intersection of Duvall Avenue NE and NE Sunset Boulevard. The creek continues northwesterly through established channels and eventually enters May Creek approximately 2 Yz miles from the site, which discharges to Lake Washington north of Kennydale. No evidence of erosion or flooding was found during this downstream analysis. See the attached Downstream Tributary Area map for a graphical depiction of this route. Core Design, Inc. WEDGEWOOD LANE PIREUIIHNARY PLxr 3. FLOW CONTROL AND WATER QUALITY FACILITY ANALYSIS AND DESIGN: A. Hydraulic Analysis The drainage analysis for the pond was modeled using the King County Runoff Time Series software. The site's soils are Alderwood (AgC & AgD), KCRTS group Till. 'Please see the Appendix for the Soils Map and Rainfall Regions and Regional Scale Factors map. The site is located in the Landsburg rainfall region with a location scale factor of 0.85. BASIN A EXISTING CONDITIONS The undeveloped site mostly sheet flows into the off site Type IT wetland located just east of the eastern property line. The area of Basin A to be improved covers approximately 23.6 acres not including lots that will drain directly to the wetland and the drainage pond itself. The existing ground cover is a combination of impervious surfaces, till-pasture and till-forest. The zoning for the site is R-8 and R-4. Per Table 3.2.2.E in the 1998 KCSWDM, the effective impervious fraction for 1 DU/GA is 0.50. The impervious area for the existing site is 0.86 acres. The effective impervious area is 0.50*0.86 acres = 0.43 acres. Please see the Existing Conditions Exhibit for additional information. The following information was used for generating the time series and flow frequencies shown further below. EXISTING CONDITIONS Total Area = 23.6 acres GROUND COVER AREA (acres) Till-Pasture / Till Forest 5.13 / 18.04 Effective Impervious* 0.43 * Using a fraction of 50% for both driveways and buildings per Table 3.2.2.E Flow Frequency Analysis Time Series File:01045ex.tsf Project Location:Landsburg ---Annual Peak Flow Rates--- Flow Rate Rank Time of Peak (CFS) 1. 92 2 2/09/01 18:00 0.402 7 1/05/02 16:00 1. 27 4 2/28/03 16:00 0.388 8 8/26/04 1:00 1. 18 5 1/05/05 10:00 0.945 6 1/18/06 21:00 1. 65 3 11/24/06 5:00 2.68 1 1/09/08 7:00 Computed Peaks Core Design. Inc- -----Flow Frequency Analysis------- - -Peaks Rank Return Prob (CFS) Period 2.68 1 100.00 0.990 1. 92 2 25.00 0.960 1. 65 3 10.00 0.900 1. 27 4 5.00 0.800 1.18 5 3.00 0.667 0.945 6 2.00 0.500 0.402 7 1. 30 0.231 0.388 8 1. 10 0.091 2.43 50.00 0.980 DEVELOPED CONDITIONS The developed site within Basin A will consist of 145 single-family residences with associated roadways and utilities. The impervious area was calculated based on the actual areas of the roads and the pond live-dead interface surface and the anticipated per lot impervious area (building footprints, driveways, patios, walkways, etc.). The impervious area per lot was calculated as 2,800 square feet. The effective impervious area was calculated for the existing lot that is in the middle of the project site, but which is not included within the proposed development scenario, since it is tributary the project site. The input values and output data for the KCRTS analysis are below and on pages 6-10. DEVELOPED CONDITIONS Total Area = 23.6 acres GROUND COVER Till-Grass (Landscaping) Impervious Flow Frequency Analysis Time Series File:01045dv.tsf Project Location:Landsburg ---Annual Peak Flow Rates--- Flow Rate Rank Time of Peak (CFS) 4.73 4 2/09/01 2:00 2.66 8 12/03/01 17:00 4.38 6 9/10/03 15:00 5.26 3 8/26/04 1:00 4.30 7 10/28/04 18:00 4.45 5 10/22/05 17:00 5.72 2 11/21/06 9:00 8.79 1 1/09/08 7:00 Computed Peaks AREA (acres) 12.0 11.6 -----Flow Frequency Analysis------- - -Peaks Rank Return Prob (CFS) Period 8.79 1 100.00 0.990 5.7:? 2 25.00 0.960 5.26 3 10.00 0.900 4.73 4 5.00 0.800 4.45 5 3.00 0.667 4.38 6 2.00 0.500 4.30 7 1. 30 0.231 2.66 8 1.10 0.091 7.76 50.00 0.980 As shown in the KCR TS output that follows, the required detention pond size was determined to be 248,796 cf. The preliminary grading and utility plans submitted concurrently with this report show a pond design that will provide 253,800 cf of live storage for detention from the live-dead interface elevation of 429.0 to the design water surface elevation of 443.0. The final design configuration, including the details of the orifice control structure, will be provided with the final engineering plans following preliminary plat approval. Core DeS1!~.Il, Inc, Detention Routing Calculations 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 0 Elevation: Storage Volume: Riser Head: Riser Diameter: Number of orifices: Orifice # 1 2 Height (ft) 0.00 8.75 Detention Pond 3.00 H:1V 165.00 ft 65.00 ft 10725. sq. ft 34749. sq. ft 0.798 acres 12.00 ft 0.00 ft 248796. cu. ft 5.712 ac-ft 14.00 18.00 2 Diameter (in) 2.25 3.13 ft inches Full Head Discharge (CFS) 0.514 0.607 Top Notch Weir: Rectangular Length: 1.38 in Weir Height: 11.80 ft Outflow Rating Curve: None Pipe Diameter (in) 6.0 Stage Elevation Storage Discharge Percolation (ft) (ft) (cu. ft) (ac-ft) (efs) (cfs) 0.00 0.00 o. 0.000 0.000 0.00 0.02 0.02 O. 0.000 u.021 0.00 0.05 0.05 O. 0.000 0.030 0.00 0.07 0.07 O. 0.000 0.036 0.00 0.09 0.09 O. 0.000 0.042 0.00 0.12 0.12 O. 0.000 0.047 0.00 0.14 0.14 O. 0.000 0.051 0.00 0.16 0.16 O. 0.000 0.056 0.00 0.19 0.19 O. 0.000 0.059 0.00 0.46 0.46 O. 0.000 0.093 0.00 0.74 0.74 O. 0.000 0.118 0.00 1. 01 1. 01 O. 0.000 0.138 0.00 1. 29 1. 29 O. 0.000 0.156 0.00 1. 56 1. 56 O. 0.000 0.172 0.00 1. 83 1. 83 O. 0.000 0.186 0.00 2.00 2.00 O. 0.000 0.194 0.00 2.27 2.27 2946. 0.068 0.207 0.00 2.55 2.55 6110. 0.140 0.219 0.00 2.82 2.82 9265. 0.213 0.231 0.00 3.10 3.10 12648. 0.290 0.242 0.00 3.37 3.37 16019. 0.368 0.252 0.00 3.65 3.65 19629. 0.451 0.262 0.00 3.92 3.92 23221. 0.533 0.272 0.00 4.20 4.20 27062. 0.621 0.281 0.00 4.47 4.47 30881. 0.709 0.290 0.00 4.75 4.75 34961. 0.803 0.299 0.00 5.02 5.02 39013. 0.896 0.308 0.00 5.29 5.29 43181. 0.991 0.316 0.00 Core Dt's ign, 1 nc. Surf Area (sq. ft) O. O. O. O. O. O. O. O. O. O. O. O. O. O. O. 10725. 11100. 11495. 11881. 12287. 12683. 13100. 13507. 13935. 14353. 14792. 15221. 15655. Page 6 5.57 5.84 6.12 6.39 6.67 6.94 7.22 7.49 7.76 8.04 8.31 8.59 8.75 8.78 8.82 8.85 8.88 8.91 8.95 8.98 9.01 9.04 9.32 9.59 9.87 10.14 10.42 10.69 10.96 11.24 11.51 11.79 11.80 12.07 12.35 12.62 12.90 13.17 13 .45 13.72 14.00 14.10 14.20 14.30 14.40 14.50 14.60 14.70 14.80 14.90 15.00 15.10 15.20 15.30 15.40 15.50 15.60 15.70 15.80 15.90 Cure Design. JlJc. 5.57 5.84 6.12 6.39 6.67 6.94 7.22 7.49 7.76 8.04 8.31 8.59 8.75 8.78 8.82 8.85 8.88 8.91 8.95 8.98 9.01 9.04 9.32 9.59 9.87 10.14 10.42 10.69 10.96 11. 24 11.51 11.79 11.80 12.07 12.35 12.62 12.90 13 .17 13 .45 13.72 14.00 14.10 14.20 14.30 14.40 14.50 14.60 14.70 14.80 14.90 15.00 15.10 15.20 15.30 15.40 15.50 15.60 15.70 15.80 15.90 47628. 52038. 56739. 61396. 66356. 71267. 76493. 81663. 86962. 92595. 98163. 104077. 107522. 108174. 109045. 109700. 110357. 111015. 111896. 112558. 113223. 113888. 120186. 126399. 132992. 139493. 146386. 153181. 160122. 167476. 174719. 182390. 182667. 190224. 198223. 206094. 214422. 222613 . 231275. 239792. 248796. 252054. 255335. 258638. 261964. 265313. 268684. 272078. 275495. 278936. 282399. 285886. 289395. 292928. 296485. 300065. 303668. 307295. 310945. 314620. 1.093 0.324 1.195 0.332 1.303 0.340 1.409 0.347 1.523 0.355 1.636 0.362 1.7560.369 1.875 0.376 1.996 0.383 2.126 0.389 2.254 0.396 2.389 0.402 2.468 0.406 2.483 0.409 2.503 0.418 2.518 0.431 2.533 0.448 2.549 0.470 2.569 0.496 2.584 0.524 2.599 0.547 2.615 0.556 2.759 0.619 2.902 0.668 3.053 0.711 3.202 0.750 3.361 0.785 3.517 0.818 3.676 0.849 3.845 0.878 4.011 0.906 4.187 0.933 4.193 0.934 4.367 0.993 4.5511.080 4.731 1.180 4.922 1.290 5.110 1.420 5.309 1.560 5.505 1.710 5.712 1.870 5.786 2.340 5.862 3.190 5.938 4.290 6.014 5.600 6.091 7.070 6.168 8.510 6.246 9.040 6.325 9.540 6.403 10.010 6.483 10.450 6.563 10.880 6.644 11.280 6.725 11.670 6.806 12.040 6.889 12.400 6.971 12.750 7.055 13.090 7.13813.420 7.22313.740 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 16110. 16555. 17022. 17477. 17955. 18421. 18910. 19386. 19868. 20374. 20866. 21383. 21680. 21736. 21811. 21867. 21923. 21980. 22055. 22111. 22168. 22224. 22756. 23273. 23815. 24344. 24897. 25436. 25980. 26550. 27105. 27686. 27706. 28272. 28064. 29441. 30044. 30631. 31246. 31844. 32469. 32694. 32919. 33145. 33372. 33600. 33828. 34057. 34287. 34518. 34749. 34981. 35214. 35447. 35681. 35916. 36152. 36388. 36625. 36863. Hyd Inflow Outflow Peak Target Calc Stage Elev 1 8.79 ******* 6.68 14.47 14.47 2 4.73 1. 92 1. 69 13.68 13.68 3 5.72 ******* 1. 65 13.61 13.61 4 3.14 ******* 0.84 10.92 10.92 5 2.80 ******* 0.82 10.69 10.69 6 4.45 ******* 0.59 9.19 9.19 7 5.26 ******* 0.37 7.35 7.35 8 2.37 ******* 0.34 6.03 6.03 Route Time Series through Facility Inflow Time Series File:01045dv.tsf Outflow Time Series File:rdout Inflow/Outflow Analysis Peak Inflow Discharge: 8.79 CFS Peak Outflow Discharge: 6.68 CFS Peak Reservoir Stage: 14.47 Ft Peak Reservoir Elev: 14.47 Ft at at Peak Reservoir Storage: 264434. Cu-Ft 6.071 Flow Frequency Analysis Time Series File:rdout.tsf Project Location:Landsburg Ac-Ft Storage (Cu-Ft) (Ac-':Ft) 264434. 6.071 238565. 5.477 236225. 5.423 159030. 3.651 153173. 3.516 117353. 2.694 79010. 1.814 55169. 1. 267 7:00 on Jan 9 in Year 8 9:00 on Jan 9 in Year 8 ---Annual Peak Flow Rates--------Flow Frequency Analysis------- Flow Rate Rank Time of Peak - -Peaks - -Rank Return Prob (CFS) (CFS) (ft) Period 1. 69 2 2/09/01 20:00 6.68 14.47 1 100.00 0.990 0.337 8 11/05/01 3:00 1. 69 13.68 2 25.00 0.960 0.844 4 3/01/03 7:00 1. 64 1.3.6U ~ 10.00 0.900 0.372 7 8/26/04 7:00 0.844 10.92 4 5.00 0.800 0.818 5 1/05/05 16:00 0.818 10.69 5 3.00 0.667 0.591 6 10/28/05 2:00 0.591 9.19 6 2.00 0.500 1. 64 3 11/24/06 8:00 0.372 7.35 7 1. 30 0.231 6.68 1 1/09/08 9:00 0.337 6.02 8 1.10 0.091 Computed Peaks 5.02 14.36 50.00 0.980 Core Design, Inc. \\lEDGEWOOD LANE PREUMli'LUn( PLAT Page 3 Duration Comparison Anaylsis Base File: 01045ex.tsf New File: rdout.tsf Cutoff Units: Discharge in CFS -----Fraction of Time--------------Check of Tolerance------- Cutoff Base New %Change Probability Base New %Change 0.473 0.96E-02 0.90E-02 -6.5 I 0.96E-02 0.473 0.427 -9.8 0.520 0.81E-02 0.85E-02 5.9 I 0.81E-02 0.520 0.555 6.7 0.567 0.69E-02 0.78E-02 12.9 I 0.69E-02 0.567 0.616 8.6 0.614 0.59E-02 0.70E-02 17.6 I 0.59E-02 0.614 0.658 7.3 0.660 0.51E-02 0.58E-02 14.0 I 0.51E-02 0.660 0.681 3.1 0.707 0.41E-02 0.46E-02 12.2 I 0.41E-02 0.707 0.734 3.7 0.754 0.35E-02 0.38E-02 8.3 I 0.35E-02 0.754 0.766 1.6 0.801 0.30E-02 0.27E-02 -7.2 I 0.30E-02 0.801 0.789 -1. 5 0.848 0.24E-02 0.19E-02 -22.0 I 0.24E-02 0.848 0.814 -3.9 0.894 0.21E-02 0.16E-02 -19.8 I 0.21E-02 0.894 0.837 -6.4 0.941 0.17E-02 0.14E-02 -20.0 I 0.17E-02 0.941 0.881 -6.4 0.988 0.15E-02 0.12E-02 -20.2 0.15E-02 0.988 0.915 -7.4 1. 03 0.14E-02 o .llE-02 -19.3 0.14E-02 1. 03 0.947 -8.5 1. 08 0.12E-02 0.10E-02 -15.1 0.12E-02 1. 08 1. 01 -7.0 1.13 0.99E-03 0.91E-03 -8.2 0.99E-03 1.13 1.10 -2.8 1.17 0.95E-03 0.78E-03 -17.2 0.95E-03 1.17 1.12 -4.4 1. 22 0.83E-03 0.67E-03 -19.6 0.83E-03 1. 22 1.15 -5.6 1. 27 0.73E-03 0.54E-03 -26.7 0.73E-03 1. 27 1. 20 -5.3 1. 32 0.65E-03 0.49E-03 -25.0 0.65E-03 1. 32 1. 23 -6.7 1. 36 0.55E-03 0.41E-03 -26.5 0.55E-03 1. 36 1. 27 -7.1 1. 41 0.44E-03 0.36E-03 -18.5 0.44E-03 1.41 1. 34 -4.8 1. 46 0.38E-03 0.31E-03 -17.4 0.38E-03 1. 46 1. 40 -3.8 1. 50 0.31E-03 0.24E-03 -21.1 0.31E-03 1. 50 1.46 -3.1 1. 55 0.23E-03 0.20E-03 -14.3 0.23E-03 1. 55 1. 52 -2.1 1. 60 0.18E-03 O. l3E-03 -27.3 0.18E-03 1. 60 1. 57 -1. 6 1. 64 0.15E-03 0.65E-04 -55.6 0.15E-03 1. 64 1. 58 -3.6 1. 69 0.llE-03 O.OOE+OO -100.0 0.11E-03 1. 69 1. 62 -3.8 1. 74 0.llE-03 O.OOE+OO -100.0 0.11E-03 1. "/4 1. 62 -6.4 1. 78 0.82E-04 O.OOE+OO -100.0 0.82E-04 1. 78 1. 64 -8.0 1. 83 0.49E-04 O.OOE+OO -100.0 0.49E-04 1. 83 1. 66 -9.4 1. 88 0.49E-04 O.OOE+OO -100.0 0.49E-04 1. 88 1. 66 -11.7 Maximum positive excursion = 0.052 cfs ( 8.9%) occurring at 0.579 cfs on the Base Data:01045ex.tsf and at 0.630 cfs on the New Data:rdout.tsf Maximum negative excursion = 0.243 cfs (-12.7%) occurring at 1. 91 cfs on the Base Data:01045ex.tsf and at 1. 67 cfs on the New Data:rdout.tsf Core Design. Inc. Return Penod 2 5 10 20 50 en R _____ _ LL ~ . ~ 10°j----------------------~.~~~============~------------ '" .J:: o tJ) o 00 10-1-L--r----,_---,---~--~,_-_.--,_-_.--r_--r_---,_---r_---r_-~ 2 5 10 20 30 40 50 60 70 80 90 95 98 99 Cumulative Probability ~,----------------------- R ___ _ ~~------~,~--------------... >. " . ." --'<:""-" .,.,-,-..?-'"r'--------------------------. :'> .. (,'~ «' ., \; ... " Ii> :~-N-----------------'·:\\~~,. o '.,. I --->."~:'" ~ .. ~-+----_-------':i-"4i:~_,--------. _ '~:t 00 6 1 ~ o i 0 10 -5 i I II i i 10 -4 I I i I II 10 -3 I I I iii I 10 -2 Probability Exceedence I I i IIII 10 -1 ; Btl,-·I.T·I 2Jell :;,~ViOK_1 ~'\'·i uvl ~" .. j 4.Js I '$p-I :-p,p·l~ 8Jr.-!l~P __ . Core Design_ Inc. Page 10 Water Quality Volume Calculations A. WATER QUALITY POND King County requires that Basic Water Quality Treatment be provided for development of this site. The dead storage portion within the wet pond will be used to provide water quality treatment. The required dead storage was sized according to Section 6.4.1.1 of the 1998 KCSWDM. The following variables were used in the calculation: Volume Factor (f) = 3 Rainfall = 0.039 feet or 0.47 inches Area = developed basin Where Ai = area of impervious surface (sf) Atg = area of till soil covered with grass (sf) Atf = area of till soil covered with forest (sf) Ao = area of outwash soil covered with grass or forest (sf) Vr = f*[0.9Ai + 0.25Atg + O.lAtf+ O.OlAo] x (Rl12) The water quality volume (Vb) for the entire site has been calculated below. In this case the pond will serve as the primary water control facility for 55% of the proposed development and provide the other 45% with secondary treatment: Vb = 3*[(0.9)(505,300) + (0.25)(522720)]0.047112 = 68,790 CF (Entire Site) Portion going directly to pond (55% of total) (Vb) Entire Site *0.55 = 37,834.5 CF (55% portion going to pond) The proposed pond will contain the dead storage from the live-dead interface elevation of 429.0 feet with a surface area at that elevation of 8,512 sf. The top of sediment storage in the pond will have a surface area of 1,392 sf at an elevation of 421.0 feet. This layout will provide 39,600 cf of dead storage. B. BASIC BIOFILTRATION SW ALE Basic Water Quality treatment will also be provided with a biofiltration swale designed per Section 6.3.1 of the 1998 KCSWDM. The biofiltration swale utilizes a design flow equal to 60% of the developed 2-year peak flow rate, as determined using the KCRTS model with 15-minute time steps. The 2-year flow rate using 15-minute time steps is 8.52 cfs and is listed in the KCRTS output included at the end of this section. The water quality flow is therefore, 60%*8.52 cfs = 5.11 cfs. A flow splitter will be utilized to distribute 45% of the water quality stonn event to the biofiltration swale, while the remaining 55% continues to the wet pond for treatment. The design flow for the biofiltration swale was calculated as 45%*5.11 cfs =2.30 cfs. Included at the end of this section is a Core Design. Inc. 'WEDGE\VOOD L-\l"lE PRELJl\UNARY PLAT Page 11 Microsoft Excel spreadsheet that calculates the flow rate and velocity given a bottom width, flow depth, side slopes, Manning's n, and longitudinal slope. The bottom width was calculated to be 14.0 feet with 3:1 side slopes and a longitudinal slope of 1.9%. Manning's n was assumed to be 0.2 for shallow flow conditions and depth of flow was assumed to be 0.33 feet since the swale will be infrequently mowed. Per the Excel spreadsheet shown on the next page, the calculated flow is 2.30 cfs, which is equal to the required water quality flow and the calculated velocity is 0.467 fps which is less than the maximum allowable of 1 fps. The required length of the swale was calculated with the intent of achieving a 9 minute hydraulic residence time. L = 540*velocity = 540 sec. *0.467 fps = 252 feet. Conveyance capacity of the swale was checked using the same bottom width, side slopes, longitudinal slope, and a Manning's n equal to 0.030 per the 1998 KCSWDM Table 4.4.1.B for an earthen, winding and sluggish swale with grass and some weeds. The 100-year flow rate calculated for the entire site was multiplied by 0.45 to account for the amount of flow that makes it to the bioswale leaving 8.52 cfs *0.45 = 3.96 cfs. The 100-year flow can be conveyed through the swale at a maximum depth of 0.15 feet, which is less than the water quality flow depth of 0.33 feet. Please see the Excel spreadsheet that follows. The velocity through the swale during the 100-year return period is 1.88 fps, which is less than the maximum 5 fps. The bioswale has been designed with a 14-foot wide bottom with a concrete or wood divider down its centerline to effectively create two 7-foot wide swales. The bioswale will have 3: 1 side slopes, a longitudinal slope of 1.90%, a length of 255 feet, and a total depth of 0.83 feet, which equates to a flow depth of 0.33 feet plus 0.50 feet of freeboard. Flow Frequency Analysis Time Series File:0104515.tsf Project Location:Landsburg ---Annual Peak Flow Rates--- Flow Rate Rank Time of Peak (CFS) 6.08 7 2/08/01 19:00 5.98 8 5/06/02 7:15 12.41 4 9/10/03 l3 :45 14.19 2 8/25/04 23:30 8.52 6 9/10/05 16:45 13.89 3 10/22/05 16:15 9.68 5 11/21/06 8:00 21.67 1 1/09/08 7:30 Computed Peaks -----Flow Frequency Analysis------- - -Peaks Rank Return Prob (CFS) Period 21.67 1 100.00 0.990 14.19 2 13.89 3 12.41 9.68 8.52 6.08 5.98 19.18 4 5 6 7 8 25.00 0.960 10.00 0.900 5.00 0.800 3.00 0.667 2.00 0.500 1. 30 0.231 1.10 0.091 50.00 0.980 Core I)esign. Tnc. "VEDClEl,VOon LANE PREU],\HNAI~Y PL\T Initial Bioswale Sizing BIOFIL TRA TION SW ALE ANALYSIS (WQ) SWALEDATA: BOTTOM WIDTH (FT) = 14.00 JOB NAME: WEDGEWOOD LANE LEFT SIDE SLOPE (L:l) = 3.00 JOB#: 01045 RIGHT SIDE SLOPE (R:l) = 3.00 OPERATOR: S.R.B. BOTTOM SLOPE (FTIFT) = 0.0190 DATE: 12/17//2004 l\!ANNING'S n = 0.200 FLOW FLOW WETTED HYDRAULIC SWALE FLOW DEPTH AREA PERIMETER RADIUS CAPACITY VELOCITY (FEET) (SQ FT) (FEET) (FEET) (CFS) (FPS) 0.00 0.0000 0.0000 0.0000 0.000 0.000 0.05 0.7075 14.3162 0.0494 0.098 0.138 0.10 1.4300 14.6325 0.0977 0.311 0.217 0.15 2.1675 14.9487 0.1450 0.613 0.283 0.20 2.9200 15.2649 0.1913 0.993 0.340 0.25 3.6875 15.5811 0.2367 1.445 0.392 0.30 4.4700 15.8974 0.2812 1.965 0.440 0.33 4.9467 16.0871 0.3075 2.308 0.467 0.35 5.2675 16.2136 0.3249 2.549 0.484 0.40 6.0800 16.5298 0.3678 3.197 0.526 0.45 6.9075 16.8460 0.4100 3.905 0.565 0.50 7.7500 17.1623 0.4516 4.672 0.603 0.55 8.6075 17.4785 0.4925 5.497 0.639 0.60 9.4800 17.7947 0.5327 6.380 0.673 0.65 10.3675 18.1110 0.5724 7.320 0.706 0.70 11.2700 18.4272 0.6116 8.316 0.738 0.75 12.1875 18.7434 0.6502 9.368 0.769 0.80 13.1200 19.0596 0.6884 10.476 0.798 0.85 14.0675 19.3759 0.7260 11.638 0.827 0.90 15.0300 19.6921 0.7633 12.856 0.855 0.95 16.0075 20.0083 0.8000 14.129 0.883 1.00 17.0000 20.3246 0.8364 15.456 0.909 Core Design. Inc. \VEDGE\V.f)(W L\NE PREUl\I1N,-\ RV PLXr Final Bioswale Sizing I BIOFIL TRA TION SW ALE ANALYSIS (WQ) I SWALEDATA: !BOTTOM WIDTH (FT) = 14.00 JOB NAl"\fE: WEDGEWOOD LANE ILEFT SIDE SLOPE (L:1) = 3.00 JOB#: 01045 ~GHT SIDE SLOPE (R:1) = 3.00 OPERATOR: S.R.B. !BOTTOM SLOPE (FTIFT) = 0.0190 DATE: 12/17112004 MANNING'S n = 0.030 FLOW FLOW WETTED HYDRAULIC SWALE FLOW DEPTH AREA PERIMETER RADIUS CAPACITY VELOCITY (FEET) (SQ FT) (FEET) (FEET) (CFS) (FPS) 0.00 0.0000 0.0000 0.0000 0.000 0.000 0.05 0.7075 14.3162 0.0494 0.651 0.919 0.10 1.4300 14.6325 0.0977 2.072 1.449 0.15 2.1675 14.9487 0.1450 4.084 1.884 0.20 2.9200 15.2649 0.1913 6.619 2.267 0.25 3.6875 15.5811 0.2367 9.633 2.612 0.30 4.4700 15.8974 0.2812 13.099 2.930 0.35 5.2675 16.2136 0.3249 16.997 3.227 0.40 6.0800 16.5298 0.3678 21.311 3.505 r---'--.. _ .. -------------.-.----------_. -- 0.45 6.9075 16.8460 0.4100 26.030 3.768 0.50 7.7500 17.1623 0.4516 31.145 4.019 0.55 8.6075 17.4785 0.4925 36.649 4.258 0.60 9.4800 17.7947 0.5327 42.536 4.487 0.65 10.3675 18.1110 0.5724 48.802 4.707 0.70 11.2700 18.4272 0.6116 55.442 4.919 0.75 12.1875 18.7434 0.6502 62.455 5.125 0.80 13.1200 19.0596 0.6884 69.837 5.323 0.85 14.0675 19.3759 0.7260 77.588 5.515 0.90 15.0300 19.6921 0.7633 85.706 5.702 0.95 16.0075 20.0083 0.8000 94.190 5_884 1.00 17.0000 20.3246 0.8364 103.041 6.061 Core Design_ Inc. "·EDGE\\'OOCL.,\NE PREUl\HNARY PLf\T BASINB EXISTING CONDITIONS The undeveloped Basin B also mostly sheet flows into the off site Type II wetland located just east of the eastern property line. The area to be improved covers approximately 0.90 acres not including three lots that will drain directly to the wetland and the drainage pond itself. The existing ground cover is a combination of impervious surfaces, till-pasture and till-forest. The existing impervious area is from the existing improvements to S.E. 116th Street. Per Table 3.2.2.E in the 1998 KCSWDM, the effective impervious fraction for roads with a collection is 0.95, which is effectively negligible and therefore won't be considered in these preliminary calculations. Please see the Existing Conditions Exhibit for additional information. The following information was used for generating the time series and flow frequencies shown further below. EXISTING CONDITIONS Total Area = 0.90 acres GROUND COVER Till-Pasture / Till Forest Impervious Flow Frequency Analysis Time Series File:01045ex.tsf project Location:Landsburg ---Annual Peak Flow Rates--- Flow Rate Rank Time of Peak (CFS) 1. 92 2 2/09/01 18:00 0.402 7 1/05/02 16:00 1. 27 4 2/28/03 16:00 0.388 8 8/26/04 1:00 1.18 5 1/05/05 10:00 0.945 6 1/18/06 21:00 1. 65 3 11/24/06 5:00 2.68 1 1/09/08 7:00 Computed Peaks AREA (acres) 0.35/0.44 0.11 -----Flow Frequency Analysis------- - -Peaks Rank Return Prob (CPS) Period 2.68 1 100.00 0.990 1. 92 2 25.00 0.960 1. 65 3 10.00 0.900 1. 27 4 5.00 0.800 1.18 5 3.00 0.667 0.945 6 2.00 0.500 0.402 7 1. 30 0.231 0.388 8 1.10 0.091 2.43 50.00 0.980 Core Design. Jill". WEDG~~W()O[).LANE PREUlVUNAR)' PL.-\T PClge I:; DEVELOPED CONDITIONS The developed site within Basin B will consist of 3 single-family residences served by a joint-access easement as well as the frontage improvements for S.B. 116th Street to the east of the main site intersection.. The impervious area was calculated based on the actual areas of the access road, frontage improvements, detention pond access road, pond live-dead interface surface and the anticipated per lot impervious area (building footprints, driveways, patios, walkways, etc.). The impervious area per lot was calculated as 2,800 square feet. The input values and output data for the KCRTS analysis are below and on pages 6-10. DEVELOPED CONDITIONS Total Area = 0.90 acres GROUND COVER Till-Grass (Landscaping) Impervious Flow Frequency Analysis Time Series File:Ol045bdv.tsf Project Location:Landsburg ---Annual Peak Flow Rates--- Flow Rate Rank Time of Peak (CFS) 0.195 6 2/09/01 2:00 0.118 8 12/03/01 17:00 0.200 4 9/10/03 15:00 0.229 3 8/26/04 1:00 0.189 7 10/28/04 18:00 0.196 5 10/22/05 17:00 0.236 2 11/21/06 9:00 0.353 1 1/09/08 7:00 computed Peaks AREA (acres) 0.35 0.55 -----Flow Frequency Analysis------- --Peaks Rank Return Prob (CFS) Period 0.353 1 100.00 0.990 0.236 2 25.00 0.960 0.229 3 10.00 0.900 0.200 4 5.00 0.800 0.196 5 3.00 0.667 0.195 6 2.00 0.500 0.189 7 1. 30 0.231 0.118 8 1.10 0.091 0.314 50.00 0.980 As shown in the KCR TS output that follows, the required detention pond size was determined to be 3,378 cf. The preliminary grading and utility plans submitted concurrently with this report show a pond design that will provide 6,500 cf of live storage for detention from the live-dead interface elevation of 418.0 to the design water surface elevation of 419.5. The final design configuration, including the details of the orifice control structure, will be provided with the final engineering plans following preliminary plat approval. Core Design, Inc, \VEDC:;E:\\'OOD L'>.NE PREUi\UNARV PLAT Page l () Detention Routing Calculations 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 0 Elevation: Storage Volume: Riser Head: Riser Diameter: Number of orifices: Detention Pond 3.00 H:1V 75.00 ft 25.00 ft 1875. 4416. sq. ft sq. ft 0.101 acres 2.50 ft 418.00 ft 6750. cu. ft 0.155 ac-ft 2.50 ft 12.00 inches 2 Full Head pipe Orifice # Height Diameter Discharge Diameter (ft) (in) (CFS) (in) 1 0.00 1. 00 0.043 2 1. 25 3.00 0.273 6.0 Top Notch Weir: None Outflow Rating Curve: None Stage Elevation Storage Discharge Percolation (ft) (ft) (cu. ft) (ac-ft) (cfs) (cfs) 0.00 418.00 O. 0.000 0.000 0.00 0.01 418.01 19. 0.000 0.003 0.00 0.02 418.02 38. 0.001 0.004 0.00 0.03 418.03 57. 0.001 0.005 0.00 0.04 418.04 76. 0.002 0.006 0.00 0.05 418.05 95. 0.002 0.006 0.00 0.06 418.06 114. 0.003 0.007 0.00 0.07 418.07 133. 0.003 0.007 0.00 0.08 418.08 152. 0.003 0.008 0.00 0.09 418.09 171. 0.004 0.008 0.00 0.19 418.19 367. 0.008 0.012 0.00 0.29 418.29 569. 0.013 0.015 0.00 0.39 418.39 778. 0.018 0.017 0.00 0.49 418.49 992. 0.023 0.019 0.00 0.59 418.59 1213. 0.028 0.021 0.00 0.69 418.69 1441. 0.033 0.023 0.00 0.79 418.79 1674. 0.038 0.024 0.00 0.89 418.89 1915. 0.044 0.026 0.00 0.99 418.99 2162. 0.050 0.027 0.00 1. 09 419.09 2416. 0.055 0.028 0.00 1.19 419.19 2676. 0.061 0.030 0.00 1. 25 419.25 2836. 0.065 0.030 0.00 1. 28 419.28 2917. 0.067 0.033 0.00 1. 31 419.31 2998. 0.069 0.040 0.00 1. 34 419.34 3080. 0.071 0.052 0.00 1. 38 419.38 3190. 0.073 0.068 0.00 1. 41 419.41 3274. 0.075 0.088 0.00 1. 44 419.44 3358. 0.077 0.112 0.00 1. 47 419.47 3443. 0.079 0.137 0.00 1. 50 419.50 3528. 0.081 0.155 0.00 1. 60 419.60 3817. 0.088 0.179 0.00 Core Design. Inc. Surf Area (sq. ft) 1875. 1881. 1887. 1893. .l.899. 1905. 1911. 1917. 1923. 1929. 1990. 2052. 2114. 2178. 2242. 2306. 2371. 2438. 2504. 2572 . 2640. 2681. 2702. 2723. 2744. 2772. 2793. 2814. 2835. 2856. 2927. 1. 70 419.70 4114. 0.094 0.199 0.00 2999. 1. 80 419.80 4417. 0.101 0.217 0.00 3072. 1. 90 419.90 4728. 0.109 0.234 0.00 3145. 2.00 420.00 5046. 0.116 0.250 0.00 3219. 2.10 420.10 5372. 0.123 0.264 0.00 3294. 2.20 420.20 5705. o .l31 0.278 0.00 3369. 2.30 420.30 6046. o .l39 0.291 0.00 3445. 2.40 420.40 6394. 0.147 0.304 0.00 3522. 2.50 420.50 6750. 0.155 0.316 0.00 3600. 2.60 420.60 7114. 0.163 0.635 0.00 3678. 2.70 420.70 7486. 0.172 1.210 0.00 3757. 2.80 420.80 7865. 0.181 1. 950 0.00 3837. 2.90 420.90 8253. 0.189 2.750 0.00 3918. 3.00 421.00 8649. 0.199 3.040 0.00 3999. 3.10 421.10 9053. 0.208 3.310 0.00 4081. 3.20 421. 20 9465. 0.217 3.550 0.00 4164. 3.30 421.30 9886. 0.227 3.780 0.00 4247. 3.40 421. 40 10315. 0.237 4.000 0.00 4331. 3.50 421.50 10752. 0.247 4.200 0.00 4416. 3.60 421.60 11198. 0.257 4.390 0.00 4502. 3.70 421.70 11652. 0.268 4.580 0.00 4588. 3.80 421.80 12115. 0.278 4.750 0.00 4675. 3.90 421.90 12587. 0.289 4.930 0.00 4763. 4.00 422.00 l3068. 0.300 5.090 0.00 4851. 4.10 422.10 l3558. 0.311 5.250 0.00 4940. 4.20 422.20 14056. 0.323 5.410 0.00 5030. 4.30 422.30 14564. 0.334 5.560 0.00 5121. 4.40 422.40 15080. 0.346 5.700 0.00 5212. 4.50 422.50 15606. 0.358 5.850 0.00 5304. Hyd Inflow Outflow Peak Storage Target Calc Stage Elev (Cu-Ft) (Ac-Ft) 1 0.15 ******* 0.12 1. 45 419.45 3378. 0.078 2 0.09 0.09 0.08 1. 40 419.40 3235. 0.074 J 0.09 ******* 0.05 1. 33 419.33 3047. 0.070 4 0.06 ******* 0.03 1.19 419.19 2689. 0.062 5 0.06 ******* 0.03 1. 06 419.06 2340. 0.054 6 0.05 ******* 0.02 0.72 418.72 1501. 0.034 7 0.06 ******* 0.01 0.16 418.16 318. 0.007 8 0.03 ******* 0.01 0.16 418.16 314. 0.007 ---------------------------------- Route Time Series through Facility Inflow Time Series File:01045bpr.tsf Outflow Time Series File:rdout Inflow/Outflow Analysis Peak Inflow Discharge: 0.147 CFS at 7:00 on Jan 9 in Year 8 Peak Outflow Discharge: 0.118 CFS at 9:00 on Jan 9 in Year 8 Peak Reservoir Stage: 1. 45 Ft Peak Reservoir Elev: 419.45 Ft Peak Reservoir Storage: 3378. Cu-Ft 0.078 Ac-Ft Core Design. 1ne. Flow Frequency Analysis Time Series File:rdout.tsf Project Location: Landsburg ---Annual Peak Flow Rates--------Flow Frequency Analysis------- Flow Rate Rank Time of Peak --Peaks --Rank Return Prob (CFS) (CFS) (ft) Period 0.079 2 2/09/01 19:00 0.118 1. 45 1 100.00 0.990 0.011 8 12/04/01 5:00 0.079 1. 40 2 25.00 0.960 0.030 4 3/01/03 9:00 0.047 1. 33 3 10.00 0.900 0.011 7 8/26/04 5:00 0.030 1.19 4 5.00 0.800 0.028 5 1/06/05 15:00 0.028 1. 06 5 3.00 0.667 0.023 6 1/19/06 8:00 0.023 0.72 6 2.00 0.500 0.047 3 11/24/06 10:00 0.011 0.16 7 1. 30 0.231 0.118 1 1/09/08 9:00 0.011 0.16 8 1.10 0.091 Computed Peaks 0.105 1. 43 50.00 0.980 Flow Duration from Time Series File:rdout.tsf Cutoff Count Frequency CDF Exceedence _Probability CFS % % % 0.001 41274 67.309 67.309 32.691 0.327E+00 0.003 8654 14.113 81.422 18.578 0.186E+00 0.006 4392 7.162 88.584 11. 416 0.114E+00 0.008 2901 4.731 93.315 6.685 0.668E-01 0.010 1618 2.639 95.954 4.046 0.405E-01 0.012 787 1. 283 97.237 2.763 0.276E-01 0.014 482 0.786 98.023 1.977 0.198E-01 0.016 355 0.579 98.602 1. 398 0.140E-01 0.019 208 0.339 98.942 1.058 0.106E-01 0.021 139 0.227 99.168 0.832 0.832E-02 0.023 101 0.165 99.333 0.667 0.667E-02 0.025 l32 0.215 99.548 0.452 0.452E-02 0.027 93 0.152 99.700 0.300 0.300E-02 0.030 83 o .l35 99.835 0.165 0.165E-02 0.032 38 0.U62 99.897 0.lv3 0.103E-02 0.034 8 0.013 99.910 0.090 0.897E-03 0.036 6 0.010 99.920 0.080 0.799E-03 0.038 4 0.007 99.927 0.073 0.734E-03 0.041 7 0.011 99.938 0.062 0.620E-03 0.043 6 0.010 99.948 0.052 0.522E-03 0.045 3 0.005 99.953 0.047 0.473E-03 0.047 9 0.015 99.967 0.033 0.326E-03 0.049 4 0.007 99.974 0.026 0.261E-03 0.051 3 0.005 99.979 0.021 0.212E-03 0.054 1 0.002 99.980 0.020 0.196E-03 0.056 1 0.002 99.982 0.018 0.179E-03 0.058 1 0.002 99.984 0.016 0.163E-03 0.060 1 0.002 99.985 0.015 0.147E-03 0.062 1 0.002 99.987 0.013 0.l30E-03 0.065 1 0.002 99.989 0.011 0.114E-03 0.067 1 0.002 99.990 0.010 0.978E-04 0.069 1 0.002 99.992 0.008 0.815E-04 0.071 0 0.000 99.992 0.008 0.815E-04 0.073 0 0.000 99.992 0.008 0.815E-04 0.075 4 0.007 99.998 0.002 0.163E-04 0.078 0 0.000 99.998 0.002 0.163E-04 Core De~jgl1. Illc. Duration Comparison Anaylsis Base File: 01045bpr.tsf New File: rdout.tsf Cutoff Units: Discharge in CFS -----Fraction of Time--------------Check of Cutoff Base New %Change Probability Base 0.028 0.55E-02 0.20E-02 -63.0 I 0.55E-02 0.028 0.033 0.35E-02 0.95E-03 -73.0 0.35E-02 0.033 0.038 0.24E-02 0.77E-03 -68.2 0.24E-02 0.038 0.042 0.16E-02 0.55E-03 -64.6 0.16E-02 0.042 0.047 0.11E-02 0.36E-03 -68.1 o .l1E-02 0.047 0.051 0.83E-03 0.21E-03 -74.5 0.83E-03 0.051 0.056 0.67E-03 0.18E-03 -73.2 0.67E-03 0.056 0.060 0.47E-03 0.15E-03 -69.0 0.47E-03 0.060 0.065 0.34E-03 0.11E-03 -66.7 0.34E-03 0.065 0.069 0.23E-03 0.82E-04 -64.3 0.23E-03 0.069 0.074 0.16E-03 0.49E-04 -70.0 0.16E-03 0.074 0.078 0.98E-04 0.16E-04 -83.3 0.98E-04 0.078 0.083 0.65E-04 O.OOE+OO -100.0 0.65E-04 0.083 There is no positive excursion Maximum negative excursion = 0.016 cfs (-34.6%) occurring at 0.046 cfs on the Base Data:01045bpr.tsf and at 0.030 cfs on the New Data:rdout.tsf (j) ll. 8 Retum Period 5 R _________ _ Tolerance------- New %Change 0.023 -17.6 0.027 -18.9 0.028 -26.2 0.030 -29.0 0.031 -34.0 0.036 -30.2 0.040 -28.0 0.045 -25.4 0.047 -27.4 0.051 -26.6 0.059 -20.2 0.068 -12.8 0.073 -11.5 10 I 20 I 50 I ~ 10-'+-------------------------------------------------------------------------------- '" -C U en (5 10-' I 1 Cure Design. 111c. .. • 00 I I I I I I I ! I I 10 20 30 40 50 60 70 30 90 95 ~JB 99 Cumulative Probability . iir:/rrrbox -Micro...! ~D1045 pre5D ... l.llTouchf.f Go." ! .iJk>.: ~Wdffl 1":;"Paused -KC . I !'F;P6U$ed-r:eI ... ljePaused -fl... ;,,{ .:&g'i.I~0 '/ ~ 2:46PM \VEDGE\'VOOD .LANE PRELlIVnNAH'/ PLXr o o ~4------------------"-.~\~------------------------------o 'b, 1,0 0 if) 0 Ii. S:2- Q) ~ (Ij .c tJ II) is ... 0 0 00 N "< 0 10 ., Core Design, Inc. .... ~, :'\ \ \-"--------~.-------------------------------------------------------------------- '~;~ "~, \ (\, n ""f> .. ,_ "-</ ~z '10 ·3 10 ·1 Probability Exceedence 'J ~lnbox.""'o .. ·1 ®OI(>lS P"SO ... I IITouchN'Go .. , I ~k< ,,,dm I ~P!lUSod.,c .. ·1 ~Pousod'H~, .lIep ..... d-Ou... ;~:::-.:i£I'"jfjj~2l>T~ " .. PM WKDGEWOOD LANE l'REUM.IJ't·U-n" PL.''.}' Page 21 A. WATER QUALITY POND King County requires that Basic Water Quality Treatment be provided for development of this site. The dead storage portion within the wet pond portion of Pond B will be used to provide water quality treatment. The required dead storage was sized according to Section 6.4.1.1 of the 1998 KCSWDM. The following variables were used in the calculation: Volume Factor (f) = 3 Rainfall = 0.039 feet or 0.47 inches Area = developed basin Where Ai = area of impervious surface (sf) Atg = area of till soil covered with grass (sf) Atf = area of till soil covered with forest (sf) Ao = area of outwash soil covered with grass or forest (sf) Vr = f\'[0.9Ai + 0.25Atg + O.lAtf + O.OIAo] x (R/12) The water quality volume (Vb) for the Basin B has been calculated as follows: Vb = 3*[(0.9)(23,960) + (0.25)(15,250)]0.047/12 = 2,982 cf The proposed pond will contain the dead storage from the live-dead interface elevation of 418.0 feet with a surface area at that elevation of 1,875 sf. The top of sediment storage in the pond will have a surface area of900 sf at an elevation of 415.0 feet. This layout will provide 8,000 cf of dead storage. Con: Design. l]1c. Wli.:DGE·WC:(Hl L\j\'E PREUi\UNA1:;:Y PL\T APPENDIX Core Ot'sign. fllC. W}~Df:;Ewoon L\NE PRELJl\IIl'JARV' PLAT FIGURE DATE DRAWN APPROVED ETJ PROJECT MANAGER ENGINEERING 14711 NE 29th Place Suite 101 Bellevue, Washington 98007 425.885.7877 Fax. 425.885.7963 PLANNING· SURVEYING SECTION 3.2 RUNOFF COl'vlPUTATION AND ANALYSIS MEI'HODS FIGURE 3.2.2.A RAINFALL REGIONS AND REGIONAL SCALE FACTORS ST 1.1 ST 1.1 ST1.0 Rainfall Regions and Regional Scale Factors v 'J Incorporated Area ......c;:::) River/Lake -MajorRoad . 9/1/98 1998 Surface Water Design Manual 3·22 SEC. :1.0, TWP. 23N, RGr 5£~ w.M. -----~-;;...~*---_"""4__Jc--_____ ========== ___ _ (,) N ~ tl\- N V\ ~I ~.~ .... • ! l -~ ..... , i , \ " "\ \ i , ' \ \ \ ) / .' il J i ! , ~ j I, j 'il I' '.', I, " " i ------:-:-:::--=::-=::.. --=-====~-.-.-.---=---~-=~~-, -... ------==-==-=~ ---=--~. SCAlE: 1" -= 150' ~J T T DATE c6iE ~DESIGN 1471 J NE 29", Plaee Suire 10' Bellevue, W05hington 98007 425.8857877 Fax 425.8857963 ENGINEERING· PLANNING· SURVEYING WEDGEWOOD LANE EXISTING CONDITIONS EXHIBIT NORTHWARD HOMES 1560 140TH AI£ N.E., SUITE 100 BELLEW£, WA 98005 JAN. 2005 DESIGNED SRB SHEET 1. OF 2 DRAWN SOM PROJECT NUMBER 01.045 SEC. 1.0, TWP. 23N, RGE 5£? w.M. , i .' i" ,I i! I , . Ii <or t ; • ", , , III "'",F=== _____ .. _ "'_ .. -==-=-=-,,-___ . '""" __ ===-=-="'_ .. _____ ==~=-= --:' -.=-:::.. ,---==--==-=--. SCALE: 1--150' 9 7; t ' ; r DATE e§iI 14711 NE 29t1! Ploco Solte 101 Bellevue. Washington 98007 425 .. 885 .. 7877 fo.425.885.7963 ENGINEERING· PLANNING • SUR VE riNG WEDGEWOOD LANE DEVELOPED CONDITIONS EXHIBIT NORTHWARD HOMES 1.560 140TH A 1£ ME, SUITE 100 BEllEW£, WA 98005 JAN. 2005 DESIGNED SRB SHEET 2 OF 2 DRAWN sou PROJECT NUMBER 0:1.045 Q\ ~ --~ ---+- ~ <r\ 160 APPROXIMATE SCALE o 160 320 feet ------------------ /' · · · · · D! ,/ ....... JJ../ -- ~"'" // " '\,----..... " [] ~'-----I ___ .. , " P\:-~-:..:, ......... I I', ,\ I ---,[ " ':., '., '" i I ... ..r ,I,) ... ,., ...... _1 ~ .. ..1 -( / ....... -... ~, \, \ , , , .. ~/:; ("" , , , , /,/ . . ~~ /------<),,] }\ •... - L2> ~ ~ , • I II _. __ A " '----- See Sheet 2 of 2 for greater detail -.. -.---- See also Site Development Plans by CORE Design. is .. , ...... --"'\ "..... '\ "",-""" ',.-,~ ---- A derNW ----------H SJ • L __ I i LL LOPMENT PLAN dgewood Lane Renton, Washington Proj. No. 40401 I Dote Aug. 2005 I Figure '." , ' . .. ~. .' .. SiN 900Z 'L t Alnr dVW lV1d 11~3/\O 3NV1 OOOM3fJ03M -J:7J IdA Ihoo-soVn1 L A , \ APPROXIMATE SCALE 150 o 150 'D " 300 feet -------------~ .... ----1_--...... I ---"', I I "', ... -~ \ , , ---, , .. --_ ... ... " \ .. -........ ' .... ,... \' I "I \ \.... : '",.1» ... ~I ~J , ............ , , , ............ -_\ \ \ \ I , I ' ...... '} \ .. ' \/ _ ... -', " '-- -------, / " ( \ \ \~ /.. (. /' '" '--'>-....