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HomeMy WebLinkAboutPermit L05-010 - JONES JEFFREY - RIVERSTONE HOMES REASONABLE USEThis record contains information which is exempt from public disclosure pursuant to the Washington State Public Records Act, Chapter 42.56 RCW as identified on the Digital Records Exemption Log shown below. L05 -010 Riverstone Homes — Lot 26 4424 South 118th Street RECORDS DIGITAL D- ) EXEMPTION LOG THE ABOVE MENTIONED PERMIT FILE INCLUDES THE FOLLOWING REDACTED INFORMATION Page # tode Exemption = 8rlef Explanatory DeSclriptiop �t�tutel ule The Privacy Act of 1974 evinces Congress' intent that social security numbers are a private concern. As such, individuals' social security Personal Information — numbers are redacted to protect those Social Security Numbers individuals' privacy pursuant to 5 U.S.C. sec. 5 U.S.C. sec. DR1 Generally — 5 U.S.C. sec. 552(a), and are also exempt from disclosure 552(a); RCW 552(a); RCW under section 42.56.070(1) of the Washington 42.56.070(1) 42.56.070(1) State Public Records Act, which exempts under the PRA records or information exempt or prohibited from disclosure under any other statute. Redactions contain Credit card numbers, debit card numbers, electronic check numbers, credit Personal Information — expiration dates, or bank or other financial RCW 33, 34, 47 DR2 Financial Information — account numbers, which are exempt from 42.56.230(5) RCW 42.56.230(4 5) disclosure pursuant to RCW 42.56.230(5), except when disclosure is expressly required by or governed by other law. RIVERSTONE HOMES 4424 S 118 ST LOT 26 L05 -010 Typelof Permit Applied_for: Department of 'Community Development Steve Lancaster Director TO Jeffrey ,S: Jones ,Applicant William A. Looney Owner King County Assessor, Accounting Division Washington State Department of Ecology Agencies with Jurisdiction All JParties of Record This letter serves a "s a notice of decision ,and is issued pursuant to'TMC 18,104.170 on the following project 'and permit, approval: ;Project F_ile_Number: L05 =01 Applicant: JeffreyS: -Jones, for Riverstone Homes Reasonable U "se Proje"ct_Description: To construct 'a single- family home on 'a '9 200 sq, ft. parcel that is completely constrained by a Type 3 wetland or wetland buffer. The applicant is proposing, to ilk 3,149 sq. ft: of the parcel for the residential Site With the remainder of the parcel to'remain undeveloped. A wetland mitigation plan is pending approval. Location: 4424 S: 1 11 Street,'Tukwil'a ,Associated Files: E05=002, (SEPA) D04 -37I (building permit) Co mprehensive_Plan Low Density Residential Designation/Zoning !District: Low Density Residential , (1ACITZiVersttine Moines \Reasonable ls6\N6t eTrdo e. -NMI-CEDE DECISION iL DECISION L PROJECT INFORMATION Page d of 3 05/27/2005 3 :13 PM Steven M Mullet, Mayor May 27, .2005 ,SEPA_Deterrrtination' 'The City SEPA Responsible' Official ha "s . determined that this ,application ' doges not require a ISEPA threshold determination because .it is 'categorically exempt, determined that the project, ,as proposed, does not require - a 'threshold determination under SEPA because it 'qualifies as ,a planned .action pursuant to WAC 197 ='1d -172, that the probable 'significant adverse environmental impacts 'of The project were adequately analyed in the EIS previously prepared for the t5300 1561 thcenter - Boulevard: Suite #100 • Tukwila: Washington '981'88 "o Phone: 206 -431 -3670 ' Fax: 206 - 431 -3665 Notice of Decision L05 -010 Riverstone Homes Reasonable Use May 27, 2005 • O planned action and will implement the conditions and mitigation measures imposed by the planned action approval. X determined that the project, as proposed, does not create a probable significant environmental impact and issued a Determination of Non-Significance (DNS), or l determined that the project does not create a probable significant environmental impact if specific mitigation conditions are imposed on the project and issued a Mitigated Determination of Non - Significance (MDNS) requiring compliance with those mitigation conditions, or Ci determined that the project creates a probable significant environmental impact and required preparation of an Environmental Impact Statement (EIS) on the project. Decision on Substantive Permit: The City Planning Commission has determined that the application for a reasonable use permit does comply with applicable City and state code requirements and has approved that application based on the findings and conclusions contained in the staff report, subject to any conditions which are set forth in the Decision. The staff report recommended one condition of approval: 1. Revise Mitigation Plan to: a. specify details on the removal, control and off -site disposal of Reed Canarygrass. b. specify details of live stake Red Ozier Dogwood (length, source, installation methods, etc.) III. YOUR APPEAL RIGHTS The Decision on this Permit Application is a Type 4 decision pursuant to Tukwila Municipal Code 18.104.010. Other land use applications related to this project may still be pending. One administrative appeal to the City Council of the Planning Commission Decision is permitted. No administrative appeal of a DNS or an EIS is permitted. If an MDNS was issued, any person wishing to challenge either the conditions which were imposed by the MDNS decision or the failure of the Department to impose additional conditions in the MDNS must raise such issues as part of the appeal. IV. PROCEDURES AND TIME FOR APPEALING In order to appeal the Planning Commission decision on the Permit Application, a written notice of appeal must be filed with the Department of Community Development within 14 days of the issuance of this Decision, that is by Friday, June 10, 2005. The requirements for such appeals are set forth in Tukwila Municipal Codel8.l 16. All appeal materials shall be submitted to the Department of Community Development. Appeal materials MUST include: 1. The name of the appealing party. 2. The address and phone number of the appealing party; and if the appealing party is a corporation, association or other group, the address and phone number of a contact person authorized to receive notices on the appealing party's behalf. q: \cl \Riverstone Homes \Reasonable Use\NotDec.doc Page 2 of 3 05/27/2005 3:13 PM Notice of Decision L05 -010 Riverstone Homes Reasonable Use May 27, 2005 • 0 3. A statement identifying the decision being appealed and the alleged errors in the decision. 4. The Notice of Appeal shall identify (a) the specific errors of fact or errors in application of the law in the decision being appealed; (b) the harm suffered or anticipated by the appellant, and (c) the relief sought. The scope of an appeal shall be limited to matters or issues raised in the Notice of Appeal. V. APPEAL HEARINGS PROCESS The City Council hearing regarding the appeal shall be conducted as a closed record hearing based on the testimony and documentary evidence presented at the open record hearing conducted by the Planning Commission. The City Council decision on the appeal is the City's final decision. Any party wishing to challenge the City Council decision on this application must file an appeal pursuant to the procedures and time limitations set forth in RCW 36.70C. An appeal challenging a DNS, an MDNS or an EIS may be included in such an appeal. If no appeal of the City Council decision is properly filed in Superior Court within such time limit, the Decision on this permit will be final. VI. INSPECTION OF INFORMATION ON THE APPLICATION Project materials including the application, any staff reports, and other studies related to the permits are available for inspection at the Tukwila Department of Community Development, 6300 Southcenter Blvd., Suite 100, Tukwila, Washington 98188 from Monday through Friday between 8:30 a.m. and 5:00 p.m. The project planner is Carol Lumb, who may be contacted at 206 - 431 -3661 for further information. Property owners affected by this decision may request a change in valuation for their property tax purposes. Contact the King County Assessor's Office for further information regarding property tax valuation changes. 684,4-t Ci�� Department of Community Development City of Tukwila q: \cl \Riverstone Homes \Reasonable Use \NotDec.doc Page 3 of 3 05/27/2005 3:13 PM 30 • 1 O' EXISTING LINE OF VEGETATION RIVERSTONE HOMES, INC. - TUKWILA SITE • • EXISTING LINE OF VEGETATION SPLIT RAIL FENCE SEC. 10, TWP. 23N., RGE 4 E., W.M. EXISTING LINE OF VEGETATION 3 SBV 6 DVD MITIGATION AND LANDSCAPE PLAN WETLAND SIGN sea 0 17 ti Ltt clpel 5 EGA 3' O.C. HOUSE --PATIO 2,424 SF PORCH -- PLANT SCHEDULE COr.'Vrv;sown KF_MPC naE 5111:A SPRUCE PICEA 517CNOJe98 KESTEZN REO CEDAR r^4VP PLUCCATA OREGON A5" FFAwLU5 L4rIF7ll3 NOi7r.A R(T_{ Q08-m. ,WYA-+rvP TNC.63E.11• LONGER' l 'Ol1YRATA RFD -OSIER RDGWOCD 001018)8 5E0CEA NOTE' 0^C. GOGW000 811150L EGUPLS 3 CUT?N65 PLANTING AND STAKING DETAIL SPLIT RAIL FENCE DETAIL MITIGATION DESIGN BY J. S. JONES AND ASSOCIATES, INC. Environmental Consultants Wetted; Streams, sad Wildlife ww WETLAND SIGN DETAIL WOODY DEBRIS DETAIL PLANT MATERIAL LEGEND McOres D'ow'n Tde.orr. R 1 Mole.d ACre, Common Nyne Bma3ed Name 54• men EGA Eme-de areenht Mews 11,0 occilertass Fixraa riree 61yrJ13i8 Node -Gem 0V.er polmhsn 1 Vi cd_B35 -3l1Y- Iatce. RSM Red Saner MxlO .ACS '„Crum Vea Se se•.' 3 coU536- '1ucre: at 6 y>.:11 "-Ws QV: David Neon-1m Vbrsnnn dow04 17.17 /Won . 56V Sprbq Bedew, - V0Vrm Vpur1.m were 3p1ig cwr 1n' ! p icon'. ;mewl mom PLY 6 Oev Leal Nan' acaas 'Sreea de Crro 1 pOJeon. at .d' oe a •rv.per spoon L.f i Fr L,rlresvavn Lrmodora dS ' paler* O. 35 oe of Ircxgp10 cream; L5HN ...rowed ...+h Fine Lawn ¢nerd -Care Lawn' from E41a Gray. Inc ..tee atermre 0.10 for sod from Caat-1 seen T+.rry Sadrerne. punch, WA SITE SPECIFIC NOTES fOr1UL!.N MOW STO7, babel nald i ma. carp. S width. 7 dcp•h m dose of !crane ad fere.. LANDSCAPE CONSTRUCTION NOTES I. Owner 10 .ecsre off necessa, pentms per Cary of TJ.... rearemen 3. Al work on-Fyn-ad chat .onfOrm with Sc Ch. of ad O. dMYA awl trq -'ran reehmems. -des 0'•d .00GR reions ? Lo sore. p1-area' Ond wo d dsrup1 , of on above 0.H Mbw prose utabes at rte fcpnres p'b to covmcran Canrcr.0' s resporls fo dry reslitmp eel-opts dun mp construe C 1 befae your dp of l oat 43 c. Own Newryde by removing on u-oeslrob!e .epetmbn re00r4 ;- asses, weeds. CIa.-kberne,, *wren trod' old poplar seedlnps lnck.dnp reins. Leave s.yade m ....cope yeas roans.. 3 beer posing n erne Cris ar4 5 MO.. ewre Irmo arcos. Remove at dots from rte 5. P•o..oe ...mom 6" cepth 60.40 non. from P,ger x e Topsol ;:53) 833-037.0 n on CrJo bed.. 80 sbprone b. rmoICbrq and add tweed on sorfoce. .'+ad addhbr10 resod es reeled to Centel stab beds [eCS p mewed berms. 6. tte.[ye mriman d' deed. 6C-c0 WA from Pape, Sand Toesed 0 633-037d. d Pa. beds. 5ca4 •tp'ak a 1010 4 odd =pod a. stwfoce. Add eldmew tepsol as reeled to resew are 'eve lawns ..dewed. 1 Tip Lowe Rid Grow La... from Era Grdv. Oe. Wm ohempte Cd for sod Fred. Court, Green Tru+ty Steeerne hd•• 811100 WA 7. Pro . mnnvm 7 Cad, fine blend Wro-fir Scot 10 m plalnrq reds. Hub from Saved., e ases. ktm•. Wesnor -^t F7 A plow'. beds an Io..n yews top of a, corps ore works. Stye cs pb+Yq Can,. W loot creep 10 don. 5. Pro.fde one b 0110' wcram Ford plant rnaeas ad w sin o.sw. 9. verlh 0'i owntmes sM.m on the Clam bsi atl cans. d dsyeO.'nldes edst between the red. reye.erearon arO the rurnene bawls. the revile rlcre.ono woe rue. 152 .••n n ob mantas at be seedoen doer. with Put... r et,od er'sic one 6sn e. weees of er.n.e bona Fv*kre alcmags web 'Osmxpre" dam 'cr latdl 3 cups per met .0ryer than 3,1 GC per tree 1N* tun 3. p. "Can' 5 ¢s_ S'S per 7 od 1 Coro. VS sus per 6' 0010 d pars. 0p0e m rose 71'7 d'e. -alto was been related. n . *Pure p droi.ope e< Wa.Tmp isles any r0' repo.; don* mere'ds N po Ides do net acn e' 1 heo.5 day .Oils 0'e cOdem ow,. a, es:ac. 0os'r R11 Ol daemon beds 41a.n ye,s TO wtth 1' of top Of all curbs ono .alts 13c1n d Wong beds Wd P.O Yew 10 room 13. ...yen ro de removed 3 10rn nerve eerronc, cub ,r dam,lp beds af'e Nem; is con4er•d std 510 O ^b•eri a petaled ': 8 J'fs:.1 5iT•UGE WESTERN REC CEDAR CREGCN ACC-1 N00T1.A ROSE TW'e- BERRY PLANT SCHEDULE RCEA S'TC. 51 B T :tV A 9JCATA FBA N1J5 LATIFOUA 0099 NU TM. NA LONIGERA 1WCWCRATA RED -C9ER 009 C_^RNUS SECCE4 ' N'OTE. EAC:t DOGWOOD SYHBCL ECL'ALS 2 CUTTINGS PLANTING AND STAKING DETAIL SPLIT RAIL FENCE DETAIL are 8 9-6 R 8 d-6 FT 10 s¢ FT 15 1GAL 15 1GAL 7C MITIGATION DESIGN 03Y J. S. JONES AND ASSOCIATES, INC. Environmental Consultants WetlsrMs, States, sod Wildlife WOODY DEBRIS DETAIL WETLAND SIGN DETAIL rniMai 1 eroe.ae. PLANT MATERIAL LEGEND vtdcetes Orman, Tdera• goer Motet-id Ab. Ccrcnon Noce Boran6-1 None St— trees EGA Erne-old Green Arto.Mtae Tsyo elenait 'Emerald Gran: 6t. XtG Jopo - ese H,-rt. St cm Ater pefr, a. 1Vi cd..'5d 31oh -rn,.i ern RSM Red Sunset Maple Moat ruttier Red Stnset' r• cdA35- notched of 6 once seTUbs 090 David VF um SEV Spring Beane• Vtunrn LAtAN Vibtenvn .0,659 Viburnum nnue 'Sphg Boo :eo' SITE SPECIFIC NOTES 12,02 /cart. 2m Sot /core roved emir DO' B D_a. Lils YemaaoMs'Stete de C d 1 ga,'ccn. Y 2d' o. of .na9Ja spat y L'rheswvn Lithodaro apse 1 ad./ cent of 33 cc of on-hr swag hirdrosted W M Fhe Low Ropd -Gr: L t lion Bno Gras, he won alternate bid for cod from Ceun-y Green T.vity Severe. Ohneaa WA IOMULCH MON' 69017. Mstot mdeh mow st-ia. 6' ..Ch, 2 dr.M at base e lbnee sal feree. LANDSCAPE CONSTRUCTION NOTES 1. Owner to sec_re of cartoon permits per C of Tut 1a reci -erre 2. All wok oerlormed shill conform with the Coot Tut 10, im'scace and hr'rgomon recW.ene . P. codes and scee.ka:as 3. Locate. protect anal mead dsrupnon of of above cad beta. ;rode utdmies ad ste feaves 018 to coesnxren Gant c_.a is responsible for try rest:• 9 damages &ring constr. CM berate va. Co at 1 (800; d2d1 -5555. d. Orton subseade by re. vvq on undesirable •egetm'bt rclu6ng g -onus weeds, &xkbe^ks. scot, boon td rode seeding. Yctudng roots. Lease side; -ode h lardecmpe oreas minimum s belo.. 00. n sinne beds vd 5 ' bslar po lawn teas Remove di debris ham stir. 5 aoesoe mirimtm 6 depth 60 -40 min from G ;et Sexed ToctOl X53; 23,6-0374 n d stet beds Snot' seg-ade bs -atotO g and ado tcpsed at su face..Add addn td topsoil as needed to comae slot, beds inc ueng reared hems 6. bet.1de minimum d' depth 60-40 min Iron Huge. Sard Topsoil (253' 233037• n as lawn' beds Sc >5 spode bat tcnpmg d odd topsos an surface Add oiit•o1 topsoil as reeded to came✓ c d test' bwns. Yydoseed w-h ' ne Lee' Rood Grow Lawn from Brtr G-coo. inc. with dterncte bid ft sod from Ccvrn Geer. 7.-Acv Scene from Ore WA 7. gosdde nvrimrn 7 der✓'. 410 t - hem-Or tn:ioh to all Coming beds. notch from Saw3at agret. f=ed kk'ess'r9, Cal of :touring beds old UK. Leos to W RN 1 - a top of da corns c od wd!LS. Scce d elo -ttg beds old to.n cress to Can 2. betide one (1) vet wen am, r... of pant reterds f w lconsbo. 9. Vere• do Cut^Itles shown on the clone Fst esd Cane. 1f decreande s p-,050 heN•ro the croeio represent td rte rte dotal,. the Vap'%c rettseno-o. s Ne IC ad ala" motends to be scecimen G.uch/v..:M SLI. s,m-etricd cork ad'doge. rseee omen.•se noted Fe-doe pfont'1t s with'Csmocote' cant gr Jes. Instal 7 cups Pen •roc id -ga Mm 3,1 c,e per tree less ninon 3'. 1,2 c per 5 gal 1 .' 4 per 2 ad 1 gat • V8 cup per 6 and .f" pots. Pace on base Coot that ti's Ica been rsto ft. m re xocer S'oin•ge a at ald^ting 'lees p^cr to Instdfrg pion , rate-ids if plathg Ides &c nc' anon cr' teo.Y tar soils one cadent c:41 Oct bds.s_ a :i act 61101 ptamng beds xe Ic.n 0 ter W thin I' of top of tl cabs and .woks Bern a• doming beds cod t o xec..0 Cron 13. Ae; St to be renewed 5 +.• benind en co-t ,r claming bed. oft.- pa*g is catcleted odd barre do^!'ta'e08 -s nstaecd City of Tukwila Department of Community Development 6300 Southcenter Boulevard • Suite 100 Tukwila, WA 98188 -2599 City of Tukwila Department of Community Development 6300 Southcenter Boulevard • Suite 100 Tukwila, WA 98188 -2599 City of Tukwila Department of Community Development 6300 Southcenter Boulevard • Suite 100 Tukwila, WA 98188 -2599 William A. Looney P.O. Box 1435 Tacoma, WA 98401 Robert Jensen 11682 44th Avenue South Tukwila, WA 98178 Jeffrey S. Jones J.S. Jones & Associates 35316 28th Avenue South Federal Way, WA 98003 NAME ADDRESS CITY, STATE, ZIP PHONE PROJECT /SUBJECT 1: Q iD .� Si✓ /J ? � �' S /V .- -�1 4 tea- 7 f 17& 767 t 16 o G 05 0) 0 2. l ( s-,,L . by -rr• 10545 WII( 24 A N4M ,.O,e1 G/�- i GS' z 306,22,8; 4-0( 120-5 ( 9 3. Kwiiv F �1 /c15 r' / /ow XM . � ,frVc l,9 Ij4 9 C, O 2.- 4. 5. 6. 7. 8. 9. 10. 11. 12. BAR / PLANNING COMMISSION PUBLIC HEARING MAY 26, 2005 Persons wishing to speak, swear or affirm to tell the truth in the testimony that they will be giving. Dept. Of Community Development City of Tukwila AFFIDAVIT OF DISTRIBUTION I. V Gux HEREBY DECLARE THAT: Notice of Public Hearing Determination of Non - Significance Project Name: Notice of Public Meeting +/ i't'zQg— Mitigated Determination of Non - Significance Project Number: Board of Adjustment Agenda Pkt Mailer's Signature: 0/ Determination of Significance & Scoping Notice Board of Appeals Agenda Pkt Notice of Action Planning Commission Agenda Pkt Official Notice Short Subdivision Agenda Notice of Application Shoreline Mgmt Permit Notice of Application for Shoreline Mgmt Permit __ FAX To Seattle Times Classifieds Mail : Gail Muller Classifieds PO Box 70 - Seattle WA 98111 Other N eGl s( ©, Was mailed )o each of the addresses listed on this day of year 200c P:GINAWYNETTA/FORMS /AFFIDAVIT -MAIL 08/29/003:31 PM in the Project Name: +/ i't'zQg— 0\ Project Number: L -O S— Ol 0 Mailer's Signature: 0/ Person requesting mailing: (T L-uJIl4D Was mailed )o each of the addresses listed on this day of year 200c P:GINAWYNETTA/FORMS /AFFIDAVIT -MAIL 08/29/003:31 PM in the K City of Tukwila Department of Community Development 6300 Southcenter Boulevard • Suite 100 Tukwila, WA 98188 -8548 City of Tukwila Department of Community Development 6300 Southcenter Boulevard • Suite 100 Tukwila, WA 98188 -8548 WA DEPT OF ECOLOGY SEPA REVIEW SECTION P 0 BOX 47703 OLYMPIA, WA 98504 -7703 K.C. ASSESSOR'S OFFICE ACCOUNTING DIVISION 500 4 AVE — RM 709A SEATTLE, WA 98104 City ofTh Department of Community Development 6300 Southcenter Boulevard • Suite 100 Tukwila, WA 98188 -2599 City of nikwila Department of Community Development 6300 Southcenter Boulevard • Suite 100 Tukwila, WA 98188-2599 City of Tukwila Department of Community Development 6300 Southcenter Boulevard • Suite 100 Tukwila, WA 98188-2599 William A. Looney P.O. Box 1435 Tacoma, WA 98401 Robert Jensen 11682 44th Avenue South Tukwila, WA 98178 Jeffrey S. Jones J.S. Jones 6 Associates 35316 28th Avenue South Federal Way, WA 98003 HEARING DATE: NOTIFICATION: FILE NUMBER: ASSOCIATED PERMITS / ACTIONS APPLICANT: REQUEST: LOCATION: COMPREHENSIVE PLAN DESIGNATION: ZONING DISTRICT: SEPA DETERMINATION: STAFF: RECOMMENDATION: CL City of Department of Community Development Steve Lancaster, Director q:ARiverstone Ilonies\ ReasonablciUseARUstaft= ipt:cfoc STAFF REPORT TO THE PLANNING COMMISSION Prepared April ;2.9, 2005 May 26, 2005 E05 =002 (SEPA Determination) D04 37 Building Permit Notice of Application mailed April 8, 2005 to property owners within 500 feet. Notice of Hearing mailed May 11, 2005 to sUrroUnding property owners and parties of record and posted May 11, 2005. Notice of Hearing published in Seattle Times May 13, 2005 L05-010 (Reasonable Use Exception) Jeffrey S. Jones for Riverstone Homes 0 To construct a single- family home on a 9,200 sq. ft. parcel that is completely constrained by a Type 3 wetland or wetland butter. The applicant is proposing to use '3149 sq. ft. of the parcel for the residential site with the remainder of the parcel to remain undeveloped. 4424 S. 118 Street, Tukwila Low IDensity Re "siden t-ial (LDR) Low Density Residential (LDR) Determination of Nonsigniflcance issued April 28, 2005. Carol Lumb, Senior Planner Sandra Whiting, Urban Environmentalist Approval Paee I uI R '04/29/2005 1 :13 PM Steven M. Mullet .Mayor 6300 Southcenter Boulevard. Suite #100 • Tukwila. Washington 98188 • Phone: 206 =431 =3670 • Fax: 206= 431 -3665 • S L05 -010: Riverstone Homes Reasonable Use Staff Report April 29, 2005 ATTACHMENTS: A. Full Plan Set, including Wetland Mitigation Plan sheets prepared by Jeffrey S. Jones B. Applicant's Reasonable Use Narrative C. TMC 18.45.115, Exceptions D. SEPA Determination and Staff Report VICINITY /SITE INFORMATION Project Description: FINDINGS The applicant is proposing to construct a single - family home on a 9,200 sq. ft. parcel that is completely constrained by a Type 3 wetland or wetland buffer. The applicant is proposing to use 3149 sq. ft. of the parcel for the residential site with the remainder of the parcel to remain undeveloped. Existing Development: The parcel is undeveloped and the last on a short dead end street in the northeastern part of Allentown. The parcel is pictured below — the subject property is the long rectangular parcel next to the triangular parcel that abuts the BN property. CL q: \Riverstone Homes \L05- 010RUstaff- rpt.doc Page 2 of 8 05/05/2005 8:52 AM L05 -010: Riverstone Homes Reasonable Use Staff Report April 29, 2005 Surrounding Land Use: Residential development lies to the north, south and west; the Burlington Northern rail yard is located on the east side of the site. Topography: The site is flat. Due to filling on the surrounding properties, the site is two to three feet lower than the parcel on the west and approximately four feet lower than the rail yard to the east. Vegetation: The site is vacant and composed completely of a Type 3 wetland and wetland buffer. The plant community is comprised of plants characteristic of wetlands — reed canarygrass, creeping buttercup, black cottonwood, pacific willow and Himalayan blackberry. Sensitive Areas: As noted under Plants, the entire property, 9,200 sq. ft. is either Type 3 wetland or wetland buffer. Approximately 35% of the site will be used for development leaving the remainder of the parcel undeveloped. The SEPA Checklist states that 3,750 sq. ft. of mostly reed canarygrass will be removed in the area of the building site. The mitigation plan for filling the wetland proposes enhancement of the remaining wetland. A variety of native trees and shrubs will be planted along the western side of the parcel, with invasive species removed by hand or with hand -held machinery. The undeveloped portion of the parcel will be surrounded by a split rail fence and signed to identify the presence of a wetland. BACKGROUND 0 This application is the result of a building permit submitted in 2004 to construct a single - family residence. During review of the permit application, it was determined that the site contained wetlands. As a result, the applicant submitted a SEPA Checklist and Reasonable Use applications for review. The project is vested under the former environmental regulations in TMC Chapter 18.45. DECISION CRITERIA — REASONABLE USE EXCEPTION The reasonable use criteria established in TMC 18.45.115(C)(4), the City's Sensitive Areas Ordinance, apply to this project since in order to construct the single family home, a Type 3 wetland and wetland buffer must be filled (TMC 18.45.080(C)(1)(b)). TMC 18.45.080 C. 2.b. states that in order to achieve the City's goal of no net loss of wetland functions and acreage, CL q:\Riverstone Homes \L05- 010RUstaff- rpt.doc Page 3 of 8 05/05/2005 8:52 AM L05 -010: Riverstone Homes Reasonable Use Staff Report April 29, 2005 alteration of wetlands requires the applicant to provide a restoration, enhancement or creation plan to compensate for the impacts to the wetland and such compensation is to be at a ratio of 1.5:1. (emphasis added) In the following discussion, the reasonable use criteria from the City's Sensitive Areas Ordinance (TMC 18.45.115 4.) are shown below in bold, followed by staffs comments. For the applicant's response to the criteria, see Attachment C. All of the criteria in TMC 18.45.115 4. must be met in order for a reasonable use application to be approved. (a) No reasonable use with less impact on the sensitive area and its buffer is possible; CL The zoning for this parcel is Low Density Residential (LDR), which permits the construction of a single - family home as the primary permitted use. The other permitted uses in the LDR are: animal veterinary if there is access to an arterial; public parks, trails, picnic areas and playgrounds; and shelters. Two of the uses would have more impact on the parcel than a single - family (shelters and animal veterinary); the parcel is not on the City's CIP list as a possible park site. The applicant is proposing to limit the size of the building footprint by constructing a two story dwelling to minimize the amount of area needed for the house and yard. (b) There is no feasible on -site alternative to the proposed activities, including reduction in size or density, phasing of project implementation, change in timing activities, revision of road and lot layout, and /or related site planning activities that would allow a reasonable economic use with fewer adverse impacts to the sensitive area and its buffer; The parcel is long (230 feet) and narrow (38.12 feet) comprising 9,200 sq. feet. The applicant is proposing to use 3,149 sq. ft. of the parcel to construct the residence, which has a 1,247 sq. ft. building footprint, provide the required 20 -foot front setback, five -foot side yard setback and a backyard area of 570 sq. ft. The remainder of the site will remain undeveloped. (c) As a result of the proposed development there will be no increased or unreasonable threat of damage to off -site public or private property and no threat to the public health, safety or welfare on or off the development proposal site; The site is lower than the properties adjacent on the west. Storm water run off will be directed off site to a ditch that lies across S. 118 Street. It does not appear that there will be an increase in the threat of damage to off -site public or private property, nor will there be a threat to the pubic health, safety or welfare if the single family home is constructed. q:'Riverstone Homes'L05- 010RUstaff- rpt.doc Page 4 of 8 05/05/2005 8:52 AM L05 -010: Riverstone Homes Reasonable Use Staff Report April 29, 2005 (d) Alterations permitted shall be the minimum necessary to allow for reasonable use of the property; (e) The proposed development is compatible in design, scale and use with other development with similar site constraints in the immediate vicinity of the subject property; (g) CL As discussed above under b., the applicant is limiting the building footprint to 1,247 sq. ft. and using just over one -third of the parcel for the residence and the required setbacks. The site plan establishes a rear yard area of 571 sq. ft. (15 feet by 38.12. ft.), and leaves the remainder of the parcel — 158 feet by 38 feet or 6,051 sq. ft. - undisturbed. The wetland mitigation required to compensate for the development on the parcel will be located on the undeveloped portion of the parcel. The development to the north and west of this parcel is single family residential, the same as what is proposed on this parcel. The development on the east, in an area zoned Manufacturing Industrial Center/Heavy, is industrial in character. (f) Disturbance of sensitive areas has been minimized by locating the necessary alterations in the buffers to the greatest extent possible; The entire site is comprised of Type 3 wetland with some wetland buffer on the edge of the parcel. The house has been sited to comply with the front yard setbacks required by the zoning code — 20 feet. The building footprint is 1,247 sq. ft., approximately 200 sq. ft. less than the home on the west. The inability to derive reasonable use of the property is not the result of actions by the applicant in segregating or dividing the property and creating the undevelopable condition after the effective date of the ordinance from which this chapter derives; and It does not appear that any actions on the property owner's part created the wetland conditions on the parcel. The wetland conditions on the parcel may have been impacted by development on adjacent properties, as this parcel is the last in this area to be developed. Other parcels appear to have used fill to raise the level of the property, which may in turn have directed more water onto the subject site. (h) Any approved alteration of a sensitive area under this section shall be subject to conditions as established by this chapter and will require mitigation under an approved mitigation plan. Approval of a reasonable use exception shall not eliminate the need for any other permit or approval otherwise required for a project, including but not limited to design review. q:\Riverstone Homes \L05- 010RUstaff- rpt.doc Page 5 of 8 05/05/2005 8:52 AM L05 -010: Riverstone Homes Reasonable Use Staff Report April 29, 2005 The applicant's proposal includes the enhancement of the remainder of the parcel under a wetland mitigation plan (as illustrated in Attachment A). The City's Urban Environmentalist has reviewed the mitigation plan. The planting plan proposed by the mitigation plan is acceptable, however, details on the removal of the Reed Canarygrass must be worked out. In addition, specifications for the live sakes of Red Ozier Dogwood must be provided. These details will be included in the final mitigation plan. The applicant's mitigation plan is subject to review and approval by the Director of Community Development based on the criteria established in the Sensitive Areas Ordinance. No land altering or building permits will be issued until the mitigation plan has been approved. In addition, TMC 18.45.080(C)(2)(e) states that where feasible, compensatory mitigation projects shall be completed prior to activities that will permanently disturb wetlands and immediately after activities that will temporarily disturb wetlands. Construction of compensatory projects shall be timed to reduce impacts to existing wildlife, flora and water quality, and shall be completed prior to use or occupancy of the activity or development. REASONABLE USE EXCEPTION CONCLUSIONS Reasonable Use Guidelines: a. No reasonable use with less impact on the sensitive area and its buffer is possible; b. There is no feasible on -site alternative to the proposed activities, including reduction in size or density, phasing of project implementation, change in timing activities, revision of road and lot layout, and /or related site planning activities that would allow a reasonable economic use with fewer adverse impacts to the sensitive area and its buffer; CL The zoning for the property is Low Density Residential, which has a limited number of permitted uses. Of the permitted uses in LDR, public parks and trails would have the least impact on the parcel, however the site is not on the City Park's Department CIP list. Of the remaining permitted uses, a single family home would have the least impact on the sensitive area and buffer. The parcel is 9,200 sq. ft. in size; of that, the applicant is proposing to use 3,149 sq. ft., just a little over one -third of the parcel, to construct a single family home with a small back yard. The building footprint is 1,247, 200 sq. feet less than the adjacent single family home. The back yard area is limited to 570 sq. ft. A split rail fence will be used to isolate the undeveloped portion of the property and prevent intrusion. Signage will be used to identify the location of the wetland and buffer areas. The house is as close to the road as allowed by the Zoning Code, so all means to minimize impacts have been taken. q:\Riverstone Homes \L05- 010RUstaff- rpt.doc Page 6 of 8 05/05/2005 8:52 AM L05 -010: Riverstone Homes Reasonable Use Staff Report April 29, 2005 c. As a result of the proposed development there will be no increased or unreasonable threat of damage to off -site public or private property and no threat to the public health, safety or welfare on or off the development proposal site; The proposal will not increase the threat of damage to property nor will it threaten the public health, safety or welfare, either on or off -site. Storm water run off will be directed off -site to a ditch that lies across S. 118 Street. d. Alterations permitted shall be the minimum necessary to allow for reasonable use of the property; e. The proposed development is compatible in design, scale and use with other development with similar site constraints in the immediate vicinity of the subject property; (f) Disturbance of sensitive areas has been minimized by locating the necessary alterations in the buffers to the greatest extent possible; (g) CL The building footprint is being limited to 1,247 sq. feet, with a back yard area of 570 sq. ft. This results in an effective lot size of 3,149 sq. ft., about the minimum reasonable for a single - family house. The new house would be compatible with the existing adjacent houses. The entire site is comprised of Type 3 wetland with some wetland buffer on the edge of the parcel. The house has been sited to comply with the zoning code's requirement of a 20 -foot setback in the front. The inability to derive reasonable use of the property is not the result of actions by the applicant in segregating or dividing the property and creating the undevelopable condition after the effective date of the ordinance from which this chapter derives; and The parcel is Lot 26 of C.D. Hillman's Meadows Gardens, Division 1, a plat recorded November 1, 1905. It does not appear that any actions on the parcel owner's part created the wetland conditions on the parcel. The wetland conditions on the parcel may have been impacted by development on adjacent properties, as this parcel is the last in the immediate area to be developed. Other parcels appear to have used fill to raise the level of their property, which may in turn have directed more water onto the subject site. q:\Riverstone Homes \L05- 010RUstaff- rpt.doc Page 7 of 8 05/05/2005 8:52 AM L05 -010: Riverstone Homes Reasonable Use Staff Report April 29, 2005 (h) Any approved alteration of a sensitive area under this section shall be subject to conditions as established by this chapter and will require mitigation under an approved mitigation plan. Approval of a reasonable use exception shall not eliminate the need for any other permit or approval otherwise required for a project, including but not limited to design review. Based on the information provided to -date by the applicant, staff recommends approval of the reasonable use request with the following condition: INFORMATION ITEM: The project will be reviewed to determine the applicability of TMC 18.45.080(C)(2)(e), which requires, where feasible, compensatory mitigation projects be completed prior to activities that will permanently disturb wetlands and immediately after activities that will temporarily disturb wetlands. Construction of compensatory projects shall be timed to reduce impacts to existing wildlife, flora and water quality, and shall be completed prior to use or occupancy of the activity or development. CL q:\Riverstone Homes \L05- 010RUstaff- rpt.doc The applicant's proposal includes a wetland mitigation plan that has been reviewed by the City's Urban Environmentalist and found acceptable with two minor revisions that will be required. As part of the mitigation plan, the undeveloped portion of the site will have a split rail fence and signage to protect the wetland and buffer area. The mitigation plan is subject to review and approval by the Director of Community Development based on the criteria established in the Sensitive Areas Ordinance. No land altering or building permits will be issued until the mitigation plan has been approved. REASONABLE USE EXCEPTION RECOMMENDATION 1. Revise Mitigation Plan to: a. specify details on the removal, control and off -site disposal of Reed Canarygrass. b. specify details of live stake Red Ozier Dogwood (length, source, installation methods, etc.) Page 8 of 8 05/05/2005 8:52 AM RECEIVED FEB 17 2005 Reasonable Use Exception DEVELOPMENT COMMUNITY Review Guidelines Criteria, TMC 18.45.115(4) a. No reasonable use with less impact on the sensitive area and its buffer is possible. The proposed application is for a two -story wood framed single - family residence. The entire parcel is wetland. The property is zoned residential, which is consistent with the neighborhood. There is no reasonable use with less impact on the property. Riverstone Homes, Inc. 4424 S. 118 St., Tukwila • o b. There is on feasible on -site alternative to the proposed activities, including reduction in size or density, phasing of project implementation, change in timing activities, revision of road and lot layout, and/or related site planning activities that would allow a reasonable economic use with fewer adverse impacts to the sensitive area and its buffer. The neighborhood is single - family residences. No other economic use for this property is feasible. The foot -print of the house is minimized having two - stories. The foot -print will be less than the neighboring residence, which was permitted under the current code, in the wetland buffer. The foot -print will be located the minimum setback from the street, in a portion of the wetland dominated by reed canarygrass. The wetland is seasonally saturated. Construction will occur during the dry seasons of the year. Phasing will not be necessary. South 1 % Street is the only access to the property. I iS c. As a result of the proposed development there will be no increased or unreasonable threat of damage to off -site public or private property and no threat to the public health, safety or welfare on or off the development proposal site. The wetland has been used as a dumping ground for building materials, garbage and landscape waste by the neighboring properties. A notice -on- title, split rail fencing and sign posting, and informed property owners should provide protection for the remaining wetland. The proposed single - family residence will not increase or threaten any other properties. There will be no threat to public health, safety or welfare as a result of the proposed development. d. Alterations permitted shall be the minimum necessary to allow for reasonable use of the property. The proposed house foot -print is 24 feet by 42 feet, which is considerably smaller the residence on the adjoining lot. This small foot -print is similar to older homes in the neighborhood and is only economically feasible with a second story. The lot is long and narrow. The small impact for the house will be located the minimum setback for the street, leaving a 158 feet from the backdoor patio to the north property line. ATTACHMENT B • e. The proposed development is compatible in design, scale and use with other development with similar site constraints in the immediate vicinity of the subject property. Three properties were constructed by F. Lee Stenson in the neighborhood. One of these adjoins the subject property to the west. To our knowledge none of these properties were required to undergo any environmental review, even though they have wetlands and/or wetland buffers. The proposed development is compatiable in design and use, but smaller in scale than the Stenson houses. The Stenson houses are roughly 60 feet deep and the lots were completely cleared, including wetland and wetland buffer. f. Disturbance of sensitive areas has been minimized by locating the necessary alterations in the buffers to the greatest extent possible. The lot is entirely wetland, with the exception of several feet of fill side slope from the adjoining property to the west. g. The inability to derive reasonable use of the property is not the result of actions by the applicant in segregating or dividing the property and creating the undevelopable condition after the effective date of the ordinance from which this chapter derives. No segregation or division of the property has occurred since the effective date of the City of Tukwila sensitive areas ordinance. h. Any approved alteration of a sensitive area under this section shall be subject to conditions as established by this chapter and will require mitigation under an approved mitigation plan. Approval of a reasonable use exception shall not eliminate the need for any permit or approval otherwise required for a project, including but not limited to design review. As mitigation for impacts to wetland, the applicant proposes to remove garbage, building materials and yard waste from the wetland. In addition the applicant will install split rail fence at the bsbl, post a wetland sign, and record a sensitive area notice -on- title. The applicant cannot provide creation of wetland as mitigation, because the remainder of the property is already wetland. However, the applicant proposes to enhance wetland with a tree planting. A wetland mitigation plan detailing these measures will be prepared by the applicants consultant. The applicant will also obtain a nationwide permit from the U.S. Army COE. 2 F. Abandoned Mine Areas 1. Development of a legal lot of record con - taining an abandoned coal mine area may be permitted when a geotechnical report shows that significant risks associated with the abandoned mine workings can be eliminated or mitigated so that the site is safe. Approval shall be obtained from the Director before any building or land - altering permit processes begin. 