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HomeMy WebLinkAboutSUBMITTALCityofRentonPrintmapTemplate136068136FeetWGS1984_WebMercatorAuxiliarySphere.FInformationTechnology-GISThismapisausergeneratedstaticoutputfromanInternetmappingsiteandCityofisforreferenceonlyDatalayersthatappearonthismapmayormaynotbe—.RentonMapSupport@Rentonwa.govaccurate,current,orotherwisereliableFinance&ITDivision6/20/2019THISMAPISNOTTOBEUSEDFORNAVIGATIONNotesNone0LegendCityandCountyLabels•,CityandCountyBoundaryAddressesParcelsStreetsPointsofInterestParksWaterbodies•MapFtmnt2fl1fl ConditionalUseJustificationforADU:Consistencywithplans&regulations:Generalpurposetoprovideabetterlocationthanoffthebackoftheproperty.Todecreaseimpervioussurfaces.Objectivetokeepitascompatiblewithcitystandardsaspossible.Appropriatelocation:Proposedlocationshalldecreasedisruptionofthelotthatisclosertothecreek,increaseowner’susableenjoymentofthelot.Cutdownonimpervioussurfacestremendously.Providebetteraccessincaseofanemergencyorfire.Lookingatthesiteitjustmakessense!Proposedlocation:Proposed:Seesiteplan,Setback30ftfromSEMayValleyRd.l5ftoffoftheEastpropertyline,Setbackfromthewestpropertylineapprox.34-36ft.SetbackSouthfrommainstructureloft.EffectonAdjacentproperties:Consistentwithsetbacksfromexistingneighboringstructures,propertytotheEasthastwohomes/livingstructuresthatareolderbutsetupconsistenttoproposedADU.Compatibility:ADUwillhaveaconsistentdesignandthemeasthemainhouse,ElevationsofmainhomeandADUwillcomplementeachother.TheADUandmainhomewillhaveasimilarlook,feelandlayouttorecentlybuiltshortplatoneparcelovertotheWest:(parcelsending:13829,13821,13815-seevicinitymap)Parking:ParkingshouldmeetorexceedallofcityofRentonresidentialandADUstandards.ADUwillhaveTwocargarageparkingunderneath.Drivewaywithsufficientturnaroundoutfront.Traffic:ADUlocation5houldnothaveanyadditionalimpactnegativelyorpositivelytowardstraffic.Noise,Light&Glare:ADUlocationshouldnothaveanyadditionalimpactnegativelyorpositivelywithlocation.Landscaping:LandscapingwillbeconsistentandmeetorexceedCityofRentonstandardsofdesignforLandscaping. Projectlocationis:13921SEMayValleyRoad,RentonWA98056Taxparcel#342405-9117Section34,Township24N,Range5E,W.M.Proposedname:DunckleyResidenceLuke&ChelseaDunckley206-255-0280ProjectNarrative:Proposeduse:ResidentialhomewithaseparateADU.Scopeoftheproject:Todevelopabuildingsitefora3,200sqfthomewitha3-cartandemgarage,anda600sqftADUabovea2cargarage.GranteasementtotheCityofRentontothepropertythatfallsSouthfromtheTypeFstreambuffer.Over2/3rdoftheexisting1.41acresintoaneasementpertheMayValleyurbanoverlayrequirements.Currentlyundeveloped1.41-acrepropertythatfallswithintheMayValleyUrbanoverlay.ThesitehasawetlandreportdonebyAcreEnvironmentalConsulting,LLCdatedJune;8th2018.Purposeofthesitevisitwastolocateandassessregulatedcriticalareasonandadjacenttothesubjectsite.Thereportgoesintodetailaboutthesite,determinationRentonrating:TypeFstream115’footbufferfromthedelineatedOrdinaryHigh-watermarkaswellasanassociated15