---- --\~~~-L~--'-.............. -... ~,c::-.. ; ......... , ........ , '--, " " --- " ',- , ./ / / / / A derNW / ... ", / /' / / ",/ Z!!3> ~ .... PREDEVELOPMENT SITE MAP Wedgewood Lane Division 3 Renton, Washington Proj. No. 40401 Date Sept., 20061 Figure Kathy KeoIker-Wheeler, Mayor January 6, 2005 Scott Borgeson, P.E. Core Design, Inc. 14711 N.B. 29th Place, Suite #101 Bellevue, W A 98007 CITY OF RJENT(ON PlanningIBuildinglPublic Works Department Gregg Zimmerman P.E., Administrator Subject: Wedgewood Lane Preliminary Plat Storm Drainage Management Concept Dear Mr. Borgeson: After review of the concepts outlined in your letter dated December 20, 2004 the City of Renton finds both approaches practical and acceptable with the addition of a few conditions for both the submittal and the plat. Surface Water facility serving multiple plats -The City of Renton agrees that reduced per lot maintenance expense and improved overall appearance is a\'vorthy goaL Surface Water Treatment through ''training~~· bio·swale and wet pond facilities -When submitted with the preliminary plat, all calculations and the drainage report need to show specifically and thoroughly all surface water is being treated meeting the intent of the KCSWDM and no downstream creek or river is endangered, A plain language discussion/narrative is required as a cover for the drainage report with the preliminary plat for presentation and hearing purposes. Natural Appearance -The City of Renton agrees that a natural shape is aesthetically more desirable. A detailed landscaping and maintenance plan including a plant inventory will be required with the preliminary plat submittal. The CC&R's for the plat will need strict language regarding landscaping and maintenance responsibilities. Wetland recharge/dispersal trenches -Dispersal trenches are not usually a preference as maintenance and erosion control are continuing concerns, most especially when the new homeowner starts landscaping. Given the soils and the proximity of the wetland, dispersal trenches will be considered. The CC&R's for the plat will be required to address maintenance of dispersal trenches and monitoring downstream erosion. The language will have to clearly state that the dispersal trenches are not tobe removed, covered or damaged and give the homeowner's association some monitoring responsibility if erosion occurs. The wetland-monitoring plan will need to address this issue as well. You may expect conditions of this sort to be addressed in the SEPA review of the preliminary plat and may wish to be prepared with a proposal on how to address these concerns. Roof Area as grassed surface -This is an interesting argument. When presenting the drainage report be prepared with all square footages, calculations and references to support the concept and show how the intent of the BMP is met. Staff believes the argument is supportable. ~R' ------}-:O-:::S-=-S -:CSo-u-'th=--=O-ra-:dy-=WC:-ay-. R--e-n-to-n-, W-:-:-as-:-h-:-in-g-to-n-:9:-:::8-:-0S~S:--------[ " E N T (0 N fJJ::::.. _ AHEAD OF THE CURVE Basically, the City of Renton agrees with the proposals for water treatment and dispersal in concept, subject to verification of all calculations and approval of plant materials, landscaping, erosion. control and wetland monitoring. Maintenance will also be carefully reviewed at submittal, so providing as complete information as possible with the preliminary plat is recommended. If you have any questions, please feel free to contact me at 425-430-7299. Sincerely, -K~ ~. t(~cit ~a~n Kittrick Development Engineering Supervisor Public Works Inspections & Permits Development Services Division December 20, 2004 Core No. 01045 Mr. Neil Watts City of Renton 1055 South Grady Way Renton, WA 98055 Subject: Wedgewood Lane Preliminary Plat -LUA 03-082 Storm Drainage Management Concept Dear Mr. Watts: Weare in the process of preparing the preliminary plat submittal documents for the Wedgewood Lane project that Northward Development is pursuing. As a part of this effort, we are looking into designing the stormwater detention and water quality facilities to serve all three divisions of the Wedgewood Lane project, as well as Harbour Homes' adjacent Aspenwood project that is currently being reviewed by City staff. We feel that constructing one system to handle the stormwater from all of these projects will benefit the residents in the long term with reduced per lot maintenance expenses and will improve the overall appearance of these neighborhoods, as compared to the option of having smaller, individual facilities for each of the projects. In order to further enhance these neighborhoods, our client has directed us to design the facilities to have a more natural appearance than traditional ponds. Through this design process, we have found that if we give the detention and water quality pond a more natural shape, while also receiving the additional stormwater from the Aspenwood plat, it will be impossible to provide the required detention and water quality volumes without a decrease in the project density. We have designed the pond to have gentle 3: 1 side slopes around the majority of its circumference, but have steepened the slopes to 2:1 where the pond will abut the rear yards of several lots. This was done to maximize the attainable volume while also adding visual variety to the pond's appearance. Since the rear lot lines of these lots will be fenced, access to the side of the pond with the 2: 1 slopes will be restricted. The remainder of the pond will not be fenced, so that it's natural shape and landscaping enhancements will be a visible site amenity. As you discussed with Ed Jones last week, we have determined that the current pond configuration can provide enough dead storage to enhance the water quality of approximately 55% of the total area of the three Wedgewood Lane divisions and Aspenwood. Weare proposing that a bioswale be utilized to provide treatment for the remaining 45% of the project. The bioswale would provide the required treatment for the water quality storm event and then discharge the stormwater into the conveyance system, upstream of the wet pond. The wet pond will provide primary water quality enhancement for stormwater runoff from a little more than half of the site and will also provide some secondary treatment for the runoff that will have already been treated by the bioswale. 01045 Ltrl3 Ci Renton • • 01117/05 Neil Watts -City of Renton Page: 2 The King County Surface Water Design Manual, 1998 edition (KCSWDM), does not appear to specifically address utilizing multiple types of water quality facilities to meet the manual's 'Basic Water Quality' requirements. The manual does require that sites, whose locations dictate more stringent water quality controls, provide multiple water quality facilities. By providing multiple facilities in a 'treatment train', the risk of pollutants leaving the site is further reduced. Although the wet pond and bioswale proposed for this project will each be sized for the flows from just a portion of the overall site, there will still inevitably be some enhanced protection for the stormwater that goes through both facilities. We don't see any reason that this design will be any less effective than a solitary system, but since this is not a method that is explicitly discussed in the KCSWDM and since this approach is necessary in order for the proposed facilities to also serve the Aspenwood project, we would like to gain assurance from the City that this approach will be acceptable. Another topic for which we would like to get your approval has to do with wetland recharge. The project site is adjacent to a large wetland complex that lies to the east. The site generally slopes down to the east, from Hoquiam Avenue towards the wetland. Since development regulations require that stormwater that falls on the developed site be collected and conveyed in a tight line conveyance system to a detention and water quality facility, a significant portion of the area that is currently tributary to the wetland will no longer reach the wetland until the pond's outfall, which is downstream from much of the wetland. In order to maintain the wetland's current hydrologic patterns, we propose to direct the roof runoff from approximately 20% of the developed lots directly to the wetland, utilizing level spreaders to disperse the stormwater at the edge of the 50' wetland buffer in multiple locations. These downspout dispersion trenches will be designed in accordance with the specifications shown in the King County Surface Water Design Manual, 1998 edition (KCSWDM), including Figure C.2.F. This is the same approach that was approved last year by the City of Renton tor Nortnward Development's Brandall Village Short Plat project (LUA 03-082, Permit U031246). Since applying this same design concept to the Wedgewood Lane project is necessary for the proposed detention and water quality pond to also serve the Aspenwood project, we would like to gain assurance from the City that this approach will be acceptable. In accordance with the KCSWDM, this wetland recharge design concept requires that the permitting agency grant an exemption from Core Requirement #3 -Flow Contol. On page 1-27 of the KCSWDM, exemptions from Core Requirement #3 are identified. Specifically, item 2-B specifies that, "If the project is a single family residential project, flow control BMPs must be applied within the threshold discharge area as specified in Small Site Drainage Requirements (detached Appendix C)." Chapter C.2 -Flow Control BMPs includes the following language that dictates that dispersion be utilized: "Dispersion or infiltration BMPs are required for small site proposals applying for single family residential building permits or short plats, except in the following case: If the existing lot is smaller than 22,000 square feet, or if the short plat creates lots less than 22,000 square feet, then infiltration is required if suitable soils are present. If soils will not support infiltration, then other flow control BMPs must be considered. If site constraints make dispersion and infiltration unfeasible, then the site may be connected to the storm drainage system with perforated tightline connection (see Section C.2.5, p.C-23)." 01117/05 Neil Watts -City of Renton Page: 3 Due to the till soils present on this site, which are inherently poor draining, infiltration would not be feasible. Dispersion is an available alternative, however, since adequate space exists to allow dispersion without adverse downstream impacts, due to the large wetland complex that will be preserved as open space. Although the lots that will utilize dispersion will be 6,000-9,000 square feet in size, when the wetland area that they will discharge to is also considered, the dispersion area is effectively larger than the required 22,000 square foot lot area. So, the intent of the KCSWDM requirement quoted above is satisfied. Section 5.2.2 -BMPs for Reducing Facility Size states, "The flow control BMPs presented in this section may be used to reduce the size of required flow control facilities implemented as described below." This refers the reader to the following criteria #2, "If roof runoff is dispersed according to the requirements of Section 5.1.2 (p. 5-9) on single family lots greater than or equal to 22,000 square feet, and the vegetated flowpath of the roof runoff is 50 feet or longer, the roof area may be modeled as grassed surface rather than impervious surface when sizing the required flow control facility." As discussed above, this project effectively exceeds the requirement for at least 22,000 square feet of lot area due to the wetland preserved native growth protection area. Also, a minimum 50 foot vegetated flow path between the dispersion trenches and the delineated wetland edge can be provided, due to the 50' wetland buffer that will already be provided. Therefore, the criteria under Section 5.2.2 can be satisfied and for this reason, we propose that the roof area of approximately 30 lots be modeled as Till Grass in sizing the proposed detention pond. The driveways and patios for these lots will still be tributary to the detention pond and will be modeled as impervious surfaces during the facility design process. I expect that you will find that the design concepts presented in this letter will adequately protect the public and satisfy the requirements of the King County Surface Design Manual. We would appreciate it if you would send us a written reply to signify your approval of these two design elements, so that we can incorporate them into the plans we are preparing for the Wedgewood Lane preliminary plat submittals. If you have any questions or comments that you would like to discuss, you can call Ed Jones or myself at 425.885.7877 or reach us via e-mail at ETJCa:;CoreDesismlnc.com or SRB0)CoreDesinglnc.com. Thank you. Sincerely, CORE DESIGN, INC. Scott Borgeson, P.E. Civil Engineer cc: Dick Gilroy, Northward Development Patrick Gilroy, Northward Development ADDITIONAL WETLAND & STREAM-RELATED DOCUMENTS & FINAL APPROVED Mitigation Plans FOR ALL DIVISIONS OF THIS PLAT ARE LOCATED IN FILE LUA06-065 GEOTECHNICAL ENGINEERING STUDY WEDGEWOOD LANE DIVISIONS 2 AND 3 RESIDENTIAL DEVELOPMENT 142ND AVENUE NORTHEAST I HOQUIAM AVENUE NORTHEAST RENTON, WASHINGTON E-11658 February 1, 2005 PREPARED FOR NORTHWARD IEXPtRES 02.Q9.. 07 I Kristina M. Weller, P.E. Project Manager Earth Consultants, Inc. 1805 -136th Place Northeast, Suite 201 Bellevue, Washington 98005 (425) 643-3780 Toll Free 1-888-739-6670 DEVELOPMENT PLANNING CITY OF RENTON JUL 192005 RECEIVED E:arth Consultants, Inc. Geotechnical Engine.ers. GeologIsts & Environmental SCientists Construction Testing & ICEO I WABO Inspection ServIces February 1, 2005 Northward 1560 -140th Avenue Northeast, Suite 100 Bellevue, Washington 98005 Attention: Mr. Patrick Gilroy Dear Mr. Gilroy: Established 1975 E-11658 Earth Consultants, Inc. (Eel) is pleased to present this geotechnical engineering study for the proposed Wedgewood Lane, Division 2 and 3 Residential Development, 142ND Avenue Northeast/Hoquiam Avenue, Renton, Washington. This study presents the results of our field exploration and geotechnical engineering analyses for the proposed development. Our scope of services for producing this geotechnical engineering study was outlined in our proposal PR-11658, dated January 19, 2005. Based on the results of our study, development of the site as planned is feasible from a geotechnical standpoint. Loose to very dense native silty sand with gravel glacial till and outwash soils suitable for support of foundations were encountered at our test pit locations. Based on the subsurface conditions observed at the exploration sites, it is our opinion the proposed building structures can be supported on conventional spread and continuous footings bearing on the medium dense to dense competent native soils or granular structural fill. In our opinion, development of the proposed storm water detention pond is feasible from a geotechnical standpoint. Based on our review of the soil logs prepared by Associated Earth Sciences, Inc., dated April 2003, Exploration Pits EP-5 and EP-8 were excavated in the proposed detention pond area. Dense glacial till soil WaS encountered at our exploration sites located in the vicinity of the proposed pond. However, light, perched groundwater seepage was encountered below depths of approximately three and five feet. During wet weather conditions, use of the on-site soil as structural fill will be difficult due to the moisture sensitive nature of the soil. If grading is performed during wet weather conditions, use of a free draining granular soil may be necessary. Due to the moisture sensitive nature of the on-site soils, measures to protect exposed subgrade surfaces may be necessary. Recommendations for site preparation, foundations, site drainage, and other geotechnical related issues are presented in this geotechnical engineering study. 180S136th Place N.E., Suite 201, Bellevue, WA 9800S Bellevue (42S) 643-3780 FAX (42S) 746-0860 Toll Free (888) 739-6670 Other Locations Fife Northward February 1, 2005 E-11658 Page 2 We appreciate the opportunity to provide our services during the design phase of the project. If you have questions about the content of this geotechnical engineering study, or if we can be of further assistance, please call. Sincerely, EARTH CONSULTANTS, INC. " ...... -.~. r' <, {rj'f/J ; ! ! 1 ;! / ! ,. /!! J-'~/~t:., ~ ~ (.' UtJ-.. ~ .... Kristina M.VVelier ,/p.E. Project Manager SSR/KMW/ddw Earth Consultants, Inc. TABLE OF CONTENTS E-11658 PAGE INTRODUCTION................................................................................................ 1 General........................................................................................................ 1 Scope of Services......................................................................................... 1 Project Description........................................................................................ 2 SITE CONDITIONS............................................................................................. 3 Surface........................................................................................................ 3 Subsurface................................................................................................... 3 Groundwater. .. . .. ... .. ..... ....... ....... . ..... ...... ..... ....... ... . ..... ... .. ... . .. ... .. ... ....... . ...... 4 Laboratory Testing........................................................................................ 5 DISCUSSION AND RECOMMENDATIONS............................................................. 5 General ....................................................................................................... . Site Preparation and General Earthwork .......................................................... . Slope Fill Placement ................................................................................. . Foundations ................................................................................................ . Compacted Berm and Till Liners .................................................................... . Retaining Walls ........................................................................................... . S · . D . C 'd . elsmlc eSlgn onsl eratlons ..................................................................... . Slab-on-Grade Floors ................................................................................... . Site Drainage .............................................................................................. . Excavations and Slopes ............................................................................... . Utility Trench Backfill .................................................................................. . Rockeries and Modular Block Walls ............................................................... . Pavement Areas ......................................................................................... . 5 7 8 9 10 1 1 1 1 12 13 14 14 15 15 LIMITATIONS ................................................................................................... 17 Additional Services ...................................................................................... 1 7 Earth Consultants. Inc. TABLE OF CONTENTS, Continued ILLUSTRATIONS Plate 1 Plate 2 Plate 3 Plate 4 APPENDICES Appendix A Plate A1 Plates A2 through A 12 Plates A 13 through A 19 Appendix B Plates B 1 and B2 E-11658 Vicinity Map Test Pit Location Plan Retaining Wall Drainage and Backfill Typical Footing Subdrain Detail Field Exploration Legend Test Pit Logs T est Pits by Others Laboratory Test Results Grain Size Analyses Earth Consultants, Inc. General GEOTECHNICAL ENGINEERING STUDY WEDGEWOOD LANE DIVISIONS 2 AND 3 RESIDENTIAL DEVELOPMENT 142ND AVENUE NORTHEAST/ HOQUIAM AVENUE NORTHEAST RENTON, WASHINGTON E-11658 INTRODUCTION This report presents geotechnical recommendations for the proposed Wedgewood Lane residential development, Division 2 and 3, 142nd Avenue Northeast/Hoquiam Avenue Northeast, in Renton, Washington. The general location of the site is shown on the Vicinity Map (Plate 1). The approximate locations of our test pits and the approximate limits of the property are illustrated on the Test Pit Location Plan, Plate 2. The scope of our services were outlined in our proposal PR-11658, dated January 19, 2005. Scope of Services Our scope of services included subsurface explorations to characterize soil conditions at the site, and preparation of this report with geotechnical recommendations for the proposed site development including: • Surface and subsurface soil and water conditions; • Site preparation, grading and earthwork procedures, including stripping depth recommendations, details of structural fill placement and compaction; • Suitability of existing on-site materials for use as structural fill, or recommendations for imported fill materials; • Short-term and long-term groundwater management and erosion control measures; • Foundation design recommendations, including bearing capacity and lateral pressures for walls and structures; • Estimates of potential total and differential settlement magnitudes; Earth Consultants, Inc. GEOTECHNICAL ENGINEERING STUDY Northward February 1, 2005 E-11658 Page 2 • Geotechnical seismic design parameters, including evaluation of potential liquefaction hazard; • Utility trench excavation and backfill recommendations; • Suggested pavement sections; and • Temporary and permanent slope recommendations. As part of our geotechnical report, we also reviewed two reports, both titled "Subsurface Exploration, Geologic Hazard, and Geotechnical Engineering Report", Wedgewood Division 1", dated April 18, 2003 and Wedgewood Lane Division 3 (North1/2) dated April 23, 2003, prepared by Associated Earth Sciences, Inc. These reports were prepared for separate divisions of the overall Wedgewood Lane residential development. The pertinent soil logs are attached to this report. Project Description Based on our review of the Conceptual Site Plan prepared by CORE Design, dated December 8, 2004, construction of 46 single-family residences are planned for Division 2 and 41 residences are planned for Division 3. We anticipate the residences will consist of relatively lightly loaded wood frame construction supported on conventional foundations. Based on experience with similar projects, anticipated wall loads for the proposed buildings will be in the range of two (2) to three (3) kips per lineal foot, column loads in the range of ten (10) to twelve (1 2) kips, and floor loads of one hundred fifty (150) pounds per square foot (psf). The proposed site access roads will consist of two main residential streets fronting along both 142"d Avenue Northeast and Southeast 118th Street. Based on the existing topography, we anticipate the mass grading of the site will be relatively minimal, with most lots and access roads following the existing contours as much as possible. Cuts and fills of approximately eight feet, or less, are anticipated throughout the residential building lots and access roadways. Construction of a storm water detention pond is proposed for the northeastern portion of Division 3. Development of the storm water detention pond will likely require a combination of cuts and the construction of compacted fill berms. Earth Consultants, Inc. GEOTECHNICAL ENGINEERING STUDY Northward February 1, 2005 E-11658 Page 3 If the above project description is incorrect or changes, Eel should be contacted to review the recommendations in this report. SITE CONDITIONS Surface The approximate property limits and proposed lot locations are illustrated on the Test Pit Location Plan (Plate 2). The subject property is located southeast of the intersection of 142nd Avenue Northeast/Hoquiam Avenue Northeast and Southeast 118th Street/Northeast 9th Street in Renton, Washington (see Plate 1, Vicinity Map). The irregular shaped site is comprised of several separate tax lots. The overall site it bordered to the north by Southeast 11 8th Street/Northeast 9th Street, to the south and east by existing residences, and to the west by 142nd Avenue Northeast/Hoquiam Avenue Northeast. The site topography gently descends to the east, with approximately 20 feet of overall elevation change. Several wetlands have been identified in topographic lows throughout the site. Indications of past, minor grading activities were observed at the time of our fieldwork. Most of the grading appears to have been associated with the existing residential buildings. We have identified approximate areas of fill on the Test Pit Location Plate 2. Vegetation consists primarily of evergreen and deciduous trees with a dense understory of brush, blackberry brambles, and saplings. Three single-family residences and several outbuildings are currently located throughout the southeastern portions of the site. The existing structures will likely be removed as part of the planned development. Subsurface Eleven (11) test pits were excavated throughout the site, for purposes of assessing the subsurface conditions. Please refer to the Test Pit Logs, Plates A2 through A 12, for a description of the conditions encountered at the test pit locations. Additionally, please refer to previously completed test pits by others (Plates A 13 through A 19). Our test pit locations were governed by available site access due to existing residences and the ability of the client-provided backhoe to maneuver throughout the site. We do not anticipate large changes in soil conditions throughout the site. However, areas of fill are common adjacent to residential lots. The areas not explored during our fieldwork should be further assessed during construction. Earth Consultants. Inc. GEOTECHNICAL ENGINEERING STUDY Northward February 1, 2005 E-11658 Page 4 Topsoil was encountered at all our test pit locations. The topsoil layer ranged in depths up to approximately 12 inches. The topsoil was characterized by its dark brown color and organic content. Topsoil is not suitable for use as structural fill, nor should it be mixed with any soil to be used as structural fill. Any topsoil encountered under structural elements should be removed and replaced with granular structural fill. Underlying the surficial layer of topsoil, medium dense, brown silty sand with gravel (Unified Soil Classification SM) soil was encountered to depths of approximately two and one-half feet to four (4) feet below existing grade. Underlying the brown silty sand soils, dense silty sand with gravel, glacial till soils, were encountered. Isolated layers of loose to medium dense, poorly graded sand with silt (SP-SM) were encountered at several locations. Review of the geologic map for King County identifies glacial till (Qvt) deposits throughout the site and surrounding areas. Our review of the King County Soil Survey indicates the site is underlain by Alderwood Series (AgB and AgC) glacial till soils. These soils are designated a Hydrologic Soil Group C. The native soils observed at the test pit locations were generally consistent with glacial till soil deposits. At the time our field exploration was performed on February 1, 2005, the native silty sand with gravel and poorly graded sand with silt soils were in a moist to wet condition, with moisture contents generally in the range of seven (7) to nineteen (19) percent. Moisture contents of the soil samples collected at the site are recorded on the test pit logs included in Appendix A of this report. Groundwater Light to moderate, perched groundwater seepage was observed in the majority of our test pits at approximately one and one-half to seven feet below existing grade. The presence of groundwater seepage should be expected in the proposed detention pond and site excavations that advance approximately two feet below existing grades. The rate of groundwater seepage could be moderate to heavy at some locations. Due to the nature of the dense glacial till soils observed at the test pit locations, we do not anticipate the presence of groundwater seepage will create significant stability problems in site excavations. The use of sumps during construction, however, may be necessary, depending on the rate of groundwater seepage entering the excavation. Earth Consultants. Inc. GEOTECHNICAL ENGINEERING STUDY Northward February 1, 2005 E-11658 Page 5 The contractor should be made aware that groundwater seepage levels and the rate of seepage are not static; fluctuations in the level and rates can be expected depending on the season, amount of rainfall, surface water runoff, and other factors. Generally, the level and rate of seepage is higher in the wetter winter months (typically October through May). However, confined zones of groundwater may produce moderate to heavy groundwater flows year around. Laboratory Testing The results of laboratory tests performed on specific samples are provided in Appendix B, or at the appropriate sample depth on the test pit logs. It is important to note that these test results may not accurately represent the overall in-situ soil conditions. Our geotechnical recommendations are based on our interpretation of these test results. Eel cannot be responsibte for the interpretation of these data by others. DISCUSSION AND RECOMMENDATIONS General Based on the subsurface conditions observed at the test pit locations, development of the site is feasible from a geotechnical standpoint. The primary geotechnical considerations related to the proposed development include pond excavations and berm construction, foundation support, fill placement and compaction, .and moisture sensitivity of the on-site soils. Preparation of the access roadway subgrades is also an important geotechnical consideration. The proposed single-family residences can be supported on conventional spread and continuous footings bearing on the medium dense to dense native silty sand with gravel, or granular structural fill used to modify existing grades. Based on test pit data, we anticipate native soils suitable for foundation support will be encountered at approximately three to four feet below existing grade throughout the site. In our opinion, the foundations can be supported on granular structural fill in' areas where fill is to be placed to achieve the foundation proposed subgrade elevation. Recommendations for structural fill placement are provided in the Site Preparation and General Earthwork section of this report. Earth Consultants, Inc. GEOTECHNICAL ENGINEERING STUDY Northward February 1, 2005 E-11658 Page 6 Our test pit locations were largely governed by available site access, due to existing residences, and the ability of the client-provided backhoe to maneuver throughout the site. We do not anticipate large changes in soil conditions throughout the site. However, areas of fill are common adjacent to residential lots. The areas not explored during our fieldwork should be further assessed during construction. Siabs-on-grade for the single-family residences can be supported on the medium dense to dense native soils or on a granular structural fill. Recommendations for slab subgrade preparation are discussed in the Slab-On-Grade Floors section of this report. The construction of a storm water detention pond is planned for the northeastern portion of the site. Based on review of the preliminary civil plans, a combination of cuts and compacted till berms will likely be utilized for the detention pond construction. Due to the dense condition of the native soils, we do not anticipate that groundwater seepage will create major stability problems. However, we do anticipate perched seepage in the detention pond excavations. Preliminary plans include construction of a rockery along the western pond boundary that will vary in exposed height up to approximately eight feet. As previously mentioned, due to the moisture sensitive nature of the on-site soils, and the potential for groundwater seepage entering excavations, measures to protect exposed subgrade surfaces will likely be necessary. Earthwork recommendations and compaction specifications are presented in the Site Preparation and General Earthwork section of this report. This geotechnical engineering study has been prepared for the exclusive use of Northward and their representatives. This study was prepared for specific application to this project only and in a manner consistent with that level of care and skill ordinarily exercised by other members of the profession currently practicing under similar conditions in this area. No other warranty, expressed or implied, is made. We recommend that this geotechnical engineering study, in its entirety, be included in the project contract documents for the information of the contractor. Earth Consultants, Inc. GEOTECHNICAL ENGINEERING STUDY Northward February 1, 2005 Site Preparation and General Earthwork E-11658 Page 7 Based on our current understanding of the planned development, site earthwork will consist of cuts and fills on the order of eight (8) feet or less in the building lot and access roadways. In the proposed detention pond, cuts and compacted till berms will likely be utilized. Erosion control measures during site grading should consist of silt fencing along the site perimeter and mulching of the exposed earth surfaces, as necessary. The ground surface where structural fill or foundations are to be placed should be observed by a representative of Eel. Building and pavement subgrade areas that are exposed to extended periods of precipitation will likely become unstable. If the subgrade soil in the proposed foundation and pavement areas becomes saturated and unstable, overexcavation of the unstable soil and replacement with a granular structural fill will be necessary. In our opinion, the native silty sand with gravel soils can be considered for use as structural fill, provided the soil is placed during dry weather conditions, and provided the moisture content of the soil is at or near the optimum moisture content at the time of placement. Aeration and moisture conditioning of the soils may be necessary. The underlying native silty sand with gravel and poorly graded sand with silt was in a moist to wet condition at the time of our field exploration, with moisture contents that were in the range of seven (7) percent to nineteen (19) percent moisture. The native silty sand with gravel soils are moisture sensitive, and may degrade rapidly if exposed to excessive moisture. Moisture contents of the soil samples collected at the site are provided on the test pit logs included in Appendix A of this report. Successful use of the native soils as structural fill may require moisture conditioning and aeration of the soils prior to placement. Soil stockpiles should be covered with plastic sheeting during wet weather conditions. The entire stockpile down to the toe of the pile should be covered with the plastic sheeting. Earth Consultants, Inc. GEOTECHNICAL ENGINEERING STUDY Northward February 1, 2005 E-11658 Page 8 Imported soil intended for use as structural fill should consist of a free draining, well- graded granular soil with a moisture content that is at or near optimum, and having a maximum aggregate size of four (4) inches. The imported soil should have no more than five (5) percent fines passing the No. 200 sieve based on the minus 3/4-inch fraction. During periods of extended dry weather conditions, use of a granular soil with less than thirty (30) percent fines can be considered. Samples of imported soil should be submitted to ECI for sieve analysis testing. Structural fill is defined as compacted fill placed under foundations, roadways, slabs, pavements, or other load-bearing areas. Structural fill under slabs and footings should be placed in horizontal lifts not exceeding twelve (12) inches in loose thickness and compacted to a minimum of ninety-five (95) percent of its laboratory maximum dry density. The maximum dry density should be determined in accordance with ASTM Test Designation 0-1557 (Modified Proctor). The fill materials