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Permit L05-040 - KONDELIS ALEANNA - FIVE RIVERS SHORT PLAT
FIVE RIVERS SHORT PLAT LAND DIVISION LAND DEVELOPMENT S 53"° Street & 158"' Street 5 L05 -040 Related to E05 -008 Chronology of Five Rivers Plat applications • The Department of Community Development received the subdivision and SEPA applications on October 22, 2001. • A notice of incomplete application and technical review comments were sent to you on November 19, 2001. Additional comments from City's Public Works Department were sent to the applicant on December 28, 2001 and January 4, 2002. • The applicant requested an extension to submit the additional information. A one 120 -day extension was granted till June 19, 2002. • A partial resubmittal was received on June 19, 2002. The applicant submitted the completeness items but did not address the technical review comments. For the purposes of completeness review your application was considered complete on June 20, 2002. However code based review could not proceed because the technical review comments were not addressed. In the June 19, 2002 resubmittal the applicant requested the Director to review wetland report and the request for deviation from sensitive areas ordinance (filling of wetlands). The applicant was informed that a request to fill a wetland is a separate Type 2 permit. Type 2 permit application was provided to the applicant. However we did not receive any Type 2 permit application. • Nevertheless the City did some preliminary review of the wetland report as part of your SEPA application and the letter dated September 13, 2002 provided comments related to the review of the wetland report. The applicant was also informed that he must address all comments listed in the previous letters dated November 19, 2001; December 28, 2001; and January 4, 2002 for the city to complete its review of your SEPA and Subdivision applications. • The applicant requested that the wetland issues be resolved first and a revised wetland report was submitted on September 25, 2002 and a revised survey was submitted on October 7, 2002. • Letter dated November 15, 2002, was sent to inform the applicant that the City's wetland biologist is in the process of reviewing their wetland report and it may be helpful to set up an on -site meeting with their biologist and Gary Schultz. • Subsequent to the on -site meeting, Gary sent an email on February 12, 2003, to their biologist summarizing the wetland issues discussed on -site. • Peer review comments from Shannon and Wilson regarding geotechnical report were received on May 2, 2003 and were sent to the applicant on May 6, 2003. • A letter was received from their wetland biologist on June 5, 2003, as a follow -up to the on- site meeting along with the revised wetland boundaries. • A letter was sent on July 1, 2003, by Gary Schultz, after the on -site assessment of the revised wetland boundaries and he asked for some further documentation and a complete wetland report. • On September 5, 2003, the applicant resubmitted the wetland report and the geotechnical report with slope stability review as requested by Shannon and Wilson in May, 2003. • Gary Schultz sent an email on September 17, 2003, clarifying some information with their biologist. • Peer review letter was received from Shannon and Wilson on September 23, 2003 stating that the applicant's revised geotechnical report that was submitted on September 5, 2003 meets the standards of Tukwila Municipal Code. • On September 25, 2003, the applicant submitted the revised wetland report taking into account Gary's comments sent by email on September 17, 2003, along with the revised survey map for just 8 lots instead of 12. The applicant stated that if everything looked good to Gary then he would submit for Special Permission application for wetland impacts. • Letter was sent on October 16, 2003, along with Gary's letter dated October 14, 2003, and Public Works comments dated October 9, 2003. Gary's letter approved the revised wetland boundaries and asked the applicant to submit a written request for wetland impacts. • The applicant submitted Special Permission application for wetland impacts on January 20, 2004. A letter of complete applicant and request for additional information was sent on February 18, 2004. • A meeting was scheduled with Steve Lancaster, Public Works, the applicant and his consultants on August 12, 2004. The applicant was asked to explore possibilities of avoiding the impact to the wetlands and address the geotechnical issues. • A letter was sent to the applicant on December 10, 2004, informing them that the City will be adopting the new Sensitive Areas Ordinance and their options for vesting. The applicant's wetland consultant advised them to be reviewed under the new code. So they filed a new Short Plat and SEPA application on June 17, 2005. • Notice of complete application was sent on June 23, 2005. The notice requirements were met on June 27, 2005. • Request for additional information regarding wetland boundaries was sent on July 29, 2005. • Re- submittal was received on September 14, 2005. • Sandra Whiting, Urban Biologist revisited the site to confirm the reflagging effort. An on -site meeting was scheduled with Larry Fisher, Washington Fisheries Department to confirm that the drainage channel in the northwest corner of the lot was not a regulated stream. It was not called a regulated watercourse. Since there was a potential of change in lot layout due to wetland comments, detailed comments from Planning, Public Works and Sandra Whiting were sent together on November 3, 2005. (07/28/2009) Minnie Dhaliwal - Five Rivers Page 1 From: Minnie Dhaliwal To: Ale Kondelis Date: 06/28/2007 4:40 PM Subject: Five Rivers Hi Ale, Please address the following to further process your Special Permission Director application for wetland impacts: 1.Tables in the wetland report on page 2 and page 5 are inconsistent. Wetland C is listed as 3503 sq. ft. on page 2 & 3417 on page 5. Further the Civil plan shows it as 4240 sq. ft. and the survey is shown as 3417 sq. ft. Wetland A is shown as 4322 on the Civil and Survey map but in the report is listed as 3712 sq. ft. Please revise the plans and the report to accurately show the correct area. 2. The mitigation for the impacted wetland is proposed as enhancement of the existing wetlands on a 3:1 ratio. The report states that the impacted area is 336 +1320 =1656 sq. ft. Three times of 1656 is 4968 sq. ft. The report states that a total of 5893 sq. ft. of wetland area will be enhanced. This area should be clearly shown on the plan. Please note that the wetland enhancement area has to be in the actual wetland and not the buffer. So for wetland C, if it is 3417, the area that can be counted towards enhancement is 3417 - 336 - 1320 =1761. It appears that you may have to mitigate more of Wetland A than is shown on the planting plan to meet the 3:1 ratio requirement. Therefore it is important to show where is 4968 sq. ft. 3. Also, the report must request buffer reduction for the creation of Lot 7. It appears that a small portion of buffer for Wetland C and A has to be reduced for lot 7 and the cul -de -sac road. The plan must show the existing wetland with standard buffer (50 feet) and the reduced width. Please note that there is a 10 feet setback from the buffer.The structures on Lot 7 will have to be setback 10 feet from the reduced buffer width. The buffer reduction request shall also be made for the construction of the retaining wall in the buffer of Wetland C (1320 sq. ft. buffer is less than 50 feet wide) 4. To our knowledge a jurisdictional determination was never done by the Corps of Engineers regarding the wetlands on the site, nor has the Department of Ecology reviewed the proposed mitigation plan. While it may be true that these are isolated wetlands for which the Corps has no jurisdiction, only the Corps can make this determination. You have been previously advised that it is your responsibility to follow all federal and state requirements for wetland impacts and mitigation. This means that even though the City will approve the wetland mitigation plan, there may be changes or additional requirements that could be imposed by these agencies. In a previous letter from the applicant it was stated that Nationwide Permit # 39 from the Corps of Engineers would be used as the federal permit for this project. If you intend to apply for this permit, thereby assuming that the Corps has jurisdiction over the wetlands, then the City must receive a copy of the Project Construction Notice. The applicant should be advised that under the recently issued Nationwide Permits, NWP #39 is no longer valid for multi - family housing. Instead NWP 29 is applicable. It is also suggested that the applicant begin coordination as soon as possible with the Department of Ecology, if that has not already been done. Let me know if you have any questions. Minnie Dhaliwal Senior Planner City of Tukwila 206 - 431 -3685 mdhaliwal(alci.tukwila.wa.us P o .,J2, 51 4 - A(ee,cu'vu.' 40 Vtes3 P1114;60 MEMORANDUM TO: PLANNING DEPT. — Minnie Dhaliwal, Senior Planner FROM: PUBLIC WORKS DEPT. — David McPherson, Development Engineer DATE: October 6, 2006 SUBJECT: Five Rivers 53 Ave. South & South 158 Street Special Permission for Filling of Wetlands — L04 -004 Short Plat — LO1 -064 Special Permission for Filling of Wetlands Comments 1. Public Works has reviewed the letter from Jaeger Engineering, dated August 22, 2006, regarding the justification for the Private Street location and proposed construction. I have also reviewed the site plans provided by Jim Jaeger, P.E., and previously made field visits to the site. 2. Mr. Jaeger's strongest justification for the "central private road" is the distance provided between the proposed road and Klickitat Drive. This coincides with Cyndy Knighton's comment no. 2 found below. 3. Mr. Jaeger's second justification for the "central private road" is the amount of grading required, compared to the road being constructed further to the North. Public Works agrees that more grading would be required and possibly have more of an impact on the adjacent property to the North. 4. Mr. Jaeger's third justification for the "central private road" is to allow for seven (7) buildable lots compared to only five (5). While this is desirable for the Developer, it is not relevant for this discusion. The following commnets were provided by Cyndy Knighton, Senior Transportation Engineer on June 23, 2005. 1. As to the placement of the road into the development, the concern was raised about it being only 120 feet north of S. 159th Street. According to the TIA, a more typical minimum spacing seen in other jurisdictions is 125 feet. I see no reason for the proposed 120 foot offset not to be allowed from a traffic engineering point of view. Sight distance requirements are met with the proposed alignment and the accident analysis did not indicate any current or expected safety problems. 2. Pushing the roadway to the north to avoid impacting the Class 2 wetland could be considered, and if it is, I would want to revisit the site. The currently proposed roadway is approximately 300 feet south of Klickitat Drive, a much larger road than S 159th Street (which dead ends and provides access to a neighborhood park). Pushing the roadway access point too far to the north could be more of a concern from a traffic safety perspective than the 5 feet - under - *typical * - spacing for other jurisdictions. Conclusion While Mr. Jaeger's provided information appears to be reasonable, the Public Works Department has no comments, regarding whether this should be considered an "Essential Street ". ok.r Lt Op- tt-k L-)e C , tc f 6-1A.1- l" f4 4i cLa 11 (Nt<2 rt.:‘, o ( t" C C Q. S s .2^ki m A —L A t ) cr C L0LAL \-ti"1 Z•J C) "ed-- Ct410.4 (e-4 t • t 4.. a.. a_ U. p (t_a_a4 .c) IL C a U -Lk Lk- • Hug eu ub uu: eba August 22, 2006 Hc\ R • JAEGER ENGINEERING 9419 S. 204 PLACE - KENT, WASHINGTON 98031 PHONE (253) 850 -0934 FAX (253) 850 -0155 Mini Dhaliwal City of Tukwila Department of Community Development 6300 Southcenter Blvd., Suite 100 Tukwila, WA. 98188 RE: Five Rivers Preliminary Short Plat- Request for Relocation of Wetland File No. L01 -064 and E01 -027 Dear Ms. Dhaliwal, An application for a residential short plat has been submitted to the City for the proposed Five Rivers Short Plat. The initial application included 12 lots and a drainage tract. Due to wetland requirements, the site has been reduced to 7 lots. To effectively develop this short plat, a portion of Wetland C will need to be filled to accommodate the proposed private road that connects to 53 Ave. S. Approx. 336 SF of wetland area at the north tip of wetland C would be filled to allow the construction of the short plat road as shown on the latest plans. I have also prepared an alternative plan that shows the private road located along the north property line, whereas it would be outside of the wetland area. However, we feel that the private road should remain closer to the center of the short plat for the following reasons: 1. The central private rood location provides intersection spacing of 340' to Klickitat Drive, to the north. I provides intersection spacing of 183' to S. 159th St. to the south. Klickitat Drive is assumed to act as a collector arterial. Based on King County road standards, a 300' intersection spacing is required. The private road in the center of the short plat provides 340' and meets this standard. The alternate location of the private road along the north property line would provide 280' of intersection spacing. This does not meet the standard. The intersection spacing requirement for S. 159th St. is 150'. Both private road locations meet this requirement. Due to the high amount of traffic on Klickitat Drive, the greater intersection spacing provided by the central road location is preferred. ring ca Ub u c is 2. The central location for the private road will is situated in the only area along the 53rd Ave. S. ROW where the existing grades meet the road grades. There would be minimal grading to provide the entrance at this location. If located at the north property line, the entrance of the private road would require a minimum of 10' of fill. There is an existing 10' bank (down from 53 Ave.) at this location. 3. The central private road location would allow the short plat to develop 7 lots. The alternate location of the private road along the north property line would allow only 5 lots, due to the lack of area and grading along the north property line. The road cannot be moved to the south, as this would place it within the body of wetland C and would require a greater amount of the wetland to be filled. The location of the road was chosen partly to minimize the impact on the wetland and because this is the highest elevation of the interior property slope along 53rd Ave. S. Please review this request and allow the proposed private road to be located in the central portion of the property. Thank you for your time. incerely, ames Jaeger, P.E. Five Rivers Access Road Location - Justification The proposed short plat road will necessitate the filling of a portion of wetland C, a class 2 wetland. The City may allow this wetland to be filled if there are no other reasonable alternatives for the location of this road. The road cannot be moved to the south, as this would place it within the body of wetland C and would require a greater amount of the wetland to be filled. The location of the road was chosen partly to minimize the impact on the wetland and because this is the highest elevation of the interior property slope along 53 Ave. S. There is.an existing retaining wall behind the existing roadway along 53 Ave. S., south of the proposed , road location. To the north of the proposed road location, there is an • existing 10' high steep slope down from the edge of 53rd Ave. S., into the property. Even more significant, there is a depression along the north property line where the cul -de -sac bulb would be if the road were placed in this location.. This depression is 8' lower than the elevation of the cul -de- sac bulb, if placed in its proposed location. The elevation of the bulb is dictated by the internal road having a maximum grade of 15 %. This would create a grade transition problem with the property to the north of the site. TO nni e Dhal iWa I Rea): 4le Cram , lnc. Re : f9 Ye R, v2 (S oinnie w ill this foe. an oidelonf explcinatl on -ft - a 0 ess lor a - ho�n? jltasc le+ nee k-viov. . rteun 53) 852 -40AO Name • Phone 1. G ..; a `4✓1 ce l (lo) 4r _z .1-¢2 ) O 69 - - 3 (( 3 2. 3 G(N4ne, 3. L- a r li tj Sarcjeyv 2©G ? ?3 3 7 [4- av( a5 7g6 ?..l.(00 4. 5. (0 c Q.,1,./. ) - 3 Bq - S - S1 (9 6. PA V 1V L,DGUI' n z- ��G • a pgo f- - Sc ('' 1 9 V . 7. c4 8. Mavqy & C , ), " AT 22‘ - 3( 6 9. -TC3L.vNN e S 0 -u/ 25 - ' - 0 Z. 4_ 10. f " ( nmA- 4 0 / 7 d ? 7 / r ) d f I -(W 2.y3 y53 - 9 11. 12. 13. 14. N Meeting to discuss review comments May 25, 2006 May 16, 2006 Aleanna Kondelis Cramer NW, Inc. 945 N. Central #104 Kent WA 98032 Cizy of Tukwila Department of Community Development Steve Lancaster, Director Re: Request for additional information for Short Plat and SEPA application. File numbers L05 -040 and E05 -008. Dear Ms. Kondelis: Based on review of your submittals dated March 14, 2006, and April 19, 2006, the following information is required to further process your application: I. Planning and Public Works Department comments: 1. The survey plan must be revised as follows: a) Show the access road as a private tract. b) The width of the access road must be consistent with the civil plan that shows 24 feet of pavement with 5 feet sidewalks on both sides. c) Provide note on short plat map, to comply with the Geotechnical Engineering Report, by LSI Adapt, Inc., dated August 6, 2001; September 4, 2003; February 9, 2005; April 25, 2005 and subsequent geotechnical reports. d) Provide legal description for private street Tract `C'- private road, on short plat map. e) Provide a note on short plat, that no runoff, including downspouts, shall be infiltrated into the ground through "dry wells" or perforated infiltration pipes and trenches. 2. Please address the following comments regarding lot layout: a) Access to lots 1, 2 and 3 is shown with slopes greater than 15 percent. Show how proposed lots are to be accessed off the proposed private street, considering the steep slopes and possible retaining walls. See sample enclosed. b) The plan must show expected location of homes. The finished floor elevations for lot 1, 2 and 3 show a daylight basement type of a structure. If this is true, then it would be inconsistent with the recommendation of LSI Adapt that recommended a maximum 2 vertical feet of site grading. Please explain. Steven M. Mullet, Mayor 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 3. The landscaping plan shows trees that are in conflict with the driveway locations shows on the civil plan. The landscaping plan must show what is planned over the underground detention tank/vault. Further the email from Rolf Hyllseth, geotechnical engineer, addresses general concerns and recommendations for planting within the 30 foot setback. However it does not mention that there is no problem/conflict with planting 28 trees and the monitoring wells within that area. The geotechnical engineer must either specifically address that concern or alternatively the landscaping plan could be amended to not plant any trees within the 30 foot setback and plant those trees within eastern part of the wetland and the buffer area. Also, refer to the attached memo from Sandra Whiting, City's Urban Biologist regarding additional comments on the landscape plans. 4. Following are comments pertaining to corresponding item in the SEPA checklist: A.8 WSDOT permit is not required as storm drainage will connect to a City of Tukwila storm drainage system off -site. A.9 Sanitary sewer is Valvue and not City of Tukwila. A.10 This is not a 12 lot short plat. Please revise response. A.12 The area does contain wetlands. B.1.b. There is no lot 12. Please revise response. B.1.d. The response must refer to the landslides in the area. &1.e. Cut/fill estimate should be based on Civil Plan. B.3.b.2. Valvue Sewer district provides sewer service and not City of Tukwila. B.4.d Revise the response to reflect the revised landscaping plans. B.8.h. There are environmentally sensitive areas. B.8.i. It is no longer a 12 -lot short plat so fewer people will reside. B.12.c. There is no fee in lieu of recreational site program in Tukwila. B.14.c. Revise the response for 7 -lots. B.14.d. The access road is private and not public. B.14.f. The trips should be revised for a 7 -lot short plat. C. The checklist must be signed. II. Building Department comments: LSI Adapt has very specific recommendations regarding site preparations, drainage, fill placement and alternatives for foundation construction. Consequently, the building permit approval for each site will be subject to the following conditions: a) All plan submittals for permit application shall be accompanied by a letter from a registered geotechnical engineer. The letter shall confirm that the proposed foundation design has integrated the recommendations of the Geotechnical engineering report prepared by LSI Adapt. b) A registered geotechnical engineer shall monitor the site preparation and shall approve each foundation sub -grade preparation to obtaining foundation inspection approval from Building Division. 2 III. Comment by Sandra Whiting, the City's Urban Biologist: Previous comments The following comments were provided to the applicant in the letter dated November 3, 2005 but have not yet been adequately addressed in the revised Mitigation Plan report. 1. Page 1, second bullet. The 1000 -foot exemption also existed under the previous Sensitive Areas Ordinance, so this is not a change with respect to Wetlands B and D. 2. Page 3, bottom of page. While it is true that wetland boundaries were reviewed by City staff, what was apparently agreed in the field regarding the boundaries of Wetland C is not the boundary that is indicated on the drawings. After Wetland C boundaries were re- flagged in the field per the City's request, the site was revisited on September 22 to check the wetland boundaries and to locate the center -line of the proposed driveway /access road. The wetland flags are now clearly marked and the flag numbers are accurately depicted on the drawing sent to us. However, the determination of the location of center -line of the drive was not possible, as no stakes or other marking were visible in the field. While in the field, saturated soils and wetland vegetation were observed outside the currently flagged boundary of Wetland C between Flags CC -4 and CC -5. A soil pit was dug to characterize the soils. The soils were saturated and met hydric soil criteria, and the dominant plant in the vicinity was salmonberry (Rubus spectabilis), which meets the wetland vegetation criterion. Therefore, it appears that Wetland C extends beyond the currently flagged area between CC -4 and CC -5. A change in the wetland boundary in the area in question would not affect the applicant's proposal, nor would it likely change the wetland classification. We should, however, make sure the wetland boundaries and acreage are accurate. There was no indication in the Wetlands Evaluation and Delineation Report of June 2002 that a sample plot was established in this area. However, if the area has already been evaluated by the consultant and ruled out as wetland, the City would be happy to review existing data before deciding on the need to go back into the field. If there are no data on this area, the wetland consultant should recheck this area. It would make sense for me to meet the consultant in the field to check this area together. 3. The report should describe the alternatives considered for the location of the access road and explain why the impacts to Wetland C cannot be avoided or reduced by relocating the road. 3 New comments 1. It appears that the buffers for Wetland A at one point on the north (Lot 6) and along the southwest (Lot 7) do not meet the minimum 50 foot requirement. The applicant should show the buffers on the plan and indicate if and where they do not meet the 50 foot requirement. Also, on Page 5 under the Proposed Action for Wetland A and on Sheet WL 1.3, it states that a minor amount of buffer will be eliminated through buffer averaging. Tukwila's Sensitive Areas Ordinance does not provide for buffer averaging. Therefore, the applicant will either need to request a buffer reduction for the areas affected, or change the lot sizes or configurations, as necessary. 2. While the revised Conceptual Wetland Mitigation Program report (page 6) and Sheet WL 1.3 now address some methods to minimize the impacts to wetland C from the access roadway (creation of a vertical wall instead of roadway fill slope and carrying out all work from the roadway side), the City will need to see the engineering drawings of this proposed approach. 3. Page 5 of the Conceptual Wetland Mitigation Program report for Wetland C, Proposed Action, still mentions the possible supplementation of hydrology from roof- top drains. Under what conditions would this be required and how would it be evaluated? When will this determination be made? How is this affected by the geotechnical consultant's recommendation to not allow rooftop drainage to be discharged on site? 4. The applicant should provide a discussion of existing wetland and buffer functions and explain how the proposed mitigation plan enhances functions. The plan should make it clear what functions are being targeted in the mitigation plan? Comments specific to Wetland Planting Plan (Sheets WL 1.1 - 1.3) 1. Sheet WL 1.1 and 1.2. Since the northern edge of Wetland C will essentially act as a buffer along the access road, plantings there should be denser to provide additional protection to the remainder of the wetland. The same comment applies to the small buffer area along 53` Avenue South. 2. Sheet WL 1.2. The symbols showing existing trees should be defined on the plan. 3. The wetland sign on Sheet WL 1.2 does not conform to the required language in the Tukwila Sensitive Areas Ordinance ( "Alteration or disturbance is prohibited pursuant to TMC Chapter 18.45. Please call the City of Tukwila for more information. ") and should be modified accordingly. In addition, the City does not provide signs. 4. The Wetland Buffer /Shrubs legend on Sheet WL 1.2 should be double checked for consistency with what is shown on the drawing. For example, the plan does not show where Carex obnupta or Scripus microcarpus will be planted. 4 5. Sheet WL 1.3 — Shrub and Evergreen Tree planting details: All burlap is to be removed completely from the root ball before installation. 6. Sheet WL 1.3, Planting notes. Recent research has shown that amending the planting hole is not a good practice for planting in restoration sites. The City requests that the planting notes be modified to indicate that planting hole is to be backfilled with native soil and that compost is to be placed on the surface after planting. Alternatively, entire areas for planting can be amended with compost and not just the planting holes. 7. Sheet WL 1.3 Planting notes should also include a statement about roots prior to planting such as: Plants shall be removed from their containers immediately prior to planting. Immediately prior to installation, root balls shall be examined and loosened throughout at least the outer 1 inch of root ball. Any damaged, matted, or circling roots shall be pruned. 8. More detail will be needed in the final plan regarding the quality and characteristics of the plants to be installed and procedures for inspecting plants (for example: Plants shall be healthy and vigorous, well branched, with well- developed roots, normal in pattern of growth, and free of pests and diseases. Damaged, diseased, pest- infested, scraped, bruised, dried -out, burned, broken, or otherwise defective plants will be rejected. Woody plants with abrasions of the bark or sunscald will be rejected. Plants must be container grown unless otherwise specified. Root balls must hold together when the plant is removed from the pot, except that a small amount of loose soil may be on the top of the rootball. Plants must not be root - bound; there must be no circling roots present in any plant inspected. Rootballs that are cracked or broken when removed from the container shall be rejected. ). 9. Sheet WL 1.3, Vegetation Maintenance Plan: add that maintenance activities may include: replacing plants that did not survive and re- seeding of grass. Maintenance activities should include weeding to the dripline of installed plants, even if invasive species cover is less than 15 %. 10. Where removal of invasive plants will be done with an excavator, protective measures for trees to be retained on -site will need to be specified. V. Comments by the Public Works Department: The following will be required as conditions of the preliminary approval: 1. Dedicate 10' along 53 Ave. S. for Public Street — see sample Statutory Warranty Deed w/Excise Tax Affidavit form enclosed. The on -site street including cul -de -sac, shall be private and within private easement. 2. Provide draft, private ingress /egress and utilities maintenance agreement, for review by Public Works — sample previously provided. 5 3. If shared access is provided for lots 1, 2 and 3, provide draft, joint use and access easement, as applicable, for review by Public Works — sample previously provided. Also, separate easement documents will be required for any other private easements for example private easement north side of lot 1, 2 and 3. Valvue sewer easement document is required for the new sewer line on lot 6. 4. Owner shall sign a Sensitive Areas Ordinance Hold Harmless agreement, to be recorded at King County Office of Records, separate from the CCR — sample previously provided. Informational comments and construction permit related comments: 1. Provide approved plan sheet(s) from Val -Vue Sewer District. 2. Provide note on short plat map and Civil Plans, to comply with the Geotechnical Engineering Report, by LSI Adapt, Inc., dated August 6, 2001; September 4, 2003; February 9, 2005; April 25, 2005 and subsequent geotechnical reports 3. Individual house foundation and drainage system, shall meet a specific geotechnical assessment, with final design recommendations. 4. All utilities are required to be underground, per City ordinance. 5. Revise the storm water technical information report to include downstream analysis, based on the King County Surface Water Design Manual. 6. Storm drainage for the widened portion of 53 Ave. South, shall be directed to flow along and continuing North along the Public street. This area for detention, shall also be part of the on -site detention calculations. 7. Turnover documents will be required for the infrastructure along 53 Ave. South: for sidewalk, pavement, curb /gutter, and street lighting; within the City Right -of -Way. Street lighting within the Private Street shall also be turned over to the City. 8. `Tract A Drainage' shall be private and maintained by the owner(s) of the short plat. The private detention shall be underground per the geotechnical recommendations and as required by the Public Works Department. The detention tank/vault, shall be per King County Surface Design Manual. The detention tank/vault and private street, including street lighting, shall be built to City Public standards. If you have any questions, please call me at 206 - 431 -3685. Sincerely, Minnie Dhaliwal Senior Planner 6 sf r e , ■ I FINISHED GARAGE ELEVATIONS LOT ELEVATIONS 1 Y F 1 RE :i ! f 0 p R i� t Ou ND RoPo° T U RN AR TRU FLOW LINES PROPOSED CONTOUR EXISTING CONTOUR CLEARING LIMITS TUKWILA MUNICIPAL CODE Chapter 8.25 VEHICLE STORAGE AND PARKING ON SINGLE - FAMILY RESIDENTIAL PROPERTY Sections: 8.25.010 Definitions 8.25.020 Parking Limitations 8.25.010 Definitions. "Approved Durable Uniform Surface" is a durable uniform surface approved for the storage of vehicles by the City of Tukwila, and should consist of one of the following: 1. Two inches of 5/8 minus compacted rock, provided mud or other fine material do not work their way to the surface of the rock. Alternate sized minus compacted rock may be used upon approval by the City; or 2. Concrete (4" Portland cement concrete) over gravel section as described in Section 8.25.010; or 3. Blacktop (2" asphalt concrete pavement) over gravel section as described in Section 8.25.010; or 4. Any other configuration of materials, approved by the City, that maintains a durable uniform surface. (Ord. 2056 §1(part), 2004) 8.25.020 Parking Limitations. A. The requirements of TMC Chapter 8.25 apply to the storage and parking of vehicles on properties devoted to single - family residential use. B. Motor vehicles on property devoted to single - family residential use shall be parked on an approved durable uniform surface. Motor vehicles, other than those specified in TMC 8.25.020C, shall not be parked in setbacks except in front yard or side street setbacks when in a driveway that provides access to an approved parking location and is in conformance with TMC Title 18, as that title currently exists or as it may be subsequently amended. C. Recreational vehicles, boats or trailers shall be parked, kept or stored on an approved durable uniform surface and shall not be parked, kept or stored in required front yard setbacks, except for a driveway. Recreational vehicle parking in the side or rear yard setbacks is allowed, provided no recreational vehicle is parked so as to prevent access by emergency respon- ders to all sides of a structure. D. Approved durable uniform surfaces outside of structures on -site may cover a maximum of 1,200 square feet or 10% of the lot surface, whichever is greater. E. No more than 50% of the front yard or 800 gquare feet, whichever i appr — o a l� durable uniform surface. An approved durable uniform surface exceeding this requirement on the effective date of this ordinance may be maintained, but shall not be expanded. F. Single- family properties on pre - existing, legal lots of record containing less than 6,500 square feet are exempt from the requirements of 8.25.020D. (Ord. 2056 §1(part), 2004) Page 8 -26 Printed February 2005 • TO: PLANNING DEPT. — Minnie Dhaliwal, Senior Planner O FROM: PUBLIC WORKS DEPT. — David McPherson, Development Engineer DATE: May 9, 2006 SUBJECT: Five Rivers — 7 Lot Short Plat 53 Ave. South & South 158` Street SEPA, Short Plat, and Miscellaneous Comments SEPA — E05 -008 Short Plat — L05 -040 MEMORANDUM 1. The State Environmental Checklist and Endangered Species Act Screening Checklist needs to be revised — see the following: • A WSDOT permit is not required, as storm drainage system will connect to a City of Tukwila storm drainage system off -site. Sanitary Sewer is Val -Vue Sewer District not City of Tukwila. This is a 7 Lot Short Plat, not 12 lots. • Steepest slope is not located within future lot 12. • Excavation for the detention vault and utilities should not part of the grading cut/fill quantities. Applicant shall provide a cut/fill estimate, based on the Civil plan, including grading for the Private Street. • Approx. 25 people will reside in the completed development, not 42. • Completed project will provide 28 parking spaces, not 48. Estimated new vehicular trips should be 70, not 120. 2. Geotechnical reports including peer reviews, have been completed and meet the standards of Tukwila Municipal Code 18.45.080. 1' Show how proposed house on Lot, can be built over the existing sanitary sewer easement and sanitary sewer main. Show how proposed lots are to be accessed off the proposed Private street, considering the steep slopes and possible retaining walls. Especially, for proposed Lots 1 & 2. See sample enclosed. 3/Dedicate 10' along 53 Ave. S. for Public Street — see sample Statutory Warranty Deed w/Excise Tax Affidavit form enclosed. The o including cul -de- sac, shall be private and within private easement. (.v•-.t. - 1J` �„..., .. Q,r - 49 review by Public Works — sample previously provided. 4. vlSrovide draft, private ingess/egress and utilities maintenance agreement, for 5. ,Provide draft, joint use and access easement, as applicable, for review by Public Works — sample previously provided. 1 V " ' I A _ I. v r ^E'cr�d— � .v, ',r'4 ea �` v✓ r, Li3 `'t Provide description for private storm drainage Tract `A', on short plat map. ,,Provide legal description for private street Tract `C', on short plat map. Provide legal description for private sensitive area Tract B', on short plat map. C 9 / Provide note on short plat, that no runoff, including downspouts, shall be infiltrated into the ground through "dry wells" or perforated infiltration pipes and trenches. 6. Owner shall sign a Sensitive Areas Ordinance Hold Harmless agreement, to be r ,_ �„Q &AAA''f f recorded at King County Office of Records, separate from the CCR — sample ` — previously provided. d Y private street (Tract `C'), may be revised to 24' width of pavement, reduced from 28' in width. The cul -de -sac shall remain as shown on the site plan (46' radius to back of sidewalk). 7 / `Tract A Drainage' shall be private and maintained by the owner(s) of the short plat. The private detention shall be underground per the geotechnical , recommendations and as required by the Public Works Department. The detention tank/vault, shall be per King County Surface Design Manual. The detention tank/vault and private street, including street lighting, shall be built to City Public standards. Short Nat Survey Site Plan Provide note on short plat map, to comply with the Geotechnical Engineering Report, by .LSI Adapt, Inc., dated August 6, 2001; September 4, 2003; February 9, 2005; April 25, 2005 and subsequent geotechnical reports. Informational Comments Short Plat Site Development Plan 1. Provide approved plan sheet(s) from Val -Vue Sewer District. 2. Provide note on short plat map, to comply with the Geotechnical Engineering Report, by LSI Adapt, Inc., dated August 6, 2001; September 4, 2003; February 9, 2005; April 25, 2005 and subsequent geotechnical reports 3. Individual house foundation and drainage system, shall meet a specific geotechnical assessment, with final design recommendations. 4. All utilities are required to be underground, per City ordinance. 5. Provide landscaping plan, for private storm drainage detention tank/vault. Miscellaneous Permit 1. Revise the storm water technical information report, based on the King County Surface Water Design Manual. To include a downstream analysis. 2. Storm drainage for the widened portion of 53 Ave. South, shall be directed to u flow along and continuing North along the Public street. This area for detention, shall also be part of the on -site detention calculations. 3. Turnover documents will be required for the infrastructure along 53 Ave. South: for sidewalk, pavement, curb /gutter, and street lighting; within the City Right -of- Way. Street lighting within the Private Street shall also be turned over to the City. File Number — 0 Okyt4,1 x: r USE PERMIT ROUTING `L f k. r2 Date transmitted Statf coordinator v 0 u? It f e e/ Public Works Fire Dep Response requested by: Date response received: l Police Dept. Q Parks/Rec DRC review requested O Plan submittal requested 0 Plan approved 03/14/94 LSI Adapt has very specific recommendations regarding site preparations, drainage, fill placement, and Alternatives for foundation construction. Consequently, the building permit approval for each site on the Five Rivers subdivision will be subject to the following condition: o All plan submittals for permit application shall be accompanied by a letter from a registered geotechnical engineer. The letter shall confirm that the proposed foundation design has integrated the recommendations of the Geotechnical engineering report prepared by LSI ADaPT o A registered geotechnical engineer shall monitor the site preparation and shall approve each foundation sub -grade preparation prior to obtaining foundation inspection approval from Building Division. 4 MEMORANDUM May 10, 2006 TO: Minnie FROM: Sandra RE: Five Rivers Revised Conceptual Wetland Mitigation Plan and Planting Plan This memo presents my comments on the Revised Conceptual Mitigation Plan dated January 28, 2006 and the Wetland and Buffer Delineation Plan sheets WL1.1, 1.2 and 1.3, dated February 7, 2006. Previous comments The following comments were provided to the applicant I the letter dated November 3, 2005 but have not yet been adequately addressed in the revised Mitigation Plan report. 1. Page 1, second bullet. The 1000 -foot exemption also existed under the previous Sensitive Areas Ordinance, so this is not a change with respect to Wetlands B and D. 2. Page 3, bottom of page. While it is true that wetland boundaries were reviewed by City staff, what was apparently agreed in the field regarding the boundaries of Wetland C is not the boundary that is indicated on the drawings. After Wetland C boundaries were re- flagged in the field per the City's request, the site was revisited on September 22 to check the wetland boundaries and to locate the center -line of the proposed driveway /access road. The wetland flags are now clearly marked and the flag numbers are accurately depicted on the drawing sent to us. However, the determination of the location of center -line of the drive was not possible, as no stakes or other marking were visible in the field. While in the field, saturated soils and wetland vegetation were observed outside the currently flagged boundary of Wetland C between Flags CC-4 and CC -5. A soil pit was dug to characterize the soils. The soils were saturated and met hydric soil criteria, and the dominant plant in the vicinity was salmonberry (Rubus spectabilis), which meets the wetland vegetation criterion. Therefore, it appears that Wetland C extends beyond the currently flagged area between CC-4 and CC -5. A change in the wetland boundary in the area in question would not affect the applicant's proposal, nor would it likely change the wetland classification. We should, however, make sure the wetland boundaries and acreage are accurate. There was no indication in the Wetlands Evaluation and Delineation Report of June 2002 that a sample plot was established in this area. However, if the area has already been evaluated by the consultant and ruled out as wetland, the City would be happy to review existing data before deciding on the need to go back into the field. If there are no data on this area, the wetland consultant should recheck this area. It would make sense for me to meet the consultant in the field to check this area together. 1 3. The report should describe the alternatives considered for the location of the access road and explain why the impacts to Wetland C cannot be avoided or reduced by relocating the road. New comments 1. It appears that the buffers for Wetland A at one point on the north (Lot 6) and along the southwest (Lot 7) do not meet the minimum 50 foot requirement. The applicant should show the buffers on the plan and indicate if and where they do not meet the 50 foot requirement. Also, on Page 5 under the Proposed Action for Wetland A and on Sheet WL 1.3, it states that a minor amount of buffer will be eliminated through buffer averaging. Tukwila's Sensitive Areas Ordinance does not provide for buffer averaging. Therefore, the applicant will either need to request a buffer reduction for the areas affected, or change the lot sizes or configurations, as necessary. 2. While the revised Conceptual Wetland Mitigation Program report (page 6) and Sheet WL 1.3 now address some methods to minimize the impacts to wetland C from the access roadway (creation of a vertical wall instead of roadway fill slope and carrying out all work from the roadway side), the City will need to see the engineering drawings of this proposed approach. 3. Page 5 of the Conceptual Wetland Mitigation Program report for Wetland C, Proposed Action, still mentions the possible supplementation of hydrology from roof -top drains. Under what conditions would this be required and how would it be evaluated? When will this determination be made? How is this affected by the geotechnical consultant's recommendation to not allow rooftop drainage to be discharged on site? 4. The applicant should provide a discussion of existing wetland and buffer functions and explain how the proposed mitigation plan enhances functions. The plan should make it clear what functions are being targeted in the mitigation plan? Comments specific to Wetland Planting Plan (Sheets WL 1.1 - 1.3) 1. Sheet WL 1.1 and 1.2. Since the northern edge of Wetland C will essentially act as a buffer along the access road, plantings there should be denser to provide additional protection to the remainder of the wetland. The same comment applies to the small buffer area along 53r Avenue South. 2. Sheet WL 1.2, Wetland/Buffer Trees. This plant schedule shows that a total of 84 trees will be planted in the wetland and buffer areas. However, the Landscape and Tree Replacement Plan (Sheet L -1) states that 103 trees will be planted in the wetland and buffer areas. This inconsistency needs to be corrected. 3. Sheet WL 1.2. The symbols showing existing trees should be defined on the plan. 4. The wetland sign on Sheet WL 1.2 does not conform to the required language in the Tukwila Sensitive Areas Ordinance ( "Alteration or disturbance is prohibited pursuant to TMC Chapter 18.45. Please call the City of Tukwila for more information. ") and should be modified accordingly. In addition, the City does not provide signs. 5. The Wetland Buffer /Shrubs legend on Sheet WL 1.2 should be double checked for consistency with what is shown on the drawing. For example, the plan does not show where Carex obnupta or Scripus microcarpus will be planted. Why is no buffer enhancement proposed on the east side of Wetland A (Sheets WL 1.1 and 1.2)? 7. Sheet WL 1.3 — Shrub and Evergreen Tree planting details: All burlap is to be removed completely from the root ball before installation. 8. Sheet WL 1.3, Planting notes. Recent research has shown that amending the planting hole is not a good practice for planting in restoration sites. The City requests that the planting notes be modified to indicate that planting hole is to be backfilled with native soil and that compost is to be placed on the surface after planting. Alternatively, entire areas for planting can be amended with compost and not just the planting holes. 9. Sheet WL 1.3 Planting notes should also include a statement about roots prior to planting such as: Plants shall be removed from their containers immediately prior to planting. Immediately prior to installation, root balls shall be examined and loosened throughout at least the outer 1 inch of root ball. Any damaged, matted, or circling roots shall be pruned. 10. More detail will be needed in the final plan regarding the quality and characteristics of the plants to be installed and procedures for inspecting plants (for example: Plants shall be healthy and vigorous, well branched, with well - developed roots, normal in pattern of growth, and free of pests and diseases. Damaged, diseased, pest - infested, scraped, bruised, dried - out, burned, broken, or otherwise defective plants will be rejected. Woody plants with abrasions of the bark or sunscald will be rejected. Plants must be container grown unless otherwise specified. Root balls must hold together when the plant is removed from the pot, except that a small amount of loose soil may be on the top of the rootball. Plants must not be root - bound; there must be no circling roots present in any plant inspected. Rootballs that are cracked or broken when removed from the container shall be rejected. ). 11. Sheet WL 1.3, Vegetation Maintenance Plan: add that maintenance activities may include: replacing plants that did not survive and re- seeding of grass. Maintenance activities should include weeding to the dripline of installed plants, even if invasive species cover is less than 15 %. 12. Where removal of invasive plants will be done with an excavator, protective measures for trees to be retained on -site will need to be specified. • a • - -9 0 _2 _ w-1 .. — � (A i -e = :kA/ ® �h i Z kr 3 . TYGs �i(_ A Cdr - v■ -c-. . • _ c:. c42 - 1_‘ . . _, s1 ../ c um V4 �tl Te 0 — ✓ ) — s c }V) 1(NA0 ' a ` r ;Lim ciA ,A . 1. , eA (dt- / f-i eit-1 0 vi v Svc P- 4,— c c l; h ' 14 1 94 - AC1- Iv 201 VAJ '1(1\ ?,tA\ t"ft • Lt 1 fi-tom - ft — k`�e� v i' -,o --- 1z t -. 0 ., 1 _ 3 - s7 N � L • 3L survey plan civil plan landscaping plan ingress egress foundation Cramer Northwest, Inc. Surveyors *Planners *Engineers Minnie Dhaliwal City of Tukwila Department of Community Development 6300 Southcenter Blvd, #100 Tukwila WA 98188 Ms. Dhaliwal, RE: File L05 -040, E05 -008, Five Rivers Short Plat RECEIVED MAR 11' 5 COMMUNI i Y DEVELOPMENT This letter and package is in response to the request for additional information letter dated November 3, 2005. In general we have provided four copies of the following documents as directed by the preliminary short plat checklist: 1) Revised Site Plan 2) Revised Civil Plan 3) Revised SEPA check list 4) Revised mitigation plan for the wetland with cover letter explanation of changes from Habitat Technologies 5) Revised Landscape, Tree and Planting Plan that incorporates the wetland mitigation 6) Revised Declaration of Covenants, Conditions and Restrictions 7) E -mail comment from the geotechnical engineer on the planting plan We have not provided the supporting legal documents of the Statutory Warranty Deed for Dedication, private maintenance agreement, joint use and access agreement requested by Mr. McPherson due to the fact that we would like more of the technical review to take place to solidify our plans. We are prepared to submit these documents when we are closer to determining the approval of the short plat. Please address any comments for changes or revisions to the appropriate professional. The list is as follows: Jim Jaeger, Jaeger Engineering — Civil Engineer Tom Deming, Habitat Technologies — Wetland Biologist Larry Sargent, Dryco Surveying — Surveyor Dave Lowman, Eagle CADD Design — Landscape Architect John O'Rourke — Attorney (Declaration of CCnR's) If you need any of their contact information or assistance, please feel free to contact me. Thanks for your assistance. Sincerely, Ale Kondelis Project Manager 945 N. Central, Suite #104 Kent WA 98032 (253) 852 -4880 Fax (253) 852 -4955 www.cramernw.com E -mail: cni @cramernw.com March 2, 2006 Page 1 of 1 Ale Kondelis From: Rolf Hyllseth [RoIfBH @adaptengr.com] Sent: Monday, February 20, 2006 5:05 PM To: Ale @cramernw.com Subject: RE: Geotech review letter for revised entry road Ale, I discussed this with Dave Loman today. I don't have his landscaping plan, but he explained they are planning to remove a few existing trees within the road alignment area and replace with taller trees within the 50 -ft buffer zone along the top of the steep slope area along the eastern boundary of the site. From a geotechnical or slope stability standpoint I don't see a problem with this. To minimize temporary erosion problems during planting, they should minimize the use of mechanized equipment and hydroseed and /or remulch disturbed areas as soon as possible following planting, according to the recommendations of the landscape architect. It would also be best to do this work in the drier summer /early fall months of the year, to minimize excessive erosion. Let me know if you have any further questions about this. Thanks, Rolf Hyllseth, P.E., L.G. LSI Adapt, Inc. 615 Eighth Avenue South Seattle, WA 98104 ph# (206) 654 -7045 mob# (206) 786 -1619 fax# (206) 654 -7048 RECEIVED MAR 1 L 2005 CG;■,yuNi Y DEVELOPMENT February 24, 2006 Ms. Ale Kondelis @ Cramer NW 945 North Central Ave. Suite 104 Kent, Washington 98032 RE: Five Rivers Preliminary Plat, City of Tukwila Dear Ms. Kondelis, Pursuant to the City of Tukwila letter dated November 3, 2005 the Compensatory Mitigation Program document has been revised to incorporate the City's comments. These modifications include: RECEIVED IMAR 1 .t .rri COmmUNI DEVELOP • A reduction in the private road access to reduce the impacts to the northern edge of Wetland C. • Additional replanting along the toe of the new roadway wall to address short- term impacts of the construction of this roadway. The work area would be minimized and all roadway construction actions would be completed from the roadway and not from the wetland or buffer. • The northern portion of Wetland C adjacent to the new roadway would be converted into buffer, but would not be filled. Compensatory mitigation for this conversion of wetland into functional buffer would be provided through restoration and enhancement of the retained wetland and buffer areas onsite. • The initial idea to creation additional onsite wetland has been eliminated. Instead, compensatory wetland mitigation would be provided by restoration and enhancement of the retained wetland and buffer areas. The wetland restoration and enhancement ratio shall be 3.0 to 1.0 (restored to impacted). • No actions shall be undertaken within the City of Seattle right of way. • The present plan would require the unavoidable impact to a total of 1,897 square feet (0.04 acres) of existing wetland (part of Wetland C, all of Wetlands B and D). Since these wetlands do not provide critical habitats for species listed through the Endangered Species Act, Federal permitting though the Seattle District Corps of Engineers would follow the Nationwide Permit #39 process. Pursuant to the requirements of NWP#39 the Corps shall receive post - project notification within 30 days of the filling of these wetland areas. 