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2021-12-09 Hearing Examiner Packet
o Agenda - Edmonds Hearing Examiner REMOTE ZOOM MEETING VIRTUAL ONLINE MEETING EDMONDS CITY COUNCIL MEETINGS WEB PAGE, HTTP://EDMONDSWA.IQM2.COM/CITIZENS/DEFAULT.ASPX, EDMONDS, WA 98020 DECEMBER 9, 2021, 3:00 PM REMOTE MEETING INFORMATION Join the Zoom meeting at: <https://us06web.zoom.us/j/84274057639?pwd=ZFdpQzg4bOFEU U9ZcElybkd4bn F5UT09> You may also call in by dialing 253-215-8782 Meeting ID: 842 7405 7639. Passcode: 882737 CALL TO ORDER PUBLIC HEARING 1. Public Hearing for Bracket's Reserve Preliminary Conservation Subdivision Plat (PLN2021-0037) ADJOURNMENT Edmonds Hearing Examiner Agenda December 9, 2021 Page 1 2.1 Hearing Examiner Agenda Item Meeting Date: 12/9/2021 Public Hearing for Bracket's Reserve Preliminary Conservation Subdivision Plat (PLN2021-0037) Staff Lead: Mike Clugston Department: Planning Division Prepared By: Michael Clugston Background/History Pacific Ridge Homes is proposing to subdivide a 2.47-acre assemblage into 11 lots (9105, 9109, 9125 240th Street SW plus vacant parcel, ID 00463301200403). The site and surrounding area is zoned Single - Family Residential (RS-8). The application proposes to use the provisions of Conservation Subdivision Design, which allow for lot and site layout flexibility to retain significant trees on the property. Two open space tracts are proposed: one for retained trees, the other for stormwater detention. All lots will use a new plat road and cul-de-sac off 240t" Street SW and three existing houses and related improvements will be removed. Stormwater, utility and frontage improvements are required, and the Engineering Division has indicated that the new plat road will be dedicated to the City and that the project is feasible from an engineering perspective. Staff Recommendation The project meets the standards and criteria in the zoning ordinance and Chapter 20.75 of the Edmonds Community Development Code (Subdivisions) and therefore staff recommends approval of the plat with conditions. Narrative Please see the attached staff report and attachments. A virtual public hearing will be held by the Hearing Examiner on December 9, 2021 at 3 p.m. Join the Zoom meeting at: <https://us06web.zoom.us/i/84274057639?pwd=ZFdpQzg4bOFEUU9ZcElVbkd4bnF5UT09> Meeting ID: 842 7405 7639 Passcode: 882737 Dial by your location +1 253 215 8782 US Persons wishing to provide audience comments using a computer or smart phone are instructed to raise a virtual hand to be recognized. Persons wishing to provide audience comments by dial -up phone are instructed to press *9 to raise a hand. When prompted, press *6 to unmute. Packet Pg. 2 2.1 Attachments: PLN2021-0037 Staff report and attachments Packet Pg. 3 2.1.a `'?�. 1 Sys CITY OF EDMONDS 121 5ch Avenue North, Edmonds WA 98020 Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION PLANNING DIVISION REPORT & RECOMMENDATION TO THE HEARING EXAMINER Project: Bracket's Reserve Preliminary Conservation Subdivision File Number: PLN2021-0037 Date of Report: December 2, 2021 Mike Clugston, AICP, Senior Planner Meeting: A virtual public hearing will be held by the Hearing Examiner on December 9, 2021 at 3 p.m. Join the Zoom meeting at: https://us06web.zoom.us/i/84274057639?pwd=ZFdpQzg4bOFEUU9ZcElVbkd 4bnF5UT09 Meeting ID: 842 7405 7639 Passcode: 882737 Dial by your location +1 253 215 8782 US Persons wishing to provide audience comments using a computer or smart phone are instructed to raise a virtual hand to be recognized. Persons wishing to provide audience comments by dial -up phone are instructed to press *9 to raise a hand. When prompted, press *6 to unmute. I. SUMMARY Pacific Ridge Homes is proposing to subdivide a 2.47-acre assemblage into 11 lots (9105, 9109, 9125 240th Street SW plus vacant parcel, ID 00463301200403). The site and surrounding area is zoned Single -Family Residential (RS-8). The application proposes to use the provisions of Conservation Subdivision Design, which allow for lot and site layout flexibility to retain significant trees on the property. Two open space tracts are proposed: one for retained trees, the other for stormwater detention. All lots will use a Packet Pg. 4 2.1.a new plat road and cul-de-sac off 240th Street SW and three existing houses and related improvements will be removed. Stormwater, utility and frontage improvements are required, and the Engineering Division has indicated that the new plat road will be dedicated to the City and that the project is feasible from an engineering perspective. The project meets the standards and criteria in the zoning ordinance and ECDC 20.75 and therefore staff recommends approval of the plat with conditions. II. PROCESS Preliminary subdivisions of five or more lots are formal subdivisions which are Type III -A decisions pursuant to Edmonds Community Development Code (ECDC) 20.01.003. The Hearing Examiner makes the decision following a public hearing. If preliminary approval is granted, City staff must review and approve civil improvement plans. Once improvements are installed or bonded for, the final plat is reviewed and approved by staff prior to recording at the County Auditor. III. ATTACHMENTS 1. Land Use Application 2. Applicant Cover Letter 3. Title Report 4. Edmonds Utilities Consortium Form 5. Aerial Photo of Project Site 6. Letter of Complete Application, Corrections 7. Notice of Application 8. Public Comments on Notice of Application 9. Applicant Response to Corrections 10. Arborist Report 11. Preliminary Tree Plan 12. Preliminary Plat 13. Wetland Report 14. Geotech Report 15. Preliminary Stormwater Report 16. Preliminary Engineering Plans 17. Engineering Memo of Compliance and Technical Requirements 18. SEPA Checklist and Determination of Nonsignificance 19. Notice of SEPA Determination and Public Hearing IV. FINDINGS OF FACT, ANALYSIS, AND CONCLUSIONS A. Setting The project site is in a single-family neighborhood southeast of the Madrona School campus (Attachment 5). It is a little more than % mile west of Edmonds Way (SR- 104) on 240th Street, which dead -ends just west of the project site. Madrona and a large apartment complex to the southwest of the project site do not take access from 240th Street. Bracket's Reserve Preliminary Conservation Plat File No. PLN2021-0037 Page 2 of 18 Packet Pg. 5 2.1.a B. Public Notice and Comments This application was submitted on July 26, 2021 and determined to be complete on August 13, 2021. In accordance with ECDC 20.03, a "Notice of Application" was posted at the subject site, Public Safety Complex, Development Services Department, and Library on August 25, 2021 (Attachment 7). The notice was also published in the Herald Newspaper and mailed to property owners within 300 feet of the site using a mailing list provided by the applicant. Notice was also provided to the City of Shoreline since that jurisdiction is within one mile of the project site. Public Comments: Thirteen public comments were received in response to the Notice of Application. The comments touched on a variety of topics, including: traffic and parking, sidewalks, impacts during construction, stormwater, impacts to trees and wetlands, and a pedestrian path on the adjacent Madrona School site (Attachment 8). Staff Response: While there will be changes to the project site and frontage along the north side of 2401" Street if the project is approved and constructed, existing codes and standards have been adopted by the City to mitigate impacts and ensure the project is developed safely. For example, all stormwater generated by the improvements must be managed on the site in accordance with Chapter 18.30 ECDC. The plat road and frontage improvements including sidewalks on the north side of 2401" Street will be required consistent with Chapters 18.80 and 18.90 ECDC. Traffic and construction noise would be managed through approval and implementation of a traffic control plan during civil subdivision plan review and adherence to the noise standards in Chapter 5.30 of the Edmonds City Code (ECC). Traffic impact fees for the additional traffic created by the project are assessed with building permits for the individual houses according to Chapter 3.36 ECC. Regarding wetlands, there is a known wetland west of the project site on the Madrona School parcel that was mapped during the redevelopment of the school in 2017. The buffer around that wetland falls outside of the project site so no impacts to that wetland would be anticipated. Another wetland south of 240t" Street was identified during public comment. That wetland did not appear in City records and the project's wetland biologist was not able to fully map the wetland since it was on private property but estimated it to be a Category III with an associated 80-foot buffer (Attachment 13). The existing road improvements in the 240t" Street right-of- way create a barrier to the wetland, however, making it physically separated and functionally isolated from the project site so no impacts to that wetland would be expected either. Regarding trees, the existing parcels are heavily wooded so some tree removal would be needed to develop the project site. Ordinance 4227 (ECDC 23.10) requires retention of 30% of the significant trees on the site, replacement of significant healthy trees that must be removed to allow for construction of the plat improvements and houses, and payment of fees into a tree fund in certain situations. For this project, a large grove of trees is proposed to be retained along Bracket's Reserve Preliminary Conservation Plat File No. PLN2021-0037 Page 3 of 18 Packet Pg. 6 2.1.a the western boundary of the site adjacent to the Madrona School site (Attachment 11). That said, many trees are proposed to be removed so some mix of replanting and in -lieu fee payment will be required. Several commenters discussed an existing pedestrian trail on the Madrona School site that comes out at 240th Street near the southwest corner of the project site. The applicant confirmed that the path is fully on the Madrona site and will not be obstructed or removed by the proposed project — the frontage improvements at 2401h would allow direct access to the trail. This will be verified during review of the civil subdivision improvements if the preliminary plat is approved. A Notice of Public Hearing and SEPA Determination was published in the Everett Herald, posted at the subject site, Public Safety Complex, Development Services Department, and Library on November 17, 2021 (Attachment 19). The notice was also mailed to property owners within 300 feet of the site. Notice was also provided to the City of Shoreline since that jurisdiction is within one mile of the project site. No additional public comments were received at the time this report was finalized C. Environmental Assessment 1. Critical Area: During review and inspection of the subject site in October 2016 under File CRA2016-0117, it was found that there are steep slopes and a wetland on or adjacent to the subject property. Wetland and geotech reports were submitted with the project materials (Attachments 13 & 14). There is a wetland west of the project site on the Madrona School parcel that was mapped during the redevelopment of the school in 2017. The buffer around that wetland falls outside of the subdivision site so no impacts to that wetland would be anticipated. Another wetland south of 240' Street was identified during public comment. That wetland did not appear in City records and the project's wetland biologist was not able to fully map the wetland since it was on private property but estimated it to be a Category III with an associated 80-foot buffer. However, the existing road improvements in the 240th Street right-of- way create a barrier to the wetland making it physically separated and functionally isolated from the project site so no impacts to that wetland would occur as the result of the proposed subdivision. Regarding steep slopes, there is currently a small slope that would be considered a potential landslide hazard area along portions of the south property line. The majority of that area will be regraded for the plat road and frontage improvements along 240th Street and so no longer considered to be a potential landslide hazard area after development of the project. There are additional steep slopes along the western edge of the property but those will remain undisturbed since Tract 999 is to be set aside for tree retention. 2. Shoreline: The subject property is not located within shoreline jurisdiction. Bracket's Reserve Preliminary Conservation Plat File No. PLN2021-0037 Page 4 of 18 Packet Pg. 7 2.1.a 3. SEPA: Review under the State Environmental Policy Act (SEPA) is required for formal subdivisions. The applicant submitted a completed SEPA checklist and the City issued a Determination of Nonsignificance (DNS) for the proposed project on November 17, 2021 (Attachment 18). The DNS was posted, mailed to adjacent property owners and published in accordance with ECDC 20.03.004 (Attachment 19). A SEPA DNS indicates that while there may be some environmental impacts resulting from a project, those can be adequately mitigated by applying existing environmental regulations and best management practices for stormwater, traffic, critical areas, and the like. SEPA comments. No SEPA comments were received. SEPA appeals. No appeals of the SEPA determination were received at the time this report was issued. 4. Trees: Chapter 23.10 ECDC contains the adopted tree code that applies to this subdivision. An arborist report and tree retention and protection plan were submitted as required in ECDC 23.10.060 (Attachments 10 & 11). The applicant is choosing to use the phased review process for trees allowed in ECDC 23.10.060.6.3 so updated tree retention and protection plans will be required at each subsequent development phase, including civil improvement plan review and building permits. Retention ECDC 23.10.060.C.1 requires that new subdivisions retain at least 30% of all significant trees in the developable site. Significant trees are those at least 6 inches DBH (trunk diameter at 4.5 feet from the ground) and the developable site includes the gross site area of the lot minus any critical areas and buffers. As noted above, there are steep slope areas located on the site but no streams, wetlands, or their buffers. The number of trees located within these areas has been subtracted from the gross site area below. According to the arborist report and tree retention plan, there are 244 significant trees on the 107,474 sq. ft. developable site that are identified as viable and not hazardous and that fall into the Priority One and Two retention categories in ECDC 23.10.060.D. To meet the 30% tree retention requirement per ECDC 23.10.060.C, 74 viable trees were originally proposed to be retained along the west edge of the site within proposed Tract 999. Due to a stormwater vault revision, three additional trees are proposed to be removed at the southwest corner of the site, which results in falling below the 30% tree retention threshold. The tree retention deficiency can be resolved by considering opportunities to retain three existing viable trees elsewhere on the site, by planting new trees on site, and/or with payment of fees in lieu of planting per ECDC 23.10.060.F. Bracket's Reserve Preliminary Conservation Plat File No. PLN2021-0037 Page 5 of 18 Packet Pg. 8 2.1.a Replacement In addition to planting trees to meet the 30% tree retention requirements per ECDC 23.10.060.C(1), every significant tree in fair or better health that is removed must be replaced onsite in accordance with ECDC 23.10.080. Based on the number and size of significant trees less than 24 inches DBH in fair or better health proposed for removal, at least 328 replacement trees are required, consistent with ECDC 23.10.080.A. It is likely that some of these can be installed in the open space tracts and on the individual residential lots, but it is unlikely that all 328 can be replanted onsite. If that is the case, a payment of in -lieu fees would be required per ECDC 23.10.080.E. The applicant has assumed that the fee -in -lieu payment for replacement trees would exceed the maximum fee -in -lieu of $2.00 per square foot of lot area or $214,948 (107,474 sq. ft. * $2.00). That may end up being the case, however, but the applicant miscalculated the number of replacement trees that are required since replacements for trees with a DBH of 24" or larger were included. Trees with a DBH of 24" or larger that are removed are subject to a fee -in -lieu based on the assessed value of the tree according to ECDC 23.10.080.E.3, but not required to be replanted according to the replacement ratios in ECDC 23.10.080.A. The applicants calculated 403 replacement trees, where the code would require 328 replacement trees. Should the applicant find space to plant 115 trees or save more trees, thereby lowering the number replacement trees, the fee -in -lieu based on lot area may not be met. Given the phased review approach, the exact fee -in -lieu will be determined as the project progresses in subsequent phases of development. ROW and adjacent trees Three trees are located within the 2401" Street right-of-way by the south end of the project site. Those are proposed to be removed with construction of the plat road and improvements and do not have to be replaced. There are an additional 15 trees near the eastern property line of the project site on adjacent property that could be impacted by the grading associated with the proposed subdivision. For property line trees, the developer must obtain permission from the other landowner to remove the trees. For boundary trees, the developer is encouraged to notify the neighbors who are potentially affected by any work on the subdivision site. The owner of any property that includes trees identified for retention and/or protected by an easement or tract must, as a condition of permit issuance, record a notice on title pursuant to the requirements in ECDC 23.10.085. D. ECDC 20.75.080 General Findings A proposed subdivision may only be approved if all the general findings listed in ECDC 20.75.080 can be made for the proposal as approved or as conditionally approved. Bracket's Reserve Preliminary Conservation Plat File No. PLN2021-0037 Page 6 of 18 Packet Pg. 9 2.1.a Subdivision Ordinance. The proposal is consistent the purposes of this chapter (as listed in ECDC 20.75.020) and meets all requirements of this chapter. As conditioned, the proposed plat is consistent with ECDC 20.75.020 and all the requirements of Chapter 20.75 ECDC. The subdivision will not negatively impact public health, safety or general welfare, will not negatively impact congestion on streets and highways, will have adequate access to water, utilities, sewerage, storm drainage, and will provide proper ingress and egress as well as be uniformly monumented. Comprehensive Plan. The proposal is consistent with the provisions of the Edmonds Comprehensive Plan, or other adopted city policy, and is in the public interest. The subject site is located within the "Single Family Urban 1" designation of the Comprehensive Plan. The Comprehensive Plan has the following stated goals and policies for Residential Development that apply to this project: Residential Development A. Goal. High quality residential development which is appropriate to the diverse lifestyle of Edmonds residents should be maintained and promoted. The options available to the City to influence the quality of housing for all citizens should be approached realistically in balancing economic, social, aesthetic and environmental considerations. A.1. Encourage those building custom homes to design and construct homes with architectural lines which enable them to harmonize with the surroundings, adding to the community identity and desirability. A.3. Minimize encroachment on view of existing homes by new construction or additions to existing structures. A.5. Protect residential areas from incompatible land uses through the careful control of other types of development and expansion based upon the following principles: A.5.d. Private property must be protected from adverse environmental impacts of development including noise, drainage, traffic, slides, etc. A.6. Require that new residential development be compatible with the natural constraints of slopes, soils, geology, drainage, vegetation and habitat. Compliance with the Residential Development goals and policies: The subdivision will allow for the construction of 11 new homes. Traffic impact fees consistent with Chapter 3.36 ECDC will be collected with building permit to mitigate traffic impacts. By following existing adopted codes for stormwater management, critical areas, and the like, the proposal should not cause any Bracket's Reserve Preliminary Conservation Plat File No. PLN2021-0037 Page 7 of 18 Packet Pg. 10 2.1.a adverse impacts and appears to be consistent with the residential development goals and policies of the Comprehensive Plan. Vegetation and Wildlife A. Goal. The city should ensure that its woodlands, marshes and other areas containing natural vegetation are preserved, in accordance with the following policies: A.2. The removal of trees should be minimized particularly when they are located on steep slopes or hazardous soils. Subdivision layouts, buildings and roads should be designed so that existing trees are preserved. A.3. Trees that are diseased, damaged, or unstable should be removed. A.4. Grading should be restricted to building pads and roads only. Vegetation outside these areas should be preserved. Compliance with Vegetation and Wildlife goals and policies: The tree code in ECDC 23.10 requires retention of at least 30% of the healthy significant trees on the developable site. Using the flexibility provided in the Conservation Subdivision criteria in ECDC 20.75.048, lot and site layouts are proposed that will allow retention many trees in a grove on the west side of the project site. Replanting and fees in -lieu will also be required. Staff finds that the proposal is consistent with the Comprehensive Plan. 3. Zoning Ordinance. The proposal meets all requirements of the zoning ordinance, or a modification has been approved as provided for in this chapter. The subject property is in the RS-8 Single -Family Residential zone and is subject to the requirements of Chapter 16.20 ECDC. For this project, the applicant is proposing to use the Conservation Subdivision Design criteria in ECDC 20.75.048 to increase retention of significant trees or specimen trees and to protect natural resources through flexibility in lot dimensions and arrangement. According to ECDC 16.20.030, the development standards for a subdivision in the RS-8 zone are: Minimum Maximum Minimum Minimum Minimum Minimum Zone Lot Area Density' Lot Width Street Side Rear Maximum Maximum Height Coverage (Sq. Ft.) Setback Setback Setback RS-8 8,000 5.5 70' 25' 7.5' 15' 25' 35% Density means "dwelling units per acre" determined by dividing the total lot area by the density allowed by the underlying zoning; the number of lots or units permitted shall be rounded down to the nearest whole number. According to ECDC 20.75.048, the following development standards are subject to the flexibility allowed for conservation subdivisions: Bracket's Reserve Preliminary Conservation Plat File No. PLN2021-0037 Page 8 of 18 Packet Pg. 11 2.1.a 1. Setbacks. Street, side and rear setbacks may be reduced in all residential zones, provided, that: a. No street setback shall be less than 15 feet, b. No rear setback shall be less than 10 feet, c. No required side setback shall be less than five feet, and d. Street and rear setbacks in the RSW-12 zone shall not be reduced. 2. Lot Size and Width. Lots within a subdivision may be clustered in a way that allows dwelling units to be shifted to the most suitable locations potentially reducing individual lot sizes and widths, provided, that the overall density of the project complies with the density requirements of the zoning district in which it is located. 3. Coverage. Structural coverage may be increased on individual lots; provided, that, in total, coverage of the area within the subdivision does not exceed the lot coverage allowed for the zoning district in which it is located. 4. Access. Variations in parking lot design and/or access driveway requirements may be granted when the public works, fire and planning officials determine the variations to be consistent with the intent of city codes and standards. The following analysis examines how this proposal complies with the RS-8 zone and Conservation Design standards. Density: For this project, the total project area is 107,474 sq. ft. While not shown as a separate tract, the area included for Road A calculates at 18,284 sq. ft. After subtracting the 18,284 sq. ft. for Road A, 89,190 sq. ft. of area is available for lot creation. A total of 11 lots could potentially be developed in that area (2.04 acres « 5.5 dwelling units per acre) and 11 lots are proposed. Minimum Lot Area: The RS-8 zone typically requires a minimum net lot area of 8,000 square feet per lot. However, a conservation plat can alter lot sizes so long as the overall density of the projects meets the RS-8 standard. As noted above, the proposed density is consistent with RS-8 standard so lot area can be altered from the standard 8,000 sq. ft. The proposed lot areas are: Proposed Gross sq. ft. Proposed Net sq. ft.* Lot 1 5,514 5,514 Lot 2 4,800 4,800 Lot 3 4,600 4,600 Bracket's Reserve Preliminary Conservation Plat File No. PLN2021-0037 Page 9 of 18 Packet Pg. 12 2.1.a Lot 4 5,000 5,000 Lot 5 5,000 5,000 Lot 6 5,003 5,003 Lot 7 4,537 4,537 Lot 8 4,600 4,600 Lot 9 5,000 5,000 Lot 10 5,000 5,000 Lot 11 5,000 5,000 *Net lot area excludes the area of any vehicular ingress/egress easements Lot Width: Pursuant to ECDC 21.55.050, lot width is the minimum diameter of a lot width circle that must fit within a lot (70 feet in RS-8). A conservation plat can alter lot widths, and, in this case, they range from 46 feet to 56 feet. Setbacks: Conservation subdivision setbacks are proposed for this project rather than standard RS-8 setbacks: Conservation Subdivision Setbacks Allowed Conservation Subdivision Setbacks Proposed Lot 1(corner lot) Street (west/south)—15'/15' Street (west/south)—15'/15' Side (east/north) — 5'/5' Side (east/north)—10'/5' Lots 2 -11 (standard lots) Street (north) —15' Street (north) —15' Side (east/west) — 5' Side (east/west) — 5' Rear (south) —10' Rear (south) —10' Retaining walls, rockeries and similar improvements of a minor character may be no taller than 3' above original grade when located within a required setback area. Residential fences may be up to 6', consistent with ECDC 17.30. Lot Coverage: The RS-8 zone establishes a maximum structural lot coverage of 35% on each lot. "Coverage means the total ground coverage of all buildings or structures on a site measured from the outside of external walls or supporting members or from a point two and one-half feet in from the outside edge of a cantilevered roof, whichever covers the greatest area." However, a conservation plat can increase coverage on individual lots if the total coverage within the subdivision meets the 35% standard across all lots. For this project, 89,190 sq. ft. of lot area remains for development after subtracting out the area for Road A (18,284 sq. ft.). As a result, 31,217 sq. ft. of coverage would be allowed across the 11 proposed lots (89,190 sq. ft. * 0.35). Bracket's Reserve Preliminary Conservation Plat File No. PLN2021-0037 Page 10 of 18 Packet Pg. 13 2.1.a Access and Parking: The conservation subdivision standards allow for variation in parking lot design and driveway access requirements. No changes are proposed with this project; each lot will be able to provide at least two off-street parking stalls. According to ECDC 17.60.040.D.1, the improved surface in the front yard may not exceed 50 percent of the required front yard area and the driveway for a two -car garage may not be wider than 24 feet and for a three -car garage may not be wider than 30 feet, unless otherwise approved by the city engineer for public safety purposes. Staff finds that, as conditioned, the proposal is consistent with the zoning requirements for the RS-8 zone as contained in Chapter 16.20 ECDC and the Conservation Design flexibility in ECDC 20.75.048. Compliance with all zoning requirements for all new structures will be reviewed with future building permit applications. 4. Flood Plain Management. The proposal meets all requirements of the Edmonds Community Development code relating to flood plain management. The proposed project is not located within a designated flood plain management area. E. ECDC 20.75.085 — Review Criteria. In addition to staff from the Planning Division, staff from South Snohomish County Fire and Rescue, and the City's Public Works, Building and Engineering Divisions reviewed the proposal. The following criteria are used to review proposed subdivisions: 1. Environmental. a. Where environmental resources exist, such as trees, streams, ravines or wildlife habitats, the proposal shall be designed to minimize significant adverse impacts to the resources. Permanent restrictions may be imposed on the proposal to avoid impact. There are no streams, wetlands, or their buffers on the site. There are some steeper slopes along the west side of the site that will be preserved due to tree retention in proposed Tract 999. Trees are being retained consistent with ECDC 23.10 using the conservation design process. A notice to title for tree retention will be required for the plat or individual building lots, as necessary. Staff finds that the proposed subdivision is consistent with this criterion. b. The proposal shall be designed to minimize grading by using shared driveways and by relating street, house site and lot placement to the existing topography. The project site has varied topography; it is fairly level in the middle of site but slopes down toward the edges. To meet engineering and fire standards for right-of-way width and road grade, excavation for the plat road and cul- Bracket's Reserve Preliminary Conservation Plat File No. PLN2021-0037 Page 11 of 18 Packet Pg. 14 2.1.a de -sac together with the building sites would lead to approximately 24,000 cubic yards of cut and 2,000 cubic yards of fill. Staff finds that the proposed subdivision is consistent with this criterion. c. Where conditions exist which could be hazardous to the future residents of the land to be divided, or to nearby residents or property, such as flood plains, steep slopes or unstable soil or geologic conditions, a subdivision of the hazardous land shall be denied unless the condition can be permanently corrected, consistent with paragraphs A(1) and (2) of this section. No known hazardous conditions exist at the site. While there are small steep slopes around the property, the geotechnical report (Attachment 14) indicates that the project can be constructed safely, consistent with standard engineering practices and the requirements for geological hazards in Chapter 23.80 ECDC. Staff finds that the proposed subdivision is consistent with this criterion. d. The proposal shall be designed to minimize off -site impacts on drainage, views and so forth. The proposed development must be designed to meet current code and minimize stormwater impacts. Stormwater runoff from all new hard surfaces must be mitigated as required by Chapter 18.30 ECDC and the Engineering Requirements in Attachment 17. The maximum height for new houses in the RS-8 zone is 25 feet from average original grade, which serves to minimize any negative impact to existing territorial views in the vicinity. Beside the height limits, City codes do not contain specific regulations regarding private view protection in single-family zones. Staff finds that the proposed subdivision is consistent with this criterion. 2. Lot and Street Layout. a. Lots shall be designed to contain a usable building area. If the building area would be difficult to develop, the lot shall be redesigned or eliminated, unless special conditions can be imposed on the approval which will ensure that the lot is developed properly. Each of the proposed lots has been designed to accommodate a dwelling unit. Staff finds that the proposed subdivision is consistent with this criterion. b. Lots shall not front on highways, arterials or collector streets unless there is no other feasible access. Special access provisions, such as shared driveways, turnarounds or frontage streets may be required to minimize traffic hazards The project site fronts 2401" Street. Each of the proposed lots will take access from the proposed plat road (Road A), which connects to 240t" at the south edge of the project site. Bracket's Reserve Preliminary Conservation Plat File No. PLN2021-0037 Page 12 of 18 Packet Pg. 15 2.1.a Staff finds that the proposed subdivision is consistent with this criterion. c. Each lot shall meet the applicable dimensional requirements of the zoning ordinance. The project site is located within the RS-8 zone. The project is using the lot and layout flexibility available for conservation subdivision projects in ECDC 20.75.048 (see Section IV.D.3). Staff finds that the proposed subdivision is consistent with this criterion. d. Pedestrian walks or bicycle paths shall be provided to serve schools, parks, public facilities, shorelines and streams where street access is not adequate Citywide efforts to provide safe transportation include enforcement of traffic regulations, provision of crosswalk and sidewalks for pedestrians, and provision of well -designed streets for safe driving. Safety also involves ongoing coordination with emergency service providers to ensure access for their emergency equipment. Recommendations to address safety issues are based on assessment of historical collision data, focused sub -area or corridor safety studies, or on citizen feedback. The City of Edmonds applies a Walkway Prioritization Process provided in the Transportation Element of the Comprehensive Plan in assessing where sidewalks should be required or upgraded. Criteria have been developed to evaluate and prioritize walkway improvement projects. These criteria (which include distance from schools) are used to prioritize improvements to walkway sections that are identified based on input from public meetings, Walkway Committee meetings, and deficiencies determined from a review of the existing city walkway inventory. The criteria are weighted according to their importance. A system of points evaluate each proposed project against each criterion. The result is a weighted average score that helps to compare and prioritize proposed projects. The City's policy is to consider these criteria in conjunction with City code and the Sidewalk Comprehensive Plan Map in determining sidewalk requirements for subdivisions. 240t" Street is a dead-end local street in the RS-8 zone. Per ECDC 18.90, sidewalks are required along the frontage at 240t" and are shown on the preliminary development plans (Attachment 16). Staff finds that the proposed subdivision is consistent with this criterion. 3. Dedications The city council may require dedication of land in the proposed subdivision for public use. b. Only the city council may approve a dedication of park land to satisfy the requirements of ECDC 20.75.090. The council may request a review and written recommendation from the planning advisory board. Bracket's Reserve Preliminary Conservation Plat File No. PLN2021-0037 Page 13 of 18 Packet Pg. 16 2.1.a c. Any approval of a subdivision shall be conditioned on appropriate dedication of land for streets, including those on the official street map and the preliminary subdivision. According to the Engineering Division requirements (Attachment 17), the proposed plat road (Road A) must be dedicated to the City; no other dedication is required. See Section II.F below regarding the dedication of park land. 4. Improvements. a. Improvements which may be required, but are not limited to, streets, curbs, pedestrian walks and bicycle paths, sidewalks, street landscaping, water lines, sewage systems, drainage systems and underground utilities. b. The person or body approving a subdivision shall determine the improvements necessary to meet the purposes and requirements of this chapter, and the requirements of: i. ECDC Title 18, Public Works Requirements, ii. Chapter 19.75, Fire Code, as to fire hydrants, water supply and access This determination shall be based on the recommendations of the community development director, the public works director, and the fire chief. This project was reviewed by South County Fire and the Public Works Department - Engineering Division. The Engineering Division indicated the project is feasible from an engineering perspective. Specific civil designs, including final utility system design and location, as well as compliance with Title 18 Edmonds Community Development Code, will be reviewed during the civil subdivision improvement plan phase of this project. Fire provided comments on the initial submittal (Attachment 6), which were addressed in the revised preliminary engineering plans (Attachment 16). With the conditions of approval included in the Engineering Requirements for both Fire and Engineering (Attachment 17), staff finds that the proposed subdivision is consistent with this criterion. c. The use of septic systems maybe approved if all of the following conditions are met: i. It is more than 200 feet, multiplied by the number of lots in the proposed subdivision, from the nearest public sewer main to the nearest boundary of the land to be divided. ii. The land to be divided is zoned RS-20. iii. The public works director and city health officer determine that soil, drainage and slope conditions are satisfactory for septic use and that all requirements of WAC 248-96-090 are met. Bracket's Reserve Preliminary Conservation Plat File No. PLN2021-0037 Page 14 of 18 Packet Pg. 17 2.1.a There are no septic systems included as part of the proposed project. The Olympic View Water and Sewer District (OVWSD) is the water and sewer supplier for the project site. OVWSD will be involved in the civil subdivision plan review process and must approve the water and sewer improvements. 5. Flood Plain Management. All subdivisions shall comply with the criteria set forth in the Edmonds community Development code for flood plain management. The subject property is not located within a Flood Plain Management area. F. ECDC 20.75.090 — Park Land Dedication. According to ECDC 20.75.090, before or concurrent with the approval of the final plat of any subdivision, the subdivider shall dedicate land, pay a fee in -lieu of dedication, or do a combination of both, for park and recreational purposes. With the adoption of Ordinance 3934 in 2013, park impacts are now addressed through the assessment of park impact fees in accordance with Chapter 3.36 Edmonds City Code (ECC). No park dedication or fees are required with the subdivision. Park impact fees will be assessed with issuance of the building permits on the new lots consistent with Chapter 3.36 ECC. V. STAFF RECOMMENDATION Based upon the Findings of Fact, Conclusions, and Attachments to this report, staff recommends the Hearing Examiner APPROVE the Bracket's Reserve Preliminary Conservation Subdivision in file PLN2021-0037 subject to the following conditions: 1. Prior to recording, the applicant must complete the following requirements: a. Civil plans must be approved prior to recording. In completing the civil plans, the following must be addressed: Complete the Engineering Division conditions listed "Required as a Condition of Subdivision" on Attachment 17. ii. Show the pedestrian path on the Madrona School site and its connection to the subdivision improvements. iii. Provide an updated tree retention and protection plan consistent with ECDC 23.10.060.B.2. Any tree cutting that is not a hazardous situation and/or not necessary as part of the subdivision improvements will be reviewed at the time of building permit application. iv. Provide written permission from any property line tree owners if a property line tree is to be removed. V. The applicant is encouraged to notify adjacent property owners whose trees may be impacted by the proposal. vi. Implement tree protection measures required in ECDC 23.10.070. vii. Provide a cost estimate to be used to determine the performance tree bond required in ECDC 23.10.090. viii. Provide an appraised value for each removed significant tree greater than 24 inches DBH. Bracket's Reserve Preliminary Conservation Plat File No. PLN2021-0037 Page 15 of 18 Packet Pg. 18 2.1.a ix. Revise the Tract 999 open space to exclude the road cul-de-sac, retaining wall, sidewalks, and related improvements. X. Describe provisions for maintenance within Tract 999. xi. Provide an updated geotechnical report for the civil improvements consistent with ECDC 23.80.050 which addresses the standards in ECDC 23.80.060 and .070. b. Make the following revisions to the subdivision: Ensure that all existing easements are indicated. ii. Indicate the locations of all new easements and provide easement descriptions and maintenance provisions for all new easements. iii. Include the addresses for each of the lots on the final subdivision (new addresses will be assigned following preliminary approval and provided prior to submitting for final review). iv. Add to the face of the subdivision: "Conditions of approval must be met and can be found in the approval for the formal conservation subdivision located in File No. PLN2021-0037 in the City of Edmonds Planning Division." V. In addition to lot gross and net lot areas, show the zoning setbacks applied to the lots and lot coverage amounts as determined through the conservation subdivision process. vi. Include on the subdivision all required information, including owner's certification, hold harmless agreement, and Development Services and Public Works director's approval blocks. vii. Make sure all documents to be recorded meet the Snohomish County Auditor's requirements for recording. c. Submit an updated copy of the title report (subdivision certificate) with the documents proposed to be recorded. The title report must be prepared within 30 days of submittal for final review. d. Submit two copies of the documents to be recorded for the Planning Division and Engineering Division's approval. Once approved, the documents will be recorded by the City Clerk at the Snohomish County Auditor's office. e. Record a protected tree notice on title for Tract 999 as required by ECDC 23.10.085. 