-footstructuresetbackbeyondthebuffer.Itwasdeterminedthatnowetlandsarelocatedonthesubjectpropertyandnonewereobservedoff-siteonadjacentproperties.ThemethodsusedforassessingtheprojectareconsistentwithcurrentFederal,State,andcityofRentonrequirements.TheproposedbuildingpadfrontsSEMayValleyRd.Propertyis72.97ftwideattheRoad.Eastpropertylineruns324.78’toTopofBank.Westpropertylineruns550.42totheback,Southpropertyline.TheproposedbuildingpadwouldrunSouthoffofSEMayValleyRdapprox.175-180ftintothepropertytowardsthecreek.BuildingpadwouldbeoutsideoftheTypeFstreamsetbackof115’+15’=l3OftbuildingsetbackfromHighWaterMark.PropertythatfallsSouthoftheTypeFstreambufferwouldbeputintoaneasementfortheCityofRenton.RoadwayandDrainagereportdeterminedthat3.Sftofthefrontpropertylinewillneedtobearightofwaydedication.Astreetimprovementfeeinliuofwasestimatedat$8,030.Coalcreekhasissuedawaterandsewercertificateavailability.Water1”meterforsinglefamilyhomewithADUTotal:$19,462.32.Sewertotalis$13,600.Sewerisestimatedat8ftdeepinthestreet. Specificquestions:ADUProposedinthefrontoftheproposedresidentialhomeonthesite,Iwouldberequestingaconditionalusepermit.WhattypesofsetbackdoIneedfromtheADUtothemainhouse?ADUisproposedupfronttocutdownonimpervioussurfacesviadrivewayandowner’sprivateenjoymentofproperty.DoestheADUneedtohaveaseparateelectricmeter?HowmuchisthebuildingpermitfortheproposedresidentialhomeandtheADU?DoestheADUhaveseparateimpactfeesbuildingfees?HowmuchistheConditionalusepermitfortheADU?LocationoffrontdoorforADU?Willa1”waterlinebelargeenoughshouldthehomeneedtobesprinklered?DoestheADUneedtobesprinklered?Howclosecantheproposeddriveway(concrete)betotheedgeofthepropertyline?CanIhaveaprivategate?IfsohowfaroffofSEMayValleyRd.doesthegateneedtosit?IfSewerisnotdeepenoughwhatarerequirementsforagrinderpump?Coalcreekistellingmetheyprefernogrinderpumpbutwillallowitifnecessary.CityofRentonrequirements?OntheRoadwayandDrainagedeterminationbothTargeteddrainagereviewanddirecteddrainagereviewwherechecked.WhydoIneedtoshowboth?Impervioussurfaces,Iwouldliketoconfirmthatthe25%maximpervious(perR-1zoning)surfacesmaximumwouldbeusedonthefull1.41acres.IncludingwhateveramountofpropertyisgrantedinaneasementtotheCityofRenton.Howwidedoesthedrivewayneedtobe?Fireistellingme2Oftatthestreet,cityofRentoncodeis16ft?Isit2OftatStreetdownto16ftordoesitneedtobe20ftallthewaytothehomeandtheADU?Basedonproposedsiteplandoyouseeanyissueswithproposedsetbacks?CurrentlyalltreeslooktofallinsidetheMayCreekUSL.IfanarboristrecommendsremovalortrimmingoftreesinsidetheUSLwhatistheprocessforremovingthose?DoIneedtoprovideanarboristreport?Drainagelookstobeproposedthroughdispersiontrenches.Howclosecanthesefalltothe130or115ftstreambuffer?Propanerequirements?Seesiteplanproposal,undergroundtankproposedloftfromADUand15ftfrompropertyline,willthiswork?Whatarepropanetankrequirements? *jI-______L—4———1————3NI]HDiVV-‘----—I—-—I-4-S--V--‘:-•-S—---I--.