2. Any building setback or land alteration shall be based on the geotechnical report. 3. The City may impose conditions that address site -work problems which could include, but are not limited to, limiting all excavation and drainage installation to the dryer season, or sequencing activities such as installing drainage systems or erosion controls well in advance of construction. A permit will be denied if it is determined that the development will increase the potential of soil movement or result in an unacceptable risk of damage to the proposed develop- ment or adjacent properties. G. Areas Of Important Geological Or Archaeological Evidence 1. Development on a legal lot of record determined to have historic or prehistoric geological or archaeological evidence, shall be prohibited until that evidence has been studied or researched for any valu- able information about our history. Removal or salvage of the evidence shall be done in accordance with RCW 27.53, and shall be performed in a timely manner. 2. Once the geologic or archaeological evi- dence or articles have been studied or researched, or the importance of the site is declared to be marginal or not of use to the scientific community, development shall be allowed on the site. Development shall not begin on such a site until the Director gives approval. H. Permitted Uses Subject to Exception Approval. Other uses may be permitted upon receiving a reasonable use exception pursuant to TMC 18.45.115. A use permitted through a reasonable use exception shall conform to the procedures of this chapter and be consistent with the underlying zoning. (Ord. 1758 §1(part), 1995) 18.45.090 Sensitive Areas Tracts A. In development proposals for planned resi- dential or mixed area use developments, short subdi - visions or subdivisions, and boundary line adjustments and binding site plans, applicants shall create sensitive areas tracts, in lieu of an open space tract, per the standards of the Planned Residential Development District chapter of this title. B. Applicants proposing development involving uses other than those listed in TMC 18.45.090A, on parcels with sensitive areas or their buffers, may elect to establish a sensitive areas tract which shall be: 1. If under one ownership, owned and main- tained by the ownership, which protection of the tract; Printed May 2004 O TITLE 18 — ZONING 2. Held in common ownership by multiple owners who shall collectively be responsible for main- tenance of the tract; or 3. Dedicated for public use if acceptable to the City or other appropriate public agency. (Ord. 1758 §1(part), 1995) 18.45.115 Exceptions A. General. With the approval of the Director, isolated wetlands that are 1,000 square feet ors smaller in area, and which are low in value according to the rating methodology used in the City's Water Resource Rating and Buffer Study, may not require the compensatory mitigation standards of this chapter. B. Piping. Piping will be allowed in Type 1 and Type 2 watercourses only where relocation or alter- ation of a watercourse is denied and would result in denial of all reasonable use. C. Reasonable Use Exceptions. 1. If application of this chapter would deny all reasonable use of the property containing wetlands, watercourses or their buffers, the property owner or the proponent of a development proposal may apply for a reasonable use exception. 2. Applications for a reasonable use exception shall be a Type 4 decision and shall be processed pursuant to Section 307. 3. If the applicant demonstrates to the satisfac- tion of the Planning Commission that application of the provisions of this chapter would deny all reasonable use of the property, development may be allowed which is consistent with the general purposes of this chapter and the public interest. 4. The Commission, in granting approval of the reasonable use exception, must determine that: a. No reasonable use with less impact on the sensitive area and its buffer is possible; b. There is no feasible on -site alternative to the proposed activities, including reduction in size or density, phasing of project implementation, change in timing activities, revision of road and lot layout, and /or related site planning activities that would allow a reasonable economic use with fewer adverse impacts to the sensitive area and its buffer; c. As a result of the proposed develop- ment there will be no increased or unreasonable threat of damage to off -site public or private property and no threat to the public health, safety or welfare on or off the development proposal site; d. Alterations permitted shall be the minimum necessary to allow for reasonable use of the property; ATTACH M ENT C Page 18 -91 I TUKWILA MUNICIPAL CODE • e. The proposed development is compat- ible in design, scale and use with other development with similar site constraints in the immediate vicinity of the subject property; f. Disturbance of sensitive areas has been minimized by locating the necessary alterations in the buffers to the greatest extent possible; g. The inability to derive reasonable use of the property is not the result of actions by the appli- cant in segregating or dividing the property and creating the undevelopable condition after the effective date of the ordinance from which this chapter derives; and h. Any approved alteration of a sensitive area under this section shall be subject to conditions as established by this chapter and will require mitigation under an approved mitigation plan. Approval of a reasonable use exception shall not eliminate the need for any other permit or approval otherwise required for a project, including but not limited to design review. (Ord. 1770 §25, 1996; Ord. 1758 §1(part), 1995) 18.45.120 Variances A. The Hearing Examiner shall review requests pursuant to the Variance chapter of this title for variance from the standards of this chapter unless excepted by TMC 18.45.115. B. If a variance is granted, it shall be the mini- mum necessary to accommodate the permitted uses of (F_-) the underlying zoning districts proposed by the appli- cation, and the scale of the use may be reduced as ' necessary to meet this requirement. (Ord. 1796 §3(part), 1997; Ord. 1758 §1(part), 1995) 18.45.125 Appeals A. Any aggrieved party who objects to or disagrees with DCD decisions or conditions for development in a sensitive area shall appeal to the Planning Commission. Any such appeal shall be a Type 2 decision and shall be processed pursuant to TMC 18.108.020. B. In considering appeals of decisions or condi- tions, the following shall be considered: • 1. The intent and purposes of the sensitive areas ordinance from which this chapter derives; 2. Technical information and reports consid- ered by the DCD; and 3. Findings of the Director which shall be given substantial weight. (Ord. 1770 §26, 1996; Ord. 1758 §1(part), 1995) Page 18 -92 Q 18.45.130 Recording Required The property owner receiving approval of a use or development pursuant to this chapter shall record the City- approved site plan clearly delineating the wetland, watercourse, areas of potential geologic instability or abandoned mine and their buffers designated by TMC 18.45.020 and 18.45.040 with the King County Division of Records and Elections. The face of the site plan must include a statement that the provisions of this chapter, as of the effective date of the ordinance from which this chapter derives or thereafter amended, control use and development of the subject property, and provide for any responsibility of the property owner for the maintenance or correction of any latent defects or deficiencies. (Ord. 1758 §1(part), 1995) 18.45.135 Assurance Device A. In appropriate circumstances, the Director may require a letter of credit or other security device accept- able to the city, to guarantee performance and mainte- nance requirements of this chapter. All assurances shall be on a form approved by the City Attorney. B. When alteration of a sensitive area is approved, the Director may require an assurance device, on a form approved by the City Attorney, to cover the monitoring costs and correction of possible deficiencies. Monitoring of alterations may be required for up to five years. C. Release of the security does not absolve the property owner of responsibility for maintenance or correcting latent defects or deficiencies. (Ord. 1758 §1(part), 1995) 18.45.140 Assessment Relief A. Fair Market Value. The King County Assessor shall consider sensitive area regulations in determining the fair market value of land under RCW 84.34. B. Current Use Assessment. Established sensi- tive area tracts, as defined in the Definitions chapter of this title and provided for in TMC 18.45.090, shall be classified as open space and owners thereof may qualify for current use taxation under RCW 18.34; provided, such landowners have not received density credits, or setback or lot size adjustments as provided in the Planned Residential Development District chapter of this title. C. Special Assessments. Landowners who qualify under TMC 18.45.140B shall also be exempted from special assessments on the sensitive area tract to defray the cost of municipal improvements such as sanitary sewers, storm sewers and water mains. (Ord. 1758 §1(part), 1995) Printed May 2004 4i. April 27, 2005 To: Steve Lancaster, Director Fm: Carol Lumb, SeioPlanner Re: Project File No. E05 -002: Riverstone Homes Project Description: The project is a proposed single family home, approximately 2400 sq. ft. on a parcel entirely constrained by a Type 3 wetland or wetland buffer. Proponent: Jeffrey S. Jones, for Riverstone Homes Location: 4424 S. 118 Street, Tukwila Date Checklist prepared: February 7, 2005 Lead Agency: City of Tukwila, Department of Community Development Challenges to Document: None Other Agencies of Jurisdiction: Department of Ecology ATTACHMENT D U.S. Army Corps of Engineers CL • 1 City of Tukwila Department of Community Development Steve Lancaster, Director q: \Riverstone Homes \SEPA \SEPA Staff Rpt.doc MEMORANDUM Page 1 of 4 04/28/2005 8:40 AM Steven M. Mullet, Mayor SEPA Review — E05 -002 Riverstone Homes April 27, 2005 Recommendation: • Determination of Non - Significance (DNS) Existing Environmental Information: • Wetland Assessment of the Riverstone Homes Property, prepared by J.S. Jones and Associates, Inc., February 10, 2005 Wetland Mitigation Plan, prepared by J.S. Jones and Associates, Inc., February 10, 2005 Geotechnical Report prepared by Earth Consultants, February 2, 2005 Summary of Primary Impacts: Earth The site is flat with soils of sandy loam. Due to filling of the surrounding properties, the subject property is two to three feet lower than the property to the west and approximately four feet lower than the rail yard to the east. The geotechnical report and the wetland assessment both note the presence of groundwater on the site at a depth of 1 '/2 to 2 '/2 feet below existing grade. The applicant is proposing to fill in the area of the proposed house approximately 2 -3 feet to create a building pad. Approximately 50 cubic yards of structural fill will be imported to the site. Approximately 20% of the site will be covered by structure or driveway once the house is constructed. Due to the flat topography, erosion is not likely to occur during construction. Filter fences will be used during construction and straw mulch during periods of precipitation. Air Minor dust and internal combustion . engine emissions associated with use of construction equipment will occur during construction of the residence. Best management practices can be required during construction activities to reduce and control dust and air emissions. These practices may include covering soil stockpiles, sweeping or washing paved surfaces, minimizing exposed areas and using construction machinery equipped with standard mufflers. Water There will there be no surface water or ground water withdrawals or diversions on this site. No discharges of waste materials to surface waters will occur. Storm water from the residence will be directed to the south to a ditch that lies across S. 118 Street. CL Page 2 of 4 y: \Riverstone Homes \SEPA staffrpt.doc 04/28/2005 8:40 AM SEPA Review — E05 -002 Riverstone Homes April 27, 2005 Plants The site is vacant and composed completely of a Type 3 wetland. The plant community is comprised of plants characteristic of wetlands — reed canarygrass, creeping buttercup, black cottonwood, pacific willow and Himalayan blackberry. Approximately 35% of the site will be used for development leaving the remainder of the parcel undeveloped. The original wetland mitigation plan provided by the applicant proposed to plant eight trees to compensate for building on the site. The Checklist states that 3,750 sq. ft. of mostly reed canarygrass will be removed. The mitigation plan has been revised to provide additional plantings along the western side of the site. The mitigation plantings will be monitored for three years and monitoring reports submitted by December 31 of each year during the monitoring period. Animals The SEPA Checklist notes that songbirds have been observed on or near the site. It is likely that other small mammals such as rodents also frequent the project site. There are no known threatened or endangered species on or near the site. The site is within the Pacific Flyway migration route. Energy/Natural Resources The completed project will use electricity and natural gas for lighting, heating and cooking purposes. The residence will comply with the State Energy Code. Environmental Health Construction noise will occur during regular hours of 7:00 a.m. to 6:00 p.m. The site is subject to aircraft noise from the King County Airport. Construction equipment and all operations will be in accordance with City of Tukwila noise ordinances. Land/Shoreline Uses • The project site, an 8,768 sq. ft. parcel, is located in a primarily residential area, with residential uses on all sides except the east. The Burlington Northern rail yard is located on the east side of the property. The zoning and comprehensive plan designations for the site are Low Density Residential (LDR). Historically, the site was part of dairy pasture land in the early- to mid- 1900's. As noted above, the entire site is Type 3 wetland or wetland buffer. This project is vested under the City's previous Sensitive Areas Ordinance, which requires a 50 foot buffer for a Type 3 wetland. The original mitigation plan submitted proposed to plant 8 evergreen CL Page 3 of 4 q: \Riverstone Homes \SEPA staffrpt.doc 04/28/2005 8:40 AM SEPA Review — E05 -002 Riverstone Homes April 27, 2005 trees as compensation for the filling of 3,149 sq. ft. of wetland for the building site. The mitigation plan has been revised to provide a range of plantings along the western side of the parcel with a mix of Red -Osier Dogwood, Twinberry, Oregon Ash, Western Red Cedar and Sitka Spruce. The existing, mature vegetation on the eastern portion of the parcel will be retained. Invasive plant material will be removed by hand if possible — if machinery is needed, hand held machinery will be used. The wetland mitigation area will be fenced off with split rail fencing and signed in three locations to indicate the presence of a wetland on the property. The project is subject to Reasonable Use as the entire site is constrained by wetland or wetland buffer. The Reasonable Use application will be considered at a public hearing to be held on May 26, 2005 before the City's Planning Commission. Historic /Cultural Preservation There are no places or objects listed on or proposed for national state or local preservation registers on or near the site. Transportation The checklist estimates that the residence will generate 2 -8 trips daily. The number of trips generated will depend, in part, on the number of drivers residing in the new home. Public Services The new residence will probably generate a minor increased need for public services such as police, fire and schools. Utilities The site will be served by City of Tukwila sewer and water, PSE electricity and natural gas and Qwest telephone service. Recommendation Determination of Nonsignificance CL Page 4 of 4 q:\Riverstone Homes\SEPA staffrpt.doc • • 04/28/2005 8:40 AM File Number: E05 -002 Applied: 02/17/2005 Issue Date: 04/28/2005 Status: ISSUED Applicant: JONES, JEFFREY S. FOR RIVERSTONE HOMES . Lead Agency: City of Tukwila Description of Proposal: SEPA FOR REASONABLE USE FOR SINGLE FAMILY HOUSE Location of Proposal: Address: 4424 5.118 ST TUKW Parcel Number: 3347400720 Section/Township /Range: NE 10 -23 -04 The City has determined that the proposal does not have a probable significant adverse impact on the environment. An environmental impact statement (EIS) is not required under RCW 43.21c.030(2) (c). This decision was made after review of a completed environmental checklist and other information on file with the lead agency. This information is available to the public on request. This DNS is issued under WAC 197 -11- 340(2). Comments must be submitted by 14 AN/ (z t zoo . The lead agency will not act on this proposal for 14 days from the date below. Steve Lancaster, Responsible, Official City of Tukwila 6300 Southcenter Blvd Tukwila, WA 98188 (206)431 -3670 doc: DNS City o1liI'ukwila Department of Community Development / 6300 Southcenter BI, Suite 100 / Tukwila, WA 98188 / (206)431 -367C • DETERMINATION OF NON - SIGNIFICANCE (DNS) Date Any appeal shall be linked to a specific governmental action. The State Environmental Policy Act is not intended to create a cause of action unrelated to a specific governmental action. Appeals of environmental determinations shall be commenced within the time period to appeal the governmental action that is subject to environmental review. (RCW 43.21C.075) ATTACHMENT D E05 -002 Printed: 04- 28-2005 NORTH 0 "0 20 SCALE: 1 = 20' RIVERSTONE HOMES, INC. - TUICWILA SITE SEC. 10, TWP. 23N., RGE 4 E.', W.M. SITE PLAN VICINITY MAP APPLICANT: RIVERSTONE HOMES. INC. ATP* MARC JOHNSON 35316 28TH AVENUE SOUTH FEDERAL WAY, WASHNGTON 98003 (253) 905-5351 REFERENCE DATUM: GRADES TAKE FROM C.ITY or TUKWILA GIS rtAFFING LEGAL DESCRIPTION: LOT SIZE: 263 KL.Lt-Arsis riF_ACKNv GAgairch- 2v al F EB 1 7 2005 9.199 501JARE FEET (0.7n2 shoze : iv :: DEVELOPME maw 0.0 an 1 NI! 1 ;e?" I OCT 0 8 2010 COMMUN.T( D ELO P141E4T October 4, 2010 Ms. Sandra Whiting Urban Environmentalist City of Tukwila Department of Community Development 6300 Southcenter Boulevard, Suite 100 Tukwila, WA 98188 RE: Riverstone Homes Mitigation, King County Parcel 334740 -0720 Dear Ms. Whiting: Thirty five red -osier dogwood have been planted in the mitigation area. The plants were two gallon in size. We will perform a site inspection in the spring of 2011 to check for survival of dogwood. The new owners will be continuing maintenance of morning glory. I can be reached by email at jeff @jsjonesassociates.com or on my cell phone 253 -905- 5736. Sincerely, 4 J. S. Jo effery S. Jones Professional Wetland Scientist n es a.I3d Associates, Inc. 402 EAST MAIN STREET, SUITE 110 AUBURN, WASHINGTON 9 8 0 0 2 253- 804 -2645 / FAX 253- 333 -8584 September 9, 2010 Washington First International Bank Federal Way Office 1035 S. 320 Street Federal Way, WA 98003 RE: Business Certificate of Deposit # To Whom It May Concern: This letter is to authorize you to release the funds set aside in the Business Certificate of Deposit number established by Mr. Jeffrey Jones, of J.S. Jones and Associates on September 19, 2007. The amount to be released is $4016.00. A copy of the Assignment of Account is enclosed. Please let me know if you have any questions. I can be reached at 206 - 431 -3661. Sincerely, 644.0.( CSI ✓ ti44, -1 Carol Lumb Senior Planner cc: Jeffrey Jones, J.S. Jones and Associates Brenda Holt, Permit Coordinator Enclosure CPL H: \Riverstone Homes \Cash Assignment Release.doc • City of Tukwila 0 Jim Haggerton, Mayor Department of Community Development Jack Pace, Director Page 1 of 1 09/09/2010 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206 - 431 -3670 • Fax: 206 -431 -3665 Carol Lumb - Fwd: RE: 4424 S 118TH ST From: Sandra Whiting To: Carol Lumb Date: 09/09/2010 12:16 PM Subject: Fwd: RE: 4424 S 118TH ST »> "Jeffery S Jones" <jeff @jsjonesassociates.com> 09/09/2010 12:03 PM »> Sandra, Here's the bank information. Washington First International Bank Federal Way Office 1035 S. 320t St. Federal Way, Washington 98003 The deposit is currently held by J. S. Jones and Associates, Inc. Business Certificate of Deposit No. Riverstone Homes went out of business several years ago, so when the CD was renewed it was placed in a J. S. Jones and Associates, Inc. which I am the owner. If 2 o'clock today isn't enough time, let me know. I am still happy to drop off the new funds. Jeff Jones • • From: Sandra Whiting [mailto:swhiting @ci.tukwila.wa.us] Sent: Thursday, September 09, 2010 9:39 AM To: Jeffery S Jones Cc: Carol Lumb; Robert King Subject: RE: 4424 S 118TH ST Jeff, We are waiting for the bank address, name under which the bond is held and account number in order to prepare the letter. Sandra »> "Jeffery S Jones" <jeff @jsjonesassociates.com> 09/08/2010 2:29 PM »> Sandra, That's great! I can be in tomorrow at 2pm. Page 1 of 3 file•// C•\ temn\ XPnmwice \4CRR1l01Ctiik- mailfi1f 0- nn1 00116616i7122CR61 \GW100001_HTM 09 /09/2010 Thanks, Jeff Jones From: Sandra Whiting [mailto:swhiting @ci.tukwila.wa.us] Sent: Wednesday, September 08, 2010 2:14 PM To: Jeffery S Jones Cc: Carol Lumb; Nora Gierloff; 'Robert King' Subject: Re: 4424 S 118TH ST Jeff, To clarify, I requested that the site be mowed to allow the City access to inspect the plantings, Had the performance standards been met, we would have released the bond with no question. However, given the situation with the bank closing, we will release the bond but we will need a cash assurance or check made out to the City of Tukwila, for 150% of your estimate of $200 to cover the remaining planting to replace the missing shrubs. Once the City has the check, we will release the bond. Once the shrubs are installed, the City will return the check to you. if you let us know when you will be in with the cash assurance, we will have the letter to the bank ready for you and will arrange to have the planner on duty for that day assist you at the counter. We need the bank information to prepare the letter (name of bank, address, account number, name, etc.). Please let me know if you have any further concerns. Sandra Sandra Whiting Urban Environmentalist City of Tukwila Department of Community Development 6300 Southcenter Blvd., Suite 100 Tukwila, WA 98188 206 - 431 -3663 »> "Jeffery S Jones" <jeff @jsjonesassociates.com> 09/08/2010 11:56 AM »> Sandra, • • Page 2 of 3 All you asked us to do was remove the bindweed and you said the bond would be released. Now your asking for more planting and extending the maintenance and monitoring period. It doesn't cost much to install 35 more 2 gallon plants, maybe $200. However, not releasing the $5,000 plus bond is a hardship for me. file : / /C : \temp\XPgrpwise \4C88D01 Ctuk- mai16300 -po 1001366162122C861 \G W } 00001. HTM 09/09/2010 The city has retained my entire bond since it was posted, unlike most jurisdictions that release a portion each year. The bank holding the bond was shut down by the Feds, their doors close the end of this month. I was hoping to get the bond release before the bank closes its doors. There are at least 70 15 -foot tall red -osier dogwoods in the middle of the planting area. If you would like to meet at the site, we will show them to you. Please do not go to the site without us being present. Jeff Jones • • Page 3 of 3 file: / /C: \temn \XPernwise \4C88D01 Ctuk- maiI6300- no1001366162 122C861 \GW100001.HTM 09/09/2010 February 5, 2009 Brandon Miles Senior Planner City of Tukwila 6300 Southcenter Boulevard, Suite 100 Tukwila, WA 98188 RE: Tukwila Site Mitigation Project, King County Parcel 334740 -0720 Hello Mr. Miles: I am writing you in regard to your January 26, 2009 letter concerning the Tukwila Site Mitigation Project. I understand that you are not able to release the bond at this time because the site does not meet Year Three performance standards. Some jurisdictions release projects early if they meet final year standards early. You state in your letter that because the site does not meet Year One performance standards that you are extending the monitoring period by an additional year. This is not typical of how monitoring works and is not in accordance with the approved plan. Monitoring periods are generally only extended if the project does not meet performance standards at the end of the monitoring period otherwise contingency measures are taken to bring the project into compliance. Please reconsider extending the monitoring period and be assured that the project will meet performance standards by the end of Year Three. Thank you for your time. Take Care, Thomas James Dee III Wetland Scientist (206) 817 -9526 tom@jsjonesassociates.com cc. Jeff Jones File Copy J. S. Jones and Associates, Inc. 402 EAST MAIN STREET, SUITE 110 AUBURN, WASHINGTON 98002 253- 804 -2645 / FAX 253- 333 -8584 January 26, 2009 Mr. Thomas Dee JS Jones and Associates, Inc 402 East Main Street, Suite 110 Auburn, WA 98002 RE: 2008 Annual Monitoring for the Tukwila Site Mitigation Project King County Parcel 334740 -0720 Dear Mr Dee: Thank you for providing the monitoring report for the above project. The City has reviewed the above monitoring report and has conducted a site visit of the subject site. At this time the City cannot release the performance bond for the proposed work because the site does not comply with the mitigation plan approved by the City. First, the installation of the landscaping was completed in August of 2007 and as noted in the monitoring report this is year one of a three year monitoring program. The earliest the bond could be released is in August of 2010. Secondly, replacement plants were installed prior to the annual report being written. The new plants cannot be counted in a one year monitoring program. Since it appears that the mitigation site failed to meet the one year performance requirements, the monitoring needs to be extended an additional year. The earliest the bond can be released is in August of 2011. The next report, scheduled for fall of 2009, should comply with the first year performance standards. If you have any questions, please call (206) 431 -3684 or send an email to bmiles@ci.tukwila.wa.us. raiidon J. V i • s Senior Planner cc. File (L05 -010) r City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director h ?nn .S'nnthrantor Rnnlovarrl Saito #flan a Tnkuvila Wachinotnn OR1RR o Phnno• 91M-471-7A71) • Par- 71M-4 21_ A Carol Lumb - Wetland Monitoring Report, 4424 S 118th From: Sandra Whiting To: Brandon Miles Date: 12/11/2008 2:23 PM Subject: Wetland Monitoring Report, 4424 S 118th CC: Carol Lumb I reviewed the first year wetland monitoring report submitted by J.S. Jones & Associates dated November 20, 2008. The report indicates that the site meets performance standards not only for the first year, but also for the third year and recommends that the bond be released. However, as noted in the report, 87 new plants (70 of which were red osier dogwood cuttings) were installed in order to meet the performance standards. I contacted Tom Dee, the biologist who prepared the report and he indicated that the plants were installed in early November. I informed him that I would not be recommending the bond be returned because we need to see if the newly installed plants will survive. He asked if they could install 2 gallon dogwoods to replace the cuttings as a way to get the bond back. I informed him that it would not change anything, that the City is starting the clock over for the new plantings and would not likely be releasing any of the bond. Sandra • O Page 1 of 1 file : / /C:\ temp\ XPgrpwise \4941226Ftuk- mail6300 -po 100136616211 AC271 \GW} 00001.H... 12/16/2008 November 20, 2008 Brandon Miles Public Works Development and Permits 6300 Southcenter Boulevard., Suite 100 Tukwila, WA 98188 Dear Mr. Miles, 41(i, J. S. Jones and Associates, Inc. RE: 2008 Annual Monitoring for the Tukwila Site Mitigation Project Tax Parcel ID Number 334740 -0720 J. S. Jones and Associates, Inc. has completed 2008 annual monitoring for the Tukwila Site Mitigation Project. This is Year One of • : • _ _ onitoring program. Installation of the project was completed o August 14, 2007 onitoring data collection was performed on November 17, 2008. Mom . ' _ .. .erformed in accordance with the approved Tukwila Site Mitigation Plan prepared by J. S. Jones and Associates, Inc. approved March 15, 2005. Directions Directions from Interstate 5 are as follows: Take the exit for Interurban Avenue S., head west on Interurban Avenue S., turn right onto 42 Avenue S., turn left onto 44 Place S., turn right onto S. 118 Street. The subject property is located at 4424 S. 118 Street. The mitigation project is on the north side of the house. 402 EAST MAIN STREET, SUITE 110 RECEIVED AUBURN, WASHINGTON 98002 253- 804 -2645 / FAX 253 - 333 -8584 NOV 2 7fl COMA s &Pr Goals The goal of mitigation is to improve the function of the wetland for areas with scores less than 5 out of 10 as determined in the functions and values section of the wetland assessment report for the existing wetland system. The impact to areas that scored greater than 5 out of 10 are insignificant due to the small size of impact and the way in which the wetland system functions. The goal is to improve general habitat, by removing invasive material, planting natives, and installing woody debris without decreasing the other functions of the wetland system. Woody debris will benefit birds and amphibians by providing habitat and an insect food source. Methodology A total count of plants within the mitigation area was performed. Aerial cover was visually estimated. An 18 -inch soil pit was dug within the wetland to examine site hydrology and soil characteristics. Photopoints were taken for reference. Performance Standards November 2008 Vicinity Map 2 *includes beneficial native plants in that category that are naturally recruiting volunteers J. S. Jones and Associates. Inc. Shrub /Sapling Tree Cover* >10% >15% >20% Shrub /Sapling Tree Survival 100% >85% >80% Herbaceous Cover* >60% >80% >90% Herbaceous Survival 100% >85% Goals The goal of mitigation is to improve the function of the wetland for areas with scores less than 5 out of 10 as determined in the functions and values section of the wetland assessment report for the existing wetland system. The impact to areas that scored greater than 5 out of 10 are insignificant due to the small size of impact and the way in which the wetland system functions. The goal is to improve general habitat, by removing invasive material, planting natives, and installing woody debris without decreasing the other functions of the wetland system. Woody debris will benefit birds and amphibians by providing habitat and an insect food source. Methodology A total count of plants within the mitigation area was performed. Aerial cover was visually estimated. An 18 -inch soil pit was dug within the wetland to examine site hydrology and soil characteristics. Photopoints were taken for reference. Performance Standards November 2008 Vicinity Map 2 *includes beneficial native plants in that category that are naturally recruiting volunteers J. S. Jones and Associates. Inc. Vegetation Sampling Results The project has a 101 percent survival rate. Aerial cover for the tree stratum is 70 percent. Aerial cover for the shrub stratum is 30 percent. Herbaceous cover is 70 percent. Invasive species constitute less than 10 percent of the project area. Hydrology and Soils The water table was present at 8 inches below the soil surface. The soil was saturated to the surface. The soil from 0 to 4 inches was a dark grayish brown (10YR 3/2) gravelly sandy loam. The soil from 4 to 18 inches was a dark grayish brown (10YR 3/2) with reddish brown (2.5YR 4/4) mottles. Plant Vigor The plants on -site are healthy and vigorous. Analysis The project has met performance standards for Year One. The project has been brought up to the 100 percent survival standard by adding 11 black twinberry (Lonicera involucrata), 6 Nootka rose (Rosa nutkana), and 70 red -osier dogwood ( Cornus stolonifera) cuttings. There was no wildlife or signs of wildlife observed. Recommendations Performance standards have been met for year three and we recommend that the performance bond be released. If you have any questions please contact me at (253) 804 -2645 or by email at tom @jsjonesassociates.com Sincerely, November 2008 Thula plicate Western red cedar 8 10 Fraxinus latifolia Oregon ash 10 10 Picea sitchensis Sitka spruce 8 8 Corpus stolonifera red -osier dogwood 70 70 Lonicera involucrata black twinberry 15 15 Rosa nutkana Nootka rose 15 15 Thomas Dee Wetland Scientist cc: Marc Johnson File Copy Vegetation Data 3 Total: 126 128 J. S. Jones and Associates, Inc. November 2008 Photo Point 1 Photo Point 2 J. S. Jones and Associates, Inc. November 2008 5 Photo Point 3 Photo Point 4 J. S. Jones and Associates, Inc. r t MEMORY TRANSMISSI011EPORT FILE NO. 978 DATE . 09.20 12:03 TO : 89* -2533338584 DOCUMENT PAGES 2 START TIME 09.20 12:03 END TIME 09.20 12:04 PAGES SENT 2 STATUS OK Department of Community Development 6300 southpenter Blvd. suite 100 Tulcwllo. WA 98186 Phone: (206) 431 -3670 Fax: (206) 431 -3886 FAX - Fos Regan Mot 7 -- i 3 — stS Se V = a S 3- °(oS -- 5 1 Ass (5. vr, e-c.t, t� `. F ik . -- w✓,. r" O Unworn! O Por wolrYOw * ** SUCCESSFUL TX NOTICE Proms Oast.. Pagose O Pn•are:a. Comresant TIME :09- 20 -'07 12:04 FAX NO.1 :2064313665 NAME :publicworks /dcd * ** 0 ') — 20- o O Ptomo R'oPgr O Ptfeeaso Ra�yoeo •Commoeats. �v✓�c_ — r .J-- ,G4Gc.o.�n -- - � - Pi.tl.K' lye £o..b+x+ iw S`o \� G 1�_ _ ✓C.- GG.../l/1 - �+-� _ p� ¢its IC - e)O ■..i{/ v . 7 Q� spa .. 1•��c ✓�u < w �c c - - 3 1 ann t ( l) J a a:.Ql, L( 1. .v.- -) - p'5. - lnewr< Leo — 0 g�i�t « 3✓t �ac.� an J� t- . -- /�1 a. .tat / �� ,&.e (}J� J ,. O C.f-.1 t - I I • City Of T iI wile P AadmintetrathIcAPORMS1C.over.d00 01/23/2007 11:02 i\M Department of Community Development 6300 Southcenter Blvd, Suite 100 Tukwila, WA 98188 Phone: (206) 431 -3670 Fax: (206) 431 -3665 Fax To: Fax: Phone: 1'\u -tC)kAso 26 33 - as3 - 5351 • 0 From: Re: P6S (50 yv■ r City Of Tukwila -✓� LJ a-t Date: - 2 o - 0 - ) Pages: 2 ❑ Urgent ❑ For Review ❑ Please Comment ❑ Please Reply ❑ Please Recycle •Comments: I("lr AL- - Ie■e✓E_ tw. k o tt.r\ Ass vv. eiA �� - cc okJM L ccr7 sooy c r i C o O c ll -h (,..) V i� emu h 4� C 3� I any l (AK_ U -QAA“ , L O 5 — 01 (iett., IS fe-k Qvut4 cx clot. UU c,�,.,ti p t5. (, ,, ,) - 0 i (W (.)/VW coo g • P:\administrative\FORMS \Cover.doc 01/23/2007 11:02 AM 'cL 101 Date Account Number • • CITY OF TUKWILA ASSIGNMENT OF ACCOUNT Title '•' ' • Vl)11• 1 G. We hereby establish our Assignment of Account in favor of the City of Tukwila in the amount of $27,750.00. This Assignment of Account is issued in connection with construction of the project known as NorMed located at 4320 South 131 Place to guarantee the maintenance and monitoring of the wetland improvements in order to ensure that performance standards established in the mitigation plan are achieved. It is understood that the nature and extent of the improvements is defined by the approved mitigation plans and conditions contained in the City of Tukwila File No. D04 -415 and L98- 0076, the approved Reasonable Use application. If, in the determination of the Community Development Director, the above - referenced improvements are not maintained as required by the approved plans, this bank agrees to pay the City of Tukwila the sum of $27,750.00, or such lesser amount as required by the City of Tukwila, to complete said project in accordance with the approved plans. Payment.shall be made within five (5) days of receipt of written request from the City of Tukwila. This Assignment of Account shall not expire until released in writing by the City of Tukwila. It is agreed that one -third of the above sum ($9,250.00) will be released each year on May 1st starting 5/1/2008 contingent on maintenance and monitoring being performed per the approved plans. Prior to the account holder requesting a release of any funds, the City must be provided a copy of the relevant monitoring report and provided adequate opportunity to review the report and confirm the report's findings through field investigation 4/1,(//--o' By: (to _.• -• by authorized representative of lending institution) '$at*L i'- L/ v/) 4 v-I S Bank Name N e lease Print) e)3 t n1 �v VI? �i�es id 4-- Bank Branch On % fie. I oo+i Address N o,, .a SAN: N.3 w�- c 1 r 1 Account Depositor City, State, Zip 09 18 - '07 16:18 FROM- publeorks /dcd 2069313665 City of Tukwila 6300 Southcenter Blvd, Suite 100 Tukwila, WA 98188 206 - 431 -3670 u is DEVELOPER'S PROJECT WARRANTY REQUEST 6 t,0 6_ 0? c9 6 -09' n r ".N' I Section:1 — to be completed by Developer Name of Development: /e/ rjlehe ;� ,yt €5 5 Address: l ��i 5 // Release should be sent to: Name: -e,-P/ . awes ( j -S 3 - t" (1",isa c) Address: '9o ' //44 % i f . SAM- - ilc City/State/Zip 4 6 � t k/4 Woo 2 Phone Number: 263 o 5 5-73 (O Description of items to be completed (reference plans /documents where Items are described): / /e4ir/Mie`tce a -z4/ Me417 i3/441 l /4 /u (5 e cif/ -. ed ) 0 T - 24Z YI010Z /lL JL r - J NN ‘\‘‘\ \111 C zo its ,,, ; BAR '' :11 o Date. g7/91/4)7 Permit No.: b e�-/ -3 7 / © Gt/e 7Vm' d As the owner, or authorized agent of the owner, I hereby submit cash or cash equivalent in the amount of $ 1- 7 1 -0 / 40— (150% of value to complete work above) and attach support gocumentation for value of work. I will have this work carried out and call for a final inspection by this date: 1/-z0/ 200 1? , or risk having the City use these funds to carry out the work with their own contractor or in -house manpower. If I fail to carry out the work, I hereby authorize the City to go onto the property and carry out completion of the above deficiencies. 1 further agree to complete all work listed above prior to requesting inspection and release of these funds. ' �l1 it rj�r G J o 14,14-5 crvr. Signed: T Title: A-‹,1/1,04 , /vekr bne * 4's' C, THIS FUND IS AUTHORIZED TO BE ACCEPTED* 1 Department Head: Section Z- to be completed by City staff Signed: Amount: $ Deposited this Date: ❑ Cash /Check s Cash Assignment ❑ Bond City Receipt No.: Received By: 1 I Section.3.— .to.be,completed byDeveloper All work identified in Section 1 of this form has now been completed and returned to department which authorized warranty. I hereby request inspection and release of my cash /cash equivalent/bond. Developer's Representative: To be completed by City staff I have reviewed the above work and found it acceptable and therefore authorize the release of the above cash/cash equivalent/bond. Inspector: Section - .tote completed by City staff Amount Released. $ ❑ Check - Check No. ❑ Cash Equivalent - Letter attached ❑ Bond - Letter attached Date Released: - Released by: VoAry pro proaatiKVea tootnadopdrpt c ew.+.y(.n. Date: Date: Authorized By: 1 0 ‘.\\`‘\ \ \ i t ASSIGNMENT OF FU " � ''� _ TO = 74 a o 1 A % CITY OF 'o 4. Project No. 90 - 3 1 Agreement No. nn I mo- ,, 4 c Name of Project: 1�- ^1'Q�' s '�-`!''`� 6 6 ,, e 5 F R Location/Address of Project: 4 C 17-4 5 . / , 45 ' Financial Institution: '/ G/ySf `"-f (hereinafter "Bank") Principal: The above referenced Bank hereby certifies that the sum of $ 4 / 0 /6 — is on dep sit with t e Ban ' ' r Account No. I/ re / 7 7g / , under the name of s secure for the City of-Woodinville the Principal's performance of certain work required In connection with the above referenced project. The CONDITION OF OBLIGATION is that: The Principal has executed an "Agreement" entitled O s �'��" Gv.% 1, a copy of which is attached hereto and incorporated herein by this reference. 2. Under the provisions of the RCW and/or City o€ Ncedinirille Municipal Code, the Principal Is required to furnish a financial guarantee to secure the Principal's compliance with the terms of the "Agreement." IT IS FURTHER EXPRESSLEY PROVIDED that: 1. The Bank hereby certifies and agrees that these funds will not be released without written Instructions from an authorized agent of the City of -Weedi 4LIe. This Assignment of Funds is irrevocable and may not be terminated or cancelled by the Principal or Bank for any reason. �1� ,,c i L.rQ 2. The Bank hereby certifies that these funds will be paid ulUe within 10 days of receiving written notice that the City of_ WoodinviU s determined that the required work has not been satisfactorily performed within the applicable time limits or that required fees have not been paid. The Bank shall have no duty or right to evaluate the correctness or appropriateness of such notice or determination by the City of- Wocdmvit and shall not interplead or in any manner delay said payment of funds to the City of -tAFov t1 ny u ended funds shall be returned to the Principal upon completion of the terms of the Agreement. cwt, `, / .. 