should be placed at or near the optimum moisture content. Slope Fill Placement Construction of fill slopes on existing sloping grades may be utilized for several areas of the site. In our opinion, the placement of fill on slopes is generally acceptable; however, where the existing slope grade exceeds fifteen (15) percent, the fill should be keyed and benched into the slope. This process consists of excavating a keyway at the toe of the planned fill. The keyway should have a width of about six to eight feet and depth of two (2) feet into medium dense to dense native soil. The slope above the keyway should then be cut into a series of horizontal to slightly inward sloping benches. Typically, the benches are excavated with a bulldozer as the fill is placed in lifts and compacted. ECI should review the proposed grading plans to provide additional slope fill recommendations, as necessary. ECI should also observe and test slope fill operations to verify that adequate slope fill methods are being used. Earth Consultants, Inc. GEOTECHNICAL ENGINEERING STUDY Northward February 1, 2005 Foundations E-11658 Page 9 In our opinion, the proposed residential structures can be supported on conventional spread and continuous footings bearing on the medium dense to dense native silty sand with gravel or granular structural fill. As previously mentioned, we estimate competent native soils suitable for support of foundations should be encountered at depths of three (3) to four (4) feet below existing site grades. For foundations bearing on the medium dense to dense native silty sand with gravel or granular structural fill, an allowable soil bearing capacity of two thousand (2,000) psf should be used to design the foundations. This allowable soil bearing capacity has a factor-of-safety in excess of 3.0 against shear failure, provided the foundations are placed on competent native soils or granular structural fill. A one-third increase in the above allowable soil bearing capacity can be assumed for short-term wind and seismic loading conditions. Continuous and individual spread footings should have minimum widths in accordance with local building codes. If loose or unstable soil conditions are encountered at the footing subgrade eievation, the soil will need to be overexcavated, and replaced with granular structural fill. The width of the overexcavation should extend a minimum of twelve (12) inches beyond each edge of the foundation. As previously discussed, care will need to be taken to protect and preserve exposed subgrade surfaces to limit the amount of disturbance to the subgrade, and to limit the need for overexcavation. If necessary, to help protect and preserve exposed foundation subgrade surfaces, we recommend placement of two (2) inches of crushed rock can be placed as a working surface along subgrade surfaces. Exterior foundations elements should be placed at a minimum depth of eighteen (18) inches below final exterior grade. Interior spread foundations can be placed at a minimum depth of twelve (12) inches below the top of slab, except in unheated areas, where interior foundation elements should be founded at a minimum depth of eighteen (18) inches. Provided the foundations are placed in accordance with the recommendations contained in this report, we estimate total settlement of approximately one inch and differential settlement of approximately one-half. Most of the anticipated settlements should occur during construction as dead loads are applied. Earth Consultants. Inc. GEOTECHNICAL ENGINEERING STUDY Northward February 1, 2005 E-11658 Page 10 Lateral loads can be resisted by friction between the base of the foundation and the supporting soil, and by passive soil pressure acting on the face of the buried portion of the foundation. Resistance to lateral loads from passive earth pressures should be calculated using an equivalent fluid with a unit weight of three hundred fifty (350) pounds per cubic foot (pcf). To achieve adequate passive resistance, the foundations must be backfilled with structural fill. As an alternative, the foundations can be poured neat against the undisturbed native soil. For frictional capacity, a coefficient of 0.35 should be used for foundations bearing on competent native soils or granular structural fill. These lateral resistance values are allowable values; a factor-of-safety of 1.5 has been included. Footing excavations should be observed by a representative of Eel prior to placing the formwork and rebar. Eel should also perform compaction testing of structural fill and observe areas where overexcavation is required to remove loose or unstable soils. Compacted Berm and Till Liners In our opinion, the native glacial till soils observed at the test pit locations should be suitable for the detention pond berms. The native glacial till soils have fines contents in the range of fourteen (14) to twenty-seven (27) percent passing the No. 200 sieve and may not meet the criteria for till liner soil gradients, as presented below. At the time the native soils are placed, the moisture content of the soils should be at or slightly above the optimum moisture content. Moisture conditioning or aeration of the soil may be necessary prior to placement. The soil used for the pond berms and compacted till liner should meet the following gradation: Till Liner Gradient Sieve Size Percent Passin_g 6-inch 100 4-inch 90 No.4 70 -100 No. 200 20 -100 The thickness of a compacted till liner should be at least eighteen (18) inches. The pond berms and till liner, if necessary, should be compacted to a relative compaction at least 95 percent (ASTM D-1557). Eel should observe the placement of the detention pond berms and till liner and provide testing of the compacted soil. Earth Consultants, Inc. GEOTECHNICAL ENGINEERING STUDY Northward February 1, 2005 Retaining Walls E-11658 Page 11 Retaining walls should be designed to resist lateral earth pressures from the retained soils and any surcharge loading. Walls that are unrestrained and free to move at the top should be designed using an equivalent fluid with a unit weight of thirty-five (35) pcf. The earth pressure imparted on restrained walls should be calculated using an equivalent fluid with a unit weight of fifty (50) pcf. The above equivalent fluid values assume surcharges due to traffic, sloping backfill, adjacent foundations, construction loads, or any other loadings will not apply. If surcharges are to apply, they should be added to the above design lateral pressures. Where drainage behind retaining walls cannot be accomplished, hydrostatic pressures should be added to the design wall pressures, where appropriate. For traffic surcharge loading consisting of passenger vehicles or light delivery trucks, a uniform pressure of seventy (70) psf should be applied in a rectangular distribution along the height of the retaining wall. Where traffic surcharge loading from heavy trucks will be present, ECI should review the wall and roadway configuration and provide modified surcharge values, if necessary. If sloping backfill conditions are present behind the walls, ECI should review the slope configurations and provide modified equivalent fluid values, as necessary. Retaining and foundation walls should be provided with a four (4) inch diameter perforated drainpipe and backfilled with a free-draining granular soil extending a distance of at least eighteen (1 8) inches behind the wall. A surface seal consisting of a less permeable silty sand soil can be placed along the upper one (1) foot of the wall backfill, if desired. The remainder of the backfill behind the zone of free draining soil should consist of a suitable granular structural fill. A typical detail is attached as Plate 3. Seismic Design Considerations The Puget Sound region is classified as Zone 3 by the Uniform Building Code (UBC). The largest earthquakes in the Puget Sound region have been subcrustal (intraplate) events, ranging in depth from fifty (50) to seventy (70) kilometers. Such deep events have exhibited no surface faulting. Weaver and Shedlock (1989) researched the probable or known source areas for the crustal, intraplate, and subduction zone earthquakes in the Washington and Oregon area. Crustal and intraplate earthquakes are the only events in Washington and Oregon in which there is a historical record. Earth Consultants. Inc. GEOTECHNICAL ENGINEERING STUDY Northward February 1, 2005 E-11658 Page 12 Shallow crustal earthquakes occur within the North American Plate, and typically do not exceed focal depths of approximately 20 kilometers. Intraplate earthquakes occur in the subducting Juan de Fuca plate, and typically occur below depths of 40 kilometers. The recent February 28, 2001, earthquake that was focused just north of Olympia, Washington was an intraplate earthquake, and had a magnitude of ML = 6.8. The subduction zone earthquake, in which there is no historical record in the Washington and Oregon area, would have its source along the interface between the North American Plate and the subducting Juan de Fuca Plate. Magnitude 8 and greater earthquakes are thought to be possible along this interface, and would occur at depths of approximately 50 to 60 kilometers (Weaver and Shedlock, 1989). For International Building Code (lBC) based design, Site Class C from Table 1615.1.1 of the 2003 IBC should be used. Liquefaction is a phenomenon in which soils lose all shear strength for short periods of time during an earthquake. The effects of liquefaction may be large total and/or differential settlement for structures with foundations founded in the liquefying soils. Groundshaking of sufficient duration results in the loss of grain-to-grain contact and rapid increase in pore water pressure, causing the soil to behave as a fluid for short periods of time. To have potential for liquefaction, a soil must be cohesionless with a grain size distribution of a specified range (generally sands and silt); it must be loose to medium- dense; it must be below the groundwater table; and it must be subject to sufficient magnitude and duration of groundshaking. Based on the soil and groundwater conditions observed at the site, it is our opinion that the site has a low to negligible susceptibility to liquefaction. The dense condition of the native soils is the primary basis for this conclusion. Slab-on-Grade Floors Slab-on-grade floors should be supported on competent native soils or granular structural fill. Loose or unstable subgrade soils should be stabilized prior to construction of the slab. Fill areas will be particularly susceptible to disturbance during wet weather conditions. Care will need to be taken to preserve the integrity of the subgrade soils, particularly during the installation of the under slab utilities. Earth Consultants, Inc. GEOTECHNICAL ENGINEERING STUDY Northward February 1, 2005 E-11658 Page 13 If the construction is performed during the drier summer months, measures to preserve the subgrade soils will likely be minimal. During periods of wet weather, however, a free draining structural fill may need to be utilized throughout the upper twelve (1 2) inches of slab on grade areas to help preserve the integrity of the subgrade. A minimum four (4)-inch capillary break consisting of free draining poorly graded gravel with less than 5 percent fines (percent passing the No. 200 sieve, based on the minus 3/4-inch fraction) should be placed below the slab. If moisture is a concern, a vapor barrier consisting of a minimum 6-mil plastic membrane should be placed above the capillary break. The subgrade soils in slab-on-grade areas of the site should be observed by a representative of Eel prior to placing the capillary break material. Site Drainage During construction, surface water runoff must not be allowed to stand in construction areas. Interceptor trenches should be established, as necessary, along the perimeter of the building site to intercept surface water runoff or groundwater before it enters the construction area. During construction, loose surfaces should be compacted to reduce the potential for moisture infiltration into the soils. Finish grades around the buildings must be sloped such that surface water is directed away from the buildings. Footing drains should be installed around the perimeter foundations to intercept groundwater seepage. A typical perimeter footing drain detail is illustrated on Plate 4. Under no circumstances should roof downspout drain lines be connected to the footing or foundation wall drain systems. All roof downspouts must be separately tightlined to the site storm water system. In site excavations that advance below approximately three feet, the presence of groundwater seepage should be expected, particularly if the excavation is performed during the wet season. As previously discussed, the presence of groundwater seepage should be expected in the excavation for the stormwater detention pond. Due to the generally dense condition of the glacial till soils observed at the test pit locations, we do not anticipate the groundwater seepage will create a stability problem. However, measures to intercept the groundwater seepage and direct it to an appropriate discharge location may be necessary. Earth Consultants, Inc. GEOTECHNICAL ENGINEERING STUDY Northward February 1, 2005 Excavations and Slopes E-11658 Page 14 The following information is provided solely as a service to our client. Under no circumstances should this information be interpreted to mean that ECI is assuming responsibility for construction site safety or the contractor's activities; such responsibility is not being implied and should not be inferred. In no case should excavation slopes be greater than the limits specified in local, state (WISHA), and federal (OSHA) safety regulations. Based on the information obtained from our field exploration, the upper deposits of medium dense, silty sand with gravel that extends to a depth of approximately four feet below existing site grades and the poorly graded sand with silt soil, would be classified as Type C soils by OSHA. Temporary cuts in Type C soils should be sloped at an inclination no steeper than 1.5H:1V (Horizontal:Vertical), respectively. The unweathered glacial till observed below a depth of approximately four feet would be classified as Type A and Type B soils by OSHA. Temporary slopes constructed in Type A and Type B soils should be inclined no steeper than 0.75H:1V and 1H:1V, respectively. ECI should observe the excavations to assess soil and groundwater conditions, and to verify the OSHA soil type. Permanent cut and fill slopes should be inclined no steeper than 2H: 1 V. Cut slopes should be observed by ECI during excavation to verify that conditions are as anticipated. Supplementary recommendations can then be developed, if needed, to improve stability, including flattening of slopes or installation of surface or subsurface drains. In any case, water should not be allowed to flow uncontrolled over the top of slopes. Permanently exposed slopes should be seeded with an appropriate species of vegetation to reduce erosion and improve stability of the surficial layer of soil. Utility Trench Backfill Based on the soil conditions encountered at the time of our exploration, the native soils should provide adequate support for utilities. If remedial measures are necessary to provide adequate support for utilities, the unsuitable soils should be overexcavated and replaced with a suitable structural fill material. Earth Consultants, Inc. GEOTECHNICAL ENGINEERING STUDY Northward February 1, 2005 E-11658 Page 15 In our OpIniOn, the native silty sand with gravel soils can be considered for use as backfill for the utility trenches, provided the soil moisture content is at or near its optimum level. As previously mentioned, the native soils were generally moist to wet, and had moisture contents that were near or above optimum levels. Moisture conditioning of these soils may be necessary prior to use as structural fill in the utility trenches. Due to the moisture sensitive nature of the native silty sand with gravel soils, placement and compaction of the soil will need to be performed during dry weather conditions. To protect the soils from wet weather conditions, soil stockpiles should be covered with plastic sheeting. The plastic sheeting should cover the entire stockpile. Due to the moisture sensitive nature of the native silty sand with gravel soils, the upper twelve (1 2) inches of the trench backfill in building and pavement areas may become disturbed if exposed to wet weather conditions and construction traffic. Construction traffic should be kept to a minimum along utility trench alignments where backfilling and compaction have been completed. As an alternative, free draining gravel can be used to backfill the upper twelve (12) inches of the trench excavations to provide a wearing surface, and to help protect the underlying moisture sensitive backfill. Use of free draining backfill along the upper twelve (1 2) inches of the trench excavation would likely only be necessary if construction is performed during the wet season. Utility trench backfill is a primary concern in reducing the potential for settlement in pavement areas. It is important that the utilities be adequately supported in the bedding material. The material should be hand tamped to ensure support is provided around the haunches of these structures. Fill should be carefully placed and tamped to about 1 2 inches above the crown of the pipe before heavy compaction equipment is brought into use. The remainder of the backfill should be placed in lifts having a loose thickness of less than twelve (12) inches and compacted to ninety-five (95) percent of the maximum dry density. Rockeries and Modular Block Walls In our opinion, the use of rockeries or modular block walls at the site is feasible from a geotechnical standpoint. If rockery or modular block walls are utilized, an engineered design will need to be completed for rockeries and walls that exceed four (4) feet in height. ECI can provide an engineered design for the site, if requested. Earth Consultants, Inc. GEOTECHNICAL ENGINEERING 'STUDY Northward February 1, 2005 E-11658 Page 16 At a minimum, ECI should review the layout of the proposed walls and the proximity of roadways and foundations to the walls. Supplement geotechnical recommendations can then be prepared, if necessary, to address wall design and surcharge loading. Pavement Areas The adequacy of site pavements is related in part to the condition of the underlying subgrade. To provide a properly prepared subgrade for pavements, the subgrade should be in a firm and unyielding condition when subjected to proofrolling with a loaded dump truck under the observation of an ECI representative. Structural fill in pavement areas should be prepared as described in the Site Preparation and General Earthwork section of this report. This means the pavement subgrade should be compacted to at least 95 percent of the maximum dry density in structural fill areas. It is possible that some localized areas of soft, wet or unstable subgrade may exist after the pavement subgrade is prepared. Overexcavation and a greater thickness of structural fill or crushed rock may be needed to stabilize these localized areas. Assuming a properly prepared subgrade that is in a firm and unyielding condition when subjected to proofrolling, the following pavement section for lightly-loaded areas is suggested: • Two (2) inches of asphalt concrete (AC) over four (4) inches of crushed rock base (CRB) material, or • Two (2) inches of AC over three (3) inches of asphalt treated base (ATB) material. King County minimum pavement sections for neighborhood roadways is: • Two (2) inches of AC over six and one-half (6.5) inches of CRB, or • Two (2) inches of AC over four (4) inches of ATB. AC, ATB, and CRB materials should conform to WSDOT specifications. All rock bases should be compacted to at least 95 percent of the maximum dry density. Earth Consultants, Inc. GEOTECHNICAL ENGINEERING STUDY Northward February 1, 2005 LIMITATIONS E-11658 Page 17 Our recommendations and conclusions are based on the site materials observed, selective laboratory testing and engineering analyses, the design information provided to us, and our experience and engineering judgment. The conclusions and recommendations are professional opinions derived in a manner consistent with that level of care and skill ordinarily exercised by other members of the profession currently practicing under similar conditions in this area. No warranty is expressed or implied. The recommendations submitted in this report are based upon the data obtained from the test pits. Soil and groundwater conditions between exploration sites may vary from those encountered. The nature and extent of variations between our exploratory locations may not become evident until construction. If variations do appear, Eel should be requested to reevaluate the recommendations of this report and allowed to modify or verify our recommendations in writing prior to proceeding with the construction. Additional Services We recommend that Eel be retained to perform a general review of the final design and specifications to verify that the earthwork and foundation recommendations have been properly interpreted and implemented in the design and in the construction specifications. We also recommend that Eel be retained to provide geotechnical services during construction. This is to observe compliance with the design concepts, specifications or recommendations, and to allow design changes in the event subsurface conditions differ from those anticipated prior to the start of construction. Earth Consultants, Inc. Reference: King County Map 626 By Thomas Brothers Maps Dated 2005 n NORTH NOTE: This plate may contain areas of color. ECI cannot be responsible for any subsequent misinterpretation of the information resulting from black & white reproductions of this plate. • G!,~,~!~,",S?",n~~lt?D~~;",!,'2S,~" . Construction Testing & ICBO / \""BO Inspection Services Vicinity Map Wedgewood Lane Divisions 2 & 3 King County, Washington Drwn. GLS Date Jan. 2005 Proj. No. 11658 Checked SSR Date 1/26/05 Plate 1 I=" w w a: I-en .r: m ui z - I-W W a: I-en .r: co ,... ,... ui en ,-........ " " ........ , " ' ........ " ' ........ -,' 1-T -1-' NOrmaIWaler .............. (', 'I Surtaca H'gh Waler ' _ ........ ",--, I , \ / Surtace , ........ I I I ( , ,I _, ______ , L _,_ _ _ _', ........ I " -I I EP,a1 __ ------__ , I EP-S ........ ", , , I _, '-0;-Slorm oelenl,o'='"I-' ........ I "( ~ ______ : __ =.::' _____ ' _ I' , ':::=-~------=-l---T-I-T ' ........ '-1'-., L, -I ' T r T I I D"'n 3 ........ ': I I '" I I 'I E'P,a I , IVIS/O " , , I , I I EPjll-l I .i...o~ , I , I _ 1 ____ -.. ........ I '--_'_' __ '_c_-'-_; ____ , ___ ---,__ _ __ , \ ___ 1 __ , ' : rTrrrn-i CTTn~!: TJrpJ lLiN-jj'p, L ___ ! ---------1 'I , I , I I ~EP:7' 'I I I I I '...l:_ '-r+---'--l' II I l I I I ~ , ' I I I '"_ 0-'--r - ---I-l I l ' ',,0_, I I I I __ " , , '-.I.. -Y. .j. -..L .l - -r -I I I I I, II TPj6 I I , I I , -1_____ I I L _ I , ,,, I II I - - ---I--=-1 =-t. - --, , I , I " 'I -.J ITP-~ I l/ 1 __ __ ' I, , EP-3 I I 1_' _ L ....L _) '-___ L J -,-- --i-_ _ _ v _ ' , __ --.-l L--11----'---~-j --L-- tTP - 9 --, 'QivlsiO"n..! -' -? (--,--____ (---r---T,--'. fw:aii-i'l L __ ' ,-I, ---~--~ J c..--L __ J __ -I 1-=-' .L __ I ' ',---,1,\ J--f-------l I---~--" '_l.: ___ 1 IDLvISIOIL~:II---" I I ,"-, I I - -I-- -"1 ,-- -t--, I I 1 l -'-o..L.. __ ' - -I I -f----,----I r-I j I-J ___ I L -' , ___ I I Tp.2 , I II', , I L--L..-_ --, , _, I 1' ___ , r--~ , '-------" , ,,_, '---'1: 1 I " I ; r-'-~l L __ ~ ,--r----J ,-; 1-1--=lTl""~ TT-I IL i-, I: :. ---i r----,L --, :--- -; ~JF.1P '~_" ~_) I""F,' \ , I I ,---' r---I r-- -I '} ___ __ \ ,-- --, 1 I I L - -_, 1-- / /' T-, -r ~ ,'1 I I \ I \ \---1--" I ,1-1 I I I I' I "'---___ -1 " I , I I /1 I , ,--l I I I I '=l. \..L..=. __ -:. I I , -L_''-_.!.._~ __ 'O-. __ : ____ ,o._::..=_~_=_=~_::..= __ _ --- --'-J_ - --142~d AVENUE _III.E._ --- --- -________ -1 ,-----------1 r-------: ,..~~ ~:~~ Approximate Scale o 100 200 400ft, LEGEND TP-1-r-Approximate Location of ECI Test Pit, ProJ. No. E-11658,Jan.2005 EP-3':"y--Approximate Location of Test Pit by Associated Earth Sciences, Inc., Dated Aprtl 2003 ,--] Subject Site 1 __ _ Approximate Area of Fill NOTE: This plate may contain areas 01 color. ECI cannot be responsible lor any subsequent misinterpretation 01 the inlonnation resulting lrom black & whHe reproductions of this plate. e Earth Consultants, Inc. Ii' GeotechnIcal Englneemg. Geology. ErMronrneNal Sdences Cooscfualon Tesllng .. ICBO I WABO InspealOn SCrvk:es Test Pit Location Plan Wedgewood Lane Divisions 2 & 3 King County,Washlngton Drwn. GLS Pro]. No. 11658 Checked SSR Plate 2 1" Drain Rock WEEP HOLE DETAIL 111=111::::111 1 foot min. / .... 18 inches min ... / Excavated Slope Perforated Pipe Wrapped with Filter Fabric 1 foot min. Compacted Subgrade STANDARD NOTES 1) Free Draining backfill should consist of granular soil having n6 more than 5 percent passing the #200 sieve and no particles greater than 4 inches in diameter. The percentage of particles passing the #4 sieve should be between 25 and 75 percent. 2) Structural backfill should be free of organics, clayey soils, debris and other deleterious materials. It should be placed at or near the optimum moisture content. 3) Where weep holes are utilized, surround each weep hole with 3 cubic feet of 1 inch drain rock. Maximum horizontal spacing of weep holes should be 6 feet. 4) Drain pipe; perforated or slotted rigid PVC pipe laid with perforations or slots facing down; tight jointed; with a positive gradient. Do not use flexible corrugated plastic pipe. Drain line should be bedded on and surround with free draining 1 inch drain rock. The drain rock may be encapsulated with a geotechnical drainage fabric at the engineers discretion. lEGEND Surface Seal; Native Soil or other Low Permeability Material Free Draining Backfill Structural Fill compacted to 90 percent relative compaction 1 inch Drain Rock SCHEMATIC ONLY -NOT TO SCALE NOT A CONSTRUCTION DRAWING .~,~!~~£S'~.!.-!l.t~!!,!.;;:;. !~,S; .-" constnKUon Testing & ICBO I \\·"BO IIlspe"ctlon ser\'Ic-~s RETAINING WALL DRAINAGE AND BACKFILL Wedgewood Lane Divisions 2 & 3 King County, Washington Drwn. GLS Date Jan. 2005 Pro). No. 11658 Checked SSR Date 1/27/05 Plate 3 6 inch min. o 4 inch min. Diameter Perforated Pipe Wrapped in Drainage Fabric f 2 inch min. / 4 inch max. LEGEND I~ Surface seal; native soil or other low permeability material. 1" Drain Rock Drain pipe; perforated or slotted rigid PVC pipe laid with perforations or slots facing down; tight jointed; with a positive gradient. Do not use flexible corrugated plastic pipe. Do not tie building downspout drains into footing lines. Wrap with Mirafi 140 Filter Fabric or equivalent. 12 inch min. 18 inch min. t 2 inch min. SCHEMATIC ONLY -NOT TO SCALE NOT A CONSTRUCTION DRAWING • S~~!.~"S2~~~t~!:!,~~:.!!:I5;;; . ConstnlCfiOn Te-sun;;: & leBO I "·ABO InSl)("ction 5e'n.;c~s TYPICAL FOOTING SUBDRAIN DETAIL Wedgewood Lane Divisions 2 & 3 King County, Washington Drwn. GLS Date Jan. 2005 Proj. No. 11658 Checked SSR Date 1/27/05 Plate 4 APPENDIX A FIELD EXPLORATION E-11658 Our field exploration was performed on February 1, 2005. Subsurface conditions at the site were explored by excavating eleven (11) test pits throughout the accessible areas of the site. The approximate test pit locations were determined from existing landmarks presented on available plans. The locations of the test pits should be considered accurate only to the degree implied by the method used. These approximate locations are shown on the Test Pit Location Plan, Plate 2. The field exploration was continuously monitored by a geologist from our office, who classified the soils encountered and maintained a log of each test pit, obtained representative samples, measured groundwater levels, and observed pertinent site features. All samples were visually classified in accordance with the Unified Soil Classification System that is presented on Plate A 1, Legend. Logs of the test pits are presented in Appendix A, Plates A2 through A 12. The final logs represent our interpretations of the field logs and the results of the laboratory tests of field samples. The stratification lines on the logs represent the approximate boundaries between soil types. In actuality, the transitions may be more gradual. Earth Consultants, Inc. MAJOR DIVISIONS Coarse Grained Soils More Than' 50% Material Larger Than No. 200 Sieve 'Size Fine Grained SoilS More Than 50% Material Smaller Tt-an No. 200 Sieve Si,ze Gravel And Gravelly Soils More Than ;SO% Coarse Fraction Retained On No.4 Sieve Sand And Sa,ndy Soils More Than 50% Coarse Fraction Passing No.4 Sieve Silts Arid Clays Silts And Clays Clean Gravels (little or no fines) Gravels With Fines ( appreciable amount of fines) Clean Sand (little or no fines) Sands With Fines (appreciable ,amount of fines) Liquid Limit Less Than 50 Liquid limit Greater Than 50 Highly Organic Soilf. Topsoil Fill , GRAPH ISYMBOL -V -V -V -V -I INXXXX XX LETTER SYMBOL TYPICAL DESCRIPTION Well-Graded Gravels, Gravel-Sand Mixtures, Little Or No Fines Poorly -Graded GfavE!ls, Gravel- Sand Mixtures, Lit)le Or No Anes Silly Gravels, Gravel-Sand- Sill Mixtures Clayey Gravels, Gravel-Sand- Clay Mixtures Well-Graded Sands, Gravelly Sands, Little Or No Fines Poorly-Graded Sands, Gravelly Sands, Little Or No Fines Silty Sands, Sand -Sill Mixtures Clayey Sands, Sand -Clay Mixtures Inorganic Sills & Very Fine Sands, Rock Clayey Fine Sands; Clayey Silts wI Slight PI>I".li"ilv Inorganic Clays Of Low To Medium Plasticity, Gravelly Ciays, Sandy Clays, Silty 'Clays, Lean Organic Silts And Organic Silly Clays Of Low Plas.ticity Inorganic Silt~, Micaceous Or piatomaceous Fir'i. Sand Or' Silly Soils Inorganic Clays ,Of High Plasticity, Fat Clays. OrganiC Clays Of Medium To'High Plasticity, Organic Silts Peat, Humus, Swamp Soils With High OrganiC Contents Humus And Duff Layer HI\"hly Variable Constituents The discussion In the text of this report Is necessary for a proper understanding of the nature of the material presented In the attached logs. C qu W P * pot LL PI DUAL SYMBOLS are used to Indicate borderline soil classification. TORVANE READING, tsf PENETROMETER READING, tsf MOISTURE, % dry weight SAMPLER PUSHED SAMPLE NOT RECOVERED DRY DENSITY, Ibs. per oublc ft. LIQUID LIMIT, % PLASTIC INDEX Earth Consultants Inc. (icofl';(tUlk.llII~lgh":crs. (icologl.scs &. 1~l\'troculK,u.tI ScK!.IU~IS I 2" 0.0. SPLIT SPOON SAMPLER II 24"1.0. RING OR SHELBY TUBE SAMPLER I WATER OBSERVATION WELL sz DEPTH OF ENCOUNTERED GROUNDWATER DURING EXCAVATION Y SUBSEQUENT GROUNDWATER lEVEL WI DATE LEGEND Proj. No. 11658 Date Jan. 2005 Plate A1 Test Pit Log Project Name: Wedgewood Lane Divisions 2 & 3 Job No. I Logged by: 11658 l SSR Excavation Contactor. Fury Const. Notes: u :8 .J::. .!! eno General W :c -• Co 0.0 Co ~ Co it E Notes (%) 2! CD as en E (!) o en ~~ SM - 1- - 2- - 3- - 15.0 4- - 5 f-- - 16.4 6- - 7 I Date: J 1/25/05 Test Pit No.: TP-1 Ground Surface Elevation: 465' of 1 Surface Conditions: Depth of Topsoil & Sod 8": grass 1 blackberry brambles Brown silty SAND, loose, moist to wet -medium dense -slight oxide staining -contains gravel -occasional cobbles -light perched seepage at 4.5' -27.7% fines -dense Test pit terminated at 7.0 feet below existing grade. Groundwater seepage encountered at 4.5 feet during excavation. ~~--------~--~--~--~~----~------------~----------------------------------------~ ~ "' Test Pit Log ~ ~~~!~~~£. Wedgewood Lane Divisions 2 & 3 -King County. Washington ~r--------------r------------~--------------~-------------'----------------r---------~ ~ Proj. No. 11658 I Own. GLS I Date Jan. 2005 Checked SSR I Date 1/27/05 1 Plate A2 Subsurface conditions depicted represent our observations at the time and location of thiS exploratory hole, modified by englneenng tests, analysis and judgmenl They are not necessarily representative of other times and locations. We cannot accept responsibility for the use or interpretation by others of information presented on this loa. · Test Pit Log Projed Name: Wedgewood Lane Divisions 2 & 3 Job No. I Logged by: 11658 SSR Excavation Contador: Fury Const Notes: .Y :8 s:. .!! eno General W s:. -• C. o.D C. [ c. it E en E Notes (%) l! CD ca C> en o en ":J~ SM -- 1 r-- !-- 2 r-- 6.9 !-- 3~ !-- 4 '-- !-- 5 r--- '-- 6 !-- '-- 7 !-- r--- 8 '-- f- 12.5 9- ~ g ~ Test Pit No.: TP-2 Ground Surface Elevation: 465' Surface Conditions: Depth of Topsoil & Sod 8": grass Brown silty SAND with gravel, loose, moist to wet -medium dense -slight caving -dense -wet -light perched seepage at 7' of 1 Test pit terminated at 9.5 feet below existing grade. Groundwater seepage encountered at 7.0 feet during excavation. ~~--------~--~--~--~~~--~~-----------r------------------------------------------~ ~ _ Test Pit Log -~~~!~~~. Wedgewood Lane Divisions 2 & 3 ~ King County, Washington ~r-------------~--------------r--------------+--------------~--------------~----------~ m Proj. No. 11658 I Own. GLS I Date Jan. 2005 Checked SSR I Date 1/27/05 I Plate A3 Subsurface conditions deplded represent our observations at the time and location of thIS exploratory hole, modified by englneenng tests, analysIS and judgment They are not necessarily representative of other times and locations. We cannot accept responsibility for the use or interpretation by others of information presented on this lOQ. ~ g iii Test Pit Log Project Name: Wedgewood Lane Divisions 2 & 3 Job No. I Logged by: 11658 SSR Excavation Contactor: FuryConst. Notes: General Notes W (%) 7.5 14.2 .:;i: .. ' Q .. :. o".q .. .<, .. Q. .. 0, •• . , .. Q .. 0. .. •• Q • 0:. • .. , Q . . : .... 0 •• " .Q • O.q .. r-it- 1 2 3 4 5 6 7 8 ----r-- i-- r-- ----- - - - ------- ----- f/)O o.D f/) E ';;)~ SP-SM I Date: 1125/05 Test Pit No.: TP-3 Ground Surface Elevation: 450' Surface Conditions: Depth of Topsoil & Sod 8": forest duff of 1 Brown poorly graded SAND with silt and gravel, loose to medium dense, moist -variable silt content -medium dense -9.3% fines -grayish brown Test pit terminated at 8.0 feet below existing grade. No groundwater encountered during excavation. ~r---------~--~--~--~~----~------------'-------------------------------------------; m - '" Test Pit Log ~~~U}!~~~. Wedgewood Lane Divisions 2 & 3 § King County, Washington ~r--------------r-------------'--------------~------------~~--------------r-----------; m Proj. No. 11658 Own. GLS I Date Jan. 2005 Checked SSR I Date 1/27/05 I Plate A4 Subsurface conditions deplded represent our observations at the time and location of thIS exploratory hole, modified by englneenng tests, analysIS and judgmenl They are not necessarily representative of other times and locations. We cannot accept responsibility for the use or interpretation by others of information presented on this lo!:I. ~ g ii3 . Test Pit Log Project Name: Wedgewood Lane Divisions 2 & 3 of 1 Job No. I Logged by: 11658 SSR Test Pit No.: TP-4 Excavation Contactor: Fury Const. Notes: General W Notes (%) 0 :E a. e! (!) .. :: , 13.7 I' ...• .... :. 18.5 :g ~ r. .!! eno O,.a. 0.0 III it E en E o III =:lit; en !