1 5- Rivers 01248 • City identified typos have been repaired. • The square footage typos have been repaired. • The hydrology for the retained wetlands is primarily provided by seasonal seepage, onsite rainfall, and stormwater runoff from the City of Seattle right of way. Since these items would not be significantly altered, rooftop runoff would not be required to ensure continued wetland hydrology. • Alternatives have been outlined. • The use of a split rail fence is noted. • There will no longer be a wetland construction assess needed. • The intent of the seeded is to provide short-term erosion protection. The selected grasses would be expected to be short-lived and eventually be replaced by desirable species as a result of increased shading within the wetland and buffer. • Hydrology monitoring is scheduled has been eliminated since we will no longer be creating compensatory mitigation wetland area. I hope this information is helpful in your re- submittal to the City. Please contact me with any questions. Sincerely, Thomas Deming 2 5- Rivers 01248 HABITAT TEcHNoLoGIEs January 28, 2006 Ms. Aleanna Kondelis, Planner /Project Manager @ Cramer NW, Inc. 945 North Central, #104 Kent, Washington 98031 Dear Ms. Kondelis, RE: Five Rivers Preliminary Plat, City of Tukwila Conceptual Mitigation Program for Unavoidable Wetland Impacts Associated with the Primary Access Roadway The initial conceptual mitigation programs for the Five Rivers Preliminary Plat dated December 19, 2003 and April 1, 2005 have been revised below to be consistent with the newly adopted changes in the City of Tukwila Chapter 18.45 effective December 2004 and comments provided by the City of Tukwila staff. In particular, the newly adopted ordinance has changed the criteria used by the City to categorize different wetland areas and has changed the associated protective buffers associated with these wetlands. In addition, the City of Tukwila staff has recommended the restoration of existing degraded onsite wetland areas rather than the creation of new onsite wetland and the primary compensatory mitigation feature. Examples of the ordinance changes include: • Under the prior regulations Wetland A and Wetland C met the criteria for designation as Type 2 Wetlands because both of these wetlands exhibited a forested plant community that comprised more than 20% of the wetland area. HOWEVER, this criterion is no longer within the new regulations. As such, under the newly adopted regulations Wetland A and Wetland C appear best defined as Type 3 Wetlands. • Under the prior regulations Wetland B and Wetland D met the criteria for designation as Type 3 Wetlands. HOWEVER, the new regulation sets a minimum wetland size for regulation at 1,000 square feet. As such, under the newly adopted regulations Wetland B and Wetland D appear best defined as non - regulated. • Under the newly adopted regulations the City may allow Type 3 Wetlands to be altered or relocated only with the permission on the City and with a mitigation or enhancement plan that complies with the standards of mitigation required in Chapter 18.45. The goal of the conceptual mitigation program is to provide full and complete compensation for unavoidable impacts to a City of Tukwila regulated wetland as a direct wetlands, streams, fisheries, wildlife - mitigation and permitting solutions P.O. Box 1088, Puyallup, Washington 98371 5 - Rivers 01248 voice 253 - 845 -5119 fax 253- 841 -1942 habitattech@qwest.net WETLAND SIZE (sqft) PRIOR CITY OF TUKWILA WETLAND TYPE FUNCTION AND VALUE RATING PRIOR STANDARD BUFFER WIDTH NEWLY ADOPTED CITY WETLAND RATING NEWLY ADOPTED STANDARD BUFFER WIDTH A 4,320 sqft 2 Low 50 feet 3 50 feet B 898 sqft 3 Low 25 feet NON - REGULATED C 3,503 sqft 2 Low 50 feet 3 50 feet D 663 sqft 3 Low 25 feet NON - REGULATED result of the development of a required access roadway which meets City of Tukwila roadway and public health /safety standards. WETLAND DETERMINATION As outlined in the Habitat Technologies letter dated September 16, 2003, wetland determination for the Five Rivers Preliminary Plat was based on sample plots which contained hydrophytic vegetation, hydric soils, and wetland hydrology in accordance with the Washington State Wetlands Identification and Delineation Manual (Wash. Manual) and the Corps of Engineers Wetland Delineation Manual (1987 Manual). Based on these methods four (4) areas that exhibits all three of these criteria were identified onsite. In addition, a very seasonal swale was identified generally along the southern site boundary, however, this swale does not exhibit an ordinary high water mark (OHWM) and does not meet the City of Tukwila definition as a "watercourse" under TMC18.45.06.920. Wetland A: This wetland was located within a shallow depression at the eastern end of the defined onsite swale along the southeastern project site boundary. This wetland was dominated by a shrub and sapling plant community that had been altered by prior land use actions. As discussed with City of Tukwila staff a scattering of trees (red alder — Alnus rubra, black cottonwood — Populus trichocarpa, Pacific willow - Salix lasiandra) were present along the edge of this wetland. This wetland appeared to remain ponded into the early growing season. Hydrology for this wetland was provided by stormwater runoff from onsite and adjacent parcels. Surface water that left this wetland eventually entered a stormwater catchment near the southeast corner of the project site. Based on a review of the project site and discussions with City of Tukwila staff, Wetland A meets the U.S. Fish and Wildlife Service (USFWS) criteria for classification as a palustrine, forested, seasonally flooded (PFOC). Under the newly adopted regulations Wetland A was identified to meet the criteria for designation as a City of Tukwila Type 3 Wetland. Wetland B: This wetland was located within a shallow depression within the east - central portion of the project site. This wetland was dominated by a shrub and sapling 2 5- Rivers 01248 plant community that had been altered by prior land use actions. The wetland was well shaded by red alder trees rooted primary outside the defined wetland boundary. This wetland appeared to be the result of an internal roadway which had compacted this small depression. This wetland appeared to remain ponded into the early growing season. Hydrology for this wetland was provided by stormwater runoff from onsite. Wetland B meets the U.S. Fish and Wildlife Service (USFWS) (Cowardin et al. 1979) criteria for classification as a palustrine, scrub /shrub, seasonally flooded (PSSC). Under the newly adopted regulations Wetland A was identified to meet the criteria for designation as a City of Tukwila non - regulated because of small size ( <1,000sgft). Wetland C: This wetland was located within a shallow depression near the southwestern corner of the project site. This wetland was dominated by a forested plant community composed of young red alder (approximately 15 years old) rooted both within and outside the defined wetland boundary. This wetland appeared to have formed following the removal of an old homesite and included the old concrete foundation and assorted garbage. This wetland appeared to remain ponded into the early growing season. Hydrology for this wetland was provided by stormwater runoff from onsite and offsite, and from a number of seeps along the toe of the adjacent fill supporting 53 Avenue South. Based on a review of the project site and discussions with City of Tukwila staff, Wetland C meets the U.S. Fish and Wildlife Service (USFWS) criteria for classification as a palustrine, forested, seasonally flooded (PFOC). Under the newly adopted regulations Wetland A was identified to meet the criteria for designation as a City of Tukwila Type 3 Wetland. Wetland D: This wetland was located within a shallow depression formed by an old internal roadway within the project site. This wetland was dominated by a shrub and emergent plant community that had been altered by prior land use actions. This wetland appeared to remain saturated well into the growing season. Hydrology for this wetland was provided by stormwater runoff from onsite. Wetland D meets the USFWS criteria for classification as a palustrine, scrub /shrub, seasonally flooded /saturated (PSSE); and palustrine, emergent seasonally flooded /saturated (PEME). Under the newly adopted regulations Wetland A was identified to meet the criteria for designation as a City of Tukwila non - regulated because of small size ( <1,000 sqft). CITY WETLAND BOUNDARY VERIFICATION The onsite wetland boundaries have been reviewed and verified by City of Tukwila environmental staff. 3 5- Rivers 01248 WETLAND TYPE STANDARD BUFFER WIDTH Type 1 Wetland 100 feet Type 2 Wetland 80 feet Type 3 Wetland 50 feet CITY OF TUKWILA Environmentally Sensitive Areas Chapter 18.45 WETLAND AND STREAM TYPES (newly adopted) A Type 1 Wetland is a wetland that meets any of the following criteria: 1. The wetland is characterized by the presence of species listed by the federal government or State as endangered or threatened, of the presence of critical or outstanding habitat for those species; 2. The wetland has 40 -60% permanent open water in dispersed patches with two or more classes of vegetation; 3. The wetland is equal to or greater than five acres in size and has three or more wetland classes, one of which may be substituted by permanent or open water; or 4. The wetland is documented as regionally significant waterfowl or shorebird areas by the State Department of Fish and Wildlife. A Type 2 Wetland is a wetland that meets any of the following criteria: 1. The wetland is equal to or greater than one acre in size; 2. The wetland has three or more wetland classes and is less than 5 acres; 3. The wetland is characterized by the presence of nesting sites for priority species as listed by the Washington State Department of Fish and Wildlife; or 4. The wetland is hydrologically connected (non - isolated) to a Type 1 or Type 2 watercourse. A Type 3 Wetland is a wetland that is greater than 1,000 square feet and less than one acre in size with two or fewer wetland classes. SELECTED DEVELOPMENT ACTION Development of the Five Rivers Preliminary Plat focuses on establishing independent lots for the future development of residential homesites consistent with the City of Tukwila Comprehensive Plan and local zoning. The development of these independent lots has avoided direct impacts to identified City of Tukwila regulated wetlands as much as possible. However, to meet City of Tukwila roadway and public health /safety standards a minor direct impact to Wetland C has been defined as unavoidable Through compensatory mitigation the Selected Development Action would not result in a "net loss" of regulated wetland function or value consistent with the City of Tukwila — 4 5- Rivers 01248 WETLAND SIZE (sqft) CITY OF TUKWILA WETLAND TYPE PROPOSED ACTION A 3,712 sqft 3 This wetland and its associated established buffer would be retained and restored through the removal of invasive shrubs, the removal of garbage, and the planting of native trees and shrubs. Hydrology for the retained wetland would be supplemented by the addition of rooftops drains to these areas (if required). A minor amount of buffer area along the northern edge of this wetland would be eliminated through buffer averaging. Compensatory buffer area would be added to the overall site between Wetland A and Wetland C. The addition of this buffer area would ensure a connection between these to wetland area. B 527 sqft Non - Regulated This non - regulated wetland would be filled to provide for an internal roadway and new lot areas. C 3,417 sqft 3 Majority of this wetland would be retained. However, 336 square feet of this wetland would be directly impacted by the development of the new access roadway. In addition 1,320 square feet of this wetland would be converted into protective buffer without being filled. The total impact to this wetland equals 1,656 square feet. As compensation for the unavoidable impacts to Wetland C at least 5,000 square feet of existing wetland area within Wetland C and Wetland A shall be resorted through the removal of invasive shrubs, the removal of garbage, and the planting of native trees and shrubs. The retained buffer shall also be restored through the removal of invasive shrubs, the removal of garbage, and the planting of native trees and shrubs. Hydrology for the retained wetland would be supplemented by the addition of rooftops drains to these areas (if required). Environmentally Sensitive Areas — Chapter 18.45. The selected site development plan would result in the following actions: 5 5- Rivers 01248 SELECTED COMPENSATORY MITIGATION APPROACH Site planning for the Five Rivers Preliminary Plat has focused on the mandated hierarchy of wetland impact reduction: 1) avoidance, 2) minimization, and 3) compensation. These avoidance and minimization strategies included a site design to reduce impacts to onsite wetland systems. The present site design would retain the majority of regulated onsite Wetlands A and C, restore and enhance existing regulated wetland and buffer areas, and establish protective buffers in accordance with newly revised City of Tukwila Chapter 18.45. Unavoidable impacts to Wetland C shall be mitigated through the restoration of at least 5,000 square feet of existing wetland area within Wetland C and Wetland A. Restoration shall include the removal of invasive shrubs, the removal of garbage, and the planting of native trees and shrubs. The retained buffer areas associated with Wetland C and Wetland A shall also be restored through the removal of invasive shrubs, the removal of garbage, and the planting of native trees and shrubs (see attached Site Plan). Wetland B and the majority of Wetland D shall be filled to created the internal roadway and new homesite lots. Both of these wetlands are isolated, less than 1,000 square feet in area, exhibit a low functional value rating, and are not regulated by the City of Tukwila. The overall impacts to Wetland C and its associated buffer resulting from the development of the new access roadway shall be minimized through the creation of a near vertical wall rather than a roadway fill slope. Potential impacts associated with the construction of this new supportive wall shall be minimized by ensuring that all work would be completed from the roadway side of the new roadway corridor. The work area would be clearly marked and protected with silt fencing and appropriate erosion controls. The defined work area would follow the established edge of the new roadway right of way and would not extend into the retained wetland or retained buffer. 6 5- Rivers 01248 Mitigation Benefits The restoration of the retained wetland and buffer areas is designed to accompany site development. The primary benefits associated with the proposed compensatory mitigation program include the restoration and enhancement of a viable wetland and buffer complex of native emergents, shrubs, and trees within an area presently impacted by past land use activities. The selected plant species would increase diversity and complexity within the mitigation site. In addition, the wetland and buffer complex shall be defined within an independent tract (Tract B). DESCRIPTION OF THE COMPENSATORY MITIGATION PROGRAM 1. As compensation for the unavoidable direct impact to 336 square feet of City of Tukwila Type 3 Wetland (Wetland C) and the conversion of 1,320 square feet of City of Tukwila Type 3 Wetland (Wetland C) into buffer, a minimum of 5,000 square feet of retained wetland within Wetland C and Wetland A shall be restored. The amount of wetland to be restored provides a 3.0 to 1.0 restoration ratio (restored to impacted). Wetland restoration shall include the removal of invasive shrubs, the removal of garbage, and the planting of native trees and shrubs. 2. Protective buffers shall be established for Wetland A and Wetland C. A minor amount of buffer area along the eastern edge of Wetland C and along the northern edge of Wetland A shall be eliminated. Through buffer averaging additional buffer area shall be added within the southwestern corner of the project site. 3. The buffer associated with the retained Wetland C and Wetland A shall also be restored through the removal of invasive shrubs, the removal of garbage, and the planting of native trees and shrubs. 4. Habitat features (i.e. standing snags and downed logs) shall be placed within the created wetland, and restored wetland and buffer areas to provide structural diversity and habitats for wildlife common to the area. 3. Habitat features (i.e. standing snags and downed logs) shall be placed within the restored wetland and buffer areas to provide structural diversity and habitats for wildlife common to the area. 4. All onsite activities shall be monitored by the onsite biologist. Following the completion of onsite planting activities a "record- drawing" plan and implementation report shall be prepared and submitted to the City of Tukwila. 5. Following City of Tukwila approval of the implemented program a five -year monitoring program shall be undertaken to ensure the success of the compensatory mitigation program. A series of financial guarantees shall also be implemented (if 7 5 -Rivers 01248 required by the City of Tukwila) to assure that the proposed work is completed and is successful. 6. Temporary and long -term erosion control measures shall be implemented. These measures include silt fencing during site preparation and wetland restoration, and seeding of exposed soil areas. 7. The outer boundary of Tract B (Wetlands A and C, and their associated established buffers) shall be marked with standard City of Tukwila "Wetland Buffer Boundary" signs at 25 -foot intervals. 8. This outer buffer boundary of Tract B shall be permanently fenced to limit intrusion into these areas. The fence can be either a six -foot solid -wood fence, a split rail, six - foot chain link fence, or other City of Tukwila pre- approved substitute. At least one access gate shall be provided through the fence for maintenance and monitoring purposes. GOAL AND OBJECTIVE OF THE MITIGATION PLAN The GOAL of the Compensatory Mitigation Program is to fully compensate for the unavoidable adverse impact to Wetland C resulting from the development of a new access roadway. Upon the completion of this mitigation program there shall be no net loss of regulated wetland functions or values, and an increase in the potential for the established wetlands and buffers to protect local aquatic and terrestrial habitats. To achieve the defined GOAL, the following OBJECTIVES and PERFORMANCE CRITERIA have are defined: Objective A. A minimum of 5,000 square feet of existing degraded wetland area within retained Wetland C and Wetland A shall be restored. Performance Criterion #A1: As defined at representative sample plots the emergent plant community within the restored 5,000 square feet of existing wetland area shall exhibit at least an 80% coverage within five years following initial planting. Performance Criterion #A2: As defined by representative sample plots the scrub /shrub and sapling vegetation class within the restored 5,000 square feet of existing wetland area shall exhibit at least a 50% aerial coverage within five years following initial planting. Performance Criterion #A3: As defined by plant counts at representative sample plots 100% of the trees and shrubs initially planted within the restored wetlands shall exhibit survival through the end of the first growing season following planting. 8 5- Rivers 01248 Performance Criterion #A4: As defined by plant counts at representative sample plots 80% of the trees and shrubs initially planted within the restored wetlands and buffers shall exhibit survival through the end of the fifth growing season following planting. Objective B. The buffer areas associated with Wetland C and Wetland A shall be restored and shall exhibit a scrub /shrub and sapling tree vegetation classes within five years following initial planting. Performance Criterion #B1: As defined by plant counts at representative sample plots 100% of the trees and shrubs initially planted within the restored buffers shall exhibit survival through the end of the first growing season following planting. Performance Criterion #B2: As defined by plant counts at representative sample plots 80% of the trees and shrubs initially planted within the restored buffers shall exhibit survival through the end of the fifth growing season following planting. Objective C. The restored wetland and buffer areas shall include the placement of snags and downed logs which provide nesting and cover habitat for passerine birds common to the area. Performance Criterion #C1: A minimum of two (2) snags (minimum 10 feet in length, minimum 20 inch diameter at the top, minimum 10 foot diameter at bottom of rootball) and a minimum of two (2) downed logs (minimum 20 feet in length, minimum 20 inch diameter at 10 feet above root collar, minimum 10 foot diameter at bottom of rootball) shall be placed within the restored portion of Wetland A. Performance Criterion #C2: A minimum of two (2) snags (minimum 10 feet in length, minimum 20 inch diameter at the top, minimum 10 foot diameter at bottom of rootball) and a minimum of two (2) downed logs (minimum 20 feet in length, minimum 20 inch diameter at 10 feet above root collar, minimum 10 foot diameter at bottom of rootball) shall be placed within the restored portion of Wetland C. Performance Criterion #C3: A minimum of three (3) snags (minimum 10 feet in length, minimum 20 inch diameter at the top, minimum 10 foot diameter at bottom of rootball) and a minimum of three (3) downed logs (minimum 20 feet in length, minimum 20 inch diameter at 10 feet above root collar, minimum 10 foot diameter at bottom of rootball) shall be placed within the restored buffer areas adjacent to Wetland A and Wetland C. 9 5- Rivers 01248 SELECTED PLANT COMMUNITIES The plants selected for placement within the restored wetland and buffer areas shall be obtained as nursery stock. These selected species are native and commonly occur in the local area. The plant species prescribed are selected to increase plant diversity, match present onsite communities, increase wildlife habitats, and enhance the aquatic environment (Appendix A). 10 5- Rivers 01248 PROJECT TASK TASK SCHEDULE Completed on or before Onsite pre - implementation project meeting July 15, 200x Placement of protective fencing, final marking, and identification of work area. July 30, 200x Removal of invasive vegetation and existing garbage. Aug. 15, 200x Placement of habitat features. Aug. 30, 200x Seeding of disturbed areas. Aug. 30, 200x Planting of wetland and adjacent buffer. Nov. 15, 200x Record - drawing and implementation report to City Dec. 5, 200x MITIGATION IMPLEMENTATION INSPECTION Essential to the success of the compensatory mitigation program is the accurate inspection of onsite activities immediately prior to and during the initial wetland and buffer restoration phase. These activities include pre - implementation site inspection, onsite inspection and technical direction during wetland restoration and planting activities, and post - planting site inspection and evaluation. The pre - implementation site inspection allows the project team and the project biologist to evaluate and, if necessary, undertaken minor adjustments in the onsite implementation steps. These steps include analysis of project site elevation features, project sequencing and timing, final grade analysis, unforeseen required minor modifications to the original establishment plan, and the establishment of environmental protections (silt fences, etc.) required during implementation. Onsite technical inspection during implementation and planting activities shall be implemented by the project biologist. The project biologist shall perform implementation oversight and address minor unforeseen implementation difficulties to assure that the intent of the compensatory mitigation program is met. The removal of existing invasive vegetation within the mitigation area shall be undertaken by hand and potentially a small excavator. All removed vegetation shall be conveyed by a large 10 -yard dump truck to an approved upland disposal area. The project biologist shall also be responsible for ensuring that the species and sizes of native plants selected and noted within the final planting plan are utilized during implementation. If selected native species become unavailable, the project biologist shall consult with the City of Tukwila for substitute plant species to assure that the intent of the compensatory mitigation program is met. Post - implementation site inspection/ evaluation shall include the preparation of a "record- drawings" and associated implementation report which shall be submitted to the City of Tukwila. MITIGATION IMPLEMENTATION SCHEDULE 11 5- Rivers 01248 Should this mitigation implementation not following the time period noted above the project team would coordinate a revised schedule with the City of Tukwila. PROJECT MONITORING Following the successful completion of the proposed restoration actions a five year monitoring and evaluation program shall be undertaken. The purpose of this program is to ensure the success of the selected mitigation as measured by an established set of performance criteria (see above). This monitoring shall also provide valuable information on the effectiveness of mitigation procedures. STANDARDS OF SUCCESS ® Vegetation Sampling Methodology Permanent vegetation sampling plots shall be located within the restored wetlands and the restored buffer areas. Observations and measurements shall be recorded for all plant species in order of dominance based on the relative percent cover for each species within the various vegetation strata. Sampling for tree and shrub species shall be completed in 30 -foot radius sampling plots. The evaluation of the success of the compensatory mitigation program shall be based on the expected cover percentages and the selected survival rate for trees and shrubs. These defined performance criteria shall be applied at the times of yearly monitoring. The percent of aerial cover and the percent survival rate shall be based on combined counts of existing, volunteer plants, and planted species during vegetation monitoring. Sample location shall be shown on the design and the "record drawings" (i.e. "as- built ") plans, and shall correspond to identified photopoints. Trees and shrubs shall be visually evaluated to determine the rate of survivorship, health, and vigor of each plant. 1. As a part of each monitoring period the project biologist shall count the number of live plants which are planted within the representative sample plots. Plants shall be identified to species and observations of general plant condition (i.e., plant health, amount of new growth) are to be recorded for each plant. 2. At all identified sample plots the project biologist shall determine percent coverage of vegetation for emergent species and for the scrub /shrub and sapling tree species. 3. At identified sample plots within the restored wetland and buffer areas the project biologist shall count the number of undesirable invasive plants and estimate the aerial coverage (as if the observer were looking straight down from above) of these invasive plants. Undesirable plants include blackberries, Scot's broom, tansy ragwort, reed canarygrass, and plants listed in the Washington State Noxious Weed List. 12 5- Rivers 01248 MONITORING YEAR VEGETATION MONITORING SUBMITTAL OF MONITORING REPORT YEAR -1 On or about April 15, 200x +1 On or about Sept. 15, 200x +1 Report due Oct. 7, 200x +1 YEAR -2 On or about April 15, 200x +2 On or about Sept. 15, 200x +2 Report due Oct. 7, 200x +2 YEAR -3 On or about Sept. 15, 200x +3 Report due Oct. 7, 200x +3 YEAR -4 On or about Sept. 15, 200x +4 Report due Oct. 7, 200x +4 YEAR -5 On or about Sept. 15, 200x +5 Report due Oct. 7, 200x +5 4. At identified sample plots within the restored wetland and buffer areas the project biologist shall count the number of desirable "volunteer" plants and estimate the aerial coverage of these plants. 5. The project biologist shall take photographs that show the entire compensatory mitigation area. During the five year monitoring period photos shall be taken in the same direction and at the same location to provide a series of photos. These photos shall show plant growth, plant species, and plant coverage. 6. Upon the completion of each annual monitoring period the project biologist shall prepare a report defining methods, observations, and results along with the date the observations were completed. Each report shall be provided to the City of Tukwila. 7. The monitoring schedule is defined as: A. Twice a year for two years following the completion of initial onsite planting. For each monitoring year, onsite monitoring shall be completed once early in the growing season (late March to mid -April) and once again near the end of the growing season (mid- September). For each onsite monitoring activity an annual report shall be prepared and provided to the City of Tukwila within three weeks after the completion of the fall monitoring. B. Once a year for years three, four, and five following the completion of initial onsite planting. For each monitoring year, onsite monitoring shall be completed once near the end of the growing season (mid- September). For each onsite monitoring activity an annual report shall be prepared and provided to the City of Tukwila within three weeks after the completion of the fall monitoring. ® Vegetation Monitoring Sequence VEGETATION MAINTENANCE PLAN Maintenance of the restored wetland and buffer plant communities may be required to assure the long -term health and welfare of the wetland's and buffer's environmental functions. Such maintenance shall be identified during the monitoring period and undertaken only following discussion and coordination with the City of Tukwila. The 13 5- Rivers 01248 common name scientific name percent by weight Colonial bentgrass Agrostis tenuis 15% Tall fescue Festuca arundinacea 40% Perennial ryegrass Lolium perenne 30% Creeping red fescue Festuca rubra 15% common name scientific name percent by weight Redtop Agrostis alba 50% Water foxtail Alopecurus geniculatus 50% overall objective is to establish undisturbed plant communities that do not require maintenance. Activities may include, but are not limited to, the removal of invasive non- native vegetation and the irrigation of selected areas. Established maintenance activities include the removal of any trash within the wetland or buffer. REMOVAL OF INVASIVE NON - NATIVE VEGETATION As a contingency, should the removal of invasive non - native vegetation become necessary, the project proponent shall contact City of Tukwila to establish and define specific actions to be taken. Resultant contingency plan activities shall be implemented when the ongoing vegetation monitoring program indicates that plants listed in the Washington State Noxious Weed List, blackberries, reed canarygrass, or Scot's broom are becoming dominant in the community or exceed 15% of the aerial coverage of the planting areas. SEEDING FOR EXPOSED AREAS Seeding for all exposed surfaces within the created wetland and restored adjacent buffer shall be completed within two weeks following the completion of debris removal and placement of clean, highly organic topsoil. Wetland Area Soil Moisture Conditions Upla CONTINGENCY PLAN (apply at the rate of 120 pounds per acre) (apply at the rate of 120 pounds per acre) As a contingency, should the proposed compensatory mitigation program fail to meet the performance criteria, the project proponent shall undertake required remedial actions. Where plant survival is the failing component, the project proponent shall replant and ensure the success of this second planting which shall be held to the same standard of success as measured by threshold criteria and monitoring processes. Where non - native, invasive vegetation exceeds 15% aerial coverage the project proponent shall undertake removal actions. Such removal actions shall be completed using hand tools or pulling the plants by hand to remove the invasive vegetation without 14 5- Rivers 01248 disrupting the soil profile. All cut or pulled vegetation shall be removed from the mitigation area and disposed in an approved location. Herbicides shall only be used following approval by the City of Tukwila. All herbicide application shall be completed by a licensed professional. Should additional remedial actions be required, the project proponent shall meet with the City of Tukwila to establish and define actions to be taken to meet the desired goal of this mitigation program. TEMPORARY IRRIGATION The project proponent shall ensure that a minimum of one (1) inch of water is supplied each week to the compensatory mitigation area between June 1 and October 15 for a least the first two years following initial planting. The calculated amount of required water shall include both natural rainfall and temporary irrigation. The need for additional years of irrigation shall be determined based on site conditions and overall plant survival. The amount of water supplied to the compensatory mitigation area shall be increased at the direction of the City of Tukwila or if onsite monitoring defines such a need. PLANTING NOTES With the exception of the identified grass seed mixtures, all plant materials utilized within the restored wetland and buffer areas shall be native to the Puget Sound Region. The onsite biologist shall inspect plant materials to assure the appropriate plant schedule and plant characteristics are met. The project proponent shall warrant that all plants would remain alive and healthy for a period of one year following completion of planting activities. The project proponent shall replace all dead and unhealthy plants with plants of the same specifications. FINANCIAL GUARANTEE Financial guarantee shall be provided for this project and shall be defined in two parts. Part One (Implementation Guarantee) shall be associated with the initial onsite compensation elements of the proposed plan. Part Two (Performance Guarantee) shall be associated with the monitoring and reporting elements of the proposed compensation plan. These guarantees shall be held by the City of Tukwila and be equal to 150% of the actual estimated costs for identified activities. This increased percentage shall allow for adequate funds to be available as a contingency should actions be required to meet the goals of these plans. The Implementation Guarantee shall be deemed to be released by the City of Tukwila upon the successful completion of the initial onsite compensation elements and the acceptance by the City of Tukwila. The Performance Guarantee shall be deemed to be released upon meeting the established threshold criteria and acceptance by the City of Tukwila of the required reporting documents. 15 5- Rivers 01248 TASK ASSOCIATED COST Year -One onsite monitoring with expenses Two times for plants (10 hrs at $100 /hr) Annual report with photos (4 hrs at $100 /hr) $ 1,400.00 Year -Two onsite monitoring with expenses Two times for plants (10 hrs at $110 /hr) Annual report with photos (4 hrs at $110 /hr) $ 1,600.00 Year -Three onsite monitoring with expenses Two times for plants (10 hrs at $110 /hr) Annual report with photos (4 hrs at $110 /hr) $ 1,600.00 Year -Four onsite monitoring with expenses One time for plants (5 hrs at $120 /hr) Annual report with photos (3 hrs at $120 /hr) $ 1,100.00 Year -Three onsite monitoring with expenses One time for plants (5 hrs at $120 /hr) Annual report with photos (3 hrs at $130 /hr) $ 1,100.00 Temporary Irrigation Program - One inch of water per week between May 1 and October 15 for years one and two. $ 4,500.00 Invasive Vegetation Removal - Three times (early March, early April, mid -June) for years one, two, and three (each at 8 hrs, 2 person crew at $50 /hr.) $ 3,600.00 SUB -TOTAL $ 14,900.00 Required 50% contingency $ 7,450.00 PERFORMANCE GUARANTEE TOTAL $ 22,350.00 TASK ASSOCIATED COST Removal of invasive vegetation and garbage. Final site preparation prior to planting (8 hrs machine and 2 person crew at $150 /hr plus 4 person crew for 16 hrs at $100 /hr) $ 2,800.00 Silt fencing and installation (approximately 400 linear feet) $ 2,000.00 75 trees and installation ($45.00 /each) $ 3,375.00 225 shrubs and installation ($15 /each) $ 3,375.00 83 emergents and installation ($1 /each) $ 83.00 Snags, logs, and installation (14 at $150 /each) $ 2,100.00 Outer buffer boundary fence and installation ($12 /linear foot) $ 4,800.00 Temporary irrigation system $ 3,000.00 Onsite biologist (16 hours at $100 /hr) $ 1,600.00 Production of "record drawing" and report (8 hrs at $100 /hr). $ 800.00 SUB -TOTAL $ 23,933.00 Required 50% contingency $ 11,966.50 IMPLEMENTATION GUARANTEE TOTAL $ 35,8997.50 Implementation Guarantee Performance Guarantee 16 5- Rivers 01248 Following your review of this conceptual mitigation program document please contact me at 253 - 845 -5119 with any questions, suggestions, or wish to meet with the City of Tukwila. Sincerely, Thomas D. Deming I \ 17 5- Rivers 01248 REFERENCE UST Adamus, P.R., E.J. Clairain Jr., R.D. Smith, and R.E. Young. 1987. Wetland Evaluation Technique (WET); Volume II: Methodology, Operational Draft Technical Report Y -87, U.S. Army Engineer Waterways Experiment Station, Vicksburg, Mississippi. Cowardin, L.M., V. Carter, F.C. Golet, and E.T. LaRoe. 1979. Classification of Wetlands and Deepwater Habitats of the United States. Office of Biological Services, U.S. Fish and Wildlife Service, U.S. Department of the Interior, FWS /OBS- 79/31. Environmental Laboratory. 1987. "Corps of Engineers Wetlands Delineation Manual," Technical Report Y -87 -1, US Army Engineer Waterways Experiment Station, Vicksburg, Miss. Federal Interagency Committee for Wetland Delineation. 1989. Federal Manual for Identifying and Delineating Jurisdictional Wetlands. U.S. Army Corps of Engineers, U.S. Environmental Protection Agency, U.S. Fish and Wildlife Service, and U.S.D.A. Soil Conservation Service, Washington, D.C. Cooperative technical publication. 76 pp. plus appendices. Hitchcock, C.L., A. Cronquist. 1977. Flora of the Pacific Northwest. University of Washington Press. Seattle, Washington. Reppert, R.T., W. Sigleo, E. Stakhiv, L. Messman, and C. Meyers. 1979. Wetland Values - Concepts and Methods for Wetland Evaluation. Research Report 79 -R1, U.S. Army Corps of Engineers, Institute for Water Resources, Fort Belvoir, Virginia. U.S. Department of Agriculture, Soils Conservation Service. Soils Survey of King County Area Washington, June 1973. Washington State Department of Fisheries, Catalog of Washington Streams and Salmon Utilization, Volume 1., 1975. 18 5- Rivers 01248 APPENDIX A Beneficial Uses of Plants Proposed for Planting in the Wetland and Buffer 19 5 -Rivers 01248 BOTANICAL NAME SCIENTIFIC NAME INDICATOR STATUS PLANTING LOCATION BENEFICIAL USES Douglas fir Pseudotsuga menziesii FACU buffer Provides escape /refuge cover, nesting locations, and food for wildlife. Excellent insect habitat which are prey for wildlife. Important structural habitat component, alive or as a snag. Western red cedar Thuja plicata FAC wetland and buffer Provides escape /refuge cover, nesting locations, and food for wildlife. Habitat for insects which are prey for wildlife. Important structural habitat component, alive or as a snag. Good along riparian areas. Good soil stability value. Western hemlock Tsuga heterophylla FACU buffer Provides escape /refuge cover, nesting locations, and food for wildlife. Also habitat for insects which are prey for wildlife. important structural habitat component, alive or as a snag. Good along riparian areas. Sitka spruce Picea sitchensis FAC wetland and buffer Provides escape /refuge cover, nesting locations, and food for wildlife. Seed cones drop in fall. Also habitat for insects which are prey for wildlife. Important structural habitat component, alive or as a snag. Good soil stability value. big leaf maple Acer macrophyllum FACU buffer Important structural habitat component, alive or as a snag. Stumps produce dense mass of sprout stems. Seed eaten by many wildlife species. Provides escape /refuge cover, nesting locations, and insect habitat. Good soil stability value. Oregon ash Fraxinus latifolia FACW wetland and buffer edge Female trees produce seeds that are eaten by many species of wildlife. Provides escape /refuge cover, nesting locations, and insect habitat. Western paper birch Betula papyrivera FAC wetland edge Hardy, fast growing. Seeds especially valued by goldfinches, siskins, and juncos. Provides escape /refuge cover, nesting locations, and insect habitat. cascara Rhamnus purshiana FAC- buffer edge Good soil- binding characteristics and grows well in disturbed sites. Provides escape /refuge cover, nesting locations, and excellent insect habitat. Fruit eaten by wildlife. bitter cherry Prunus emarginata FACU buffer Provides escape /refuge cover, nesting locations, and insect habitat. Fruit eaten by wildlife. Good soil stability value. Western crabapple Pyrus fusca FACW wetland and buffer edge Provides escape /refuge cover, nesting locations, and insect habitat. Fruit eaten by wildlife. Good soil stability value. black hawthorne Crataegus douglasii FAC wetland and buffer edge Dense crown provides escape /refuge cover, nesting locations, and insect habitat. Fruit eaten by wildlife. Good soil stability value. Pacific willow Salix lasiandra FACW+ wetland and buffer edge Excellent soil- binding characteristics and very effective erosion control. Provides escape /refuge cover, nesting locations, and excellent insect habitat. Does not produce seed or fruit for use by wildlife. - _ - - On — -11111' 11111 _ TREE STRATA BENEFICIAL USES OF PLANTS USED IN WETLAND AND BUFFER RESTORATION AND ENHANCEMENT ACTIVITIES BOTANICAL NAME SCIENTIFIC NAME INDICATOR STATUS PLANTING LOCATION BENEFICIAL USES Sitka willow Salixsitchensis FACW wetland and buffer edge Fast growing. Excellent soil- binding characteristics and very effective erosion control. Provides escape /refuge cover, nesting locations, and excellent insect habitat. Does not produce seed or fruit for use by wildlife. Scouler willow Salix scouleriana FAC wetland and buffer edge Fast growing. Excellent soil- binding characteristics and very effective erosion control. Provides escape /refuge cover, nesting locations, and excellent insect habitat. Does not produce seed or fruit for use by wildlife. red -osier dogwood Cornus stolonifera FACW wetland and buffer edge Excellent soil- binding characteristics. Attractive multi -stem shrub with or without stems. Excellent escape /refuge cover, nesting locations, and insect habitat. White fruit eaten by wildlife. salmonberry Rubus spectabilis FAC+ wetland and buffer edge Good soil- binding characteristics. Well adapted to disturbed areas. Fruit has high food value for wildlife. Nootka rose Rosa nutkana FAC wetland and buffer edge Excellent soil- binding characteristics. Well adapted to disturbed areas. Fruit has high food value and are persistent well into winter. peafruit rose Rosa pisocarpa FAC wetland and buffer edge Excellent soil- binding characteristics. Well adapted to disturbed areas. Fruit has high food value and are persistent well into winter. wild rose Rosa gymnocarpa FACU buffer and buffer edge Excellent soil- binding characteristics. Well adapted to disturbed areas. Fruit has high food value and are persistent well into winter. Pacific ninebark Physocarpus capitatus FACW- wetland and buffer edge Excellent soil- binding characteristics. Flowers are attractive to hummingbirds. Provides escape and refuge cover, nesting locations, and insect habitat. vine maple Acer circinatum FAC- buffer edge Excellent soil- binding characteristics. Multi -stem shrub. Excellent escape /refuge cover, nesting locations, and insect habitat. Winged fruit eaten by wildlife. salal Gaultheria shal /on FACU buffer Good soil - binding characteristics and tolerant to poor soils. Produces edible berries used by some wildlife. Provides excellent ground cover for wildlife escape and refuge. Oregon grape Berberis nervosa UPL buffer Good soil- binding characteristics. Produces edible berries used by some wildlife. Provides excellent ground cover for wildlife escape and refuge. snowberry Symphoricarpus albus FACU buffer Excellent soil- binding characteristics. Produces edible berries used by wildlife. Provides escape and refuge cover, nesting locations, and insect habitat. black twinberry Lonicera involucrata FAC+ buffer Good soil- binding characteristics. Produces edible fruit. Flowers are attractive to hummingbirds. Provides escape and refuge cover, nesting locations, and insect habitat. Pacific red elderberry Sambucus racemosa FACU buffer Good soil- binding characteristics. Produces edible fruit. Flowers are attractive to hummingbirds. Provides escape and refuge cover, nesting locations, and insect habitat. prickly current Ribes lacustre FAC+ wetland and buffer edge Produces edible fruit. Flowers are attractive to hummingbirds. Provides escape and refuge cover, and insect habitat. _ - -- --..- _.' M MOO SHRUB AND GROUND COVER STRATA BOTANICAL NAME SCIENTIFIC NAME INDICATOR STATUS PLANTING LOCATION BENEFICIAL USES gooseberry Ribes divaricatum FAC wetland and buffer edge Produces edible fruit. Flowers are attractive to hummingbirds. Provides escape and refuge cover, and insect habitat. flowering current. Ribes sanguineum UPL buffer Produces edible fruit. Flowers are attractive to hummingbirds. Provides escape and refuge cover, and insect habitat. hazelnut Cory lus cornuta FACU buffer Excellent soil- binding characteristics. Multi -stem shrub. Excellent escape /refuge cover, nesting locations, and insect habitat. Nuts eaten by wildlife. Important small mammal winter stored food. kinnikinnick Arctostaphylos uva - ursi FACU- buffer Good soil- binding characteristics. Produces abundant, edible berries used by some wildlife. Provides excellent ground cover for wildlife escape and refuge. thimbleberry Rubus parviflorus FAC- buffer Produces edible fruit. Flowers are attractive to hummingbirds. Provides escape and refuge cover, and insect habitat. evergreen huckleberry Vaccinium ovatum UPL buffer Good soil- binding characteristics and tolerant to poor soils. Produces edible berries used by some wildlife. Provides excellent ground cover for wildlife escape and refuge. oceanspray Holodiscus discolor - buffer Good soil- binding characteristics and does well on disturbed sites. Multi -stem shrub. Excellent escape /refuge cover, nesting locations, and insect habitat. Seeds persist through the winter and are eaten by wildlife. slough sedge Carex obnupta OBL wetland Good soil- binding characteristics and does well in disturbed sites. Seeds persist through the winter and are eaten by wildlife. small fruited bulrush Scirpus microcarpus OBL wetland Good soil- binding characteristics. Seeds eaten by wildlife. common cattail Typha latifolia OBL wetland Good soil- binding characteristics and does well in disturbed sites. Stems and seeds are eaten by wildlife. Provides escape and refuge cover, nesting sites, and insect habitat. - .. _ - -M .-- HABITAT TECHNOLOGIES December 1, 2005 Ms. Aleanna Kondelis, Planner /Project Manager @ Cramer NW, Inc. 945 North Central, #104 Kent, Washington 98031 RE: Five Rivers Preliminary Plat, City of Tukwila Conceptual Mitigation Program for Unavoidable Wetland Impacts Associated with the Primary Access Roadway Dear Ms. Kondelis, RECEIVcr MAR D E V ELO P MENT The initial conceptual mitigation programs for the Five Rivers Preliminary Plat dated December 19, 2003 and April 1, 2005 have been revised below to be consistent with the newly adopted changes in the City of Tukwila Chapter 18.45 effective December 2004 and comments provided by the City of Tukwila staff. In particular, the newly adopted ordinance has changed the criteria used by the City to categorize different wetland areas and has changed the associated protective buffers associated with these wetlands. In addition, the City of Tukwila staff has recommended the restoration of existing degraded onsite wetland areas rather than the creation of new onsite wetland. and the primary compensatory mitigation feature. Examples of the ordinance changes include: • Under the prior regulations Wetland A and Wetland C met the criteria for designation as Type 2 Wetlands because both of these wetlands exhibited a forested plant community that comprised more than 20% of the wetland area. HOWEVER, this criterion is no longer within the new regulations. As such, under the newly adopted regulations Wetland A and Wetland C appear best defined as Type 3 Wetlands. • Under the prior regulations Wetland B and Wetland D met the criteria for designation as Type 3 Wetlands. HOWEVER, the new regulation sets a minimum wetland size for regulation at 1,000 square feet. As such, under the newly adopted regulations Wetland B and Wetland D appear best defined as non - regulated. • Under the newly adopted regulations the City may allow Type 3 Wetlands to be altered or relocated only with the permission on the City and with a mitigation or enhancement plan that complies with the standards of mitigation required in Chapter 18.45. The goal of the conceptual mitigation program is to provide full and complete compensation for unavoidable impacts to a City of Tukwila regulated wetland as a direct wetlands, streams, fisheries, wildlife - mitigation and permitting solutions 1 P.O. Box 1088, Puyallup, Washington 98371 5 - Rivers 01248 voice 253 - 845 -5119 fax 253 - 841 -1942 habitattech @gwest.net WETLAND SIZE (sqft) PRIOR CITY OF TUKWILA WETLAND TYPE FUNCTION AND VALUE RATING PRIOR STANDARD BUFFER WIDTH NEWLY ADOPTED CITY WETLAND RATING NEWLY ADOPTED STANDARD BUFFER WIDTH A 4,320 sqft 2 Low 50 feet 3 50 feet B 898 sqft 3 Low 25 feet NON- REGULATED C 3,503 sqft 2 Low 50 feet 3 50 feet p 663 sqft 3 Low . 