2. After recording the subdivision and in conjunction with future building permit applications, the applicant must complete the following: a. Complete the Engineering Division conditions listed "Required as a Condition of Building Permit" in Attachment 17. b. Submit an updated tree retention and protection plan with the building permit application for each lot, as needed. c. A notice to title for tree retention must be recorded for each lot prior to certificate of occupancy, as needed. Bracket's Reserve Preliminary Conservation Plat File No. PLN2021-0037 Page 16 of 18 Packet Pg. 19 2.1.a VI. RECONSIDERATION According to ECDC 20.06.140, a party of record may submit a request to reconsider a Type III -A decision to the Development Services Director within 10 calendar days after the date of issuance of the decision. The request must be made in writing and include all required information stated in ECDC 20.06.140(D) as well as the applicable fee. VII. APPEAL Type III -A decisions are not administratively appealable. The Hearing Examiner's final decision on the application may be appealed by commencing a land use petition in Snohomish County superior court consistent with Chapter 36.70C RCW. [ECDC 20.06.150] VIII. LAPSE OF APPROVAL Approval of a preliminary plat shall expire and have no further validity at the end of the time period established under RCW 58.17.140, unless the applicant has acquired final plat approval prior to the expiration date established under RCW 58.17.140. The time period for subdivisions shall commence upon the date of preliminary plat approval by the issuance of a written decision by the Edmonds hearing examiner. In the event that the decision of the hearing examiner is appealed to Snohomish County superior court, the time period shall commence upon the date of final confirmation of the preliminary plat decision by the judiciary. [ECDC 20.75.100.A] IX. NOTICE TO COUNTY ASSESSOR The property owner may, as a result of the decision rendered by the Hearing Examiner, request a change in the valuation of the property by the Snohomish County Assessor's Office. X. PARTIES OF RECORD City of Edmonds 121— 51" Ave. N Edmonds, WA 98020 Applicant Persons who submitted written comments Chris Fitting cjfitting@yahoo.com John Mirante at Pacific Ridge Homes Karen Saddler saddlerk@coiseattle.com Bracket's Reserve Preliminary Conservation Plat File No. PLN2021-0037 Page 17 of 18 Packet Pg. 20 2.1.a Matt George matt.george.phd@gmail.com Sarabeth Jaffe sarabethjaffe@hotmail.com Killy Keefe wheekawheek@gmail.com Sean Kipp spkipp101@gmail.com Stephen Kuehne skeyknee@yahoo.com Marilyn Overton marilyngoverton@gmail.com INTERESTED PARTIES Charlie Kemph 23824 9011 PI W Edmonds, WA 98026 Robert Petersen dougp937@gmail.com Jean Salls jean_salls2000@yahoo.com Mary Schweikl petsflowers@yahoo.com Shannon Trivett shannon.l.trivet@gmail.com Kristine Wear wkristine07@aol.com Maria Wissler wmcarmelina@gmail.com Bracket's Reserve Preliminary Conservation Plat File No. PLN2021-0037 Page 18 of 18 Packet Pg. 21 2.1.a CITY OF EDMONDS nnyst,ilaingPermit.com Land Use Application #992592 - Brackets Reserve Applicant First Name Last Name Company Name John Mirante Pacific Ridqe DRH LLC Number Street Apartment or Suite Number E-mail Address 17921 Bothell- Everett Hiqhwav Suite 100 JVMirante(�D_drhorton.com City State Zip Phone Number Extension Bothell WA 98012 4259391186 Contractor Company Name Number Street Apartment or Suite Number City State Zip Phone Number Extension State License Number License Expiration Date UBI # E-mail Address Project Location Number Street Floor Number Suite or Room Number 9105 240TH ST SW City Zip Code County Parcel Number EDMONDS 98026 00463301300303 Associated Building Permit Number Tenant Name Additional Information (i.e. equipment location or special instructions). Work Location Property Owner First Name Last Name or Company Name Helen E Ttee Wilkins Number Street Apartment or Suite Number 9029 240TH ST S W City State Zip EDMONDS WA 98020 Certification Statement - The applicant states: I certify that I am the owner of this property or the owner's authorized agent. If acting as an authorized agent, I further certify that I have full power and authority to file this application and to perform, on behalf of the owner, all acts required to enable the jurisdiction to process and review such application. I have furnished true and correct information. I will comply with all provisions of law and ordinance governing this type of application. If the scope of work requires a licensed contractor to perform the work, the information will be provided prior to permit issuance. Date Submitted: 7/16/2021 Submitted By: John Mirante Atta PLN2 Packet Pg. 22 Page 1 of 2 2.1.a CITY OF EDMONDS MyBuildingPerrnit.com Land Use Application #992592 - Brackets Reserve Project Contact Company Name: Pacific Ridge DRH LLC Name: John Mirante Email: JVMirante@drhorton.com Address: 17921 Bothell- Everett Highway Phone #: 4259391186 Suite 100 Bothell WA 98012 Project Type Activity Type New New Development Activity Project Name: Brackets Reserve Description of Work: 11-Lot Subdivision Project Details Development Type Land Use Additional Parcels: 00463301300301,00463301300400,00463301200403 Scope of Work Project Approval Page 2 of 2 Atta PLN2 Packet Pg. 23 2.1.a MyBui ldi ngPe rm i t. ce m Jurisdiction: Edmonds Project Name: Brackets Reserve Application ID: 992592 Supplemental Name: Land Use Application If this is a new parcel or lot that does not yet have an address or a County tax account number, please describe the property and its location (otherwise, you may skip this question): Please describe the project and/or proposed use(s) you are seeking approval for with this application (you can upload a more detaile file/letter later in the application, as necessary): R 11-Lot Subdivision d 2 Check the boxes indicating all of the related approvals you are seeking for this project (including this application). NOTE THAT A SEPARATE APPLICATION I: REQUIRED FOR EACH APPROVAL. M a Formal Subdivision a Supplemental Name: Applicant Certification - Planning c The applicant, and his/her/its heirs, and assigns, in consideration on the processing of the application agrees to release, indemnify 'E defend and hold the City of Edmonds harmless from any and all damages, including reasonable attorney's fees, arising from any action or infraction based in whole or part upon false, misleading, inaccurate or incomplete information furnished by the applicant, a his/her/its agents or employees. The property affected by the application is in the exclusive ownership of the applicant or that the d application has been submitted with the consent of all owners of the affected property. w I certify, under the penalty of perjury under the laws of the State of Washington, that the information and exhibits herewith submitte tY are true and correct to the best of my knowledge and that I am authorized to file this application on behalf of the owner of the subje M property. a) 1 do so certify. m Atta PLN2 Packet Pg. 24 PACIFIC RIDGE HOME t D it HwiLon G&wp ny City of Edmonds June 11, 2021 121 5th Ave N Edmonds, WA 98020 RE: Brackets Reserve, 11-Lot Plat 9105/9109/9125 240th Street, SW. Edmonds, WA 98026 Project Summary Narrative To Whom It May Concern: This narrative, accompanying preliminary plat application, are being submitted to you to address how our proposed plat meets the criteria of the Edmonds Community Development Code and Comprehensive Plan. The current owner of this property is Unique Heirloom Art Revocable Trust and the contract to purchase owner is Pacific Ridge Homes. The site addresses are 9105/9109/9125 240th Street SW. Edmonds, WA 98026. The project consists of four tax parcels: 00463301300301, 00463301300303, 00463301300400, and 00463301200403 with a total area of 107,474 square feet (2.47 acres). The current zoning of the property is RS-8, and no rezone is proposed. The proposal is to subdivide the subject site into 11-lots constructed all in one phase. The project will create a large (about 28.3% of the site) open space tract 999 to retain existing tree on site. With the large tree retention open space tract, the project will utilize code provisions allowed in ECDC 20.72.048 Conservation Subdivision Design Flexibility. The flexibility design provisions will allow for reduced lot sizes, lot widths and setback in accordance with City code. See the below table and preliminary plat map for a detail of the proposed plat design. Brackets Reserve Conservation Subdivision Design: Gross Site Area: 107,474 sf Lot Area + Tracts 998 & 999: 89,190 sf Average Lot Size (89,190 sf / 11 lots): 8,108 sf Smallest Net Lot Size (Lot 8): 4,600 sf Setback Requirements (per ECDC 20.75.048(B)(1)): Street Setback Minimum = 15 feet Rear Setback Minimum = 10 feet Side Setback Minimum = 5 feet Maximum Lot Coverage Allowed = 31,217 sf (35% Of 89,190 Sf) (per ECDC 20.75.048(B)(3)) Thank you for reviewing this project and please let me know if you have any questions or comments. Sincerely, ?� 7�1�� John Mirante Entitlement Manager of Land Development Pacific Ridge Homes 17921 Bothell -Everett Hwy., Suite 100 Bothell, WA 98012 (425) 939-1186 Atta PLN2 Packet Pg. 25 SUBDIVISION 2.1.a Guarantee/Certificate Number: Issued By: CHICAGO TITLE INSURANCE COMPANY 500111460c CHICAGO TITLE INSURANCE COMPANY a corporation, herein called the Company GUARANTEES Unique Heirloom Art Revocable Trust herein called the Assured, against actual loss not exceeding the liability amount stated in Schedule A which the Assured shall sustain by reason of any incorrectness in the assurances set forth in Schedule A. LIABILITY EXCLUSIONS AND LIMITATIONS 1. No guarantee is given nor liability assumed with respect to the identity of any party named or referred to in Schedule A or with respect to the validity, legal effect or priority of any matter shown therein. 2. The Company's liability hereunder shall be limited to the amount of actual loss sustained by the Assured because of reliance upon the assurance herein set forth, but in no event shall the Company's liability exceed the liability amount set forth in Schedule A. Please note carefully the liability exclusions and limitations and the specific assurances afforded by this guarantee. If you wish additional liability, or assurances other than as contained herein, please contact the Company for further information as to the availability and cost. Chicago Title Company of Washington 3002 Colby Ave., Suite 200 Everett, WA 98201 Countersigned By: Eamonn Doherty Authorized Officer or Agent Chicago Title Insurance Company By: Randy Quirk, President n Attest: Marjorie Nemzura, Secretary Subdivision Guarantee/Certificate Printed: 06.09.21 @ 08:08 AM Page 1 WA-CT-FNRV-02150.624691-SPS-1-21-500111460c Atta PLN2 Packet Pg. 26 CHICAGO TITLE INSURANCE COMPANY 2.1.a GUARANTEE/CERTIFICATE NO. 500111460c ISSUING OFFICE: Title Officer: Builder Unit Chicago Title Company of Washington 3002 Colby Ave., Suite 200 Everett, WA 98201 Fax: (866)827-8844 Main Phone: (425)259-8223 Email: evebuilder@ctt.com SCHEDULE A Liability Premium Tax $0.00 $0.00 $0.00 Effective Date: June 3, 2021 at 08:00 AM The assurances referred to on the face page are: That, according to those public records which, under the recording laws, impart constructive notice of matter relative to the following described property: SEE EXHIBIT "A" ATTACHED HERETO AND MADE A PART HEREOF Title to said real property is vested in: Helen E. Wilkins, as Trustee of the Unique Heirloom Art Revocable Trust Agreement, dated January 3, 2018 subject to the matters shown below under Exceptions, which Exceptions are not necessarily shown in the order of their priority. END OF SCHEDULE A Subdivision Guarantee/Certificate Printed: 06.09.21 @ 08:08 AM Page 2 WA-CT-FNRV-02150.624691-SPS-1-21-500111460c Atta PLN2 Packet Pg. 27 2.1.a EXHIBIT "A" Legal Description For APN/Parcel ID(s): 004633-012-004-03, 004633-013-003-01, 004633-013-003-03 and 004633-013-004-00 Parcel A: The South 100 feet of Lots 4 and 5, Block 12, Hanbury's Sound View Tracts, according to the Plat thereof recorded in Volume 7 of Plats, Page 20 records of Snohomish County. Together with that portion of vacated West Boulevard Lying adjacent to said South 100 feet of Lot 5, Block 12 as conveyed by that deed under Auditors File No. 9008170139 records of Snohomish County. Situate in the County of Snohomish, State of Washington Parcel B: Lots 3, 4 and 5, Block 13, Hanbury's Sound View Tracts, according to the Plat thereof recorded in Volume 7 of Plats, Page 20 records of Snohomish County. Together with that portion of vacated West Boulevard Lying adjacent to said North 100 feet of Lot 5, Block 13 as conveyed by that deed under Auditors File No. 9008170139 records of Snohomish County. Also Together with that portion of vacated West Boulevard as would attach by operation of law Except any portion Lying adjacent to the North 100 feet of said Lot 5, Block 13. Except therefrom the East 25 feet of said Lot 3. Situate in the County of Snohomish, State of Washington Subdivision Guarantee/Certificate Printed: 06.09.21 @ 08:08 AM Page 3 WA-CT-FNRV-02150.624691-SPS-1-21-500111460c Atta PLN2 Packet Pg. 28 CHICAGO TITLE INSURANCE COMPANY 2.1.a GUARANTEE/CERTIFICATE NO. 500111460c SCHEDULE B GENERAL EXCEPTIONS A. Rights or claims of parties in possession, or claiming possession, not shown by the Public Records. B. Any encroachment, encumbrance, violation, variation, or adverse circumstance affecting the Title that would be disclosed by an accurate and complete land survey of the Land. C. Easements, prescriptive rights, rights -of -way, liens or encumbrances, or claims thereof, not shown by the Public Records. D. Any lien, or right to a lien, for contributions to employee benefit funds, or for state workers' compensation, or for services, labor, or material heretofore or hereafter furnished, all as imposed by law, and not shown by the Public Records. E. Taxes or special assessments which are not yet payable or which are not shown as existing liens by the Public Records. F. Any lien for service, installation, connection, maintenance, tap, capacity, or construction or similar charges for sewer, water, electricity, natural gas or other utilities, or for garbage collection and disposal not shown by the Public Records. G. Unpatented mining claims, and all rights relating thereto. H. Reservations and exceptions in United States Patents or in Acts authorizing the issuance thereof. I. Indian tribal codes or regulations, Indian treaty or aboriginal rights, including easements or equitable servitudes J. Water rights, claims or title to water. Subdivision Guarantee/Certificate Printed: 06.09.21 @ 08:09 AM Page 4 WA-CT-FNRV-02150.624691-SPS-1-21-500111460c Atta PLN2 Packet Pg. 29 CHICAGO TITLE INSURANCE COMPANY 2.1.a GUARANTEE/CERTIFICATE NO. 500111460c 4 SCHEDULE B (continued) SPECIAL EXCEPTIONS No search has been made as to property taxes and assessments. Property taxes and assessments will be searched upon request. Terms and conditions of that Quiet Title Action and the terms and conditions thereof: Filing Date: August 10, 1990 Cause No.: 90-9-03895-9 in Snohomish Superior Court Any irregularities, reservations, easements or other matters in the proceedings occasioning the abandonment or vacation of the street/road shown below: Name: West Boulevard A deed of trust to secure an indebtedness in the amount shown below, Amount: $205,000.00 Dated: October 16, 2009 Trustor/Grantor: Helen E. Wilkins Trustee: Stewart Title Beneficiary: JP Morgan Chase Recording Date: November 2, 2009 Recording No.: 200911020047 Affects: A portion of said premises Purported Subordination Agreement and the terms and conditions thereof: Senior Lien Recording Date Recording No.: Undisclosed January 8, 2019 201901080006 A deed of trust to secure an indebtedness in the amount shown below, Amount: $400,000.00 Trustor/Grantor: Helen E. Wilkins, as Trustee of the Unique Heirloom Art Revocable Trust Agreement, dated January 3, 2018 Trustee: Chicago Title Company Beneficiary: KeyBank National Association Recording Date: July 3, 2020 Recording No.: 202007300370 Affects: A portion of said premises Subdivision Guarantee/Certificate Printed: 06.09.21 @ 08:09 AM Page 5 WA-CT-FNRV-02150.624691-SPS-1-21-500111460c Atta PLN2 Packet Pg. 30 CHICAGO TITLE INSURANCE COMPANY 2.1.a GUARANTEE/CERTIFICATE NO. 500111460c SCHEDULE B (continued) A deed of trust to secure an indebtedness in the amount shown below, Amount: $180,000.00 Dated: December 30, 2020 Trustor/Grantor: Helen E. Wilkins, as Trustee of the Unique Heirloom Art Revocable Trust Agreement, dated January 3, 2018 Trustee: Chicago Title Insurance Company Beneficiary: Pacific Ridge-DRH, LLC, a Delaware limited liability company Recording Date: January 12, 2021 Recording No.: 202101120968 The Company's liability for this report is limited to $1,000.00. 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 the 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 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 matter shown, or an opinion as to the marketability of title to the subject premises. END OF SCHEDULE B Subdivision Guarantee/Certificate Printed: 06.09.21 @ 08:09 AM Page 6 WA-CT-FNRV-02150.624691-SPS-1-21-500111460c Atta PLN2 Packet Pg. 31 2.1.a This map/plat is being furnished as an aid in locating the herein described Land in relation to adjoining streets, natural boundaries and other land, and is not a survey of the land depicted. Except to the extent a policy of title insurance is expressly modified by endorsement, if any, the Company does not insure dimensions, distances, location of easements, acreage or other matters shown thereon. Attar" PLN2 Packet Pg. 32 It . 1 2.1.a lllll I�III IIIII lllll lil�l II1I1 Illll IIIII 11 Ml 111114 II I Return to I II1II1 LINCOLN MILLER PLLC 3 MS VIN"'IN9 PO Box 2172 23am WSHORNGTON 0 POULSBO WA 98370 SNOHON H COUNTY, 0 a u� r� � c STATUTORY WARRANTY DEED Grantor Helen E Wilkins Grantees Helen E Wilkins, Trustee of the Unique Heirloom Art Revocable Trust , Agreement, dated January 3, 2018 ' Legal Description HANBURYS SOUND VIEW TRS BLK 013 D-01, HANBURYS SOUND VIEW TRS BLK 012 D-03) 1, V-f dq• 5 o z gt F Assessor's Tax Parcel No 00463301300400, 00463301300301, 00463301300303, and 00463301200403 The Grantor, Helen E Wilkins, for and in consideration of a transfer to a revocable living trust, resulting m a mere change in identity, in hand paid, conveys and warrants to Helen E Wilkins, as Trustee of the Unique Heirloom Art Revocable Trust Agreement, dated January 3, 2018, the following -described real estate, situated in the County of Snohomish, State of Washington ATTACHED HERETO AS EXHIBIT A WITNESS my hand this 3 day of January, 2018 Helen E Wilkins STATE OF WASHINGTON ) } ss COUNTY OF KITSAP } This is to certify that before me, the undersigned, a Notary Public in and for said County and State, personally appeared Helen E Wilkins, personally known to me or proved to me on the basis of satisfactory evidence to be the person whose name is subscribed to the within instrument and acknowledged to me that he executed the same as his free and voluntary act and deed, for the uses and purposes therein mentioned. GIVEN under my hand and official seal this :7 day of January, 2018 LINCOLN .1 MILLER NOTARY PUBLIC STATE OF WASHINGTON NOTARY PU1YL1C in an or the tate of COMMISSION EXPIRES Washington, residing at SEPTEMBER 24, 2a20 ,v�.a..a.a,.�.,..a.� My commission expires 2�l Order: QuickView_ Page 1 of 3 Requested By: , Print Packet Pg. 33 Doc: 2018-201801240037 201801240037.002 2.1.a EXHIBIT A TPN 00463301200403 That Fortiori Of vacated Nest Owlevord tying adjacent to the South 100 :cet of Lot S Block lt, and that portion of of vacated Near Mmlevard tying adjacent to tat S, stock 13, of ltanbury'a Sound View Tracts, according to tho plat thereof recorded in Volvoc 7 of Flats, page 20, records of snohomiah Gaunt}, Washington, 1 PT That portion of l.ot S, 1110ek 13, lying South of the North 100 font of said l.at S, 6lo6. 13. TPN 00463301300301 THS SOUTH 100 PLET Off' LOTS d MD 5, OLOCK 12, ALSO LOT 3, LOSS T119 2"T 25 VEST T1iL'RM' AND Till: VAST 03 08Wr AND T119 NORT11 100 10881' 01+ TOM WEST 25 PART Ott WT 4 ; AND '11tV KOlt'1'1I 100 FUST OF LOT Sr BLOCK 13, HANDURY' S SOUND V 113W TRACTS, ACCOADI NC TO THE PLAT TAMBOV RECORDED M VOLUME 7 OP PLATS, PACE 20 o RECORDS 09 SN0110MISO COUNTY, WASHINGTON ; EXCEPT TH9 WEST 15 P13E T OP THE EAST 40 1'SLrT AND M MT 60 MUT OF THS %OnT11 100 PSZT Off LOT 3* AND VIB 9Wf 47 tPURT Ge T118- NORTH 100 ya-T ov SAID LOS, do BLOCK 13. HXCSPT THAT PORTION Off VACATED WNST BOULEVARD LYING ADJACUM 'M LOT 5 OF BLOCKS 13 AND 13s 1iANDUAYOS SOUND VISW TRACTS, ACCORDING TO TIM PLAT THSRWIF RUCORM IN VOLUM 7 OV PLAM PAGE 20, 149COItOS OLI SHORO 1811 COUNTY* WASHI NGTON - SUBACT To l 8ase�an dleclueed by Instrument recorded under Recording No. 2113089, Ali other easements, restrictions, roservstiont and allreetants of record, it any. TPN 00463301300303 The West 1S feet of East 40 foot and the West fib feet of North 100 frtet at Let 3 and the East 47 toot of North 100 teat of Lot 4 r Together with an easement for ingreas, egress and utilities over blest 15 Coot of East, 55 feet of Lot 3; EXCEPT the North 100 foot thereof; ALL in Block 130 Hanbury's Sound View Tracts, riccording to the Plat thereof recorded in Volume 7 of Plats, page 200 records of Snohomish County, Hatlhington. subJect to an easemant for in7ress, egress ant] utilities over the Hest 15 feet of the East 40 feet of Lot 3, 810ek 13, Hanbu ryes sound view Tr;tcts; EXCEPT the North 100 feet thereof. -gMMCP TD AM FASNS, r9S RIC.` 7ONS, PMFRVATWM, ONEMM, C=rrf= Aid! AGPZM4MM OF MUM, IF AW, AS IDMCVIM IN :'LnE RMXW tIM C0W4WMVffI T.MiD 'Fr= OOPdMY CF 5MiCmml ObilFtl'Y, 11ATM FMUMW 3, 1"2, umm MNM['iI w ND. 039039. REAL ESTATE r1ftilgr vA„ Order: QuickView_ Page 2 of 3 Requested By: �Lht'� Packet Pg. 34 Doc: 2018-201801240037 201801240037.003 2.1.a EXHIBIT A CONT'D TPN 00463301300400 WE NWZf 2S FEET OIL THE SOUIM 200 FZET OF LOT 4 AND TITS SOUT14 200 FEET OF LOT S, ]BLOCK 13, HANDURY`S SOUND VIEW TRACTS, AS PER FLAT RECORDED IN VOLUME 7 OF PLATS, IMAGE 20, RECORDS OF SNOHOMISH COUNTY AUDITOR; SITUATE IN THE CITY OF EDMONDS, COUNTY OF SNOHOMISH, STATE OF WASHINGTON. Order: QuickView Page 3 of 3 Requested By: ,Att Packet Pg. 35 Doc: 2018-201801240037 # 7 Q 2.1.a �t .. SUPERIOR COURT OF WASE"INGTOS 4FOR SNOROMISH COLN'TY 3 r ELBERE T D: THO'SON ana EVA M. ) J THO..SOti, husband and. wife ) Plaintiffs, ) ":o. 89 2 06198 6 } c 5D ors . } JUDGMENT A.V-DECREE QUIETING TITLE c`v ii TO REAL ESTATE _ 6 ��BESSIE E. GER%�_4IR and JOHN DOE ) •- GMIAIt, her husband, the un- } 3 7 ;' f known heirs of BESSIE E. GERhfAI`_+) a and JOHN DOE GEMMAIN, and also .) a 8 all other Dersons or parties un-) known claiming any .right, title,}' 9'�!, estate, lien or insterest in the) real property described in the ) Ex 10 it Complaint herein, ) _ ua. Defendants. 1 • m ,2 m 13 `HIS `UAXTER having cone on for hearing this date before the undersijned_ 14 Judge { Court Commissioner of the above -entitled Court, and the Court having M, ° m ij heard the evidence adduced and having made and entered its Findings of Fact, and N o r c 16 : Counclusions of Law, NOW 71HE_REFORE, 1� IT IS HEREBY ORDERED; ADJUDGED AND DECREED, that the plaintiffs, Thorson U. M R is hold title in fee to the following described real estate, situate in the County c, m 19 ' of Snohomish, State of Washington, to -wit: Qa • d R 20 That portion of vacated West Boulevard lying adjacent to the South w # 100 feet of Let 5, Block 12, and that portion of vacated West Boulevard. 'j • lying adjacent to Lot 15, Block 13, of 141anbury's Sound View Tracts, I ' according to the plat thereof recorded in Volume 7 of Plats, gage CO) 20, EXCEPT that portion of said Boulevard, lying South of the north o 100 feet of said Lot 5, Block 13. e' o 23 Z 24 feee and clear of any claims of any kind by any of the defendants herein, o z a ;'. any of the heirs of the defendants, and all other person or parties unknown E 26 claiming any right, title, estate, lien or interest in the real estate herein- r s Q 27 "', before described, and that the plaintiffs Thomson's title to such real. estate 28 shall be and is hereby quieted against any right, title, estate, lien, int : JOHN R. SIMPSO - � •^�Y'�1 is _1.i.' JLIDG,%M-r AND DECREE QUIETING: TITLE Page. 1 308 SF--.�Ps' • - s EVE;E x. ees�iI�+_ ? .N2 Packet Pg. 36 • � ;�� VL' 4101a4 V� GiIJ' W.L Lia G:-.iYG Lc4VOlai t-O wii a.•., F i DOiiE 'IN OPEN COURT this day of 1990. /CMRT COMMISSIONER 6 i' Presented bry—f-, i A.ftozneyyss for PlailEttiffs 8 t 9;;`. 10' 12 13 { it 14 15 ii 16 'f 17 18 19 t� ?0 I! 21 i� ri 22 23 if �4 t 25 ;I 26 !� 27 II 28it JUDaIENT AND DECREE QUIETING TITLE Page 2 R JOHN W SIMPSOM 1. • . •-r.-AvAtLaw Xd sEASR-r SAME &A-04:vC .. '200252-3114q q q # a 9 q e # q Packet Pg. 37 t -E ai 1 S1 3 a as R c Ee c� as a u c 0 as wa 0 U o� o� N O N J a. E u, 1 q 200911020047.001 2.1.a RETURN ADDRESS: JPMorgan Chase Bank, N.A. 710 Kansas lane, LA4-2107 Monroe, LA 71203 DATE: October 16, 2009 IYIIIN�IIYIIIYMIIIIIIInI111111V�IIYtiI ������°�^ �lxVPwTO`R DEED OF TRUST Reference # (if applicable): Additional on page Grantor(s): 1. WILKINS, HELEN E Grantee(s) 1. JPMorgan Chase Bank, N.A. 2. WA - Stewart Title Company of Washington, Trustee Legal Description: PT LT 5, BLK 12, 13, HANBURYS SOUND VIEW TRACTS, SNOHOMISH& WA. Additional on page Z Assessor's Tax Parcel ID#: 00463301300301 MAXIMUM LIEN. The lien of this Deed of Trust shall not exceed at any one time $205,000.00. THIS DEED OF TRUST is dated October 16, 2009, among HELEN E WILKINS, whose address is 9109 240TH SW ST, EDMONDS, WA 98026-9021 ("Grantor"); JPMorgan Chase Bank, N.A., whose mailing address is Home Equity Lending Division, 1111 Polaris Parkway, Columbus, OH 43240 (referred to below sometimes as "Lender" and sometimes as "Beneficiary"); and WA - Stewart Title Company of Washington, whose mailing address is 1980 Post Oak Blvd., Suite 300 , Houston , TX 77056 (referred to below as "Trustee"). i7227�Mm�ii�u�uu0Wx128i100OCtOm 5 WILKJNS, HELEN DEED OF TRUST / MORTGAGE Order: QuickView_ Page 1 of 9 Requested By: PLANa Packet Pg. 38 Doc: 2009-200911020047 200911020047.002 2.1.a i DEED OF TRUST Page 2 Loan No: 412810000405 (Continued) CONVEYANCE AND GRANT. For valuable consideration, Grantor conveys to Trustee in trust with power of sale, right of entry and possession and for the benefit of Lender as Beneficiary, all of Grantor's right, title, and interest in and to the following described real property, together with all existing or subsequently erected or affixed buildings, improvements and fixtures; all easements, rights of way, and appurtenances; all water, water rights and ditch rights (including stock In utilities with ditch or irrigation rights); and all other rights, royalties, and profits relating to the real property, including without limitation all minerals, oil, gas, geothermal and similar matters, (the "Real Property") located in SNOHOMISH County, State of Washington: THE SOUTH 100 FEET OF LOTS 4 AND 5, BLOCK 12, ALSO LOT 3, LESS THE EAST 25 FEET THEREOF AND THE EAST 83 FEET AND THE NORTH 100 FEET OF THE WEST 25 FEET OF LOT 4; AND THE NORTH 100 FEET OF LOT 5, BLOCK 13, HANBURY'S SOUND VIEW TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 7 OF PLATS, PAGE 20, RECORDS OF SNOHOMISH COUNTY, WASHINGTON; EXCEPT THE WEST 15 FEET OF THE EAST 40 FEET AND THE WEST 68 FEET OF THE NORTH 100 FEET OF LOT 3, AND THE EAST 47 FEET OF THE NORTH 100 FEET OF SAID LOT 4, BLOCK 13. EXCEPT THAT PORTION OF VACATED WEST BOULEVARD LYING ADJACENT TO LOT 5 OF BLOCKS 12 AND 13, HANBURY'S SOUND VIEW TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 7 OF PLATS, PAGE 20, RECORDS OF SNOHOMISH COUNTY, WASHINGTON. TAX ID: 00463301300301, The Real Property or its address is commonly known as 9109 240TH ST SW, EDMONDS, WA 98026-9021. The Real Property tax identification number is 00463301300301. REVOLVING LINE OF CREDIT. Specifically, in addition to the amounts specified in the Indebtedness definition, and without limitation, this Dead of Trust secures a revolving line of credit.wlth a variable rate of interest, which obligates Lender to make advances to Grantor up to the credit limit so long as Grantor complies with all the terms of the Credit Agreement and the line of credit has not been terminated, suspended or cancelled; the Credit Agreement allows negative amortization. Such advances may be made, repaid, and remade from time to time, subject to the limitation that the total outstanding balance owing at any one time, not Including finance charges on such balance at a fixed or variable rate or sum as provided in the Credit Agreement, any temporary overages, other charges, and any amounts expended or advanced as provided In either the Indebtedness paragraph or this paragraph, shall not exceed the Credit Limit as provided in the Credit Agreement. It Is the intention of Grantor and Lender that this Deed of Trust secures the balance outstanding under the Credit Agreement from time to time from zero up to the Credit Limit as provided in this Deed of Trust and any intermediate balance. Funds may be advanced by Lender, repaid, and subsequently readvanced. The unpaid balance of the revolving line of credit may at certain times be lower than the amount shown or zero. A zero balance does not terminate the line of credit or terminate Lender's obligation to advance funds to Grantor. Therefore, the lien of this Deed of Trust will remain in full force and effect notwithstanding any zero balance. Grantor hereby assigns as security to Lender, all of Grantor's right, title, and interest in and to all leases, Rents, and profits of the Property. This assignment is recorded in accordance with RCW 65.08.070; the lien created by this assignment is intended to be specific, perfected and choate upon the recording of this Deed of Trust. Lender grants to Grantor a license to collect the Rents and profits, which license may be revoked at Lender's option and shall be automatically revoked upon acceleration of all or part of the Indebtedness. THIS DEED OF TRUST, INCLUDING THE ASSIGNMENT OF RENTS AND THE SECURITY INTEREST IN THE RENTS AND PERSONAL PROPERTY, IS GIVEN TO SECURE IA) PAYMENT OF THE INDEBTEDNESS AND IB) PERFORMANCE OF EACH OF GRANTOR'S AGREEMENTS AND OBLIGATIONS UNDER THE CREDIT AGREEMENT, THE RELATED DOCUMENTS, AND THIS DEED OF TRUST. THIS DEED OF TRUST IS GIVEN AND ACCEPTED ON THE FOLLOWING TERMS; PAYMENT AND PERFORMANCE. Except as otherwise provided in this Deed of Trust, Grantor shall pay to Lender all amounts secured by this Deed of Trust as they become due, and shall strictly and In a timely manner perform all of Grantor's obligations under the Credit Agreement, this Deed of Trust, and the Related Documents, POSSESSION AND MAINTENANCE OF THE PROPERTY. Grantor agrees that Grantor's possession and use of the Property shall be governed by the following provisions: Possession and Use. Until the occurrence of an Event of Default, Grantor may (1) remain in possession and control of the Property; (2) use, operate or manage the Property; and (3) collect the Rents from the Property (this privilege is a license from Lender to Grantor automatically revoked upon default). The following provisions relate to the use of the Property or to other limitations on the Property, The Real Property is not used principally for agricultural purposes. Duty to Maintain. Grantor shall maintain the Property In good condition and promptly perform all repairs, replacements, and maintenance necessary to preserve its value. Compliance With Environmental Laws. Grantor represents and warrants to Lender that: (1) During the period of Grantor's ownership of the Property, there has been no use, generation, manufacture, storage, treatment, disposal, release or threatened release of any Hazardous Substance by any person on, under, about or from the Property; (2) Grantor has no knowledge of, or reason to believe that there has been, except as previously disclosed to and acknowledged by Lender in writing, (a) any breach or violation of any Environmental Laws, (b) any use, generation, manufacture, storage, treatment, disposal, release or threatened release of any Hazardous Substance on, under, about or from the Property by any prior owners or occupants of the Property, or (c) any actual or threatened litigation or claims of any kind by any person relating to such matters; and (3) Except as previously disclosed to and acknowledged by Lender in writing, (a) neither Grantor nor any tenant, contractor, agent or other authorized user of the Property shall use, generate, manufacture, store, treat, dispose of or release any Hazardous Substance on, under, about or from the Property; and (b) any such activity shall be conducted in compliance with all applicable federal, state, and local laws, regulations and ordinances, including without limitation all Environmental Laws. Grantor authorizes Lender and Its agents to enter upon the Property to make such Inspections and tests, at Grantor's expense, as Lender may deem appropriate to determine compliance of the Property with this section of the Deed of Trust. Any inspections or tests made by Lender shall be for Lender's purposes only and shall not be construed to create any responsibility or liability on the part of Lender to Grantor or to any other person. The representations and warranties contained herein are based on Grantor's due diligence in investigating the Property for Hazardous Substances. Grantor hereby (1) releases and waives any future claims against Lender for indemnity or contribution in the event Grantor becomes liable for cleanup or other costs under Order: QuickView - Page 2 of 9 Requested By: , �ria Packet Pg. 39 Doc: 2009-200911020047 200911020047.003 2.1.a DEED OF TRUST Loan No: 412810000405 (Continued) Page 3 any such laws; and (2) agrees to indemnify and hold harmless Lender against any and all claims, losses, liabilities, damages, penalties, and expenses which Lender may directly or Indirectly sustain or suffer resulting from a breach of this section of the Deed of Trust or as a consequence of any use, generation, manufacture, storage, disposal, release or threatened release occurring prior to Grantor's ownership or interest in the Property, whether or not the same wa4 or should have been known to Grantor. The provisions of this section of the Deed of Trust, including the obligation to indemnify, shall survive the payment of the Indebtedness and the satisfaction and reconveyance of the lien of this Deed of Trust and shall not be affected by Lender's acquisition of any interest in the Property, whether by foreclosure or otherwise. Nuisance, Waste. Grantor shall not cause, conduct or permit any nuisance nor commit, permit, or suffer any stripping of or waste on or to the Property or any portion of the Property. Without limiting the generality of the foregoing, Grantor will not remove, or grant to any other party the right to remove, any timber, minerals (including oil and gas), coal, clay, scoria, soil, gravel or rock products without Lender's prior written consent. Removal of Improvements. Grantor shall not demolish or remove any Improvements from the Real Property without Lender's prior written consent. As a condition to the removal of any Improvements, Lender may require Grantor to make arrangements satisfactory to Lender to replace such Improvements with Improvements of at least equal value. Lender's Right to Enter. Lender and Lender's agents and representatives may enter upon the Real Property at all reasonable times to attend to Lender's interests and to inspect the Real Property for purposes of Grantor's compliance with the terms and conditions of this Deed of Trust. Compliance with Governmental Requirements. Grantor shall promptly comply, and shall promptly cause compliance by all agents, tenants or other persons or entities of every nature whatsoever who rent, lease or otherwise use or occupy the Property in any manner, with all laws, ordinances, and regulations, now or hereafter in effect, of all governmental authorities applicable to the use or occupancy of the Property. Grantor may contest In good faith any such law, ordinance, or regulation and withhold compliance during any proceeding, including appropriate appeals, so long as Grantor has notified Lender in writing prior to doing so and so long as, in Lender's sole opinion, Lender's interests in the Property are not jeopardized. Lender may require Grantor to post adequate security or a surety bond, reasonably satisfactory to Lender, to protect Lender's interest. Duty to Protect. Grantor agrees neither to abandon or leave unattended the Property. Grantor shall do all other acts, in addition to those acts set forth above In this section, which from the character and use of the Property are reasonably necessary to protect and preserve the Property. DUE ON SALE - CONSENT BY LENDER. Lender may, at Lender's option, (A) declare immediately due and payable all sums secured by this Deed of Trust or (B) increase the interest rate provided for in the Credit Agreement or other document evidencing the Indebtedness and impose such other conditions as Lender deems appropriate, upon the sale or transfer, without Lender's prior written consent, of all or any part of the Real Property, or any interest in the Real Property. A "sale or transfer" means the conveyance of Real Property or any right, title or interest in the Real Property; whether legal, beneficial or equitable; whether voluntary or involuntary; whether by outright sale, deed, installment sale contract, land contract, contract for deed, leasehold interest with a term greater than three (3) years, lease -option contract, or by sale, assignment, or transfer of any beneficial interest In or to any land trust holding title to the Real Property, or by any other method of conveyance of an interest in the Real Property. However, this option shall not be exercised by Lender if such exercise is prohibited by federal few or by Washington law. TAXES AND LIENS. The following provisions relating to the taxes and liens on the Property are part of this Deed of Trust: Payment. Grantor shall pay when due land in all events prior to delinquency) all taxes, special taxes, assessments, charges (including water and sewer), fines and impositions levied against or an account of the Property, and shall pay when due all claims for work done on or for services rendered or material furnished to the Property. Grantor shall maintain the Property free of all liens having priority over or equal to the interest of Lender under this Deed of Trust, except for the Ilan of taxes and assessments not due, except for the Existing Indebtedness referred to below, and except as otherwise provided In this Deed of Trust. Right to Contest. Grantor may withhold payment of any tax, assessment, or claim in connection with a good faith dispute over the obligation to pay, so long as Lender's interest in the Property is not jeopardized. If a lien arises or is filed as a result of nonpayment, Grantor shall within fifteen (15) days after the lien arises or, if a lien is filed, within fifteen (15) days after Grantor has notice of the filing, secure the discharge of the lien, or if requested by Lender, deposit with Lender cash or a sufficient corporate surety bond or other security satisfactory to Lender in an amount sufficient to discharge the lien plus any costs and permissible fees, or other charges that could accrue as a result of a foreclosure or safe under the lien. In any contest, Grantor shall defend Itself and Lender and shall satisfy any adverse judgment before enforcement against the Property. Grantor shall name Lender as an additional obligee under any surety bond furnished in the contest proceedings. Evidence of Payment. Grantor shall upon demand furnish to Lender satisfactory evidence of payment of the taxes or assessments and shall authorize the appropriate governmental official to deliver to Lender at any time a written statement of the taxes and assessments against the Property. Notice of Construction. Grantor shall notify Lender at least fifteen (15) days before any work is commenced, any services ere furnished, or any materials are supplied to the Property, if any mechanic's lien, meterialmen's lien, or other lien could be asserted on account of the work, services, or materials. Grantor will upon request of Lender furnish to Lender advance assurances satisfactory to Lender that Grantor can and will pay the cost of such improvements. PROPERTY DAMAGE INSURANCE. The following provisions relating to insuring the Property are a part of this Deed of Trust, Maintenance of Insurance. Grantor shall procure and maintain policies of fire insurance with standard extended coverage endorsements on a replacement basis for the full insurable value covering all improvements on the Real Property in an amount sufficient to avoid application of any coinsurance clause, and with a standard mortgagee clause in favor of Lender, together with such other hazard and liability insurance as Lender may reasonably require. Policies shall be written in form, amounts, coverages and basis reasonably acceptable to Lender and issued by a company or companies reasonably acceptable to Lender. Grantor, upon request of Lender, will deliver to Lender from time to time the policies or certificates of insurance in form satisfactory to Lender, including stipulations that coverages will not be cancelled or diminished without at least ten (10) days prior written notice to Lender, Each insurance, policy also shall include an endorsement providing that coverage in favor of Lender will not be impaired in any way by any act, omission or default of Grantor or any other person. Should the Real Property be located in an area designated by the Director of the Federal Emergency Management Agency as a special flood hazard area, Grantor agrees to obtain and maintain Federal Flood Insurance, If available, within 45 days after notice is given by Lender that the Property is located in a special flood hazard area, for the maximum amount of your credit line and Order: QuickView Page 3 of 9 Requested By: , Pri. Packet Pg. 40 Doc: 2009-200911020047 200911020047.00� 2.1.a DEED OF TRUST Page 4 Loan No: 412810000405 (Continued) the full unpaid principal balance of any prior liens on the property securing the loan, up to the maximum policy limits set under the National Flood Insurance Program, or as otherwise required by Lender, and to maintain such insurance for the term of the loan. Application of Proceeds. Grantor shall promptly notify Lender of any loss or damage to the Property. Lender may make proof of loss if Grantor fails to do so within fifteen (15) days of the casualty. Whether or not Lender's security is impaired, Lender may, at Lender's election, receive and retain the proceeds of any insurance and apply the proceeds to the reduction Of the Indebtedness, payment of any lien affecting the Property, or the restoration and repair of the Property. If Lender elects to apply the proceeds to restoration and repair, Grantor shall repair or replace the damaged or destroyed Improvements in a manner satisfactory to Lender. Lender shall, upon satisfactory proof of such expenditure, pay or reimburse Grantor from the proceeds for the reasonable cost of repair or restoration if Grantor is not in default under this Deed of Trust, Any proceeds which have not been disbursed within 180 days after their receipt and which Lender has not committed to the repair or restoration of the Property shall be used first to pay any amount owing to Lender under this Deed of Trust, then to pay accrued interest, and the remainder, if any, shall be applied to the principal balance of the Indebtedness. If Lender holds any proceeds after payment in full of the Indebtedness, such proceeds shall be paid without interest to Grantor as Grantor's interests may appear. Compliance with Existing Indebtedness. During the period in which any Existing Indebtedness described below is in effect, compliance with the insurance provisions contained in the instrument evidencing such Existing Indebtedness shall constitute compliance with the insurance provisions under this Deed of Trust, to the extent compliance with the terms of this Deed of Trust would constitute a duplication of insurance requirement. If any proceeds from the insurance become payable on loss, the provisions in this Deed of Trust for division of proceeds shall apply only to that portion of the proceeds not payable to the holder of the Existing Indebtedness, LENDER'S EXPENDITURES, If Grantor fails (A) to keep the Property free of all taxes, liens, security Interests, encumbrances, and other claims (B) to provide any required insurance on the Property, or fC) to make repairs to the Property or to comply with any obligation to maintain Existing Indebtedness in good standing as required below, then Lender may do so. If any action or proceeding is commenced that would materially affect Lender's interests in the Property, then Lender on Grantor's behalf may, but is not required to, take any action that Lender believes to be appropriate to protect Lender's interests. All expenses incurred or paid by Lender for such purposes will then bear interest at the rate charged under the Credit Agreement from the date incurred or paid by Lender to the date of repayment by Grantor. Ail such expenses will become a part of the indebtedness and, at Lender's option, will (A) be payable on demand; (B) be added to the balance of the Credit Agreement and be apportioned among and be payable with any installment payments to become due during either (1) the term of any applicable insurance policy; or (2) the remaining term of the Credit Agreement; or fC) be treated as a balloon payment which will be due and payable at the Credit Agreement's maturity. The Property also will secure payment of these amounts. The rights provided for in this paragraph shall be in addition to any other rights or any remedies to which Lender may be entitled on account of any default. Any such action by Lender shall not be construed as curing the default so as to bar Lender from any remedy that it otherwise would have had. WARRANTY; DEFENSE OF TITLE. The following provisions relating to ownership of the Property are a part of this Deed of Trust: Title. Grantor warrants that; (a) Grantor holds good and marketable title of record to the Property in fee simple, free and clear of all liens and encumbrances other than those set forth in the Real Property description or in the Existing Indebtedness section below or in any title insurance policy, title report, or final title opinion issued in favor of, and accepted by, Lender in connection with this Deed of Trust, and (b) Grantor has the full right, power, and authority to execute and deliver this Deed of Trust to Lender. Defense of Title. Subject to the exception in the paragraph above, Grantor warrants and will forever defend the title to the Property against the lawful claims of all persons. In the event any action or proceeding is commenced that questions Grantor's title or the interest of Trustee or Lender under this Deed of Trust, Grantor shall defend the action at Grantor's expense. Grantor may be the nominal party in such proceeding, but Lender shall be entitled to participate in the proceeding and to be represented in the proceeding by counsel of Lender's own choice, and Grantor will deliver, or cause to be delivered, to Lender such instruments as Lender may request from time to time to permit such participation. Compliance With Laws. Grantor warrants that the Property and Grantor's use of the Property complies with all existing applicable laws, ordinances, and regulations of governmental authorities. Survival of Promises. All promises, agreements, and statements Grantor has made in this Deed of Trust shall survive the execution and delivery of this Deed of Trust, shall be continuing in nature and shall remain In full force and effect until such time as Grantor's Indebtedness is paid in full. EXISTING, INDEBTEDNESS. The following provisions concerning Existing Indebtedness are a part of this Deed of Trust; Existing Lien. The lien of this Deed of Trust securing the indebtedness may be secondary and inferior to the lien securing payment of an existing obligation. The existing obligation has a current principal balance of approximately $285000. Grantor expressly covenants and agrees to pay, or see to the payment of, the Existing Indebtedness and to prevent any default on such indebtedness, any default under the instruments evidencing such Indebtedness, or any default under any security documents for such indebtedness. No Modification. Grantor shall not enter into any agreement with the holder of any mortgage, deed of trust, or other security agreement which has priority over this Deed of Trust by which that agreement is modified, amended, extended, or renewed without the prior written consent of Lender. Grantor shall neither request nor accept any future advances under any such security agreement without the prior written consent of Lender. CONDEMNATION. The following provisions relating to condemnation proceedings are a part of this Deed of Trust: Proceedings. If any proceeding in condemnation Is filed, Grantor shall promptly notify Lender in writing, and Grantor shall promptly take such steps as may be necessary to defend the action and obtain the award. Grantor may be the nominal party in such proceeding, but Lender shall be entitled to participate in the proceeding and to be represented in the proceeding by counsel of its own choice all at Grantor's expense, and Grantor will deliver or cause to be delivered to Lender such instruments and documentation as may be requested by Lender from time to time to permit such participation. Application of Net Proceeds. If all or any part of the Property is condemned by eminent domain proceedings or by any proceeding or purchase in lieu of condemnation, Lender may at its election require that all or any portion of the net proceeds of the award be applied to the Indebtedness or