---SM 1~ - 2 r--SP-SM 31-- Ground Surface Elevation: 444' Surface Conditions: Depth of Topsoil & Sod 12": forest duff Brown silty SAND with gravel, loose, wet -moderate seepage at 1.5' -medium dense Brown poorly graded SAND with silt and gravel, medium dense, wet f--- 4~-r~~~~~--~~~~~~----~~----~---------------------; SM Brown silty SAND with gravel, dense, wet - 5-~ra~sh brown Test pit terminated at 5.5 feet below existing grade. Groundwater seepage encountered at 1.5 feet during excavation. ~~--------~--~--~~~~----~-----------r----------------------------------~-----; ~ '" Test Pit Log -~~~.I~!!:!s' Wedgewood Lane Divisions 2 & 3 § King County, Washington ~~------------'-------------'--------------+------------~r--------------'-----------; ~ Proj. No. 11658 I Own. GLS I Date Jan. 2005 Checked SSR I Date 1/27/05 I Plate AS Subsurface conditions depldecl represent our observations at the time and location of thIS exploratory hole. modified by englneenng tests, analysis and judgment They are not necessarily representative of other times and locations. We cannot accept responsibility for the use or Interpretation by others of information presented on this loQ. Test Pit Log Projed Name: Wedgewood Lane Divisions 2 & 3 Job No. I Logged by: 11658 l SSR Excavation Contador: Fury Const. Notes: u ~ .c j! ene; General W :c D-c.. . c.. 0.0 Notes (%) I'!! CD it E enE ~ o III '::J~ C!) en r---SM 1 r-- r-- 25.3 2 r-- r--- 3 r-- r-- 41-- I-- 51-- I-- 6 ;-- I-- 7 '-- -20.8 8 ~ g ~ 1 Date: 1/25/05 Test Pit No.: TP-5 Ground Surface Elevation: 444' Surface Conditions: Depth of Topsoil & Sod 10": forets duff Brown silty SAND with gravel, loose to medium dense, wet -seepage at 1.5' -dense -oxide staining -variable silt content of 1 Test pit terminated at 8.0 feet below eXisting grade. Groundwater seepage encountered at 1.5 feet during excavation. ~r---------~--~--~--~~----~------------~-----------------------------------------; ~-§ ~~~~~~. t: Test Pit Log Wedgewood Lane Divisions 2 & 3 King County, Washington ~~-------------r-------------,--------------4-------------~--------------~~---------; m Proj. No. 11658 I Own. GLS I Date Jan. 2005 Checked SSR I Date 1/27/05 I Plate A6 Subsurface conditions depicted represent our observations at the time and location of thiS exploratory hole. modified by englneenng tests, analysis and judgment They are not necessarily representative of other times and locations. We cannot accept responsibility for the use or interpretation by others of information presented on this lOQ. · Test Pit Log Project Name: Wedgewood Lane Divisions 2 & 3 Job No. I Logged by: 11658 SSR Excavation Contador: Fury Const. Notes: W .Q :g .c .!! (/)0 General .c .... • Q. o.D Q. ~ Q. it E (/) E Notes (%) I!! Gl tV C> o (/) ;J~ r--SM 1 f-- r-- 2 f-- r-- 19.2 3 f-- f-- 4 f-- f-- 5,..-- '--- 6,..-- - 7- ,.--10.4 8 ~ g ~ I Date: 1/25/05 I s~eet Test Pit No.: TP-6 Ground Surface Elevation: 450' Surface Conditions: Depth of Topsoil & Sod 12": forets duff Brown silty SAND with gravel, loose, wet -moderate seepage at 1.5' -medium dense -14.0% fines -dense of 1 Test pit terminated at 8.0 feet below existing grade. Groundwater seepage encountered at 1.5 feet during excavation. 2~--------~--~--~--~~~--~~-----------r------------------------------------------~ C) ~~ § ~~~~U}!~!!2S· Test Pit Log Wedgewood Lane Divisions 2 & 3 King County, Washington t: ~r-------------~--------------r--------------+--------------.----------------r-----------i m Proj. No. 11658 I Own. GLS I Date Jan. 2005 Checked SSR I Date 1127/05 I Plate A7 Subsurface conditions deplded represent our observations at the time and location of thiS expforatory hole, modified by englneenng tests. analysIS and judgmenl They are not necessarily representative of other times and locations. We cannot accept responsibility for the use or Interpretation by others of information presented on this 1oQ. Test Pit Log Project Name: Wed~ewood Lane Divisions 2 & 3 Job No. I Logged by: 11658 SSR Excavation Contactor: Fury Const. Notes: u :g .&: j! ClJO General W :E Q.. • 0. 0.0 Do ~ GILLE CIJ~ Notes (%) 1! o CII C) CIJ CIJ ::JCIJ SM - 1 r- r-- 2r- r-- 9.S 3r- r-- 4 r- r-- Sr- 11.8 r-- I Date: 1125/05 Test Pit No.: TP-7 Ground Surface Elevation: 454' Surface Conditions: Depth of Topsoil & Sod 12": forest duff Brown silty SAND with gravel, loose, wet -medium dense -grayish brown -dense of 1 6 Test pit terminated at 6.0 feet below existing grade. No groundwater encountered during excavation. ~~--------~---L--~--~~~--~~-----------r------------------------------------------; m '" Test Pit Log 8-1-~~~}!~!!!S. Wedgewood Lane Divisions 2 & 3 King County, Washington I:: ~r--------------r------------~~-------------r--------------r---------------~----------; m Proj. No. 11658 I Own. GLS I Date Jan. 2005 Checked SSR I Date 1/27/05 I Plate A8 Subsurface conditions depicted represent our observations at the time and location of thIS exploratory hole, modified by englneenng tests, analysis and judgment They are not necessarily representative of other times and locations. We cannot accept responsibility for the use or interpretation by others of information presented on this 1oQ. Test Pit Log Projed Name: Wedgewood Lane Divisions 2 & 3 Job No. I Logged by: 11658 SSR Excavation Contador. Fu_1)' Const. Notes: 0 :8 .c ..9! ene; General W :c 1l. . C. 0.0 C. ! GI it E en E Notes (%) e c aI ';;)~ C) en I--SM 1 f-- ,..-- 2 SM I-- 15.4 3~ - 4- - 5- - 6- 12.3 I Date: 1125/05 Test Pit No.: TP-8 Ground Surface Elevation: 456' Surface Conditions: Depth of Topsoil & Sod 12": forest duff Brown silty SAND, loose, wet -moderate -seepage at 2' Brown silty SAND with gravel, medium dense, moist -dense -25.1 % fines of 1 Test pit terminated at 6.0 feet below existing grade. Groundwater seepage encountered at 2.0 feet during excavation. ~~--------~--~--~--~~----~-----------r-----------------------------------------; ~ '" Test Pit Log 8 .... :: ~~~!~!!:!S. Wedgewood Lane Divisions 2 & 3 t: King County, Washington ~r-------------~------------'--------------+--------------r-------------~r---------~ ~ Proj. No. 11658 I Own. GLS I Date Jan. 2005 Checked SSR I Date 1/27/05 I Plate A9 Subsurface conditions deplded represent our observations at the time and location of thIS exploratory hole. modified by englneenng tests, analysis and judgmenl They are not necessarily representative of other times and locations. We cannot accept responsibility for the use or interpretation by others of infonnation presented on this loa. Test Pit Log Project Name: Wedgewood Lane Divisions 2 & 3 Job No. I Logged by: 11658 SSR Excavation Contactor. Fury Const. Notes: W .2 :g .c .l!! eno General .c c...Cl. 0.0 0. ~ GlitE en E Notes (%) l! o C'II ::l>-(!) en en SM - 1 !-- '-- 2~ c-- 18.0 3 '--- - 4- - 5- - 6- -12.2 7 ~ b CI id Test Pit No.: TP-9 Ground Surface Elevation: 460' Surface Conditions: Depth of Topsoil & Sod 12": forest duff Brown silty SAND with gravel, loose, wet -light to moderate seepage at 2' -medium dense -variable silt content -grayish brown -dense of 1 Test pit terminated at 7.0 feet below eXisting grade. Groundwater seepage encountered at 2.0 feet during excavation. ~~--------~~~--~--~~~--~~----------~----------------------------------------~ CI ~ -§ t: Test Pit Log Wedgewood Lane Divisions 2 & 3 King County, Washington ~r--------------r-------------'r--------------r------------~r-------------~r----------; ~ Proj. No. 11658 I Own. GLS I Date Jan. 2005 Checked SSR I Date 1/27/05 1 Plate A 10 Subsurface conditions depicted represent our observations at the time and location of thiS exploratory hole, modified by eng.neenng tests, analysIS and judgment They are not necessarily representative of other times and locations. We cannot accept responsibility for the use or interpretation by others of infonnation presented on this 1OQ. · Test Pit Log Project Name: Wedgewood Lane Divisions 2 & 3 Job No. I Logged by: 11658 SSR Excavation Contactor: Fury Canst. Notes: 0 :8 s::. .!l CJ)e; General W :E 0. a·Cl. 0.0 Notes (%) I! ~ CD u:: E CJ) E o (II :J>-C> CJ) CJ) SM - 1- - 2 - - 3- - 4 - - 5- - 6- -16.2 7 I Date: 1125/05 Test Pit No.: TP-10 Ground Surface Elevation: 465' of 1 Surface Conditions: Depth of Topsoil & Sod 10": heavy blackberry bramblel Brown silty SAND with gravel, loose, wet -moderate seepage at 2' -medium dense -oxide staining -dense Test pit terminated at 7.0 feet below existing grade. Groundwater seepage encountered at 2.0 feet during excavation. &~--------~ __ ~ __ ~~-L __ ~ ____ L-__________ -r __________________ ~ ______________________ ~ m _ Test Pit Log 8 .... ~ ~~~!~~nS· Wedgewood Lane Divisions 2 & 3 c King County, Washington ~~-------------r------------~~------------~--------------r---------------~----------' m Proj. No. 11658 I Own. GLS I Date Jan. 2005 Checked SSR I Date 1/27/05 I Plate A 11 Subsurface conditions depicted represent our observations at the time and location of thIS exploratory hole, modified by eng.neenng tests, analysIS and judgment They are not necessarily representative of other times and locations. We cannot accept responsibility for the use or interpretation by others of information presented on this lOQ. ~ 8 ~ Test Pit Log Project Name: Wedgewood Lane Divisions 2 & 3 Job No. I Logged by: 11658 SSR Excavation Contactor: Fury Const. Notes: W .Y "0 ~ ~ en "0 General ~ Sl 1S.. . a. OSl 0-E illitE en E Notes (%) I! >. o III '::J~ (!) en en r--SM 10- r-- 11.6 2- r-- 3 f-- r-- 4,..-- - 5- - 6- -14.0 7 I Date: 1/25/05 Test Pit No.: TP-11 Ground Surface Elevation: 465' of 1 Surface Conditions: Depth of Topsoil & Sod 10": heavy blackberry bramble Brown silty SAND with gravel. loose. wet -17.7% fines -variable silt content -medium dense -dense Test pit terminated at 7.0 feet below existing grade. No groundwater encountered during excavation. ~r---------~--~--~--~~~--~~----------~------------------------------------------; m~ 9 ~~~~!~!e~' Test Pit Log Wedgewood Lane Divisions 2 & 3 King County. Washington t: ~r-------------~------------~--------------~------------~r---------------~----------; m Proj. No. 11658 I Own. GLS I Date Jan. 2005 Checked SSR I Date 1/27/05 I Plate A 12 '=S~ub:-s"';"u-:rfa:-ce--co--nd~iti~'o-ns-d-:-e""p-:-Ict-:-ed~re-p-rese--~nt:-o-u-r O-:-b ..... se-rv-a-:-ti:-o-ns-a-:-t-:-:th,...e-:ti:-m-e-a-n~d ':-Ioca--=ti:-o-n -of=-=th~l:-s -exp--:-Io-ra-:-to .... ry'--:-ho-::Ie-.-m-od-:-::ified:--:-:-by-e-n-g:-In-ee .... n:-n-g-:-tes~ts-. a-n-a-:-Iys~IS:--' and judgmenl They are not necessarily representative of other times and locations. We cannot accept responsibility for the use or interpretation by others of information presented on this loQ. LOG OF EXPLORATION PIT NO. EP·3 g . This log Is part of the reportJ'repared by Associated Earth Sciences, Inc. (AESI) for the named ~roject and should be :; read tQgettier with that repq for com~lete Interpretation. This summary a~p'''es only to the loca ·on of this trench at the a. time of excavation. Subsurface condl ·ons may Change at this location WI the passage of time. The data presented are Q) c a simplfication of actual conditions encountered. DESCRIPTION Forest Duff and Topsoil 1 . Weathered Till 2 -Medium dense, moist to wet, light olive-brown, nonstratified, silty, fine to coarse SAND, few fine to coarse, subrounded gravel, few organics as roots. (SM) 3 - 4 Till 5 -Dense to very dense, moist to wet, light olive-brown, nonstratified, silty, fine to coarse SAND, few fine to coarse, subrounded gravel, few organics as roots. (SM) 6 - 7 - 8 - 9 - 10 11 -Bottom of exploration pit at depth 10 feet No caving. Moderate (2 to 3 gpm) seepage of at approxlmately 3'. 12 - 13 -I 14 - 15 - 16 - 17- 18 1 i ! I 19 I I z8 ~ Ironwood ':! i King County, WA ~ c:I j; Associated Earth Sciences, Inc. Project No. KE03173B !:! Logged by: JOe ~~~~~ ;:; 0 Approved by: April 2003 g Plate A13 1 - 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 Forest Duff and Topsoil Weathered Till 2 -Medium dense~ moist, light olive-brown, nonstratified, silty, fine to coarse SAND, few fine to coarse, subrounded gravel, few organics as roots. (SM) 3 - Till . 4 -Dense, moist, light olive-:gray, nonstratified, fine to coarse SAND, little silt, few fine to coarse, subrounded gravel, trace subrounded cobbles. 5 - 6 - 7 - 8 - 9 - 10 ~------------------------------------------------------------------- 11 - 12 - 13 - 14 - 15 - 16 - 17- 18 - 19 - 20 Bottom of exploration pit at depth 10 feet No caving. No seepage. 2---------------------------------------------------Ironwood Logged by: JOC Approved by: King County, WA Associated Earth Sciences, Inc. ~~~[jj~ Project No. KE03173B April 2003 Plate A14 ~~---------------------------------------------------------------------------------- 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 tqgettier with that re~ 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 simplficatlon of actual conditions encountered. DESCRIPTION Forest Duff and Topsoil . Weathered Till 1 -Medium dense, moist to wet, light olive-brown, nonstratified, silty, fine to coarse SAND, few fine to coarse, subrounded gravel, few organics as roots. (SM) 2 - 3 ~---------------------------------;T~ill~-------------------------------- Dense, wet, light olive-gray, nonstratified, fine to coarse SAND, little silt, little gravel, trace 4 -subrounded cobbles. 5 - 6 - 7 - 8 - 9 - 10 ~----------------------------------------------------------------- 11 -Bottom of exploration pit at depth 10 feet No caving. Very slight « 1 gpm) seepage below 3'. 12 - 13 - 14 - 15 - 16 - 17 - 18 - ~-----------------------------------------------------Ironwood Logged by: JOe Approved by: King County, WA Associated Earth Sciences, Inc. ~ri[IJ~~ Project No. KE03173B April 2003 Plate A1S g :5 Co t3 1 - 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 repqn 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 slmplficatlon of actual conditions encountered. DESCRIPTION Forest Duff and Topsoil Weathered Till 2 -Medium dense, moist to saturated, light olive-brown, nonstratified, silty, fine to coarse SAND, few organics as roots, few fine to coarse, subrounded gravel. (SM) 3 - 4 - 5 - Till 6 -Dense, saturated, light olive-gray, nonstratified, fine to coarse SAND, little silt, few fine to coarse, subrounded gravel, trace subrounded cobbles. 7 - 8 - 9 - 10 41 ______________________________________________________ __ 11 -' Bottom of exploration pit at depth 10 feet Moderate caving. Very heavy (5 to 10 gpm) seepage below 3'. 12 - 13 - 14 - 15 - 16 - 17- 18 - 19 - 20 ~-------------------------------------------------------------Ironwood Logged by: JOe Approved by: King County, WA Associated Earth Sciences, Inc. melm[!irJ Project No. KE03173B April 2003 Plate A16 LOG OF EXPLORATION PIT NO. EP-7 This log Is part of the report prepared by Associated Earth Sdences, Inc. (AESI) for the named project and should be read tQgettier with that rePQrt tor complete Interpretation. This summary apillies 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 slmplfication of actual conditions encountered. DESCRIPTION Forest Duff and Topsoil Weathered Till 1 -Medium dense, moist to wet, Hght olive-brown, nonstratified, silty, fine to coarse SAND, few fine to coarse, subrounded gravel, few organics as roots. (SM) 2 - 3 - 4 - Till 5 -Dense, wet, light olive-gray, nonstratified, fine to coarse SAND, little silt, few fine to coarse, subrounded gravel, trace subrounded cobbles. 6 - 7 - 8 - 9 .- 10 11 -Bottom of exploration pit at depth 10 feet No caving. Very slight «1 gpm) seepage below 4'. 12 - 13 - 14 - 15 - 16 - 17 - 18 - 19 - 20 ~-----------------------------------------------------Ironwood Logged by: JOe Approved by: King County, WA Associated Earth Sciences, Inc. ~i!~~~ Project No. KE03173B April 2003 '01 ........... A,j 1 - LOG OF EXPLORATION PIT NO. EP-8 this log Is part of the report prepared by Associated Earth Sciences, Inc. (AESI) for the named project and should be read tQgeUier 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 slmplfication of actual conditions encountered. DESCRIPTION Forest Duff and Topsoil Weathered Till 2 -Medium dense, moist to wet, light olive-brown, nonstratified, silty, fine to coarse SAND, few organics 3 -as roots, few fine to coarse, subrounded gravel. (SM) . 4 - 5 ~------------------------------~T~iI~I------------------------------- Dense, wet, light olive-gray, nonstratified, fine to coarse SAND, little silt, few fine to coarse, 6 -subrounded gravel, trace subrounded cobbles. 7 - 8 - 9 - 10 ~-------------------------------------------------------------- Bottom of exploration pit at depth 10 feet No caving. Slight (-1 gpm) seepage below 5'. 11 - 12 - 13 - 14 - 15 - 16 - 17- 18 - 19 - 20 i--------------------------~----------------------Ironwood King County, WA ~ ...... ;i; Associated Earth Sciences, Inc. Prolect No, KE03173B S Logged by: JOC ~ ~ rJIiq ~ ~ ~ Approved by: ~ tG ~ ~ ~ April 2003 ~ ______________________________________________________________________________ p~1_at~e~Al~8~ LOG OF EXPLORATION PIT NO. EP-9 this Jog 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 Forest Duff and Topsoil Weathered Till 1 -Medium dense, moist to wet, light olive-brown, nonstratified, silty, fine to coarse SAND, few fine to coarse, subrounded gravel, few organics as roots. (SM) 2 - 3 - 4 - Till 5 -Dense, wet, light olive-gray, nonstratified, fine to coarse SAND, little silt, few fine to coarse, subrounded gravel, trace subrounded cobbles. 6 - 7 - 8 - 9 - 10 11 -Bottom of exploration pit at depth 10 feet No caving. Very slight « 1 gpm) seepage below 4'. 12 - 13 - 14 - 15 - 16 - 17- 18 - 19 - 20 ~------------------------------------------------------------------------------------~. g " Logged by: JOe Approved by: Ironwood King County, WA Associated Earth Sciences, Inc. ~~~~~ Project No. KE03173B April 2003 Plate A19 APPENDIX B LABORATORY TEST RESULTS E-11658 Earth Consultants, Inc. . Particle Size Distribution Report .Ii .Ii .si si Ai .& Ai ~ Ai 0 ~ iI i 8 ~ ~ ... N ... -~ 51 ,; I • • 100 · ~ ~ · . . . . . · · · . · . · li · . · 90 !\ .~. · . · · · . · . "''''' ~ · . · . · 80 · · ""'-~ N: · · . ~ · . , · . · · . 70 · . ~ ~ ~~ · · ~~ ~ · 0:: ~ W eo \: Z · i' ~ ~ · · ru-· u:: · · · · · · \t .... · · Z 50 · · ~~ ~ · W · · ~i ~ · ~ W 40 : . ~ N a.. · · \i 30 , ~ 20 · ~ · . 10 . · · 0 · 200 100 10 1 0.1 0.01 0.001 GRAIN SIZE -mm % COBBLES % GRAVEL % SAND % SILT % CLAY USCS MSHTO PL LL 0 17.8 54.5 27.7 SM 0 38.9 51.8 9.3 SP-SM t:. 31.6 54.4 14.0 SM SIEVE PERCENT FINER SIEVE PERCENT FINER SOIL DESCRIPTION Inches 0 0 t:. number 0 0 t:. o TP-l: 4.0' -SM size size Brown silty Sand with gravel; 15.0% moisture 1.5 100.0 100.0 100.0 #4 82.2 61.1 68.4 3/4 92.5 79.3 92.1 #8 75.9 55.9 62.1 o TP-3: 2.5' -SP-SM 318 86.3 67.7 80.1 #16 70.3 50.1 54.2 Brown poorly graded Sand with silt and gravel; #30 64.7 44.9 47.2 7.5% moisture #50 54.0 33.4 33.9 t:. TP-6: 3.0' -SM #100 39.0 18.1 21.1 #200 27.7 9.3 14.0 Brown silty Sand with gravel; 19.2% moisture >< GRAIN SIZE REMARKS: 060 0.420 4.10 1.94 o Tech:SEP D3Q 0.0877 0.258 0.249 010 0.0804 o Tech: SEP >< COEFFICIENTS Cc 0.20 t:. Tech: SEP Cu 50.99 o Source: Sample No.: TP-l Elev.lDepth: 4.0' o Source: Sample No.: TP-3 EIev.lDepth: 2.5' t:. Source: Sample No.: TP-6 Elev.lDepth: 3.0' EARTH Client Project: Wedgewood Lane Div 2 & 3 CONSUL TANTS, INC. Project No.: E-1l658 Plate Bl " , Particle Size Distribution Report .& E .& S S .5 51 .& 0 a ~ i 8 ~ ~ ... N ,.:" -~ 51 ~ " '" '" '" 100 , I\l: , , , , , , , , , , , , , , , , , 90 , 1\, , , , , , , , , , , , , , ~~~ , , , , , , , , , , : , , , eo , , , r r:::: , , , , ~ , , , , , , ~ , , , , , , , , 70 , , , , ~ , , , , , , , ,,~ , , , , , 0:: , N w , , , 1\ , Z 60 , , f'N ~ , , , u:: , , ~ , , , ~ , , I\. , , , 50 , , ~ N' w , , N , , , 0 , , 0:: , , 40 , , w , !' D-, , ~N , , i\! i , 30 , , N , , , , , , , 20 , , , , , , , , 10 , , , 0 200 100 10 1 0.1 0.01 0.001 GRAIN SIZE -mm % COBBLES % GRAVEL % SAND % SILT % CLAY USCS MSHTO PL LL 0 19.8 55.1 25.1 SM 0 21.1 61.2 17.7 SM SIEVE PERCENT FINER SIEVE PERCENT FINER SOIL DESCRIPTION Inches 0 0 number 0 0 o TP-8: 3.0' -SM size size Brown silty Sand with gravel; 14.2% moisture-' 1.5 100.0 100.0 #4 80.2 78.9 3/4 100.0 100.0 #8 75.5 73.4 o TP-ll: 2.0' -SM 3/8 84.5 88.7 #16 70.0 67.7 Brown silty Sand with gravel; 11.6% moisture #30 64.7 60.4 #50 54.8 45.6 #100 39.6 28.5 #200 25.1 17.7 >< GRAIN SIZE REMARKS: 060 0.409 0.585 o Tech: SEP D3Q 0.0955 0.161 010 o Tech: SEP >< COEFFICIENTS Cc Cu o Source: Sample No.: TP-8 Elev.lDepth: 3.0' o Source: Sample No.: TP-U Elev.lDepth: 2.0' EARTH Cfient: Project: Wedgewood Lane Div 2 & 3 CONSUL TANTS, INC. Project No.: E-11658 Plate B2 Renton WEDGEWOOD LANE. TRAFFIC IMPACT ANALYSIS JTE, Inc. JAKE TRAFFIC ENGINEERING, INC. Prepared for Mr. Patrick Gilroy NORTHWARD 1560 140th Ave N.E., Suite 100 . Bellevue, WA 98005 December 24, 2004 Mark J. Jacobs, P.E., P.T.O.E., President 77318t11 Ave. SW -Seattle, WA 98106 -2007 Tel. 206.762.1978; Cell. 206.799.5692 Facsimile 206.762.1978 Email -jaketrafficOcomcast.net JTE . Jab TI2ffi< En;neerilg, 11K. . Mr. Patrick Gilroy NORTHWARD 1560 140th Ave N.E., Suite 100 Be"evue, WA 98005 Re: Wedgewood Lane -Renton Traffic Impact Analysis Dear Mr. Gilroy; Mark J. Jacobs, P.E., PJ.O.E. President 7731 8th Ave SW -Seattle. WA 98106 -2007 Tel. 206.762.1978 -Cell 206.799.5692 -Facsimile 206.762.1978 E-mail jaketraffic@comcast.net December 24, 2004 We are pleased to submit this Traffic Impact Analysis for the proposed Wedgewood Lane project in Renton. The proposed project would be constructed into three phases. Phases 1 and 2 would provide up to 64 lots for single family dwelling units with Phase 3 providing 41 lots. Phase 3 will be applied for upon annexation into Renton. Phase 3 is currently located in King County is proposed to be annexed soon into the City of Renton. The project site is generally located on the east side of Hoquiam Ave. N.E. between the N.E. 7th St. (S.E. 121st St.) and 9th St. (S.E. 119th St.) alignments. Access to the site includes one new intersection with Hoquiam Ave. N.E. aligning with N.E. 7th St. and one through the Aspen Woods subdivision being developed by others. Development of Phase 3 would add a street connection to S.E. 116th St (N.E. 10th St.) that provides access to 148th Ave. S.E. to the east and to Phase 1 of the project. We have conducted a field review of the site and surrounding street system. The study scope was determined pursuant with our correspondence with Kayren Kittrick, Development Engineering Supervisor of the City of Renton. The following arterial intersections are analyzed in this report: ).-Hoquiam Ave. N.E/SR 900 ).-Hoquiam Ave. N.E/N.E. 4th St. In addition the site access intersections are evaluated in this report. The general format of this report is to describe the proposed project, identify existing traffic conditions (baseline), project future traffic conditions and identify Agency streeVroad improvements (future baseline), calculate the traffic that would be generated by the project and then add it to the future baseline traffic volumes. Operational analyses are used to determine the specific project traffic impact and appropriate traffic mitigation measures to reduce the impact. Additiona"y Agency traffic impact fees are addressed in this report. \ \Englnffflr2\c\-Project Flles\2004.058· Wedgewood lane· Northward· Renton\Trafflclmpac;tAnaIyslSWedgewood doc Mr. Patrick Gilroy NORTHWARD December 24, 2004 Page -2- JTE, Inc. The summary, conclusions and recommendations begin on page seven of this report. PROJECT INFORMATION Figure 1 is a vicinity map showing the location of the proposed site and surrounding street network. Figure 2 shows a preliminary site plan prepared by Core Design dated December 8, 2004. The plan consists of the Phase 1 and 2 (64 -lot) and Phase 3 (41-lot) Wedgewood Lane project. Access to the site includes one new intersection with Hoquiam Ave. N.E. aligned with N.E. 7th St. and one through the Aspen Woods subdivision. Access to Phase 1 would be through Phase 3. Phase 3 also would provide access to 148th Ave. S.E. to the east via the N.E. 10th St. (116th Ave. S.E.) alignment. Full development and occupancy of the proposed Wedgewood Lane project is anticipated to occur by 2006, presuming the permits are issued in a timely manner. However, to ensure a conservative analysis 2009 has been used as the horizon year. EXISTING ENVIRONMENT Project Site The project site is presently developed with five existing single family dwelling units. These existing housing units will be removed to make way for the subject project. Street System Figure 3 shows the existing traffic control, number of street lanes, number of approach lanes at the intersections and other pertinent information. The primary streets within the study area and their classifications per the City of Renton Comprehensive Plan are as follows: ~ SR 900 ~ N.E. 4th St ~ Duvall Ave N.E. ~ 148th Ave S.E. ~ Hoquiam Ave N.E. ~ S.E. 116th St (N.E. 10th St.) ~ S.E. 118th St. (N.E 9th St.) ~ S.E. 121st St. (N.E. 7th St.) Traffic Volumes Principle Arterial Principle Arterial Minor Arterial (Collector Road per County) Local Access Local Access (narrow) Local Access Local Access Figure 4 shows the existing PM peak hour traffic volumes for the analysis intersections. We collected the PM peak hour turning movement count on the analysis intersection on the date shown in Figure 4. Trafficount, a firm that specializes in the collection of traffic data, \\£ngmet!r2\c\-ProJect Flles\2004 058· Wedgewood Lane -Northward· Renton\TrafflclmpactAnalysisWedgewood doc Mr. Patrick Gilroy NORTHWARD December 24, 2004 Page -3- JTE, Inc. collected the existing PM peak hour turning movement count at the Hoquiam Ave. N.E./N.E. 4th St. intersection on the date shown in Figure 4. The count data sheets are attached in the appendix. Transit Services We reviewed Metro Transit website for bus services in the vicinity of the proposed project. There appears to be no bus service currently in the immediate vicinity. The closest bus service is Route 908 which provides service along Duvall Ave. Northeast. Information on this route is attached in the appendix. Intersection Operations Traffic engineers have developed criteria for intersection operations called level of service (LOS). The LOS's are A to F with A and B being very good and E and F being more congested. LOS C and D correlate to busy traffic conditions with some restrictions to the ability to choose travel speed, change lanes and the general convenience comfort and safety. The procedures in the Transportation Research Board Highway Capacity Manual, 2000 were used to calculate the level of service at the study intersections. The following table depicts the LOS and corresponding average delay in seconds at signalized and stop control intersections: Intersection Level of Service Type A B C D E F Signalized <10 >10 and >20 and >35 and >55 and >80 <20 <35 <55 <80 Stop Control <10 >10 and >15 and >25 and >35 and >50 <15 <25 <35 <50 LOS Criteria City of Renton staff has identified that the LOS standard is 'D'. The analysis intersections currently operates at LOS 'C' or better for the PM peak hour, thus meets City's standard LOS 'D'. \\Engmeer2\c\-ProJect F!les\2004 058· Wedgewood Lane· Northward· Rem.on\Tral'ficlmpactAnalyslsWedgewood doc Mr. Patrick Gilroy NORTHWARD December 24,2004 Page -4- LOS Analysis Software JTE, Inc. The LOS of the study intersections were calculated using the following software program: ~ SIGNAL 2000 by Strong Concepts (signalized) ~ Highway Capacity Software (HCS) 2000 by McTrans (stop control) Accident History We have reviewed the accident data (attached in the appendix) provided by WSDOT staff for a four year time period (01.01.00 to 12.31.03) at the SR 900/Hoquiam Ave. N.E. intersection (Mile Post 15.13). There appears to be no recorded accidents at the SR 900/Hoquiam Ave. N.E. intersection. We understand that a signal is to be installed at the Hoquiam Ave. N.E.jN.E. 4th St. intersection (see Street Improvements section of this report under HORIZON YEAR CONDITIONS "WITHOUT" THE PROJECT), thus analyzing this intersection under the existing stop control condition is moot. Hoquiam Ave N.E is a two lane street that is generally strait and relatively flat. Based on field review there appears to be no apparent problems along Hoquiam Ave. N.E. between N.E. 4th St. and SR 900. HORIZON YEAR CONDITIONS "WITHOUT" THE PROJECT Traffic Volumes Figure 5 shows the projected 2009 PM peak hour traffic volumes "without" the project. These volumes include the existing traffic volume counts plus background growth. A growth factor of three percent per year was applied. The growth factor per the WSDOT 2003 Annual Traffic Report at SR 900 after JCT 148th Ave. S.E. indicates a growth of -1.7% per year. The use of a three percent per year growth factor should ensure a conservative analysis. In addition the traffic generated by the 46 -lot Aspen Woods Subdivision is added to the background traffic volumes. Incorporating both a historical growth factor and traffic generated by the "pipeline" projects ensures a conservative analysis. Street Improvements We understand that a traffic control signal is being designed by a private party for the N.E. 4th St.jHoquiam Ave. N.E. intersection. This revision would include the addition of a 4th leg (south side) to the intersection. Currently there is only a driveway on the south side of the intersection. Renton staff indicated that the signal would be constructed in 2005. \\Englneer2\c\-ProJect Flles\2004 058· Wedgewood Lane· Northward· Renton\TrafficlmpactAnllly$lsWedgewood doc Mr. Patrick Gilroy NORTHWARD December 24, 2004 Page -5- JTE, Inc. TRIP GENERATION AND DISTRIBUTION Definitions A vehicle trip is defined as a single or one direction vehicle movement with either the origin or destination (existing or entering) inside the proposed development. Traffic generated by development projects consists of the following types: Pass-By Trips: Diverted Link Trips: Captured Trips: Primary (New) Trips: Trip Generation Trips made as intermediate stops on the way from an origin to a primary trip destination. Trips attracted from the traffic volume on roadways within the vicinity of the generator but require a diversion from that roadway to another roadway to gain access to the site. Site trips shared by more than one land use in a multi-use development. Trips made for the specific purpose of using the services of the project. The proposed Phase 1 and Phase 2 (64 -lot) and Phase 3 (41 -lot) Wedgewood Lane project is expected to generate the vehicular trips during the average weekday, street traffic AM and PM peak hours as shown in Table 2. The trip generation for the project is calculated using trip rates from the Institute of Transportation Engineers (lTE) Trip Generation, Seventh Edition, for Single Family Detached Housing (lTE Land Use Code 210). All site trips made by all vehicles for all purposes, including commuter, visitor, and service and delivery vehicle trips are included in the trip generation values. Five existing single family dwelling units exist on the site. Credits towards these single family dwelling units were taken from phase 1 & 2 of the Wedgewood Lane project. Based on our analysis, the trips generated by the 64 -lot (phase 1 & 2) Wedgewood Lane project are calculated to be 59 trips during the PM peak hour. During the PM peak hour 65% of the trips would be entering and 35% would be exiting the development. The 41 -lot (Phase 3) of proposed project is calculated to be 40 trips during the PM peak hour. Trip Distribution Figure 6 shows the site generated traffic assigned to the street system. Trips to and from the site were distributed to the surrounding street network based on the characteristics of the street network, existing traffic volume patterns, the location of likely trip origins and \\Engmeer2\c\-ProJect Flles\,2004 058 Wedgewood Lane Northward -Renton\TrafficfmpactAnalyslsWedgewood doc Mr. Patrick Gilroy NORTHWARD December 24, 2004 Page -6- JTE, Inc. destinations (residential, business, shopping, social and recreational opportunities) and previous traffic studies. Future development of Phase 3 would provide a vehicular outlet to the east via the N.E. 10th St. alignment to 148th Ave. S.E. and access for Phase 1. Only a nominal amount of site traffic would utilize the outlet to the east if made available. Our analysis focused the site traffic to Hoquiam Ave. N.E. ensuring a conservative review. HORIZON YEAR CONDITIONS "WITH" THE PROJECT Traffic Volumes Figure 7 shows the 2009 PM peak hour traffic volumes "with" the proposed project for phases 1 & 2 at the analysis and site access intersections. Figure 8 shows the 2009 PM peak hour traffic volumes "with" the proposed project for Phases 1, 2 and 3 combined at the analysis intersections and the site access intersections. The site generated PM peak hour traffic volumes shown on Figure 6 were added to the projected background traffic volumes shown on Figure 5 to obtain the Figure 7 and 8 volumes. The traffic volumes shown on the west leg of the Hoquiam Ave. N.E./N.E. 7th St. are estimated based on our field review. Level of Service Table 1 shows the calculated LOS for the horizon year (2009) "with" and "without" project conditions at the pertinent intersections. Based on our analysis the analyzed intersections would continue to operate at LOS 'D' or better for both "with" and "without" project conditions. Site Access Access to the site includes a 4th leg to an existing intersection with Hoquiam Ave. N.E. at N.E. 7th Street alignment and one through the Aspen Woods subdivision. The site accesses are expected to operate at LOS 'C' or better thus meeting City criteria. We have reviewed the WSDOT Design Manual, May 2001; Figure 910-9a "Left Turn Storage Guidelines (Two Lane, Unsignalized)" for the Hoquiam Ave. N.E./ Aspen Woods and the Hoquiam Ave. N.E./N.E. 7th Street intersections (attached in the appendix). Hoquiam Ave. N.E. has a posted speed limit of 35 MPH. Left turn storage is not needed at either access point for capacity. Site Access Sight Distance We visited the project site and visually reviewed the available stopping sight distance (SSD) and entering sight distance (ESD) along Hoquiam Ave. N.E. at the proposed access \\Engmeer2\c\-PrOject Fllea\2D04 058· Wedgewood Lane -Northward -Renton\TrafficlmpactAna!yslsWedgewood doc Mr. Patrick Gilroy NORTHWARD December 24, 2004 Page -7- JTE, Inc. intersection at N.E. 7th Street. Hoquiam Ave. N.E. is a two lane "Collector Road" with a posted speed limit of 35 MPH. Exhibit 9-55 (copy attached) of the American Association of State Highway and Transportation Officials (AASHTO) A Policy on Geometric Design of Highways and Streets. 2001, 4th Edition, identifies the recommended design values for intersection sight distances. Exhibit 9-55 identifies the recommended ESD at 390 feet based on a 35 MPH speed, the posted limit. Similarly, the SSD is identified at 250 feet. Based on our visual field review the ESD and SSD meet the AASHTO criteria. AGENCY TRAFFIC IMPACT MITIGATION REQUIREMENTS The City of Renton requires a traffic impact fee for new developments based on the number of new average daily trips generated. The current fee is $75.00 per new average daily trip. The traffic mitigation for the site is as follows: ).0-Phase 1 -172 ADT x $75/ADT = $12,900 * ).0-Phase 2 -440 ADT x $75/ADT = $33,000 * ).0-Phase 3 -392 ADT x $75/ADT = $29,000 * * -Appropriate trip credit for the existing site trips needs to be accounted for. Thus the values shown are conservative. Two new street intersections are proposed with one on Hoquiam Avenue Northeast and the other on N.E. 10th Street (S.E. 116th St.). A stop sign is recommended on the plat street approach to Hoquiam Avenue Northeast Installing a emergency access gate 1 at the east end of the plat on N.E. 10th St. is recommended with appropriate turn around facilities. SUMMARY, CONCLUSIONS AND RECOMMENDATIONS This report analyzed the traffic impact of the proposed Phases 1 and 2 (64 -lot) and Phase 3 (41 -lot) Wedgewood Lane project generally located on the east side of Hoquiam Ave. N.E. between the N.E. 7th and N.E. 10th St. alignments. Existing traffic data was collected at the pertinent street intersections identified for analysis. Future horizon year traffic volumes were derived using a growth factor of three percent per year. Level of service analyses were performed for existing and projected future horizon traffic volumes. The evaluation of the traffic impact of the proposed project included adding project generated traffic to the future traffic volume projections and calculating the level of service. The "with" project traffic operations were then compared to the "without" project operations. The comparison of traffic operations "with" and "without" the project identified that the project would not cause a significant adverse affect on the operation of the study intersections. Based on our analysis we recommend that the Wedgewood Lane project be allowed with the following traffic impact mitigation measures. 