25 feet NON- REGULATED result of the development of a required access roadway which meets City of Tukwila roadway and public health /safety standards. WETLAND DETERMINATION .5 As outlined in the Habitat Technologies letter dated September 16,2003, wetland determination for the Five Rivers Preliminary Plat was based on sample plots which . contained hydrophytic vegetation, hydric soils, and wetland hydrology in accordance with the Washington State Wetlands Identification and Delineation Manual (Wash. Manual) and the Corps of Engineers Wetland Delineation Manual (1987 Manual). Based on these methods four (4) areas that exhibits all three of these criteria were identified onsite. In addition, a very seasonal swale was identified generally along the southern site boundary, however, this swale does not exhibit an ordinary high water mark (OHWM) and does not meet the City of Tukwila definition as a "watercourse" under TMC18.45.06.920. Wetland A: This wetland was located within a shallow depression at the eastern end of the defined onsite swale along the southeastern project site boundary. This wetland was dominated by a shrub and sapling plant community that had been altered by prior land use actions. As discussed with City of Tukwila staff a scattering of trees (red alder — Alnus rubra, black cottonwood — Populus trichocarpa, Pacific willow - Salix lasiandra) were present along the edge of this wetland. This wetland appeared to remain ponded into the early growing season. Hydrology for this wetland was provided by stormwater runoff from onsite and adjacent parcels. Surface water that left this wetland eventually entered a stormwater catchment near the southeast corner of the project site. Based on a review of the project site and discussions with City of Tukwila staff, Wetland A meets the U.S. Fish and Wildlife Service (USFWS) criteria for classification as a palustrine, forested, seasonally flooded (PFOC). Under the newly adopted regulations Wetland A was identified to meet the criteria for designation as a City of Tukwila Type 3 Wetland. Wetland B: This wetland was located within a shallow depression within the east - central portion of the project site. This wetland was dominated by a shrub and sapling 2 5- Rivers 01248 plant community that had been altered by prior land use actions. The wetland was well shaded by red alder trees rooted primary outside the defined wetland boundary. This wetland appeared to be the result of an internal roadway which had compacted this small depression. This wetland appeared to remain ponded into the early growing season. Hydrology for this wetland was provided by stormwater runoff from onsite. Wetland B meets the U.S. Fish and Wildlife Service (USFWS) (Cowardin et al. 1979) criteria for classification as a palustrine, scrub /shrub, seasonally flooded (PSSC). Under the newly adopted regulations Wetland A was identified to meet the criteria for designation as a City of Tukwila non - regulated because of small size ( <1,000sgft). Wetland C: This wetland was located within a shallow depression near the southwestern corner of the project site. This wetland was dominated by a forested plant community composed of young red alder (approximately 15 years old) rooted both within and outside the defined wetland boundary. This wetland appeared to have formed following the removal of an old homesite and included the old concrete foundation and assorted garbage.. This wetland appeared to remain ponded into the early growing season. Hydrology for this wetland was provided by stormwater runoff from onsite and offsite, and from a number of seeps along the toe of the adjacent fill supporting 53` Avenue South. Based on a review of the project site and discussions with City of Tukwila staff, Wetland C meets the U.S. Fish and Wildlife Service (USFWS) criteria for classification as a palustrine, forested, seasonally flooded (PFOC). Under the newly adopted regulations Wetland A was identified to meet the criteria for designation as a City of Tukwila Type 3 Wetland. Wetland D: This wetland was located within a shallow depression formed by an old internal roadway within the project site. This wetland was dominated by a shrub and emergent plant community that had been altered by prior land use actions. This wetland appeared to remain saturated well into the growing season. Hydrology for this wetland was provided by stormwater runoff from onsite. Wetland D meets the USFWS criteria for classification as a palustrine, scrub /shrub, seasonally flooded /saturated (PSSE); and palustrine, emergent seasonally flooded /saturated (PEME). Under the newly adopted regulations Wetland A was identified to meet the criteria for designation as a City of Tukwila non - regulated because of small size ( <1,000 sqft). CITY WETLAND BOUNDARY VERIFICATION The onsite wetland boundaries have been reviewed and verified by City of Tukwila environmental staff. 3 5- Rivers 01248 WETLAND TYPE STANDARD BUFFER WIDTH Type 1 Wetland 100 feet Type 2 Wetland 80 feet Type 3 Wetland 50 feet CITY OF TUKWILA Environmentally Sensitive Areas Chapter 18.45 WETLAND AND STREAM TYPES (newly adopted) A Type 1 Wetland is a wetland that meets any of the following' criteria: 1. The wetland is characterized by the presence of species listed by the federal government or State as endangered or threatened, of the presence of critical or outstanding habitat for those species; 2. The wetland has 40 -60% permanent open water in dispersed patches with two or more classes of vegetation; 3. The wetland is equal to or greater than five acres in size and has three or more wetland classes, one of which may be substituted by permanent or open water; or 4. The wetland is documented as regionally significant waterfowl or shorebird areas by the State Department of Fish and Wildlife. A Type 2 Wetland is a wetland that meets any of the following criteria: 1. The wetland is equal to or greater than one acre in size; 2. The wetland has three or more wetland classes and is less than 5 acres; 3. The wetland is characterized by the presence of nesting sites for priority species as listed by the Washington State Department of Fish and Wildlife; or 4. The wetland is hydrologically connected (non - isolated) to a Type 1 or Type 2 watercourse. A Type 3 Wetland is a wetland that is greater than 1,000 square feet and less than one acre in size with two or fewer wetland classes. SELECTED DEVELOPMENT ACTION Development of the Five Rivers Preliminary Plat focuses on establishing independent lots for the future development of residential homesites consistent with the City of Tukwila Comprehensive Plan and local zoning. The development of these independent lots has avoided direct impacts to identified City of Tukwila regulated wetlands as much as possible. However, to meet City of Tukwila roadway and public health /safety standards a minor direct impact to Wetland C has been defined as unavoidable Through compensatory mitigation the Selected Development Action would not result in a "net loss" of regulated wetland function or value consistent with the City of Tukwila — 4 5- Rivers 01248 WETLAND SIZE (sqft) CITY OF TUKWILA WETLAND TYPE PROPOSED ACTION A 3,712 sqft 3 This wetland and its associated established buffer would be retained and restored through the removal of invasive shrubs, the removal of garbage, and the planting of native trees and shrubs.. Hydrology for the retained wetland would be supplemented by the addition of rooftops drains to these areas (if required). A minor amount of buffer area along the northern edge of this wetland would be eliminated through buffer averaging. Compensatory buffer area would be added to the overall site between Wetland A and Wetland C. The addition of this buffer area would ensure a connection between these to wetland area. B 527 sqft Non - Regulated This non - regulated wetland would be filled to provide for an internal roadway and new lot areas. C 3,417 sqft 3 Majority of this wetland would be retained. However, 336 square feet of this wetland would be directly impacted by the development of the new access roadway. In addition 1,320 square feet of this wetland would be converted into protective buffer without being filled. The total impact to this wetland equals 1,656 square feet. As compensation for the unavoidable impacts to Wetland C at least 5,000 square feet of existing wetland area within Wetland C and Wetland A shall be resorted through the removal of invasive shrubs, the removal of garbage, and the planting of native trees and shrubs. The retained buffer shall also be restored through the removal of invasive shrubs, the removal of garbage, and the planting of native trees and. shrubs. Hydrology for the retained wetland would be supplemented by the addition of rooftops drains to these areas (if required). Environmentally Sensitive Areas — Chapter 18.45. The selected site development plan would result in the following actions: 5 5- Rivers 01248 SELECTED COMPENSATORY MITIGATION APPROACH Site planning for the Five Rivers Preliminary Plat has focused on the mandated hierarchy of wetland impact reduction: 1) avoidance, 2) minimization, and 3) compensation. These avoidance and minimization strategies included a site design to reduce impacts to onsite wetland systems. The present site design would retain the majority of regulated onsite Wetlands A and C, restore and enhance existing regulated wetland and buffer areas, and establish protective buffers in accordance with newly revised City of Tukwila Chapter 18.45. Unavoidable impacts to Wetland C shall be mitigated through the restoration of at least 5,000 square feet of existing wetland area within Wetland C and Wetland A. Restoration shall include the removal of invasive shrubs, the removal of garbage, and the planting of native trees and shrubs. The retained buffer areas associated with Wetland C and Wetland A shall also be restored through the removal of invasive shrubs, the removal of garbage, and the planting of native trees and shrubs (see attached Site Plan). Wetland B and the majority of Wetland D shall be filled to created the internal roadway and new homesite lots. Both of these wetlands are isolated, less than 1,000 square feet in area, exhibit a low functional value rating, and are not regulated by the City of Tukwila. The overall impacts to Wetland C and its associated buffer resulting from the development of the new access roadway shall be minimized through . the creation of a near vertical wall rather than a roadway fill slope. Potential impacts associated with the construction of this new supportive wall shall be minimized by ensuring that all work would be completed from the roadway side of the new roadway corridor. The work area would be clearly marked and protected with silt fencing and appropriate erosion controls. The defined work area would follow the established edge of the new roadway right of way and would not extend into the retained wetland or retained buffer. 6 5- Rivers 01248 A minor amount of buffer area along the eastern edge of this wetland would be eliminated through buffer averaging. Compensatory buffer area would be added to the overall site between Wetland A and Wetland C. The addition of this buffer area would ensure a connection between these to wetland area. D 691 sqft Non - Regulated Majority of this non - regulated wetland would be filled to provide new lot area. That portion of this wetland within the retained buffer of Wetland C and Wetland A would be retained. SELECTED COMPENSATORY MITIGATION APPROACH Site planning for the Five Rivers Preliminary Plat has focused on the mandated hierarchy of wetland impact reduction: 1) avoidance, 2) minimization, and 3) compensation. These avoidance and minimization strategies included a site design to reduce impacts to onsite wetland systems. The present site design would retain the majority of regulated onsite Wetlands A and C, restore and enhance existing regulated wetland and buffer areas, and establish protective buffers in accordance with newly revised City of Tukwila Chapter 18.45. Unavoidable impacts to Wetland C shall be mitigated through the restoration of at least 5,000 square feet of existing wetland area within Wetland C and Wetland A. Restoration shall include the removal of invasive shrubs, the removal of garbage, and the planting of native trees and shrubs. The retained buffer areas associated with Wetland C and Wetland A shall also be restored through the removal of invasive shrubs, the removal of garbage, and the planting of native trees and shrubs (see attached Site Plan). Wetland B and the majority of Wetland D shall be filled to created the internal roadway and new homesite lots. Both of these wetlands are isolated, less than 1,000 square feet in area, exhibit a low functional value rating, and are not regulated by the City of Tukwila. The overall impacts to Wetland C and its associated buffer resulting from the development of the new access roadway shall be minimized through . the creation of a near vertical wall rather than a roadway fill slope. Potential impacts associated with the construction of this new supportive wall shall be minimized by ensuring that all work would be completed from the roadway side of the new roadway corridor. The work area would be clearly marked and protected with silt fencing and appropriate erosion controls. The defined work area would follow the established edge of the new roadway right of way and would not extend into the retained wetland or retained buffer. 6 5- Rivers 01248 Mitigation Benefits The restoration of the retained wetland and buffer areas is designed to accompany site development. The primary benefits associated with the proposed compensatory mitigation program include the restoration and enhancement of a viable wetland and buffer complex of native emergents, shrubs, and trees within an area presently impacted by past land use activities. The selected plant species would increase diversity and complexity within the mitigation site. In addition, the wetland and buffer complex shall be defined within an independent tract (Tract B). DESCRIPTION OF THE COMPENSATORY MITIGATION PROGRAM 1. As compensation for the unavoidable direct impact to 336 square feet of City of Tukwila Type 3 Wetland (Wetland C) and the conversion of 1,320 square feet of City of Tukwila Type 3 Wetland (Wetland C) into buffer, a minimum of 5,000 square feet of retained wetland within Wetland C and Wetland A shall be restored. The amount of wetland to be restored provides a 3.0 to 1.0 restoration ratio (restored to impacted). Wetland restoration shall include the removal of invasive shrubs, the removal of garbage, and the planting of native trees and shrubs. 2. Protective buffers shall be established for Wetland A and Wetland C. A minor amount of buffer area along the eastern edge of Wetland C and along the northern edge of Wetland A shall be eliminated. Through buffer averaging additional buffer area shall be added within the southwestern corner of the project site. 3. The buffer associated with the retained Wetland C and Wetland A shall also be restored through the removal of invasive shrubs, the removal of garbage, and the planting of native trees and shrubs. 4. Habitat features (i.e. standing snags and downed logs) shall be placed within the created wetland, and restored wetland and buffer areas to provide structural diversity and habitats for wildlife common to the area. 3. Habitat features (i.e. standing snags and downed logs) shall be placed within the restored wetland and buffer areas to provide structural diversity and habitats for wildlife common to the area. 4. All onsite activities shall be monitored by the onsite biologist. Following the completion of onsite planting activities a "record- drawing" plan and implementation report shall be prepared and submitted to the City of Tukwila. 5. Following City of Tukwila approval of the implemented program a five -year monitoring program shall be undertaken to ensure the success of the compensatory mitigation program. A series of financial guarantees shall also be implemented (if 7 5- Rivers 01248 required by the City of Tukwila) to assure that the proposed work is completed and is successful. 6. Temporary and long -term erosion control measures shall be implemented. These measures include silt fencing during site preparation and wetland restoration, and seeding of exposed soil areas. 7. The outer boundary of Tract B (Wetlands A and C, and their associated established buffers) shall be marked with standard City of Tukwila "Wetland Buffer Boundary" signs at 25 -foot intervals. 8. This outer buffer boundary of Tract B shall be permanently fenced to limit intrusion into these areas. The fence can be either a six -foot solid -wood fence, a split rail, six - foot chain link fence, or other City of Tukwila pre - approved substitute. At least one access gate shall be provided through the fence for maintenance and monitoring purposes. GOAL AND OBJECTIVE OF THE MITIGATION PLAN The GOAL of the Compensatory Mitigation Program is to fully compensate for the unavoidable adverse impact to Wetland C resulting from the development of a new access roadway. Upon the completion of this mitigation program there shall be no net loss of regulated wetland functions or values, and an increase in the potential for the established wetlands and buffers to protect local aquatic and terrestrial habitats: To achieve the defined GOAL, the following OBJECTIVES and PERFORMANCE CRITERIA have are defined: Objective A. A minimum of 5,000 square feet of existing degraded wetland area within retained Wetland C and Wetland A shall be restored. Performance Criterion #A1: As defined at representative sample plots the emergent plant community within the restored 5,000 square feet of existing wetland area shall exhibit at least an 80% coverage within five years following initial planting. Performance Criterion #A2: As defined by representative sample plots the scrub /shrub and sapling vegetation class within the restored 5,000 square feet of existing wetland area shall exhibit at least a 50% aerial coverage within five years following initial planting. Performance Criterion #A3: As defined by plant counts at representative sample plots 100% of the trees and shrubs initially planted within the restored wetlands shall exhibit survival through the end of the first growing season following planting. 8 5- Rivers 01248 Performance Criterion #A4: As defined by plant counts at representative sample plots 80% of the trees and shrubs initially planted within the restored wetlands and buffers shall exhibit survival through the end of the fifth growing season following planting. Objective B. The buffer areas associated with Wetland C and Wetland A shall be restored and shall exhibit a scrub /shrub and sapling tree vegetation classes within five years following initial planting. Performance Criterion #B1: As defined by plant counts at representative sample plots 100% of the trees and shrubs initially planted within the restored buffers shall exhibit survival through the end of the first growing season following planting. Performance Criterion #B2: As defined by plant counts at representative sample plots 80% of the trees and shrubs initially planted within the restored buffers shall exhibit survival through the end of the fifth growing season following planting. Objective C. The restored wetland and buffer areas shall include the placement of snags and downed logs which provide nesting and cover habitat for passerine birds common to the area. Performance Criterion #C1: A minimum of two (2) snags (minimum 10 feet in length, minimum 20 inch diameter at the top, minimum 10 foot diameter at bottom of rootball) and a minimum of two (2) downed logs (minimum 20 feet in length, minimum 20 inch diameter at 10 feet above root collar, minimum 10 foot diameter at bottom of rootball) shall be placed within the restored portion of Wetland A. Performance Criterion #C2: A minimum of two (2) snags (minimum 10 feet in length, minimum 20 inch diameter at the top, minimum 10 foot diameter at bottom of rootball) and a minimum of two (2) downed logs (minimum 20 feet in length, minimum 20 inch diameter at 10 feet above root collar, minimum 10 foot diameter at bottom of rootball) shall be placed within the restored portion of Wetland C. Performance Criterion #C3:. A minimum of three (3) snags (minimum 10 feet in length, minimum 20 inch diameter at the top, minimum 10 foot diameter at bottom of rootball) and a minimum of three (3) downed logs (minimum 20'feet in length, minimum 20 inch diameter at 10 feet above root collar, minimum 10 foot diameter at bottom of rootball) shall be placed within the restored buffer areas adjacent to Wetland A and Wetland C. 9 5- Rivers 01248 SELECTED PLANT COMMUNITIES The plants selected for placement within the restored wetland and buffer areas shall be obtained as nursery stock. These selected species are native and commonly occur in the local area. The plant species prescribed are selected to increase plant diversity, match present onsite communities, increase wildlife habitats, and enhance the aquatic environment (Appendix A). 10 5- Rivers 01248 PLANT ID COMMON NAME SCIENTIFIC NAME PROPOSED SPACING (oc) PROPOSED SIZE PLANTING LOCATION SAL Pacific willow Salix lasiandra 8 ft 4 ft height minimum Wetland PIS Sitka spruce Picea sitchensis 10 ft 4 ft height minimum Wetland buffer edge THP Western red cedar Thuja plicata 10 ft 4 ft height minimum Wetland buffer edge TSH Western hemlock Tsuga heterophylla 10 ft 4 ft height minimum Buffer ACM Big leaf maple Acer macrophyllum 10 ft 4 ft height minimum Buffer FRL Oregon Ash Fraxinus latifolia 8 ft 4 ft height minimum Wetland PYF Western crabapple Pyrus fusca 8 ft 4 ft height minimum Wetland RON Nootka rose Rosa nutkana 4 ft 2 gal Wetland buffer edge ROG Wild rose Rosa gymnocarpa 4 ft 2 gal Buffer SYA Snowberry Symphoricarpus albus 4 ft 2 gal Buffer ACC Vine maple Acer circinatum 4 ft 2 gal Buffer LOI Black twinberry Lonicera involucrata 4 ft 2 gal Wetland buffer edge PHC Pacific ninebark Physocarpus capitatus 4 ft 2 gal Wetland buffer edge COS Red osier dogwood Corpus stolonifera 4 ft 2 gal Wetland SAS Sitka willow Salix sitchensis 4 ft 2 gal Wetland CAO Carex obnupta Salix sitchensis 1 ft 4 inch plug Wetland SCM Small fruited bulrush Scirpus microcarpus 1 ft 4 inch plug Wetland SELECTED PLANT COMMUNITIES The plants selected for placement within the restored wetland and buffer areas shall be obtained as nursery stock. These selected species are native and commonly occur in the local area. The plant species prescribed are selected to increase plant diversity, match present onsite communities, increase wildlife habitats, and enhance the aquatic environment (Appendix A). 10 5- Rivers 01248 PROJECT TASK TASK SCHEDULE Completed on or before Onsite pre - implementation project meeting July 15, 200x Placement of protective fencing, final marking, and identification of work area. July 30, 200x Removal of invasive vegetation and existing garbage. Aug. 15, 200x Placement of habitat features. Aug. 30, 200x Seeding of disturbed areas. Aug. 30, 200x Planting of wetland and adjacent buffer. Nov. 15, 200x Record- drawing and implementation report to City Dec. 5, 200x MITIGATION IMPLEMENTATION INSPECTION Essential to the success of the compensatory mitigation program is the accurate inspection of onsite activities immediately prior to and during the initial wetland and buffer restoration phase. These activities include pre - implementation site inspection, onsite inspection and technical direction during wetland restoration and planting activities, and post - planting site inspection and evaluation. The pre - implementation site inspection allows the project team and the project biologist to evaluate and, if necessary, undertaken minor adjustments in the onsite implementation steps. These steps include analysis of project site elevation features, project sequencing and timing, final grade analysis, unforeseen required minor modifications to the original establishment plan, and the establishment of environmental protections (silt fences, etc.) required during implementation. Onsite technical inspection during implementation and planting activities shall be implemented by the project biologist. The project biologist shall perform implementation oversight and address minor unforeseen implementation difficulties to assure that the intent of the compensatory mitigation program is met. The removal of existing invasive vegetation within the mitigation area shall be undertaken by hand and potentially a small excavator. All removed vegetation shall be conveyed by a large 10 -yard dump truck to an approved upland disposal area. The project biologist shall also be responsible for ensuring that the species and sizes of native plants selected and noted within the final planting plan are utilized during implementation. If selected native species become unavailable, the project biologist shall consult with the City of Tukwila for substitute plant species to assure that the intent of the compensatory mitigation program is met. Post - implementation site inspection/ evaluation shall include the preparation of a "record- drawings" and associated implementation report which shall be submitted to the City of Tukwila. MITIGATION IMPLEMENTATION SCHEDULE 11 5- Rivers 01248 Should this mitigation implementation not following the time period noted above the project team would coordinate a revised schedule with the City of Tukwila. PROJECT MONITORING STANDARDS OF SUCCESS Following the successful completion of the proposed restoration actions a five year monitoring and evaluation program shall be undertaken. The purpose of this program is to ensure the success of the selected mitigation as measured by an established set of performance criteria (see above). This monitoring shall also provide valuable information on the effectiveness of mitigation procedures. • Vegetation Sampling Methodology Permanent vegetation sampling plots shall be located within the restored wetlands and the restored buffer areas. Observations and measurements shall be recorded for all plant species in order of dominance based on the relative percent cover for each species within the various vegetation strata. Sampling for tree and shrub species shall be completed in 30 -foot radius sampling plots. The evaluation of the success of the compensatory mitigation program shall be based on the expected cover percentages and the selected survival rate for trees and shrubs. These defined performance criteria shall be applied at the times of yearly monitoring. The percent of aerial cover and the percent survival rate shall be based on combined counts of existing, volunteer plants, and planted species during vegetation monitoring. Sample location shall be shown on the design and the "record drawings" (i.e. "as- built ") plans, and shall correspond to identified photopoints. Trees and shrubs shall be visually evaluated to determine the rate of survivorship, health, and vigor of each plant. 1. As a part of each monitoring period the project biologist shall count the number of live plants which are planted within the representative sample. plots. Plants shall be identified to species and observations of general plant condition (i.e., plant health, amount of new growth) are to be recorded for each plant. 2. At all identified sample plots the project biologist shall determine percent coverage of vegetation for emergent species and for the scrub /shrub and sapling tree species. 3. At identified sample plots within the restored wetland and buffer areas the project biologist shall count the number of undesirable invasive plants and estimate the aerial coverage (as if the observer were looking straight down from above) of these invasive plants. Undesirable plants include blackberries, Scot's broom, tansy ragwort, reed canarygrass, and plants listed in the Washington State Noxious Weed List. 12 5- Rivers 01248 MONITORING YEAR VEGETATION MONITORING SUBMITTAL OF MONITORING REPORT YEAR -1 On or about April 15, 200x +1 On or about Sept. 15, 200x +1 Report due Oct. 7, 200x +1 YEAR -2 On or about April 15, 200x +2 On or about Sept. 15, 200x +2 Report due Oct. 7, 200x +2 YEAR -3 On or about Sept. 15, 200x +3 Report due Oct. 7, 200x +3 YEAR -4 On or about Sept. 15, 200x +4 Report due Oct. 7, 200x +4 YEAR -5 On or about Sept. 15, 200x +5 Report due Oct. 7, 200x +5 4. At identified sample plots within the restored wetland and buffer areas the project biologist shall count the number of desirable "volunteer" plants and estimate the aerial coverage of these plants. 5. The project biologist shall take photographs that show the entire compensatory mitigation area. During the five year monitoring period photos shall be taken in the same direction and at the same location to provide a series of photos. These photos shall show plant growth, plant species, and plant coverage. 6. Upon the completion of each annual monitoring period the project biologist shall prepare a report defining methods, observations, and results along with the date the observations were completed. Each report shall be provided to the City of Tukwila. 7. The monitoring schedule is defined as: A. Twice a year for two years following the completion of initial onsite planting. For each monitoring year, onsite monitoring shall be completed once early in the growing season (late March to mid - April) and once again near the end of the growing season (mid- September). For each onsite monitoring activity an annual report shall be prepared and provided to the City of Tukwila within three weeks after the completion of the fall monitoring. B. Once a year for years three, four, and five following the completion of initial onsite planting. For each monitoring year, onsite monitoring shall be completed once near the end of the growing season (mid- September). For each onsite monitoring activity an annual report shall be prepared and provided to the City of Tukwila within three weeks after the completion of the fall monitoring. • Vegetation Monitoring Sequence VEGETATION MAINTENANCE PLAN Maintenance of the restored wetland and buffer plant communities may be required to assure the long -term health and welfare of the wetland's and buffer's environmental 13 5 -Rivers 01248 common name scientific name percent by weight Colonial bentgrass Agrostis tenuis 15% Tall fescue Festuca arundinacea 40% Perennial ryegrass Lolium perenne 30% Creeping red fescue Festuca rubra 15% common name scientific name percent by weight Redtop Agrostis alba 50% Water foxtail Alopecurus geniculatus 50% functions. Such maintenance shall be identified during the monitoring period and undertaken only following discussion and coordination with the City of Tukwila. The overall objective is to establish undisturbed plant communities that do not require maintenance. Activities may include, but are not limited to, the removal of invasive non- native vegetation and the irrigation of selected areas. Established maintenance activities include the removal of any trash within the wetland or buffer. REMOVAL OF INVASIVE NON - NATIVE VEGETATION As a contingency, should the removal of invasive non - native vegetation become necessary, the project proponent shall contact City of Tukwila to establish and define specific actions to be taken. Resultant contingency plan activities shall be implemented when the ongoing vegetation monitoring program indicates that plants listed in the Washington State Noxious Weed List, blackberries, reed canarygrass, or Scot's broom are becoming dominant in the community or exceed 15% of the aerial coverage of the planting areas. SEEDING FOR EXPOSED AREAS Seeding for all exposed surfaces within the created wetland and restored adjacent buffer shall be completed within two weeks following the completion of debris removal and placement of clean, highly organic topsoil. Wetland Area Soil Moisture Conditions Upla CONTINGENCY PLAN (apply at the rate of 120 pounds per acre) (apply at the rate of 120 pounds per acre) As a contingency, should the proposed compensatory mitigation program fail to meet the performance criteria, the project proponent shall undertake required remedial actions. Where plant survival is the failing component, the project proponent shall replant and ensure the success of this second planting which shall be held to the same standard of success as measured by threshold criteria and monitoring processes. 14 5- Rivers 01248 Where non - native, invasive vegetation exceeds 15% aerial coverage the project proponent shall undertake removal actions. Such removal actions shall be completed using hand tools or pulling the plants by hand to remove the invasive vegetation without disrupting the soil profile. All cut or pulled vegetation shall be removed from the mitigation area and disposed in an approved location. Herbicides shall only be used following approval by the City of Tukwila. All herbicide application shall be completed by a licensed professional. Should additional remedial actions be required, the project proponent shall meet with the City of Tukwila to establish and define actions to be taken to meet the desired goal of this mitigation program. TEMPORARY IRRIGATION The project proponent shall ensure that a minimum of one (1) inch of water is supplied each week to the compensatory mitigation area between June 1 and October 15 for a least the first two years following initial planting. The calculated amount of required water shall include both natural rainfall and temporary irrigation. The need for additional years of irrigation shall be determined based on site conditions and overall plant survival. The amount of water supplied to the compensatory mitigation area shall be increased at the direction of the City of Tukwila or if onsite monitoring defines such a need. PLANTING NOTES With the exception of the identified grass seed mixtures, all plant materials utilized within the restored wetland and buffer areas shall be native to the Puget Sound Region. The onsite biologist shall inspect plant materials to assure the appropriate plant schedule and plant characteristics are met. The project proponent shall warrant that all plants would remain alive and healthy for a period of one year following completion of planting activities. The project proponent shall replace all dead and unhealthy plants with plants of the same specifications. FINANCIAL GUARANTEE IF REUIRED - Financial guarantee shall be provided for this project and shall be defined in two parts. Part One (Implementation Guarantee) shall be associated with the initial onsite compensation elements of the proposed plan. Part Two (Performance Guarantee) shall be associated with the monitoring and reporting elements of the proposed compensation plan. These guarantees shall be held by the City of Tukwila and be equal to 125% of the actual estimated costs for identified activities. This increased percentage shall allow for adequate funds to be available as a contingency should actions be required to meet the goals of these plans. The Implementation Guarantee shall be deemed to be released by the City of Tukwila upon the successful completion of the initial onsite compensation elements and the 15 5- Rivers 01248 acceptance by the City of Tukwila. The Performance Guarantee shall be deemed to be released upon meeting the established threshold criteria and acceptance by the City of Tukwila of the required reporting documents. The amount of each guarantee shall be determined as a part of the final compensatory mitigation program document. The final compensatory mitigation program document shall be prepared following approval of the conceptual mitigation plan by the City of Tukwila. The final compensatory mitigation program document shall include a detailed construction plan of the written specifications and descriptions of the mitigation techniques. This final compensatory mitigation program document shall also provide a planting detail of species and installation locations. Following your review of this conceptual mitigation program document please contact me at 253 - 845 -5119 with any questions, suggestions, or wish to meet with the City of Tukwila. Thomas D. Deming 16 5- Rivers 01248 REFERENCE LIST Adamus, P.R., E.J. Clairain Jr., R.D. Smith, and R.E. Young. 1987. Wetland Evaluation Technique (WET); Volume II: Methodology, Operational Draft Technical Report Y -87, U.S. Army Engineer Waterways Experiment Station, Vicksburg, Mississippi. Cowardin, L.M., V. Carter, F.C. Golet, and E.T. LaRoe. 1979. Classification of Wetlands and Deepwater Habitats of the United States. Office of Biological Services, U.S. Fish and Wildlife Service, U.S. Department of the Interior, FWS /OBS- 79/31. Environmental Laboratory. 1987. "Corps of Engineers Wetlands Delineation Manual," Technical Report Y -87 -1, US Army Engineer Waterways Experiment Station, Vicksburg, Miss. Federal Interagency Committee for Wetland Delineation. 1989. Federal Manual for Identifying and Delineating Jurisdictional Wetlands. U.S. Army Corps of Engineers, U.S. Environmental Protection Agency, U.S. Fish and Wildlife Service, and U.S.D.A. Soil Conservation Service, Washington, D.C. Cooperative technical publication. 76 pp. plus appendices. Hitchcock, C.L., A. Cronquist. 1977. Flora of the Pacific Northwest. University of Washington Press. Seattle, Washington. Reppert, R.T., W. Sigleo, E. Stakhiv, L. Messman, and C. Meyers. 1979. Wetland Values - Concepts and Methods for Wetland Evaluation. Research Report 79 -R1, U.S. Army Corps of Engineers, Institute for Water Resources, Fort Belvoir, Virginia. U.S. Department of Agriculture, Soils Conservation Service. Soils Survey of King County Area Washington, June 1973. Washington State Department of Fisheries, Catalog of Washington Streams and Salmon Utilization, Volume 1., 1975. 17 5- Rivers 01248 APPENDIX A Beneficial Uses of Plants Proposed for Planting in the Wetland and Buffer 18 5- Rivers 01248 TREE STRATA BENEFICIAL USES OF PLANTS USED IN WETLAND AND RESTORATION AND ENHANCEMENT ACTIVITIES BOTANICAL NAME SCIENTIFIC NAME INDICATOR STATUS PLANTING LOCATION BENEFICIAL USES Sitka willow Salix sitchensis FACW wetland and buffer edge Fast growing. Excellent soil- binding characteristics and very effective erosion control. Provides escape /refuge cover, nesting locations, and excellent insect habitat. Does not produce seed or fruit for use by wildlife. Scouler willow Salix scouleriana FAC wetland and buffer edge - Fast growing. Excellent soil- binding characteristics and very effective erosion control. Provides escape /refuge cover, nesting locations, and excellent insect habitat. Does not produce seed or fruit for use by wildlife. red -osier dogwood Corpus stolonifera FACW wetland and buffer edge Excellent soil- binding characteristics. Attractive multi -stem shrub with or without stems. Excellent escape /refuge cover, nesting locations, and insect habitat. White fruit eaten by wildlife. salmonberry Rubus spectabilis FAC+ wetland and buffer edge Good soil- binding characteristics. Well adapted to disturbed areas. Fruit has high food value for wildlife. Nootka rose Rosa nutkana FAC wetland and buffer edge Excellent soil- binding characteristics. Well adapted to disturbed areas. Fruit has high food value and are persistent well into winter. peafruit rose Rosa pisocarpa FAC wetland and buffer edge Excellent soil- binding characteristics. Well adapted to disturbed areas. Fruit has high food value and are persistent well into winter. wild rose • Rosa gymnocarpa FACU buffer and buffer edge Excellent soil- binding characteristics. Well adapted to disturbed areas. Fruit has high food value and are persistent well into winter. Pacific ninebark Physocarpus capitatus FACW- wetland and buffer edge Excellent soil- binding characteristics. Flowers are attractive to hummingbirds. Provides escape and refuge cover, nesting locations, and insect habitat. . vine maple Acer circinatum FAC- buffer edge Excellent soil- binding characteristics. Multi -stem shrub. Excellent escape /refuge cover, nesting locations, and insect habitat. Winged fruit eaten by wildlife. salal • Gaultheria shallon FACU buffer Good soil- binding characteristics and tolerant to poor soils. Produces edible berries used by some wildlife. Provides excellent ground cover for wildlife escape and refuge. Oregon grape Berberis nervosa UPL buffer Good soil- binding characteristics. Produces edible berries used by some wildlife. Provides excellent ground cover for wildlife escape and refuge. snowberry Symphoricarpus albus FACU buffer Excellent soil- binding characteristics. Produces edible berries used by wildlife. Provides escape and refuge cover, nesting locations, and insect habitat. black twinberry Lonicera Involucrata FAC+ buffer Good soil- binding characteristics. Produces edible fruit. Flowers are attractive to hummingbirds. Provides escape and refuge cover, nesting locations, and insect habitat. Pacific red elderberry Sambucus racemosa FACU - buffer Good soil- binding characteristics. Produces edible fruit. Flowers are attractive to hummingbirds. Provides escape and refuge cover, nesting locations, and insect habitat. prickly current Ribes lacustre FAC+ wetland and buffer edge Produces edible fruit. Flowers are attractive to hummingbirds. Provides escape and refuge cover, and insect habitat. SHRUB AND GROUND COVER STRATA BOTANICAL NAME SCIENTIFIC NAME INDICATOR STATUS PLANTING LOCATION BENEFICIAL USES gooseberry Ribes divaricatum FAC wetland and buffer edge Produces edible fruit. Flowers are attractive to hummingbirds. Provides escape and refuge cover, and insect habitat. flowering current Ribes sangulneum UPL buffer Produces edible fruit. Flowers are attractive to'hummingbirds. Provides escape and refuge cover, and insect habitat. hazelnut Cory lus cornuta FACU buffer Excellent soil- binding characteristics. Multi-stem shrub. Excellent escape /refuge cover, nesting locations, and insect habitat. Nuts eaten by wildlife. Important small mammal winter stored food. kinnikinnick Arctostaphylos uva -ursi FACU- buffer Good soil - binding characteristics. Produces abundant, edible berries used by some wildlife. Provides excellent ground cover for wildlife escape and refuge. thimbleberry Rubus parviflorus FAC- buffer Produces edible fruit. Flowers are attractive to hummingbirds. Provides escape and refuge cover, and insect habitat. evergreen huckleberry Vaccinium ovatum UPL buffer Good soil- binding characteristics and tolerant to poor soils. Produces edible berries used by some wildlife. Provides excellent ground cover for wildlife escape and refuge. oceanspray . Holodiscus discolor - buffer Good soil- binding characteristics and does well on disturbed sites. Multi -stem shrub. Excellent escape /refuge cover, nesting locations, and insect habitat. Seeds persist through the winter and are eaten by wildlife. . slough sedge Carex obnupta OBL wetland Good soil- binding characteristics and does well in disturbed sites. Seeds persist through the winter and are eaten by wildlife. small fruited bulrush Scirpus microcarpus OBL wetland Good soil- binding characteristics. Seeds eaten by wildlife. common cattail Typha latifolia OBL wetland Good soil- binding characteristics and does well in disturbed sites. Stems and seeds are eaten by wildlife. Provides escape and refuge cover, nesting sites, and insect habitat. PLAT OF FIVE RIVERS DECLARATION OF COVENANTS CONDITIONS AND RESTRICTIONS ARTICLE I- DEFINITIONS RECEIVED MAR 1 4 . 