-*‘‘S/-s*::-)\/--*/-S‘I,/ttid1CdJSSd]‘SS_X—55•/ri-IfrI4i-I 1/S’’--’•‘2,///I‘,-7**/,fr/•4ENIN/_;N__**‘—771IIN.)00SORTCOURT/-I‘21-‘IIIl-- —---_--SSS11///SI))K----/,‘------‘I/I‘‘/—,I---—S‘S‘—S!,,///SI5S-,,%s,‘//I,/,V-II,—/2_————-;H-:5<7%f/////I—————7—3,//)/——————-__3’//////7/—‘j,4’/Vt7_7-7SS——)I—-;S,I“I(_jS/,.55—I‘I/I!///-S,S7-’/SS’SS,,:/‘‘S_7-11/1/////1/-/,,/S)-—/5’1-_-.-‘--SS,//55515/55’‘,‘4/7_‘‘7/———‘S/‘1,/1/‘,,‘t”/i//S4//7-55//‘Nsj”/,)\SiS,4,’i__,V//S/:--V--/‘r”—:,‘/;,-,‘S///\_1-,I\/77//I/7/7///7/7-L/,5,,1)__5_/7€*S“/,\V///-/Ii’>rt;S7’//S/__-S‘S‘SSIS7/SI)ESLj5/7/—\////////////7,4555’/S_S5S_S_5Ss///,/S-.1-1-7-/I\\SIY/1///I,/S,‘\-‘s$STIj‘5,/,7,//,S//5VS7-)5’5,-I‘/5//S-—7/‘S,7//751,‘S////SS,-;/,/t-----///Lii-JUI—ISEY.,swSECTION34,TOWNSHIP24N,RANGE5E,W.MCITYORRENTON,KINGCOUNTY,WASHINGTON54SS_)__3’——7N5,7II_S,,*5’/I--*/5**,_3,*/1/)-------3-[‘--,/‘/-————————-———;—--N-‘/5I/---—5-Hi5S5,,,,,S5/,_[,-rUKEDKNCKLCY FTLI]JI]IhiEfZEz1_//-JyiEIHHELILiLi[17E][7L1[71LLI[1JZLZhorner_______designIassociatesIInc.(425)226—8281r\Ic, -Ia1w0LI-74t:-jt_E1 2U,CCIi.U,IIIL1=I WATERAVAILABILITYCERTIFICATETht,oorttltc,topsvt,o.t1,Depo,imeotoCommonitDevoopmootoitliinlo,rnottoooo,o,.or,touato,evoIopo,OotpopOoolDonotwriteinthisboxNumberName•BuildingPermitDPreliminaryPlatorPUDDShortSubdivisionRezoneorotherAPPliCANTSNAME:LukeDunckleyPROPOSEDUSE:SingleFamilywithADULOCATION:139XXSEMayValleyRD;TaxLot#3424059117(Att0bmap&legaldescriptioniionoonron])WATERPURVEYORINFORMATION:1A.NWaterservicewillbeprovidedbyserviceconnectiononlytoanexisting8”sizewatermain<50feetfromthesite.B.DWaterservicewillrequireanimprovementtothewatersystemof:D(1)feetofwatermaintoreachthewatersystemof;D(2)theconstructionofadistributionsystemonthesite;and/orD(3)other-seeattacheddescription2A.NThewatersystemimprovementisinconformancewithaDistrictapprovedwatercomprehensiveplan.ORB.DThewatersystemimprovementwillrequIreawatercomprehensiveplanamendment.3A.•Theproposedprojectiswithinthecorporatelimitsofthedistrict,orhasbeengrantedBoundaryReviewBoardapprovalforextensionofserviceoutsidethedistrictorcity.ORB.CAnnexationorBRBapprovalwillbenecessarytoprovideservice.4A.NWaterIs/orwillbeavailableattherateofflowanddurationindicatedbelowatnolessthan20psimeasuredatthenearestfirehydrant<135feetfromthebuilding/propertyforasmarkedontheattachedmap):RateofFlowDurationClessthan500gpm(approx.gpm)Clessthan1hourC500to999gpmC1hourto2hoursN1,000gpmormoreN2hoursormoreCflowtestofgpmCotherCA.Ccalculationofgpm(CommercialBuildingPermitsrequireflowtestorcalculation)ORWateraDDlicationrequiredforallB.CWatersystemisntcapableofprovidingfireflow.COMMENTS/CONDITIONSGeneralFacilItyChargeof$4,820;LocalFacilityChargeof$9,450(Mmapplied);SeattlePublicUtilities&MeterCharge1’:$1,606.00;Longsideservicechargeof$3,58632IkereLicertdtjtkattheaLovewatera6encijinformationistrue.Tbt5certificationshallLevalidforonesearfromthedate0fsie,nature.CoalCreekUtilityDistrictPatric4(rtlnZZnaer________________Note:Allconditionss7bjecttochange1’MeterrequiredforSingleFamilyHousewithADUTotal:$19,462.32 SEWERAVAILABILITYCERTIFICATEThistilketeproetde.theDepe1meeto!Com,rnrnit,jDeeelopm,etwithiefowrntioetoeveleotedeveiopmeetpwpo,.,l.DonotwriteinthisboxNumberNameBBuildingPermitPreliminaryPlatorPUDShortSubdivisionIllRezoneorotherAPPLICANTSNAME:LukeDunckleyPROPOSEDUSE:SingleFamilywithADULOCATION:139XXSEMayValleyRD;TaxLot#3424059117(Att.cl,emp&le,IdesuiptieniinecesnanilSEWERAGENCYINFORMATION:1A.