the repair or restoration of the Property. The net proceeds of the award shall mean the award after payment of all reasonable costs, expenses, and attorneys' fees incurred by Trustee or Lender in connection with the condemnation. IMPOSITION OF TAXES, FEES AND CHARGES BY GOVERNMENTAL AUTHORITIES. The following provisions relating Order: QuickView Page 4 of 9 Requested By: , Pri. Packet Pg. 41 Doc: 2009-200911020047 200911020047.005 2.1.a DEED OF TRUST Page 5 Loan No: 412810000405 (Continued) to governmental taxes, fees and charges are a part of this Deed of Trust: Current Taxes, Fees and Charges, Upon request by Lender, Grantor shall execute such documents in addition to this Deed of Trust and take whatever other action is requested by Lender to perfect and continue Lender's lien on the Real Property. Grantor shall reimburse Lender for all taxes, as described below, together with all expenses incurred in recording, perfecting or continuing this Deed of Trust, including without limitation all taxes, fees, documentary stamps, and other charges for recording or registering this Deed of Trust. Taxes, The following shall constitute taxes to which this section applies: (1) a specific tax upon this type of Deed of Trust or upon all or any part of the Indebtedness secured by this Deed of Trust; (2) a specific tax on Grantor which Grantor is authorized or required to deduct from payments on the Indebtedness secured by this type of Deed of Trust; (3) a tax on this type of Deed of Trust chargeable against the Lender or the holder of the Credit Agreement; and (4) a specific tax on all or any portion of the Indebtedness or on payments of principal and interest made by Grantor. Subsequent Taxes, If any tax to which this section applies is enacted subsequent to the date of this Deed of Trust, this event shall have the same effect as an Event of Default, and Lender may exercise any or all of its available remedies for an Event of Default as provided below unless Grantor either (1) pays the tax before it becomes delinquent, or (2) contests the tax as provided above In the Taxes and Liens section and deposits with Lender cash or a sufficient corporate surety bond or other security satisfactory to Lender, SECURITY AGREEMENT; FINANCING STATEMENTS. The following provisions relating to this Deed of Trust as a security agreement are a part of this Deed of Trust: Security Agreement. This instrument shall constitute a Security Agreement to the extent any of the Property constitutes fixtures, and Lender shall have all of the rights of a secured party under the uniform Commercial Code as amended from time to time. Security Interest, Upon request by Lender, Grantor shall execute financing statements and take whatever other action is requested by Lender to perfect and continue Lender's security interest in the Personal Property. In addition to recording this Deed of Trust in the real property records, Lender may, at any time and without further authorization from Grantor, file executed counterparts, copies or reproductions of this Deed of Trust as a financing statement, Grantor shall reimburse Lender for all expenses incurred In perfecting or continuing this security interest. Upon default, Grantor shall assemble the Personal Property in a manner and at a place reasonably convenient to Grantor and Lender and make It available to Lender within three (3) days after receipt of written demand from Lender. Addresses. The mailing addresses of Grantor (debtor) and Lender (secured party) from which information concerning the security interest granted by this Deed of Trust may be obtained (each as required by the Uniform Commercial Code) are as stated on the first page of this Deed of Trust. FURTHER ASSURANCES; ATTORNEY -IN -FACT. The following provisions relating to further assurances and attorney -in -fact are a part of this Deed of Trust: Further Assurances. At any time, and from time to time, upon request of Lender, Grantor will make, execute and deliver, or will cause to be made, executed or delivered, to Lender or to Lender's designee, and when requested by Lender, cause to be filed, recorded, refiled, or rerecorded, as the case may be, at such times and in such offices and places as Lender may deem appropriate, any and all such mortgages, deeds of trust, security deeds, security agreements, financing statements, continuation statements, instruments of further assurance, certificates, and other documents as may, In the sole opinion of Lender, be necessary or desirable in order to effectuate, complete, perfect, continue, or preserve (1) Grantor's obligations under the Credit Agreement, this Deed of Trust, and the Related Documents, and (2) the liens and security interests created by this Deed of Trust on the Property, whether now owned or hereafter acquired by Grantor. Unless prohibited by law or Lender agrees to the contrary in writing, Grantor shall reimburse Lender for all costs and expenses Incurred in connection with the matters referred to in this paragraph. Attorney -in -Fact. If Grantor fails to do any of the things referred to in the preceding paragraph, Lender may do so for and in the name of Grantor and at Grantor's expense. For such purposes, Grantor hereby irrevocably appoints Lender as Grantor's attorney -in -tact for the purpose of making, executing, delivering, filing, recording, and doing all other things as may be necessary or desirable, in Lender's sole opinion, to accomplish the matters referred to in the preceding paragraph. FULL PERFORMANCE, If Grantor pays all the Indebtedness when due, terminates the credit line account, and otherwise performs all the obligations imposed upon Grantor under this Deed of Trust, Lender shall execute and deliver to Trustee a request for full reconveyance and shall execute and deliver to Grantor suitable statements of termination of any financing statement on file evidencing Lender's security Interest in the Rents and the Personal Property. Any reconveyance fee shall be paid by Grantor, if permitted by applicable law. The grantee in any reconveyance may be described as the "person or persons legally entitled thereto", and the recitals in the reconveyance of any matters or facts shall be conclusive proof of the truthfulness of any such matters or facts. EVENTS OF DEFAULT. Grantor will be in default under this Deed of Trust if any of the following happen: (A) Grantor commits fraud or makes a material misrepresentation at any time in connection with the Credit Agreement. This can include, for example, a false statement about Grantor's income, assets, liabilities, or any other aspects of Grantor's financial condition. (B) Grantor does not meet the repayment terms of the Credit Agreement. (3) Grantor's action or Inaction adversely affects the collateral or Lender's rights in the collateral. This can include, for example, failure to maintain required insurance, waste or destructive use of the dwelling, failure to pay taxes, death of all persons liable on the account, transfer of title or sale of the dwelling, creation of a senior lien on the dwelling without our permission, foreclosure by the holder of another lien, or the use of funds or the dwelling for prohibited purposes. RIGHTS AND REMEDIES ON DEFAULT. If an Event of Default occurs under this Deed of Trust, at any time thereafter, Trustee or Lender may exercise any one or more of the following rights and remedies: Election of Remedies. All of Lender's rights and remedies will be cumulative and may be exercised alone or together. An election by Lender to choose any one remedy will not bar Lender from using any other remedy. If Lender decides to spend money or to perform any of Grantor's obligations under this Deed of Trust, after Grantor's failure to do so, that decision by Lender will not affect Lender's right to declare Grantor in default and to exercise Lender's remedies. Accelerate indebtedness, Lender shall have the right at its option to declare the entire Indebtedness immediately due and payable. Order: QuickView Page 5 of 9 Requested By: , Pri. Packet Pg. 42 Doc: 2009-200911020047 200911020047.006 2.1.a DEED OF TRUST Page 6 Loan No: 412810000405 (Continued) Foreclosure. With respect to all or any part of the Real Property, the Trustee shall have the right to exercise its power of sale and to foreclose by notice and sale, and Lender shall have the right to foreclose by judicial foreclosure, in either case in accordance with and to the full extent provided by applicable law. UCC Remedies. With respect to all or any part of the Personal Property, Lender shall have all the rights and remedies of a secured party under the Uniform Commercial Code. Collect Rents. Lender shall have the right, without notice to Grantor to take possession of and manage the Property and collect the Rents, including amounts past due and unpaid, and apply the net proceeds, over and above Lender's costs, against the Indebtedness. In furtherance of this right, Lender may require any tenant or other user of the Property to make payments of rent or use fees directly to Lender. If the Rents are collected by Lender, then Grantor irrevocably designates Lender as Grantor's attorney -in -fact to endorse instruments received in payment thereof in the name of Grantor and to negotiate the same and collect the proceeds. Payments by tenants or other users to Lender In response to Lender's demand shall satisfy the obligations for which the payments are made, whether or not any proper grounds for the demand existed. Lender may exercise its rights under this subparagraph either in person, by agent, or through a receiver. Appoint Receiver. Lender shall have the right to have a receiver appointed to take possession of all or any part of the Property, with the power to protect and preserve the Property, to operate the Property preceding or pending foreclosure or sale, and to collect the Rents from the Property and apply the proceeds, over and above the cost of the receivership, against the Indebtedness. The receiver may serve without bond if permitted by law. Lender's right to the appointment of a receiver shall exist whether or not the apparent value of the Property exceeds the Indebtedness by a substantial amount. Employment by Lender shall not disqualify a person from serving as a receiver. Tenancy at Sufferance. If Grantor remains in possession of the Property after the Property is sold as provided above or Lender otherwise becomes entitled to possession of the Property upon default of Grantor, Grantor shall become a tenant at sufferance of Lender or the purchaser of the Property and shall, at Lender's option, either (1) pay a reasonable rental for the use of the Property, or (2) vacate the Property immediately upon the demand of Lender. Other Remedies, Trustee or Lender shall have any other right or remedy provided in this Deed of Trust or the Credit Agreement or by law. Notice of Sale. Lender shall give Grantor reasonable notice of the time and place of any public sale of the Personal Property or of the time after which any private sale or other intended disposition of the Personal Property Is to be made. Reasonable notice shall mean notice given at least ten (10) days before the time of the sale or disposition. Any sale of Personal Property may be made in conjunction with any sale of the Real Property, Sale of the Property. To the extent permitted by applicable law, Grantor hereby waives any and all rights to have the Property marshalled. In exercising its rights and remedies, the Trustee or Lender shall be free to sell all or any part of the Property together or separately, in one sale or by separate sales. Lender shall be entitled to bid at any public sale on all or any portion of the Property. Expenses. To the extent not prohibited by applicable law, all reasonable expenses Lender incurs that in Lender's opinion are necessary at any time for the protection of its interest or the enforcement of its rights, shall become a part of the loan payable on demand, and shall bear interest at the Note rate from the date of expenditure until repaid. Expenses covered by this paragraph include, without limitation, however subject to any limits under applicable law, Lender's expenses for bankruptcy proceedings (including efforts to modify or vacate the automatic Stay or injunction) and appeals, to the extent permitted by applicable law. Rights of Trustee. Trustee shall have all of the rights and duties of Lender as set forth in this section. POWERS AND OBLIGATIONS OF TRUSTEE. The following provisions relating to the powers and obligations of Trustee (pursuant to Lender's instructions) are part of this Deed of Trust: Powers of Trustee. In addition to all powers of Trustee arising as a matter of law, Trustee shall have the power to take the following actions with respect to the Property upon the written request of Lender and Grantor: (a) join in preparing and filing a map or plat of the Real Property, including the dedication of streets or other rights to the public; (b) join in granting any easement or creating any restriction on the Real Property; and (c) join in any subordination or other agreement affecting this Deed of Trust or the interest of Lender under this Deed of Trust. Obligations to Notify. Trustee shall not be obligated to notify any other party of a pending sale under any other trust deed or lien, or of any action or proceeding in which Grantor, Lender, or Trustee shall be a party, unless required by applicable law, or unless the action or proceeding is brought by Trustee, Trustee. Trustee shall meet all qualifications required for Trustee under applicable law. In addition to the rights and remedies set forth above, with respect to all or any part of the Property, the Trustee shall have the right to foreclose by notice and sale, and Lender will have the right to foreclose by judicial foreclosure, in either case in accordance with and to the full extent provided by applicable law. Successor Trustee. Lender, at Lender's option, may from time to time appoint a successor Trustee to any Trustee appointed under this Deed of Trust by an instrument executed and acknowledged by Lender and recorded in the office of the recorder of SNOHOMISH County, State of Washington. The instrument shall contain, in addition to all other matters required by state law, the names of the original Lender, Trustee, and Grantor, the book and page or the Auditor's File Number where this Deed of Trust is recorded, and the name and address of the successor trustee, and the instrument shall be executed and acknowledged by Lender or Its successors in interest. The successor trustee, without conveyance of the Property, shall succeed to all the title, power, and duties conferred upon the Trustee in this Deed of Trust and by applicable law. This procedure for substitution of Trustee shall govern to the exclusion of all other provisions for substitution. NOTICES. Subject to applicable law, and except for notice required or allowed by law to be given in another manner, any notice required to be given under this Dead of Trust, Including without limitation any notice of default and any notice of sale shall be given in writing, and shall be effective when actually delivered, when actually received by telefacsimile (unless otherwise required by law), when deposited with a nationally recognized overnight courier, or, if mailed, when deposited in the United States mail, as first class, certified or registered mail postage prepaid, directed to the addresses shown near the beginning of this Deed of Trust, All copies of notices of foreclosure from the holder of any lien which has priority over this Deed of Trust shall be sent to Lender's address, as shown near the beginning of this Deed of Trust. Any person may change his or her address for notices under this Deed of Trust by giving formal written notice to the other person or persons, specifying that the purpose of the notice is to change the person's address. For notice purposes, Grantor agrees to keep Lender informed at all times of Grantor's current address. Subject to applicable law, and except for notice required or allowed by law to be given in another manner, if there is more than one Grantor, any notice given by Lender to any Grantor Is deemed to be notice given to all Grantors. It will be Grantor's responsibility to tell the others of the notice from Lender. Notwithstanding the foregoing, the address for Order: QuickView_ Page 6 of 9 Requested By: PLANa Packet Pg. 43 Doc: 2009-200911020047 200911020047.007 2.1.a DEED OF TRUST Page 7 Loan No: 412810000405 (Continued) notice for Lender Is: Chase, Attn: Home Equity Loan Servicing, P.C. Box 24714, Columbus, OH 43224. IDENTITY OF LENDER. Lender is JPMorgan Chase Bank, N.A., a national banking association organized and existing under the laws of the United States of America, with Its main offices located in Columbus, Ohio. NON -WAIVER. A waiver by any party of a breach of a provision of this Deed of Trust shall not constitute a waiver of or prejudice the party's right otherwise to demand strict compliance with that provision or any other provision. SUPPLEMENT TO PERSONAL PROPERTY DEFINITION. It is the intention of Lender only to take a security interest in and retain a lien on that personal property considered fixtures under the Uniform Commercial Code as adopted in the jurisdiction where this Deed of Trust is filed of record as same may be amended from time to time or such other statute of such jurisdiction that defines property affixed to real estate and no other personal property. DUE ON SALE - CONSENT BY LENDER. Lender may, at Lender's option, (A) declare Immediately due and payable all sums secured by this Deed of Trust or (B) increase the interest rate provided for in the Note or Credit Agreement or other document evidencing the Indebtedness and impose such other conditions as Lender deems appropriate, upon the sale or transfer, without Lender's prior written consent, of all or any part of the Real Property, or any interest in the Real Property. A "sale or transfer" means the conveyance of Real Property or any right, title or Interest in the Real Property; whether legal, beneficial or equitable; whether voluntary or involuntary; whether by outright sale, deed, installment sale contract, land contract, contract for deed, leasehold Interest with a term greater than three (3) years, lease -option contract, or by sale, assignment, or transfer of any beneficial interest In or to any land trust holding title to the Real Property, or by any other method of conveyance of an interest in the Real Property, However, this option shall not be exercised by Lender if such exercise is prohibited by federal law or by Washington law. MISCELLANEOUS PROVISIONS. The following miscellaneous provisions are a part of this Deed of Trust: Amendments. What is written in this Deed of Trust and in the Related Documents is Grantor's entire agreement with Lender concerning the matters covered by this Deed of Trust. To be effective, any change or amendment to this Deed of Trust must be in writing and must be signed by whoever will be bound or obligated by the change or amendment, Caption Headings. Caption headings In this Deed of Trust are for convenience purposes only and are not to be used to interpret or define the provisions of this Deed of Trust, Merger, There shall be no merger of the interest or estate created by this Deed of Trust with any other interest or estate in the Property at any time held by or for the benefit of Lender in any capacity, without the written consent of Lender, Governing Law. This agreement will be governed by and interpreted in accordance with federal law and the laws of the State of Washington except for matters related to: (1) interest and the exportation of interest, which will be governed by and interpreted in accordance with federal. law (including, but not limited to, statutes, regulations, interpretations, and gpinions) and the laws of the State of Ohio; and (2) the validity and enforcement of Lender's security interest in the Property, which will be governed by the laws of the State where the Property Is located. However, if there ever is a question about whether any provision of the agreement is valid or enforceable, the provision that is questioned will be governed by whichever of the governing state or federal laws that would find the provision to be valid and enforceable. The loan transaction which Is evidenced by this and other related documents has been approved, made and funded, and all necessary documents have been accepted by Lender in the State of Ohio. No Waiver by Lender. Grantor understands Lender will not give up any of Lender's rights under this Deed of Trust unless Lender does so in writing. The fact that Lender delays or omits to exercise any right will not mean that Lender has given up that right. If Lender does agree In writing to give up one of Lender's rights, that does not mean Grantor will not have to comply with the other provisions of this Deed of Trust. Grantor also understands that if Lender does Consent to a request, that does not mean that Grantor will not have to get Lender's consent again if the situation happens again. Grantor further understands that just because Lender consents to one or more of Grantor's requests, that does not mean Lender will be required to consent to any of Grantor's future requests, Grantor waives presentment, demand for payment, protest, and notice of dishonor. Severability. if a court finds that any provision of this Deed of Trust Is not valid or should not be enforced, that fact by itself will not mean that the rest of this Deed of Trust will not be valid or enforced. Therefore, a court will enforce the rest of the provisions of this Deed of Trust even it a provision of this Deed of Trust may be found to be invalid or unenforceable, Successors and Assigns. Subject to any limitations stated in this Deed of Trust on transfer of Grantor's Interest, this Deed of Trust shall be binding upon and inure to the benefit of the parties, their successors and assigns. If ownership of the Property becomes vested in a person other than Grantor, Lender, without notice to Grantor, may deal with Grantor's successors with reference to this Deed of Trust and the Indebtedness by way of forbearance or extension without releasing Grantor from the obligations of this Deed of Trust or liability under the Indebtedness. Time is of the Essence. Time is of the essence in the performance of this Deed of Trust. Waiver of Homestead Exemption. Grantor hereby releases and waives all rights and benefits of the homestead exemption laws of the State of Washington as to all Indebtedness secured by this Deed of Trust. DEFINITIONS. The following words shall have the following meanings when used in this Deed of Trust: Beneficiary. The word "Beneficiary" means JPMorgan Chase Bank, N.A., and its successors and assigns. Borrower. The word "Borrower" means HEL£N E WILKINS, and all other persons and entities signing the Credit Agreement. Credit Agreement. The words "Credit Agreement" mean the credit agreement dated October 16, 2009, in the original principal amount Of $205,000.00 from Grantor to Lender, together with all renewals of, extensions of, modifications of, refinancings of, consol€dation$ of, and substitutions for the promissory note or agreement. The maturity date of this Deed of Trust is October 16, 2044, Deed of Trust. The words 'Deed of Trust" mean this Deed of Trust among Grantor, Lender, and Trustee, and includes without limitation all assignment and security interest provisions relating to the Personal Property and Rents. Environmental Laws. The words "Environmental Laws" mean any and all state, federal and local statutes, regulations and ordinances relating to the protection of human health or the environment, including without limitation the Comprehensive Environmental Response, Compensation, and Liability Act of 1980, as amended, 42 U.S.C. Section 9601, at seq. ("CERCLA"), the Superfund Amendments and Reauthorization Act of 1986, Pub. L. No. 99-499 ("SARA'), the Hazardous Materials Transportation Act, 49 U.S.C. Section 1801, at seq., the Resource Conservation and Recovery Act, 42 U.S.C. Section 6901, at seq., or other applicable state or federal laws, rules, or regulations adopted pursuant thereto. Order: QuickView_ Page 7 of 9 Requested By: PLAN Packet Pg. 44 Doc: 2009-200911020047 200911020047.00E 2.1.a DEED OF TRUST Page 8 Loan No: 412810000405 (Continued) Event of Default. The words "Event of Default" mean any of the events of default set forth in this Deed of Trust in the events of default section of this Deed of Trust, Existing Indebtedness. The words "Existing Indebtedness" mean the indebtedness described in the Existing miens provision of this Deed of Trust. Grantor, The word "Grantor" means HELEN E WILKINS. Hazardous Substances. The words "Hazardous Substances" mean materials that, because of their quantity, concentration or physical, chemical or infectious characteristics, may cause or pose a present or potential hazard to human health or the environment when improperly used, treated, stored, disposed of, generated, manufactured, transported or otherwise handled. The words "Hazardous Substances" are used In their very broadest sense and include without limitation any and all hazardous or toxic substances, materials or waste as defined by or listed under the Environmental Laws. The term "Hazardous Substances" also includes, without limitation, petroleum and petroleum by-products or any fraction thereof and asbestos. Improvements. The word "Improvements" means all existing and future improvements, buildings, structures, mobile homes affixed on the Real Property, facilities, additions, replacements and other construction on the Real Property. Indebtedness, The word "Indebtedness" means all principal, interest, and other amounts, costa and expenses payable under the Credit Agreement or Related Documents, together with all renewals of, extensions of, modifications of, consolidations of and substitutions for the Credit Agreement or Related Documents and any amounts expended or advanced by Lender to discharge Grantor's obligations or expenses Incurred by Trustee or Lender to enforce Grantor's obligations under this Deed of Trust, together with interest on such amounts as provided in this Deed of Trust. In addition, and without limitation, the term "Indebtedness" includes all amounts Identified in the Revolving Line of Credit paragraph of this Deed of Trust, however, the term "Indebtedness" is subject to the limitations identified in the Maximum Lien section of this Deed of Trust, Lender. The word "Lender" means JPMorgan Chase Bank, N.A., its successors and assigns. The words "successors or assigns" mean any person or company that acquires any interest in the Credit Agreement, Personal Property. The words "Personal Property" mean all equipment, fixtures, and other articles of personal property now or hereafter owned by Grantor, and now or hereafter attached or affixed to the Real Property; together with all accessions, parts, and additions to, ail replacements of, and all substitutions for, any of such property; and together with all issues and profits thereon and proceeds (including without limitation all insurance proceeds and refunds of premiums) from any sale or other disposition of the Property. Property. The word "Property" means collectively the Real Property and the Personal Property. Real Property. The words "Real Property" mean the real property, interests and rights, as further described in this Deed of Trust. Related Documents. The words "Related Documents" mean all promissory notes, credit agreements, loan agreements, environmental agreements, guaranties, security agreements, mortgages, deeds of trust, security deeds, collateral mortgages, and all other instruments, agreements and documents, whether now or hereafter existing, executed in connection with the Indebtedness, Rents. The word "Rents" means all present and future rents, revenues, income, issues, royalties, profits, and other benefits derived from the Property. Trustee. The word "Trustee" means WA - Stewart Title Company of Washington, whose mailing address is 1980 Post Oak Blvd., Suite 300 , Houston , TX 77056 and any substitute or successor trustees. GRANTOR ACKNOWLEDGES HAVING READ ALL THE PROVISIONS OF THIS DEED OF TRUST, AND GRANTOR AGREES TO ITS TERMS. GRANTOR: X HELE E WILKINS, Individually INDIVIDUAL ACKNOWLEDGMENT STATE OF V V G�.S� (Vl (it� } t 1� I SS COUNTY OF On this day before me, the undersigned Notary Public, personally appeared HELEN E WILKINS, personally known to me or proved to me on the basis of satisfactory evidence to be the individual described in and who executed the Deed of Trust, and acknowledged that he or she signed the Deed of Trust as his or her free and voluntary act and deed, for the uses and Purposes therein mentioned. Given under my hand and all seal this day of 0 *pV1R ,! , 200 Ct lay Residing at C.d /Vic `- ' S,notw�rr�9 y %. Cc Notary Public in and for the State of W My commission expires Z Stabat � Ws" LYIR11E MR Nh►APP4ikfhnM0 IM&M Dec 17, 2011 Order: QuickView Page 8 of 9 Requested By: , Pri. Packet Pg. 45 Doc: 2009-200911020047 200911020047.009 2.1.a DEED OF TRUST Loan No: 412810000405 (Continued) Page 9 REQUEST FOR FULL RECONVEYANCE To: , Trustee The undersigned is the legal owner and holder of all indebtedness secured by this Deed of Trust, You are hereby requested, upon payment of all sums owing to you, to reconvey without warranty, to the persons entitled thereto, the right, title and interest now held by you under the Deed of Trust. Date: Beneficlary: By: Its: LASER F110 LO,,4,S, VW 6 18 p 06 Cop Hwlw d F—r 60�,C0 , Inc 1yy7, 20M All ii,gh1F q.Fwr • WA ,0H N 1CFB1lL—K.n CFl5LF%1G01 FC Tq•781CCe06 PA HELIQIWA A tt Order: QuickView Page 9 of 9 Requested By: ID NQ Packet Pg. 46 Doc: 2009-200911020047 21121111 12i1968 Retu ra Address: via Pacific Ridgc Homes ATTN- Joann Nt- h ff 17921 Bothell - Ewemtl Highway suite 100 Buihdl, WA 9ZO12 NSURED BY CHICAGO TITLE AUDITOWRF-CURRER'S INDEXING rOkM Ii icumeni Title(t) DLED OF Gtantur4al; I Helen E. WAUOF JFt +� RM SJ47.n U37/21631 4-39 r1i 144 5WHIUMISM-ni 1Y. WA Wilkins, Tiustee of the Unique Hcirloorrn Art Revocable Trust, 2018 Grantee(s). pacific Ridje - DFUIL LLC, a Delaware limited liability company LeQaf- beaeripJlon pin. Lcns4 & 5, Rlk. 12, and Lots 3 to 5, Rlk. 13, Hanhurys Sound View Tracts (abbrcwiafed} Asset—'s P-perr400463301200403-,004633013OD303; 00463301300301; 0046330130040O DEED OF TRUST THIS DEF.Ib OP TRUST is made this dayof��. 2020, between Helen E, Wilkins, Trustee of the Unique Heirloom Art Revocablo Trusi, dated January 3, 201$, whose address is Helen E Wilkins, 9109 24001 St SW, Edxn9ads, WA 98026 ("10 antor"); Chicago Title Insurance Company whose address is 3W2 Colby Avenue, Ste. 200, Fverett, WA 93201 ("Trustee'), and Pacific Ridge - DRH, 1.I,C, a Delaware limited liability cnnrpany, whose address is 17921 Bothell - Everett Highway, Suite 100, Bothell, WA 98012 ("Beneficiary"). WFIWF.SSFTR: Orantnr hereby bargains, sells and enuveys to Trustee in trust, witit power of sale, the re4l property located in Snolicinisli C OuilLy, Washington, as legally described on attached ExhibiL I (the "Property"), which real propert y is not used principally for agricultural or farming purposcs, together withal I the tenements, hereditamcnts, and appurtenances now or hereafter ihereunto helonging or in any wise appertaining, and the rents, issues and profits dwrwf. The Fartit%; waive all claims Ihat perrormamAx of t1Lib Doed ofTrust cunnut he enfvruud bL*W un inadretuaey orthc legal descripiion3 of the Property attached hereto, and the Parties agree that the correct legal description of the Property 4211 he inserted as Fxhibit 1 based upon that which is contained in the Titic Report as dcfinod in the Agreement (defined below). This Dcvd of Trust is for the purpose of securing pcaformancc of each ngrcernent of-Grantor(s) hercin contained, and Girantor's obligations under that curtain 114cwthwesi Mulliple lAsling Service Vacant Land Purchase and Sale Agreement, dated for roforix= March 3. 2020 between Beneficiary. as Buyer, and Gratuor, as Seiler. as amended by Addendum I to Vacant Land Purchase and Sale Agreement, dated for re#erence March 3, 2020 , as thereafter may be Amended in writing, by and between Granmr and Beneficiary, ("collectively, the "Agreement, including, but nut lirnittxl to, the rcpaymont of -the EarnUt lvlonry rrJrasrd to Gr&nior in the amount of up to ONE HL]NDRED ElGIITY T11QUSAND AN NOf100 DOLLARS {SI$0,000.00). to the extent that such funds are released from 8erieficiary to Grantor, and also such further sums as may be advanced or loaned by Beneficiary to Grantors) or due to Beneficiary from [irantor(s) uudcr tlic Agrecrnrn#, or any ofhis bcdtheir successors or assigns logether with interest accruing thcrem at a rate of 121l6 per annum, or the maximum statutory rate if lower, on all amounts due and owing by Grantor to Beneficiary pursuant to the Agreemeni, which interest shall commence upon Grarnor's default of tile Agreement_ Page 1 of 4 Requested By: eamonn.doherty, Prir Pri10 Doc: SN:2021 202101120968-53061 1 Packet Pg. 47 21021011211968 Document:WTRUST Rae: S147.50 Pnge-2 of 4 Record Date: 111212421 4:58 PM Snohomish Count-. WA To protect the security of this Deed of Trust, Grano or cotenants and agrees: 1. To keep the property in good eonditinn and repair; to complete any building, structure ar improvement being built or about to be built thereon; to restore prottlpdy any building, stricture or improvement thereon which may be damaged or destroyed; and to comply with Al. laws, ordinances, regulations, covenants, conditions and restrictions afi'cuting thrpruperiy. 2. To keep the property free and clear of all other charges, lierLs or encumbrances impairing the scc rity of this DLcd of Trust (othcf than any lctidcr's loan CnCumbrancC as provided above)., 3. To keep all buildings now or hereafter erected on the property described herein continuously insured against loss by fire or other hazards in an amount not less than the total debt secured by this Deed of Trust. All polices shall be held by the Beneficiary, and be in such oompanics as the Beneficiary may approve and have lass payable f first to the Beneficiary, as its intcmg may appear, and then to the Grantor. The amount col leclod under attyr insurance policy may be applied upon any indebtedness hereby socurcd in such vrderas the f3eneliciary shall determine. Sueh applicalian by the Beneficiary shall not cause discontinuance of any proceedings to foreclose this Deed of Trust. In the event of foreclosure, all rights of the Grantor is insurance policies then in farce steal l pass to the purchaser at the foreclosure sale. 4. To defend arty action or proceeding purporting to affect the security hereof or the rights or powers of Beneficiary or Trustee. and to pay all costs and expenses, including cost of title search and attorneys fees in a reasonable amount, in any such action or proceeding, and in any suit brought by Beneficiary to foreclose this Deed of Trust. 5_ Tct pay all casts, fees and expenses in connection with this Deed of Trust, including the expenses of the T3ustee incurred in enforcing the obligation sectored hereby and Trustee's and attornWs fecs actually incurred, as provided by siaiu[e_ 6_ Should Grantor fail ro pay ►cbcn due any assessinents, insurance premiums. liens, encumbrances or other charges against the Property herei nabove described, Beneficiary may pay the saute, and the arnount so paid, with interest at the rate set forth in the note secured hereby, shall be added to and become a part of the debt secured in this Drell of Trust. 1T IS MUTUALLY ACiR.liED THAT - I _ In the event any portion of the property is taken or detmagcd in an eminent domain proceeding, the entire amount of the award or such portion as may be neecssary to lolly saris f y the obligation Secured hereby, shall be paid to Beneficiary to be applied to said obligation. 2. By aeccp[ing payutcitt of any sum secured h=by after its due date, Beneficiary does not waive ils right to require prompt paymcni when duo of all other sums so secured or to declatc default for failure to so pay- 3- The Trustee shall reconvey all or any part of Ilse Holding Property coffered by this Deed of'L'rust 4n the person eatitledf Ihereto, on written request of the Grantor and the Bencficiary, or upon satisfaction of the obligation s=ured and written rNuest far reconveyance made by the Beneficiary or the person entitled therein. 4_ Upon default by Grantor of its nhiigalion to recnnvey the Holding Property secured hereby or in thu peritumanec of any agreement containrxi hc7rcin, and upon writicn request of Beneficiary, Trustee shall sell the trust property, H accordance with the Deed of Trust Act of the State of Washington, at public auction to the highest bidder. Any permm except Trustee may bid at Trustee's sale. Trustee shall apply [he praceedx of the sale as follows - Page 2 of 4 Requested By: eamonn.doherty, Prir Pri10 Doc: SN:2021 202101120968-53061 1 Packet Pg. 48 210210112 968 Dncument:ll)F-TRUST Roc: S107.50 Pnge-3 of 4 Record Date: Ifl212021 4:58 PM Snohomish Count-. WA 2.1.a (1) to the expense afthe sale, inc)uding a reasonabic Trusl 's foe and avomeya fee; (2) to tine obligaliojs(s) secured by this Deed of Tntst, except (3) the surplus, if any, shall be distribi ttA to the persons entitled thereto, 5_ The power of sale conferred by this Deed of Trust and by the Docd of Trust Act of the Staic of Washington is not an exclusive remedy; Beuvr;Giary may cause this DeW of Trust to be forcclptsul as a mortgage. 6. In the event ofihe death, incapacity, disability or resignation of Trustee. Beneficiary may appoint in writing a successor trustee, and upon the recording of such appointment in the mortgage records of the county in which this T)ccd of Trust is racorded, the successor trustee small he vested With all powers of the original rrustee. The Trustee is not oblited to n9iify any party hereto of pending sale under any other LhN�d of Trust or of any action or proceeding in which Grantor, Trustoc or Boncfciary shall be a party urr]oss such action car proceeding is brought by the'T'rustee. 7. This Deed of Trust applies to, inures to the benefit of, and is binding not only on the parti" hemto, but on their heirs, devisces, legatees, administrators, executors and assigns. GRANTORS' H �FWilkins, Trutree of the Unique Heirinnm A Revocable Trusi, dated January 3, 2018 Date of l xeeution: f I — Z+ • . 2020 STATE OF WASI iINGTON ) ) ss. COUNTY OF Somor mA ) On this 30th day of December, 2020, before 3ne personally appeared Helen E Wilkins to me known to be the Trustee of the Helens E. Wilkins Unique Heirloom Act Revocable Trust, that executed the within and foregoing instrument, and acknowledged said instrument to be the free and voluntary act and deed of said corporation, for the uses and purposes thcrcin memtioned, and on oath stated that he or she was authorized to execute said instrument and that the seal affixed is the corporate seat of said corporation. ]n W itness Whereof I have hereunto set my hand and affixed my official seal the day and year first above written. Nuta Public in and for the State of Washington, residing at lrbtnortio5 My appointment expires Deca nge-0. -1, UZI TAYLOR ANDERSON Notary PutAic State of Washington License Numbee 205248 hhy Cornmissian Expires Docombor 07. 2022 Page 3 of 4 Requested By: eamonn.doherty, Prir Pri10 Doc: SN:2021 202101120968-53061 1 Packet Pg. 49 210210112 968 Document:WTRUST Rec: S107.51] Pnge-4 of 4 Record Date: Ifl212021 4:58 PM Snohomish Count-. WA 2.1.a Exhibit 1 Parcel A: The South 100 feet of Lots 4 and 5, block 12, Hanbury's Sound view Tracts, according to the Plat thereof recorded in Volume 7 of Plats, Page 20 records of Snohomish County. Together with that ponian of vacated West Boulevard Lying adjacent to said South 100 feet of Lot 5, Black 12 as conveyed by that deed under Auditors File No, 900817C 139 records of Snohomish County. Situate in the County of Snohomish, State of Washington Parcel B Lots 3, 4 and 5, Block 13, Hanhury's Sound View Tracts, according to the Plat thereo f recorded in Volume 7 of Plats, Page 20 records of Snohomish County. Together with that portion of vacated West Boulevard Lying adjacent to said North 100 feet of Lot 5, Block 13 as conveyed by that deed under Auditors File No. 9008170139 records of Snohomish County. Also Together with that portion of vacated West Boulevard as would attach by operation of law Except any portion Lying adjacent to the North. 100 feet of said Lot 5. Block 13. Page 4 of 4 Requested By: eamonn.doherty, Prir Pri10 Doc: SN:2021 202101120968-53061 1 Packet Pg. 50 2.1.a E U Edmonds Utilities Consortium ....................................... CUSTOMER - EUC CONTACT Form :.......................................... A coordinated utility environment which maximizes joint utility opportunities to provide quality service for the citizens of Edmonds YOU WILL BE GIVEN A CONFIRMATION NUMBER BY EACH UTILITY ONCE YOU HAVE INFORMED THEM OF YOUR PROJECT. SITE ADDRESS: Mary McAllister - 425-670-3216 You will need to provide PUD with a site plan and a completed New Service MMMcAllister@SNOPUD.com Questionnaire. PUGET SOUND # ENERGY Call to verify gas availability and to coordinate service install. You will need to New Customer Construction provide PSE with the parcel number, contact phone number and mailing Department - 1-888-321-7779 address. il.iI # You will need to provide Ziply with the location of your project, total line Mike HaKahan - 425-949.0230 requirement, and the date in which service is required. A copy of your Mike.HaKahan@ziply.com development plan may be required. Am # COT You will need to provide Comcast with the location of the project, copy of the John Warrick - 425-263-5328 development and site plan (digital copy if available), the date in which service is John Warrick@cable.comcast.com required and a list of contact names, phone numbers and mailing addresses. OLYMPIC VIEWI # For customers in Olympic View Service Area: You will need to provide OVWSD with the survey map of your site and 425.774-7769 or chriss@ovwater.com complete a development information form. THIS FORM MUST BE COMPLETED AND GIVEN TO DEVELOPMENT SERVICES STAFF AT THE TIME OF PERMIT SUBMITTAL R� ttaPacket Pa. 51 I 2.1.a I "City of Edmonds Brackets Reserve Conservation Plat 0 505.19 1,010.4 Feet 752.3 This ma is a user generated static output from an Internet ma 9 028 p' g p Aping site and is for reference only. Data layers that appear on this map may or may not be accurate, WGS_1984_Web-Mercator _Auxiliary_Sphere current, or otherwise reliable. © City of Edmonds THIS MAP IS NOT TO BE USED FOR DESIGN OR CONSTRUCTION E6— ,I. a r co es[ereas N.:.in I lak a �a Legend Arcs DE.G IS.STREET_CENTERLIN <all other values> a N 1 tv 2 N 5; 4 N 9; 71; 7; 8 �+ tv State Highways v R ,all other values> i m -- 0 to 1 d 2 t V tQ a+ f3 C tQ i O iZ O L II+^+ V/ M O O T— N O N Z J a r c m E Notes r 9105-9125 240th Ave. SW Q File PLN2021-0037 Packet Pg. 52 1 2.1.a CITY OF EDMONDS 121 5t" Avenue North, Edmonds WA 98020 Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa.gov DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION July 13, 2021 John Mirante jvmirante@drhorton.com Subject: Letter of complete application — clarification requested Brackets Reserve — Preliminary Formal Conservation Subdivision John, The City of Edmonds has reviewed your application for the Brackets Reserve plat (File PLN2021- 0037). Pursuant to Sections 20.02.002 and 20.75.060 of the Edmonds Community Development Code (ECDC), the application has been determined to meet the procedural submission requirements and therefore is complete; please accept this letter as the City's completeness notice in accordance with ECDC 20.02.003. However, while the application is technically complete, corrections are required. The Building Division did not have any further comments on the preliminary plat submittal. The Engineering Division had specific comments on stormwater and may have additional general comments, which will be sent later. The stormwater and Fire District comments are included with this letter and Planning comments are below. Please respond to each of the comments in a cover letter and by providing updated plans or other materials as necessary: 1. Conservation subdivision design. The project narrative and preliminary plat map indicate use of the conservation subdivision zoning criteria in ECDC 20.75.048.B.1 - 3. However, the preliminary development plans show a standard ROW and pavement width. Please confirm why flexibility for the access is not being proposed consistent with ECDC 20.75.048.B.4 to further reduce impervious surface area and tree impacts. 2. Trees. The Preliminary Tree Retention Plan and arborist report need to be updated to address the current tree code in Ordinance 4227, which became effective July 16, 2021 a. Verify that the number or retained, removed, and replacement trees is consistent between the Retention Plan and arborist report. b. Property line and boundary trees. The clearing limits of the development extend up to the site boundary on the east and north. For any jointly -owned trees on a property line, provide confirmation from the adjacent property owner that the tree(s) can be removed. There are also several trees located near property lines on Atta PLN2 Packet Pg. 53 2.1.a adjacent properties that could be impacted by the clearing activity. The City of Edmonds strongly encourages you to contact those neighbors about the proposed development and potential impacts to those boundary trees. The City will proceed with the public notice portion of the project as required by Chapter 20.03 ECDC. Please be aware that a complete response to this information request must be received within 90 days or the application will lapse for lack of information (ECDC 20.02.003.D). If you have any questions, please let me know either at 425-771-0220 or michael.clugston@edmondswa.gov. Sincerely, Mike Clugston, AICP Senior Planner Atta ^I" Packet Pg. 54 2.1.a SOUTH COUNTY FIRE 12425 Meridian Ave S., Everett WA 98208 tel (425) 551-1200 • fax (425) 551-1249 www southsnofi re.arg City of Edmonds Department of Fire Prevention Plan Review Date: 8-12-21 Permit #: PLN-2021-0037 Project: Brackets Reserve — Design Plat Location: 9105 240t" St. SW, Edmonds, WA FIRE PLAN REVIEW: 1. Because of length of driveway, a fire hydrant is required. Locate hydrant on the inside of the cul-de-sac on unnamed dr. 2. Any storm water vaults that are intended to be part of the parking, drive isle will need to be engineered to HS25 for supporting ladder operations. 