7QP,6 Cum viuNi I Y DEVELOPMENT The following words when used in this Declaration or Supplemental Declaration, shall have the following meanings: (a) "Association" shall mean the Five Rivers Homeowner's Association. (b) "The Properties" shall mean all such existing properties and additions thereto as are subject to this Declaration or any other Supplemental Declaration under the provisions of Article II. (c) "Common Properties" shall mean those areas of land shown on any recorded subdivision plat of The Properties and intended to be devoted to the common use and enjoyment of the owners of The Properties. This includes Tract A, Tract B, and the private road as set forth on the Plat of Five Rivers Development, Inc. (d) "Lot" shall mean any plot of land shown upon any recorded subdivision plat of The Properties with the exception of Common Properties as heretofore defined. (e) "Owner" shall mean, whether one or more persons or entities, the record owner of the fee simple title to, or the contract purchaser of, any Lot situated on The Properties, but shall not mean the mortgagee unless and until such mortgagee has acquired title pursuant to foreclosure or proceeding in lieu of foreclosure. (f) "Member" shall mean all those Owners who are members of the Association as provided in Article III, Section I. ARTICLE II. PROPERTY SUBJECT TO THIS DECLARATION ADDITIONS THERETO SECTION 1- EXISTING PROPERTY. The real property described below shall be held, transferred, sold, conveyed and occupied subject to this Declaration is located in King County, Washington, and is more particularly described as follows: Tract 9, BROOKVALE GARDEN TRACTS, according to the Plat thereof recorded in Volume 10 of Plats, Page 47, in King County, Washington; EXCEPT that portion thereof within a tract of land conveyed by deed recorded under Recording No. 5372503, described as follows: Beginning at a point on the North line of said Tract 9, 330 feet West of the Northeast corner thereof; DECLARATION OF COVENANTS CONDITIONS AND RESTRICTIONS- 1 THENCE East 330 feet to the Northeast corner of said Tract; THENCE South along the East line of said Tract to the Southeast corner thereof; THENCE along the South line of said Tract, a distance of 170 feet to a point on a curve whose radius bears South 89 °59'24" West; THENCE Northerly and Westerly along the arc of said curve to the left with a radius of 382.47 feet to a point 50 feet South of the North line of said Tract and 300 feet West of the East line; THENCE Northwesterly in a straight line to the point of beginning; EXCEPT the South 30 feet thereof conveyed to the City of Seattle for pipeline by deed recorded under Recording No. 3641174; AND EXCEPT the South 30 feet thereof lying Easterly of a line drawn Northerly at right angles to the South line of said Tract 9 from a point on said South line which is 200 feet Westerly of the "W" line survey of Primary State Highway No. 1 South 178 Street to South 126 Street as conveyed to the State of Washington by deed recorded under Recording No. 5568710; AND EXCEPT that portion of the remainder lying Southwesterly of a line drawn parallel with and 20 feet Northeasterly from the D2 centerline of Primary State Highway No. 1, South 178 Street to South 126 Street, as conveyed to the State of Washington by deed recorded under Recording No. 5653378. ARTICLE III. MEMBERSHIP RIGHTS AND DUTIES IN THE ASSOCIATION SECTION 1- MEMBERSHIP. Every person or entity who is a record owner of a fee interest in, or a contract purchaser of, any Lot which is subject by covenants of record to assessment by the Association shall be a Member of the Association. SECTION 2- RIGHTS AND DUTIES. Members shall be entitled to one vote for each Lot in which they hold the interests required for membership. When more than one person holds such interest in any Lot all such persons shall be Members, and the vote for such Lot shall be exercised as they among themselves determine, but in no event shall more than one vote be cast with respect to any such Lot. SECTION 3- ELECTION OF OFFICERS AND DIRECTORS. There shall be elected yearly a board of directors of the Five Rivers Homeowners Association, consisting of a President, a Vice President, and a Secretary/Treasurer, each to serve for a term of one year. At the first meeting, the Members shall elect a Board by majority vote of 60% or greater of the membership. Regular meetings shall be held on an annual basis. Special meetings may be held upon 30 days notice to members stating the time and place of said meeting. The Secretary/Treasurer shall keep minutes of all meetings. DECLARATION OF COVENANTS CONDITIONS AND RESTRICTIONS- 2 ARTICLE IV. PROPERTY RIGHTS IN THE COMMON PROPERTIES SECTION 1- MEMBERS' EASEMENTS OF ENJOYMENT. Subject to the provisions of Section 3, every Member shall have a right and easement of enjoyment in and to the Common Properties and such easement shall be appurtenant to and shall pass with title to every Lot. SECTION 2- EXTENT OF MEMBERS' EASEMENTS. The rights and easements of enjoyment created hereby shall be subject to the following: (a) the right of the Association in accordance with its Articles and Bylaws, to borrow money for the purposes or improving the Common Properties and in aid thereof to mortgage said properties. (b) the right of the Association to take steps as are reasonably necessary to protect the above described properties against foreclosure. (c) the right of the Association as provided in its Articles and Bylaws to suspend the enjoyment rights of any Member for any period not to exceed 90 days for any infraction of its published rules and regulations; and (d) the sensitive area covenants appurtenant to Tracts A and B, described below. ARTICLE V. COVENANT FOR MAINTENANCE ASSESSMENTS SECTION 1- CREATION OF THE LIEN AND PERSONAL OBLIGATION OF ASSESSMENTS. Each Owner of any Lot within the Properties by acceptance of a deed therefore, whether or not it shall be so expressed in any such deed or any other conveyance, shall be deemed to covenant and agree to pay to the Association: (1) annual assessments or charges for maintenance of private road, drainage, and common areas; (2) special assessments for capital improvements and such assessments to be fixed and collected from time to time as hereinafter provided. The annual and special assessments, together with such interest thereon and costs of collection thereof as hereinafter provided shall be a charge on the land and shall be a continuing lien upon the property against which each such assessment is made. Each such assessment together with such interest thereon, and cost of collection thereof as hereinafter provided, and attorney fees shall be the personal obligation of the person who was the Owner of such property at the time when the assessment fell due. SECTION 2- BASIS AND MAXIMUM OF ANNUAL ASSESSMENTS. Beginning January 1, 2006, the annual assessment shall be $ per Lot. DECLARATION OF COVENANTS CONDITIONS AND RESTRICTIONS- 3 SECTION 3- SUCCEEDING AND ANNUAL ASSESSMENTS. from and after January 1, 2006, the annual assessment may be increased by vote of the Members, as hereinafter provided, for the next succeeding three years and a the end of each such period of three years for each succeeding period of three years. The Board of Directors of the Association may, after consideration of current maintenance costs and future needs of the Association, fix the actual assessment for any year at a lesser amount. SECTION 4- SPECIAL ASSESSMENTS FOR CAPITAL IMPROVEMENTS. In addition to the annual assessments authorized by Sections 2 and 3 hereof, the Association may levy in any assessment year a special assessment, applicable to that year only for the purpose of defraying, in whole or in part, the cost of any construction or reconstruction, unexpected repair or replacement of a capital improvement upon the Common Properties, including the necessary fixtures and personal property related thereto, provided that any such assessment shall have the assent of two- thirds of the votes of the Members who are voting in person or by proxy at a meeting duly called for this purpose, written notice which shall be mailed by U.S. Mail to all Members at least 30 days in advance and shall set forth the purpose of the meeting. SECTION 5- SPECIAL ASSESSMENT FOR LITIGATION. In addition to Sections 3 and 4, the Association may levy a special assessment to defray expenses associated with attorneys' fees used for the purpose of litigation. Such assessment shall have the assent of two - thirds of the votes of the Members who are voting in person or by proxy at a meeting duly called for this purpose. Notification of such assessment shall be by normal practices. SECTION 6- ATTORNEYS' FEES AND COSTS. In the event that any portion of these covenants shall be challenged in such way that legal action is required to enforce any provisions thereof, then legal fees and costs associated therewith shall be awarded the prevailing party. SECTION 7- CHANGE IN BASIS AND MAXIMUM OF ANNUAL ASSESSMENTS. Subject to the limitations of Section 4 hereof, and for the periods therein specified, the Association may change the maximum and basis of the assessments fixed by Sections 2 and 3 hereof prospectively for any such period, provided that any such change shall have the assent of two- thirds of the vote of each class of Members who are voting in person or by proxy at a meeting duly called for this purpose, written notice which shall be mailed by U.S. Mail to all Members at least 30 days in advance and shall set forth the purpose of the meeting. SECTION 8- QUORUM FOR ANY ACTION AUTHORIZED UNDER SECTIONS 2, 3, 4, 5 AND 7. The quorum required for any action authorized by Sections 2, 3, 4, 5 and 7 hereof shall be as follows: At the first meeting called, as provided in Sections 2, 3, 4, 5 and 7 hereof, the presence at the meeting of the Members or of proxies entitled to cast 60 percent of all the votes of the membership shall constitute a quorum. If the required quorum is not DECLARATION OF COVENANTS CONDITIONS AND RESTRICTIONS- 4 forthcoming at any meeting, another meeting may be called, subject to the notice requirements above set forth and the required quorum at such subsequent meeting shall be one -half the required quorum at the preceding meeting, provided that no such subsequent meeting shall be held more than 60 days following the preceding meeting. SECTION 9- DATE OF COMMENCEMENT OF ANNUAL ASSESSMENTS: DUE DATES. The annual assessments provided for herein shall commence on January 1, 2006. The first annual assessments shall be made for the calendar year and shall become due and payable on March 1, 2006. The assessments for any year after the first year shall become due and payable on the first day of March of said year. The due date of any special assessment under Sections 4 and 5 hereof shall be fixed in the resolution authorizing such assessment. SECTION 10- DUTIES OF THE BOARD OF DIRECTORS. The Board of Directors of the Association shall fix the amount of the assessment against each Lot for each assessment period at least 30 days in advance of such date and shall, at that time, prepare a roster of the properties and assessments applicable thereto, which shall be kept in the office of the Association and open for inspection by any Owner. SECTION 11- EFFECTS OF NON - PAYMENT OF ASSESSMENTS: THE PERSONAL OBLIGATION OF THE OWNER; THE LIEN; REMEDIES OF THE ASSOCIATION. If the assessments are not paid on the date when due, then such assessment shall become delinquent and shall, together with such interest thereon, attorney fees and costs of collection thereof as hereinafter provided, thereupon become a continuing lien on the property which shall bind such property in the hands of the then Owner, his or her heirs, devisees, personal representatives and assigns. The personal obligation of the then Owner to pay such assessment, however, shall remain his or her personal obligation for the statutory period and shall not pass to his successors in title unless expressly assumed by them. SECTION 12. If the assessment is not paid in 30 days after the delinquency date, the assessment shall bear interest from the date of delinquency. The interest rate will be the same as the current bank personal loan rate, not to exceed 13 percent per annum, and the Association may bring an action at law against the Owner personally obligated to pay the same or to foreclose the lien against the property, and there shall be added to the amount a reasonable attorney's fee and costs of proceeding. SECTION 13- SUBORDINATION OF THE LIEN TO MORTGAGES. The lien of the assessments provided herein shall be subordinate to the lien of any mortgage or mortgages now or hereafter placed upon The Properties subject to assessment; provided, however, that such subordination shall apply only to the assessments which have become due and payable prior to the sale or transfer of such property pursuant to a decree of foreclosure, or any other proceeding in lieu of foreclosure. Such sale or transfer shall not DECLARATION OF COVENANTS CONDITIONS AND RESTRICTIONS- 5 relieve such property from liability for any assessments thereafter becoming due, nor from the lien of any such subsequent assessment. SECTION 14- EXEMPT PROPERTY. The following property subject to this Declaration shall be exempt from the assessments, charges and liens created herein: (a) all properties to the extent of any easement or other interest therein dedicated and accepted by the local public authority and devoted to public use; (b) all Common Properties defined in Article I, Section 1, hereof. ARTICLE VI. ARCHITECTURAL CONTROL COMMITTEE SECTION 1- STRUCTURE OF THE COMMITTEE. The Architectural Committee shall be composed of at least three Members of the Association. The Architectural Committee will be chaired by a member of the Board of Directors of the Association. Neither the members of the Committee nor the chairperson shall be entitled to any compensation for services performed pursuant to this covenant. Any Member of any Committee having a conflict of interest shall disqualify themselves from that activity. SECTION 2- REVIEW BY COMMITTEE. No building shall be erected, placed or altered on any Lot until the construction plans and specifications and a plan showing the location of the structure have been approved by the Architectural Committee as to the quality of workmanship and materials, harmony of external design with the existing and contemplated future structures, and as to location with respect to topography and finished grade elevation. All plans and specifications for approval by the Architectural Committee must be submitted in duplicate at least 30 days prior to proposed construction starting date. The maximum height of any residence shall be established by the Architectural Committee as a part of the plan approval and shall be given in writing, together with the approval. One set of plans must be on the jobsite at all times. Said plans or specifications for new residences shall be prepared by an architect or competent house designer approved by the Architectural Committee. All buildings or structures shall be erected or constructed by a contractor or house builder approved by the Architectural Committee. The Committee's approval or disapproval as required in these covenants shall be in writing. In the event the Committee fails to approve or disapprove within 30 days after plans and specifications have been submitted to it as above described, the Committee's approval will not be required and this covenant shall be deemed to have been fully complied with. ARTICLE VII. BUILDING RESTRICTIONS AND LIMITS SECTION 1- BUILDING RESTRICTIONS. Building site shall consist of at least (a) one or more Lots, or (b) a parcel composed only of a portion of Lots, the depth and DECLARATION OF COVENANTS CONDITIONS AND RESTRICTIONS- 6 frontage of which parcels shall equal or exceed the depth and frontage of Lots in the immediate vicinity in the same block. No building or structure shall be erected, constructed or maintained or permitted upon such Lots except upon a building site as hereinabove defined, which building or structure shall be a single, detached dwelling house to be occupied by not more than one family and attendants or domestic servants of that family. No school, church, kennel, outbuilding, detached garage, or any other structure not suitable for, and actually used for, residential purposes of a single family shall be erected, constructed, maintained or permitted. No dwelling shall be permitted, the construction cost of which is less than $140,000.00 (exclusive of land and landscaping) based upon cost levels prevailing on the date these covenants are amended, it being the intention and purpose of the covenants to assure that all dwellings shall be of a quality of workmanship and materials substantially the same or better than that which could be produced on the date these covenants are amended at the minimum cost stated herein for the minimum dwelling size. The ground floor on the main structure, exclusive of one -story open porches and garages, shall be not less than 1100 square feet, except in the case of a two -story house. In such case the minimal ground floor area shall be not less than 900 square feet. No building shall be located on any building site nearer than 20 feet to the front lot line, or nearer than 15 feet to any side lot line. No building shall be located nearer than 5 feet to an interior lot line, except that no side yard shall be required for a garage or other permitted accessory building located at least 10 feet beyond the rear of the main dwelling. No dwelling shall be located on any interior lot nearer than 10 feet to the rear lot line. For the purpose of this covenant, eaves, steps and open porches shall not be considered as a part of a building, provided, however, that this shall not be construed to permit any portion of a building on a Lot to encroach upon another Lot. No wires, whether for transmission of current, for telephone use, or otherwise, shall be constructed or permitted to be placed on any Lot outside the buildings thereon unless the same shall be underground or attached to a building. No television or radio aerials shall be erected or placed on any Lot which is more than 6 feet in height above the highest point (exclusive of chimneys) on buildings or structures on which it is erected. No rotary beams, satellite dishes or other similar devices shall be constructed on any Lot. The Architectural Committee shall be the sole judge in deciding whether such devices shall be allowed. All fences, hedges or boundary walls situated anywhere upon any residential lot must be approved in writing by the Architectural Committee as to its height and design prior to construction. No trees of any type or kind, newly planted or otherwise shall be permitted to be placed or grow in such a manner that they unnecessarily interfere with the view of another residence. DECLARATION OF COVENANTS CONDITIONS AND RESTRICTIONS- 7 The Architectural Committee shall be the sole judge in deciding whether there has been such interference. DECLARATION OF COVENANTS CONDITIONS AND RESTRICTIONS- 8 ARTICLE VIII. EASEMENTS SECTION 1- UTILITIES AND DRAINAGE EASEMENTS. Easements for installation and maintenance of utilities and drainage utilities are reserved as shown on the recorded plat and (a) over the rear 5 feet of each Lot and (b) over a 5 -foot strip along each side of interior lot lines and (c) over the front 5 feet of each Lot. Within these easements no structure, planting or other material shall be placed or permitted to remain which may damage or interfere with the installation and maintenance of utilities, or which may change the direction of flow or may obstruct or retard the flow of water through drainage channels in the easements. The easement area of each Lot and all improvements in it shall be maintained continuously by the Owner of the Lot, except for those improvements for which a public authority or utility company is responsible. SECTION 2- SENSITIVE AREA EASEMENT. Tract B designated upon the Plat of Five Rivers is hereby reserved as a Sensitive Area. No building or structure may be placed upon Tract B. No draining, filling, or excavation shall occur in Tract B except for installation, maintenance and repair of the sanitary sewer line within the easement that traverses Tract B for that purpose. SECTION 3- TRACT A DRAINAGE EASEMENT. Tract A as set forth upon the Plat of Five Rivers is reserved exclusively for storm water drainage and retention. No building or structure may be placed upon Tract A. Tract A may not be filled or altered except for periodic removal of weeds or other vegetation. SECTION 4- PRIVATE ROAD EASEMENT. All Lots in Plat of Five Rivers shall benefit from a private easement over, along, and across the private drive designated on the Plat. Said private road may not be gated or obstructed. No parking along the private road easement shall be permitted, except as set forth in Article X. SECTION 5- EASEMENTS APPURTENANT. The foregoing easements shall run with the land and be binding upon the heirs, successors, and assigns of the parties hereto. ARTICLE X. MAINTENANCE OF PREMISES SECTION 1- MAINTENANCE . Members shall be jointly and severally liable for the maintenance and repair of the private road easement, sensitive area, and drainage area, and any other common areas appurtenant thereto. SECTION 2- CONSTRUCTION. No structure of a temporary character, trailer, basement, tent, shack, garage, barn or other outbuilding shall be used on any Lot at any time as residence, either temporarily or permanently. All construction which shall have been started shall be diligently prosecuted to completion subject only to delays caused by the elements, strikes or acts of God. SECTION 3- NOXIOUS USE OF PROPERTY. No noxious of offensive activity shall be carried on upon any Lot, nor shall anything be done thereon which may become an annoyance or nuisance to the neighborhood. a. The streets in The Properties shall not be used for overnight parking of any vehicle other than private family automobiles. The said streets shall not be used at any time for parking or storage of any boat, boat trailer, horse trailer, recreational vehicle or other non - self - propelled land vehicle. No boat, boat trailer, horse trailer, recreational vehicle, automobile, truck or other vehicle of any part thereof shall be stored or permitted to remain on any Lot unless the same is stored or placed in a garage or other fully enclosed space. b. No Lot shall be used or maintained as a dumping ground for rubbish. Trash, garbage or other waste shall not be kept except in sanitary receptacles hidden from street view. All equipment for the storage or disposal of such material shall be kept in a clean and sanitary condition. c. Overgrowth of brush, weeds, lawn or trees shall not be allowed on any residential property. (See Article X, Section 2, Non - Compliance). d. No animals, livestock or poultry of any kind shall be raised, bred or kept on any Lot except that dogs, cats or other household pets may be kept provided they are not kept, bred or maintained for any commercial purposes and, provided further, that there shall be not more than two household pets kept or maintained at any one residence at one time. e. For 18 months following the date of platting of Existing Property, no signs of any nature shall be allowed on The Properties. Subject to foregoing restrictions, no sign of any kind shall be displayed to the public view of any Lot except one sign of not more than five square feet advertising the property for sale or rent, or a sign used by the builder to advertise the property during the construction and sales period. f. No exterior clothesline that can be seen from any street of adjacent properties or residence shall be kept. ARTICLE X. GENERAL PROVISIONS SECTION 1- DURATION. The covenants and restrictions of this Declaration shall run with and bind the land and shall inure to the benefit of and be enforceable by the Association or the Owner of any Lot subject to this Declaration, the respective legal DECLARATION OF COVENANTS CONDITIONS AND RESTRICTIONS- 9 representatives, heirs, successors or assigns until January 1, 2016, after which time said covenant shall be automatically extended for successive periods of 10 years unless an instrument signed by the then Owners of two- thirds of the Lots has been recorded agreeing to change said covenants and restrictions in whole or in part, provided, however, than no such agreement shall be effective unless made and recorded 3 years in advance of the effective date of such changes and unless written notice of the proposed agreement is sent to every Owner at least 90 days in advance of the action taken. SECTION 2- NON - COMPLIANCE. If after 3 notices and 60 days the cited Lot Owner has not complied, a professional contractor will be hired and services billed to the Lot Owner accordingly. SECTION 3- ENFORCEMENT. Enforcement of these covenants and restrictions shall be by any proceeding at law or in equity against any person or persons violating or attempting to violate any covenant or restriction either to restrain the violation or to recover damages and against the land to enforce any lien created by these covenants; and failure by the Association or any Owner to enforce any covenant or restriction herein contained shall in no event be deemed a waiver of a right to do so thereafter. SECTION 4- SEVERABILITY. Invalidation of any one of these covenants and restrictions by judgment or Court order shall in no wise affect any other provision herein, but the same shall remain in full force and effect. SECTION 5- TURNOVER OF DECLARANT CONTROL. Upon the sale of 4 Lots herein, Declarant shall turn over management of the Five Rivers Homeowners Association to the Owners of said Lots. Signed and dated this day of , 200_ DECLARATION OF COVENANTS CONDITIONS AND RESTRICTIONS- 10 Jaswinder Sekhon Declarant STATE OF WASHINGTON ) ) ss. COUNTY OF KING ) On this day personally appeared before me Jaswinder Sekhon to me known as the person described in and who executed the within and foregoing instrument, and acknowledges that he signed the same as the free and voluntary act for the uses and purposes therein mentioned. GIVEN under my hand and official seal this — day of DECLARATION OF COVENANTS CONDITIONS AND RESTRICTIONS- 11 Notary Public in and for the State of Wash- ington, residing at My appointment expires: _ /_ /_ Printed name: STATE ENVIRONMENTAL CHECKLIST Purpose of Checklist: The State Environmental Policy Act (SEPA), chapter 43.21 C RCW, requires all governmental agencies to consider the environmental impacts of a proposal before making decisions. An environmental impact statement (EIS) must be prepared for all proposals with probable significant adverse impacts on the quality of the environment. The purpose of this checklist is to provide information to help you and the agency identify impacts from your proposal (and to reduce or avoid impacts from the proposal, if it can be done) and to help the agency decide whether an EIS is required. Instructions for Applicants: This environmental checklist asks you to describe some basic information about your proposal. Governmental agencies use this checklist to determine whether the environmental impacts of your proposal are significant, requiring preparation of an EIS. Answer the questions briefly, with the most precise information known, or give the best description you can. You must answer each question accurately and carefully to the best of your knowledge. In most cases, you should be able to answer the questions from your own observations or project plans without the need to hire experts. If you really do not know the answer, or if a question does not apply to your proposal, write "do not know" or" does not apply". Complete answers to the questions now may avoid unnecessary delays later. Some questions ask about governmental regulations, such as zoning, shoreline, and landmark designations. Answer these questions if you can. If you have problems, the governmental agencies can assist you. The checklist questions apply to all parts of your proposal, even if you plan to do them over a period of time or on different parcels of land. Attach any additional information that will describe your proposal or its environmental effects. The agency to which you submit this checklist may ask you to explain your answers or provide additional information reasonably related to determining if there may be significant adverse impact. Use of checklist for non - project proposals: Complete this checklist for non - project proposals, even though questions may be answered "does not apply". IN ADDITION, complete the SUPPLEMENTAL SHEET FOR NONPROJECT ACTIONS (part D). For non - project actions, the references in the checklist to the words "project', "applicant', and "property or site" should be read as "proposal ", "proposer", and "affected geographic area" respectively. 1 TO BE COMPLETED BY APPLICANT A. BACKGROUND 1. Name of proposed project, if applicable: Five Rivers Short Plat 2. Name of Applicant: Five Rivers Development, Inc. Address and phone number of applicant and contact person: Owner & Applicant Five Rivers Development, Inc. Hakam Grewal 27010 115 Ave. SE Kent, WA. 98031 (253) 653 -6491 Contact : Aleanna "Ally" Kondelis Cramer Northwest Inc. 945 N Central #104 Kent, WA. 98032 (253) 852 -4880 3. Date checklist prepared: May 4, 2005, revised December 21, 2005 4. Agency requesting checklist: City of Tukwila Planning Dept. 5. Proposed timing or schedule (including phasing, if applicable): Begin construction in summer 2006, or as soon as possible after receiving all required approvals. Project will continue with most work being performed during Summer & Fall of 2006. 6. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. There are no plans for future additions, expansion or further activity related to or connected with this proposal. Evaluation For Agency Use Only 7. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. A Geotechnical analysis of fill and steep slopes has been performed. A traffic analysis has been performed. Storm drainage analysis and report, and a level 1 downstream drainage analysis has been prepared for the engineering submittal. 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. No current applications are pending. A permit will be required by the WSDOT for the drainage system connection to the existing drainage system along the Interstate 5 ROW. 9 List any government approvals or permits that will be needed for your proposal, if known. Applications and approvals will be required for the sanitary sewer and water main from the City of Tukwila. The drainage system connection will require a permit from the WSDOT. The fire marshall will review and approve the fire hydrant location. The USPS will approve the mail box locations. 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 2 you to describe certain aspects of your proposal. You do not need to repeat those answers on this page. The proposed project is a 12 lot residential subdivision consisting of single family, detached dwelling units. The property has a total area of 2.69 acres and is zoned LDR. There will be a drainage Tract for on -site stormwater control and treatment. Access to the lots will be from a single cul-de -sac that is connected to 53 Ave. S. Frontage improvements will be made to 53` Ave. S. with new curb, gutter and sidewalk. All lots will be serviced with public water and sewer. 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, and section, township, and range, if known. If a proposal would occur over a range of area, provide the range or boundaries of the site(s). Provide a legal description, site plan, vicinity map, and topographic map, if reasonably available. While you should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with any permit applications related to this checklist. Location: The property is located on the east side of 53' Ave. S, at S. 159 St. There is no site address. It is located. in Section 23, Township 23 N, Range 4 E., W.M. Legal Description: A portion of Tract 9, BOOKVALE GARDEN TRACTS, according to the Plat thereof recorded in Volume 10 of Plats, Page 47, in King County, Washington.ding to the plat thereof, recorded in volume 12 of plats, page 60, records of King County, Washington. 12. Does the proposal lie within an area designated on the City's Comprehensive Land Use Policy Plan Map as environmentally sensitive? No B. ENVIRONMENTAL ELEMENTS 1. Earth a. General description of the site (under line one): Flat, rolling, hilly, steep slopes mountainous, other. b. What is the steepest slope on the site (approximate percent slope)? The steepest slope on the site is approximately 40 %, within future Lot 12 near the southwest corner of the property. 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. Soils investigation discovered that a portion of the site is covered with a fill material. The native soils are Alderwood sandy, gravelly loam (AgC). No agricultural or farmland. d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. None. 3 e. Describe the purpose, type, and approximate quantities of any filling or grading proposed. Indicate source of fill. Substantial grading in the form of fill has already occurred under a previous ownership not known at this time. Future grading of approx. 5000 CY is anticipated for drainage pond, utilities and for road construction. It is anticipated that the cut and fill will be balanced within the site. If possible, the needed fill material will be taken from the on -site cut material. However, the on -site material may not be suitable for roadway structural material. If that is the case, the excavated soil will need to be removed and structural fill imported. The source is not known at this time. At the time of construction any nearby projects that may be generating excess soil will be reviewed as a potential source of fill. The majority of the fill material for this site will be for the entrance "ramp" of the private road. f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. Yes, during rainy construction periods erosion could occur on un- protected disturbed slopes. g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? The impervious surfaces for the proposed project will include the new roads, houses, driveways, decks, walkways and other residential elements. The approx. percentage of area of impervious surface will be 35 %. Within the developable area, the percentage of impervious surfaces is approx. 55 %. h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: Proposed measures to reduce or control erosion, or other impacts to the earth include temporary and permanent erosion and sediment control measures as specified within the King County Surface Water Design Manual. Temporary erosion and sediment control measures include the installation of silt fence or hay bales, sedimentation ponds, interceptor ditches, seeding or mulching exposed surfaces that are expected to remain as such for long periods of time, the application of water to exposed surfaces during dry seasons for dust control. Permanent erosion and sediment control measures include seeding exposed pervious areas for vegetation. 2. Air a. What types of emissions to the air would result from the proposal (i.e. dust, automobile, odors, industrial wood smoke) during construction and when the project Is completed? If any, generally describe and give approximate quantities if known. Dust (suspended particulates) and construction exhaust emissions to the air will occur during the temporary construction period. Automobile emissions will result from the completed project from the resident traffic and wood smoke from fireplaces. No quantities are known. b. Are there any off -site sources of emissions or odor that may affect your proposal? If so, generally describe. In general, the adjacent freeway can be a source of off -site emissions and odors. These would be related to the vehicular traffic associated with a busy freeway. c. Proposed measures to reduce or control emissions or other impacts to air, if any: 4 Contractors will be required to implement standard practices for dust suppression such as the application of water to exposed surfaces, during construction. Standard exhaust filters will be on the construction equipment. 3. Water 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. None. 2) Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? If yes, please describe and attach available plans. No. 3) Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material. A portion of wetland C will be filled to construct the private road. Prior to the filling of this wetland, the existing wetland soils will be excavated (dredged) and removed from the site. This affects approx. 350 SF of the wetland area. The filled wetland and the associated buffer will be mitigated with enhancement of the remaining wetlands on the site. 4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. No surface water withdrawals or diversions are proposed. 5) Does the proposal lie within a 100 -year floodplain? If so, note location on the site plan. The site is not located within a 100 -year flood plain. 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. The proposal does not involve any discharges of waste materials to surface waters. 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. There is a substantial amount of groundwater near the surface of this site. There is a small, shallow swale near the northwest corner of the site where groundwater frequently surfaces and flows to the east. This groundwater flow will be captured by an interceptor trench system and piped to the outlet pipe from the drainage vault discharge. The groundwater will then be discharged near the same location where the shallow swale currently exits the site. Additionally, 5 groundwater will be encountered during much of the construction activity. The excavations for the sewer trenches, drainage vault, some house foundations and any other cut may bring the groundwater to the surface or within the excavation. This can be remedied by using pumps to de- water the trench or excavation. The pumps would discharge into the sediment pond as part of the erosion control system. Shallower trenches or foundations can be de- watered by providing an outlet trench or ditch that will carry the groundwater to the sediment pond or the drainage vault. 2) Describe waste material that will be discharged into the ground from septic tanks or other sources, If any (for example: Domestic sewage; industrial, 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. No septic systems. The City of Tukwila provides complete sewer service. c. Water Run-off (including storm water): 1) Describe the source of run-off (including storm water) and method of collection and disposal, if any (include quantities, if known). Where will this water flow? Will this water flow into other waters? If so, describe. Storm water run-off from all impervious surfaces will be collected in road gutters, catch basins, roof drains, etc. and directed into a piping system. The pipes will direct the water to detention pond/ wetpond and will be discharged to the existing drainage system within the west side of the I- 5 Freeway. 2) Could waste materials enter ground or surface waters? If so, generally describe. Waste materials, such as road oils /contaminants, could enter the surface water if they are introduced into the system and are not removed by water quality facilities. d. Proposed measures to reduce or control surface, ground, and run-off water impacts, if any: Best Management Practices proposed for erosion /sedimentation control during construction. Facilities for drainage control including detention ponds will be used. Facilities for water quality enhancement such as wetponds, catch basin sumps, and oilwater separators will be used. 4. Plants a. Check or circle types of vegetation found on site: deciduous tree: alder maple, aspen, other evergreen tree: fir, cedar, pine, other - ornamental shrubs grass pasture crop or grain wet soil plants: cattail, buttercup, bulrush, skunk cabbage, other water plants: water lily, eelgrass, milfoil, other other types of vegetation 6 b. What kind and amount of vegetation will be removed or altered? The site is covered with second growth trees and sparse grasses and shrubs. Clearing will be extensive because most of the site will be regraded due to the existing fill area. Most of the alder and evergreen trees will be removed for road and utility construction. c. List threatened or endangered species known to be on or near the site None are known. d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: Much of the completed landscaping will be new residential type landscaping consisting of lawn, shrubs and ornamental trees. 5. Animals a. Circle any birds and animals which have been observed on or near the site or are known to be on or near the site: X Birds: hawk, heron, eagle, songbirds, other: crows, robins X Mammals: deer, bear, elk, beaver, other: squirrel, rodents, rabbits Fish: bass, salmon, trout, herring, shellfish, other: Eastern gray squirrel and songbirds are typical of western Washington forests and residential neighborhoods. b. List any threatened or endangered species known to be on or near the site. No threatened or endangered species are known to be on or near the site. c. Is the site part of a migration route? If so, explain. The Puget Sound area is part of the Pacific Flyway. Birds that inhabit the area vary seasonally due to migrations. However, the area is not part of a larger, permanently preserved migratory bird habitat. d. Proposed measures to preserve or enhance wildlife, if any: No measures proposed. 6. Energy and Natural Resources 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. The energy needs for the project site will be met through services offered by Puget Sound Energy. Puget Sound Energy will be servicing the project site with natural gas and electricity. These services will be used for heating, appliances and general household uses. 7 b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. No. c. What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any: The contractors will comply with applicable City of Tukwila and other local energy conservation requirements, such as the UBC. 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. There are no known environmental heath hazards that would be of potential concern during construction of the proposed project. 1) Describe special emergency services that might be required. It is not anticipated that there will be any additional demand for special emergency services to serve the site as a result of the proposed project. Typical emergency services such as fire, police, medical may be required as is typical for any residential development. 2) Proposed measures to reduce or control environmental health hazards, if any: Since there are no known environmental health hazards associated with the project, no measures are proposed. b. Noise 1) What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? The adjacent freeway will produce noise that likely will affect the finished product. 2) What types and levels of noise would be created by or associated with the project on a short-term or a long -term basis (for example: traffic, construction, operation, other)? Indicate what hours noise would come from the site. The operation of construction vehicles on -site during clearing, grading, sitework and the construction of the proposed houses will cause a short-term increase in daytime noise levels in the project vicinity. Construction would take place during normal hours for construction as permitted by the City. 3) Proposed measures to reduce or control noise impacts, if any: Contractors will be required to confine on -site construction activities to daytime hours, in accordance with County ordinances. Equipment will be equipped with mufflers. No mitigation proposed for the freeway noise. 8 8. Land and Shoreline Use a. What is the current use of the site and adjacent properties? The existing site is undeveloped and vacant. It was previously graded and is now in a state of re- vegetating. The adjacent uses are typically moderately sized residential lots, City street or State freeway. b. Has the site been used for agriculture? If so, describe. No. c. Describe any structures on the site. None d. Will any structures be demolished? If so, what? No. e. What is the current zoning classification of the site? LDR — Low Density Residential. f. What is the current comprehensive plan designation of the site? Single family residential. g. If applicable, what is the current shoreline master program designation of the site? The site is not within a Shoreline Environment. Has any part of the site been classified as an "environmentally sensitive" area? If so, specify. No i. Approximately how many people would reside or work in the completed project? Based on an estimated average of 3.5 people per house, there will be approx. 42 people residing in the completed development. j. Approximately how many people would the completed project displace? None. k. Proposed measures to avoid or reduce displacement impacts, if any: None. I. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: The proposal is consistent with site zoning and Comprehensive Land Use Plan Designations for the property. Building setbacks will be in accordance with the City of Tukwila requirements. 9. Housing a. Approximately how many units would be provided, if any? Indicate whether high, middle or low - income housing. 9 7 new housing units will be provided. It is anticipated that these units will be in the middle- income price range. b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle or low- income housing. None. c. Proposed measures to reduce or control housing impacts, if any: Not applicable. 10. Aesthetics What is the tallest height of any proposed structure(s), not including antennas: what Is the principal exterior building material(s) proposed? The tallest height of the typical proposed house structure is estimated to be 30 feet. The principal exterior building materials for the houses will be wood siding and comp shingle roofs. b. What views in the immediate vicinity would be altered or obstructed? No views in the immediate vicinity would be altered or obstructed. c. Proposed measures to reduce or control aesthetic impacts, if any: No such measures will be needed since no such impacts are expected. 11. Light and Glare a. What type of light or glare will the proposal produce? What time of day would it mainly occur? The proposed project will install Street lighting as may be required by the City, or as is standard installation by Puget Sound Energy for residential developments. It is likely the light and glare will slightly increase during the night as the result of the proposed project. b. Could light or glare from the finished project be a safety hazard or interfere with views? None that we are aware of. c. What existing off -site sources of light or glare may affect your proposal? Existing off -site sources of light and glare in the project vicinity would be from streetlights and motor vehicles operating on adjacent roadways. These sources or light and glare are not considered to significantly affect the proposed project. d. Proposed measures to reduce or control light or glare impacts, if any: Any street lights that are installed will be low - glare, directed down. 12. Recreation a. What designated and informal recreational opportunities are in the immediate vicinity? Designated recreational opportunities closest to the site include Crystal Springs Park, located directly west and across 53 Ave. S. from the property. 1 0 b. Would the proposed project displace any existing recreational uses? If so, describe. No c. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: A fee is proposed to be paid in lieu of providing a recreational site. 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. There are no known places or objects listed for, national, state or local preservation registers within or near the project. b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural importance known to be on or next to the site. There are no known landmarks or evidence of historic; archaeological; scientific; or cultural importance located on or near the site. c. Proposed measures to reduce or control impacts, if any: None proposed. 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. The proposed plat plan shows access from 53 rd Ave.. A central on -site cul-de -sac is proposed to service all of the lots. b. Is site currently served by public transit? If not, what is the approximate distance to the nearest transit stop? The site and its immediate surroundings are not served by public transit. The nearest public transit site is approx. 1 /2 mile to the southeast at southcenter. c. How many parking spaces would the completed project have? How many would the project eliminate? The completed project will provide 48 parking spaces based on four parking spaces per lot. Depending on the length of the driveways, there may be more. There is no existing parking on the site. d. Will the proposal require any new roads or streets, or improvements to existing roads or streets, not including driveways? If so, generally describe (indicate whether public or private). The site will require construction of the interior plat road as shown on the proposed plat plan. Frontage road improvements are also proposed for that portion of 53 Ave. S. that fronts the property. The street inside the plat will be public. e. Will the project use (or occur in the immediate vicinity of) water, rail, or air 11 transportation? If so, generally describe. No. f. How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur. It is generally considered that one residential lot will generate 10 vehicle trips per day. With this ratio, the estimated new vehicular trips will be 120 per day. There will be approx. 1 peak AM and PM trip per day per lot. g. Proposed measures to reduce or control transportation impacts, if any: Traffic mitigation fee will be paid as required by the City. 15. Public Services a. Would the project result in an increased need for public services (for example: fire protection, police protection, health care, schools, other)? If so, generally describe. The project will result in a potential increased need for fire protection, medical and police protection services. It will also increase the demand on the school system. The need for these services are typical for a residential development. b. Proposed measures to reduce or control direct impacts on public services, if any. The required impact fees will be paid. The finished lots will be added to the tax base to provide tax support for the public services. 16. Utilities a. Circle utilities currently available at the site: electricity, natural gas, water, refuse service telephone, sanitary sewer, septic system, other. b. Describe the utilities that are proposed for the project, the utility providing the service, and the general construction activities on the site or in the Immediate vicinity which might be needed. Proposed utilities for the project include the extension of water, sewer, electricity, gas and telephone within the plat. These services are generally located within the future public right-of-way. The services will be provided by: Sewer and water. City of Tukwila Telephone: Qwest Electricity & Gas: Puget Sound Energy C. SIGNATURE The above answers are true and complete to the best of my knowledge. I understand that the lead agency is relying on them to make its decision. Signature: Date Submitted: 12 1. ct' 903 Jo' J November 3, 2005 Aleanna Kondelis Cramer NW, Inc. 945 N. Central #104 Kent WA 98032 Re: Request for additional information for Short Plat and SEPA application. File numbers L05 -040 and E05 -008. II RtV Dear Ms. Kondelis: var.() Gy: 0t4' `! IO.5 RECEIVEI a ,tnf TeL 253 AI ►qq 2 MAR 14 2006 Ja - Tr i53 .65 6155 C ' itj' O f 7'iI�C�VI COMMUNTY / ✓ D EVELOPMENT Steven M. Mullet, Mayor Department of Community Development Steve Lancaster, Director Based on review of your submittals the following information is required to further process your application: I. Planning Department comments: The survey plan must be revised as follows: a) Show the access road as a private tract. b) Provide legal descriptions of the existing and proposed lots. c) Add the file number. d) Include signature block for Tukwila short subdivision committee approval. e) The total number of lots is stated as 8. The number should be changed to the actual proposed lots. f) The property line along the southwest corner of the subject site is not accurately shown. It does not match with the King County Assessor's map. 2. Please address the following comments regarding lot layout: a) The civil plan must show planned access to lots, driveways, expected location and finished floor elevations of the proposed homes. Access to lots 1, 2 and 3 appears to be difficult. Lot 6 has a 15 feet sewer easement in the middle of the lot and it appears that there may not be enough room- to locate a house on that lot. Also, please note that there is 30 feet setback that is recommended by the geotechnical engineer on lots 4, 5 and 6. b) The private road section shall be reduced to include 24 feet of pavement with sidewalk, curb and gutter on both sides. It appears that you may be able to reduce the total width, which is currently shown as 48 feet. 6300 Soo.`hcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 3. a) The numbering of the lots and the list of trees to be removed as shown on the landscape plan is incorrect. For the calculation of replacement trees, a separate drawing must be included that shows the existing trees, location of steep slopes and sensitive areas and the trees to be removed from the sensitive areas or their associated buffers must be clearly marked. c) The landscaping plan must show any proposed landscaping in the storm - �U drainage vault area. Further a number of trees are proposed within 30 feet �o.SC setback along the east property line. This setback was recommended by the geotechnical engineer. Please co- ordinate the landscaping plan with the geotechnical report. Also, trees are shown adjacent to the drainage vault. Also refer to the attached memo from Sandra Whiting, City's Urban Biologist regarding additional comments on tree replacement and landscape plan. 4. CCR's for the proposed short plat should address maintenance of private drainage, private road and maintenance of sensitive area tracts. 5. Following are comments pertaining to corresponding item in the SEPA checklist: v ckftv ESA Screening Checklist: Since response to 3 -0, 5 -0, 3 -1, 3 -2 is yes, please provide details in the SEPA checklist. SEPA Checklist: B.1.e. Be more specific about the proposed grading. Detailed information and preliminary grading plan is required to analyze any environmental impacts. B.1.g. Be more specific and provide the percentage. B.1.h. Be more specific. B.3.a.3 Please provide a response regarding the amount of fill and source of fill. B.3.b.1 Geo- technical report states that ground water is present at approximately 10 feet below surface and it is likely that this level fluctuates and the geo- technical analyses was done during a very dry period. Also, substantial grading is proposed for the infrastructure and foundations of residential structures. Please discuss what measures are proposed if groundwater is encountered during grading and discuss the impacts associated with it. B.3.c.1 Instead of referring to the drainage report, please provide a response as all the agencies are just mailed the SEPA checklist. B.4.b. The proposal must meet all TMC regulations related to vegetation removal. Information requested above under subdivision preliminary plat, related to wetlands and significant trees within any sensitive areas including slopes is required to determine if all impacts associated with vegetation removal will be addressed by existing city codes. B.4.d Please refer to comments on the landscaping plan and amend your response. B.7.b.1. Is any mitigation proposed to reduce the noise from the adjacent freeway? B.12.a. Was any pedestrian connection proposed to the Crystal Springs Park or the elevated walkway along Klickitat Drive considered? II.Building Department comments: Please note that as part of the building permit review process individual house foundation and drainage system, shall meet a specific geotechnical assessment, with final design recommendations. Approval of the subgrade by a geotechnical engineer for each foundation excavation including the drainage vault will be required. Rockries will not be approved for this site unless the backfill is constructed in accordance with a design by a licensed professional engineer. III. Fire Department comments: Ensure hydrant spacing meets the 150' to a proposed structure by path of travel and no point greater than 300' requirement. IV. Comment by Sandra Whiting, the City's Urban Biologist: A. Comments on the Revised Conceptual Wetland Mitigation Plan General Comments on Proposed Mitigation 1. Wetland C. a. To reduce the amount of wetland filling, the pavement width could be reduced to 24 feet from 28 feet, reducing the width of the private access road needed. Refer to comments from the Public Works Department. b. It is likely that there will be encroachment into the wetland during construction of the access road beyond what as shown as the area to be filled. The Mitigation Plan should discuss these temporary impacts to Wetland C during construction of the access road and explain how those impacts will be mitigated. c. The filling of Wetland C will leave the wetland with no buffer for much of its length along the new access roadway and a reduced buffer for a small portion. In order to protect the function of the wetland that remains after construction, a buffer will be necessary. A portion of the remaining wetland should be designated as buffer along the north side of the wetland abutting the new access road. A buffer reduction under the SAO could be requested (reducing the buffer by no more than 50 %, or 25 feet). Additional wetland mitigation acreage will then be needed to make up for the amount lost to the buffer designation. 2. The proposed wetland creation to the south of Wetland A puts the wetland buffer on City of Seattle right of way, which does not provide a functional buffer, since it is mowed and vehicles may use it periodically. In addition, part of the wetland would be constructed through a sewer line easement, which the applicant does not have authority to use and means the wetland could be disrupted on occasion. The proposed location for creation is unacceptable for these reasons. It is recommended that instead of wetland creation, the applicant consider either creating wetland in a different location or using wetland enhancement in wetlands C and A as mitigation for the unavoidable wetland filling. Due to the presence of rubbish and invasive vegetation in the wetlands and their buffers, enhancement could be a way to significantly improve wetland function. Enhancement requires a ratio of 3:1. 