•Sewerservicewillbeprovidedbysidesewerconnectiononlytoanexisting10,’sizesewer<30feetfromthesiteandthesewersystemhasthecapacitytoservetheproposeduse.ORB.Sewerservicewillrequireanimprovementtothesewersystemof:DUIfeetofsewertrunkorlateraltoreachthesiteand/orD(2)theconstructionofacollectionsystemonthesite;and/orIII(3)other-seeattacheddescription:2A.ThesewersystemimprovementisinconformancewithaDistrictapprovedsewercomprehensiveplan.ORB.DThesewersystemimprovementwillrequiteasewercomprehensiveplanamendment.3A.BTheproposedprojectIswithinthecorporatelimitsofthedistrict,orhasbeengrantedBoundaryReviewBoardapprovalforextensionofserviceoutsidethedistrictorcity.ORB.AnnexationorBRBapprovalwillbenecessarytoprovideservice.4Serviceissubjecttothefollowing:A.Connectioncharge:GeneralFacilityCharge$1850;SideSewerPermitof$200;LocalFacilityCharge$11,550(mmapplied)Total:$13,600.00B.Easement(s):______________________________________________C.Other:________________________________________________IherehijcertIfythatdieaboveseweragenctjInformationIstrue.Thi5certificationshallhevalidforoneIeerfromthedateofsignature.CoalCreekUtilityDistrictPatMartin::znaerç:ont)L;Jc/t7Note:Allconditionssubjecttochange DEPARTMENTOFCOMMUNITY_______________ANDECONOMICDEVELOPMENT—“RentöriEPlanningDivisionI1055SouthGradyWay,6thFloorIRenton,WA98057I425-430-7200Website:rentonwa.govROADWAY/DRAINAGEIMPROVEMENTDETERMINATIONRESULTSPublished2/1/2018l3xxxSEMayValleyRoad3424059117ProjectAddress/Location:_________________________________Parcel#(s):____________________________________DeterminationresultsarebasedontheinformationprovidedbytheApplicant.DeviationsfromthesubmittedinformationmayrequirethatanewDeterminationRequestformbesubmittedandresultinadditionalrequirements.ROADWAYIMPROVEMENTSSEMayValleyRoad...2-LaneCollectorArterialStreetName(s):_______________________________RoadwayClassification(s):________________________________NORightofWayDedicationandNOStreetFrontageImprovementsRequiredastheprojectfallswithinRMC4-6-060StreetStandardsexemptioncriteria.RightofWayDedicationand/orStreetFrontageImprovementsRequiredperRMC4-6-060.EFee-in-LieuAllowedforStreetFrontageImprovements(seeCityFeeSchedulefor$/LFoffrontage)SEMayValleyRoadisclassifiedasa2-laneCollectorArterialwithanexistingright-of-way(ROW)widthofapproximately60feet.TomeettheCity’scompletestreetstandardsfor2-laneCollectorArterialsstreets,aminimumROWwidthof83feetisrequired.Dedicationof11.5feetofROWfrontingthesitewillberequired.PerRMC4-6-060,halfstreetimprovementsshallincludeapavementwidthof46feet(23feetfromcenterline),a0.5-footcurb,an8-footplantingstrip,and8-footsidewalk,streettreesandstormdrainageimprovements.ModifiedRightofWayDedicationand/orStreetFrontageImprovementsRecommended.Fee-in-LieuAllowedforStreetFrontageImprovements(seeCityFeeSchedulefor$/LFoffrontage)TheCity’sTransportationDepartmenthasestablishedacorridorplanforthissectionofSEMayValleyRoad.ThecorridordeterminedbytheCity’sTransportationDepartmentrequiresaright-of-waywidthof67-ft.Thepavedroadwaysectionis30-if,consistingoftwo15-ftsharedbike/vehicletravellanes.A0.5-ftverticalcurb,8-ftplanterand8-ftsidewalkarerequiredalongeachsideoftheroadway.Dedicationof3.5-ftofright-of-waywouldberequired.ApplicantwillneedtosubmitanapplicationtotheCityrequestingamodificationofthestreetfrontageimprovementsasoutlinedinCitycode4-9-250C5d.TheCitywillsupportafee-in-lieuofconstructingfrontageimprovements.PPP1nflPiihlichpd2/lI7nlR IROADWAY/DRAINAGEIMPROVEMENTDETERMINATIONRESULTS(C0NT’D)IProjectAddress/Location:l3xxxSEMayValleyRoadParcel#fs):3424059117DeterminationresultsarebasedontheinformationprovidedbytheApplicant.DeviationsfromthesubmittedinformationmayrequirethatanewDeterminationRequestformbesubmittedandresultinadditionalrequirements.STORMDRAINAGEREVIEWTYPE(SeeCityofRentonSurfaceWaterDesignManualFigure1.1.2.AforReference)BasicDrainageEvaluation(Lessthan2,000SquareFeetofNeworReplacedImperviousSurface)SimplifiedDrainageReviewtRentonSurfaceWaterDesignManual,AppendixC)TargetedDrainageReviewduetoErosionHazardHigh,FloodZone,andRegulatedSlopesjDirectedDrainageReviewANTICIPATEDSUBMITTALITEMSRequiredWaivedAllChecklists/Studies/ReportsRequiredUnlessWaivedbyCityStaffjj______CivilConstructionPermitApplication______ResidentialDrainageApplication______DeedofDedicationE1______RealEstateExciseTaxAffidavit(REETA)—(SeeExampleREETAForm)i:i______ModificationApplicationandSupportingDocuments______Fee-in-LieuofStreetImprovementsApplicationEJ______SoilsReport(SeeRentonSurfaceWaterDesignManualAppendixC,SectionC.1.3)E1______WrittenDrainageAssessment(SeeExampleSimplifiedDrainageReview)______StormDrainageCovenant(SeeExampleStormDrainageCovenant)RESULTPROVIDEDBY:DEVELOPMENTENGINEERINGjchavez05/01/2019‘Determinationexpiressix(6)monthsfollowingthedateoftheDeterminationResultsprovidedthatCitycodeshavenotchangedwithinthisperiodthatwouldaffectthisdetermination.AnewDeterminationRequestwillneedtobesubmittedfollowingthisexpiration.Theapplicantiscautionedthatinformationcontainedinthissummaryispreliminaryandnon-bindingandmaybesubjecttomodificationand/orconcurrencebyofficialCitydecision-makers.RESOURCESDefinitionsRentonSurfaceWaterDesignManual(RSWDM)CityofRentonStandardDetailsCityofRentonFormsElectronicFileStandardsPep2of3Piihlichpd7/112fl1S