4 3. The obligation of the Principal shall not be discharged or affected by any extension of time for the Principal's performance of this Agreement or by any amendment of the engineering plans used for construction of the project. The Bank hereby waives notice of any such extension or amendment. 4. The Principal hereby understands that the obligation to perform work or pay fees Is not limited to the amount of this Assignment of Funds. M: \BLDG DEPT\Admin- Common\Administrative Working Fites'Admin Procedures and instructions \Permitting\Bonds\Assignment of Funds.doc Page 1 of 2 Rev. 518/200 Agreement No. Project No. Bank: (Sig (Title) Je L-offio (Type in name) (Title) J State of Washington, County of l h J I certify that I know or have seen evidence that t? Y 'w, V t L• +y'% lc/0.'1 %y signed this instrument and acknowledges it to be his /her free and voluntary ct for t uses and purposes mentioned in this instrument. `\∎ \‘‘‘ 111 111 1 1 1 Dated: Signature of Notary Public: J\ J /(‘A ' Title: U AA r 't.J ���. ,]'� t;`L� r My appointment expires: 6 ` 1 `" 7e 1 t. ,t — i C j v ■ N A i '0%as'° .*...1 Z WAS Principal's Mailing Address: 9A-7 t- (Signature) ' (Date) (T a In name) Ir- Gt-el[ Phone No. ? v` S g �tclpal: State of Washington, County of certify that I know or have seen evidence that / W/t/- C f• To At lit S o v 1 signed this instrument and acknowledges it to be his /her free and voluntary act for the uses and purposes mentioned in this instrument. • (Note if • • Bank's Mailing Address: p ate) ' ZO St I D3T S. 3 Oipkiel FP a oa,,, i w 1 , \,u Gk AK-003 i/ e� Phone No. ?x,‘- y= — g2"'.—I--3--ri r c95 C'Y— V 88 Dated: �— 1 " Signature of Notary Public: 1,/ vr'; I,r/(. u} , j Title: ;, ��� �'u��, � [ s2 � N) +, ■ +I B 09 ,t1.e k - s - ( My appointment expires: — ( — ' 11 It is the Principal's responsibility to notify the City o.3.6./eediFtvil.le-of any change in address and telephone numbers. M:1BLDG DEPTWdmin- CommonlAdminlstratIve Working FilesAAdmIn Procedures and Instructions \PermItting\BondeWssignment of Funds.doc Page 2 of 2 Rev. 5/8 /2000 Bond Quantity Worksheet for Sensitive Area Mitigations Date: April 25, 2005 Project Name: Riverstone Tukwila Lot Contact Name: J. S. Jones and Associates, Inc. Address: 35316 28th Avenue South, Federal Way, Washington 98003 Phone Number: 253 -874 -9588 Project Number: Location: 4424 S. 118th St. PLANT MATERIALS: TREES Scientific Name Common Name Unit Price Qty Unit Price Qty Unit Price Qty Unit Price Qty Cost 4" pot 1 gallon 2 gallon 5 gallon Fraxinus latifolia Oregon Ash $13.54 $23.51 10 $235.10 Picea sitchensis" Sitka spruce $13.54 $24.15 8 $193.20 Thuja plicata* western red cedar $13.54 $23.51 8 $44.74 $188.08 TOTAL $616.38 SHRUBS Scientific Name Common Name Unit Price Qty Unit Price Qty Unit Price Qty Unit Price Qty Cost cuttings 1 gallon 2 gallon 5 gallon Cornus sericea red -osier dogwood $2.00 70 $13.54 $23.51 $140.00 Lonicera involucrata black twinberry $13.54 15 $24.15 $203.10 Rosa nutkana Nootka rose $13.54 15 $23.51 $44.74 $203.10 TOTAL ITOTAL $5& 0 ( $1,092.40 GENERAL ITEMS Unit Cost Unit 1 Qty. 1 Cost Fencing, split rail, 3' high (2 -rail) $10.54 LF 190 $2,002.60 Woody debris $50.00 Each 3 $150.00 Signs, sensitive area boundary 1 $2.50 Each 3 $7.50 TOTAL $2,160.10 SUBTOTAL: 30% CONTINGENCY & MOBILIZATION: Bond_Quantity_Worksheet(1) Sensitive Areas Bond Quantity Worksheet ( +) $3,868.88 $1,160.66 TOTAL: _ $5,029.54 Page 1 J S. Jones and Associates, Inc. Consultant Agreement This Agreement is entered into between J. S. Jones and Associates, Inc. (hereinafter known as the "consultant "), a Washington corporation with its principle place of business 402 East Main Street, Suite 110, Auburn, Washington, 98002 and Riverstone Homes, Inc. (hereinafter known as the "client "), whose address is 402 East Main Street, Auburn, Washington. Recitals: The consultant is in the business of providing environmental consulting services. The consultant agrees to provide consulting services for the client under the terms and conditions set forth in this agreement. In consideration of the mutual promises set forth herein, it is agreed by the parties as follows: 1. Nature and Scope of Work: The consultant will maintenance and monitoring for a three year period, of the Riverstone Homes,Inc. Wetland Mitigation Project, according to the approved plans. 2. Place of Work: The property is known 4424 118 St. S., Tukwila, Washington . The consultant will, on request, come to the client's place of business, or at such ther places as designated by the client from time to time, to meet with the client or others to discuss the progress, results or other matters regarding this site and services provided. 3. Compensation The estimated costs for services are as follows: Services Hrs /Qty Rate Est. Cost Annual Maintenance 12 Hrs. $16/hr $ 192.00 WA Sales Tax $ 16.97 Annual Monitoring 3 Hrs. $38/hr $ 114.00 Total $ 322.87 Three Year Total $ 968.61 4. Terms \Payment is due upon receiving each invoice. Progress billings may occur weekly and at the completion of each phase of work. Interest on any unpaid balance shall begin to accrue thirty days after the date of invoice at the rate of 1.5% monthly until paid in full. In the event that a past due balance on this account is placed in collection, all reasonable attorneys' fees, all collection agency costs and all court filing, recording and advertising fees, shall be paid by the client. The consultant shall be entitled to all fees incurred whether or not a suit is commenced. 5. Materials from Client The client shall provide the consultant with maps, engineering CAD drawings and all other materials and documents available and reasonably necessary for the consultant to perform his services. All costs and expenses for land surveying, engineering and other related property services necessary are the sole responsibility of the client. A survey of the wetland boundary is a requirement of the county and may be necessary for the Wetland Delineation Report. 6. Indemnification The consultant does not guarantee acceptance or approval by any regulatory entity or that any intended use may be achieved. The consultant shall not be responsible for any accident, injury, damage, loss of property, contamination, or other occurrences on the property which are not the direct result of negligence or intentional wrongdoing of the consultant or its agents. The client agrees to indemnify and hold the consultant harmless against any and all claims, liability, causes of action, suits, losses, costs and expenses, including without limitation attorneys' fees, or damages client may experience or suffer arising out of or attributable to an act or failure to act by the consultant and disputes over environmental issues regarding the client's intended use or development of the property. 4 0 2 E MAIN STREET AUBURN, WASHINGTON 9 8 0 0 2 253- 804 - 2645 /FAX 253- 333 -8584 7. Non - interference The client shall endeavor, in good faith, to cooperate with the consultant in all respects so that the consultant can perform his services without hindrance or delay. 8. Confidentiality /Non - disclosure The consultant acknowledges that the information and materials provided by of through the client are confidential to the client and that the services rendered hereunder, prepared and provided to the client by the consultant are confidential to the client. The consultant shall endeavor to maintain confidentiality and shall not intentionally disclose such information, materials or reports to third parties without permission of the client. Employees or agents of the client with whom the consultant deals with in the course of providing the services shall not be considered as third parties. 9. Status of Consultant This agreement calls for the performance of services by the consultant as an independent contractor and consultant will not be considered in any way an employee or agent of the client for any purpose. 10. Notices All notices to be given hereunder to either party shall be in writing and shall be personally delivered to the other party, mailed first class to the other party, or faxed to the other party. Any notice(s) or other instrument(s) or document(s) delivered to the other party shall be deemed received on the date of such delivery. Delivery and receipt shall be deemed accomplished if delivery is made to an employee, officer, director or other agent of the other party at the appropriate address. 11. Construction of Agreement In the event of a controversy or dispute, the terms of this agreement are to be construed in an evenhanded fashion as between the parties hereto in accordance with the laws of the jurisdiction in which the situation forming the basis for the controversy arose. Where the language of this agreement is deemed to be ambiguous or otherwise unclear, the issue shall be resolved in a manner most consistent with the relevant terms of the agreement without regard to authorship of the language and without any presumption or arbitrary interpretation or construction in favor of any one of the parties. 12. Resolution of Disputes If a dispute should arise between the parties, the parties shall promptly meet and attempt in good faith to resolve the dispute. Any unsettled disputes between the parties shall be decided by a suit filled in an appropriate court of jurisdiction unless the parties mutually agree otherwise. If suit is filed in Superior Court, the suit shall be decided according to the Mandatory Arbitration Rules (MAR) regardless of the amount in dispute and without limitation on the amount to be awarded by the Arbitrator. The MAR Arbitrator shall determine the validity and enforceability of a lien, if any, and the award shall not be limited by otherwise applicable MAR limits. The parties expressly waive their right to a trial de novo (appeal) and further expressly agree to accept the Arbitrator's decision as binding and final. In the event a dispute or lawsuit arises and one or both parties seek and receive the assistance of legal counsel, the prevailing party shall be paid its attorneys' fees and costs by the non - prevailing party. The provisions of CR 68 and CRC 4.84.250 et seg. shall not apply and neither party shall recover fees or costs pursuant to that court rule or statute. 13. Binding Effect and Capacity to Execute Each individual executing this agreement represents and warrants that he /she is duly authorized to execute and deliver this agreement. This agreement shall be binding upon and inure to the benefit of the successors, assigns, personal representatives, heirs and legatees of the parties hereto. This agreement is entered into this day September 17, 2007 by: Client: Riverstone Homes, Inc. 402 East Main St., Ste. 110 Auburn, Washington 98002 Cell Phone: 253- 905 -5351 Contact: Marc Johnson September 2007 • • Da e 2 Consultant: .1 S. Jones and Associates, Inc. 402 E Main St, Suite 110 Auburn, Washington 98002 Contact: Jeffery S. Jones Phone: 253- 804 -2645 Fax 253- 333 -8584 Signature a bz ' ".. /0 61 Date J. S. Jones and Associates, Inc. August 14, 2007 Brandon Miles Public Works Development and Permits 6300 Southcenter Boulevard., Suite 100 Tukwila, WA 98188 RE: As -Built for the Tukwila Site Mitigation Plan Tax Parcel ID Number: 334740 -0720 Dear Mr. Miles: Sincerely, Thomas Dee Wetland Scientist cc: Marc Johnson File Copy Jr. S. Jones and Associates, Inc. J. S. Jones and Associates, Inc. has completed the installation of the Tukwila site mitigation project according to the approved plan. Additional red -osier dogwood stakes were installed as recommended in the Planning Division Comments letter, dated June 15, 2005, written by Steve Lancaster. More than a thousand pounds of Himalayan blackberry were removed and disposed of off -site. If you have any questions, please contact me at (253) 804 -2645 or by email at tom @jsjonesassociates.com. 402 EAST MAIN STREET, SUITE 110 AUBURN, WASHINGTON 98002 253- 804 -2645 / FAX 253- 333 -8584 RECEIVD AUG 1 28W1 i COMMUNITY DEVELOPMENT GN,A3 vvor c ,aa.Ag-e -, !1) rte' • • From: Carol Lumb To: Internet:allan.ekberg @wamu.net Date: 6/17/05 5:00PM Subject: Riverstone Homes Hi Allan: • • I wanted to get back to you on the questions you raised at the hearing on May 26 about storm drainage for the Riverstone Homes site and the concerns the neighbor, Bob Jenson, had about impacts to his house if the parcel is developed. I talked first with the applicant, Jeffrey S. Jones, who also prepared the wetland study on the source of the wetland on the property. He said that the soils in the area are stratified with sand with a water table that fluctuates greatly depending on the season. Much of the Allentown area is flood plain for the Green River and since it is so flat, drainage is a problem in many places. The Riverstone home site is lower than the adjoining properties so he didn't think there wouldn't be impacts to the adjacent properties from development on this site. The remaining wetland in the rear of the property will continue to absorb rain water and run off from the adjoining sites. Run off from the new house will be directed to the ditch across the street and the applicant is being required to clean it out along its length on S. 118th as a condition of the building permit. I also met with Public Works staff about the concerns that Mr. Jenson raised at the hearing. His issues are really with the homes that were built on the north side of his property because of the fill that was brought in which then made his property the low point. It will be important to keep the ditch on the south side of S. 118th clear of debris and vegetation to allow water to flow freely. On a larger scale, the City's Capital Improvement Program has storm water improvements for the Allentown area as a project in the next six years because of the lack of a coordinated system in that area. There won't be an immediate solution to the flooding and drainage problems throughout that area, but eventually a solution is coming. I talked to Mr. Jenson on June 9th to relay the information from Mr. Jones. We had a good conversation and he will keep in touch with me if he has any other concerns during the construction of the house. Please let me know if you have any other questions or if I didn't completely respond to your concerns. Hope you have a great weekend. Carol Lumb 431 -3661 CC: Internet: lynn.e.peterson @f22.boeing.com; Internet:marge.bratcher @swedish.org; Jack Pace; Nora Gierloff; Steve Lancaster City of Tukwila CL q:\mydocs\genera1\2004-MemosVD04-371-doc 1 Department of Community Development Steve Lancaster, Director PLANNING DIVISION COMMENTS DATE: June 16, 2005 CONTACT: Jeffrey S. Jones for Riverstone Homes RE: D04 -371 ADDRESS: 4424 South 118 Street FIELD COPY Building permit D04 -371 is approved with the conditions listed below. If you have any questions, Carol Lumb is the planner assigned to the file and can be reached at 206 -431- 3661. 1. Prior to requesting final planning inspection, the wetland mitigation plan must be implemented and inspected by the City's Urban Environmentalist. The Landscaping Declaration and Checklist (attached) must be provided prior to requesting the inspection. 2. Prior to requesting final planning inspection, a maintenance bond in the amount of 150% of the cost of the wetland mitigation must be submitted to DCD. 3. Per TMC 18.45.200 (copy attached) the applicant must record the City approved site plan clearly delineating the wetland with King County Records and Elections. A copy of the recorded document must be submitted to the City prior to final planning sign -off. 4. The drainage ditch on the south side of S. 118 Street, to which the surface water run -off from the new house will be directed, must be cleaned out along the length of the ditch to 44 Avenue South. Attachments: Landscaping Declaration & Checklist Wetland Mitigation Plan Approval Memo with conditions TMC 18.45.200 Page 1 of 1 06/16/2005 2:00 PM Steven M. Mullet, Mayor June 14, 2005 TO Steve Lancaster, Director Department of Community Development BACKGROUND MITIGATION_ PLAN CL City of Tukwila Department of Community Development Steve Lancaster, Director FM: Carol Lumb, Senior a irner Sandra Whiting, Urban Environmentalist Approval_of Wetland, Mitigation Plan _for Riverstone _Homes ORivet Homes /Weiland Mitigation Approvandoc On May 26, 2005, the Planning Commission approved .L05 =010, a reasonable use application submitted by Riverstone Homes for construction of single- family home on a 9,200 sq. ft: parcel that is completely constrained with either Type 3 wetland or wetland buffer. The Commission app "roved the use of 3,149 'sq: ft: of the parcel for construction of the home (building footprint of 1 sq. ft.) and yard With the remainder of the site, 6,051 sq. ft, to remain undeveloped. The undeveloped portion of the site will remain wetland, be fenced by a split rail fence and identified by signage as a wetland. Invasive plants will be removed from the undeveloped wetland area and native plants will be planted to improve the wetland functions. This project is vested under the previous :Sensitive Areas Ordinance. The original mitigation plan submitted by the applicant proposed to plant eight trees as mitigation for the filling ofa portion of the wetland. Prior to presentation to the Planning Commission, the plan was revised to provide a variety of plantings on the western portion of the site with a mix of'Sitka Spruce, Western Red Cedar and Oregon Ash trees and Nootka Rose and Twinberry shrubs and 70 Red Osier Dogwood cuttings. The Planning Commission approved the Reasonable Use application with the condition to revise the Mitigation Plan to: a) specify details On the removal control and off-site disposal Of Reed'Canarygrass; and b)specify details of five stake Red Osier Dogwood (length source, installation - methods etc.). Invasive vegetation will be removed from the remaining wetland area, by hand if possible, otherwise hand held equipment will be used. Reed Canarygrass will be removed and disposed of Page 1 Of 2 06/14/2005 3:13 PM Steven Al - Mullet Mayor 6,100 Southcenter Boulevard Suite #100 '0 Ti1kivila Washington '98188 Phone: 206 - 431 -3670 ,• Fax: 206 -431 -3665 Steve Lancaster, Director Department of Community Development Riverstone Homes Wetland Mitigation Plan June 14, 2005 RECOMMENDATION at a legal disposal site. The site will be monitored for three (3) years and a bond posted for 150% of the project costs or $7,544.31. A revised mitigation plan was submitted after Planning Commission approval of the Reasonable Use application. The Urban Environmentalist has reviewed this plan and determined that it does not completely address the condition of approval of the Reasonable Use application. As a result, three conditions are recommended as part of the approval of the Mitigation Plan. Approve the mitigation plan submitted on June 2, 2005 with the following conditions: 1. All non - native plants (except existing trees) shall be removed from the entire remaining wetland, including the eastern side of the site. The preferred removal method is digging to remove roots. 2. To discourage re- establishment of invasive plants, the area on the eastern part of the site, beneath the existing trees and shrubs shall be planted with understory plants appropriate for the site conditions. Additional Cornus sericea cuttings and/or additional Twinberry could be used. The newly planted vegetation should be mulched as stated in paragraph 8.15. 3. The Cornus sericea stakes should be cut when the plant is dormant or in the fall. The bottom of the stakes should be cut at a 45 angle and the top horizontally. If not planted immediately, the stakes must be kept in cool, shaded, moist conditions and planted within two weeks of cutting. The wetland consultant shall specify the planting method appropriate for soil conditions (pounding in vs. pilot hole). At least '/Z to 3 /4 of the length of the stake should be below ground. Approved: 1,4_ 1 Steve Lancaster, Director Date Department of Community Development CL q; \Riverstone Homes/Wetland Mitigation Approval.doc Page 2 of 2 06/14/2005 3:13 PM June 9, 2005 To: Carol Lumb From: Sandra Whiting • 0 MEMORANDUM Re: Riverstone Homes, 4474 South 118` Street, Second Revised Wetland Mitigation Plan, 1 have reviewed the Wetland Mitigation Plan for the Riverstone Homes Property, revised on June 1, 2005. As requested, the plan now provides additional detail on the Cornus sericea (Red Osier Dogwood) cuttings in the form of a generic block that applies both to willow and dogwood. 1 spoke with the wetland consultant (Lance Erickson) on June 9 to clarify whether willow or dogwood cuttings were proposed. He indicated that the intent was to use dogwood on the site and, as indicated on the plans, the cuttings would probably be taken from the existing plant on site. I looked at the plant yesterday and feel it is large enough to yield the specified number of cuttings. However, additional detail is needed in terms of how the stakes are cut and how they are installed. During yesterday's site visit, I observed a significant number of invasive plants (mainly blackberry and bindweed) located under the overhanging willows on the eastern edge of the site. These invasive plants need to be removed as part of enhancement. The specifications state that invasive vegetation will be removed from the remaining wetland area, but the emphasis is on Reed Canary Grass removal. In my conversation with the consultant it became clear that his intent was to not to do anything on the western part of the site apart from planting the spruce and cedar. We need to make it clear that as a condition of the permit that all non - native vegetation (except large trees) is to be removed from the entire remaining wetland and not just the western edge. In addition, to prevent re- establishment of the invasive plants, some understory planting should be done. Additional cornus cuttings could be installed or additional twinberry would also work for site conditions. Given all that, here are my recommendations as conditions to the permit: 1. All non - native plants (except existing trees) shall be removed from the entire remaining wetland, including the eastern side of the site. The preferred removal method is digging to remove roots. 2. To discourage re- establishment of invasive plants, the area on the eastern part of the site, beneath the existing trees and shrubs shall be planted with understory plants appropriate for the site conditions. Additional Cornus sericea cuttings and /or additional Twinberry could be used. The newly planted vegetation should be mulched as stated in paragraph 8.15. 3. The Cornus sericea stakes should be cut when the plant is dormant or in the fall. The bottom of the stakes should be cut at a 45° angle and the top horizontally. If not planted immediately, the stakes must be kept in cool, shaded, moist conditions and planted within two weeks of cutting. The wetland consultant shall specify the planting method appropriate for soil conditions (pounding in vs. pilot hole). At least 'A to 3 /4 of the length of the stake should be below ground. OPEN PUBLIC HEARING - 7:00 PM I. CALL TO ORDER II. ATTENDANCE III. ADOPTION OF THE MINUTES — 04 -28 -05 IV. SWEARING IN OATH V. CASE NUMBER: APPLICANT: REQUEST: LOCATION: VI. CASE NUMBER: APPLICANT: REQUEST: LOCATION: VII. DIRECTOR'S REPORT VIII. ADJOURN • City of Tukwila 0 Department of Community Development PLANNING COMMISSION PUBLIC HEARING AGENDA MAY 26, 2005 TUKWILA CITY HALL COUNCIL CHAMBERS PLANNING COMMISSION PUBLIC HEARING Steven M Mullet, Mayor Steve Lancaster, Director CHAIR, MARGARET BRATCHER, VICE CHAIR, ALLAN EKBERG, COMMISSIONERS, GEORGE MAUNA, VERN MERYHEW, BILL ARTHUR, HENRY MARVIN, AND LYNN PETERSON L05 -010 Jeffrey S. Jones for Riverstone Homes To construct a single family home on an 8,768 sq. ft. parcel that is completely constrained by a Type 3 wetland or wetland buffer. The applicant is proposing to use 3 149 sq. ft. of the parcel for the residential site with the remainder of the parcel to remain undeveloped. 4424 S. 118 Street Number L05 -019 Tetra Tech Communication Services Locate roof top NEXTEL antennas on an existing office building. Associated ground equipment will be located within the existing office building. The property is currently zoned Office. 15215 52nd Ave South 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 - 3665 State of Washington County of King City of Tukwila • CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 FAX (206) 431 -3665 E -mail: tuicolan@ci.tukwilama.us A AFFIDAVIT OF INSTALLATION AND POSTING OF PUBLIC INFORMATION SIGN(S) 1 \A 7�{}Cl - �)SC (PRINT NAME) understand that Section 18.104.110 of the Tukwila Municipal Code requires me to pos the property no later than fourteen (14) days following the issuance of the Notice of Completeness. I certify that on Nay ISl C5 the Public Notice Board(s) in accordance with Section 18.104.110 and the other applicable guidelines were posted on the property located at <-1 S • / 13 54- c1- so as to be clearly seen from each right -of -way primary vehicular access to the property for application file number i ol . I herewith authorize the City of Tukwila or its representative to remove and immediately dispose of the sign at the property owner's expense, if not removed in a timely manner or within fourteen (14) days of a Notice letter. J Y , Applicant or Project Manager's Si On this day personally appeared before me V `Cb� C O cA c h ■ to me known to be the individual who executed the foregoing instrument and acknowledged that he/ gned the same as his /it'd. voluntary act and deed for the uses and purposes mentioned therein. SUBSCRIBED AND SWORN to before J. P e SQ •'g1ON*c � i •IQT A' o NOTARY 1 • o cn : My commission expires on t • PUBLIC • • t I►10>i•* tq. • •'�.29.0r° .,�0�: F VS�� me this ay of VV p� X005 NOTARY PUBLIC in and for t t'State of Washington residing at �Qtti�o fir∎ / W a 5 k 3 — 9 -06 City of Tukwila MAY 12, 2005 PROJECT INFORMATION Steven M. ;Mullet, "Mayor Department of Community Development Steve " Lancaster Director CITY OF TUKWILA NOTICE OF PUBLIC HEARING Jeffrey S: Jones, for Riverstone Homes, has 'filed a Reasonable Use application to construct a single= family home on a parcel located at 4424 S. 118 Street. This parcel is constrained entirely by a Type 3 wetland or wetland buffer. The site is 9200 sq. ft .in size and zoned Low Density Residential. The applicant proposes to use 3,149 sq. ft. for the house and a small yard; the remainder of the parcel would renain undeveloped. A wetland mitigation plan will be implemented on the undeveloped portion of the , site. You are invited to comment on the project at "the public hearing scheduled for Thursday, May 26, 2005 at 7:00 p.m. before the Tukwila Planning Commission: The hearing will take place at City Hall in the City Council Chambers, 6200 Southcenter Boulevard. To confirm the time and date before the hearing, call the Department of Community Development at 431 -3670. For further information On this proposal, contact Carol Lumb at 431 -3661 or visit our offices at 6300 Southcenter Boulevard, Suite 100, Monday through Friday, 8 :30 a.m, to 5:00 pin. Other known required permits include: • U.S. Army Corps of Engineers Preconstfu tion Notification The project files are available for review at the City of Tukwila. To view the files, you may request them at the permit counterdf the Department of Community Development, located at 6300 Southcenter Boulevard, Suite 100, Monday through Friday, 8:30 a.m. to 5 :00 pi Please call 431= 3670 'to make sure the files will be available C'L Application filed: Notice •PCompleteness Issued: Notice of-Application Issued: q : \Riversione 1 tomes \Reasonable lJsc \LO > =01O Hearing Notice.'doc FILES AVAILABLE FOR PUBLIC REVIEW February 17, 2005 March 29, 2005 April 8,'2005 Page 9 of I 04/28/2005 92:44 PM 6300 Southcenter Boulevard: Suite #100 • 'Tukwila, Wash'in; ton 98188 Phone: 206 = 431 =3670 • Fax: 206-431-3665 Dept. Of Community Development City of Tukwila AFFIDAVIT OF DISTRIBUTION - I. St iLs‘un 604; HEREBY DECLARE THAT: 1 Notice of Public Hearing j VVZ; rve 14 rh Determination of Non - Significance Notice of Public Meeting Person requesting ma i 1 i ng : .i )4 1 ,a,i(7„i--, Mitigated Determination of Non - Significance Board of Adjustment Agenda Pkt Determination of Significance & Scoping Notice Board of Appeals Agenda Pkt Notice of Action Planning Commission Agenda Pkt Official Notice Short Subdivision Agenda Notice of Application Shoreline Mgmt Permit Notice of Application for Shoreline Mgmt Permit __ __ FAX To Seattle Times Classifieds Mail: Gail Muller Classifieds PO Box 70 - Seattle WA 98111 Other P:GINAWYN ETTA/FORMS/AFFIDAVIT-MAI L 08/29/003 :31 PM Was mailed to each of the addresses listed on this I I day of 64 in the year 2005 • Project Name: j VVZ; rve 14 rh Project Number: Mailer's Signature: Person requesting ma i 1 i ng : .i )4 1 ,a,i(7„i--, P:GINAWYN ETTA/FORMS/AFFIDAVIT-MAI L 08/29/003 :31 PM Was mailed to each of the addresses listed on this I I day of 64 in the year 2005 • BURLINGTON NORTHRN SANTA FE PO BOX 96189 FORT WORTH, TX 76161 R BENTON JACKS 11831 44TH AV S TUKWILA, WA 98168 F IRENE COUET 11821 44TH AV S TUKWILA, WA 98168 DARRYL F BUSS 11811 44TH AV S TUKWILA, WA 98168 MICHAEL K BURROUGHS 11685 44TH AV S TUKWILA, WA 98168 HUGH D GILLILAN 11659 44TH AV S TUKWILA, WA 98168 AL KAPONE ASSOCIATION PO BOX 69005 SEATTLE, WA 98168 BARBARA A PYLE 11835 44TH AV S TUKWILA, WA 98168 MICHAEL I COUET 11825 44TH AV S TUKWILA, WA 98168 BOBBI J DOUBIA 11815 44TH AV S TUKWILA, WA 98168 GARTH Z MILLER 11803 44TH AV S TUKWILA, WA 98168 TUKWILA SCHOOL DIST 406 4640 S 144TH ST TUKWILA, WA 98168 KEVIN & SUZANNE G BRATCHER 11651 44TH AV S TUKWILA, WA 98168 HERMOGENES & LEONOR BELMONTE 15503 GREENWOOD AV N SHORELINE, WA 98133 i i WILLIAM A LOONEY PO BOX 1435 TACOMA, WA 98401 JEFFREY J & LEANNA M ALBRECHT 1181844THPLS TUKWILA, WA 98178 NPRYCO 600 CENTRA : ILDING SEATTL •, ' A 98104 VERDAYNE JOHNSON 11840 44TH PL S TUKWILA, WA 98178 EZRA BLANCHE 11850 44TH PL S TUKWILA, WA 98178 REMEDIOS CABEZAS 11862 44TH PL S TUKWILA, WA 98178 NORTHERN PACIFIC RY CO 600 CENTRAL ING SEATTL A 98104 • Q THUOC QUOC TRAN 11808 44TH PL S TUKWILA, WA 98178 REYNALDO B & MYRNA V RIVER 11826 44TH PL S TUKWILA, WA 98178 GEM CONSTRUCTION INC 21501 Connels Prairie Rd. East Buckley, WA 98321 JALON JOHNSON & TAN HIGHTO` 11844 44TH PL S TUKWILA, WA 98178 HARBHAJAN SINGH 11856 44TH. PL S TUKWILA, WA 98178 VERDAYNE J JOHNSON & AMY OV 2334 HOWARD AV APT A EVERETT, WA 98203 NORMAN M VAN VOORHEES 11814 44TH AV S TUKWILA, WA 98178 DUANE & SALLY CASE 11635 44TH AV S TUKWILA, WA 98168 NORTHERN PAC I ' • Y CO 600 CENT' • : UILDING SEATTL • , A 98104 NORTHERN PA IC RR CO 777 MAINS FORT WOTH, TX 76102 DANIEL C • ' = " ON 11654 44T . • V S TUK A, WA 98178 JOSE ALFREDO PRIETO 11662 44TH AV S TUKWILA, WA 98178 SUKHWINDER SINGH 11670 44TH AV S TUKWILA, WA 98178 • o RUTH V JENSEN ROBERT F 11682 44TH AV S 4420 S 11 TUKWILA, WA 98178 TUKW BNSF RAILROAD PO BOX 96189 FORT WORTH, TX 76161 Y CO ILDING WA 98104 NORTHERN PACIF 600 CENT SEATT DOUGLAS R HITCHCOCK 11650 44TH AV S TUKWILA, WA 98178 DANIEL C & CHRISTELLA ARAGON 11658 44TH AV S TUKWILA, WA 98178 ANTHONY PAUL ROCHON 11664 44TH AV S TUKWILA, WA 98178 MARIA ARLYN D & ROSALIE D ARQUIZA 11676 44TH AV S TUKWILA, WA 98178 H ST A, WA 98178 1f 5 Ls &L() ^a`Pr 1) '6(fr t`'`k°°'`t`) % ' r t '�^" LS y �� pA 5 -✓ JADANNE L ENYEART 11818 44TH AV S TUKWILA, WA 98178 KENNETH S HASLING 11826 44TH AV S TUKWILA, WA 98178 CHARLES DOUVIA III 11836 44TH AV S TUKWILA, WA 98178 JOHN H BRUNS 8251 SE 26th St. Mercer Island, WA 98040 JON B DOVE 823 S ORCAS ST SEATTLE, WA 98108 UNION PACIFIC RAILROAD 1416 DODGE ST #325 OMAHA, NE 68179 • KATHERINE BO 11829 44T TUKWWk, WA 98178 KATHLEEN L DOOLIN 11828 44TH AV S TUKWILA, WA 98178 SANDY GREEN 11846 44TH AV S TUKWILA, WA 98178 JOHN H BRUNS 11851 44T S TUK A, WA 98178 VA ee. 64 DICK Z & ESTHER M CALDERON 7200 South Kyan Seattle, WA 98178 Katherine & Phomy Bounkeva 13735 B Corliss Avenue Seattle, WA 98133 ) City of Tukwila 5 Department of Community Development 6300 Southcenter Boulevard • Suite 100 Tukwila, WA 98188-2599 JEFFERY S. JONES J.S. JONES & ASSOCIATES 35316 28th AVENUE SOUTH FEDERAL WAY, WA 98003 State of Washington County of King City of Tukwila I V ►1 CA- ' k (PRINT NAME) understand that Section 18.104.110 of the Tukwila Municipal Code requires me to post the property no later than fourteen (14) days following the issuance of the Notice of Completeness. I certify that on ho, 9 -03 C CU the Public Notice Board(s) in accordance with Section 18.104.110 and the other applicable guidelis were posted on the property located at U4 3 u 5 1 l g } 50 as to be clearly seen from each right -of -way primary vehicular access to the property for application file number I herewith authorize the City of Tukwila or its representative to remove and immediately dispose of the sign at the property owner's expense, if not removed in a timely manner or within fourteen (14) days of a Notice 1 r i % ' l '' " - Applicant or Project M is Signature On this day personally appeared before me VI kiori a gachliisk to me known to be the individual who executed the foregoing instrument and acknowledged that'- he/she signed the same as - his/her voluntary act and deed for the uses and purposes mentioned therein. SUBSCRIBED AND SWORN to before me this /OM day of Ma , 20 05 CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 FAX (206) 431 -3665 E -mail: tulcplan@ci.tukwila.wa.us AFFIDAVIT OF INSTALLATION AND POSTING OF PUBLIC INFORMATION SIGN(S) residing at /C ernton My commission expires on 6-/6 - 0 g atie, AtezteAe NOTARY PUBLIC in and fcif the State of Washington Carol From: Carol Lumb To: Internet :bluejayjones @nventure.com Date: 5/3/05 5:14PM Subject: Riverstone Homes Hi Jeff: A couple of items related to the Reasonable Use public hearing. 1. I have ready for your pick -up, the laminated Notice of Public Hearing for the public hearing on May 26. This notice must be posted on the public notice board by May 12, 2005. 2. I have attached the Affidavit of Posting to the laminated Hearing Notice- this needs to be completed and returned to me after you have posted the site. And I still need to get the Affidavit of Posting for the original installation of the notice board and the Notice of Application posting from you. It is important to have these in the file in case there is an appeal on the project. 3. For the mailing of the staff reports, I will need 15 copies of the 2 sheet Mitigation Planting Plan you provided on April 26. Please drop these off when you come in the pick up the Hearing Notice so that I have them when I return on May 18. Staff reports are mailed out the next day. 4. You were going to send me your new mailing address - I need that so you can get a copy of the Hearing Notice and staff report. When you bring things in for me, please make sure my name is on the materials so the receptionist knows who to give them to. Thanks. I am in the office through COB Thursday, May 5. et 0 From: "Sandra Whiting" <swhiting @ci.tukwila.wa.us> To: <clumb@ci.tukwila.wa.us> Date: 4/27/05 5:42PM Subject: Riverstone Homes - one more comment Carol, I just thought of something else, which may be most appropriately addressed when the final mitigation plan is prepared, but now that the mitigation plan has specified the installation of live stakes of red ozier dogwood, there should be detailed specifications for them (i.e. length, source, installation methods, top cut versus bottom cut, etc.). I don't know if this needs to be mentioned now or later. Sorry I didn't think of this sooner. If you want I can revise my memo to include this. Sandra April 27, 2005 • 0 MEMORANDUM To: Carol Lumb From: Sandra Whiting Re: Riverstone Homes, Revised Wetland Mitigation Plan, 4474 South 118` Street I have reviewed the revised Wetland Mitigation Plan for the Riverstone Homes Property. The consultant has addressed all of my concerns and comments on the original plan, except for the issue of control of invasive plants. The Plan now says that all invasive plants will be removed by hand or using hand- operated machinery. However, it doesn't define what is meant by "removal ". This is of particular importance for the Reed Canary Grass on the site, which can be very difficult to remove by hand. I spoke with the wetland consulting firm that prepared the plan (J.S. Jones & Associates) in order to obtain clarification about this issue. The consultant is under the impression that the majority of the Reed Canary Grass infestation is located where the house will be built, and that the infestation on the remaining part of the wetland is in more isolated pockets. The proposal would be to start by mowing the grass (or using a weed eater) followed by hand digging of grass with their roots, if the infestation is not too extensive. Should the infestation be too extensive to be hand dug, the consultant is thinking that ongoing mowing would be done as a means of control and that use of an herbicide may be a possible control mechanism if all else fails. I explained to him that the City would not likely allow herbicide use, given that the wetland discharges to a storm drainage ditch. The consultant was reluctant to make the invasive plant control clause too specific in the Plan, preferring to make the call in the field. Given that, I would say that the Plan as proposed is acceptable, subject to working out an acceptable approach to the removal /control of the Reed Canary Grass prior to issuing the permit. Proper off -site disposal of any Reed Canary Grass root masses should also be a condition of the permit. April 25, 2005 Dear Ms. Lumb: • • J. S. Jones aria Associates, Inc. Ms. Carol Lumb Senior Planner City of Tukwila 6300 Southcenter Blvd., Suite #100 Tukwila, Washington 98188 RE: L05 -010 Riverstone Homes Reasonable Use Application & E05 -002 SEPA Review Attached is a revised Wetland Mitigation and Landscape Plan, dated April 25, 2005. This plan addresses items 1 through 7 of the cities comment letter dated April 15, 2005. The pre - construction notification (PCN) has been sent to the COE, however a reply has not been received yet. The COE process is separate from the cities and should not hold up our application with the city. We made the changes to our SEPA checklist on page 7, B.3.c., as requested. The Endangered Species Act Screening Checklist, Part D is attached. Thank you for your assistance in process this application. Sincerely, Jeffery S. Jones Certified Professional Wetland Scientist, No. 1025 35316 28th AVENUE SOUTH FEDERAL WAY, WASHINGTON 98003 253- 874 - 9588 /FAX 253- 874 -9579 RECEIVED 'APR 2 6 2005' COMMUNITY DEVELOPMENT April 25, 2005 Ms. Suzanne Skadowski U.S. Army Corps of Engineers Regulatory Branch P.O. Box 3755 Seattle, Washington 98124 -2255 Dear Ms. Skadowski: Permittee: Riverstone Homes, Inc., 35316 28 Ave. S. Federal Way, Washington 98003 phone number 253- 905 -5351 Location: 4424 S. 118 Street Tukwila, Washington • 4 o J. S. Jones an Associates, Inc. RE: Riverstone Homes Pre - construction Notification, Single - family Nationwide Permit This letter is a Pre - construction Notification for a single - family residence, as allowed in the Special Public Notice notification requirements. Desciption: The property is 38.12 feet wide by 230 feet long. The entire parcel is seasonal wetland. The north half of the lot is willows and the south half is reed canarygrass. The applicant proposes to build one single - family residence on the south end of the lot, which minimizes impact to the wetland. Mitigation is in the form of vegetative enhancement on the remainder of the site. The project is current under review by the City of Tukwila. Legal Description: 26 3 Hillmans Meadows Gardens Div #1. Tax parcel no. 334740 -0720. The permitted does not own any other properties within a one mile radius of the subject property. Attached is a revised Wetland Mitigation and Landscape Plan, dated April 25, 2005. This plan addresses items 1 through 7 of the cities comment letter dated April 15, 2005. The pre - construction notification (PCN) has been sent to the COE, however a reply has not been received yet. The COE process is separate from the cities and should not hold up our application with the city. 35316 28th AVENUE SOUTH FEDERAL WAY, WASHINGTON 98003 253- 874 - 9588 /FAX 253 -874 -9579 Sincerely, Wir 1 o Jeffery S. Jones Certified Professional Wetland Scientist, SWS No. 1025 April 2005 2 J. S. Jones and Associates, Inc. 3 -1 Will the project involve the direct alteration of the channel or bed of a watercourse, the Green /Duwamish rivers, or Black River? For the purpose of this analysis, channel means the area between the ordinary high water mark of both banks of a stream, and bed means the stream bottom substrates, typically within the normal wetted -width of a stream. This includes both temporary and permanent modifications. Please circle appropriate response. NO ontinue to Question 3 -2 YES - Continue to Question 3 -2 3 - 2 Will the project involve any physical alteration to a watercourse or wetland connected to the Green /Duwamish River? For the purpose of this analysis, "connected to the river means" flowing into via a surface connection or culvert, or having other physical characteristics that allow for access by salmonids. This includes impacts to areas such as sloughs, side channels, remnant oxbows, ditches formed from channelized portions of natural watercourses or any area that may provide off channel rearing habitat for juvenile fish from the Duwamish River. This includes both temporary construction alterations and permanent modifications. Watercourses or wetlands draining to the Green/Duwamish River that have a hanging culvert, culvert with a flap gate, diversion, or any entirely man -made or artificial structure that precludes fish access ould answer Yes to this question. Please circle appropriate response. NO Continue to Question 3 -3 YES - Continue to Question 3 -3 3 - 3 Will the project result in the construction of a new structure or hydraulic condition that could be a barrier to salmonid passage within the watercourse or the Green/Duwamish or Black Rivers? For the purpose of this analysis, a barrier means any artificial or human modified structure or hydraulic condition that inhibits the natural upstream or downstream movement of salmonids, including both juveniles and adults. Please circle appropriate response. O - ontinue to Question 3 -4 YES - Continue to Question 3 -4 3 - 4 Will the project involve a temporary or permanent change in the cross - sectional area of a watercourse or the Green/Duwamish or Black Rivers? For the purpose of this analysis, the cross - sectional area is defined as a profile taken from the ordinary high water mark on the right bank to the ordinary high water mark on the left bank. Please circle appropriate response. NO Continue to Question 3 -5 YES - Continue to Question 3 -5 3 - 5 Will the project require the removal of debris from within the ordinary high water mark of a NO - Continue to Question 3 -0 (Page 2) YES - Continue to Question 3 -0 (Page 2) • o Part D: Please review each question below for projects that include work below the ordinary high water mark of watercourses or the Duwamish /Green or Black Rivers or in wetlands. Review each question carefully, considering all phases of your project including, but not limited to, construction, normal operation, potential emergency operation, and ongoing and scheduled maintena Continue to the next question as directed for each No or Yes answer. 