3. For Wetland A, in lieu of reducing the wetland acreage by designating part of it as buffer, it is recommended that the applicant first request a buffer reduction and provide a buffer enhancement plan. Then the applicant could designate additional buffer only as necessary to meet the 25 foot reduced buffer requirement, or the boundary of Lot 7 could be moved slightly. Reducing the buffer width instead of doing a "paper fill" of the buffer would also reduce the amount of total wetland acreage required to be mitigated. 4. The applicant is responsible for obtaining Corps of Engineers jurisdictional determinations for the wetlands and all applicable Federal and State permits for wetland filling. The applicant shall submit copies of correspondence with the applicable Federal and State agencies to the City. Specific Comments on Mitigation Plan (some comments may not apply if the applicant changes the approach to wetland mitigation) 5. Page 1, second bullet. The 1000 -foot exemption also existed under the previous Sensitive Areas Ordinance, so this is not a change with respect to Wetlands B and D. 6. Page 3 first complete paragraph. There is a typographical error - Wetland A is not non - regulated. 7. Page 3, bottom of page. While it is true that wetland boundaries were reviewed by City staff, what was apparently agreed in the field regarding the boundaries of Wetland C is not the boundary that is indicated on the drawings. See the discussion of Wetland C delineation below. 8. Page 5, table, Wetland A. The square footage of the proposed created wetland shown in the table does not match that shown on the drawing. 9. Page 5, table, Wetland A. Directing roof -top drains to the wetlands is not in accordance with the recommendations in the geotechnical report letter prepared by LSI Adapt Inc. on April 4, 2003. This report specifically says that no surface or roof runoff should be infiltrated on site and instead should be tight lined and discharged to the municipal sewer system. Therefore, this method should not be used to supplement wetland hydrology. Given this restriction, will there be a problem in maintaining wetland hydrology if stormwater is not discharged into the wetlands? Related to that, what will be the potential impacts on the site hydrology of increasing impervious surfaces, collecting stormwater and putting it into the sewer and of filling wetlands B and D? 10. Page 6. This section of the mitigation plan should describe the alternative locations considered for the location of the access road and explain why the impacts to Wetland C cannot be avoided or reduced by relocating the road. 11. Page 7, item 8. A split rail fence is preferred. 12. Page 7, Goal and Objective of the Mitigation Plan. See general comment #3 above regarding conversion of part of Wetland A to buffer. 13. Page 9, "Selected Plant Communities ". Where will the construction access be located? 14. Page 15, seeding. Please explain the rationale for using non - native grasses in the seed mix for the wetland and buffer areas. Is it in order to have some short-lived species that will eventually be replaced by other vegetation? Also, why Agrostis alba, since it is apparently shade intolerant? 15. Page 14. The proposed hydrology monitoring schedule for the created wetland (through May 15) does not coincide with demonstrating the performance standard stated on page 8 for soil saturation through June. 16. Drawings. All the site drawings show a different acreage amount for the wetland creation than what is stated in the mitigation plan (1803 sq.ft. versus 1903 sq.ft.). Wetland C Delineation After Wetland C boundaries were re- flagged in the field per the City's request, the site was revisited on September 22 to check the wetland boundaries and to locate the center- line of the proposed driveway /access road. The wetland flags are now clearly marked and the flag numbers are accurately depicted on the drawing sent to us. However, the determination of the location of center -line of the drive was not possible, as no stakes or other marking were visible in the field. While in the field, saturated soils and wetland vegetation were observed outside the currently flagged boundary of Wetland C between Flags CC -4 and CC -5. A soil pit was dug to characterize the soils. The soils were saturated and met hydric soil criteria, and the dominant plant in the vicinity was salmonberry (Rubus spectabilis), which meets the wetland vegetation criterion. Therefore, it appears that Wetland C extends beyond the currently flagged area between CC -4 and CC -5. A change in the wetland boundary in the area in question would not affect the applicant's proposal, nor would it likely change the wetland classification. We should, however, make sure the wetland boundaries and acreage are accurate. There was no indication in the Wetlands Evaluation and Delineation Report of June 2002 that a sample plot was established in this area. However, if the area has already been evaluated by the consultant and ruled out as wetland, the City would be happy to review existing data before deciding on the need to go back into the field. If there are no data on this area, the wetland consultant should recheck this area. It would make sense for me to meet the consultant in the field to check this area together. B. Comments on Tree replacement and Landscape Plan 1. The lot numbers are not consistent with those shown on the drainage plan. 2. The plan should make clear which trees are to be preserved within the clearing limit. For example on Lot "5 ", the replacement schedule shows that no trees will be removed, but there are two 19 -inch cherry trees shown within the clearing limit. Are they to be preserved? The same question applies to Lot "6" and Lot "7" where several trees are identified within the clearing limits, while the schedule shows no trees to be removed. Lot "8" has 2 52 -inch maples and a 30 inch alder within the clearing limits (on the boundary line with Sensitive Areas Tract B), while the schedule indicates one 52 inch tree will be removed. Are the other trees to be preserved? 3. In the schedule for the roadway tree replacement, it appears that one 15 -inch tree to be removed is not accounted for (Alder near Tract A). 4. The proposed tree replacement plan shows several Douglas Firs to be planted in or on the edges of the southeast corner of Wetland A. Conditions are likely too wet for Douglas Fir in those locations. Alternative trees that are tolerant to saturated soils and perhaps seasonal ponding should be substituted (such as Western Red Cedar, Sitka Spruce, Oregon Ash and others). 5. Planting trees only around the edges of the development defeats the purpose of the tree ordinance, which is designed to protect sensitive areas, such as slopes. Trees help to stabilize slopes and, therefore, some of the proposed trees should be interspersed throughout the site. 6. The tree replacement plan should be coordinated with the wetland consultant so that some of the replacement trees could be planted in the Sensitive Areas tract. This will likely result in the selection of a greater variety of tree species to improve wetland and buffer function. It also might mean some changes in planting techniques and soil amendment from what is proposed for the landscaping plan. 7. The plan should provide for irrigation for the newly installed trees. 8. Recent studies have shown that amending soils only in the planting hole is often detrimental to the tree. Instead, soils should be amended in the entire area where the trees are to be planted, or alternatively, no amendments should be added and compost should be placed as mulch around the tree and beneath the bark mulch. V. Comments by the Public Works Department: See attached. If you have any questions, please call me at 206 - 431 -3685. Sincerely, Minnie Dhaliwal Senior Planner Comments from Public Works Department, Dave McPherson. Short Plat — L05 -040 1. Provide additional information per the Short Plat Checklist — see enclosed. 2. 06/14/05 Met with Ryan Larson (Senior Storm Water Engineer) & John Howat (Storm Water & Sanitary Sewer Superintendent) on site, to confirm location of existing storm drainage system. Development can tie into storm system, within City Right -of -Way. For the Short Plat and site development, the storm drainage report shall include a Downstream Analysis. 3. Show how proposed house on Lot 6, can be built over the existing sanitary sewer easement and sanitary sewer main. 4. Show how proposed lots are to be accessed off the proposed Private street, considering the steep slopes and possible retaining walls. Especially, for proposed Lots 1 & 2. 5. Dedicate 10' along 53 Ave. S. for Public Street — see sample Statutory Warranty Deed wfExcise Tax Affidavit form enclosed. The on -site street including cul -de- sac, shall be private and within private easement. 6. Provide draft, private ingress /egress and utilities maintenance agreement, for review by Public Works — see sample enclosed. 7. Provide draft, joint use and access easement, as applicable, for review by Public Works — see sample enclosed. 8. The private street (Tract `C'), may be revised to 24' width of pavement, reduced from 28' in width. The cul -de -sac shall remain as shown on the site plan (46' radius to back of sidewalk). This will reduce the overall width of the private road. 9. `Tract A Drainage' shall be private and maintained by the owner(s) of the short plat. The private detention shall be underground per the geotechnical recommendations and as required by the Public Works Department. The detention tank/vault, shall be per King County Surface Design Manual. The detention tank/vault and private street, including street lighting, shall be built to City Public standards. 10. The CCR should include a joint private ownership and maintenance of private storm system and should also include a Sensitive Area Covenant and Hold Harmless Agreement. 11. A drainage swale across proposed lots 1, 2 and 3 will need to be investigated by the Civil and Geotechnical Engineers. Please address how the drainage design will account for the existing swale. Please discuss what measures are proposed if groundwater is encountered during grading and discuss the impacts associated with it. 12. Wetland `C' is shown on the Civil plan by Jaeger Engineering, to be partially filled. The private street and a portion of 53 Ave. South adjacent to the site, will need to be elevated and have side slopes or retaining wall(s). Therefore, the wetland area to be filled, will be greater than shown on the plan sheet, due to construction requirements. 13. Owner shall sign a Sensitive Areas Ordinance Hold Harmless agreement, to be recorded at King County Office of Records, separate from the CCR — see sample enclosed. Short Plat Survey Plan 1. Provide note on short plat map, to comply with the Geotechnical Engineering Report, by LSI Adapt, Inc., dated August 6, 2001; September 4, 2003; February 9, 2005; April 25, 2005 and subsequent geotechnical reports. 2. Revise printed legal descriptions as applicable — see enclosed. 3. Revise short plat map — see enclosed comments indicated by Orange markings. 4. Provide legal description for private storm drainage Tract `A', on short plat map. 5. Provide legal description for private street Tract `C', on short plat map. 6. Provide legal description for private sensitive area Tract `B', on short plat map. 7. Provide note on short plat, that no runoff, including downspouts, shall be infiltrated into the ground through "dry wells" or perforated infiltration pipes and trenches. Informational Comments Short Plat Site Development Plan 1. Provide street lighting plan, to be constructed to current City Public standards. 2. Provide approved plan sheet(s) from Val -Vue Sewer District. 3. Provide note on short plat map, to comply with the Geotechnical Engineering Report, by LSI Adapt, Inc., dated August 6, 2001; September 4, 2003; February 9, 2005; April 25, 2005 and subsequent geotechnical reports 4. Individual house foundation and drainage system, shall meet a specific geotechnical assessment, with final design recommendations. 5. All utilities are required to be underground, per City ordinance. 6. Provide landscaping plan, for private storm drainage detention tank/vault. Miscellaneous Permit 1. The applicant shall apply for Public Works and Building permit approval. 2. Civil site plans shall be designed per City of Tukwila standards, details, and specifications. 3. An infrastructure design and construction standard manual, is available at the Public Works Department and on the City of Tukwila web -site. 4. Revise the storm water technical information report, based on the King County Surface Water Design Manual. To include a downstream analysis. 5. Storm drainage for the widened portion of 53 Ave. South, shall be directed to flow along and continuing North along the Public street. This area for detention, shall also be part of the on -site detention calculations. 6. Please note that the drainage design must look at elevations of the footing drains and the elevation of the drainage vault. 7. Turnover documents will be required for the infrastructure along 53 Ave. South: for sidewalk, pavement, curb /gutter, and street lighting (if applicable); within the City Right -of -Way. 8. Street Use permit is required including Bond/Insurance for work within City right -of -way. 9. Public Works has reviewed the Subsurface Soils Investigation from Spears Engineering & Technical Services, dated May 28, 2004. If the private road is approved as part of the Short Plat and Public Works permit, this report will be referenced on the plans and made part of the permit conditions. Minnie Dhaliwal - RE: 5 Rivers From: Minnie Dhaliwal To: Ale Kondelis Date: 11/8/05 11:21 AM Subject: RE: 5 Rivers Hi Ale, Just checking in to confirm that you have received the review comments. In your last submittal you had submitted two versions of the landscape plan, one which had the same lot layout as the plat survey and the second one with the road aligned to avoid wetland C. You had asked us to review the first layout. In addition to the comments listed in the letter dated November 3, 2005, please provide an updated response from the project engineer stating why the second layout that would have minimized impacts to wetland C was not a feasible alternative location for the private road. Letter dated June 17, 2004, from Jim Jaeger provided reasons why no alternative location was feasible. However the letter must be updated to include analysis to the proposed location shown on the second version of the landscape plan. If you have any questions, please call me at 206 - 431 -3685. Minnie Dhaliwal Senior Planner City of Tukwila mdhaliwalci.tukwila.wa.us 206 - 431 -3685. Page 1 November 3, 2005 Aleanna Kondelis Cramer NW, Inc. 945 N. Central #104 Kent WA 98032 City of Tukwila Department of Community Development Steve Lancaster, Director Re: Request for additional information for Short Plat and SEPA application. File numbers L05 -040 and E05 -008. Dear Ms. Kondelis: Based on review of your submittals the following information is required to further process your application: I. Planning Department comments: 1. The survey plan must be revised as follows: a) Show the access road as a private tract. b) Provide legal descriptions of the existing and proposed lots. c) Add the file number. d) Include signature block for Tukwila short subdivision committee approval. e) The total number of lots is stated as 8. The number should be changed to the actual proposed lots. f) The property line along the southwest corner of the subject site is not accurately shown. It does not match with the King County Assessor's map. 2. Please address the following comments regarding lot layout: a) The civil plan must show planned access to lots, driveways, expected location and finished floor elevations of the proposed homes. Access to lots 1, 2 and 3 appears to be difficult. Lot 6 has a 15 feet sewer easement in the middle of the lot and it appears that there may not be enough room to locate a house on that lot. Also, please note that there is 30 feet setback that is recommended by the geotechnical engineer on lots 4, 5 and 6. b) The private road section shall be reduced to include 24 feet of pavement with sidewalk, curb and gutter on both sides. It appears that you may be able to reduce the total width, which is currently shown as 48 feet. Steven M. Mullet, Mayor 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 3. a) The numbering of the lots and the list of trees to be removed as shown on the landscape plan is incorrect. For the calculation of replacement trees, a separate drawing must be included that shows the existing trees, location of steep slopes and sensitive areas and the trees to be removed from the sensitive areas or their associated buffers must be clearly marked. c) The landscaping plan must show any proposed landscaping in the storm - drainage vault area. Further a number of trees are proposed within 30 feet setback along the east property line. This setback was recommended by the geotechnical engineer. Please co- ordinate the landscaping plan with the geotechnical report. Also, trees are shown adjacent to the drainage vault. Also refer to the attached memo from Sandra Whiting, City's Urban Biologist regarding additional comments on tree replacement and landscape plan. 4. CCR's for the proposed short plat should address maintenance of private drainage, private road and maintenance of sensitive area tracts. 5. Following are comments pertaining to corresponding item in the SEPA checklist: ESA Screening Checklist: Since response to 3 -0, 5 -0, 3 -1, 3 -2 is yes, please provide details in the SEPA checklist. SEPA Checklist: B.l.e. Be more specific about the proposed grading. Detailed information and preliminary grading plan is required to analyze any environmental impacts. B.1.g. Be more specific and provide the percentage. B.l.h. Be more specific. B.3.a.3 Please provide a response regarding the amount of fill and source of fill. B.3.b.1 Geo- technical report states that ground water is present at approximately 10 feet below surface and it is likely that this level fluctuates and the geo- technical analyses was done during a very dry period. Also, substantial grading is proposed for the infrastructure and foundations of residential structures. Please discuss what measures are proposed if groundwater is encountered during grading and discuss the impacts associated with it. B.3.c.1 Instead of referring to the drainage report, please provide a response as all the agencies are just mailed the SEPA checklist. B.4.b. The proposal must meet all TMC regulations related to vegetation removal. Information requested above under subdivision preliminary plat, related to wetlands and significant trees within any sensitive areas including slopes is required to determine if all impacts associated with vegetation removal will be addressed by existing city codes. B.4.d Please refer to comments on the landscaping plan and amend your response. B.7.b.1. Is any mitigation proposed to reduce the noise from the adjacent freeway? B.12.a. Was any pedestrian connection proposed to the Crystal Springs Park or the elevated walkway along Klickitat Drive considered? II.Building Department comments: Please note that as part of the building permit review process individual house foundation and drainage system, shall meet a specific geotechnical assessment, with final design recommendations. Approval of the subgrade by a geotechnical engineer for each foundation excavation including the drainage vault will be required. Rockries will not be approved for this site unless the backfill is constructed in accordance with a design by a licensed professional engineer. III. Fire Department comments: Ensure hydrant spacing meets the 150' to a proposed structure by path of travel and no point greater than 300' requirement. IV. Comment by Sandra Whiting, the City's Urban Biologist: A. Comments on the Revised Conceptual Wetland Mitigation Plan General Comments on Proposed Mitigation 1. Wetland C. a. To reduce the amount of wetland filling, the pavement width could be reduced to 24 feet from 28 feet, reducing the width of the private access road needed. Refer to comments from the Public Works Department. b. It is likely that there will be encroachment into the wetland during construction of the access road beyond what as shown as the area to be filled. The Mitigation Plan should discuss these temporary impacts to Wetland C during construction of the access road and explain how those impacts will be mitigated. c. The filling of Wetland C will leave the wetland with no buffer for much of its length along the new access roadway and a reduced buffer for a small portion. In order to protect the function of the wetland that remains after construction, a buffer will be necessary. A portion of the remaining wetland should be designated as buffer along the north side of the wetland abutting the new access road. A buffer reduction under the SAO could be requested (reducing the buffer by no more than 50 %, or 25 feet). Additional wetland mitigation acreage will then be needed to make up for the amount lost to the buffer designation. 2. The proposed wetland creation to the south of Wetland A puts the wetland buffer on City of Seattle right of way, which does not provide a functional buffer, since it is mowed and vehicles may use it periodically. In addition, part of the wetland would be constructed through a sewer line easement, which the applicant does not have authority to use and means the wetland could be disrupted on occasion. The proposed location for creation is unacceptable for these reasons. It is recommended that instead of wetland creation, the applicant consider either creating wetland in a different location or using wetland enhancement in wetlands C and A as mitigation for the unavoidable wetland filling. Due to the presence of rubbish and invasive vegetation in the wetlands and their buffers, enhancement could be a way to significantly improve wetland function. Enhancement requires a ratio of 3:1. 3. For Wetland A, in lieu of reducing the wetland acreage by designating part of it as buffer, it is recommended that the applicant first request a buffer reduction and provide a buffer enhancement plan. Then the applicant could designate additional buffer only as necessary to meet the 25 foot reduced buffer requirement, or the boundary of Lot 7 could be moved slightly. Reducing the buffer width instead of doing a "paper fill" of the buffer would also reduce the amount of total wetland acreage required to be mitigated. 4. The applicant is responsible for obtaining Corps of Engineers jurisdictional determinations for the wetlands and all applicable Federal and State permits for wetland filling. The applicant shall submit copies of correspondence with the applicable Federal and State agencies to the City. Specific Comments on Mitigation Plan (some comments may not apply if the applicant changes the approach to wetland mitigation) 5. Page 1, second bullet. The 1000 -foot exemption also existed under the previous Sensitive Areas Ordinance, so this is not a change with respect to Wetlands B and D. 6. Page 3 first complete paragraph. There is a typographical error - Wetland A is not non - regulated. 7. Page 3, bottom of page. While it is true that wetland boundaries were reviewed by City staff, what was apparently agreed in the field regarding the boundaries of Wetland C is not the boundary that is indicated on the drawings. See the discussion of Wetland C delineation below. 8. Page 5, table, Wetland A. The square footage of the proposed created wetland shown in the table does not match that shown on the drawing. 9. Page 5, table, Wetland A. Directing roof -top drains to the wetlands is not in accordance with the recommendations in the geotechnical report letter prepared by LSI Adapt Inc. on April 4, 2003. This report specifically says that no surface or roof runoff should be infiltrated on site and instead should be tight lined and discharged to the municipal sewer system. Therefore, this method should not be used to supplement wetland hydrology. Given this restriction, will there be a problem in maintaining wetland hydrology if stormwater is not discharged into the wetlands? Related to that, what will be the potential impacts on the site hydrology of increasing impervious surfaces, collecting stormwater and putting it into the sewer and of filling wetlands B and D? 10. Page 6. This section of the mitigation plan should describe the alternative locations considered for the location of the access road and explain why the impacts to Wetland C cannot be avoided or reduced by relocating the road. 11. Page 7, item 8. A split rail fence is preferred. 12. Page 7, Goal and Objective of the Mitigation Plan. See general comment #3 above regarding conversion of part of Wetland A to buffer. 13. Page 9, "Selected Plant Communities ". Where will the construction access be located? 14. Page 15, seeding. Please explain the rationale for using non - native grasses in the seed mix for the wetland and buffer areas. Is it in order to have some short-lived species that will eventually be replaced by other vegetation? Also, why Agrostis alba, since it is apparently shade intolerant? 15. Page 14. The proposed hydrology monitoring schedule for the created wetland (through May 15) does not coincide with demonstrating the performance standard stated on page 8 for soil saturation through June. 16. Drawings. All the site drawings show a different acreage amount for the wetland creation than what is stated in the mitigation plan (1803 sq.ft. versus 1903 sq.ft.). Wetland C Delineation After Wetland C boundaries were re- flagged in the field per the City's request, the site was revisited on September 22 to check the wetland boundaries and to locate the center- line of the proposed driveway /access road. The wetland flags are now clearly marked and the flag numbers are accurately depicted on the drawing sent to us. However, the determination of the location of center -line of the drive was not possible, as no stakes or other marking were visible in the field. While in the field, saturated soils and wetland vegetation were observed outside the currently flagged boundary of Wetland C between Flags CC -4 and CC -5. A soil pit was dug to characterize the soils. The soils were saturated and met hydric soil criteria, and the dominant plant in the vicinity was salmonberry (Rubus spectabilis), which meets the wetland vegetation criterion. Therefore, it appears that Wetland C extends beyond the currently flagged area between CC -4 and CC -5. A change in the wetland boundary in the area in question would not affect the applicant's proposal, nor would it likely change the wetland classification. We should, however, make sure the wetland boundaries and acreage are accurate. There was no indication in the Wetlands Evaluation and Delineation Report of June 2002 that a sample plot was established in this area. However, if the area has already been evaluated by the consultant and ruled out as wetland, the City would be happy to review existing data before deciding on the need to go back into the field. If there are no data on this area, the wetland consultant should recheck this area. It would make sense for me to meet the consultant in the field to check this area together. B. Comments on Tree replacement and Landscape Plan 1. The lot numbers are not consistent with those shown on the drainage plan. 2. The plan should make clear which trees are to be preserved within the clearing limit. For example on Lot "5 ", the replacement schedule shows that no trees will be removed, but there are two 19 -inch cherry trees shown within the clearing limit. Are they to be preserved? The same question applies to Lot "6" and Lot "7" where several trees are identified within the clearing limits, while the schedule shows no trees to be removed. Lot "8" has 2 52 -inch maples and a 30 inch alder within the clearing limits (on the boundary line with Sensitive Areas Tract B), while the schedule indicates one 52 inch tree will be removed. Are the other trees to be preserved? 3. In the schedule for the roadway tree replacement, it appears that one 15 -inch tree to be removed is not accounted for (Alder near Tract A). 4. The proposed tree replacement plan shows several Douglas Firs to be planted in or on the edges of the southeast corner of Wetland A. Conditions are likely too wet for Douglas Fir in those locations. Alternative trees that are tolerant to saturated soils and perhaps seasonal ponding should be substituted (such as Western Red Cedar, Sitka Spruce, Oregon Ash and others). 5. Planting trees only around the edges of the development defeats the purpose of the tree ordinance, which is designed to protect sensitive areas, such as slopes. Trees help to stabilize slopes and, therefore, some of the proposed trees should be interspersed throughout the site. 6. The tree replacement plan should be coordinated with the wetland consultant so that some of the replacement trees could be planted in the Sensitive Areas tract. This will likely result in the selection of a greater variety of tree species to improve wetland and buffer function. It also might mean some changes in planting techniques and soil amendment from what is proposed for the landscaping plan. 7. The plan should provide for irrigation for the newly installed trees. 8. Recent studies have shown that amending soils only in the planting hole is often detrimental to the tree. Instead, soils should be amended in the entire area where the trees are to be planted, or alternatively, no amendments should be added and compost should be placed as mulch around the tree and beneath the bark mulch. V. Comments by the Public Works Department: See attached. If you have any questions, please call me at 206 - 431 -3685. Sincerely, Minnie Dhaliwal Senior Planner Comments from Public Works Department, Dave McPherson. Short Plat — L05 -040 1. Provide additional information per the Short Plat Checklist — see enclosed. 2. 06/14/05 Met with Ryan Larson (Senior Storm Water Engineer) & John Howat (Storm Water & Sanitary Sewer Superintendent) on site, to confirm location of existing storm drainage system. Development can tie into storm system, within City Right -of -Way. For the Short Plat and site development, the storm drainage report shall include a Downstream Analysis. 3. Show how proposed house on Lot 6, can be built over the existing sanitary sewer easement and sanitary sewer main. 4. Show how proposed lots are to be accessed off the proposed Private street, considering the steep slopes and possible retaining walls. Especially, for proposed Lots 1 & 2. 5. Dedicate 10' along 53` Ave. S. for Public Street — see sample Statutory Warranty Deed w/Excise Tax Affidavit form enclosed. The on -site street including cul -de- sac, shall be private and within private easement. 6. Provide draft, private ingress /egress and utilities maintenance agreement, for review by Public Works — see sample enclosed. 7. Provide draft, joint use and access easement, as applicable, for review by Public Works — see sample enclosed. 8. The private street (Tract `C'), may be revised to 24' width of pavement, reduced from 28' in width. The cul -de -sac shall remain as shown on the site plan (46' radius to back of sidewalk). This will reduce the overall width of the private road. 9. `Tract A Drainage' shall be private and maintained by the owner(s) of the short plat. The private detention shall be underground per the geotechnical recommendations and as required by the Public Works Department. The detention tank/vault, shall be per King County Surface Design Manual. The detention tank/vault and private street, including street lighting, shall be built to City Public standards. 10. The CCR should include a joint private ownership and maintenance of private storm system and should also include a Sensitive Area Covenant and Hold Harmless Agreement. 11. A drainage swale across proposed lots 1, 2 and 3 will need to be investigated by the Civil and Geotechnical Engineers. Please address how the drainage design will account for the existing swale. Please discuss what measures are proposed if groundwater is encountered during grading and discuss the impacts associated with it. 12. Wetland `C' is shown on the Civil plan by Jaeger Engineering, to be partially filled. The private street and a portion of 53 Ave. South adjacent to the site, will need to be elevated and have side slopes or retaining wall(s). Therefore, the wetland area to be filled, will be greater than shown on the plan sheet, due to construction requirements. 13. Owner shall sign a Sensitive Areas Ordinance Hold Harmless agreement, to be recorded at King County Office of Records, separate from the CCR — see sample enclosed. Short Nat Survey Plan 1. Provide note on short plat map, to comply with the Geotechnical Engineering Report, by LSI Adapt, Inc., dated August 6, 2001; September 4, 2003; February 9, 2005; April 25, 2005 and subsequent geotechnical reports. 2. Revise printed legal descriptions as applicable — see enclosed. 3. Revise short plat map — see enclosed comments indicated by Orange markings. 4. Provide legal description for private storm drainage Tract `A', on short plat map. 5. Provide legal description for private street Tract `C', on short plat map. 6. Provide legal description for private sensitive area Tract `B', on short plat map. 7. Provide note on short plat, that no runoff, including downspouts, shall be infiltrated into the ground through "dry wells" or perforated infiltration pipes and trenches. Informational Comments Short Plat Site Development Plan 1. Provide street lighting plan, to be constructed to current City Public standards. 2. Provide approved plan sheet(s) from Val -Vue Sewer District. 3. Provide note on short plat map, to comply with the Geotechnical Engineering Report, by LSI Adapt, Inc., dated August 6, 2001; September 4, 2003; February 9, 2005; April 25, 2005 and subsequent geotechnical reports 4. Individual house foundation and drainage system, shall meet a specific geotechnical assessment, with final design recommendations. 5. All utilities are required to be underground, per City ordinance. 6. Provide landscaping plan, for private storm drainage detention tank/vault. Miscellaneous Permit 1. The applicant shall apply for Public Works and Building permit approval. 2. Civil site plans shall be designed per City of Tukwila standards, details, and specifications. 3. An infrastructure design and construction standard manual, is available at the Public Works Department and on the City of Tukwila web -site. 4. Revise the storm water technical information report, based on the King County Surface Water Design Manual. To include a downstream analysis. 5. Storm drainage for the widened portion of 53 Ave. South, shall be directed to flow along and continuing North along the Public street. This area for detention, shall also be part of the on -site detention calculations. 6. Please note that the drainage design must look at elevations of the footing drains and the elevation of the drainage vault. 7. Turnover documents will be required for the infrastructure along 53 Ave. South: for sidewalk, pavement, curb /gutter, and street lighting (if applicable); within the City Right -of -Way. 8. Street Use permit is required including Bond/Insurance for work within City right -of -way. 9. Public Works has reviewed the Subsurface Soils Investigation from Spears Engineering & Technical Services, dated May 28, 2004. If the private road is approved as part of the Short Plat and Public Works permit, this report will be referenced on the plans and made part of the permit conditions. MEMORANDUM TO: PLANNING DEPT. — Minnie Dhaliwal, Senior Planner FROM: PUBLIC WORKS DEPT. — David McPherson, Development Engineer DATE: August 5, 2005 SUBJECT: Five Rivers — 7 Lot Short Plat 53 Ave. South & South 158` Street SEPA, Short Plat, and Miscellaneous Comments SEPA — E05 -008 See State Environmental Checklist and Endangered Species Act Screening Checklist comments — enclosed. Revise as applicable. 1. Geotechnical reports including peer reviews, have been completed and meet the standards of Tukwila Municipal Code 18.45.080. Short Plat — L05 -040 1. Provide additional information per the Short Plat Checklist — see enclosed. 2. 06/14/05 Met with Ryan Larson (Senior Storm Water Engineer) & John Howat (Storm Water & Sanitary Sewer Superintendent) on site, to confirm location of existing storm drainage system. Development can tie into storm system, within City Right -of -Way. For the Short Plat and site development, the storm drainage report shall include a Downstream Analysis. 3. Show how proposed house on Lot.7; can be built over the existing sanitary sewer easement and sanitary sewer main. 4. Show how proposed lots are to be accessed off the proposed Private street, considering the steep slopes and possible retaining walls. Especially, for proposed Lots 1 & 2. 5. Dedicate 10' along 53 Ave. S. for Public Street — see sample Statutory Warranty Deed w /Excise Tax Affidavit form enclosed. The on -site street including cul -de- sac, shall be private and within private easement. 6. Provide draft, private ingress /egress and utilities maintenance agreement, for review by Public Works — see sample enclosed. 7. Provide draft, joint use and access easement, as applicable, for review by Public Works — see sample enclosed. 8. The private street (Tract `C'), maybe revised to 24' width of pavement, reduced from 28' in width. The cul -de -sac shall remain as shown on the site plan (46' radius to back of sidewalk). 9. `Tract A Drainage' shall be private and maintained by the owner(s) of the short plat. The private detention shall be underground per the geotechnical recommendations and as required by the Public Works Department. The detention tank/vault, shall be per King County Surface Design Manual. The detention tank/vault and private street, including street lighting, shall be built to City Public standards. 10. The CCR should include a joint private ownership and maintenance of (1) private storm system (2) street lighting within the private street, including payment of the monthly power bill to provider (3) the private street. 11. The CCR should also include a Sensitive Area Covenant and Hold Harmless Agreement. Short Plat Survey Site Plan 1. Provide note on short plat map, to comply with the Geotechnical Engineering Report, by LSI Adapt, Inc., dated August 6, 2001; September 4, 2003; February 9, 2005; April 25, 2005 and subsequent geotechnical reports. 2. Revise printed legal descriptions as applicable — see enclosed. 3. Revise short plat map — see enclosed comments indicated by Orange markings. 4. Provide legal description for private storm drainage Tract `A', on short plat map. 5. Provide legal description for private street Tract `C', on short plat map. 6. Provide legal description for private sensitive area Tract `B', on short plat map. 7. Provide note on short plat, that no runoff, including downspouts, shall be infiltrated into the ground through "dry wells" or perforated infiltration pipes and trenches. 8. Owner shall sign a Sensitive Areas Ordinance Hold Harmless agreement, to be recorded at King County Office of Records, separate from the CCR — see sample enclosed. Informational Comments Short Plat Site Development Plan 1. Provide street lighting plan, to be constructed to current City Public standards. 2. Provide approved plan sheet(s) from Val -Vue Sewer District. 3. Provide note on short plat map, to comply with the Geotechnical Engineering Report, by LSI Adapt, Inc., dated August 6, 2001; September 4, 2003; February 9, 2005; April 25, 2005 and subsequent geotechnical reports 4. Individual house foundation and drainage system, shall meet a specific geotechnical assessment, with final design recommendations. 5. All utilities are required to be underground, per City ordinance. 6. Provide landscaping plan, for private storm drainage detention tank/vault. Miscellaneous Permit 1. The applicant shall apply for Public Works and Building permit approval. 2. Civil site plans shall be designed per City of Tukwila standards, details, and specifications. 3. An infrastructure design and construction standard manual, is available at the Public Works Department and on the City of Tukwila web -site. 4. Revise the storm water technical information report, based on the King County Surface Water Design Manual. To include a downstream analysis. 5. Storm drainage for the widened portion of 53 Ave. South, shall be directed to flow along and continuing North along the Public street. This area for detention, shall also be part of the on -site detention calculations. 6. Turnover documents will be required for the infrastructure along 53 Ave. South: for sidewalk, pavement, curb /gutter, and street lighting (if applicable); within the City Right -of -Way. 7. Street Use permit is required including Bond/Insurance for work within City right -of -way. 8. Street lighting, on -site, shall be privately owned, maintained, and the monthly power bill shall be paid by property owners of the Short Plat. 9. Wetland `C' is shown on the Civil plan by Jaeger Engineering, to be partially filled. The private street and a portion of 53 Ave. South adjacent to the site, will need to be elevated and have side slopes or retaining wall(s). Therefore, the wetland area to be filled, will be greater than shown on the plan sheet, due to construction requirements. 10. Public Works has reviewed the Subsurface Soils Investigation from Spears Engineering & Technical Services, dated May 28, 2004. If the private road is approved as part of the Short Plat and Public Works permit, this report will be referenced on the plans and made part of the permit conditions. MEMORANDUM TO: PLANNING DEPT. — Minnie Dhaliwal, Senior Planner FROM: PUBLIC WORKS DEPT. — David McPherson, Development Engineer DATE: October 28, 2005 SUBJECT: Five Rivers — 7 Lot Short Plat 53 Ave. South & South 158 Street Storm Drainage Comments Short Plat — L05 -040 On June 14, 2005, I visited the Five Rivers site with Ryan Larson (Senior Storm Water Engineer) & John Howat (Storm Water & Sanitary Sewer Superintendent). They confirmed to me, that the proposed storm drainage detention vault may discharge North, to an existing drainage system. This drainage system (located within City right -of -way) consists of a well defined/depressed area, and an existing storm pipe, which continues in a Northeasterly direction. A drainage swale across proposed Lots 1, 2, and 3; will need to be investigated by the Applicants' Civil and Geotechnical Engineers, as part of the Public Works permit process. The Applicant shall provide a letter, signed and stamped by a Washington State Licensed Geotechnical Engineer, prior to Public Works permit approval. The purpose of this and future evaluations, is to ensure that houses will be resting on adequate and safe foundations and lots will not be wet for future home owners. CP RAMP CLASS 3 WETLAND C 3503 SF (PORTION T FILLED) `E 306.04' ri ' S T AN 6 3 ( SF 0 E D) gna IDEVAL � h l..__�.:�.�::�� r ' STORM CLI OWY E - WING . . ALL 9S/ FLOW RESTRICTOR RISER AND 12' OUTLET '4 FILL c A DRAINAGE DETENTION VAULT /WETVAULT 91' LONG x 25.7' WIDE (INSIDE) DESIGN WATER LEVEL' ELEV' 126.5' TOP WETP OND' ELEV' 121.5 BOT WETPOND ELEV' 117.9 WETPOND VOLUME PROVIDED' 6081 CF WETPOND . VOLUME REQUIRED' 5874 CF DETENTION VOLUME PROVIDED' 11665 CF v DETENTION VOLUME PROVIDED' 11694 CF 2E ` p 0' SETBACK FOR .BAS FOUNDATIONS GREATEF Ex Sanitary Sev Rim: 128.58 IE12 " 0Ctr 118. September 30, 2005 MEMORANDUM TO: Minnie FROM: Sandra RE: Five Rivers, Tree Replacement and Landscape Plan 1. The lot numbers are not consistent with those shown on the drainage plan. 2. The plan should make clear which trees are to be preserved within the clearing limit. For example on Lot "5 ", the replacement schedule shows that no trees will be removed, but there are two 19 -inch cherry trees shown within the clearing limit. Are they to be preserved? The same question applies to Lot "6" and Lot "7" where several trees are identified within the clearing limits, while the schedule shows no trees to be removed. Lot "8" has 2 52 -inch maples and a 30 inch alder within the clearing limits (on the boundary line with Sensitive Areas Tract B), while the schedule indicates one 52 inch tree will be removed. Are the other trees to be preserved? 3. In the schedule for the roadway tree replacement, it appears that one 15 -inch tree to be removed is not accounted for (Alder near Tract A). 4. The proposed tree replacement plan shows several Douglas Firs to be planted in or on the edges of the southeast corner of Wetland A. Conditions are likely too wet for Douglas Fir in those locations. Alternative trees that are tolerant to saturated soils and perhaps seasonal ponding should be substituted (such as Western Red Cedar, Sitka Spruce, Oregon Ash and others). 5. Planting trees only around the edges of the development defeats the purpose of the tree ordinance, which is designed to protect sensitive areas, such as slopes. Trees help to stabilize slopes and, therefore, some of the proposed trees should be interspersed throughout the site. 6. The tree replacement plan should be coordinated with the wetland consultant so that some of the replacement trees could be planted in the Sensitive Areas tract. This will likely result in the selection of a greater variety of tree species to improve wetland and buffer function. It also might mean some changes in planting techniques and soil amendment from what is proposed for the landscaping plan. 7. The plan should provide for irrigation for the newly installed trees. 8. Recent studies have shown that amending soils only in the planting hole is often detrimental to the tree. Instead, soils should be amended in the entire area where the trees are to be planted, or alternatively, no amendments should be added and compost should be placed as mulch around the tree and beneath the bark mulch. September 29, 2005 MEMORANDUM TO: Minnie FROM: Sandra RE: Five Rivers Revised Conceptual Wetland Mitigation Plan -/ . This memo presents my comments on the Revised Conceptual Mitigation Plan submitted in June of 2005 and some additional concerns about the delineation of Wetland C. Comments on the Revised Conceptual Wetland Mitigation Plan General Comments on Proposed Mitigation 1. Wetland C. o , -of/Liz_ P''' a. To reduce the amount of wetland filling, the- side.walk-on_the south side of drive could.be eliminated, reducing the widtk.o.£the right -of -way needed. This has e t,J e� u2-4-"L apparently to in. principle .by. Public. Works. *.' U b. It is likely that there will be encroachment into the wetland during construction of the access road beyond what as shown as the area to be filled. The Mitigation Plan should discuss these temporary impacts to Wetland C during construction of the access road and explain how those impacts will be mitigated. c. The filling of Wetland C will leave the wetland with no buffer for much of its length along the new access roadway and a reduced buffer for a small portion. In order to protect the function of the wetland that remains after construction, a buffer will be necessary. A portion of the remaining wetland should be designated as buffer along the north side of the wetland abutting the new access road. A buffer reduction under the SAO could be requested (reducing the buffer by no more than 50 %, or 25 feet). Additional wetland mitigation acreage will then be needed to make up for the amount lost to the buffer designation. 2. The proposed wetland creation to the south of Wetland A puts the wetland buffer on City of Seattle right of way, which does not provide a functional buffer, since it is mowed and vehicles may use it periodically. In addition, part of the wetland would be constructed through a sewer line easement, which the applicant does not have authority to use and means the wetland could be disrupted on occasion. The proposed location for creation is unacceptable for these reasons. It is recommended that instead of wetland creation, the applicant consider either creating wetland in a different location or using wetland enhancement in wetlands C and A as mitigation for the unavoidable wetland filling. Due to the presence of rubbish and invasive vegetation in the wetlands and their buffers, enhancement could be a way to significantly improve wetland function. Enhancement requires a ratio of 3:1. 3. For Wetland A, in lieu of reducing the wetland acreage by designating part of it as buffer, it is recommended that the applicant first request a buffer reduction and provide a buffer enhancement plan. Then the applicant could designate additional buffer only as necessary to meet the 25 foot reduced buffer requirement, or the boundary of Lot 7 could be moved slightly. Reducing the buffer width instead of doing a "paper fill" of the buffer would also reduce the amount of total wetland acreage required to be mitigated. 4. The applicant is responsible for obtaining Corps of Engineers jurisdictional determinations for the wetlands and all applicable Federal and State permits for wetland filling. The city should 1/011, lG, . .- p ea c r eta^ un ` P C � Specific Comments on Mitigation Plan (some comments may not apply if the applicant changes the approach to wetland mitigation) 5. Page 1, second bullet. The 1000 -foot exemption also existed under the previous Sensitive Areas Ordinance, so this is not a change with respect to Wetlands B and D. 6. Page 3 first complete paragraph. There is a typographical error - Wetland A is not non - regulated. 7. Page 3, bottom of page. While it is true that wetland boundaries were reviewed by City staff, what was apparently agreed in the field regarding the boundaries of Wetland C is not the boundary that is indicated on the drawings. See the discussion of Wetland C delineation below. 8. Page 5, table, Wetland A. The square footage of the proposed created wetland shown in the table does not match that shown on the drawing. 9. Page 5, table, Wetland A. Directing roof -top drains to the wetlands is not in accordance with the recommendations in the geotechnical report letter prepared by LSI Adapt Inc. on April 4, 2003. This report specifically says that no surface or roof runoff should be infiltrated on site and instead should be tight lined and discharged to the municipal sewer system. Therefore, this method should not be used to supplement wetland hydrology. Given this restriction, will there be a problem in maintaining wetland hydrology if stormwater is not discharged into the wetlands? Related to that, what will be the potential impacts on the site hydrology of increasing impervious surfaces, collecting stormwater and putting it into the sewer and of filling wetlands B and D? 10. Page 6. This section of the mitigation plan should describe the alternative locations considered for the location of the access road and explain why the impacts to Wetland C cannot be avoided or reduced by relocating the road. 11. Page 7, item 8. A split rail fence is preferred. 12. Page 7, Goal and Objective of the Mitigation Plan. See general comment #3 above regarding conversion of part of Wetland A to buffer. 13. Page 9, "Selected Plant Communities ". Where will the construction access be located? 