IROADWAY/DRAINAGEIMPROVEMENTDETERMINATIONRESULTS(C0NT’D)Il3xxxSEMayValleyRoad3424059117ProjectAddress/Location:_________________________________Parcel#(s):_____________________________________DeterminationresultsarebasedontheinformationprovidedbytheApplicant.DeviationsfromthesubmittedinformationmayrequirethatanewDeterminationRequestformbesubmittedandresultinadditionalrequirements.INFORMATIONPROVIDEDBYAPPLICANT:Roadway&DrainageDetermination2019-05-0101:00PM(PST)wassubmittedbyGueston5/1/20194:00:23PM(GMT-08:00)Canada’PacthcNameValuefirstNameLukeLastNameDuncideyEmaillukedunckley@cbbam.comPhone206-255-0280AddressorLocation13905SEMayValleyRdParcel#s3424059117NewSinglefamilyHomenew_homeHomeorGarageAdditionSingleFamilyHomeNoYearofRecording,IfknownYearofRecording,ifknownLotNumberLotNumberPlatorShortPlatNamePlatorShortPlatNameEnteryourmessageEnteryourmessage.TotalSiteArea(SF)61419ExistingImperviousSurfaceArea(SF)0ExistingPerviousSurfaceArea(SF)61419NEWplusREPLACEDImperviousSurface(SF)8000NEWplusREPLACEDPGIS(SF)NEWplusREPLACEDPGIS(SF)PerviousSurface(SF)PerviousSurface(SF)Toviewthisformsubmissiononline,pleasefollowthelinkbelow:https:/rntonwagov/fomifoneaspx?objectld=15565699&contextld=9673106&stumto=submissionsNote:Thishandoutshallnotbeusedasasubstituteforcodesandregulations.TheApplicantisresponsibleforcompliancewithallcodesandregulations,whetherornotdescribedinthisdocument.Community&EconomicDevelopmentPlanningDMsionPaee3of3IPublished:2/1/2018 WETLAND&STREAMDETERMINATIONFORPRIMEMETROPOLISPROPERTIES,INC.—13921SEMAYVALLEYROADlaxParcelNo.342405-9117AcreProject#18048Preparedby:AcreEnvironmentalConsulting,LLC.1771528”Ave.NELakeForestPark,WA98155(206)450-7746For:PrimeMetropolisProperties,Inc.6947CoalCreekParkway,#747Newcastle,WA98056June18,2018 SITEDESCRIPTIONOnJune14,2018AcreEnvironmentalConsulting,LLCvisitedtheapproximate1.41-acrepropertylocatedat13921SEMayValleyRoadintheCityofRenton,Washington.ThesiteisfurtherlocatedasaportionofSection34,Township24N,Range5E,W.M.Theparcelnumberforthispropertyis342405-9117.Thepurposeofthissitevisitwastolocateandassessregulatedcriticalareasonandadjacenttothesubjectsite.AccesstothispropertyisgainedfromthenorthviaSEMayValleyRoad.Thisundevelopedsiteisoccupiedbymaintainedlawninthenorthernthirdwithestablishedforestovertheremainder.MayCreek,aTypeF(fishbearing)streamflowswestthroughtheapproximatecenterofthesite.Nowetlandsarelocatedonthesubjectpropertyandnonewereobservedoff-siteonadjacentproperties.IntheCityofRenton,TypeFstreamsreceivea115-footbufferfromthedelineatedOrdinaryHighWaterMarkaswellasanassociated15-footstructuresetbackbeyondthebuffer.WETLANDANDSTREAMDETERMINATIONThemethodsusedforassessingtheprojectareaforwetlandsandstreamsareconsistentwithcurrentFederal,State,andCityofRentonrequirements.AcreEnvironmentalConsulting,LLCusedtheroutinemethodologiesdescribedinthetheU.S.ArmyCorpsofEngineersWetlandDelineationManualproducedin1987andtheU.S.ArmyCorpsofEngineersRegionalSupplementtotheCorpsofEngineersWetlandDelineationManual:WesternMountains,Valleys,andCoastRegionproducedinMay2010tomakeadeterminationregardingthepresenceofregulatedwetlands.AcreEnvironmentalConsulting,LLCusedmethodologiesdescribedinDeterminingtheOrdinaryHighWaterMarkonStreamsinWashingtonState(WashingtonDepartmentofEcologyPublication1*08-006-001,April2008)tomakeadeterminationregardingtheOrdinaryHighWaterMark(OHWM)ofMayCreeklocatedonthesubjectsite.MayCreekwasclassifiedaccordingtotheU.S.FishandWildlifeService(USFWS)CowardinsystemClassificationofWetlandsandDeepwaterHabitatsoftheUnitedStates(Cowardinetal.,1979)andrated,bytypeaccordingtotheCityofRentonCriticalAreasRegulations,Chapter4-3-050.Buffersarealsodeterminedbythischapter.AcreEnvironmentalConsulting,LLCJune18,2018Wetland&StreamDeterminationforPMP13921SEMayValleyRoad.Page1Renton,WA