3 - Will the project result in impacts to watercourses or wetlands that have a surface connection to another watercourse or the Green/Duwamish or Black Rivers but do not contain habitat conditions that support salmonid use? Such areas may include, but not be limited to hillside seeps and wetlands isolated from the watercourse or river that have a surface water connection to the watercourse or river but are not assessable, nor would be assessable to salmonids under natural conditions. Wetlands with a "functions and values" rating for baseflow /groundwater support of 9 and above (or moderate) as described in Cooke (1996) should be included. Please e appropriate response. Continue to Question 3 -7 YES - Continue to Question 3 -7 3 - Will the project include the construction of artificial waterways or wetlands connected to a watercourse containing salmonids? For the purpose of this analysis, the construction of artificial waterways or wetlands includes wetlands, channels, sloughs, or other habitat feature created to enhance wildlife use, particularly waterfowl use, or may be attractive to wildlife, articularly waterfowl. Please circle appropriate response. Continue to Question 3 -8 YES - Continue to Question 3 -8 3 - Will the project include bank stabilization? For the purpose of this analysis, bank stabilization includes, but is not limited to, rip -rap, rock, log, soil, or vegetated revetments, concrete structures, or similar structures. Please circle appropriate response. NO - Continue to Question 4 -0 (Page 2) YES - Continue to Question 4 -0 (Page 2) watercourse or the Green/Duwamish or Black Rivers? For the purpose of this analysis, debris includes, but is not limited to fallen trees, logs, shrubs, rocks, piles, rip -rap, submerged metal, and broken concrete or other building materials. Projects that would require debris removal from a watercourse or the Green /Duwamish or Black Rivers as part of a maintenance activity should answer Yes to this question. Please circle appropriate response. Continue to Question 3 -6 YES - Continue to Question 3 -6 o 0 • • Bond Quantity Worksheet for Sensitive Area Mitigations Date: April 25, 2005 Project Name: Riverstone Tukwila Lot Contact Name: J. S. Jones and Associates, Inc. Address: 35316 28th Avenue South, Federal Way, Washington 98003 Phone Number: 253 -874 -9588 Project Number: Location: 4424 S. 118th St. PLANT MATERIALS: TREES Scientific Name Common Name Unit Price Qty Unit Price Qty Unit Price Qty Unit Price Qty Cost 4" pot 1 gallon 2 gallon 5 gallon Fraxinus latifolia Oregon Ash $13.54 $23.51 10 $235.10 Picea sitchensis* Sitka spruce $13.54 $24.15 8 $193.20 Thuja plicata* western red cedar $13.54 $23.51 8 $44.74 $188.08 TOTAL $616.38 SHRUBS Scientific Name Common Name Unit Price Qty Unit Price Qty Unit Price Qty Unit Price Qty Cost cuttings 1 gallon 2 gallon 5 gallon Corpus sericea red -osier dogwood $2.00 70 $13.54 $23.51 $140.00 Lonicera involucrata black twinberry $13.54 15 $24.15 $203.10 Rosa nutkana Nootka rose $13.54 15 $23.51 $44.74 $203.10 TOTAL $546.20 _TOTAL $1,092.40 GENERAL ITEMS Unit Cost Unit I Qty. 1 Cost Fencing, split rail, 3' high (2 -rail) $10.54 LF 190 $2,002.60 Woody debris $50.00 Each 3 $150.00 Signs, sensitive area boundary 1 $2.50 Each 3 $7.50 ITOTAL $2,160.10 30% CONTINGENCY & MOBILIZATION: Bond_Quantity_Worksheet(1) Sensitive Areas Bond Quantity Worksheet SUBTOTAL: ( + ) $3,868.88 $1,160.66 TOTAL: _ $5,029.54 Page 1 e 1 e April 15, 2005 Jeffrey S. Jones J.S. Jones and Associates 35316 28 Avenue South Federal Way, WA 98003 City of Tukwila R Department of Community Development Steve Lancaster, Director RE: L05 -010 Riverstone Homes Reasonable Use Application and E05 -002, SEPA Review Dear Mr. Jones: Wetland Mitigation and Planting Plan In general, the mitigation plan is not sufficient and does not address loss or replacement of wetland functions. The following are specific comments. Steven M. Mullet, Mayor We have had an opportunity to review in more detail the SEPA and Reasonable Use materials you submitted for the Riverstone Homes project and have the following comments that must be addressed. 1. The mitigation plan needs to be linked to the assessment, particularly in relation to wetland functions. It should describe what functions are being lost due to the project and what functions are being addressed/replaced by the mitigation. The goals of the mitigation plan should be clearly stated and the proposed actions should reflect the goals and indicate how lost functions are being replaced. 2. The mitigation plan should indicate what vegetation is being removed from the site and what is being retained. Existing native plants should be retained wherever possible. 3. There should be some discussion of how existing invasive plants will be dealt with as part of mitigation and what the ongoing management will be for their control (aside from hand weeding around the plantings, as described in the specifications). Will the site be cleared and the reed canary grass removed? If one of the intentions of the plan is to shade out the reed canary grass over time, the density of the proposed planting is probably not sufficient to accomplish this and additional planting should be proposed. 4. A greater variety of plant materials is required in order for the mitigation plan to be acceptable. The additional plant material must include some deciduous trees and shrubs like those that already exist on site. 5. Adequate irrigation will need to be provided for the Western Red Cedar to survive in full sun conditions, otherwise a different tree species should be specified. 6. The use of coarse bark mulch, in addition to compost mulch, is acceptable. 7. Plants should be container grown (as opposed to containerized) and container grown plants are preferable to balled and burlapped. However, if B &B plants are used, the root balls 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 -431 -3670 • Fax: 206 - 431 - 3665 Mr. Jeffrey S. Jones • Riverstone Homes Reasonable Use April 15, 2005 must be inspected and root - pruned as described in the specifications (item 8.8) and the burlap must be removed completely from the root ball when planting. The planting detail shown on Sheet 1 of the mitigation plan does not coincide with what is stated in the specifications on Sheet 2 in item 8.18 with respect to removal of burlap from B &B plants. 8. Please provide a copy of the pre - construction notification (PCN) submitted to the Corps of Engineers for authorization under a Nationwide Permit and a copy of the written response provided to the applicant by the Corps for the files. SEPA and Endangered Species Checklist 1. For your own files, please correct your SEPA checklist, page 7, B.3.c. to indicate that the storm water will not be directed to the wetland with a dispersion trench system. The building permit approved by Public Works directs storm drainage including downspout runoff to the south to an existing ditch. I have made that correction already in the SEPA Checklist file copy. 2. The Endangered Species Act Screening Checklist submitted was missing responses to Part D, questions 3 -1 through 3 -8. Please complete the enclosed sheets and return them to me. The Reasonable Use application is tentatively scheduled for a public hearing before the Planning Commission on Thursday, May 26, 2005. In order to maintain that hearing date, I need to receive your response to the above comments and corrected mitigation plan by Tuesday, April 26, 2005. When you submit your materials, please make sure you direct them to my attention. If you have any questions, please call me at 206 - 431 -3661. Sincerely, Carol Lumb Senior Planner Enclosures cc: Sandra Whiting, Urban Environmentalist Nora Gierloff, Planning Manager David McPherson, Development Engineer, Public Works Department q;cpl\Rivesstone Homes`,Correction Letter.doc 2 Mr. Jeffrey S. Jones Riverstone Homes Reasonable Use April 15, 2005 must be inspected and root - pruned as described in the specifications (item 8.8) and the burlap must be removed completely from the root ball when planting. The planting detail shown on Sheet 1 of the mitigation plan does not coincide with what is stated in the specifications on Sheet 2 in item 8.18 with respect to removal of burlap from B &B plants. 8. Please provide a copy of the pre - construction notification (PCN) submitted to the Corps of Engineers for authorization under a Nationwide Permit and a copy of the written response provided to the applicant by the Corps for the files. SEPA and Endangered Species Checklist 1. For your own files, please correct your SEPA checklist, page 7, B.3.c. to indicate that the storm water will not be directed to the wetland with a dispersion trench system. The building permit approved by Public Works directs storm drainage including downspout runoff to the south to an existing ditch. I have made that correction already in the SEPA Checklist file copy. 2. The Endangered Species Act Screening Checklist submitted was missing responses to Part D, questions 3 -1 through 3 -8. Please complete the enclosed sheets and return them to me. The Reasonable Use application is tentatively scheduled for a public hearing before the Planning Commission on Thursday, May 26, 2005. In order to maintain that hearing date, I need to receive your response to the above comments and corrected mitigation plan by Tuesday, April 26, 2005. When you submit your materials, please make sure you direct them to my attention. If you have any questions, please call me at 206 - 431 -3661. Sincerely, OfAa Carol Lumb Senior Planner Enclosures cc: Sandra Whiting, Urban Environmentalist Nora Gierloff, Planning Manager David McPherson, Development Engineer, Public Works Department q:cpl \Riverstone Homes`,Correction Letter.doc 2 CITY OF TUKWILA NOTICE OF APPLICATION PROJECT INFORMATION Jeffrey S. Jones, for Riverstone Homes has filed applications for Reasonable Use and environmental review (SEPA) for construction of a single family home on a parcel constrained by a wetland. The site address is 4424 S. 118th Street, Tukwila. Permits applied for include: L05 -010, E05 -002, D04 -371 Other known required permits include: None at this time Studies required with the applications include: Wetland Assessment An environmental checklist has been submitted with the study identified above. FILES AVAILABLE FOR PUBLIC REVIEW The project files are available at the City of Tukwila. To view the files, you may request them at the counter at the Department of Community Development (DCD), located at 6300 Southcenter Boulevard #100. Project Files include: L05 -010, E05 -002, D04 -371 OPPORTUNITY FOR PUBLIC COMMENT Your written comments on the project are requested. They must be delivered to DCD at the address above or postmarked no later than 5:00 P.M., Friday, April 22, 2005. Opportunity for additional oral and written public comments will be provided at a public hearing before the Tukwila Planning Commission, tentatively scheduled for May 26, 2005. To confirm this date call the Department of Community Development at (206) 431 -3670. APPEALS You may request a copy of any decision, information on hearings, and your appeal rights by calling DCD at (206) 431 -3670. The appeal bodies for the applications vary: the SEPA Application (E05 -002) may be appealed to King County Superior Court; the Reasonable Use Permit (L05 -010) may be appealed to the Tukwila City Council and the Building Permit may be appealed to the Tukwila Hearing Examiner. For further information on this proposal, contact Carol Lumb at (206) 431 -3661 or visit our offices at 6300 Southcenter Boulevard, Suite #100, Monday through Friday, 8:30 a.m. to 5:00 p.m. If you wish to review files, please call ahead to confirm their availability. Application Filed: Notice of Completeness Issued: Notice of Application Issued: February 17, 2005 March 29, 2005 April 8, 2005 Dept. Of Community Development City of Tukwila AFFIDAVIT OF DISTRIBUTION r, f .HEREBY DECLARE THAT Notice of Public Hearing Determination of Non- Significance Notice of Public Meeting Mitigated Determinationv Significance ::{=.;,, , ;:: Board of Adjustment Agenda Pkt Determination of Significance: &"Scoping Notice Board of Appeals Agenda Pkt Notice of Action :.,..5:: ;:. Planning Commission Agenda Pkt Official Notice Short Subdivision Agenda Notice of Application . : _',::_: r _: Shoreline Mgmt Permit Notice of Application :for ,Shor..eli ne ° : Mgmt Permit __ __ FAX To Seattle Times Classifieds Mail: Gail Muller Classifieds PO Box 70 - Seattle WA 98111 Other " Was mailed lo each of the addresses listed on this year 20 05 Project Name: R D l�L2 Project Number: Lis - pit p5 -o ®a o -3 Mailer's Signature: Person requesting mailing:rvil P:GINAWYNETTA/FORMS /AFFIDAVIT -MAIL 08/29/003:3I PM • ( ) U.S. ARMY CORPS OF ENGINEERS ( ) FEDERAL HIGHWAY ADMINISTRATION ( ) DEPT OF FISH & WILDLIFE ( ) OFFICE OF ARCHAEOLOGY ( ) TRANSPORTATION DEPARTMENT () DEPT NATURAL RESOURCES ( ) OFFICE OF THE GOVERNOR () DEPT OF COMM. TRADE & ECONOMIC DEV. () DEPT OF FISHERIES & WILDLIFE > () BOUNDARY REVIEW BOARD () FIRE DISTRICT #11 () FIRE DISTRICT #2 ( ) K.C. WASTEWATER TREATMENT DIVISION ( ) K.C. DEPT OF PARKS & REC () K.C. ASSESSORS OFFICE TUKWILA SCHOOL DISTRICT KWILA LIBRARY (`1,RENTON LIBRARY () KENT LIBRARY () CITY OF SEATTLE LIBRARY () QWEST ( ) SEATTLE CITY LIGHT () PUGET SOUND ENERGY () HIGHLINE WATER DISTRICT () SEATTLE WATER DEPARTMENT ( ) AT &T CABLE SERVICES () KENT PLANNING DEPT ( ) TUKWILA CITY DEPARTMENTS: ( ) PUBLIC WORKS () FIRE () POLICE ( ) FINANCE () PLANNING () BUILDING () PARKS & REC. () MAYOR ( ) CITY CLERK ( ) PUGET SOUND REGIONAL COUNCIL ( ) SW K C CHAMBER OF COMMERCE ( ) MUCKLESHOOT INDIAN TRIBE ( ) CULTURAL RESOURCES PROGRAM ( ) FISHERIES PROGRAM ( ) WILDLIFE PROGRAM ( ) SEATTLE TIMES ( ) SOUTH COUNTY JOURNAL P:\ADMINISTRATIV E \FORMS\CHKL!ST.DOC CHECKLIST: ENVIRONMEMfAL REVIEW/SHOREUNE PERMIT MAILINGS 0 FEDERAL AGENCIES WASHINGTON STATE AGENCIES () U.S. ENVIRONMENTAL PROTECTION AGENCY ( ) U.S. DEPT OF H.U.D. () NATIONAL MARINE FISHERIES SERVICE ( ) DEPT OF SOCIAL & HEALTH SERV. () DEPT OF ECOLOGY, SHORELAND DIV 5 CtecAct°V >QEPT OF ECOLOGY, SEPA DIVISION* - ( ) OFFICE OF ATTORNEY GENERAL • SEND CHKLIST W/ DETERMINATIONS ryV,0.-0, • SEND SITE MAPS WITH DECISION KING COUNTY AGENCIES SCHOOLS/LIBRARIES UTILITIES CITY AGENCIES OTHER LOCAL AGENCIES MEDIA ( ) HEALTH DEPT () PORT OF SEATTLE C. DEV & ENV!R SERVICES -SEPA INFO CNTR ( ) K.C. TRANSIT DIVISION - SEPA OFFICIAL ( ) K.C. LAND & WATER RESOURCES (( FOSTER LIBRARY K C PUBLIC LIBRARY ( ) HIGHLINE SCHOOL DISTRICT () SEATTLE SCHOOL DISTRICT ( ) RENTON SCHOOL DISTRICT () DUWAMISH INDIAN TRIBE () P.S. AIR POLLUTION CLEAN AGENCY () SOUND TRANSIT ( ) DUWAMISH RIVER CLEAN -UP COALITION 'SEND NOTICE OF ALL APPUCATIONS ON DUWAMISH RIVER ( ) OLYMPIC PIPELINE ( ) VAL -VUE SEWER DISTRICT ( ) WATER DISTRICT #20 () WATER DISTRICT #125 ( ) CITY OF RENTON PUBLIC WORKS () BRYN MAWR - LAKERIDGE SEWERNVATER DISTRICT ( ) RENTON PLANNING DEPT ( ) CITY OF SEA -TAC ( ) CITY OF BURIEN ( ) TUKWILA PLANNING COMMISSION MEMBERS ( ) TUKWILA CITY COUNCIL MEMBERS ( ) CITY OF SEATTLE - SEPA INFO CENTER - DCLU ( ) STRATEGIC PLANNING OFFICE* • NOTICE OF ALL SEATTLE RELATED PLNG PROJ. ( ) HIGHLINE TIMES ( ) CI.TUKWILA.WA.US.WWW • P.IC NOTICE MAILINGS FOR POVIITS SEPA MAILINGS Mail to: (comment period starts on date of mailing) Dept. of Ecology Environmental Review Section *Applicant *Other agencies as necessary (checked off on attached list) Any parties of record * send only the staff report, site plan and the SEPA Determination KC Transit Division — SEPA Official would like to receive information about all projects that might affect transit demand Send These Documents to DOE: SEPA Determination (3 -part from Sierra) Findings (staff report, usu. with MDNS) SEPA Checklist (filled out by applicant) Drawings/Plans of project (site plan, elevations, etc. from PMT's) Affidavit of Distribution (notice was mailed or sent to newspaper) SHORELINE MAILINGS: Notice of Application for a Substantial Development Permit must be mailed to owners and to property owners within 500 feet of subject property, comments are due 30 days after the notice of application is mailed/posted. The notice of Application for Shoreline Substantial Development Permit must include a statement that any person desiring to submit written comments on the application or desiring to receive notification of the final decision on the application may do so within 30 days of the notice of application. If a hearing will be held on the application, the hearing notice must include the information that written may be submitted, or oral presentation made at the hearing. Shoreline Permit Notice of Decision: Mail to: (within 8 days of decision; 21 -day appeal period begins date received by DOE) Department of Ecology Shorelands Section State Attorney General *Applicant *Indian Tribes *Other agencies as necessary (checked off on attached list). *Any parties of record * send only the staff report, site plan and the SEPA Determination Send These Documents to DOE and Attornev General: Permit Data Sheet Shoreline Substantial Development Permit (3 -part from Sierra) Findings (staff report or memo) Shoreline Permit Application Form (filled out by applicant) Drawings/Plans of project (site plan, elevations, etc. from PMT's) - Site plan, with mean high water mark & improvements — Cross - sections of site with structures & shoreline Grading Plan — Vicinity map • SEPA determination (3 -part from Sierra) Findings (staff report or memo) SEPA Checklist (filled out by applicant) Any background studies related to impacts on shoreline Notice of Application Affidavit of Distribution (notice was mailed) P: ADMINISTRATIVE \FORMS\CFOCLIST.DOC BURLINGTON NORTHRN SANTA FE PO BOX 96189 FORT WORTH, TX 76161 R BENTON JACKS 11831 44TH AV S TUKWILA, WA 98168 F IRENE COUET 11821 44TH AV S TUKWILA, WA 98168 DARRYL F BUSS 11811 44TH AV S TUKWILA, WA 98168 MICHAEL K BURROUGHS 11685 44TH AV S TUKWILA, WA 98168 HUGH D GILLILAN 11659 44TH AV S TUKWILA, WA 98168 AL KAPONE ASSOCIATION PO BOX 69005 SEATTLE, WA 98168 BARBARA A PYLE 11835 44TH AV S TUKWILA, WA 98168 MICHAEL I COUET 11825 44TH AV S TUKWILA, WA 98168 BOBBI J DOUBIA 11815 44TH AV S TUKWILA, WA 98168 GARTH Z MILLER 11803 44TH AV S TUKWILA, WA 98168 TUKWILA SCHOOL DIST 406 4640 S 144TH ST TUKWILA, WA 98168 KEVIN & SUZANNE G BRATCHER 11651 44TH AV S TUKWILA, WA 98168 HERMOGENES & LEONOR BELMONTE 15503 GREENWOOD AV N SHORELINE, WA 98133 DUANE & SALLY CASE 11635 44TH AV S TUKWILA, WA 98168 NORTHERN PACIFIC RY CO 600 CENTRAL BUILDING SEATTLE, WA 98104 NORTHERN PACIFIC RR CO 777 MAIN ST FORT WORTH, TX 76102 1 DANIEL C ARAGON 11654 44TH AV S TUKWILA, WA 98178 JOSE ALFREDO PRIETO 11662 44TH AV S TUKWILA, WA 98178 SUKHW1N ER SINGH 11670 44TH AV S TUKWILA, WA 98178 RUTH V JENSEN 11682 44TH AV S TUKWILA, WA 98178 BNSF RAILROAD PO BOX 96189 FORT WORTH, TX 76161 NORTHERN PACIFIC RY CO 600 CENTRAL BUILDING SEATTLE, WA 98104 DOUGLAS R HITCHCOCK 11650 44TH AV S TUKWILA, WA 98178 DANIEL C & CHRISTELLA ARAGON 11658 44TH AV S TUKWILA, WA 98178 ANTHONY PAUL ROCHON 11664 44TH AV S TUKWILA, WA 98178 MARIA ARLYN D & ROSALIE D ARQUIZA 11676 44TH AV S TUKWILA, WA 98178 ROBERT F ULIBARRI 4420 S 118TH ST TUKWILA, WA 98178 WILLIAM A LOONEY PO BOX 1435 TACOMA, WA 98401 JEFFREY J & LEANNA M ALBRECHT 11818 44TH PL S TUKWILA, WA 98178 NPRYCO 600 CENTRAL BUILDING SEATTLE, WA 98104 VERDAYNE JOHNSON 11840 44TH PL S TUKWILA, WA 98178 EZRA BLANCHE 11850 44TH PL S TUKWILA, WA 98178 REMEDIOS CABEZAS 11862 44TH PL S TUKWILA, WA 98178 NORTHERN PACIFIC RY CO 600 CENTRAL BUILDING SEATTLE, WA 98104 THUOC QUOC TRAN 11808 44TH PL S TUKWILA, WA 98178 REYNALDO B & MYRNA V RIVERA 11826 44TH PL S TUKWILA, WA 98178 GEM CONSTRUCTION INC 11834 44TH PL S TUKWILA, WA 98178 JALON JOHNSON & TAN HIGHTOWER 11844 44TH PL S TUKWILA, WA 98178 HARBHAJAN SINGH 1185644THPLS TUKWILA, WA 98178 VERDAYNE J JOHNSON & AMY OWENS 2334 HOWARD AV APT A EVERETT, WA 98203 NORMAN M VAN VOORHEES 11814 44TH AV S TUKWILA, WA 98178 JADANNE L ENYEART 11818 44TH AV S TUKWILA, WA 98178 KENNETH S HASLING 11826 44TH AV S TUKWILA, WA 98178 CHARLES DOUVIA III 11836 44TH AV S TUKWILA, WA 98178 JOHN H BRUNS 11857 44TH PL S TUKWILA, WA 98178 JON B DOVE 823 S ORCAS ST SEATTLE, WA 98108 UNION PACIFIC RAILROAD 1416 DODGE ST #325 OMAHA, NE 68179 KATHERINE BOUNKEVA 11829 44TH PL S TUKWILA, WA 98178 KATHLEEN L DOOLIN 11828 44TH AV S TUKWILA, WA 98178 SANDY GREEN 11846 44TH AV S TUKWILA, WA 98178 JOHN H BRUNS 11851 44TH PL S TUKWILA, WA 98178 DICK Z & ESTHER M CALDERON 11806 44TH AV S TUKWILA, WA 98178 Jeffrey S. Jones J.S. Jones & Associates 35316 28 Avenue South Federal Way, WA 98003 • City of Tukwila Dear Mr. Jones: NOTICE OF COMPLETE APPLICATION RE: Riverstone Homes Lot 26, L05 -010 and E05 -002 0 Steven M. Mullet, Mayor Department of Community Development Steve Lancaster, Director March 29, 2005 Your application for reasonable use and environmental review for a single family home located at 4424 S. 118 Street has been found to be complete on March 29, 2005 for the purposes of meeting state mandated time requirements. The project is tentatively scheduled for a public hearing before the Planning Commission on May 26, 2005. The next step is for you to install the notice board on the site within 14 days of the date of this letter. You received information on how to prepare and install the sign with your application packet. If you need another set of those instructions, you may obtain them at the Department of Community Development (DCD) or from the City's web site, www.ci.tukwila.wa.us under permit applications. Also, you must obtain a laminated copy of the Notice of Application to post on the board. Please call me 3 days prior to installing the notice board to arrange the pick up of the laminated Notice of Application. After installing the sign with the laminated notice, you must return the signed Affidavit of Posting to our office. This determination of complete application does not preclude the City from requesting additional plans or information if in our estimation such information is necessary to ensure the project meets the substantive requirements of the City or to complete the review process. This notice of complete application applies only to the permits identified above. It is your responsibility to apply for and obtain any other necessary permits issued by other agencies. There may be permits from other agencies required which we have not identified. If you have any questions, please feel free to call me at 431 -3661. Sincerely, Carol Lumb Senior Planner cc: Nora Gierloff, Planning Manager Sandra Whiting, Urban Environmentalist q: \Riverstone Homes \Complete.doc 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 , •Advanced Mode King County Advanced Mode One Parcel Found: Parcel Number Address] 3347400720 a va Search Menu This frame will be printed separately. • Home Buffer Distance: 500 Feet The document in this frame cannot be printed as laid out. News Services Comments httn• / /www5 metrnkr anv/ nareelviewer /Viewer/KinaCniintv/Viewer ac■ ,LOS - OJ Z Search Page 1 of 1 Intro 1 Help Print 1 Standard Mode (Enhanced Mode Current King County 1 GIS 1 News 1 Services 1 Comments 1 Search Links to extemal sites do not constitute endorsements by King County. By visiting this and other King County web pages, you expressly agree to be bound by terms and conditions of the site. The details. RECEIVED MAR 17 2005' COMMUNITY DEVELOPMENT vszimni ..,P4170/..V ' iii iiiiii . ei:: , ,,, - .-- • -> ,' “:. SCNO0 1 0,i'n.!;Z:4:•4‘t4:;\ .V ••••;',-;• f .... ,'... ," ..'i:- • '..=, 4 i..t . i. • "!f;;N"..,; . .:f . ...Y-, - ;':'.:;.' . • - . -ii .;.N :. •=.,:., • EaS .,•! '.••'''.:;-; .7'; • ' , , ;;;:. ', • ''.-: " .- •,', ':`;-'', - f.: ., , , .Nvii , --- , ..1,,i, fir....f.,, :. ;, . , - ,':. ,.. .c-, -- _,:41 - ',....:-.;.,.:,,,- ,: ., ...: -,-,..::,,.. -.;4r. ..7Cit ...;- .. ,.,.., .::..,-,. ...... : ,.:.::,,,,.. .ci , ...:, .- ,. , '::•stite; ...4 ,...,>, 44.: Pzitieade T; -;•:.-. -: .'...:.., .•',!:,,, ': :: .2.5 ' 1023.04.90 2:45' ..M: :...'. , f' '.B ' 0 Iv El; ..,-,.. S ANTA FE • , , :."-:;. ,f .,, ;' '‘.: '.'4* "'": ''',1:'4..th.:.W:,;1.5:.7s1P.S.,;.7,:, ' ';': ' : .. 1. ' . ' 'FORT WORTH i. ' , " , . :. : • ' :',.:`:-..,:,: 7.-XT"Q.:::".:". :R.C.,..?..-,‘ , 1761 . 61 -, .,`-..,:.,, -. . -% .... .., , 3347400520 BARBARA A PYLE 11835 44TH AV S TUKWILA WA 98168 . 1 . ..3 - 34 . 740053 - 0V: - 1,131:3ENT Ts , ..., zi. - ::: 1-,,,,-- ',..;.',L -, ., ;:7;;;:i. .;„, i ..,:„:..,.::,...,n4vv..,.• .:r -.*Px; " 4....t.4 '::: ;.,...., %-, ,t, ,. i.... ::;:*- . .,..xt,,,... ,.. ....7. • ....:.,.,, - • .: ' , 98168.:::,.:.:t, j:;eT:2,.:::::- 3347400535 MICHAEL I COUET 1182544 S TUKWILA WA 98168 .2 .3 . 347.4 - 0051.04 . ::E,'" I REN 4.....:!;,- s- ` E.17::;,,, st.- : s. : .,',2.. - "c AV'S :: '',,,'''''. .,:Y1'.2e.::it" • -,. • .; - t.-"TUKVVILA :.,..........: , ......;:,:,E L ..„. ;W:A :'..t.,! ,. .981:68... 4 .-I i ii -...- - :.‘ .: ... ; ..-. 3347400545 BOBBI J DOUBIA 11815 44TH AV S TUKWILA WA 98168 . 3347.40.05557.1 -. 6. .' DAR RY. L . F: - '.;.'12ig,W.,:,PA:.: . . ..: • "...*".-',..:,:::,.. :0...:1-4! Buss '' .7 i...,:-. :...-.:;„ _ ..'"11:8flY44THIAV S ": . ‘ ' fITUKVVILA -." i: ',"---7:;;...=; t,98:168:, 3347400565 GARTH Z MILLER 11803 44TH AV S TUKWILA WA 98168 . fi4f-Ame„, .';'KilicHAEl",.. .,,-.....,:?."-, :-.BURROS9GH$.444N-4•-- :1 "- ? .. iik I., II r ,<:- .,„. c' '..'.' 98 ..4.,.. 3347400580 TUKWILA SCHOOL DIST 406 4640 S 144" H ST TUKWILA WA 98168 3347400585.',. ..-; ;'; .': HUGH D ' r" '' .... .' ' .;,i...• ... ., ....:',.; :: . •.GILLI ILAW.1:7; - - ,...--:',.:'--!:-;:: , . :-.,.-'....-. .. . . . 411 669 :44TH AV S -::•-:- , .--i.-. - . ..,-1" 0 KVV. I i.:;:::,..:-.. , . ' ..,„..,. i's..W A .1 . . 8168:, 3347400590 KEVIN & SUZANNE G BRATCHER 11651 44TH AV S TUKWILA WA 98168 347400600 . rs. AL KARON EASS 0 C IATION': '...'"-..-:.'•"::'..ti:'-Egry:SWL-'ia.:FIT.i.47:-.:-:- .,..., ' ';';.:;::71:iP...: '. - 0.1 •':::::-',. :` 11?,0780.X.,69 0,05....-:',,, '''..).:. ''-::::.,..'..; '4. i .:/-: ....S. -:4,*^u .-§ •,.,,.„.....,,.. ..1 ,..,_ t - 4 : . 'Wh „ .,-,-,. ',.,98168 3347400610 HERMOGENES & LEONOR BELMONTE 15503 GREENWOOD AV N SHORELINE WA 98133 4a5P4 334 'i.t.:.•>.:...÷:t ID tJAN E .- 8.,:8ALL.r 4--, ' -'4.'1.:FIIPZIN '..Eti - , . CAS ..4r: In =1,.. t.11 T6 Z H AV S ;. : '3....,q '''''. .:1 41 i) :r...7:s.:Vs is: 213: s.:;: s.:- - 7;i:;-1., 'r '. '! kiT,OKVVILA !, 3:7;',.'..= ‘..i AW ., .. , . , al%tlf.. 98168 !:,,,,,,,, 4,. ::. , 3347400625 BNSF RAILROAD PO BOX 96189 FORT WORTH TX 76161 334.7.4.00,6 ;;INORTHERN .RACIFIC-.Rr. .." ••. ,'' t s...-..--.:.-, - S : . , ., :`..'L i:.,",: . „• . '.60Ci:t ENTRAL I ..' f ;:r•-tilfs1 .4 ;-' 2 W.. ' Pi :. .7 . ' - ..S 1- ; ; LE-",1 ::: . ' •: ' .. :: - • - . 98104 -, ,E• • •'.. , . • • .. ' , 3347400640 NORTHERN PACIFIC RY CO 600 CENTRAL BUILDING SEATTLE WA 98104 -:3347400645N ,..fd " ,- . A1-;-: , .- - a;`,:.- - ,: v ...,....z: . ?NORT.171ERNMi941,FICY:R1.3:f - ;: :46"dT:::': -g5•054;t7;"cz ' ..-. ....:; -:.=,, +. l ' '?...•;". 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"TUKW ILA � V1IA' 98178 "',:: 3347400705 MARIA ARLYN D & ARQUIZA 11676 44TH AV S TUKWILA WA 98178 ROSALIE D . 47400710 - . }' x, *, Y.: ., x, t{ � ' TH, V' . � ,s:a ' " �- : •• - ' _�.7. 1 ��' r , F ,. !" �! .,. •^:...�'t4 ..:4y�hi:'. -.. '�JENSEN >k ;'` ' - - ' {yey,lq. }�,4�t(�' r 'v y' u.. .. .L Y „,,.''?'!„' YU.Z�.Oa`:^_'x^� }� ..Lt .' ..:EI L=.: C�� �� >1'682'44TH' - =' tarx- _ � �, '� {y�5� . i`,.0 1: ., i' ... .l Y`? f k ��'x'L.�ie! .�:k. 1... ,. :4u 0.y.1 µ • _ •.,. �.'A".`�.'..'�':� %� ...:, .. ':W�4 • : 0 ,1 ; ..x ` ^� f 4.'�,. , . � X98•-1 78. £. 5:�a�il1 t . 3347400715 ROBERT F ULIBARRI �'_ 4420 S 118TH ST TUKWILA WA 98178 3 '1..Fs, ._ ;WILLIAM A • . '.' ,!:P.. . .. ..._ , P , ..T•':A' + .. LOONEY :: .. _... g..... ..r .e.., y...... *PO BOX 1435 ... _ .. ... , ... . .. TA C OM A” ... C.:. WA z >9840 3347400730 THUOC QUOC TRAN 11808 44TH PL S TUKWILA WA 98178 ,L337400735 ; { JEFF J &: LEANNA M : ;, ,ALBRECHT 118 18 R L S.Y `TUKW ILA , WA ° X98178 ; i.,..44:;:.---;:•,-,:....',.•.:::-,,-- . ..... ' ^T,4 ;`w+,sl - .�tS. :"5,.:f: ... ,. . .' s�T':���!§- �3 A ; i Y �7 .. . . .. . . >. St ... ....... ..... `,*s. .... w_ ...�.. 4 " 3 r .� -t ;,. .# `'�.,. _ ..,. � b . .. ... .. ... .. .. .'h . .F', _..b.' . -. i'L. �. .. _. . l .c �. is «� % x .t 3347400745 REYNALDO B & MYRNA V RIVERA 11826 44TH PL S TUKWILA WA 98178 = =3347,400746 :NAP RY CO - a. ,_ 600.:CENTRAL' °BUILDING • .SEATTLE WA ; X98104 L . ' a r ° . � �'.�. .3 - ,'.> ,.. _ ,. � .+:r. r: �•-:,. .... .. .., 44: t:J .. ,,,.. .. ... ... +� �o b •r.,•• .. • _ .. ' i' ._., :' , .:r::.a:��`, • ., _ ... i..:_.:... _.. �:a s !�,,! r �_..;- '' . _. 3347400755 GEM CONSTRUCTION INC jey,/ . 11834 44 PL S TUKWILA WA 98178 - -037400760f • i...,. '+i' ?ab3� .... ,. .. � � , . ?VERDAYNE . AZ:� v '. ; . : _•.... Y ..:. '! °�,, '.off, ._ - JOHNSON" f , t - . t`� _ .. .. Y 11840`44TH • PL!S� = L r t'. ,.. ... :..s - `. i:P t TUKWI �` .,:._ WA -98178. 3347400765 JALON JOHNSON & TAN HIGHTOWER 11844 44TH PL S TUKWILA WA 98178 X3 347.400770 , f EZRA" " ' � ` Y ! BLANCHE" �_�° f ` .�' ` �Fvavw..,. - i s, _ 'a. fi1850,44TH PLUS ` T a 'TIJKWILA a 'WA ��gG ° °. r 981: 78'. •��, o,27=' +a SA ,1.,... . ^ . ._, .: v,:tl PT '" G . �!"•: i . ..��� "'.... ... w _. ° .::.... ...rw .._....� - 1s ����t s- . a. ^.. a:. Y_. ..r.e ^.. ✓._ . ..,. .- _. ,.wN j "°�: v ,_ : � '�''x' . .'. 2 �4... ...a .... -•4 - ... _ t. .. _ e-a ,,,„ L " 3 •-- � ^�'%,- . Min , .: r ,,;�;• - i • . . ...... .. .. ... . 3347400775 HARBHAJAN SINGH 11856 44TH PL S TUKWILA WA 98178 474007 "REMEDIOS `" ' F. CABEZQS L� ' ;1 44..T PL 5: <TUKW ILA ' <: V1lA }; 98178 ; + - :�� -+. ✓l. .'�...F _� ,�-,. ,�1. _ -- ,... :'. •.. ... ., -_- 3 'n: J' >'. •... .. . :.. _.. $'.sN � ... .. .. .. ,... C[�L 2 t -. x'. 3347400785 VERDAYNE J JOHNSON & AMY OWENS 2334 HOWARD AV APT A EVERETT WA 98203 �3347400970 : ;. F _L ,iF ,a i quo »� :.,� ,:a , ,R j• -) = •i� JNORTHERN'Pi4CIFIC " RY <. 7 r: } , p i . ` - -v . , y CO s ue =ft ... e. _.a a. _ a, _.r:«b?Tr,.. t {.'`:.'X: °<yi:.�r'in e. : . 4 .- K:Y -!Y F.cw i- �. .e _ .,.. w � x iX, '� x..,.; ..._ . ��^ =.:.6QO�CENTR BUILDING • -1 _ P:''' , Y,iLr- �.. x . <x. a vsu ..�.g ' .*z. �1�.- L .?`....... �4_:•. � =S - ;> L ?' .i{l. �' :t �sw. _c•:.,,a :' • -' 1N A .:: 5,•. x R .r'._ ' ..981042 a vt. . x 1: a�Y 3347400975 NORMAN VAN VOORHEES 11814 44TH AV S TUKWILA WA 98178 y ti ,�m�k: . �. .. 'JADANNEtL' " ° ' ` , i .. < ?. ' ;"-+."'a {�'Y - �°•.-,. ,....+. ... `" ".ENYEART " .! '_" cwt ..a . _..rn....4 ^ ^�rt4't.r...r :. i, :..t:>:'� -a f. .,. 1181 44THY'AV'Sf� t• :_ ..7.... &: "Y:fL'..SVroL..: _: -Y•... a.. .. .......:�+.. TUKWILA'i wxz +.. ':NC 1 ,i�..••m.. 1.11 W A .�. :. '... ., .981. . w' • .P�.t 1`rr.. r. TH:. 3347400991 KATHERINE BOUNKEVA 11829 44TH PL S TUKWILA WA 98178 X3347400992 e.,t _ -; .: - KENNETH - :ac'. s -,.... s ✓✓ ,. ..}': - . . , HASLING'�; " 3 ' , ' • .., `)'::.rssn r .'_ 11`826 4`4TH�AV S .. , 't '�•,` ` TUKWILA { s.- f° #r: r IA/VA : ':9817.8': .;r. 3347401000 KATHLEEN L DOOLIN 11828 44TH AV S TUKWILA WA 98178 is , 5 .. 33 47101 40 '�r - `'C A �;- �;n ,. ` ..iy�_ f w *��•+' HRLES ,�h -id., . x., � — .- .1,'Y- _ . .. = D III> OUVI �,{ d,� ; .c'°'^�Srd�' : .,.. 1183fi 44TH Au,S .n. s- -•, '-•'• ,-- ; i-.., ''1 , .. . TUKVNILA a s� ' ....n- ; :„.,,'t C ...S ' vnG. j4 ;•WA_ ` ... 7 .9818 • .. r .. 4 3347401025 SANDY GREEN 11846 44TH AV S TUKWILA WA 98178 73347401310 4 xt `' , ' 4 .: r .c..e :r -'s:.� r i:. �_. P _.�;g�tr,:....�:'�.:..•a:_��`� ' - JOHN °H: `)F '' ': -•£^ e,r- Sty t :a �i.•.�_ � �.,r .a : BRUNS : X ° `° � ,: Y n ' � _ s ` _ ., a „ t'". ; u l . �w ...• �. r.--.. •m »�._>t.w .:...... � .. -._ 1 1857 44TH PLaS:,,_ � . , , F .m :•.r . _ . ,..,. _ .. ..,. _ , . _ t..s- tTUK W ILL4 "; `: ,, , .sf ., s s x 4- ., _.�,- . ., =WA �._.... _ °•' ,98.17 : " �. .._, . 3347401315 JOHN H BRUNS 11851 44TH PL S TUKWILA WA 98178 '=3347401320:; , . _ ,,., si.: .�.> �;. _ e � •- :JON:`B =° `fi * yy " fir.' � :.i-� . ik7^t 4r,... o¢-r_. ... .. •' s DOV �� ',',.i.,:,::; . �m{,._:' x t4 .1 �' � r r .. 823 S O F 2 0AS ST r Y t om, .t '�s�,]F. =��'.. �' t P.:�. . . . ... S E ATTLE% " . Y � �x����K 3 .WA •98108'5 3347401325 DICK Z & ESTHER M CALDERON j QWPJ ► 11806 44TH AV S TUKWILA WA 98178 3348400005 - r :. •.• , w. • ,.. : UNION,PACIF,IC'RAILROAD -. �.•:... '�li ?; J .. • ... s t : ._ -. .;t:.L u_e._.. . ; .. • :141 6 DODGE ST;: #325 ' .. .. _ is •�i . r ,... .: � .. _ .. : :OMAHA ro. .. ,.? �_�i •"! . -.. k .... " NE 68179;: RECEIVED MAR 1 7 2005 D • March 2, 2005 Jeffery S. Jones J.S. Jones & Associates 35316 28 Avenue South Federal Way, WA 98003 RE: Riverstone Homes Lot 26, L05 -010 and E05 -002 Dear Mr. Jones: Your applications for Reasonable Use and environmental review (SEPA) for property located at 4474 South 118 Street have been found to be incomplete. In order to complete the applications, the following must be submitted to the permit center: a. 2 sets of mailing labels for properties within 500 feet of the site. I am enclosing information from the SEPA Application packet on how to obtain the mailing labels and the notice board requirements. b. Technical Information Report c. Title Report d. Civil plans, as described in the enclosed Application Checklist. Upon receipt of these items, the City will re- review the applications for completeness and will mail you written notification within 14 days. The SEPA and Reasonable Use applications will expire if we do not receive the additional information within ninety days of the date of this letter, unless an extension is granted pursuant to Section 18.105.070(E). If you have any questions please call me at 206 - 431 -3661. Sincerely, Carol Lumb Senior Planner • City of Tukwila cc: Nora Gierloff, Planning Manager q:\Riverstone Homes Reasonable Use \Incomplete.doc Department of Community Development Steve Lancaster, Director NOTICE OF INCOMPLETE APPLICATION Steven M. Mullet, Mayor 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 • • CITY OF TUKWILA REASONABLE Department of Community Development RECEIVED USE 6300 Southcenter Boulevard, Tukwila, WA 98188 2 XCEPTION Telephone: (206) 431 -3670 FAX (206) 431 -3665 FEB 17 E -mail: tukplan @ci.tukwila.wa.us DE APPLICATION NAME OF PROJECT/DEVELOPMENT: e f4- s1A.a -S l 4j + Z Cp 4 / el7 -/ S. //B 5 / LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. LIST ALL 10 DIGIT PARCEL NUMBERS. CL-4-0 1.- / z L1 s. I c 54- -t, 2, - 3 4 r (I rn 5 0 Q o-E� 6 w 'l! -8-r eta-L D N ' I A€ -S t� Q� S r ( S- 5+ 9� ems{ e-5 +T„4.4 -�s� t14 — � 5. I l 8 5* Quarter: - j F Section: 1 b Township:23 N Range:4 E P( cal 1 o • 3 3 Li7i-/ — 07 (This information may be found on your tax statement.) `) �,�-e _�, E Lo - -t - PRESENT USE OF PROPERTY: SENSITIVE AREAS REQUIREMENT FROM WHICH RELIEF IS SOUGHT: Dot DEVELOPMENT COORDINATOR : The individual who: • has decision making authority on behalf of the applicant in meetings with City staff, • has full responsibility for identifying and satisfying all relevant and sometimes overlapping development standards, and • is the primary contact with the City, to whom all notices and reports will be sent. Name: .1 e-t- Address: 3 E 3 t (o - Z �-✓�- S . f 2-v-4, L. c , (A . 9806 3 FAX: 2,53 - 674- qs 7 g Phone: 253. 43 ?Li- 958s Signature: Date: 2 cf ' / D r FOR STAFF USE ONLY Sierra Type: P -SP Planner: File Number: 1_06 -oi 7 Application Complete (Date: ) Project File Number: Application Incomplete (Date: ) Other File Numbers: - t � oy —'. )� i LQ5'- • • CITY OF TUKWILA REASONABLE Department of Community Development RECEIVED USE 6300 Southcenter Boulevard, Tukwila, WA 98188 2 XCEPTION Telephone: (206) 431 -3670 FAX (206) 431 -3665 FEB 17 E -mail: tukplan @ci.tukwila.wa.us DE APPLICATION NAME OF PROJECT/DEVELOPMENT: e f4- s1A.a -S l 4j + Z Cp 4 / el7 -/ S. //B 5 / LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. LIST ALL 10 DIGIT PARCEL NUMBERS. CL-4-0 1.- / z L1 s. I c 54- -t, 2, - 3 4 r (I rn 5 0 Q o-E� 6 w 'l! -8-r eta-L D N ' I A€ -S t� Q� S r ( S- 5+ 9� ems{ e-5 +T„4.4 -�s� t14 — � 5. I l 8 5* Quarter: - j F Section: 1 b Township:23 N Range:4 E P( cal 1 o • 3 3 Li7i-/ — 07 (This information may be found on your tax statement.) `) �,�-e _�, E Lo - -t - PRESENT USE OF PROPERTY: SENSITIVE AREAS REQUIREMENT FROM WHICH RELIEF IS SOUGHT: Dot DEVELOPMENT COORDINATOR : The individual who: • has decision making authority on behalf of the applicant in meetings with City staff, • has full responsibility for identifying and satisfying all relevant and sometimes overlapping development standards, and • is the primary contact with the City, to whom all notices and reports will be sent. Name: .1 e-t- Address: 3 E 3 t (o - Z �-✓�- S . f 2-v-4, L. c , (A . 9806 3 FAX: 2,53 - 674- qs 7 g Phone: 253. 