14. Page 15, seeding. Please explain the rationale for using non - native grasses in the seed mix for the wetland and buffer areas. Is it in order to have some short -lived species that will eventually be replaced by other vegetation? Also, why Agrostis alba, since it is apparently shade intolerant? 15. Page 14. The proposed hydrology monitoring schedule for the created wetland (through May 15) does not coincide with demonstrating the performance standard stated on page 8 for soil saturation through June. 16. Drawings. All the site drawings show a different acreage amount for the wetland creation than what is stated in the mitigation plan (1803 sq.ft. versus 1903 sq.ft.). Wetland C Delineation After Wetland C boundaries were re- flagged in the field per the City's request, the site was revisited on September 22 to check the wetland boundaries and to locate the center -line of the proposed driveway /access road. The wetland flags are now clearly marked and the flag numbers are accurately depicted on the drawing sent to us. However, the determination of the location of center -line of the drive was not possible, as no stakes or other marking were visible in the field. While in the field, saturated soils and wetland vegetation were observed outside the currently flagged boundary of Wetland C between Flags CC-4 and CC -5. A soil pit was dug to characterize the soils. The soils were saturated and met hydric soil criteria, and the dominant plant in the vicinity was salmonberry (Rubus spectabilis), which meets the wetland vegetation criterion. Therefore, it appears that Wetland C extends beyond the currently flagged area between CC-4 and CC -5. A change in the wetland boundary in the area in question would not affect the applicant's proposal, nor would it likely change the wetland classification. We should, however, make sure the wetland boundaries and acreage are accurate. There was no indication in the Wetlands Evaluation and Delineation Report of June 2002 that a sample plot was established in this area. However, if the area has already been evaluated by the consultant and ruled out as wetland, the City would be happy to review existing data before deciding on the need to go back into the field. If there are no data on this area, the wetland consultant should recheck this area. It would make sense for me to meet the consultant in the field to check this area together. Minnie Dhaliwal - Fwd: 5 Rivers, Wetland Issues Page 1 From: Minnie Dhaliwal To: Ale @cramernw.com Date: 8/3/05 3:08PM Subject: Fwd: 5 Rivers, Wetland Issues Ally: Attached are review comments from the City's wetland biologist. Please address this before we can further review the wetland and the mitigation report. As soon as I get comments from the City's Public Works department I will send you the rest of the review comments. Minnie Dhaliwal Senior Planner City of Tukwila 206 - 431 -3685 Minnie Dhaliwal - 5 Rivers, Wetland Issues Page 1 • From: Sandra Whiting To: Minnie Dhaliwal Date: 7/29/05 8:41 AM Subject: 5 Rivers, Wetland Issues I have reviewed the most recent site plan provided to us (dated 3/18/05) that shows wetland boundaries. Some of the boundaries did not appear to correspond to the boundaries agreed on with the City earlier in the permit process. An attempt to locate all the boundaries in the field was not successful because the numbering of the flags was very confusing. The boundaries of the site are not marked and no contours were provided on the site plan so it was difficult to determine where the proposed driveway would be placed and what the limits of the water main right -of -way are. Therefore, I recommend that before proceeding on a more in depth review of the revised conceptual mitigation plan that we ask the wetland biologist to go back out to the site and reflag wetland C, clearly numbering the flags and providing us with an updated site plan that reflects the boundaries (i.e. putting the flag numbers on the plan). In addition it would be helpful to have the boundaries marked as well as the center point of the proposed driveway. Once that information is provided, I will return to the field to verify the boundaries and will proceed with review of the mitigation plan. Sandra Sandra Whiting Urban Environmentalist City of Tukwila Department of Community Development 6300 Southcenter Blvd., Suite 100 Tukwila, WA 98188 206 - 431 -3663 C. Gary Schulz July 31, 2005 Ms Minnie Dhaliwal Ms. Sandra Whiting City of Tukwila Community Development 6300 Southcenter Blvd. Tukwila, WA 98188 Re: Wetland Review — Fiver Rivers Plat, City of Tukwila. Dear Minnie & Sandra: Wetland/Forest Ecologist 7700 S. Lakeridge Drive Seattle, Washington 98178.3135 206/772/6514 425/235/4338 Fax I appreciate the opportunity to assist you with wetland planning. This letter is purposely brief to summarize our field meeting last Thursday, 7/28/05. In addition to the site plan, I reviewed the conceptual mitigation plan dated 4/5/05 (Habitat Technologies). The following are key points we discussed during our site visit. 1) Per survey verification, two of the wetlands (B & D) are exempt from code standards if less than 1,000 square feet in size. Wetlands A & C are Type 3 wetlands per the current SAO and have a standard buffer setback of 50 feet. 2) Wetland C could use enhancement as mitigation throughout with the removal of blackberry and addition of native conifer trees and native shrubs. This could be accomplished without the need for heavy machinery. The required enhancement ratio is at least 3:1. Wetland B could also be enhanced with less effort due to less cover of invasive plants. Enhancement as mitigation should also require the removal of trash and debris from wetland and wetland buffer areas. 3) Wetland C's boundary survey on the 3/18/05 drawing does not appear to be accurate. Regardless of whether the drawing shows a previous boundary, Wetland C should be re- delineated in the field with numbered flags. All old flags should be removed. The proposed roadway impact to Wetland C will then be verified. The re -survey should also locate the edge of roadway fill or wall support to clearly identify the extent of wetland impact necessary to construct the road. 4) The Wetland C's unavoidable buffer loss from the new road could possibly be shown as replaced area of additional buffer within Tract B. There does not appear to be a feasible way to maintain buffer in this roadway location. In summary, much of the wetland enhancement we discussed is being proposed in the conceptual mitigation plan. The wetland creation would remove tree cover and could require a construction road for heavy machinery. This is a situation where enhancement as mitigation would be appropriate to replace a relatively small area and improve wetland functions. The "paper fill" of Wetland A does not appear to be necessary because buffer reduction with enhancement would likely provide the same result. The "paper fill" is an innovative design technique to allow reduced buffers but is not formalized in code. Ms. Dhaliwal / Ms. Whiting — Five Rivers July 31, 2005 Page 2 I have comments regarding the conceptual mitigation plan. However, these comments are relatively minor issues and could be discussed in a telephone conversation. Please let me know if you have any questions about the site conditions or this letter. Sincerely, c ,d C. Gary Schulz Wetland/Forest Ecologist bear4allhyahoo.com cc: Jack Pace, DCD Deputy Director C. Gary Schulz July 1, 2005 Ms. Minnie Dhaliwal Ms. Sandra Whiting City of Tukwila Community Development 6300 Southcenter Blvd. Tukwila, WA 98188 Re: Wetland Review — Fiver Rivers Plat, City of Tukwila. Dear Minnie & Sandra: Wetland/Forest Ecologist 7700 S. Lakeridge Drive Seattle, Washington 98178 -3135 206/772/6514 425/235/4338 Fax I appreciate the opportunity to assist you with wetland planning. This letter is purposely brief to summarize our field meeting last Thursday, 7/28/05. In addition to the site plan, I reviewed the conceptual mitigation plan dated 4/5/05 (Habitat Technologies). The following are key points we discussed during our site visit. 1) Per survey verification, two of the wetlands (B & D) are exempt from code standards if less than 1,000 square feet in size. Wetlands A & C are Type 3 wetlands per the current SAO and have a standard buffer setback of 50 feet. 2) Wetland C could use enhancement as mitigation throughout with the removal of blackberry and addition of native conifer trees and native shrubs. This could be accomplished without the need for heavy machinery. The required enhancement ratio is at least 3:1. Wetland B could also be enhanced with less effort due to less cover of invasive plants. Enhancement as mitigation should also require the removal of trash and debris from wetland and wetland buffer areas. 3) Wetland C's boundary survey on the 3/18/05. drawing does not appear to be accurate. Regardless of whether the drawing shows a previous boundary, Wetland C should be re- delineated in the field with numbered flags. All old flags should be removed. The proposed roadway impact to Wetland C will then be verified. The re -survey should also locate the edge of roadway fill or wall support to clearly identify the extent of wetland impact necessary to construct the road. 4) The Wetland C's unavoidable buffer loss from the new road could possibly be shown as replaced area of additional buffer within Tract B. There does not appear to be a feasible way to maintain buffer in this roadway location. In summary, much of the wetland enhancement we discussed is being proposed in the conceptual mitigation plan. The wetland creation would remove tree cover and could require a construction road for heavy machinery. This is a situation where enhancement as mitigation would be appropriate to replace a relatively small area and improve wetland functions. The "paper fill" of Wetland A does not appear to be necessary because buffer reduction with enhancement would likely provide the same result. The "paper fill" is an innovative design technique to allow reduced buffers but is not formalized in code. Ms. Dhaliwal / Ms. Whiting — Five Rivers July 31, 2005 Page 2 I have comments regarding the conceptual mitigation plan. However, these comments are relatively minor issues and could be discussed in a telephone conversation. Please let me know if you have any questions about the site conditions or this letter. Sincerely, C. Gary Schulz Wetland/Forest Ecologist bear4al1Qyahoo.com cc: Jack Pace, DCD Deputy Director Minnie, Sincerely, Aleanna ondelis Project Manager Cramer Northwest, Inc. Surveyors •Planners •Engineers Minnie Daliwhal City of Tukwila Community Development 6300 Southcenter Blvd Tukwila WA 98188 RE: 5 Rivers Short Plat Preliminary Criteria Discussion June 16, 2005 This discussion is to explain how this short plat proposal meets the criteria for preliminary approval in the City of Tukwila. 1. To the best of our knowledge all development design elements proposed, including but not limited to, lot size, dimensions and density are all within the guidelines of City of Tukwila zoning and comprehensive plans. 2. We have addressed and proposed, according to City standards, appropriate provisions for water, storm drainage, erosion control and sanitary sewer. Our proposal is represented in the Technical Information Report and conceptual civil plans included in our application package. 3. All road and utility designs are proposed in accordance with current City standards. 4. We are proposing and frontage, road tract and wetland or sensitive area tract dedication for this project. The appropriate verbiage will be included on the face of the short plat once approved by City staff. 5. The area in which the project is developed is quite diverse in density and use. It is adjacent to a major freeway. However, given the residential uses surrounding the site we believe this proposal will offer functional, aesthetically sufficient residential building lots and will not cause any undue harm to the adjoining uses. 6. A maintenance agreement will be recorded with the final short plat for the maintenance of the commonly owned facilities on site. These documents will be provided at final short plat submittal. 7. We believe to have designed and proposed all elements of the short plat within the proper development regulations in the area. We would appreciate your assistance in verifying all information contained in this application package. Please address all comments to Cramer Northwest who will then be able to received responses from the appropriate parties. Thank you for your assistance. 945 N. Central, Suite #104 Kent WA 98032 (253) 852 -4880 Fax (253) 852 -4955 www.cramernw.com E -mail: cni @,cramernw.com RECEIVFD JUN 1 .r 2005 CO MMUNITY DEV ELOPIVIEAIT Page 1 of 1 March 22, 2005 PREPARED FOR: Five Rivers Development, Inc. 27010 115th Ave. SE Kent, WA. 98031 (253) 653 -6491 PREPARED BY: James Jaeger, P.E. JAEGER ENGINEERING 9419 S. 204 PLACE - KENT, WASHINGTON 98031 PHONE (253) 850-0934 Fax (253) 850 -0155 PRELIMINARY DRAINAGE ANALYSIS FIVE RIVERS PRELIMINARY SHORT PLAT CITY OF TUKWILA Parcel No. 115720 -0090 RECEIVED 'JUN 1 2005 COMMUNITY DEVELOPMENT five rivers short plat preliminary drainage calculations PRE — DEVELOPED PEAK FLOWS — KCRTS TIME SERIES TOTAL AREA: 1.72 AC. IMPERVIOUS: 0.10 AC. PERVIOUS: 1.62 AC. (TILL,FOREST) Flow Frequency Analysis Time Series File:pre.tsf Project Location:Sea -Tac - -- Annual Peak Flow Rates-- - Flow Rate Rank Time of Peak (CFS) 0.117 2 2/09/01 18:00 0.048 7 1/05/02 16:00 0.101 3 2/28/03 3:00 0.025 8 8/26/04 2:00 0.060 6 1/05/05 8:00 0.098 4 1/18/06 16:00 0.089 5 11/24/06 4:00 0.169 1 1/09/08 9:00 Computed Peaks Flow Frequency Analysis - - Peaks - - Rank Return Prob (CFS) Period 0.169 1 100.00 0.990 0.117 2 25.00 0.960 0.101 3 10.00 0.900 0.098 4 5.00 0.800 0.089 5 3.00 0.667 0.060 6 2.00 0.500 0.048 7 1.30 0.231 0.025 8 1.10 0.091 0.152 50.00 0.980 r9)05 Tn�v e �s 3000 S ern e ( 300( = 2A-coo sF z. b I b: 203( 39) + AC9 = 14 -SG2 4- FI Ni E RI v e-Rs sl-to RT PL AT ZRCP ( 23•S = v l'R��1 -...1 pRPt■NI NGE Co 4D tryoNs' D E L o PF-si C` -e 01 Ti o NI x Zs - 292-0 Use. =CLAM 1(1.0. l�X s CA CCU ( o eS cot ffA CAI e- _ .q.%) cl-C _ SF V e.I O G6`n d t+1 ct+10 . r' r.A ��-v _ 1.1 P . 1, ro Ate. 2_ G-Root..tb coy eAZ : c) Fro f0seeD Pe-r.10u s! c So d T '. 1)t-1.1 -rwoocA seo-1 es ( l o, (pi Psc. r9)05 Tn�v e �s 3000 S ern e ( 300( = 2A-coo sF z. b I b: 203( 39) + AC9 = 14 -SG2 4- ZRCP ( 23•S = v (99'50 x Zs - 292-0 _ .q.%) cl-C _ SF 1, ro Ate. c) Fro f0seeD Pe-r.10u s! ( Prc_ - I.10 Ps- o, (pi Psc. - 5.11 crrrA5-5 . , 3. I Use. Se Toy c fo v l k r -.cam. 0,,c br - . 1.0 4 • Eevee\o 1 K,c S Pris.c. F ieuzz c ) Q = 0 . hjz Z c s b Q i. = n, 31Y/ c-FS Ci Pion ' 0,05 - 1 C.FS r9)05 Tn�v e �s 3000 S ern e ( 300( = 2A-coo sF z. b I b: 203( 39) + AC9 = 14 -SG2 4- TOTAL AREA: 1.72 ACRES IMPERVIOUS SURFACE: 1.10 ACRES PERVIOUS SURFACE: 0.62 ACRES TILL, GRASS Flow Frequency Analysis Time Series File:dev.tsf Project Location:Sea -Tac - -- Annual Peak Flow Rates-- - Flow Rate Rank Time of Peak (CFS) 0.322 6 2/09/01 2:00 0.263 8 1/05/02 16:00 0.387 3 2/27/03 7:00 0.285 7 8/26/04 2:00 0.344 4 10/28/04 16:00 0.342 5 1/18/06 16:00 0.415 2 10/26/06 0:00 0.651 1 1/09/08 6:00 Computed Peaks FIVE RIVERS SHORT PLAT KCRTS PEAK FLOW SUMMARY DEVELOPED CONDITION Flow Frequency Analysis - - Peaks - - Rank Return Prob (CFS) Period 0.651 1 100.00 0.990 0.415 2 25.00 0.960 0.387 3 10.00 0.900 0.344 4 5.00 0.800 0.342 5 3.00 0.667 0.322 6 2.00 0.500 0.285 7 1.30 0.231 0.263 8 1.10 0.091 0.572 50.00 0.980 Retention /Detention Facility FIVE RIVERS SHORT PLAT DETENTION VAULT LEVEL 1 DETENTION SUMMARY Type of Facility: Detention Vault Facility Length: 48.31 ft Facility Width: 48.31 ft Facility Area: 2333. sq. ft Effective Storage Depth: 5.00 ft Stage 0 Elevation: 121.50 ft Storage Volume: 11667. cu. ft Riser Head: 5.00 ft Riser Diameter: 12.00 inches Number of orifices: 2 Full Head Pipe Orifice # Height Diameter Discharge Diameter (ft) (in) 1 0.00 1.15 2 3.80 0.84 Top Notch Weir: None Outflow Rating Curve: None (CFS) (in) 0.080 0.021 4.0 Stage Elevation Storage Discharge Percolation (ft) (ft) (cu. ft) (ac -ft) (cfs) (cfs) 0.00 121.50 0. 0.000 0.000 0.00 0.01 121.51 23. 0.001 0.004 0.00 0.02 121.52 47. 0.001 0.006 0.00 0.04 121.54 93. 0.002 0.007 0.00 0.05 121.55 117. 0.003 0.008 0.00 0.06 121.56 140. 0.003 0.009 0.00 0.07 121.57 163. 0.004 0.010 0.00 0.08 121.58 187. 0.004 0.010 0.00 0.10 121.60 233. 0.005 0.011 0.00 0.20 121.70 467. 0.011 0.016 0.00 0.30 121.80 700. 0.016 0.019 0.00 0.40 121.90 933. 0.021 0.023 0.00 0.50 122.00 1167. 0.027 0.025 0.00 0.60 122.10 1400. 0.032 0.028 0.00 0.70 122.20 1633. 0.037 0.030 0.00 0.80 122.30 1867. 0.043 0.032 0.00 0.90 122.40 2100. 0.048 0.034 0.00 1.00 122.50 2334. 0.054 0.036 0.00 1.10 122.60 2567. 0.059 0.037 0.00 1.20 122.70 2800. 0.064 0.039 0.00 1.30 122.80 3034. 0.070 0.041 0.00 1.40 122.90 3267. 0.075 0.042 0.00 1.50 123.00 3500. 0.080 0.044 0.00 1.60 123.10 3734. 0.086 0.045 0.00 1.70 123.20 3967. 0.091 0.047 0.00 1.80 123.30 4200. 0.096 0.048 0.00 1.90 123.40 4434. 0.102 0.049 0.00 2.00 123.50 4667. 0.107 0.051 0.00 2.10 123.60 4900. 0.112 0.052 0.00 2.20 123.70 5134. 0.118 0.053 0.00 2.30 123.80 5367. 0.123 0.054 0.00 2.40 123.90 5600. 0.129 0.055 0.00 2.50 124.00 5834. 0.134 0.057 0.00 2.60 124.10 6067. 0.139 0.058 0.00 2.70 124.20 6300. 0.145 0.059 0.00 2.80 124.30 6534. 0.150 0.060 0.00 2.90 124.40 6767. 0.155 0.061 0.00 3.00 124.50 7000. 0.161 0.062 0.00 3.10 124.60 7234. 0.166 0.063 0.00 3.20 124.70 7467. 0.171 0.064 0.00 3.30 124.80 7700. 0.177 0.065 0.00 3.40 124.90 7934. 0.182 0.066 0.00 3.50 125.00 8167. 0.187 0.067 0.00 3.60 125.10 8400. 0.193 0.068 0.00 3.70 125.20 8634. 0.198 0.069 0.00 3.80 125.30 8867. 0.204 0.070 0.00 3.81 125.31 8891. 0.204 0.070 0.00 3.82 125.32 8914. 0.205 0.070 0.00 3.83 125.33 8937. 0.205 0.071 0.00 3.84 125.34 8961. 0.206 0.074 0.00 3.85 125.35 8984. 0.206 0.075 0.00 3.86 125.36 9007. 0.207 0.075 0.00 3.87 125.37 9031. 0.207 0.075 0.00 3.97 125.47 9264. 0.213 0.079 0.00 4.07 125.57 9497. 0.218 0.082 0.00 4.17 125.67 9731. 0.223 0.085 0.00 4.27 125.77 9964. 0.229 0.087 0.00 4.37 125.87 10197. 0.234 0.089 0.00 4.47 125.97 10431. 0.239 0.091 0.00 4.57 126.07 10664. 0.245 0.093 0.00 4.67 126.17 10897. 0.250 0.095 0.00 4.77 126.27 11131. 0.256 0.097 0.00 4.87 126.37 11364. 0.261 0.099 0.00 4.97 126.47 11597. 0.266 0.101 0.00 5.00 126.50 11667. 0.268 0.101 0.00 5.10 126.60 11901. 0.273 0.411 0.00 5.20 126.70 12134. 0.279 0.975 0.00 5.30 126.80 12367. 0.284 1.710 0.00 5.40 126.90 12601. 0.289 2.500 0.00 5.50 127.00 12834. 0.295 2.780 0.00 5.60 127.10 13067. 0.300 3.040 0.00 5.70 127.20 13301. 0.305 3.280 0.00 5.80 127.30 13534. 0.311 3.500 0.00 5.90 127.40 13767. 0.316 3.700 0.00 6.00 127.50 14001. 0.321 3.900 0.00 6.10 127.60 14234. 0.327 4.080 0.00 6.20 127.70 14467. 0.332 4.260 0.00 6.30 127.80 14701. 0.337 4.430 0.00 6.40 127.90 14934. 0.343 4.600 0.00 6.50 128.00 15167. 0.348 4.750 0.00 6.60 128.10 15401. 0.354 4.910 0.00 C:TD S. 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N Pro v_LALci : • • cr I i A- 35 1 • 6 aet cyP Lo I LU 1 kn NcLui • c.) dr_ (2.4.577)_Z , 62 1001 C FIVE RIVERS DEVELOPMENT - TUKWILA TRAFFIC IMPACT ANALYSIS Prepared for FIVE RIVERS DEVELOPMENT c/o CRAMER NORTHWEST, INC. 945 N. Central, Suite 104 Kent, WA 98032 Prepared by TRANSPORTATION PLANNING & ENGINEERING, INC. 2223 - 112th Ave. N.E., Suite 101 Bellevue, Washington 98004 Telephone - (425) 455 -5320 Fax - (425) 453 -5759 http: / /www.tranplaneng.com April 30, 2004 [EXPIRES e15/ J RECE VEr JUN 17 20L?`i COMM(JP1Inr DEVELOPMENT APE VICTOR H. BISHOP. P.E. President DAVID H. ENDER. P.E. Vice President Mr. Jas Sekhon FIVE RIVERS DEVELOPMENT do Ms. Aleanna Kondelis CRAMER NORTHWEST, INC. 945 N. Central, Suite 104 Kent, WA 98032 Re: Five'Rivers Development - Tukwila Traffic Impact Analysis Dear Mr. Sekhon: TRANSPORTATION PLANNING & ENGINEERING, INC. 2223 - 112'" AVENUE N.E., SUITE 101 - BELLEVUE, WASHINGTON 98004 -2952 TELEPHONE (425) 455 -5320 FACSIMILE (425) 453 -5759 April 30, 2004 At the request of Ms. Aleanna Kondelis, we are pleased to submit this traffic impact analysis report for the proposed Five Rivers Development consisting of eight single family residential lots. The project site is located on the east side of 53 Ave. S. across from S. 159 St. in the City of Tukwila. This analysis was prepared based on the City's concurrency standards, which require analysis of all City intersections impacted by five or more net new vehicle trips. This analysis is also based on our phone conversations with Ms. Cyndy Knighton, Traffic Engineer for the City of Tukwila, and the data she provided. PROJECT DESCRIPTION Figure 1 is a vicinity map showing the location of the site and the surrounding street network. Figure 2 shows a plan of the project site. The project would consist of eight single - family lots. The site plan shows the location of these proposed lots, the proposed cul -de -sac street with pedestrian sidewalks and the site access street onto 53 Ave. S., which is located approximately 120 feet north of S159th Street. Full development and occupancy of this project is expected to occur by the end of 2005 pending timely permit approval. However, to ensure a conservative analysis 2006 is used as the horizon year for this study. EXISTING PHYSICAL CONDITIONS Project Site The project site presently is undeveloped. C :IWORK DOCUMENTSI- PROJECTS1T08 Tukwia1T08 Fiver Rivers- Tukw,a.doc Mr. Jas Sekhon FIVE RIVERS DEVELOPMENT April 30, 2004 Page 2 Street Facilities Figure 3 shows existing traffic control, number of street lanes, number of approach lanes at the analysis intersections, and other pertinent information. The primary streets and King County's classifications within the study area are as follows: Klickitat Dr. 53 Ave. S. /Slade Way S. 159 St. Pedestrian and Riryrle Activity EXISTING TRAFFIC CONDITIONS Traffic Volt imeR Level of Service AnalysiR Collector Arterial Local Access Street Local Access Street Fifty Ave. S. is a two -lane street with a posted speed limit of 25 MPH. It has a grade of approximately 8% adjacent to the project site. South 159 St. is a "dead -end" street that provides access to the adjacent Crystal Springs Park and about three single - family residences. Sidewalks, curb and gutter exist on the west side of 53 Ave. S. adjacent to the project site, and on at least one side of the other streets near the project site. Some pedestrian and bicycle activity was observed on the streets near the site during our field visit. Figure 4 shows existing peak hour traffic volumes at the 53 Ave. S. /S. 159 St. and 53 Ave. S. /Klickitat Dr. intersections. We conducted the manual turning movement count on Thursday April 1, 2004 for the 53 Ave. S. /S. 159 St. intersection. The traffic volume count data for the 53 Ave. S. /Klickitat Dr. intersection was provided by City staff. The existing traffic volume count data sheets are attached. Level of service (LOS) is a qualitative measure describing operational conditions within a traffic flow, and the perception of these conditions by drivers or passengers. These conditions include factors such as speed, delay, travel time, freedom to maneuver, traffic interruptions, comfort, convenience, and safety. Levels of service are given letter designations, from A to F, with LOS A representing the best operating conditions (free flow, little delay) and LOS F the worst (congestion, long delays). Generally, LOS A and B are high, LOS C and D are moderate, and LOS E and F are low. The level of service (LOS) was calculated for existing conditions at the 53 Ave. S. /Klickitat Dr. analysis intersection. The LOS was calculated using the procedures in the Transportation Research Board Highway Capacity Manual, 2000 Edition. The Signal 2000 C:IWORK DOCUMENTSI- PROJECTS1T08 Tu wila1T08 Fiver Rivers- Tukwila.doc IPE TYPE OF INTERSECTION A B C D E F Signalized _ < 10 > 10 and _ < 20 >20 and .. 35 > 35 and <_ 55 > 55 and _< 80 >80 Stop Sign Control 10 > 10 and < 15 >15 and _< 25 > 25 and <_ 35 > 35 and < 50 >50 Intersection No. of Accidents Total Accidents (2001 -2003) Accidents Per Mev* 2001 2002 2003 53 Ave. S. /Klickitat Dr. 6 4 4 14 0.76 Mr. Jas Sekhon FIVE RIVERS DEVELOPMENT April 30, 2004 Page 3 software was used for the signalized intersection analyses. The LOS and corresponding average control delay in seconds are as follows: The 53 Ave. S. /Kickitat Dr. intersection is currently operating at LOS A overall during the analyzed PM peak hour. The LOS calculation sheets are attached. Accident Data The City staff provided accident summary data for the 53 Ave. S. /Klickitat Dr. intersection for the three -year period from January 1, 2001 to December 31, 2003. A copy of the accident data is attached. The following table summarizes the accident data provided. This table also shows the average accident rate per million entering vehicles. Notes: Sight Distances * Accidents per million entering vehicles. King County's Accident Rates for Arterial Roadways does not contain data on average accident rates per million entering vehicles at intersections. However, based on our experience, an accident rate of less than one is generally considered to indicate that an intersection is operating satisfactorily, one to two is typical, and over two requires further review. Based on the accident rate calculated and our field review, no apparent accident problem exists at the analysis intersection. Per the City's request we conducted a sight distance analysis at the proposed site access onto 53 Ave. South. Our sight distance measurements were taken on Friday, April 2, 2004. Results of the available stopping sight distance (SSD) and entering sight distance (ESD) C:IWORK DOCUMENTSI- PROJECTSITO8 Tukwila1T08 Fiver Rivers- Tukwila.doc TpE Proposed Site Access To /From the South To /From the North AASHTO Design Criteria Stopping Sight Distance (ft.) -300 To Klickitat Dr. intersection 260 (3001 Entering Sight Distance (ft.) -625 To Klickitat Dr. intersection 480 Mr. Jas Sekhon FIVE RIVERS DEVELOPMENT April 30, 2004 Page 4 measurements at the proposed street access onto 53` Ave. S. are shown in the following table: Notes: * Adjusted for the northbound SSD (for vehicles approaching from the south) to account for the approx. 8% downgrade. This table also shows the City's SSD and ESD criteria per the American Association of .I• • • . -I ••r. •I • • • - - •II - 1 •I • • !la. -II Streets. Figure IX -40 "Intersection Sight Distance at At -Grade Intersection" (attached). According to Figure IX -40, an SSD of 260 feet is recommended and an ESD of 480 feet is recommended based on a design speed of 35 MPH. Typically the design speed used is the posted speed limit (25 MPH on 53 Ave. S.) plus 10 MPH. This provides a more conservative approach when estimating safe sight distances. Furthermore, the northbound SSD recommendation, for vehicles approaching from the south, was adjusted to account for the approx. 8% downgrade on 53 Ave. S. and the increased breaking distance required. Our field measurements show that the County's SSD criteria of 260 (300 *) feet would be met to both the north and south at the site access intersection. The County's ESD criteria of 480 feet would also be met for both directions at the site access intersection. FUTURE TRAFFIC CONDITIONS WITHOUT THE PROJECT Traffic Volumes and Background Growth Figure 5 shows the projected year 2006 PM peak hour traffic volumes without the project. A growth rate of 2% per year was applied to the existing traffic volumes to calculate the background growth. Ms. Knighton, the City's Traffic Engineer, indicated that 2% per year is likely a conservative rate of growth but is acceptable for study purposes. 1 evel of Service Table 1 shows the calculated 2006 PM peak hour LOS for the without project conditions at the analysis intersection. The analysis intersection is expected to continue to operate at LOS A overall in 2006. C:IWYORK OOCUMENTSt- PROJECTSITO8 Tulnw7alT08 Fiver Rivers- Tukwila.doc Time Period Trip Generation Rates Trips Entering Trips Exiting Total Trips Weekday ` T = 9.57(X) 38 (50 %) 38 (50 %) 76 AM Peak Hour T = 0.75(X) 2 (25 %) 4 (75 %) 6 PM Peak Hour T = 1.01(X) 5 (63 %) 3 (37 %) 8 Mr. Jas Sekhon FIVE RIVERS DEVELOPMENT April 30, 2004 Page 5 TRIP GENERATION AND DISTRIBUTION Trip Generation The proposed project is expected to generate the new vehicular trips during an average weekday and during the street traffic AM and PM peak hours as shown in the table below: Where T = Trips Generated X = Number of Dwelling Units (X = 8) A vehicle trip is defined as a single or one direction vehicle movement with either the origin or destination (exiting or entering) inside the study site. These trip generation values account for all site trips made by all vehicles for all purposes, including resident, visitor, and service and delivery vehicle trips. The trip generation is calculated using the average rates in the Institute of Transportation Engineers (ITE) Trip Generation, Seventh Edition, 2003 for Single Family Detached Dwelling (ITE Land Use Code 210). Trip Distribution Figure 6 shows the projected trip distribution and the calculated site - generated traffic volumes. The trip distribution is based on the characteristics of the road network, existing traffic volume patterns, the location of likely trip origins and destinations (employment, shopping, social and recreational opportunities) and expected travel times. FUTURE TRAFFIC CONDITIONS WITH THE PROJECT Traffic Volumes Figure 7 shows the projected 2006 PM peak hour traffic volumes with the project. The site - generated PM peak hour traffic volumes shown on Figure 6 were added to the projected background traffic volumes shown on Figure 5 to obtain the Figure 7 traffic volumes. C:IWORK DOCUMENTS%- PROJECTSITO8 Tukwila1TO8 Fiver Rivers- Tukwila.doc RpE Mr. Jas Sekhon FIVE RIVERS DEVELOPMENT April 30, 2004 Page 6 Level of Service Table 1 shows the calculated 2006 PM peak hour LOS for with - project conditions at the analysis intersection. The LOS at the analysis intersection is expected to remain unchanged (LOS A) from the without- project conditions except for a slight increase in delay. Site Access Spacing The proposed site access onto 53 Ave. S. is shown to be constructed approximately 120 feet north of S. 159 St. on Figure 2 (Site Plan). Typically, 125 feet is the minimum access spacing distance required between residential access streets in other jurisdictions. However, Ms. Knighton indicated that the City of Tukwila does not have formal site access spacing criteria and that site access spacing is determined based on engineering judgment. Both intersections are shown to be generating very few left turning vehicle trips during the PM peak hour, five total. Due to this low number of left- turning vehicle trips we do not foresee any significant conflicts occurring between the left turning vehicles of these two intersections. We believe that the site access spacing between the proposed site access street and S. 159 St. is sufficient. TRAFFIC IMPACT MITIGATION FEE REQUIREMENTS Per our conversation with Ms. Knighton, Traffic Engineer for the City, the City of Tukwila's traffic impact fees are based on the number of development- generated PM peak hour trips impacting nearby City road improvement projects. The threshold for evaluation is 5 development- generated PM peak hour trips. The City is currently revising their list of road improvement projects. However, Ms. Knighton indicated that there is no City road improvement project planned at the pertinent 53 Ave. S. /Klickitat Dr. intersection. Therefore, no traffic impact mitigation fee is anticipated for this development. SUMMARY, CONCLUSIONS AND RECOMMENDATIONS This report reviewed the operation of the adjacent streets and the 53 Ave. S. /Klickitat Dr. intersection without and with the proposed eight single - family lot project. Our analysis shows that the projected eight PM peak hour trips generated by the proposed development are not expected to create a significant adverse impact at the 'analysis intersection or on the operation of the adjacent streets. Furthermore, the City's sight distance criteria would be met for both directions at the proposed site access intersection onto 53 Ave. South. Therefore, based on our analysis, the Five Rivers Development should be approved with the following traffic mitigation measures: 1. Construct the site access street to City of Tukwila criteria. 2. Construct the proposed project in accordance with the required City of Tukwila C.IWORK DOCUMENTSI- PROJECT51T08 Tukwila1T08 Fiver Rivers- Tukwila .doc �pE Mr. Jas Sekhon FIVE RIVERS DEVELOPMENT April 30, 2004 Page 7 standards. No further traffic mitigation is anticipated. If you have any questions, please contact Mikhail (Mike) Ekshtut, E.I.T., Transportation Engineer or me at 425 - 455 -5320. We can also be contacted via e-mail at Sgteks@tranplaneng.com. Very truly yours, TRANSPORTATION PLANNING & ENGINEERING, INC. oU L‘,4 )F David H. Enger, P.E., P.T.O.E. ME:me Vice President C:IWORK DOCUMENTSI- PROJECTS1T08 Tukwila1T08 Fiver Rivers•Tukw,la.doc APE N 140111 < a T4-I I RN D'=K 5I \p ..- r S 149TH S ; li k S 1491H : ST V " K r SIS_M,,," U•I sr PL 2 3' 7. 15111 ST 152ND ST — — j s151 ` `��, 5 i CQ1l S 152ND PL � � D - °V 146TH FOSTER HS S S 16710 ST I vi Sr ' ' a $ J66T0 ST vi ST UI S 16TH LN S I 170TH 3 ST ST ! l << 4400 510') -P N K 172ND ST ^ — _, — S 172ND PL 14214) ST NI u, 9, "RD "15 ST N 391 MINKLER CORPORAT DR N CORPORAT� ORS DI ton M "Reproduced with permission granted by THOMAS BROS. MAPS®. This map is copyrighted by THOMAS BROS. MAPS e. It is unlawful to copy or reproduce all or any port thereof, whether for personal use or resole, without permission. All rights reserved." VICINITY MAP FIVE RIVERS DEVELOPMENT — TUKWILA TRAFFIC IMPACT ANALYSIS CLASS 2 WETLAND CI - I 3503 Sr (PORTION TO E HE T FILLED) ` \ 193.9' Catch Bai rare 145.01 EBY,: 142.65 7 fewer WMpe 1 70 6.81 31OEVALK CURB /GUTTER EVER T MAIN • u1--- WALK •URB /GUTTER 7.— D. :71 05 G 1 f' �94� — Catch Bai.. Rim: 169.95 - IP. I IE12 W, 167.7/ rL I a \ \( I i \\ I cs. n\ 1 I f70 11E RELOCATED 1B410N0 VALVE) \ Nse °Bi \ \ \ 9`r ° 4 \ \ \ op, r ° (. run/ RESTRICTOR RISER AND 12' OUTLET 1VE 323 '1, DR C. Sanitary Senn Manh.l. Rim: 134.97 DESIGN VA7ER LEVEL ELM 1263' 70P VETPS(D ELM 121.5 107 VETPOND ELM 1:75 VE7PON0 VQWIC• use. • 057EN7m V121.1M. 21155 Cr EA Sanitary Sewn Manhole Rim: 127.00 MAROONED 04.2.7 Ea Son sewer Wwhae 126.56 1E1 2 119.78 I N not to scale s vi l(7 53rd SOUth cen( er �o l ds*, ,. � rp � kwi /o pkwy vN Vii. s lr J o NE s s � � N 3 ° fP • Strander Blvd LEGEND O Traffic Control Signal °I Stop Sign XX mph Posted Speed Limit —a. Approach Lane & Direction XL Number of Roadway Lanes EXISTING ROADWAY CONDITIONS FIVE RIVERS DEVELOPMENT — TUKWILA TRAFFIC IMPACT ANALYSIS N not to scale 45 0' � � Wednesday 4/17/02 4—. > .. vi > C N 53rd i Thursday 4/01/04 LEGEND X-► PM Peak Hour Traffic Volume & Direction ° en P kwy Strander Blvd EXISTING 2004 PM PEAK HOUR (1630 -1730) TRAFFIC VOLUMES FIVE RIVERS DEVELOPMENT - TUKWILA TRAFFIC IMPACT ANALYSIS (- FIGURE 4 J �J LEGEND X PM Peak Hour Traffic Volume & Direction i 2006 PM PEAK HOUR TRAFFIC VOLUMES WITHOUT PROJECT FIVE RIVERS DEVELOPMENT - TUKWILA TRAFFIC IMPACT ANALYSIS / ■p Project— Generated PM Peak Hour Trips: Enter 5 (64 %) Exit 3 (36 %) 3 Total 8 a a) 1) LEGEND 0 tn xx% Trip Distribution Percentage X--• PM Peak Hour Traffic Volume & Direction N not to scale Strander Blvd PROJECT- GENERATED TRIP DISTRIBUTION FIVE RIVERS DEVELOPMENT - TUKWILA TRAFFIC IMPACT ANALYSIS IFIGURE� 6 J LEGEND X--► PM Peak Hour Traffic Volume & Direction 2006 PM PEAK HOUR TRAFFIC VOLUMES WITH PROJECT FIVE RIVERS DEVELOPMENT - TUKWILA TRAFFIC IMPACT ANALYSIS E TURNING MOVEMENTS DIAGRAM 4:00 - 6:00 PM PEAK HOUR: 4:30 PM TO 5:30 PM Klickitat Drive INTERSECTION PEAK HOUR VOLUME IN OUT 1,672 1,872 T TRAFFIC DATA GATHERING Cl, m 1 197 296 19 I 80 Tukwila, WA Klickltat Drive @ 53rd Avenue S Klickitat Drive 756 117 873 700 HV = HEAVY VEHICLES s cI) ti U) BB NE WB EB INTRS. HV #N /A 4% 1% 1% 1% PHF #N /A 0.80 0.89 0.93 0.92 PHF g PEAK HOUR FACTOR COUNTED BY: BW DATE OF COUNT: Wed. 4/17/02 • REDUCED BY: CN TIME OF COUNT: 4:00 - 8:00 PM DATE OF REDUCTION: Mon. 5/13/02 WEATHER: Sunny r r TRANSPORTATION PLANNING & ENGINEERING, INC. 2101 112TH AVE NE, SUITE 110, BELLEVUE, WA 98004 455 -5320 VEHICULAR TURNING MOVEMENT VOLUME COUNT JURISDICTION: DATE : 4/1/04 LOCATION: 159th St./ 53rd Ave. S. DAY : Thursday ID N( T08504 TIME : 1630 -1730 WEATHER : Clear & Sunny PK HR: 1630 -1730 SURFACE : Dry MINUTES COUNTED PER INTERVAL : 15 TECHNICI, ME TURNING INTERVAL START TIME COUNT PK HR PK HR MOVEMENT 1615 1630 1645 1700 1715 1730 1745 1800 TOTAL VOL ADJ TRUCK 0 1 1 1 1 0 0 0 4 4 4 RIGHT 0 1 2 3 1 0 0 0 7 7 7 ,SB THRU 0 50 39 34 38 0 0 0 161 161 161 LEFT 0 0 0 0 0 0 0 0 0 0 0 TOTAL 0 51 41 37 39 0 0 0 168 168 168 TRUCK 0 0 0 0 0 0 0 0 0 0 0 RIGHT 0 0 0 0 0 0 0 0 0 0 0 • WB THRU 0 0 0 0 0 0 0 0 0 0 0 LEFT 0 0 0 0 0 0 0 0 0 0 0 n L TOTAL 0 0 0 0 0 0 0 0 0 0 0 TRUCK 0 1 2 1 I 0 0 0 5 5 5 RIGHT 0 0 0 0 0 0 0 0 0 0 0 NB THRU 0 23 28 30 21 0 0 0 102 102 102 LEFT 0 0 1 2 1 0 0 0 4 4 4 TOTAL 0 23 29 32 22 0 0 0 106 106 106 TRUCK 0 0 0 0 0 0 0 0 0 0 0 RIGHT 0 1 0 2 1 0 0 0 4 4 4 EB THRU 0 0 0 0 0 0 0 0 0 0 0 LEFT 0 I 0 2 1 0 0 0 4 4 4 TOTAL 0 2 0 4 2 0 0 0 8 8 8 INTERVAL TOTAL: TRUCKS 0 2 3 2 2 0 0 0 9 9 9 VEHICLES 0 76 70 73 63 0 0 0 282 282 282 NB SB EB WB %HV 5 2.38095 0 # # # # ## PHF 0.65 0.71 0.38 # # # # ## PED T08504.xls JURISDICTION: LOCATION: ID NO: WEATHER : SURFACE : 19 T08504.xls 11 L 8 T R TRANSPORTATION PLANNING & ENGINEERING, INC. 2101 112T1-I AVE NE, SUITE 110, BELLEVUE, WA 98004 455 -5320 159th St./ 53rd Ave. S. T08504 Clear & Sunny Dry 4 0 4 VEHICULAR TURNING MOVEMENT VOLUME COUNT LANE CONFIGURATION DIAGRAM TURNING MOVEMENT DIAGRAM NO RTI I 274 168 R T L 7 161 0 165 NORTI I 271 i 106 4 102 0 L T R 106 DATE : 1/28/2003 DAY : Thursday PK HR: 1630 -1730 TECHNICIAN : ME 0 R 0 T 0 L 0 0 Report Period: 01/01 /2001 to 01/29/4004 Location: 53 AVE S at KLICKITAT DR Year 2001 o ision line I ase Date Collision Number Type of Collision e - M UI - 2134 Rear I3nd Wed-04/11/2001 08:58 AM 01 -2436 Rear End Sun - 05/06/2001 04:41 PM 01 -3096 Backing Mon- 06/11/2001 10 ;51 AM 01 -4007 Rear End Tue- 08/07/2001 07:58 PM 01-5466 Rear End Fri - 10/19/2001 08:25 PM 01.7210 Rear End Number of Collisions: 6 Year 2002 01 151011 Date I 11 1: 1 •'" 1 -1 . ly • The-06/11/2002 Sat - 08/312002 Wed-I1/20/2002 . Number of Collisions: 4 Year 2003 Number of Collisions: 4 Grand Totals: Number of Collisions: Number of Vehicles Involved: Number of Fatalities: Number of Injuries: Number of PDOs: Collision Rate: 0.00 R -I ime ase Collision Number Type of Collision • g nge 01:25 PM 02 -3816 Rear End 12:57 PM 02 -5587 Rear End 07:52 PM 02 -7555 Rear End Collision Date Tune Ut Case Collision Number Type of Collision Direction Num Num Hit & Tot Veh 1 Veh 2 Fat liij PDO Run Veh u Sat US/WJI /2003 Mon - 03/31/2003 Sat-04/12/2.003 Fri-12/12/2003 04:35 PM 03 -1591 Rear End 09:40 AM 03 -02404 Backing 06:20 PM 03 -2743 Rear End 08:40 PM 03 -84I0 Head On Bck B ' 0 1 E - >W E - >W 0 S - >W W->E 0 1 P P 2 2 2 2 14 31 0 (0.00 %) 5/7 (35.71%) , 9 (64.29 %) City of Tukwila Location Report 03/31/2004 Pagel Direction Nuin Num Hit & " I"ot Veh 1 Veh 2 Fat Irlj PDO Run Veh S - >N S - >N W - >E W 0 P 2 W - >E B 0 P 2 S - >N S - >N 0 1 2 S - >N S - >N 0 2 2 S - >N S - >N 0 2 3 irec on Veh 1 E->W Prk E - >W Totals: 0 5 3 0 13 Veh 2 Fat -> E - >W 0 Prk 0 E->W 0 um 'um Inj PDO Run Veh P P P 0 2 3 3 Totals: 0 0 4 0 10 Totals: 0 2 2 0 8 MJ ,R'l!i LJ TM-..n I I I ., - nn ._.-. �.-. ..... . Five Rivers Development - Tukwila 04/09/04 Klickitat Dr. /53rd Ave. S. 18:39:19 2004 PM Peak Hour SIGNAL2000 /TEAPAC[Ver 1.00.02] - HCM Input Worksheet Intersection / \ North 0 0.0 0 620 12.0 1 C= 60" G= 7.8" Y +R= 4.0" 0 - Area Location Type: NONCBD 80 0.0 0 \ <* *> * * * * 0 0 0 0.0 0.0 0.0 0 0 0 / I \ / < + + ++ * * ** v 756 12.0 1 + / 117 12.0 1 North \ I / 19 0.0 0 0 12.0 1 \ 0 0.0 0 80 0.0 0 G= 6.1" G= 34.1" G= 0.0" 0= 0.0" Y +R= 4.0" Y +R= 4.0" Y +R= 0.0" Y +R= 0.0" Key: VOLUMES -- > WIDTHS v LANES / \ Phasing: SEQUENCE 12 PERMSV N Y N N OVERLP N N N N LEADLAG LD LD N E S W RT TH LT RT TH LT RT TH LT RT TH LT Heavy veh, %HV 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 Pk -hr fact, PHF .90 .90 .90 .90 .90 .90 .90 .90 .90 .90 .90 .90 Pretimed or Act A A A A A A A A A A A A Strtup lost, 11 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 Ext eff grn, e 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 Arrival typ, AT 3 3 3 3 3 3 3 3 3 3 3 3 Ped vol, vped 0 0 0 0 Bike vol, vbic 0 0 0 0 Parking locatns NO NO NO NO Park mnvrs, Nm 0 0 0 0 Bus stops, NB 0 0 0 0 Grade, %G .0 .0 .0 .0 Sq 12 I Phase 1 I Phase 2 I Phase 3 I Phase 4 I Phase 5 Phase 6 I G= 0.0" Y +R= 0.0" Five Rivers Development - Tukwila 04/09/04 Klickitat Dr. /53rd Ave. S. 18:39:19 2004 PM Peak Hour SIGNAL2000 /TEAPAC[Ver 1.00.02] - HCM Volume Adjust & Satflow Worksheet Volume N E S W Adjustment RT TH LT RT TH LT RT TH LT RT TH LT Volume, V 0 0 0 0 756 117 80 0 19 80 620 0 Pk -hr fact, PHF .00 .00 .00 .90 .90 .90 .90 .90 .90 .90 .90 .90 Adj my flow, vp 0 0 0 0 840 130 89 0 21 89 689 0 Lane group, LG TH LT RT +TH +LT RT +TH Adj LG flow, v 840 130 110 778 Prop LT, PLT .000 1.00 .191 .000 Prop RT, PRT .000 .000 .809 .114 Saturation N E S W Flow Rate RT TH LT RT TH LT RT TH LT RT TH LT Base satflo, so 1900 1900 1900 1900 Number lanes, N 1 1 1 1 Lane width, fW 1.000 1.00 1.000 1.000 Heavy veh, fHV .980 .980 .980 .980 Grade, fg 1.000 1.00 1.000 1.000 Parking, fp 1.000 1.00 1.000 1.000 Bus block, fbb 1.000 1.00 1.000 1.000 Area type, fa 1.000 1.00 1.000 1.000 Lane util, fLU 1.000 1.00 1.000 1.000 Left -turn, fLT 1.000 .607 .991 1.000 Right -turn, fRT 1.000 1.00 .891 .985 PedBike LT,fLpb 1.000 1.00 1.000 1.000 PedBike RT,fRpb 1.000 1.00 1.000 1.000 Local adjustmnt 1.000 1.00 1.000 1.000 Adj satflow, s 1863 1131 1644 1834 Prot LT fLT .000 .950 Prot LT Satflo 0 1770 Five Rivers Development - Tukwila Klickitat Dr. /53rd Ave. S. 2004 PM Peak Hour SIGNAL2000 /TEAPAC[Ver 1.00.02] - HCM Capacity and LOS Worksheet Capacity N E S W Analysis RT TH LT RT TH LT RT TH LT RT TH LT Lane group, LG TH LT RT +TH +LT RT +TH Adj Flow, v 840 130 110 778 Satflow, s 1863 1770 1644 1834 Lost time, tL 4.0 4.0 4.0 4.0 Effect green, g 44.2 6.1 7.8 34.1 Grn ratio, g/C .736 .102 .130 .568 LG capacity, c 1372 180 214 1042 v/c ratio, X .612 .722 .514 .747 Flow ratio, v/s .451 .073 .067 .424 Crit lane group * * * Permitted Phases of Compound Left Turns Adj Flow, v 0 Satflow, s 1131 Lost time, tL .0 Effect green, g 38.1 Grn ratio, g/C .635 LG capacity, c 718 v/c ratio, X .000 Flow ratio, v/s .000 Crit lane group Sum crit v /s,Yc 0.565 Crit v /c, Xc .706 Total lost, L 12.0 Delay N E S W and LOS RT TH LT RT TH LT RT TH LT RT TH LT Lane group, LG TH LT RT +TH +LT RT +TH Adj Flow, v 840 130 110 778 LG capacity, c 1372 898 214 1042 v/c ratio, X .612 .145 .514 .747 Grn ratio, g/C .736 .736 .130 .568 Unif delay, dl 3.8 4.1 24.3 9.7 Incr calib, k .20 .11 .12 .30 Incr• delay, d2 .8 .1 2.1 3.0 Queue Delay, d3 .0 .0 .0 .0 Unif delay, dl* .0 .0 .0 .0 Prog factor, PF 1.00 1.00 1.00 1.00 Contrl delay, d 4.6 4.2 26.5 12.7 Lane group LOS A A C+ B+ Final Queue,Qbi 0 0 0 0 Appr delay, dA 4.5 26.5 12.7 Approach LOS A C+ B+ Appr flow, vA 970 110 778 Intersection: Delay 9.3 LOS A 04/09/04 18:39:19 Five Rivers Development - Tukwila 04/09/04 Klickitat Dr. /53rd Ave. S. 18:39:19 2004 PM Peak Hour SIGNAL2000 /TEAPAC[Ver 1.00.02] - Capacity Analysis Summary Intersection Averages: Degree of Saturation (v /c) 0.63 Vehicle Delay 9.3 Level of Service A Sq 12 Phase 1 Phase 2 I Phase 3 /I\ 1 1 North <* *> * * * * < + + ++ * * ** v * * * * > * * ** v G/C =0.130 G/C =0.102 G/C =0.568 G= 7.8" G= 6.1" G= 34.1" Y +R= 4.0" Y +R= 4.0" I Y +R= 4.0" OFF= 0.0% I OFF =19.7% OFF =36.5% C= 60 sec G= 48.0 sec = 80.0% Y =12.0 sec = 20.0% Ped= 0.0 sec = 0.0% Lane Width /1 g/C 1 Service Rate Adj 1 1 HCM I L I Queue Group I Lanes Reqd Used 1 @C (vph) @E (Volume' v/c I Delay I S (Model 11 S Approach 26.5 C+ IRT +TH +LTI 12/1 10.102 10.130 I 151 I 209 I 110 10.514 I 26.5 I *C +I 86 ft1 E Approach 4.5 A TH I 12/1 10.473 10.736 I 1372 1 1372 I 840 10.612 I 4.6 I A I 327 ft1 LT 1 12/1 10.000 10.102 I 873 1 898 I 130 10.145 I 4.2 *A I 89 ftl W Approach 12.7 B+ IRT +TH I 12/1 10.449 10.568 I 1019 1 1042 1 778 10.747 I 12.7 I*B+I 465 ftI Five Rivers Development - Tukwila Klickitat Dr. /53rd Ave. S. 2006 PM Peak Hour without Project r- SIGNAL2000 /TEAPAC[Ver 1.00.02] - HCM Input Worksheet Intersection # 0 - Area Location Type: NONCBD 0 0. 0 0 0.0 0 645 12.0 1 83 0.0 0 \ 0 0. 0 0 0 0.0 0 / I \ + / 122 12.0 1 20 0.0 0 v 0 12.0 1 /\ < + + ++ < + + ++ * * ** + + ++ v v North <* *> * * * *> * * * * ** * * 787 12.0 1 83 0.0 0 04/09/04 18:37:46 Key: VOLUMES -- > WIDTHS v LANES \ 0 0.0 0 / North Phasing: SEQUENCE 12 PERMSV N Y N N OVERLP N N N N LEADLAG LD LD N E S W RT TH LT RT TH LT RT TH LT RT TH LT Heavy veh, %HV 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 Pk -hr fact, PHF .90 .90 .90 .90 .90 .90 .90 .90 .90 .90 .90 .90 Pretimed or Act A A A A A A A A A A A A Strtup lost, 11 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 Ext eff grn, a 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 Arrival typ, AT 3 3 3 3 3 3 3 3 3 3 3 3 Ped vol, vped 0 0 0 0 Bike vol, vbic 0 0 0 0 Parking locatns NO NO NO NO Park mnvrs, Nm 0 0 0 0 Bus stops, NB 0 0 0 0 Grade, %G .0 .0 .0 .0 Sq 12 1 Phase 1 1 Phase 2 I Phase 3 Phase 4 Phase 5 1 Phase 6 C= 60" G= 7.8" G= 6.1" G= 34.1" G= 0.0" G= 0.0" G= 0.0" Y +R= 4.0" Y +R= 4.0" Y +R= 4.0" Y +R= 0.0" Y +R= 0.0" Y +R= 0.0" 1 Five Rivers Development - Tukwila Klickitat Dr. /53rd Ave. S. 2006 PM Peak Hour without Project SIGNAL2000 /TEAPAC[Ver 1.00.02] - HCM Volume Adjust & Satflow Worksheet Lane group, LG TH LT RT +TH +LT RT +TH Adj LG flow, v 874 136 114 809 Prop LT, PLT .000 1.00 .193 .000 Prop RT, PRT .000 .000 .807 .114 Base satflo, so 1900 1900 1900 1900 Number lanes, N 1 1 1 1 Lane width, fW 1.000 1.00 1.000 1.000 Heavy veh, fHV .980 .980 .980 .980 Grade, fg 1.000 1.00 1.000 1.000 Parking, fp 1.000 1.00 1.000 1.000 Bus block, fbb 1.000 1.00 1.000 1.000 Area type, fa 1.000 1.00 1.000 1.000 Lane util, fLU 1.000 1.00 1.000 1.000 Left -turn, fLT 1.000 .608 .990 1.000 Right -turn, fRT 1.000 1.00 .891 .985 PedBike LT,fLpb 1.000 1.00 1.000 1.000 PedBike RT,fRpb 1.000 1.00 1.000 1.000 Local adjustmnt 1.000 1.00 1.000 1.000 Adj satflow, s 1863 1132 1644 1834 Prot LT fLT .000 .950 Prot LT Satflo 0 1770 04/09/04 18:37:46 Volume N E S W Adjustment RT TH LT RT TH LT RT TH LT RT TH LT Volume, V 0 0 0 0 787 122 83 0 20 83 645 0 Pk -hr fact, PHF .00 .00 .00 .90 .90 .90 .90 .90 .90 .90 .90 .90 Adj my flow, vp 0 0 0 0 874 136 92 0 22 92 717 0 Saturation N E S W Flow Rate RT TH LT RT TH LT RT TH LT RT TH LT Capacity N E S W Analysis RT TH LT RT TH LT RT TH LT RT TH LT r � Five Rivers Development - Tukwila Klickitat Dr. /53rd Ave. S. 2006 PM Peak Hour without Project SIGNAL2000 /TEAPAC[Ver 1.00.02] - HCM Capacity and LOS Worksheet Lane group, LG TH LT RT +TH +LT RT +TH Adj Flow, v 874 136 114 809 Satflow, s 1863 1770 1644 1834 Lost time, tL 4.0 4.0 4.0 4.0 Effect green, g 44.2 6.1 7.8 34.1 Grn ratio, g/C .736 .102 .130 .568 LG capacity, c 1372 180 214 1042 v/c ratio, X .637 .756 .533 .776 Flow ratio, v/s .469 .077 .069 .441 Crit lane group * * * Permitted Phases of Compound Left Turns Adj Flow, v 0 Satflow, s 1132 Lost time, tL .0 Effect green, g 38.1 Grn ratio, g/C .635 LG capacity, c 718 v/c ratio, X .000 Flow ratio, v/s .000 Crit lane group Sum crit v /s,Yc 0.587 Crit v /c, Xc .734 Total lost, L 12.0 Delay N E S W and LOS RT TH LT RT TH LT RT TH LT RT TH LT Lane group, LG TH LT RT +TH +LT RT +TH Adj Flow, v 874 136 114 809 LG capacity, c 1372 898 214 1042 v/c ratio, X .637 .151 .533 .776 Grn ratio, g/C .736 .736 .130 .568 Unif delay, dl 3.9 4.2 24.4 10.0 Incr calib, k .22 .11 .14 .33 Incr delay, d2 1.0 .1 2.6 3.8 Queue Delay, d3 .0 .0 .0 .0 Unif delay, dl* .0 .0 .0 .0 Prog factor, PF 1.00 1.00 1.00 1.00 Contrl delay, d 4.9 4.3 27.0 13.8 Lane group LOS A A C+ B+ Final Queue,Qbi 0 0 0 0 Appr delay, dA 4.8 27.0 13.8 Approach LOS A C+ B+ Appr flow, vA 1010 114 809 Intersection: Delay 9.9 LOS A 04/09/04 18:37:46 Five Rivers Development - Tukwila Klickitat Dr. /53rd Ave. S. 2006 PM Peak Hour without Project SIGNAL2000 /TEAPAC[Ver 1.00.02] - Capacity Analysis Summary Intersection Averages: Degree of Saturation (v /c) 0.66 Vehicle Delay 9.9 Level of Service A Sq 12 Phase 1 I Phase 2 Phase 3 � /i\ North C= 60 sec S Approach E Approach W Approach G/C =0.130 G= 7.8" Y +R= 4.0" OFF= 0.0% *> < + + ++ * * * * v G/C =0.102 G= 6.1" Y +R= 4.0" 1 OFF =19.7% * * * *> * * ** v G/C =0.568 G= 34.1" Y +R= 4.0" OFF =36.5% G= 48.0 sec = 80.0% Y =12.0 sec = 20.0% Ped= 0.0 sec = 0.0% Lane Width /1 g/C 1 Service Rate Adj 1 ( HCM 1 L 1 Queue 1 Group 1 Lanes' Reqd Used 1 QC (vph) @E 'Volume' v/c 1 Delay 1 S (Model 11 27.0 C+ 4.8 A 13.8 B+ 04/09/04 18:37:46 IRT +TH +LT1 12/1 10.105 10.130 1 151 1 209 1 114 10.533 1 27.0 *C +I 90 ftl TH 1 12/1 10.490 10.736 1 1372 1 1372 1 874 10.637 1 4.9 1 A 1 352 ftl LT 1 12/1 (0.000 (0.102 1 872 1 898 1 136 10.151 1 4.3 *A 1 93 ftl IRT +TH 1 12/1 10.465 10.568 1 1019 1 1042 1 809 10.776 1 13.8 *B +1 500 ft( Five Rivers Development - Tukwila 04/09/04 Klickitat Dr. /53rd Ave. S. 18:33:31 2006 PM Peak Hour with Project SIGNAL2000 /TEAPAC[Ver 1.00.02] - HCM Input Worksheet Intersection # 0 - Area Location Type: NONCBD /1\ 1 North 1 0 0.0 0 645 12.0 1 0 1 0 1 0.0 1 0.0 1 0 1 0 / 85 0.0 0 \ <* *> * * * * / < + + ++ * * ** v 0 0.0 0 \ + / 124 12.0 1 \ I / 21 0 1 85 Phasing: SEQUENCE 12 0 . 0 12.0 1 0 . 