75,000 per square foot point load. 3. Any SFD over 3,000 sq ft Fire sprinklers are required but can be 13D flow through type to reduce initial costs and maintenance. 4. Cul-de-sac will need signage denoting "NO PARKING FIRE LANE" every 50 feet along entire radius. Thank you, Karl Fitterer CFI, FPE Assistant Fire Marshal Fire Prevention Services 121 5th Ave N Edmonds, WA 98020 0: (425)771-0213 VM: (425)551-1980 kfitterer(a_southsnofire.org SERVING SOUTH SNOHOM15H COUNTY • BRIER + EDMONDS • LYNNWOOD • MOUNTLAKE TERRACE Page 1 of 1 Atta ^I" Packet Pg. 55 2.1.a MEMORANDUM REQUEST FOR ADDITIONAL INFORMATION Date: September 1, 2021 To: Mike Clugston, Senior Planner From: JoAnne Zulauf, Engineering Technician Subject: PLN2021-0037, Brackets Reserve 11 lot plat 9105 240th St SW The comments provided below are based upon review of the preliminary civil plans & documents for the subject plat. Additional information is requested from the applicant at this time in order to continue review of the application and provide preliminary approval of the plat. Please ask the applicant to provide a written response to each of the comments below and revise and resubmit plans accordingly. GENERAL 1. There is an existing power pole/street light; please show on the plans in it's current location and, if necessary, proposed location. UTILITIES 1. Show the location of existing and proposed dry utilities to verify separation is attainable Thank you. City of Edmonds Atta PLN2 Packet Pg. 56 2.1.a CITY OF EDMONDS NOTICE OF APPLICATION PROJECT DESCRIPTION: The proposal is to subdivide a 2.47 acre site owned by Unique Heirloom Art Revocable Trust into 11 lots. All existing improvements will be removed, and a new plat road will be constructed to serve the new lots. Frontage improvements will also be required at 240th Street. The application proposes to use the Conservation Subdivision Design provisions in ECDC 20.75.048, which allow for reduced setbacks and lot area on the RS- 8 zoned site to retain significant trees on the property. PROJECT LOCATION: 9105/9109/9125 240th St. SW (Tax ID #s: 00463301300301, 00463301300303, 00463301300400,and 00463301200403) NAME OF APPLICANT: Pacific Ridge Homes (John Mirante) FILE NO.: PLN2021-0037 DATE OF APPLICATION: July 16, 2021 DATE OF COMPLETENESS: August 13, 2021 DATE OF NOTICE: August 25, 2021 REQUESTED PERMITS: Preliminary formal subdivision (Type III -A decision by the Hearing Examiner— a public hearing will be scheduled, and separate notice provided, at a future date) OTHER REQUIRED Building and Engineering permits PERMITS: REQUIRED STUDIES: None at this time EXISTING ENVIRONMENTAL DOCUMENTS: Stormwater report, SEPA checklist, geotech report, wetland report COMMENTS ON PROPOSAL DUE: September 8, 2021 Any person has the right to comment on this application during public comment period, receive notice and participate in any hearings, and request a copy of the decision on the application. The City may accept public comments at any time prior to the closing of the record of an open record predecision hearing, if any, or, if no open record predecision hearing is provided, prior to the decision on the project permit. Only parties of record as defined in ECDC 20.06.020 have standing to initiate an administrative appeal. Information on this development application can be obtained online at httr)s://www.edmondswa.izov/services/public involvement/public notices/development notices under the development notice for application number PLN2021-0037, by emailing the City contact listed below, or by calling the City of Edmonds at 425-771-0220. Please refer to the application number for all inquiries. All comments submitted are public records subject to disclosure per RCW 42.56. CITY CONTACT: Mike Clugston, AICP, Senior Planner michael.clugston@edmondswa.gov 425-771-0220 Atta PLN2 Packet Pg. 57 2.1.a City of Edmonds Adjacent Property Owner List 23b22 8014 Aj [' �h 901M 237PI �J _ A i \23713 ME ' 1�t11 2372) 23 ll ' � $626. J� 004 rz 4 911 „RrA 15238 2 8912 8828 2381= F L'SLV ,i� � 23a22 — ■ 23.8~ 2 7 91 8�1 6729 Be2� BB� 8� 872`' 9 9nt7 BYYt 6815 .� BAs 240TH 5T SW - 932 16 Y.Uz 800 r T • r yj 9014 9 31 9 27 90 ` G 8924 a 87d r NOW m - k 9026s 892 8 932� a R 5 r 9109 9009 'o 2 -� 2a113 24104 24109 03 , ' Ll0 qua 241 D39 4116 3,7 0 252.60 505.2 Feet 376.2 This ma is a user eneratedstaticou[ u[ from an Internet ma in site and is f 4,594 P 6 P PP g refe re nce o nly. Data layers that appear on this map mayor may not heaccurat WGS_1994_Weh_Mercator_Auxiliary_Sphere current, or otherwise relia6l ® City of Edmonds THIS MAP IS NOT TO BE USED FOR DESIGN OR CONSTRUCTIO Notes Property owner addresses within 300' of Q PLN2021-0037 Packet Pg. 58 2.1.a 00463302000401 HUANG FAMILY TRUST 16319 70TH PL W EDMONDS, WA 98026-4901 00463301300100 MOSS WALTER & CHRISTINE 21522 84TH AVE W EDMONDS, WA 98026 00713900000700 HEADLEE MICHAEL TRUST 23808 90TH PL W EDMONDS, WA 98026-9015 00713900000300 CHINN DEEANE 23823 90TH PL W EDMONDS, WA 98026-9015 27033600403700 TRIVETT SHANNON & MARK 24020 92ND AVE W EDMONDS, WA 98020-6530 01008700000200 ROBERTS CLIFF & LOREN 428 NW 117TH ST SEATTLE, WA 98177 00807400000300 HOVEY JON G & CHERYL M 8912 238TH ST SW #3 EDMONDS, WA 98026 00807400000200 SHERMAN DEBERA F/SHERMAN CORINNE R 8912 238TH ST SW UNIT 2 EDMONDS, WA 98026 00807400000600 SOUTH JANET LOIS 8912 238TH ST SW, UNIT 6 EDMONDS, WA 98026 00463301100500 OHLINGER MATTHEW A 8930 238TH ST SW EDMONDS, WA 98026-8943 00953200000500 HILLWOOD LLC 20008 8TH AVE NW SHORELINE, WA 98177 00456500000100 NEFF JONATHAN & BELINDA 23726 91ST PL W EDMONDS, WA 98026-8917 00713900000200 DAVERN TIMOTHY 23815 90TH PL W EDMONDS, WA 98026-9015 00713900000500 KEMPH CHARLES R & BARNHART CAROL A 23824 90TH PL W EDMONDS, WA 98026-9015 27033600404700 FITTING CATHERINE & CHRIS 24104 92ND AVE W EDMONDS, WA 98020 00463301400503 SEATTLE YOUTH HOME SERVICES LLC 5101 NE 90TH PL SEATTLE, WA 98115 00807400000500 SPIEKER ORVILLE W & MARCY M 8912 238TH ST SW #5 EDMONDS, WA 98026 00807400000400 TRACY MONICA A 8912 238TH ST SW UNIT 4 EDMONDS, WA 98026-8904 00463301900501 JOHNSON STEVEN L & JODY L 8916 240TH ST SW EDMONDS, WA 98026-9020 00463301900502 PARK CHUL KIUN & JUNG JA 8930 240TH S W EDMONDS, WA 98020 27033600404600 EDMONDS SCHOOL DIST 15 20420 68TH AVENUE W LYNNWOOD, WA 98036 00463300500301 BROWN RANDY K 23728 91ST AVE W EDMONDS, WA 98026 00713900000600 PAPANASTASIOU JOHN 23816 90TH PL W EDMONDS, WA 98026 00713900000400 NOVSTRUP DALE 23828 90TH PL W EDMONDS, WA 98026 00953200000400 GIBBS DAVID & SADDLE KAREN H 3740 LAKE WA BLVD SE #A BELLEVUE, WA 98006 00807400000100 MILLINGTON LINDA LOI 8912 238TH ST SW # 1 EDMONDS, WA 98026 00807400000700 KNIJNIKOV EVGUENI 8912 238TH ST SW #7 EDMONDS, WA 98026 00807400000800 BRINKAANDREW A 8912 238TH ST SW UNIT 8 EDMONDS, WA 98026-8904 00463301400502 KIPNISS MARC 8927 240TH ST SW EDMONDS, WA 98026-9020 00463301400501 MCCONNELL ANGELA/DUNFORD ANDREW 8931 240TH ST SW EDMONDS, WA 98026-9020 Attar" PLN2 Packet Pg. 59 2.1.a 00463302000103 AULT SALLY K 9002 240TH ST SW EDMONDS, WA 98026-9021 01008700000500 FELLORES JUSTIN J & ARLETTE M 9009 240TH ST SW EDMONDS, WA 98026-9021 00953200000200 BERGIN TARA MARY 9014 240TH ST SW EDMONDS, WA 98026-9021 01008700000100 KIRSE ROBERT C & TERESA DIANE 9019 240TH ST SW EDMONDS, WA 98026 00463302000303 KING LORI D & JOREL 9026 240TH ST SW EDMONDS, WA 98026 00713900000800 ENGEN HAUGLIE LIVING TRUST 9106 238TH ST SW EDMONDS, WA 98026-8945 00463301200401 LIND MIRANDA & ERIK E 9116 238TH ST SW EDMONDS, WA 98026-8945 27033600406000 ELLIOTT LEE G 9216 240TH ST SW EDMONDS, WA 98020 00713900000100 PARKS NANCY & FLEISHMAN SAMUELJ 9004 238TH ST SW EDMONDS, WA 98026-8944 01008700000400 ZOU JIAN & ZHOU YIBO 9011 240TH ST SW EDMONDS, WA 98026-9021 01008700000300 SAMUELSON JILL K & BENJAMIN C 9015 240TH ST SW EDM0NDS, WA 98026-9021 00463302000301 DANEKAS DEBRA D 9022 240TH ST SW EDMONDS, WA 98026-9021 00463300500201 HANSENJOELJ 9029 238TH ST SW EDMONDS, WA 98026-8944 00713900000900 CAMP LARY D 9112 238TH ST SW EDMONDS, WA 98026-8945 00456500000600 LINDSTROM MICHAEL R & KATELYN L 0 9117 238TH STREET SOUTHWEST EDMONDS, WA 98026 27033600406400 FITTING CHRISTOPHER J & CATHERINE 9226 240TH ST SW EDMONDS, WA 98020 00463302000101 JACOBS RICHARD A ' PETERSEN JULIA L 9004 240TH ST SW EDMONDS, WA 98026-9021 00953200000300 POPP SUSAN L 9012 240TH ST SW EDMONDS, WA 98026-9021 00953200000100 AVEDOVECH JONATHAN 9016 240TH ST SW EDMONDS, WA 98026 00463302000302 HOUCK BRADLEY & ADRIENNE 9024 240TH ST SW EDMONDS, WA 98026-9021 00463301300400 UNIQUE HEIRLOOM ART REVOCABLE TRUST 9029 240TH ST SW EDMONDS, WA 98026 00463302000400 YANAK MICHAEL A SHELLEY L TRUST 9114 240TH ST SW EDMONDS, WA 98026-9022 00463301200402 PEAKE SARA N & IV MICHAEL D 9130 238TH ST SW EDMONDS, WA 98026-8945 27033600406300 KILNER SCIENCE A 9228 240TH ST SW EDMONDS, WA 98020-5600 (14 Atta PLN2 Packet Pg. 60 2.1.a File No.: PLN2021-0037 Applicant: Bracket's Reserve Formal Subdivision DECLARATION OF POSTING On the 25th day of August, 2021, the attached Notice of Application and Public Comment Period was posted as prescribed by Ordinance and in any event where applicable on or near the subject property. I, Mike Clugston, hereby declare under penalty of perjury under the laws of the State of Washington that the foregoing is true and correct this 25th day of August, 2021, at Edmonds, Washington. , Signed: Atta PLN2 Packet Pg. 61 2.1.a FILE NO.: PLN2021-0037 Applicant: Bracket's Reserve Pacific Ridge Homes (John Mirante) DECLARATION OF MAILING On the 251h day of August 2021, the attached Notice of Application was mailed by the City of Edmonds to property owners within 300 feet of the property that is the subject of the above - referenced application. The adjacent property owners list was provided by the applicant. I, Michelle Martin, hereby declare under penalty of perjury under the laws of the State of Washington that the foregoing is true and correct this 251h day of August 2021, at Edmonds, Washington. Signed: e X41t" {BFP747887.DOC;1\00006.900000\ } Atta PLN2 Packet Pg. 62 2.1.a Classified Proof CITY OF EDMONDS NOTICE OF APPLICATION PROJECT DESCRIPTION: The proposal is to subdivide a 2.47 acre site owned by Unique Heirloom Art Revocable Trust into 11 lots. All existing improvements will be removed, and a new plat road will be constructed to serve the new lots. Frontage improvements will also be required at 2401h Street. The application proposes to use the Conservation Subdivision Design provisions in ECDC 20-76.048, which allow for reduced setbacks and lot area on the RS-8 zoned site to retain significant trees on the property. PROJECT LOCATION: 910519109/9125 240th St. SW (Tax ID #s: 00463301300301, 00463301300303, 00463301300400, and 00463301200403) NAME OF APPLICANT: Pacific Ridge Homes (John Mirante) FILE NO.: PLN2021-0037 DATE OF APPLICATION: July 16, 2021 DATE OFCOMPLETENESS: August 13, 2021 DATE OF NOTICE: August 25, 2021 REQUESTED PERMITS: Preliminary formal subdivision (Type III -A decision by the Hearing Examiner — a public hearing will be scheduled, and separate notice provided, at a future date) OTHER REQUIRED PERMITS: Building and Engineering permits REQUIRED STUDIES: None at this time EXISTING ENVIRONMENTAL DOCUMENTS: Stormwater report, SEPA checklist, geotech report, wetland report COMMENTS ON PROPOSAL DUE: September 8, 2021 Any person has the tight to comment on this application during public comment period, receive notice and participate in any hearings, and request a copy of the decision on the application. The City may accept public comments at any time prior to the closing of the record of an open record predecision hearing, it any, or, If no open record predecision hearing is provided, prior to the decision on the project permit. Only parties of record as defined In ECDC 20-06.020 have standing to Initiate an administrative appeal. Informatlon on this development application can be obtained online at hops://vrww.edmondswa.gov/services/pubfc_ involvemenVpublic_notices/development_ notices under the development notice for application number PLN2021-0037, by emailing the City contact listed below, or by calling the City of Edmonds at 425-771-0220. Please refer to the application number for all Inquiries. All comments submitted are public records subject to disclosure per RCW 42.56. CITY CONTACT; Mike Clugston, AICP, Senior Planner inichaef.clugston@edinondswa.gov 425-771-0220 Published: August 26. 2021. EDH936459 Proofed by Phillips, Linda, 08/25/2021 11:01:51 am Page: 2 Atta PLN2 Packet Pg. 63 2.1.a Everett Daily Herald Affidavit of Publication State of Washington ) County of Snohomish } ss Dicy Sheppard being first duly sworn, upon oath deposes and says: that he/she is the legal representative of the Everett Daily Herald a daily newspaper. The said newspaper is a legal newspaper by order of the superior court in the county in which it is published and is now and has been for more than six months prior to the date of the first publication of the Notice hereinafter referred to, published in the English language continually as a daily newspaper in Snohomish County, Washington and is and always has been printed in whole or part in the Everett Daily Herald and is of general circulation in said County, and is a legal newspaper, in accordance with the Chapter 99 of the Laws of 1921, as amended by Chapter 213, Laws of 1941, and approved as a legal newspaper by order of the Superior Court of Snohomish County, State of Washington, by order dated June 16, 1941, and that the annexed is a true copy of EDH936459 PLN2021-0037 as it was published in the regular and entire issue of said paper and not as a supplement form thereof for a period of 1 issue(s), such publication commencing on 08/25/2021 and ending on 08/25/2021 and that said newspaper was regularly distributed to its subscribers during all of said period. The amount of the fee r such publi ation is $67.20. Subscribed and sworn b me on this day of .*/ Notaryy Public in and for the State of Washington. cly dEdmoadn -LEGAL ADS] 14101416 MICHELLE MARTIN Q Phillips Publicashingtonxpires ol3W2025Numbar 4417 Attar" PLN2 Packet Pg. 64 2.1.a CITY OF EDMONDS 121 5t" Avenue North, Edmonds WA 98020 Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa.gov DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION September 10, 2021 John Mirante jvmirante@drhorton.com Subject: Public Comments on Brackets Reserve — Preliminary Subdivision (PLN2021-0037) John, The attached comments were submitted by the public as part of the Notice of Application mailing distributed on August 25, 2021. Of specific interest, several commenters indicated there is a pedestrian trail on the Madrona K-8 site near the western edge of the project site that could be impacted by the proposal. It seems like the trail is primarily on the Madrona site, but its outlet is near or on the southwest corner of the project site. Please clarify. Also, it is known that there is a Category III wetland on the Madrona site to the west, which buffer does not extend to the project site. However, one commenter (Schweikl) indicated there may be a wetland on the vacant parcel directly to the south of 240t" Street (Tax ID 00463302000401). Please have the biologist verify whether there is a wetland in that location. If there is, it needs to be mapped and the appropriate buffers applied pursuant to ECDC 23.50. If it is a wetland, and depending on the width of the buffer, the project layout may need to be revised. Alternatively, the biologist may determine the buffer is interrupted by the 240t" Street improvements in accordance with ECDC 23.40.220.C.4. If you have any questions, please let me know either at 425-771-0220 or michael.clugston@edmondswa.gov. Sincerely, Mike Clugston, AICP Senior Planner Atta PLN2 Packet Pg. 65 2.1.a From: Chris Fitting <cjfitting@yahoo.com> Sent: Wednesday, September 8, 2021 8:57 PM To: Clugston, Michael Subject: PLN2021-0037 - Pacific Ridge Homes/ Brackets Reserve Hi Mike. Thank you for returning my call and expaining the broken links published on the Notice of Application letter we received. I share some concerns about the development that I would like to bring to the attention of those responsible for considering how the project should conform to the expectations of our planning comittee and building departments. We have resided in the neighborhood for 25 years and travel the only road into our neighborhood, 240th St SW, several times a day.. The accumulation of new home developments has lead to increasing traffic on 240th St SW and what was once considered safe travel for vehicles and pedestrians on 240th directly outside the proposed could now be considered dangerous. There is a hill with limited site distance West of the driveway for 9029. Currently there is a fire hydrant East of that drive and there are posted signs stating no parking on either side of the street. However, vehicles park over the crest of the hill (Westerly side) on each side narrowing the road to one lane and there is no way to avoid oncoming traffic that can not bee seen beyond the crest of the hill. 11 more homes with limited guest parking will force cars to the street where we do not currently have sufficient parking space or visibility to maintain a safe and wide enough thoroughfare. How will this development ensure that people parking vehicles on 240th street do not narrow our only road into the neighborhood by parking cars on either side of the roadand honor a safe site distance policy to prohibit dangerous situations or collisions? Another consideration with regards to traffic impacts at the intersection of 240th and Edmonds Way. The increased traffic on 240th compounds an already high traffic intersection at 240th St SW and Edmonds Way. A traffic light at the intersection would help control the increased traffic and provide safety at an intersection that is witness to several accidents a year, some that have been fatal. What processes need to be enacted to survey if a traffic light is a feasible solution? Madrona K-8 school students and pedestrians rely on the trail that runs along Madrona K-8's Eastern property line adjacent to the proposed development (next to the Ponds /Wetlands) to get to school. The school has a seperate gate on the South Side, but it is locked at times (sometimes for days) and there is no other safe passage except to walk all the way around down to the Edmonds Way. What is going to be done to ensure safe passage during construction for the school children and other neighborhood pedestrians? Finally, I wanted to ask about the solution to handle the increased water run off in the area. They are significantly regrading (moving 300 dumptrucks of dirt and trees and vegetation that hold much of the ground water at bay) and adding non permeable surfaces to allow for the proposed development, which will certainly impact the run off. Our neighborhood floods every year. During our wet months our road floods in the swell at 240th and 92nd. Once the wetland overflows with water, the culverts and current grading are inadequate to keep standing water off the streets. What is planned to adequately manage the water run off that impacts our area? I appreciate you making sure that these concerns are reviewed and considered during the public hearing and planning. Looking forward to inviting and finding a way to safely work 11 more homes and families into our Edmonds neighborhood. Chris Atta PLN2 Packet Pg. 66 2.1.a From: Matt George <matt.george.phd@gmail.com> Sent: Wednesday, September 8, 2021 9:02 PM To: Clugston, Michael Cc: Anahita George Subject: PLN2021-0037 - Public comment Dear Mr. Clugston, We are writing to submit the following public comment in reference to permit number PLN2021-0037 Hello. My wife and I, Anahita and Matthew George, live at 9012 240th St SW, Edmonds, WA 98026. We would like it noted that we are opposed to the proposed land use permit number PLN2021-0037. The land proposed for development includes nearly 3 acres of forest that neighbors two wetland areas. Together, this wilderness area provides a buffer between the 240th St developments that currently exist and the Madrona K-8 charter school. This area is commonly used as a wildlife corridor by deer, coyotes, rabbits, ducks, frogs, bees, and a range of other native wildlife, all of which my family have personally observed. As an Ecologist with a Ph.D. from the University of Washington, it is my opinion that the proposed development would further limit the effectiveness of this corridor, further fragmenting the already segmented wilderness areas left in Edmonds. We request that this proposal by denied, pending additional ecological impact analyses. Thank you, Matthew George, Ph.D. Matthew George, Ph.D. University of Washington mattgeorgeohd.github.io Atta PLN2 Packet Pg. 67 2.1.a From: Sarabeth Jaffe <sarabethjaffe@gmail.com> Sent: Tuesday, September 7, 2021 8:21 PM To: Clugston, Michael Subject: Opposing PLN2021-0037 Follow Up Flag: Follow up Flag Status: Completed Mike Clugston-- I live in Brackett Apartments, just steps away from where this proposed development will be. I highly oppose these plans. The roads in this Edmonds neighborhood where these 11 houses are to be built already DO NOT have side walks and are already placed on dangerously steep hills. Many people including my family take our dog on walks in this area-- it is one of the few places that is not a busy road. The houses would increase traffic to the area substantially as this is a DEAD END STREET. Please take the local community's thoughts into consideration. Sarabeth Jaffe Edmonds Resident Atta PLN2 Packet Pg. 68 2.1.a From: K Keefe <wheekawheek@gmail.com> Sent: Tuesday, September 7, 2021 3:03 PM To: Clugston, Michael Subject: Public Comment- PLN2021-0037 Follow Up Flag: Follow up Flag Status: Completed Please consider this my public comments about the proposed development at 240th St SW in Edmonds, permit number PLN2021-0037. I think that this development would be a determent to the surrounding neighborhood and to Edmonds. A three acre, wooded parcel that borders wetlands should NOT be developed. It should remain a wooded area. Edmonds is severely lacking land like this and every day more and more trees are coming down. This changes the landscape and feel of Edmonds, destroys habitat for wildlife, and is bad for the environment in general. When Edmonds is looking at climate change, why are trees coming down at this rate? Especially large swaths? I am against this proposal. Thank you, Killy Keefe Edmonds Atta PLN2 Packet Pg. 69 2.1.a From: Sean <spkipp101@gmail.com> Sent: Thursday, August 26, 2021 12:11 PM To: Clugston, Michael Subject: Re: PLN2021-0037 Questions Awesome, thanks Michael, Couple of comments I'd like added prior to the Sept 8th due date. 1. Sidewalk on 240th - That portion of 240th does not currently have sidewalk. With the existing 7 homes back there it isn't much of a concern but with the addition of 11 new homes is there going to be sidewalk added connecting up to the sidewalk currently ending in front of 9019 240th? With the grade of that hill it will become a sight hazard for drivers and a risk to pedestrians given the narrowness of 240th and the nearly doubling of vehicle traffic. 2. Trail (previously 92nd) - Will the trail that exists leading to the front of Madrona school be absorbed into these lots? If not will the fences be right against the trail? It's regularly used by people in the area and is a good path leading to the front of the school so pedestrians in the area don't have to take WA 104/Edmonds Way if they choose to walk. 3. Tract 99 - What are the current plans for Tract 99 (Northwest portion of the preliminary set)? Are there plans for more homes in that space or will it be left as is? First try for me at sending in comments for a city project so if there is anything needing clarification please let me know, Thanks, Sean On Thu, Aug 26, 2021 at 11:00 AM Clugston, Michael<Michael.Clugston@edmondswa.gov> wrote: You're welcome - please send any comments directly to me. Mike From: Sean <spkipp101@gmail.com> Sent: Thursday, August 26, 2021 10:58 AM To: Clugston, Michael<Michael.Clugston@edmondswa.gov> Subject: Re: PLN2021-0037 Questions Atta PLN2 Packet Pg. 70 2.1.a Thanks for sending this over Michael! Do you know the best way to get comments sent over or do those go through you? Thanks, Sean On Thu, Aug 26, 2021 at 9:04 AM Clugston, Michael<Michael.Clugston@edmondswa.gov> wrote: Hi Sean, Thanks for the heads up - I'll check on the attachments. The project is proposed to be an 11-lot conservation subdivision — see attached. Let me know if you have any other questions after the other documents are fixed online. ►AT Michael Clugston, AICP Senior Planner City of Edmonds 425-771-0220 x 1330 (cell: 425-967-2634) michael. cl ugston @edmondswa. gov Atta PLN2 Packet Pg. 71 2.1.a City Hollis now open daily 10am — 2pm. The Development Services Permit Counter is open Wednesdays only, 10am — 2pm. Additional in -person counter services may be arranged by appointment by calling (425)-771-0220. Remote and online services including Zoom meetings are encouraged. For all other permit inquiries, email: devserv.admin@edmondswa.gov Apply for permits at: https.11mvbuildingpermit.com/ Search old records at: https://weblink.edmondswo.gov/weblink/browse.aspx Handouts, codes, plans, and Web GIS: http://www.edmondswo.gov From: Sean <spkipp101@gmail.com> Sent: Thursday, August 26, 2021 8:24 AM To: Clugston, Michael<Michael.Clugston@edmondswa.gov> Subject: PLN2021-0037 Questions Good Morning Michael, Saw the sign go up for this project yesterday along 240th and I was curious to see what would potentially be being built down the street from me. Just a heads up that the only document on the site that is able to load is the initial notice and none of the additional documents are available for viewing. Could you let me know when those other documents are uploaded? Appreciate it, Thanks, Sean Kipp Atta PLN2 Packet Pg. 72 2.1.a 88th PI W, Edmonds, (925) 809-5464 Sean Kipp (925) 809-5464 Sean Kipp (925) 809-5464 Atta r,- Packet Pg. 73 2.1.a From: Stephen Kuehne <skeyknee@yahoo.com> Sent: Monday, September 6, 2021 9:51 PM To: Clugston, Michael Subject: 240th St SW Follow Up Flag: Follow up Flag Status: Completed Hello, It's come to our attention that there is a potential 3 acre development that is in the planning stages. Ref # PLN 2021-0037 The address would be approx 9100 240th St SW Edmonds 98026. We are residents on the street. Can you assist us in finding out more information about the project? I have not seen a posted sign at the property. My wife and I were unsuccessful searching for details at the Edmonds city website There is a rumor that the planning is detailing for 11 address'. The whole street only has about 40 or so right now. With no other inlet/outlet roadway that would be an approx 25% increase .Even more impactful being at the very end of the street. Is there going to be a period where input from residents is accepted? That could ultimately be a minimum of 20 additional vehicles, making 2 trips daily up and down the street. That would be our primary concern. We look forward to your assistance helping us understand the future of our neighborhood. Thanks, Stephen Kuehne and Louann Garceau 8831 240th ST SW 425 399-4741 Atta PLN2 Packet Pg. 74 2.1.a From: Marilyn Overton <marilyngoverton@gmail.com> Sent: Monday, September 6, 2021 10:19 AM To: Clugston, Michael Subject: Please preserve trees and wetlands Follow Up Flag: Follow up Flag Status: Completed Hello, Please do all you can to preserve trees and wetlands. (Permit number PLN2021-0037) Thank you! Atta PLN2 Packet Pg. 75 2.1.a From: Karen Saddler <saddlerk@coiseattle.com> Sent: Wednesday, September 8, 2021 10:06 PM To: Clugston, Michael Subject: PLN2021-0037 Comments Importance: High Hi Michael, It was brought to my attention that there is a 2.7 acre plot that is going to be developed with 11 new homes. I live at 9010 240t" ST SW and have some concerns about this project. First, I did not receive any notice about it in the mail and the project sign is very small and there is not a drawing showing how these homes are going to be laid out on the property. In 2003, when Sunquist homes developed the property we live on, there was quite a bit of controversy on putting 4 homes on almost 2 acres. He also developed the other side of the street a year later with 5 homes. In allowing this development, the street was narrowed with curbs at a blind hill with no allowance for on street parking (BTW- there is on street parking as you drive closer to Edmonds way, by the townhomes and apartments). The private driveways are too narrow to allow for guest parking and I have seen many close calls especially with increased delivery trucks (Amazon, grub -hub, uber) double- parked. I really don't think this is a great street improvement, but a hazard. In almost tripling the amount of homes on this new property — I am very concerned on the increase amount of traffic, especially since my daughter and her friends walk to Madrona school everyday on this street with no sidewalks (this road was not addressed when the new school was being built). We need to develop a safe pedestrian city infrastructure of our streets before we allow maximum building on the properties. I am very concerned that is will look like the new development on 2441" — where there is no green space and there is no guest parking on the property (see first snip below). There will be guests and delivery trucks — it needs to be planned for! We don't want to be like Seattle! There is quite a bit of wild life in this area that lives on the school properties and in the 2 protected areas that surround this property being developed. It is one of the reasons why we have lived here so long, moving from Bellevue, it is a very quiet street, but near everything. It would be a shame to not continue with this protection of these areas with some sort of green belt instead of just putting up big boxes to maximize profit. This property is on a sloping hill which is very similar to our development — the builder at that time was required to leave a certain percentage of natural landscape as protected forest (second snip of PLN2021-0037 and surrounding areas). Is this still true? In addition, there is not a traffic light at this intersection at Edmonds Way. The cars coming from 1-5 to catch the ferry are going 55+ in a 40 zone and it is very difficult to get out of this neighborhood, especially in the winter (the other exit is not passible when there is ice). I have seen many motorcycles coming from the ferry being hit from cars desperate to get across the street to St Route 99. We seemed to have been by-passed for pedestrian improvements at this intersection (BTW - I see the other project at 232d is not being finished in a timely manner further down the street — COVID issues?). I see several people from the apartments at the corner and people from Ferndale Village apartments that walk down 240th have to make a mad dash across Edmonds Way. It's just not safe! It would be nice to have at least a flashing sign showing the speed the cars are traveling, like they do when you drive into the downtown to slow people down. Atta PLN2 Packet Pg. 76 2.1.a Thank you for your time in reading my concerns. We are all for development and we will love having new neighbors, as long as it is done in a manner that protects the natural wildlife of the area and the people already living in this area. Sincerely, Karen Saddler + David Gibbs 9010 240t" ST SW Edmonds WA 98026 425-775-8342 1 Atta PLN2 Packet Pg. 77 2.1.a From: Jean Salls <jean_salls2000@yahoo.com> Sent: Monday, September 6, 2021 11:30 AM To: Clugston, Michael Subject: PLN2021-0037 Follow Up Flag: Follow up Flag Status: Completed Property is already cleared with many trees gone. My concern is the unwillingness of the City of Edmonds and Washington State DOT to do anything to make changes that would fix the dangerous situation at the intersection of 240th and Highway 104. It seems to me that the City should do something to remedy this hazard before permitting more housing that will impact this traffic danger even more. There have been many bad accidents at this intersection but the State tells me there haven't been enough accidents to warrant any change. It is east of a blind corner and cars speed as the roadway straightens out. I have never seen any enforcement of speed limits in this area. This project will impact the situation by adding more traffic attempting to access Highway 104. Jean Salls 8512 242nd Street S.W. Sent from Yahoo Mail for iPad Atta PLN2 Packet Pg. 78 2.1.a From: Sent: To: Subject: Follow Up Flag: Flag Status: Hi Mike, Mary <petsflowers @yahoo.com> Sunday, September 5, 2021 4:22 PM Clugston, Michael Fw: Application #PLN 2021-0037 Follow up Completed I am requesting information regarding the I I house development on 240th St SW proposed under application PLN 2021-0037, particularly in regards to studies on traffic impact and impact on nearby wetlands. I live at 9213 242nd St SW which will be potentially affected by additional car traffic generated by this development. The only access to this development will be via 240th St SW and Edmonds Way, which is an intersection without a traffic light (there have been several fatality accidents at this location) or crossing over to 242nd St for access to 205th St. This traffic routing would be problematic as there are two hills on 242nd and 92nd that are almost impassable if there is snow, black ice or even heavy rain during the winter. The dead end street I live on, which is off of 92nd, has often had to deal with cars that are stranded due to snow. In addition it is common for the City of Edmonds to close one or both of the hills due to inclement weather. The proposed development also borders two wetland areas -one just between the property and Madrona School and the other across 240th St. I would like to know what impact studies have been done regarding those sensitive areas, as well as reduction of green space and wildlife habitat. Currently there is a trail bordering this property that is heavily used by the local residents for walking and I have seen owls, coyotes, raccoon and even a deer in these woods. Please let me know if there will be a public hearing that I can attend. I would also welcome the opportunity to meet with someone from your office to walk through the area and point out the areas of concern I have outlined in this email. Thank you. Mary Schweikl Atta PLN2 Packet Pg. 79 2.1.a From: Shannon Trivett <shannon.l.trivett@gmail.com> Sent: Wednesday, September 8, 20214:35 PM To: Clugston, Michael Subject: Public Comment for File No PLN2021-0037 Hello Mr. Clugston, I would like to provide public comment regarding file PLN2021-0037; Pacific Ridge Homes (Mirante) I live nearby the proposed new development. I want to make clear that the adject road 92nd Ave W is a privately owned road that is a dead end. 240th is the only way out for anyone located on 92nd Ave; likewise, 240th is the only road out of the entire neighborhood for many people. I fear that construction and dump trucks (which must haul away what I assume will be a monumental amount of soil over many months) will block the road, impeding the only source of ingress and egress for many residents. Additionally, however tempting it may be, there should be NO construction or other vehicles parked along 92nd Ave at any time, including during construction. Any unauthorized vehicles will be towed. I equest that Pacific Ridge Homes pay for and install signage for the duration of construction indicating that vehicles cannot park on 92nd Ave W. It is also unclear to me where any vehicle will park anywhere near the lot during construction. The lot itself is on a heavily wooded steep slope. It would be incredibly dangerous for any vehicle to park near the lot along 240th as the road slopes steeply up, creating a blind spot for anyone coming up the hill who has to drive around a parked vehicle. I am unsure how the development could be built without seriously impeding many peoples' ability to drive to or from their homes. Thank you for your time, Shannon Trivett Edmonds, WA Atta PLN2 Packet Pg. 80 2.1.a From: Kristine Wear <wkristine07@aol.com> Sent: Tuesday, September 7, 2021 2:32 PM To: Clugston, Michael Subject: PLN2021-0037 Follow Up Flag: Follow up Flag Status: Completed To Mike Clugston, I have concerns about the proposed housing development #P LN2021-0037. The people of Edmonds spent over a year filling out the numerous Citizens' Housing Commission surveys telling the City what was important to us to living in Edmonds. On every survey we reiterated that maintaining trees and the wildlife that live there was a top priority In March the City Council past the Emergency Ordnance 4217 to prohibit the removal of 24" diameter trees. I am sure the trees on this development are at least that size if not larger. There is also the issue of more traffic and congestion with this development. This proposal needs further consideration and more time for broader public input before it moves forward. Kristine Wear 23633 101 st Ave. W. Edmonds, 98020 Atta PLN2 Packet Pg. 81 2.1.a From: Maria P <wmcarmelina@gmail.com> Sent: Monday, September 6, 2021 1:54 PM To: Clugston, Michael Subject: Permit PLN2021-0037. Follow Up Flag: Follow up Flag Status: Completed Hello Michael: As a Edmonds resident and homeowner it has come to our concern the development of PLN2021-0037 that is in close touch to the sensitive wetlands and will be a big disturbance to the environment and the traffic to all our neighbors and disrupt the green space is becoming scarce and impacts our lives forever, please do reconsider the people living here and the green space and water that is so crucial for our daily lives Maria Wissler Atta PLN2 Packet Pg. 82 2.1.a RAM Engineering October 11, 2021 City of Edmonds Development Services Department Attn: Mike Clugston, Senior Planner 121 5th Avenue North Edmonds, WA 98020 RE: Brackets Reserve: 240th St SW 11-Lot Plat Plan Check PLN0021-0037 15t Preliminary Review Comment Response RAM Job No. 20-024 Mr. Clugston: This letter outlines the revisions and corrections made per the preliminary review comments by city staff Below is a list of the comment response documents addressing the comments and requests: Planning Comments: Mike Clugston July 13, 2021 1. Conservation subdivision design. The project narrative and preliminary plat map indicate use of the conservation subdivision zoning criteria in ECDC 20.75.048.B.1- 3. However, the preliminary development plans show a standard ROW and pavement width. Please confirm why flexibility for the access is not being proposed consistent with ECDC 20.75.048.B.4 to further reduce impervious surface area and tree impacts. Response: The project plat road has a proposed roadway width of 24 ft from face of curb to face of curb. A minimally narrower road (20 ft) would not increase the number of retention trees due to the significant grades and grading of the site development. A reduce road width below 24 feet is not proposed. 2. Trees, The Preliminary Tree Retention Plan and arborist report need to be updated to address the current tree code in Ordinance 4227, which became effective July 16, 2021. a. Verify that the number or retained, removed, and replacement trees is consistent between the Retention Plan and arborist report. Response: Tree count and numbers have been coordinated and include on the updated Tree Retention Plan and Arborist Report. The proposed development is implementing conservation subdivision design as provided for in ECDC 20.75.048. Reduced and clustered lots are proposed to retain as many trees as possible. Note, due to the expanded stormwater detention system in Tract 998, three additional trees west of the detention system in Tract 999 will need to be removed to construct the stormwater facilities. The three additional removal trees will reduce the existing tree retention number below 30%. In accordance with ECDC 23.10.060.F.4. a minimum of three additional trees will be planted to meet the 30% tree retention goal. To meet the tree replacement requirements the applicant will make a tree replacement fee in lieu of payment. In accordance with ECDC 23.10.080.E.4., the applicant will pay the maximum fee -in - lieu payment of $2.00 per square feet of gross project area ($214,948 = $2.00 x 107,474 sf). A landscape tree planting plan will be provided in the Civil Review phase of the project. /� Atta M Engineering 19109361hAve W, Suite 100 Lynnwood WA 98036 (425) 678-6960 RAMengir%N Packet Pg. 83 Brackets Reserve: 240th St SW 11-Lot Plat Plan Check PLN0021-0037 1st Preliminary Review Comment Response RAM Job 20-024 Page 2 of 6 Property line and boundary trees. The clearing limits of the development extend up to the site boundary on the east and north. For any jointly -owned trees on a property line, provide confirmation from the adjacent property owner that the tree(s) can be removed. There are also several trees located near property lines on adjacent properties that could be impacted by the clearing activity. The City of Edmonds strongly encourages you to contact those neighbors about the proposed development and potential impacts to those boundary trees. Response: House and wall construction adjacent to the common external property along the easterly boundary of the project (lots 1 thru 6) may occur near or adjacent to existing trees. Established Washington State case law allows roots from trees on adjacent properties that encroach on the development property to be removed (see Mustoe v. Ma/Jordan, April 4, 2016) The applicant will evaluate the trees along the shared property boundary prior to the start of construction and will work with the adjacent property owner to determine if any trees on their property should be removed. Fire Comments: Karl Fitterer, August 12, 2021 1, Because of length of driveway. a fire hydrant is required. Locate hydrant on the inside of the cul-de-sac an unnamed dr. Response: Proposed fire hydrant has been relocated to the project cul-de-sac as requested 2. Any storm water vaults that are intended to be part of the parking, drive isle will need to be engineered to HS25 for supporting ladder operations. 