43 ?Li- 958s Signature: Date: 2 cf ' / D r Riverstone Homes, Inc. 4424 S. 118 St., Tukwila • O RECEIVED FEB 17 2005 COMMUNITY DEVELOPMENT Reasonable Use Exception Review Guidelines Criteria, TMC 18.45.115(4) a. No reasonable use with less impact on the sensitive area and its buffer is possible. The proposed application is for a two -story wood framed single - family residence. The entire parcel is wetland. The property is zoned residential, which is consistent with the neighborhood. There is no reasonable use with less impact on the property. b. There is on feasible on -site alternative to the proposed activities, including reduction in size or density, phasing of project implementation, change in timing activities, revision of road and lot layout, and/or related site planning activities that would allow a reasonable economic use with fewer adverse impacts to the sensitive area and its buffer. The neighborhood is single - family residences. No other economic use for this property is feasible. The foot -print of the house is minimized having two- stories. The foot -print will be less than the neighboring residence, which was permitted under the current code, in the wetland buffer. The foot -print will be located the minimum setback from the street, in a portion of the wetland dominated by reed canarygrass. The wetland is seasonally saturated. Construction will occur during the dry seasons of the year. Phasing will not be necessary. South 188 Street is the only access to the property. c. As a result of the proposed development there will be no increased or unreasonable threat of damage to off -site public or private property and no threat to the public health, safety or welfare on or off the development proposal site. The wetland has been used as a dumping ground for building materials, garbage and landscape waste by the neighboring properties. A notice -on- title, split rail fencing and sign posting, and informed property owners should provide protection for the remaining wetland. The proposed single - family residence will not increase or threaten any other properties. There will be no threat to public health, safety or welfare as a result of the proposed development. d. Alterations permitted shall be the minimum necessary to allow for reasonable use of the property. The proposed house foot -print is 24 feet by 42 feet, which is considerably smaller the residence on the adjoining lot. This small foot -print is similar to older homes in the neighborhood and is only economically feasible with a second story. The lot is long and narrow. The small impact for the house will be located the minimum setback for the street, leaving a 158 feet from the backdoor patio to the north property line. • • e. The proposed development is compatible in design, scale and use with other development with similar site constraints in the immediate vicinity of the subject property. Three properties were constructed by F. Lee Stenson in the neighborhood. One of these adjoins the subject property to the west. To our knowledge none of these properties were required to undergo any environmental review, even though they have wetlands and/or wetland buffers. The proposed development is compatiable in design and use, but smaller in scale than the Stenson houses. The Stenson houses are roughly 60 feet deep and the lots were completely cleared, including wetland and wetland buffer. f. Disturbance of sensitive areas has been minimized by locating the necessary alterations in the buffers to the greatest extent possible. The lot is entirely wetland, with the exception of several feet of fill side slope from the adjoining property to the west. g. The inability to derive reasonable use of the property is not the result of actions by the applicant in segregating or dividing the property and creating the undevelopable condition after the effective date of the ordinance from which this chapter derives. No segregation or division of the property has occurred since the effective date of the City of Tukwila sensitive areas ordinance. h. Any approved alteration of a sensitive area under this section shall be subject to conditions as established by this chapter and will require mitigation under an approved mitigation plan. Approval of a reasonable use exception shall not eliminate the need for any permit or approval otherwise required for a project, including but not limited to design review. As mitigation for impacts to wetland, the applicant proposes to remove garbage, building materials and yard waste from the wetland. In addition the applicant will install split rail fence at the bsbl, post a wetland sign, and record a sensitive area notice -on- title. The applicant cannot provide creation of wetland as mitigation, because the remainder of the property is already wetland. However, the applicant proposes to enhance wetland with a tree planting. A wetland mitigation plan detailing these measures will be prepared by the applicants consultant. The applicant will also obtain a nationwide permit from the U.S. Army COE. STATEOFWASHINOTON COUNTY OF ENO • 1 CITY OF TUKWIL.A De partmera of Coemmmlty Development 6300 Sou:hea ter Boulevart1 Tukwila WA 98188 Telephone: (206) 431 -3670 FAX (206) 431 -3665 Email. tpkolanOci:tukwilawa.ua AFFIDAVIT OF OWNERSHIP AND HOLD HARMLESS PERMISSION TO ENTER PROPERTY ss Tho untwisted being duly sworn inn upon oath states as follows 1. f am the cement owner of the property. which is the subject of this application. 2. At statements contained in the applications have been prepared by me a my agents and are true and correct to the best ding knowledge 3. The application is being submitted with my knowledge and canard. 4. Owner grants the Ci rte '°p right to enter upon Owner's reel for the on'1ew,for the l nnT l`✓T� 1(/gexntatitixe aal necessity to optete thst Li se.. S. Oct ws agrees to hold the City harken fir my lose or damage to peawm or property occurring on the private property during the City's cagy upon the property, unless the loss or damage is the remit of the sole negligence of the City. 6. The City shag at its discretion . cancel the application withootreAmd offea, if the applicrudaee not respond to specific requests for items co the "Complete Appiieadon Checklist" within ninety('90)daya• 7. Non. espoasivmas to a City lnfbrmation request for ninety (90) or more days. ehan be cause to tarred the epplicuion(s) without refund of fees. 1xecUIED at l a (461VL - (city). W4 01314 0n f 4'n ca P y /0 .20 Vs VVU,UkW A- LOONEY (P rPc3"Xx 1(44S' IN,0144A- 44- 6 g14-01 383 gsSS � , " (S ) On this day personal y appeared before me t it (O to a known to be the individual accented M the tbni cIeg instrument and acknowledged thu v"v� signet ddeesame es L ,: voluotary ea and deed fm the uses and pupates SUBSO BEDAND8 •RN TO BEFORE BO j 3 1 O il"' OF F- elovua it y NOT • r f1►] Washington 20 DC SCALE 1 =10 6056144.0 °V. CLEf+f RIVERSTONE HOMES, INC. d1..2.Tt AVG. SOUTH P0{tA N p WAy,p.a.Ndrt .J . z1551104.51 CONSULTANT RIVERSTONE HOMES, INC. g , L. I an ° ° ° TUKWILA SITE MITIGATION PLAN Tax Parcel ID No.: 334740 -0720 S HEET 1 of 1 \ ,d b.. Quality Home Builder Isll.lid A,.,.. Veda 012 4.al.la.11. W agm„41 n 7.40 s >'. GAR SUPS RIVERSTONE HOMES, IN.- TUKWILA SITE SEC. 10, TWP. 23N., RGE 4 E., W.M. MITIGATION PLAN 0 sml„a daUCE W.ESTE. 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Pry 4m....d aLL 0b 4.'. 0 . lid utltdu{.phibi.,nu.andabu two dan .am.NruuO.JUaie bleu ad Kmmdamb o { mesa . 4O. uddig rY.0 u I .6.0 4 .. (1. u{ and wadi. lbimdaev .. 0..d". P un an ' . . ad p.W d.m / *s e em .nib, v uvad dN.N .11 ltd., ltd., fu.y ..ep o l. mpkp.. .LL 0e.6e color 1.01. { W Ido dim pm.. pbmpoiva r M.6 Summary i .io. ono a. Smmanalphae for W muiapwy aem.pmprtdfv. as an alm. ^d dlo i loam fA .. t . mrtaa. wi thin i.mwddaig.y.o.i ivp by mm aids a.m b mmd de 60 d» of aq.wY by f.Tb N Tuhu4 fil failed in w h nPaq in .UL pa: a .dd d0. W d.mm reveal Ps my m in whole Cr b a dabddI be The bayed og ... ∎l ealo .nm, • h horn Y e list P toawn naypl.:My m Pze ...shy a. . .0 of .wo . it n> die0 w.m.a¢dwof Cnpoy wedmpl:m Sl a.n �ovda.it..000.ad id e o ua d olwiTu .00b may wend d t.0 loanfd. is amid City fTdnibwlla.b my mm W modwdg p,Tid fw Wes .naaon l.4tr Prior lo bpooi.b wed, the Pam,. :m »ovidaa miti6aalodva.aim bondv.ipmm. def. N N.. Abed pm0 .. W m works bm.pkw e...e Jl aamarNdr pp N O 2 * .vaiw plan. iota 01. o.n.o. feu oY0,amima ea w e.S ke T.196A6 .di will be. ml. ate. mu4aWnp..ianb. 16 Pennine isgdrd r(1000.. Note. .ppeatl eod hill inel. 440 b. idi a..l d. for miva.4.0.1. Ba. dip.. dr.daw aiwo.u..wa4. am.. i.Wlai4 itagaL.. Po idla{:ba it Jae .tea>)(®40ee aml mAliM is W 110(1.. PI= oil Gry al.. Mid s . Oa. RECEIVED WETLAND SIGN D ETAEB 1 7 2005 NORTH :0 30 CLEARING LIMIT COMMUNITY DEVELOPMENT WE I LAND SIGN 0 0 0 N S. 118TH ST. Check items submitted with application I n fo rmation Regired.. May be waived in unusual cases, upon approval of both Public Works and Planning APPLICATION MATERIALS: P/ 1. Application Checklist (1 copy) indicating items submitted with application. ✓ 2. Completed Application Form and drawings (5 copies). v 3. One set of all plans reduced to 8 1/2" by 11". One complete set of PMTs of the final drawing set will be required prior to final approval. "� 4. Application Fee (LDR = $200 Other Zones = $300) -'' 5. SEPA Environmental Checklist and fee (see SEPA Application Packet). 6. Application(s) and fee(s) for all other applicable land use permits. PROJECT DESCRIPTION AND ANALYSIS: ✓ 7. A written discussion of project consistency with decision criteria. (See Application) 8. Other documentation, photos or graphics in support of the proposal may be included as appropriate, such as color renderings, perspective drawings, photographs or models. If other materials are to be considered, eight (8) copies of each must be submitted (except models). Color wings or photos may be submitted as 8 1/2 x 11" color photocopies. 9. echnical Information Report (TIR) including feasibility analysis per King County Surface . er Design Manual (KCSWDM). For additional guidance contact Public Works. V 10. Provide sensitive area studies and mitigation plans as needed per Tukwila's Sensitive Areas Ordinance (TMC 18.45). Include the surveyed location and professional evaluation of sensitive areas and their buffers. Provide a list of existing environmental documents that evaluate any aspect of the proposed project. 0 Ir 11. Luminaire plan including location and type of street and site lighting. Include proposed fixture cut sheets, site light levels (foot- candles), and measures to shield adjacent properties from glare. 12. All proposed signage with sign designs and locations. Vicinity Map with site location. 14. itle Report: Clearly establish status as legal lot(s) of record, ownership, all known ments and encumbrances, must be dated within 45 days of application filing. k i)( 15. Document sewer and water availability if provided by other than the City of Tukwila. SITE PLAN: V 16 (a) An existing and proposed boundary and topographic survey (2 ft. contours including a minimum 20 ft beyond the property line) with all structures, easements, encumbrances and right - of -way width. Vertical datum NAVD 1988 and horizontal datum NAD 83/91. Conversion COMPLETE APPLICATION CHECKLIST The materials listed below must be submitted with your application unless specifically waived in writing by the Public Works Department and the Department of Community Development. Please contact each Department if you feel that certain items are not applicable to your project and should be waived, or should be submitted at a later date for use at the public hearing (e.g. colored renderings). Application review will not begin until it is determined to be complete. ADDITIONAL MATERIALS MAY BE REQUIRED. The initial application materials allow starting project review and vesting the applicant's rights. However, they in no way limit the City's ability to require additional information as needed to establish consistency with development standards. City staff are available to answer questions about application materials at 206 - 431 -3670 (Department of Community Development) and 206 - 433 -0179 (Department of Public Works). 2005 Ty Of Check it submitted w application Informati ©n Required. May be waived in unusual cases, upon approval of both Public Works and Planning calculations to NGVD 1929, if in a flood zone or flood -prone area. °-� (b) Property lines and dimensions, total lot or parcel sizes. ✓� (c) Dash in required setback distances from all parcel lot lines. "`' (d) Location and setbacks of all existing and proposed structures with gross floor area. ✓ (e) Location and design of all garbage, recycling and other service areas with proposed screening and other exterior improvements. (f) Fire access lanes and turn- arounds per Fire Department standards. SENSITIVE REA/LANDSCAPE PLAN: ,ext V' Sr.ia N7 17 (a) Landscape planting plan by a Washington State licensed landscape architect. One set of all plans and analyses shall have an original Washington State registered Landscape Architect stamp and signature. Plans must include the type, quantity, spacing and location of all plantings. Maximum sheet size 24" x 36 ". °� (b) Show all existing trees to be retained and any tree protection measures required (for example fencing at drip line). ✓ (c) Location of all sensitive areas (e.g. streams, wetlands, slopes over 20 %, coal mine areas and important geological and archaeological sites). For stream frontage provide existing and proposed top of stream bank, stream bank toe, stream mean high water mark, and base flood elevation (i.e., 100 yr. flood). Maximum sheet size 24" x 36 ". (d) Location of all required sensitive area buffers, setbacks, tracts and protection measures. (e) Show all proposed mitigation measures or sensitive areas enhancement. CIVIL PLANS: 18 (a) One set of all civil plans and analyses shall be stamped, signed and dated by a licensed professional engineer. Include a graphic scale and north arrow. Maximum sheet size 24" x 36 ". (b) Vertical datum NAVD 1988 and horizontal datum NAD 83/91. Conversion calculations to NGVD 1929, if in a flood zone or flood -prone area. (c) Existing (dashed) and proposed (solid) topography at 2' intervals. (d) Total expected cut and fill. (e) Existing and proposed utility easements and improvements, on site and in street (water, sewer, power, natural gas, telephone, cable). Schematic designs to be provided regardless of purveyor (e.g. site line size, location, and size of public main). No capacity calcs, invert depth, valve locations or the like are needed. (f) Storm drainage design at least 90% complete, which meets the KCSWDM. Include all storm drainage maintenance access and safety features. Call out total existing and proposed impervious surface in square feet. (g) Locate the nearest existing hydrant and all proposed hydrants. (h) Show the 100 yr. flood plain boundary and elevation as shown on FEMA maps. (i) Plan, profile and cross - section for any right-of-way improvements. (j) Show planned access to lots, dr iveways, fire access lanes and turnarounds. RECEIVED FEB 17 2005 D • STATE ENVIRONMENTAL CHECKLIST Please respond to all questions: Use separate sheets as necessary. An electronic version of this form is also available from the Department of Community Development. Applicant Responses: A. BACKGROUND 1. Name of proposed project, if applicable: + 1-4-n-uce, s L 4- - 2_ ( ./4/q7,L4 8 2. Name of Ap licant: Kiv-ker5 . 3. Date checklist prepared: 21 1I b 3 4. Agency requesting checklist: City of Tukwila 5. Proposed timing or schedule (including phasing, if applicable): £ - 45 . i t l� p,; Pe_ 1( 6. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. N0 7. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. , S, ny e s 1 5 z :� `� e s ) "rt^-e. , 0' W e-`l �- c•.K -e� ik 5 SeS 1 . . eV1es �! A W42 - f - L cam-. c� 14- c, c f-n -1 8. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? If yes, explain. v e s N 0-1-ftvi LAi:bto, evv-i 4 US c E cEiv FEB 17 1005 co Agency Comments • 0 Please respond to all questions. Use separate sheets as necessary. Applicant Responses: Agency Comments 9. List any government approvals or permits that will be needed for your proposal. ( Ltj a L 4 T t. W ; - c fD� i,s i a Qa "". �, G iJ c, 10. Give brief, complete description of your proposal; including the proposed uses and the size of the project and site. There are several questions later in this checklist that ask you to describe certain aspects of your proposal. You do not need to repeat those answers on this page. e63e S 1.- 4 2- -t - e5 ►.t-e , LAI o o d ct4 o - re-S t c- !' , 11. 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, the tax lot number, and section, township, and range. 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. qy-74 5, li L - e t - : 26o 3 7/4P.a.,41-," P,'ti Pte' mo o.'• 3 ? 7� f0.. 072,e) 12. Does the proposal lie within an area designated on the City's Comprehensive Land Use Policy Plan Map as environmentally sensitive? • • Please respond to all questions. Use separate sheets as necessary. Applicant Responses: B. ENVIRONMENTAL ELEMENTS 1. Earth a. General description of the site (circle one): lat „lolling, hilly, steep slopes, mountainous, other: b. What is the steepest slope on the site (approximate percent slope)? 0 0 6 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. o c d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. N o e. Describe the purpose, type, and approximate quantities of any filling or grading proposed. Indicate source of fill. 5 c «.. e� S S , f-cA-e,- U-r-c-C 1 / /i`r - 5P Agency Comments g. If so, generally describe. -i, t 1 1 44 - (2 ' 5 60.-A ,,'- f \J G.4: 6 Please respond to all questions. Use separate sheets as necessary. Applicant Responses: Agency Comments f. Could erosion occur as a result of clearing, construction, or use? About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: V.eX 2. Air a. What types of emissions to the air would result from the proposal (for example, dust, automobile odors, industrial wood smoke) during construction and when the project is completed? If any, generally describe and give approximate quantities if known. b. Are there any off -site sources of emissions or odor that may affect your proposal? If so, generally describe. Please respond to all questions. Use separate sheets as necessary. Applicant Responses: c. Proposed measures to reduce or control emissions or other impacts to air, if any: 3. Water NOW. • • a. Surface: 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. t — +' 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. b 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. . -avret G 57) C-(4 ,ti y 024-% e- i -lip- i'IJZ' 10'e ` Agency Comments • Please respond to all questions. Use separate sheets as necessary. Applicant Responses: Agency Comments 4. Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities, if known. 5. Does the proposal lie within a 100 -year floodplain? If so, note location on the site plan. 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. N o b. Ground: 1. Will ground water be withdrawn, or will water be discharged to ground water? Give general description, purpose, and approximate quantities, if known. Iv Applicant Responses: Please respond to all questions. Use separate sheets as necessary. 2. Describe waste materials 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: • • 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? Will this water flow into other waters? If so, describe. 1 j ' d s c-� gtby+ r ilei s S Y `- , 2. Could waste materials enter ground or surface waters? If so, generally describe. d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any: D s r -sue, - — lrNe- Ja -s y 6 i- e,4.. - c. - 1 -�- -€ s Agency Comments V Deciduous tre alde maple, aspen, other !] /c.c- «/7" Evergreen tree: ir, cedar, pine, other cam- b? Gk-) den-. tom' V t� Grass .-ec( Ce.., -ss Pasture Crop or grain v Wet soil plants: cattail, buttercup, bulrush, skunk cabbage, other Water plants: water lily, eelgrass, milfoil other v Other types of vegetation /-7-y—&-g. .vG..t - / v 7e J -''- Please respond to all questions. Use separate sheets as necessary. Applicant Responses: Agency Comments 4. Plants a. Check or circle types of vegetation found on the site: b. What kin and amount of vegetation will be removed or altered? g � , .(�7 3 5 /1-443 S , a.t.. c. List threatened or endangered species known to be on or near the site. N L k d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: Gia�v�Ga` /CN Birds: (/ Mammals L- Fish Other Please respond to all questions. Use separate sheets as necessary. Applicant Responses: 5. Animals • • a. Circle any birds or animals which have been observed on or near the site or are known to be on or near the site: Hawk, heron, eagl ongbi , other: Deer, bear, elk, beaver, other: z�s2sll Q /to Bass, salmon, trout, herring, shellfish, other: b. List any threatened or endangered species known to be on or near the site. N� c. Is the site part of a migration route? If so, explain. d. Proposed measures to preserve or enhance wildlife, if any: 7 }e fee 4, 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. L t,e rz r .50 Agency Comments Please respond to al1estions. Use separate sheets as necese. Applicant Responses: Agency Comments b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. Aia c. What kinds of energy conservation features are included in the plans of this proposal? List of er proposed measures to reduce or F t rol energy impacts, if any: e) le- tca r � - , P 17y e ,p. _ A,- o r . - zld -tcdtil-Y 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. Na- 1. Describe special emergency services that might be required. N am 2. Proposed measures to reduce or control environmental health hazards, if any: Please respond to all questions. Use separate sheets as necessary. Applicant Responses: Agency Comments b. Noise 1. What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? v e , 2. What types and levels of noise would be created by or associated with the project on a short-term or long -term basis (for example: traffic, construction, operation, other)? Indicate what hours noise would come from the site. s ue -e��z 8. Land and Shoreline Use • 3. Proposed measures to reduce or control noise impacts, if any: N a. What is the current use of the site and adjacent properties? //ll 7 ivo/ ,z ems 1 b. Has the site been used for agriculture? If so, describe. Please respond to all Ostions. Use separate sheets as necessa. Applicant Responses: Agency Comments c. Describe any structures on the site. N-c d. Will any structures be demolished? If so, what? e. What is the current zonin class'fication of the site? What is the current comprehensive plan designation of the site? g. If applicable, what is the current shoreline master program designation of the site? N/A_ h. Has any part of the site been classified as an "environmentally sensitive" area? If so, specify. ye5, T? 7 • • Please respond to all questions. Use separate sheets as necessary. Applicant Responses: Agency Comments i. Approximately how many people would reside or work in the completed project? �,- — j. Approximately how many people would the completed project displace? N-e k. Proposed measures to avoid or reduce displacement impacts, if any: N - e 1. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: Jk-C 9. Housing a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low- income housing? Please respond to all questions. Use separate sheets as necessary. 4 P Applicant Responses: Agency Comments b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low- income housing. N c. Proposed measures to reduce or control housing impacts, if any: 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? wd6 - sir ' 5 O r b. What views in the immediate vicinity would be altered or obstructed? c. Proposed measures to reduce or control aesthetic impacts, if any: Please respond to all questions. Use separate sheets as necessary. Applicant Responses: Agency Comments 11. Light and Glare a. What type of light or glare will the proposal produce? What time of day would it mainly occur? / / j ,e - 7 /des. j 4 6 4.4 S b. Could light or glare from the finished project be a safety hazard or interfere with views? �1v • • c. What existing off -site sources of light or glare may affect your proposal? d. Proposed measures to reduce or control light and glare impacts, if any: 12. Recreation a. What designed and informal recreational opportunities are in the immediate vicinity? /64 7-)A-k--1-c);14 Please respond to all questions. Use separate sheets as necessary. Applicant Responses: Agency Comments b. Would the proposed project displace any existing recreational uses? If so, describe. • • c. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: 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. /Uv1"? �u vet b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural importance known to be on or next to the site. erne v c. Proposed measures to reduce or control impacts, if any: /�-} vk-e • Please respond to all questions. Use separate sheets as necessary. Applicant Responses: 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. b. Is the site currently served by public transit? If not, what is the approximate distance to the nearest transit stop? Ito c. How many parking spaces would the completed project have? How many would the project eliminate? crka Fo e`4irJlzc*. -rte/ 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). e. Will the project use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. D • Agency Comments Please respond to all questions. Use separate sheets as necessary. Applicant Responses: Agency Comments f. How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur. 6 r7'3syS 4 £ M i J14<; 5 g. Proposed measures to reduce or control transportation impacts, if any: N 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. b. Proposed measures to reduce or control direct impacts on public services, if any. 16. Utilities a. Circle utilities currently available at the site: • • C. SIGNATURE Signature: Date Submitted: • Please respond to all questions. Use separate sheets as necessary. Applicant Responses: 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. The above answers are true and complete to the best of my knowledge. I understand that the lead agency is relying on them to make its decision. (NON- PROJECT PROPOSALS (E.G., SUBURBAN PLANS AND ZONING CODE TEXT CHANGES) MUST COMPLETE THE FOLLOWING PAGES). • • . Agency Comments CITY OF TUKWILA ENDANGERED SPECIES ACT SCREENING CHECKLIST Date: 2' - 7 1 U 5� Applicant Name: R , "g c. -7 Street Address: City, State, Zip: � (A-9-1 C W c (AA c& v Telephone: - 5T .71 3S 3 Directions This Screening Checklist has been designed to evaluate the potential for your project to result in potential "take" of chinook salmon, coho salmon, or cutthroat trout as defined by Section 9 of the Endangered Species Act. The checklist includes a series of "Yes" or "No" questions about your project, organized into four parts. Starting with Part A on Page 1, read each question carefully, circle "Yes" or "No," and proceed to the next question as directed by the checklist. To answer these questions, you may need to refer to site plans, grading and drainage plans, critical areas studies, or other documents you have prepared for your project. The City will evaluate your responses to determine if "take" is indicated. 1 - 0 Will the project require any form of grading? Grading is defined as any excavating, filling, clearing, or creation of impervious surface, or any combination thereof, which alters the existing ground surface of the earth (see Tukwila Municipal Code (TMC) Chapter 18.06, Zoning Code, Page 18 - 11). Please circle appropriate response. NO - Continue to Question 2 -0 YE Continue to Question 1 -1 2 - 0 Will the project require any form of clearing? Clearing means the removal or causing to be removed, through either direct or indirect actions, any vegetation from a site (see Chapter 18.06, Page 18 - 8). Please circle appropriate response. NO - Continue to Question 3-0 ACP Continue to Question 2 -1 3 - 0 Will the project require work, during any time of the project, below the ordinary high water mark of a watercourse or the Green/Duwamish or Black Rivers or in wetlands? Ordinary high water mark is the mark that is found by examining the bed and banks of a stream and ascertaining where the presence and action of waters are so common and usual as to distinctly mark the soil from that of the abutting upland, in respect to vegetation (see TMC Chapter 18.06, Page 18 -15). P se circle appropriate response. N - Continue to Question 4-0 YES - Continue to Question 3-1 4 - 0 Will the project result in the processing or handling, storage, or treatment of hazardous substances? This does not include the proper use of fuel stored in a vehicle's fuel tank. Hazardous substances are any liquid, solid, gas, or sludge, including any material, substance, product, commodity, or waste, regardless of quantity, that exhibits the characteristics or criteria of hazardous waste as defined by Washington Administrative Code 173 -303 (see TMC Chapter 18.06, Tukwila Zoning Code, Page 18 -11). This includes fuel or other chemicals stored on -site during construction. Please circle appropriate response. NO Continue to Question 5-0 ES - Continue to Question 5-0 5 -0 Will the project result in the withdrawal, injection, or interception of groundwater? Examples of projects that may affect groundwater include, but are not limited to: construction of a new well, change in water withdrawals from an existing well, projects involving prolonged construction dewatering, projects installing French drains or interceptor trenches, and sewer lines. For the purpose of this analysis, projects that require a geotechnical report pursuant to the requirements of TMC 18.45.060 and 18.45.080E.4, or would require a geotechnical report if not exempt under TMC 18.45.080A, should answer Yes. Please circle appropriate response. NO Continue to Question 6-0 YES - Continue to Question 6-0 Part A: Please review and answer each question carefully. Consider all phases of your project including, but not limited to, construction, normal operation, potential emergency operation, and ongoing and scheduled maintenance. Continue to the next question as directed for each No or Yes answer. Part A (continued) 6 - Will the project involve landscaping or re- occurring outdoor maintenance that includes the regular use of fertilizers, pesticides, or herbicides? This does not include the one -time use of transplant fertilizers. Landscaping means natural vegetation such as trees, shrubs, groundcover, and other landscape materials arranged in a manner to produce an aesthetic effect appropriate for the use of the land (see TMC Chapter 18.06, Tukwila Zoning Code, Page 18 -13). For the purpose of this analysis, this includes the establishment of new lawn or grass. Please circle appropriate response. N : Checklist Complete Checklist Complete Part B: Please answer each question below for projects that include grading. Review each question carefully, considering all phases of your project including, but not limited to construction, normal operation, potential emergency operation, and ongoing and scheduled maintenance. Continue to the next question as directed for each No or Yes answer. 1 -1 Will the project involve the modification of a watercourse bank or bank of the Green/Duwamish or Black Rivers between the ordinary high water mark and top of bank? This includes any projects that will require grading on any slope leading to a river or stream, but will not require work bebw the ordinary high water mark. Work below the ordinary high water mark is covered in Part C. Please circle appropriate response. Continue to Question 1 -2 YES - Continue to Question 1 -2 1 - Could the construction, operation, or maintenance of the project result in sediment transport off site or increased rates of erosion and/or sedimentation in watercourses, the Green/Duwamish rivers, or the Black River? Most projects that involve grading have the potential to result in increased erosion and/or sedimentation as a result of disturbances to the soil or earth. If your project involves grading and you have, not prepared a Temporary Erosion and Sedimentation Control Plan specifically designed to retain 100 percent of the runoff (including during construction) from impervious surface or disturbed soils, answer Yes to this question. If your project is normally exempt under the Tukwila Municipal Code and would not require the preparation of a Temporary Erosion and Sedimentation Control Plan, BUT may still result in erosion or sediment transport off site or beyond the work area, answer Yes to this question. Please circle appropriate response. NO - Continue to Question 1 -3 Continue to Question 1 -3 1 - Will the project result in the construction of new impervious surfaces? Impervious surfaces include those hard surfaces which prevent or restrict the entry of water into the soil in the manner that such water entered the soils under natural conditions prior to development; or a hard surface area that causes water to run off the surface in greater quantity or at an increased rate of flow from the flow presented under natural conditions prior to development (see TMC Chapter 18.06, Tukwila Zoning Code, Page 18 -12). Such areas include, but are not limited to, rooftops, asphalt or concrete paving, compacted surfaces, or other surfaces that similarly affect the natural infiltration or runoff patterns existing prior to development. Please circle appropriate response. NO - Continue to Question 2 -0 Continue to Question 1 -4 2 - 1 Will the project involve clearing within 200 feet of the ordinary high water mark of a watercourse or the Green/Duwamish or Black Rivers? Please circle appropriate response. NO Continue to Question 3 YES - Continue to Question 2 -2 2 - 2 Will the project involve clearing of any trees within 200 feet of the ordinary high water mark of a watercourse or the Green/Duwamish or Black Rivers? A tree is defined by TMC 18.06.845 as any self - supporting woody plant, characterized by one main trunk, with a potential diameter - breast- height of 2 inches or more and potential minimum height of 10 feet. Please circle appropriate response. NO - Continue to Question 2 YES - Continue to Question 2 - 2 - 3 Will the project involve clearing of any evergreen trees from within 200 feet of the ordinary high water mark of a watercourse or the Green/Duwamish or Black Rivers? For the purpose of this analysis evergreen means any tree that does not regularly lose all its leaves or needles in the fall. Please circle appropriate response. NO - Continue to Question 2 - 4 YES - Continue to Question 2 - 4 2 - 4 Will the project involve clearing within 100 feet of the ordinary high water mark of a watercourse or the Green/Duwamish or Black Rivers? Please circle appropriate response. NO - Continue to Question 3-0 (Page 1) YES - Continue to Question 2 -5 2 -5 Will the project involve clearing within 40 feet of the ordinary high water mark of a watercourse or the Green/Duwamish or Black Rivers? Please circle appropriate response. NO - Continue to Question 3-0 YES - Continue to Question 3-0 1 -4 Will your project generate stormwater from the creation of impervious surfaces that will not be infiltrated on site? For the purpose of this analysis, infiltration includes the use of a stormwater treatment and management system intended to contain all stormwater on site by allowing it to seep into pervious surface or through other means to be introduced into the ground. If your project involves the construction of impervious surface and does not include the design of a stormwater management system specifically designed to infiltrate stormwater, answer Yes to this question. Please circle appropriate response. L Continue to Question 2 -0 YES - Continue to Question 2 -0 Part C: Please review each question below for projects that include clearing. Review each question carefully, considering all phases of your project including, but not limited to construction, normal operation, potential emergency operation, and ongoing and scheduled maintenance. Continue to the next question as directed for each No or Yes answer. 3 -1 Will the project involve the direct alteration of the channel or bed of a watercourse, the Green/Duwamish rivers, or Black River? For the purpose of this analysis, channel means the area between the ordinary high water mark of both banks of a stream, and bed means the stream bottom substrates, typically within the normal wetted -width of a stream. This includes both temporary and permanent modifications. Please circle appropriate response. NO - Continue to Question 3-2 YES - Continue to Question 3-2 3 -2 Will the project involve any physical alteration to a watercourse or wetland connected to the Green/Duwamish River? For the purpose of this analysis, "connected to the river means" flowing into via a surface connection or culvert, or having other physical characteristics that allow for access by salmonids. This includes impacts to areas such as sloughs, side channels, remnant oxbows, ditches formed from channelized portions of natural watercourses or any area that may provide off channel rearing habitat for juvenile fish from the Duwamish River. This includes both temporary construction alterations and permanent modifications. Watercourses or wetlands draining to the Green/Duwamish River that have a hanging culvert, culvert with a flap gate, diversion, or any entirely man-made or artificial structure that precludes fish access should answer Yes to this question. Please circle appropriate response. NO - Continue to Question 3 -3 YES - Continue to Question 3-3 3 -3 Will the project result in the construction of a new structure or hydraulic condition that could be., a barrier to salmonid passage within the watercourse or the Green/Duwamish or Black Rivers? For the purpose of this analysis, a barrier means any artificial or human modified structure or hydraulic condition that inhibits the natural upstream or downstream movement of salmonids, including both juveniles and adults. Please circle appropriate response. NO - Continue to Question 3-4 YES - Continue to Question 3-4 3 - 4 Will the project involve a temporary or permanent change in the cross - sectional area of a watercourse or the Green/Duwamish or Black Rivers? For the purpose of this analysis, the cross - sectional area is defined as a profile taken from the ordinary high water mark on the right bank to the ordinary high water mark on the left bank. Please circle appropriate response. NO - Continue to Question 3-5 YES - Continue to Question 3-5 3 - 5 Will the project require the removal of debris from within the ordinary high water mark of a watercourse or the Green/Duwamish or Black Rivers? For the purpose of this analysis, debris includes, but is not limited to fallen trees, logs, shrubs, rocks, piles, rip -rap, submerged metal, and broken concrete or other building materials. Projects that would require debris removal from a watercourse or the Green/Duwamish or Black Rivers as part of a maintenance activity should answer Yes to this question. Please circle appropriate response. NO - Continue to Question 3-6 YES - Continue to Question 3-6 Part D: Please review each question below for projects that include work below the ordinary high water mark of watercourses or the Duwamish /Green or Black Rivers or in wetlands. Review each question carefully, considering all phases of your project including, but not limited to, construction, normal operation, potential emergency operation, and ongoing and scheduled maintenance. Continue to the next question as directed for each No or Yes answer. 