0 PERMSV N Y N N 0 1 1 0 OVERLP N N N N LEADLAG LD LD N E S W RT TH LT RT TH LT RT TH LT RT TH LT Heavy veh, %HV 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 Pk -hr fact, PHF .90 .90 .90 .90 .90 .90 .90 .90 .90 .90 .90 .90 Pretimed or Act A A A A A A A A A A A A Strtup lost, 11 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 Ext eff grn, e 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 Arrival typ, AT 3 3 3 3 3 3 3 3 3 3 3 3 Ped vol, vped 0 0 0 0 Bike vol, vbic 0 0 0 0 Parking locatns NO NO NO NO Park mnvrs, Nm 0 0 0 0 Bus stops, NB 0 0 0 0 Grade, %G .0 .0 .0 .0 Sq 12 Phase 1 Phase 2 Phase 3 I Phase 4 Phase 5 I Phase 6 * * * *> * * * * v \ 0 0.0 0 787 12.0 1 Key: VOLUMES -- > WIDTHS v LANES /1\ 1 1 North C= 60 "I G= 7.8" G= 6.1" G= 34.1" G= 0.0" G= 0.0" G= 0.0" Y+R= 4.0" I Y +R= 4.0" ( Y +R= 4.0" I Y +R= 0.0" I Y +R= 0.0" I Y +R= 0.0" Five Rivers Development - Tukwila 04/09/04 Klickitat Dr. /53rd Ave. S. 18:33:31 2006 PM Peak Hour with Project SIGNAL2000 /TEAPAC[Ver 1.00.02] - HCM Volume Adjust & Satflow Worksheet Volume N E S W Adjustment RT TH LT RT TH LT RT TH LT RT TH LT Volume, V 0 0 0 0 787 124 85 0 21 85 645 0 Pk -hr fact, PHF .00 .00 .00 .90 .90 .90 .90 .90 .90 .90 .90 .90 Adj my flow, vp 0 0 0 0 874 138 94 0 23 94 717 0 Lane group, LG TH LT RT +TH +LT RT +TH Adj LG flow, v 874 138 117 811 Prop LT, PLT .000 1.00 .197 .000 Prop RT, PRT .000 .000 .803 .116 Saturation N E S W Flow Rate RT TH LT RT TH LT RT TH LT RT TH LT Base satflo, so 1900 1900 1900 1900 Number lanes, N 1 1 1 1 Lane width, fW 1.000 1.00 1.000 1.000 Heavy veh, fHV .980 .980 .980 .980 Grade, fg 1.000 1.00 1.000 1.000 Parking, fp 1.000 1.00 1.000 1.000 Bus block, fbb 1.000 1.00 1.000 1.000 Area type, fa 1.000 1.00 1.000 1.000 Lane util, fLU 1.000 1.00 1.000 1.000 Left -turn, fLT 1.000 .608 .990 1.000 Right -turn, fRT 1.000 1.00 .892 .984 PedBike LT,fLpb 1.000 1.00 1.000 1.000 PedBike RT,fRpb 1.000 1.00 1.000 1.000 Local adjustmnt 1.000 1.00 1.000 1.000 Adj satflow, s 1863 1132 1645 1834 Prot LT fLT .000 .950 Prot LT Satflo 0 1770 Five Rivers Development - Tukwila Klickitat Dr. /53rd Ave. S. 2006 PM Peak Hour with Project SIGNAL2000 /TEAPAC[Ver 1.00.02] - HCM Capacity and LOS Worksheet Lane group, LG TH LT RT +TH +LT RT +TH Adj Flow, v 874 138 117 811 Satflow, s 1863 1770 1645 1834 Lost time, tL 4.0 4.0 4.0 4.0 Effect green, g 44.2 6.1 7.8 34.1 Grn ratio, g/C .736 .102 .130 .568 LG capacity, c 1372 180 214 1042 v/c ratio, X .637 .767 .547 .778 Flow ratio, v/s .469 .078 .071 .442 Crit lane group * * * Permitted Phases of Compound Left Turns Adj Flow, v 0 Satflow, s 1132 Lost time, tL .0 Effect green, g 38.1 Grn ratio, g/C .635 LG capacity, c 719 v/c ratio, X .000 Flow ratio, v/s .000 Crit lane group Sum crit v /s,Yc 0.591 Crit v /c, Xc .739 Total lost, L 12.0 Lane group, LG TH LT RT +TH +LT RT +TH Adj Flow, v 874 138 117 811 LG capacity, c 1372 899 214 1042 v/c ratio, X .637 .154 .547 .778 Grn ratio, g/C .736 .736 .130 .568 Unif delay, dl 3.9 4.2 24.4 10.0 Incr calib, k .22 .11 .15 .33 Incr delay, d2 1.0 .1 2.9 3.8 Queue Delay, d3 .0 .0 .0 .0 Unif delay, dl* .0 .0 .0 .0 Prog factor, PF 1.00 1.00 1.00 1.00 Contrl delay, d 4.9 4.3 27.4 13.9 Lane group LOS A A C+ B+ Final Queue,Qbi 0 0 0 0 Appr delay, dA 4.8 27.4 13.9 Approach LOS A C+ B+ Appr flow, vA 1012 117 811 Intersection: Delay 10.0 LOS A 04/09/04 18:33:31 Capacity N E S W Analysis RT TH LT RT TH LT RT TH LT RT TH LT Delay N E S W and LOS RT TH LT RT TH LT RT TH LT RT TH LT Five Rivers Development - Tukwila Klickitat Dr. /53rd Ave. S. 2006 PM Peak Hour with Project SIGNAL2000 /TEAPAC[Ver 1.00.02] - Capacity Analysis Summary Intersection Averages: Degree of Saturation (v /c) 0.66 Vehicle Delay 10.0 Level of Service A Sq 12 Phase 1 Phase 2 1 Phase 3 /i\ North < + + + + * * ** V * * * *> * * ** V G/C =0.130 G/C =0.102 G/C =0.568 G= 7.8" G= 6.1" G= 34.1" Y +R= 4.0" I Y +R= 4.0" I Y +R= 4.0" OFF= 0.0% 1 OFF =19.7% I OFF =36.5% 04/09/04 18:33:31 C= 60 sec G= 48.0 sec = 80.0% Y =12.0 sec = 20.0% Ped= 0.0 sec = 0.0% Lane Width /1 g/C I Service Rate' Adj I 1 HCM 1 L 1 Queue Group 1 Lanes) Reqd Used 1 @C (vph) @E 1Volume1 v/c 1 Delay 1 S Model 11 S Approach 27.4 C+ IRT +TH +LT1 12/1 10.107 10.130 1 151 1 209 1 117 10.547 1 27.4 *C +1 93 ftj E Approach 4.8 A TH 1 12/1 10.490 10.736 1 1372 1 1372 1 874 10.637 1 4.9 1 A 1 352 ft1 LT 1 12/1 10.000 10.102 1 873 1 899 1 138 10.154 1 4.3 1 *A 1 95 ftl W Approach 13.9 B+ 1RT +TH 1 12/1 10.465 10.568 1 1019 1 1042 1 811 10.778 1 13.9 *B +1 503 ft! CI W 7 6 60_ 55 50 45 40 30 25 20 0 200 400 600 2 � , ygo SSD ESQ 800 1000 1200 1400 1600 SIGHT DISTANCE (FEET) FIVE RIVER DEvELO ?I`1 fj- 53 r a At/Q. ( S. , � ' ; A c€ 8 -I- SIGHT DISTANCE FOR P VEHICLE TURNING LEFT INTO 2-LANE HIGHWAY ACCROSS P VEHICLE APPROACHING FROM LEFT. (SEE DIAGRAM) 8- I -4Lane +medlars SIGHT DISTANCE FOR P VEHICLE TURNING LEFT INTO 4 -LANE HIGHWA( ACCROSS P VEHICLE APPROACHING FROM LEFT. (SEE DIAGRAM) A- SIGHT DISTANCE FOR P VEHICLE CROSSING 2 -LANE HIGHWAY FROM STOP. (SEE DIAGRAM) Cb- SIGHT DISTANCE FOR P VEHICLE TO TURN RIGHT INTO 2 -LANE HIGHWAY AND ATTAIN 85% OF DESIGN SPEED WITHOUT BEING OVERTAKEN BY A VEHICLE APPROACHING FROM THE LEFT AND REDUCING FROM DESIGN SPEED TO 857.. OF DESIGN SPEED. Figure IX-40. Intersection sight distance at at -grade intersection (Case IIIB and Case 11IC). SIGHT DISTANCE FOR P VEHICLE TO TURN LEFT INTO 2-LANE HIGHWAY AND ATTAIN 85% OF DESIGN SPEED WITHOUT BEING OVERTAKEN BY A VEHICLE APPROACHING FROM THE RIGHT REDUCING SPEED FROM DESIGN SPEED TO 85Z OF DESIGN SPEED. (SEE DIAGRAM) V tv 4 I- . a a a I C ml i / I - / - / I ii ' / Il -1 CI W 7 6 60_ 55 50 45 40 30 25 20 0 200 400 600 2 � , ygo SSD ESQ 800 1000 1200 1400 1600 SIGHT DISTANCE (FEET) FIVE RIVER DEvELO ?I`1 fj- 53 r a At/Q. ( S. , � ' ; A c€ 8 -I- SIGHT DISTANCE FOR P VEHICLE TURNING LEFT INTO 2-LANE HIGHWAY ACCROSS P VEHICLE APPROACHING FROM LEFT. (SEE DIAGRAM) 8- I -4Lane +medlars SIGHT DISTANCE FOR P VEHICLE TURNING LEFT INTO 4 -LANE HIGHWA( ACCROSS P VEHICLE APPROACHING FROM LEFT. (SEE DIAGRAM) A- SIGHT DISTANCE FOR P VEHICLE CROSSING 2 -LANE HIGHWAY FROM STOP. (SEE DIAGRAM) Cb- SIGHT DISTANCE FOR P VEHICLE TO TURN RIGHT INTO 2 -LANE HIGHWAY AND ATTAIN 85% OF DESIGN SPEED WITHOUT BEING OVERTAKEN BY A VEHICLE APPROACHING FROM THE LEFT AND REDUCING FROM DESIGN SPEED TO 857.. OF DESIGN SPEED. Figure IX-40. Intersection sight distance at at -grade intersection (Case IIIB and Case 11IC). SIGHT DISTANCE FOR P VEHICLE TO TURN LEFT INTO 2-LANE HIGHWAY AND ATTAIN 85% OF DESIGN SPEED WITHOUT BEING OVERTAKEN BY A VEHICLE APPROACHING FROM THE RIGHT REDUCING SPEED FROM DESIGN SPEED TO 85Z OF DESIGN SPEED. (SEE DIAGRAM) V tv 'JU 1 w : ? LEGAL DESCRIPTION TRACT "B" uEv PN T That portion of the Southwest Quarter of the Southwest Quarter of Section 23, Township 23 North, Range 4 East of the Willamette Meridian, King County, Washington described as follows: Commencing at the Southwest corner of said section 23; thence South 88 ° 12'49" East along the south line of said Southwest Quarter of the Southwest Quarter, a distance of 682.96 feet to a point of cusp on a curve on the easterly margin of 53rd Avenue South, from which the radius point bears North 82 ° 31'07" East, having a radius of 230.00 feet; thence northerly, along said curve to the Right, through a central angle of 7 ° 30'48 ", a distance of 30.16 feet to a point of cusp; thence South 88 ° 12'49" East, a distance of 10.00 feet to a point of cusp on a curve from which the radius point bears North 89 ° 57'08" East, having a radius of 220.00 feet; thence northerly, along said curve to the Right, through a central angle of 0 ° 56'04 ", a distance of 3.59 feet to the Point of Beginning; thence North 00 ° 53'12" East tangent to said curve, a distance of 121.74 feet to the beginning of a curve to the Right, tangent to said line; thence northeasterly a distance of 39.64 feet along the arc, having a radius of 25.00 feet and a central angle of 90 ° 51'30 "; thence South 88 ° 15'18" East tangent to said curve, a distance of 94.31 feet; thence South 01 ° 29'10" East, a distance of 124.97 feet; thence South 88 ° 12'49" East, a distance of 49.97 feet; thence North 06 ° 55'15" East, a distance of 42.17 feet; thence North 50 ° 20'38" East, a distance of 60.76 feet to the beginning of a curve to the Left from which the radius point bears North 12 ° 18'05" West, having a radius of 46.00 feet and a central angle of 32 ° 12'16 "; thence northeasterly along said curve, a distance of 25.85 feet; thence South 83 ° 46'31" East, a distance of 186.40 feet to the beginning of a curve to the Right from which the radius point bears South 69 ° 10'05" West, having a radius of 387.22 feet and a central angle of 11 ° 51'28 "; thence southerly along said curve, a distance of 80.14 feet to a point of cusp; thence North 88 ° 12'49" West, a distance of 98.39 feet; thence South 01 ° 47'11" West, a distance of 30.00 feet; thence North 88 ° 12'49" West, a distance of 356.20 feet to the Point of Beginning. LEGAL DESCRIPTION LOT 1 That portion of the Southwest Quarter of the Southwest Quarter of Section 23, Township 23 North, Range 4 East of the Willamette Meridian, King County, Washington described as follows: Commencing at the Southwest corner of said section 23; thence South 88 ° 12'49" East along the south line of said Southwest Quarter of the Southwest Quarter, a distance of 682.96 feet to a point of cusp on a curve on the easterly margin of 53rd Avenue South, from which the radius point bears North 82 ° 31'07" East, having a radius of 230.00 feet; thence northerly, along said curve to the Right, through a central angle of 7 ° 30'48 ", a distance of 30.16 feet to a point of cusp; thence South 88 ° 12'49" East, a distance of 10.00 feet to a point of cusp on a curve from which the radius point bears North 89 ° 57'08" East, having a radius of 220.00 feet; thence northerly, along said curve to the Right, through a central angle of 0 ° 56'04 ", a distance of 3.59 feet; thence North 00 ° 53'12" East, a distance of 219.75 feet to the Point of Beginning; thence continuing North 00 ° 53'12" East, a distance of 76.38 feet; thence South 88 0 15'18" East, a distance of 66.00 feet; thence South 00 ° 53'12" West, a distance of 101.01 feet; thence North 88 ° 15'18" West, a distance of 41.37 feet to the beginning of a curve to the Right, tangent to said line; thence northwesterly a distance of 38.90 feet along the arc, having a radius of 25.00 feet and a central angle of 89 ° 08'30" to the Point of Beginning. LEGAL DESCRIPTION LOT 2 That portion of the Southwest Quarter of the Southwest Quarter of Section 23, Township 23 North, Range 4 East of the Willamette Meridian, King County, Washington described as follows: Commencing at the Southwest corner of said section 23; thence South 88 ° 12'49" East along the south line of said Southwest Quarter of the Southwest Quarter, a distance of 682.96 feet to a point of cusp on a curve on the easterly margin of 53rd Avenue South, from which the radius point bears North 82 ° 31'07" East, having a radius of 230.00 feet; thence northerly, along said curve to the Right, through a central angle of 7 ° 30'48 ", a distance of 30.16 feet to a point of cusp; thence South 88 ° 12'49" East, a distance of 10.00 feet to a point of cusp on a curve from which the radius point bears North 89 ° 57'08" East, having a radius of 220.00 feet; thence northerly, along said curve to the Right, through a central angle of 0 ° 56'04 ", a distance of 3.59 feet; thence North 00 ° 53'12" East, a distance of 219.75 feet; thence South 88 ° 15'18" East, a distance of 66.00 feet to the Point of Beginning; thence continuing South 88 ° 15'18" East, a distance of 64.50 feet; thence South 00 ° 53'12" West, a distance of 101.01 feet; thence North 88 ° 15'18" West, a distance of 64.50 feet; thence North 00 ° 53'12" East, a distance of 101.01 feet to the Point of Beginning. LEGAL DESCRIPTION LOT 3 That portion of the Southwest Quarter of the Southwest Quarter of Section 23, Township 23 North, Range 4 East of the Willamette Meridian, King County, Washington described as follows: Commencing at the Southwest corner of said section 23; thence South 88 ° 12'49" East along the south line of said Southwest Quarter of the Southwest Quarter, a distance of 682.96 feet to a point of cusp on a curve on the easterly margin of 53rd Avenue South, from which the radius point bears North 82 ° 31'07" East, having a radius of 230.00 feet; thence northerly, along said curve to the Right, through a central angle of 7 ° 30'48 ", a distance of 30.16 feet to a point of cusp; thence South 88 ° 12'49" East, a distance of 10.00 feet to a point of cusp on a curve from which the radius point bears North 89 ° 57'08" East, having a radius of 220.00 feet; thence northerly, along said curve to the Right, through a central angle of 0 ° 56'04 ", a distance of 3.59 feet; thence North 00 ° 53'12" East, a distance of 219.75 feet; thence South 88 ° 15'18" East, a distance of 130.50 feet to the Point of Beginning; thence continuing South 88 ° 15'18" East, a distance of 64.50 feet; thence South 00 ° 53'12" West, a distance of 101.01 feet; thence North 88 ° 15'18" West, a distance of 64.50 feet; thence North 00 ° 53'12" East, a distance of 101.01 feet to the Point of Beginning. LEGAL DESCRIPTION TRACT "A" That portion of the Southwest Quarter of the Southwest Quarter of Section 23, Township 23 North, Range 4 East of the Willamette Meridian, King County, Washington described as follows: Commencing at the Southwest corner of said section 23; thence South 88 ° 12'49" East along the south line of said Southwest Quarter of the Southwest Quarter, a distance of 682.96 feet to a point of cusp on a curve on the easterly margin of 53rd Avenue South, from which the radius point bears North 82 ° 31'07" East, having a radius of 230.00 feet; thence northerly, along said curve to the Right, through a central angle of 7 ° 30'48 ", a distance of 30.16 feet to a point of cusp; thence South 88 ° 12'49" East, a distance of 10.00 feet to a point of cusp on a curve from which the radius point bears North 89 ° 57'08" East, having a radius of 220.00 feet; thence northerly, along said curve to the Right, through a central angle of 0 ° 56'04 ", a distance of 3.59 feet; thence North 00 ° 53'12" East, a distance of 219.75 feet; thence South 88 ° 15'18" East, a distance of 195.00 feet to the Point of Beginning; thence continuing South 88 ° 15'18" East, a distance of 40.00 feet; thence South 00 ° 53'12" West, a distance of 105.31 feet to a point of cusp on a curve from which the radius point bears South 26 ° 42'46" West, having a radius of 46.00 feet and a central angle of 24 ° 57'56 "; thence northwesterly along said curve to the Left, a distance of 20.04 feet; thence North 88 ° 15'18" West, a distance of 20.64 feet; thence North 00 ° 53'12" East, a distance of 101.01 feet to the Point of Beginning. LEGAL DESCRIPTION LOT 4 That portion of the Southwest Quarter of the Southwest Quarter of Section 23, Township 23 North, Range 4 East of the Willamette Meridian, King County, Washington described as follows: Commencing at the Southwest corner of said section 23; thence South 88 ° 12'49" East along the south line of said Southwest Quarter of the Southwest Quarter, a distance of 682.96 feet to a point of cusp on a curve on the easterly margin of 53rd Avenue South, from which the radius point bears North 82 ° 31'07" East, having a radius of 230.00 feet; thence northerly, along said curve to the Right, through a central angle of 7 ° 30'48 ", a distance of 30.16 feet to a point of cusp; thence South 88 ° 12'49" East, a distance of 10.00 feet to a point of cusp on a curve from which the radius point bears North 89 ° 57'08" East, having a radius of 220.00 feet; thence northerly, along said curve to the Right, through a central angle of 0 ° 56'04 ", a distance of 3.59 feet; thence North 00 ° 53'12" East, a distance of 219.75 feet; thence South 88 ° 15'18" East, a distance of 234.99 feet to the Point of Beginning; thence continuing South 88 ° 15'18" East, a distance of 61.04 feet; thence South 32 ° 54'11" East, a distance of 37.41 feet; thence South 36 ° 43'30" West, a distance of 109.31 feet to a point of cusp on a curve from which the radius point bears South 56 ° 19'39" West, having a radius of 46.00 feet and a central angle of 29 ° 36'53 "; thence northwesterly along said curve to the Left, a distance of 23.78 feet; thence North 00 ° 53'12" East, a distance of 105.31 feet to the Point of Beginning. LEGAL DESCRIPTION LOT 5 That portion of the Southwest Quarter of the Southwest Quarter of Section 23, Township 23 North, Range 4 East of the Willamette Meridian, King County, Washington described as follows: Commencing at the Southwest corner of said section 23; thence South 88 ° 12'49" East along the south line of said Southwest Quarter of the Southwest Quarter, a distance of 682.96 feet to a point of cusp on a curve on the easterly margin of 53rd Avenue South, from which the radius point bears North 82 ° 31'07" East, having a radius of 230.00 feet; thence northerly, along said curve to the Right, through a central angle of 7 ° 30'48 ", a distance of 30.16 feet to a point of cusp; thence South 88 ° 12'49" East, a distance of 10.00 feet to a point of cusp on a curve from which the radius point bears North 89 ° 57'08" East, having a radius of 220.00 feet; thence northerly, along said curve to the Right, through a central angle of 0 ° 56'04 ", a distance of 3.59 feet; thence North 00 ° 53'12" East, a distance of 219.75 feet; thence South 88 ° 15'18" East, a distance of 296.04 feet; thence South 32 ° 54'10" East, a distance of 37.41 feet to the Point of Beginning; thence continuing South 32 ° 54'11" East, a distance of 17.42 feet to the beginning of a curve to the Right from which the radius point bears South 41 ° 40'36" West, having a radius of 387.22 feet and a central angle of 11 ° 08'27 "; thence southeasterly along said curve, a distance of 75.29 feet to a point of cusp; thence South 69 ° 34'44" West, a distance of 126.07 feet to a point of cusp on a curve from which the radius point bears North 89 ° 08'17" West, having a radius of 46.00 feet and a central angle of 34 ° 32'04 "; thence northerly along said curve to the Left, a distance of 27.73 feet; thence North 36 ° 43'30" East, a distance of 109.31 feet to the Point of Beginning. LEGAL DESCRIPTION LOT 6 That portion of the Southwest Quarter of the Southwest Quarter of Section 23, Township 23 North, Range 4 East of the Willamette Meridian, King County, Washington described as follows: Commencing at the Southwest corner of said section 23; thence South 88 ° 12'49" East along the south line of said Southwest Quarter of the Southwest Quarter, a distance of 682.96 feet to a point of cusp on a curve on the easterly margin of 53rd Avenue South, from which the radius point bears North 82 ° 31'07" East, having a radius of 230.00 feet; thence northerly, along said curve to the Right, through a central angle of 7 ° 30'48 ", a distance of 30.16 feet to a point of cusp; thence South 88 ° 12'49" East, a distance of 10.00 feet to a point of cusp on a curve from which the radius point bears North 89 ° 57'08" East, having a radius of 220.00 feet; thence northerly, along said curve to the Right, through a central angle of 0 ° 56'04 ", a distance of 3.59 feet; thence North 00 ° 53'12" East, a distance of 219.75 feet; thence South 88 ° 15'18" East, a distance of 296.04 feet; thence South 32 ° 54'11" East, a distance of 54.83 feet to the beginning of a curve to the Right from which the radius point bears South 41 ° 40'36" West, having a radius of 387.22 feet and a central angle of 11 ° 08'27 "; thence southeasterly along said curve, a distance of 75.29 feet to the Point of Beginning; thence continuing southerly a distance of 110.50 feet along the arc of said curve, having a radius of 387.22 feet and a central angle of 16 ° 21'02" to a point of cusp; thence North 83 ° 46'31" West, a distance of 186.40 feet to a point of cusp on a curve from which the radius point bears North 44 ° 30'22" West, having a radius of 46.00 feet and a central angle of 44 ° 37'55 "; thence northerly along said curve to the Left, a distance of 35.83 feet; thence North 69 ° 34'44" East, a distance of 126.07 feet to the Point of Beginning. LEGAL DESCRIPTION LOT 7 That portion of the Southwest Quarter of the Southwest Quarter of Section 23, Township 23 North, Range 4 East of the Willamette Meridian, King County, Washington described as follows: Commencing at the Southwest corner of said section 23; thence South 88 ° 12'49" East along the south line of said Southwest Quarter of the Southwest Quarter, a distance of 682.96 feet to a point of cusp on a curve on the easterly margin of 53rd Avenue South, from which the radius point bears North 82 ° 31'07" East, having a radius of 230.00 feet; thence northerly, along said curve to the Right, through a central angle of 7 ° 30'48 ", a distance of 30.16 feet to a point of cusp; thence South 88 ° 12'49" East, a distance of 10.00 feet to a point of cusp on a curve from which the radius point bears North 89 ° 57'08" East, having a radius of 220.00 feet; thence northerly, along said curve to the Right, through a central angle of 0 ° 56'04 ", a distance of 3.59 feet; thence North 00 ° 53'12" East, a distance of 121.74 feet to the beginning of a curve to the Right, tangent to said line; thence northeasterly a distance of 39.64 feet along the arc, having a radius of 25.00 feet and a central angle of 90 ° 51'30 "; thence South 88 ° 15'18" East tangent to said curve, a distance of 94.31 feet to the Point of Beginning; thence continuing South 88 ° 15'18" East, a distance of 29.57 feet to the beginning of a curve to the Right, tangent to said line; thence southeasterly a distance of 29.52 feet along the arc, having a radius of 25.00 feet and a central angle of 67 ° 38'59" to a point of cusp on a curve, from which the radius point bears North 69 ° 23'48" East; thence southeasterly a distance of 65.59 feet along the arc of said curve to the Left having a radius of 46.00 feet and a central angle of 81 ° 41'54" to a point of cusp; thence South 50 ° 20'38" West, a distance of 60.76 feet; thence South 06 ° 55'15" West, a distance of 42.17 feet; thence North 88 ° 12'49" West, a distance of 49.97 feet; thence North 01 ° 29'10" West, a distance of 124.97 feet to the Point of Beginning. LEGAL DESCRIPTION ROAD That portion of the Southwest Quarter of the Southwest Quarter of Section 23, Township 23 North, Range 4 East of the Willamette Meridian, King County, Washington described as follows: Commencing at the Southwest corner of said section 23; thence South 88 ° 12'49" East along the south line of said Southwest Quarter of the Southwest Quarter, a distance of 682.96 feet to a point of cusp on a curve on the easterly margin of 53rd Avenue South, from which the radius point bears North 82 ° 31'07" East, having a radius of 230.00 feet; thence northerly, along said curve to the Right, through a central angle of 7 ° 30'48 ", a distance of 30.16 feet to a point of cusp; thence South 88 ° 12'49" East, a distance of 10.00 feet to a point of cusp on a curve from which the radius point bears North 89 ° 57'08" East, having a radius of 220.00 feet; thence northerly, along said curve to the Right, through a central angle of 0 ° 56'04 ", a distance of 3.59 feet; thence North 00 ° 53'12" East, a distance of 121.74 feet to the Point of Beginning; thence continuing North 00 ° 53'12" East, a distance of 98.01 feet to a point of cusp on a curve from which the radius point bears South 89 ° 06'48" East, having a radius of 25.00 feet and a central angle of 89 ° 08'30 "; thence southeasterly along said curve to the Left, a distance of 38.90 feet; thence South 88 ° 15'18" East tangent to said curve, a distance of 191.01 feet to the beginning of a curve to the Right, tangent to said line; thence southeasterly, a distance of 198.83 feet along the arc, having a radius of 46.00 feet and a central angle of 247 ° 38'59" to a point of reverse curvature; thence northwesterly a distance of 29.52 feet along the arc of said curve having a radius of 25.00 feet and a central angle of 67 ° 38'59 "; thence North 88 ° 15'18" West tangent to said curve, a distance of 123.88 feet to the beginning of a curve to the Left, tangent to said line; thence southwesterly a distance of 39.64 feet along the arc, having a radius of 25.00 feet and a central angle of 90 ° 51'30" to the Point of Beginning. SUBDIVISION GUARANTEE REc V FO '.JU':d 1 DEV Order Number: 205110667 Subdivision Guarantee: $200.00 Reference Number: JASWINDER Sales Tax: $17.60 Effective Date: May 4, 2005 at Total: $ 217.60 Guarantee No.: SG- 1572 -10681 OWNERS: AVTAR S. DHALIWARAND JASWINDER SEKHON AND GURBACHAN KAUR CHAHIL AND HAKAM S. GREWAL AND SAJJAD A. KAHN, PRESUMPTIVELY SUBJECT TO THE COMMUNITY INTEREST OF THEIR RESPECTIVE SPOUSES ON AUGUST 18, 2000 DATE OF ACQUIRING TITLE LEGAL DESCRIPTION: TRACT 9, BROOKVALE GARDEN TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 10 OF PLATS, PAGE(S) 47, RECORDS OF KING COUNTY, WASHINGTON, EXCEPT THAT PORTION THEREOF WITHIN A TRACT OF LAND CONVEYED BY DEED RECORDED UNDER RECORDING NO. 5372503, DESCRIBED AS FOLLOWS: BEGINNING AT A POINT ON THE NORTH LINE OF TRACT 9, 330 FEET WEST OF THE NORTHEAST CORNER THEREOF; THENCE EAST 330 FEET TO THE NORTHEAST CORNER OF SAID TRACT; THENCE SOUTH ALONG THE EAST LINE OF SAID TRACT TO THE SOUTHEAST CORNER THEREOF; THENCE ALONG THE SOUTH LINE OF SAID TRACT, A DISTANCE OF 170 FEET TO A POINT ON A CURVE WHOSE RADIUS BEARS SOUTH 89 °59'24" WEST; THENCE NORTHERLY AND WESTERLY ALONG THE ARC OF SAID CURVE TO THE LEFT WITH A RADIUS OF 382.47 FEET TO A POINT 50 FEET SOUTH OF THE NORTH LINE OF SAID TRACT AND 300 FEET WEST OF THE EAST LINE; THENCE NORTHWESTERLY IN A STRAIGHT LINE TO THE POINT OF BEGINNING; EXCEPT THE SOUTH 30 FEET THEREOF CONVEYED TO THE CITY OF SEATTLE FOR PIPELINE BY DEED RECORDED UNDER RECORDING NO. 3641174; AND EXCEPT THE SOUTH 30 FEET THEREOF LYING EASTERLY OF A LINE DRAWN NORTHERLY AT RIGHT ANGLES TO THE SOUTH LINE OF SAID TRACT 9 FROM A POINT ON SAID SOUTH LINE WHICH IS 200 FEET WESTERLY OF THE "W' LINE SURVEY OF PRIMARY STATE HIGHWAY NO. 1 SOUTH 178 STREET TO SOUTH 126 STREET AS CONVEYED TO THE STATE OF WASHINGTON BY DEED RECORDED UNDER RECORDING NO. 5568710; AND EXCEPT THAT PORTION OF THE REMAINDER LYING SOUTHWESTERLY OF A LINE DRAWN PARALLEL WITH AND 20 FEET NORTHEASTERLY FROM THE D2 CENTERLINE OF PRIMARY STATE HIGHWAY NO. 1, SOUTH 178 STREET TO SOUTH 126 STREET, AS CONVEYED TO THE STATE OF WASHINGTON BY DEED RECORDED UNDER RECORDING NO. 5653378. Guarantee No: SG- 1572 -10681 - stewart title guaranty company SUBJECT TO: SUBDIVISION GUARANTEE 1 EASEMENT AND THE TERMS AND CONDITIONS THEREOF: PURPOSE: RIGHT OF WAY FOR LAYING WATER PIPES AREA AFFECTED: THE LEGAL DESCRIPTION CONTAINED IN SAID EASEMENT IS NOT SUFFICIENT TO DETERMINE ITS EXACT LOCATION WITHIN SAID PREMISES DISCLOSED BY: INSTRUMENT RECORDED UNDER RECORDING NO. 337824 2. EASEMENT, INCLUDING TERMS AND PROVISIONS CONTAINED THEREIN: RECORDED: DECEMBER 17, 1974 RECORDING NO.: 7412170397 IN FAVOR OF: VAL VUE SEWER DISTRICT FOR: SEWER PIPELINE AND LINES WITH ALL NECESSARY CONNECTIONS AND APPURTENANCES AFFECTS: REFER TO INSTRUMENT FOR EXACT LOCATION 3. DELINQUENT GENERAL TAXES. YEAR: 2004 AMOUNT BILLED: $2,468.47 AMOUNT PAID: $1,234.23 AMOUNT DUE: $1,234.24, PLUS INTEREST AND PENALTY LEVY CODE: 2380 TAX ACCOUNT NO.: 115720 - 0090 -06 NOTE: KING COUNTY TREASURER, 500 4 AVENUE, 6 FLOOR ADMIN. BLDG., SEATTLE, WA 98104 (206) 296 -7300 WEB ADDRESS: http: / /webapp.metrokc.gov /KCTaxinfo /. 4. GENERAL TAXES. THE FIRST HALF BECOMES DELINQUENT AFTER APRIL 30 THE SECOND HALF BECOMES DELINQUENT AFTER OCTOBER 31 YEAR: 2005 AMOUNT BILLED: $2,126.57 AMOUNT PAID: $ -0- AMOUNT DUE: $2,126.57, PLUS INTEREST AND PENALTY, IF DELINQUENT LEVY CODE: 2380 TAX ACCOUNT NO.: 115720 - 0090 -06 ASSESSED VALUATION: LAND: $160,000.00 IMPROVEMENTS: $ -0- NOTE: KING COUNTY TREASURER, 500 4 AVENUE, 6 FLOOR ADMIN. BLDG., SEATTLE, WA 98104 (206) 296 -7300 WEB ADDRESS: http: / /webapp.metrokc.gov /KCTaxinfo /. Guarantee No: SG- 1572 -10681 stewart •title guaranty company SUBDIVISION GUARANTEE 5. CLAIM /NOTICE OF LIEN: CLAIMANT: CITY OF TUKWILA AGAINST: DHALIWAL, SEKHON, CHAHIL, GREWAL, KHAN AMOUNT: $845.92, PLUS ATTORNEY'S FEES, COSTS AND INTEREST RECORDED: DECEMBER 3, 2002 RECORDING NO.: 20021203000989 6. QUESTION OF MARITAL STATUS OF AVTAR S. DHALIWAR ON AUGUST 16, 2000 , DATE OF ACQUIRING TITLE. IN ADDITION, TITLE IS SUBJECT TO MATTERS WHICH THE RECORD MAY DISCLOSE AGAINST THE NAME OF SAID SPOUSE, IF MARRIED. IF UNMARRIED ON THE DAY OF ACQUIRING TITLE, THE GRANTOR /MORTGAGOR CLAUSE ON THE FORTHCOMING CONVEYANCE /MORTGAGE MUST APPEAR AS FOLLOWS: AVTAR S. DHALIWAR, A SINGLE PERSON, NOW AND AT ALL TIMES SINCE AUGUST 16, 2000, DATE OF ACQUIRING TITLE. (OR) AVTAR S. DHALIWAR, A SINGLE PERSON ON AUGUST 16, 2000 DATE OF ACQUIRING TITLE. IF MARRIED ON THE DATE OF ACQUIRING TITLE, RECITAL OF SUCH FACT SHOULD BE MADE ON THE FORTHCOMING INSTRUMENT. IN ADDITION, SAID SPOUSE SHOULD JOIN IN THE EXECUTION OF THE FORTHCOMING INSTRUMENT. OTHERWISE, THE PRESENT OWNERSHIP OF THE COMMUNITY INTEREST OF THE SPOUSE ON SAID DATE MUST BE DETERMINED. Guarantee No: SG- 1572 -10681 stewart title guaranty company SUBDIVISION GUARANTEE 7. QUESTION OF MARITAL STATUS OF JASWINDER SEKHON ON AUGUST 16, 2000 , DATE OF ACQUIRING TITLE. IN ADDITION, TITLE IS SUBJECT TO MATTERS WHICH THE RECORD MAY DISCLOSE AGAINST THE NAME OF SAID SPOUSE, IF MARRIED. IF UNMARRIED ON THE DAY OF ACQUIRING TITLE, THE GRANTOR /MORTGAGOR CLAUSE ON THE FORTHCOMING CONVEYANCE /MORTGAGE MUST APPEAR AS FOLLOWS: JASWINDER SEKHON, A SINGLE PERSON, NOW AND AT ALL TIMES SINCE AUGUST 16, 2000, DATE OF ACQUIRING TITLE. (OR) JASWINDER SEKHON, A SINGLE PERSON ON AUGUST 16, 2000 DATE OF ACQUIRING TITLE. IF MARRIED ON THE DATE OF ACQUIRING TITLE, RECITAL OF SUCH FACT SHOULD BE MADE ON THE FORTHCOMING INSTRUMENT. IN ADDITION, SAID SPOUSE SHOULD JOIN IN THE EXECUTION OF THE FORTHCOMING INSTRUMENT. OTHERWISE, THE PRESENT OWNERSHIP OF THE COMMUNITY INTEREST OF THE SPOUSE ON SAID DATE MUST BE DETERMINED. 8. QUESTION OF MARITAL STATUS OF GURBACHAN KAUR CHAHIL ON AUGUST 16, 2000 , DATE OF ACQUIRING TITLE. IN ADDITION, TITLE IS SUBJECT TO MATTERS WHICH THE RECORD MAY DISCLOSE AGAINST THE NAME OF SAID SPOUSE, IF MARRIED. IF UNMARRIED ON THE DAY OF ACQUIRING TITLE, THE GRANTOR /MORTGAGOR CLAUSE ON THE FORTHCOMING CONVEYANCE /MORTGAGE MUST APPEAR AS FOLLOWS: GURBACHAN KAUR CHAHIL, A SINGLE PERSON, NOW AND AT ALL TIMES SINCE AUGUST 16, 2000, DATE OF ACQUIRING TITLE. (OR) GURBACHAN KAUR CHAHIL, A SINGLE PERSON ON AUGUST 16, 2000 DATE OF ACQUIRING TITLE. IF MARRIED ON THE DATE OF ACQUIRING TITLE, RECITAL OF SUCH FACT SHOULD BE MADE ON THE FORTHCOMING INSTRUMENT. IN ADDITION, SAID SPOUSE SHOULD JOIN IN THE EXECUTION OF THE FORTHCOMING INSTRUMENT. OTHERWISE, THE PRESENT OWNERSHIP OF THE COMMUNITY INTEREST OF THE SPOUSE ON SAID DATE MUST BE DETERMINED. Guarantee No: SG- 1572 -10681 r - stewart title guaranty company SUBDIVISION GUARANTEE 9. QUESTION OF MARITAL STATUS OF HAKAM S. GREWAL ON AUGUST 16, 2000 , DATE OF ACQUIRING TITLE. IN ADDITION, TITLE IS SUBJECT TO MATTERS WHICH THE RECORD MAY DISCLOSE AGAINST THE NAME OF SAID SPOUSE, IF MARRIED. IF UNMARRIED ON THE DAY OF ACQUIRING TITLE, THE GRANTOR /MORTGAGOR CLAUSE ON THE FORTHCOMING CONVEYANCE /MORTGAGE MUST APPEAR AS FOLLOWS: HAKAM S. GREWAL, A SINGLE PERSON, NOW AND AT ALL TIMES SINCE AUGUST 16, 2000, DATE OF ACQUIRING TITLE. (OR) HAKAM S. GREWAL, A SINGLE PERSON ON AUGUST 16, 2000 DATE OF ACQUIRING TITLE. IF MARRIED ON THE DATE OF ACQUIRING TITLE, RECITAL OF SUCH FACT SHOULD BE MADE ON THE FORTHCOMING INSTRUMENT. IN ADDITION, SAID SPOUSE SHOULD JOIN IN THE EXECUTION OF THE FORTHCOMING INSTRUMENT. OTHERWISE, THE PRESENT OWNERSHIP OF THE COMMUNITY INTEREST OF THE SPOUSE ON SAID DATE MUST BE DETERMINED. 10. QUESTION OF MARITAL STATUS OF SAJJAD A. KHAN ON AUGUST 16, 2000 , DATE OF ACQUIRING TITLE. IN ADDITION, TITLE IS SUBJECT TO MATTERS WHICH THE RECORD MAY DISCLOSE AGAINST THE NAME OF SAID SPOUSE, IF MARRIED. IF UNMARRIED ON THE DAY OF ACQUIRING TITLE, THE GRANTOR /MORTGAGOR CLAUSE ON THE FORTHCOMING CONVEYANCE /MORTGAGE MUST APPEAR AS FOLLOWS: SAJJAD A. KHAN, A SINGLE PERSON, NOW AND AT ALL TIMES SINCE AUGUST 16, 2000, DATE OF ACQUIRING TITLE. (OR) SAJJAD A. KHAN, A SINGLE PERSON ON AUGUST 16, 2000 DATE OF ACQUIRING TITLE. IF MARRIED ON THE DATE OF ACQUIRING TITLE, RECITAL OF SUCH FACT SHOULD BE MADE ON THE FORTHCOMING INSTRUMENT. IN ADDITION, SAID SPOUSE SHOULD JOIN IN THE EXECUTION OF THE FORTHCOMING INSTRUMENT. OTHERWISE, THE PRESENT OWNERSHIP OF THE COMMUNITY INTEREST OF THE SPOUSE ON SAID DATE MUST BE DETERMINED. Guarantee No: SG- 1572 -10681 stewart title guaranty company Guarantee No: SG- 1572 -10681 SUBDIVISION GUARANTEE 11, IF THE HEREIN DESCRIBED PROPERTY CONSISTS OF THE DWELLING IN WHICH THE OWNER RESIDES, SUCH PREMISES CANNOT BE CONVEYED OR ENCUMBERED UNLESS THE INSTRUMENT IS EXECUTED AND ACKNOWLEDGED BY BOTH SPOUSES, IF SAID OWNER IS A MARRIED PERSON, PURSUANT TO RCW 6.13. IF THE OWNER IS UNMARRIED THE FORTHCOMING INSTRUMENT SHOULD SO RECITE. r - stewart title guaranty company SUBDIVISION GUARANTEE The Company's liability for this report is limited to the compensation received. This report is based on the Company's property records, and no liability is assumed for items misindexed or not indexed in the public records, or for matters which would be disclosed by an inquiry of parties in possession or by an accurate survey or inspection of the premises. This report and the legal description given herein are based upon information supplied by the applicant as to the location and identification of the premises in question, and no liability is assumed for any discrepancies resulting therefrom. This report does not represent either a commitment to insure title, an examination of or opinion as to the sufficiency or effect of the matters shown, or an opinion as to the marketability of title to the subject premises. I certify this is a true accurate reflection of those documents on file at the King County Court House, Seattle, Washington as of the date and time referenced above. David Conger :me Guarantee No: SG- 1572 -10681 � st'V /art title guaranty company stewart ORDER NO:. 205110667 N This sketch is provided without charge for information. It is nci intended to show all matters related to the property including, but not limited to area, dimensions, encroachments or locations of boundaries. It's not a part of, nor does it modify, the commitment or policy to which it is attached. The company assumes NO LIABILITY for any matter related to this sketch. Reference should be made to an accurate survey for further information. s tewart 18000 International Boulevard South, Suite 510 SeaTac, Washington 98188 206- 770 -8700 • 888 - 896 -1443 fax 206 - 770 -8703 • 253 - 882 -2033 COPIES OF DOCUMENTS 20000824001902 AFTER RECORDING MAIL TO: Avtar S Dhaliwai c/o 24719 43rd Ave S Kent, WA 98032 Escrow No 200827 Title Order No 0284867 for and in consideration of Ten Dollars and other good and valuable consideration in hand paid, conveys and warrants to Avtar S Dhaliwar, AS HIS SEPERATE ESTATE and Jaswinder Sekhon, AS HIS SEPERATE ESTATE and Gurbachan Kaur Chahil, as Her Separate Estate and Hakam S. Grewal, AS HIS SEPERATE ESTATE and Sajjad A. Khan, AS HIS SEPERATE ESTATE the following described real estate, situated in the County of King, State of Washington c.r (71 Legal Description (abbreviated• Ptn of Tract 9, Brookvale Garden Estates3 c additional legalls) on page A 0 Assessor's Property Tax Parcel /Account Number(s)• 115720 co Subject to on Exhibit "B" attached hereto and made a part hereof by this reference. c., Dated August 16, 2000 • Seattle Full Gospel Church, a Washington corporation By: X J State of Washington I certify that I know or have satisfactory evidence that Jo/Y4, Hoe is /are the person(s) who appeared before me, and said person(s) acknowledged that he signed this instrument, on oath stated that he was authorized to execute the instrument and acknowledged it as the -4 k7 S7nw of Full Gospel Church to be the free and voluntary act of such party for the u and purposes mentioned in the instrument County of Kinq Dated }ss 2 ��""� °�� � °z.� 10 00 KING NTY Up E1772284 18/24 /Z00e 15 34 KING COUNTY, WA SALE $139,000 00 STATUTORY WARRANTY DEED THE GRANTOR Full Gospel Church. a Washington non - profit corporation � 'IDELITY NATIONAL TITLE PAGE 001 OF 002 KumnItgAE ,AS re9 Notary Public in a9d for the State of Washington Residing at Fea My appointment expires /'s ,r/e.t LPB•10 r:XHIRI" "A" LEGAL DESCRIPTION Tract 9, BROOKVALE GARDEN TRACTS, according to the Plat thereof recorded in Volume 10 of Plats, Page 47, in King County, Washington, EXCEPT that portion thereof within a tract of land conveyed by deed recorded under Recording No. 5372503, described as follows. Beginning at a point on the North line of said Tract 9, 330 feet West of the Northeast corner thereof, THENCE East 330 feet to the Northeast corner of said tract, THENCE South along the East line of said Tract to the Southeast corner thereof; THENCE along the South line of said Tract, a distance of 170 feet to a point on a curve whose radius bears South 89 °59'24" West, THENCE Northerly and Westerly along the arc of said curve to the left with a radius of 382 47 feet to a point 50 feet South of the North line of said Tract and 300 feet West of the East line, THENCE Northwesterly in a straight line to the point of beginning; EXCEPT the South 30 feet thereof conveyed to the City of Seattle for ninol ino by rioori rarnrrlad iinrlor Rornrrlinn Nn 3641174 AND EXCEPT the South 30 feet thereof lying Easterly of a line drawn Northerly at right angles to the South line of said Tract 9 from a point on said South line which is 200 feet Westerly of the "W" line survey of Primary State Highway No 1 South 178th Street to South 126th Street as conveyed to the State of Washington by deed recorded under Recording No 5568710; AND EXCEPT that portion of the remainder lying Southwesterly of a line drawn parallel with and 20 feet Northeasterly from the 02 centerline of Primary State Highway No. 1, South 178th Street to South 126th Street, as conveyed to the State of Washington by deed recorded under Recording No 5653378. Situate in the County of King, State of Washington END EXHIc3IT "1," EXHIBIT "B" DEED Of TRUST AND ADDITIONAL ADVANCES. iF ANY AND THE TERMS AND CUNDITIONS THEREOF Grantor Trustee Beneficiary Original Amount Dated Recorded Recording No Affects EXTENSION AGREENLN1 Retween And Recorded Recording No V P Associates, a Washington general partnership consisting of Hobart J Gee and Jeanne N Cree husb.irnl and wife. and Eli J Alinni and Rebecra II Alin huthanl and wife Ticor Title Insurance com Great Western Federal Savings 1440 000 00 plus Interest July 31 1985 August 1. 1985 0508010495 Said premises and other property Great Western Bank V P Associates September 28 1990 9009280135 ASSUMPTION AND MODIFICATION AGREEMENT AND THE TERMS AND CONDITION; TIIIIllIII Recorded August 30. 1991 Recording No 9108300721 MODIFICATION AGREEMENT. AND THE TERMS AND CONDIIIONS TIiERTor Recorded August 12 1996 Recording No 9608121071 ASSIGNMENT OF LEASES AND RENTS AND LICENSE, AND IIIE TERMS AND CONDI110H\ THEREOF Assignor V P Associates Assignee Great Western Federal Savings Bank Dated July 8, 1985 Recorded August 1. 1985 Recording No 8508010496 Affects Said premises and other property DECO OF TRUS1 AND ADDITIONAL ADVANCES, IF ANY AND THE TERMS AND CONDlIlIINS THEREOF Grantor Seattle Full Gospel Church also known as Seattle lull Gospel Church Inc . a Washington nonprofit corporation Trustee Chicago Title Insurance Company Beneficiary Great Western Bank Original Amount Not disclosed Dated August 28. 1991 Recorded August 30. 1991 Recording No 9108300539 Any rights of the parties in possession of cald land based upon an unrecorded agreement contract or lease, as disclosed by inspection and investigation This Company will require that a full copy of any unrecorded agreement contract ur lease be submitted to us, together with all supplements assignments and amendments before issuing any Policy of Title Insurance Evidence of the corporate existence of FIVE RIVERS DEVELOPMENT INC a corporation should be submitted, together with evidence of the identity and authority of the officers to execute the forthcoming instrument The legal description shown in Schedule A was determined from the property address provided at the time of application The description should be examined and approved by all the parties to this transaction prior to closing EASEMENT AND LONUITIONS CONTAINED THEREIN. AS CONVEYED BY INSTRUMENT Recorded May 13. 1905 Recording No 337824 Purpose A right of way for the purpose of laying water pipes The description contained in the above instrument is not sufficient to determine its exact location within the property herein described EASEMENT AND CONDITIONS CONTAINED THEREIN AS GRANTED BY INSIRUMENi Recorded December 17 1974 Recording No 7412170397 In Favor Of Val Vue Sewer District Purpose A sewer pipeline and lines with all necessary connections and appurtenances thereto Affects A strip of land 5 feet on each.side of a line beginning on the South property line at a point 25 feet West of the Southeast property corner and extending Northeasterly to the Northeasterly property line 200 feet Northerly of the South property line EXHIBIT "B" 20021203000989 Return Address: City of Tukwila PO BOX 389670 Tukwila WA 98138 -0670 STORMAND SURFACE WATER LIEN City of Tukwila vs Dhalrwal, Sekhon, Chahtl, Grewal, Khan reputed owner Notice is hereby given that the City of Tukwila has and claims a lien for storm and surface water charges against the following described premises situated in King County, Washington to wit NAME AND ADDRESS OF OWNER AMOUNT $845 92 Dhalrwal, Sekhon, Chahtl, Grewal, Khan 24719 43r Ave S Kent, WA 98032 PROPERTY TAX PARCEL ACCOUNT NUMBER 11 -57- 200090 ADDRESS OF PROPERTY 53 Ave S LEGAL DESC OF PROP Brookvale Garden Trs Said lien is claimed for not exceeding one year such charges and interest now delinquent, amount to $ 845 92 and is also claimed for future storm and surface water charges against said premises CITY OF TUKWILA DATED November 8, 2002 Alan Doerschel, Finance Director IMPRINUM 200212030009 TUKUILA CITY 0 L PAGE 001 OF 001 KING3COUNTY,U 188 T.asea;t ^il.ed .ay 13,05,9.34 v,m. Vol7� D /).? 337822 „ated •Tay 1,05 oo:t.t15 W 3 Seward and ' p con lr s p right of •nra; for the ptJri: of la;-inc waterpipes thr T,ot 30 of Brook-Lcl.e garden Tracts where sd pipes are now i iuwith the priv of goinc upon sd land for the purp t `' inspec`.g and re' :tiri ^g; sd pipes. ' ro wits G Seward of in Co of -<) u n. 'ray 8,05 by ___(sep exam of W G Seward wife of Alena Seward) bef J 7T et.ersan just of the pc in and for prillia prec. 00000 Easement -,filed ..ay 13, 05,9,35 am. 'o1 qi ( DJ 2 3378ti3 T ated May 1,05 Co ":$15 ff D Bradshaw and his wf To Fred yelsen, James Nelsen and Chr Torg;errsen F p cony to s p a right of wa y for laying waterpipes tl:r lot 29 of Brookvale (,ardor: Tracts, where. sd pipes are now laid with the riv of going upon sd .land for the purl, of insl,ectg and repairing sd pipe H D Bradshaw M A Bradshaw 'red ,,elsen *runes , C Jorgensen S cf W Co of K,sa. *:•ay 8,05 by (sep exam of F D Bradshaw, wife of It A Bradshaw) bef J C T ,eterson just of the pc i' and for nrillia prec It Co, W 00000 easement , ilea Nay 13,05 „9;36 am. Dated „ray 1,05 ::f To , red ±?elsen, James . Telsen and Chr Tor•;e_rsen !irs !tl ina Seward .red .,elsen Tames ,,el.sen C Jorgensen Vol // /Lv 337824 Josephj and his wf To -+red ,.elsen, 7:;mee ,.elsen and Chr Jorgensen F p cony to s p a right of way for the purp of laying water pipes through ,ot 9 of Brookvale „ T arden Tracts where sd pipesarenow laid, with priv of going upin sd land for the pupr of .inspectg and repairing sd pipes. No wits Joseph W Fggler Maria Eggler Fred ,.,elsen - -- -ames ..elsen - - -- C Jorgensen $ of W Co of )ss. May 8,05 by Tarie E wire of J W p(3ep -xrt of ••arie bef J C reterson just of +b 1.r; in and : nr nr 1 i :1 is -,roc. No ac' t by J W 7412170397 this io day of April STATE OF WASHINGTON ) SS COUNTY OF KING and year AO W\ ) P'o R.' J EASEMENT GRANTORS, Jack R. Jamison , 19 74 1040 B Avenue, Edmonds, Wa. 98020 For and in consideration of one dollar ($1.00) and other valuable considerations, the receipt of which is hereby acknowledged, grants and conveys to GRANTEES, VAL VUE SEWER DISTRICT, King County, Wash - ington, a Municipal Corporation, an easement and right -of -way, o.er, across, along, through, and under the following described property situated in King County, Washington, to wit: A STRIP OF LAND 5 FEET ON. EACH SIDE OF A LINE BEGINNING ON THE SOUTH PROPERTY LINE AT A POINT 25 FEET WEST OF THE SOUTHEAST PROPERTY CORNER AND EXTENDING NORTHEASTERLY TO THE NORTHEASTERLY PROPERTY LINE 200 FEET NORTHERLY OF THE SOUTH PROPERTY LINE, LYING WITHIN: LOT 9 BROOKVALE GARDEN TRS LESS BEG 330 FEET WEST OF THE NR COR TH E 330 FT TH S TO SE COR TN W 170 FT TO PT ON CURVE WHOSE RAD BEARS S 89 ° 59'24" WEST TH NLY & WLY ALG SD CURVE TO LEFT RAD 382.47 FT TO PT 50 FT S OF N LN SD TR & 300 FT W OF E LN TH NWLY IN STRAIGHT LN TO BEG LESS S 30 FT LESS ST HWY. ('leis easement is granted in •:ocsidoraticn of the psy snt of $200.00 by Val Vas Sever District) For the purpose of constructing, installing, reconstructing, replac- ing, repairing, maintaining and operating a sewer pipeline and lines and all necessary connections and appurtenances thereto, toget..ar with the right of ingress thereto and egress therefrom for the pur- pose of enjoying the easement, and also granting to Grantees and to those acting under or for Grantees the use of such additional area immediately adjacent to the above easement as shall be required for the construction of the sewer pipeline or lines in the easement, such additional area to be held to a minimum necessary for that pur- pose, and immediately after the completion of the construction and installatic., or any subsequent entry upon the easement, Grantees shall restore the premises as near as may be to its Condition immed- iately before such construction or entry. IN WITNESS WHEREOF, Urantora have hereunto set their hand WITNESS my hand and official seal hereto in this certificate above written. On this a- day of April , 19 74 , before me the undersigned, a NOTARY PUBLIC in and for the ;tate of Washington, duly commissioned and sworn, personally appeared smirk ,, J.alaw n to me known to be the described ed in and who executed the foregoing instrument; ledged to me that (Sheri- He, - Sib signed and sealed instrument as 43me•}r; His, .4esy free and voluntary for the uses and purposes therein mentioned. • NOTAR U • ' n and f State as•ington, res Seattle. individuals and acknow- the said act and deed 2100 i Part A: TO Be Completed by Applicant) * , .r.:3 Purpose of Certificate: ❑ Building Permit ❑ Preliminary Plat or PUD ❑ Other ,Short Subdivision ❑ Rezone Propooseed Use: ...Ali Residential Single Family ❑ Residential Multi- Family ❑ Commercial ❑ Other Applicants Name: C7 i,ZEEN v'L+2 r v , ME Phone: 201 - - yi - 2030 Property Address or Approximate Location: Tax Lot Number: S 5? — 15 g —► t 1512o- 0o9 o Legal Description(Attach Map and Legal Description if necessary): S EE t 4 A +. 'Part B (T o'Be Completed by: Sewer Agency) 1. ❑ a. Sewer Service will be provided by side sewer connection only to an existing size sewer feet from the site and the sewer system has the capacity to serve the proposed use. OR 51 b. Sewer service will require an improvement to the sewer system of: ❑ (1) feet of sewer trunk or lateral to reach the site; and /or ❑ (2) the construction of a collection system on the site; and/or, (3) other (describe): Scu ils * C-l7 eoi -71e 4 7 ci 2. (Must be completed if 1.b above is checked) a. The sewer system improvement is in conformance with a County approved sewer comprehensive plan, OR ❑ b. The sewer system improvement will require a sewer comprehensive plan amendment. 3. a. The proposed project is within the corporate limits of the District, or has been granted Boundary Review Board approval for extension of service outside the District, OR ❑ b. Annexation or BRB approval will be necessary to provide service. 4. Service is subject to the following: PERMIT: $ a. District Connection Charges due prior to connection: GFC: $ ` CD 7ct SFC: $ c , UNIT: $ TOTAL: $ (Subject to Change on January 1st) King County/METRO Capacity Charge: Currently, $1826.04 /residential equivalent, will be billed directly by King County after connection to the sewer system. (Subject to change by King Co/Metro without notice.) b. Easements: ❑ Required May be Requirej� • c. Other: Chu.,� be c-' ►�.ine.c/ vr" �1► ©f Gcv I',i CERTIFICATE CIF OF SEWER AVAILABILITY /NON =AVAILABILIT ❑ Certificate of Sewer Availability OR ❑ Certificate of Sewer Non - Availability I her fro By 14816 Military Road South P.O. Box 69550�� Tukwila, WA 98168 eple Fax 36 'Jim (2 6) 242 1527 ' D�1f i-„Izr ertify that the above sewer agency information is true. This certification shall be valid for one year ate of signature Title 4 1-1 , 4131- - v — 1 `C jO Dat we, the id herein n thereof e that in any dote of he the on and id in evidence it to be .ises and evidence it to be ises and assessments certified to this office for collection, unu or for other public use ore paid any of the property herein dedicated as streets, alleys, • n full. Eeornined and approved this dote by this, department. King County Treasurers Office Date S. 159 ST 599, SF OF t WEILAND A 1 TO E FIL ED 20 20' t l co cN 57.0' P3 20' Li • LOT 1 • , • 5623 SF 1=31 o L CA of t l7 55.0' LOT 2 5555 SF a of es °� 32.0' \ 55 N. 240 245.3' \ \ 1 , CLASS 2 VETLAND 3503 SF 6'QRTED1r TO BE _ S88 32393 2650.43' n A,P,N: 115720 - 0090 S88 15'18'E 306.04' 55.0' 75.0' LOT 3 5555 SF 55.0' a 37.5' LOT 8 5598 SF Assessor CLASS AND D 663 SF (TO BE FILLED? — this _—_ day of 2000 R46.0' 17.5' \ ,, � / TRACT B �+ ,/ SENS. A REA CLASS 3 WETLAND B a are SF N an BE / FILLE 41 '4, N 54.0' LOT 4 5534 SF W \ 50' \ I Deputy Assessor oA 4 b 50.5' LOT 5 5565 SF i 55' / LOT 6 5675 SF / ' 97,4 f - / / / _ ^ r WETLAND A V 4320 SF CREATION 1803 sr 26.0 �.� 12'491 36621' i CITY OF SEATTLE O 'AI.ER MAIN ROW / I r - VIA IIVI' Vi vh a LOT 7 _ r 6258 SF _ X 93 . 9' f V 50' `4 � $ \I 1 i I' I I ~ I I l J r 07 l S88 12'49'6 9839 8.39' / 8 / ° m / SW 1/4, SW 1/4, S 2.3, T 23, R 4 E LEGAL DESCRIPTION Tract 9, EROOKVALE GARDEN =,j.CTS. according to the Plat thereof rem: in velum 30 of Plats. Page 47. in Sing County. rashingtos; EXCEPT that portion thereof within a tract of land conveyed by deed reccrded under Recording No. 5 372803. described as follows: I Beginning at a peat on the North line of said Fact 9. 310 feet west of the Northeast corner thereof; :BENCE test 330 feet to the Northeast' cd?ercofisaideTrraactDeast co e Er East South along the thereof; TEENCE along the - South line ci said Tact. a distance of 170 feet to point on a rtrve whose radius bears South ES'S9'24' west.: THENCE Northerly and westerly along the arc of said corye to the left with a radius of 3E2.47 feet to • point 50 feet South of the North 1: ci said Tract and 300 feet west ci the Last line; 'rw 'a^` T ONCE Northwesterly in a straight of x si - line to the point D9: EXCEPT the South 20 feet thereof conveyed to the City of Seattle for ripelire by deed recorded under Feccriiag No. 2E411 :4; "AND EXCEPT the South 30 feet :hereof lying Easterly cf a line drawn Ncrtherly at right angles to the South line cf said Tract 9 from a p,: cn said South line which is 200 feet Westerly cf the 'W line survey Pr rain State :ighway ho. 1 Secth :71th Street to South 126th Street cur: tc t he State c` tea•`' -g:ct by deed recorded under Recording _`_41710; AND EXCEPT that porno) cf drawn rarallel with and 20 Pr.: art State ?ie`cay No. 1 ES cc.ve ed to the State cf No. 10' SAN. SEWER ESMT. tit rer..ainder 1: i-3 hw� Souttsierly cf a 2:: fee: Ncrt:easterly from the D2 centerline South : Street to South 126th Street was i.nE:c - ry deed reccrded L-,der Record: VICINITY MAP Part A To Be Completed by Applicant) Purpose of Certificate: ❑ Building Permit ❑ Preliminary Plat or PUD ❑ Other Short Subdivision ❑ Rezone Proposed Use: ,Residential Single Family C3 Residential Multi- Family ❑ Commercial ❑ Other Applicants Name: � � � i, rT� � ; PP CaZL1:1,7 ',...ti� L .- Phone: 2c.4.., - ZC 3 .2 Property Address or Approximate Location: Tax Lot Number: S 1:3 +.4 4 i z3 y�,' c ‘ i 5 1 2.v - 009C) Legal Description(Attach Map and Legal Description if necessary): EE Hp,) Part B (To Be Completed by Sewer Agency) 1. ❑ a. Sewer Service will be provided by side sewer connection only to an existing size sewer feet from the site and the sewer system has the capacity to serve the proposed use. OR b. Sewer service will require an improvement to the sewer system of: ❑ (1) feet of sewer trunk or lateral to reach the site; and /or ❑ (2) the construction of a collection system on the site; and /or „ (3) other (describe): -Scs . f 54 c -1” ►'ti c p ".191 :z, in cr De—I/2—lope-3'5 fr f e »s e)", 2. (Must be completed if 1.b above is checked) 4 a. The sewer system improvement is in conformance with a County approved sewer comprehensive plan, OR ❑ b. The sewer system improvement will require a sewer comprehensive plan amendment. 