1_ The gate would re-route a nominal amount of existing traffic using N.E. 10th St. to the new plat streets. \\Engmeer2\c\-PmJectFllea\2004 058· WedgewoDd Lane· Northward· Renton\TrafflclmpactAnalysisWedgewood doc JTE, Inc. Mr. Patrick Gilroy NORTHWARD December 24, 2004 Page -8- 1. Construct site in accordance with applicable City requirements. 2. Contribute towards the City of Renton traffic impact mitigation fee program as follows: ~ Phase 1-172 ADT x $75/ADT = $12,900 * ~ Phase 2 -440 ADT x $75/ADT = $33,000 * ~ Phase 3 -392 ADT x $75/ADT = $29,000 * * -Appropriate trip credit for the existing site trips needs to be accounted for. Thus the values shown are conservative. 3. Install a stop sign on the new street approach to Hoquiam Avenue N.E. at the N.E. 7th St. alignment to applicable criteria. 4. Install an emergency access gate at the east end of the plat on N.E. 10th St. with appropriate turn around facilities. No other traffic mitigation should be necessary. Please contact me at (206) 762-1978 or email meatjaketraffic@comcast.netif you have any questions. MJJ: cw Sincerely, Mark J. Jacobs, P.E., P.T.O.E., President JAKE TRAFFIC ENGINEERING, INC 1).2Y:D~ \\Engweer2\c\-ProJect flles\20Q4 058 -Wedgewood Lane Northward Renton\lraftlclmpactAnalyr;lsWedgewood doc PM PEAK HOUR LEVEL OF SERVICE TABLE 1 WEDGEWOOD LANE -RENTON TRAFFIC IMPACT ANALYSIS INTERSECTION APPROACH 2009W/O 2009 WI PROJECT EXISTING PROJECT Phases 1&2 Hoquiam Ave. N.E./ WBLT A (8.9) A (9.4) A (9.5) SR900 NB C (17.1) C (22.2) C (24.6) Hoquiam Ave. N.E./ EBLT B (10.2) B (11.1) B (11.5) N.E. 4th St. WBLT B (13.5) C (15.7) C (16.2) SB C (17.3) C (22.4) C (23.9) Hoquiam Ave. N.E./ SBLT -A (7.5) Site Access - (through Aspen Woods) WB --A (9.4) Hoquiam Ave. N.E./ NB --A (7.6) N.E. 7th Street SB --A (7.5) (proposed 4th leg) WB --A (9.8) EB --B (10.4) Number shown in parenthesis is the average control delay in seconds per vehicle for the intersection as a whole or approach movement, which determines the LOS per the Highway Capacity Manual. All Phases A (9.6) D (26.2) B (11.6) C (16.2) C (24.1) A (7.5) A (9.8) A (7.5) A (7.5) A (9.9) B (10.5) \\Engmeer2\c\-ProJect rlles\2004 05B Wedgewood lane -Northward RentonVrafflcimpactAnll/yslsWedgewDod doc VEHICULAR TRIP GENERATION TABLE 2 WEDGEWOOD LANE -RENTON TRAFFIC IMPACT ANALYSIS TIME TRIP PHASE TRIPS TRIPS TOTAL PERIOD RATE ENTERING EXITING (Combined) Single Family Detached Housing (ITE Land Use Code 210: Phase 1 -18 lots, Phase 2 -46 lots, Phase 3 -41 lots) 1 86 (50%) 86 (50%) Average Weekday T = 9.57X 2 220 (50%) 220 (50%) 956 2 3 196 (50%) 196 (50%) 1 3 (20%) 11 (80%) AM Peak Hour T= 0.75X 2 7 (20%) 28(80%) 76 1 3 6 (20%) 25 (80%) 1 12 (65%) 6 (35%) PM peak Hour T= 1.01X 2 30 (65%) 16 (35%) 100 1 3 27 (65%) 14 (35%) T = trips X = number of lots (64) A vehicle trip is defined as a single or one direction vehicle movement with either the origin or destination (existing or entering) inside the study site. The above trip generation values account for all the site trips made by all vehicles for all purposes, including commuter, visitor, recreation, and service and delivery vehicle trips 2 Takes credit for the five existing homes located on the project site \\Engmeer2\c\-PrOject Flles\2004.058· Wedgawood Lane -Northward -Renton\TrafflcJmpactAnalyslsWedgewood doc Project: Wedgewood Lane Location: East side of Hoquiam Ave. N.E. at -N.E. 9th Street t Owner: Northward SF 91.\ SI N 2Il!h Pl If. t .. ifi i! ."s:. lBfi ~ --l~ iii , 0200 !' IC':Soft Com. All rlttrrts reselVed. JTE, Inc. FIGURE 1 -(') ~ 1M ~ .. ~ ~- 1! ~ $ E • « 1 l i t .. ~ m .. ~ i !i' '\0- "'II. '"Ii" --, --'!itl - SE 1121h St se 113ft 8t NORTH l Sf 112111 51 ··fR" j SE 116th St .... _____ .. ~. ! i \D \D ---II ~roject Site I ~'lfiiq.i'H~tF' fl1!\D _ _ fl1 1M SE 121., ... §§ .i I n fl1fl1 1M .i .c ill SE l:l11th St ~ ~ ! ~, i NE 181.0, f SE 2nd PI III , ~ SE~ ... '" ! w m en en .. SE 132mt St j ~ ... I ! i I m .l ~ '" m m SE 13411> St g: SEt:lllth St iii 1M '" i ~ .. -'" 31 _Pork m ffi SE 144th St WEDGEWOOD LANE -RENTON TRAFFIC IMPACT ANALYSIS VICINITY MAP :l SEl:l6th St J!l ! III .., '" $ m S § '" ~ '" m Project: Wedgewood Lane Location: East side of Hoquiam Ave. N.E. at -N.E. 9th Street Owner: Northward JTE, Inc. FIGURE 2 -.. _. -~----~~t:;:J;::;;::_~- •• (1l\'-Ufl4i. iff! •. 1-..... Prtv."nf.,n..r,,"'- WEDGEWOOD LANE -RENTON TRAFFIC IMPACT ANALYSIS SITE PLAN t NORTH Phase 3, 41 lots Project: Wedgewood Lane Location: East side of Hoquiam Ave. N.E. at -N.E. 9th Street Owner: Northward 24th St ~ ! IE Z!nI PI !l! ~ ... :z iil m !' w i'iI z ~ ~ <-~ 16th St ¥t"f§r' .. W i ~ z .. ., g .t .. !'! ~ HE 12th St i'iI~ • liIE~~OI • !# NE lfitti St J NE 9thll J ~ IE 9th $I J <-!Ii Y/3' &' B "-k g ~NE f W 2 ~ 11 } i'iI SE l00th St NE~4th St " ,. SE 10211d St ~ NE 22nd St I!\ NE 21st St NE 19th St EBT/RT -+ +-WBT ~ " WBLT NE 8th St ~" NBLjR "=" NE 8th St NE 71h St SBRT SBT/LT " ..... ~ f !' ~ NE 5th PI I EBLT" EBT-+ EBT/RT ~ ~WBT/RT +-WBT 511> SI iii NE 4th St . '314~ 2002 Micros~o . All ri hts reserved. " WBLT ~1''' NBLTJT/RT SE l00th PI HE 23"; St Sf 132nd St SE 12Dth St JTE, Inc. WEDGEWOOD LANE -RENTON TRAFFIC IMPACT ANALYSIS FIGURE 3 EXISTING CONDITIONS t NORTH ~ Ilj ~ i ~ SE 132m! St i! Project: Wedgewood Lane t Location: East side of Hoquiam Ave. N.E. at -N.E. 9th Street Owner: Northward NORTH 'i' Sf 11ll1h PI ~ ~ NE 23rd St *,w"-.Ils-(, 513 -+ +-588 '!" \¥ ~.f> i! ill tIE 210t ~ 60 :III it 61 J • § ~)II '\ #' ..; '" ... J ..J ;! .... ~ " " <r-"' \. 41 53 ~ " \ h St; >1c 1'0-'1-~ ~-~ -------~--~ i ,~.--m.a:, ---1~ -c --d il' -I ~J 3 ~ ~~ e ~ " ~ Tuesday -" i ~-'"'*""~ .. f 08.31.04 9 ili Sf 1121h St t SE 112111 St ~ 1700-1800 ~ Sf 113th St .. ~~ ! ~Hth St ! ~ HI & 11 ~ --~Ra ~ili ~ NE 10th PI ili " "'II NE lOin St Sf 1161h St I J' >\'~ 10th Ln ~ ~ Project Site I ~ 1 NE 10th St ,.. NE~h St -. II ~ ID /" Pwk NE8IIISt .. .: Wednesday ?l '" " , NE 111>~ m it 05.21.03 NE 8th St t !t Sf 12llth St 1630-1730 '1"'St NE7tllSi. .f 8t!' 12181 St m " ill ~ !l' : j ~ NE 6th PI ! 39 0 16 NE 6th'St !il it '" :III t NE-5Ih SI, .. z w m ----46 " "37 '" 1499 -+ +-844 i NE 4111 St Sf 12B1h St C> 0:111 it1 i ~ i j j .. " ..... " J' _ t ,.. ~ Cemol"Y .. 0 0 0 ! ~ :5 HI '" '" :E NE-2nd St SE 1320d St ... m m m SE 132nd St ~ 02002 Microsoft CO"'~ All rlahls resolVed, WEDGEWOOD LANE -RENTON JTE, Inc. TRAFFIC IMPACT ANALYSIS FIGURE 4 EXISTING PM PEAK HOUR TRAFFIC VOLUMES Project: Wedgewood Lane Location: East side of Hoquiam Ave. N.E. at -N.E. 9th Street !i i ... " i Owner: Northward f ! ~i!l ., ~ ... 0 ~ 595 -+ 77 ~ ~ 680 Ie 81 ~ " 54 66 49 0 22 Ie '" ~ ~l1th Sf ~ NE 10th pt NE 10th Sf Sf lOO1h PI NE23nISt ~ t ~ ~ 64 " ~ 48 % 121st St m ~ ,--_1_79_g_:_~_~_~_:_tO_0_5---i~ NE 4th St .. .it Gr_ :!: <:eorot«y :: ~NE2nd St C 2002 Microsoft COli>. All riohts reselVed JTE, Inc. FIGURE 5 SE l;!11h St 41) SE 132nd St - SE112th St SE 1131hsr SE 116!h 51 I Project Site SE 12Dth 51 j !Ii =>" ~ ~ '" '" m m I ~ ..... j t j . '" m li' w " .. en .. m ~ SE 132nd St ~ WEDGEWOOD LANE -RENTON TRAFFIC IMPACT ANALYSIS ~ &. ~ " 01 m t NORTH SE 1121h 51 ~'-~Ra w en ~ € ~ i ~ '" ~ ! ~ ~ PROJECTED 2009 PM PEAK HOUR TRAFFIC VOLUMES W/O PROJECT Project: Wedgewood Lane Total PM peak hour trips: 100 Entering: 66 Exiting: 34 NE 19th 51 f t .. ffi NE 121n 51 ~ Sl ~ ~ 11th St I fE 10th PI t NE 10th Cf· "Ii£: ~ 10th St f'E9tlISt NE IOtn In - NE 17th 5t 0 i" f NE 11th St t .. ffi NE Illth PI NE Illth 51 SE 1161h 51 NE 9Ih PI NEBlhSt \ KiwwIia"'-k !olE "/ttl PI NE Blh St !~1lI>St m ~. ~\'\ NE6tbPl NE SIn 51 ~E 4th 51 Oreeffl¥oodCelneter'l ~ !! « I OJ NE Slh PI 10 2002 Microsoft COlli. All rtahlS rese ..... d. NE6tbCt r g ~ ffi NE 5Ih Sf (XX) -Number of trips generated by Phase 3 JTE, Inc. FIGURE 6 ~ ~ (f) m SE 121s1 51 . ~)ent"""';7(')exb!o. L~~fid~. ~~ . SE 112th St SE 113th St ;V .......... ;t2(8)exJ:!nQ1 A SE 117r--p-ro-j-ect-S-it-e-"'1 ~ ;'0) enterl",; 8 (6) exb!o I A SE 12ll!h St ;; .......... ;2(1)_". I A .. WEDGEWOOD LANE -RENTON TRAFFIC IMPACT ANALYSIS t NORTH ~ ". l' • III ~ ~ l' t .. .. ffi ffi PROJECT GENERATED PM PEAK HOUR TRAFFIC VOLUMES AND DISTRIBUTION Project: Wedgewood Lane t Location: East side of Hoquiam Ave. N.E. at -N.E. 9th Street Owner: Northward NORTH NE 23rd PI , SI; 10200 St NE 23rd St !"UJ Ii (/J '" I NE 22nd St ~ #2101 III 'l'-.# I ! ! I< en w.. NE 218181 I § m " ~ .3-!l 595 -+ ~ 680 I NE 19th 81 5 ·l .f ! .~.~ 87 ~ It 96 ~ 1\\ ""..fiS'''1t <-. !I ;,. NE 171h 81 II .' ~ " Ir .,.~ ~ ~ ~.~8W~., ~ <':.:':. 59 73 '*' ~ .i :~ ~ t" ; a ~ ~I t -176 7 ' .. ~ .. NE 12th 81 ~ '" ~ ifi Sf 112th 81 " ~ .. t ~ ~ BE Hat!> SI .. ~4 (/J 8 ~ SI t Project Site J m 1t2 .. .. .. -~i!i PI z m ~ ~i Sf llB1h 51 ..,NE l' " § I ~ 121 5 l-ID 1VI:9/1)~ .. ~ ID t 3' ~ .. ~ 15* 147 16 NE 7\Il"" i III !:l! ~\ It '" ~ "NE~ ~ Be 121st 81m ID 60 0 25 .1t ~~ 10* " ~8 In It '" ~ iii 8 5* ~ 1t6 ~ 1l> ~ ii " g / 77" ~ 52 ~-- NE 5th PI l ~ l' " ! 1790 -+ ~ 1005 10* 10811 ·2 o ~ Itl UJ m (/J "*' § .. ~ NE 4th 81 NE 4th $I Sf l:l111h SI Q ~ l' " ~ ~ ~ .. 0 0 0 rn ~ '!'I-~ m i ~I>~ i "'_ ~ ~ ~ '" ! Cemetery .. ill ~ t m m .. .. .. fa III ~ 1'E 2nd 81 Sf 132nd 51 ~ SE 132M 51 i 02002 Microsoft Corp. All rights reserved. NE lsi PI * -Estimated Trips WEDGEWOOD LANE -RENTON JTE, Inc. TRAFFIC IMPACT ANALYSIS FIGURE 7 PROJECTED 2009 PM PEAK HOUR TRAFFIC VOLUMES WI PROJECT PHASES 1 AND 2 Project: Wedgewood Lane Location: East side of Hoquiam Ave. N.E. at -N.E. 9th Street Owner: Northward NE:Bn! PI t lIE tQ2ndS! t NE 22nd St 165 34 ... ~ ~ 17 Ie 11 1-" f 106 20 15* 145 16 !' Ie ... ~ t .. z NE 23rd St #-21sf S! 595 -+ 94 ~ SE 112t11 St SE 11311> St +-680 Ie 105 '!;!i\j .i 10*" 1: NE 1£ 5*~ ~ NE ~ ~ NE 10* ~8 1e6 1-" 118 11 N~ t ) r--Pr-Oj-ect-S-.it-e --'1 SE 111l11l St QJ QJ NE 6th PI NE 6th St NE4IhSt ~ -lOr_ ~ ComeI«y ~ NE2nd St 02002 MIcrosoft: Corp. All !1Qhts reserved. *Estimated Trips JTE, Inc. FIGURE 8 NE 5th PI :t .. lIE 511> st .i\j NE 1st PI ~ 12101 51 m QJ 61 0 25 Ie ... ~ 84" ~ 55 1790 -+ +-1005 O~ lel ~ 1-" / SE 12B1h 51-CIt> 0 o 0 ;;;. !' III SE 132nd St SE 132nd 51 WEDGEWOOD LANE -RENTON TRAFFIC IMPACT ANALYSIS t NORTH ~Park w ~ '" i ! ~ '" ~ i m ". gj ~ ! .. en m it m M PROJECTED 2009 PM PEAK HOUR TRAFFIC VOLUMES WI PROJECT ALL PHASES JTE . Jake Traffic Engineering. Inc. 7731 8th Ave SW -Seattle 98106 -2007 Telephone 206.762.1978 Cell 206.799.5692 Facsimile 206.762.1978 Email jaketraffic@comcast.net Location: SR 900 I Hoquiam Ave NE Q Street Time 4:00-4:14 4:15-4:29 4:30-4:44 4:45-4:59 5:00-5:14 5:15-5:29 5:30-5:44 5:45-5:59 Total Peak Hour Total File 10: 2004.038 Weather: Clear Surface: Dry SouthBound .J l R T 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 '-----~--'------0 L. L 0 0 0 0 0 0 0 0 0 o .... Date: Day: Time: Tech: Interval: WestBound SR900 L .... r R T L 0 110 5 0 119 14 0 99 10 0 105 6 0 127 16 0 135 18 0 147 11 0 140 12 0 1052 99 _0 __ 588 61 SBRT SBTH SBlT 0 0 0 EBLT 0 0 WBRT EBTH 513 588 WBTH EBRT 60 61 WBlT 41 0 53 08.31.04 NBlT NBTH NBRT Tuesday PM peak TV 14 minutes NorthBound EastBound Hoquiam Ave NE SR900 r t ., , .... J R T L R T L Total 4 0 11 10 116 0 274 5 0 16 19 128 0 323 9 0 17 7 131 0 293 11 0 8 12 111 0 271 13 0 10 9 98 0 293 6 0 12 17 125 0 335 17 0 4 20 119 0 341 13 0 12 10 137 0 347 84 0 96 111 1034 0 53 0 41 60 513 0 ENrON, WASHINGTON OQUIAM AVE NE IE41HST OC# 11P DKS03129TMUESSIE 0 16 0.0 29.1 0 2 05:15PM 15 0 3 55 37 4.2 B 14 04:30PM 18 7 0.764 TRAFACOUNf, INC. PMB 1954820 YaM HWY SESTE B LACEY, WA 98503 360-491...g116 844 95.7 194 22B 1 882 0 G.1 0.0 0 208 0 3:45:00PM 0 235 0 G.93B Out In Tolal 1::;: I~ 39 0 16 left 1 4 T NorIb 1103 4:30:00 PM 1103 5:15:00 PM PRIMARY (2) . ...- 0 0.0 0 0 0 0 0 0.0 0.0 0 0 0 05:00PM 0 0 0 Ale Name : DKlS14111P Site Code : 00000011 Start Date : OS/21/2003 PageNo :2 1499 46 1545 2482 97.0 ao 427 15 442 658 0JI43 427 15 442 o.B74 I lENTON, WASHINGTON IOQUIAM AVE NE 1E4IHST .0Ct 11P DKS03129TMl JESSIE HOQUIAM AVE NE FromNorlh sr.t ..... __ I _I .... lllIdIl --TaIiII fIdIr 1.0 I 1.0 I 1.0 , 1.0, CM:tIOPM 8 0 8 0 14 OtiSPM 8 0 5 1 13 04:30PM 9 0 7 0 16 CMl45PM 9 0 4 0 13 TaIiII 32 0 24 1 5& _PM 6 0 2 0 8 IIIt15PM 15 0 3 0 18 _PM 8 0 3 0 U 05:45PM 5 0 8 0 13 TGIIt 34 0 18 0 50 lRAFRCOUNT, INC. PMB 1954820 YELM HWY SE SJE B lACEY, WA 98503 360-491-8116 .. C3rOtJP Printed-PRIMARY NE4ntST DRVWY From East FromSoulh __ I 1II1II I .... lliIIdll --...-1 lin 1 .... 11iIIdl 1 --TaIiII TaIiII 1.0 I 1.0' 1.01 1.01 1.0 I 1.0 I 1.0 1 1.0 I 4 215 1 8 220 0 0 0 0 0 3 S83 0 1 1116 0 0 0 0 0 7 228 0 3 2S5 0 0 0 0 0 4 219 0 2 223 0 0 0 0 0 18 855 1 !2 874 0 0 0 0 0 14 184 0 0 208 0 0 0 0 0 !2 203 1 1 216 0 0 0 0 0 !2 231 0 2 243 0 0 0 0 0 17 2D5 0 2 222 0 0 0 0 0 55 833 1 5 .. 0 0 0 0 0 .... TaIiII 66 0 40 1 :1 73 1888 2 17 :1 0 0 0 0 ~I ...... 'A &2.3 0.0 37.7 4.1 95.7 G.1 0.0 0.0 0.0 TGIII'A l.4 0.0 o.a 1.5 35.2 0.0 0.0 0.0 0.0 0 16 55 37 844 1 882 0 0 0 0.0 2S.1 4.2 .. 7 0.1 0.0 0.0 0.0 0 2 8 14 184 0 208 0 0 0 O!t15PM 04:30PM 3:4SatPM 15 0 3 18 7 228 0 2S5 0 0 0 0.764 G.938 ......... 04:OOPMIII 05:45,,-"'" 1 fill ar___ 04:00PM 04:45PM 04:00PM --32 0 24 5& 42 847 1 880 0 0 0 ....... 57.1 0.0 42.9 4.7 95.2 G.1 ",IIL 04:30PM _PM --9 0 7 16 !2 231 0 243 ......... G.875 0.9S8 NE4THST From West ... 1 ..... ' .... lliIIdll 1.01 1.0 1 1.0 I 1.01 0 3U !2 4 0 348 8 3 0 372 10 2 0 315 10 4 o 1346 38 13 0 4'Z1 15 2 0 385 U 2 0 348 18 3 0 S20 U 1 0 .. 56 8 0 2826 94 21 0.0 .... a.2 0.0 58.0 2.G 0 0 1_ 0.0 97.0 0 0 4'Z1 _PM 0 0 4'Z1 04:30PM 0 0 1_ 0.0 97.0 _PM 0 4'Z1 AIeName : DKlS14111P SIte Code : 00000011 Start Date : OS/21/2003 PageNo : 1 --:1:1 -:1 TGIII 1 1 J 3Z3 10 &57 581 354 5 563 sa S82 5 833 838 325 6 561 581 1384 26 2314 2340 442 2 858 .., 391 3 au 833 387 5 82t 62S 331 3 566 569 1536 13 2475 2488 :1 39 4789 4828 o.a 98.2 48 1545 2482 a.o 15 442 .. 0JM3 15 442 G.874 48 1545 a.o 15 442 G.874 Metro Koute YU~ IlmetaOle, weeKaay ® King County • Timetables -Fare information -Regional & area maps -Neighborhood routes -MetrO system map -Park & Ride -Holiday Information -Custom Print Help Trip Planner Tracker Rideshare Traffic G Roads Updates Programs Customer Services About Metro Site Nap Home News Services Comments 908 Weekday: Sept. 25, 2004 thru Feb. 11, 2005 To RENTON (Weekday): NE 4th Edmonds Av S 2nd Av & NE & & Duvall Av NE NE 7th Burnett Av S 7:20am 7:27am 7:38am 8:20am 8:27am 8:38am 9:20am 9:27am 9:38am 10:20am 10:27am 10:38am 11: 20am 11:27am 11:38am 12:20pm 12:27pm 12:38pm 1:20pm 1:27pm 1:38pm 2:20pm 2:27pm 2:38pm 3:20pm 3:27pm 3:38pm 4:20pm 4:27pm 4:38pm 5:20pm 5:27pm 5:38pm 6:20pm 6:27pm 6:38pm To RENTON HIGHLANDS (Weekday): S 2nd NE 7th NE 4th & & & Burnett Av S Edmonds Av Union Av NE NE 7:48am 7:58am 8:03am 8:48am 8:58am 9:03am 9:48am 9:58am 10:03am 10:48am 10:S8am 11:03am 11:48am 11: S8am 12:03pm 12:48pm 12:S8pm 1:03pm 1: 48pm 1:58pm 2:03pm 2:48pm 2:58pm 3:03pm 3:48pm 3:58pm 4:03pm 4:48pm (j) 4:58pm 5:03pm http://transit.metrokc.gov/tops/bus/schedules/s908 _ 0 _.html Search Find Route :If -.I 12/16/2004 5:48pm 6:48pm 5:58pm 6:58pm 6:03pm 7:03pm Select Another Route Number: Show Schedule © 1994-2004. Metro Transit. Metro Transit is a division of the ~in9-CQ!.In1YPe-R~r:tm~nCQf TranliPQrt~ti90 King County I New§ I S?rvjces I Comm~nt§ I Sea[<:;h Unks to external sites do not constitute endorsements by King County. By visiting this and other King County web pages, you expressly agree to be bound by tenns and conditions of the site. Th~ detl:lils. http://transit.metrokc.gov/topslbus/schedulesls908_0_.html 12116/2004 Metro Route 908 Map ~ A N RENTON HIGHLANDS w z w :z "- ~ o~/~ Ij~ ~ , RENTON e DISTRICT c::: COURTS UJ i O ': i 5 -r e' DOWNTOW~~~ RENTON ~~-, (see map inset) MAP LEGEND -MIIIIketIIII reg.ll .. lOpS. DART ~VICE AREA: (Rarden Sarier Canter -Mond~ IITu Friday cn\y) • TN EPOIN T: StMt in .... ac1icn used tx'tIme sohldJla ratarance pontltStid • !he 1IOp of1ima caunn; to esf~ bs arrMIIand1ip 1mH. -~ .. TUEPOINT/TRANSFB'l POINT ccmllnacl. o LANDM ARK: A s1grit cantgecgl1lJ:hlcll ret!!rerca point RENTON SENIOn CENTEtr'." 101 1":;1 ~2 105 1048 5;0 108 149 5;4 107 153 5:15 110 169 9JS 140 240 l S 2nd St -- ~ c C) "2 :!) LLI z NE8th ~ '< Home I IfaY~LOJillon~ I QnliDeloQls ll,.Jp~al~~ I Pmgr~ms I CustOI!l!'lLSJ;~fYi'cJ~~ l8.b9J!LMe1[O I Site Map © 1994-2004, Metro Transit. httD:lltransit.metrokc.gov/cftemplatesishow_map.cfm?BUS_ROUTE==908&DAY_NAV=WS l'age-L. or j SE 128th St MAPLEWOOD SE 144th St 12116/2004 Two-Way Stop Control TWO-WAY STOP CONTROL SUMMARY ~enerallnfonnation lSite Infonnation jAnalyst Chris Valdez ntersection lHoouiamlSR 900 ~gency/Co. VTE, INC. !Jurisdiction lRenton pate Perfonned 1211512004 !Analysis Year lExisting ~nalysis Time Period ipMpeak ;:troject Description Wedaewood Lane (HA900EX) ~stlWest Street SR 900 [North/South Street: Hoauiam Ave. N.E. ntersection Orientation: East-West ~dy Period (hrs): 0.25 ~ehicle Volumes and Adjustments Major Street Eastbound Westbound Movement 1 2 3 4 5 6 L T R L T R lVolume 0 513 60 61 588 0 jpeak-Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 !Hourly Flow Rate, HFR 0 540 63 64 618 0 lPercent Heavy Vehicles 0 --0 -- ~edianType Two Way Left Tum Lane [RT Channelized 0 0 Lanes 0 1 0 1 1 0 ~onfiguration TR L T ~~stream Signal 0 0 IMlnor Street Northbound Southbound Movement 7 8 9 10 11 12 L T R L T R Volume 41 0 53 0 0 0 Peak-Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR 43 0 55 0 0 0 PercentHeavyVeh~s 0 0 0 0 0 0 Percent Grade (%) 0 0 Flared Approach N N Storage 0 0 IRT Channelized 0 0 Ilanes 0 1 0 0 0 0 lConfiguration LTR belay, Queue Length and Level of Service ~proach EB we Northbound Southbound ~ovement 1 4 7 8 9 10 11 12 Ilane Configuration L LTR ~ (vph) 64 98 ~ (m) (vph) 984 394 ~/c 0.07 0.25 ~5% queue length 0.21 0.97 ~ontrolDelay 8.9 17.1 ~OS A C Approach Delay --17.1 ~pproach LOS - -C HCS2000™ Copyright 0 2000 Uni~fFlorida, All Rights Reserved file://C:\Documents%20and%20Settings\Owner\Local%20Settings\Temp\u2k357.tmp Version 4.le 12/16/2004 Two-Way Stop Control TINO-WAYSTOPCONTROLSUMMARY lGeneral Information $ite Information ~alyst Chris Valdez ntersection lHoauiam/SR 900 !Agency/Co. I./TE, INC. !Jurisdiction lRenton pate Performed 1211512004 ~alYsis Year WIthout Project ~alysis Time Period IPMpeak Project Description Wedgewood Lane (HA900WOJ lEast/West Street SR 900 "orthlSouth Street HOQuiam Ave. N.E. ntersection Orientation: East-West IStudv Period (hrs): 0.25 lVehicle Volumes and Adjustments Major Street Eastbound Westbound Movement 1 2 3 4 5 6 l T R l T R rvolume 0 595 77 81 680 0 "eak-Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR 0 626 81 85 715 0 r>ercent Heavy Vehicles 0 --0 -- Median Type Two Way Left Tum Lane RT Channelized 0 0 Lanes 0 1 0 1 1 0 Configuration TR L T Upstream Signal 0 0 Minor Street Northbound Southbound Movement 7 8 9 10 11 12 l T R l T R rvolume 54 0 66 0 0 0 Peak-Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR 56 0 69 0 0 0 Percent Heavy Vehicles 0 0 0 0 0 0 Percent Grade (%) 0 0 Flared Approach N N Storage 0 0 ~T Channelized 0 0 ~nes 0 1 0 0 0 0 ~onfiguration LTR Delay. Queue Length and Level of Service ~roach EB WB Northbound Southbound ~ovement 1 4 7 8 9 10 11 12 Ilane Configuration L LTR Iv (vph) 85 125 Ie (m) (vph) 901 332 ~/c 0.09 0.38 5% queue length 0.31 1.70 ~ntrol Delay 9.4 22.2 I'-OS A C iApproach Delay - -22.2 iAPproach lOS --C HCS2000™ Copyright Q 2000 Universi~Florida, All Rights Resetved file:IIC:\Documents%20and%20Settings\Owner\LOcal%20Settings\Temp\u2k36A.tmp Version 4.1c 12/1612004 Two-Way Stop Control ~~WAYSTOPCONTROLSUMMARY ~enerallnformation $ite Information Analyst IQhris Valdez ntersection ltIoguiamlSR 900 ~gency/Co. ~TE, INC. ~urisdiction 'Renton Date Performed 1211512004 Analysis Year With Project Analysis Time Period 'PM peak >roject Description Wedgewood Lane (HA900WP) East/West Street 'SR 900 ~orthlSouth Street Hoquiam Ave. N. E. ntersection Orientation: East-West I§tu~Period (hrs): 0.25 Wehicle Volumes and Adjustments [Maior Street Eastbound Westbound Movement 1 2 3 4 5 6 l T R l T R ~olume 0 595 87 96 680 0 Peak-Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR 0 626 91 101 715 0 Percent Heavy Vehicles 0 --0 -- Median Type Two Way Lett Tum Lane RT Channelized 0 0 Lanes 0 1 0 1 1 0 Configuration TR L T Upstream Signal 0 0 Minor Street Northbound Southbound Movement 7 8 9 10 11 12 l T R l T R Volume 60 0 74 0 0 0 Peak-Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 Hourty Row Rate, HFR 63 0 77 0 0 0 Percent Heavy Vehicles 0 0 0 0 0 0 Percent Grade (%) 0 0 Rared Approach N N Storage 0 0 RT Channelized 0 0 ... anes 0 1 0 0 0 0 ~onfiguration LTR Delay. Queue Length and Level of Service ~pproach EB WB Northbound Southbound Movement 1 4 7 8 9 10 11 12 Lane Configuration L LTR v (vph) 101 140 C (m) (vph) 893 321 vIc 0.11 0.44 95% queue length 0.38 2.12 Control Delay 9.5 24.6 ~OS A C ~roach Delay - -24.6 ~proach lOS --C HCS2000™ Copyright Q 2000 University ~ All Rights Reserved Version4.tc file://C:\Documents%20and%20Settings\Owner\Local%20Settings\Temp\u2k374.tmp 12116/2004 Two-Way Stop Control J. a.e, .... J. us • ~O-WAYSTOPCONTROLSUMMARY lGenerallnfonnation Site Infonnation IAnalyst Chris Valdez ntersection rRoiJuiamlSR 900 [Agency/Co. ~TE, INC. lJurisdiction lRenton !Date Performed \ 12115/2004 [Analysis Year With Project ~a_lysis Time Period 'PM peak Project Description VVedgewoodLane(HA900VVP) .... \..\.. ~~~ EastlWest Street: SR900 North/South Street: Hoouiam Ave. N. E. ntersection Orientation: East-VVest Study Period (hrs): 0.25 [Vehicle Volumes and Adjustments lMajor Street Eastbound !Movement 1 2 3 4 L T R L !Volume a 595 94 105 Peak-Hour Factor. PHF 0.95 0.95 0.95 0.95 iHourly Flow Rate, HFR 0 626 98 110 lPercent Heavy Vehicles 0 ---0 lMedian Type Two VVay Left Turn Lane iRT Channelized 0 ~nes a 1 a 1 ~onfiguration TR L ~pstream Signal 0 _inor Street Northbound Movement 7 8 9 10 l T R l lVolume 64 0 78 a Peak-Hour Factor, PHF 0.95 0.95 0.95 0.95 lHourly Flow Rate, HFR 67 0 82 a Percent Heavy Vehicles 0 0 0 0 Percent Grade (%) 0 iFlared Approach N Storage 0 IRT Channelized 0 I'-anes 0 1 0 0 !Configuration LTR [Delay, Queue Length,. and Level of Service ~pproach EB WB Northbound [Movement 1 4 7 8 9 I'-ane Configuration L LTR ~ (vph) 110 149 ~ (m) (vph) , 888 316 IY/c 0.12 0.47 5% queue length 0.42 2.40 ~ontrol Delay 9.6 26.2 I'-OS A 0 IApproach Delay --\ 26.2 - IAPproach LOS - -r.x~) o ~/()) HCS2r)fjfj'''' .~, -\..:----fi---~~ i.iiliwQ"5i.i""+ ui i-iu.. ~iili 4. ____ i\..QQ~-W Westbound 5 6 T R 680 a 0.95 0.95 715 0 --- 0 1 a T 0 Southbound 11 12 T R 0 a 0.95 0.95 a 0 0 0 0 N 0 0 0 0 Southbound 10 11 12 .-~i'5iuU.:;..ii. ~ . . .-.. ~ .. ~ ~~ ;.-........ __ ,_,,'"' a Two-Way Stop Control TWO-WAY STOP CONTROL SUMMARY ~nerallnformation Site Information AnalYst Chris Valdez ntersection HoqiuamIN.E. 4th St. Agency/Co. JTE, INC. Jurisdiction Renton Date Performed Analysis Year Existing Analysis Time Period PM peak ProM Descri~n Wedgewood Lane (HA4EX) EastlWest Street N. E. 4th St. North/South Street Hoquiam Ave. N.E. ntersection Orientation: East-West Study Period (hrs): 0.25 ~ehicle Volumes and Adjustments "aJor Street Eastbound Westbound Movement 1 2 3 4 5 6 L T R L T R Volume 49 1499 0 1 844 37 Peak-Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 t!ourly Flow Rate, HFR 51 1577 0 1 888 38 Percent Heavy Vehicles 0 --0 -- Median Type Two Way Left Tum Lane RT Channelized 0 0 Lanes 1 2 0 1 2 0 Configuration L T TR L T TR Upstream Signal 0 0 Minor Street Northbound Southbound Movement 7 8 9 10 11 12 L T R L T R ~olume 0 0 0 16 0 39 Peak-Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 ~ourly Flow Rate, HFR 0 0 0 16 0 41 Pe~ntHeavyVeh~s 0 0 0 0 0 0 Pe~nt Grade (%) 0 0 Flared Approach N N Storage 0 0 RT Channelized 0 0 Lanes 0 1 0 0 1 1 Configuration LTR LT R Delay. Queue Lend and Level of Service ~roach EB we Northbound Southbound ~ovement 1 4 7 8 9 10 11 12 ~ne Configuration L L LTR LT R ~ (vph) 51 1 0 16 41 C (m) (vph) 746 423 155 551 vic 0.07 0.00 0.10 0.07 95% queue length 0.22 0.01 0.34 0.24 Control Delay 10.2 13.5 30.9 12.1 ... OS B B 0 B Approach Delay --17.3 Approach LOS - -C HCS2000™ Copyright C 2000 University (}Ida, All Rights Reserved file:/IC:\Documents%20and%20Settings\Owner\Local%20Settings\ Temp\u2k35D.tmp Version4.lc 12116/2004 Two-Way Stop Control 1. "0'" 1. VJ. J. ~O-WAYSTOPCONTROLSUMMARY lGenerallnformation lSite Information !Analyst Chris Valdez ntersection 'HooiuamIN. E. 4th St. ~gency/Co. IJTE, INC. U-urisdiction iRenton Pate Perfonned 1211512004 ~alysis Year Without Project !Analysis Time Period IPMpeak =>roject Description Wedgewood Lane (HA4WO) East/West Street N.E. 4th St. North/South Street f..IiXiuiam Ave. N.E. ntersection Orientation: East-West Study Period (hrs): 0.25 lVehicle Volumes and Adjustments Najor Street Eastbound Westbound ~ovement 1 2 3 4 5 6 L T R L T R !Volume 64 1740 0 1 980 48 Peak-Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR 67 1831 0 1 1031 50 !Percent Heavy Vehicles 0 --0 -- MedianT)'~ Two Way Left Tum Lane IRT Channelized 0 0 ~nes 1 2 0 1 2 0 ~onfiguration L T TR L T TR Upstream Signal 0 0 lMinor Street Northbound Southbound Movement 7 8 9 10 11 12 L T R L T R Volume 0 0 0 22 0 49 Peak-Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 Hourly Row Rate, HFR 0 0 0 23 0 51 Percent Heavy Vehicles 0 0 0 0 0 0 Percent Grade (%) 0 0 !Flared Approach N N Storage 0 0 IRT Channelized 0 0 !lanes 0 1 0 0 1 1 lConfiguration LTR LT R belay. Queue Length and Level of Service iAPproach EB WB Northbound Southbound ~ovement 1 4 7 8 9 10 11 12 I'-ane Configuration L L LTR LT R ~ (vph) 67 1 0 23 51 ~ em) (vph) 653 338 118 491 ~/c 0.10 0.00 0.19 0.10 ~5% queue length 0.34 0.01 0.69 0.35 ~ontrol Delay 11.1 15.7 42.7 13.2 ... OS B C E B jApproach Delay - -22.4 IAPproach LOS --C HCS2000TM Copyright C 2000 University (!?It All Rights Reserved file:IIC:\Documents%20and%20Settings\Owner\LocaI%20Settings\Temp\u2k366.tmp Version4.lc 12/1612004 Two-Way Stop Control Lac"" J. VJ. J. ~O-WAYSTOPCONTROLSUMMARY Generallnfonnation Site Infonnation Analyst Chris Valdez ntersection Hoqiuam/N. E. 4th St. Agency/Co. ~TE, INC. ~urisdiction Renton Date Perfonned 1211512004 ~alysis Year With Project Analysis Time Period ipMpeak Project Description Wedgewood Lane (HA4WP) ~uvvest Street N.E. 4th St. t4orthlSouth Street Hoquiam Ave. N.E. ntersection Orientation: East-West IStudy Period (hrs): 0.25 Vehicle Volumes and Adjustments Major Street Eastbound Westbound Movement 1 2 3 4 5 6 L T R L T R rvolurne 77 1790 0 1 1005 52 Peak-Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 ~ourly Flow Rate, HFR 81 1884 0 1 1057 54 ~ercent Heavy Vehicles 0 - -0 -- ~edianType Two Way Left Tum Lane ~T Channelized 0 0 ~anes 1 2 0 1 2 0 ~onfiguration L T TR L T TR Upstream Signal 0 0 Minor Street Northbound Southbound Movement 7 8 9 10 11 12 L T R L T R Volume 0 0 0 24 0 56 Peak-Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR 0 0 0 25 0 58 Percent Heavy Vehicles 0 0 0 0 0 0 Percent Grade (%) 0 0 Flared Approach N N Storage 0 0 ~T Channelized 0 0 !,-anes 0 1 0 0 1 1 ~onfiguration LTR LT R Delay. Queue Length and Level of Service ~roach EB we Northbound Southbound lVJovernent 1 4 7 8 9 10 11 12 1--ane Configuration L L LTR LT R v (vph) 81 1 0 25 58 C (m) (vph) 636 322 108 480 vic 0.13 0.00 0.23 0.12 95% queue length 0.44 0.01 0.84 0.41 Control Delay 11.5 16.2 48.1 13.5 ... OS B C E B ~proach Delay --23.9 ~pproach LOS --C HCS2000™ Copyright 0 2000 University ")J}1J-All Rights Reserved file:/IC:\Documents%20and%20Settings\Owner\Loc'ai%20Settings\Temp\u2k371.tmp Version 4.le 12116/2004 Two-Way Stop Control TWO-WAY STOP CONTROL SUMMARY ~nerallnformation Site Information ~alyst IChris Valdez ntersection fRiiiiiuamIN.E. 4th St. ~1""y/Co. ~TE INC. !Jurisdiction lRenton pate Performed 1211512004 "'ICIIIYsis Year With Proiect ~sis Tme Period 'PMoeak -lui--.. Lle5aiption Wedgewood Lane (HA4WPJ All Phases [EastJWest Street H.E. 4th St. ~orthISouth street Hoauiam Ave. N.E. ntersection Orientation: East-West ~tudy Period (hrs): 0.25 lVehicle Volumes and Adjusbnents "jorStreet Eastbound Westbound lMovement 1 2 3 4 5 6 L T R L T R lVolume 84 1790 0 1 1005 55 Peak41ourFador,PHF 0.95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR 88 1884 0 1 1057 57 Percent Heavy Vehicles 0 --0 -- Median Type Two Way Left Tum Lane RT Channelized 0 0 Lanes 1 2 0 1 2 0 Configuration L T TR L T TR Upstream Signa' 0 0 Minor Street Northbound Southbound ~ovement 7 8 9 10 11 12 L T R L T R ~olume 0 0 0 25 0 61 Peak-Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 ;iourly Flow Rate, HFR 0 0 0 26 0 64 Percent Heavy Vehicles 0 0 0 0 0 0 Percent Grade (%) 0 0 I=lared Approach N N Storage 0 0 RT Channelized 0 0 lLanes 0 1 0 0 1 1 ~onfi9uration LTR LT R lDel~, Queue Length and Level of Service IApproach EB WB Northbound Southbound lMovement 1 4 7 8 9 10 11 12 r-ane Configuration L L LTR LT R IV (vph) 88 1 0 26 64 Ie (m) (vph) 634 322 106 479 ~/c 0.14 0.00 0.25 0.13 195% queue length 0.48 0.01 0.89 0.46 lControl Delay 11.6 16.2 49.7 13.7 I'-0S B C E B pproach Delay - -24.1 14.pproach LOS - -C VeISioo4.lc 11..11.1..11.004 TWO-WAY STOP CONTROL SUMMARY lGenerallnfonnation Site Infonnation ~Iyst Chris Valdez ntersection HoqiuamINSA [Agency/Co. JTE, INC. ~urisdiction Renton pate Performed 1211512004 ~nalysis Year With Project ~alysis Time Period PM peak Project Description Wedgewood Lane (HANSAWP12 Phase 1 & 2 Through Aspen Wood -=astJWest Street: North Site Access !North/South Street: North Site Access ntersection Orientation: North-South IStudy Period (hrS): 0.25 Wehicle Volumes and Adjustments Major Street Northbound Southbound Movement 1 2 3 4 5 6 L T R L T R [Volume 0 121 5 7 176 0 Peak-Hour Factor PHF 0.95 0.95 0.95 0.95 0.95 0.95 ~our1y Flow Rate, HFR 0 127 5 7 185 0 Percent Heavy Vehicles 0 --0 -- ~edianType Undivided ~T Channelized 0 0 Lanes 0 1 0 0 1 0 Configuration TR LT Upstream Signal 0 0 Minor Street Westbound Eastbound ~vernent 7 8 9 10 11 12 L T R L T R Volume 2 0 4 0 0 0 Peak-Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR 2 0 4 0 0 0 Percent Heavy Vehicles 0 0 0 0 0 0 Percent Grade (%) 0 0 flared Approach N N !Storage 0 0 IRT Channelized 0 0 !lanes 0 1 0 0 0 0 lConfiguration LTR Delay. Queue Lengtl1 and Level of Service ~proach NB SB Westbound Eastbound ~ovement 1 4 7 8 9 10 11 12 I"-ane Configuration LT LTR ~ (vph) 7 6 ~ (m) (vph) 1466 819 ~/c 0.00 0.01 95% queue length 0.01 0.02 Control Delay 7.5 9.4 I"-OS A A ~proach Delay --9.4 ~proach LOS --A > Copyright C 2000 University of Florida, All Rights Reserved Version 4.1 c file:IIC:\Documents%20and%20Settings\Owner\Loca1%20Settings\Temp\u2klAO.tmp ~([9 1212312004 TWO-WAY STOP CONTROL SUMMARY ~eneral Information Site Information ~alyst Chris Valdez ntersection HoqiuamlNSA ~gency/Co. JTE, INC. Jurisdiction Renton pate Performed 1211512004 Analysis Year ~thProject ~Iysis Time Period PM peak Project Descri~tion Wedgewood Lane (HANSAWP) All Phases Through Aspen Wood ~astJWest Street North Site Access lNorthlSouth Street North Site Access ntersection Orientation: North-South IStudy Period (hrs): 0.25 Wehicle Volumes and Adjustments Major Street Northbound Southbound Movement 1 2 3 4 5 6 L T R L T R Volume 0 106 20 34 165 0 Peak-Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR 0 111 21 35 173 0 Percent Hea~ Vehicles 0 --0 --- Median Type Undivided ~T Channelized 0 0 ~nes 0 1 0 0 1 0 ponfiguration TR LT Opstream Signal 0 0 Minor Street Westbound Eastbound Movement 7 8 9 10 11 12 L T R L T R Volume 11 0 17 0 0 0 Peak-Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR 11 0 17 0 0 0 PercentHea~Veh~~ 0 0 0 0 0 0 Percent Grade (%) 0 0 flared Approach N N ~torage 0 0 ~T Channelized 0 0 lanes 0 1 0 0 0 0 ~onfiguration LTR Delay. Queue Lend and Level of Service Approach NB SB Westbound Eastbound Movement 1 4 7 8 9 10 11 12 Lane Configuration LT LTR v (vph) 35 28 ~ (m) (vph) 1466 782 ~/c 0.02 0.04 ~5% queue length 0.07 0.11 pontrol Delay 7.5 9.8 ~OS A A ~pproach Delay ---9.8 Approach LOS --A > Copyright C 2000 University of Florida. All Rights Reserved Version 4.)e file:IIC:\Documents%20and%20Settings\Owner\Local%20Settings\Temp\u2klA3.tmp ®p(f!) 12/23/2004 Two-Way Stop Control ~-WAYSTOPCONTROLSUMMARY General Information Site Infonnation Analyst Chris Valdez ntersection HoqiuamlSSA Agency/Co. JTE, INC. Jurisdiction Renton Date Performed 91312004 Analysis Year With Project Analysis Time Period PM peak Project Description Wedaewood Lane (HASSAWP) southem most SA Phase 1 & 2 East/West Street South Site Access lNorthiSouth Street South Site Access ntersection Orientation: North-South IStudy Period (hrs): 0.25 Vehicle Volumes and Adiustments Major Street Northbound Southbound Movement 1 2 3 4 5 6 L T R L T R Volume 10 108 11 16 147 15 Peak-Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR 10 113 11 16 154 15 ~ercent Heavy Vehicles 0 --0 -- Median Type Undivided RT Channelized 0 0 Lanes 0 1 0 0 1 0 Configuration LTR LTR Upstream Signal 0 0 Minor Street Westbound Eastbound Movement 7 8 9 10 11 12 L T R L T R Volume 6 0 8 10 0 5 Peak-Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR 6 0 8 10 0 5 Pe~tHeavyVeh~~s 0 0 0 0 0 0 Percent Grade (%) 0 0 Aarecl Approach N N Storage 0 0 RT Channelized 0 0 Lanes 0 1 0 0 1 0 :nnnnuration LTR LTR Delay. Queue Lenatf, and Level of Service ~roach NB SB Westbound Eastbound ~ovement 1 4 7 8 9 10 11 12 -..ane Configuration LTR LTR LTR LTR ~ (vph) 10 16 14 15 C (m) (vph) 1421 1475 763 679 vic 0.01 0.01 0.02 0.02 95% queue length 0.02 0.03 0.06 0.07 Control Delay 7.6 7.5 9.8 10.4 ... 05 A A A B Approach Delay --9.8 10.4 Approach LOS A B > Copyrigbt02000 University {~W Version4.1c file://C:\Documents%20and%20Settings\Owner\Local%20Settings\Temp\u2k13Atmp 1212212004 1 WU-yy ay .. null '-'UHUV~ TWO-WAY STOP CONTROL SUMMARY lGenerallnfonnation !Site Infonnation ~alyst Chris Valdez ntersection HoqiuamlSSA ~genCY/Co. JTE, INC. ~urisdiction Renton pate Performed 91312004 ~alysis Year WdhProject ~alysis Time Period PMoeak Project Description Wedaewoocf Lane (HASSAWP) southern most SA All Phases ~astIWest Street South Site Access lNorthiSouth Street South Site Access ntersection Orientation: North-South IStudy Period (hrs): 0.25 ~ehicle Volumes and Adjustments ~jorStreet Northbound Southbound Movement 1 2 3 4 5 6 L T R L T R Volume 10 118 11 16 145 15 Peak-Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 Jiourly Flow Rate, HFR 10 124 11 16 152 15 lPercent Heavy Vehicles 0 - -0 -- ~edian Type Undivided ~T Channelized 0 0 ~nes 0 1 0 0 1 0 ~onfiguration LTR LTR Opstream Signal 0 0 [Minor Street Westbound Eastbound Movement 7 8 9 10 11 12 L T R L T R ~oIume 6 0 8 10 0 5 Peak-Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR 6 0 8 10 0 5 Percent Heavy Vehicles 0 0 0 0 0 0 Percent Grade (%) 0 0 Flared Approach N N Storage 0 0 ~T Channelized 0 0 ~anes 0 1 0 0 1 0 ~onfiguration LTR LTR belay, Queue Length and Level of Service IApproach NB SB Westbound Eastbound ~ovement 1 4 7 8 9 10 11 12 I'-ane Configuration LTR LTR LTR LTR IV (vph) 10 16 14 15 ~ (m) (vph) 1423 1462 751 671 'ri/c 0.01 0.01 0.02 0.02 ~5% queue length 0.02 0.03 0.06 0.07 ~ontrol Delay 7.5 7.5 9.9 10.5 ~OS A A A B ~proach Delay --9.9 10.5 ~proach LOS --A B > Copyright 0 2000 UniveJSity of Florida, All Rights Reserved Version4.1c file:IIC:\Documents%20and%20Settings\Owner\Local%20Settings\Temp\u2kI9D.tmp 1212312004 ~@ TIME 14:38:39 PAGE 1 PROJECT #: JAN 01, 2000 THRU DEC 31, 2003 *UNDER 23 UNITED STATES CODE -SECTION 409, THIS PROJECT DESC: SR 900 -WHITMAN CT VIC TO 162ND SE VIC *DATA CANNOT BE USED IN DISCOVERY OR AS EVIDENCE CRITERIA: STATE ROUTE 900 MAINLINE ONLY/SRMP 014.58 TO 016.00 *AT TRIAL IN ANY ACTION FOR DAMAGES AGAINST THE *wswr OR 1'HE S'l'ATE OF P RM # # # S A R U ACCDNT DIAGRAM AS I F V VEH CURRENT E CURR 7 E 7 REPORT DATE ANALYSIS ME N A E TYPE JUNCT RDWY LI~ STATE ROUTE Q SRMP B 1 R NUMBER MM/DD/YY TIME DATA PV J T H #1 #2 RELAT BURP' COND PRTL ACCIDENT DESCRIPTION 05 14.60 U 024335 04/04/00 07:45 7BA067BQD1 1 0 0 2 AT DRV DRY DAYIiT ENTER DRIVEWAY 00 14.