3 - Will the project result in impacts to watercourses or wetlands that have a surface connection to another watercourse or the Green/Duwamish or Black Rivers but do not contain habitat conditions that support salmonid use? Such areas may include, but not be limited to hillside seeps and wetlands isolated from the watercourse or river that have a surface water connection to the watercourse or river but are not assessable, nor would be assessable to salmonids under natural conditions. Wetlands with a "functions and values" rating for baseflow /groundwater support of 9 and above (or moderate) as described in Cooke (1996) should be included. Please circle appropriate response. NO - Continue to Question 3 YES - Continue to Question 3-7 3 - Will the project include the construction of artificial waterways or wetlands connected to a watercourse containing salmonids? For the purpose of this analysis, the construction of artificial waterways or wetlands includes wetlands, channels, sloughs, or other habitat feature created to enhance wildlife use, particularly waterfowl use, or may be attractive to wildlife, particularly waterfowl. Please circle appropriate response. NO - Continue to Question 3 YES - Continue to Question 3 - 8 3 -8 Will the project include bank stabilization? For the purpose of this analysis, bank stabilization includes, but is not limited to, rip -rap, rock, log, soil, or vegetated revetments, concrete structures, or similar structures. Please circle appropriate response. NO - Continue to Question 4-0 YES - Continue to Question 4-0 • Earth Consultants, Inc. Geotechnical Fngineexs Geologists & En ironmcntal Scicaotists Construction Testing & IQ30 / WAI30 Inspection Services February 2, 2005 E -1 1589 J. S. Jones and Associates, Inc. 35316 - 28 Avenue South Federal Way, Washington 98003 Attention: Mr. Jeff Jones Subject: Foundation Recommendations Proposed Single - Family Residence 4424 South 118 Street Tukwila, Washington Dear Mr. Jones: As requested, Earth Consultants, Inc. (ECI) is pleased to present this letter containing our foundation recommendations for the proposed single - family residence to be constructed at 4424 South 118t Street in Tukwila, Washington. This letter presents the results of our subsurface exploration and our foundation recommendations. Scope of Services We performed this study in general accordance with the scope of services outlined in our December 9, 2004 proposal, which was authorized on January 21, 2005. On this basis, our study addresses: Project Description • Subsurface soil and groundwater conditions; and • Foundation design recommendations, including bearing capacity, lateral pressures, and estimates of potential total and differential settlement. We understand it is planned to construct a two -story single - family residence in the southern portion of an approximately 0.21 -acre undeveloped lot located at 4424 South 118t Street in Tukwila, Washington. Based on preliminary design information provided by the client, the proposed residence will have an approximate footprint of 1,260 square feet. We anticipate that the proposed residence will be of relatively lightly - loaded wood -frame construction with a combination of slab -on -grade and wood -joist floors. Access to the proposed residence will be off of South 118 Street, located at the south end of the subject site. 1805 136th Place N.E., Suite 201, Bellevue, WA 98005 Bellevue (425) 643 -3780 FAX (425) 746 -0860 Toll Free (888) 739 -6670 S Established 1975 RECEIVED IFEB 1 7 2005 COMMUNi I Y DEVELOPMENT Other Locations Fife J. S. Jones and Associates, Inc. February 2, 2005 Surface Conditions • 0 E-11589 Page 2 We understand site grades will be raised on the order of two (2) to three (3) feet within the vicinity of the proposed residence. If any of the above design criteria are incorrect or change, we should be consulted to review the recommendations contained in this letter. In any case, ECI should be retained to perform a general review of the final design. The subject site consists of an approximately 0.21 -acre, undeveloped, rectangular lot located at 4424 South 118t Street in Tukwila, Washington. The subject site is bordered to the north and east by a northwest - southeast trending portion of the Burlington Northern Railroad line, to the west by an existing single - family residence, and to the south by South 118 Street. Topography across the majority of the property is relatively level. An east - facing, approximately two to three foot tall ascending slope is located along the southern third of the western property line. We understand that the site grades in the vicinity of the proposed residence will be raised to match the top of this existing slope. The subject site is vegetated primarily with tall grass. Subsurface Conditions Subsurface conditions at the site were evaluated by excavating two test holes using a Toro Dingo with an auger attachment at the approximate locations shown on Plate 1. The test holes were excavated to a maximum exploration depth of ten (10) feet below existing grade. Please refer to the attached Subsurface Exploration Logs for a more detailed description of the subsurface conditions encountered at each test hole. The following is a generalized description of the subsurface conditions encountered. At each of our test hole locations we encountered a surficial layer of topsoil and sod. The topsoil and sod layer was approximately three to four inches thick and was characterized by its dark brown color, loose consistency, and the presence of abundant roots and organic debris. Underlying the existing topsoil and sod, we typically encountered an approximately three foot thick upper layer of loose mottled silt (Unified Soil Classification ML) underlain by interbedded sequences of loose to medium dense silty sand (SM) and poorly graded sand with silt (SP- SM). The fines content of the poorly graded sand with silt typically decreased with depth. Earth Consultants Inc. J. S. Jones and Associates, Inc. February 2, 2005 Groundwater Conclusions and Recommendations Site Preparation and Earthwork • 0 Earth Consultants Inc. E-11589 Page 3 At the time of our subsurface exploration in January of 2005, the groundwater table was encountered between one and one -half (1.5) and two and one -half (2.5) feet below existing grade at our subsurface exploration locations. Moderate to heavy groundwater seepage should be expected in site excavations greater than one and one -half (1.5) feet below existing grade, especially if the excavation is conducted during the wet season. The contractor should be made aware of the potential for groundwater seepage entering excavations and understand that groundwater levels are not static. There will likely be fluctuations in the groundwater table level and amount of seepage depending on the season, amount of rainfall, surface water runoff, and other factors. Generally, the water level is higher and seepage rate is greater in the wetter winter months (typically October through May). Based on the results of our subsurface exploration and our experience in the area, it is our opinion that the proposed single - family residence can be constructed generally as planned, provided the recommendations in this letter are followed. Support for the proposed residence should be provided by a conventional spread and continuous footing foundation system bearing on at least two (2) feet of structural fill. Building, pavement, and areas to receive structural fill should be adequately stripped and cleared of any surface vegetation, topsoil or other organic matter, and other deleterious material. Based on the thickness of the topsoil and vegetative cover encountered at our subsurface exploration locations, we estimate a stripping depth of three (3) to four (4) inches in the vicinity of the proposed residence. The actual stripping depth should be based on field observation at the time of construction. In no case should the stripped materials be used as structural fill or mixed with material to be used as structural fill. The stripped materials may be "wasted" on -site in non - structural landscaping areas or they may be exported. Following the stripping operation, an ECI representative should observe the ground surface where structural fill or foundations are to be placed. J. S. Jones and Associates, Inc. February 2, 2005 • 0 E -1 1589 Page 4 Structural fill is defined as compacted fill placed under load bearing areas. Structural fill used to raise the site grades and support the residence foundation should be compacted to a minimum of ninety (90) percent of its laboratory maximum dry density determined in accordance with ASTM designation D -1557 (Modified Proctor). The top twelve (12) inches of structural fill placed under floor slabs and pavements should be compacted a minimum of ninety -five (95) percent of maximum dry density. During dry weather, any non - organic compactable granular soil with a maximum grain size of four (4) inches can be used, provided it is near its optimum moisture content. Fill for use during wet weather should consist of a well graded granular material having a maximum grain size of four inches and no more than five (5) percent fines passing the No. 200 sieve. A contingency in the earthwork budget should be included for this possibility. ECI should review the gradation of imported soil intended for use as structural fill. Foundations It is our opinion that the proposed residence may be supported on a conventional spread and continuous footing foundation system bearing on at least two (2) feet of granular structural fill. This will require overexcavating at the perimeter and interior footing locations to a depth of at least two (2) feet below the foundation subgrade elevation and then backfilling the overexcavation with granular structural fill. The overexcavation should extend horizontally at least one (1) foot beyond the width of the foundation. Depending on the depth of the excavation and the time of year the footing excavation is completed, footing excavations may encounter the groundwater table. Structural fill should not be placed into standing water. Quarry spalls should be used to fill to above the elevation of the standing water. A granular structural fill material may be used above the quarry spalls. A non -woven geotextile fabric should be placed between the spalls and overlying structural fill to prevent the migration of fill into the spalls. With foundation support obtained as described, for design, an allowable soil bearing capacity of two thousand five hundred (2,500) psf for structural fill can be used. A bearing pressure of this magnitude would be provided with a theoretical factor -of- safety in excess of 3.0 against actual shear failure. For short-term dynamic loading conditions, a one -third increase in the above allowable soil bearing capacity can be used. Earth Consultants Inc. J. S. Jones and Associates, Inc. February 2, 2005 • • E -11589 Page 5 Continuous and individual spread footings should have minimum widths of sixteen (16) and eighteen (18) inches, respectively. For frost protection considerations, exterior foundation 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. Based on preliminary design information provided by the client, the site grades will be raised on the order of two (2) to three (3) feet in the vicinity of the proposed residence. In order to follow the above recommended frost protection considerations and maintain two (2) feet of granular structural fill below the foundation elements, excavations into the native soil may range from six (6) inches to one and one -half (1.5) feet below existing grade. For the above design criteria, estimated settlements of foundations should be about one inch or less. Differential settlements are estimated to be on the order of one -half (0.5) inch. Most of the settlement should occur during construction as the dead loads are applied. Settlement of shallow foundations, however, can be expected as a result of liquefaction settlements. We estimate differential settlements resulting from liquefaction could be on the order of one (1) to one and one -half (1.5) inches. Adequate foundation bearing below the shallow foundations, however, should be maintained due to the recommendations that footings be supported on at least two (2) feet of granular structural fill. Horizontal 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. For the latter, the foundation must be poured "neat" against competent native soils or backfilled with structural fill. For frictional capacity, a coefficient of 0.35 can be used. For passive earth pressure, the available resistance can be computed using an equivalent fluid pressure of three hundred (300) pounds per cubic foot (pcf). These lateral resistance values are allowable values; a factor -of- safety of 1.5 has been included. As movement of the foundation element is required to mobilize full passive resistance, the passive resistance should be neglected if such movement is not acceptable. A representative of ECI should be retained to periodically observe the foundation overexcavation to verify that soil conditions are as anticipated at the time of this study and to provide density testing on structural fill. Earth Consultants Inc. J. S. Jones and Associates, Inc. February 2, 2005 Limitations Our recommendations and conclusions are based the site materials observed, the design information provided 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 letter are based upon the data obtained from the test holes and our visual observations. Soil and groundwater conditions may vary from those encountered. The nature and extent of variations may not become evident until construction. If variations do appear, ECI should be requested to reevaluate the recommendations of this letter and to modify or verify them in writing before proceeding with construction. Additional Services As the engineering geologist of record, ECI should 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. ECI should also 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. We trust this letter meets your current needs. If you have any questions, or need additional services, please call. Respectfully submitted, EARTH CONSULTANTS, INC. r. _ Steven T. Swenson Scott D. Dinkelman, LEG Staff Geologist STS /SDD /ddw • Q Attachments: Plate 1, Subsurface Exploration Plan Legend Subsurface Exploration Logs Earth Consultants Inc. E -1 1589 Page 6 Principal Earth Consultants, Inc. Grotechnical Engineering. Geology. Environmental Sarncrs . ! 1.onslrticttnn Testing t4 ICRO / WABO Insprcuun Sm'it'es Subsurface Location Plan 4424 South 118th Street Tukwila, Washington Drwn. GAP Date Feb. 2005 Proj. No. 11589 Checked STS Date 2/2/05 Plate 1 LEGEND TH -1 1 Lot 334740 -0690 Lot 334740 -0700 - - — - I Subject Site Lot 334740 -0705 Lot 334740 -0710 Approimate Location of ECI Test Hole, ECI Proj. No. E- 11589, Jan. 2005 Proposed Single - Family Residence 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. EXISTING SOUTH 118TH STREET Approximate Scale 0 20 40 80ft MAJOR DIVISIONS GRAPH SYMBOL LETTER SYMBOL TYPICAL DESCRIPTION Coarse Grained Soils More Than 50% Material Larger Than No. 200 Sieve Size Gravel And Gravelly Soils More Than 50% Coarse Fraction Retained On No. 4 Sieve Clean Gravels (little or no fines) C7 Ca < 0 0 0 Q <I C1 n GW 9W Well- Graded Gravels, Gravel -Sand Mixtures, Little Or No Fines r Gp gp Poorly - Graded Gravels, Gravel - Sand Mixtures, Little Or No Fines Gravels With Fines( appreciable amount of fines) GM gm Gravels, Gravel Sand silty Silt Mixtures GC • gC Clayey Gravels, Gravel- Sand - Clay Mixtures Sand And Sandy Soils. More Than 50% Coarse Fraction Passing No.4 Sieve Clean Sand ( little or no fines) , • o o° , . 0 0 o o SW SW Well - Graded Sands, Gravelly Sands, Little Or No Fines tti}1}s:•:.;,$ +j .' ,,,:. � ,• .. ;; , ;;ti �: ; ,- } ' sP Sp Poorly- Graded Sands, Gravelly Sands, Little Or No Fines Sands With Fines (appreciable amount of fines) SM Sm Silty Sands, Sand Silt Mixtures ,;;,� S SC Clayey Sands, Sand - Clay Mixtures Fine Grained Soils More Than 50% Material Smaller Than No. 200 Sieve Size Silts Th Liquid Limit 50 And Less Than Clays ML rpl' Inorganic Silts & Very Fine Sands, Rock Flour,Silty- Clayey Fine Sands; Clayey Silts w/ Slight Plasticity �� ��� CL CI Inorganic Clays Of Low To Medium Plasticity, Gravelly Clays, Sandy Clays, Silty Clays, Lean I I ( I I I I I I OL O I Organic Silts And Organic Silty Clays Of Low Plasticity Silts Liquid Limit And Clays Greater Than 50 MH mh Inorganic Silts, Micaceous Or Diatomaceous Fir Sand Or Silty Soils 4 CH CI' Inorganic Clays Of High Plasticity, Fat Clays. ,,,,„ � A , .// OH on Organic Clays Of Medium To High Plasticity, Organic Silts Highly Organic Soils � I 1� b -A� 1 2 „% r„ Sr, ,%4 pT pt Peat, Humus, Swamp Soils With High Organic Contents Topsoil y y y y Humus And Duff Layer Fill ••••• 1 �� �1 Highly Variable Constituents •• • •/ • C qu W P Pcf LL PI 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. TORVANE READING, tsf PENETROMETER READING, tsf MOISTURE, % dry weight SAMPLER PUSHED SAMPLE NOT RECOVERED DRY DENSITY, lbs. per cubic ft. LIQUID LIMIT, % PLASTIC INDEX DUAL SYMBOLS are used to indicate borderline soil classification. I 2" O.D. SPLIT SPOON SAMPLER ll 24" I.D. RING OR SHELBY TUBE SAMPLER i WATER OBSERVATION WELL 2 DEPTH OF ENCOUNTERED GROUNDWATER DURING EXCAVATION Y SUBSEQUENT GROUNDWATER LEVEL W/ DATE Earth Consultants Inc. (. uur lu lit J 1 ..,g111 r Is (nbdug.15s I i,virraul■vll,,l Stu 111.15 0 LEGEND Proj. No. 115891 Date Feb.2005 1 Plate Al • • SUBSURFACE EXPLORATION LOGS E -11589 Test Hole TH -1 Location: Near northeast corner of proposed residence Approximate topsoil and sod thickness: 3 inches Depth USCS USCS Soil Classification 0.0 - 3.0 ML Light brown mottled SILT, loose, wet 3.0 - 8.0 SM Black silty SAND, loose to medium dense, water bearing - iron oxide staining - decrease in fines at approximately 5.0 feet 8.0 - 10.0 SP -SM Black poorly graded sand with SILT, medium dense, water bearing Test hole terminated at 10.0 feet below existing grade. Groundwater table encountered at 1 .5 feet during excavation. Test Hole TH -2 Location: Near southwest corner of proposed residence Approximate topsoil and sod thickness: 4 inches Depth USCS USCS Soil Classification 0.0 - 3.0 ML Light brown mottled SILT, loose, wet 3.0 - 4.0 SM Black silty SAND, loose to medium dense, water bearing - iron oxide staining 4.0 - 7.0 SP -SM Black poorly graded sand with SILT, medium dense, water bearing Test hole terminated at 7.0 feet below existing grade. Groundwater table encountered at 2.5 feet during excavation. Earth Consultants Inc. NORTH 0 'p 20 b ISO SCALE: 1" = 20' RIVERSTONE HOMES, INC. - TUKWILA SITE SEC. 10, TWP. 23N., RGE 4 E., W.M. SITE PLAN VICINITY MAP APPLICANT: RIVERSTONE HOMES. INC. ATTN MARL JOHNSON 35316 28TH AVENUE SOUTH FEDERAL WAY. WASHINGTON 98003 (253) 905 -5351 REFERENCE DATUM: GRADES TAKE FROM CITY OF TUKWILA GIS MAPPING LEGAL DESCRIPTION: 26 3 HILLMANS MEADOW GArdGFJyS DN #1 rD rz: LOT SIZE FEB 1 7 1005 9.199 SQUARE FEET (0 2712 ACRE E,)UivI MUNITy 0Ev El.oPMENT LAE w o N USE n wN O wr1.10 AIWA REVISION F Z c � F L E to IMF W Z 0 G o 'T' cc 73' y ; L a 5 f > 0'1 tE HYDRANT NORTH 0 ' 0 20 •0 60 SCALE: 1° = 20' 0 A POWER POLE 334740 -0685 334740 -0690 334740- 334740 -0 334740 -1325 RIVERSTONE HOMES, INC. • TUKWILA SITE SEC. 10, TWP. 23N., RGE 4 E., W.M. SITE PLAN 334740 -0710 SEWER MANHOLE POWER POLE r PROPOSED^ DIS SJOI 11 � FILTER FENCE ROOF DRAINS CIE.... AD.. otTFR LIM ROWER 1AAF S. 34740 -0730 6 DOA EDON MED. (1.000 DM, 18TH ST. NOTES: SOIL STOCK PILE WILL BE COVERED WITH PLASTIC IF A PERIOD OF SIGNIFICANT RAINFALL IS EXPECTED OR CONSTRUCTION TAKES PLACE DURING THE WET SEASON (OCTOBER - APRIL). ALL EXPOSED SOILS WILL BE MULCHED WITH AN APPROVED STERILE STRAW TO AVOID SEDIMENT RUN-OFF. RECEIVED FEB 17 2005 COMMUNITY DEVELOPMENT FILTER FENCE DETAIL DISPERSION TRENCH DETAIL 10 'IN 2 2/2.05 NO_ DATE I I TAE w..,. -.... UTE BY l C N N KOVON1 Ca. ROASION l NORTH 10 3 SCALE: 1" = 5' PLANTING NOTES LI Nag: Am AN Yd ll v. a..o. . all .Atl1 r a,bag. ,dmµ mNa as. , .®l _ Nev NAP INN ANY Nand ay Rampart Pa bar. P AA l W lad NI ar raNd aspaaaa- .va.pmroma.. : . d . e. im NIA N..mda., d...raA Oa m NA.. ..a by al&L NBA _Na. O. ANININ wmm.mJ 504a5Nm Ym A Dam as may ,pea miss= ll aparN Am pm l..Ima alma. FN. dam bawl ay N. all Y INN a..gml smear sw Nair. s.6.5 Nu a Ia *pia• aaaa Pa bra NeN . Yaaed•allalaa IJ Sam Yam.. by he P.d.ef. aaa Iry m s o . pear, NO Y pad may a d.sd .. ma ale a e• aim barn. J INIAVA _ Outd el oat. or Nat aNSd pa®.i beak ma.A. INNae. Aaai..NN plum .N.N I..0. nma a . N. IA tar Haas Phre e a NI Nmgdy.ia em pmNy aped . the al. e s.S s may.. a. AN w.em.e•w P wm_NAB AN . rNab pea aENNA.. Si Q..pb.Y Cab. AAr • pa of pope. Y .8..4 INrocl 9..iamv.S. t.d p ,elopS∎a ANN d awd p.adeism. Daps Irma Nara NANA NINA dabo.l d ,ANda._of 've plasm is N.j.vt Plat a p d.• a I NNW NB Nast Ii Y.a JOplmb ad Nd.Bd d Yayp.a amor.vad ay. auty bya.l.r.yeo_pa. awe.adpm. INN Isabeb l sass.pNa.ar. IN_ amr Oa Gala H AN Nags e Yp.a l at a.iaa.adH Nab( ma amY Anal k 4 • l®. e. 4e of Nyasa, sod rL s ore 1.7 SIN 115. , l Ne.a Wad md.pia maaa t.1. AINl NNNallepmaa8SS Sa8NAem aed Rd. apape..a a e Noa.f N . lama. apex, a .rN. m lAia awl NINON e arm lots abbe DNmy Sak by Bo Nara No* rM.aT.a llm d . w1 Napa a.a feed d.a dR NO Hasa. N IANcla fora ENilm Irma*, be ••515 NNW a as gad. v NNAIN AU era.. sa.N NO N_ NEp.a, ape N .ma:ar M1.OF FINN ND .,,.d am.511 Ri aad bd ; a.d.m pa. eel .ap.aNay aed.d. B., ANNE.= Wes sPa.ayaPimaaa ANNA y Ldc• D•••• _Sae ma (Ca Cate IN Cosa or appa .a., L or a L ae.. ape. .Nla am II Par 11mN.a Nma• dtil a Nail mapp.*pNa S.V Jar Paadlr dI r gaa.ie.alal * M. 965 Il Jar d II' I.R. ie Baer l NANO of Bo 7N. Bads M N.. Nfaa pee a wawa d. S 549598 •• am:5ep l al. BANYII NNaas pew pa, y4 I AGU NU r.s4d ITN able mesa ANN= meal .am Nay s /Nag 1 .a 1 D ,orate: lam NON any red a ,.,INN pa f aala• AA N ypll N.O. IN N. dMai 4.me N .pld aa da IN NAa.. .. Y *NI a pam.p rlet efts. pamR Me d .15 •■•• Ave A.B N.md may Neagh NAfala *Nib aaamaaof aat.a. ®.feats stall Y ma. I me* 8e am dMm_aa, a dm ea V ey lr• a lad= r. lac N. a as ANN is NI ama.dmpang daa IS Y.md. m.a.r . r.N m,dy... i. Achy I.. Oa ••∎ • . .aa .S, d Pa. If A Om a as Nat • pp e . ma.H .Nam m m • p 'N. m. •••••. •••••. eaa.pp _...1 A 4 ar be .I as a rro ONO Da o� au 5 .NANO. Its 6layI. mw1B. 1N mmwin ape. m.aN adl a moal..a ooNalm.m a Al RIVERSTONE HOMES, INC. - TUKWILA SITE SEC. 10, TWP. 23N., RGE 4 E., W.M. LANDSCAPE PLAN LEnAw CwREv "219101 ROCK ROSE .z.LEA NEA,OR SEASONAL 9.O•,ERS PLANT SCHEDULE ORINNs CwraE55Ot LE,A.N. BET1JA PAPPRIFERA osn.s LAGANFER R.00CCIE OPT, SP. vu.uNA GRASS SEEDING GRASS W4. PERCENTAGE PENNANT I PSEMYI. RYEGRA55 33.23% PRELUDE O PERENNIAL R5524 7265N R+NTER PERENNIAL RYB2R•55 3236% AO0.4ATCN R.TB d0 LBS. PERACR£ • TOTAL AREA TO RE SEEDED 0 025 A0:55 • 70 Am:2,NT 0. SEED >P L55 BROADCAST SEED Ac5UCATION HAND. PLANTING AND STAKING DETAIL NOTES SPLIT RAIL FENCE AND WETLAND SIGN DETAILS ARE SHOWN ON THE WETLAND I" IRLGATON PLAN PREPARED BY J. S. JONES AND ASSOCIATES. INC. (2/10/05). RECEIVED FEB 17 2005 C OMMUNITY DEVELOPMEN PAPER BIRCH (21 SEASONAL FLOWERS fqj SPLIT RAIL ENCE WETLAND SIGN ROCK ROSE 177 S. 118TH ST. HO DATE Z e a w � 2 U Z 0 to U tt ` N � 55 I A I Of R REVIORN ll.l U u I— I . f Riverstone Homes, Inc. 35316 28th Avenue South Federal Way, WA 98003 -7121 Attn: L. Erickson Re: Borrower: William A. Looney Property: vacant land, , WA Enclosed please find the following, per your request: • • First American Title Transmittal American Tide Insurance Company 2101 Fourth Ave, Ste 800 Seattle, WA 98121 Phn - (253) 471 -1234 (800) 238 -8810 Fax - RECEnr MAR 2 3 2005 DEVilegimiry T March 18, 2005 File Number: 4209 - 546520 Should you have any questions or need further assistance, please contact us. We appreciate the opportunity to serve you. Sincerely, William Tiglao , Assistant for Vicky L. Willis, Title Officer CB Page 1 of 1 • • Form No. 14 Guarantee No.: 4209 - 546520 Subdivision Guarantee GUARANTEE Issued by First American Title Insurance Company 2101 Fourth Ave, Ste 800, Seattle, WA 98121 Title Officer: Vicky L. Willis Phone: (253) 471 -1234 FAX: first American Title Form No. 14 Subdivision Guarantee (4- 10-75) Page No.: 1 Vicky L. Willis (253) 671 -5834 viwillis @firstam.com Dated: March 14, 2005 at 7:30 A.M. • • First American Developer Services Fax No. (253) 671 -5802 SUBDIVISION GUARANTEE LIABILITY $ 1,000.00 ORDER NO.: FEE $ 200.00 TAX $ 17.60 YOUR REF.: 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 Riverstone 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. LIABILITY EXCLUSIONS AND LIMITATIONS 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. First American Title F/rs!AmerIcan Tide Insurance Company 2101 Fourth Ave, Ste 800 Seattle, WA 98121 Phn - (253) 471 -1234 (800) 238 -8810 Fax - William Tiglao (253) 671 -5835 btiglao @firstam.com Guarantee No.: 4209 - 546520 4209 - 546520 • 0 Form No. 14 Guarantee No.: 4209 - 546520 Subdivision Guarantee (4- 10-75) Page No.: 2 SCHEDULE A The assurances referred to on the face page are: A. Title is vested in: The Heirs at Law of Maude Lueders, deceased 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: Lot 26, Block 3, C.D. Hillman's Meadow Gardens Division No. 1 to the City of Seattle, according to the plat thereof recorded in Volume 12 of Plats, at Page 64, records of King County, Washington. APN: 3347400720 First American Title • • Form No. 14 Guarantee No.: 4209 - 546520 Subdivision Guarantee (4 -10-75) Page No.: 3 RECORD MATTERS: 1. General Taxes for the year 2005. The first half becomes delinquent after April 30th. The second half becomes delinquent after October 31st. Tax Account No.: 3347400720 1st Half Amount Billed: $ 202.73 Amount Paid: $ 0.00 Amount Due: $ 202.73 Assessed Land Value: $ 30,000.00 Assessed Improvement Value: $ 0.00 2nd Half Amount Billed: $ 202.72 Amount Paid: $ 0.00 Amount Due: $ 202.72 Assessed Land Value: $ 30,000.00 Assessed Improvement Value: $ 0.00 2. It is our understanding that Maude Laueders is now deceased. However, we find no evidence of record in King County that said party is in fact deceased or of a probate of the estate of said decedent. Therefore, the company will require the following prior to closing: (A) A completed signed and acknowledged Lack of Probate Affidavit, the form and substance of which is subject to the approval of this company; (B) A copy of the decedent's last will. If the decedent did not leave a will, this should be so noted on the Lack of Probate Affidavit; (C) A copy of the community property agreement, if such existed. If not, this should be noted on the Lack of Probate Affidavit. (D) Proof of death of the decedent, made by recording of death certificate in the office of the King County Auditor. 3. The right, title or interest of John A. Elder (grantor) and Earle Dana Thompson, III (grantee), as disclosed by Quit Claim Deed recorded April 17, 1996 under recording no. 9604171286, records of King County, Washington.. 4. The right, title or interest of William A. Looney, as his separate estate (grantor) and Teresa A. Whelan, a single person (grantee), as disclosed by Quit Claim Deed recorded December 10, 1999 under recording no. 19991210001407, records of King County, Washington.. 5. The right, title or interest of Garry Holmes, Treasury Division Manager, Finance Department of King County, State of Washington (grantor) and William A. Looney, as his separate estate (grantee), as disclosed by Tax Deed recorded January 19, 2000 under recording no. 20000119001429, records of King County, Washington.. 6. The terms and provisions contained in the document entitled "City of Tukwila Ordinance No. 1777" Recorded: June 12, 1997 Recording No.: 9706120642 First American Title Form No. 14 Subdivision Guarantee (4- 10-75) • • 7. Access Right of Way Agreement and the terms and conditions thereof: Between: City of Tukwila And: Property Owners Recording Information: 20001228000804 Guarantee No.: 4209 - 546520 Page No.: 4 8. Any and all offers of dedication, conditions, restrictions, easements, fence line /boundary discrepancies, notes and /or provisions shown or disclosed by the filed or recorded map referred to in the legal description. 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 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 Balm 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 • • Form No. 14 Guarantee No.: 4209 - 546520 Subdivision Guarantee (4- 10-75) Page No.: 5 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 acce6sments of any taxing authority that levies taxes or assessments on real property; or, (2) Proceedings by a public agency which may result In taxes or assessments, or notices of such proceedings, whether or not the matters excluded under (1) or (2) are shown by the records of the taxing authority or by the public records. (c) (1) Unpatented mining claims; (2) reservations or exceptions in patents or in 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 specific assurances which are provided In Schedule A of this Guarantee, the Company assumes no liability for loss or damage by reason of the following: (a) Defects, liens, encumbrances, adverse claims or other matters affecting the title to any property beyond the lines of the land expressly 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 judidal or non judicial proceeding which Is within the scope and purpose of the assurances provided. (c) The Identity of any party shown or referred to In Schedule A. (d) The validity, legal effect or priority of any matter shown or referred to in this Guarantee. GUARANTEE CONDITIONS AND STIPULATIONS First American Title 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 giving 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 shaU 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) Form No. 14 Subdivision Guarantee (4- 10-75) 6. Options to Pay or Otherwise Settle Claims: Termination of Liability. In case of a claim under this Guarantee, the Company shall have the following additional options: (a) To Pay or Tender Payment of the Amount of Liability or to Purchase the Indebtedness. The Company shall have the option to pay or settle or compromise for or In the name of the Assured any claim which could result in loss to the Assured within the coverage of this Guarantee, or to pay the full amount of this Guarantee or, if this Guarantee Is issued for the benefit of a holder of a mortgage or a Ilenholder, 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 daim has been given to the Company by the Assured the Company offers to purchase said Indebtedness, the owner of such Indebtedness shall transfer and assign said Indebtedness, together with any collateral security, to the Company upon payment of the purchase price. Upon the exercise by the Company of the option provided for In Paragraph (a) the Company's obligation to the Assured under this Guarantee for the claimed loss or damage, other than to make the payment required In that paragraph, shall terminate, Induding any obligation to continue the defense or prosecution of any litigation for which the Company has exercised Its options under Paragraph 4, and the Guarantee shall be surrendered to the Company for cancellation. (b) To Pay or Otherwise Settle With Parties Other Than the Assured or With the Assured Claimant. To pay or otherwise settle with other parties for or in the name of an Assured claimant any claim Assured against under this Guarantee, together with any costs, attorneys' fees and expenses Incurred by the Assured claimant which were authorized by the Company up to the time of payment and which the Company is obligated to pay. Upon the exercise by the Company of the option provided for in Paragraph (b) the Company's obligation to the Assured under this Guarantee for the claimed Toss or damage, other than to make the payment required in that paragraph, shall terminate, including any obligation to continue the defense or prosecution of any litigation for which the Company has exercised its options under Paragraph 4. 7. Determination and Extent of Liability. This Guarantee is a contract of Indemnity against actual monetary Toss 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 Fxduslons 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 princpal 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. Limitation of Liability. (a) If the Company establishes the title, or removes the alleged defect, Hen 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. first American Title Guarantee No.: 4209 - 546520 Page No.: 6 (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 Liability or Termination of Liability. All payments under this Guarantee, except payments made for costs, attorneys' fees and expenses pursuant to Paragraph 4 shall reduce the amount of liability pro tanto. 10. Payment of Loss. (a) No payment shall be made without produdng 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 Toss 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 daim 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 Balm had this Guarantee not been Issued. If requested by the Company, the Assured shall transfer to the Company all rights and remedies against any person or property necessary in order to perfect this right of subrogation. 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 claim does not fully cover the loss of the Assured the Company shall be subrogated to all rights and remedies of the Assured after the Assured shall have recovered its principal, Interest, and costs of collection. 12. Arbitration. Unless prohibited by applicable law, either the Company or the Assured may demand arbitration pursuant to the Title Insurance Arbitration Rules of the American Arbitration Assodatlon. 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 Arbitrator(s) may be entered In any court having jurisdiction thereof. The law of the sttus 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. Liability Limited to This Guarantee; Guarantee Entire Contract (a) This Guarantee together with all endorsements, If any, attached hereto by the Company Is the entire Guarantee and contract between the Assured and the Company. In Interpreting any provision of this Guarantee, this Guarantee shall be construed as a whole. (b) Any daim of loss or damage, whether or not based on negligence, or any action asserting such daim, shall be restricted to this Guarantee. (c) No amendment of or endorsement to this Guarantee can be made except by a writing endorsed hereon or attached hereto signed by either the President, a Vice 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 indude the number of this Guarantee and shall be addressed to the Company at 2 First American Way. Bldg. 2, Santa Ana, CA. 92707. Form No. 1282 (Rev. 12/15/95) NKLIN* , • ,r vr-mT3 • a Snohomish Co. a King Co. a Pierce Co. a Thurston Co. a Kitsap Co. a Mason Co. a Yakima Co. a "TIN WO:AC 9604171286 QUIT CLAIM DEED JOHN ELDER MELISSA BOESSEL • • • 1991210001407 After recording return to: Teresa Whelan 925 Hendricks St Port Townsend Wa 98368 Quit Claim Deed Grantor(s): William A Looney, as his separate estate. Grantee(s): Teresa A Whelan, a single person. Legal Description: Hillman's Meadow Gardens - Division 1 - Lot 26. Block 3 Assessor's Tax Parcel I.D. No.: 334740 - 0720 -0-7 Dated /"/ , 1999 William A Looney, grantor STATE OF WASHINGTON COUNTY OF KING On this day personally appeared before me Uj,/ h15», A. L &mei, IMO sia st« to me known to he to individual described In and who executed the within and foregoing and aclmowtedged that he signed the name as his ftee and voluntary act and deed. for the [hlttJO uses and purposes therein mentioned. / .� Given under hand and official seal this (U , =!,i" day of 1999. %%%% ASN��, • li scR Notary Public for the State ashington. residing at King County. l llllllllllll 0 Ptq[ Nt eP WI 199210031 P AGE N C C TY.. For and in consideration of: One Hundred dollars ($100.00) Conveys and quit claims all past, current, figure, and hereafter acquired rights, title, and interest to the following described property located in King County, State of Washington, including any after acquired title: ce1 20000119001429 RETURN ADDRESS: NUM A. LOONEY PO BOX 68456 SEATTLE WA 08168 LOT 26, BLOCK 3 HILLMANS MEADOW GARDENS DIV 01 1111111111111111 Z66SS11s8l142S 11.64 KM tawny n TAX DEED STATE OF WASHINGTON No. 43634 } az County of King KCSC NO. 99-2-13490-7 THIS INDENTURE, Made this 16th day of December A.D. 1999, between GARRY HOLMES, Treasury Milan Manaper, Fbanee Department of ling County, State of Washington. pity of the Ind pat, and ('Grantor) and WILLIAM A. LOONEY, as his separate estate, party of the second pat ("Grandee'): WITNEBSETH, That whereas, at a public sale of real estate held on the 1681 day of December A.D. 1999, pursuant to a real property tax judgment entered in the Superior Court It the County of King on the and day of December AD. 1999 h proceedings to faedose the tax liens upon real property and an order of sale duly Issued by said court, WLLIAM A. LOONEY, as his separate estate, duly purchased in compliance with the laws of the State of Washington. the following desartbed real estate, to wt Tax Parcel No. 334740-0720-07. SUBJECT TO EASEMENTS ESTABLISHED OF RECORD ON OR BEFORE JANUARY 1,1996, IF ANY. And that said party of the second part has complied with the laws of the State of Washington necessary to entitle salt party to a deed for said real property. NOW THEREFORE, know ye that I, GARRY HOLMES, Treasury DMdan Manager, Finance Department of King County. State of Washington b consideration of the premises and by *We of the statutes of the State of Washington, in such cases provided, do hereby grant and convey to WILLIAM A. LOONEY, as his separate estate, his Inks and assns forever, the said real property hereinbefore desabed. Glues under my hand and seal of office this 18th day of December A.D. 1990. GARRY HOLMES Treasury Dhbbn Manager, Finance Department 1210 County, Pace NI oI Nt Retuta Addreset CITY OF TIJKWQA City Clerk's Department 6200 SoutheeaterBlvd. Tukwila, WA 98185 _. a DOCUMENT ING q 4 .' s r Grantees(s), e,+m Last Name First Nome Initials Additional names on page of documents(s) Legal Description Allentown and Ryan Hi 11 Sewer connection (abbreviated) • 97 -s City of Tukwila Wastdngton Ordnance No. / 177 AN ORDINANCE ESTABLISHING WATER CONNECTION PEES FOR AL- LENTOWN AND RYAN HILL, SEWER CONNECTION FEES POR ALLEN - TOWN PHASE b PROVIDING POR SBVERABILITY, AND ESTABLISHING AN EFFECTIVE DATE. WHEREAS, a sewer plan Identifying 7 residential and 2 commerdal areas has been pre- pared with a prioritized construction edule, and WHEREAS, water and sewer infrastructure construction will be initially paid for with utility funds; and WHEREAS, water and sewer lines meet Washington State Department of Health star. dards including minimum water pipe diameter of B inches; and nK WHEREAS, any new water or any sewer connection will be assessed a connection 3 charge that is determined by the infrastructure construction cost and total number of potential H connections, and o WHEREAS, a SEWER connection charge will be paid at the time of connecting or before t" final building permit approval for new facilities, and WHEREAS, a WATER connection charge will be paid before final building permit ap• prove!, and WHEREAS, total Allentown construction costs have been projected based on the con- struction bid costs for 189 of the approximate 400 total connections, and WHEREAS, Ryan Hill connection costs are based on the construction of new lines to serve the existing 78 homes and 69 potential future connections, and WHEREAS, early connections are desired to recover construction costs and accelerate neighborhood revitalization so that a 10% reduction in connection charges will be offered through January 31, 1998. NOW, THEREFORE, THE CITY COUNCIL OF THE QTY OF TUKWILA, WASHING- TON, HERESY ORDAIN AS FOLLOW& Section 1. Allentown Phase 1 Sewer Connection Charges. A. Allentown Phase i homes existing on September 1,1996 will be required to con- nect to the sewer and pay associated connection charges If any portion of any building is situated within 250 feet of a unitary sewer line or lateral and if: 1. septic or health problems are Identified by King County Health Department that require repair of the septic tank system, or 2. the borne changes ownership, or 3. remodeling occurs adding a bathroom or bedroom. B. Homes north of S. 124th St. on 43rd Ave. S. and on 44th Ave. S. existing on March 1,1996 are exempt from connection charges as the sewer was constructed as part of the Metro project at no charge to the City or the property owners. SCWORDS.DOC 10/30196 1 C. Allentown sewer connection charges by year will be given a 10% reduction for connecting before January 31,1998 to encourage early connections and the base fee of $7,278.00 will be increased . $363.90 per year until 2006 in accord with RCW3S.92029: • until charge January 31,1998.«.««»»..»» $6,550.20 10% reduction January 31,1999.«...... ...»»« $7,278.00 Base price January 31,2000»«, »...» 37,641.90 January 31, 2001....—.— $8,005.80 January 31, 2002.».....««««» $8,369.70 January 31, 2003.«...«.««.« • $8,733.60 January 31, W04.--- $9,097.50 January 31, 2005.»«««.»« » » $9461.40 • January 31,2006.».«.......». «$9,8x5.30 January 31,2007....«.. » « « ». $10,189.20 In accord with RCW 35.92.025 where It is capped at $10,189.20. D. Payment methods for Phase I sewer connection charges are 1. deferring connection fee or subsidizing low income applicants who qualify in accord with CDBC block grant requirements in effect at the time of applica- tion. 2. connection charges for Phase !residences existing September 1,1996 may pay the sewer connection charge one time plan with their monthly bills. The monthly payment with an annual interest rate of 5% wW be calculated fora 5-, 9•, 10.12, or 15-year teen. 3. Only silting individual single family applicants are eligible for the payment plans. New homes constructed after September 1, 1996 are required to make full connection charge payment prior to building permit final conatruction ap- proval for occupancy. Change of ownership requires payment in full of con- nection fees. Remodeling construction Is required to pay connection fees prior to issuance of building permit unless home bon the payment plan which may be continued. 4. Monthly payments may be started prior to obtaining a sewer connection permit. 5. Monthly payments may be initiated as a payment method until January 31, 2001 for Phase I. S. Notice of sewer availability and connection requirements shall be placed on titles of properties within the Allentown area with sewer service. Section IL Allentown and Ryan HIS regular water connection charges. A. Existing facilities connected to the water system will not be assessed a water con- melon fee. 0. Allentown water connection fees for any now single family connection increase $198.40 per year. until charge January 31,1998._.._ __ $3,968.00 January 31.1999.« «» $3.968.00 January 31, 2000..... «... »« «« $4,166A0 January 31, 2001 » «... «»» .. »34.364.80 J anuary 31, 2002...................$4,563.20 J anuary 31, 2003..................$4,761.60 January 31, 2004......».«««... $4,960.00 January 31, 2005.«.««..» _$5,158.40 January 31, 2006.«...». « « ««. $5,356.80 January 31, 2007«.««« « » ,.» $5,555.20 In accord with RCW 35.92.025 where it is capped at $5,555.20. SEW(RDSDOC 10/10y6 •.". C Ryan Hill water connection fees for any nawsingle family connection Increase 520730 per years until charge January 31,1998 ». ...... ».....$4,146.40 January 31,1999»»»...».»..». $4,146.00 January 31, 2000...... -w..». $4,353.30 January 31, 2001...- ......«». $4,560.60 January 31, 2002..»».»»....».$4,767.90 J anuary 31, 2003..._._. ......»$4,975.20 January 31, January 31, 2008...»..»»»».». 45,389.80 January 31, 2006..... — .....»..$5,597.10 January 31, 2007.........»..