75,000 per square foot point load. Response: Okay. 3. Any SFD over 3,000 sq ft Fire sprinklers are required but can be 13D flow through type to reduce initial costs and maintenance. Response: Okay. 4. Cul-de-sac will need signage denoting "NO PARKING FIRE LANE" every 50 feet along entire radius. Response: Okay, signage note added to the preliminary plans. Engineering Comments: JoAnne Zulauf, September 1, 2021 GENERAL 1. There is an existing power pole/street light, please show on the plans in it's current location and, if necessary. proposed location. Response: Existing power pole to remain. Added note plan. UTILITIES 1. Show the location of existing and proposed dry utilities to verify separation is attainable. Response: Existing and proposed dry utilities have been added to the plans. Note, proposed dry utility locations are preliminary and subject to change. Stormwater Comments: Zachary Richardson, August 10, 2021 Preliminary Engineering Plan Comments: pp //�� ��//�� Attar" RAM Engineering 19109 36th Ave W, Suite 100 Lynnwood WA 98036 (425)678-6960 RAMengirFdeN Packet Pg. 84 Brackets Reserve: 240th St SW 11-Lot Plat Plan Check PLN0021-0037 1st Preliminary Review Comment Response RAM Job 20-024 Page 3 of 6 Preliminary Grading Plan sheet 2 of 3: SW2-1: It appears this existing depression will be filled and the site accepts run-on from the north; address concerns in drainage report for these impacts. Response: The northerly onsite ravine slopes westerly; there is no depression, trapped water or wetland in the ravine area along the northerly portion of the project site. Topography contours have been corrected on the plans. See additional discussion below and revised stormwater report in regards to the proposed culvert in this area. SW2-2: Its not entirely clear how maintenance access is provided to the detention system with this slope; address as needed. Response: The detention area has been revised/regraded to support a detention vault. An access apron will be provided to facilitate maintenance of the detention system. Preliminary Utility Plan sheet 3 of 3: SW3-1: Revise to through -curb inlet (sump) and address additional concern in drainage report for large amount of surface directed to single CB. Response: The catch basin at the north end of the cul-de-sac has been revised to a thru-curb inlet to provide additional capacity and reduce potential for clogging at the road low -point (sump condition). SW3-2: It appears this area is routed to a new local sub -basin, address concerns in drainage report regarding this potential impact. Response: The stormwater design and report has been revised to accommodate the site's two drainage sub -basins. SW3-3: The exact need for this, maintenance access, and maintenance duties are unclear, address concern in drainage report. Response: To support the proposed road design and cul-de-sac turn -around construction, the northerly ravine area needs to be partially filled. To prevent trapped or a depressional area upstream/east of the proposed cul-de-sac a culvert in necessary. The area east of the culvert is limited; however, the area is offsite and the applicant does not have the right to regrade/fill the area offsite and east of the culvert. Additional discuss of the proposed culvert has been added to the O&M section of the project's stormwater report. SW3-4: It appears that the head drop for WQ BMP creates an extreme slope change at this location and may be a hydrologic concern and/or backwater the WQ BMP; address concern in drainage report for this impact. Response: The stormwater pipe slopes have been revised and a vertical drop in the system has been added to reduce potential backwater effects. Stormwater Site Plan Report Comments: Page A-2: SW4-1: Update to address how project complies with guide sheet 3 in SWWMM Appendix I-D Response: The project is made up of two local sub -basin areas. The northerly project sub -basin flows westerly to an adjacent depressional wetland and the southerly project flows to the City's 240th St SW MS4 system that flows south. Stormwater modeling has been updated to include the two local sub -basin areas. Note, due to the fact the northerly basin flows to a depressional wetland area, additional evaluation of the northerly basin's hydrology calculations (in accordance with the Guide Sheet 3 in SWWMM Appendix I-D) has been provided. p /� �/� Attar" RAM Engineering 19109361hAve W, Suite 100 Lynnwood WA 98036 (425) 678-6960 RAMengirReRl Packet Pg. 85 Brackets Reserve: 240th St SW 11-Lot Plat Plan Check PLN0021-0037 1st Preliminary Review Comment Response RAM Job 20-024 Page 4 of 6 Page B-1: SW-7: Update to more clearly reflect multiple sub -basins (same TDA), and any run-on from adjacent properties. If run on flows are part of the diverted flow from the north sub -basin; make sure they are included in any analysis of impacts from that change. Response: The stormwater design has been revised to accommodate the two sub -basin areas of the site. The stormwater calculations have been revised and additional basin maps have been added to the stormwater report to demonstrate the local sub -basin areas. Page C-1, SW8-1: Expand to include discussion as need to address the following; including supporting info, conveyance calculations, and/or revise design as needed: a) Address change inflow capacity of public system between site and wetland resulting from the proposed change in local sub -basin collecting north slope (and run-on?) through this system now Response: The stormwater design has been revised to accommodate the two sub -basin areas of the site. Additional basin maps have been added to the stormwater report to demonstrate the local sub -basin areas. b) Discuss reason for additional culvert north of cul-de-sac and explanation of why an to a alternate grading plan could not achieve the some goal without the culvert Response: To support the proposed road design and cul-de-sac turn -around construction, the northerly ravine area needs to be partially filled. To prevent trapped or a depressional area upstream/east of the proposed cul-de-sac a culvert in necessary. The area east of the culvert is limited; however, the area is offsite and the applicant does not have the right to regrade/fill the area offsite and east of the culvert. c) Address impacts as result of filling a closed depression on -site, which appears to retain runoff in pre - project conditions Response: The northerly onsite ravine slopes westerly; there is no depression, trapped water or wetland in the ravine area along the northerly portion of the project site. Topography contours have been corrected on the plans. d) Address concern for hydraulics of the frontage system transitioning from 18% pipe to 0.5% pipe (and at same CB that site flows are added to system) Response: The stormwater pipe slopes have been revised and a vertical drop in the system has been added to reduce potential backwater effects. e) Address concern for adequacy of single CB to collect entire north portion of road runoff in a sump condition (capacity and clogging) Response: The catch basin at the north end of the cul-de-sac has been revised to a thru-curb inlet to provide additional capacity and reduce potential for clogging at the road low -point (sump condition). f) Address portions of the site which bypass detention and update flow control calculations to reflect this area correctly, note that MR #5 maximum bypass is 1,000 SF unless performance criteria is demonstrated Response: Stormwater calculations have been updated to account for bypass areas. p /� �/� Attar" RAM Engineering 1910936IhAve W, Suite 100 Lynnwood WA 98036 (425) 678-6960 RAMengirReRl Packet Pg. 86 Brackets Reserve: 240th St SW 11-Lot Plat Plan Check PLN0021-0037 1st Preliminary Review Comment Response RAM Job 20-024 Page S of 6 Page C-3, SW11-1: This exemption is a sub -section of the direct discharge exemption; direct discharges required discharging entirely through man-made structures. However this project discharges to a wetland, which is not a man-made structure; therefor, it appears the exemption is not applicable to this project. Update or address as needed. Response: Stormwater flow control calculations have been revised to standard flow control detention standards of MR-7 are now provided (no direct discharge basin exemption applied). Page C-5, SW12-1: Note that CMP is not permitted in Edmonds; revise plan as needed. Response: No CMP is proposed on the development plans. Page C-6, SW13-1: a) This is a flow control requirement and all land conversions need to be reflected; update to include all non-NGPA pervious areas. Response: Stormwater flow control calculations have been revised to accommodate the two sub -basins of the project site and all the development areas. Standard flow control detention standards of MR-7 are now provided (no direct discharge basin exemption applied). b) It appears a portion of the site will bypass detention and requires a point of compliance comparison using the combined value of the detained flows plus bypass flows; update as needed. Response: Stormwater calculations have been updated to account for bypass areas. Page C-15, SW22-1: Include full WWHM data needed to verify inputs are correct Response: The WWHM data for water quality sizing (2-year mitigated release flows) have been included in the flow control calculations. Page F-1, SW27-1: a) Update to explain how maintenance access to this detention system is provided, and complies with requirements per SWMMWW. Explain if traffic control would be needed (include sample TC plan before civil approval), and such operations shall be confined to the cul-de-sac (not 240th). Response: The detention area has been revised/regraded to support a detention vault. An access apron will be provided to facilitate maintenance of the detention system. b) Update to address maintenance of the new culvert near north end of the cul-de-sac; the purpose of this culvert and limitations around it appear unclear, but as presented, it seems to be for the sole benefit of the development & preferred grading plan. Response: The culvert is necessary to drain upstream areas; if no culvert was installed, a depression area that traps surface water would be created. Due to the grades and elevation of the site, the culvert will need to be manually maintained. A description of the culvert and required maintenance has been added to the O & M section of the stormwater report. Public Comments Summary: Mike Clugston September 10, 2021 The attached comments were submitted by the public as part of the Notice of Application mailing distributed on August 25, 2021. Of specific interest, several commenters indicated there is a pedestrian trail on the Madrona K-8 site near the western edge of the project site that could be impacted by the proposal. It seems like the trail is primarily on the Madrona site, but its outlet is near or on the southwest corner of the project site. Please clarify. Response: The existing pedestrian trail is located offsite on the adjacent Madrona School property west of the project site. The existing trail will not be obstructed or removed by the project. The 240th St SW frontage improvements to be installed with the project development will allow direct access to the existing pedestrian trail. The pedestrian trail has been added to the plan sheets for reference. RAM/� �/� Attar" w Engineering 19109 361hAve W, Suite 100 Lynnwood WA 98036 (425) 678-6960 RAMengiri" Packet Pg. 87 Brackets Reserve: 240th St SW 11-Lot Plat Plan Check PLN0021-0037 1st Preliminary Review Comment Response RAM Job 20-024 Page 6 of 6 Also, it is known that there is a Category III wetland on the Madrona site to the west, which buffer does not extend to the project site. However, one commenter (Schweikl) indicated there may be a wetland on the vacant parcel directly to the south of 240=h Street (Tax ID 00463302000401). Please have the biologist verify whether there is a wetland in that location. If there is, it needs to be mapped and the appropriate buffers applied pursuant to ECDC 23.50. If it is a wetland, and depending on the width of the buffer, the project layout may need to be revised. Alternatively, the biologist may determine the buffer is interrupted by the 24011 Street improvements in accordance with ECDC 23.40.220.C.4. Response: See the updated Critical Areas Reconnaissance Report that documents the existing wetland areas south of 2401h St SW as requested. If there are any questions regarding the items above, please contact me at your earliest convenience; I can be reached at (425)678-6960 or RobL@RAMengineeringinc.com. Thank you, Rob Long, PE Principal p /� �/� Attar" RAM Engineering 19109361hAve W, Suite 100 Lynnwood WA 98036 (425) 678-6960 RAMengirRM Packet Pg. 88 SHOFFNER CONSULTING 1015 Tenth St. Mukilteo, WA 98275 Mobile: (206) 755-9407 tony@tonyshoffner.com 2.1.a October 7, 2021 John Mirante Pacific Ridge Homes 17921 Bothell Everett Highway Suite 100 Bothell, WA 98012 RE: Tree Inventory Report - Brackets Reserve, Edmonds, WA A1.7Ti11 This report is provided to report on the inventory I conducted of the trees on the property of the proposed Bracket's Reserve development in the City of Edmonds, WA. The Preliminary Tree Retention Plan, TR-01 sheet 1 of 1, shows the locations, the assigned tag numbers, the information on species and trunk dbh for the surveyed trees and the retention status of each tree. 1.0 Professional Experience and Credentials Following is a summarization of my experience and credentials as a consulting arborist: • Master of Science in Urban Horticulture from Center for Urban Horticulture, University of Washington, 1996. Focus of study and thesis was nursery production of Pacific madrone (Arbutus menziesii) and establishment into a natrual/urban ecosystem. • ISA Certified Arborist since 1996. • Tree Risk Assessment Qualified since 2012. • Consulting arborist, 1996-present. • Wetland Biologist, 1996-1998 • Other related experience: City of Everett Urban Forestry, summers 1989-1992; Natural Resource Management staff and Bellevue Botanical Garden staff, City of Bellevue, 1996-1997. 2.0 Site Conditions and Proposed Development The project site is composed of multiple lots and is located in the North Edmonds neighborhood. The lot is developed with single family residences in a single family residence neighborhood. The landscape is dominated by native trees and understory species. The proposed development is to remove the existing houses and redevelop the property with 11 single family lots. 3.0 Tree Inventory - Methods and Results I conducted level 2 basic visual evaluations of all the trees according to ISA standards and based upon many years conducting such evaluations on trees in the Pacific Northwest. I oberserved trees up close to inspect conditions of the trunk and from afar to inspect conditions in the crowns. All assessments were conducted according to the Attac PLN2 Packet Pg. 89 2.1.a methods specified in the ISA Tree Risk Assessment Manual (Dunster, Julian A., E. Thomas Smiley, Nelda Matheny, and Sharon Lily. 2013. Tree Risk Assessment Manual. The investigations involved the gathering of the following information: • Tree species • Trunk diameter • Crown spread diameter • Location factors • Health and condition notes (general level of vigor, defects, disease or pest problems) There are 244 significant trees on the property that are shown on the Preliminary Tree Retention Plan. All of the information specific to each tree is provided in the accompanying Tree Evaluation Data spreadsheet. The forested area is dominated by evergreen conifers, namely Douglas fir (Pseudotsuga menziesii), and includes other evergreen trees such as western red cedar (Thuja plicata), western hemlock (Tsuga heterophylla), western white pine (Pinus monticola), and Sitka spruce (Picea sitchensis). Other species include red alder (Alnus rubra), bittercherry (Prunus emarginata), bigleaf maple (Acer macrophyllum) and Pacific madrone (Arbutus menziesii). In general, the trees and the forest are in good health and condition. All ofthe deciduous trees (red alder, bittercherry and bigleaf maple) were dormant and had no leaves at the time of my assessment so it was not possible to get a full assessment of their health and vigor, however, I didn't note any obvious symptoms of decline or significant defects. 3.0 Tree Retention and Protection The City of Edmonds requirements for tree retention on a new single family, short subdivision or subdivision specified in table 23.10.060.0 of the Edmonds City Code and Community Development Guide requires the retention of 30% of all significant trees in the developable site. The proposed tree retention of 74 trees satisfies that requirement through the retention of 30.3%. 3.1 Limits of Disturbance Discussion Limits of disturbance are required for retained trees. The trees are being retained in a single tract as a large stand in the western portion of the property from the north boundary line to the south. Thus, a vast majority of the trees are well out of range of any development related impacts. I have identified 15 trees along the eastern boundary of the tree retention tract that will have impacts within or just outside their LODs. The specified limits of disturbance for these trees were determined based upon the following criteria: • For small trees with low crowns, the LOD is placed just outside the crown to protect the crown and eliminate the need for crown reduction. Being small trees, these distances will also be adequate to protect the rootplates of these trees, eliminating root damage and loss to an extent that would significantly impact the trees' health and conditions. Attac PLN2 Packet Pg. 90 2.1.a • For larger trees with high crowns, the LODs are set at a distance outside their rootplates, eliminating root damage and loss to an extent that would significantly impact their health and condition. The LODs reflect these distances. 3.2 Tree Removal Impacts The removal of trees within the LODs of retained trees has the potential to impact the retained trees in the following ways. I have provided an assessment of these impacts and recommendations to reduce them with each impact. • The removal of trees can impact retained trees by leaving them exposed to new conditions, creating a new edge or leaving them as standing singles. The conditions adjacent to the tree retention tract are ideal for retaining trees that will remain viable. The density of the stands of trees to be removed is currently not very high and in places there is already an edge between the retained trees and those to be removed, thus removal of these trees will not increase the exposure for the retained trees significantly enough to impact their health. No trees will be left as standing singles. • The removal of trees can impact the root systems of retained trees by excavating trunks of the removed trees. There are only a few retained trees that will have trees removed within or just outside their LODs. These are numbers 10761 and 10783. The stumps of trees within the LODs of these trees that are also within the tree retention tract are to be flush cut and left in place. 3.3 Tree Protection Measures The following tree protection measures are to be instituted prior to beginning site work and are to remain throughout development of the property, only removed upon approval of the City of Edmonds: • Tree protection fencing per City of Edmonds specifications is to be installed at the location shown on the Preliminary Tree Retention Plan along the edge of the tree retention tract. • Some trees shown to be removed are in the location of the protection fencing. The fencing is to placed far enough inside the tree retention tract to accommodate removal of these trees. Following removal of the trees and flush cutting the stumps, the fencing is to be placed in the intended location along the edge of the tree retention tract. 4.0 Tree Replacement The required tree retention percentage of 30% is met through the retention of 71 trees or 29.1 % of significant trees. Replacement or fee in lieu for the 173 trees removed is required with 403 replacement trees to meet the retention percentage at 30.3%. Replacement trees are required to be 1.5" caliper for deciduous trees and 6 feet in height for evergreen trees. Attac PLN2 Packet Pg. 91 2.1.a There is considerable open space between the existing trees in the tree retention tract to plant replacement trees. 5.0 Use of This Report This report is provided as a means of addressing the trees on the property of the Bracket's Reserve project in the City of Edmonds, WA. This report addresses only trees on this property. There is no gurarantee that retained trees will survive through construction, and as trees are dynamic and their conditions can change rapidly due to environmental changes, Shoffner Consulting cannot be held liable for the failure of any retained trees. Cordially, Tony Shoffner ISA Certified Arborist #PN-0909A TRAQ Attac PLN2 Packet Pg. 92 I 2.1.a I 3 a N- 0 0 N C 0 LOT 5-"- \ I/ N r' EX TREES TO REMAIN TYP j 11 7p��r ' 1 V 1 17738 1 1 I 28'F J 1 I / y TREE RETENTION/ 1 11 7 MI TIGA TION AREA i fAi 1 TRACT 999 (CROSS —HA TCHED AREA LIMITS OF CLEARING—" (TYP) � j I 1 1 I 1 1 I \I � I 1 1 / 1 1 1 ; r3 J !�RDaIL--------------/--------- — } — C NW BLOCK 12 HANBURY'S SOUND VIEW TRACTS V, 71 PG,20 LOT 4 f0 Ob _ 9 IT— 240TH ST SW �\Ir5r° VILLAGER REC, NO, 8112285001 10581 'q"14 5 ARC I � RSA SE1/4, SEC 31, TWP 27N, RGE 4E, W.M. N SCALE 1" = JO' 0 15 30 60 TREE LEGEND TREE TAG NUMBER & DESCRIPTION xxx EXISTING TREE TO BE REMOVED EXISTING TREE TO REMAIN TREE PROTECTION FENCING (LIMITS OF DISTURBANCE) TRACT 998 EDMUNDS HIGHLANDS REC, NO, 200404125344 I I I 1 12+00 Count Tree # Species Dbh CSD Rating Condition Notes Status 1 10301 Western Red Cedar (Thuja plicata) 28 38 2 Generally good condition and health. Large and old Remove 2 10303 Douglas fir (Pseudotsuga menziesii) 24 40 2 Generally good condition and health. Large and old Remove 3 10304 Douglas fir (Pseudotsuga menziesii) 20 38 2 Generally good condition and health. Large and old Remove 4 10305 Douglas fir (Pseudotsuga menziesii) 16 34 1 Good condition and health. Young and vigorous. Remove 5 1 10306 Douglas fir (Pseudotsuga menziesii) 24 1 42 2 lGenerally good condition and health. Large and old Remove 6 10307 Douglas fir (Pseudotsuga menziesii) 16 1 34 1 lGood condition and health. Young and vigorous. Remove 7 10308 Douglas fir (Pseudotsuga menziesii) 26 44 2 lGenerally good condition and health. Large and old Remove 8 10310 Western Red Cedar (Thuja plicata) 12 16 1 Good condition and health. Young and vigorous. Remove 9 10311 Western Red Cedar (Thuja plicata) 24 36 2 Generally good condition and health. Large and old Remove 10 10312 Douglas fir (Pseudotsuga menziesii) 10 18 1 Good condition and health. Young and vigorous. Remove 11 10313 Douglas fir (Pseudotsuga menziesii) 26 42 2 Generally good condition and health. Large and old Remove 12 10314 Douglas fir (Pseudotsuga menziesii) 16 34 1 Good condition and health. Young and vigorous. Remove 13 10315 Bittercherry (Prunus emarginata) 6 16 1 Good condition and health. Young and vigorous. Remove 14 10316 Douglas fir (Pseudotsuga menziesii) 10 22 1 Good condition and health. Young and vigorous. Remove 15 10317 Douglas fir (Pseudotsuga menziesii) 26 44 2 Generally good condition and health. Large and old Remove 16 10318 Douglas fir (Pseudotsuga menziesii) 22 38 2 Generally good condition and health. Large and old Remove 17 10319 Western Red Cedar (Thuja plicata) 10 14 1 Good condition and health. Young and vigorous. Remove 18 10321 Douglas fir (Pseudotsuga menziesii) 22 38 2 Generally good condition and health. Large and old Remove 19 10322 Douglas fir (Pseudotsuga menziesii) 40 44 2 Generally good condition and health. Large and old Remove 20 10323 Douglas fir (Pseudotsuga menziesii) 18 34 1 Good condition and health. Young and vigorous. Remove 21 10324 Douglas fir (Pseudotsuga menziesii) 18 34 1 Good condition and health. Young and vigorous. Remove 22 10325 Douglas fir (Pseudotsuga menziesii) 38 44 2 Generally good condition and health. Large and old Remove 23 10326 Douglas fir (Pseudotsuga menziesii) 16 32 1 Good condition and health. Young and vigorous. Remove 24 10327 Western Red Cedar (Thuja plicata) 22 36 2 lGenerally good condition and health. Large and old Remove 25 10328 Western Red Cedar (Thuja plicata) 20 32 2 lGenerally good condition and health. Large and old Remove 26 10329 Douglas fir (Pseudotsuga menziesii) 24 38 2 lGenerally good condition and health. Large and old Remove 27 10330 Western Red Cedar (Thuja plicata) 20 32 2 Generally good condition and health. Large and old Remove 28 10331 Western Red Cedar (Thuja plicata) 8 12 1 Good condition and health. Young and vigorous. Remove 29 10336 Western Red Cedar (Thuja plicata) 8 10 1 Good condition and health. Young and vigorous. Remove 30 10340 Douglas fir (Pseudotsuga menziesii) 14 28 2 Generally good condition and health. Large and old Remove 31 10341 Pacific madrone (Arbutus menziesii) 6 16 1 Good condition and health. Young and vigorous. Remove 32 10342 Douglas fir (Pseudotsuga menziesii) 30 46 2 lGenerally good condition and health. Large and old Remove 33 10343 Douglas fir (Pseudotsuga menziesii) 20 38 2 lGenerallygood condition and health. Large and old Remove 34 10344 Douglas fir (Pseudotsuga menziesii) 18 38 2 lGenerally good condition and health. Large and old Remove 35 10345 Douglas fir (Pseudotsuga menziesii) 10 20 2 Generally good condition and health. Large and old Remove 36 10346 Douglas fir (Pseudotsuga menziesii) 32 46 2 Generally good condition and health. Large and old Remove 37 10347 Douglas fir (Pseudotsuga menziesii) 16 1 34 2 Generally good condition and health. Large and old Remove 38 10348 Douglas fir (Pseudotsuga menziesii) 22 1 40 2 Generally good condition and health. Large and old Remove 39 10349 Douglas fir (Pseudotsuga menziesii) 10 22 2 Generally good condition and health. Large and old Remove 40 10349 Douglas fir (Pseudotsuga menziesii g ( g ) 20 36 2 Generally good condition and health. Large and old Yg g Remove 41 10350 Douglas fir (Pseudotsuga menziesii) 30 44 2 Generally good condition and health. Large and old Remove 42 10351 Douglas fir (Pseudotsuga menziesii) 32 46 2 Generally good condition and health. Large and old Remove 43 10352 Douglas fir (Pseudotsuga menziesii) 32 44 2 Generally good condition and health. Large and old Remove 44 10353 Douglas fir (Pseudotsuga menziesii) 20 38 2 Generally good condition and health. Large and old Remove 45 10362 Western Red Cedar (Thuja plicata) 18 28 2 Generally good condition and health. Large and old Remove 46 10370 vVestern white pine (Pinus monticola) 10 18 1 Good condition and health. Young and vigorous. Remove 47 10371 Douglas fir (Pseudotsuga menziesii) 24 40 2 Generally good condition and health. Large and old Remove 48 10372 Western Red Cedar (Thuja plicata) 48 46 2 Generally good condition and health. Large and old Remove 49 10434 Bittercherry (Prunus emarginata) 12 22 2 Generally good condition and health. Large and old Remove 50 10435 Western Red Cedar (Thuja plicata) 42 44 2 Generally good condition and health. Large and old Remove 51 10436 Douglas fir (Pseudotsuga menziesii) 12 26 2 lGenerally good condition and health. Large and old Remove 52 10437 Western Red Cedar (Thuja plicata) 16 24 2 Generally good condition and health. Large and old Remove 53 10440 Douglas fir (Pseudotsuga menziesii) 16 34 2 Generally good condition and health. Large and old Remove 54 10441 Douglas fir (Pseudotsuga menziesii) 16 34 2 Generally good condition and health. Large and old Remove 55 10442 Douglas fir (Pseudotsuga menziesii) 12 26 2 Generally good condition and health. Large and old Remove 56 10456 Douglas fir (Pseudotsuga menziesii) 22 38 2 Generally good condition and health. Large and old Remove 57 10457 Douglas fir (Pseudotsuga menziesii) 16 32 2 Generally good condition and health. Large and old Remove 58 1 10458 Douglas fir (Pseudotsuga menziesii) 8 16 1 Good condition and health. Young and vigorous. Remove 59 10459 Douglas fir (Pseudotsuga menziesii) 10 22 2 Generally good condition and health. Large and old Remove 60 10460 Douglas fir (Pseudotsuga menziesii) 16 34 2 Generally good condition and health. Large and old Remove 61 10461 Douglas fir (Pseudotsuga menziesii) 18 38 2 Generally good condition and health. Large and old Remove 62 10462 Douglas fir (Pseudotsuga menziesii) 12 28 2 Generally good condition and health. Large and old Remove 63 10463 Douglas fir (Pseudotsuga menziesii) 14 30 2 Generally good condition and health. Large and old Remove 64 10464 Douglas fir (Pseudotsuga menziesii) 10 24 2 Generally good condition and health. Large and old Remove 65 10465 Douglas fir (Pseudotsuga menziesii) 32 46 2 Generally good condition and health. Large and old Remove 66 10466 Bittercherry (Prunus emarginata) 8 18 1 Good condition and health. Young and vigorous. Remove 67 10467 Douglas fir (Pseudotsuga menziesii) 14 32 2 Generally good condition and health. Large and old Remove 68 10468 Douglas fir (Pseudotsuga menziesii) 18 36 2 Generally good condition and health. Large and old Remove 69 10469 Western Red Cedar (Thuja plicata) 12 16 1 Good condition and health. Young and vigorous. Remove 70 10486 Douglas fir (Pseudotsuga menziesii) 16 34 2 Generally good condition and health. Large and old Remove 71 10491 Douglas fir (Pseudotsuga menziesii) 8 18 1 Good condition and health. Young and vigorous. Remove 72 10493 Douglas fir (Pseudotsuga menziesii) 24 38 2 Generally good condition and health. Large and old Remove 73 10494 Douglas fir (Pseudotsuga menziesii) 20 38 2 Generally good condition and health. Large and old Remove 74 10495 Douglas fir (Pseudotsuga menziesii) 20 38 2 Generally good condition and health. Large and old Remove 75 10496 Douglas fir (Pseudotsuga menziesii) 14 28 2 Generally good condition and health. Large and old Remove 76 10497 Western Red Cedar (Thuja plicata) 6 10 1 lGood condition and health. Young and vigorous. Remove 77 10499 Western Red Cedar (Thuja plicata) 6 10 1 IGood condition and health. Young and vigorous. Remove 78 10500 Douglas fir (Pseudotsuga menziesii) 16 32 2 Generally good condition and health. Large and old Remove 79 10507 Douglas fir (Pseudotsuga menziesii) 20 38 2 Generally good condition and health. Large and old Remove 80 10538 Douglas fir (Pseudotsuga menziesii) 34 46 2 Generally good condition and health. Large and old Remove 81 10539 Douglas fir (Pseudotsuga menziesii) 38 46 2 Generally good condition and health. Large and old Remove 82 10540 Douglas fir (Pseudotsuga menziesii) 16 34 1 2 Generally good condition and health. Large and old Remove 83 10564 English holly (Ilex aquifolium) 12 14 1 Good condition and health. Young and vigorous. Remove 84 10646 Red alder (Alnus rubra) 6 16 1 Good condition and health. Young and vigorous. Remove 85 10647 Douglas fir (Pseudotsuga menziesii) 22 40 2 Generally good condition and health. Large and old Remove 86 10648 Douglas fir (Pseudotsuga menziesii) 16 34 2 Generally good condition and health. Large and old Remove 87 10649 Douglas fir (Pseudotsuga menziesii) 8 1 18 1 Good condition and health. Young and vigorous. Remove 88 10650 Douglas fir (Pseudotsuga menziesii) 14 1 30 2 Generally good condition and health. Large and old Remove 89 10652 Douglas fir (Pseudotsuga menziesii) 20 36 2 Generally good condition and health. Large and old Remove 90 10653 Red alder (Alnus rubra) 16 36 2 lGenerally good condition and health. Large and old Remove 91 10654 Western Red Cedar (Thuja plicata) 8 14 1 IGood condition and health. Young and vigorous. Remove 92 10655 Afestern hemlock (Tsuga heterophylla 6 14 1 Good condition and health. Young and vigorous. Remove 93 10656 Western Red Cedar (Thuja plicata) 12 18 1 Good condition and health. Young and vigorous. Remove 94 10657 Red alder (Alnus rubra) 14 1 30 2 Generally good condition and health. Large and old Remove 95 10658 Western Red Cedar (Thuja plicata) 6 1 10 1 Good condition and health. Young and vigorous. Remove 96 10659 Bittercherry (Prunus emarginata) 8 1 16 1 Good condition and health. Young and vigorous. Remove 97 10697 Western Red Cedar (Thuja plicata) 8 14 1 Good condition and health. Young and vigorous. Remove 98 10698 Red alder (Alnus rubra) 8 18 1 Good condition and health. Young and vigorous. Remove 99 10699 Western Red Cedar (Thuja plicata) 20 34 2 Generally good condition and health. Large and old Remove 100 10704 Douglas fir (Pseudotsuga menziesii) 10 22 2 Generally good condition and health. Large and old Remove 101 10706 Bittercherry (Prunus emarginata) 6 14 1 Good condition and health. Young and vigorous. Remove 102 10725 Red alder (Alnus rubra) 6 1 16 1 Good condition and health. Young and vigorous. Remove 103 10726 Red alder (Alnus rubra) 10 24 2 Generally good condition and health. Large and old Remove 104 10736 Pacific madrone (Arbutus menziesii) 12 26 2 Generally good condition and health. Large and old Remove 105 10739 Douglas fir (Pseudotsuga menziesii) 30 46 2 Generally good condition and health. Large and old Remove 106 10740 Douglas fir (Pseudotsuga menziesii) 12 26 2 Generally good condition and health. Large and old Remove 107 10741 Douglas fir (Pseudotsuga menziesii) 16 36 2 Generally good condition and health. Large and old Retain 108 10742 Douglas fir (Pseudotsuga menziesii) 14 32 2 Generally good condition and health. Large and old Remove 109 10743 Douglas fir (Pseudotsuga menziesii) 24 42 2 Generally good condition and health. Large and old Remove 110 10744 Bittercherry (Prunus emarginata) 12 26 2 Generally good condition and health. Large and old Remove 111 10749 1 Douglas fir (Pseudotsuga menziesii) 12 26 2 Generally good condition and health. Large and old Remove 112 10750 1 Douglas fir (Pseudotsuga menziesii) 20 36 2 Generally good condition and health. Large and old Remove 113 10751 Douglas fir (Pseudotsuga menziesii) 22 40 2 Generally good condition and health. Large and old Remove 114 10752 Douglas fir (Pseudotsuga menziesii) 16 32 2 Generally good condition and health. Large and old Remove 115 10753 Douglas fir (Pseudotsuga menziesii) 6 14 1 Good condition and health. Young and vigorous. Remove 116 10754 Douglas fir (Pseudotsuga menziesii) 24 42 2 Generally good condition and health. Large and old Remove 117 10755 Douglas fir (Pseudotsuga menziesii) 12 26 2 Generally good condition and health. Large and old Remove 118 10756 Douglas fir (Pseudotsuga menziesii) 10 22 2 Generally good condition and health. Large and old Retain 119 10757 Bittercherry (Prunus emarginata) 8 14 1 Good condition and health. Young and vigorous. Remove 120 10760 Douglas fir (Pseudotsuga menziesii) 24 40 2 Generally good condition and health. Large and old Remove TREE DENSITY CLACULA T/ON Tree Density Calculations Total number of trees (onsite) 244 Total number of onsite trees removed for site improvements (70.9%) 173 Total number of offsite trees removed (existing ROW) 3 Replacement trees required (trees and/or fee in lieu of replacement)** 403 TREE NOTES: ** 1. THE PROPOSED DEVELOPMENT IS IMPLEMENTING CONSERVATION SUBDIVISION DESIGN AS PROVIDED FOR IN ECDC 20.75.048. REDUCED AND CLUSTERED LOTS ARE PROPOSED TO RETAIN AS MANY TREES AS POSSIBLE. 2. DEVELOPER WILL PAY THE MAXIMUM FEE IN LIEU REPLACEMENT PER ECDC 23.10.080(E)(4). 107,474 X $2.00 = $214, 948 (GROSS SITE AREA X $2.00 SF) J. IN ACCORDANCE WITH ECDC 23.10.060(C) 309' OF ALL SIGNIFICANT TREES SHALL BE RETAINED FOR NEW SINGLE FAMILY SUBDIVISIONS. DUE TO SITE TOPOGRAPHY AND REQUIRED SITE GRADING, AND LOCATION OF EXISTING TREES IN THE IMPROVEMENT AREA; ONLY 71 TREES (29.19) COULD BE RETAINED. PER ECDC 23.10.060(F)(4), A MINIMUM OF THREE(3) TREES WILL NEED TO BE PLANTED IN ORDER TO ACHIEVE THE 309' RETAINED. 71 RETAINED + 3 NEW PLANTED = 74 TREES (30.39). 4. LANDSCAPE & TREE PLANTING PLAN SHALL BE PROVIDED AT FINAL CIVIL ENGINEERING DESIGN REVIEW PHASE OF PROJECT PER ECDC 23 10. 060(B)(J)(c). 123 10763 Douglas fir (Pseudotsuga menziesii) 14 32 2 Generally good condition and health. Large and old Retain 124 10764 Douglas fir (Pseudotsuga menziesii) 26 44 2 Generally good condition and health. Large and old Retain 125 10766 Douglas fir (Pseudotsuga menziesii) 14 30 2 Generally good condition and health. Large and old Retain 126 10767 Douglas fir (Pseudotsuga menziesii) 16 34 2 Generally good condition and health. Large and old Retain 127 10771 Douglas fir (Pseudotsuga menziesii) 10 22 2 Generally good condition and health. Large and old Retain 128 10774 Douglas fir (Pseudotsuga menziesii) 8 1 18 1 Good condition and health. Young and vigorous. Retain 129 10775 Douglas fir (Pseudotsuga menziesii) 24 1 42 2 Generally good condition and health. Large and old Retain 130 10776 Douglas fir (Pseudotsuga menziesii) 20 38 2 Generally good condition and health. Large and old Retain 131 10778 Douglas fir (Pseudotsuga menziesii) 20 36 2 Generally good condition and health. Large and old Retain 132 10779 Douglas fir (Pseudotsuga menziesii) 18 38 2 Generally good condition and health. Large and old Retain 133 10780 Douglas fir (Pseudotsuga menziesii) 14 30 2 Generally good condition and health. Large and old Retain 134 10781 Douglas fir (Pseudotsuga menziesii) 20 36 2 Generally good condition and health. Large and old Retain 135 10782 Douglas fir (Pseudotsuga menziesii) 10 1 24 2 lGenerally good condition and health. Large and old Retain 136 10783 Douglas fir (Pseudotsuga menziesii) 20 1 36 2 Generally good condition and health. Large and old Retain 137 10784 Douglas fir (Pseudotsuga menziesii) 12 1 24 2 Generally good condition and health. Large and old Remove 138 10785 Douglas fir (Pseudotsuga menziesii) 16 36 2 Generally good condition and health. Large and old Remove 139 10786 Douglas fir (Pseudotsuga menziesii) 34 44 2 Generally good condition and health. Large and old Remove 140 10787 Douglas fir (Pseudotsuga menziesii) 8 16 1 Good condition and health. Young and vigorous. Remove 141 10788 Douglas fir (Pseudotsuga menziesii) 24 40 2 Generally good condition and health. Large and old Remove 142 10789 Pacific madrone (Arbutus menziesii) 8 20 2 Generally good condition and health. Large and old Remove 143 10790 1 Douglas fir (Pseudotsuga menziesii) 10 24 2 Generally good condition and health. Large and old Remove 144 10791 Douglas fir (Pseudotsuga menziesii) 26 42 2 Generally good condition and health. Large and old Remove 145 10792 Douglas fir (Pseudotsuga menziesii) 22 38 2 Generally good condition and health. Large and old Retain 146 10794 Red alder (Alnus rubra) 16 36 2 Generally good condition and health. Large and old Remove 147 10795 Red alder (Alnus rubra) 14 32 2 Generally good condition and health. Large and old Remove 148 10796 Douglas fir (Pseudotsuga menziesii) 24 42 2 Generally good condition and health. Large and old Remove 149 17000 Douglas fir (Pseudotsuga menziesii) 30 46 2 Generally good condition and health. Large and old Retain 150 17001 Douglas fir (Pseudotsuga menziesii) 36 46 2 Generally good condition and health. Large and old Retain 151 17002 Western Red Cedar (Thuja plicata) 26 36 2 Generally good condition and health. Large and old Retain 152 17004 Douglas fir (Pseudotsuga menziesii) 14 30 2 Generally good condition and health. Large and old Retain 153 17005 Douglas fir (Pseudotsuga menziesii) 26 44 2 Generally good condition and health. Large and old Retain 154 17007 Douglas fir (Pseudotsuga menziesii g ( g ) 24 40 2 Generally good condition and health. Large and old Yg g Retain 155 17006 Douglas fir (Pseudotsuga menziesii) 18 32 1 Good condition and health. Young and vigorous. Retain 156 17008 Douglas fir (Pseudotsuga menziesii) 18 38 2 Generally good condition and health. Large and old Retain 157 17009 estern hemlock (Tsuga heterophylla 12 24 2 Generally good condition and health. Large and old Retain 158 17010 Douglas fir (Pseudotsuga menziesii) 18 36 2 Generally good condition and health. Large and old Retain 159 17011 Bittercherry (Prunus emarginata) 6 16 1 Good condition and health. Young and vigorous. Retain 160 17015 Western Red Cedar (Thuja plicata) 14 20 2 Generally good condition and health. Large and old Retain 161 17017 Western Red Cedar (Thuja plicata) 18 30 2 Generally good condition and health. Large and old Retain 162 17025 Red alder (Alnus rubra) 26 54 3 Moderate crown dieback. Retain 163 17035 Western Red Cedar Thuja plicata) (Thuja P ) 24 36 2 Generally good condition and health. Large and old Yg g Retain 164 17037 Bigleaf maple (Acer macrophyllum) 6 18 1 lGood condition and health. Young and vigorous. Remove 165 17049 Douglas fir (Pseudotsuga menziesii) 12 26 2 lGenerally good condition and health. Large and old Retain 166 17051 Douglas fir (Pseudotsuga menziesii) 24 38 2 Generally good condition and health. Large and old Retain 167 17052 Bittercherry (Prunus emarginata) 10 16 1 Good condition and health. Young and vigorous. Retain 168 17053 Douglas fir (Pseudotsuga menziesii) 7 15 1 Good condition and health. Young and vigorous. Retain 169 17054 Douglas fir (Pseudotsuga menziesii) 14 32 2 Generally good condition and health. Large and old Retain 170 17055 Douglas fir (Pseudotsuga menziesii) 22 36 2 Generally good condition and health. Large and old Remove 171 17056 Douglas fir (Pseudotsuga menziesii g ( g ) 20 38 2 Generally good condition and health. Large and old Yg g Retain 172 17069 Douglas fir (Pseudotsuga menziesii) 18 36 2 Generally good condition and health. Large and old Remove 173 17070 Douglas fir (Pseudotsuga menziesii) 24 40 2 Generally good condition and health. Large and old Remove 174 17071 Western white pine (Pinus monticola) 14 24 2 Generally good condition and health. Large and old Remove 175 17072 Western white pine (Pinus monticola) 10 16 1 Good condition and health. Young and vigorous. Remove 176 17073 Western white pine (Pinus monticola) 12 22 2 Generally good condition and health. Large and old Remove 177 17074 Mestern hemlock (Tsuga heterophylla 12 26 2 Generally good condition and health. Large and old Remove 178 17075 Nestern hemlock (Tsuga heterophylla 20 36 2 Generally good condition and health. Large and old Remove 179 17078 Sitka spruce (Picea sitchensis) 34 42 2 Generally good condition and health. Large and old Remove 180 17079 Western Red Cedar (Thuja plicata) 20 34 2 Generally good condition and health. Large and old Remove 181 17080 Douglas fir (Pseudotsuga menziesii) 8 16 1 Good condition and health. Young and vigorous. Remove 182 17081 Western white pine (Pinus monticola) 8 14 1 Good condition and health. Young and vigorous. Remove 183 17082 Western Red Cedar (Thuja plicata) 8 12 1 Good condition and health. Young and vigorous. Remove 184 17083 Western white pine (Pinus monticola) 14 22 2 Generally good condition and health. Large and old Remove 185 17084 Bittercherry (Prunus emarginata) 18 38 2 Generally good condition and health. Large and old Remove 186 17085 Bittercherry (Prunus emarginata) 6 14 1 Good condition and health. Young and vigorous. Remove 187 17086 Bittercherry (Prunus emarginata) 6 16 1 Good condition and health. Young and vigorous. Remove 188 17089 Douglas fir (Pseudotsuga menziesii g ( g ) 32 46 2 Generally good condition and health. Large and old Yg g Remove 189 17090 Mestern hemlock (Tsuga heterophylla 14 26 2 Generally good condition and health. Large and old Remove 190 17091 Douglas fir (Pseudotsuga menziesii) 18 38 2 Generally good condition and health. Large and old Remove 191 17092 Douglas fir (Pseudotsuga menziesii) 24 42 2 Generally good condition and health. Large and old Remove 192 17093 Western Red Cedar (Thuja plicata) 14 20 2 Generally good condition and health. Large and old Remove 193 17094 Douglas fir (Pseudotsuga menziesii) 14 30 2 Generally good condition and health. Large and old Remove 194 17095 Western Red Cedar (Thuja plicata) 6 10 1 Good condition and health. Young and vigorous. Remove 195 17096 Douglas fir (Pseudotsuga menziesii) 40 48 2 lGenerally good condition and health. Large and old Remove 196 17097 Western Red Cedar Thuja plicata) (Thuja P ) 28 38 2 Generally good condition and health. Large and old Yg g Remove 197 17098 Western Red Cedar (Thuja plicata) 34 42 2 Generally good condition and health. Large and old Remove 198 17099 Western Red Cedar (Thuja plicata) 16 24 2 Generally good condition and health. Large and old Remove 199 17100 Western Red Cedar (Thuja plicata) 40 44 2 Generally good condition and health. Large and old Remove 200 17122 Douglas fir (Pseudotsuga menziesii) 16 34 2 Generally good condition and health. Large and old Retain 201 17123 Douglas fir (Pseudotsuga menziesii) 34 46 2 Generally good condition and health. Large and old Retain 202 17124 Douglas fir (Pseudotsuga menziesii) 14 32 2 Generally good condition and health. Large and old Retain 203 17125 Douglas fir (Pseudotsuga menziesii) 18 38 2 Generally good condition and health. Large and old Retain 204 17127 Douglas fir (Pseudotsuga menziesii) 18 38 2 Generally good condition and health. Large and old Retain 205 17128 Western Red Cedar Thujaplicata) 8 12 1 Good condition and health. Young and vigorous. Retain 206 17129 Western Red Cedar (Thuja plicata) 10 16 1 Good condition and health. Young and vigorous. Retain 207 17130 VVestern white pine (Pinus monticola) 6 10 1 Good condition and health. Young and vigorous. Retain 208 17131 Douglas fir (Pseudotsuga menziesii) 20 38 2 Generally good condition and health. Large and old Retain 209 17132 VVestern white pine (Pinus monticola) 8 12 1 Good condition and health. Young and vigorous. Retain 210 17133 Douglas fir (Pseudotsuga menziesii) 22 38 2 Generally good condition and health. Large and old Retain 211 17134 Douglas fir (Pseudotsuga menziesii g ( g ) 8 18 1 Good condition and health. Young and vigorous. g g Retain 212 17135 Douglas fir (Pseudotsuga menziesii) 26 44 2 Generally good condition and health. Large and old Retain 213 17136 Douglas fir (Pseudotsuga menziesii) 16 34 2 Generally good condition and health. Large and old Retain 214 17137 Douglas fir (Pseudotsuga menziesii) 8 16 1 Good condition and health. Young and vigorous. Retain 215 17138 Douglas fir (Pseudotsuga menziesii) 28 44 1 2 Generally good condition and health. Large and old Retain 216 17139 Western Red Cedar Thuja plicata) (Thuja P ) 16 20 2 Generally good condition and health. Large and old Yg g Retain 217 17140 Bittercherry (Prunus emarginata) 14 32 2 Generally good condition and health. Large and old Retain 218 17141 Douglas fir (Pseudotsuga menziesii) 8 16 1 Good condition and health. Young and vigorous. Retain 219 17142 Douglas fir (Pseudotsuga menziesii g ( g ) 16 34 2 Generall good condition and health. Large and old Yg g Retain 220 17143 Red alder (Alnus rubra) 18 40 2 Generally good condition and health. Large and old Retain 221 17144 Douglas fir (Pseudotsuga menziesii) 22 38 2 Generally good condition and health. Large and old Remove 222 17145 Douglas fir (Pseudotsuga menziesii) 24 44 2 Generally good condition and health. Large and old Remove 223 17146 Douglas fir (Pseudotsuga menziesii g ( g ) 16 34 2 Generally good condition and health. Large and old Yg g Remove 224 17147 Western Red Cedar (Thuja plicata) 12 18 1 Good condition and health. Young and vigorous. Remove 225 17148 Douglas fir (Pseudotsuga menziesii) 22 38 2 Generally good condition and health. Large and old Remove 226 17149 Nestern hemlock (Tsuga heterophylla 18 34 2 Generally good condition and health. Large and old Remove 227 17150 Nestern hemlock (Tsuga heterophylla 16 30 2 Generally good condition and health. Large and old Remove 228 17151 Nestern hemlock (Tsuga heterophylla 18 32 2 Generally good condition and health. Large and old Remove 229 17152 Western hemlock (Tsuga heterophylla 20 36 2 Generally good condition and health. Large and old Remove 230 17153 Western Red Cedar (Thuja plicata) 6 10 1 Good condition and health. Young and vigorous. Remove 231 17159 Western Red Cedar (Thuja plicata) 14 22 2 Generally good condition and health. Large and old Remove 232 17160 Western Red Cedar (Thuja plicata) 20 34 2 Generally good condition and health. Large and old Remove 233 17161 Western Red Cedar (Thuja plicata) 20 32 2 Generally good condition and health. Large and old Remove 234 17162 Red alder (Alnus rubra) 16 36 2 Generally good condition and health. Large and old Remove 235 17163 Vestern hemlock (Tsuga heterophylla 24 36 2 Generally good condition and health. Large and old Retain 236 17167 Douglas fir (Pseudotsuga menziesii) 12 26 2 Generally good condition and health. Large and old Retain 237 17168 Nestern hemlock (Tsuga heterophylla 16 30 2 Generally good condition and health. Large and old Retain 238 17169 Douglas fir (Pseudotsuga menziesii) 14 32 2 Generally good condition and health. Large and old Retain 239 17174 Red alder (Alnus rubra) 8 16 1 Good condition and health. Young and vigorous. Retain 240 17175 Douglas fir (Pseudotsuga menziesii) 18 36 2 Generally good condition and health. Large and old Retain 241 17176 Douglas fir (Pseudotsuga menziesii) 6 14 1 Good condition and health. Young and vigorous. Retain 242 17187 Red alder (Alnus rubra) 14 32 2 Generally good condition and health. Large and old Retain 243 17188 Red alder (Alnus rubra) 20 44 2 Generally good condition and health. Large and old Retain 244 17192 Western Red Cedar (Thuja plicata) 12 6 1 Good condition and health. Young and vigorous. i Retain Know whars below. Call before you dig. RAM ENGINEERING, INC. Civil Engineering / Land Planning 16531 13TH AVE W, SUITE A108 LYNNWOOD, WA 98037 PHONE: (425) 678-6960 WWW.RAMENGINEERINGINC.COM 'N C4 /O/8/Z/ ENGINEER. ROB L. LONG, PE DRAWN B Y.- MIKE MORRIS ISSUE DATE.- SCALE.• 6111121 AS NOTED JOB NO. 20-024 SHEET.