MayCreek—TypeFstreamCowardin:Riverine,UpperPerennial,UnconsolidatedBottom,Cobble-Gravel,(R3UB1)RentonRating:TypeFstream,115’BufferMayCreekflowswestthroughtheapproximatecenterofthesite.ThisstreamismappedbytheCityofRentonasaTypeFstream.TheSalmonscapemapsproducedbyWDFWshowthatthisstreamisutilizedbycandidateCohosalmon(Oncorhynchuskisutch),unlistedSockeyesalmon(Oncorhynchusnerka),andunlistedCoastalCutthroattrout(Oncorhynchusclarki).IntheCityofRenton,TypeFstreamsreceivea115-footbufferfromthedelineatedOrdinaryHighWaterMarkaswellasanassociated15-footstructuresetbackbeyondthebuffer.Non-WetlandThisundevelopedsiteisoccupiedbymaintainedlawninthenorthernthirdwithforestovertheremainder.Vegetationinthelawnisrepresentedbycolonialbentgrass(Agrostiscapillaris,Fac),commondandelion(Taraxacumofficinale,FacU),filaree(Erodiumcicutarium,UpI),andhairycat’s-ear(Hypochaerisradicata,FacU).VegetationintheforestedpartofthepropertyisrepresentedbyacanopyofDouglasfir(Pseudotsugamenziesii,FacU)andbigleafmaple(Acermacrophyllum,FacU),withHimalayanblackberry(Rubusarmeniacus,Fac),osoberryfOemleriacerasiformis,FacU),salmonberry(Rubusspectabilis,Fac),swordfern(Polystichummunitum,FacU),andreedcanarygrass(Phalarisarundinacea,FacW),commonintheunderstory.TypicalsoilsonthissitehaveMunsellcolorsrangingfromdarkbrown(1OYR3/3)todarkyellowishbrown(1OYR4/4),andtexturesofgravellysandyloamfrom0to18inchesbelowthesurface.SoilsthroughoutthesiteweredryduringourJune14,2018sitevisit.AcreEnvironmentalConsulting,LLCJune18,2018Wetland&StreamDeterminationforPMP13921SEMayValleyRoad.Page2Renton,WA TERMS&CONDITIONSTheenvironmentalconsultingworkconducted,includingthisWetland&StreamDeterminationReport(collectivelythe“Services”)issuppliedtoPrimeMetropolisProperties,Inc.(the“Client”)asameansofdeterminingwhetheranywetlands,streams,and/orfishandwildlifehabitatsregulatedbytheCityofRentonCriticalAreasRegulationsexiston,oradjacenttothesite.TheServicesareprovidedinaccordancewiththefollowingGeneralTermsandConditions(the“Terms”).InacceptingtheServicesprovidedbyAcreEnvironmentalConsulting,LLC(“Acre”),theClientvoluntarilyentersintoandagreestothebindingeffectofthefollowingTerms.ThisreportisintendedtoprovideinformationdeemedrelevantintheClient’sattempttocomplywiththeregulationscurrentlyineffect.TheworkforthisreporthasconformedtothestandardofcareemployedbyprofessionalecologistsinthePacificNorthwest.Allotherrepresentationsorwarranties,whetherexpressorimplied,areherebydisclaimedconcerningtheworkorthisreport.Thisreportisbasedlargelyonreadilyobservableconditionsand,toalesserextent,onreadilyascertainableconditions.Noattempthasbeenmadetodeterminehiddenorconcealedconditions