«». $5,804.40 In accord with RCW 35.92.025 where it is capped at $5.804.40. Section H1. Service area boundaries. Allentown is bordered by the BNSP railroad on the east, the Duwamish River on the south and the west, and S.115th St. on the north. Ryan Hill Includes the area approximately bounded by S. 114th St.,51st Ave. S., S. Ryan Way, and 47th Ave. S. Allentown is depicted on the map attached to this ordinance as Exhibit A and Ryan Hill on Exhibit 13; both maps are incorporated herein by this reference as It set forth In full. Section IV. Funding recovery review. The successful implementation of later phases of the Sewer Plan for the 7 residential areas Is dependent on the repayment of general fund rave. nues from the connection fees. The City Coundl will review connection requirements, exemp- tions and other revenue recovery alternatives to Insure that the sewer plan remains viable and adequately funded h12001. Section V. Severability. if any section, sentence, clause or phrase of this ordinance should be held to be invalid or unconstitutional by a court of competent jurisdiction, such In- validity or unconstitutionality shell not affect the validity or constitutionality of any other sec- tion, sentence, clause or phrase of this ordinance. Section VL Effective Date. This ordinance or a summary thereof shall be published in the official newspaper of rho City, and shall take effect and be in full force five (5) days after passage and publication as provided by law. PASSED BY THE CITY CO J�f CtL OF ?R 1' Y�OPTUKWI WASHINGTON, at a Regular Meeting thereof this day of ,1996. ATTEST /AUTHENTICATED: e B. Cantu, City Clerk APPROVED AS TO FORM: r7 O ce of the CI homey FILED W THE CITY CLERK: M- $/ L• // 9 , PASSED BY THE CITY COUNCIL: fA 1 C PUBLISHED: //- 7- >:C+ EFPECTfVE DATE / / - /,Z 44 ORDINANCE NO.: /777 SEWORDSDOC '0/306 3 • . • 6200 •u010ee1a 01 01 01 01 0 01700003/0 0179007 EIO `in,."'if1; fib fT�yi'.T Lt [yri r . 1 J?:!•T'IfYri�fCITF -4 7. ZMIT? TiljiTr71l;iTfCI=45�i/ F �ilRNiiC' 7i11∎' , 71 , .717:crF'• , Iiilr 4 iiLlll "(je ?, a1( e0n u . a , . ..,. ���U■ E1lLii ! 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Washinaton Last Name First Name Initials F.Lee Sielfbo i, sot,. 2)Eciffilt o MRutE LUEDERS Company Name (if business) 00 JOHN ELDER 144 5u) 153 `G 1101 4 ,OUTH §TREE r sE Address Salem, WA (4166 7umwilitit r)A'1 50I -4165 LEGAL MOTION: LDTS t5 AND?b, 5LOGK 3 HILLMANS DOW 6ARCSNS DIV� Assessor's Property Tax Parcel/Account Number(s) 3300 -01 i5 3 'lv - Q1a0 Public Works 2125/97 • • 1ORI TMF N I BI TW11N F I F E STFNSOV CONS7RI ti ZION INC AND 7 Ht Cl IT OF TIJh Wil A R1.1 AIlNO70 PROPFRIY OWNIRSPRIV1I7ARI1FWAl ACC1 KS INC111 Mill OF WAY Will RI. AS I I I I S 1 F NSON CONS rRl IC. l ION INC ha conswutud a single Ianuh helm% on ',rupiah I aieated at 4411I So 1 l g" Si, Fukweaa, W 1911175 WHIR' ,Sat Sus &dirty. and m the location when. F 11.4. Stanton C ant:nwhon In% has wmtrutt.d said structure. twits a kgd ngM of way belonging to the City of Tukwila which parrots City nuts% to utilities located underground. W IN RI AS f III Sr I N S (7 4 1 CONS I R(L f 1 O N INC , il% wimp% and or wcu%son Must/ .. that the C its of 1 ukwila poa.esus Palm. power. grantod to it M the W a. nnglnn tidal. C onsf notion Art NI to regulate its right. of way and to generally provide for the public health witty tad wane and that the City of 7 ukwtla !diorite has legal authority to abaft any ubsbu.bons or cm.rw. ✓ of its net% of way% or utility right of way under RCW7 411, e» o WI II RI 15 1 111 WI I NM)N U)SN I RUC I ION INC , its Amami and or wucssurs r..ugnvcs c� that should the City of 1 ukwtla al am lime dittos to a444w to the location d.anb►d Amt. t i. C m hat authority to reeaost any ohtbuctions or auxoachman► on the rid of way rid an %harge tht trV of a� with removal to Oa n,spomehlt owns, and N MO RI AS I (IFS [7 NSON CONS I RI IC HON INC es Amps and or wuesstirs ruognehs that Cs i 17w City of 1 ukwila alto bas th. authonh to file • lawsuit requiring r.nioval of any uhsdrir.iwris or e crca.hm.nts on Sus usunent, c NOW 1111 RI 1 ORF in snchnge far and m .onaderation of the Ctit1's ag,ament to lorh.ar am Ming rJ Al a lawsuit requiring r.mosal of the obsbudion or enerwathnuail t7uled ht 1 111• Ct ).Mk 1 RI C f lOA N INC , der auagm and or sueut awn, on IN, 10“1141114 the Addy.... &bus. 1 III 111 NS C (IN- S rRI ►CloN. ds amigos and or un;..aawre ogre.% to defend. endemmfv and hold the a its or I ukwila harmless At follows I III. S I F ASON CONS I Rik 1 ION INC , its awgm and or w.wswn, agras to defend uiduand) and hold harmless the City of l ukwda from any and all .lama for damage% brought in an) pans rt- gading tht F III S I FNSOh CONS l RI K 1 ION INC its awgm and or waossors shu.turn, its operation. mamta/haat and repair oft'''. tom and shall dclbnd. indumufS and hold harmless Iu. Cot of l ukwela from all liability for the City of Tubule. actions taken if any, to nmost the emaoaehmutt IT ubsbiudion Ina the City's utility easement, in this tot the City is mount(' to dose to install .tnstnwt repair or othe,wtu maintain uhlitres with the City's nghl of way flirt nsdemmBuhm shall unludk damaget wits and attorney's feet In grantmg par nstson to owners of the following des.nbed' lot% 25 and 26 Block 7 Plat of C. I) Hillman s Meadow Garden Addition to Cu) of Su1N. atturding 1 o the plat thereof retarded m Valiant 12 of Plats page 64, en Kung County Wathmgtan Panel No 77470.0713.4 and 11470-0720 lie. um: ofthc right way for invest and egress Whereas the owm rt of I of 23 as d.s.nh.d ahoy. %lull maintain the tmprotemanls an the City Rigiu of Way for scut' to I of 23 to induct eh. strum draw sssl.m •rid road %urfkty hi the went 1 of 26, a%destatfied artist. should b► lank er improved tin Ili. tot* of • 0 of murdmianae of thi. nght away and drun.4. ar bmh shell he barn& m u414 shuts by thy. mini" °t said lots ebovi, idenht5od ilrr agreemed contented in this mrtnanant %hall hi. i.osonants funning wilh the land and binding on the partw+ beret° their hour wa,owx1 and aaagm C,3 CZ D4 N Ca CZ SlAll 01 WASHIM,ION) CO( t11. g.JNt ) On thu 16th day of August, 2000, poronalh appoarsd h.tor. m. I III 111 NtiW% to m. Anon n to be ttw proatdont of thy corporAton that .uwlhd tbs. within ilium uil and a.knou l.dg.d Uw said msWman to bo tb . frca and voluntary s.t end dead of said wrporation la the us.s and purports thu.tn mcntion.d, and each on oath s4b,d that hu is aut onond to.¢..ut. said invtrum.nt and that the soul atAxed is tits corporate seat 01 said.orporaton SIAIf 01 WASIIINOION) Ss (AKA 1 r 01 KIN(I ) On this day bdmu ow persona/) appaar.d Jim Mcr Ow tom. known w h. Its Pt II)LIC WORKS DIRI C I OR Ior the City of 1 ukwtla and .w.wtmd thr nrstrutn.td on Khali 01 I . ens of r knila in his.apa.d) as PI 'IV IC WORM IN RI C 1 OR and ackreonkdg.d that Its Is authorv.d to do so at thur five and voluntary a,t and d.ed for th. us.s and purpos.s th.run Mu nt.d 4s 1 t r► f R 4 1 under my h a n d and om.ul swl this 21 day at *qua' 2000 Y ? is 1, • 9 1 j Notary Public on and for Stott of ' , t; • Wa►hmglon rusufmg at • • 1 • Id) .omnuss omits. • • " .1 mi e1 ,v - %%%%%% • • MARY E HEINE STATE OF WASHINGTON NOTARY - -•- PUBLIC YY COIWISSIOH EXPIRES 3-28 -01 Notary PuWL in and for the 141. of Washington Residing al Kent. Washington My commission expires 1/21/01 CITY OF TUKWILA STATE OF WASHINGTON COUNTY OF KING On this day, before me personally appeared JIM MORROW to me known to be the PUBLIC WORKS DIRECTOR for the City of Tukwila, and executed this instrument on behalf of the City of Tukwila in his capacity as PUBLIC WORKS DIRECTOR and acknowledged that he is authorized to do so at their free and voluntary act and deed, for the uses and purposes therein mentioned GIVEN under my hand and official seal this 21 , day of t4Ud{1bt' 2000 Approved as to form ttorney fo e City of Tukwila Robert F. Noe • S DATE Advd &dux. NOTARY PUBLIC in and for the State of Washington residing at 4t1COMZ My commission expires 05.09 C a ) t 0 — -':----. t --. • • . • . !I n_ 1 r. — --:,,, §4 _ ____ k % ltsti'l:III!'111!!ITIIIPITIIIIti ..,.. =VA WITS 11M MOM IIIKIIII A niiii dig li I li i I.. I i ii I . ug, III 1, \.-1 ill 111* MIK Wilk IN. US r t q 2 Piliiiiiiii : --, - —..' r. : ,..j : iril:r , faallSali a .1111M MN 1 A , • Ati =Pam Maanii ammOtai anaidiU_!* Affair." ' l'hiclY('1 k , . _-eitit 1 .l se‘ ri g itht -k Rik ?I S At e) 4)1' saj 41 1 1 1 1 h,}kt g . 1 : It hizi 40 I r11,. 0 I 0 8 . :flotcotketd c -- Pttk S N z !tehi N • :.1 • . �. S. Jones anc Associates, Inc. WETLAND ASSESSMENT of the Riverstone Homes Property 4474 South 118 Street Tukwila, Washington Tax Parcel No.: 334740 -0720 Dated: February 10, 2005 Prepared by: Jeffery S. Jones, Certified Professional Wetland Scientist Lance Erickson, Environmental Designer Suzannah White, Ecologist and Devin Creek, Biotech 35316 28th AVENUE SOUTH FEDERAL WAY, WASHINGTON 98003 253- 874 - 9588 /FAX 253- 874 -9579 RECEDED 1 FEB 17 2005 COMMUNITY DEVELOPMENT Table of Contents 1.0 Project Description 1 2.0 Site Address, Identification, and Directions 1 3.0 Methodology 1 4.0 General Site Description 1 5.0 Vegetation 3 5.1 Vegetation Methodology 3 5.2 Vegetation Results 3 6.0 Hydrology 4 6.1 Hydrology Methodology 4 6.2 Hydrology Results 4 7.0 Soils 4 7.1 Soils Methodology 4 7.2 Soils Results 5 -6 8.0 Wetland and Stream Determination 6 9.0 Functional Assessment 6 9.1 Methods 6 9.2 Results 7 10.0 Wetland Rating and Buffers 7 11.0 Authority 7 12.0 Limitations 8 13.0 References 9 Figures 1.0 Vicinity Map 2 2.0 Soils Map 5 Tables 1.0 Plant Indicator Status 3 Feruary 2005 Attachments Routine Field Data Forms AU Aerial Photo Functional Assessment Data Forms DOE Functional Assessment Spreadsheet Wetland Map J. S. Jones and Associates, Inc. • • 1.0 Project Description The applicant proposes to build a single - family residence on the subject property. This study was conducted to detennine the type and extent of wetlands on and near the site. 2.0 Site Address, Identification, and Directions The property is located at the east end of S. 118 Street, in Tukwila, Washington (see Figure 1.0). The tax parcel number is 334740 -0720. The property is located in the N.E. quarter of Section 10, Township 23 North, Range 4 East, of the Willamette Meridian. Directions to the site from Seattle are as follows: head south on Interstate 5; take exit 156 and head northwest on Interurban Avenue; turn right and head north on 42 " Avenue S.; turn right and head east on S. 122 Street; turn left and head north on 44 Avenue S.; turn right and head east on S.118`" Street. After a short distance the road starts to curve right and turns into 44 Place S. Do not follow the curve to the right; instead continue straight to the east where S. 118 Street dead ends. The subject property is the last property on the northeast corner where S. 118 Street dead ends. 3.0 Methodology The wetland assessment and delineation were performed using the Routine Small Area . Methodology as described in Part IV, Section D of the Corps of Engineers Wetlands Delineation Manual (COE, 1987) and the Washington State Wetlands Identification and Delineation Manual (DOE, 1997). The Routine Small Area Methodology is "used when the project area is small, plant communities are homogeneous, plant community boundaries are abrupt, and the project is not controversial." The wetland determination was based on the presence of the three criteria for jurisdictional wetlands: hydric soils, wetland hydrology, and hydrophytic vegetation. All three criteria must be present in order to classify an area as a wetland. The wetland assessment included a review of the King County Wetland Inventory (King County, 1990), and the USDA Soil Conservation Service's, Soil Survey of King County Area, Washington (Snyder, 1973). The field delineation and data collection were completed on April 26, 2004. The wetland boundary was marked with consecutively numbered orange flagging. Wetland boundaries, wetland buffers, and sample locations are presented on the attached wetland map. 4.0 General Site Description The subject property lies adjacent to the west property boundary of Northern Pacific Railroad Company's rail yard (see attached Wetland Map). To the west of the subject property is a single - family residence. Due to filling of the surrounding properties, the subject property is two to three feet lower than the property to the west and approximately four feet lower than the rail yard to the east. The east side of the property has a deciduous forested plant community. The west side of the property is dominated by reed canary grass. No structures are present on the subject property. February 2005 J. S. Jones and Associates, Inc. • 0 Riverstone Homes Site ko sr as s F g 1 LEO ST S � 11 up!, • ST ,, , = I ST ' . 1147 , S AVON . a14t .. . , -1011 $ C' `� , JGIJSTA � N om. Riverstone Homes Property Tukwila, Washington Figure 1.0 Vicinity Map February 2005 2 J. S. Jones and Associates, Inc. • • 5.0 Vegetation 5.1 Vegetation Methodology Rules for determining dominant species were established in the Washington State Wetlands Identification and Delineation Manual (DOE, 1997). Dominants are determined using the 50/20 rule. To use this rule, percent cover is added by order of descending cover until 50% cover is reached. These species are considered dominants. The next most common species is also included as a dominant if it has over 20% cover. Species with less than 5% cover are not considered dominant species. Hydrophytic vegetation has adaptations that allow these species to survive in saturated or inundated environments. These environments are classified according to the Classification of Wetlands and Deepwater Habitats of the United States (Cowardin, 1979). The probability of species being found in wetland environments has been determined by the U.S. Fish and Wildlife Service in the National List of Vascular Species that Occur in Wetlands: 1996 National Summary (USFWS, 1996). An indicator status was applied to each species according to its probability of occurring in wetlands (see Table 1.0). Table 1.0: Plant Indicator Status Indicator Category Symbol Occurrence in Wetlands Obligate Wetland OBL > 99% Facultative Wetland FACW 67 -99% Facultative FAC 34 -67% Facultative Upland FACU 1 -33% Upland UPL < 1% Note: FACW, FAC, and FACU have + and - values to represent species near the wetter end of the spectrum ( +) and the drier end of the spectrum ( -) (USFWS, 1996). 5.2 Vegetation Results At sample location 1 (SL -1), the plant community is dominated by reed canarygrass (Phalaris arundinacea, FACW), creeping buttercup (Ranunculus repens, FACW), black cottonwood (Populus balsamifera, FAC), pacific willow (Salix lasiandra, FACW +), and English Hawthorne (Crataegus monogyna, FAC -). The plant community is hydrophytic because more than 50% of the dominant species are FAC, FACW, or OBL. At SL -2, the plant community is dominated by Himalayan blackberry (Rubus discolor, FACU), pacific willow (Salix lasiandra, FACW +), reed canarygrass (Phalaris arundinacea, FACW), and morning glory (Convolvulus sp., NL). The plant community is hydrophytic because more than 50% of the dominant species are FAC, FACW, or OBL. February 2005 3 J. S. Jones and Associates, Inc. • 6.0 Hydrology 6.1 Hydrology Methodology The 1987 manual requires inundation, flooding, or saturation to the surface for at least 5% to 12.5% of the growing season to satisfy the hydrology requirements for jurisdictional wetlands (DOE, 1997). The growing season can either be defined by the number of frost -free days (temperatures above 28 ° F), or the period during which the soil temperature at a depth of 19.7 inches is above biological zero (41 ° F). Wetland hydrology indicators such as inundation, saturation, water- stained leaves, and sediment deposits in wetlands were assessed. The FAC - neutral test, which assesses the dominant plant species according to their probability of occurrence in wetlands, is an indicator for wetland hydrology when another indicator is present. 6.2 Hydrology Results SL -1 has seasonal wetland hydrology (see attached field data forms). The soil profile is dry throughout the upper 18 inches. The soil is saturated at 19 inches, and the water table is present at 25 inches. This location meets the hydrology criteria because two secondary indicators for wetland hydrology are present. The site is part of a drainage pattern for the area, due to its location in a depression that collects runoff from all the surrounding properties. The plant community passes the FAC- neutral test, in which the dominant plant species are assessed according to their probability of occurrence in wetlands. In addition, residents of the area have observed inundation of the property during normal years. SL -2 has seasonal wetland hydrology. The soil profile is dry throughout the upper 18 inches. The soil is saturated at 19 inches, and the water table is present at 25 inches. This location meets the hydrology criteria because two secondary indicators for wetland hydrology are present. The site is part of a drainage pattern for the area, due to its location in a depression that collects runoff from all the surrounding properties. The plant community passes the FAC - neutral test, in which the dominant plant species are assessed according to their probability of occurrence in wetlands. In addition, residents of the area have observed inundation of the property during normal years. 7.0 Soils 7.1 Soils Methodology Hydric soils are soils that are "saturated, flooded, or ponded long enough during the growing season to develop anaerobic conditions in the upper part" (NTCHS, 1987). They are either organic soils (peats and mucks), or are mineral soils that are saturated long enough to produce soil properties associated with a reducing environment. These soils have low chroma (one chroma or two chroma with mottles), or have redoximorphic characteristics (characteristics related to an anaerobic environment) such as redox concentrations (mottles), redox depletions (gleying), or a reduced matrix (a matrix that changes color when exposed to air). February 2005 4 J. S. Jones and Associates, Inc. 7.2 Soils Results The subject property is located in an urban area, therefore soils on -site were not included in the Soil Survey of King County Area, Washington (Snyder, 1973). Field investigation of this site indicates that the soil is most like a Renton silt loam (Re). Renton silt loam is classified as a somewhat poorly drained soil. Renton silt loam is on the Washington State hydric soils list. According to SCS soil scientists, approximately 60% of Renton silt loams are hydric soils and approximately 40% of Renton silt loams are non -hydric soils. "In a representative profile, the surface layer is very dark grayish brown silt loam about 6 inches thick. The subsoil is mottled dark grayish brown very fine sandy loam and fine sandy loam about 10 inches thick. The substratum is mottled black sand to a depth of 60 inches or more (Snyder, 1973)." April 2004 I i Riverstone �� T:1 ,I• : Homes Site Riverstone Homes Property Tukwila, Washington Figure 2.0 Soils Map 5 J. S. Jones and Associates, Inc. • • The soil at SL -1 is a hydric Renton silt loam (see attached field data forms). From 0 to 9 inches, the soil is a dark grayish brown (10YR 3/2) silt loam. From 9 to 18 inches, the soil is a grayish brown (10YR 5/2) silt loam with common, medium, prominent yellowish brown (10YR 5/8) mottles. The soil is hydric because it has a two chroma matrix with mottles immediately below the "A" horizon or at ten inches, whichever is shallower (DOE, 1997). The soil at SL -2 is a hydric Renton silt loam. From 0 to 9 inches, the soil is a dark grayish brown (10YR 3/2) silt loam. From 9 to 18 inches, the soil is a grayish brown (10YR 5/2) silt loam with common, medium, prominent yellowish brown (10YR 5/8) mottles. The soil is hydric because it has a two chroma matrix with mottles immediately below the "A" horizon or at ten inches, whichever is shallower (DOE, 1997). 8.0 Wetland Determination The subject property is entirely wetland and wetland buffer. A hydrophytic plant community is present every where on the property. The dominant plant species include reed canarygrass, English hawthorne, Pacific willow, and black cottonwood. Palustrine forested (PFO) and Palustrine emergent (PEM) wetland vegetation classes are present. The soil is not included in the Soil Conservation Service's, Soil Survey of King County Area, Washington (Snyder, 1973). The soil is most like a hydric Renton silt loam. It has a two chroma matrix with mottles. The subject property has seasonal wetland hydrology. At this time of year, the soil profile is not saturated within the upper 18 inches, but the site meets the hydrology criteria because it has two secondary indicators, drainage patterns and a positive FAC- neutral test. In addition, residents of the area have observed inundation of the property during normal years. 9.0 Functional Assessment 9.1 Methods The wetland functions were assessed using the Methods for Assessing Wetland Functions developed by the Washington State Department of Ecology (Hruby, et. al., 1999). The method rates the wetland's ability to perform specific functions compared to standard wetlands in the western Washington lowlands area. The rating is presented on a scale of one to ten, with ten being the highest score. Each rating is produced by a mathematical model, which calculates the wetland's ability to function based on its physical characteristics (see attached spreadsheet). Wetland Assessment Unit (AU) was determined to be the area of the wetland system (see attached AU aerial photo). An aerial photo was used to divide up the area within one kilometer of the AU according to land uses: undeveloped forest, commercial, high- density residential, and other wetlands (see attached land use sketch). An aerial photo was used to estimate the average width and length of the AU. Aerials were used to determine the presence or absence of other habitats (estuary, large lake, or open field) in the vicinity in the AU. Information on vegetation, soils, hydrology, interspersion, woody debris, stream width and stream depth was collected through on -site investigation (see attached data sheets). It was determined that there are differences in the level of vegetation height around the edges of the AU. This is because the AU is adjacent to developed and undeveloped areas. February 2005 6 J. S. Jones and Associates, Inc. • 9.2 Results Assessment Unit (AU) has a score of 5 out of 10 for its ability to remove sediment and nutrients from water (see attached Functional Assessment Data Forms). The AU has a score of 7 out of 10 for their ability to remove nutrients and 5 out of 10 for removing metals and toxic organics from water. These scores are based on the length and width of the wetlands. It also takes into account the amount of cover of different vegetative classes in the wetlands. The score for removing metals emphasizes the amount of emergent plant cover. High levels of pollutants may enter the wetlands because they are located in an urban area, so the wetlands have the opportunity to filter them out and improve the water quality. Surrounding impervious surfaces drain to the wetlands, carrying nutrients, metals, and toxic organics. The AU has a score of 5 out of 10 for the ability to reduce peak flows. This score is based on the size of the wetlands versus the size of the contributing basins. AU has a score of 5 out of 10 for the ability to decrease downstream erosion. This score reflects the types of vegetation present and the absence of dikes. The AU has a score of 1 out of 10 for the ability to recharge groundwater. The low permeability of the soil in the wetlands and the size of the wetland are factors considered in groundwater recharge. Excess runoff enters the wetlands during floods, making hydrology in the wetland variable. The assessment methodology assumes that all wetlands in the western Washington lowlands have a high opportunity to recharge groundwater. The AU has a score of 3 out of 10 for the ability to provide general habitat. This score is based on the lack of buffers, the moderate canopy closure, the number of vegetative strata, the low interspersion of vegetation classes, the types of hydrologic regimes, and the small amount of woody debris. The general habitat score takes into account the scores for native plant richness and primary production. The AU has a score of 3 out of 10 for its ability to provide habitat for invertebrates and 1 out of 10 for amphibians. It has a score of 0 out of 10 for anadromous fish and 1 out of 10 for resident fish, even though none are present. The scores are 2 out of 10 for birds, 1 out of 10 for mammals, 3 out of 10 for plant richness, and 5 out of 10 for production and export. 10.0 Wetland Rating and Buffers The wetland is rated a Type 3, according to Title 18 Zoning, Section 18.45.020 of the Tukwila Municipal Code. Type 3 wetlands are defined as "Those wetlands which are equal to or less than one acre in size and that have two or fewer wetland classes." The subject property is approximately 9200 square feet. The two plant community classes present on this site are Palustrine forested and Palustrine emergent. Type 3 wetlands are required to have 25 -foot buffers. 11.0 Authority This wetland determination is in accordance with Section 404 of the Clean Water Act, the objective of which is to "maintain and restore the chemical, physical, and biological integrity of the waters of the United States" (DOE, 1997). Wetlands are "areas that are inundated or saturated by surface or ground water 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" (EPA, 40 CFR 230.3 and CE, 33 CFR 328.3). February 2005 7 J. S. Jones and Associates, Inc. • 12.0 Limitations Wetland determinations and delineations are not final until approved by regulatory agencies and/or local jurisdictions. J. S. Jones and Associates, Inc. does not guarantee acceptance or approval by regulatory agencies, or that any intended use will be achieved. February 2005 8 J. S. Jones and Associates, Inc. • 13.0 References COE. 1987. Corps of Engineers Wetlands Delineation Manual, Technical Report Y -87 -1, US Army Engineer Waterways Experiment Station, Vicksberg, Miss. Cowardin, Lewis M. 1979. Classification of Wetlands and Deepwater Habitats of the United States. U.S. Fish and Wildlife Service. Jamestown, North Dakota. Department of Ecology. 1979. Washington State Wetlands Identification and Delineation Manual. Publication No. 96 -94. Washington State Department of Ecology. Olympia, WA. Federal Register. 1980. 40 CFR Part 230: Section 404(b)(1) Guidelines for Specification of Disposal Sites for Dredged or Fill Material. Vol. 45, No. 249, 85352- 85353. US Government Printing Office, Washington D.C. Federal Register. 1982. Title 33: Navigation and Navigable Waters; Chapter II, Regulatory Programs of the Corps of Engineers. Vol. 47, No. 138, p 31810. US Government Printing Office, Washington D.C. Snyder, Dale. 1973. Soil Survey of King County Area, Washington. United States Department of Agriculture Soil Conservation Service. King County. 1991. King County Wetlands Inventory. King County Environmental Division. Bellevue, Washington. King County. 2000. King County Zoning Code Title 21A. King County Department of Development and Environmental Services. Renton, Washington. MacBeth. 1990. Munsell Soil Color Charts. Kollmorgen Instruments Corporation. Baltimore, MD. USFWS. 1996. National List of Plant Species that Occur in Wetlands: 1996 National Summary. U.S. Fish and Wildlife Service. St. Petersburg, FL. February 2005 9 J. S. Jones and Associates, Inc. February 2005 • o Attachments 1 0 J. S. Jones and Associates, Inc. Project/Site: -rL,k x.1.1 1 A licant/owner: < . `1 f 1 - ;' /,.�._.. '11 'v�-� PP Investigator(s): 5 �� c -. 5 -) LW LA-; \ e__ V ` L. ! ez ..- Date: II/ zip / h "i ' County: i n State: w A S/r /R: S t o / T 23 N I P) `I E Do Normal Circumstances exist on the site? () no Is the site significantly disturbed (atypical situation)? yes Is the area a potential Problem Area? yes Explanation of atypical or problem area: Community ID: Transect ID: Plot ID: e L l VEGETATION (For strata, indicate T = tree; S = shrub; H = herb; V = vine) Dominant Plant Species Stratum % cover Indicator Dominant Plant Species Stratum % cover Indicator , � 1, „t.-. \-1 S c' - '‘ C etit: NJ (70j T' 6/ Fc,c,,Ci wt■■o) j G o ( -ii HYDROPHYT1C VEGETATION INDICATORS % of dominants OBL, FACW, & FAC 1 '0. v Check all indicators that apply & explain below: Visual observation of plant species growing in Physiological/reproductive adaptations areas of prolonged inundation/saturation Wetland plant database Morphological adaptations Personal knowledge of regional plant communities Technical Literature Other (explain) Hydrophytic vegetation present? ye no Rationale for decision/Remarks: V °/ o ( 0 1 t , .r . c f. ' G -V 0 HYDROLOGY r Is it the growing season? yes no Based on: soil temp (record temp ) Water Marks: yes no on Sediment Deposits: yes no Drift Lines: yes no Drainage Patterns: es no 7 other (explain) ^5-AA) O $ I) V' Dept. of inundation: _ inches' Oxidized Root (live roots) Channels <12 in. es no Local Soil Survey: yes no Depth to free water in pit: inches FAC Neutral: no Water - stained Leaves yes no Depth to saturated soil: +- inches Check all that apply & explain below: Stream, Lake or gage data: Other (explain): J\/i2. \b o S 5a 'r 1A.-t 5 e--( eo- F a r1. 5 Aerial photographs: Other: n Wetland hydrology present? no Rationale for decision/Remarks: I , ��ti� () �lZ G (Ty1 \!'. � i CeA n- f . 04); 0U'1 ! -' ” c f'0 ✓1e.� c1 \D 0'( 3 • DATA FORM 1 (Revised) Routine Wetland Determination (WA State Wetland Delineation Manual or 1987 Corps Wetland Delineation Manual SOILS, Map Unit Name (Series & Phase) Taxonomy (subgroup Profile Description Depth Horizon Matrix color (inches) (Munsell moist) s/ Hydric Soil Indicators: (check all that apply) Histosol Histic Epipedon Sulfidic Odor Aquic Moisture Regime Reducing Conditions Gleyed or Low - Chroma ( =1) matrix Hydric soils present? es no Rationale for decision/Remarks: Wetland Determination (circle) Hydrophytic vegetation present? Hydric soils present? W etland hydrology present? Radonale/Re az+ks: NOTES: Cfliun S l li 10 okol Mollic F Ivy e,.gr)ts Mottle colors (Munsell moist) 10" no no no Drainage Class poor\1 6rulne4 Field observations confirm mapped type? Texture, concretions, Mbttle abundance size & contrast structure, etc. No Drawing of soil . . profile (match description) X Matrix chroma •5 2 with mottles Mg or Fe Concretions _ High Organic .Content, in Surface Layer of SandySoils Organic• Streaking in Sandy Soils _ Listed on National/Local Hydric Soils List Other (explain in remarks) Is the sampling point within a wetland? no Project/Site: l IL �' IA Applicant/owner: ` t Vf rsl GrQ„ I-4° r 1 Q S Investigator(s): g (s ) , ,,v.h 5 W ,\.k.)-e__ - D L .r (- Date: lc _ R pr i 1 _ 0 I- i County: IL i n SIT/ to'r 2 3 . N I LLE . .. Do Normal Circumstances exist on the site? n • is the site significantly disturbed (atypical situation)? yes Is the area a potential Problem Area? yes • Explanation of atypical or problem area: .N "Coinniunity ID: Transect ID: Plot ID: 5 L Z VEGETATION (For strata, indicate T = tree; S = shrub; H = herb; V = vine) Dominant Plant Species Stratum % cover Indicator Dominant Plant Species Stratum % cover Indicator pail • F c , l . l -I 7(2 �,A. GLA.) Gc•:•\ r., .f o >)( f. 5 5 l k t o -A6,,J Mo rr~,no. ) ( 9 7( �{ S /LJL H YDROPHYTIC VEGETATION INDICATORS of dominants OBL, FACW, &FAC 0 % ( r,) 4 a->7 5 g 4: 2 5 u/ -'t 4 p ,net /6.a-ifery �y f eCt LA S a- ,-. 44 (c. 5 a. rot`_d- d. Check all indicators that apply & explain below: Visual observation of plant species growing in Physiological /reproductive adaptations , areas of prolonged inundation/saturation Wetland plant database Morphological adaptations Personal knowledge of regional communities plant Technical Literature Other (explain) Hydrophytic vegetation present? (yes no • Rationale for decision/Remarks: aV S D v/b ac A_0 a l � n //t 5 c.-r- e F(i C. Ur U B L HYDROLOGY Is it the growing season? no ye Based on: soil temp (record temp ) Water Marks: yes no on Sediment De "posits: yes no Drift Lines: yes no Oxidized Root (live roots) Channels <12 in. es no Drainage Patterns: ye no Local Soil Survey: yes no K other (explain) yj,O N) 0\ (0" v) " . Dept. of inundation: inched Depth to free water in pit: — inches FAC Neutral: yes no Water - stained Leaves yes no Depth to saturated soil: — inches Check all that apply & explain below: Stream, Lake or gage data: Other (explain): N e.1 s k. 5 S - 5 0- e. c& p a ,/y� S I Aerial photographs: Other: Wetland hydrology present? yes no Rationale for decision/Remarks: "t 5 ' 4 - 6-Inn. r d�o -.( , n s c,,,, e/tJ i A -e--✓t a f r m� � 0l h S • DATA FORM 1 (Revised) 41 Routine Wetland Determination (WA State Wetland Delineation Manual or 1 987 Cor Wetland DedneaYon Manual) SOILS 'Profile Description Depth Horizon (inches) NOTES: P t✓ tlfio n Hydrophytic vegetation present? Hydric soils present? Wetland hydrology present? Rationale/Remarks: Wetland Determination (circle) • silfi t o n Map Unit Name (Series & Phase) Taxonomy (subgroup) (M V R tit/Q./AY/if) tS Matrix cold& ' Mottle colors (Munsell (Mtuisell moist) moist) L t o 'q -qi I i o q c./ $ Hydric Soil Indicators: (check all that apply) Histosol Histic Epipedon Sulfidic Odor Aquic Moisture Regime Reducing Conditions Gleyed or Low - Chroma (=l) matrix Hydric soils present? yes no Rationale for decision/Remarks: no no no Mbttle abundance size & contrast 1 Drainage Class pour kf d rMned Field observations confirm mapped type? Is the sampling point within avwetland? Texture, concretions, strttch:we, etc. Lf f;11 Drawing of soil • profile (match description) ?‹ Matrix chroma 5 2 with mottles Mg or Fe Concretions High Qrga ic..Cbntent •in. Su face Layer of.Sandy - Soils Organic Streaking in Sandy Soils Listed on National/Local Hydric Soils List Other (explain in remarks) No no Revised 4/97 King County • ;1 HOnl ervieesof; Commiihnsv Pi.06 I _kV iMAP - Sensitive Areas wet themes 14.2411i1V tuaitn4: " fh,e14 • IMITfitte.itlIrrA =MEM if el; ' Legend Incorporated Area Fish and Ditch Lakes and Large Rivers Streams 100 Year Floodplain 2002 Cob: Aerial Photos (West KC only) he information included on this map has been compiled by King County staff from a variety of sources and is subject to change without notice. King County makes no representations or warranties, express or implied, as to accuracy, completeness, timeliness, or rights to the use of such 'nformation. King County shall not be liable for any general, special, indirect, incidental, or consequential damages including, but not limited to, lost revenues or lost profits resulting from the use or misuse of the information contained on this map. 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The details. http://www5.metrokc.gov/servlet/com.esri.esrimap.Esrimap?ServiceName=overview&Clien... 2/3/2005 • Western Washington Wetland Classification Key Wetland Name: 1=4- pi S AU ID #: ( Date: 2- 77 Ay 1) Water levels in AU usually controlled by tides go to 2 Yes — Tidal Fringe phy is flat and precipitation is only source ( >90 %) of water to the AU go to 3 Yes — Flat 3) AU is contiguous with >8 ha open water, and water is deeper than 2 m over 30% of open water area I go to 4 Yes — Lacustrine Fringe 4) water is <8 ha and >2 m deep, but AU is a fringe narrower than '/2 the radius of open water go to 5 Yes — Lacustrine Fringe 5) flow in AU is unidirectional on a slope, water is not impounded in the AU go to 6 Yes — Slope 6) AU is located in a topographic valley with stream or river in the middle — go to 9 Yes — go to 7 7) Have data showing area flooded more than once every 2 yrs.; or indicators of flooding are present: ❑ Scour marks common ❑ Recent sediment deposition El Vegetation that is damaged or bent in one direction El Soils have alternating deposits ❑ Vegetation along bank edge has flood marks No for all indicator — go to Yes for any indicator — go to 8 8) Flood waters retained No — Riverine Flow- through Yes — Riverine Impounding ❑ Depression in floodplain ❑ Constricted outlet El Permanent water 9) Has surface water outflow D aressional Outfl ow Has no surface outflow — Depressionaltlosed — "" ' Rationale for Choices: Procedures - Lowlands W WA Datasheets Part 2, August 1999 • o Appendix A: Data Sheets for Depressional Outflow and Riverine Impounding Wetlands and Classification Key Procedures - Lowlands W WA Datasheets Part 2, August 1999 Wetland Name: Location: Data Collector: J Use this data sheet for: DEPRESSIONAL OUTFLOW or RIVERINE IMPOUNDING wetlands in the Lowlands of Western Washington • Use in. conjunction. with the written. guidance provided in Parts Land 2 • Record only. numbers, _y..es /no :answers are.re_corded as a. 171 or [01 Estimate, Score/ or Rating O 0 0 90 Co 0 0 0 0 d , / D 0 1/0 ha ha % D8.2 % D8.3 D % D8.4 • 0/1 D8.5 D9 D 0/l D9.1 0/1 D9.2 • 0/1 D9.3 / 0/1 D9.4 0/1 D9.5 0/1 D9.6 m D10 Procedures - Lowlands W WA Part 2, August 1999 • WATER REGIME 0/1 D4 Channels, ditches, or streams in AU • AU ID #: T /S/R: ! 