- TR-01 SHT 1 OF 1 ac me Packet Pg. 93 PLN2021- CD �_ 7 a IL cv E a` N d rn N rn d Y t,1 L M I 2.1.a I o, a 0 0 N LEGAL DESCRIPTION PARCEL A: THE SOUTH 100 FEET OF LOTS 4 AND 5, BLOCK 12, HANBURY'S SOUND VIEW TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 7 OF PLATS, PAGE 20 RECORDS OF SNOHOMISH COUNTY. TOGETHER WITH THAT PORTION OF VACATED WEST BOULEVARD LYING ADJACENT TO SAID SOUTH 100 FEET OF LOT 5, BLOCK 12 AS CONVEYED BY THA T DEED UNDER AUD/ TORS FILE NO. 9008170139 RECORDS OF SNOHOMISH COUNTY. SITUATE /N THE COUNTY OF SNOHOMISH, STATE OF WASHINGTON PARCEL B: LOTS 3, 4 AND 5, BLOCK 13, HANBURY'S SOUND VIEW TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 7 OF PLATS, PAGE 20 RECORDS OF SNOHOMISH COUNTY. TOGETHER WITH THAT PORTION OF VACATED WEST BOULEVARD LYING ADJACENT TO SAID NORTH 100 FEET OF LOT 5, BLOCK 13 AS CONVEYED BY THAT DEED UNDER AUD/TORS FILE NO. 9008170139 RECORDS OF SNOHOMISH COUNTY. ALSO TOGETHER WITH THAT PORTION OF VACATED WEST BOULEVARD AS WOULD ATTACH BY OPERATION OF LAW EXCEPT ANY PORTION LYING ADJACENT TO THE NORTH 100 FEET OF SAID LOT 5, BLOCK 13. EXCEPT THEREFROM THE EAST 25 FEET OF SAID LOT J. SITUATE /N THE COUNTY OF SNOHOMISH, STATE OF WASHINGTON BASIS OF BEARINGS HELD A BEARING OF NORTH 8945'00" EAST ALONG THE MONUMENTED CENTERLINE OF 240TH ST SW PER PLAT OF EDMUNDS HIGHLANDS. HORIZONTAL DATUM NAD '83/'07 PER SNOHOMISH COUNTY MONUMENT DESIGNATION 1379 AT THE SOUTHWEST CORNER OF SECTION 31, TOWNSHIP 27 NORTH, RANGE 4 EAST, W.M VERTICAL DATUM NAVD '88 AS VERIFIED TO SNOHOMISH COUNTY CONTROL POINT 25. _Q�BENCH MARK OR/G/NA TING BENCHMARK SNOHOMISH COUNTY CONTROL POINT 25 FOUND INVERTED NAIL IN CONCRETE MONUMENT DOWN 1. 0' IN CASE AT THE CENTERLINE OF 236TH ST SW AT THE INTERSECTION WITH 92ND AVE W. ELEVA TION: 442.74' IBM A' AT FOUND 'X' IN 1-1/2" BRASS DISK STAMPED "WSI 16916" IN 4'X4" CONCRETE MONUMENT DOWN 0. 4' IN CASE LOCATED AT THE INTERSECTION OF 240TH ST SW & 92ND AVE W. ELEVA TION. 429. 50' IBM B' AT FOUND 'X' IN 1 3/4" BRASS DISK /N 4'X4" CONCRETE MONUMENT DOWN 0.3' IN CASE LOCATED AT THE CENTERLINE RIGHT-OF-WAY FOR 240TH ST SW, SOUTH OF HOUSE NO. 9019. ELEVA TION: 455.40' SCHEDULE B SPECIAL EXCEPTIONS EASEMENTS AND LEGAL DESCRIPTION ARE BASED ON THE ALTA COMMITMENT BY CHICAGO TITLE INSURANCE COMPANY, COMMITMENT NO. 500111460, DATED OCTOBER 5, 2020, AT 8: 00 A.M. 1 SUBJECT TO EASEMENT(S) FOR THE PURPOSE(S) AND RIGHTS INCIDENTAL THERETO, AS GRANTED /N A DOCUMENT REGARDING INGRESS, EGRESS AND UTILITIES PER RECORDING NUMBER 2113089. 2 SUBJECT TO EASEMENT(S) FOR THE PURPOSE(S) AND RIGHTS INCIDENTAL THERETO, AS GRANTED /N A DOCUMENT REGARDING ROAD AND UTILITIES PER RECORDING NUMBER 9009120248. 3 DOCUMENT NOT PROVIDED WITH ALTA COMMITMENT. 4 SUBJECT TO EASEMENT(S) FOR THE PURPOSE(S) AND RIGHTS INCIDENTAL THERETO, AS GRANTED IN A DOCUMENT REGARDING INGRESS, EGRESS AND UTILITIES PER RECORDING NUMBER 9006210519. AMENDED BY INSTRUMENT UNDER AUDITOR FILE NUMBER 9009120248 RECORDS OF SNOHOMISH. 5 SUBJECT TO EASEMENT(S) FOR THE PURPOSES) AND RIGHTS INC/DENTAL THERETO, AS GRANTED IN A DOCUMENT REGARDING INGRESS, EGRESS AND UTILITIES PER RECORDING NUMBER 9006210520. 6 SUBJECT TO ANY IRREGULARITIES, RESERVATIONS, EASEMENTS OR OTHER MATTERS IN THE PROCEEDINGS OCCASIONING THE ABANDONMENT OR VACATION OF WEST BOULEVARD. 7 SUBJECT TO ANY EASEMENTS NOT DISCLOSED BY THE PUBLIC RECORDS AS TO MATTERS AFFECTING TITLE TO REAL PROPERTY, WHETHER OR NOT SAID EASEMENTS ARE VISIBLE AND APPARENT. 8 SUBJECT TO LIABILITY FOR SEWER TREATMENT CAPACITY CHARGES, IF ANY. SURVEYOR NOTES 1. THE INFORMATION DEPICTED ON THIS MAP REPRESENTS THE RESULTS OF A SURVEY CONCLUDED ON 111912020 AND CAN ONLY BE CONSIDERED AS INDICATING THE GENERAL CONDITIONS EXISTING AT THAT TIME. 2. THIS SURVEY DISCLOSES FACTORS OF RECORD AND ON THE GROUND AFFECTING THE SUBJECT PROPERTY BOUNDARY, BUT IT DOES NOT PURPORT TO LEGALLY RESOLVE RELATED PROPERTY LINE DISPUTES WHERE AMBIGUITIES ARE NOTED, AXIS RECOMMENDS THAT THE OWNER CONSULT WITH LEGAL COUNSEL TO DETERMINE HOW BEST TO INTERPRET THEIR PROPERTY RIGHTS AND ADDRESS ANY POTENT/AL PROPERTY LINE DISPUTES. SE1/4, SEC 31, TWP 27N, RGE 4E, W,M. BRACKET'S RESERVE PRELIMINARY PLAT SCALE. • 1 " = JO' I I BLOCK 0 15 30 60 112 I HANBURY'S SOUND VIEW TRACTS V, 7 / PG,20 I LOT 5"N I LOT 4 J iA 455 Ar IN 9 Ar t ---------+----444--\ N 89 45'UG� E\\\_`___;_=_-- FOUND 1/2" REBAR \\ r`\ \ \ ___ _ 0.1E OF LOT CORNER. � `N```-PdCE \ �-�� — \ \ 201.62' \ kko,_�\\ \ IN`N\ \\ \\ \\ `- -44 \\ 0 1.2'W. OF LOT LINE I�'-- ,`� \`` \ I �� IN,�\ \\ �\ �N \ \�� FENCE CROSSES / LOT LINE 55.8'N. \`•�\�\ -N IN, IN,`\ \\ \/ ` I OF LOT CORNER. \ \ \ \ \ \ \ \ I/ ' �`.�\ LOT 4 5'CLFNC VILLAGER 11 f CT 99i9 \\ \\ 1` �`\ � REC. NO. 81112285001 1 r OPEN SPACE\ 1 I � II c6 ' �.' I `\ 30,i'64 SF \\ \\ \\ 1\ \ \\ \ iL R%A FENCE CROSSES ` \ \ \ \ ` \ LOT LINE 9.8N. OF 5 �� 1 LOT CORNER. III I * i FENCE INTERSECTION `\ � " I r I I � a IN9TALd Nd\ PAgKI G ��Rk-,LA4�, \\ ,' '� IS o.4'E. OF LOT LINE. SIGNS t�\50 \O. AOUNp C�Q-S N, \ 1 I I I (III \\ \\\ \\\ `N\` `N', `�\ , 6'CLFNC E. flND FENCE I I I I \ II �?-- fi A IS 0 LOT LINE. J `\ \ `\ `\ \ \ `\ \ \`\ ' reo _ 448 N 89'45'00" E 83.7 ' i'�5 — r \ \ �- 450 _ NN It I I i + \' \ I \`N 89 45�W E W.61 - \�`� \�`� _ -- } �� 8 - - - - �� FOUND 1 2 REBAR - \ _ \ ` �` _ AND SMASHED CAP \ \ _�- -� -\ �� �� _ r, - i SW FENCE CORNER l\S i I 1 \ \ \ \ I r``\ 0.5N.x0.5E. OF LOP i 0.1 N. OF LOT CORNER ��\ \ \ -��r - ��`� CORNEfa� r I (11 06 2020 \ / / ) _ -6 I o TRACT 998 �n\\ \,� \ I \ o �\ ��C� 5,003 SF I �' i Ln \ \ _ 4,537 SF��I �.i ; FOUND 1/2" REBAR PROPOSED.EIRE HYDRANT _ o I - - ( \ \\ I AND CAP "LSA 22969" \\\\ \ \ \ , N\ I N' ` L----- �— \ --,—J I I \ \\� \ I` L - - - \ - - J N t N 89 45'OO�E`�100. \ 0.1 N.x0.1 E OF LOT - - - �`�\�\� l00 CORNER \, -, `\� \ \� `\1\ `,\ . \ r - - - - �- - -� - L (1110612020) l \ , ► `� \ \ \� \ `----------- \ 1 \ \ \ \\ \� \ `. r - d \ \\ `, \\\ \\ `\ I I I I \\ 1 \\ \\ I FENCE INTERSECTION -\ \ `\ `\ \ \ \ I \ \ \ \ \ \ /S 0.5'E. OF LOT LINE. \ � \ \ \ ` o I I b I \ � \ \ \ I oo � \\ \\� \ r\ \\ I 8 I o 5 \\ ;; I o 4,600 SF I �, 5, 000 SF \ \ \ 4 -- - -J N 89 45'00� E 100.00' `O \ N 89 5'00" E 100.00'T EDMONDS \\ ` —+ — — — — — — \— J SCHOOL N a� \� \ \ �\ \ \ \ 16' \ \\ 15' \� - - - I I FOUND 1/2" REBAR \ \\ \\ �� i I \, \\ \ \ \\ BSBL (TYP) - - 1 , I �� \, 1 \ I `AND CAP "LSA 22969" DISTRICT 15 \\Y� `\ `\ I I iI ► \\ \ I �► \\ \ I t I \\ 1 \ \ I AT L 0 T CORNER. — — — — — \ o Q o I 1 1 \\ \\I o 11/o672207 5, 000 SF I L Q � I i 5, 000 SF \\ I` to p I \I p �\ l � 1 11 \\ i I li I I � I\ 11i I I \I i � i � I � � � I % , � ► I � EDMUNDS HIGHLANDS II 7V 89 45'00",f'-W0.00' \ \ N 89 450 " E 100.00' ` 3 REC. NO. 200404125344 3 c I l o o \ 3` \ I p o I I I , , 10 o co I I \ FOUND 1/2" REBAR I 1 J i I I „ 11 o d I I 4,%00 SF \ I 2 \ I III h i r I I I I 1 5, 000 SF �n , \ , AND CAP "LSA 22969" AT LOT CORNER. - / " - - -- - J M 89 45 00 1 .00 i - - - \ o `------_� \\\ `\ _ _ _ ', r - - - - - - \ \� FENCE INTERSECTION 2 r \� i I 10' JOINT UTILITY \\\ \I IS 0.6E. OF LOT LINE. i i If l l EASEMENT TYP \ 2 2 \ I \O /» \ FOUND 1 2 REBAR 4,800 SF \ gr° AND CAP "LSA 22969" LO \ \ 0.1E OF LOT CORNER. ,\0ve SF-___ %= - u� - I / r I (1110612020) I----_ _____ r - L— ---- J r l----_-- I l N 895'00� E r / \ - FENCE INTERSECTION - - - - 1 20' 20 - - I �- - \ L I I 1 d \ \ I I I I I - r - - - T_ -� IS 0.6E. OF LOT LINE. II IIoo1 1 \ \ \ ` �co%h \ 1 I-------- -- — = 12' 12' \\ I I \\I SW FENCE CORNER IS I. 1 'E. TRACT 998 - I \1 I I I I I OF LOT LINE. OPEN SPACE / DETENTION RAM ENGINEERING, INC. Civil Engineering / Land Planning 16531 13TH AVE W, SUITE A108 LYNNWOOD, WA 98037 PHONE: (425) 678-6960 WWW.RAMENGINEERINGINC.COM VICINITY MAP NOT TO SCALE PROJECT TEAM OWNER LANDSCAPE L4 UNIQUE HEIRLOOM ART REVOCABLE TRUST CRAMER DESIGN CONSULTANTS, INC. 9029 240TH ST SW 1909 242ND ST SE EDMONDS, WA 98026 BOTHELL, WA 98012 (00463301300400) (425) 241-6258 APPLICANT CONTACT- GAYLE CRAMER CDCLSA@FRONTIER.COM PACIFIC RIDGE - DRH, LLC 17921 BOTHELL-EVERETT HWY, SUITE 100 GEOTECHN/CAL BOTHELL, WA 98012 (425) 438-8444 EARTH SOLUTIONS NW, LLC CONTACT SCOTT BORGESON 1805 136TH PL NE, SUITE 201 SRBORGESON@PACIFICRIDGEHOMESCOM BELLEVUE, WA 98005 (425) 284-3300 CIVIL ENGINEER CONTACT • HENRY WRIGHT, PE HENRY. WRIGHT@EARTHSOLUTIONSNW. COM RAM ENGINEERING, INC. 16531 13TH AVE W, SUITE A 108 ARBOR/ST L YNNWOOD, WA 98037 (425) 678-6960 SHOFFNER CONSULTING CONTACT ROB L. LONG, PE 14515 NORTH CREEK DRIVE A209 ROBLQRAMENGINEER/NGINC.COM MILL CREEK, WA 98012 SURVEYOR (206) 755-9407 CONTACT TONY SHOFFNER AXIS SURVEY & MAPPING TON YO TON YSHOFFNER. COM 15241 NE 90TH ST REDMOND, WA 98052 (425) 823-5700 CONTACT. TRAVIS BRADLEY,, PLS IRA V/S©AXISMAP. COM SITE DATA SITE ADDRESS: 9125 240TH ST SW, EDMONDS, WA 98026 9109 240TH ST SW, EDMONDS, WA 98026 9105 240TH ST SW, EDMONDS, WA 98026 TAX ACCOUNT NUMBER(S): 00463301300400, 00463301300301, 00463301300303, 0046330120040J GROSS SITE AREA: 107,474 SF (2.47 AC) EXISTING ZONING RS-8 PROPOSED ZONING: RS-8 PROPOSED LOTS: 11 J PROPOSED USE. SINGLE-FAMILY RESIDENT/AL AVERAGE LOT SIZE: 4,914 SF MAXIMUM LOT COVERAGE. • 359? (TOTAL AREA) CONSERVATION SUBDIVISION DESIGN AVERAGE LOT SIZE (89,190 SF / 11): 8,108 SF (LOT AREA + TRACTS 998 & 999) SMALLEST NET LOT SIZE (LOT 7): 4,537 SF *SETBACK REQUIREMENTS. STREET SETBACK MIN/MUM = 15 FEET REAR SETBACK MIN/MUM = 10 FEET SIDE SETBACK MIN/MUM = 5 FEET * PER EDC 20.75.048(B)(1) Q **MAX/MUM LOT COVERAGE ALLOWED = 31,217 SF (359 OF 89,190 SF) **PER EDC 20.75.048(8)(3) AGENCIES/UTILITIES — JURISDICTION CITY OF EDMONDS STORM DISTRICT CITY OF EDMONDS WATER DISTRICT OLYMPIC VIEW WATER & SEWER DISTRICT SEWER DISTRICT OLYMPIC VIEW WATER & SEWER DISTRICT SCHOOL DISTRICT EDMONDS SCHOOL DISTRICT NO. 15 FIRE DISTRICT SNOHOMISH COUNTY FIRE DISTRICT NO. 1 TELEPHONE ZIPLEY ELECTRICAL SNOHOMISH COUNTY PUD NO. 1 GAS PSE GARBAGE REPUBLIC SERVICE \ \\ 4 973 SF _ _ - I - ; ` -N`� �`� -__-i L I LJ�s� FOUND 1/2" REBAR \ I \_� `!' - �� ' _ _ ��\ AND CAP "LSA 22969" (1110612020) -_8-ni 5.1e0105 '_2:3 55= ; - `\ i l \ oNN — — — — — — — — — — ` O \�` ------------- —-------- -----_ ` �s i� 1 \ \1` \ — — —--------- ---------- ---------- ----- r-r----------I- I _ .I-�- FOUND REBAR AND PAP I ' - - / - - i 294.04' I I 127.14' � \ "WEI 15916" �¢2 M IN <94.63' `\ N89 �'0o'E 329 77' 240TH ST SW \ AO R �` ELEV.=455.40' i------------- ---------------------- FOUND 'X' IN 1 11 2" BRASS DISK IBM A' Q � I ELEV.=429.50' FOUND X' IN 1 3/4" BRASS STAMPED "WSI 16916" IN 4'X4" DISK IN 4'X4" CONCRETE CONCRETE MONUMENT DOWN 0.4' FOUND 'X' IN 1 3/4" MONUMENT DOWN 0.3' IN CASE. IN CASE 0.08'W. OF SECTION LINE N , BRASS DISK IN 4'X4" (1110612020) (1110612020) 0 CONCRETE MONUMENT DOWN 0.3' IN CASE. (1110612020) SHEET INDEX CITY OF EDMONDS 1 PP-01 PRELIMINARY SHORT PLAT 141.02' 2 EC-01 EXISTING CONDITIONS MAP Know whars below, Call before you dig. 1 STREET l ljOO�� REDMOND, WA TEL. 425.823-5700 98052 Survey & Mapping FAX 425.823-6700 THE BOUNDARY SURVEY SHOWN ON THIS SITE PLAN WAS PREPARED UNDER THE DIRECT SUPERVISION OF A WASHINGTON STA TE PROFESSIONAL LAND SURVEYOR AXIS PROJECT 20 229 M0 L oY WAS�f t;� coo 305 a W ISTEgY'��� \� ��'IOnre1 . ROB L. LONG, PE DRAWN BY.• MIKE MORRIS ISSUE DA TE.• SCALE.• 619121 AS NOTED JOB NO: SHEET 20-024 PP-0 1 SHT of OF-2 ac me packet Pg. 94 PLN2021- a� c CD a c� CD a` d d m Y t,1 L 00 EDMONDS SCHOOL DISTRICT 15 SEA/4, SEC 31, TWP 27N, RGE 4E, W.M. I I I BLOCK 12 HA ND VIEW TRACTS I V• 7 / PG.20 LOT 5`- LOT 4 oo \ I A,y6 17173 Hies y�l 32"F' /�' 1'716%'\ `/ � 17166 \ 4�8"n f�A I ��\\=________, ��� .F`L 9 i r �4 _ 1 171175 - - J _��\ 171 2 r `\� �`� - FOUND 1/2" REBAR 16 `\ \ / \ - __-_____ _ _ 0.1'E. OF LOT CORNER. 44" -> ��\\ \♦ 1\\ 1718E 1 I\� - -- (1110712020) 171� I I ik $,�� \\ \ 14-440-- \ O 1.2'W OF LOT LINE / FENCE CROSSES / W1, \ / \� \LOT LINE 55.8N. 18r 4NLi`�7- ` 17162 \ OF LOT CORNER. I i a l l �171 a2-ild ; hy�^ \ V ; \ri `� \\LbT 4\ NW CORNER FENCE IS VILLAGER I 1 / / F� Q \ 7\. Y /1 / 17� 60 \ \ / \ 5'CLFNC 1 �p 7 ,c J /I \ \ 17161 \ / 1.2'W. OF LOT LINE / ► h / 311 11 \ \/ ,r-. �F, ', ; \� 20 c 1 - - - REC. NO. 8112285001 �jTl22t1'� \ / \ \` ''-r�_� I FENCE CROSSES I �'� 1 r / �8+� \ \IY I \` ,>G'z J�-fii�\\ / <"�yr�`\ FENCE CROSSES LOT LINE 9.8'N. OF 5 111 7N�� �- 1 \ \ Y \ \ r,fi \ / \ /\ '\S11 INE 9.8N. OF r �1 LOT CORNER. V r \ "S 4 1 \/ `�\ / �r %`�xl,� ,jj,}`-N\ ��4,� T �/�[ FENCE INTERSE I I 1 n I 1 /, - rE- 8 �\ ' \ \ 1%�1 3 \ Y \ \ 1 F 1 \ ` , 17z CEO SEZYN ,r GATE I 1 1 1 !j \1In.r1-_L / is� I l \ \ s r/r5�1V4I. LOT LINE\ G E IS 0.4'E. OF LOT L� 1 �8 C \\ 1 I L\\ / -- _ \ ' 10582 l I �' _ 1 / T--1JI- \ \ I iZ144 • \ \ . I - r� 7154 6'CLFNC 8 C )0577 I a-•'fa13 r 1 \11 \ \� / I - -1 152- i � / \ \ *4\ \ \ 22"F\ �1�715 I 01 1 4 F 1058 10579 �w `vL�g" E. LD FENCE °°' / I \ ri \`\ � \\ �\ `L714,h�.\ �, 1 \11a REM, -+�--, 20 HEM _L� -"A. \ li`` IS O�OT LINE. 1 1 % ? 123791\� \ \ b� \ t 4. N 89 45 .. . 111 4 11 7�9 7 I `�`l�\: -� •� 1�'st4 �2"_ J _ - f `S6 r\� FOUND 1/2" REBAR I n 7 \ 07 \IN,- / END F'r\N,CE \\ 1 \���\ \�` �\ i Ti'�!1%� �L `/ �' AND SMASHED CAP � �91RMER. - SW FEN�'E CORNED' �N L06,16\NE. l _ C 0.1 'N. OF L 0 T CORNER It e I \J `\ I> +' 1 _ 0.5 N. 0.5'E. C3F L - r \ 1077 �" _ . nl� 107 - I 1 11a�r'��-ram - /T�Ti1 OR 1 539 (11/06/2020) \ 2 \107M\ T �•� 1 1 I7 1 I 1 \ \ \I 2q / P ¢ `34 FI `\ 1 A 1c Q \ r7! / \I I E� / I 10 1 \`1. \ 1 I- t� �-� 1 17 9y I �� \ 1 \ `1 /\\2, �b�7\67 �` , �4tf i'// 1s ; \ `�� {/-r�JC '�.fI�iCT 998 10 t 1 /1 \� `� F / ir` 2 F�� �- -'f- �� � 240NS/4 W1_ - - 7 /i }'I `� ��� �,-fYhY / - 1 ' I I HOFOUND 1 2" REBAR 1 / -----' 1 k Q7,� 11I `_•`�\� .j\ � � \ \ �� 1 AND CAP "LSA 22969» ICI \rj�� l \�� CHICKEN 0.1'N.xO.1'E OF LOT 140 -� '4:!� MA `>9 y'�� /(\ 'DI�F FENCE \I 32-`q FI Il CORNER 1 ` - ? 4K3 4 r \ / -4 � � nas7 \ O \ I \ \ /� ,/��- I fir\" n 1 \ u x-� - ( \ 1\ (11/06/2020) l 7 \ -/'\ ` J\ a_'•�Yf �"�-� ` / ` � �� / I I / C�� 28'C� \ I ` I \ I %0540 \ \ \ \ ` 1 f07551�iiF I1 \ �I'r St \ •� \ X y `1 10 0\ \ I 1 I 12"F, 107M ~ 96 �' ` /\ \\ \/ 1 \ 1 \v I I I FENCE INTERSECTION Fb �Cy\/ \ x . 2" \ I ` \I ? I / F / d�c� / 1 \ ��� 1 \ V _\ to IS 0.5E. OF LOT LINE. \ i;� " t\ ` F/ l 1 \ ,%y _ tb]39 I \�,q0 7 ' / I , i `�l ` \ X' i I \\ \ `\ I\ .-� t 1� I E EDGE GRAVEL IS r \ 1 1 \ 1 O F \\ 8 r /i I �\`�_ y� \ \ 1 1g-� i I \ 1 \\ 7099� I , \I I \ I 1.5'W OF LOT LINE. \ A. 1VNN V 4 1 \ I �`' \\ 47 �` \� \\ \ \\\ \\\ i `\ 20 F -- 1 `\ \ `�`_ k'/ c> / FOUND 1/2" REBAR 3 \ I I I ' ` \ ` >� \ 1 I I \ 1 \\ \ I AND CAP "LSA 22969" -A- -'� \ \ ' w� 1 1 ___J_ AT LOT CORNER. \ POl>s� UTILITY \ I (1110612020) 1 r PAI T, NO SIGNAL Ee - \ F 1 ``_ �,'f77 / I" ` \ I \I % \ \ �' E. EDGE OF ASPHALT 1 O \117 1 iC `\\ I1 \I i °j �? l 1 f 44\ / \I --\ I / \ A�, I ZI i\` L� '�.p i ��-\ 0841 - 1\ 1� O� �L1o4s� �/Q j -I_11 io�9� j 1037)\ II \I- CROSSES LOT LINE 7.2S. OF / 1 I �' . I / o P` 1 I � \ 4`F I / W) FOUND REBAR AND CAP. \17078\ 1 {�Q Q v Q� \ I i V ;� \ ► o DIP �,� ; I II o I I 1\ 17083 ° ° �� 1 ` \ r7 EDMUNDS HIGHLANDS f� �;% \` �` •' -�> %%`�T,�`� '� 3�`\ REC. NO, 200404125344 PATH I II \ 2 I 1 1082 ��1/ �� ►/� Z "i / J �� I �II 1 to 5 1 6\y�4'fiQ`-.► "CI o b\ _68 �L ° I -- i - -\ -- ` �,7,0�j-'i tx�- \ ��\ \\ ,�\\ \\ \ 1 �03C \� 1 I N 1 1 I �A03 1 �8",P'\'/ >�0l497 `\�,' \� {��`:7---\�1.0352\I I I I 1 jB ` r , . / � ' I I iT /� 93 / � /1 i"� S•n . / NP \ }.� I/ 8~1�t� L_ 1 Q'%y-\ 1 li'I I\ 1 O I III o % / \Y � \ \ U , I 'ZA F164 f I / Y 7/`�r I \ \ 1 I I ` ' I I 1 / 1703� / \ fGUF -' +- _ 7\ / 1 \ I 1a' s49 \ I I FOUND 1/2" REBAR ! C17� F , 10349 8F Xl �` I 8► 1 -'' /2 PF 1 - - -G - / \. ��1�12 _ .� \ s /i AND CAP "LSA 22969" 1 / "'jjj 1 / I 11 1 2. / A j -�'t�\ 1 I /, I- \\ A T L O T CORNER. I' 1/ I 1 1 071� I cy e ���`'I 1 s<�� 1 /� j\ o" r_ ]�.` =1 'g ✓:� I /,, / cp / / I' 1 1 1 R //_ 1�1 1- lelI1 h 1 1 - , J' 1 ,F II CONo BLOCK I . 1 / I ==l`� ' : /\ ' II \I I I 1 \ i 1 \\ 1 �10 1, . 1 1 /� FENCE INTERSECTION \ �,� F \ \ ` 0*q8, ` �/ \ \ Z I �' 0.6E. OF LOT LINE. Iy \ III FENCE INTERSECTION �/77i \ 1 �1 L\ F \ i I - / \ \ i , \_ \ 1034 \ 1 \ IS 0.6E. OF LOT LINE. /AT9 F _/ / \ \ / �� i �1F \\I i 0 F1036'P\ 2 4- FFE-470.0' WIND - II I -\--J -(cam- � 9125 240TH ST SW - t / l 'r' - '� 14 I / I \ /'��\ 18 C 1 0/6d11 � '� I � � .J1_09 2.40TH_ST / I I \ \ �,' \ / � / „ J , 1.5 STORY WOOD , ,< /. ,1, i \ / \ 7 FOUND 1 2 REBAR {'V " 1 STOf�`Y WOOD ERA I I I \ / I , I AND CAP 'LSA 22969" FRAME HOUSE \ i M \ \I �1010\ \ /. - I �� E---fhO�J� W &9,SEAYINT \ a y I �. / ` / #03 0.1E OF LOT CORNER. LIi III A FI\ \ 1 r LC i / ��� r �\ �--L� \� ,KT 1 '` F.Yz__�TtP,�\TN=' � (11/os/2o2o) i"-'�{IbQ310®,\/ FENCE INTERSECT/ON •ra3?> \� I 3 / li o3fi f`\ I ��1F\ \ l 0.6E. OF LOT LINE. _ , _ I I0�39 38 F\ Y rt O C / - ' r\ ` I fO81Pl 4"L! L} \ f07\ / _ \ 12 Ij� 1 \ I / 111j 1� 20 F \I 11 1 ~• \ I\ L- V1 } - J / X \ 1 . < . "c - - / 22" t f03 yioF , I 6'BFNC N EDGE ASPHALT K�I 1 �' 1y\ Y /10736 \ l I ` � �- x!` ' ` `411032g�.I � �` I X 1070� \ 1 1 IS 18.6E OF LOT I I _ \ I / , iu0 \ 1 1064J1 ` -I - ' 14 F, ' - - \�_ 1 -� - , 1/2 \\ 1 \>/� `K\ OAF \ 1 I 11 SW FENCE i---4-\- �� lL� I1YM \ CORNER. \ w_ 1 �6 --% 1 I \ 22F\ I - /- -1 2 ��\ I I)1GL`F ` ` I > _ I I�I� �, ? I �F � CORNER IS 1 1 'E CB 10020 RIM 428.46 6" PVC 1E 423.92 (N) 12" DI lE 425.55 (E) 8" DI lE 423.42 (SW) O - OH FOUND REB-A.RI AND CAP bVEf �91� CB 10018 (12116120) RIM 427.19 - 12" DI lE 423._T1�`S') _ 8" DI IE 423.09 (NE) 12" DI /E 422.88 (W) RIM 428.91 8" CONC /E 418.82 (E) 8" CONC /E 418.76 (S) FOUND X' IN 1 1/2" BRASS DISK STAMPED "WSI 16916" IN 4"X4" CONCRETE MONUMENT DOWN 0.4' IN CASE 0.08'W. OF SECTION LINE (1110612020) 1 \ ♦ 70p), 1 �\i\ 7 \ ,� /i r r� / .l -i C �-� y\!T-� h 1. 1i\ 11 j I 31Q�1 OF LOT LINE. �1py_=..II _ ` ��-- y`\t01�? 1 I c� _ iD \ r. ' -.L I I 1 E EDGE ASPHALT I lb" / y � 1065� 1 - �"Z4 -i- � - � � F I " - �`__iL .� Cyl / ,AF_� �\-\\ fl , S /S 3.5'W. OF LOT \ I 1 \ -1b�25 I _r \ `�� .y -��_ i� \_ ,1S_ -1 {4 C C•T _ f1 CORNER. 1� III 1 \1700d - } _ �_ _ .%\ 106 5� r II 'r ` - =r \ ` �e'�; t- - _' , `� ��_ S; ' �6 rt r \I FOUND 1/2" REBAR _ / .i ,c �x _ 1 v _+ 6 H /�--� f06 i F y� \y ��- - ` \-\\ `\ \\,\\\ 1 I \ s AND CAP "LSA 22969" 89�s�'Gv r 2 �' l\- t r� _ + \ c�V 1 CPP 4E _ �4. ,1- `�------�- - - - ' 01'iP' `� 1t93�`"` = MP��•---/�vj�HPl\ HP - - -SD 0 -��-�}-+pP---___ _ QH�lios4a ./ s a \`� `\ \`� ���- `- -�®-�-- - -sD- / 9i�B E3S7_S4 µ;f- -EH#lfd3 /y_B- _ -�W- - W = JA!-- -_! _ T W---- - -i - - - -� �14DDRES ES �I / CULV 12"C NC IE = 433.90' 1 \ / W/TRASH RACK % 294.04' I I j 1 1 - I 141.02' 127.13� --SS--SS--�� SS ---ASS- �� ESsl �l �SS - \ SS-\ -� 1 G �`\ _LIMITED S/NT DISTANCE" 1 �- _T -G �- TBM 'B' - T-o- N ADDRESS ON FIST sz �sr PST MAILBOX srRO sr2 sz� p�h KIOSK "NO PARKING ELEV.=455.40' _ _ __------E-ST-PF-MER-L- SDMH 10043 -A Q3 STREET IBM A' RIM 432.15 FOUND X' IN 1 3/4" BRASS Q ELEV.=429.50' 12 CONC lE 427.42 (E) 12" CONC IE 423.74 (W) SSMH 10718 DISK /N 4'X4" CONCRETE N FOUND X' IN 1 3/4" RIM 452.30 MONUMENT DOWN 0.3' IN CASE. BRASS DISK /N 4'X4" 6" CONC lE 445.85 (N) (1110612020) CONCRETE MONUMENT 8" CONC /E 444.77 (W) DOWN 0.3' IN CASE. (1110612020) VERTICAL DATUM NA VD '88 AS VERIFIED TO SNOHOMISH COUNTY CONTROL POINT 25. BENCH MARK ORIGINATING BENCHMARK SNOHOMISH COUNTY CONTROL POINT 25 FOUND INVERTED NAIL IN CONCRETE MONUMENT DOWN 1.0' IN CASE AT THE CENTERLINE OF 236TH ST SW AT THE INTERSECTION WITH 92ND AVE W. ELEVA TION. 442. 74' iBM A' AT FOUND X' IN 1-1/2" BRASS DISK STAMPED "WSI 16916" IN 4'X4" CONCRETE MONUMENT DOWN 0.4' IN CASE LOCATED AT THE SCALE.1" = JO' INTERSECTION OF 240TH ST SW & 92ND AVE W. 0 15 30 60 ELEVA TION. 429.50' IBM B' AT FOUND 'X' IN 1 3/4" BRASS DISK IN 4"X4" CONCRETE MONUMENT DOWN 0.3' IN CASE LOCATED AT THE CENTERLINE RIGHT-OF-WAY FOR 240774 ST SW, SOUTH OF HOUSE NO. 9019. ELEVA TION. 455. 40' TREE LEGEND TREE TAG NUMBER & DESCRIPTION xxx _ xxx EXISTING TREE DRIP LINE LEGEND - EXISTING UTILITIES / FEATURES X WIRE FENCE (O EX REBAR -0- POWER POLE 0 CHAIN LINK FENCE GUY ANCHOR ❑ WOOD FENCE SECTION M Y STREET LIGHT = DITCH OR SWALE C:::� QUARTER SECTION � POLE LIGHT n n n n GUARDRAIL ® EX MONUMENT © POWER VAULT RETAINING WALL ROCKERY ❑ ASPHALT❑ TRANSFORMER -------FLOW /®' POWER METER - - - - - - - CURB ❑ CONCRETE Z JUNCTION BOX -- - - - - - ASPHALT GAS METER - - - - - - - CONCRETE ❑ GRA VEL -------GRAVEL GAS VALVE ------------- ROOF WETLAND FIBER OPTICS MANHOLE CHANNELIZA TION B TV RISER ------- DRIP LINE ❑ CATCH BASIN, TYPE l � TELECOMM VAULT - SURFACE FEATURES �❑ CATCH BASIN, TYPE 11 ❑ TELECOMM RISER Z111L1/1/1/11z BUILDING FOOTPRINT Q SD PIPE FLOW - - - - - - - - - TOP OF 40% SLOPE Q0 YARD DRAIN TELECOMM JUNCTION BOX - - - - - STEEP SLOPE BUFFER TRAFFIC SIGNAL o STORM CLEANOUT - - EDGE OF WETLAND WETLAND BUFFER STORM CULVERT END o MAIL BOX - - -190- - - 10' CONTOURS SEWER MANHOLE JZ SIGN ------ 192------ 2' CONTOURS o SEWER CLEANOUT ® BOLLARD ----SD- STORM DRAIN PIPE Q • SOIL LOG TEST PIT ----SS- SEWER MAIN SS PIPE FLOW - - - -FM- SEWER FORCE MAIN ® SEPTIC LID CONIFEROUS TREE ----W- WA TER MAIN Q FIRE HYDRANT - - - OHP AERIAL POWER LINE DECIDUOUS TREE EEF--- WATER METER P BURIED POWER LINE - - - - G GAS MAIN D4 GATE VALVE C BURIED CABLE WO WA TER MANHOLE - -TV- BURIED TV AIR/VAC RELEASE VALVE T BURIED TELEPHONE LINE 0--- BLOW OFF P/T BURIED POWER/TELEPHONE ® IRRIGATION METER - FO- BURIED FIBER OPTIC CABLE X IRRIGATION VALVE Know what"s below, Call before you dig. is15241 NE , WA STREET REDMOND, WA 98052 TEL. 425.823-5700 Survey & Mapping FAX 425.823-6700 THE BOUNDARY SURVEY SHOWN ON� THIS SITE PLAN WAS PREPARED UNDER THE DIRECT SUPERVISION I , OF A WASHINGTON I , STA TE PROFESSIONAL LAND SURVEYOR s'r� AXIS PROJECT 20 229 Est f �i i LI►Y+$ � i L � 2.1.a RAM ENGINEERING, INC. Civil Engineering / Land Planning 16531 13TH AVE W, SUITE Al08 LYNNWOOD, WA 98037 PHONE: (425) 678-6960 WWW.RAMENGINEERINGINC.COM .m Z Z V y W F Wash, O, d 30508 W IONeT . /O/8/2/ 1A2TIC12V1-Y-Y:A ROB L. LONG, PE DRAWN BY.• MIKE MORRIS ISSUE DATE.• SCALE.• 619121 AS NOTED JOB NO: 20-024 SHEET EC-01 SHT 2 OF 2 Attac me Packet Pg. 95 PLN2021- 2.1.a ENVIRONMENTAL CONSULTING October 11, 2021 Pacific Ridge — DRH, LLC Attn: John Mirante 17921 Bothell Everett Highway, Suite 100 Bothell, WA 98012 RE: Revised Critical Area Reconnaissance Report for Brackets Reserve; Parcels 00463301200403, 00463301300301, 00463301300303, and 00463301300400 SITE DESCRIPTION Wetland Resources, Inc. (WRI) conducted site visits on November 3, 2020, and September 21, 2021, to evaluate wetland and stream conditions on and near the parcels referenced above. The subject property is composed of four parcels, located at 9105, 9109, and 3125 240th Street SW, in the city limits of Edmonds, Washington. The Public Land Survey System (PLSS) locator for the property is Section 31, Township 27N, Range 4E, W.M. The property is located within the Puget Sound Drainage Sub -basin of the Cedar-Sammamish Watershed, Water Resources Inventory Area (WRIA) 8. Figure 1 - Aerial Photograph of Subject Property 9505 19th Avenue SE, Suite 106, Everett, WA 98208 425.337.3174 www.wetlandresources.com AttacIP PLN2 Packet Pg. 96 The 2.46-acre parcel assemblage is located in a residential setting on the north side of 240th Street SW, adjacent to the east of the Woodway Elementary/Madrona School campus. Three of the four parcels are developed with single-family residences and the fourth is vacant. Figure 2 — Photograph of Typical Vegetation Site topography contains a higher plateau in the central portion, surrounded by downward sloping areas to the north, south, east and west. Vegetation is dominated by typical Northwest forest species, including Douglas -fir, Western hemlock, red alder, salmonberry, Himalayan blackberry, red elderberry, lady fern, and swordfern. Observed soil pits generally display very dark brown (10YR 2/2) gravelly loam from the surface to two inches below. Between two and sixteen inches below the surface, soils range from dark brown (IOYR 3/3) to dark yellowish brown (IOYR 4/4). Soils were dry to moist at the time of our November inspection, during a period of normal precipitation. PUBLIC INFORMATION Prior to conducting the site reconnaissance, publicly available information was reviewed to gather background information on the subject property and the surrounding area in regards to wetlands, streams, and other critical areas. These sources include the following: Critical Area Reconnaissance Report 2 Brackets Reserve Revised.- October 11, 2021 WRI #20242 Attac PLN2 Packet Pg. 97 2.1.a • United States Fish and Wildlife Service (USFWS) National Wetlands Inventory(NWI) No wetlands or streams are mapped by this source on or near the site. The closest mapped features are Storm Creek, located 0.65 miles to the southwest, Echo Lake, located 0.9 miles to the southeast, and Lake Ballinger, located over one mile to the east. • USDA/Natural Resources Conservation Service (NRCS) Web Soil Survey The NRCS Web Soil Survey indicates that the site is underlain by Alderwood-Urban land complex, 2 to 8 percent slopes, Everett very gravelly sandy loam, 0 to 8 percent slopes, and Urban land -complex, 12 to 35 percent slopes. None of these units is listed as a hydric soil. • WDFW Priority Habitat and Species PHS) Interactive Map No priority habitats or species are mapped by this source on or near the site. The closest features are Echo Lake and Lake Ballinger (see NWI above). • Washington Department of Fish and Wildlife (WDFW) SalmonScape Interactive Mapping System No fish -bearing streams are mapped by this source on or near the site. The closest fish -bearing features are McAleer Creek/Lake Ballinger, located approximately one mile to the east, and Deer Creek, located approximately 1.4 miles to the northwest. • WDNR Forest Practices Application Mapping Tool FPAMT) No wetlands or streams are mapped by WDNR on or near the site. The nearest streams are those described above. • Snohomish County PDS Map Portal No wetlands or streams are mapped on the site by Snohomish County. The closest mapped feature is a small wetland located off -site, between the subject property and Madrona School. • City of Edmonds GIS Map No wetlands or streams are mapped on the site by the City of Edmonds. The closest mapped features include a wetland between the subject property and Madrona School and another wetland across the street, on the south side of 240th Street SW. METHODOLOGY The presence of wetlands was determined using the routine determination approach described in the Corps of Engineers Wetlands Delineation Manual (Environmental Laboratory 1987) and the Regional Supplement to the Corps of Engineers Wetland Delineation Manual: Western Mountains, Valleys, and Coast Region (Version 2.0) (U.S. Army Corps of Engineers 2010). Under the routine methodology, the process for making a wetland determination is based on three steps: 1.) Examination of the site for hydrophytic vegetation (species present and percent cover); 2.) Examination of the site for hydric soils; 3.) Determining the presence of wetland hydrology Critical Area Reconnaissance Report 3 Brackets Reserve Revised.- October 11, 2021 WRI #20242 Attac PLN2 Packet Pg. 98 The ordinary high water marks (OHWM) of streams and waterbodies were identified using the methodology described in Determining the Ordinary High Water Mark for Shoreline Management Act Compliance in Washington State (Anderson et al. 2016). Streams and lakes were classified according to the water typing system provided in the Washington Administrative Code (WAC), section 222- 16-030 and Edmonds City Code and Community Development Code (ECDC) Chapter 23.90. FINDINGS No wetlands, streams or buffers are located on the subject property. A Category III wetland was identified in 2016 by Shannon and Wilson, Inc. on the Madrona School property west of the site. The delineated wetland boundary and the associated 60-foot buffer is fully contained on the school property (see attached map). At its closest point, the buffer edge is 16 feet west of the subject property, so no buffer impacts will occur from on -site construction activities. A depressional area is located in the northern portion of the site, continuing off -site to the northwest. Data forms attached to this report demonstrate that this low area does not meet the criteria for a wetland. This finding is further evidenced by the wetland delineation on the school property stopping well short of the school's eastern property line. It appears that a wetland is located across 240th Street SW, south of the subject property. The parcels south of the road are privately owned, so we did not have direct access to assess wetland conditions, but we were able to see a potential wetland area based on vegetation and topography. A large area of Himalayan blackberry south of the road transitions to Pacific willow and black cottonwood to the south. ArcGIS spatial analysis of the digital elevation model shows a depressional area approximately 200 feet south of 240th Street SW. Working upslope (north) from that area, a wetland boundary was approximated based on contours. The approximate wetland area was classified under the Washington State Wetland Rating System for Western Washington, 2014 Update, as a Category III wetland with 17 total points and 4 habitat points (rating form and figures attached). Pursuant to Edmonds Community Development Code (ECDC) 23.50.040(F)(1)(g), Category III wetlands with 4 habitat points require 80 foot buffers. The 80 foot buffer edge falls within the 240th Street SW right of way, approximately three feet north of the existing pavement. The portion of the buffer from the off -site wetland that lies north of the pavement is physically and functionally isolated from the wetland by the existing roadway. The basis of this assessment comes from review and analysis of Best Available Science regarding buffer functions. Chapter 5 of the Washington State Department of Ecology guidance document entitled "Freshwater Wetlands in Washington State Volume 1: A Synthesis of the Science" provides a comprehensive analysis of buffer functions. The following, taken directly from the aforementioned document, is a list of the functions provided by buffers: 1.) removing sediment; 2.) removing excess nutrients; 3.) removing toxics; 4.) influencing microclimate, 5.) maintaining adjacent habitat; 6.) screening adjacent disturbances; and 7.) maintaining habitat connectivity. Functions numbered 1-3 relate to water quality improvement. Stormwater from the north edge of the roadway flows west along the north side of the road and is directed toward the wetland on the Madrona School property. No surface water from the site flows directly into the wetland south of Critical Area Reconnaissance Report 4 Brackets Reserve Revised.- October 11, 2021 WRI #20242 Attac PLN2 Packet Pg. 99 2401h Street SW. Therefore, the water quality improvement function provided by the on -site portion of the prescribed buffer is physically interrupted from the wetland to the south. Function 4 relates to the influence of the buffer on microclimate. The presence of 2401h Street SW interrupts the microclimate created by vegetation adjacent to the off -site wetland, disconnecting it from the microclimate occurring on the subject site. Therefore, the portion of the prescribed buffer north of the roadway does not influence the microclimate of the off -site wetland to the south. Functions numbered 5-7 relate to wildlife habitat. Buffer isolation created by the road eliminates connectivity of the subject property to the off -site wetland for all but avian species. Due to the disconnection, the on -site portion of the prescribed buffer does not provide a significant influence on wildlife habitat functions of the off -site wetland. Pursuant to ECDC 23.40.220(C)(4), adjacent areas that are physically separated from a stream or wetland due to existing, legally established structures or paved areas may be exempt from the prescribed buffer widths when it is demonstrated that the interrupted buffer area is functionally isolated. Because there is no biological habitat connection nor a surface water connection between the off -site wetland and the subject property, as described above, the portion of the buffer that lies north of the pavement is physically and functionally isolated from the off -site wetland. The functional buffer adjacent to the off -site wetland terminates at the south edge of the pavement of 240th Street SW and does not extend north of the pavement. USE OF THIS REPORT This Critical Area Reconnaissance Report is supplied to Pacific Ridge - DRH, LLC, as a means of determining the presence of on -site and nearby critical areas. This report is based largely on readily observable conditions and, to a lesser extent, on readily ascertainable conditions. No attempt has been made to determine hidden or concealed conditions. The laws applicable to critical areas are subject to varying interpretations and may be changed at any time by the courts or legislative bodies. This report is intended to provide information deemed relevant in the applicant's attempt to comply with the laws now in effect. This report conforms to the standard of care employed by ecologists. No other representation or warranty is made concerning the work or this report and any implied representation or warranty is disclaimed. Wetland Resources, Inc. John Laufenberg Principal Ecologist Professional Wetland Scientist Critical Area Reconnaissance Report 5 Brackets Reserve Revised: October 11, 2021 WRI #20242 Attac PLN2 Packet Pg. 100 I 2.1.a I O N W Ln O N E @ 0 200 400 Scale in Feet LEGEND Data Point and Designation Wetland Boundary Wetland Buffer NOTE Map adapted from aerial imagery provided by Google Earth Pro, reproduced by permission granted by Google Earth TM Mapping Service. Wetland Delineation Report New Madrona K-8 Project Edmonds, Washington WETLAND DELINEATION MAP May 2016 SHMNON &W MN, INC. GEOTECHNICAL AND exnnoxwexTAL CONSULuxra 21-1-22082-002 FIG. 2 LL. PLN2 Packet Pg. 101 2.1.a WETLAND DETERMINATION DATA FORM — Western Mountains, Valleys, and Coast Region Project/Site: Wilkins Assemblage City/County: Edmonds / Snohomish Sampling Date: 11/3/2020 Applicant/Owner: Pacific Ridge-DRH, LLC State: WA Sampling Point: S1 Investigator(s): JL Section, Township, Range: S31, T27N, R4E Landform (hillslope, terrace, etc.): depression Local relief (concave, convex, none): concave Slope (%): 2 Subregion (LRR): LRR-A Lat: 47.782583' Long: -122.355774' Datum: WGS84 Soil Map Unit Name: Alderwood-Urban land complex, 2 to 8 percent slopes NWI classification: none Are climatic / hydrologic conditions on the site typical for this time of year? Yes ✓❑ No❑ (If no, explain in Remarks.) Are Vegetation E, Soil Q, or Hydrology _Q significantly disturbed? Are "Normal Circumstances" present? Yes[Z] No❑ Are Vegetation E, Soil ❑_, or Hydrology El naturally problematic? (If needed, explain any answers in Remarks.) SUMMARY OF FINDINGS — Attach site map showing sampling point locations, transects, important features, etc Hydrophytic Vegetation Present? Hydric Soil Present? Wetland Hydrology Present? YesE Yes Yes No No No❑✓ Is Is the Sampled Area within a Wetland? Yes❑ No❑✓ Remarks: VEGETATION — Use scientific names of plants. Absolute Dominant Indicator Dominance Test worksheet: Tree Stratum (Plot size: _ 10m x 10m) % Cover Species? Status Number of Dominant Species 1. Alnus rubra 20 Y FAC That Are OBL, FACW, or FAC: 3 (A) 2. Total Number of Dominant 3. Species Across All Strata: 4 (B) 4. 20 Percent of Dominant Species 5m 5m) = Total Cover That Are OBL, FACW, or FAC: 75 (A/B) Sapling/Shrub Stratum (Plot size: _ x 1. Sambucus racemosa 30 Y FACU Prevalence Index worksheet: 2. Rubus spectabilis 30 Y FAC Total % Cover of: _ Multiply by: 3. OBL species _ x 1 = 0 4. FACW species _ x 2 = 0 5. FAC species x 3 = 0 60 = Total Cover FACU species x 4 = 0 Herb Stratum (Plot size: _ 1 m x 1 m) UPL species x 5 = 0 1. Athyrium filix-femina 20 Y FAC Column Totals: 0 (A) 0 (B) 2. 3. Prevalence Index = B/A = 4. Hydrophytic Vegetation Indicators: 5. ❑ Rapid Test for Hydrophytic Vegetation ❑ Dominance Test is >50% 6. 7. ❑ Prevalence Index is 53.0' g. ❑ Morphological Adaptations' (Provide supporting data in Remarks or on a separate sheet) 9. ❑ Wetland Non -Vascular Plants' 10. ❑ Problematic Hydrophytic Vegetation' (Explain) 11. 20 Indicators of hydric soil and wetland hydrology must 1 m x 1 m) = Total Cover be present, unless disturbed or problematic. Woody Vine Stratum (Plot size: _ 1. Hydrophytic 2• Vegetation 0 = Total Cover Present? Yes[Z] No❑ % Bare Ground in Herb Stratum 80 Remarks: At US Army Corps of Engineers Western Mountains, Valleys, aP tac Packet SOIL 2.1.a Sampling Point: S1 Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators.) Depth Matrix Redox Features (inches) Color (moist) % Color (moist) % Type' Loc2 Texture Remarks 0-8 10YR 2/2 100 silt loam moist 8-16 10YR 3/3 100 grl dry 'Type: C=Concentration, D=Depletion, RM=Reduced Matrix, CS=Covered or Coated Sand Grains. 2Location: PL=Pore Lining, M=Matrix. Hydric Soil Indicators: (Applicable to all LRRs, unless otherwise noted.) Indicators for Problematic Hydric Soils': ❑ Histosol (Al) ❑ Sandy Redox (S5) ❑ 2 cm Muck (A10) ❑ Histic Epipedon (A2) ❑ Stripped Matrix (S6) ❑ Red Parent Material (TF2) ❑ Black Histic (A3) ❑ Loamy Mucky Mineral (F1) (except MLRA 1) ❑ Very Shallow Dark Surface (TF12) ❑ Hydrogen Sulfide (A4) ❑ Loamy Gleyed Matrix (F2) ❑ Other (Explain in Remarks) ❑ Depleted Below Dark Surface (Al 1) ❑ Depleted Matrix (F3) ❑ Thick Dark Surface (Al2) ❑ Redox Dark Surface (F6) 3Indicators of hydrophytic vegetation and ❑ Sandy Mucky Mineral (S1) ❑ Depleted Dark Surface (F7) wetland hydrology must be present, ❑ Sandy Gleyed Matrix (S4) ❑ Redox Depressions (F8) unless disturbed or problematic. Restrictive Layer (if present): Type: Depth (inches): Hydric Soil Present? YesEl No�✓ Remarks: HYDROLOGY Wetland Hydrology Indicators: Primary Indicators (minimum of one required; check all that apply) Secondary Indicators (2 or more required) ❑ Surface Water (Al) ❑ Water -Stained Leaves (69) (except MLRA ❑ Water -Stained Leaves (139) (MLRA 1, 2, ❑ High Water Table (A2) 1, 2, 4A, and 413) 4A, and 46) ❑ Saturation (A3) ❑ Salt Crust (1311) ❑ Drainage Patterns (1310) ❑ Water Marks (61) ❑ Aquatic Invertebrates (1313) ❑ Dry -Season Water Table (C2) ❑ Sediment Deposits (132) ❑ Hydrogen Sulfide Odor (Cl) ❑ Saturation Visible on Aerial Imagery (C9) ❑ Drift Deposits (63) ❑ Oxidized Rhizospheres along Living Roots (C3) ❑ Geomorphic Position (D2) ❑ Algal Mat or Crust (134) ❑ Presence of Reduced Iron (C4) ❑ Shallow Aquitard (D3) ❑ Iron Deposits (135) ❑ Recent Iron Reduction in Tilled Soils (C6) ❑ FAC-Neutral Test (D5) ❑ Surface Soil Cracks (136) ❑ Stunted or Stressed Plants (D1) (LRR A) ❑ Raised Ant Mounds (D6) (LRR A) ❑ Inundation Visible on Aerial Imagery (137) ❑ Other (Explain in Remarks) ❑ Frost -Heave Hummocks (D7) ❑ Sparsely Vegetated Concave Surface (68) Field Observations: Surface Water Present? Yes❑ No❑✓ Depth (inches): Water Table Present? Yes[] No❑✓ Depth (inches): Saturation Present? Yes❑ No[Z] Depth (inches): Wetland Hydrology Present? Yes[:] No❑✓ includes capillary fringe) Describe Recorded Data (stream gauge, monitoring well, aerial photos, previous inspections), if available: Remarks: Q At US Army Corps of Engineers Western Mountains, Valleys, aP tac Packet 2.1.a WETLAND DETERMINATION DATA FORM — Western Mountains, Valleys, and Coast Region Project/Site: Wilkins Assemblage City/County: Edmonds / Snohomish Sampling Date: 11/3/2020 Applicant/Owner: Pacific Ridge-DRH, LLC State: WA Sampling Point: S2 Investigator(s): JL Section, Township, Range: S31, T27N, R4E Landform (hillslope, terrace, etc.): depression Local relief (concave, convex, none): concave Slope (%): 2 Subregion (LRR): LRR-A Lat: 47.782496' Long: -122.355371 ° Datum: WGS84 Soil Map Unit Name: Alderwood-Urban land complex, 2 to 8 percent slopes NWI classification: none Are climatic / hydrologic conditions on the site typical for this time of year? Yes ✓❑ No❑ (If no, explain in Remarks.) Are Vegetation E, Soil Q, or Hydrology _Q significantly disturbed? Are "Normal Circumstances" present? Yes[Z] No❑ Are Vegetation E, Soil ❑_, or Hydrology El naturally problematic? (If needed, explain any answers in Remarks.) SUMMARY OF FINDINGS — Attach site map showing sampling point locations, transects, important features, etc Hydrophytic Vegetation Present? Hydric Soil Present? Wetland Hydrology Present? YesE Yes Yes No No No❑✓ Is Is the Sampled Area within a Wetland? Yes❑ No❑✓ Remarks: VEGETATION — Use scientific names of plants. Absolute Dominant Indicator Dominance Test worksheet: Tree Stratum (Plot size: _ 10m x 10m) % Cover Species? Status Number of Dominant Species 1. That Are OBL, FACW, or FAC: 1 (A) 2. Total Number of Dominant 3. Species Across All Strata: 1 (B) 4. 0 Percent of Dominant Species Sapling/Shrub Stratum (Plot size: 5m x 5m) _ = Total Cover That Are OBL, FACW, or FAC: 100 (A/B) 1 • Rubus spectabilis 100 Y FAC Prevalence Index worksheet: 2. Total % Cover of: Multiply by: 3• OBL species _ x 1 = 0 4. FACW species _ x 2 = 0 5. FAC species x 3 = 0 100 = Total Cover FACU species x 4 = 0 Herb Stratum (Plot size: 1 m x 1 m) UPL species x 5= 0 1 Column Totals: 0 (A) 0 (B) 2. 3. Prevalence Index = B/A = 4. Hydrophytic Vegetation Indicators: 5. ❑ Rapid Test for Hydrophytic Vegetation 6. ❑ Dominance Test is >50% 7. ❑ Prevalence Index is 53.0' g. ❑ Morphological Adaptations' (Provide supporting data in Remarks or on a separate sheet) 9. ❑ Wetland Non -Vascular Plants' 10. ❑ Problematic Hydrophytic Vegetation' (Explain) 11. 0 Indicators of hydric soil and wetland hydrology must Woody Vine Stratum (Plot size: _ 1 m x 1 m) = Total Cover be present, unless disturbed or problematic. 1. Hydrophytic 2• Vegetation 0 = Total Cover Present? Yes[Z] No❑ % Bare Ground in Herb Stratum 100 Remarks: At US Army Corps of Engineers Western Mountains, Valleys, aP tac Packet SOIL 2.1.a Sampling Point: S2 Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators.) Depth Matrix Redox Features (inches) Color (moist) % Color (moist) % Type' Loc2 Texture Remarks 0-10 10YR 2/2 100 silt loam moist 10-16 10YR 3/3 100 sandy loam dry 'Type: C=Concentration, D=Depletion, RM=Reduced Matrix, CS=Covered or Coated Sand Grains. 2Location: PL=Pore Lining, M=Matrix. Hydric Soil Indicators: (Applicable to all LRRs, unless otherwise noted.) Indicators for Problematic Hydric Soils': ❑ Histosol (Al) ❑ Sandy Redox (S5) ❑ 2 cm Muck (A10) ❑ Histic Epipedon (A2) ❑ Stripped Matrix (S6) ❑ Red Parent Material (TF2) ❑ Black Histic (A3) ❑ Loamy Mucky Mineral (F1) (except MLRA 1) ❑ Very Shallow Dark Surface (TF12) ❑ Hydrogen Sulfide (A4) ❑ Loamy Gleyed Matrix (F2) ❑ Other (Explain in Remarks) ❑ Depleted Below Dark Surface (Al 1) ❑ Depleted Matrix (F3) ❑ Thick Dark Surface (Al2) ❑ Redox Dark Surface (F6) 3Indicators of hydrophytic vegetation and ❑ Sandy Mucky Mineral (S1) ❑ Depleted Dark Surface (F7) wetland hydrology must be present, ❑ Sandy Gleyed Matrix (S4) ❑ Redox Depressions (F8) unless disturbed or problematic. Restrictive Layer (if present): Type: Depth (inches): Hydric Soil Present? YesEl No�✓ Remarks: HYDROLOGY Wetland Hydrology Indicators: Primary Indicators (minimum of one required; check all that apply) Secondary Indicators (2 or more required) ❑ Surface Water (Al) ❑ Water -Stained Leaves (69) (except MLRA ❑ Water -Stained Leaves (139) (MLRA 1, 2, ❑ High Water Table (A2) 1, 2, 4A, and 413) 4A, and 46) ❑ Saturation (A3) ❑ Salt Crust (1311) ❑ Drainage Patterns (1310) ❑ Water Marks (61) ❑ Aquatic Invertebrates (1313) ❑ Dry -Season Water Table (C2) ❑ Sediment Deposits (132) ❑ Hydrogen Sulfide Odor (Cl) ❑ Saturation Visible on Aerial Imagery (C9) ❑ Drift Deposits (63) ❑ Oxidized Rhizospheres along Living Roots (C3) ❑ Geomorphic Position (D2) ❑ Algal Mat or Crust (134) ❑ Presence of Reduced Iron (C4) ❑ Shallow Aquitard (D3) ❑ Iron Deposits (135) ❑ Recent Iron Reduction in Tilled Soils (C6) ❑ FAC-Neutral Test (D5) ❑ Surface Soil Cracks (136) ❑ Stunted or Stressed Plants (D1) (LRR A) ❑ Raised Ant Mounds (D6) (LRR A) ❑ Inundation Visible on Aerial Imagery (137) ❑ Other (Explain in Remarks) ❑ Frost -Heave Hummocks (D7) ❑ Sparsely Vegetated Concave Surface (68) Field Observations: Surface Water Present? Yes❑ No❑✓ Depth (inches): Water Table Present? Yes[] No❑✓ Depth (inches): Saturation Present? Yes❑ No[Z] Depth (inches): Wetland Hydrology Present? Yes[:] No❑✓ includes capillary fringe) Describe Recorded Data (stream gauge, monitoring well, aerial photos, previous inspections), if available: Remarks: Q At US Army Corps of Engineers Western Mountains, Valleys, aP tac Packet 2.1.a WETLAND DETERMINATION DATA FORM — Western Mountains, Valleys, and Coast Region Project/Site: Wilkins Assemblage City/County: Edmonds / Snohomish Sampling Date: 11/3/2020 Applicant/Owner: Pacific Ridge-DRH, LLC State: WA Sampling Point: S3 Investigator(s): JL Section, Township, Range: S31, T27N, R4E Landform (hillslope, terrace, etc.): hillslope Local relief (concave, convex, none): none Slope (%): 15 Subregion (LRR): LRR-A Lat: 47.782353' Long: -122.355763' Datum: WGS84 Soil Map Unit Name: Alderwood-Urban land complex, 2 to 8 percent slopes NWI classification: none Are climatic / hydrologic conditions on the site typical for this time of year? Yes ✓❑ No❑ (If no, explain in Remarks.) Are Vegetation E, Soil Q, or Hydrology _Q significantly disturbed? Are "Normal Circumstances" present? Yes[Z] No❑ Are Vegetation E, Soil ❑_, or Hydrology El naturally problematic? (If needed, explain any answers in Remarks.) SUMMARY OF FINDINGS — Attach site map showing sampling point locations, transects, important features, etc Hydrophytic Vegetation Present? Yes❑ No❑✓ ✓ Is the Sampled Area Hydric Soil Present? Wetland Hydrology Present? Yes Yes No No❑✓ within a Wetland? Yes❑ No❑✓ Remarks: VEGETATION — Use scientific names of plants. Absolute Dominant Indicator Dominance Test worksheet: Tree Stratum (Plot size: _ 10m x 10m) % Cover Species? Status Number of Dominant Species 1 • Pseudotsuga menziesii 60 Y FACU That Are OBL, FACW, or FAC: 0 (A) 2. Tsuga heterophylla 30 Y FACU Total Number of Dominant 3• Species Across All Strata: 40 (B) 4. 90 Percent of Dominant Species Sapling/Shrub Stratum (Plot size: 5m x 5m) _ = Total Cover That Are OBL, FACW, or FAC: 0 (A/B) 1 • Ilex aquifolium 10 Y FACU Prevalence Index worksheet: 2. Total % Cover of: Multiply by: 3• OBL species _ x 1 = 0 4• FACW species _ x 2 = 0 5. FAC species x 3 = 0 10 = Total Cover FACU species 180 x 4 = 720 Herb Stratum (Plot size: _ 1 m x 1 m) UPL species x 5 = 0 1 • Polystichum munitum 80 Y FACU Column Totals: 180 (A) 720 (B) 2. 3. Prevalence Index = B/A = 4.0 4. Hydrophytic Vegetation Indicators: 5. ❑ Rapid Test for Hydrophytic Vegetation 6. ❑ Dominance Test is >50% 7. ❑ Prevalence Index is 53.0' g. ❑ Morphological Adaptations' (Provide supporting data in Remarks or on a separate sheet) 9. ❑ Wetland Non -Vascular Plants' 10. ❑ Problematic Hydrophytic Vegetation' (Explain) 11. 80 Indicators of hydric soil and wetland hydrology must Woody Vine Stratum (Plot size: _ 1 m x 1 m) = Total Cover be present, unless disturbed or problematic. 