3. p a. The proposed project is within the corporate limits of the District, or has been granted Boundary Review Board approval for extension of service outside the District, OR ❑ b. Annexation or BRB approval will be necessary to provide service. Service is to the following: PERMIT: $ 4. subject a. District Connection Charges due prior to connection: GFC: $ SV /Jc/sSFC: $ UNIT: $ TOTAL: $ t , (Subject to Change on January 1st) King County/METRO Capacity Charge: Currently, $1826.04 /residential equivalent, will be billed directly by King County after connection to the sewer system. (Subject to change by King Co/Metro without notice.) b. Easements: L=1 Required 'I ' May be Requirefi . . ! , c c. Other: C a V 4%1 1-a k e � �[ � - v,.. i4 c/ q1 * I v'^� © )_ G, -,v,ti, c7 '-1 J A3 • .o MFN CERTIFICATE OF SEWER AVAILABILITY /NON- AVAILABILITY I her fro By ertify that the abov ate of signature Title Q 4 -• rsy� 14816 Military Road South P.O. Box 69550 Tukwila, WA 98168 , Phone: (206) 242 -3236 Fax: (206) 242 -1527 `t10 Dat ❑ Certificate of Sewer Availability OR ❑ Certificate of Sewer Non - Availability sewer agency information is true. This certification shall be valid for one year STATE OF WASHINGTON CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 FAX (206) 431 -3665 E -mail: tukplan@ci.tukwila.wa.us AFFIDAVIT OF OWNERSHIP AND HOLD HARMLESS PERMISSION TO ENTER PROPERTY ss COUNTY OF KING The undersigned being duly sworn and upon oath states as follows: 1. I am the current owner of the property which is the subject of this application. 2. All statements contained in the applications have been prepared by me or my agents and are true and correct to the best of my knowledge. 3. The application is being submitted with my knowledge and consent. 4. Owner grants the City, its employees agents engine contractors or other representatives the right to enter upon Owner's real property, located at S Tb3' 4 I59. 6t. 7A X Plied EZ # //57 2DOGTO for the purpose of application review, for the limited time necessary to complete that purpose. 5. Owner agrees to hold the City harmless for any loss or damage to persons or property occurring on the private property during the City's entry upon the property, unless the loss or damage is the result of the sole negligence of the City. 6. The City shall, at its discretion , cancel the application without refund of fees, if the applicant does not respond to specific requests for items on the "Complete Application Checklist" within ninety (90) days. 7. Non - responsiveness to a City information request for ninety (90) or more days, shall be cause to cancel the application(s) without refund of fees. EXECUTED at / / � 7 (city), wA" (state), on 1/4-/u (/ /L? 7005" 1 AStO1,Jb &i S. SLKHa/ (Print — pit 1 14 5th sc NOTARY PUBLIC STATE OF WASHINGTON TERRANCE R. WILSON pa . •.,:Unintment Expires May 1, 2006 (Address) ' , ` y1 (Phone Number) (Signature) 02/2. On this day personally appeared before me l W tM052.- ‘C1+04 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 ON THIS t C DAY OF NOTARY PUBLIC in and for th for of Washington residing at My Commission expires on '1.A"/ -1'D v\ i RECEWED JUN 1 7 2005 COMMUNITY DEVELOPMENT FOR STAFF USE ONLY Sierra Type: P-SS Planner: File Number: L 0 S' _ )4D , Application Complete (Date: ) Project File Number: Application Incomplete (Date: ) Other File Numbers: CITY OF TUKWILA Department of Community Development SHORT 6300 Southcenter Boulevard, Tukwila, WA 98188 PLAT Telephone: (206) 431 -3670 FAX (206) 431 -3665 crr EC ED E -mail: tukplan@ci.tulcwila.wa.us TU1(wI (P -SS) JUN 1 7 2005 AP PLICATION NAME PROJECT/DEVELOPMENT: 5 NI VE5 St10IeT R ft7 LOCATION OF PROJECT/DEVELOPMENT: (Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. LIST ALL TAX LOT NUMBERS. S 53 4 158 sT Name: Address: Phone: 7 S52. L/680 Signature: (_____>4 TAY pAfcEL 115720 00 90 Quarter. LW Section: 23 Township: 2 3 Range: °L (This information may be found on your tax statement.) 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. ALE7I(iUf KONDE /S (.4u f) C e- Onia -NW, 9N S N• c- EkJ7/E *10 KENT WA .FAX: (253 )852 t/qE - 5 /&/o - Date: V1 TUK'. iLA OF JUN 17 2005 L C.'+iMU UITY DEV Si A\ rE l NvI R®NNIENTAL: CH[C,KLIST •• �, Please respond to all questions. Use separate sheets as necessary. An electronic version of this form is available from the Department of Community Development. Applicant Responses: A. BACKGROUND 1. Name of proposed project, if applicable: 5 1 IVERs S11o PLAT 2. Name of Applicant: JAzAW I kl R SE -f old H AKA L4 G EWIk L. 3. Date checklist prepared: �IA`I z +, 2cO5 4. Agency requesting checklist: City of Tukwila 5. Proposed timing or schedule (including phasing, if applicable): N /P 6. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. tJU 7. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. • WeTLAL t t FA.KI K1t Ct AktD D IT t LTATI OH • C - pl1 64 -t ki I c ft 1-- Re -PART 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 Agency Comments 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. LAOt> use/ ,l -roRT P�iL - l p U S T • �1 /�fzllJ�r 6 `i,(1J6r PUNT o Mei- KO/few 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. - - v r► 5 PFROPO Ai_. 16 A 61 Fl-AT , p►vic 1CN dF I P /\FCE; - 1KITb ' r K.11..-1N F i DcN T,A- LOTS fA RCN T PARCEL. 2 . el AC- n tic 'F) 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. p,- fit_ # I I 1 Z()-- OO ( )I-►1 "ESF6TION OF J ( 6 / j t )?2 1(11 A VET. s. ( 12TOF Pve• S) No- 12. Does the proposal lie within an area designated on the City's Comprehensive Land Use Policy Plan Map as environmentally sensitive? yt✓�. Please respond to all questions. Use separate sheets as necessary. Applicant Responses: B. ENVIRONMENTAL ELEMENTS Agency Comments 1. Earth a. General description of the site (circle one): Flat, rolling, hilly, steep slopes, mountainous, other: �► Er-ALL.- KoLt, er.WIT1-1 A 1eW pot -ETS OF 67tEFE- j N For,_ 1-1A b. What is the steepest slope on the site (approximate percent slope)? A PORTI OKI !s (PO 42/ OR rzt�T 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. A- L -17tW OCD f f t es (TILL:), SEE - j C-- t1 1..1 IGit d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. yCS A (-e o4-)C, AKIA H-WS 8�L9J I PHK [j At 1 SHORT PLAT APPLIChT«t rPrc r-P i e. Describe the purpose, type, and approximate quantities of any filling or grading proposed. Indicate source of fill. i k)ry FAOPOSED 41 TH & -- 174i ?. Witt Pe 44)/ hr r lCrf E i Psi J.SE. 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? If so, generally describe. iF'as /can! dal /LL) aCl`G.//e, 4 TErn/Wc / -/,e/ o3' ' SF/) /AiFAIT/I T(e'AJ 7X'GL Pt I)4 11,'ILL ge P/e4 /1IEA Ar g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? 4L� ac uCT, C'r(/ WILL p3 e 74 TH //J /9PPf?C lam/!) bL ' Z(/'F /7)-i ts' /? 8'677 t-, I S h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: re se, Pt-al W /Lt t3r St16Gin( TTi /97 /dor. Fy� se - 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. (� ekiS T 1)0S7 / w) 461.E ,q-r7 2t B / GE C1�Oh'S DbR/AJGt l'eAlSTi.i-tCTI0A1 ,4 4-1 Yl08/Lc 0/)ORS mg l' G/J.lT /ji tE //l l� /Jn'7PG T�7> P/�GZ1 z7. b. Are there any off -site sources of emissions or odor that may affect your proposal? If so, generally describe. /Vt) r-i./ ©ww Please respond to all questions. Use separate sheets as necessary. Applicant Responses: Agency Comments c. Proposed measures to reduce or control emissions or other impacts to air, if any: /E-77,(IURE.S ppc-Gp t- 3. Water 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. /VO»cl6 tNektiAl 'T/-/EK Tim-iv 'T/-/e kV / G-/6 CDs C C L LD OUT (,U ,S /TE s &E T fft P /3REU 8Y 1145 /TAT T7GHA/Ot Y6r /el . 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. A. RTC POSED / LC, Akio /U /TlCTftTi 1 A A4i D fcEPof?T Ty' TG ffEU • i'1 P/ / b ay l� f) i3I7/ T 7E"i -RJOL OGri 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. eliSF SE x O/ T /I TTfTG HE7) 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. No Ph'o /ascf) jar 7 71 /S pm e. 5. Does the proposal lie within a 100 -year floodplain? If so, note location on the site plan. Nor KtiGJt,,(. !Q • 6. Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. NO 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. n(0 r PROPOS&D iI r p j 77mE. Please respond to all questions. Use separate sheets as necessary. Applicant Responses: Agency Comments 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: Nor ica 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. Pueac F Di ,q t4JyCre Act-7 • e) Jam£ y-t' la"/k t/J4- 2. Could waste materials enter ground or surface waters? If so, generally describe. /Jor / f lCIP '9TdD. d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any: DRm cekirRo t. Poi ri A-kg) de,5IGi/ wOtt aE PRovtDED 11 i4/4.1-6 - // 1;. Please respond to all questions. Use separate sheets as necessary. Applicant Responses: 4. Plants a. Check or circle types of vegetation found on the site: b. What kind and amount of vegetation will be removed or altered? A f/LG/ at A-Np l Re RAW bti"/LL Es E PAV V/U frT Pis c. List threatened or endangered species known to be on or near the site. NOAk /c, /J. d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: /tD11 POPOSE� AT Tit/ T //)7e • Agency Comments tree: alder, maple, aspen, other / Deciduous v Evergreen tree: fir, cedar, pine, other /Shrubs t/ Grass Pasture ,op or grain Wet W soil plants: cattail, buttercup, bulrush, skunk cabbage, other Water plants: water lily, eelgrass, milfoil, other Other types of vegetation Please respond to all questions. Use separate sheets as necessary. Applicant Responses: 4. Plants a. Check or circle types of vegetation found on the site: b. What kind and amount of vegetation will be removed or altered? A f/LG/ at A-Np l Re RAW bti"/LL Es E PAV V/U frT Pis c. List threatened or endangered species known to be on or near the site. NOAk /c, /J. d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: /tD11 POPOSE� AT Tit/ T //)7e • Agency Comments Please respond to all questions. Use separate sheets as necessary. Applicant Responses: Agency Comments 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: Birds: Mammals Fish Other Hawk, heron, eagle, songbirds, other: Deer, bear, elk, beaver, other: Bass, salmon, trout, herring, shellfish, other: b. List any threatened or endangered species known to be on or near the site. JAI olkie ll.(o LUI4 c. Is the site part of a migration route? If so, explain. kCT It iVOL J/J d. Proposed measures to preserve or enhance wildlife, if any: Node P /'oPoS &D 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. rU , e rT WI U b� OD FC/ Ootil.s7R tf -77 at.l &/ /U /9 L ('-/I S 4,00 E LE TK I L ('T I mu- BE Ufeb 7b 14 f R A-1 D U LT 117 e0 PITTED 1 Please respond to all questions. Use separate sheets as necessary. Applicant Responses: Agency Comments b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. c. What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any: \lO A-t C/ SuR &S PROPOSE - 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. NUT kiklaukl 1. Describe special emergency services that might be required. C—AdekCtE,Jr1 A-I D PiRE trot-11-0 Be gc urfEJ CJ 1 pt'fR11 /`ok/S7PttC7/OAJ »J CC P(,-fit 2. Proposed measures to reduce or control environmental health hazards, if any: I�0 K•l& 7 ieas -- P/ O is6 . Please respond to all questions. Use separate sheets as necessary. Applicant Responses: b. Noise 1. What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? Oki t-&-/ 014)0 To t —�V/° / TR 6Prfe, 2. What types and levels of noise would be created by or associated with the project on a short term or longterm basis (for example: traffic, construction, operation, other)? Indicate what hours noise would come from the site. \57 Tegrn e ow 0A.1 E ,Gokiet C o)i.uo BL /1 M IAJ C',e�3SE I J TR/�f�i� 1 T PER I E I DC7 7l / t- UST', 3. Proposed measures to reduce or control noise impacts, if any: No Dl,2E`C7" aFRLsWffS PPOPaS1. 8. Land and Shoreline Use a. What is the current use of the site and adjacent properties? RESIDojCE A-1,6D f / USE iO E7r i b. Has the site been used for agriculture? If so, describe. tL&1 r,,Jovukl Agency Comments Please respond to all questions. Use separate sheets as necessary. Applicant Responses: Agency Comments c. Describe any structures on the site. WO SIR tiC7G AM d. Will any structures be demolished? If so, what? At 0 . e. What is the current zoning classification of the site? £ What is the current comprehensive plan designation of the site? GC J/c /1/07(.,./ g. If applicable, what is the current shoreline master program designation of the site? A/ T G>PP�/C'yBL E h. Has any part of the site been classified as an "environmentally sensitive" area? If so, sPecify yes , w&Tu -Mills onl ,Sue R 7— 7RT pRe ) The D 1 Y imt3tT /7 Please respond to all questions. Use separate sheets as necessary. Applicant Responses: i Approximately how many people would reside or work in the completed project? SS T/ /7 ')/-7e7) 7L/ P ziPGE TO I/2 7,V CO/ 1/ L 7Cl� pr of r j. Approximately how many people would the completed project displace? nla Ale • k. Proposed measures to avoid or reduce displacement impacts, if any: R' UrfiS t1R &s p,c;P u i L Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: AC -C DP1/L-7- Dig /T/ JIT w /'t om .BC /.7 0 / i:ICD /9-A11) /TTJD boy DF72 C UIQ/29 .JT /' /7l/ T!17JS 9. Housing a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing? 'I A/6-W /ICJ / bckr a/Li(TS' 11/ /tt P/avPE -- D . Agency Comments Please respond to all questions. Use separate sheets as necessary. Applicant Responses: Agency Comments b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low - income housing. NO 11d(7S c. Proposed measures to reduce or control housing impacts, if any: iqb G/ h ES PROPG(C 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? 4LG grkaG7Gf' S W /GG 8i euftT i /9- eog.b4-AUGF Lv i 7 t / /'1'/eOP2 / / m COPFs . 4 lq Hb7(r1 &i%I icktou)Al /1 THiS r r b. What views in the immediate vicinity would be altered or obstructed? Uk)17JO1,u/ c. Proposed measures to reduce or control aesthetic impacts, if any: ti(U ki -rnScl f 1 PROPoSP.. 12. Recreation Please respond to all questions. Use separate sheets as necessary. Applicant Responses: 11. Light and Glare a. What type of light or glare will the proposal produce? What time of day would it mainly occur? i40 1/e, e ('Gwe,hles 1 -N D 1AJ7 /' -L. Site-EFT L-!i HT/J4 wi'A 8 Flury /Q ?E , f R I'M Uc-1iCI AJ - &1FkI/ 4 I .RS. b. Could light or glare from the finished project be a safety hazard or interfere with views? )4o f- Al T P 7 c. What existing off -site sources of light or glare may affect your proposal? 1147" / WTlL'I/'JT7). d. Proposed measures to reduce or control light and glare impacts, if any: IVG /-(C 9S ti/' &s PROPOS . a. What designed and informal recreational opportunities are in the immediate vicinity? Agency Comments 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. No. c. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: klv lU Pf OI'OSe 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. No b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural importance known to be on or next to the site. NOT K-NOWN c. Proposed measures to reduce or control impacts, if any: N M L- Res pfoPas&--2) Please respond to all questions. Use separate sheets as necessary. Applicant Responses: Agency Comments 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. S / 7 r4 S7 - � 5 / r it .s , �L1Gxlmr O,ei de ,Jy b. Is the site currently served by public transit? If not, what is the approximate distance to the nearest transit stop? 4N /cutLVN _ c. How many parking spaces would the completed project have? How many would the project eliminate? / f Pa 2 e /'r'r S pike es Wl Li. 6E PA' O✓/ c•)- NC' Plgkic idor SPICes W/L 1- BF b"Z //nht/#i n 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). A klEvv ti7 84/71/ /1)11 /S 4e7x14- PROPOS & To 1 7 A 1 01 -76-- 1 , - 17 - 1F PRQiL c r. e. Will the project use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. Please respond to all questions. Use separate sheets as necessary. Applicant Responses: Agency Comments £ How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur. f PP/Z OJ(f to [)-76L/ ,S U 7 P�r� 04/ e 024-J.t) 0ccuR n /rcvC 1 gn/ 4 g. Proposed measures to reduce or control transportation impacts, if any: M/r/Gr4 c7i ? cv/ ee P iv 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. .4SiVegji gt— s F /RE Pot -I & , Ht9i�lif LI-IZt• A b S Woo I- ,SCit1716a fN /I-L 13E iq �1 b. Proposed measures to reduce or control direct impacts on public services, if any. 7P/ xtS l4k/D fI PPROPR /H7E L4 T /CptT /Ov 16. Utilities a. Circle utilities currently available at the site: electricity; gas, fuse service, telephone, _: 'tary sewer, ptic system other: Please respond to all questions. Use separate sheets as necessary. Applicant Responses: Agency Comments 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. wATEX , SffIQ CI /?/ SE�'li - , 570k'f1 Wft7 i , CABLE, &L- CTR 11117V /hub l-/ /S ftL as o) /3 7 1 O/" PI=C fi=t) f ° /? ELT. C. SIGNATURE The above answers are true and complete to the best of my knowledge. I understand that the lead agency is relying on them to make its decision. Signature: Date Submitted: _4( 5/05 /i4/4 a 4- (NON- PROJECT PROPOSALS (E.G., SUBURBAN PLANS AND ZONING CODE TEXT CHANGES) MUST COMPLETE THE FOLLOWING PAGES). ma C at 1!650 Cm 1u70 C Or 13031 a .M o. wm NMI VOW. VER13CA*. DAWN NAVDN CST48USNCD CTc VISODT ID. 1.417 -0 Isar b a. Oy I S tYa r h W,e l o.� a y u i . f O0SS rs -- *e at- r5. - oeAml at rar big," It a 1290 NC wr .ra. Qwme.b Al.i' .1 260 1.1 ae r W 41 .N. or KW. al... lit,■ DRYCO Surveying, Incorporated 12714 VALLEY AVENUE EAST SUMNER, WA 98390 253 - 828-0300 FAX 253- 826 -970.3 2000202 A PORTION of the 3 \ \ r I" . ICY V SIBEVO X ICY ISTT. D0/D.1lTD0 010 R S.W. 1/4, SECTION 23, TOWNSHIP ROO 11101710090 .1231 r or wmuu p 325 SF \ \\ \ 1 14 m r (IlN \\\\ \ \ N • GRAPHIC SCALE tw rarI 15* - 110 M1 23 N., RANGE 4 E., W.M. \:\ \\ \ \\ 3 CCIrtOr 1mW ROM wont 101 uv KM." MADE OM CI MEM= VO UO 1175 Cr SETSAD( Ka DTs rat FONm1T1I213 GREATER TWA 26 007. d 2.e.7 2.. IG..l. 1a1. 11700 Nee® 4 5 o Ywr Yon* .ac 1 a:Yxs: 1+170 PECEIvp JUN 1 2005 0, LQuNirN NY1.. 5w.. 11.ws NY7CDiD h I"VR IVII LAI IIIC ,2. YY. I / Y JC1/4.0 II VII LJ, I V YYI.JI I l l LJ I V . Rr I I L. T L., YY.IVI. DRYCO E. Catch Boa; Rim: 145.01 IE81+: 142.65 E. San Serer Mo Kurt: 146.70 E Ctr: 136.81 NEV 5' SIDEVALK WV VERT. CURB /GUTTER EX. SAN SEVER IX VOTER MAIN Rim: 166.32 IE Ctr. 158.00 S. 159 ST. 5' SIDEWALK VERT. CURB/GUTTER 1 20 EX. FH (TO BE RELOCATED BEHIND NEW V K) I CONC. RAMP RETAINING \ ' I I CLASS 31 WALL N. \ WETLAND C- 4240 SF , (PORTION TO °_ t.,..'- `ILLED) \ CITY or - SEATTLE TER MAIN REV 24.1' \ I. LH : Was no • DRAINGE VAULT 9r - 0 1' yr — _ .— l ic it TRACT A _" '`— - 1\ DRAINAGE DRIVE \ \� `` . � ,.. ' 1 �J'VAY , r ' 1 \�. �� \\\�� VAr I ` N FIRE l \ I T `�` *s`i` ' I NY j •IVE " Meal V AY I 1 LOT5 (FEE 130' CLASS NR I 691 F D D \ \ FI E i :: G\ � \ \ \ `1 EXER / WE ND A 4322 SF DRIVE VAT — tor I j 'Cat Basin Rim 169.95 3 [ 1 12 1217: 167.7 Surveying, Incorporated 12714 VALLEY AVENUE EAST SUMNER, WA 98390 253- 826 -0300 FAX 253- 826 -9703 2000202 DUE {RIMER 1/73/7➢0t Ex Catch Boon Rim: 136.59 1111 13214 30 FLOV RESTRICTEIR RISER AND Jr OUTLET 576E 31621 GRAPHIC SCALE 15 30 60 (D1aBET) 1 inch a 50 ft. O 120 DRAINAGE ENTTON VAULT/VETVALLT GM' ;".° DESIGN VOTER LEVEL' ELE 1263' TIP VETP 121.5 D ELEV. 121 DOT VETP0 ON ELEV. 117.9 VETPOND VOLIBE PROVIDED 6081 C ET NT ID VOWI LE REQUIRED 5874 Cr DETENTION VOLIDE PROVIDED 11665 Cr DETENTION VOLUTE PROVIDED (1694 Cr 0' SETBACK FOR BASEMENTS FUR FOUNDATIONS GREATER THAN 36' DEEP. Ex Sanitary Sewer Manhole Rim: 128.58 1E12'OCtr•. 118.76 ainnummismnimmo _---------•11 150 140 Ex Sanitory Sewer Manhole Rim 127.00 ABANDONED Eo Sanitary Sewer Mantle Wm: 125.29 / ABANDONED Ex Sanitary Sewer Manhole / Wm: 134.97 IE12'OCtr. 120.49 LOT 2 — POTENTIAL HOUSE SECTI ❑N SCALE 14 I' = 30' V, I' = 5' Ea Storm Manhole 18m: 98.79 224': 66.04 Ex Storm Mahe Rim: 98.91 1E12 92.51 IE18'S: 85.66 11:24's: 85.71 1E24 - NE Out 65.11 150 140 130 -J —J 2 • O to m Q O - O CL vi Ct 2 W N h j g CL IlJ C t0 0 • y e a V) o • oY2 N o. DATE 3/10/05 SCALE 1' - 30' 0E90N 006N. Br. JJJ APP. Br. KC No. SHEET 1 ar 1 REV. 6 -26-06 ion Sewer Manhole 146.70 tr: 136.81 SAN SEWER WATER MAIN I 5' SIDEWALK VERT. CURB /GUTTER er Manhol M) 72 Ex Catch Basi Rim: 145.01 IE8'W: 142.65 � 74T. 2 P91 RP 158 169. CBQ+ OZ 17 COPT ZL 5' SIDEWALK 24 ✓ERT. CURB /GUTTER bLI 114111r:::, 1.47,1„ slTC � �� � ivantir l� 13 11 1 11` tr ; �t' �' �' ., ch Basin Rim: 169.95 IE12"W: 167.7 TREE STAKING DETAIL NT f11 111 141 1 M M PI 160. WI CHAINLOCK, LOCK E STAPLE TO STAKE (2) 2A2 FIR STAKES DRIVEN TO REFUSAL SET PLUMBS INLINE 2' LAYER BARK MULCH 2' DISHED EOGE PULL BACK BURLAP AND REMOVE WIRE BASKET 50/50 TOPSOIL/ NATIVE SOIL MIX PLANT PIT TWICE DIAM. OF ROOTBALL SHRUB PLANTING DETAIL KIS co PLANT PIT TWICE ROOTBALL DIAM. 2' LAYER BARK 2' DISHED EDGE FOLD BACK TOP THIRD OF BURLAP 50 TOPSOIL/ E SOIL MIX Agg 400 00 0 PLANT PIT TWICE ROOTBALL DIAN. TR'CT IN Ih 2A2 FIR TREE STAKE 1 CHAINLDCK, LOCK K STAPLE TO STAKE 2' DISHED EDGE UNFOLD TOP THIRD OF BURLAP & REMOVE WIRE BASKET 50/50 TOPSOIL/ NATIVE SOIL MIX CONIFEROUS TREE STAKING KT.S. FLOW RESTRICTOR RISER AND 12' OUTLET o tn. • 5 F (TO BE X�5577 1 ;) OC T ED , •t,. !26 f } . �'`.� ; 1►' - ►�;`` .\_, f1 `` \►-i =1i ►�� �'!`! ;`, �_� +'! '3!(� � , `�' * Apr ` n! • ∎ � �'i� . � ,�:.. , �:; 11 TOE 4/I 106.62 MIC DRAINAGE DETENTION VAULT /WETVAULT 95.2' LONG x 21' WIDE DESIGN WATER LEVEL. ELEV. 126.5' TOP VETPOND' ELEV. 121.5 BOT WETPOND' ELEV. 118.5 WETPOND VOLUME. 5998 CF DETENTION VOLUME. 9996 CF 0' SETBACK FOR X 09 BASEMENTS Ex Sanitary Sewer Manhole Rim: 1 28.58 IE17@Ctr: 118.76 FOR FOUNDATIONS GREATER THAN 36' DEEP. SYMBOL OT. PLANT 84 PSEUDOTSUGA MENZIESI 19 ACER RtBRUM NOTE DIFFERENT SPACING DUI f061� SPACING IS 40' THESE TREES Ex Storm Manhole Rim: 98.79 1E24": 86.04 Ex Storm Manhole Rim: 98.91 IE12'S: 92.51 IE18'S: 85.66 IE24 N: 85.71 IE24 NE Out: 85.11 IHtt: 54" h 50" h 20" 4 16" / 15" / 12" { 15" / 12" I 16" I 22" 18" 18" 15" ■ 14" ■ 14" 4 52" I TOTAL PLA PLAT NO L05 -040 E05 -008 CITY OF TUKWILA KING COUNTY, WASHINGTON DECLARATION KNOW ALL PEOPLE BY THESE PRESENTS that we, the undersigned owners in fee simple of the land herein described do hereby make a long subdivision thereof pursuant to RCW 58.17.060 and acknowledge that said subdivision shall not be further divided in any manner within a period of five years, from date of record, without the filing of a final plat. The undersigned further declare this plat to be the graphic representation of said long subdivision and the same is made with the free consent and in accordance with the desire of the owner(s). IN WITNESS WHEREOF we bet our hands and seals. Name Name Name Nome STATE OF WASHINGTON County of King I certify that I know or have satisfactory evidence that signed this instrument and acknowledged it to be (his /her) free and voluntary act for the uses and purposes mentioned in the instrument. that Examined and approved this date by this department Notary Public Dated My .appointment expires STATE OF WASHINGTON County of King I certify that I know or have satisfactory evidence signed this instrument and acknowledged it to be (his /her) free and voluntary act for the uses and purposes mentioned in the instrument. Notary Public Dated My appointment expires KING COUNTY TREASURER'S CERTIFICATE 1 certify that all property taxes are paid and that o deposit has been mode in sufficient amount to pay the taxes for the following year, that there are no delinquent spedcial assessments certified to this office for collection; and that of special assessments on any of the property herein dedicated as streets, alleys. or for other public use are paid in full. King County Treasurer's Office Date RECORDER'S CERTIFICATE filed for record this day of 2006..at M in book of at page at the request of the City of Tukwilla. Deputy Director, King County Director, King County Assessor City of Tukwilla Short Subdivision Committee TUKWILA FINANCE DIRECTOR There ore no delinquent special assessments, and all special assessments on any of the property that is dedicated as streets, alleys or for other public use are paid in fu1L Examined and approved this date by this department ' IR S 5913 3239E 2E5109' S 158th St S 68'12'49' E 6E2 96 City of Tukwilla Finance Director Date 2 20' 10 DI 1 Lot 1 fr 36 Sq Ft w Di 9391518E 66m' S9E115'18E 4137' 59e151e,: MU' WS 3 \ ketlard 'C' 3417 SF \ c pn gym, �91'ar S93'15'18E 6450' 0 Lot 2 6514SgFt 598'1519E 6450' 93315'18E 191 .01' se3 '51.E 24528' Director of Public Works Department TUKWILA DEPT. OF COMMUNITY DEVELOPMENT Examined and approved by this deportment this _ day of 2006 Director of the Dept. of Community Development 56815'f8E 12388' 93315'13E 8631' w Di 586'518E 37 6450' $ 6535 Sq Ft 599'12'49E 24.10' LEGAL DESCRIPTION TRACT 9, BROOKVALE GARDEN TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 10 OF PLATS, PAGE 47. IN KING COUNTY, WASHINGTON; EXCEPT THAT PORTION THEREOF WITHIN A TRACT OF LAND CONVEYED BY DEED RECORDED UNDER RECORDING No. 5,372503. EXCEPT THE SOUTH 30 FEET THEREOF CONVEYED TO THE CITY OF SEATTLE FOR PIPELINE BY DEED RECORDED UNDER RECORDING No. 3641174. AND EXCEPT THE SOUTH 30 FEET THEREOF LYING EASTERLY OF A UNE DRAWN NORTHERLY AT RIGHT ANGLES TO THE SOUTH LINE OS SAID TRACT 9 FROM A POINT ON SAID SOUTH UNE WHICH IS 200 FEET WESTERLY OF THE 'W' UNE SURVEY OF PRIMARY STATE HIGHWAY No. 1. SOUTH 178th STREET TO SOUTH 126th STREET. AS CONVEYED TO THE STATE OF WASHIGTON BY DEED RECORDED UNDER RECORD No. 5568720. AND EXCEPT THE PORTON OF THE REMAINDER LYING SOUTHWESTERLY OF A LINE DRAWIN PARALLEL WITH AND 20 FEET NORTHEASTERLY FROM THE D2 CENTERLINE OF PRIMARY STATE HIGHWAY No. 1, SOUTH 178th STREET TO SOUTH 126th STREET. AS CONVEYED TO THE STATE OF WASHIGTON BY DEED RECORDED UNDER RECORD No. 5653378. Lot 3 6514SgFt 639'5'19E 64.50' d. Lot 7 4,, 0 w Tract A fa 4066 Sq Ft 40.00' 99812'49E 31362' bRYCO Surveying, Inc. 12714 VALLEY AVENUE EAST SUMNER, WASHINGTON (253) 826 -0300 FAX (253) 826 -9703 SURVEYOR'S CERTIFICATE: I, G. PHIL SARGENT, CERTIFY THAT THIS MAP CORRECTLY REPRESENTS A SURVEY MADE BY ME OR UNDER MY DIRECTION IN CONFORMANCE WITH THE REQUIREMENTS OF THE SURVEY RECORDING ACT. G. PHIL SARGENT P.LS. 34145 61.01' Cedar River Pipeline 598'12'49E 46831' 12220' SCALE: 1" = 40' GRAPHIC SCALE 1' =40' • I. 0 40 80 120 PORTION OF SW 1/4, SW 1/4, S 23, T 23, R 4 E f v Lot 6 / / t.a 4's O,&.' 10196 Sq Ft / 4 / S83 4631E 166.40" r / Tract B 2 \_ / / .. CUSS 47027 Sq Ft „........, „/ *that 'A' 4322 SF C � r / DWN. BY CHKD. BY JJJ 599 9339' DATE SURVEYED 9/23/2003 SCALE 1" = 40' JOB NO. 2005157 SHEET 1 OF 2 FIVE RIVERS SHORT PLAT TUKWILA SHORT SUBDIVISION COMMITTEE Examined and approved this _ day of TUKWILA PUBLIC WORKS Examined and approved by this department 2006 this _ day of 2006 RECORDING NO. VOL. /PAGE w 0 o_ J O REVVED FIVE RIVERS DEVELOPMENT, INC. / 4AR 27010 115 AVE SE 1 `= ?t?L7G KENT, WA. 98031 , " • 1 S • L• 5 ' .J I 1 1 I L. P% I PLAT NO. CITY OF TUKWILA KING COUNTY, WASHINGTON TRACT "A That portion of the Southwest Quarter of the Southwest Quarter of Section 23, Township 23 North, Range 4 East of the Willamette Meridian, King County, Washington described as follows: Commencing at the Southwest corner of said section 23; thence South 88'12'49' East along the south line of said .Southwest Quarter of the Southwest Quarter, a distance of 682.96 feet to a point of cusp on o curve on the easterly margin of 53rd Avenue South, from which the radius point bears North 8 East, having a radius of 230.00 feet; thence northerly, along said curve to the Right, through a central angle of 730'48", a distance of 30.16 feet to a point of cusp; thence South 8812'49' East, a distance of 10.00 feet to a point of cusp on a curve front•which the radius point bears North 89'57'08" East, having a radius of 220.00 feet; thence northerly, along sold curve to the Right, through a central angle of 0'56'04 ", a distance of 3.59 feet; thence North 00'53'12" East. a distance of 219.75 feet; thence South 8515'18" East, a distance of 195.00 feet to the Point of Beginning; thence continuing South 88'15'18' East, a distance of 40.00 feet; thence South 00'53'12" West, a distance of 105.31 feet to a point of cusp on a curve from which the radius point bears South 26'42'46" West, having a radius of 46.00 feet and a central angle of 24'57'56"; thence northwesterly along said curve to the Left, a distance of 20.04 feet; thence North 8515'18 West. a distance of 20.64 feet; thence North 00'53'12' East, a distance of 101.01 feet to the Point of Beginning. TRACT "6 L05 -040 E05 -008 That portion of the Southwest Quarter of the Southwest Quarter of Section 23, Township 23 North, Range 4 East of the Willamette Meridian, King County, Washington described as follows: Commencing at the Southwest corner of said section 23; thence South 8812'49" East along the south line of said Southwest Quarter of the Southwest Quarter, a distance of 682.96 feet to a point of cusp on a curve on the easterly margin of 53rd Avenue South, from which the radius point bears North 82'31'07" East. having a radius of 230.00 feet thence northerly, along said curve to the Right, through a central angle of 730'48, a distance of 30.16 feet to a point of cusp; thence South 8812'49" East, o distance of 52.59 feet to the Point of Beginning; thence North 61'04'49' West, a distance of 48.27 feet thence North 00'53'12' East, a distance of 103.30 feet to the beginning of a curve to the Right, tangent to said line; thence northeasterly a distance of 39.64 feet along the arc, having a radius of 25.00 feet and a central angle of 90'51'30'; thence South•8515'18 East tangent to said curve, a distance of 86.31 feet thence South 05'07'48 East, a distance of 110.78 feet thence South 88'12'49" East, a distance of 24.10 feet thence North 1731'10' East, a distance of 23.40 feet thence North 60'08'20" East, a distance of 88.13 feet to the beginning of a curve to the Left from which the radius point bears North 18'00'37 West, having a radius of 46.00 feet and a central angle of 26'29'49"; thence northeasterly along said curve, a distance of 21.27 feet thence South 83'46'31' East, a distance of 186.40 feet to the beginning of a curve to the Right from which the radius point bears South 69'10'05 West, having a radius of 387.22 feet and a central angle of 11'51'28"; thence southerly along said curve, a distance of 80.14 feet to a point of cusp; thence North 88'12'49" West, a distance of 98.39 feet; thence South 01'47'11" West, a distance of 30.00 feet thence North 6812'49' West, a distance of 313.62 feet to the Point of Beginning. LOT 1 That portion of the Southwest Quarter of the Southwest Quarter of Section 23, Township 23 North, Range 4 East of the Willamette Meridian, King County. Washington described as follows: Commencing at the Southwest corner of said section 23; thence South 8512'49" East along the south line of said Southwest Quarter of the Southwest Quarter, a distance of 682.96 feet to a point of cusp on a curve on the easterly margin of 53rd Avenue South, from which the radius point bears North 82'31'07 East, having o radius of 230.00 feet thence northerly, along said curve to the Right, through a central angle of 7'30'48, a distance of 30.16 feet to a point of cusp; thence South 8812'49" East, a distance of 10.00 feet to a point of cusp on a curve from which the radius point bears North 89'57'08 East. having a radius of 220.00 feet thence northerly, along said curve to the Right, through a central angle of 0'56'04 ", a distance of 3.59 feet; thence North 00'53'12" Eost, a distance of 143.37 feet to the Point of Beginning; thence continuing North 00'53'12' East, a distance of 76.38 feet; thence South 8815'18' East, a distance of 66.00 feet; thence South 00'53'17 West, a distance of 101.01 feet. thence North 8815'18' West, a distance of 41.37 feet to the beginning of a curve to the Right, tangent to said line; thence northwesterly a distance of 38.90 feet along the arc, haVirtp a radius of 25.00 feet and a central angle of 8708'30" to the Point of Beginning. • RECORDER'S CERTIFICATE filed for record this day of 2006 at M in book of at page at the request of the City of Tukwilla. Deputy Director, King County Director, King County Assessor LOT 2 LOT 4 DRYCO Surveying, Inc. 12714 VALLEY AVENUE EAST SUMNER, WASHINGTON (253) 826 -0300 FAX (253) 826 -9703 vLJl. I IVIN, That portion of the Southwest Quarter of the Southwest Quarter of Section 23. Township 23 North, Range 4 East of the Willamette Meridian, King County, Washington described as follows: Commencing at the Southwest corner of said section 23; thence South 88'12'49' East along the south line of said Southwest Quarter of the Southwest Quarter, a distance of 682.96 feet to a point of cusp on a curve on the easterly margin of 53rd Avenue South, from which the radius point bears North 82'31'07" East, having a radius of 230.00 feet; thence northerly, along said curve to the Right, through a central angle of 730'48", a distance of 30.16 feet to a point of cusp; thence South 88'12'49' East, a distance of 10.00 feet to a point of cusp on a curve from which the radios point bears North 89'57'08" East, having a radius of 220.00 feet thence northerly, along said curve to the Right, through a central angle of 0'56'04, o distance of 3.59 feet; thence North 00'53'12" East, o distance of 219.75 feet thence South 8815'18" East, a distance of 66.00 feet to the Point of Beginning; thence continuing South 8815'18" East, a distance of 64.50 feet; thence South 00'53'12" West, a distance of 101.01 feet; thence North 88'1518" West. a distance of 64.50 feet; thence North 00'53'12" East, a distance of 101.01 feet to the Point of Beginning. LOT 3 That portion of the Southwest Quarter of the Southwest Quarter of Section 23. Township 23 North. Range 4 East of the Willamette Meridian, King County, Washington described as follows: Commencing at the Southwest corner of said section 23; thence South 8812'49' East along the south line of said Southwest Quarter of the Southwest Quarter. a distance of 682.96 feet to a point of cusp on a curve on the easterly margin of 53rd Avenue South, from which the radius point bears North 82'31'07" East, having o radius of 230.00 feet thence northerly, along said curve to the Right, through a central angle of 730'46, a distance of 30.16 feet to a point of cusp; thence South 88'12'49' East, a distance of 10.00 feet to a point of cusp on o curve from which the radius point bears North 8557'08 East, having o radius of 220.00 feet thence northerly, along said curve to the Right, through a central angle of 0'56'04 ", a distance of 3.59 feet thence North 00'5312' East, a distance of 219.75 feet thence South 8815'18 East, a distance of 130.50 feet to the Point of Beginning thence continuing South 8815'18 East, a distance of 64.50 feet thence South 00'53'12" West, a distance of 101.01 feet thence North 88'15'18 West, a distance of 64.50 feet thence North 00'53'12" East. a distance of 101.01 feet to the Point of Beginning. That portion of the Southwest Quarter of the Southwest Quarter of Section 23, Township 23 North, Range 4 East of the Willamette Meridian, King County, Washington described as follows: Commencing at the Southwest corner of said section 23; thence South 88'12'49" East along the south line of said Southwest Quarter of the Southwest Quarter, a distance of 682.96 feet to a point of cusp on a curve on the easterly margin of 53rd Avenue South, from which the radius point bears North 82'31'07" East, having a radius of 230.00 feet thence northerly. along said curve to the Right, through o central angle of 730'48", a distance of 30.16 feet to a point of cusp; thence South 88'12'49' East, a distance of 10.00 feet to a point of cusp on a curve from which the radius point bears North 89'57'08" East, having a radius of 220.00 feet thence northerly, along said curve to the Right, through a central angle of 0'56'04 ", a distance of 3.59 feet; thence North 00'53'12" East, a distance of 219.75 feet thence South 881518 East. a distance of 234.99 feet to the Point of Beginning thence continuing South 88'15'18' East, o distance of 61.04 feet thence South 3754'11 East, a distance of 37.41 feet; thence South 3843'30' West, a distance of 109.31 feet to a point of cusp on a curve from which the radius point bears South 56'19'39' West. having a radius of 46.00 feet and a central angle of 29'36'53'; thence northwesterly along said curve to the Left, a distance of 23.78 feet thence North 00'53'12" East, a distance of 105.31 feet to the Point of Beginning. G. PHIL SARGENT P.LS. 34145 LOT 5 That portion of the Southwest Quarter of the Southwest Quarter of Section 23, Township 23 North, Range 4 East of the Willamette Meridian. King County, Washington described as follows: Commencing at the Southwest corner of said section 23; thence South 8812'49' East along the south line of said Southwest Quarter of the Southwest Quarter, a distance of 682.96 feet to a point of cusp on a curve on the easterly margin of 53rd Avenue South. from which the radius point bears North 8731'07 East, having a radius of 230.00 feet; thence northerly. along said curve to the Right, through a central angle of 7'30'48", a distance of 30.16 feet to a point of cusp; thence South 8512'49" East, a distance of 10.00 feet to a point of cusp on a curve from which the radius point bears North 89'57'08' East, having a radius of 220.00 feet thence northerly, along said curve to the Right, through o central angle of 0'56'04", a distance of 3.59 feet; thence North 00'53'12" East, a distance of 219.75 feet; thence South 88'1518 East, a distance of 296.04 feet; thence South 3754'10' East, a distance of 37.41 feet to the Point of Beginning; thence continuing South 375411' East, a distance of 17.42 feet to the beginning of a curve to the Right from which the radius point bears South 41'40'38 West, having a radius of 387.22 feet and a central angle of 11'08'27"; thence southeasterly along said curve, a distance of 75.29 feet to o point of cusp; thence South 69'34'44 West, a distance of 126.07 feet to a point of cusp on a curve from which the radius point bears North 89'08'17' West, having a radius of 46.00 feet and a central angle of 34'3704 "; thence northerly along said curve to the Left, a distance of 27.73 feet; thence North 3643'30' East, a distance of 109.31 feet to the Point of Beginning. LOT 6 That portion of the Southwest Quarter of the Southwest Quarter of Section 23, Township 23 North, Range 4 East of the Willamette Meridian, King County, Washington described as follows: Commencing at the Southwest corner of said section 23; thence South 8512'49" East along the south line of said Southwest Quarter of the Southwest Quarter, a distance of 682.96 feet to a point of cusp on a curve on the easterly margin of 53rd Avenue South, from which the radius point bears North 8731 'or East. having a radius of 230.00 feet thence northerly, along said curve to the Right, through a central angle of 730'46, a distance of 30.16 feet to a point of cusp; thence South 88'12'49' East, a distance of 10.00 feet to a point of cusp on o curve from which the radius point bears North 89'57'08" East, having a radius of 220.00 feet; thence northerly, along said curve to the Right, through a central angle of 0'56'04", a distance of 3.59 feet; thence North 00'53'12' East, a distance of 219.75 feet thence South 88'15'18 East, a distance of 296.04 feet; thence South 3254'11" East, a distance of 54.83 feet to the beginning of a curve to the Right from which the radius point bears South 41'40'36 West. having a radius of 387.22 feet and a central angle of 11'08'27"; thence southeasterly along said curve, a distance of 75.29 feet to the Point of Beginning; thence continuing southerly a distance of 110.50 feet along the arc of said curve, having a radius of 387.22 feet and a central angle of 16'21'02' to a point of cusp; thence North 83'46'31' West, a distance of 186.40 feet to a point of cusp on a curve from which the radius point bears North 44'30'22" West, having o radius of 46.00 feet and a central angle of 4437'51'; thence northerly along said curve to the Left, a distance of 35.83 feet thence North 69'34'44' East, a distance of 126.07 feet to the Point of Beginning. LOT 7 That portion of the Southwest Quarter of the Southwest Quarter of Section 23, Township 23 North, Range 4 East of the Willamette Meridian, King County. Washington described as follows: Commencing at the Southwest corner of said section 23; thence South 8512'49' East along the south line of said Southwest Quarter of the Southwest Quarter, a distance of 682.96 feet to a point of cusp on a curve on the easterly margin of 53rd Avenue South, from which the radius point bears North 82'31'07' East, having a radius of 230.00 feet thence northerly, along said curve to the Right, through a central angle of 730'46, o distance of 30.16 feet to a point of cusp; thence South 88'12'49' East, a distance of 10.00 feet to a point of cusp on a curve from which the radius point bears North 8757'08 East, having a radius of 220.00 feet thence northerly, along said curve to the Right, through a central angle of 0'56'04". a distance of 3.59 feet thence North 00'53'12' East, a distance of 121.74 feet to the beginning of a curve to the Right, tangent to said line; thence northeasterly a distance of 39.64 feet along the arc. having a radius of 25.00 feet and a central angle of 90'51'30'; thence South 8815'18' East tangent to said curve, o distance of 86.31 feet to the Point of Beginning; thence continuing South 8815'18 East a distance of 37.57 feet to the beginning of a curve to the Right, tangent to said line; thence easterly, southeasterly and southerly a distance of 29.52 feet along the arc, having a radius of 25.00 feet and a central angle of 6738'59' to a point of cusp on a curve, from which the radius point bears North 69'23'48 East; thence southeasterly a distance of 70.17 feet along the arc of said curve to the Left having a radius of 46.00 feet and a central angle of 8724'25" to a point of cusp; thence South 60'08'20' West, a distance of 88.13 feet thence South 1T31'10'' West, a distance of 23.40 feet; thence North 88'1749' West, a distance of 24.10 feet; thence North 05'07'48' West, a distance of 110.78 feet to the Point of Beginning. . 1J114V 11... vvL./ f'Mt, PORTION OF SW 1 /4, SW 1 /4, S 23, T 23, R 4 E DATE PRINTED 1/8/2006 REC /VED FIVE RIVERS DEVELOPMENT, INC. 'REAR 1 ,, L1 .� 27010 115 AVE SE ,, KENT, WA. 98031 JOB NO. 2005157 SHEET 2 O 2 Sanitary Sewer Rim: 168.32 E Ctr. 158.00 E. San Sewer Rim: 146.70 IE Ctn. 136.81 DRYCO 6'4.5. 64.5' FFE. 134' 0080 124' CBSMT) 186.5' WWI Catch Basin Rim: 169.95 1E12'N: 1 87.7 C, �� ♦ var . ' / 'easy i'r N� \' \ , r� / /,1. II II timmairemiimakwar.svommenimaweam ° - ,tip /,k _ : .�.,_ ii Ex Catch Rim: 145.01 IEBNi; 142.65 NEV 5' SIDEWALK NEW VERT. CURB /GUTTER EX. SAN SEVER EX. WATER MAIN 0< r9 r - sr .9, S. 159 ST._ _ _ _ 5' SIDEWALK VERT. CURB /GUTTER Surveying, Incorporated 12714 VALLEY AVENUE EAST SUMNER, WA 98390 253- 826 -0300 FAX 253- 826 -9703 2000202 011E PRMIED: 1/23/Im1 Ex Catch Basin Rim: 13859 IE81y: 13214 A PORTION of the S.W. 1/4, SECTION 23, TOWNSHIP 23 N., RANGE 4 E., W.M. FLOW RESTRICTOR RISER AND 12 OUTLET S'E 303.04' \ 9 \ Sr • \ NN 09r sr \ t9 r x 9 N \ fir r \ \\ r cr \ A Cr \ \g 9Cr \ t9 / \ 4 r $ 4'r r, , 5 GRAPHIC SCALE 0 3O 15 30 3D 120 ( 0x 15.5) 1 Inch = 50 ft. Es Sanitary Sewer Manhole Rim: 134.97 IE12 OCtr. 120.49 r V T/VETVAOLT OESIOI WATER LEVEL. ELEV. 126.5' TOP VETPONS ELEV. 121.3 SOT VETPOND ELEV. U7.9 WETPON5 VOLUME PROVIDED 6081 CF WETPOND VOLUME REQUIRED 5874 CF DETENTION VOLUME PROVIDED 11665 CF DETENTION VOLUME PROVIDED 11694 CF 0' SETBACK FUR BASEMENTS FOR FOUNDATIONS GREATER THAN 36' DEEP. Es Sanitwry Sewer Manhole Rim: 127.00 ABANDONED Ex Sanitary Sewer Manhole Kim 128.58 E12'OCta 118.76 05 Ex Sanitary Sewer Manhole Rim: 125.29 ABANDONED Ex Storm Manhole Rim: 98.79 IE24': 88.04 Ex Storm Manhole Rim: 98.91 E12'5: 92.51 1E18 85.88 E24'N: 85.71 224 Out 85.11 0 UJ .- ri, ._. 4 U L z IY W 0 ° h Z ap i o o° I C7/ CO 93 Z N u ^_ W 1112 y W 000, 5. 1 < W 1- CL. In W � 0 °a J ¢ en V1 ° ~ Ce O. DATE: 3/10/05 SCALE 1' 30' DESIGN 6M._ _ 0608. 6r: 4J.1 APP. Br: JOB No SHEET 1 OF �- Catch Basin Rim: 169.95 1E12 "W: 167.7 :8 12 "E 366.2 vie 1 4 \ \\ !!i \ \ th 1,865 S.F. \`\ got e\ O \\ 1 I iTa \ �Vi I SCALE 120 N S88 I t18'E 306.04' \ 4 s / � , \ \ \ O 9 6),91 9 S i C WETLAND / BUFFER PLANTING PLAN 0 C C N C 0 0 . TOTAL WETLAND AREA TOTAL BUFFER AREA WETLAND / BUFFER PLANTING AREA \ O 5,000 S.F 27,846 S.F. I \ 708 Ex Sto Rim: 9 IE24 ": Ex Stor Rim: 98 1E12 "S: 1E1 8"S: 1E24 "N: IE24 "NE WETLAND MITIGATION SHEET INDEX WL1., WETLAND & BUFFER AREAS MAP WL1.2 TYPICAL PLANTING PLAN, PLANTING LEGEND & DETAILS WLI.3 COMPENSATORY MMGATION PROGRAM, PLANTING DETAILS NATURE BY DESIGN g P REVISIONS: DRAWING ISSUED FOR: AGENCY REVIEW DATE February 7. 2006 PROJECT NO. FILE NAME X-REFS: DRAWN BY: CHECKED BY: PLOT SCALE DRAWING SCALES: DRAWING CONTENIS WETLAND & BUFFER AREA DELINIATION PLAN DRAWING NO_ Commercial a RdaeeW Laridompa Arditeclue 253.460.6067 1 OF 3 0615 0615WLA CIVIL KLO KLO 1:1 1:20 WL1 Manhole— �yL tk C:otch Basin Rim: 169.95 lE 12 "W: 167.7 r1 t�.tj� 14 SCALE 1:20 DRAVEE WETLAND / BUFFER PLANTING PLAN • 3 NOT TO SCALE / \, ,k / ( \ w LOT / / / / (/ / / / / ( WETLAND PLANTINGS/ TR A / SEN / I � / ,( / (I / r 7 SNAG / STUMP SEE DETAIL 7 LOG SEE DETAIL S88 1 . '4' RAILS (CEDAR) WETLAND BUFFER FENCE DETAIL WETLAND MITIGATION PLANT LEGEND WETLAND/BUFFER TREES SYMBOL OFF DESCRIPTION SIZE ' sJ ATTACH SIGN TO POST WITH TWO 5/16 GALVANIZED LAG BOLTS WITH WASHERS 2' MIN. 19 Acer mocrophyllum Big Lest Mode 6 Froxinus 1061060 Oregon ash 16 Piceo sitchensis Sitko soruce 3 Pyrus lasso Western crabapple 2 Solis lasrondro Pocilrc Sam. 9 Solis s,tchensts Sitko e,11oe 23 Thujo plicoto Western red cedar 6 Tsugo heteraphytlo Western Hemlock WETLAND /BUFFER SHRUBS SYMBOL OTT DESCRIPTION SIZE 2 Gal. Wn. 12' -15' O.C. 5 Gal. M,n. 2 15 2 Go), Mn. 5' -B O 2 ('rot. jJ:n. 10 -15 O.C. 52�15 2 G al Nm. 12 -,5 G.G. l 0) 19 Acer circinalum 2 GAL. ` J Yne Maple O 6' O.C. 42 Cores obnupto 4 Plug slough sedge 9 Comes stolonJero 2 GAL red osier dogwood O 4 O.C. (L 4 Lonicero ,nwWcroto 2 GAL block te,nberry O 4 O C. (4:? 4 Physocorpus co pltolus 2 GAL t ebon (VV1 77 Roso gymnotorpo 2 GAL ✓✓ ild ose 4' O C. ( -1 7 Rosa nutkono 2 GAL �^✓ �� Nootka rose 0 4 0 C. ( 7 41 Sciprus rnrtrdeb rpus 4 plu e � , small nhcro b pus O 1' O.C. (C 96 •' Symphorcorpos al6us 2 G4' AL snorrberry O O C. 5' TO GRADE PRE - PRINTED METAL SIGN (AVAILABLE AT CITY 8' - 404 CEDAR POST SET 3' INTO POST HOLE COMPACTED NATIVE BACKFILL IN POST HOLE N THE WETLANDSTREAM SIGN SHALL BE POSTED AT THE BOUNDARY BETWEEN THE LOT AND THE SENSITIVE AREA BUFFER ONE SIGN SHALL BE POSTED FOR EVERY RESIDENTIAL LOT AND ONE PER EVERY 25 FEET FOR ALL PUBLIC RIGHTS OF WAY, TRAILS, PARKING AREAS, PLAYGROUNDS AND ALL OTHER USES LOCATED ADJACENT TO WETLANDS AND ASSOCIATED BUFFERS AND SHALL BE STATIONED PER LOCATION, ON THE APPROVED PLANS TO THE PROPOSED DEVELOPMENT - SENSITIVE AREA SIGN NOT TO SCALE NATURE BY DESIGN Cammetld 6 Pdde tla Landope AAifmie 253.460.6067 REVISIONS: DRAWING ISSUED FOIL AGENCY REVIEW DATE Februory 7, 2006 PROJECT NO.: RLE NAME: X-R6-S: DRAWN BY: CHECKED BY: PLOT SCALE: DRAWING SCALES: 0615 0615WLA CIVIL KLO KLO 1:1 1:20 DRAWING CONTENTS WETLAND PLANTING PLAN NOTES & DETAILS DRAWING NO.: WL.2 2 OF 3 a I a x o o u WW1 filillif 6 a a a J ija pith a1 � ! O � g J pail elk ail Whit t d ! Uq ! a I gg 1 1 pp Dig I jIII 11111 1111 g g f i 1 9 5 a � r$ HI a s Q I C of I g A al ip a 11 1 i 1 i s J H a l l /t g 1 is K l 115. I ,r. I. ii I gg g 8 t l ii if 111 1 m I 1 it li 1 Plii l giii i 11 m s a s si l! g e o s , a P gg g i si i g g ! hihil , �g a 9 �a Nil � p i 1 II i I a a b u 1 1 ji i g. i i > if a ll i -' V I II aI IP i i i i s k Ifs g g a g gill' 1 1 i i g g Ba PI li'a � $g g I a 1011 111111 1° iii a I, g as a a afa s g i d 3 a d 0 ' £ a $ �' 011! ga ii H $ 1 l 1 s r i g 1 1 If a a a > ail ja Q a i E 11 i i g is g ar ii 1 ii i I �� f a a- a! 1 a a a a 3 a V 1 V g a a q a a PROJECT: Five Rivers Wetland Mitigation Plan & Program Tukwila, WA Habitat Technologies P.O. Box 1031 Puyallup, WA 98372 a a a ft a a i' a I a a I a N aR 2g a a a E Ex. San Sewer Manhole Rim: 146.70 IE Ctr. 136.81 NEV 5' SIDEWALK NEW VERT. CURB /GUTTER EX. SAN SEVER EX WATER RAIN Sanitary Sewer Manhole Rim: 166.32 IE CV: 158.00 0. S. 159 ST_ — SD- 5' SIDEWALK VERT. CURB /GUTTER Ex Catch Basin Rtm: 136.59 • IE81Y: 132.14 Ex Catch Rim: 145.01 IE81R: 142.65 E EX FH (TO BE RELOCATED BEHIND NEW GRAPHIC SCALE 0 IS 30 60 ( IN FEEr ) 1 inch a 30 ft. FLOW RESTRICTOR RISER AND 12' OUTLET 120 a ,/ CITY OF TUK/NU FILE No. EX Sanitary Sewer Manhole Rim: 134.97 IEI,2 OCtr. 120.49 INA NT ON V T /VETVALILT DESIGN WATER LEVEL. 126.5' Nr TOP VETPND ELEV. 1 12L9 1.5 BET ELEV. VETPPOND O OND VOL VOLUME PROVIDED. 6074 CF ET VOLUME REQUIRED. . 5874 £16 Cl DETENTION ME ON VOLU PROVIDED 11694 Cr DETENTION VOLUME PROVIDED. 11694 Cr 0' SETBACK FOR BASEMENTS FOR FOUNDATIONS GREATER THAN 36' DEEP. Ex Sanitary Sewer Manhole Rim: 127.00 ABANDONED Ex Sanitary Sewer Manhole Rim: 128.58 IE12'OCtr. 118.76 Ex Sanitary Sewer Manhole Rim: 125.29 ABANDONED EXISTING TREE REMOVAL AND REPLACEMENT CALCULATIONS LOT 1 LOT 4 DRAG! VAULT 1 - 28' 1 - 19' 1 - 22' 1 - 36' LOT 5 ROADWAY 1 - 24' NOME I - 50' 1 - 40' LOT 1 - 20' 10T2 NOE 1 - 13' 1 - LOT 7 1 - 15' 1 - 18' I - 52' 1 - 38' 1 - 16' 1 - 52' 4- 12' 1 -54' LOT 3 1 - 14' - 18' / SYMBOL WETLAND AREAS OR BUFFERS QT. PLANT' REPL RATIO 4-8' a 8 -12'-2 12 -18' w 4 18-24' - 6 24'+ - B SENSITIVE AREAS WHERE EXISTING TREES MAY BE REMOVED SLOPES OVER 15* PLANT LIST TREES REMOVED 0 0 6 9 23 37 TSUGA HETEROPHYLLA WESTERN HEMLOCK REPLACEMENT TREES AS NOTED ABOVE .,eta'uN11 I�1w CONIFEROUS TREE STAKING N.T.S. REPL. REVD. COMMON NAME 140 PLANT PIT 3 TIMES ROOTBALL DIM. AT TOP TWICE AT BOTTOM. CONIFEROUS TREE 2x2 FIR TREE STAKE CHAINLOCK. LOCK & STAPLE TO STAKE 2' BARK MULCH 2' DISHED EDGE UNFOLD TOP THIRD OF BURLAP & REMOVE WIRE BASKET NATIVE SOIL MIX 0 0 32 36 72 REPLACEMENT TREES REWIRED w 140 REPLACEMENT TREES NETLAND BUFFER PLAN - 103 REPLACEMENT TREES TREE REPLACEMENT & LANDSCAPE PLAN w 37 TOTAL REPLACEMENT 1REES PROVIDED BOTH PLANS - 140 SIZE SP/ 6' -8' B &B 1D' -20' O.C. C) 7 ACER PLATANOIDES NORWAY MAPLE 2' CAL. B &B SPACED AS SHOWN STREET TREES NOTES MAINTENANCE AND MONITORING OF PLANTINGS SHALL BE EXECUTED IN CONJUNCTION WITH WETLAND PLANTINGS AND AS DESCRIBED ON SHEET WL -1.3 . TEMPORARY IRRIGATION WILL BE PROVIDED FOR TWO YEARS TO ESTABUSH PLANTINGS. AVOID PLANTING WITHIN 8' OF UTILITY UNES. INSTALL 3' BARK MULCH IN 3' RADIUS OF ALL TREE TRUNKS. INSTALL 60Z. 16- 16-16 FERT AROUND EACH TREE AT 12' DEPTH. IF TREES ARE WITHIN 8' OF ANY PAVING, INSTALL 12' LENGTH OF ROOT BARRIER 12' FROM PAVING EDGE TO A DEPTH OF 24'. PROVIDE TWO YEAR WRITTEN WARRANTY FOR ALL TREES. ORANGE PROTECTIVE FENCING SHALL BE INSTALLED AT THE DRIP LINE OF ALL TREES WHICHIARE NOT TO BE REMOVED. NO GRADING OR ROOT DISTURBANCE WILL BE ALLOWED WITHIN THE FENCED AREA. IF ANY TREES ARE REMOVED WHICH WERE SCHEDULED TO BE SAVED, THEY WILL BE REPLACED PER THE CITY TREE REPLACEMENT CODE REQUIREMENTS., THE ONLY TREES WHICH ARE TO BE REMOVED ARE THOSE INDICATED WHICH ARE WITHIN THE DESIGNATED UMITS OF CLEARING. RECEIVED WT w 1 ri 1DD6 ` s11dJCtm LANDSCAPE AND TREE REPLACEMANT PLAN `"" Pile Name MUMS F7VE RIVERS DEVELOPMENT, INC. 27010 115th AYE. SE KENT, WA 98031 P'HOAE: (206) 941.42600 FiVE RIVERS PRLIMINARY PLAT 9 LOT SUBDIVISION 53rd AVE. S. & 5. 15816 ST. LANDSCAPE PLAN Data: 2 - 11 - 02 Seale: 1' w 30' Drama By: D.B.L Approved BT ReataedUO- 20-04, s -9 -05, 2 -15- OR 'EAGLE DESIGN 26007 NE 27th DR. REDMOND, WASHINGTON 98053 TEL. (425) 898 -8833 FAX (425) 888 -2184 Sheet L - 1 of 1