0 / 2 - / ei Date: 7-- // /ANS LANDSCAPE DATA DO Do dikes surround the AU, and does it drain through a control structure that can be manipulated? DI Area of AU '- D2 Area of contributing basin (upgradient watershed) D3 Land use (as % of total area) within 1 km of AU (include contiguous AUs of different class) D3.1 Undeveloped forest (if previously clear -cut, cut at least 5 years ago) D3.2 Agriculture (tilled fields and pastures; includes golf courses) D3.3 Clear -cut logging ( <5 years since clearing) D3.4 Urban /commercial (any developed areas not identified as residential) D3.5 High density residential ( >1 residence /acre) D3.6 Low density residential ( <= 1 residence /acre) D3.7 Undeveloped areas, shrubland, other wetlands, and open water 0/1 D4.1 Channels, ditches, or streams in AU have permanently flowing water (you see water flowing) D4.2 0/1 D4.3 The only surface outflow from the AU is through a culvert ( <60 cm) or vertical siphon D5 D6 D7 D8 D8. I Inundation Percent of AU that is ponded or inundated for >1 month Percent of AU with permanent standing or moving water Percent of AU with permanent open water (without aquatic bed vegetation) Percent of AU with unvegetated bars or mudflats Unvegetated bars or mudflats at least 100 square meters in size Inundation regimes Permanently flooded (include vegetated areas) Seasonally flooded ( >1 month) Occasionally flooded ( <= 1 month) Saturated but seldom inundated Permanently flowing stream Intermittently flowing stream Average height of annual flooding above lowest point of outlet or surface of permanent stream at outlet (round to 0.3 m) By definition: D8.1 >= D8.2 >= D8.3 Chose all that apply that meet size criteria: area >0.1 ha (1/4 acre) or > 10% of AU if AU smaller than 1 ha (2.5 acres) Datasheets I Wetland Name: AU 1) #: D11 O 0/1 D11.1 0/1 D11.2 0/1 D11.3 O 3 % 0 % 3 30 D 60 ( O 3 3 D12 Categories of water depths in AU, areas permanently or seasonally inundated /flooded D12.1 1 -20 cm ( <8 in) D12.2 20 -100 cm (8 -40 in) D12.3 >100 cm ( >40 in) D13 Constriction of outlet DI3.1 Unconstricted or only slightly constricted D13.2 Moderately constricted D13.3 Severely constricted D13.4 Riverine Impounding only — Completely constricted (no surface outlet) VEGETATION D14 Cowardin Classes (as % area of AU) D14.1 Forest - evergreen D14.2 Forest - deciduous D14.3 Scrub -shrub - evergreen D14.4 Scrub -shrub - deciduous D14.5 Emergent D14.6 Aquatic bed 0/1 D15 Does D8.3 + D8.4 + sum (D14.1 to D14.6) = 100? If not, give reason. S' -- % D16 % area of herbaceous understory in forest and shrub areas (not % area in entire AU) % D17 % area of AU with >75% closure of canopy (SS, FO classes > 1 m high) D18 D19 Plant Richness DI9.1 Record number of native plant species found in AU D19.2 Record number of non- native plant species found in AU # D20 The # of plant assemblages in the AU with area >0.1 ha (1/4 acre) than 12 record a 12) [1 -6] D21 Strata: The maximum # of strata present in any plant assemblage 0/1 D21.1 Is vine stratum dominated by non - native blackberries? Procedures - Lowlands W WA Part 2, August 1999 DEPRESSIONAL OUTFLOW or RIVERINE IMPOUNDING Cross section of AU in areas of seasonal inundation (record a 1 next to cross section that best fits) Cross section 1 Cross section 2 Cross section 3 1 2 \ 3 Record a I for each category present if >0.1 ha (1/4 acre) or 10% of area If the AU has multiple outlets, judge the constriction as if all the outlets were combined into one large one. • Include forest only if trees are rooted in AU. • If forest is a mix of deciduous and evergreen estimate the relative % cover of each and divide percentage between the two categories. • If vegetation classes are patchy, add the patches together for each class to get a total. • To count, a class must cover at least 0.1 ha or be more than 10% of the total area of the AU or >10% if AU <1 ha (if more A stratum must have 20% cover in assemblage Datasheets 0/1 D22 Mature trees in AU Average DBH of 3 out of 5 largest trees of a species has to exceed size threshold D23 Sphagnum bogs O 0/1 D23.1 % area of Sphagnum bogs >75% • 0/1 D23.2 % area of Sphagnum bogs = 50 -75% • 0/1 D23.3 % area of Sphagnum bogs = 25 -49% C9 0/1 D23.4 % area of Sphagnum bogs = 1 -24% C.) 0/1 D23.5 % area of Sphagnum bogs = 0% D24 Dominance by non - native plant species / 0/1 D24.1 % area of non- native species >75% Q 0/1 D24.2 % area of non - native species = 50 -75% O 0/1 D24.3 %area of non - native species = 25 -49% Q 0/1 D24.4 % area of non - native species = 1 -24% • on D24.5 % area of non - natives = 0% HABITAT CHARACTERISTICS D [0 -3] D25 Number of structure categories in aquatic bed vegetation Applies only to aquatic bed species DO NOT count persistent emergents Procedures - Lowlands W WA Part 2, August 1999 DEPRESSIONAL OUTFLOW or RIVERINE IMPOUNDING I Wetland Name: AU' L #: Tsuga heterophylla (western hemlock) >45 cm (18 ") Thuja plicata (western red cedar) >45 cm (18 ") Pseudotsuga menziesii (Douglas fir) >45 cm (18 ") Picea sitchensis (Sitka spruce) >45 cm (18 ") Populus balsamifera (black cottonwood) >45 cm (18 ") Acer macrophyllum (big -leaf maple) >45 cm (18 ") Alnus rubra (red alder) >30 cm (12 ") Fraxinus latifolia (Oregon ash) >30 cm (12 ") Pinus contorta (lodgepole pine) >30 cm (12 ") Salix lucida (Pacific willow) >30 cm (12 ") D26 al 7 [4 -9] D26.1 pH of interstitial water (measure immediately after digging hole in non - inundated areas) -, [4 -9] D26.2 pH of open or standing water (record the lowest pH, if you cannot measure record a [7]) 0 0/1 D27 Estuary: AU is within 8 km (5 mi) of a brackish or salt water estuary o 0/1 D28 Large lake: AU is within 1.6km (1 mi) of a lake >8 ha (20 acres) O 0/1 D29 Open field: AU is within 5 km (3 mi) of an open field (agriculture or pasture) >16 ha (40 acres) • 0/1 D30 Preferred woody vegetation: AU has >1 ha (2.5 acres) of preferred woody vegetation for beaver in and within 100 m of AU Datasheets I Wetland Name: AU HO: / [0 -8] D31 Snags (record # of stages) Circle the categories present; minimum DBH of snag =10 cm (4") DEPRESSIONAL OUTFLOW or RIVERINE IMPOUNDING stage stage loose stage clean stage stage stage down stage dead bark upright broken decomposed material stump 011 D31.1 At least one of the snags above has a DBH greater than 30 cm (12 "). (� 0/1 D32 Overhanging vegetation, extending out for 1 m, for at least 10 m (33 ft) over stream or open water. O 0/1 D33 Upland islands of at least 10 square meters (100 square ft.) within AU boundary Islands need to be surrounded by at least 30 m (100 ft) of open water deeper than 1 in (3 ft) D 0/1 D34 Undercut banks present for at least 2 m (6.6 ft.) rL [0 -4] D35 Key for rating egg- laving structures for amphibians 1. Does the AU have thin - stemmed vegetation or thin branches ( <8 mm) in at least 1/4 acre (or 10% of AU) of permanent or seasonally inundated areas? Thin - stemmed vegetation can include herbaceous species such as water parsley. NO — Score = 0 (YES go 2. Does the AU have at least 0.2 ha (1/2 acre) of thin - stemmed emergent vegetation or woody branches, 1 -4 mm in diameter? NO go to 5 AYES go to 3. Does the area with thin stems contain open water interspersed in a patchwork of a ratio that is approximately 1:1 o more than a 40- 60% of the total area is open water)? O go to YES - Score = 4 4. Is the area of open water between 25% and 75% of the total area in the zone of thin stemmed vegetation? (__N Score YES — Score = 3 STOP 5. Does the AU have >0.1 ha (1/4 acre) of thin - stemmed emergent vegetation or woody branches, 1- 4 mm? NO — Score =1 YES go to 6 6. Does the area with thin stems contain open water interspersed in a patchwork of a ratio that is approximately 1:1 [no more than a 40- 60% of the total area is open water)? NO go to 7 YES — Score = 3 7. Is the area of open water between 25% and 75% of the total area in the zone of thin stemmed vegetation? NO — Score =1 YES — Score = 2 Procedures - Lowlands W WA Datasheets Part 2, August 1999 Wetland Name: *11. i #: b 0/1 D36 p 0/1 D37 0 [0 -3] D38 Procedures - Lowlands W WA Part 2, August 1999 Tannins in surface waters >10% of water surface Steep banks for denning ( >30 degree slope, fine material, >10 m long, >0.6 m high) (may be a dike) Interspersion between erect vegetation and permanent open water (POW + AB) areas of AU None [0] Moderate [2] DEPRESSIONAL OUTFLOW or RIVERINE IMPOUNDING Low [1] Moderate [2] 2 [0 -3] D39 Interspersion between Cowardin vegetation classes Low [1] High [3] High [3] *A Us with only 2 classes can only score a moderate[2] or lower *A Us with 4 vegetation classes score a high [3] *A Us with 3 classes can score a moderate (2) or a high (3) None [0] Moderate [2] Low [1] High [3] Low [1] High [3] Low [1] Moderate [2] High [3] Datasheets DEPRESSIONAL OUTFLOW or RIVERINE IMPOUNDING D40 O [0 -3] D41 Edge of AU: The characteristics of the edge between AU and uplands or adjacent wetlands. Choose the description that best fits the characteristics of the AU edge: 0 There are no differences in level of vegetation height as reflected by vegetation classes on each side of the AU for more than 50% of the circumference: record a [0] regardless of the sinuosity. Examples: emergent (or herbaceous) to emergent (or herbaceous), shrub to shrub, forest to forest. 1 There is a difference of one level in vegetation height as reflected by vegetation classes on each side of the AU and the edge is straight for more than 50% of the circumference: record a [1]. Example: emergent (or herbaceous) to shrub, shrub to forest 2 There is a difference of one level in vegetation height as reflected by vegetation classes on each side of the AU and the edge is sinuous for more than 50% of the circumference: record a [2]. Examples: emergent (or herbaceous) to shrub, shrub to forest. 2 There is a difference of more than one level of vegetation height as reflected by vegetation classes on each side of the AU and the edge is straight: record a [2]. Examples: emergent (or herbaceous) to forest, bryophytes to scrub /shrub or forest. 3 There is a difference of more than one level of vegetation height as reflected by vegetation classes on each side of the AU and the edge is sinuous: record a [3]. Example: emergent (or herbaceous) to forest, bryophytes to scrub /shrub or forest. 2 If no single category above extends for more than 50% of the circumference, and the edge is straight: record a [2] 3 If no single category above extends for more than 50% of the circumference, and the edge is sinuous: record a [3] l [0 -5] D42 Buffer of AU: Choose the description that best represents condition of AU buffer * Open water or adjacent wetlands are considered part of the buffer * Infrequently used gravel or paved roads or vegetated dikes in a relatively undisturbed buffer can be ignored as a "disturbance" 5 00 m (330 ft) of forest, scrub, relatively undisturbed grassland or open water >95% of circumference. Clear -cut >5 years old is OK. No developed areas within undisturbed part of buffer. 4 100 m (330 ft) of forest, scrub, relatively undisturbed grassland or open water >50% circumference OR 50 m (170 ft) of forest scrub, grassland or open water >95% circumference. No developed areas within undisturbed part of buffer. 3 100 m (330 ft) of forest, scrub, grassland or open water >25% circumference, OR 50 m (170 ft) of forest, scrub, grassland or open water >50% circumference. 2 No paved areas or buildings within 25m (80 ft) of wetland >95% circumference. Pasture or lawns are OK. OR no paved areas or buildings within 50m of wetland >50% circumference 0 Vegetated buffers are <2 m wide (6.6 ft) for more than 95% of the circumference 1 Does not meet any of the criteria above Procedures - Lowlands W WA Datasheets Part 2, August 1999 Wetland Name: I [0 -3] D43 3 [0 -12] D44 # of categories of large woody debris in AU outside of perm. water Freshly cut stumps are not included Diameter 10 -20cm (4 -8 ") 21 -50cm (8 -20 ") >50 cm ( >20 ") Diameter 10 -20cm (4 -8 ") 21 -50cm (8 -20 ") >50 cm ( >20 ") Procedures - Lowlands W WA Part 2, August 1999 Corridors of AU: Rate corridors using following key (record rating of 0, 1, 2, or 3) 1. Is the :. .: of a riparian corridor (see text for definitions) o 5 YES go to 2 2. Is the wetland part of riparian corridor > 50 m wide connecting 2 or more wetlands within 1 km with at least 30% shrub or forest cover in the corridor? NO go to 3 YES = [3] 3. Is the AU part of a riparian corridor 25 -50 m wide connecting to other wetlands with at least 30% shrub or forest cover in the corridor? NO go to 4 YES = [2] 4. Is the AU part of a riparian corridor >5 m wide with relatively undisturbed veg. (grasslands, abandoned pasture are OK) that extends for more than 1 km? NO go to 5 YES = [1] 5. Is there a corridor >50 m wide with good ( >30 %) cover of forest or shrub ( >2 m high) to natural upland or open water that is >100 ha in size? go to 6 YES = [3] 6. Is there a 10 -50 m wide forest or shrub corridor to a relatively undisturbed upland or open water that is >10 ha? to 7 YES = [2] 7. Is there a corridor of relatively undisturbed vegetation (grassland, abandoned pasture) >50 m wide to an undisturbed upland or open water that is >10 ha? o to 8 YES = [2] 8. Is there any vegetated corridor 5 -50 m wide between the AU and any relatively undisturbed area or open water that is >2.5 ha? NO = [0] Log Class 1 • soli • Log Class 1 DEPRESSIONAL OUTFLOW or RIVERINE IMPOUNDING Log Class 2 Log Class 2 AT D#: Log Class 3 [0 -12] D45 # of categories of large woody debris in permanent water of AU (may include aquatic bed areas) Log Class 3 Stump Stump Datasheets Wetland Name: AJ. IID#• D46 Oil D46.I 0/1 D46.2 0 011 D46.3 O 011 D46.4 O 0/1 D46.5 p 0/1 D46.6 0/1 D46.7 o 0/1 D46.8 I O [0 -3] D47.1 O [0 -3] D47.2 O [0 -3] D47.3 O [0 -3] D47.4 D48 • 011 D48.1• 0 0/1 D48.2 0/1 D48.3 D49 O 011 D49.1 O 011 D49.2 D49.3 r Rating L L I L L L Procedures - Lowlands W WA Part 2, August 1999 SOILS and SUBSTRATES Composition of AU surface Deciduous, broad - leaved, leaf litter Other plant litter Decomposed organic Exposed cobbles Exposed gravel Exposed sand Exposed silt Exposed clay D47 Soils present in top (15 cm) of A horizon (record [1] if 1 -49% area of AU, [2] if 50 -95 %, [3] if >95 %) Peat Functions Removing Sediments Removing Nutrients Removing Toxic Metals and Organics Reducing Peak Flows Reducing Downstream Erosion Recharging Groundwater General Habitat Anadromous Fish Habitat DEPRESSIONAL OUTFLOW or RIVERINE IMPOUNDING Record a I for each category present if its area is > 10 square meters. Note: bare earth from animal tunnels does NOT count. Record the least permeable layer if there are several down to 60 cm. Organic Muck Mineral with clay fraction <30% Clay (clay fraction >30 %) Infiltration rate of top 60 cm of soil in seasonally inundated areas Fast >50% gravel and cobble and the rest a sand, loamy sand, or sandy loam Moderate >50% sand and rest cobble, gravel, loamy sand, or sandy loam Slow - muck, peat, or loams (except sandy loam), silts, and clays Substrate of streams Substrate of permanent stream or river in AU has at least 1 square meter of gravel Substrate of permanent stream or river in AU has at least 1 square meter of cobbles Judgements of Opportunity (Ratings of High, Medium, Low) Datasheets Date DO D1 D2 Oft AU surrounded by dikes with control structure Area of AU Area of contributing basin (u s gradient watershed) 71. D3.1 Undeveloped Forest D3.2 Agriculture (field and pasture) D3.3 Clear cut logging (<5yrs since clearing) D3.4 Urban/commercial D3.5 High density residential (> lresidence/acre) D3.6 Low density residential ( <= 1 residence/acre) D3.7 Undeveloped areas, D4 Channels or streams in AU with identifiable banks 134.1 Channels have permanently flowing water D4.3 Only surface outflow is through a culvert D8.1 Percent ponded or inundated for month D8.2 Percent of AU with permanent standing water D8.3 Percent of AU with permanent open water D8.4 Percent of AU with unvegetated bars or mudflats D8.5 Unvegetated bars or mudflats D9.1 Permanently Flooded D9.2 Seasonally Flooded D9.3 Occasionally Flooded ( <= 1 month) D9.4 Saturated but seldom inundated D9.5 Pernanently flowing stream D9.6 Intermittently flowing stream D1O Average annual height of flooding 0 5 50 0 0 0 90 60 0 0 Variable Score Variable Score Variable Score Variable Score Vstorage D10 0.1 D11.1 0 D11.2 0 D11.3 1 D8.3 0 livestor. 0.10 deadsto 0.00 Vout 1 D14.1 0 Recharging Groundwater 0.2 1313.1 0 D14.2 30 Vinund /shed Vwoodyveg 1331 1 D13.2 0 D14.3 0 0.3 0.6 D31.1 0.0 D13.3 1 D14.4 30 D1 5 1314.1 0.0 Vvegintersp D14.5 30 D2 50 D14.2 30.0 0.67 D16 60 D8.1 0 D14.3 0.0 D39 2 ratio 0 D14.4 30.0 Index Vlwd for Removing Veffectareal Vinund/shed x 2 0.3 Nutrients 7 0 0.5 D44 3 0 138.1 0.1 Index for 4.5 D1 5 D45 0 Reducing Peak Flows D2 50 D8.1 0 Vhydrop 1 0.36 Index for 5 ratio 0 0.33 0 1314.1 0 Removing Toxics 139.1 0 0 D14.2 30 Index for 5.1 D9.2 1 0.1 D14.3 0 Decreasing Erosion 139.3 0 D13.1 0 D13.2 0 D13.3 1 0.1 0.1 0 Veffectareal 0 0 0 138.1 0.1 1 0 Vunderstory NOTE: If the score for a function is used as a variable in another function model it is normalized to I not 10) Variable Score Variable Score Variable Score Ssed 0.5 Ssed 0.5 Vlivestorage Vlivestorage x 0.5 Vperm Vbuffcond 0.1 0.1 0.05 0.1 0.2 Vsorp 1310 0.1 DI0 0.1 D48.1 0 D42 1 •, Vsorp 1 1311.1 0 D11.1 0.0 1348.2 0 I D47.3 0 1311.2 0 D11.2 0.0 D48.3 1 V %closure 1347.3 0 D11.3 1 D11.3 1.0 1.0 Vph calcs 0.1 calcs 0.1 Veffectarea2 D17 60 Veffectarea2 0 0.001 0 1326.1 7 Vout Vout D8.1 0.1 Vstrata D8.1 0.1 1.0 1.0 D8.3 0 0.2 D8.3 0 D13.1 0.0 1313.1 0.0 D14.6 0 1321 2 D14.6 0 Vtotemergent D 13.2 0.0 1313.2 0.0 Vout 0.66 D13.3 1.0 1313.3 1.0 Index for I Vsnags )23.1 )23.2 123.3 123.4 123.5 Dl 1.1 Cross section 1 D11.2 Cross section 2 D11.3 Cross section 3 s2:si DI2.1 0 -20cm (<8in) D12.2 20- 100cm(8 -40in) D12.3 >100cm ( >40in) D13.1 Unconstricted or only slightly constricted D13.2 Moderately constricted D13.3 Severely constricted D14.1 Forest - evergreen D14.2 Forest - deciduous D14.3 Scrub -shrub - evergreen D14.4 Scrub Shrub - deciduous D14.5 Emergent D14.6 Aquatic Bed )15 Does D8.3 + D8.4 + sum (D14.1 to D14.6) = 100 ? )16 % area of herbaceous understory )17 % area of AU with >75% closure of canopy D19.1 number of native plant species D19.2 number of non- native plant species )20 The number of plant assemblages )21 The maximum number of strata D21.1 "vine" stratum dominated by non - native Blackberries )22 Mature trees present in AU Sphagnum bog component is > 75% of area in AU Sphagnum bog component is 50%-75% of area in At Sphagnum bog component is 25 %-49% of area in At Sphagnum bog component is 1 - 25% of area in AU NO S . hagnum bog component in AU 124.1 % area of non - native species >75% 0 0 0 0 0 30 0 30 30 0 0 60 60 6 3 3 2 1 1 0 0 0 0 0 0 D14.4 30 D9.4 D 16 60 Vvegclass D14.1 0 D14.2 30 D14.3 0 D14.4 30 D14.5 30 0.63 Index for Removing Sediments 5 Vwaterdepth 0.3 D12.1 1.0 D12.2 0.0 D12.3 0.0 Vwintersp 0.0 D38 0 • Vprichness D19.1 6.0 D19.2 3.0 Vmature D22 1.0 Vedgestruc D4I 0.0 reducer Vupcover D3.3 0.0 D3.4 90.0 D3.5 60.0 D3.6 0.0 0.2 1.0 0.0 Index for General Habitat 3 o* D24.2 % area of non - native species 50 -75% 0 D24.3 %area of non - native species 25-49% 0 D24.4 % area of non - native species 1 -24% 0 D24.5 NO cover of non - natives in the AU D25 structure categories in aquatic bed vegetation D26.1 pH of interstitial water D26.2 pH of open or standing water 7 D27 AU is within 8 km (5mi) of estuary 0 D28 AU is within 1.6km (1 mi) of a lake 0 D29 AU is within 5km (3 mi) of an open field ( 0 D30 >1 hectare (2.5 ac) of preferred woody vegetation 0 D31 snags 1 D31.1 At least one snag has a DBH greater than 30cm 0 D32 Overhanging vegetation 0 D33 AU has upland islands 0 D34 Undercut banks present 0 D35 Key for rating egg- laying structures for amphibians 2 D36 Tannins present in surface waters 0 D37 Steep banks suitable for denning 0 D38 Interspersion between vegetation and open water 0 D39 Interspersion between Cowardin ve classes 2 D41 EDGE of AU: D42 BUFFER of AU: D43 CORRIDORS of AU: D44 large woody debris in AU outside of perm. water D45 large woody debris in ermanent water of AU 0 D46.1 deciduous leaf litter D46.2 other plant litter D46.3 decomposed organic D46.4 exposed cobbles D46.5 exposed gravel D46.6 exposed sand D46.7 exposed silt D46.8 ex . osed clay 0 1 3 1 0 0 0 0 0 1 D47.1 Peat D47.2 Muck D47.3 Mineral with clay fraction <30% D47.4 Cla (cla fraction >30 %) D48.1 High D48.2 Moderate D48.3 Slow 0 0 0 0 0 0 1 • 0 Variable Score Variable Score Variable Score Variable Score Variable Score Variable Score Variable Score Variable Score Vpermflow . Vbuffcond Vwintersp Vwintersp Vbuffcond Vbuffcond Vstrata Vvegcover 0 0.2 0.00 0.00 0.2 0.2 0.2 0.9 D4.1 0 D42 1 D38 0 D38 0 D1 5 D42 1 D21 2 D14.1 0 D21.1 1 D14.2 30 Vsubstrate Vwaterdepth Vwaterdepth D14.3 0 Vsubstrate 0.38 0 0 Vsnags Vwaterdepth Vassoc D14.4 30 0.4 D46.1 1 D12.1 1 D12.1 1 0.167 0.3 0.22 D14.5 30 D46.1 1 D46.2 0 D12.2 0 D12.2 0 D31 1 D12.1 1 D20 3 D14.6 0 D46.2 0 D46.3 0 D12.3 0 D12.3 0 D12.2 0 D46.3 0 D46.4 0 Vvegintersp D12.3 0 Vmature Vnonevergreen D46.4 0 D46.5 0 Vcover Vcover 0.667 1 0.9 D46.5 0 D46.6 0 0 0.0 D39 2 Vcorridor D22 1 D14.2 30 D46.6 0 D46.7 1 D32 0 D32 0 0.333 D14.4 30 D42 D46.7 1 D46.8 0 D34 0 D45 0 Vedgestruc D43 1 Vnplants D14.5 30 D46.8 0 D45 0 0.00 0.2 D14.6 0 Vwintersp max 0 D4I 0 Vbrowse D19.1 6 Vwintersp 0.00 Vpow Vpow 0 Vunderstory 0.00 D38 0 0 0.0 Vspechab D30 0 Vbogs 0.36 D38 0 D8.3 0 D8.3 0 0 1 D14.1 0 Vlwd D8.5 0 Vemergent2 D23.4 0 D14.2 30 Vlwd 0.3 Vpermflow D27 0 .l D23.5 0 D14.3 0 0.3 D44 3 0 D28 0 DI 5 Score for variables D14.4 30 D44 3 D45 0 D4.1 0 D29 0 D14.5 30 2.62 D16 60 D45 0 D33 0 production variables Vwater Sinverts 0.3 Vsubstrate Vpow Vwintersp2 2.16 Vstrata 0 (normalized to 1) 0.4 0.00 0.00 reducers 0.2 D8.3 0 D46.1 1 D8.3 0 D1 5 Vnonnat D21 2 D14.6 0 D46.2 0 D38 0 0.5 Vorg D9.1 0 sum positive variables D46.3 0 Sinverts D24.1 1 1 Vvegintersp 0.36 D46.4 0 0.3 Vow D24.2 0 D47.1 0 0.667 Vsubstruc D46.5 0 0 D24.3 0 D47.2 0 D39 2 0.5 D46.6 0 Samphib DI 5 D35 2 reducers D46.7 1 0.1 D8.3 0 Veffectareal Vassoc Vbogs D46.8 0 Index for Native Plant Richness 0.00 0.222 1 Sfish Vbank 3 D8.1 0.1 D20 3 D23.1 0 Sinverts Index for Anadromous : 0.1 0 D23.2 0 0.3 0.0 D37 0 export variables Vhydrop sum positive variables D23.3 0 Index for Resident Fish 1.001 0.333 1.38 Index for Resident Fish 0.1 Vpermflow D9.1 0 Vculvert 1 sum of variables 0 reducer D9.2 1 0.5 1.5 D4.1 0 Vbogs D9.3 0 reducers D4.3 1 1 D9.4 1 Vphow reducers Sfish D23.1 0 1 Index for Anadromous Fish V %closure Index for Anadromous : 0.1 D23.2 0 Vaquatstruc D26.2 7 0 1 0.0 D23.3 0 0 Dl7 60 Index for Resident Fish D23.4 0 D25 0 Vupcover 0.1 D23.5 0 0.5 Index for Production and Export sum positive variables D3.2 0 sum of variables 5 2.122 D3.3 0 2.0 D3.4 90 reducers D3.5 60 score for reducers reducers Vtannins D3.6 0 1 Vupcover 1 0.7 D36 0 score for reducers D3.4 90 0.5 Index for Bird Habitat D3.5 60 2 D3.6 0 Index for Invertebrate Index for Amphibian Habitat 3 Habitat 1 score for reducers 0.7 Index for Mammal Habitat NORTH 0 10 20 40 60 SCALE! 1 ° = 40' RIVERSTONE HOMES, INC. TUKWILA SITE SEC. 10, TWP. 23N., RGE 4 E., W.M. WETLAND MAP f 334740 -0690 \ 334740 -0710 -+- -.„ 1 -- ....„_ � N 1. ti \ ' \ `_ ` --------- - - - - -� �, \ 334740 -1325 ' \, _ \.,..,\ N., 334740 -O700 r ! r 'S -,....__1° I f l t f i / 334740- 0�-- ---- -- \ , 1 ; UPLAND F L • I. 18.12' ° ,WET y # S. 118TH ST. \ ""` -34740 -0730 j f f APPLICANT: RIVERSTONE HOMES, INC. ATTN: MARC JOHNSON 353100 28TH AVENUE SOUTH FEDERAL WAY, WASHINGTON 58003 (253) 905 -5351 LEGAL DESCRIPTION : 200 3 HILLMANS MEADOW GARDENS DIV tit NO DATE U W O W 0 a W BY 4 REVISION 3 1 W t. o; lq / 20 30 S 1 ° = 1 O' 1 11 1; t , 1 ; r , I ; 1 I 1 - AYmsoL COrP,VN Noma EXISTING LINE OF VEGETATION • • ti EXISTING LINE OF VE3IETAT1ON II f/ yfl ' • •; 111 0 Ch WETLAND SIGN ar li 14;_,- !IP l r 0 LITH 5 EGA 3' O.C. p apa LITH i J i i n PLANT SCHEDULE SCENT GMare arv. ?RE Sr KA SR3JOE FAA 5ROAENSIS WESTERN RGD CEDAR •14JJA PUCATA 08EGON ASH FRA 1Y.JJS LAT FCIJA NOOTKA ROT- ROSA NUTICAN.A TWNBE. v LONIC 8A NVOL1 ATA RED-OSIER DOGWOOD GO8NUS SE2C4A • NOTE EACH DOGWOOD SYM801. ECIJALS 2 OJ'TNGS PLANTING AND STAKING DETAIL CUTTINGS DETAIL ' WILLOW STAKES TO BE TAKEN FROM F7g5TING Oak -8 lE RANTS ' STAKES ARE TO BE PANTED AS SOON AS POSa 8LE FOLLOWING own / G ' STAKES W1LL 35 A TINi"UM OF 18 INCHES N t.ENGT-I • STAKES MUST BE INSTATED A MINIMUM OF 6 Ncr-e5 Nr0 THE,SROUhO 46 a $ dFT 1 4-6 FT IS 2 1 GN. .15 1GA_ -Sa IGO 0JTTn1G5 RIVERSTONE HOMES, INC. - TUKWILA SITE • SPLIT RAIL FENCE SEC. 10, TWP. 23N., RGE 4 E., W.M. MITIGATION AND LANDSCAPE PLAN MITIGATION DESIGN BY J. S. JONES AND ASSOCIATES, INC. Environmental Consultants Wetlands. Streams, and Wildlife fop i•DAYIWIMIP1.00 hill.111..111... ONO 211147IME 1 WOODY DEBRIS DETAIL Wetland WETLAND SIGN DETAIL OIVOS Il•OfC BIM SPLIT RAIL FENCE DETAIL ! 11111 tai' / EXISTING LINE OF VEGETATTION 3 SBV 6 DVD J % , ......... / ............ i ............ 4 lib PORCH -- ' - - PATIO HOUSE 2,424 SF AS ‘3 J,S. 6 DVD t 3MC • DLY B' 2% SLOPE —>s DRIVEWAY • PLANT MATERIAL LEGEND Inolcores °roughs. Tderoa Fine Mmend A.Ere+. Common Nome 6eradcd Nana Su trees EGA ?aneroid Greer. Arbortiroe Tyo orodeeaLS'Emerald Green' 6 horiea5 JIG apmese Mode-Green Ace adman 11/2 od.JB5.3-3 MJn".nk mn 5511 Red Sower Made Acer ntbru 'Red Sasser' 3' co1J838- Mordned ar 6 brown ands CND Dovid Warman \ Abu Raved 17x17 /cart. SBV Sprig 5o, ,.r Viumm Vtourrum b us'eormg Bauitef 24 hgrJcorrt ground ever: OLY 8 DP LOY Hernerocdls "Seen° de Okra' 1 gdlcom. or 24" oc m rF sooarg UTH Lhhosocrum Lr hodo o dfnm 0 gdlcom. m 36 cc or 4Yan¢ior spobng • LAWN Hy]roseed Mich 'Fee Lawn Raobaro lawn' from Briar Gam. Inc. ware, crrernme t1d for sod from Caumry Green Trinity Supreme. Cwno4 WA SITE SPECIFIC NOTES °MULCH MOW 51518. Install mulch mow eenb. 6' wdel. 7 deem ar base a house ad fence. LANDSCAPE CONSTRUCTION NOTES 1. Owner ro sears d necessory oerrtOn per ON of Td nso remarernems. 2 AI wort performed snail conform wean The O y d Tdomlo. landscape ad Irrgonon , egd , M cedes ed • 3. L acre. brine= and ovod alsmmrlon of ac above and below grade udames ad ere feanres oror ro . Gcertrowor 1s responsible for ply resddn9 damages dump rmnsrncho . Ca before you dg er I (800) 424 -00000. a, Clean stomas by remora d undeercide vegerroda• Inducing grosses. weeds 1088880100 scorch hro0188 papa seedlings 05408 roan. Leave &abrade In landscape areas mnoerm 9 bebw pow.; n scrub bees oak 5 beady Paws/ n lawn' areas. Remove d detrls from ere. 5. Provide mirVmrm 6 dean 60-40 mar from Page Sand Tamed ( 253) 8330374 in d shruo beds. S abgrode So rarCNli g and add Topsoil on surface. Add oldrIond roosoll as needed ro carter shrub bells Inducing realm teems. a arroNde rosmum 4• deem 60-40 mhk from Piper Saud Topsoil ( 253) 833 -0374 In d bon beds. Scarify a.6gr de by rpromlOng end odd topsoil on surface. Add addldald Topsoil as needed to tartar all 4810 kmre. Hyb0seed wan fire Law( Roped Grow Lown fr r, Briar Group. Inc wren 10nmpre bid for sod from Camry Green Tri ni y Serene from Ormda WA 7. 7rodde nonlmxn 7 dram fine blend hem-Ir midi to d ploning beds. Mulch from Sowdusr S.mpy. Kern. WPAINTai Fe d doming beds end lawn croos re wmbin r of Top of ak arts ad walks. SS ope d damrg beds ail town crops for train 8. Fypwde one 0) rear warren y for wan marenals end wawnanWp. 9. Verify all guormrles shown on Tine plant Her ad dons. If 8screpo lass ewer bs+weon de 80010 recressrmo0on pro de numenc roods. me grodic rea-esemanm shall Ne. 10. A7 doer IORride To be women wake, .iron full, synnenlcd truly ono fdioge. mess p1000 se rare]. Percht plort,ngs Mid, •Osnncare glom granles. Instal 2 caps per tree larger than 3.1 am per tree less man 3'. 1/2 on per 5 gal. 1/4 per 2 and 1 98. 1/8 on per 6' old 4' oars. Pau air base of pram cher mdch hos been Yarded. 11. Insure prove Crewe. of pwlring hales ardr To Insrollmg Sour morenas. K planes/ cakes do nor train or If heow day sods ore ewdem comae kedscape ochnecr. 12. FI d ,bums/ beds and lawn areas ro Mir in r of , o. of ce orbs end woks. Serra ea alarms/ beds old loom or no 1808 13. Ascher ro be rertoved 3' from behind e+nruded a.b in olonMg cads of a paws/ a =dared ono before pan colored S installed. LANDSCAPE DESIGN BY Lauchlin R. Bethune Associates, Inc. • J end.r.p- Architecture & Planning, ASLA P.O. Box 1442 phone: (425) 432 -9877 Maple Valley, Washington 98038 Sx: (425) 432 -9878 co W V) 2 61185 IRE « n NO DATE LRE BY Pram onus REVISION U Z a W :�� O ( 4 a w E 1 Z G I O xa ce a w ▪ 1 >a! 2 6 t �n a I a 1 gRFe �EE !n RSa k u9 Q �� EW 66C �° °�C N R £ y ° €VagU^� p a � akHgo g @I= ;, p � = a l W iii R1 g "El Ra ���IV E � 6 ���� a I 1 1 811 6 � U111° 111 zl�IE $ ^ g� ,@ a� �9 1 g g E g6l PIN �� � R i g � $ pR � � g l. $ U i ,�.n R . R 2 T / � f ° ' it a . a3t $ 4R c a k 8 l 3 ' p t fa- � g� °Q� e fi : aF.� 1 11� g �R 1 s • isi @ $ € �_ I� H • ft �� � if a' � €� � � ¢ a ��_ E_� ¢9E s �@ � B. � a e � �� a .� a S 1� � g � � � _ H ^ I.� A �a N 1 ..1 �: p Ll S g R 1 °a g @• 3. g ��� 1 � � � � R'� R ' a � H S �� � F. �iE R ��R .NNR B. ^ E ° 2 I a H RR q l i ! 6 E q A $E R Qa 1g a E �� a� ? aS C� A. 9a � a g a I . ge g 1 ; � q 4, a ar �1fi ��g��� �x I I III R 1!I1 � � R0� 1 g � $ gi �Z� ������ � � � � � g R g � � � I i 4 f li Q1 ~1; l HI y °- l it 1 1 w l - ¢ 1 1 .� ' 1� &141Wall Eil� � i v E fi �� a Q g5 ^119 �e � l0 @� .a @a s- 'IIIIMIU g k "F r N � >e ° - gl °� . 3 q R Y q a Ii H : , �� R FF � �` v � E a1 � $ F Er -, �q >� ��° ii ��g(� � �.�5. ZZZ g �SR� °. �v 3 �8' H 8 k : l6. q FR g f h' @. H " � ga R E p a p pa r Rte^ �� .�� H�� gfiQ �. R !I ill 6 i 5°4 ; " :f ri i f i I ' fl 9$19 11`; IHU :: gB R .? $6 1IIi'r E 3 .� 3 9 $ i ' - - c 8 �g9Q� Z� - 9 S . € a M 3 ` 6k I a a ilir„ a _Q R e i T1110 >t Q e R F� Bq R §414111 � R� Qg II i '0� yiiia i a � 11 11 if i I 4 s e � 1 i O [ a gg a S $ a ° @ � ' � : P 'R q i � � � R. � = fl �R R� g 6RP� 3 � � . . UU ii H it i a e, l: i , l A i IIj i= c 4 i — 3 H R. a£u it ju111 ��� 1 6 �. a 5 � I° �'v I. i Q TR rus.-46 0.. eg 1H @1r{ i 1 $ i $ R �I� lR= � 'Ili a tl I 1 pls 4 A iiLjdii u il i �� uElaite liftill 11111! gaR E FF sa i E� 4 g „i• NPR!! s - U i � , s H K � � 0) rn q • 7 n O N W z z m 33 m • 0 z m 1 0 N n a G y m i SCALE NO SCALE SHEET 2 of 2 DESIGNED BY: L Erickson DRAWN BY: L E,lduOn CHECKED BY. .kaiT Jones APPROVED BY: DAZE 3/1SV5 CLENT: RIVERSTONE HOMES, INC. 35313 26TH AVENUE SOUTH FEDERAL WAY, WASHINGTON 63003 2534054351 PROJECT: TUKWILA SITE MITIGATION PLAN Tax Parcel ID No.: 334740 -0720 CONSULTANT: RIVERSTONE HOMES, INC. Quality Home Builder 3531626th Avalon. South Fades] Wry, Washington 96003 253.6749566 FAX 253-874-9379 1 J of 5+ q J 2D 30 SCALE/ 1 ° = 1 O' i 1 ) ! i I I t ! ! 1 1 i STING LINE OF VEGE- TA - TtON 3' 0.C. PORCH HOUSE • `1 \\ 1 I I ii, }= • i PLANT SCHEDULE EX • NOTE EACH DOGWOOD SYMBOL EQUALS 2 CUT PLANTING AND STAKING DETAIL CUTTINGS DETAIL ' WILLOW STAKES TO BE TAKEN FROM EXISTING ON -SITE P_ ANTS ' STAKES ARE TO BE PLANTED AS SOON AS POSSIBLE FO-LOWING CUTTNG • STAKES WP_ SE A miN.HUM OF 18 WCi-F5 W LENGTH ' STAKES MUST SE INSTALLED A MINIMUM OF 6 INCHES f.,TO THE GROUND EXISTING LINE OF VEGETATION RSVERSTONE HOMES, INC. _ TUKWILA SITE SEC. 10, TWP. 23N., RGE 4 E., W.M. EXISTING LINE OF VEGETATION 3 SBV 6 DVD SPLIT RAIL FENCE WOODY DEBRIS DETAIL WETLAND SIGN DETAIL SPLIT RAIL FENCE DETAIL MITIGATION AND LANDSCAPE PLAN MITIGATION DESIGN BY J. S. JONES AND ASSOCIATES, INC. Environt 'intal Consultants Wetlands, Stream, and WilAifr \ 6 DVD .. 2% SLOPE —I1 1JMG DLY B' LITH DRIVEWAY PLANT MATERIAL LEGEND Indicates Draught ?eon. Pam Morena Abre, Corr. Nara +rtes EGA Emerald Green laborv'nae ..MG Japanese Maps -Green RSM Red is. Maple sMos DvD Dana Viburnum SBV AWN Senna Bauciet Vlbe nxn ground DLY B Day Lay UTH Lhhmsocrum BaroEC8 Nero Tny,p omdemalis 'Emends Green Amer pairnonxn Aaer ryprum Re I rian Viburrnxn daidi 17,17 torn. Viburnm. bnus'Sam; Swaim` 24' her /cant. Hemeroed .'aeaa de Orro' Uihock a d(fuso I•iydrcseed wmn Tire Lawn Road -Goo Law; from Sr. Group. akernae ad for sac from Country Green Trimly Sxrerne. Ommao. WA SITE SPECIFIC NOTES O MULCH MOW STRIP. Instal mach mow stria. 6 salad.. 7 de c se enova. and 4tlr. LANDSCAPE DESIGN BY Lauchlin R. Bethune Associates, Inc. • T and enpo Architecture d: Planning, ASLA P.O. Bo. 1442 phone: (425) 432 -9877 Maple Valley, Washington 98038 fart: (425) 432 -9878 Sal man. 3 ',USES- Marched air ' bunch 1 ;altar. m 24' . O. ,nangla spacing 1 gals,. air 36' oc air 110190 spoon; LANDSCAPE CONSTRUCTION NOTES 1. Owner to ware all necessary pe ,n.n. or Cry ofTulo io reovaranrs. 2. work pet-firmed shall conform Whh +he OM of Tukw4p. landscape ono Imganpn remunenemra cedes aid specficanay. 3. Local.. arorect and avoid dsruanon of PI above and below Bode uniMes an sere femmes ono' ro rcnsmr. pn. Comraeror is responsible for any rearing dnnpaes donna con.rructlon. Cad before yap dal or 1 (BOO) 624_5555. 4, Dean sidspde by rid awn od uroeyrodk vegeranon mooing Basses, weeds. Peckham.. scardi broom on =nor .eedllna. Idudrp ram's. Lean subgrade H landsaape areas ,inks', 9 below 504x5 h shr5 beds and S below ro4r5 u lawn areas. RNrov. co debris from are. 5. Prodde minimum 6' dean 60-40 mbr from Puget Scup Tops. (253) 8334374 in of #55 Cava Srafy soVooe w rota.. and odd Masai am surface. Add addnwd topsoil as roaaed to cantor o11.8 beds Inducing regret berms. 6. Prowde minimum 4' demi 60-40 mot from Puce' Sauna Toospd ( 253) 833-0374 in d lawn beds. Srmfy nbscoae w raronS g and odd ,oasoI on surface. Add additional 'towel as reeled ca coma, as level lawns Hydroseed we, Fine Los. Rapid Grp,. Lawn from Briar Group. inc. with &emote lad far sod from Coumry Green Trvn. Somme Man Olympia. WA 7. Provide mWmam 7 death fie blend bem-fir mulch To all alarming beds. Mulch from Sawa.. Sway. gem. Wo# 171o, r^li on blown; bees and lawn arms ro wlhdn r of too of di curbs and wdl"s. Gape d dons; oeds as loon ace ro don 8. Prp.lde av 5) yea warra.ry far all darn materials and wabww+b. 9. Verify al =crimes shown on the dam 1st cal plans. if 8sarecane. Nast between. p.m rmsenanm dnc .re amens yards the aroplls roresmmoIo aim rule. 10. A. dam ma to be speomm o dlh with I.E WnvnsmW nyh oral fdoge. ie.., °Meows. , orally Fen'am al Famines won 'Osn oos.. dam grandes. Insmn 2 ac. per Tree ...Mon 3. 1 as pen rr o less the. 3. V2 alp P.5 gal_ V4 per 2 and 1 pal_ 1/8 or per 6 ' and 4' pars. Mace or base of Fan after mulch ha been h.roded. it. Insure proper drainage of dl alarming roles prior ro n.r4Wng dam morends. K ...Mg Mks m rot Oran a d heavy dap pals am wide. cam. Ia:fwd. coneay. 12. FA in rearming beds and lawn areas no wed*, r of 'ma of all orbs and maks. Bean, d OIa• ; beds on lawn fleas TO drain. 13. A.onak robe remand 3' from behind enm led orb in doming beds ofrer row; is camderec oral before isa, TOWS i. metalled I Mtw a de.G. '9I vJ I co C J 4 I fsior 2 81A8 IRE CITY mill° NO DATE A IRE BY are REVISION W �^ z VJ z C• a H Lt W N W I p SCALE NO SCALE DESIGNED BY CLIENT: RIVERSTONE HOMES, INC. "" °'°"' AVENUE °°`"" FEDERAL " " "'"" °""°�°" °°°°' 2°}W}d53, CONSULTANT: RIVERSTONE HOMES, INC. O -.' ' i1 DATE VMS I DRAWN Y TUKWILA SITE MITIGATION PLAN Tax Parcel ID No.: 334740 -0720 SHEET EC &IvED 2 of 2 f UN oz zoos, oa °emu J°I12°np Quality Home Builder MI5 2.09 A.®e °oob Federal We7, Wo Wgoo 95003 253 - 374-9533 FAX 253- 374-9579 BY A WCAID BY I REVISION CM/ COLU oaED wam an oomm oNhuvnim D,,m 3115!05 ET EiRRE "RglIft g irifEs 1 E N RE111B I a. q� R � -� !�i A = S c -Es� �E� °E �{� gg 5 p a�eg4 g , •s 7 �• gs N qe gR;ti.a�pp �I °EC= E.' °q - 1 8g ° Y Ov, S1 8 n5 Is a�R� s Q R s ill la di _ I1ll ! pQ1 1 - 6 g 111 0 ; , m yp�yp I f i 111 g ; Wit i lk fd } ; q3 11111 i ; 11 RIR 1 t il I P BX ww UMW: g q g ��_ @ qq @ 41 I `Z A I iiitl a i s9 6*9Q Mai Igrgiiiifligg4141 1%01 g3 g R R Eq�° €€ pp a tiRR3 2 6 ac VRg��g 8�� �Q E �� �� e� �e q:u 4104011111N II I JiiIf1jI i 1I[ i- I 1 +Ft ° _.m 11 1PF 01151 C 7: 4 1 1F ; T R IMUIVIIIIIIIIF .441;p414§. ilmlizikii,silliE0 iltila °Wiiiiel/ 4 F-I ?. 4 w iii �'. R ' o I 'R i I�5' 1 w g gill ill � P �� 7� ��Q ll i "ill Ill At q 1 0 Ei I fl q $ 5' 0 °R R upp ii211T 1/ !EL =WOW 1111111 3 § b c F lt Ra R [st. B li i! . R i 61 ! + k 04 in 1 R f 9 1 41111P Ft; RI1 Si gligli °I SI r g- e$s ^ ° gs p ZF q� G R q I 6 411 B dli �$ g�'' I g g C� g q� I as ii 1 i .. r ;I �_ Bs E 1 ° _ S p ill q t1 a g. aRR }S¢Pr E � 6e� ii R R � a € @ $��$� �� A.� �• pepee., a.g J.! R�1 ���i@�����'c 6 � °= L s R �� � s , 5 p q � 4� $ '� S '�- Ii R I Y St R 14 f B 6 R R " 'ail!" "41 411 �� '' � R gill; tyi. WII111111110111110; Iego EI R� 1 Ply ia ! q III i °.lil414R1 1 ill 4jij e aq 41 I A koi 11 t $• i i;'b �8 4�= �.'1.�� � Ii = � b 1 1 ;:r �' - 11 1 ; 1 1 � e� = 1 € �� o g fie = a $"— � a $E• � �P����a gg � a� 4 X11 S p � A q g R g��� �6a @ g sr ° po g R � .R' i 1 � I;RE " S b E 1 Q h �pR! °• I-a7G5' €5 B F �e• g @�� j .� R 6 R E 2 6 1� $ r QQ gR^ Fill 4 _' Ge 9.o6 F9 e yPCC$2.I•QL R4 u- i ".4 fic p� e�. s E�G 91SG �4 k!!2,11 p Ill iti11111 14111.1111Rilwt4 1[141 IP ;I MI 0 I 4 1°1 1 111 I g l l ik R Wi 4 II: 11:lit if I m 0 m Z 0 m 0 Z T V rn w N Z U1 I m � X • F-' zi rn • 1X31 NOLLVOLLIVI • O 5 NORTH 10 IS SCALE: 1 ° = 5' PLANTING NOTES 1.0 Pares 1.1 Badge/0 Plats shall be handled no as to avoid all damage, trekking breaking, bruising, root damage, mmboo , drying, freezing or oder injury. Plano must be covered during transport. Plats shall not be bound with wire or rope in a manner that could damage branches. Protect plant row with shade and wet sail in the time period between delivery and hnmihtion. Do not lift contnirmr stock by trunks, stems, or to Do not remove from stunners until ready to plat. Water all plants as necessary to keep moist = teveb appeal. to the specks horticultural requirements. Plana shag not be odowed to out All plants shall be watered tooroughly immediacy you installation. Soak all containerized plats thoroughly prior to installation. Plats whose row have dried out from exposure will not he neapmd at mval/atim inspection. 1.2 Storage: Plants stored by the Permit= for longer than one month prior to planting shall be planed in nursery rows, and treated in a manses suitable to that species hmticulnual requirement. 13 Damaged Nate Damaged. dried out or otherwise mishandled plans will be rejected at installation inspection. AU rejected plow d be immediately removed from the site 1.4 Nam Names Plant names shall comply with those generally aceeped in "r Dative plant nursery trade. My question rowd'mg plant Nees or variety .II ot referred to de Landscape Designer. 13 Quality and Candid= Plain shall he normal in patron of growth healthy. well - beach.. vigorous. with weUdevelopd rte systems, ad Da of pests and diseases Damaged, diseased, pm-infestaL reaped, bruised. dried-out. burned. broken, or defective plants win be rejected. Plants with sang woods over t' in diameter will be raj ld IS Roots: AU plants shall be balled and bartoppd or containerized. unless explicity authorized by the lad>tape Designer. Rootbmmd Mania or B&B plants with damaged cracked or loose rootbolts (oajadamage) will be rejected. Immediately before installation, plants with mbar root damage (sum broken and/or twisted) most be rots- prated. Matted or circling mots ofmrmionized plantings must be pruned or straightened and the sides of the root hall east be roughened from top to bottom to a depth of appnvim,Imy half and inch in two to four parts 1.7 Sham Plan sizes shall be the sans indicated in the palm shah.. larger sock may be acceptable provided that it has not been an heck to sire specified. and that the root ball in proportionate to the size of ere ph._ Manxman. caliper. branching and balling and =lapping shag and to the Amain° Smodard of Musty Stock by the American Assaiciatioo of ?Magma (Item edition). 19 Form: Evergreen trees, if used, shall have single trusts and symmetrical. well-developed form. Deciduous bees shall be sngle naked aka specified as multi -man in the plan schedule. Shrubs shag have ototriple seems, and he wei4h real 1.9 Naming: Plating shall be done in accordm¢e with illustrated details in the landscape plan sin and scanted industry standards 1.10 Sod Amendments Unless otherwise specified and approved by Landscape Designer, manic reamer (Ceder Gave Pure Compost or approved equal) will be incorporated into the entire planting ate. 1.11 Nat locations Locations shall ed as depicted in the approved pan at 1.12 Planting in Pits: Planting pits mail be circular or s with vertical sides. and shall be 6' deeper and 1 larger in diameter than the root bag of the plat. Break up the sides of the pit in compacted mils Set Mans upright in pin as illustrated in planting derail. Burlap shall be removed from the planing pit Bakfdl shall be waked back into holes L that air packets ere removed =hat adversely compacting down atilt 133 Fertile= Slow release fertilizer may he and to de parting pin Fertilizes shall he applied only at the bas of plantings undemmth the required coveting of mulch (that does not make coact with stems of the palm). No mil smedmat or fenilizen will he pied in plating bola 1.14 water. Plants shad be watered midway through brHding, ad again upon compltion of balling. A rim of ma mall he marnded arm= the base of the tree or shrub no closer than the drip line. or no less then 30' it diameter, except on steep slopes or in hollows as illustrated in Mating detail. Pants shall be watered a second time within 24.48 hours after installation. Ill Staldur Most shrubs and may pees do not requite any staling. If the plant can stand alone without taking in a moderate wind. do m ow a stake. If the plant needs support. teen strapping or webbing should ot used as low us possible on the trunk to loosely brace the tae with two stakes pee Planing Detail). Do not brace the tree tightly or too high on the trade If the tree is unable to s way, it will further lose the ability to support itself. Dom use wire in a rubber hose for snapping as it exerts too couch pressure on the hart As moo as supporting the plant becomes unnaemry. remove the sakes. All stakes must be mmovd within two (2) years of installation. RIVERSTONE HOMES, INC. - TUKWILA SITE SEC. 10, TWP. 23N., RGE 4 E., W.M. LANDSCAPE PLAN 0 reOL vernalrowE CYPRESS PAPER BRC- ROCK ROSE AZALEA HEATHER SEASONAL RDWEES PLANT SCHEDULE SCIENTIFIC n„rE CUPRE6%00''P.ARIS I£'I.N :A 7 Bc'TJLA PAPYRIFERA 051U5 LAOANPSE RHODODENDRON SP. CALLUNA VULGAR: GRASS SEEDING GRASS NAME PENNANT II PERENNIAL RY.ORASS PEEL 1DE II PERENNIAL RYSERASE PANT_ PERENNIAL RYEGRASS ' APPLICATION RATE 40 Lam. PER ACRE ' TOTAL AREA TO BE SEEDED: 0025 ACRES ' TOTAL AMOUNT OF 55501 1.01 LSS ' BROADCAST SEED A rnucATON BY F(Af ID. PLANTING AND STAKING DETAIL sag 4-6 Si 2' CAL 12 2 GA_ 1 GAL 1 1 GAL VAWCUS PERCENTAGE 33.2391 32646 3255% NOTES SPLIT RAIL FENCE AND WETLAND SIGN DETAILS ARE SHOWN ON THE WETLAND MITIGATION PLAN PREPARED BY J. S. JONES AND ASSOCIATES, INC. (2'IO /O5). - SPLIT RAIL;FENCE LAWN SEASONAL•FLOWERS t1 , PATIO SEASONAL FLOWERS AZALEAS (9) ' WETLAND SIGN ROCK ROSE (7) HOUSE PORCH- &) •L'AtNN.:.: PAPER BIRCH (2) ROCK ROSE (5) LAWN • DRIVEWAY 'J_. HEATHER(15J - • LAWN- RECEIVED S. 118TH ST. °.e== NO DATE U Z U 0 W 0 N W sp Ir4a BY 2 REVISION § NORTH 0 10 20 SCALE: 40 60 1 ° =20' 2E HYDRANT 1 ; 11\ x\ -I T D DD C 27 IT, (n :n _1 E m 0/7 p ,-- I(n D 0) N POWER POLE / � 1 I ( I I 334740 -0700 1 1 f 1 i / " i / / __ 334740 - 0705 - - - -- 334740 -0710 WATER METER i 1 i c � WA • l _ � \ SEWER MANHOLE --,� an1AlGO on' c i PROPOSED POWER I IMPACT AREA (7.148 SF) WATER UNE POWER UNE S. 18TH liNE1 LAD WETLAND SEWEd • WETLAND EDGE ST. ATTN: MARC JOHNSON • 35316 28TH AVENUE SOUTH FEDERAL WAY, WASHINGTON 98003 (253) 905 -5351 REFERENCE DATUM: GRADES TAKE FROM CITY OF TUKWILA GIS MAPPING LEGAL DESCRIPTCON: 26 3 HILLMANS MEADOW GARDENS DIV #1 LOT SIZE 9,199 SQUARE FEET (0.2112 ACRES) RECEIVED FEB 17 20 -- miNr U _ ui W 21, 0 2; W ; Z 0 cn W m I W kfi • H U) 1 334740 -0685 334740 -0690 RIVERSTONE HOMES, INC. - TUKWILA SITE SEC. 10, TWP. 23N., RGE 4 E., W.M. SITE PLAN 1; . . .0 1 1 f ` I . p 1 11 11 ` 1 !! 1 ! 1 'SAND EDGE - .11 1 ! y ( • 1. y APPLICANT: 1 y 1 y RIVERSTONE HOMES, INC. 11y1 1 1. 1 � 1 1 h 1 ` I • }ly I • 78.12 VICINITY MAP 2 2/8105 ARE MERAOM.i. 10/17104 LRE FOOIon DRAM NO DATE B. REVISION U Z U) 1 0 W 0 N W NORTH 0 10 20 40 SCALE: 1" = 20' 2E HYDRANT i \ I \� 0 W T \ GO POWER POLE 334740 -0685 334740 -0690 RIVERSTONE HOMES, INC. - TUKWILA SITE SEC. 10, TWP. 23N., RGE 4 E., W.M. SITE PLAN 34740 -0700 334740 - 0705 - - -- T 1 334740 -1325 \ ` \. \ �-9 POWER POLE SEWER MANHOLE �" > ^' =� PROPOSED WATER ww PROPOSED POWER „ PROPOSF FWFR DISPERSION TRENCH (FOR ROOF MAWS) FILTER FENCE ROOF DRNNS CLEARING UMIT 334740 -0710 I WATER UNE 55 m I I POWER UNE WATER METER -. S. 118TH - 334740 -0730 NOTES: SOIL STOCK PILE WILL BE COVER.En WITH -- ________ PLASTIC IF A PERIOD OF SIGNIFICANT RAINFALL \ ' I ' lilt 11 } 1j y i + I Il y i + s l y ly y l . 1 1 \ 1 . RSION TRENCH COTING CRAMS) --SEWER LINE` ST. IS EXPECTED OR CONSTRUCTION TAKES PLACE DURING THE WET SEASON (OCTOBER - APRIL). ALL EXPOSED SOILS WILL BE MULCHED WITH AN APPROVED STERILE STRAW TO AVOID SEDIMENT RUN -OFF. FILTER FENCE DETAIL SET THB COSTS WITH G wrv.on cuv neA. *HE FUER MAMMA- S .D 0(TE. NW 109.0. CCPocr T. EEC DISPERSION TRENCH DETAIL 1 V7 -3/4' WASHED ROCK 24 ( 10 MIN CONNECTS TO ROOF DRAINS 4' PERFORATED PIPE RECEIVED CE8 17 1Up5+ M N1.11/a 2 LRE AREA i00TNO I 1011104 LRE NO DATE BY REVISION 9 W � O W ; Ce Z O U � Z W o tu W E O ox 1- ce � • a I W � W N C r'