1. Hydrophytic 2• Vegetation 0 = Total Cover Present? Yes[:] No❑✓ % Bare Ground in Herb Stratum 20 Remarks: At US Army Corps of Engineers Western Mountains, Valleys, aP? tac Packet SOIL 2.1.a Sampling Point: S3 Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators.) Depth Matrix Redox Features (inches) Color (moist) % Color (moist) % Type' Loc2 Texture Remarks 0-2 10YR 2/2 100 silt loam dry 2-16 10YR 4/4 100 grl dry 'Type: C=Concentration, D=Depletion, RM=Reduced Matrix, CS=Covered or Coated Sand Grains. 2Location: PL=Pore Lining, M=Matrix. Hydric Soil Indicators: (Applicable to all LRRs, unless otherwise noted.) Indicators for Problematic Hydric Soils': ❑ Histosol (Al) ❑ Sandy Redox (S5) ❑ 2 cm Muck (A10) ❑ Histic Epipedon (A2) ❑ Stripped Matrix (S6) ❑ Red Parent Material (TF2) ❑ Black Histic (A3) ❑ Loamy Mucky Mineral (F1) (except MLRA 1) ❑ Very Shallow Dark Surface (TF12) ❑ Hydrogen Sulfide (A4) ❑ Loamy Gleyed Matrix (F2) ❑ Other (Explain in Remarks) ❑ Depleted Below Dark Surface (Al 1) ❑ Depleted Matrix (F3) ❑ Thick Dark Surface (Al2) ❑ Redox Dark Surface (F6) 3Indicators of hydrophytic vegetation and ❑ Sandy Mucky Mineral (S1) ❑ Depleted Dark Surface (F7) wetland hydrology must be present, ❑ Sandy Gleyed Matrix (S4) ❑ Redox Depressions (F8) unless disturbed or problematic. Restrictive Layer (if present): Type: Depth (inches): Hydric Soil Present? YesEl No�✓ Remarks: HYDROLOGY Wetland Hydrology Indicators: Primary Indicators (minimum of one required; check all that apply) Secondary Indicators (2 or more required) ❑ Surface Water (Al) ❑ Water -Stained Leaves (69) (except MLRA ❑ Water -Stained Leaves (139) (MLRA 1, 2, ❑ High Water Table (A2) 1, 2, 4A, and 413) 4A, and 46) ❑ Saturation (A3) ❑ Salt Crust (1311) ❑ Drainage Patterns (1310) ❑ Water Marks (61) ❑ Aquatic Invertebrates (1313) ❑ Dry -Season Water Table (C2) ❑ Sediment Deposits (132) ❑ Hydrogen Sulfide Odor (Cl) ❑ Saturation Visible on Aerial Imagery (C9) ❑ Drift Deposits (63) ❑ Oxidized Rhizospheres along Living Roots (C3) ❑ Geomorphic Position (D2) ❑ Algal Mat or Crust (134) ❑ Presence of Reduced Iron (C4) ❑ Shallow Aquitard (D3) ❑ Iron Deposits (135) ❑ Recent Iron Reduction in Tilled Soils (C6) ❑ FAC-Neutral Test (D5) ❑ Surface Soil Cracks (136) ❑ Stunted or Stressed Plants (D1) (LRR A) ❑ Raised Ant Mounds (D6) (LRR A) ❑ Inundation Visible on Aerial Imagery (137) ❑ Other (Explain in Remarks) ❑ Frost -Heave Hummocks (D7) ❑ Sparsely Vegetated Concave Surface (68) Field Observations: Surface Water Present? Yes❑ No❑✓ Depth (inches): Water Table Present? Yes[] No❑✓ Depth (inches): Saturation Present? Yes❑ No[Z] Depth (inches): Wetland Hydrology Present? Yes[:] No❑✓ includes capillary fringe) Describe Recorded Data (stream gauge, monitoring well, aerial photos, previous inspections), if available: Remarks: Q At US Army Corps of Engineers Western Mountains, Valleys, aP tac Packet CRITICAL AREA RECONNAISSANCE MAP BRACKETS RESERVE I 2.1.a I PORTION OF SECTION 31, TOWNSHIP 27N, RANGE 4E, W.M. OFF -SITE WETLAND OFF -SITE BUFFER PROJECT BOUNDARY DATA SITE Scale 1" = 50' 0 25 50 75 100 Wet/affdW0#rrc6, /hc. D.H.—tie. 1 Mitioa5on (Raslom4on / Habitat Cmatien! Permit Assistance 9505 19th Avenue S.E. Suite 106 Eve"tt,Washington 9K08 Phone: (425) 337-3174 Fax: (425) 337-3045 Email: mailbox@wetlandresources.com CRITICAL AREA RECONNAISSANCE Mi BRACKETS RESERVE EDMONDS, WA Pacific Ridge-DRH, LLC Sheet 17921 Bothell -Everett Hwy WRI #: 20242 Suite 100 Drawn by: JL Bothell, WA 98012 Attac Packet Pg. 108 2.1.a Wetland name or number Off -site to South RATING SUMMARY - Western Washington Name of wetland (or ID #): Off -site to South Rated by JL Date of site visit: 9/21/21 Trained by Ecology? ✓ Yes No Date of training 9/2014 HGM Class used for rating DEPRESSIONAL Wetland has multiple HGM classes?Y ✓ N NOTE: Form is not complete without the figures requested (figures can be combined) Source of base aerial photo/map Snohomish County OVERALL WETLAND CATEGORY III (based on functions ✓ or special characteristics_) 1. Category of wetland based on FUNCTIONS Category I — Total score = 23 - 27 Category II — Total score = 20 - 22 ✓ Category III —Total score = 16 - 19 Category IV — Total score = 9 - 15 FUNCTION Improving Water Quality Hydrologic Habitat Circle the appropriate ratings Site Potential H M❑ L H M❑ L H M Landscape Potential H M❑ L H❑ M L H M Value H❑ M L H M © H M❑ L TOTAL Score Based on Ratings 7 6 4 17 2. Category based on SPECIAL CHARACTERISTICS of wetland CHARACTERISTIC CATEGORY Estuarine I II Wetland of High Conservation Value I Bog I Mature Forest I Old Growth Forest I Coastal Lagoon I II Interdunal I II III IV None of the above Wetland Rating System for Western WA: 2014 Update Rating Form - Effective January 1, 2015 Score for each function based on three ratings (order of ratings is not important) 9 = H, H, H 8 = H, H, M 7 = H, H, L 7 = H,M,M 6 = H,M,L 6 = M,M,M 5 = H,L,L 5 = M,M,L 4 = M,L,L 3 = L,L,L 1 Attac PLN2 Packet Pg. 109 Go to First Page 2.1.a Wetland name or number Off -site to South Maps and figures required to answer questions correctly for Western Washington Depressional Wetlands Map of: To answer questions: Figure # Cowardin plant classes D 1.3, H 1.1, H 1.4 1 Hydroperiods D 1.4, H 1.2 1 Location of outlet (can be added to map of hydroperiods) D 1.1, D 4.1 1 Boundary of area within 150 ft of the wetland (can be added to another figure) D 2.2, D 5.2 1 Map of the contributing basin D 4.3, D 5.3 2 1 km Polygon: Area that extends 1 km from entire wetland edge - including polygons for accessible habitat and undisturbed habitat H 2. 1, H 2.2, H 2.3 2 Screen capture of map of 303(d) listed waters in basin (from Ecology website) D 3.1, D 3.2 3 Screen capture of list of TMDLs for WRIA in which unit is found (from web) D 3.3 4 Riverine Wetlands Map of: To answer questions: Figure # Cowardin plant classes H 1.1, H 1.4 Hydroperiods H 1.2 Ponded depressions R 1.1 Boundary of area within 150 ft of the wetland (can be added to another figure) R 2.4 Plant cover of trees, shrubs, and herbaceous plants R 1.2, R 4.2 Width of unit vs. width of stream (can be added to another figure) R 4.1 Map of the contributing basin R 2.2, R 2.3, R 5.2 1 km Polygon: Area that extends 1 km from entire wetland edge - including polygons for accessible habitat and undisturbed habitat H 2.1, H 2.2, H 2.3 Screen capture of map of 303(d) listed waters in basin (from Ecology website) R 3.1 Screen capture of list of TMDLs for WRIA in which unit is found (from web) R 3.2, R 3.3 Lake Fringe Wetlands Map of: To answer questions: Figure # Cowardin plant classes L 1. 1, L 4.1, H 1. 1, H 1.4 Plant cover of trees, shrubs, and herbaceous plants L 1.2 Boundary of area within 150 ft of the wetland (can be added to another figure) L 2.2 1 km Polygon: Area that extends 1 km from entire wetland edge - including polygons for accessible habitat and undisturbed habitat H 2.1, H 2.2, H 2.3 Screen capture of map of 303(d) listed waters in basin (from Ecology website) L 3.1, L 3.2 Screen capture of list of TMDLs for WRIA in which unit is found (from web) L 3.3 Slope Wetlands Map of: To answer questions: Figure # Cowardin plant classes H 1.1, H 1.4 Hydroperiods H 1.2 Plant cover of dense trees, shrubs, and herbaceous plants S 1.3 Plant cover of dense, rigid trees, shrubs, and herbaceous plants (can be added to figure above) S 4.1 Boundary of 150 ft buffer (can be added to another figure) S 2.1, S 5.1 1 km Polygon: Area that extends 1 km from entire wetland edge - including polygons for accessible habitat and undisturbed habitat H 2.1, H 2.2, H 2.3 Screen capture of map of 303(d) listed waters in basin (from Ecology website) S 3.1, S 3.2 Screen capture of list of TMDLs for WRIA in which unit is found (from web) S 3.3 Wetland Rating System for Western WA: 2014 Update Rating Form - Effective January 1, 2015 Attac PLN2 Packet Pg. 110 Go to First Page 2.1.a Wetland name or number Off -site to South HGM Classification of Wetlands in Western Washington For questions 1-7, the criteria described must apply to the entire unit being rated. If the hydrologic criteria listed in each question do not apply to the entire unit being rated, you probably have a unit with multiple HGM classes. In this case, identify which hydrologic criteria in questions 1-7 apply, and go to Question 8. 1. Are the water levels in the entire unit usually controlled by tides except during floods? NO - go to 2 YES - the wetland class is Tidal Fringe - go to 1.1 1.1 Is the salinity of the water during periods of annual low flow below 0.5 ppt (parts per thousand)? NO - Saltwater Tidal Fringe (Estuarine) YES - Freshwater Tidal Fringe Ifyour wetland can be classified as a Freshwater Tidal Fringe use the forms for Riverine wetlands. If it is Saltwater Tidal Fringe it is an Estuarine wetland and is not scored. This method cannot be used to score functions for estuarine wetlands. 2. The entire wetland unit is flat and precipitation is the only source (>90%) of water to it. Groundwater and surface water runoff are NOT sources of water to the unit. NO - go to 3 YES - The wetland class is Flats Ifyour wetland can be classified as a Flats wetland, use the form for Depressional wetlands. 3. Does the entire wetland unit meet all of the following criteria? The vegetated part of the wetland is on the shores of a body of permanent open water (without any plants on the surface at anytime of the year) at least 20 ac (8 ha) in size; At least 30% of the open water area is deeper than 6.6 ft (2 m). NO -go to 4 YES - The wetland class is Lake Fringe (Lacustrine Fringe) 4. Does the entire wetland unit meet all of the following criteria? The wetland is on a slope (slope can be very gradual), The water flows through the wetland in one direction (unidirectional) and usually comes from seeps. It may flow subsurface, as sheetflow, or in a swale without distinct banks, The water leaves the wetland without being impounded. NO-goto5 YES - The wetland class is Slope NOTE: Surface water does not pond in these type of wetlands except occasionally in very small and shallow depressions or behind hummocks (depressions are usually <3 ft diameter and less than 1 ft deep). 5. Does the entire wetland unit meet all of the following criteria? The unit is in a valley, or stream channel, where it gets inundated by overbank flooding from that stream or river, The overbank flooding occurs at least once every 2 years. Wetland Rating System for Western WA: 2014 Update Rating Form - Effective January 1, 2015 Attac PLN2 Packet Pg. 111 Go to First Page 2.1.a Wetland name or number Off -site to South NO - go to 6 YES - The wetland class is Riverine NOTE: The Riverine unit can contain depressions that are filled with water when the river is not flooding 6. Is the entire wetland unit in a topographic depression in which water ponds, or is saturated to the surface, at sometime during the year? This means that any outlet, if present, is higher than the interior of the wetland. NO-goto7 YES --The wetland class is Depressional 7. Is the entire wetland unit located in a very flat area with no obvious depression and no overbank flooding? The unit does not pond surface water more than a few inches. The unit seems to be maintained by high groundwater in the area. The wetland may be ditched, but has no obvious natural outlet. YES - The wetland class is Depressional 8. Your wetland unit seems to be difficult to classify and probably contains several different HGM classes. For example, seeps at the base of a slope may grade into a riverine floodplain, or a small stream within a Depressional wetland has a zone of flooding along its sides. GO BACK AND IDENTIFY WHICH OF THE HYDROLOGIC REGIMES DESCRIBED IN QUESTIONS 1-7 APPLY TO DIFFERENT AREAS IN THE UNIT (make a rough sketch to help you decide). Use the following table to identify the appropriate class to use for the rating system if you have several HGM classes present within the wetland unit being scored. NOTE: Use this table only if the class that is recommended in the second column represents 10% or more of the total area of the wetland unit being rated. If the area of the HGM class listed in column 2 is less than 10% of the unit; classify the wetland using the class that represents more than 90% of the total area. HGM classes within the wetland unit being rated HGM class to use in rating Slope + Riverine 0 Riverine Slope + Depressional 0 Depressional Slope + Lake Fringe 0 Lake Fringe Depressional + Riverine along stream within boundary of depression 0 Depressional Depressional + Lake Fringe 0 Depressional Riverine + Lake Fringe 0 Riverine Salt Water Tidal Fringe and any other class of freshwater wetland 0 Treat as ESTUARINE Ifyou are still unable to determine which of the above criteria apply to your wetland, or ifyou have more than 2 HGM classes within a wetland boundary, classify the wetland as Depressional for the "a tang. Wetland Rating System for Western WA: 2014 Update Rating Form - Effective January 1, 2015 4 Attac PLN2 Packet Pg. 112 Go to First Page 2.1.a Wetland name or number Off -site to South DEPRESSIONAL AND FLATS WETLANDS Water Quality Functions - Indicators that the site functions to improve water quality D 1.0. Does the site have the potential to improve water quality? D 1.1. Characteristics of surface water outflows from the wetland: ❑ Wetland is a depression or flat depression (QUESTION 7 on key) with no surface water leaving it (no outlet). points = 3 ❑ Wetland has an intermittently flowing stream or ditch, OR highly constricted permanently flowing outlet. 2 points = 2 Wetland has an unconstricted, or slightly constricted, surface outlet that is permanently flowing points = 1 Wetland is a flat depression (QUESTION 7 on key), whose outlet is a permanently flowing ditch. points = 1 D 1.2. The soil 2 in below the surface (or duff layer) is true clay or true organic (use NRCS definitions). Yes = 4 No = 0 0 D 1.3. Characteristics and distribution of persistent plants (Emergent, Scrub -shrub, and/or Forested Cowardin classes): 0 Wetland has persistent, ungrazed, plants > 95% of area points = 5 ❑ Wetland has persistent, ungrazed, plants > % of area points = 3 5 ❑ Wetland has persistent, ungrazed plants > 1/10 of area points = 1 [7]Wetland has persistent, ungrazed plants <1/10 of area points = 0 D 1.4. Characteristics of seasonal ponding or inundation: This is the area that is ponded for at least 2 months. See description in manual. ❑ Area seasonally ponded is > % total area of wetland points = 4 4 ❑ Area seasonally ponded is > % total area of wetland points = 2 ❑ Area seasonally ponded is < % total area of wetland points = 0 Total for D 1 Add the points in the boxes above 11 Rating of Site Potential If score is:12-16 = H ✓ 6-11 = M 0-5 = L Record the rating on the first page D 2.0. Does the landscape have the potential to support the water quality function of the site? D 2.1. Does the wetland unit receive stormwater discharges? Yes = 1 No = 0 1 D 2.2. Is > 10% of the area within 150 ft of the wetland in land uses that generate pollutants? Yes = 1 No = 0 1 D 2.3. Are there septic systems within 250 ft of the wetland? Yes = 1 No = 0 0 D 2.4. Are there other sources of pollutants coming into the wetland that are not listed in questions D 2.1-D 2.3? Source Yes = 1 No = 0 0 Total for D 2 Add the points in the boxes above 2 Rating of Landscape Potential If score is: 3 or 4 = H ✓ 1 or 2 = M 0 = L Record the rating on the first page D 3.0. Is the water quality improvement provided by the site valuable to society? D 3.1. Does the wetland discharge directly (i.e., within 1 mi) to a stream, river, lake, or marine water that is on the 303(d) list? Yes = 1 No = 0 0 D 3.2. Is the wetland in a basin or sub -basin where an aquatic resource is on the 303(d) list? Yes = 1 No = 0 1 D 3.3. Has the site been identified in a watershed or local plan as important for maintaining water quality -(answer YES if there is a TMDL for the basin in which the unit is found)? Yes - 2 No = 0 2 Total for D 3 Add the points in the boxes above 3 Rating of Value If score is: ✓ 2-4 = H 1 = M 0 = L Record the rating on the first page Wetland Rating System for Western WA: 2014 Update Rating Form - Effective January 1, 2015 5 Attac PLN2 Packet Pg. 113 Go to First Page 2.1.a Wetland name or number Off -site to South DEPRESSIONAL AND FLATS WETLANDS Hydrologic Functions - Indicators that the site functions to reduce flooding and stream degradation D 4.0. Does the site have the potential to reduce flooding and erosion? D 4.1. Characteristics of surface water outflows from the wetland: ❑ Wetland is a depression or flat depression with no surface water leaving it (no outlet) points = 4 ❑ Wetland has an intermittently flowing stream or ditch, OR highly constricted permanently flowing outletpoints = 2 2 ❑ Wetland is a flat depression (QUESTION 7 on key), whose outlet is a permanently flowing ditch points = 1 ❑ Wetland has an unconstricted, or slightly constricted, surface outlet that is permanently flowing points = 0 D 4.2. Depth of storage during wet periods: Estimate the height of ponding above the bottom of the outlet. For wetlands with no outlet measure from the surface of permanent water or if dry, the deepest part. ❑Marks of ponding are 3 ft or more above the surface or bottom of outlet points = 7 ❑Marks of ponding between 2 ft to < 3 ft from surface or bottom of outlet points = 5 3 ❑Marks are at least 0.5 ft to < 2 ft from surface or bottom of outlet points = 3 ❑The wetland is a "headwater" wetland points = 3 ❑Wetland is flat but has small depressions on the surface that trap water points = 1 ❑Marks of ponding less than 0.5 ft (6 in) points = 0 D 4.3. Contribution of the wetland to storage in the watershed: Estimate the ratio of the area of upstream basin contributing surface water to the wetland to the area of the wetland unit itself. ❑ The area of the basin is less than 10 times the area of the unit points = 5 ❑ The area of the basin is 10 to 100 times the area of the unit points = 3 3 ❑ The area of the basin is more than 100 times the area of the unit points = 0 ❑ Entire wetland is in the Flats class points = 5 Total for D 4 Add the points in the boxes above 8 Rating of Site Potential If score is: 12-16 = H ✓ 6-11 = M 0-5 = L Record the rating on the first page D 5.0. Does the landscape have the potential to support hydrologic functions of the site? D 5.1. Does the wetland receive stormwater discharges? Yes = 1 No = 0 1 D 5.2. Is >10% of the area within 150 ft of the wetland in land uses that generate excess runoff? Yes = 1 No = 0 1 D 5.3. Is more than 25% of the contributing basin of the wetland covered with intensive human land uses Ire idential at >1 residence/ac, urban, commercial, agriculture, etc.)? [Yes -: 1 No = 0 1 Total for D 5 Add the points in the boxes above 3 Rating of Landscape Potential If score is: ✓ 3 = H 1 or 2 = M 0 = L Record the rating on the first page D 6.0. Are the hydrologic functions provided by the site valuable to society? D 6.1. The unit is in a landscape that has flooding problems. Choose the description that best matches conditions around the wetland unit being rated. Do not add points. Choose the highest score if more than one condition is met. The wetland captures surface water that would otherwise flow down -gradient into areas where flooding has damaged human or natural resources (e.g., houses or salmon redds): ❑ • Flooding occurs in a sub -basin that is immediately down -gradient of unit. points = 2 ❑ • Surface flooding problems are in a sub -basin farther down -gradient. points = 1 0 ❑ Flooding from groundwater is an issue in the sub -basin. points = 1 ❑ The existing or potential outflow from the wetland is so constrained by human or natural conditions that the water stored by the wetland cannot reach areas that flood. Explain why points = 0 0 There are no problems with flooding downstream of the wetland. points = 0 D 6.2. Has the site been identified as important for flood storage or flood conveyance in a regional flood contftn*? 0 Yes=2 Total for D 6 Add the points in the boxes above 0 Rating of Value If score is: 2-4 = H _1 = M ✓ 0 = L Wetland Rating System for Western WA: 2014 Update Rating Form — Effective January 1, 2015 Record the rating on the first page 0 Attac PLN2 Packet Pg. 114 Go to First Page 2.1.a Wetland name or number Off -site to South These questions apply to wetlands of all HGM classes. HABITAT FUNCTIONS - Indicators that site functions to provide important habitat H 1.0. Does the site have the potential to provide habitat? H 1.1. Structure of plant community: Indicators are Cowardin classes and strata within the Forested class. Check the Cowardin plant classes in the wetland. Up to 10 patches maybe combined for each class to meet the threshold of Y, cc or more than 10% of the unit if it is smaller than 2.5 ac. Add the number of structures checked. Aquatic bed 4 structures or more: points = 4 Emergent 3 structures: points = 2 1 Scrub -shrub (areas where shrubs have > 30% cover) 2 structures: points = 1 Forested (areas where trees have > 30% cover) 1 structure: points = 0 If the unit has a Forested class, check if: The Forested class has 3 out of 5 strata (canopy, sub -canopy, shrubs, herbaceous, moss/ground-cover) that each cover 20% within the Forested polygon H 1.2. Hydroperiods Check the types of water regimes (hydroperiods) present within the wetland. The water regime has to cover more than 10% of the wetland or % ac to count (see text for descriptions of hydroperiods). Permanently flooded or inundated 4 or more types present: points = 3 Seasonally flooded or inundated 3 types present: points = 2 Occasionally flooded or inundated 12 types present: points = 1 1 Saturated only 1 type present: points = 0 Permanently flowing stream or river in, or adjacent to, the wetland Seasonally flowing stream in, or adjacent to, the wetland Lake Fringe wetland 2 points Freshwater tidal wetland 2 points H 1.3. Richness of plant species Count the number of plant species in the wetland that cover at least 10 ftz. Different patches of the some species can be combined to meet the size threshold and you do not have to name the species. Do not include Eurasian milfoil, reed canarygrass, purple loosestrife, Canadian thistle 1 If you counted: > 19 species points = 2 5 19 speciespoints = 1 < 5 species points = 0 H 1.4. Interspersion of habitats Decide from the diagrams below whether interspersion among Cowardin plants classes (described in H 1.1), or the classes and unvegetated areas (can include open water or mudflats) is high, moderate, low, or none. If you have four or more plant classes or three classes and open water, the rating is always high. C) O O 1 None = 0 points ILow = 1 point Moderate = 2 points All three diagrams in this row are HIGH = 3points Wetland Rating System for Western WA: 2014 Update Rating Form — Effective January 1, 2015 13 Attac PLN2 Packet Pg. 115 Go to First Page 2.1.a Wetland name or number Off -site to South H 1.5. Special habitat features: Check the habitat features that are present in the wetland. The number of checks is the number of points. ✓ Large, downed, woody debris within the wetland (> 4 in diameter and 6 ft long). ✓ Standing snags (dbh > 4 in) within the wetland Undercut banks are present for at least 6.6 ft (2 m) and/or overhanging plants extends at least 3.3 ft (1 m) over a stream (or ditch) in, or contiguous with the wetland, for at least 33 ft (10 m) Stable steep banks of fine material that might be used by beaver or muskrat for denning (> 30 degree 2 slope) OR signs of recent beaver activity are present (cut shrubs or trees that have not yet weathered where wood is exposed) At least % ac of thin -stemmed persistent plants or woody branches are present in areas that are permanently or seasonally inundated (structures for egg -laying by amphibians) Invasive plants cover less than 25% of the wetland area in every stratum of plants (see H 1.1 for list of strata) Total for H 1 Add the points in the boxes above Rating of Site Potential If score is:_15-18 = H _7-14 = M ✓ 0-6 = L Record the rating on the first page H 2.0. Does the landscape have the potential to support the habitat functions of the site? H 2.1. Accessible habitat (include only habitat that directly abuts wetland unit). Calculate: % undisturbed habitat o + [(% moderate and low intensity land uses)/2] o = 0 If total accessible habitat is: 0 > 1/3 (33.3%) of 1 km Polygon points = 3 0 0 20-33% of 1 km Polygon points = 2 0 10-19% of 1 km Polygon points = 1 < 10% of 1 km Polygon points = 0 H 2.2. Undisturbed habitat in 1 km Polygon around the wetland. Calculate: % undisturbed habitat Z + [(% moderate and low intensity land uses)/2] o = 2 % Undisturbed habitat > 50% of Polygon points = 3 0 Undisturbed habitat 10-50% and in 1-3 patches points = 2 0 0 Undisturbed habitat 10-50% and > 3 patches points = 1 0 Undisturbed habitat < 10% of 1 km Polygon points = 0 H 2.3. Land use intensity in 1 km Polygon: If 0 > 50% of 1 km Polygon is high intensity land use points = (- 2) -2 0 < 50% of 1 km Polygon is high intensity points = 0 Total for H 2 Add the points in the boxes above -2 Rating of Landscape Potential If score is: 4-6 = H 1-3 = M ✓ < 1= L Record the rating on the first page H 3.0. Is the habitat provided by the site valuable to society? H 3.1. Does the site provide habitat for species valued in laws, regulations, or policies? Choose only the highest score that applies to the wetland being rated. Site meets ANY of the following criteria: points = 2 0 It has 3 or more priority habitats within 100 m (see next page) It provides habitat for Threatened or Endangered species (any plant or animal on the state or federal lists) It is mapped as a location for an individual WDFW priority species 1 0 It is a Wetland of High Conservation Value as determined by the Department of Natural Resources It has been categorized as an important habitat site in a local or regional comprehensive plan, in a Shoreline Master Plan, or in a watershed plan 0 Site has 1 or 2 priority habitats (listed on next page) within 100 m points = 1 © Site does not meet any of the criteria above points = 0 Rating of Value If score is:_2 = H ✓ 1= M _0 = L Wetland Rating System for Western WA: 2014 Update Rating Form — Effective January 1, 2015 Record the rating on the first page 14 Attac PLN2 Packet Pg. 116 Go to First Page 2.1.a Wetland name or number Off -site to South WDFW Priority Habitats Priority habitats listed by WDFW (see complete descriptions of WDFW priority habitats, and the counties in which they can be found, in: Washington Department of Fish and Wildlife. 2008. Priority Habitat and Species List. Olympia, Washington. 177 pp. http://wdfw.wa.gov/publications/00165/wdfw00165.12df or access the list from here: http://wdfw.wa.gov/conservation/phs/list/) Count how many of the following priority habitats are within 330 ft (100 m) of the wetland unit: NOTE. This question is independent of the land use between the wetland unit and the priority habitat. 0 Aspen Stands: Pure or mixed stands of aspen greater than 1 ac (0.4 ha). 0 Biodiversity Areas and Corridors: Areas of habitat that are relatively important to various species of native fish and wildlife (full descriptions in WDFW PHS report). 0 Herbaceous Balds: Variable size patches of grass and forbs on shallow soils over bedrock. 0 Old-growth/Mature forests: Old -growth west of Cascade crest - Stands of at least 2 tree species, forming a multi - layered canopy with occasional small openings; with at least 8 trees/ac (20 trees/ha ) > 32 in (81 cm) dbh or > 200 years of age. Mature forests - Stands with average diameters exceeding 21 in (53 cm) dbh; crown cover may be less than 100%; decay, decadence, numbers of snags, and quantity of large downed material is generally less than that found in old -growth; 80-200 years old west of the Cascade crest. 0 Oregon White Oak: Woodland stands of pure oak or oak/conifer associations where canopy coverage of the oak component is important (full descriptions in WDFW PHS report p. 158 - see web link above). Riparian: The area adjacent to aquatic systems with flowing water that contains elements of both aquatic and terrestrial ecosystems which mutually influence each other. 0 Westside Prairies: Herbaceous, non -forested plant communities that can either take the form of a dry prairie or a wet prairie (full descriptions in WDFW PHS report p. 161 - see web link above). 0 Instream: The combination of physical, biological, and chemical processes and conditions that interact to provide functional life history requirements for instream fish and wildlife resources. 0 Nearshore: Relatively undisturbed nearshore habitats. These include Coastal Nearshore, Open Coast Nearshore, and Puget Sound Nearshore. (full descriptions of habitats and the definition of relatively undisturbed are in WDFW report - see web link on previous page). 0 Caves: A naturally occurring cavity, recess, void, or system of interconnected passages under the earth in soils, rock, ice, or other geological formations and is large enough to contain a human. 0 Cliffs: Greater than 25 ft (7.6 m) high and occurring below 5000 ft elevation. 0 Talus: Homogenous areas of rock rubble ranging in average size 0.5 - 6.5 ft (0.15 - 2.0 m), composed of basalt, andesite, and/or sedimentary rock, including riprap slides and mine tailings. May be associated with cliffs. �✓ Snags and Logs: Trees are considered snags if they are dead or dying and exhibit sufficient decay characteristics to enable cavity excavation/use by wildlife. Priority snags have a diameter at breast height of > 20 in (51 cm) in western Washington and are > 6.5 ft (2 m) in height. Priority logs are > 12 in (30 cm) in diameter at the largest end, and > 20 ft (6 m) long. Note: All vegetated wetlands are by definition a priority habitat but are not included in this list because they are addressed elsewhere. Wetland Rating System for Western WA: 2014 Update 15 Rating Form - Effective January 1, 2015 Attac PLN2 Packet Pg. 117 Go to First Page 2.1.a Wetland name or number Off -site to South CATEGORIZATION BASED ON SPECIAL CHARACTERISTICS Wetland Type Category Check off any criteria that apply to the wetland. Circle the category when the appropriate criteria are met. SC 1.0. Estuarine wetlands Does the wetland meet the following criteria for Estuarine wetlands? =The dominant water regime is tidal, =Vegetated, and With a salinity greater than 0.5 ppt Yes —Go to SC 1.1 INo= Not an estuarine wetland SC 1.1. Is the wetland within a National Wildlife Refuge, National Park, National Estuary Reserve, Natural Area Preserve, State Park or Educational, Environmental, or Scientific Reserve designated under WAC 332-30-151? Yes = Category I No - Go to SC 1.2 Cat. I SC 1.2. Is the wetland unit at least 1 ac in size and meets at least two of the following three conditions? =The wetland is relatively undisturbed (has no diking, ditching, filling, cultivation, grazing, and has less than 10% cover of non-native plant species. (If non-native species are Spartina, see page 25) Cat. =At least % of the landward edge of the wetland has a 100 ft buffer of shrub, forest, or un-grazed or un- mowed grassland. =The wetland has at least two of the following features: tidal channels, depressions with open water, or Cat. II contiguous freshwater wetlands. Yes = Category I No = Category II SC 2.0. Wetlands of High Conservation Value (WHCV) SC 2.1. Has the WA Department of Natural Resources updated their website to include the list of Wetlands of High Conservation Value? Yes — Go to SC 2.2 No — Go to SC 2.3 Cat. 1 SC 2.2. Is the wetland listed on the WDNR database as a Wetland of High Conservation Value? Yes = Category I INo = Not a WHCV SC 2.3. Is the wetland in a Section/Township/Range that contains a Natural Heritage wetland? http://wwwl.dnr.wa.gov/nhp/refdesk/datasearch/wnhpwetlands.pdf Yes — Contact WNHP/WDNR and go to SC 2.4 No = Not a WHCV SC 2.4. Has WDNR identified the wetland within the S/T/R as a Wetland of High Conservation Value and listed it on their website? Yes = Category I No = Not a WHCV SC 3.0. Bogs Does the wetland (or any part of the unit) meet both the criteria for soils and vegetation in bogs? Use the key below. If you answer YES you will still need to rate the wetland based on its functions. SC 3.1. Does an area within the wetland unit have organic soil horizons, either peats or mucks, that compose 16 in or more of the first 32 in of the soil profile? Yes — Go to SC 3.3 INo — Go to SC 3.2 SC 3.2. Does an area within the wetland unit have organic soils, either peats or mucks, that are less than 16 in deep over bedrock, or an impermeable hardpan such as clay or volcanic ash, or that are floating on top of a lake or pond? Yes — Go to SC 3.3 1 No = Is not a bog SC 3.3. Does an area with peats or mucks have more than 70% cover of mosses at ground level, AND at least a 30% cover of plant species listed in Table 4? Yes = Is a Category I bog No — Go to SC 3.4 NOTE: If you are uncertain about the extent of mosses in the understory, you may substitute that criterion by measuring the pH of the water that seeps into a hole dug at least 16 in deep. If the pH is less than 5.0 and the plant species in Table 4 are present, the wetland is a bog. Cat. 1 SC 3.4. Is an area with peats or mucks forested (> 30% cover) with Sitka spruce, subalpine fir, western red cedar, western hemlock, lodgepole pine, quaking aspen, Engelmann spruce, or western white pine, AND any of the species (or combination of species) listed in Table 4 provide more than 30% of the cover under the canopy? Yes = Is a Category I bog No = Is not a bog Wetland Rating System for Western WA: 2014 Update Rating Form — Effective January 1, 2015 16 Attac PLN2 Packet Pg. 118 Go to First Page 2.1.a Wetland name or number Off -site to South SC 4.0. Forested Wetlands Does the wetland have at least 1 contiguous acre of forest that meets one of these criteria for the WA Department of Fish and Wildlife's forests as priority habitats? If you answer YES you will still need to rate the wetland based on its functions. = Old -growth forests (west of Cascade crest): Stands of at least two tree species, forming a multi -layered canopy with occasional small openings; with at least 8 trees/ac (20 trees/ha) that are at least 200 years of age OR have a diameter at breast height (dbh) of 32 in (81 cm) or more. = Mature forests (west of the Cascade Crest): Stands where the largest trees are 80- 200 years old OR the species that make up the canopy have an average diameter (dbh) exceeding 21 in (53 cm). Yes = Category I INo = Not a forested wetland for this section Cat. I SC 5.0. Wetlands in Coastal Lagoons Does the wetland meet all of the following criteria of a wetland in a coastal lagoon? =The wetland lies in a depression adjacent to marine waters that is wholly or partially separated from marine waters by sandbanks, gravel banks, shingle, or, less frequently, rocks =The lagoon in which the wetland is located contains ponded water that is saline or brackish (> 0.5 ppt) during most of the year in at least a portion of the lagoon (needs to be measured near the bottom Cat. Yes — Go to SC 5.1 No = Not a wetland in a coastal lagoon SC 5.1. Does the wetland meet all of the following three conditions? =The wetland is relatively undisturbed (has no diking, ditching, filling, cultivation, grazing), and has less than 20% cover of aggressive, opportunistic plant species (see list of species on p. 100). Cat. II =At least % of the landward edge of the wetland has a 100 ft buffer of shrub, forest, or un-grazed or un- mowed grassland. =The wetland is larger than 1/10 ac (4350 ftz) Yes = Category I No = Category II SC 6.0. Interdunal Wetlands Is the wetland west of the 1889 line (also called the Western Boundary of Upland Ownership or WBUO)? If you answer yes you will still need to rate the wetland based on its habitat functions. In practical terms that means the following geographic areas: 0 Long Beach Peninsula: Lands west of SR 103 = Grayland-Westport: Lands west of SR 105 Cat = Ocean Shores-Copalis: Lands west of SR 115 and SR 109 Yes — Go to SC 6.1 INo = not an interdunal wetland for rating SC 6.1. Is the wetland 1 ac or larger and scores an 8 or 9 for the habitat functions on the form (rates H,H,H or H,H,M Cat. II for the three aspects of function)? Yes = Category I No — Go to SC 6.2 SC 6.2. Is the wetland 1 ac or larger, or is it in a mosaic of wetlands that is 1 ac or larger? Yes = Category II No — Go to SC 6.3 Cat. III SC 6.3. Is the unit between 0.1 and 1 ac, or is it in a mosaic of wetlands that is between 0.1 and 1 ac? Yes = Category III No = Category IV at., Category of wetland based on Special Characteristics "Not N/A If you answered No for all types, enter Applicable" on Summary Form Wetland Rating System for Western WA: 2014 Update Rating Form — Effective January 1, 2015 17 Attac PLN2 Packet Pg. 119 BRACKETS RESERVE WETLAND RATING FIGURE 1 - OFF -SITE WETLAND TO THE SOUTH SCRUB -SHRUB ❑ EMERGENT VEGETATION CFORESTED VEGETATION SATURATED ONLY ®SEASONALLY FLOODED 150' FROM WL BOUNDARY Scale 1" = 100' 0 100 200 III WetWIAd esowceo,1w DeRneat / Mih-i- f Restoration f Hebrnt Crexticr! Ver+rlt Arsistznie 9505 19th Avenue S-E. Suite 106 Everett,Wa,hinvta 98208 Phone: (425) 337-3174 Fax: (425) 337-3045 Email: maitbox@wettandresources.com WETLAND RATING Off -Site Wetland to the Sout Ridge-[ Bothell- [. WA 98 Figure 1 BRACKETS RESERVE WETLAND RATING FIGURE 2 - OFF -SITE WETLAND TO THE SOUTH RELATIVELY UNDISTURBED ]LOW/MOD. INTENSITY HIGH INTENSITY FACCESSIBLE ffil HABITAT WETLAND 1 KM FROM WETLAND CONTRIBUTING BASIN `..._qq Scale 1 " = 1,000" 0 1,000 2,000 CONTRIBUTING BASIN AREA RELATIVE TO WETLAND UNIT IS 26:1 �Uf WetlanlKesaw ems, lec. �!" oerneannn t M;neaunn � aesmrannn � Hanuae o-eae;on � verna nz:;,tance 9505 19th Avenue S-E. Suite 106 Everett, Washington 98208 Phone: (425) 337-3174 Fax: (425) 337-3045 Email: mailbox@wetlandresources.com WETLAND RATING Off -Site Wetland to the Sout acific Ridge-[ 7921 Bothell- othell. WA 98 Figure 2 BRACKETS RESERVE WETLAND RATING FIGURE 3 - OFF -SITE WETLAND TO THE SOUTH WETLAND AQUATIC RESOURCES ■ ON THE 303(d) LIST Scale 1" = 1,000' 0 1,000 2,000 IWet/gtid h'esgme s /hr oeweaeo� r M�Heano� f eesm�aeio� r Hanirae aeaeio� f �,maaz�nia��e 9505 19th Avenue SE. Suite 106 Everett, Wash inzon 98208 Phone: (425) 337-3174 Fax: (425) 337-3045 Email: maitbox@wettandresources.com WETLAND RATING Off -Site Wetland to the Sout Ridge-[ Bothelt- t. WA 98 Figure 3 BRACKETS RESERVE WETLAND RATING FIGURE 4 - OFF -SITE WETLAND TO THE SOUTH WRIA 8: Cedar-Sammamish The following table lists overview information for water quality improvement projects (including total maximum daily loads, or TMDLs) for this water resource inventory area (WRIA). Please use links (where available) for more information on a project. attl Y, p ,0 r,n3 mnis Counties • King • Snohomish 5 - j - 09 Waterbody Name Pollutants Status** TMDL Lead Ballinger Lake Total Phosphorus Approved by EPA Tricia Shoblom 425-649-7288 Bear -Evans Creek Basin Fecal Coliform Approved by EPA Joan Nolan 425-649-4425 Dissolved Oxygen Approved by EPA Temperature Cottage Lake Total Phosphorus Approved by EPA Tricia Shoblom Has an implementation 425-649-7288 plan Issaquah Creek Basin Fecal Coliform Approved by EPA Joan Nolan 425-649-4425 Little Bear Creek Fecal Coliform Approved by EPA Ralph Svrjcek Tributaries: 425-649-7036 Trout Stream Great Dane Creek Cutthroat Creek North Creek Fecal Coliform Approved by EPA Ralph Svricek Has an implementation 425-649-7036 plan Pipers Creek Fecal Coliform Approved by EPA Joan Nolan 425-649-4425 Sammamish River Dissolved Oxygen Field work starts summer Ralph Svrlcek Temperature 2015 425-649-7036 Swamp Creek Fecal Coliform Approved by EPA Ralph Svricek Has an implementation 425-649-7036 plan ** Status will be listed as one of the following: Approved by EPA, Under Development or Implementation IWet/A�dT�'esource�,/hc. DA—in, i MmenIi n f Hnnman C—i., / Pe rl blame 9505 19th Avenue SE. Suite 106 Everett, Washington 98208 Phone: (425) 337-3174 Fax: (425) 337-3045 Email: maitbox@wettandresources.com WETLAND RATING Off -Site Wetland to the Sout Ridge- , H, L C Figure 4 Bothell.I t 1, WA 980M2 Packet Pg. 123 Geotechnical Engineering Construction Observation/Testing Environmental Services GEOTECHNICAL ENGINEERING STUDY PROPOSED RESIDENTIAL DEVELOPMENT BRACKET'S RESERVE 9125 — 240TH STREET SOUTHWEST EDMONDS, WASHINGTON - 4 r Ift -- _. - .rye-- � - A� • . M ES-7610.01 .r� ] 5365 N.E.90th.Street, Suite J.00 _ Redmond, 9 0 e25) 449-47,04' Fax (42)_449-4.