.Ifsuchconditionsexistorarise,theinformationcontainedinthisreportmayberenderedinaccurateorincompletebaseduponthoseconditions.AcreactssolelyasanindependentcontractorinprovidingtheServicestotheClient,andnothingintheprovisionofsuchServicesshallbeconstruedascreatinganagency,partnership,jointventureorothersimilarlegalrelationshipbetweenAcreandtheClient.PleasenotethatAcredidnotprovidedetailedanalysesofotherpermittingrequirementsnotdiscussedinthisreport(i.e.,structural,drainage,geotechnical,orengineeringrequirements).ThelawsapplicabletoCriticalAreasaresubjecttovaryinginterpretations.WhileAcreobservedprofessionalindustrystandardswhencompletingthisreview,theinformationincludedinthisreportdoesnotguaranteeapprovalbyanyfederal,state,and/orlocalpermittingagencies.Therefore,allworkonthispropertyshouldnotcommenceuntilpermitshavebeenobtainedfromallapplicableagencies.Ifthereareanyquestionsregardingthisreport,pleasecontactmeat206.450.7746.AcreEnvironmentalConsulting,LLC.LouisEmenhiserPrincipalWetlandEcologistProfessionalWetlandScientist#1680AcreEnvironmentalConsulting,LLCJune18,2018Wetland&StreamDeterminationforPMP13921SEMayValleyRoad.Page3Renton,WA AcreJob:180471PREPAREDFOR:L.EmenhiserProperties,Inc.___________6947CoalCreekDrawnBy:PrimeMetropolisDate:06.1518Parkway,#747Risicrn#:N/ANewcastle,WA98056SEMRO4DMAYCREEKTYPEFSTREAM115’BUFFER15’STRUCTURESETBACKNNNOTES:Thismapisapproximatebasedonaerialphotographsandsitereconnaissance.Thisdoesnotrepresentawetlandorstreamdelineation.Ifanyquestionsariseregardingthismap,pleasecontactAcreEnvironmentalConsulting.WETLAND&STREAMDETERMINATIONMAPAPPROX.SCALE1”=100’------0PMP,INC.-13921SEMAYVALLEYROADRENTON,WATAXPARCELNO.342405-9117._—————100200PREPAREDBY:AcreEnvironmentalConsulting,LLC1771528thAvenueNELakeForestPark,WA98155Phone:(206)450-7746Email:louis@acreenvironmentalcorn 3janHasS101351fl5IJ41]zmCflD-4mininoø-aiin1W.001.IrivosN401W1W5101411SSNU3W*4SXtSQ1WJV4144ml*40511444414,05140051040114,45440044304SIIfll511(30*4334000030*443013MINI15)01404SOIIOV043051404*40,4445,4130510040*4100*33445105103145144INLOI51*41WIS515050010110151551101014115151440000004403303*050005500151*014040001W11010045*1*141001035140000030:9441103015*35111S14i51450155/0501450130—5105110001431403030104*ii;is55510-‘ficnoSOC51A3MIflS3IHdViOOdO1aNyA1vaNnos (IlS‘—n==-oSM,&I-.*N•Caj,s5GV37HAfr.3.9HHrrr>>CD—I“‘n3izmcmm2flz0CDCD-’0CDmm@m0zCDZocoøiCD-4-o0--—Cx—00o0Zm-—-u0•0—/*U5110J90946—csoCDV0-0196099010401—‘—_01I69V2Pt9,66‘——.v—I9—s9Zr,-3ThNztEfl--;I•—-__t-1I_‘N’;SL:1S49064991909LIIs—ocroc069I—.A3AHflSOIHdVSOOdOIaNyASVGNflOB Thel3OftbufferalsohasaFloodareathatfallswithinthell5ftTypeFbufferanyotheradditionalsetbacksrequiredwiththefloodzonearea?CanIgetthebuildingpadsetbackof130ftreducedtoliftfromhighbank?Canapavedsportcourtfalloutsideofthel5ftsetbacks?Canapaveddrivewayfalloutsideofthe15ftsidesetbacks?Cantheinfiltrationdrainagebelocatedunderthesportcourt?Geo-tech:ProvidingsoilstestforresidentialhomeandADU.Alsoprovidingdrainagerateforstorm.Engineer:Goldsmith