}3 o 003}96 04713703 16:49 9SZ3300~ 00 14.77 U C04051 11/14/02 12:00 2AZ122AXDl 1 0 0 2 01 01 NON INT WET DARK 8M DIR-ALL OTHERS 00 14.79 U 019889 02/03/03 19100 4AZ0630PA7 1 0 0 2 01 01 NON INT WET DARK 1 VEH PARKED-l VEH MeV 05 14.80 U P33458 11713~00 00:05 7BT34000AO 1 0 0 1 AT DRV DRY ST.LT RETAINING WALL 00 14.81 U 018268 06 28 02 21:20 4AZ34000AO 1 0 0 1 01 NON INT WET DARK EARTH BANK OR LEDGE 00 14.81 U 035340 10/20/03 13115 6DC128BADl 7 1 0 2 01 02 AT DRV DRY DAYLT LEAVE DRIVEWAY 05 14.83 U P06822 03/02/01 17108 2AD122AAAl 7 2 0 2 NON INT DRY DUSK SM DIR-ALL OTHERS 05 14.83 U P21390 06/30/01 04:16 2AA99000Al 5 1 0 1 NON INT DRY DAWN' OCC FELL FROM VEH 7TI'!7 00 14.85 U 032218 10/10/02 14:25 4DC076BXD1 0 0 0 2 01 01 AT DRV WET DAYLT 00 14.86 U 019860 06/21/02 19:15 2AZ34000AO 7 1 0 1 01 AT DRV DRY DAYLT QO 14.95 U 019089 Q2L~0703 Q611~ 2AZ3~QOOAO 7 1 0 1 02 00 14.98 U 032679 10/02 03 18:39 2AZ136BADl 7 2 0 2 02 01 00 15.00 U 036505 10/26/03 09:30 2AD136BAD1 1 0 0 2 01 02 00 15.03 U 008520 06/06/03 14:00 6BA046BPD7 1 0 0 2 00 01 OS 15.05 U P24868 06/26/00 19:00 2CC073ATD1 7 2 STATE or WASHINGTON -DEPARTMENT or TRANSPORTATION T RIP S S Y S T E M ANNUAL TRArrIC REPORT AVERAGE DAILY TRAFrIC VOLUME STATE ----------------------------------ROUTE raNCT TaUCK PERCENTAGES 2000 2001 2002 2003 STATE ROUTE MILEPOST LOCATION COUPLET CLASS SNGlo OBI. TRIPLE TOTAL UNITS UNITS UNITS UNITS 823 002.74 BEFORE JCT SR 823 lYE CONN 2 9500 9900 10000· 10000 823 002.86 ArTEa JeT N WIlNAS aD lYE CONN 2 4300 4S00 4600· 4700 823 004.74 BEFORE JCT SR 821 2 4100'" 4200 4100 4000'" STATE ROU'l'I NO 900 MAINLINE sa 5 TO sa 90/ISSAQUAH 900 006.66 AT sa 5 BlUDGE 1 30000" 30000 31000 31000 900 007.74 AFTER JCT S 129TH ST WYE CONN 1 30000* 30000 31000 32000 900 009.53 BEFORE JCT STEVENS AVE SW 1 19000'" 19000 19000 19000* 900 009.53 ArTU JCT STEVENS AVE SW 1 17000'" 18000 18000 18000* 900 009.77 BE!'OU JCT HA1U)IE AVII SW lYE CONN 1 17000* 17000 18000 18000· 900 .. 010.49 BEFORE JCT sa 51S-HAIN AVII S C 1 8000* 8100 8100 8200'" 900 010.51 UTIIR JCT sa 515 lYE CONN C 1 22000· 900 010.71 BEJOU JCT sa 900 C02NDST (COOPLET) C 1 4600* 4700 4800 5100* ~ 900 010.71 ArTIR JCT sa 900 C02NDST (COOPLIIT) 1 23000'" 23000 24000 25000'" 900 011.55 AT sa 405 1 14000'" 14000 14000 14000* 900 012.50 AT sa 405 sa 1 /~lO.QL"..?~ 00.2.. 23000 . 200QO* ""'>\ 900 015.05 BEFORE JCT 148TH AVE SE 1 (" 9600 9500 '] "(0 , 900 015.05 ArTER JeT 148TH AVE SE 1 \ _.. 8700 8500 8800 900 016.18 BEroRE JCT 164TH AVE SE 1 (2!oy" '''8000-;'' 8700* 900 016.19 ArTER JCT 164TH AVE SII WYE CONN 1 11000* 11000· 12000* 12000* 900 017.41 BEFORE JeT BE HAY VALLEY RD 2 11000 11000* 12000* 12000 900 017.42 AJ'Tlla JeT SE MAY VALLEY aD WYE CONN 2 13000* 12000* 13000 14000· 900 021.08 BlroaE JeT NBWiORT WAY lYE CONN 1 15000 15000 15000* 15000 900 021.10 ArTER JCT NEWPOaT WAY WYE CONN 1 16000* 16000 900 021.42 BlroRE JCT GILMAN BLVD 1 23000 23000* 24000 24000 900 021.42 ArTER JeT GILMAN BLVD 1 30000 35000* 36000 36000 900 021.64 AT sa 90 BaIDGE 1 35000* 35000 35000 35000* * * COUPLET Sl(!TCH IN BACK or BOOK * BASED ON ACTOAL COUNT + souaCE or TROCK PERCENTAGES PAGE 148 \ I KEY: Below curve, /35 storage not ,"" needed for capacity. ~ Above curve, ) further analysis ; recommended. 7/ / VI; )0/ IJ V ~o/ ! ~V,,~) ~ V ~ ~ ~ / v----6OtAP~ ~ r---- 25 20 15 10 5 "I.t.>% '\ :.,.'1. % Total DHV Tumlng Left (single turning movement) . (1) DHV is total volume from both directions. (2) Speeds are posted speeds. Left-Tum Storage Guidelines (fwQ:L.ane. Unsignalized) ~- 0 12 00 11 00 1 000 900 800 700 600 500 400 300 -.... - DesIgn Manusl 1lav2001 I ~ CORE ~DESIGN Core Design, 'nc. 14711 N.E. 29th Place, Suite 101 Bellevue, Washington 98007 425.885.7877 Fax 425. 885.7963 www.coredesigninc.com TECHNICAL INFORMATION REPORT Prepared by: Project Manager: Core Project No.: Date: FOR WEDGEWOOD LANE DIVISIONS 1,2 AND 3 RENTON, WASHINGTON Philip D. Sarandos, E.I.T. Edgar T. Jones, P.E. 01045 July 2005 ENGINEERING· PLANNING· SURVEYING WEDGEWOOD LANE TABLE OF CONTENTS I. Project Overview II. Conditions & Requirements Summary III. Offsite Analysis A. Upstream Tributary Area B. Bypass Area C. Downstream Analysis IV. Flow Control and Water Quality Facility Analysis and Design A. Hydrologic Analysis B. Basin A Detention Routing Calculation C. Basin A Water Quality Volume Calculation D. Basin A Emergency Overflow E. Basin B Detention Routing Calculation F. Basin B Water Quality Volume Calculation G. Basin B Emergency Overflow V. Conveyance System Analysis and Design VI. Special Reports and Studies -N/A VII. Other Permits -NI A VIII. ESC Analysis and Design A. Basin A B. Basin B IX. Bond Quantities, Facility Summaries, and Dec!. of Covenant -NI A X. Operations and Maintenance Manual -NI A Core Design, Inc. Wedgewood Lane Pagei I. PROJECT OVERVIEW The Preliminary Plat of Wedgewood Lane is located in the city of Renton, East of 142nd Ave. SE and south of S.E. 116th Street, which currently is not established right-of-way. Please see the Vicinity Map on the next page. This project site includes multiple parcels that currently have approximately 7 single-family residences and associated garages and outbuildings. A Type II Wetland runs just outside of the eastern property line along the majority of the property. There is a seasonal stream that cuts through the northern portion of the property. The existing ground is covered with tall grass and forestland. The property's eastern boundary borders the proposed plats of Rosemonte and East Renton and other undeveloped parcels, all of which are in King County. On the project's western boundary are two proposed plats, Aspen Woods by Harbour Homes and Cambridge Lane by Cambridge Homes (a.k.a. Rutledge Property). Please see the Existing Conditions Exhibit at the end of this section for a visual depiction of the existing site. The final plat will be developed in three divisions. The adjacent preliminary plat of Cambridge Lane will be developed separately, but the stormwater runoff from it will be tributary to the Wedgewood Lane stormwater system. We are designing the stormwater detention and water quality facilities to serve all three divisions of the Wedgewood Lane project, as well as the Cambridge Lane project that is currently being reviewed by City staff. We feel that constructing one system to handle the stormwater from all of these projects will benefit the residents in the long term with reduced per lot maintenance expenses and will improve the overall appearance of these neighborhoods, as compared to the option of having smaller, individual facilities for each of the projects. In order to further enhance these neighborhoods, our client has directed us to design the facilities to have a more natural appearance than traditional ponds. Core Design Inc. has discussed this proposed system with the City of Renton in meetings and with a letter dated December 20, 2004 and received conceptual approval of the concepts presented herein in a response letter dated January 6,2005. King County requires Level 2 Flow Control and Water Quality for the site. Detention for the majority of the site (Basin A) will be provided by the detention pond located in Division 3, hereafter referred to as Pond A. Water quality enhancement for the same tributary area will be provided by a wetpool in Pond A. The outflow of Pond A will be discharged via a flow spreader to the onsite Type II Wetland. A separate detention and water quality facility, Pond B, will be designed to serve a much smaller basin in the northeast portion of the site. This area will be referred to as Basin B. This pond similarly will discharge to the on-site wetland through a flow spreader. Please see the Developed Conditions Exhibit at the end of this section for the locations of the proposed stormwater facilities and their respective basins. The roof and footing drains of 10 lots from Basin A, totaling 1.50 acres, and 3 lots from Basin B, totaling 0.65 acres will bypass the respective detention facilities and will be dispersed to the wetlands through multiple flow spreaders, as discussed in the letter to the City of Renton dated December 20, 2004. In order to mimic the existing conditions, the flow spreaders will distribute this stormwater across a portion of the wetland such that the total area of these lots and the wetland area that they are tributary to is at least 22,000 square feet per lot. This is shown in detail on the Developed Conditions Exhibit. Core Design, Inc. Wedgewood Lane Page 1 5 w > « (/) 0 z 0 :2 0 w R E ,y4Pf.[ CEDAR Core Design, Inc. 4 SE 112TH PL w z w > 9 « z 0 Z ::J N T 0 N NE 4TH ST. GREENWOOD CEMETERY 16 v,q0-r 1'0 VICINITY MAP Not to Scale Wedge wood Lane 2 11 Sf 128TH 8M PI 8M PI 1852 2103 15 14 Page 2 .1' I)~ ... :z ~ .... l> Z ~ z ~r-z el~ ~ Cl ~::t ~ ~ '" lfJ c: .." .. t f < ~~! ~ '" pi ~ z ~ Cl Col ~ \ \, ! -Iiifo;:={~t:s--=== • I i " \, .,Ii ; ,~,:~ . ..-/\ • ~ ~ (;') ~ ~ ~ CI) " --- / I , , , ' ! 1'. I I I I .:L ( I i ~~~ l ,--' ./ '/ ; i I • ~~D ! ~ t:::) j ~1 ~~.d i ~ ~ ~ ~ ~ ~ (;') (;') ~ ~ ~ ~ ~ ~ ...... 'Q. ~ ! ~ ~ ;ii ~ . I I <~ .. ~: \: \\\ \\\\ PROPOSED DETEN, \ ~ \\ \' \ WATER QUAUTY POND 8''.< '; \':~~~~~:i~--_ .... -----~B----:;~~~-i LEGEND F'.\<\' \ -'. DISPERSION BASIN 0-2 33,500 SF:t , . --\ '-...... , ,-"-"'_""_" .=_ ~ ~"< ~~ if" -P' ~.,. .. ~ ...... I I I I I I I I I I I I I I I I I I I "'-." '-., '--.......... -<~ ". '_-,,,,,,,,, ; \ .< / -['> - .. Ply(SlON :L -[BASiliA'- 12.i§Ac', 1 I .. I, ., .. ..., ._ ... ' "-, -"'---\, " p;;;eo~TfN~~;'--\ ~A-~-r:'!~U"')OND A / /~ f .1 (. " iJiTlANO L~ \ i--'-. il:-c~ c.~o:-~~~}~:~::-~~:::;;~~; k f~ l'-'."!-l Ii Iii' . I\\~c; .>.#-,~;\ \\ ~ I .r N · i'" ;" "'i"\" I ',,-i ,.\ ~'''~'--Dn'-~ . .1., '\~\ ~ rnj 'ti:I,;;~r~ ;1/ ''''r~ .. " ~HBY~~I:~is .. f-.. !--~·~.l~ 1r -, ;~ H .~--.-~ '.~~ ..... , ... y-=-HOQUIAM AVENUE (S.£ :L4~IYD ~ I 1 ", DISPERSION BASIN 0-3 165, 000 SF:t i'-,\ I \ 'I '-, .--" . .-1 " .. - \" "''''',J \ ) \r .J--.-- I' I 1 '---/ - " ... " ,-----, ~ '77 '-7J 1/, ,/ [L'~-L/~" ~~~ <{(-, L_, -, r ,- I I I I I I I I I I I I I I I I I I '. ..... .. ~ .. --. I I 'I A;;'-'=~r::~'~"~' .v·-! /' I "( ,I I I I' =;~jl~I~'_'C;"., i /J;." ~>'"~t~:lry<~=1 ' .. "'~:-I "-~ "--'" ! ,/ /"j -_-J".r~-::'~-~··-l" -1···· \~I I J---__ I ./ ...•.... ~,""'~--'" .. ~~"_f-'''.'4' ..... l.~L . >'. [ .t .;ftii· --'-. -"'nl 'I.r~1 .. ft/ -·'r~:" ".j. .. il·i.·.~. .-"Ll t4.SIN·/t;J.'F· ~r ~'.. ) : ; /"ti \ \:l" ~ ii>' . / / ~, r"'.~. ~I ~II "~I ".,' 1 \~. "\ \ ;f '. : \ ------.. ( : (f -,·t,~ .. -- i "g:'-. ,~.39 f'C, I' J:;\-'l~~h J (' .. :)/1 r\\\~, i i I STR£AN,/JIE7lANO BASH 8OfJHOARIES FRONTAGE BYPASS IMPER'A(}(jS AOO£O= J70J SF (0.09 ACj FRONTAGE BYPASS IMPER'A(}(jS REJl0VED= -1;.(.55 SF (0.10 ACj IfETLANO AREA FOR DISPERSION OF LOT RUHOFF LOTS TO DISCHARGE TO IfETLANO BASH A= 65270 SF (1.50 ACj BASH B= 2lJ.f.27 SF (0.65 ACj ~ 1 SCAI E: 1· -150' r ; r r SEC. :Lo, TWP. 23N, RGE 5£, w.M. c6iE ~DESIGN 14711 NE 29111 ,.,.,.. _ 101 BeIIe_. W-..-98007 425.885.7877 fox 425.885.7963 ENGINEERING· PLANNING· SURVEYING WEDGEWOOD LANE DEVELOPED CONDmONS EXHIBIT NORTHWARD HOMES 1560 140TH AJ£ N.E, SUITE 100 8E11EVIJE, WA 98005 DATE .JJLY 2005 OF 2 SHEET 2 DESIGNED SR8 I PROJECT NUMBER I DRA WN Sf)),I 0.1.045 II. CONDITIONS & REQUIREMENTS SUMMARY • Core Requirement #1: Discharge at the Natural Location, Section 1.2.1 There are two detention facilities, as well as 13 lots that will discharge via level spreaders to the wetland buffer east of the project. • Core Requirement #2: Offsite Analysis, Section 1.2.2 An offsite analysis was performed for the project and is described in Section III of this report. Due to the size and proposed impact of the project, a Levell downstream analysis was performed for the Wedgewood site. There is currently 0.23 acres of existing frontage road that will be routed through the Basin A detention facility. An additional 0.16 acres of existing frontage road will bypass the site and the detention facility. • Core Requirement #3: Flow Control, Section 1.2.3 Level II flow control is proposed for both basins: match durations for 50% of 2-yr through 50-yr peaks. In addition, discharge from both detention facilities will meet level I flow control requirements: 2-year and 10-year pond discharge to match pre-developed flows. • Core Requirement #4: Conveyance System, Section 1.2.4 The conveyance system will be a pipe and catch basin system. A complete backwater analysis is presented in Section V of this report. • Core Requirement #5: Erosion and Sediment Control, Section 1.2.5 Erosion and sediment control will be provided. Sizing calculations are presented in Section VIII ofthis report. • Core Requirement #6: Maintenance and Operations, Section 1.2.6 To be provided following initial review. • Core Requirement #7: Financial Guarantees and Liability, Section 1.2.7 To be provided following initial review. Core Design, Inc. Wedgewood Lane Page 3 II. CONDITIONS & REQUIREMENTS SUMMARY (CONT.) • Core Requirement #8: Water Quality, Section 1.2.8 Water quality for both basins will be provided through a wet pool within each detention pond. Sizing calculations can be found in Section IV of this report. • Special Requirement #1: Other Adopted Area-Specific Requirements, Section 1.3.1 NI A -Not applicable to this project. • Special Requirement #2: Floodplain/Floodway Delineation, Section 1.3.2 NI A -Not applicable to this project. • Special Requirement #3: Flood Protection Facilities, Section 1.3.3 NI A -Not applicable to this project. • Special Requirement #4: Source Control, Section 1.3.4 To be addressed during final design. • Special Requirement #5: Oil Control, Section 1.3.5 N/A -Not applicable to this project. Core Design, Inc. Wedgewood Lane Page 4 III. OFFSITE ANALYSIS This offsite analysis was performed on August 29, 2002 and on March 2S, 2003. A. UPSTREAM TRIBUTARY AREA 1.70 acres of the offsite Rutledge Property (being platted as Cambridge Lane) in addition to the east half of Hoquiam Ave. NE for the majority of the site's frontage will be detained on site. Stormwater runoff from these areas will be collected in the developed project site's system. B. DOWNSTREAM ANALYSYS Drainage from the Wedgewood Lane property naturally sheet flows across the site to an offsite Type II wetland where it merges with other wetlands to the northeast from the project site to form Honey Dew Creek. This drainage continues offsite under S.E. 116th Street through a 24" CMP culvert. From here the drainage continues north in a well- defined channel for more than 14 mile. In the vicinity of the 14 mile downstream point, Honey Creek has a bank-to-bank width of approximately S' -10' with an intermittent free stone channel approximately 2' -S' wide. The stream was dry with no evidence of recent surface water flows, when walked in August, 2002. Substantial debris was observed within the stream. A neighbor on the east side of the creek said the creek contains consistent flows through the winter until around May. Some moist soil was noted in adjacent areas. From the 14 mile downstream point, Honey Creek drains northerly through a heavily wooded, brushy area for approximately another 14 mile, where it turns westerly for approximately SOO feet and flows under Hoquiam Avenue NE via a 24" concrete culvert. The creek continues flowing through a heavily forested, brushy area for approximately 1,200 feet, where it enters a 4S" concrete storm drainage system in Duvall Avenue NE. At this intake, the creek was approximately 10' -IS' wide with no evidence of recent surface flows. From Duvall Avenue NE, the creek continues flowing westerly via an underground system within a commercial development near the intersection of Duvall Avenue NE and NE Sunset Boulevard. The creek continues northwesterly through established channels and eventually enters May Creek approximately 2 Y2 miles from the site, which discharges to Lake Washington north of Kennydale. No evidence of erosion or flooding was found during this downstream analysis. See the attached Downstream Tributary Area map for a graphical depiction of this route. Core Design, Inc. Wedgewood Lane Page 5 c. BYPASS AREA The S.E. 116th Street bypass area includes 0.09 acres of impervious frontage. Since the area of existing impervious to be removed, 0.10 acres, is approximately equal to the area of proposed impervious, the peak flows will not increase and therefore, no additional detention is required. Similarly, on S.E. 142nd Avenue, the 0.04 acres of new impervious that lies east of the project entrance will not be tributary to the project's stormwater facilities. However, this area is less than the 0.10 acres of existing impervious surface to the east of the entrance road that will now be detained and treated for water quality enhancement. As previously stated, the roof and footing drains of 10 lots from Basin A, totaling 1.540 acres, and 3 lots from Basin B, totaling 0.65 acres will bypass the respective detention facilities and will be dispersed to the wetlands through mUltiple flow spreaders, as discussed in the letter to the City of Renton dated December 20,2004. Per Chapter C.2 in the 1998 KCSWDM, the total area of the lots being dispersed and the area that they are tributary to must be 22,000 sf or greater. In order to provide the necessary dispersion area for each lot, a portion of the wetland buffer has been utilized as shown on the Developed Conditions Exhibit and outlined in the following table: Lots to be Lot Dispersion Dispersion Total Average dispersed area basin basin area dispersion dispersion (SF) (SF) area (SF)-no. area per lot of lots (SF) Div. 3-10t 181 9,081 D-l 28,500 37,581-1 lot 37,581 Div. 3-10ts 20-21 19,030 D-2 33,500 52,530-2 lots 26,265 Div. 3-lotsl, 2, 60,767 D-3 165,000 225,767-10 22,577 36,37,38,39 & lots 40; Div. 2-lots 17, 18 & 19 Note: Total dispersion area is the sum of the available lot area and the dispersion basin area. Core Design, Inc. Wedgewood Lane Page 6 IV. FLOW CONTROL AND WATER QUALITY FACILITY ANALYSIS AND DESIGN A. HYDROLOGIC ANALYSIS The drainage analysis for the ponds was perfonned using the King County Runoff Time Series software. The site's soils are Alderwood (AgC & AgD), KCRTS group Till. Please see the Appendix for the Soils Map and Rainfall Regions and Regional Scale Factors map. The site is located in the Landsburg rainfall region with a location scale factor of 0.85. For each lot, 1,950 sf of building coverage, 400 sf of driveway area and 150 sf of concrete patio area was assumed to comprise the impervious area of 2,500 sf. Using the pre-developed impervious area and pervious area shown in the table below, a predeveloped time series was generated. Upon completion of the final improvements, the developed timeseries was manufactured in the same way. Basin A detained areas Basin A Basin A Pre-Developed Developed Area (Acres) Area (Acres) Till-Forest 13.48 - (onsite) Till-Pasture 1.94 - (onsite) Till-Grass -6.11 (onsite) Impervious-0.17 9.48 Streets, SW, Roofs, etc. (onsite) Till-Forest 1.51 - (Rutled~e offsite) Till -Pasture 0.08 - (Rutledge offsite) Till-Grass -0.32 (Rutledge offsite) Impervious-0.11 1.38 Streets, SW, Roofs, etc. (Rutledge offsite) Total 17.29 17.29 Core Design, Inc. Wedgewood Lane Page 7 Basin B detained areas Basin B Basin B Pre-Developed Developed Area (Acres) Area (Acres) Till -Forest 2.08 - Till -Pasture -- Till-Grass -1.14 Impervious-0.05 0.99 Streets, SW, Roofs, etc. Total 2.13 2.13 Core Design, Inc. Wedgewood Lane Page 8 B. BASIN A DETENTION ROUTING CALCULATION The detention routing calculation, a continuation of the hydrologic analysis, uses KCRTS to match the pre-developed outflow to the developed outflow by providing a site-specific amount of detention. Basin A includes offsite tributary from the proposed Cambridge Lane Development (Rutledge Property) as well as some frontage improvements. The following printout shows a 208,908 cf pond in conjunction with the documented control structure will provide enough live storage (detention) to satisfy this requirement. As designed the detention pond is 10' deep and provides 217,001 cf of live storage. Core Design, Inc. Wedgewood Lane Page 9 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 0 Elevation: Storage Volume: Riser Head: Riser Diameter: Number of orifices: Orifice # 1 2 Height (ft) 0.00 6.20 Detention Pond 2.75 H:1V 170.00 ft 77.00 ft 13090. sq. ft 31694. sq. ft 0.728 acres 10.00 ft 427.50 ft 208908. cu. ft 4.796 ac-ft 10.00 12.00 2 Diameter (in) 2.25 3.25 ft inches Full Head Discharge (CFS) 0.434 0.558 Top Notch Weir: None Outflow Rating Curve: None pipe Diameter (in) 6.0 Stage Elevation Storage Discharge Percolation (ft) (ft) (cu. ft) (ac-ft) (cfs) (cfs) 0.00 427.50 o. 0.000 0.000 0.00 0.02 427.52 262. 0.006 0.021 0.00 0.05 427.55 656. 0.015 0.030 0.00 0.07 427.57 920. 0.021 0.036 0.00 0.09 427.59 1184. 0.027 0.042 0.00 0.12 427.62 1581. 0.036 0.047 0.00 0.14 427.64 1846. 0.042 0.051 0.00 0.16 427.66 2112. 0.048 0.056 0.00 0.19 427.69 2512. 0.058 0.059 0.00 0.36 427.86 4801. 0.110 0.082 0.00 0.53 428.03 7130. 0.164 0.100 0.00 0.70 428.20 9499. 0.218 0.115 0.00 0.87 428.37 11909. 0.273 0.128 0.00 1. 03 428.53 14214. 0.326 0.140 0.00 1.20 428.70 16704. 0.383 0.151 0.00 1.37 428.87 19234. 0.442 0.161 0.00 1. 54 429.04 21806. 0.501 0.171 0.00 1. 71 429.21 24421. 0.561 0.180 0.00 1. 88 429.38 27077. 0.622 0.188 0.00 2.05 429.55 29776. 0.684 0.197 0.00 2.22 429.72 32518. 0.747 0.205 0.00 2.39 429.89 35303. 0.810 0.212 0.00 2.56 430.06 38131. 0.875 0.220 0.00 2.73 430.23 41003. 0.941 0.227 0.00 2.90 430.40 43919. 1. 008 0.234 0.00 3.07 430.57 46880. 1. 076 0.241 0.00 3.24 430.74 49885. 1.145 0.247 0.00 3.41 430.91 52935. 1. 215 0.253 0.00 Surf Area (sq. ft) 13090. 1311 7. 13158. 13185. 13213. 13253. 13281. 13308. 13349. 13583. 13819. 14056. 14295. 14521. 14764. 15008. 15254. 15501. 15751. 16002. 16255. 16510. 16766. 17024. 172 84. 17546. 17809. 18074. 3.58 3.75 3.92 4.09 4.26 4.42 4.59 4.76 4.93 5.10 5.27 5.44 5.61 5.78 5.95 6.12 6.20 6.23 6.27 6.30 6.34 6.37 6.40 6.44 6.47 6.50 6.67 6.84 7.01 7.18 7.35 7.52 7.69 7.86 8.03 8.20 8.37 8.54 8.71 8.88 9.05 9.22 9.39 9.56 9.73 9.89 10.00 10.10 10.20 10.30 10.40 10.50 10.60 10.70 10.80 10.90 11.00 431.08 431.25 431. 42 431.59 431.76 431.92 432.09 432.26 432.43 432.60 432.77 432.94 433.11 433.28 433.45 433.62 433.70 433.73 433.77 433.80 433.84 433.87 433.90 433.94 433.97 434.00 434.17 434.34 434.51 434.68 434.85 435.02 435.19 435.36 435.53 435.70 435.87 436.04 436.21 436.38 436.55 436.72 436.89 437.06 437.23 437.39 437.50 437.60 437.70 437.80 437.90 438.00 438.10 438.20 438.30 438.40 438.50 56030. 59171. 62358. 65591. 68870. 71999. 75369. 78786. 82251. 85764. 89325. 92934. 96593. 100300. 104057. 107863. 109672. 110353. 111263. 111948. 112863. 113551. 114241. 115164. 115857. 116552. 120522. 124542. 128613 . 132735. 136910. 141137. 145416. 149748. 154l32. 158570. 163062. 167608. 172207. 176862. 181571. 186335. 191154. 196030. 200961. 205653. 208908. 211888. 214888. 217907. 220946. 224005. 227084. 230183. 233302. 236441. 239600. 1.286 1.358 1. 432 1.506 1.581 1.653 1. 730 1.809 1. 888 1.969 2.051 2.l33 2.217 2.303 2.389 2.476 2.518 2.533 2.554 2.570 2.591 2.607 2.623 2.644 2.660 2.676 2.767 2.859 2.953 3.047 3.143 3.240 3.338 3.438 3.538 3.640 3.743 3.848 3.953 4.060 4.168 4.278 4.388 4.500 4.6l3 4.721 4.796 4.864 4.933 5.002 5.072 5.142 5.213 5.284 5.356 5.428 5.500 0.260 0.266 0.272 0.278 0.283 0.289 0.294 0.300 0.305 0.310 0.315 0.320 0.325 0.330 0.335 0.340 0.342 0.346 0.355 0.369 0.388 0.411 0.440 0.470 0.498 0.508 0.552 0.589 0.622 0.652 0.680 0.706 0.731 0.754 0.777 0.798 0.819 0.839 0.859 0.878 0.896 0.914 0.932 0.949 0.966 0.983 0.993 1.310 1.880 2.620 3.420 3.710 3.980 4.220 4.450 4.660 4.870 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 18341. 18610. 18880. 19152. 19426. 19686. 19963. 20242. 20523. 20805. 21089. 2l375. 21663. 21953. 22244. 22537. 22676. 22728. 22797. 22849. 22919. 22971. 23023. 23093. 23146. 23198. 23497. 23797. 24100. 24403. 24709. 25017. 25326. 25637. 25949. 26264. 26580. 26898. 27217. 27539. 27862. 28187. 28514. 28842. 29172. 29484. 29700. 29897. 30094. 30292. 30490. 30689. 30889. 31089. 31290. 31492. 31694. 11.10 438.60 242780. 5.573 11. 20 438.70 245979. 5.647 11.30 438.80 249200. 5.721 11. 40 438.90 252440. 5.795 11.50 439.00 255701. 5.870 11.60 439.10 258983. 5.945 11.70 439.20 262285. 6.021 11.80 439.30 265608. 6.098 11.90 439.40 268952. 6.174 Hyd Inflow Outflow Peak Target Calc Stage Elev 1 6.84 ******* 4.01 10.61 438.11 2 3.79 ******* 0.99 9.94 437.44 3 4.57 ******* 0.99 9.99 437.49 4 3.70 ******* 0.68 7.35 434.85 5 3.93 ******* 0.66 7.25 434.75 6 3.85 ******* 0.34 6.08 433.58 7 4.49 ******* 0.30 4.77 432.27 8 2.31 ******* 0.26 3.53 431.03 ---------------------------------- Route Time Series through Facility Inflow Time Series File:01045adev.tsf Outflow Time Series File:01045ardout Inflow/Outflow Analysis Peak Inflow Discharge: 6.83 CFS at Peak Outflow Discharge: 4.01 CFS at Peak Reservoir Stage: 10.61 Ft Peak Reservoir Elev: 438.11 Ft Peak Reservoir Storage: 227498. Cu-Ft 5.223 Flow Frequency Analysis Time Series File:01045ardout.tsf Project Location:Landsburg Ac-Ft 5.060 0.00 5.240 0.00 5.420 0.00 5.590 0.00 5.760 0.00 5.920 0.00 6.070 0.00 6.220 0.00 6.370 0.00 Storage (Cu-Ft) (Ac-Ft) 227498. 5.223 207111. 4.755 208466. 4.786 136884. 3.142 134519. 3.088 106941. 2.455 78891. 1.811 55056. 1.264 7:00 on Jan 9 in Year 8 10:00 on Jan 9 in Year 8 ---Annual Peak Flow Rates-----~--Flow Frequency Analysis------- Flow Rate Rank Time of Peak - -Peaks --Rank Return Prob (CFS) (CFS) (ft) Period 0.987 3 2/09/01 20:00 4.01 10.61 1 100.00 0.990 0.258 8 11/05/01 3:00 0.992 9.98 2 25.00 0.960 0.664 5 3/01/03 7:00 0.987 9.94 3 10.00 0.900 0.300 7 8/26/04 6:00 0.680 7.35 4 5.00 0.800 0.680 4 1/05/05 15:00 0.664 7.25 5 3.00 0.667 0.339 6 10/28/05 2:00 0.339 6.08 6 2.00 0.500 0.992 2 11/24/06 8:00 0.300 4.77 7 1. 30 0.231 4.01 1 1/09/08 10:00 0.258 3.52 8 1.10 0.091 Computed Peaks 3.00 10.35 50.00 0.980 Flow Duration from Time Series File:01045ardout.tsf Cutoff Count Frequency CDF Exceedence_Probability CFS % % % 0.014 30407 49.587 49.587 50.413 0.504E+00 0.042 3833 6.251 55.838 44.162 0.442E+00 0.070 4891 7.976 63.814 36.186 0.362E+00 31896. 32100. 32304. 32508. 32713 . 32919. 33125. 33332. 33540. 0.098 0.126 0.154 0.182 0.209 0.237 0.265 0.293 0.321 0.349 0.377 0.405 0.433 0.461 0.488 0.516 0.544 0.572 0.600 0.628 0.656 0.684 0.712 0.740 0.767 0.795 0.823 0.851 0.879 0.907 0.935 0.963 0.991 4655 4211 3618 2908 2150 1509 1016 726 617 371 29 20 20 18 15 30 29 28 34 18 34 19 7 7 6 9 9 10 8 17 15 11 14 7.591 6.867 5.900 4.742 3.506 2.461 1.657 1.184 1. 006 0.605 0.047 0.033 0.033 0.029 0.024 0.049 0.047 0.046 0.055 0.029 0.055 0.031 0.011 0.011 0.010 0.015 0.015 0.016 0.013 0.028 0.024 0.018 0.023 71.406 78.273 84.173 88.916 92.422 94.883 96.539 97.723 98.730 99.335 99.382 99.415 99.447 99.477 99.501 99.550 99.597 99.643 99.698 99.728 99.783 99.814 99.826 99.837 99.847 99.861 99.876 99.892 99.905 99.933 99.958 99.976 99.998 28.594 21.727 15.827 11.084 7.578 5.117 3.461 2.277 1.270 0.665 0.618 0.585 0.553 0.523 0.499 0.450 0.403 0.357 0.302 0.272 0.217 0.186 0.174 0.163 0.153 0.139 0.124 0.108 0.095 0.067 0.042 0.024 0.002 0.286E+00 0.217E+00 0.158E+00 O.l11E+OO 0.758E-01 0.512E-01 0.346E-01 0.228E-01 0.127E-01 0.665E-02 0.618E-02 0.585E-02 0.553E-02 0.523E-02 0.499E-02 0.450E-02 0.403E-02 0.357E-02 0.302E-02 0.272E-02 0.217E-02 0.186E-02 0.174E-02 0.163E-02 0.153E-02 0.139E-02 0.124E-02 0.108E-02 0.946E-03 0.669E-03 0.424E-03 0.245E-03 0.163E-04 Discharge Volume Discharge Volume from Time Series 01045ardout.tsf between 10/01/00 00:00 and 10/30/00 23:59 320548. Cu-Ft or 7.359 Ac-Ft in 30.0 days Duration Comparison Anaylsis Base File: 01045apredev.tsf New File: 01045ardout.tsf Cutoff units: Discharge in CFS Cutoff 0.339 0.420 0.501 0.583 0.664 0.745 0.826 0.907 0.988 1. 07 -----Fraction of Time--------------Check of Tolerance------- New %Change Probability Base New %Change 0.75E-02 -22.9 I 0.97E-02 0.339 0.332 -2.2 0.56E-02 -13.7 I 0.65E-02 0.420 0.354 -15.9 Base 0.97E-02 0.65E-02 0.44E-02 0.29E-02 0.19E-02 0.14E-02 0.99E-03 0.77E-03 0.54E-03 0.48E-02 8.9 I 0.44E-02 0.501 0.520 3.7 0.34E-02 18.3 I 0.29E-02 0.583 0.614 5.4 0.21E-02 11.4 I 0.19E-02 0.664 0.684 3.1 0.16E-02 16.3 I 0.14E-02 0.745 0.791 6.3 0.12E-02 23.0 I 0.99E-03 0.826 0.866 4.9 0.67E-03 -12.8 I 0.77E-03 0.907 0.897 -1.1 0.33E-04 -93.9 I 0.54E-03 0.988 0.922 -6.7 0.33E-03 O.OOE+OO -100.0 I 0.33E-03 1.07 0.952 -10.9 1.15 1. 23 1. 31 0.20E-03 O.OOE+OO -100.0 0.13E-03 O.OOE+OO -100.0 0.65E-04 O.OOE+OO -100.0 0.20E-03 0.13E-03 0.65E-04 1.15 1. 23 1. 31 Maximum positive excursion = 0.058 cfs ( 8.1%) occurring at 0.719 cfs on the Base Data:01045apredev.tsf and at 0.778 cfs on the New Data:01045ardout.tsf Maximum negative excursion = 0.400 cfs (-28.8%) occurring at 1.39 cfs on the Base Data:01045apredev.tsf and at 0.990 cfs on the New Data:01045ardout.tsf Duration Comparison Anaylsis Base File: 01045apredev.tsf New File: 01045ardout.tsf Cutoff Units: Discharge in CFS -----Fraction of Time--------------Check of Cutoff Base New %Change Probability Base 0.339 0.97E-02 0.75E-02 -22.9 0.97E-02 0.339 0.420 0.65E-02 0.56E-02 -13.7 0.65E-02 0.420 0.501 0.44E-02 0.48E-02 8.9 0.44E-02 0.501 0.583 0.29E-02 0.34E-02 18.3 0.29E-02 0.583 0.664 0.19E-02 0.21E-02 11.4 0.19E-02 0.664 0.745 0.14E-02 0.16E-02 16.3 0.14E-02 0.745 0.826 0.99E-03 0.12E-02 23.0 0.99E-03 0.826 0.907 0.77E-03 0.67E-03 -12.8 0.77E-03 0.907 0.988 0.54E-03 0.33E-04 -93.9 0.54E-03 0.988 1. 07 0.33E-03 O.OOE+OO -100.0 O.33E-03 1. 07 1.15 0.20E-03 O.OOE+OO -100.0 0.20E-03 1.15 1. 23 0.13E-03 O.OOE+OO -100.0 0.13E-03 1. 23 1. 31 0.65E-04 O.OOE+OO -100.0 0.65E-04 1. 31 Maximum positive excursion = 0.058 cfs 8.1%) occurring at 0.719 cfs on the Base Data:01045apredev.tsf and at 0.778 cfs on the New Data:01045ardout.tsf Maximum negative excursion = 0.400 cfs (-28.8%) occurring at 1.39 cfs on the Base Data:01045apredev.tsf and at 0.990 cfs on the New Data:01045ardout.tsf Route Time Series through Facility Inflow Time Series File:01045adev.tsf Outflow Time Series File:01045ardout Inflow/Outflow Analysis Peak Inflow Discharge: 6.83 CFS Peak Outflow Discharge: 4.01 CFS Peak Reservoir Stage: 10.61 Ft Peak Reservoir Elev: 438.11 Ft at at Peak Reservoir Storage: 227498. Cu-Ft 5.223 Flow Frequency Analysis Time Series File:01045ardout.tsf Project Location:Landsburg Ac-Ft 7:00 on Jan 10:00 on Jan 0.973 0.980 0.987 -15.3 -20.4 -24.8 Tolerance------- New %Change 0.332 -2.2 0.354 -15.9 0.520 3.7 0.614 5.4 0.684 3.1 0.791 6.3 0.866 4.9 0.897 -1.1 0.922 -6.7 0.952 -10.9 0.973 -15.3 0.980 -20.4 0.987 -24.8 9 in Year 8 9 in Year 8 ---Annual Peak Flow Rates--- Flow Rate Rank Time of Peak (CFS) -----Flow Frequency Analysis------- - -Peaks - -Rank Return Prob 0.987 0.258 0.664 0.300 0.680 0.339 0.992 4.01 computed Peaks 3 2/09/01 20:00 8 11/05/01 3:00 5 3/01/03 7:00 7 8/26/04 6:00 4 1/05/05 15:00 6 10/28/05 2:00 2 11/24/06 8:00 1 1/09/08 10:00 (CFS) (tt) Period 4.01 10.61 1 100.00 0.992 9.98 2 25.00 0.987 9.94 3 10.00 0.680 0.664 0.339 0.300 0.258 3.00 7.35 7.25 6.08 4.77 3.52 10.35 4 5 6 7 8 5.00 3.00 2.00 1.30 1.10 50.00 Flow Duration from Time Series File:01045ardout.tsf Cutoff Count Frequency CDF Exceedence_Probability CFS % % % 0.014 0.042 30407 3833 0.070 4891 0.098 4655 0.126 0.154 0.182 0.209 0.237 0.265 0.293 0.321 0.349 0.377 0.405 0.433 0.461 0.488 0.516 0.544 0.572 0.600 0.628 0.656 0.684 0.712 0.740 0.767 0.795 0.823 0.851 0.879 0.907 0.935 0.963 0.991 4211 3618 2908 2150 1509 1016 726 617 371 29 20 20 18 15 30 29 28 34 18 34 19 7 7 6 9 9 10 8 17 15 11 14 Discharge Volume 49.587 6.251 7.976 7.591 6.867 5.900 4.742 3.506 2.461 1. 657 1.184 1. 006 0.605 0.047 0.033 0.033 0.029 0.024 0.049 0.047 0.046 0.055 0.029 0.055 0.031 0.011 0.011 0.010 0.015 0.015 0.016 0.013 0.028 0.024 0.018 0.023 49.587 55.838 63.814 71.406 78.273 84.173 88.916 92.422 94.883 96.539 97.723 98.730 99.335 99.382 99.415 99.447 99.477 99.501 99.550 99.597 99.643 99.698 99.728 99.783 99.814 99.826 99.837 99.847 99.861 99.876 99.892 99.905 99.933 99:958 99.976 99.998 Discharge Volume from Time Series 01045ardout.tsf 50.413 44.162 36.186 28.594 21.727 15.827 11.084 7.578 5.117 3.461 2.277 1. 270 0.665 0.618 0.585 0.553 0.523 0.499 0.450 0.403 0.357 0.302 0.272 0.217 0.186 0.174 0.163 0.153 0.139 0.124 0.108 0.095 0.067 0.042 0.024 0.002 0.504E+00 0.442E+00 0.362E+00 0.286E+00 0.217E+00 0.158E+00 0.111E+00 0.758E-01 0.512E-01 0.346E-01 0.228E-01 0.127E-01 0.665E-02 0.618E-02 0.585E-02 0.553E-02 0.523E-02 0.499E-02 0.450E-02 0.403E-02 0.357E-02 0.302E-02 0.272E-02 0.217E-02 0.186E-02 0.174E-02 0.163E-02 0.153E-02 0.139E-02 0.124E-02 0.108E-02 0.946E-03 0.669E-03 0.424E-03 0.245E-03 0.163E-04 0.990 0.960 0.900 0.800 0.667 0.500 0.231 0.091 0.980 between 10/01/00 00:00 and 10/30/00 23:59 320548. Cu-Ft or 7.359 Ac-Ft in Flow Frequency Analysis Time Series File:01045ardout.tsf Project Location:Landsburg 30.0 days ---Annual Peak Flow Rates--------Flow Frequency Analysis------- Flow Rate Rank Time of Peak --Peaks - -Rank Return Prob (CFS) (CFS) (ft) Period 0.987 3 2/09/01 20:00 4.01 10.61 1 100.00 0.990 0.258 8 11/05/01 3:00 0.992 9.98 2 25.00 0.960 0.664 5 3/01/03 7:00 0.987 9.94 3 10.00 0.900 0.300 7 8/26/04 6:00 0.680 7.35 4 5.00 0.800 0.680 4 1/05/05 15:00 0.664 7.25 5 3.00 0.667 0.339 6 10/28/05 2:00 0.339 6.08 6 2.00 0.500 0.992 2 11/24/06 8:00 0.300 4.77 7 1. 30 0.231 4.01 1 1/09/08 10:00 0.258 3.52 8 1.10 0.091 Computed Peaks 3.00 10.35 50.00 0.980 Duration Comparison Anaylsis Base File: 01045apredev.tsf New File: 01045ardout.tsf Cutoff Units: Discharge in CFS -----Fraction of Time--------------Check of Cutoff Base New %Change Probability Base 0.339 0.97E-02 0.75E-02 -22.9 0.97E-02 0.339 0.420 0.65E-02 0.56E-02 -13.7 0.65E-02 0.420 0.501 0.44E-02 0.48E-02 8.9 0.44E-02 0.501 0.583 0.29E-02 0.34E'-02 18.3 0.29E-02 0.583 0.664 0.19E-02 0.21E-02 11.4 0.19E-02 0.664 0.745 0.14E-02 0.16E-02 16.3 0.14E-02 0.745 0.826 0.99E-03 0.12E-02 23.0 0.99E-03 0.826 0.907 0.77E-03 0.67E-03 -12.8 0.77E-03 0.907 0.988 0.54E-03 0.33E-04 -93.9 0.54E-03 0.988 1. 07 0.33E-03 O.OOE+OO -100.0 0.33E-03 1. 07 1.15 0.20E-03 O.OOE+OO -100.0 0.20E-03 1.15 1.23 o .l3E-03 O.OOE+OO -100.0 O. l3E-03 1.23 1.31 0.65E-04 O.OOE+OO -100.0 0.65E-04 1. 31 Maximum positive excursion = 0.058 cfs ( 8.1%) 1 occurring at 0.719 cfs on the Base Data:Ol045apredev.tsf and at 0.778 cfs on the New Data:01045ardout.tsf Maximum negative excursion = 0.400 cfs (-28.8%)1 occurring at 1.39 cfs on the Base Data:Ol045apredev.tsf and at 0.990 cfs on the New Data:Ol045ardout.tsf Tolerance------- New %Change 0.332 -2.21 0.354 -15.9 0.520 3.7 0.614 5.4 0.684 3.1 0.791 6.3 0.866 4.9 0.897 -1.1 0.922 -6.7 0.952 -10.9 0.973 -15.3 0.980 -20.4 0.987 -24.8 Comparing 10 and 2 year peak flows for level 1 compliance, the 2-year and 10-year peak flows from the pond discharge are less than or equal to the pre-developed peak flows for those return periods. Flow Frequency Analysis-Basin A Predeveloped Discharge Time Series File:01045apredev.tsf Project Location:Landsburg ---Annual Peak Flow Rates--------Flow Frequency Analysis------- Flow Rate Rank Time of Peak - -Peaks - -Rank Return Prob (CFS) (CFS) Period 1.39 2 2/09/01 18:00 1.84 1 100.00 0.990 0.275 7 1105102 16:00 1.39 2 25.00 0.960 0.913 4 2/28/03 16:00 1.18 3 10.00 0.900 0.194 8 8/26/04 1:00 0.913 4 5.00 0.800 0.843 5 1105105 10:00 0.843 5 3.00 0.667 0.677 6 1118/0621:00 0.677 6 2.00 0.500 1.18 3 11124/06 5 :00 0.275 7 1.30 0.231 1.84 1 1/09/08 7:00 0.194 8 1.10 0.091 Computed Peaks 1.69 50.00 0.980 Flow Frequency Analysis-Basin A Pond Discharge Time Series File:O 1 045ardouttsf Project Location:Landsburg ---Annual Peak Flow Rates--- Flow Rate Rank Time of Peak (CFS) 0.987 0.258 0.664 0.300 0.680 0.339 0.992 4.01 3 2/09/01 20:00 8 11/05101 3:00 5 3/01103 7:00 7 8/26/04 6:00 4 1105105 15:00 6 10/28/05 2:00 2 11124/06 8:00 1 1109108 10:00 Computed Peaks 10 year peak flows 01045apredev-1.180 CFS 01045ardout-0.987 CFS 2 year peak flows 01045apredev-0.677 CFS 01045ardout-0.339 CFS Core Design, Inc. -----Flow Frequency Analysis------- - -Peaks - -Rank Return Prob (CFS) (ft) Period 4.01 10.61 1 100.00 0.990 0.992 9.98 2 25.00 0.960 0.987 9.94 3 10.00 0.900 0.680 7.35 4 5.00 0.800 0.664 7.25 5 3.00 0.667 0.339 6.08 6 2.00 0.500 0.300 4.77 7 1.30 0.231 0.258 3.52 8 1.10 0.091 3.00 10.35 50.00 0.980 Wedgewood Lane Page 10 BASIN A POND VOLUME CALCULA nONS 01045 WEDGE WOOD Stage areas measured in AutoCAD. BERM 438.5 MWS 437.5 LID 427.5 BOT 419.5 418.5 C. BASIN A WATER QUALITY VOLUME CALCULATION The water quality calculated using the King County Surface Water Design Manual (KCSWDM), 1998 Edition, pages 6-68 to 6-71. Vb = f*(0.9Ai + 0.25Atg + 0.10Atf + 0.10Ao)*(RlI2) Where, Thus, Vb = wetpool volume (cf) f = volume factor Ai = area of impervious surface (sf) Atg = area of till soil covered with grass (sf) Atf = area of till soil covered with forest (sf) Ao = area of outwash soil covered with grass or forest R = rainfall from mean annual storm (inches) (Refer to the attached precipitation graph) Vb = 3[(0.9(473,062) + 0.25(280,091))(0.041)] Vb = 60,981 cf As designed, the proposed wet pond is 8ft deep and will provide 64,794 cf of water quality volume as well as 1 ft of sediment storage. Core Design, Inc. Wedgewood Lane Page 11 D. BASIN A EMERGENCY OVERFLOW Emergency Overflow Riser The 12"-diameter FROP tee structure will allow water to be stored in the proposed ponds above the normal water surface to provide some detention storage, though this volume wasn't included in the previous calculations, since this volume is relatively insignificant compared to the volume provide by the off-site wetlands. The structure diameter was checked for adequacy per the KCSWDM Figure 5.3.4.H, Riser Inflow Curves, and the accompanying equations to verify its adequacy for conveying the developed conditions 100-year peak storm event of7.43 cfs, as calculated with the KCRTS computer program. Qweir = 9.739 DH312, Qweir = 7.43 cfs, D = 12 inches = 1.0 foot (acting as a weir) :. H = [Qweir /9.739 D]2/3 = [7.43 / (9.739*1.0)]2/3 = 0.83 feet Therefore, the overflow riser structure can convey the 100-year design storm event with 0.83 feet of head above the top of the riser. The riser has been designed to have a top elevation of 437.50 and the minimum top of berm elevation surrounding the pond is 438.50. Therefore, approximately 0.2 feet of freeboard will be provided. Emergency Overflow Spillway The width and depth of the emergency overflow spillway was designed based on the 1998 KCSWDM, Section 5.3.1.2. Where, Therefore, L = [QIOO / (3.21 H3/2)] -2.4H or 6 feet minimum QIOO = peak flow for the unmitigated 100-year runoff event (7.43cfs) H = height of water over weir (O.3ft) L = [7.43/(3.21 *0.3 312)] -2.4* 0.3 = 13.37ft L = 14 ft Core Design, Inc. Wedgewood Lane Page 12 E. BASIN B DETENTION ROUTING CALCULATION The detention routing calculation, a continuation of the hydrologic analysis, uses KCRTS to match the pre-developed outflow to the developed outflow by providing a site-specific amount of detention. Basin A includes offsite tributary from the proposed Rutledge Property as well as some frontage improvements. The following printout shows a 22,464cf pond in conjunction with the documented control structure will provide enough live storage (detention) to satisfy this requirement. As designed the detention pond is 4.5' deep and provides 24, 140cf of live storage. Core Design, Inc. Wedgewood Lane Page 13 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 0 Elevation: Storage Volume: Riser Head: Riser Diameter: Number of orifices: Orifice # 1 2 Height (ft) 0.00 2.70 Detention Pond 2.75 H:1V 1l0.00 ft 28.00 ft 3080. sq. ft 8170. sq. ft 0.188 acres 4.50 ft 418.50 ft 22464. cu. ft 0.516 ac-ft 4.50 12.00 2 Diameter (in) 0.94 l. 25 ft inches Full Head Discharge (CFS) 0.051 0.057 Top Notch Weir: None Outflow Rating Curve: None Pipe Diameter (in) 4.0 Stage Elevation Storage Discharge Percolation (ft) (ft) (cu. ft) (ac-ft) (cfs) (cfs) 0.00 418.50 O. 0.000 0.000 0.00 0.01 418.51 3l. 0.001 0.002 0.00 0.02 418.52 62. 0.001 0.003 0.00 0.03 418.53 93. 0.002 0.004 0.00 0.04 418.54 124. 0.003 0.005 0.00 0.05 418.55 155. 0.004 0.005 0.00 0.06 418.56 186. 0.004 0.006 0.00 0.07 418.57 218. 0.005 0.006 0.00 0.08 418.58 249. 0.006 0.007 0.00 0.18 418.68 567. 0.013 0.010 0.00 0.28 418.78 892. 0.020 0.013 0.00 0.38 418.88 1226. 0.028 0.015 0.00 0.48 418.98 1567. 0.036 0.017 0.00 0.58 419.08 1916. 0.044 0.018 0.00 0.68 419.18 2273. 0.052 0.020 0.00 0.78 419.28 2638. 0.061 0.021 0.00 0.88 419.38 3011. 0.069 0.022 0.00 0.98 419.48 3392. 0.078 0.024 0.00 1. 08 419.58 3782. 0.087 0.025 0.00 1.18 419.68 4179. 0.096 0.026 0.00 1. 28 419.78 4585. 0.105 0.027 0.00 1. 38 419.88 5000. 0.115 0.028 0.00 1. 48 419.98 5422. 0.124 0.029 0.00 1. 58 420.08 5854. 0.134 0.030 0.00 1. 68 420.18 6293. 0.144 0.031 0.00 1. 78 420.28 6742. 0.155 0.032 0.00 1. 88 420.38 7199. 0.165 0.033 0.00 1. 98 420.48 7665. 0.176 0.034 0.00 Surf Area (sq. ft) 3080. 3088. 3095. 3103. 3110. 3118. 3126. 3133. 3141. 3218. 3295. 3373. 3451. 3530. 3610. 3690. 3771. 3853. 3935. 4018. 4101. 4185. 4270. 4355. 4440. 4527. 4614 . 470l. 2.08 2.18 2.28 2.38 2.48 2.58 2.68 2.70 2.71 2.73 2.74 2.75 2.77 2.78 2.79 2.80 2.82 2.92 3.02 3.12 3.22 3.32 3.42 3.52 3.62 3.72 3.82 3.92 4.02 4.12 4.22 4.32 4.42 4.50 4.60 4.70 4.80 4.90 5.00 5.10 5.20 5.30 5.40 5.50 5.60 5.70 5.80 5.90 6.00 6.10 6.20 6.30 6.40 6.50 420.58 420.68 420.78 420.88 420.98 421.08 421.18 421.20 421.21 421.23 421.24 421.25 421.27 421.28 421.29 421. 30 421. 32 421.42 421.52 421.62 421.72 421.82 421.92 422.02 422.12 422.22 422.32 422.42 422.52 422.62 422.72 422.82 422.92 423.00 423.10 423.20 423.30 423.40 423.50 423.60 423.70 423.80 423.90 424.00 424.10 424.20 424.30 424.40 424.50 424.60 424.70 424.80 424.90 425.00 8139. 8622. 9115. 9616. 10126. 10646. 11174. 11281. 11335. 11442. 11496. 11550. 11658. 11712. 11766. 11821. 11930. 12480. 13041. 13610. 14189. 14778. 15376. 15984. 16601. 17228. 17865. 18513 . 19170. 19837. 20514. 21201. 21898. 22464. 23180. 23906. 24643. 25390. 26148. 26916. 27695. 28485. 29286. 30097. 30920. 31753. 32598. 33453. 34320. 35198. 36087. 36988. 37900. 38823. Hyd Inflow Outflow Peak 0.187 0.198 0.209 0.221 0.232 0.244 0.257 0.259 0.260 0.263 0.264 0.265 0.268 0.269 0.270 0.271 0.274 0.287 0.299 0.312 0.326 0.339 0.353 0.367 0.381 0.396 0.410 0.425 0.440 0.455 0.471 0.487 0.503 0.516 0.532 0.549 0.566 0.583 0.600 0.618 0.636 0.654 0.672 0.691 0.710 0.729 0.748 0.768 0.788 0.808 0.828 0.849 0.870 0.891 Target Calc Stage Elev 0.034 0.035 0.036 0.037 0.038 0.038 0.039 0.039 0.040 0.041 0.042 0.045 0.048 0.051 0.053 0.054 0.055 0.061 0.065 0.070 0.073 0.077 0.080 0.083 0.086 0.089 0.091 0.094 0.096 0.099 0.101 0.103 0.106 0.107 0.418 0.983 1.710 2.510 2.790 3.050 3.290 3.510 3.710 3.910 4.100 4.270 4.440 4.610 4.770 4.920 5.070 5.210 5.360 5.490 Storage 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 (Cu-Ft) (Ac-Ft) 4790. 4878. 4968. 5058. 5148. 5240. 5331. 5350. 5359. 5378. 5387. 5396. 5415. 5424. 5433. 5442. 5461. 5554. 5648. 5743. 5838. 5933. 6030. 6126. 6224. 6322. 6421. 6520. 6620. 6721. 6822. 6923. 7026. 7108. 7211. 7316. 7420. 7525. 7631. 7738. 7845. 7952. 8061. 8170. 8279. 8389. 8500. 8611. 8723. 8836. 8949. 9062. 9177. 9292. 1 0.78 ******* 0.71 4.65 423.15 2 0.42 ******* 0.14 4.51 423.01 3 0.51 ******* 0.11 4.50 423.00 4 0.28 ******* 0.08 3.33 421.83 5 0.25 ******* 0.07 3.27 421.77 6 0.39 ******* 0.04 2.69 421.19 7 0.46 ******* 0.03 1. 91 420.41 8 0.21 ******* 0.03 1. 49 419.99 ---------------------------------- Route Time Series through Facility Inflow Time Series File:01045bdev.tsf Outflow Time Series File:01045brdout Inflow/Outflow Analysis Peak Inflow Discharge: 0.784 CFS at Peak Outflow Discharge: 0.710 CFS at Peak Reservoir Stage: 4.65 Ft Peak Reservoir Elev: 423.15 Ft Peak Reservoir Storage: 23554. Cu-Ft 0.541 Flow Frequency Analysis Time Series File:01045brdout.tsf Project Location:Landsburg Ac-Ft 23554. 0.541 22543. 0.518 22437. 0.515 14817. 0.340 14474. 0.332 11227. 0.258 7351. 0.169 5467. 0.126 7:00 on Jan 9 in Year 8 8:00 on Jan 9 in Year 8 ---Annual Peak Flow Rates--------Flow Frequency Analysis------- Flow Rate Rank Time of Peak - -Peaks --Rank Return Prob (CFS) (CFS) (ft) Period 0.141 2 2/09/01 20:00 0.710 4.65 1 100.00 0.990 0.029 8 11/05/01 3:00 0.141 4.51 2 25.00 0.960 0.077 4 3/01/03 7:00 0.107 4.50 3 10.00 0.900 0.033 7 8/26/04 7:00 0.077 3.33 4 5.00 0.800 0.075 5 1/05/05 16:00 0.075 3.27 5 3.00 0.667 0.039 6 10/28/05 3:00 0.039 2.69 6 2.00 0.500 0.107 3 11/24/06 9:00 0.033 1.91 7 1. 30 0.231 0.710 1 1/09/08 8:00 0.029 1. 49 8 1.10 0.091 Computed Peaks 0.520 4.62 50.00 0.980 Flow Duration from Time Series File:01045brdout.tsf Cutoff Count Frequency CDF Exceedence_Probability CFS % % % 0.002 31579 51.499 51. 499 48.501 0.485E+00 0.006 5843 9.529 61. 027 38.973 0.390E+00 0.010 5499 8.968 69.995 30.005 0.300E+00 0.014 4676 7.626 77.621 22.379 0.224E+00 0.018 4718 7.694 85.315 14.685 0.147E+00 0.022 3347 5.458 90.773 9.227 0.923E-01 0.026 1762 2.873 93.646 6.354 0.635E-01 0.030 1481 2.415 96.062 3.938 0.394E-01 0.034 811 1. 323 97.384 2.616 0.262E-01 0.038 761 1.241 98.625 1. 375 0.137E-01 0.042 376 0.613 99.238 0.762 0.762E-02 0.046 22 0.036 99.274 0.726 0.726E-02 0.049 13 0.021 99.296 0.705 0.705E-02 0.053 11 0.018 99.313 0.687 0.687E-02 0.057 47 0.077 99.390 0.610 0.610E-02 0.061 61 0.099 99.490 0.510 0.510E-02 0.065 48 0.078 99.568 0.432 0.432E-02 0.069 37 0.060 99.628 0.372 0.372E-02 0.073 54 0.088 99.716 0.284 0.284E-02 0.077 36 0.059 99.775 0.225 0.225E-02 0.081 14 0.023 99.798 0.202 0.202E-02 0.085 13 0.021 99.819 0.181 0.181E-02 0.089 12 0.020 99.839 0.161 0.161E-02 0.093 14 0.023 99.861 0.139 0.139E-02 0.097 16 0.026 99.887 0.113 o .113E-02 0.101 16 0.026 99.914 0.086 0.864E-03 0.105 29 0.047 99.961 0.039 0.391E-03 0.109 21 0.034 99.995 0.005 0.489E-04 0.113 1 0.002 99.997 0.003 0.326E-04 0.117 0 0.000 99.997 0.003 0.326E-04 0.120 0 0.000 99.997 0.003 0.326E-04 0.124 0 0.000 99.997 0.003 0.326E-04 0.128 0 0.000 99.997 0.003 0.326E-04 0.132 1 0.002 99.998 0.002 0.163E-04 0.136 0 0.000 99.998 0.002 0.163E-04 0.140 0 0.000 99.998 0.002 0.163E-04 Duration Comparison Anaylsis Base File: 01045bpredev.tsf New File: 01045brdout.tsf Cutoff Units: Discharge in CFS -----Fraction of Time--------------Check of Cutoff Base New %Change Probability Base 0.042 0.93E-02 0.75E-02 -20.0 I 0.93E-02 0.042 0.052 0.63E-02 0.69E-02 10.7 0.63E-02 0.052 0.062 0.42E-02 0.49E-02 18.0 0.42E-02 0.062 0.072 0.27E-02 0.30E-02 9.5 0.27E-02 0.072 0.082 0.18E-02 0.20E-02 9.9 0.18E-02 0.082 0.092 0.13E-02 0.14E-02 8.6 0.13E-02 0.092 0.102 0.96E-03 0.65E-03 -32.2 0.96E-03 0.102 0.112 0.72E-03 0.33E-04 -95.5 0.72E-03 0.112 0.122 0.52E-03 0.33E-04 -93.8 0.52E-03 0.122 0.132 0.33E-03 0.16E-04 -95.0 0.33E-03 0.132 0.142 0.18E-03 O.OOE+OO -100.0 0.18E-03 0.142 0.152 o .11E-03 O.OOE+OO -100.0 o .11E-03 0.152 0.162 0.65E-04 O.OOE+OO -100.0 0.65E-04 0.162 Maximum positive excursion = 0.005 cfs 8.7%) ( occurring at 0.053 cfs on the Base Data:01045bpredev.tsf and at 0.058 cfs on the New Data:01045brdout.tsf Maximum negative excursion = 0.055 cfs (-34.1%) occurring at 0.163 cfs on the Base Data:01045bpredev.tsf and at 0.107 cfs on the New Data:01045brdout.tsf Route Time Series through Facility Inflow Time Series File:01045bdev.tsf Outflow Time Series File:01045brdout Tolerance------- New %Change 0.039 -8.1( 0.056 7.6 0.066 6.7 0.074 1.9 0.085 3.4 0.094 2.2 0.099 -2.8 0.102 -9.3 0.103 -15.7 0.105 -20.3 0.107 -25.1 0.107 -29.8 0.107 -34.0 Inflow/Outflow Analysis Peak Inflow Discharge: 0.784 CFS at 7:00 on Jan 9 in Year 8 Peak Outflow Discharge: Peak Reservoir Stage: 0.710 CFS at 8:00 on Jan 9 in Year 8 4.65 Ft Peak Reservoir Elev: 423.15 Ft Peak Reservoir Storage: 23554. Cu-Ft 0.541 Ac-Ft Flow Frequency Analysis Time Series File:01045brdout.tsf Project Location:Landsburg ---Annual Peak Flow Rates--- Flow Rate Rank Time of Peak (CFS) -----Flow Frequency Analysis------- 0.141 0.029 0.077 0.033 0.075 0.039 0.107 0.710 computed Peaks 2 8 4 7 5 6 3 1 2/09/01 11/05/01 3/01/03 8/26/04 1/05/05 10/28/05 11/24/06 1/09/08 20:00 3:00 7:00 7:00 16:00 3:00 9:00 8:00 - -Peaks - -Rank Return Prob (CFS) (ft) Period 0.710 4.65 1 100.00 0.990 0.141 4.51 2 25.00 0.960 0.107 0.077 0.075 0.039 0.033 0.029 0.520 4.50 3.33 3.27 2.69 1. 91 1. 49 4.62 3 4 5 6 7 8 10.00 5.00 3.00 2.00 1. 30 1.10 50.00 0.900 0.800 0.667 0.500 0.231 0.091 0.980 Flow Duration from Time Series File:01045brdout.tsf Cutoff Count Frequency CDF Exceedence_Probability CFS % % % 0.002 0.006 0.010 0.014 0.018 0.022 0.026 0.030 0.034 0.038 0.042 0.046 0.049 0.053 0.057 0.061 0.065 0.069 0.073 0.077 0.081 0.085 0.089 0.093 0.097 0.101 0.105 0.109 0.113 0.117 0.120 31579 5843 5499 4676 4718 3347 1762 1481 811 761 376 22 13 11 47 61 48 37 54 36 14 13 12 14 16 16 29 21 1 o o 51.499 9.529 8.968 7.626 7.694 5.458 2.873 2.415 1.323 1. 241 0.613 0.036 0.021 0.018 0.077 0.099 0.078 0.060 0.088 0.059 0.023 0.021 0.020 0.023 0.026 0.026 0.047 0.034 0.002 0.000 0.000 51.499 61. 027 69.995 77.621 85.315 90.773 93.646 96.062 97.384 98.625 99.238 99.274 99.296 99.313 99.390 99.490 99.568 99.628 99.716 99.775 99.798 99.819 99.839 99.861 99.887 99.914 99.961 99.995 99.997 99.997 99.997 48.501 38.973 30.005 22.379 14.685 9.227 6.354 3.938 2.616 1.375 0.762 0.726 0.705 0.687 0.610 0.510 0.432 0.372 0.284 0.225 0.202 0.181 0.161 0.139 0.113 0.086 0.039 0.005 0.003 0.003 0.003 0.485E+00 0.390E+00 0.300E+00 0.224E+00 0.147E+00 0.923E-01 0.635E-01 0.394E-01 0.262E-01 0.137E-01 0.762E-02 0.726E-02 0.705E-02 0.687E-02 0.610E-02 0.510E-02 0.432E-02 0.372E-02 0.284E-02 0.225E-02 0.202E-02 0.181E-02 0.161E-02 0.139E-02 o .113E-02 0.864E-03 0.391E-03 0.489E-04 0.326E-04 0.326E-04 0.326E-04 0.124 0 0.000 99.997 0.003 0.326E-04 0.128 0 0.000 99.997 0.003 0.326E-04 0.132 1 0.002 99.998 0.002 0.163E-04 0.136 0 0.000 99.998 0.002 0.163E-04 0.140 0 0.000 99.998 0.002 0.163E-04 Flow Frequency Analysis Time Series File:01045brdout.tsf Project Location: Landsburg ---Annual Peak Flow Rates--------Flow Frequency Analysis------- Flow Rate Rank Time of Peak - -Peaks - - (CFS) (CFS) 0.141 2 2/09/01 20:00 0.710 0.029 8 11/05/01 3:00 0.141 0.077 4 3/01/03 7:00 0.107 0.033 7 8/26/04 7:00 0.077 0.075 5 1/05/05 16:00 0.075 0.039 6 10/28/05 3:00 0.039 0.107 3 11/24/06 9:00 0.033 0.710 1 1/09/08 8:00 0.029 Computed Peaks 0.520 Route Time Series through Facility Inflow Time Series File:01045bdev.tsf Outflow Time Series File:01045brdout Inflow/Outflow Analysis Peak Inflow Discharge: 0.784 Peak Outflow Discharge: 0.710 Peak Reservoir Stage: 4.65 Peak Reservoir Elev: 423.15 Peak Reservoir Storage: 23554. 0.541 Flow Frequency Analysis Time Series File:01045brdout.tsf Project Location:Landsburg CFS at CFS at Ft Ft Cu-Ft Ac-Ft (ft) 4.65 4.51 4.50 3.33 3.27 2.69 1. 91 1.49 4.62 7:00 8:00 Rank Return Prob Period 1 100.00 0.990 2 25.00 0.960 3 10.00 0.900 4 5.00 0.800 5 3.00 0.667 6 2.00 0.500 7 1. 30 0.231 8 1.10 0.091 50.00 0.980 on Jan 9 in Year 8 on Jan 9 in Year 8 ---Annual Peak Flow Rates--------Flow Frequency Analysis------- Flow Rate Rank Time of Peak --Peaks - -Rank Return (CFS) (CFS) (ft) Period 0.141 2 2/09/01 20:00 0.710 4.65 1 100.00 0.029 8 11/05/01 3:00 0.141 4.51 2 25.00 0.077 4 3/01/03 7:00 0.107 4.50 3 10.00 0.033 7 8/26/04 7:00 0.077 3.33 4 5.00 0.075 5 1/05/05 16:00 0.075 3.27 5 3.00 0.039 6 10/28/05 3:00 0.039 2.69 6 2.00 0.107 3 11/24/06 9:00 0.033 1. 91 7 1. 30 0.710 1 1/09/08 8:00 0.029 1.49 8 1.10 Computed Peaks 0.520 4.62 50.00 Flow Duration from Time Series File:01045brdout.tsf Cutoff Count Frequency CDF Exceedence_Probability CFS % % % 0.002 0.006 31579 5843 51.499 9.529 51.499 61.027 48.501 38.973 0.485E+00 0.390E+00 Prob 0.990 0.960 0.900 0.800 0.667 0.500 0.231 0.091 0.980 0.010 5499 8.968 69.995 30.005 0.300E+00 0.014 4676 7.626 77.621 22.379 0.224E+00 0.018 4718 7.694 85.315 14.685 0.147E+00 0.022 3347 5.458 90.773 9.227 0.923E-01 0.026 1762 2.873 93.646 6.354 0.635E-01 0.030 1481 2.415 96.062 3.938 0.394E-01 0.034 811 1.323 97.384 2.616 0.262E-01 0.038 761 1.241 98.625 1.375 0.137E-01 0.042 376 0.613 99.238 0.762 0.762E-02 0.046 22 0.036 99.274 0.726 0.726E-02 0.049 13 0.021 99.296 0.705 0.705E-02 0.053 11 0.018 99.313 0.687 0.687E-02 0.057 47 0.077 99.390 0.610 0.610E-02 0.061 61 0.099 99.490 0.510 0.510E-02 0.065 48 0.078 99.568 0.432 0.432E-02 0.069 37 0.060 99.628 0.372 0.372E-02 0.073 54 0.088 99.716 0.284 0.284E-02 0.077 36 0.059 99.775 0.225 0.225E-02 0.081 14 0.023 99.798 0.202 0.202E-02 0.085 13 0.021 99.819 0.181 0.1B1E-02 0.089 12 0.020 99.839 0.161 0.161E-02 0.093 14 0.023 99.861 0.139 0.139E-02 0.097 16 0.026 99.887 0.113 o .113E-02 0.101 16 0.026 99.914 0.086 0.864E-03 0.105 29 0.047 99.961 0.039 0.391E-03 0.109 21 0.034 99.995 0.005 0.489E-04 0.113 1 0.002 99.997 0.003 0.326E-04 o .ll7 0 0.000 99.997 0.003 0.326E-04 0.120 0 0.000 99.997 0.003 0.326E-04 0.124 0 0.000 99.997 0.003 0.326E-04 0.128 0 0.000 99.997 0.003 0.326E-04 0.132 1 0.002 99.998 0.002 0.163E-04 0.136 0 0.000 99.998 0.002 0.163E-04 0.140 0 0.000 99.998 0.002 0.163E-04 ---------------------------------- Route Time Series through Facility Inflow Time Series File:01045bdev.tsf Outflow Time Series File:01045brdout Inflow/Outflow Analysis Peak Inflow Discharge: 0.784 Peak Outflow Discharge: 0.710 Peak Reservoir Stage: 4.65 Peak Reservoir Elev: 423.15 Peak Reservoir Storage: 23554. 0.541 Flow Frequency Analysis Time Series File:01045brdout.tsf Project Location:Landsburg CFS at 7:00 on Jan 9 in Year 8 CFS at 8:00 on Jan 9 in Year 8 Ft Ft Cu-Ft Ac-Ft ---Annual Peak Flow Rates--------Flow Frequency Analysis------- Flow Rate Rank Time of Peak - -Peaks - -Rank Return Prob (CFS) (CFS) (ft) Period 0.141 2 2/09/01 20:00 0.710 4.65 1 100.00 0.990 0.029 8 11/05/01 3:00 0.141 4.51 2 25.00 0.960 0.077 4 3/01/03 7:00 0.033 7 8/26/04 7:00 0.075 5 1/05/05 16:00 0.039 6 10/28/05 3:00 0.107 3 11/24/06 9:00 0.710 1 1/09/08 8:00 Computed Peaks 0.107 0.077 0.075 0.039 0.033 0.029 0.520 4.50 3.33 3.27 2.69 1. 91 1. 49 4.62 Flow Duration from Time Series File:01045brdout.tsf 3 4 5 6 7 8 10.00 5.00 3.00 2.00 1. 30 1.10 50.00 Cutoff Count Frequency CDF Exceedence_Probability CFS % % % 0.002 0.006 0.010 0.014 0.018 0.022 0.026 0.030 0.034 0.038 0.042 0.046 0.049 0.053 0.057 0.061 0.065 0.069 0.073 0.077 0.081 0.085 0.089 0.093 0.097 0.101 0.105 0.109 0.113 0.117 0.120 0.124 0.128 0.132 0.136 0.140 31579 5843 5499 4676 4718 3347 1762 1481 811 761 376 22 13 11 47 61 48 37 54 36 14 13 12 14 16 16 29 21 1 o o o o 1 o o 51. 499 9.529 8.968 7.626 7.694 5.458 2.873 2.415 1.323 1.241 0.613 0.036 0.021 0.018 0.077 0.099 0.078 0.060 0.088 0.059 0.023 0.021 0.020 0.023 0.026 0.026 0.047 0.034 0.002 0.000 0.000 0.000 0.000 0.002 0.000 0.000 51.499 61.027 69.995 77.621 85.315 90.773 93.646 96.062 97.384 98.625 99.238 99.274 99.296 99.313 99.390 99.490 99.568 99.628 99.716 99.775 99.798 99.819 99.839 99.861 99.887 99.914 99.961 99.995 99.997 99.997 99.997 99.997 99.997 99.998 99.998 99.998 Duration Comparison Anaylsis Base File: 01045bpredev.tsf New File: 01045brdout.tsf Cutoff Units: Discharge in CFS 48.501 38.973 30.005 22.379 14.685 9.227 6.354 3.938 2.616 1. 375 0.762 0.726 0.705 0.687 0.610 0.510 0.432 0.372 0.284 0.225 0.202 0.181 0.161 0.139 0.113 0.086 0.039 0.005 0.003 0.003 0.003 0.003 0.003 0.002 0.002 0.002 0.485E+00 0.390E+00 0.300E+00 0.224E+00 0.147E+00 0.923E-01 0.635E-01 0.394E-01 0.262E-01 0.137E-01 0.762E-02 0.726E-02 0.705E-02 0.687E-02 0.610E-02 0.510E-02 0.432E-02 0.372E-02 0.284E-02 0.225E-02 0.202E-02 0.181E-02 0.161E-02 0.139E-02 0.113E-02 0.864E-03 0.391E-03 0.489E-04 0.326E-04 0.326E-04 0.326E-04 0.326E-04 0.326E-04 0.163E-04 0.163E-04 0.163E-04 0.900 0.800 0.667 0.500 0.231 0.091 0.980 Cutoff 0.042 0.052 0.062 -----Fraction of Time--------------Check of Tolerance------- Base New %Change Probability Base New %Change 0.93E-02 0.75E-02 -20.0 I 0.93E-02 0.042 0.039 -8.1 0.63E-02 0.69E-02 10.7 I 0.63E-02 0.052 0.056 7.6 0.42E-02 0.49E-02 18.0 I 0.42E-02 0.062 0.066 6.7 0.072 0.27E-02 0.30E-02 9.5 0.27E-02 0.072 0.082 0.18E-02 0.20E-02 9.9 0.18E-02 0.082 0.092 0.13E-02 0.14E-02 8.6 0.13E-02 0.092 0.102 0.96E-03 0.65E-03 -32.2 0.96E-03 0.102 0.112 0.72E-03 0.33E-04 -95.5 0.72E-03 0.112 0.122 0.52E-03 0.33E-04 -93.8 0.52E-03 0.122 0.132 0.33E-03 0.16E-04 -95.0 0.33E-03 0.132 0.142 0.18E-03 O.OOE+OO -100.0 0.18E-03 0.142 0.152 0.11E-03 O.OOE+OO -100.0 0.11E-03 0.152 0.162 0.65E-04 O.OOE+OO -100.0 0.65E-04 0.162 Maximum positive excursion = 0.005 cfs ( 8.7%) occurring at 0.053 cfs on the Base Data: 01045bpredev. tsf and at 0.058 cfs on the New Data:01045brdout.tsf Maximum negative excursion = 0.055 cfs (-34.1%) occurring at 0.163 cfs on the Base Data: 01045bpredev. tsf and at 0.107 cfs on the New Data:01045brdout.tsf Duration Comparison Anaylsis Base File: 01045bpredev.tsf New File: 01045brdout.tsf Cutoff Units: Discharge in CFS -----Fraction of Time--------------Check of Cutoff Base New %Change Probability Base 0.042 0.93E-02 0.75E-02 -20.0 I 0.93E-02 0.042 0.052 0.63E-02 0.69E-02 10.7 I 0.63E-02 0.052 0.062 0.42E-02 0.49E-02 18.0 I 0.42E-02 0.062 0.072 0.27E-02 0.30E-02 9.5 I 0.27E-02 0.072 0.082 0.18E-02 0.20E-02 9.9 I 0.18E-02 0.082 0.092 0.13E-02 0.14E-02 8.6 I 0.13E-02 0.092 0.102 0.96E-03 0.65E-03 -32.2 I 0.96E-03 0.102 0.112 0.72E-03 0.33E-04 -95.5 I 0.72E-03 0.112 0.122 0.52E-03 0.33E-04 -93.8 I 0.52E-03 0.122 0.132 0.33E-03 0.16E-04 -95.0 I 0.33E-03 0.132 0.142 0.18E-03 O.OOE+OO -100.0 I 0.18E-03 0.142 0.152 0.11E-03 O.OOE+OO -100.0 I 0.11E-03 0.152 0.162 0.65E-04 O.OOE+OO -100.0 I 0.65E-04 0.162 Maximum positive excursion = 0.005 cfs ( 8.7%) occurring at 0.053 cfs on the Base Data:01045bpredev.tsf and at 0.058 cfs on the New Data:01045brdout.tsf Maximum negative excursion = 0.055 cfs (-34.1%) occurring at 0.163 cfs on the Base Data:01045bpredev.tsf and at 0.107 cfs on the New Data:01045brdout.tsf Route Time Series through Facility Inflow Time Series File:01045bdev.tsf Outflow Time Series File:01045brdout Inflow/Outflow Analysis Peak Inflow Discharge: 0.784 CFS Peak Outflow Discharge: 0.710 CFS Peak Reservoir Stage: 4.65 Ft Peak Reservoir Elev: 423.15 Ft at 7:00 on Jan at 8:00 on Jan 0.074 1.9 0.085 3.4 0.094 2.2 0.099 -2.8 0.102 -9.3 0.103 -15.7 0.105 -20.3 0.107 -25.1 0.107 -29.8 0.107 -34.0 Tolerance------- New %Change 0.039 -8.1 0.056 7.6 0.066 6.7 0.074 1.9 0.085 3.4 0.094 2.2 0.099 -2.8 0.102 -9.3 0.103 -15.7 0.105 -20.3 0.107 -25.1 0.107 -29.8 0.107 -34.0 9 in Year 8 9 in Year 8 Peak Reservoir Storage: 23554. Cu-Ft 0.541 Ac-Ft Flow Frequency Analysis Time Series File:01045brdout.tsf Project Location:Landsburg ---Annual Peak Flow Rates--- Flow Rate Rank Time of Peak (CFS) 0.141 0.029 0.077 0.033 0.075 0.039 0.107 0.710 computed Peaks 2 2/09/01 20:00 8 11/05/01 3:00 4 3/01/03 7:00 7 8/26/04 7:00 5 1/05/05 16:00 6 10/28/05 3:00 3 11/24/06 9:00 1 1/09/08 8:00 -----Flow Frequency Analysis------- - -Peaks - -Rank Return Prob (CFS) (ft) Period 0.710 4.65 1 100.00 0.990 0.141 4.51 2 25.00 0.960 0.107 0.077 0.075 0.039 0.033 0.029 0.520 4.50 3.33 3.27 2.69 1. 91 1.49 4.62 3 4 5 6 7 8 10.00 5.00 3.00 2.00 1. 30 1.10 50.00 0.900 0.800 0.667 0.500 0.231 0.091 0.980 Flow Duration from Time Series File:01045brdout.tsf Cutoff Count Frequency CDF Exceedence_Probability CFS % % % 0.002 0.006 0.010 0.014 0.018 0.022 0.026 0.030 0.034 0.038 0.042 0.046 0.049 0.053 0.057 0.061 0.065 0.069 0.073 0.077 0.081 0.085 0.089 0.093 0.097 0.101 0.105 0.109 0.113 0.117 0.120 0.124 0.128 0.132 31579 5843 5499 4676 4718 3347 1762 1481 811 761 376 22 13 11 47 61 48 37 54 36 14 13 12 14 16 16 29 21 1 o o o o 1 51.499 9.529 8.968 7.626 7.694 5.458 2.873 2.415 1.323 1.241 0.613 0.036 0.021 0.018 0.077 0.099 0.078 0.060 0.088 0.059 0.023 0.021 0.020 0.023 0.026 0.026 0.047 0.034 0.002 0.000 0.000 0.000 0.000 0.002 51.499 61.027 69.995 77.621 85.315 90.773 93.646 96.062 97.384 98.625 99.238 99.274 99.296 99.313 99.390 99.490 99.568 99.628 99.716 99.775 99.798 99.819 99.839 99.861 99.887 99.914 99.961 99.995 99.997 99.997 99.997 99.997 99.997 99.998 48.501 38.973 30.005 22.379 14.685 9.227 6.354 3.938 2.616 1.375 0.762 0.726 0.705 0.687 0.610 0.510 0.432 0.372 0.284 0.225 0.202 0.181 0.161 0.139 0.113 0.086 0.039 0.005 0.003 0.003 0.003 0.003 0.003 0.002 0.485E+00 0.390E+00 0.300E+00 0.224E+00 0.147E+00 0.923E-01 0.635E-01 0.394E-01 0.262E-01 0.137E-01 0.762E-02 0.726E-02 0.705E-02 0.687E-02 0.610E-02 0.510E-02 0.432E-02 0.372E-02 0.284E-02 0.225E-02 0.202E-02 0.181E-02 0.161E-02 o .139E-02 o .113E-02 0.864E-03 0.391E-03 0.489E-04 0.326E-04 0.326E-04 0.326E-04 0.326E-04 0.326E-04 0.163E-04 0.136 0 0.000 99.998 0.002 0.163E-04 0.140 0 0.000 99.998 0.002 0.163E-04 Flow Frequency Analysis Time Series File:01045brdout.tsf Project Location: Landsburg ---Annual Peak Flow Rates--------Flow Frequency Analysis------- Flow Rate Rank Time of Peak --Peaks --Rank Return Prob (CFS) (CFS) (ft) Period 0.141 2 2/09/01 20:00 0.710 4.65 1 100.00 0.990 0.029 8 11/05/01 3:00 0.141 4.51 2 25.00 0.960 0.077 4 3/01/03 7:00 0.107 4.50 3 10.00 0.900 0.033 7 8/26/04 7:00 0.077 3.33 4 5.00 0.800 0.075 5 1/05/05 16:00 0.075 3.27 5 3.00 0.667 0.039 6 10/28/05 3:00 0.039 2.69 6 2.00 0.500 0.107 3 11/24/06 9:00 0.033 1. 91 7 1. 30 0.231 0.710 1 1/09/08 8:00 0.029 1.49 8 1.10 0.091 Computed Peaks 0.520 4.62 50.00 0.980 Duration Comparison Anaylsis Base File: 01045bpredev.tsf New File: 01045brdout.tsf Cutoff Units: Discharge in CFS -----Fraction of Time--------------Check of Cutoff Base New %Change Probability Base 0.042 0.93E-02 0.75E-02 -20.0 0.93E-02 0.042 0.052 0.63E-02 0.69E-02 10.7 0.63E-02 0.052 0.062 0.42E-02 0.49E-02 18.0 0.42E-02 0.062 0.072 0.27E-02 0.30E-02 9.5 0.27E-02 0.072 0.082 0.18E-02 0.20E-02 9.9 0.18E-02 0.082 0.092 0.13E-02 0.14E-02 8.6 0.13E-02 0.092 0.102 0.96E-03 0.65E-03 -32.2 0.96E-03 0.102 0.112 0.72E-03 0.33E-04 -95.5 0.72E-03 0.112 0.122 0.52E-03 0.33E-04 -93.8 0.52E-03 0.122 0.132 0.33E-03 0.16E-04 -95.0 0.33E-03 0.132 0.142 0.18E-03 O.OOE+OO -100.0 0.18E-03 0.142 0.152 0.11E-03 O.OOE+OO -100.0 0.11E-03 0.152 0.162 0.65E-04 O.OOE+OO -100.0 0.65E-04 0.162 Maximum positive excursion = 0.005 cfs ( S.7%),[ occurring at 0.053 cfs on the Base Data:01045bpredev.tsf and at 0.058 cfs on the New Data:01045brdout.tsf Maximum negative excursion 0.055 cfs (-34.1%),[ occurring at 0.163 cfs on the Base Data:01045bpredev.tsf and at 0.107 cfs on the New Data:01045brdout.tsf Tolerance------- New %Change 0.039 -8.1,[ 0.056 7.6 0.066 6.7 0.074 1.9 0.085 3.4 0.094 2.2 0.099 -2.8 0.102 -9.3 0.103 -15.7 0.105 -20.3 0.107 -25.1 0.107 -29.8 0.107 -34.0 Comparing 10 and 2 year peak flows for level 1 compliance, the 2-year and 10-year peak flows from the pond discharge are less than or equal to the pre-developed peak flows for those return periods. Flow Frequency Analysis-Basin B Predeveloped Discharge Time Series File: 01045bpredev.tsf Project Location: Landsburg ---Annual Peak Flow Rates--------Flow Frequency Analysis------- Flow Rate Rank Time of Peak - -Peaks - -Rank Return Prob (CFS) (CFS) Period 0.172 2 2/09/01 18:00 0.216 1 100.00 0.990 0.034 7 1105102 16:00 0.172 2 25.00 0.960 0.113 4 2/28/03 16:00 0.143 3 10.00 0.900 0.022 8 3/03/04 2:00 0.113 4 5.00 0.800 0.103 5 1105105 10:00 0.103 5 3.00 0.667 0.083 6 1118/06 21 :00 0.083 6 2.00 0.500 0.143 3 11124/06 5:00 0.034 7 1.30 0.231 0.216 1 1/09/08 7:00 0.022 8 1.10 0.091 Computed Peaks 0.201 50.00 0.980 Flow Frequency Analysis-Basin B Pond Discharge Time Series File: 01045brdout.tsf Project Location: Landsburg ---Annual Peak Flow Rates--- Flow Rate Rank Time of Peak (CFS) 0.141 0.029 0.077 0.033 0.075 0.039 0.107 0.710 2 2/09/01 20:00 8 11/05101 3:00 4 3/01103 7:00 7 8/26/04 7:00 5 1105105 16:00 6 10/28/05 3 :00 3 11/24/06 9:00 1 1109108 8:00 Computed Peaks 10 year peak flows 01045bpredev-0.143 CFS 01045brdout-0.l07 CFS 2 year peak flows 01045bpredev-0.083 CFS 01045brdout-0.039 CFS Core Design, Inc. -----Flow Frequency Analysis------- - -Peaks - -Rank Return Prob (CFS) Period 0.710 1 100.00 0.990 0.141 2 25.00 0.960 0.107 3 10.00 0.900 0.077 4 5.00 0.800 0.075 5 3.00 0.667 0.039 6 2.00 0.500 0.033 7 1.30 0.231 0.029 8 1.10 0.091 0.520 50.00 0.980 Wedgewood Lane Page 14 BASINBPOND VOLUME CALCULATIONS 01045 WEDGE WOOD Stage areas measured in Caddo BERM 424.5 MWS ~23.2 LID 419.2 BOT 415.2 414.2 F. BASIN B WATER QUALITY VOLUME CALCULATION The water quality calculated using the King County Surface Water Design Manual (KCSWDM), 1998 Edition, pages 6-68 to 6-71. Vb = f"(0.9Ai + 0.25Atg + O.IOAtf + 0.10~)*(Rl12) Where, Thus, Vb = wetpool volume (cf) f = volume factor Ai = area of impervious surface (sf) Atg = area of till soil covered with grass (sf) Atf = area of till soil covered with forest (sf) ~ = area of outwash soil covered with grass or forest R = rainfall from mean annual storm (inches) (Refer to the attached precipitation graph) Vb = 3[(0.9(43,124) + 0.25(49,658))(0.041)] Vb = 6,301cf As designed, the proposed wet pond is 4ft deep and will provide 8,517 cf of water quality volume as well as 1 ft of sediment storage. Core Design, Inc. Wedgewood Lane Page 15 G. BASIN B EMERGENCY OVERFLOW Emergency Overflow Riser The 12" -diameter FROP tee structure will allow water to be stored in the proposed ponds above the normal water surface to provide some detention storage, though this volume wasn't included in the previous calculations, since this volume is relatively insignificant compared to the volume provide by the off-site wetlands. The structure diameter was checked for adequacy per the KCSWDM Figure 5.3.4.H, Riser Inflow Curves, and the accompanying equations to verify its adequacy for conveying the developed conditions 100-year peak storm event of 0.78 cfs, as calculated with the KCRTS computer program. Qweir = 9.739 DH3/2 , Qweir = 7.43 cfs, D = 12 inches = 1.0 foot (acting as a weir) :. H = [Qweir /9.739 D]2/3 = [0.78 / (9.739*1.0)]2/3 = 0.19 feet Therefore, the overflow riser structure can convey the 100-year design storm event with 0.19 feet of head above the top of the riser. The riser has been designed to have a top elevation of 423.00 and the minimum top of berm elevation surrounding the pond is 424.50. Therefore, approximately 1.3 feet of freeboard will be provided. Emergency Overflow Spillway The width and depth of the emergency overflow spillway was designed based on the 1998 KCSWDM, Section 5.3.1.2. Where, Therefore, 312)] L = [QlOO / (3.21H -2.4H or 6 feet minimum QlOO = peak flow for the unmitigated 100-year runoff event (0.78cfs) H = height of water over weir (O.3ft) L = [0.78/(3.21 *0.3312)] -2.4* 0.3 = 4.65ft L=5ft Core Design, Inc. Wedgewood Lane Page 16 V. CONVEYANCE SYSTEM ANALYSIS AND DESIGN Conveyance calculations will be provided following the City of Renton's initial review. Core Design, Inc. Wedgewood Lane Page 17 VIII. ESC ANALYSIS AND DESIGN A. BASIN A The drainage analysis for the pond was modeled using the King County Runoff Time Series software. The temporary sediment trap needs to have a mInImUm surface area based on the following equation (per KCSWDM, 1998 edition, pages D-28 to D-31): SA=FS(QlONs) FS (Factor of Safety) = 2 (recommended value) QIO (Dev 10-yr flow)= 4.70cfs V s=O. 00096 ftl s (recommended value) SA = 9,792 sf As designed, the temporary sediment trap will provide a surface area of20,595sf at a surface elevation of 432. Core Design, Inc. Wedgewood Lane Page 18 DEWATERING ORIFICE CALCULATION The size of the dewatering orifice was designed based on the 1998 KCSWDM, Section D.4.5. Where, Therefore, Ao = [As(2h) 0.5] \ [(0.6)(3600)Tgo.5] Ao = orifice area (SF) As = pond surface area (SF) = 20,400 h = head of water above orifice (height of riser in feet) = 4.5 ft. T = dewatering time (24 hours) g = acceleration of gravity (32.2 feet/second2) Ao = [(20,400)(2)(4.5) 0.5] \ [(0.6)(3600)(24)(32.2)°·5] Ao =O.29sf Orifice diameter, D = 13.54 --.1Ao = (13.54) --.1(0.29) D = 7.29 in Core Design, Inc. Wedgewood Lane Page 19 B. BASIN B The drainage analysis for the pond was modeled using the King County Runoff Time Series software. The temporary sediment trap needs to have a mlllimum surface area based on the following equation (per KCSWDM, 1998 edition, pages D-28 to D-31): SA=FS(QlONs) FS (Factor of Safety) = 2 (recommended value) QlO (Dev 10-yr flow)= 0.46cfs V s=0.00096ftls (recommended value) SA = 958sf As designed, the temporary sediment trap will provide a surface area of 5040 sf at a surface elevation of 421. Core Design, Inc. Wedgewood Lane Page 20 DEWATERING ORIFICE CALCULATION The size of the dewatering orifice was designed based on the 1998 KCSWDM, Section DA.5. Where, Therefore, Ao = [As(2h) 0.5] \ [(0.6)(3600)Tg°.5] Ao = orifice area (SF) As = pond surface area (SF) = 5,040sf h = head of water above orifice (height of riser in feet) = 2.5ft T = dewatering time (24 hours) g = acceleration of gravity (32.2 feet/second2) Ao = [(5040)(2)(2.5) 0.5] \ [(0.6)(3600)(24)(32.2)°·5] Ao =0.05sf Orifice diameter, D = 13.54 -.JAo = (13.54) -.J(0.05) D = 3.03 in. Core Design, Inc. Wedgewood Lane Page 21 I FIGURE 3.2.1.D 100-YEAR 24-HOUR ISOPLUVIALS WESTERN KING COUNTY 100-Year 24-Hour Precipitation in Inches 1998 Surface Water Design Manual o 2 ! =-' 4 Miles I 3-17 3.2.1 RATIONALMETHOD 9/1/98 SECTION 3.2 RUNOFF COMPUI'ATION AND ANALYSIS MEIHODS FIGURE 3.2.1.A 2-YEAR 24-HOUR ISOPLUVIALS WESTERN KING COUNTY 2-Year 24-Hour Precipitation in Inches 9/1198 0 I N ... 2 4 Miles I I 3-14 ----3.5 1998 Surface Water Design Manual 3.2.2 KCRTSIRUNOFF FILES METHOD -GENERATING TIME SERIES SCS Soil Type SCS KCRTS Soil Notes Hydrologic Group Soil Group * Alde/Wood (AgB, AgC, AgO) C Till Arents, Alde/Wood Material (AmB, AmC) C Till Arents, Everett Material (An) B Outwash 1 Beausite (BeC, BeD, BeF) C Till 2 Bellingham (Bh) 0 Till 3 Briscot (Br) 0 Till 3 Buckley (Bu) 0 Till 4 Earlmont (Ea) D Till 3 Edgewick (Ed) C Till 3 Everett (EvB, EvC, Evo, EwC) AlB Outwash 1 Indianola (InC, InA, InD) A Outwash 1 Kitsap (KpB, KpC, KpD) C Till Klaus (KsC) C Outwash 1 Neilton (NeC) A Outwash 1 Newberg (Ng) B Till 3 Nooksack (Nk) C Till 3 Norma (No) 0 Till 3 Orcas (Or) D Wetland Oridia (Os) 0 Till 3 Ovalf(OvC, OvD, OvF) C Till 2 Pilchuck (Pc) C Till 3 Puget (Pu) D Till 3 Puyallup (Py) B Till 3 Ragnar(RaC, Rao, RaC, RaE) B Outwash 1 Renton (Re) 0 Till 3 Salal (Sa) C Till 3 Sammamish (Sh) D Till 3 Seattle (Sk) 0 Wetland Shalcar (Sm) D Till 3 Si (Sn) C Till 3 Snohomish (So, Sr) 0 Till 3 Sultan (Su) C Till 3 Tukwila (Tu) 0 Till 3 Woodinville (Wo) 0 Till 3 Notes: 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 DNRshows bedrock soils to have similar hydrologic response to till soils. 3. These are alluvial soils, some of which are underlain by glacial till or have a seasonally high water table. 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. Hydrologicresponse is assumed to be similar to that of till soils. 1998 Surface Water Design Manual 911/98 3-25 Permeability is moderately rapid in the surface layer and subsoil and very slow in the substratum. Roots penetrate easily to the consolidated substra- tum where they tend to mat on the surface. Some roots enter the substratum through cracks'. Water moves on top of the substratum in winter. Available water capacity is low. Runoff is slow to medium, and the hazard of erosion is moderate. This soil is used for timber, pasture, berries, and row crops, and for urban development. Capability unit IVe-2; woodland group 3dl. Alderwood gravelly sandy loam, 0 to 6 percent slopes (AgB) .--This soil is nearly level and undulating. It is similar to Alderwood gravelly sandy loam, 6 to 15 ,percent slopes, but in places its surface layer is 2 to 3 inches thicker. Areas are irregular in shape and range from 10 acres to slightly more than 600 acres in size. Some areas are as much as 15 percent included Norma, Bellingham, Tukwila, and Shalcar soils, all of which are poorly drained; and some areas in the vicinity of Enumclaw are as much as 10 percent Buckley soils. Runoff is slow, and the erosion hazard is slight. This Alderwood soil is used for timber, pasture, berries, and row crops, and for urban development. Capability unit IVe-2; woodland group 3d2. Alderwood gravelly sandy loam, 15 to 30 percent slopes (AgO) .--Depth to the substratum in this soil varies within short distances, but is commonly about 40 inches. Areas are elongated and range from 7 to about 250 acres in size. Soils included with this soil in mapping make up no more than 30 percent of the total acreage. Some areas are up to 25 percent Everett soils that have slopes of 15 to 30 percent, and some areas are up to 2 percent Bellingham, Norma, and Seattle soils, which are in depressions. Some areas, ;especially on Squak Mountain, in Newcastle Hills, and north of Tiger Mountain, are 25 percent Beausi te and Ovall - soils. Beausite soils are underlain by sandstone, and Ovall soils by andesite. Runoff is medium, and the erosion hazard is severe. The slippage potential is moderate. This Alderwood soil is used mostly for timber. Some areas on the lower parts of slopes are used for pasture. Capability un~t VIe-2; woodland group 3dl. ' Alderwood and Kitsap soils, very steep (AkF) .-- This mapping unit is about 50 percent Alderwood gravelly sandy loam and 25 percent Kitsap silt loam. Slopes are ~5 to 70 percent. Distribution of the soils varies greatly within short distances. ·About 15 percent of some mapped areas is an included, unnamed, very deep,'moderately coarse textured soil; and about 10 percent of some areas is a very deep, coarse-textured Indianola soil. Drainage'and permeability vary. Runoff is rapid, to very rapid, and the erosion hazard is severe to very, . severe . The slippage potential is severe. , These' soi Is are used for timber. Capability unit VIle-I; woodland group 2dl. 10 Arents, Alderwood Material Arerits, Alderwood material consists of Alderwooc soils that have been so disturbed through urban- ization that they no longer can be classified with the Alderwood series. These soils, however, have many similar features. The upper part of the soil, to a depth of 20 to 40 inches, is brown to dark- brown gravelly sandy loam. Below this is a grayish brown, consolidated and impervious substratum. Slopes generally range from 0 to 15 percent. These soils are used for urban development. Arents, Alderwood material, 0 to 6 percent slope (AmB).--ln many areas this soil is level, as a result of shaping during construction for urban facilities. Areas are rectangular in shape and range from 5 acres to about 400 acres in size. Representative profile of Arents, Alderwood material, 0 to 6 percent slopes, in an urban area, 1,300 feet west and 350 feet south of the northeast corner of sec. 23; T. 25 N., R. 5 E.: o to 26 inches, dark-brown (lOYR 4/3) gravelly sandy loam, pale brown (IOYR 6/3) dry; massive; Slightly hard, very friable, non- sticky, nonplastic; many roots; medium acid; abrupt, smooth boundary. 23 to 29 inches thick. 26 to 60 inches, grayish-brown (2.5Y 5/2) weakly consolidated to strongly consolidated glacial till, light brownish gray (2.5Y 6/2) dry; common, medium, prominent mottles of yellowis brown (IOYR 5/6) moist; massive; no roots; medium acid. Many feet thick. The upper, very friable part of the soil extends to a depth of 20 to 40 inches and ranges from dark grayish brown to dark yellowish brown. Some areas are up to 30 percent included soils that are similar to this soil material, but either shallower or deeper over the compact substratum; and some areas'are 5 to 10 percent very gravelly' Everett soils and sandy Indianola soils. This Arents, Alderwood soil is moderately well drained. Permeability in the upper, disturbed soil material is moderately rapid to moderately s,low, depending on it: compaction during const1;JlC~WQ~. '\ The substratum IS very slowly permeable. i;~lf<'1,1';,:, penetrate to and tend to mat on the surfaaeo:f··tthe consolidated substratum. Some roots enter'the substratum through cracks. Water moves on top of .. the substratum in winter. Available water capacity is low. Runoff is slow, and the erosion hazard is slight. This soil is used for urban development. Ca- pability unit IVe-2; woodland group 3d2. Arents, Alderwood material, 6 to 15 percent slopes (AmC) .--This soil has convex slopes. Areas are rectangular in shape and range from 10 acres to about 450 acres in size. ~ --',:\ I 'ngacre~ , , .... -.; .C I Jr : I Track : .-:;~.u..-II.J.I_-- _~ I Wo v ~ '"'J ~ Agc(/') i / ~ I ~ , ~ i o I :2::. ' •• I _ '. A9 D A~J3 ON THAC! B ,'f"j I .. ' 1" 1':/:'" ;'0I,! :. I ,' .. i ,', I: r'f: .. F.,: 1\ '.J I,!, ' ) , ' , , -'I,' I 'r ,',/,,' , i ','1 I \", /r/ I H, 'rii,.-:,:~. ":,' I ',"I\j', il. !I <l ",', " "C:JI'I( I I~' l I I . ul"I~ ;>~")';, Ii I ~~' .: I I" ':, ,I • I " ,y! I :;" (. "JI, W,I',j' '''I" ,t W 1 ," IJ!I.' ,II -J.~' 11 I" r:: 'i,JI: ,I, :1 ,-i . , , , ! ' I "'I' 'I', : , :'1 1' I' ,: , ' I I ";1/ i ',", . -'::- . ' .... I' I -,: ~i' I r: '\" ( , I"' " ~,;-'---I I ",''',.", ,-",' I I " , ~~I' , I 6F, i I I I" 1,1 ' L_ __-.:..JI ,- I o 1_- "' I I L __ -----t~1 I I : I 4921SF. _ __ .J ______ '):'\':1<" I: , :1 6.E. 1216T ,,",' ,.:c' , " (! ' I":' , If ',<I!'jl 11-"' ,,,' " I ' I 'I " ';'1 I I ,'I ' , '11\ I 1'1 I I \ ) , 1,1 \".j: i , I I h , , , . "1.1 , 1<" -'! 1\ : , ' '" ' 5~155F, ,1; ; .' " . --"' ,,-,',\·',1,)' .. , .. r 1"';'1 I,; : :-':P"i -11',1 ":' '. I' " 2 I 1%2 Sf, b~g5:'F, NET SITE STATISTICS SETeACI<.S: FRONT -IS' REAR -20' , , " , ,~ SIDE -S', IS' ADJACENT TOSTREET TOTAl-SITE AREA: PROFOSED USE: 312,034t SF. (1.1~33 ACRES) (WIFROFOSED 61-A) DET ACJ.IED -SINGJ..E FAMII-Y NO. OF I-OTS: 4S AVERAc::re I-OT SIZE: S,3~2t Sr. (NET) FROPOSED DENSITY: 1.~'98 D'u.!AC. peRMITTED DENSITY: 6 DUlAC. EXISTINc:. ZONINCio: R-6 PU61-IC R-O-W: Access EASEMENTS WETI-AND • 61JFFER: S~,~41 t Sr. Ifo.33t Sr. S,aa1t Sr. DENSITY CALCULATIONS c:.F<QSS AREA OF PROPERTY: -FU61-IC R-O-W: 312.034. Sr, OR 1.1E>33 ACRES !;~,~41' Sr. -ACCESS EASEMENTS, -WETI-ANDe" Ifo.33' Sr. S,aa1t Sr. NET SITE AREA: I 244p13' Sr. OR !;pI4~ ACRES NO. OF I-OTS, 4!; NET DENSITY, 1.~~6 DU/ACRE 4!; I-OTS WOUI-D RESUI-T IN A NET DENSITY OF 1.~~6 DWEI-!..INc:. UNITS PER ACRE. NOTE '. , , i .; i~ NW TWP.23 RGE.5 w.M. i , -' i i , ' I,', " , ' ( , 1 __ "'-'c-, --"-f---'" " ' '\ " 'I " " , / t . . ' " I'~·'i " -"._. --~- ----,I-, =-----'----;"-1 T~-:.!--~-__,' , ---, I I ' -' I =, I 4500 &F, I I I I I ~:" r 450061'_ I I I I I-I I I I I I ~500 6F, ~ I 1,/ I L.:c. _ '-C' _.J " ,r.:" ) "r '", tll'ld 1'1" 5 8 I I 'L~ __ ,-_.J 4 9 I , I L _ -'c,,-_.J R E N T 0 GREENWOOD CEMETERY 16 I I. I I I II $ b 450,", &E ~ ,-~ , , I I I I I" I I 45'8 I I L_--! __ .J L ___ _ I 3 15 8M PT. 1852 , .-,' 2 11 14 , i I , , ,I' I I" ! Iii , I i ,I " I ,11',,,1 ,'! I ,--'. ,I , , 21' , I . ·...1 \ ~ I, " , 21' , " .' '''' '" IS' STORM PRAII\I;o.G= , ,-------,- I! ·,"1':2" ""',,, "II .' ,'" Co( , I' f • f;'941 i)F, . 1',1" , I ' , ' I 'L. \ ------__ .....J ", . ' Ir--- 1 ./ 'I Ii : lOS8 Sr, ---l I I I 1'. , I IL~\ -----_~.J , , , , , 1 I I 1 ,J ',:. 'I i FRE~"fiINA~Y' " FL;A'v po""" D I I / / / / / .' / / I I ) / " \, \ " . \ \ \ \"'~":''':': '-..... ___ " ,i '" ~ \ ' G---" , ' alA . ii Ii i I liil . :-1:'1 i' , . 'J :1," ,,;,~' .' ,'-.. I','~: ,\1-..:, " ':'i'" / ,,' I,';:, _,', 1'1' J: '/1, il 1 Ii,)'., I I-I ,_' !'\,j(f '11, . I' ",I~~; I I '," :' I .; ( ,;, , ~ I ,', I ' ) , , i '! " / ' '.: I ~~~,~~:--:::~ \ ~'. '. r----!z-J'I I~" ."J ---, I 242.51', I I I I '. . 1'1 I . t'l, :. 't: I " I i /u ' I . I I I I I I , , "I " " I 'J ' ,. ! I , " .. "'; . i ·1", "'jiI1!w..:w'r~ I I ' , I \ " ,,"'- , ;1Ji" 1 .','.' l' , ,,' _'i'l ! -----~ ------" . ------~~---------------------~------ SCALE: 1" -40' OWNERS CAROl-YN 61c:.EI-OW 4 TI-IE 1-lE11'<5 4 DEVISEES OF THOMAS EDWARD HIl-I- 100 HOQUIAM AVE., NE, RENTON, WASHINCioTON ~eoss WESI-ey v, ANDEI'<50N 4 He 11'<5 4 THe DEVISEES OF VERDA W. ANDEI'<50N 1!;0 I-1OQUIAM AVE., NE. RENTON, WASHINGTON Seo!;5 AFFLICANT I-AND T1'<iJS T INC. 15~0 140TH AVE., N.E., SUITE 100 6EI-I-EVUE, WASHINGTON ~6005 (42!;) 141-1126 TROY JON MATTHEWSON 1~0 HOQUIAM AVE. NE • RENTON, WASHINGTON ~6055 WAI-TeR M. JOHNSON 4 KATHRYN M. JOI-1NSON 1eo HOQUIAM AVE. N.E. RENTON, WASI-1INe:.TON ~60!;!; 02040 80 ~I_I~I_~I ENGINEER/SURVEY OR/FLANNER CORE DESIGN INC, 14111 N.E. 2~TH PI-ACE, SUITE 101 6EI-I-EVUe, WASHINGTON Seo01 (42!;) 66!;-1811 CONTACT, EDGAR T. JONES, P.E.-ENGINEER STEPI-IEN J. SCHREI, P .1...5.-SURVEYOR CRAIG KRUeGER, pl-ANNER BENC~MARKS PT "IS01 = CHISI-ED '0' IN SE COf'i:NER CONCRETE MAI1-60X 6ASE, W. SIDE 142Nt) AVE. SE., OPPOSITE HOUSE "12014 EI-. 412h~ OR (144hS METEI'<5.J DATUM CITY OF RENTON -NAVD 1~66 BASIS OF BEARINGS PT "211~ = 6RASS SURFACE DISK AT INTEI'<5ECTION S.E. 126TH ST .• 142ND AVE. S.E. EL 42~.42 OR (I2~.S14 METEI'<5) NOO'02'42"E 6ETWEEN TI-IE MONiJMENTS FOUND AT TI-IE EAST QUARTER AND THE NORTHEAST SECTION COf'i:NER OF seCTION 10, TOWNSHIP 23 NORTH RANGE 5 EAST., WM, PER K.CA.S. LEGAL DESCRIFTION FAI'tCEl.. • A" THE NORTH HAI-F OF THE NORTHEAST QU<\RTER OF THE NORTHWEST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 10, TOWNSHIP 23 NORTH, RANGE!; EAST OF THE WII-I-AMETTE MERIDIAN, IN KING COUNTY, WASHINGTON; EXCEPT THE WEST 110 FEET THEREOF; TOGETHER WITH TI-IE NORTH 82.15 FEET AND THe SOUTH 30 FEET OF THE WEST 110 FEET OF Tl-le NORTH HAI-F OF T'4I: NORTHeAST QUARTER OF THE NORTHWEST QUARTER OF THE SOUTHEAST QUARTER OF SECtiON 10, TOu.NSI-1IP 23 NORTH, RANGE 5 EAST OF THE WII-I-AMETTE MERIDIAN, IN KINe:. COUNTY, WASHINGTON; EXCElPT THE WEeT 30 FEET CONVEYED TO KINe:. COUNTY FOR AMEI-IA SCHEWE ROAD eXTENSiON 6Y DEED RECORDED UNDER RECORDING NO. 3061014. !"'AIltCEL "e" THe NORTH 1~5 FEET OF THE SOUTH 330 FEET OF THE NORTHEAST QUARTER OF TI-IE NORTHWEST QUARTER OF THE SOUTI-IEAST QUARTER OF SECTION 10, TOJ.NSHIP 23 NORTH, RANGE & EAST OF THE WII-I-AMETTE MERIDIAN, IN KING COUNTY, WASHINCioTON; EXCEPT THE WESi 30 FEET CONVEYED TO KING COUNTY FOR AMEI-IA SCHEWE ROAD EXTENSION 6Y DEED RECORDED UNDER RECORDING NO. 3061014. !"'AIltCEI-'C" n-iE WEST 110 FEET OF THE NORTH HALF 6t= THE NORTHeAST QUARTER OF THe NORTHWEST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 10, TOJ.NSHIP 23 NORTH, RANc:.E 5 EAST OF THE Wll-l-AMeTTE MERIDIAN, IN KING COUNTY, WASI-1INGTON; EXCEPT TI-1E NORTH 62.1!; FEET; AI-SO EXCEPT TI-IE SOUTH 141.00 FEET; AND EXCEPT THE WEST 30 FEET CONVEYED TO KING COiJl\'rr FOR AMEI-IA SCHEWE ROAD EXTENSION 6Y DEED RECORDED UNDeR RECORDING NO. 3061014. \ !"'~L ''D'' I THE SOUTH 141.00 FEET OF THE WEST 110 feET OF THE NORTH HAI-F OF THE NORTHEAST QUARTER OF THE NORTI-1WEST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 10, TOu.NSI-1IP 23 NORTH, RANGE 5 EAST OF THe WII-I-AMETTE MERIDIAN, IN KING COUNTY, ~ASI-1INGTON; EXCEPT THe WEST 30 FEET CONVEYED TO KINe:. COUNTY FOR AMEI-IA SCHEwe ROAD EXTENSION ey DEED RECORDED UNDER RECORDINe:. NO. 3061014; AND ExcePT THE SOUTH 30.00 FEET TI-IEREOF. \ NOTE I. AI-I-TITI-E INFORMATION SI-1OUN ON THIS MAP HAS 6EEN EXTRACTED FROM FIRST AMERICAN TITI-E INSURANCE COMPANY SU6DIVl610N GUARTANTEE ORDER NO. 43~1-506610 DATED JANUARY~, 2oo!;. IN PREPARING THIS MAP, CORE DESIGN, INC. HAS CONDUCTEP NO INDEPENDENT TITI-E SEARCH NOR IS CORE DESIGN, INC. AWARE OF ANY TITI-E ISSUES AFFECTINe:. THE SURVE;YED PROpeRTY OTHER THAN TI-1OSE SHOUN ON THE MAP AND DISCI-OSED 6Y TI-IE REFeRENCED FIRST AMERICAN l'TI-E INSURANCE COMPANY COMMliMENT. CORE DESIGN, INC. HAS REI-leD UJI-101-1-YON FII'<5T AMERICAN TITI-E INSU~NCE COMPANY REPRESENTATIONS OF THE TITI-E'S CONDITION TO PREPARE THIS SURVEY AND TI-lEREFORii CORE DESIGN, INC. QUAI-IFIES THE MAP'S ACCURACY AND COMPl-eTENESS TO THAT EXTENT. 1"1'1-[,U; --If·"'"--, p' , ... -•• i1'~-.-11:f I J '" -/i ' ; ," . ~c'T-'C 11< , [i, ji \ ,I~~Q@ r: ,_._ ... , l ,-r i' I "'.-I!l ~ "I ;;, ,_ ' i" "",I ".:.,,'-.,,~ 0." I""L .'~ t!I, " , ; ." ; ,,,' ; i B'Ie,' I "." .1"""''"1 ''[1'/ 'J ' ' , b> OJ "'" -;;?l" " I ,,~~I---------~--~ '--'.,.. . ~ , , • I', I' "'" n lj . ~), -. ~---, "U: ,', SI ,el 'l'iC~~'" ~ . ~,r&:1" ':;J TE , ; !:i.f.", 121ST\ Sf"-=~--) "_: ~~ ",I _ ~~I P~!fPp9 rn~loi'i"~ , " ~ <1-1. ~ 11 ~~ <I. , "', : If:!r~lff't ;3 ro,f, ,1 ,', I : '-',;' 'I' "' I ,-~ '-'''-'1' ~~ (," I ~'l -r£_ ~L' ~ i 1 1 '" ~. , .',," '! .• L -'=-;; '7'=' .L __ ~ i--= " ' 'i2J: ~ ~,~ ~i ~ ,~. Lg '0" -CF' ~~--,,"-.. --1-. I • " .. , " , ,-~ , t::::.--~: .,,-'1 ~~J I rtwt r-----;, -~ I~~ 1 " lr~-! a " . ~i) ~ .. n,!~ .JG~ _" ___ "_~. ______ . __ ._"ll ~ ___ c __ ~ ____ • ---,"--' -_. , 1010)',..,,rn,:,,, . REGi~lVED AUG 2, - - SHEET OF SCALE: 1" a 20 40 ! 1,,1 NW TWP.23 o I'N, OI'W OF CORNER RG£5 W.M. FOUND 5/8" RBR W/YPC "BR4-l L5 2413l" o.l'N, Q.I'W OF CORl'lER ( FOUND &/8" RBR W/YPC "BRH L5 24131" 3.0 V FOUND 112" RBR W/WPC '---. ilLS 13314" ,---c-l\-~~:O:O~I~'~----~ __ ----r'------~---=--------------------~~~~~~~~~~~~~~~~~~--~~~-------------------------------------------------------1~~~------I \ N. LINt::. 5E 1/4, SEC IO~23~& 05'E OF CORNER \ NOO'2Q'02"W "~2~4 :::l" " (3 Jq () ,I/) I' '""", .: , 30' I~ '" I~ , I I ---/\ o~_ FOUND 1/2" IRON ROD tBN, 14.6'E OF .. CO~ER FOUNP 112" IRON ROD O~'N, 4.2'W OF CORNER FOUND 3/4" IRoN ROD O.1'W, s,.l'S OF CORNER 3.5 r- I 5,E. 1215T 5T. ' -40' 80 I I I 30' I : / 3001 f3ENCl-iMARKS PT "I':l01 = CI-I15LED '0' IN 5E CORNER CONCRETE MAIL60X 6A5E, W_ 51DE 142ND AVE 5.E., OPP051TE I-IOU5E "12014 EL. 412h'" OR (144h':l METER5) PT "211':l = 6RA55 5URFACE DI5K AT INTER5ECTION 5.E. 128TI-I 5T. 4 142ND AvE. 5.E_ EL. 42",,42 OR (12':l,':l14 METER5) DATUM CITY OF RENTON -NAVD I':lB8 f3ASIS OF f3EARING5 NOO'02'42"E BETWEEN TI-IE MONUMENT5 FOUND AT TI-IE EA5T QUARTE:R AND TI-IE NORTI-IEA5T 5E:CTION CORNER OF 5ECTION 10, TOWN51-11P 23 NORTH RANGE: & EA5T" WM. FER K.CA5, CORNER FENCE N 88'20'02" W 264~.40 --- IB'N, 8.6'W OF c'Oi<l:-lER r CORNER FENCE / 03'N, 52'E OF CORNER FENCE CROSSES LINE HERE LEGAL DESCRIFTION PARCeL "A" TI-IE NORTI-I I-IALF OF TI-IE NORTI-IEA5T QUARTER OF TI-IE NORTI-IWE5T QUARTER OF TI-IE 50UTI-IEA5T QUARTER OF 5ECTION 10, TOllN51-11P 2:0 NORTI-I, RANGE & EA5T OF TI-IE WILLAMETTE MERIDIAN, IN KING COUNTY, WA51-11Nc:.TON; EXCEPT TI-IE WE5T 110 FEET TI-IEREOF; TOGETI-IER WITI-I Tl-le NORTI-I 82.1& FEET AND TI-IE 50UTI-I :00 FEET OF TI-IE WE5T 110 FEET OF TI-IE NORTI-I I-IALF OF TI-IE NORTI-IEA5T QUARTER OF TI-IE NORTI-IWE5T QUARTER OF TI-IE 50UTI-IEA5T QUARTE:R OF 5E:CTION 10, TOllN51-11P 2:0 NORTH RANGE: & E:A5T OF TI-IE WILLAMETTE: ME:RIDIAN, IN KING COUNTY, WASI-IINGTON; E:XCEPT TI-IE WE5T :00 FE:E:T CONVEYED TO KING COUNTY FOR AMELIA 5CI-IEWE: ROAD EXTE:NSION 6Y DEED RECORDED UNDER RECORDING NO. :0081014. PARCeL "6" TI-IE NORTI-I 1",& FE:ET OF TI-IE 50UTf.l :0:00 FE:E:T OF TI-IE: NORTI-IEAST QUARTE:R OF TI-IE NORTI-IWE5T QUARTE:R OF TI-IE: 50UTI-IE:A5T QUARTE:R OF SE:CTION 10, TOWNSI-IIP 2:0 NORTI-I, RANGE: & E:A5T OF TI-IE: WILLAME:TTE: ME:RIDIAN, IN KING COUNTY, WA51-11Nc:.TON; EXCEPT TI-IE WE:5T :00 FEE:T CONVEYED TO KING COUNTY FOR AMELIA 5CI-IEWE ROAD EXTEN510N 6Y DEED RECORDED UNDER RECORDING NO. :0081014. FARCEL "C" TI-IE WE5T 110 FeET OF TI-IE NORTI-I I-IALF OF TI-IE NORTI-IE:A5T QUARTER OF TI-IE NORTI-IWE5T QUARTER OF TI-IE: 50UTI-IEA5T QUARTE:R OF SECTION 10, TOllN51-11F 2:0 NORTH RANGE & E:A5T OF TI-IE WILLAMETTE: MERIDIAN, IN KINe:. coUNTY, WA51-11NGTON; EXCEPT TI-IE NORTI-I 82,1& FEET; AL50 EXCEFT TI-IE SOUTI-I 141,00 FEET; AND EXCEPT TI-IE WE5T :00 FEET CONvEYED TO KING COUNTY FOR AMELIA 5CI-IEWE: ROAD EXTEN510N 6Y DEED RECORDE:D UNDER RECORDING NO. :0081014, FARCEL"D" TI-IE: 50UTI-I 141.00 FEE:T OF TI-IE: WE5T 110 FEET OF TI-IE NORTI-I I-IALF OF Tl-le NORTI-IEA5T QUARTER OF TI-I'" NORTI-IWE5T QUARTeR OF TI-IE: 50UTI-IEA5T QUARTER OF 5ECTION 10, TOWN51-11P 2:0 NORTI-I, RANGE: & EA5T OF TI-IE WILLAMETTE t"l0:RIDIAN, IN KING COUNTY, WA5HINe:.TON; EXCEPT TI-IE WE5T :00 FEET CONvEYED TO KING COUNTY FOR AMELIA 5CI-IEWE ROAD EXTEN510N 6Y DEE:D RECORPE:D UNDeR RECORDING NO. 3081014; AND E:XCEPT TI-IE SOUTI-I :00.00 FEET TI-IEREOF. FOllND '112" RB W/BRA55 5HINER "L65524" 05'5, OA'E OF CORNER LEGEND NEW EXI5TING ~ 0 D EE I~I • . "', . w '" :;' 3' Z w " -l ill FOUND RR/6plKE "TBM EL,44~.11" FOUND 4"X4" CONe. HaN WII 112" BRASS D I 13K W/I:=>UNCI-.J 02' NORTI-I X 0.1' WEST Of: PROP. CORNER v-' .. ' FOJND 4"X4" CONe MeN W/l~ 3/4" egAse Pl3K W/F'UNCH . 02'W OF PROP LINE 5ANIT ARY 5EWER MANI-IOLE CATCI-I6A51N WATER METER WATER VAI_vE FIRE I-IYDI<~NT UTILITY POLE GUY ANCI-IOR OVERI-IEAD POWER UTILITY POLE WI 5TREET LIGI-IT ALDER CEDAR FIR I-IEMLOCK MAPLE PINE NOTES I. ALL TITLE INFORMATION 5HOWN ON TI-I15 MAF I-IA5 6EEN EXTRACTE:D FROM FIReT AMERICAN TITLE: IN5URANCE COMPANY 5UBDlvI510N GUARTANTE:E ORDE:R NO. 4:0",1-&01%>10 DATED JANUARY b, 200&. IN PRi=:PARING TI-IIS MAF, CORE DE5IGN, INC. HA5 CONDUCTED NO INDEPE:NDENT TITLE 5EARCH NOR 15 CORE DE5IGN, INC. AWARE OF ANY TITLE 15SUE5 AFfECTING TI-IE 5URvEYED PROPERTY OTI-IER TI-IAN TI-I05E 51-10WN ON TI-IE MAP AND DI5CLOSED 6Y TI-IE REFERENCED FIReT AMERICAN TITLE IN5URANCE COMPANY COMMITMENT. CORE DE5IGN, INC. I-IA5 Ri=:LlED WI-IOLL Y ON FIR5T AMERICAN TITLE IN5URANCE COMPANY REFRE5ENTATION5 OF TI-IE: TITLE'5 CONDITION TO FREFARE TI-I15 5URVEY AND TI-IEREFORE CORE DE5IGN, INC. QUALIFIE5 TI-IE MAF'5 ACCURACY AND COMPLETENE55 TO TI-IAT EXTENT. 2, FROFeRTY ARE:A = :l12,o:04± 5QUARE FEET (1J",:O:O± ACRE5). :0, UTILlTIE5 OTI-IER TI-IAN TI-I05E 5HOWN MAY EXI5T ON THI5 5ITE. ONLY TH05E UTILlTIE5 WITI-I EVIDENCE OF TI-IEIR IN5TALLATION vI51BLE AT GROUND 5URFACE ARE 51-10WN I-IEREON. UNDERGROUND UTILITY ~OCATION5 51-10WN ARE APPROXIMATE: ONLY. UNDERGROUND CONNECTION5 ARE SI-IOLIN A5 5TRAIGI-IT LlNE5 6ETWEEN 5URFACE UTILITY LOCATION5 6UT MAY CONTAIN BE:ND5 OR CUF\vE5 NOT 51-10WN. 50ME UNDERGROUND LOCATION5 51-10WN I-IEREON MAY I-IAvE BEEN TAKEN 'FROM PU6L1C RECORD5, CORE DE5IGN, INC. A55UME:5 NO LlA61LITY FOR TI-IE: ACCURACY OF PUBLIC RECORD5, 4. TI-I15 5URvEY REPRE5ENT5 VI51BLE PI-IY51CAL IMFROvEMENT CONDITION5 EXI5TING ON JULY 10,2001. ALL 5URvEY CONTROL INDICATED A5 "FOUND" WA5 RECOvERED FOR TI-I15 FROJECT IN JULY, 2001. &. ALL DISTANCE5 ARE IN FEET. "'. TI-I15 15 A FIELD TRAVEReE 5URvEY. A SOKKIA FIvE 5E:COND COM61NED ELECTRONIC TOTAL STATION WA5 U5ED TO MEA5URE TI-IE ANGULAR AND DI5TANCE RELATION51-11P5 6ETWEEN THE CONTROLLING MONUMENTATION AS 51-10WN. CL05URE RATIOS OF TI-IE TRAvER5E MET OR E:XCEEDED TI-I05E 5PECIFIED IN WAC :l:02-I:OO-0<;l0. DI5TANCE MEA5URINc:. EQUIPMENT I-IAS 6EEN COMFARED AT AN N,G,.5, 6A5ELINE WITI-IIN ONE YEAR OF TI-IE DATE OF TI-I15 5URvEY, RESTRICTIONS WEDGEUJOOD LANE -DlvI510N 2, L TI-I15 51TE 15 5UBJECT_10'TI-I5. TERMS AND FROVISIONS OF AN EASEMENT FOR FOLE LINE 10 FEET WIDE A5 DI5CL05f.D BY INSTRUMENT RECORDE:D UNDE:R RECORDING NO. :l411':l4. LEGAL DESCRIPTION INSUFFICIENT TO LOCATE ON PROPERTY. . 2_ TI-I15 51TE: 15 5U6JECT TO TI-IE RIGI-IT TO MAKE NECESSARY SLOPES FOR CUT5 OR FILLS UFON 5AID PRE:MI5E5 FOR AMELIA 5CI-IEWE ROAD EXTEN510N A5 GRANTED BY DEED A5 DI5CL05E:D 6Y INSTRUMENT RECORDED UNDE:R RECORDING NO, :0081014, :0. TI-I15 51TE 15 5UBJECT TO TI-IE: TERM5 AND FRoviSION5 CONTAINE:D IN TI-IE: DOCUME:NT5 ENTITLE:D "CITY OF REN"ON ORDINANCe NO, 4",12" A5 DI5CL05ED BY INSTRUMENT RECORDED UNDER RECORDING NO. ':l"'0"'210':l"''''. 4. TI-I15 SITE IS SUBJECT TO TI-IE: TE:RM5 AND PRovI510N5 CONT AINE:D IN TI-IE: DOCUME:NT ENTITLE:D "CITY OF RE:NTON ORDIt-.ANCE NO. &O':l'" " AS DI5CLOSED 6Y INSTRUMENT RECORDE:D UNDE:R RECORDING NO. 200411020002:0&"'. LI\:.·· , '. " ,. -'I ~ .\; ,,\'1. i " ,') >"- ~ '" :z '0 -0-Q "--!:l '<i >-• '" lJJ "' Q '" , '" '<i )-U) '" • '" '" v < " ~ ~ , :::> OJ c V) £ .S u.. "" r::: ~ '" ~ ~ '" "--.' '<i ~ -~ '" :z '" "-,g! '<i -" • '" :z '" " :z -<: -.0 Q.. ~ :z '" lJJ lJJ :z -~ :z lJJ ~ LJ c( 0- W CJ (') C'J vi '" ~ z ~' '" C'J S;; :;, :>... f--~ u Q:: ~ Q:: w :s \.) G --, \.) 0 0-<:: 0 EJ "-"'3 0 w w > z z 0 W Cl 5: cr f--IJl « Q. « w cr Q. 0 0 0 « SHEET OF :1 :1 PROJECT NUMBER 0:1045 SE. 121ST ST. SCALE: 1 " 40' o 20 4Q 80 ! I~t--~I " // ,/ ./ BENCI-1I'1ARKS / / .. ,/ / PT "1':101 • CI-lISLED '0' IN SE CORNER CONCRETE MAIL130X 13ASE, W. SIDE 142ND AVE. SE., OPPOSITE 1-l0USE "12014 EL 412-"'1:> OR (144.1:>':1 METERS) PT "211':1 = 13RASS SURFACE DISK AT INTERSECTION SE, 128TI-l ST, 4 142ND AVE. S.E. EL 421:>.42 OR (12':1,514 METERS) DATUM CITT OF RENTON -NAVP 1':168 BASIS OF BEARINGS NOO·02'42"E BETWEEN TI-lE MONUMENTS FOUND AT TI-lE EAST QUARTER AND TI-lE NORTI-lEAST SECTION CORNER OF SECTION 10, TOWNSI-llp 23 NORTI-l' RANGE!:; EAST., W.M. PER KCA.5. I I //, , < " , .. //<:; , '/~ / ,/ / ." //,' //~// , ,/ .. r ,/ r .. / .. NW 1./4, SE 1./4 SEC. 1.0, TWP. 23 N., RGE 5 E, W.M .. " / . / ' / " / ' , " // // ,/ / ,,' , r < -,/ ,/' ~/ fff / /" ~/f, /" .. ,/ / " ;/,//. '//(,/ i./ ' .. / // .. .. " /- ,t' ,/' c/ ,/ ,/ , ///~ . , :/ ,/ / / .. // ;/ / // // , / t //// /' / . ' , .. / ,/ /;/' /// /'/ ,/ .. /' .. .. .. LEGAL DESCRIFTION F'ARCEL "A" ,/ >' .. / / /' TI-lE NORTI-l I-lALF OF TI-lE NORTI-lEAST QUARTER OF TI-lE NORTI-lWEST QUARTER OF TI-lE SOUTI-lEAST QUARTER OF SECTION 10, TOWNSI-lIP 23 NORTI-l, RANGE!:; EAST OF TI-lE WILLAMETTE MERIDIAN, IN KING COUNTT, WASI-lINGTON; EXC"PT TI-lE WEST 110 FEET TI-lEREOF; TOGETI-lER WITI-l TI-lE NORTI-l 62.11:; FEET AND TI-lE SOUTI-l 30 FEET OF TI-lE WEST 110 FEET OF TI.JE NORTI-l I-lALF OF TI-lE NORTI-lEAST QUARTER OF TI-lE NORTI-lWEST QUARTER OF TI-lE SOUTI-lEAST QUARTER OF SECTION 10, TOUJNSI-llp 23 NORTI-l, RANGE !:; EAST OF TI-lE WILLAMETTE MERIDIAN, IN KING COUNTT, WASI-lINGTON; EXCEPT TI-lE WEST 30 FEET CONvETED TO KING COUNTT FOR AMELIA SCI-lEWE ROAD EXTENSION 13T DEED RECORDED UNDER RECORDING NO. 3061014. F'ARCEL "6" TI-lE NORTI-l 11:>1:; FEET OF TI-lE SOUTI-l 330 FEET OF TI-lE NORTI-lEAST QUARTER OF TI-lE NORTI-lWEST QUARTER OF TI-lE SOUTI-lEAST GlUARTER OF SECTION 10, TOWNSI-lIP 23 NORTI-l, RANGE!:; EAST OF TI-lE WILLAMETTE MERIDIAN, IN KING COUNTT, WASI-lINGTON; EXCEPT TI-lE WEST 30 FEET CONVETED TO KING COUNTT FOR AMELIA SCI-lEWE ROAD EXTENSION 13T DEED RECORDED UNDER RECORDING NO. 3061014. F'ARCEL "C" TI-lE WEST 110 FEET OF TI-lE NORTI-l I-lALF OF TI-lE NORTI-lEAST QUARTER OF TI-lE NORTI-lWEST QUARTER OF TI-lE SOUTI-lEAST QUARTER OF SECTION 10, TOWNSI-lIP 23 NORTH RANGE!:; EAST OF TI-lE WILLAMETTE MERIDIAN, IN KING COUNTT, WASI-lINGTON; EXCEPT TI-lE NORTI-l 82.11:; FEET; ALSO EXCEPT TI-lE SOUTI-l 141.00 FEET; AND EXCEPT TI-lE WEST 30 FEET CONVETED TO KING COUNTT FOR AMELIA SCI-lEWE ROAD EXTENSION 13T DEED RECORDED UNDER RECORDING NO. 3081014. F'ARCEL"D" TI-lE SOUTI-l 141.00 FEET OF TI-lE WEST 110 FEET OF TI-lE NORTI-l I-lALF OF TI-lE NORTI-lEAST QUARTER OF TI-lE NORTI-lWEST QUARTER OF TI-lE SOUTI-lEAST QUARTER OF SECTION 10, TOWNSI-lIP 23 NORTI-l, RANGE 1:; EAST OF TI-lE WILLAMETTE MERIDIAN, IN KING COUNTY, WASI-IINGTON; EXCEPT TI-lE WEST 30 FEET CoNVEYED To KING COUNTY FOR AMELIA SCI-lEWE ROAD EXTENSION BY DEED RECORDED UNDER RECORDING NO. 3081014; AND EXCEPT TI-lE SOUTI-l 30.00 FEET TI-lEREOF. OWNERS CAROL TN 13IGELOW , H4E I-lEIRS , DEVISEES OF TI-lOMAS EDWAI~ I-lILL 100 1-l0QUIAM AvE., NE. RENTON, WASI-lINGTON ':I80!:;!:; WESLET v. ANDERSON 4 I-lEIF<5 4 TI-lE DEVISEES OF VERDA W. ANDERSON 1!:;0 1-l0QUIAM AVE., NE. RENTON. WASI-lINGTON ':I80!:;!:; AFFLICANT LAND TRUST INC. I!:;I:>O 140TI-l AVE., N.E., SUITE 100 6ELLEVUE, WASI-lINGTON ':18001:; (42!:;) 141-1121:> / TROT JON MATTI-lEWSON 11:>0 1-l0QUIAM AVE" N,E. RENTON, WASI-lINGTON 580!:;!:; WALTER M. JOI-lNSON 4 KATI-lRTN M. JOI-lNSON 160 1-l0QUIAM AVE., N.E. RENTON, WASI-lINGTON 580!:;1:; ENG INEERISURVEYORI FLANNER CORE DESIGN INC. 14111 NE. 2':1TI-l PLACE, SUITE 101 13ELLEVUE, WASI-lINGTON ':18001 (421:;) 66!:;-1611 CONTACT, EDGAR T. JONES, F'.E.-ENGINEER STEPI-lEN J. SCI-lREI, PLS.-SURVEYOR CRAIG KRUEGER, F'LANNER \ LEGEND A ALDER C CEDAR F FIR H I-lEMLOCK M MAPLE P PINE COT COTTONWOOD [,L \:: . / ;' W f-« o (f) z o (f) :> w cr o z -.' ~ ~ Q::~~ ::; ~ &: <: 0 -..j :'§ w z z w Cl S f--(f] « « w [1' o 0 0 SHEET 1. OF 1. t') :z t') :z -:z :z « -' "- t') :z '" I.W I.W :z -t') :z I.W PROJECT NUMBER 01.045 TR T 6 OFE SFACE l x • 28 -- r----SEE SHEET L2 FOR ENLARGEMENT OF STREET FRONTAGE PLANTING 2l 210 • • • I , , ---' ~ 3 2 I 25 43 44 45 410 4 .-----------------1 ________ L-__ _ .... _oO.oj_ I II • I I • I II I I •• -'--- 24 SW 1./4, NE 1./4 SEC. 1.0, TWP. 23 N., RGE 5 E, w.M. 19 23 22 • 18 17 • I I I I I r ACC~SS ~~SEMENT~'B~ , o 21 20 o ~---- I • I I I ------- I I o Ie ,0 I / / l ~r~ .. -~ .. -· .. --· ... ~ / I 18 -o o Il 42 41 40 \ 10 3B 14 33 34 35 310 13 l 8 10 II I -----_._---. SEE SHEET L5 FOR LANDSCAPE SCHEDULE • . 12 I I I \ i -. " \ \ \ \ \ \ / \ x x / \ " \ ~ ---~--- -------------------- x WEISMAN DESIGN GRQUP~ l",,;~ LANDSCAPE ARCH"CTURE C sf'l 2329 EAST MADISON iTREET SfATRE, WA 98112:5416 PH 20fi.322l1321FAX ~.322.1199 IIITERIIET WWW.WDGI.C.COM i STATE OF WASHINGTON ~'EGISTER' 'IDA .• " M%EER -- CER CATE NO. 500 0' 20' 40' 80' 120' NORTH SCALE 1'= 40'-0' N (f) z o (f) :> ld Q' o z <:> -~ '5 V) ~ u 0 ii: -E '" '" ~ - "-..-- "-<:> 0 '" '" < 2 en .S -t; 0 s ~-~ ,. ~ '" 0 "" Z '" '" -"-..; >- '" lU '" :> ~ "" ... , ::::l ~ If) I::: '" "-..; 0 '" '" Z ~ -Z ... Z <{ ~ u.. ---'--'-'--"-- ~ Cl C\j CC)" C\j ~ Cl:: , 'C 2§ ::) '" 1 2§ ~ -~ CJ 0 ~ 0 bJ W > Z Z 0 W 0 5: 0:: f--(fJ « Q « w 0:: Q 0 0 0 « SHEET OF "----- L1. 3 PROJECT NUMBER 01.045 T ~ i ~W .1,/4, NI: ~/4 ~I:(': ~U, I WfI. ;,tJ N., f(ul:. :;, 1:., W.IVI. MATCHLINE SEE THIS SHEET )( )( )( )( )( 31 .<.~ .. ~--.----.--,--~ .. " .. ,---ENTRY COLUMN ' ..•.. ~ 32 / "-----MONUMENT SIGN 2 ---------------------~- '---10 1 LANDSCAPE EASEMENT '---R.O.W. LINE TRACT B OPEN SF:d ,.LICE 3 _e·-_-.,L R.O.W. LINE " 10 1 LANDSCAPE EASEMENT JW I 'p ,1 ...... _ ..... --L I t " \ I 2l 28 30 MATCHLINE SEE THIS SHEET , , 1 WEISMAN DESIGN GROUP:i ..• ,..' LANDSCAPE ARCHITECTURE ;\ ;. e ,I 1 I • ! STATE OF WASHINGTQ\I 2b / ~ '" 1 KlHR CERT GATE NO. 508 0' 10' 20' SEE SHEET L5 FOR LANDSCAPE SCHEDULE 2329 EAST MAAJSOII STREEr SEATru, WA,981J2-5416 P11206.322l732JI~ 206.322.1199 J'1J',1-IN1BIIIETWWWrWOOINC.COM 5-00~ c 1* ~ SCALE 1'= 20'-0' A -- 60' (f) z o (jj :> loJ ct: o z If) c:::; c:::; C\j If)' C\j >.. Cl.:: ::t: .J [is llj l( w f- <C 0 S '"' '0 -0-0 "--t; '" ~ 0 '" <:0 Jl co '" 0-• '" u c " 0 E " a: '" J' ;; ,~ 0-iii :::: '" 0 '" :~ z -~ '" "-> <xl " ~ vl " '" '" " X 'J :1' ~ ~ Co 0 0 w w > z z 0 0 0': 0:' III « 0. w 0:' 0. 0 0 <C HEET L2 es III \:' ~i cd " (3 ~ 0 Z ->- UJ :>- '" ::J V) 0 Z -Z Z '" .... Q.. -'" IJ.J UJ Z -o z UJ '" ld CJ ~ z ~ :5 >--u w .., 0 n: Q OF 3 PROJECT NUMBER 01045 LANDSCAPE SCHEDULE SYM60L aTY 0 BOTANICAL NAME DECIDU0U5 STREET TREES ACER RUBJqJM 'FRANt<5RED' CERCIDIFHYLLUM JAFONICUM FRAXINUS OXYCARF'A 'RAY\l.OOD' DECIDUOUS ACCENT TREES eETULA JACGllJEMONTII AMELANCHIER 'AUlUMN 6RILLIANCE' MALUS '5NOWDRIFT' FSEUDOT5U6A MENZIESII CALOCEDRUS DECURRENS MEDIUM I LARGE 5l-!RU6S ~ S. 'FLAvIRAMEA' EUONYMUS ALATA 'COMPACTA' FFalNUS LAUROCERASUS 'ZAeELIANA' RHODODENDRON 'PURPLE SPLENDOUR' VIBURNUM F. T. 'MARIE511' HAMAMELIS INTEf'MEDIA 'DIANE' VIBURNUM TINU$ 'SPRING BOUGllJET' AReUTUS LNEDO 'COMPACTA' CISTu& HYBRIDU5 SW1/4, NE1/4SEC.1O, TWP. 23N., RG£ 5£, w.M. Cct1t1ON NAME RED 5UNSET MAPLE KATSURA RA Yll!OOD A5H JACQUEMONTI BIRCH AUTUI'IN BRILLIANCE SERVICE6ERRY SNOtJ.PRIFT CRA6AFFLE DOUGLAS FIR INCENSE CEDAR YELLOW· TWIG DOGWOOD DWAI'F WINGED EUONYMUS ZAeEL LAUREL PURPLE RHODODENDRON DOUeLEFILE viBURNUM DIANE WITCHHAZEL SFRN:i BOUGllJET viBURNUM DWAI'F STRAUJ6ERRY TREE WI-IITE R0CKR05E MIN. SIZE / CONDITION MATCI4ED, WELL eRANCI4ED, EvENLY I4EADED, STRONG CENTRAL LEADER, e4e, LIMe UP",,' 2" CAL. 2" CAL. 2" CAL 2" CAL OR 3 TRUNKS 11) 3/4", WELL eRANCI4ED, e4e 2" CAL OR 3 TRUNKS 11) 3/4", WELL eRANCI4ED, e4e 2" CAL., SINGLE STEM, 646 ~'-8' HT., 646, FULL 4 6U5l-!Y TO 6ASE ~'-8' HT., 646, FULL 4 6U5l-!Y TO BASE 21"-24" I-IT., FULL FOLIAGE 21"·24" HT., FULL FOLIAGE 21"-24" &FR, FULL FOLIAGE 24"-~" SFR, FULL FOLIAGE 21"-24" I-IT., FULL FOLIAGE 18"-24" HT., FULL FOLIAGE 21"-24" HT., FULL FOLIAGE 18"-24" HT., FULL FOLIAGE 21"-24" I-IT., FULL FOLIAGE VA05-00 SYM60L aTY f:':'::( ;;:;::~ //:>;i:f/ '//./~//;:/ /// ' 0 :%'l~ /./ ~/ / / (0) /~ ;;:;::.:// :: %~~ %~% /;1:/:: / /.::;: '~"// / /' /<// /// ~,_/,/< .. // ~;;~ /;/0::: ~® //;/'/// '/'//~/(~ ::~// %;;:>-:// /:&/-// ' /. / ~//,//::»' LJ : ........ >: ... :.: ... : ..... : .. BOTANICAL NAME COMMON NAME &MALL 5l-!RUB5 .------_.,.---- BERBERIS THUNBERG II 'AUREA' JAPANESE BARBERRY ERICA 'SPRIN6UJOOD WI-IITE' HEATHER SPIRAEA 6UMALDA 'ANTHONY WATEI(ER' ANTHONY WATERER SPIRAEA vACCINIUM OvATUl"1 EVERGREEN HUCKLEBERRY VIBURNUM DAvlDIf DAVID'S viBURNUM MAHONIA AQUIFOLIUM 'COMPACTA' DWARF OREGON GRAPE RHODODENDRON 'RAMAPO' RAMAFO RHODODENDRON PERENNIALS / GRA65ES I ViNES LAVANDULA AN6u&TIFOLIA 'I-IIDCOTE 6WE' EN6L151-1 LAVANDER I-IEMEROCALLIS 'STELLA DE ORO' PENNISETUM ALOFECUROIDES 'I-IAMELN' FOLYSTICI-IUM MUNITUM STELLA DE ORe DAYLIL Y DWARF FOUNTAIN GRA55 5UJORD FERN MN. SIZE / CONDITION I (;AL, FULL FOLIAGE 12"-15" SFR, FULL FOLIAGE, MIN 2 GAL. 18i'-21" HT., FULL FOLIAGE 15~'-18" HT., FULL FOLIAGE IS"-18" &FR, FULL FOLIAGE 21'-24" HT., FULL FOLIAGE IS'-18" &FR, FULL FOLIAGE I C;AL., FULL AND WELL ROOTED I GAL, FULL AND WELL ROOTED I G!AL, FULL AND WELL ROOTED 2 GAL., MIN. 8 HEAL THY FRONDS GROUND COvER . ______________ ---'-'FU~L I GAL. iil3b" O.C. TYP. TRIANGULAR sPACING RU6US CAL YCINOIDE5 BRAM6LE ARCTOSTAFI-IYLOS UVA-URSI KINNIKINNICK ViNCA MINOR l'iYRTLE SEEDED LAtiN LANDSCAPE CALCULATIONS NUMeEF<: OF STREET TREE5 REQUIRED 46 LOTS X 2. 92 STREET TREES PROPOSED. ~2 SEE SPECS WEISMAN DESIGN GROUP~ '""" , .. ,... LANDSCAPE ARCHITeCTURE , < 2329 EAST MADISON srREEI' SEATIlE, WA 98112-\416 PH 206.322l1321FAX 206,322.1799 INTERNEI' WWW.WllGI •• COM r NORTH -," STATE OF WASHiNGTON ~ D .. M J. KLE8l c:c::: 0' 10' 20' 40' SCALE 1'= 20'-0' -- 60' W f-« o Ol Z o iJi 5' Ld '" 0 z ~l (J (J l\j 'D' L'\j :>-. O:: :0:: ..) a5 t;J 1.oJ f-« 0 ~ ::;;: 0 W Z () Ol W 0 -Q -'" Q ~ Q ~ '" V) '" ~ " ~ £ 2 '" -£ oS .., 0-~ '" ~ I.U Z " -~ -> '" ~ " ~ '" .:t: 'So c" Z :? -« 0:: 0 SHEET LS (:) '" z '0 1( -«i >- '" UJ to "' > '" '" " ~ :::. J' V) ~ '" '" (:) "' '" ttl Z "' -'" z ... z « ..... 0.. [l:: " L;j w s;:! ~ « z « '; :;; "-J c-lij 0 ;§ lu co 0 '-l £r 0 ~ Q W -<: > 0 0:: (L (L « OF S PROJECT NUMBER 01045 o NOTE. Kroll Maps are compiled 'rom Official Records 8 ~~~~~~~~~~~~~~~~~~~~~~"~"d~F~;e~'d~s~Ur~ve~ys, TtJeyareprQducodforrelerenc8use only and no Waf(anty is expressed or implied 600E . _. _. . '-' -. --'==.;.r-=.:.'::-'-~O ;''S:EB.4:l1;;ot=:=: 631.61' -- RENTON Et 10-23-5 a D o D o (2) S.P.477114 (J) S.P. 480111 , , TRACT F COMMUNITY gCHURCH 114 ~5 I. ..... ,-I @ EGE"'\$;I PAVING .i.:.. WATER MAIN S Hy"H," T SEWER COUNTY TAX LOT I I 1.91 Ac. I ST. " I 2.59 Ac. S I I I I I ,I I I I -~~-~-I-I~---n~~~~W 8 @ 13'3 (,;) ~ " ® r;;?j I ./ r II6IEl 5.34 Ac. III " II) t>" .. 3 1_0k..· ifo> " c\3(' 12) L ® JO' _._. (2) " , .1 ~.~ I~ [P2J ~;~ ~. ci '" 122J!) o.~2A0 I (0 1 e l!awJ 5.25 A A SCALE: I IN. = 200 FT. 1 .1 1.05 Ae. E}1 ~ I = 1 'I COPYRIGHT KROll. MAP COMPANY ,I NC, NEIGI-lBORHOOD DETAIL MAP WEDGEWOOD LANE DIVISION 2 RENTON, WASHINGTON l'-lORTHWARD HOMES CORE DESIGN INC., ENGINEERING' PLANNING' SURVEYING Ur;> " (',' ", ~ L-J )\ <::)~ ___ ~~~~~-+~~~~~c:~~_C_O_R_E __ No __ .O_l_0_4_5 _____________ J_A_N_U_A_R_Y_2_1,_2_0_0_5 _____ !1_~_N_;5_:~, ... ' I ... ' -/' , i' .' • TRACT 6 OPEN "PACE ~.' .1 ' ~ II I S..E. 121ST ST. Nd, ..... . ',,,1 , i 1."'-I' ~ ............ . I ; l(p 10 .... '.' .... ./ ........ . . 21 , ' 26 32 SW 1/4, NE 1/4 SEC. 10, TWP. 23 N., RGE 5 £, WM ,-'; I I I, "'-~"'" 0... '" i PROPOSED PRELIMINARY PLAT OF ASPENWOOD , (BY !-:IARBOR !-:IOMES) • . 26> 25 24 , => ' lar 1<1) I // I I I, / // ""'/ I, ~ II I:V /: I .' If ;:.~'1 / i ,~.ff~~~fsT ~~ . ~7 /I! . /. / SEE SHEET 2 :, .. OTf-lERS'lTYP) . • 15' SANITARY !,EWER . )-/ iiJ'/.J .' / _ ( .. , "~. EASEMENTnYP) .. / /1, :~: .. ~~:~=' 5~O I·~~·IL . w. .......... jJ~ ...... _ .. _~. ijj PI-' '-';'-'~-~"-" W § / /,I // ( I I •• '0 I , .. ..• II ' . ~._ j~ .' ) 12~' IE 444h ,I I . 15' STOI<i'1 I I, . .J _ /. , I' /' 0)' i /; 0) ! '=:::5 ? / ,/ ~) . / ' .. / /.:' / (/ .' ~7//.JJ./ .' ....... ·., .. 11 t:~... .' 255LF BIOSWALE (MIN) ~/ I. 15' WIDE BOTTOM INCL. / . CONCRETE OR WOOD /, t; ~ DiviDER ALONG CL ,: 1/', . 3;1 INTERIOR SIDE SLOPES dJ ti) D • ~EDGEOF WETLAND J In., f 3' BERM \ I .' ~, 2,1 EXTERIOR SLOPES SI-lOWN \ ',J" A \ S = 1.':1% \( ~.. """ '\ j /'. \.J , oj ii' / '. I ' UTILITIES BY z ............. "() m ~ )0- t- II , , ~' J I, I .. 0TI-lERS(TYP) G-----1--:-~iL, , - 15' STOI<M ,DRAINAGE -EASEMENT \ / ) / , .~ ., .. ',) . I . '-j '" L'\ ; " " "y" PRO/i'OSED LIMITS. OF ,,) CITY OF RENTON I ' ANNEXATION nyp) !!.I ... .' J 'Ix I I I Ix" DI~TANCE LINE 'SEARING v R/W ~;; 5.0' 16' .~ ~-1-0.5' '-' ,,~~! ""y,~, 2% 4' THICK ClMENT CONCRETE SIDEWALK 42' ~ La SCALE: 1" = 40' o 20 40 80 ~! 1~11IiiIiiiiIII~! NOTE I. FOR SPECIFIC INFORMATION REGARDING TI-lE FILL AND MITIGATION OF TI-lE WETLAND PLEASE REFER TO TI-lE WETLAND REPORT PREPAF<ED BY ALDER NW. DATUM: CITY OF RENTON -NAYD 1':188 E3ENCl-4MARK6: PT "1':101 = CI-lISLED ,0, IN SE CORNER CONCRETE MAILBOX BASE, W. SIDE 142ND AVE. S.E., OPPOSITE 1-l0USE "12014 EL. 412h~ OR (144h':l METERS) PT "211':1 = BRASS SURFACE DISK AT INTERSECTION S.E. 126TI-l ST. 4 142ND AVE. 5£. EL 42~.42 OR (12':1.':114 METERS) E3A616 OF E3EARING6 NOO'02'42"E BETWEEN TI-lE MONUMENTS FOUND AT TI-lE EAST QUARTER AND TI-lE NORTI-lEAST SECTION CORNER OF SECTION 10, TOWNSI-lIP 23 NORTH RANGE 5 EAST., WM. PER KCA5. LEGEND NEW EXISTING ~ jJ EE IMI « SANI1'ARY SEWER MAN~IC1LE CATCI-l BASIN WATER METER WATER vALVE FIRE I-lYDRANT UTILITY POLE GUY ANCI-lOR OVERI-lEAD POWER UTILITY POLE WI STREEt L1GI-lT R/W 2% -11-0.5' ~CRETE"'o":T ~~ .. ~. ~~ VERTICAL CURB'" GUTTER .-l TYPICAL ON-SITE ROAD SECTION NO SCALE 30' EXTEND ROAD TO FULL WIDTH 16' EXISTING ROAD ~ "'''''''' ",,-m"" "'" 9WWfR J AREA TO PROVIDE A SUITABLE SUB-BASE R/W STRUCTURAL RLL SLOPE MA TCH EXISTING GRADE OR FEA THER INTO NEW DESIGN GRADE. /EXlSTING GROUND LINE 5' CEMENT CONCRETE SIDEWALK (6" THICK IN DRIVEWAY.), 4" THICK ELSEWHERE) CEMENT CONCRETE VERTICAL CURB AND GUTTER SE 142ND AVE (HOQUIAM AVE) HALF-STREET IMPROVEMENTS NO SCALE I~ Ii;] I~ Iii:' !~ -V) ~ f2 ~ lei &l 0 w > Z 0 5: It « [L CL [L o « SHEET OF 1 2 - PROJECT NUMClER 01045 I . I I I I I I I I I I I L I I 'I / / / /' / ./ / .------,........................ . ........ ~ , / . .... ~FROFOSED :':"'-------'//' SANITARY SEWER ___ i' LIFT STATION / / I / / / / / / / / / / / V I I / / / / 2 3 I PROP UuED sw TWP.23 RG£5 / 42 11 I :8 14 II 8 SED PRE IMINARY PL.4+-t,lI'~---~-----j EWOOD L NE -DlvlSI ':3 NI 10 rf'7f:;o.l"i--··----~-+-:lr-\:.....,;,"'----L..... ............ ----I.-;N:;::0~0:;:·::;0::;::6:;:'3::::4'~'E:"·---:;2:b6&0:".;;::10;----------...... --: WM ---. FROFOSED DETENTIONIWATER QUALITY FOND TO SERVE WEDGiEWOOD LANE (DIVISIONS I, " 4 "I) • ASFENWOOD STORM DRAINAGE EASEMENT (TYF) FROFOSED LIMITS OF CITY OF RENTON ANNEXATION (TYF) . , . -~ .. I' I I I I I I I I I I L LINE 6EAFO!ING LI NOS"12'S3"W L2 Nbca"02'10"W L3 NI4·2'3'&1"UJ L4 N43"Sl'20"E L& N4h "21'09"1:: L6 NIS":26'SO"E L1 NU,.."2S'03"E La Nee"4:2'IO"UJ L'3 N19"De'24"W LIO N83"01'32"W LII N10"48'49"1,U LI2 N21"30'4S"E LI3 Nl1"OI'10"E: LI4 N40"3!:;1'22"UJ LI& N44 "OS'36"W LI6 N3:2"12'2b"E LI1 N22"19'26"E Lla NhO"53':26"E LI'3 N16·39'~IIE L20 N01"06'!&"W L21 N21"le'!;3"E L22 NbO"04'S3"E L23 N39"41'43"E L24 N22"3'2l'04"E L2S N4':tSl'Q9I1E L26 N40"48'06111: L21 N09"31'S6"W ................ ! ..••• DI5TANCE 41.e, 41.24 33.13 24.16 31.1a 2a.ol 4&.0, 3006a 11.40 16_ la.1& 44.e1 30.21 24.la 44.&a 2a'&6 33.&1 31.'3, 31.0, 403& 33.2a 4636 22.10 33061 21.'39 2&.e1 23.&6 EDGiE OF WETLAND LINE L2a L29 L30 L31 L32 L33 L34 L3& L36 L31 L36 L39 L4q L41, L42 L43 L44', L4S! L4~. L41, , L4B, L4~ L&O L&I L&2 ~&3. L&4 .. , PROPC:;;SEDi PF<~ELlMINARY PLAT OF ASPENU:!OOP (E3Y f-IARBOR f-IOMES) 6EAFO!ING DI5TANCE N2TI2'I1"E 3136 N61"03'41"E 12.41 N32"48'2t"U) 13.21 N02"39'44"E &&.12 NOS"34'4311W 44.43 N3S"26'lb"E 2633 Nbl"::;'3'16"E 21'&3 N02"OO'&1"W 22= N64"43'29"E 60.&a N03"S6'23"E &6.01 Nil" 4&'02 "E 36.41 NOS ":2& '02 IIW 29.13 Nfa·22'48"E 60.&1 N31"S'O'03"E 24_ N03 "33 '30llUJ 3a36 N33a08'4111E ~.&1 N42"lb'3&"E 21.22 N59"38'4.3"E &1.41 N39"!O'14I1E, 23.16 N14"06'0911W 20.20 N1So15'5bllE 28.44 N22"SB'15uUJ 13.e1 NOS"25'4.3I1UJ 36.09 N16"32'3S"W 46.1a N31"32'25"uJ 36= N40"3&'48I1W 62.11 NI1"3~'2&"W &13& NOTE 1. FOR SFECIFIC INFORMATION REGiARDING THE FILL AND MITIGATION OF THE WETLAND PLEASE REFER TO THE WETLAND REPORT FREFARED ElY ALDER NW. DATUM: CITY OF RENTON -NAvD ISSS BENCHMARKS: PT "1'301 = CHISLED 'D' IN SE CORNER CONCRETE MAILElOX ElASE, W. SIDE 142ND AVE . S.E., OFFOSITE HOUSE "12014 EL. 412ho& OR (I44hS METERS) FT "211'3 = ElRASS SURFACE DI5K AT INTERSECTION S,E. 12STH ST. 4 142ND AVE. S,E. EL. 420&.42 OR (I2'3.S14 METERS) BASIS OF BEARINGS NOO·02'42"E ElETWEEN THE MONUMENTS FOUND AT THE EAST QUARTER AND THE NORTHEAST SECTION CORNER OF SECTION 10, TOll.NSHIF 23 NORTH, RANGiE :; EAST., WM. FER KCA.S. LEGEND NEW EXISTING ~ SANITARY SEWER MANHOLE CATCH ElASIN , ... J:::)] EB IMI • , , ~ ..... v'· qi{::; WATER METER WATER VALVE FIRE HYDRANT UTILITY FOLE GiUY ANCHOR OVERHEAD FOWER UTILITY FOLE WI STREET LlGiHT SCALE: FROFOSED EliOSWALE FOR WATER QUALITY ENHANCEMENT KINGi COUNTY 1" CITY OF RENTON -----------.. -~. ~~~ ~~~-~~ .. / " ..• ~ ... •• ,_~.~ ~'.'_ e , .. = 40' ( j' (::it:?, . SHEET OF 2 2 PROJECT NUMBER 01045