- t�'yWv�:c-atthsolutionsnw.com Packet Pg. 124 r4 2.1.a PREPARED FOR PACIFIC RIDGE - DRH, LLC June 18, 2021 �lT•W ���� of W ASHticCti C Z 'O 53803 /STER�� \� Fss/ONAL- 06/18/2021 Henry T. Wright, P.E. Senior Project Manager Kyle R. Campbell, P.E. Principal Engineer GEOTECHNICAL ENGINEERING STUDY PROPOSED RESIDENTIAL DEVELOPMENT BRACKET'S RESERVE 9125 — 240TH STREET SOUTHWEST EDMONDS, WASHINGTON ES-7610.01 Earth Solutions NW, LLC 15365 Northeast 90t" Street, Suite 100 Redmond, Washington 98052 Phone: 425-449-4704 1 Fax: 425-449-4711 www.earthsolutionsnw.com Attac PLN2 Packet Pg. 125 Geotechnical-Engineering Report The Geoprofessional Business Association (GBA) has prepared this advisory to help you — assumedly a client representative — interpret and apply this geotechnical-engineering report as effectively as possible. In that way, you can benefit from a lowered exposure to problems associated with subsurface conditions at project sites and development of them that, for decades, have been a principal cause of construction delays, cost overruns, claims, and disputes. If you have questions or want more information about any of the issues discussed herein, contact your GBA-member geotechnical engineer. Active engagement in GBA exposes geotechnical engineers to a wide array of risk -confrontation techniques that can be of genuine benefit for everyone involved with a construction project. Understand the Geotechnical-Engineering Services Provided for this Report Geotechnical-engineering services typically include the planning, collection, interpretation, and analysis of exploratory data from widely spaced borings and/or test pits. Field data are combined with results from laboratory tests of soil and rock samples obtained from field exploration (if applicable), observations made during site reconnaissance, and historical information to form one or more models of the expected subsurface conditions beneath the site. Local geology and alterations of the site surface and subsurface by previous and proposed construction are also important considerations. Geotechnical engineers apply their engineering training, experience, and judgment to adapt the requirements of the prospective project to the subsurface model(s). Estimates are made of the subsurface conditions that will likely be exposed during construction as well as the expected performance of foundations and other structures being planned and/or affected by construction activities. The culmination of these geotechnical-engineering services is typically a geotechnical-engineering report providing the data obtained, a discussion of the subsurface model(s), the engineering and geologic engineering assessments and analyses made, and the recommendations developed to satisfy the given requirements of the project. These reports may be titled investigations, explorations, studies, assessments, or evaluations. Regardless of the title used, the geotechnical-engineering report is an engineering interpretation of the subsurface conditions within the context of the project and does not represent a close examination, systematic inquiry, or thorough investigation of all site and subsurface conditions. Geotechnical-Engineering Services are Performed for Specific Purposes, Persons, and Projects, and At Specific Times Geotechnical engineers structure their services to meet the specific needs, goals, and risk management preferences of their clients. A geotechnical-engineering study conducted for a given civil engineer will not likely meet the needs of a civil -works constructor or even a different civil engineer. Because each geotechnical-engineering study is unique, each geotechnical-engineering report is unique, prepared solely for the client. Likewise, geotechnical-engineering services are performed for a specific project and purpose. For example, it is unlikely that a geotechnical- engineering study for a refrigerated warehouse will be the same as one prepared for a parking garage; and a few borings drilled during a preliminary study to evaluate site feasibility will not be adequate to develop geotechnical design recommendations for the project. Do not rely on this report if your geotechnical engineer prepared it: • for a different client; • for a different project or purpose; • for a different site (that may or may not include all or a portion of the original site); or • before important events occurred at the site or adjacent to it; e.g., man-made events like construction or environmental remediation, or natural events like floods, droughts, earthquakes, or groundwater fluctuations. Note, too, the reliability of a geotechnical-engineering report can be affected by the passage of time, because of factors like changed subsurface conditions; new or modified codes, standards, or regulations; or new techniques or tools. If you are the least bit uncertain about the continued reliability of this report, contact your geotechnical engineer before applying the recommendations in it. A minor amount of additional testing or analysis after the passage of time - if any is required at all - could prevent major problems. Read this Report in Full Costly problems have occurred because those relying on a geotechnical- engineering report did not read the report in its entirety. Do not rely on an executive summary. Do not read selective elements only. Read and refer to the report in full. You Need to Inform Your Geotechnical Engineer About Change Your geotechnical engineer considered unique, project -specific factors when developing the scope of study behind this report and developing the confirmation -dependent recommendations the report conveys. Typical changes that could erode the reliability of this report include those that affect: • the site's size or shape; • the elevation, configuration, location, orientation, function or weight of the proposed structure and the desired performance criteria; • the composition of the design team; or • project ownership. As a general rule, always inform your geotechnical engineer of project or site changes - even minor ones - and request an assessment of their impact. The geotechnical engineer who prepared this report cannot accept ?I Packet Pg. 126 1 2.1.a responsibility or liability for problems that arise because the geotechnical engineer was not informed about developments the engineer otherwise would have considered. Most of the "Findings" Related in This Report Are Professional Opinions Before construction begins, geotechnical engineers explore a site's subsurface using various sampling and testing procedures. Geotechnical engineers can observe actual subsurface conditions only at those specific locations where sampling and testing is performed. The data derived from that sampling and testing were reviewed by your geotechnical engineer, who then applied professional judgement to form opinions about subsurface conditions throughout the site. Actual sitewide-subsurface conditions may differ - maybe significantly - from those indicated in this report. Confront that risk by retaining your geotechnical engineer to serve on the design team through project completion to obtain informed guidance quickly, whenever needed. This Report's Recommendations Are Confirmation -Dependent The recommendations included in this report - including any options or alternatives - are confirmation -dependent. In other words, they are not final, because the geotechnical engineer who developed them relied heavily on judgement and opinion to do so. Your geotechnical engineer can finalize the recommendations only after observing actual subsurface conditions exposed during construction. If through observation your geotechnical engineer confirms that the conditions assumed to exist actually do exist, the recommendations can be relied upon, assuming no other changes have occurred. The geotechnical engineer who prepared this report cannot assume responsibility or liability for confirmation -dependent recommendations if you fail to retain that engineer to perform construction observation. This Report Could Be Misinterpreted Other design professionals' misinterpretation of geotechnical- engineering reports has resulted in costly problems. Confront that risk by having your geotechnical engineer serve as a continuing member of the design team, to: • confer with other design -team members; • help develop specifications; review pertinent elements of other design professionals' plans and specifications; and • be available whenever geotechnical-engineering guidance is needed. You should also confront the risk of constructors misinterpreting this report. Do so by retaining your geotechnical engineer to participate in prebid and preconstruction conferences and to perform construction - phase observations. Give Constructors a Complete Report and Guidance Some owners and design professionals mistakenly believe they can shift unanticipated -subsurface -conditions liability to constructors by limiting the information they provide for bid preparation. To help prevent the costly, contentious problems this practice has caused, include the complete geotechnical-engineering report, along with any attachments or appendices, with your contract documents, but be certain to note conspicuously that you've included the material for information purposes only. To avoid misunderstanding, you may also want to note that "informational purposes" means constructors have no right to rely on the interpretations, opinions, conclusions, or recommendations in the report. Be certain that constructors know they may learn about specific project requirements, including options selected from the report, only from the design drawings and specifications. Remind constructors that they may perform their own studies if they want to, and be sure to allow enough time to permit them to do so. Only then might you be in a position to give constructors the information available to you, while requiring them to at least share some of the financial responsibilities stemming from unanticipated conditions. Conducting prebid and preconstruction conferences can also be valuable in this respect. Read Responsibility Provisions Closely Some client representatives, design professionals, and constructors do not realize that geotechnical engineering is far less exact than other engineering disciplines. This happens in part because soil and rock on project sites are typically heterogeneous and not manufactured materials with well-defined engineering properties like steel and concrete. That lack of understanding has nurtured unrealistic expectations that have resulted in disappointments, delays, cost overruns, claims, and disputes. To confront that risk, geotechnical engineers commonly include explanatory provisions in their reports. Sometimes labeled "limitations;' many of these provisions indicate where geotechnical engineers' responsibilities begin and end, to help others recognize their own responsibilities and risks. Read these provisions closely. Ask questions. Your geotechnical engineer should respond fully and frankly. Geoenvironmental Concerns Are Not Covered The personnel, equipment, and techniques used to perform an environmental study - e.g., a "phase -one" or "phase -two" environmental site assessment - differ significantly from those used to perform a geotechnical-engineering study. For that reason, a geotechnical-engineering report does not usually provide environmental findings, conclusions, or recommendations; e.g., about the likelihood of encountering underground storage tanks or regulated contaminants. Unanticipated subsurface environmental problems have led to project failures. If you have not obtained your own environmental information about the project site, ask your geotechnical consultant for a recommendation on how to find environmental risk -management guidance. Obtain Professional Assistance to Deal with Moisture Infiltration and Mold While your geotechnical engineer may have addressed groundwater, water infiltration, or similar issues in this report, the engineer's services were not designed, conducted, or intended to prevent migration of moisture - including water vapor - from the soil through building slabs and walls and into the building interior, where it can cause mold growth and material -performance deficiencies. Accordingly, proper implementation of the geotechnical engineer's recommendations will not of itself be sufficient to prevent moisture infiltration. Confront the risk of moisture infiltration by including building -envelope or mold specialists on the design team. Geotechnical engineers are not building -envelope or mold specialists. GEOPROFESSIONAL BUSINESS SEA ASSOCIATION Telephone: 301 /565-2733 e-mail: info@geoprofessional.org www.geoprofessional.org Copyright 2019 by Geoprofessional Business Association (GBA). Duplication, reproduction, or copying of this document, in whole or in part, by any means whatsoever, is strictly prohibited, except with GBM specific written permission. Excerpting, quoting, or otherwise extracting wording from this document is permitted only with the express written permission of GBA, and only for purposes of scholarly research or book review. Only members of GBA may use this document or its wording as a complement to or as an element of a report of any kind. Any other firm, individual, or other entity that so uses this document without being a GBA member could be committing negligent or intentional (fraudulent) misrepresentation. �L d 2 c� a a c� c (L at m N N v ca L m c d t c� to r to c 0 Q. L co co ti M O 0 N 0 N Z J a c a) E t 0 0 Q ?I Packet Pg. 127 1 June 18, 2021 ES-7610.01 Pacific Ridge — DRH, LLC 17921 Bothell -Everett Highway, Suite 100 Bothell, Washington 98012 Attention: Mr. John Mirante Dear Mr. Mirante: r rthtions NW «C Earth Solutions NW LLC Geotechnical Engineering, Construction Observation/Testing and Environmental Services Earth Solutions NW, LLC (ESNW) is pleased to present this report titled "Geotechnical Engineering Study, Proposed Residential Development, Bracket's Reserve, 9125 — 240t" Street Southwest, Edmonds, Washington". Based on the results of our study, the proposed residential development is feasible from a geotechnical standpoint. Based on the conditions observed during our fieldwork, the subject site is underlain by glacial till deposits. The site will be mass graded to create an access road and building pads. New structural fill should be placed on competent native soil. If earthwork activities occur during wet weather, additional drainage measures, cement treatment of native soil, and/or the use of select fill material will likely be necessary. After completing earthwork activities in accordance with recommendations in this report, the proposed structures can be supported on conventional spread and continuous foundations bearing on undisturbed, competent native soil, recompacted native soil, or new structural fill. If structural building pads are disturbed during wet weather, remediation measures such as cement treatment or overexcavation and replacement with rock may be necessary in some areas. This report provides analyses and recommendations for the The opportunity to be of service to you is appreciated. If yo content of this geotechnical engineering study, please call. Sincerely, EARTH SOLUTIONS NW, LLC Henry T. Wright, P.E. Senior Project Manager proposed residential development. u have any questions regarding the 15365 N.E. 90th Street, Suite 100 • Redmond, WA 98052 • (425) 449-4704 • FAX (425) 4494X�1ac PLN2 Packet Pg. 128 2.1.a Table of Contents ES-7610.01 PAGE INTRODUCTION................................................................................. General..................................................................................... Project Description................................................................. 2 SITE CONDITIONS............................................................................. 2 Surface..................................................................................... 2 Subsurface.............................................................................. 2 Topsoil and Fill............................................................. 3 NativeSoil..................................................................... 3 Geologic Setting........................................................... 3 Groundwater................................................................. 3 Geologically Hazardous Areas Assessment ........................ 3 Slope Reconnaissance................................................ 4 Erosion Hazard Areas .................................................. 4 Landslide Hazard Areas ............................................... 5 Mapping of Geologically Hazardous Areas ................ 6 Special Study and Report Requirements ................... 6 Development Standards (General Requirements)..... 8 Development Standards (Specific Hazards) .............. 9 Slope Stability Analysis ............................................... 10 DISCUSSION AND RECOMMENDATIONS ....................................... 10 General..................................................................................... 10 Site Preparation and Earthwork ............................................. 11 Temporary Erosion Control ......................................... 11 Stripping....................................................................... 12 In -situ and Imported Soils ........................................... 12 Wet Season Grading .................................................... 12 StructuralFill................................................................ 13 Modular Block Walls and Rockeries ........................... 13 Excavations and Slopes .............................................. 13 Foundations............................................................................ 14 SeismicDesign....................................................................... 14 Slab -On -Grade Floors............................................................. 15 RetainingWalls....................................................................... 16 Drainage................................................................................... 16 Infiltration Evaluation ................................................... 17 On -site Stormwater Management ............................... 17 Stormwater Vault Design ............................................. 19 Earth Solutions NW, LLC Attac PLN2 Packet Pg. 129 2.1.a Table of Contents Cont'd ES-7610.01 PAGE Utility Support and Trench Backfill....................................... 20 Preliminary Pavement Sections ............................................. 20 LIMITATIONS...................................................................................... 21 Additional Services................................................................. 21 GRAPHICS Plate 1 Vicinity Map Plate 2 Test Pit Location Plan Plate 3 Retaining Wall Drainage Detail Plate 4 Footing Drain Detail APPENDICES Appendix A Subsurface Exploration Test Pit Logs Appendix B Laboratory Test Results Appendix C Slope Stability Analysis Earth Solutions NW, LLC Attac PLN2 Packet Pg. 130 2.1.a GEOTECHNICAL ENGINEERING STUDY PROPOSED RESIDENTIAL DEVELOPMENT BRACKET'S RESERVE 9125 — 240TH STREET SOUTHWEST EDMONDS, WASHINGTON ES-7610.01 INTRODUCTION General This geotechnical engineering study (study) was prepared for the proposed residential development to be constructed at 9125 — 240th Street Southwest in Edmonds, Washington. To complete the scope of services we performed the following: • Laboratory testing of soil samples collected at the test pit locations; • Engineering analyses and recommendations for the proposed development, and; • Preparation of this report. The following documents and resources were reviewed as part of our report preparation: • Soil Summary and Preliminary Geotechnical Recommendations, prepared by ESNW, ES- 7610.01, dated November 3, 2020; • Preliminary Plat Plan and Slope Map, prepared by RAM Engineering, Inc., undated; • Geologic Map of the Edmonds East and Part of the Edmonds West Quadrangles, Washington, compiled by James P. Minard, 1983; • Geotechnical Design Manual (Chapter 5.13.3), Washington State Department of Transportation, dated October 2013; • Engineering Geology in Washington, Volume 1, Geotechnical Properties of Geologic Materials, Koloski et al.; • Edmonds City Code and Community Development Code (ECDC); • City of Edmonds GIS; a • Web Soil Survey (WSS) online resource, maintained by the Natural Resources Conservation Service under the United States Department of Agriculture, and; • 2012 Stormwater Management Manual for Western Washington, as amended in December 2014 (The 2014 SWMMWW). Earth Solutions NW, LLC Attac PLN2 Packet Pg. 131 Pacific Ridge — DRH, LLC June 18, 2021 Project Description 2.1.a ES-7610.01 Page 2 Based on the referenced preliminary plat plan, the site will be developed with 11 residential lots, an access road, a stormwater detention vault, and associated improvements. Grading for the project will include cuts of up to about 20 feet and fills of up to about 12 feet to create the site road and building pad elevations. Modular block walls and/or rockeries will be constructed to accommodate the proposed site grading. We understand stormwater will be conveyed to detention vault located in the southwestern area of the site. Site improvements will also include underground utility installations. At the time this report was prepared, specific building load values were not available. However, we anticipate the proposed residential structures will consist of relatively lightly loaded wood framing supported on conventional foundations. Based on our experience with similar developments, we estimate wall loads on the order of one to two kips per linear foot and slab -on - grade loading of 150 pounds per square foot (psf). If the above design assumptions are incorrect or change, ESNW should be contacted to review the recommendations in this report. ESNW has reviewed the referenced plans as part of this report preparation. SITE CONDITIONS Siirfar_P The subject site is located at 9125 — 240th Street Southwest in Edmonds, Washington, as illustrated on the Vicinity Map (Plate 1). The site consists of four tax parcels (Snohomish County parcel numbers 0046330130-0400, -0301, -0303, and 0046330120-0403) totaling about 2.51 acres. The site is currently developed with multiple single-family residences and associated improvements; the remainder of the site consists of forested and overgrown areas. The site topography consists of a knoll feature with overall topography descending toward the west; some areas are moderately to steeply sloped. As illustrated on the referenced slope map, there are some areas within the site that are sloped steeper than 40 percent. We estimate maximum slope gradients of about 60 percent, with typical slope gradients of about 30 to 40 percent within the sloped areas of the site. Slope heights are about 10 to 20 feet. Subsurface As part of the subsurface exploration, five test pits were excavated at accessible locations of the site for the purpose of assessing the soil and groundwater conditions using a mini -track excavator and operator retained by ESNW. The test pits were advanced to refusal on very dense, cemented soil at depths of approximately four to six feet below the existing ground surface (bgs). Please refer to the test pit logs provided in Appendix A for a more detailed description of the subsurface conditions. Earth Solutions NW, LLC Attac PLN2 Packet Pg. 132 2.1.a Pacific Ridge — DRH, LLC June 18, 2021 Topsoil and Fill ES-7610.01 Page 3 Topsoil was encountered generally within the upper four to eight inches of existing grades at the test pit locations; thicker topsoil extending to a depth of 16 inches was encountered at TP-1 which was identified as fill. The topsoil was characterized by dark brown color, the presence of fine organic material, and small root intrusions. Fill was encountered at TP-1 extending to a depth of approximately two and one-half feet bgs. The fill consisted of topsoil and silty sand with gravel soil. Existing fill should also be anticipated within vicinity of existing site improvements. Native Soil Underlying the topsoil and fill, native soils were encountered primarily as silty sand (Unified Soil Classification System: SM), consistent with the typical makeup of glacial till; moderately to strongly cemented poorly graded sand with silt soil (Unified Soil Classification System: SP-SM) was encountered at two of the test pit locations. The near -surface, loose to medium dense deposits may be characterized as "weathered", and the underlying, dense to very dense deposits may be characterized as "unweathered". The unweathered glacial till (hardpan) was observed to be moderately to strongly cemented at the test pit locations. Native soils were observed primarily in a moist condition. Overall soil relative density generally increased with depth. Geologic Setting Geologic mapping of the area indicates the site and surrounding area is underlain by glacial till deposits (Qvt). The referenced WSS resource identifies urban land-Alderwood complex (map unit: 3057) across the majority of the site. The urban land designation denotes the land has been modified. The Alderwood series soils are generally consistent with glacial till deposits. Soil conditions observed at the test pit are generally consistent with glacial till deposits and Alderwood series soils. Groundwater During our subsurface exploration, zones of shallow perched groundwater seepage were encountered in some test pit locations. Perched seepage may be encountered in site excavations depending on the time of the year excavations take place. Groundwater seepage rates and elevations fluctuate depending on many factors, including precipitation duration and intensity, the time of year, and soil conditions. In general, groundwater flow rates are higher during the wetter, winter, spring, and early summer months. Geologically Hazardous Areas Assessment As part of this geotechnical engineering study, Chapter 23.80 of the ECDC was reviewed. Per the ECDC requirements, the following topics related to development plans and site conditions are addressed. Earth Solutions NW, LLC Attac PLN2 Packet Pg. 133 Pacific Ridge — DRH, LLC June 18, 2021 Slope Reconnaissance 2.1.a ES-7610.01 Page 4 During our fieldwork, we performed a visual slope reconnaissance of the steep slope areas. The main focus of our reconnaissance was to identify signs of instability or erosion hazards along the site slopes. The typical instability indicators include features such as head scarps, tension cracks, hummocky terrain, groundwater seeps along the surface and erosion features such as gulley's and rills. During the slope reconnaissance, no signs of erosion or slope instability were observed. The slope areas are vegetated with mature trees, ferns, salal, and some blackberries. Erosion Hazard Areas — ECDC 23.80.020.A. With respect to erosion hazard areas, section 23.80.020.A. of the ECDC defines erosion hazards as "at least those areas identified by the U.S. Department of Agriculture's Natural Resources Conservation Service as having a `moderate to severe', `severe', or `very severe' rill and inter -rill erosion hazard. Erosion hazard areas are also those areas impacted by shoreland and/or stream bank erosion. Within the city of Edmonds, erosion hazard areas include: 1. Those areas of the city of Edmonds containing soils that may experience severe to very severe erosion hazard. This group of soils includes, but is not limited to, the following when they occur on slopes of 15 percent or greater: a. Alderwood soils (15 to 25 percent slopes); b. Alderwood/Everett series (25 to 70 percent slopes), and; c. Everett series (15 to 25 percent slopes). 2. Coastal and stream erosion areas which are subject to the impacts from lateral erosion related to moving water such as stream channel migration and shoreline retreat; 3. Any area with slopes of 15 percent or greater and impermeable soils interbedded with granular soils and springs or ground water seepage, and; 4. Areas with significant visible evidence of ground water seepage, and which also include existing landslide deposits regardless of slope." The site soils are generally consistent with Alderwood series soils. Based on the ECDC definition, the areas sloped 15 percent or steeper classify as erosion hazard areas. In our opinion, construction of the proposed project will not negatively impact the erosion hazard of the site or adjacent properties provided the recommendations in this report and illustrated on the temporary erosion and sediment control plan, prepared by a civil engineer, are followed. Typical Best Management Practices (BMPs), such as silt fences, covering exposed soil, swales, check dams, and temporary surface water detention systems should be implemented during construction as warranted. Earth Solutions NW, LLC Attac PLN2 Packet Pg. 134 2.1.a Pacific Ridge — DRH, LLC ES-7610.01 June 18, 2021 Page 5 Landslide Hazard Areas — ECDC 23.80.020.13. With respect to landslide hazard areas, section 23.80.020.13. of the ECDC defines landslide hazard areas as "areas potentially subject to landslides based on a combination of geologic, topographic, and hydrologic factors. They include areas susceptible because of any combination of soil, slope (gradient), slope aspect, structure, hydrology, or other factors. Within the city of Edmonds, potential landslide hazard areas include: 1. Areas of ancient or historic failures in Edmonds which include all areas within the earth subsidence and landslide hazard area as identified in the 1979 report of Robert Lowe Associates and amended by the 1985 report of GeoEngineers, Inc., and further discussed in the 2007 report by Landau Associates; 2. Coastal areas mapped as class U (unstable), UOS (unstable old slides) and URS (unstable recent slides) in the Department of Ecology Washington coastal atlas; 3. Areas designated as quaternary slumps, earthflows, mudflows, or landslides on maps published by the United States Geological Survey or Washington State Department of Natural Resources; 4. Any slope of 40 percent or steeper that exceeds a vertical height of 10 feet over a 25-foot horizontal run. Except for rockeries that have been engineered and approved by the engineer as having been built according to the engineered design, all other modified slopes (including slopes where there are breaks in slopes) meeting overall average steepness and height criteria should be considered potential landslide hazard areas; 5. Any slope with all three of the following characteristics: a. Slopes steeper than 15 percent; b. Hillsides intersecting geologic contacts with relatively permeable sediment overlying a relatively impermeable sediment, and; c. Springs or ground water seepage; 6. Any area potentially unstable as a result of rapid stream incision or stream bank erosion; 7. Any area located on an alluvial fan, presently subject to, or potentially subject to, inundation by debris flow or deposition of stream -transported sediments, and; 8. Any slopes that have been modified by past development activity that still meet the slope criteria." Earth Solutions NW, LLC Attac PLN2 Packet Pg. 135 Pacific Ridge — DRH, LLC June 18, 2021 2.1.a ES-7610.01 Page 6 Based on the referenced slope map, there are some areas along the western side of the site which are 40 percent or steeper that exceed a vertical height of 10 feet. Based on the slope map, these areas are about 10 to 14 feet in height. Per criterion 4. in the above definition of landslide hazard areas, the identified steep slope areas along the western side of the site classify as potential landslide hazard areas. As discussed previously, no indications of instability were observed during our slope reconnaissance. Additionally, the site is underlain by high strength glacial till deposits. If the recommendations in this report are incorporated into the design and construction of the proposed project, the project will not decrease stability of the subject site or adjacent properties. Ultimately, it is our opinion that the site slopes present a low landslide hazard based on the high strength of the underlying glacial till soil. Mapping of Geologically Hazardous Areas — ECDC 23.80.030 Review of City of Edmonds GIS mapping indicates a few isolated landslide hazard areas and an erosion hazard area present within and adjacent to the site. Special Study and Report Requirements — ECDC 23.80.050 A. This geotechnical engineering study and geological hazards assessment was completed by a professional engineer licensed in the state of Washington with experience analyzing geologic hazards throughout the Puget Sound region. B. Area addressed in this critical areas report: 1. The project area includes the subject site as delineated on Plate 2 of this report and on the referenced preliminary plat plan. 2. Other than the slope features discussed in this report which partially extend beyond the subject property boundaries, no further geologically hazardous areas have been identified within 200 feet of the property or will be affected by construction on the property. C. This geological hazards assessment included a field investigation and an assessment of geologic hazards. This geotechnical report has been prepared, stamped, and signed by a qualified professional. 1. It is our opinion the level of analysis completed for this geological hazards assessment is appropriate for the scale and scope of the project and scale of the geological hazard areas present. 2. A discussion of all geologically hazardous areas on the site and any geologically hazardous areas off site potentially impacted by the proposed project is provided in this report. Earth Solutions NW, LLC Attac PLN2 Packet Pg. 136 Pacific Ridge — DRH, LLC June 18, 2021 2.1.a ES-7610.01 Page 7 3. Based on the results of our study, the proposed project will not decrease slope stability or pose an unreasonable threat to persons or property either on or off site. These conclusions are based on the current conditions of the slope areas in question and the proposed project. 4. In our opinion, this report provides adequate information to determine compliance with the requirements of ECDC Chapter 23.80. 5. This geotechnical report generally follows the guidelines set forth in the Washington State Department of Licensing Guidelines for Preparing Engineering Geology Reports in Washington (2006). 6. It is our opinion a landslide hazard minimum building setback is not necessary, and erosion hazard mitigation recommendations are provided in this report with respect to erosion control measures. D. We are not aware of a previous study completed for the subject site. E. It is our opinion that specific hazard mitigation, beyond typical erosion control measures, is not required; the recommendations within this report should be incorporated into construction of the project. F. This geological hazards assessment and geotechnical report should be reviewed as part of the overall submittal package. 1. Please refer to preliminary plans prepared by RAM Engineering, Inc. for the site plan a. The height of the slopes and slope gradients are discussed in this report. b. Springs, seeps, or other surface expressions of groundwater were not observed on site or within 200 feet of the project area. c. Existing surface water runoff features are limited to downspouts from the existing houses. 2. Hazards analysis: a. Vegetative cover consists of mature trees, ferns, salal, and some blackberries b. Subsurface conditions are described in the Subsurface section of this report. c. Surface and groundwater conditions are discussed in previous sections of this report. Based on current conditions, it is evident that some degree of land modification has occurred within and adjacent to some of the potential landslide hazard areas. The modifications were likely a result of historic site development and adjacent right-of-way construction. Earth Solutions NW, LLC Attac PLN2 Packet Pg. 137 Pacific Ridge — DRH, LLC June 18, 2021 2.1.a ES-7610.01 Page 8 d. The slopes within and adjacent to the subject site generally exhibit good overall stability and the proposed project will have a minimal impact to the slopes; a quantitative slope stability analysis is provided in this report. e. The slopes within and adjacent to the subject site are not characterized as bluffs and we do not anticipate a retreat of the slopes to occur. The potential for a landslide event during seismic activity or a 100-year storm event would likely be confined to the upper few feet of weathered soil. f. If a landslide were to occur, we would anticipate it to be confined to the upper few feet of weathered soil. The run -out hazard of a shallow debris flow slide would result in saturated sediment piling up near the toe of the slope and would likely not extend much beyond the height of slope from the toe of the slope. g. A slope stability analysis is provided in this report. h. It is our opinion that building siting limitations are not necessary with respect to the proposed project layout illustrated on the preliminary plat plan. i. The proposed surface and subsurface drainage will result in controlling stormwater within a contained storm system and will not increase the site vulnerability to erosion. 2. This geotechnical engineering study was prepared by a licensed engineer. a. Geotechnical design parameters are provided within this report. b. Drainage and subdrainage recommendations are provided within this report. c. Earthwork recommendations are provided within this report. d. Recommendations for mitigation of adverse site conditions are provided within this report, as necessary. G. It is our opinion the site erosion hazard areas should be considered stable. H. Based on the results of our study, the site does not contain any seismic hazard areas. Development Standards (General Requirements) — ECDC 23.80.060 Based on the results of our geological hazards assessment, the proposed project will not increase the threat of the geological hazard to adjacent properties beyond predevelopment conditions, the proposed project will not adversely impact other critical areas, the proposed project is designed so that the hazard to the project is eliminated or mitigated to a level equal to or less than predevelopment conditions, and the project is certified as safe as designed under anticipated conditions. Earth Solutions NW, LLC Attac PLN2 Packet Pg. 138 2.1.a Pacific Ridge — DRH, LLC June 18, 2021 Development Standards (Specific Hazards) — ECDC 23.80.070 ES-7610.01 Page 9 A. 1. Provided the recommendations in this report are incorporated into the construction of the project, the proposed project will not be at increased risk of landslides for the design life of the structures. In this respect, it is our opinion that a minimum building setback is not necessary for the proposed project. This determination is based on the stable nature of the site soil conditions and the results of our analysis. The recommendations set forth in this report will not result in an increased risk of landslides on or adjacent to the subject property. 2. Based on the results of our study, it is our opinion that a buffer is not necessary for the currently proposed project. 3. The proposed project will include alterations of some potential landslide hazard areas and erosion hazard areas. a. In our opinion, the proposed alterations will not increase surface water discharge or sedimentation to adjacent properties beyond predevelopment conditions. b. Based on the results of our analysis, the proposed alterations will not decrease slope stability on adjacent properties. c. The proposed alterations will not adversely impact other critical areas. 4. a. As part of this geological hazards assessment, we completed slope stability analysis for the existing and proposed conditions. Results of the slope stability analysis indicate safety factors greater than 1.5 for static and 1.2 for seismic. b. It is our opinion that the structures and improvements have been located and engineered in a manner which sufficiently mitigates impacts to the sloped areas which will remain unaltered. c. We understand the site has been designed in a manner which conforms to the existing topography to the extent practicable. d. The structures and improvements have been located and engineered in a manner that retains the most critical portions of slope areas (western edge of the property) as well as natural landforms and vegetation. e. The proposed development will not result in greater risk or a need for increased buffers on neighboring properties. f. Retaining walls are proposed to accommodate grade changes rather than graded artificial slopes. Earth Solutions NW, LLC Attac PLN2 Packet Pg. 139 Pacific Ridge — DRH, LLC June 18, 2021 Slope Stability Analysis 2.1.a ES-7610.01 Page 10 ESNW completed a quantitative slope stability analysis of the existing and proposed site conditions using Morgenstern -Price methodology with GeoStudio 2021 Slope/W software. Soil strength parameters and groundwater conditions included in the analysis are representative of the high strength, glacial till deposits observed at the site and are generally conservative with respect to the recommended design values provided in the referenced geotechnical properties and design documents. The slope stability analysis was completed through a representative critical cross-section extending through and beyond the proposed project area; the location of the cross-section is displayed on Plate 2 (Test Pit Location Plan). The static and seismic factors of safety (FS) for critical slip surfaces are provided below. Cross -Section Static FS Seismic FS Existing Condition 4.1 1.9 Proposed Condition 4.1 2.0 The results of our analyses, as well as additional modeling parameters, are provided in Appendix C of this report. In accordance with the ECDC and utilizing USGS Seismic Design Maps, a peak horizontal ground acceleration (PGA) value of 0.651g was used for the subject site. The pseudostatic coefficient used in the stability analyses was equivalent to one-half of the PGA, or 0.326g, which is conservative for the height of the slope modeled. The analysis yielded that the proposed conditions minimum FS values are not reduced from the existing condition values. Based on our visual observations, computer modeling, and subsurface data, it is our opinion site landslide susceptibility within the proposed building area can generally be characterized as low; furthermore, our analysis indicates the proposed project will not increase site susceptibility to landslide activity provided the recommendations in this report are incorporated into site construction. DISCUSSION AND RECOMMENDATIONS General Based on the results of our investigation, construction of the proposed residential development is feasible from a geotechnical standpoint. The primary geotechnical considerations associated with the proposed development include site preparation and earthwork, utility installation, foundation support, drainage, and the suitability of using on -site soils as structural fill. The site will be mass graded to create an access road and building pads. New structural fill should be placed on competent native soil. If earthwork activities occur during wet weather, additional drainage measures, cement treatment of native soil, and/or the use of select fill material will likely be necessary. After completing earthwork activities in accordance with recommendations in this report, the proposed structures can be supported on conventional spread and continuous foundations bearing on undisturbed, competent native soil, recompacted native soil, or new structural fill. If structural building pads are disturbed during wet weather, remediation measures such as cement treatment or overexcavation and replacement with rock may be necessary in some areas. Earth Solutions NW, LLC Attac PLN2 Packet Pg. 140 Pacific Ridge — DRH, LLC June 18, 2021 2.1.a ES-7610.01 Page 11 This study has been prepared for the exclusive use of Pacific Ridge — DRH, LLC and their representatives. No warranty, expressed or implied, is made. This study has been prepared in a manner consistent with the level of care and skill ordinarily exercised by other members of the profession currently practicing under similar conditions in this area. Site Preparation and Earthwork Temporary erosion and surface water control measures must be implemented prior to and concurrent with site mass grading. Grading for the project will include cuts of up to about 20 feet and fills of up to about 12 feet to create the site road and building pad elevations. Modular block walls and/or rockeries will be constructed to accommodate the proposed site grading. Once temporary erosion control measures have been installed, the site can be stripped and grading operations can commence. If earthwork activities occur during wet weather, additional drainage measures, cement treatment of native soil, and the use of select fill material will likely be necessary. Temporary Erosion Control The following temporary erosion control measures should be considered: • Temporary construction entrances and drive lanes, consisting of at least six inches of quarry spalls, should be considered to both minimize off -site soil tracking and provide a stable access entrance surface. Placing geotextile fabric underneath the quarry spalls will provide greater stability if needed. • Silt fencing should be placed around appropriate portions of the site perimeter. • When not in use, soil stockpiles should be covered or otherwise protected to reduce the potential for soil erosion, especially during periods of wet weather. • Temporary measures for controlling surface water runoff, such as interceptor trenches, sumps, or swales, should be installed prior to beginning and concurrent with earthwork activities. • Surface water should not be directed to or dispersed over steeply sloped areas. • Dry soils disturbed during construction should be wetted to minimize dust and airborne soil erosion. • When appropriate, permanent planting or hydroseeding will help to stabilize site soils Additional Best Management Practices, as specified by the project civil engineer and indicated on the plans, should be incorporated into construction activities. Temporary erosion control measures may be modified during construction as site conditions require, as approved by the site erosion control lead. Earth Solutions NW, LLC Attac PLN2 Packet Pg. 141 2.1.a Pacific Ridge — DRH, LLC June 18, 2021 Stripping ES-7610.01 Page 12 Topsoil was encountered generally within the upper four to eight inches, and root intrusions generally extended below the topsoil into the upper weathered soil. The organic -rich topsoil should be stripped and segregated into a stockpile for later use on site or to haul off site. The material remaining immediately below the topsoil may have some root zones and will likely be variable in composition, density, and/or moisture content. The material exposed after initial topsoil stripping will likely not be suitable for direct structural support as is and will likely need to either be compacted in place or stripped and stockpiled for reuse as fill; depending on the time of year stripping occurs, the soil exposed below the topsoil may be too wet to compact and may need to be aerated or treated. ESNW should observe initial stripping activities to provide recommendations regarding stripping depths and material suitability. In -situ and Imported Soils On -site soil exposed during site mass grading will likely consist of glacial till. The glacial till is moisture sensitive and may not be suitable for use as structural fill unless the soil is at (or slightly above) the optimum moisture content at the time of placement and compaction. If the on -site soils cannot be successfully compacted, cement treatment and/or the use of an imported soil may be necessary. In our opinion, a contingency should be provided in the project budget for export of soil that cannot be successfully compacted as structural fill if grading activities take place during periods of rainfall activity. We recommend avoiding construction -equipment tracking across the on -site soil and generally active site work during periods of heavy rainfall, as such disturbance has the potential to degrade the on -site soil beyond a workable state. Imported soil intended for use as structural fill should consist of a well -graded, granular soil with a moisture content that is at (or slightly above) the optimum level. During wet weather conditions, imported soil intended for use as structural fill should consist of a well -graded, granular soil with a fines content of 5 percent or less (where the fines content is defined as the percent passing the Number 200 sieve, based on the minus three -quarter -inch fraction). Wet Season Grading If grading takes place during the wetter, winter, spring, or early summer months, a contingency in the project budget should be included to allow for treatment of the on -site soils or export of on - site soils and import of structural fill as described below. Additional surface control and drainage measures will be necessary to control and detain runoff. Stormwater collection tanks may be necessary to detain stormwater. Earth Solutions NW, LLC Attac PLN2 Packet Pg. 142 2.1.a Pacific Ridge — DRH, LLC June 18, 2021 Structural Fill ES-7610.01 Page 13 Structural fill is defined as compacted soil placed in foundation, slab -on -grade, roadway, permanent slope, retaining wall, and utility trench backfill areas. Structural fill placed and compacted during site grading activities should meet the following specifications and guidelines: • Structural fill material • Moisture content • Relative compaction*** • Loose lift thickness (maximum) Granular soil* At or slightly above optimum** 95 percent (Modified Proctor) 12 inches * Existing soil may not be suitable for use as structural fill unless at (or slightly above) the optimum moisture content at the time of placement and compaction. *' Soil shall not be placed dry of optimum and should be evaluated by ESNW during construction. *** Relative compaction of 90 percent can be considered for mass grading activities. With respect to underground utility installations and backfill, local jurisdictions may dictate the soil type(s) and compaction requirements. Unsuitable material or debris must be removed from structural areas if encountered. Modular Block Walls and Rockeries Modular block walls and rockeries will be utilized to accommodate proposed grade transitions. In our opinion, the use of modular block walls and rockeries at this site is feasible from a geotechnical standpoint. ESNW can prepare engineered designs for the proposed modular block walls and rockeries. Excavations and Slopes Excavation activities across the site are likely to expose medium dense native soil within the upper approximately two to three feet bgs, transitioning into dense to very dense glacial till ("hardpan") with depth. Based on the soil conditions observed at the subsurface locations, the following allowable temporary slope inclinations, as a function of horizontal to vertical (H:V) inclination, may be used. The applicable Federal Occupation Safety and Health Administration and Washington Industrial Safety and Health Act soil classifications are also provided: • Areas exposing groundwater seepage 1.51-1:1V (Type C) • Loose soil 1.51-1:1V (Type C) • Medium dense native soil 1 H:1 V (Type B) • Dense to very dense "hardpan" native soil 0.751-1:1V (Type A) Earth Solutions NW, LLC Attac PLN2 Packet Pg. 143 2.1.a Pacific Ridge — DRH, LLC ES-7610.01 June 18, 2021 Page 14 Permanent slopes should be planted with vegetation to enhance stability and to minimize erosion, and should maintain a gradient of 2H:1V or flatter. The presence of perched groundwater may cause localized sloughing of temporary slopes due to excess seepage forces. An ESNW representative should observe temporary and permanent slopes to confirm the slope inclinations are suitable for the exposed soil conditions and to provide additional excavation and slope recommendations, as necessary. If the recommended temporary slope inclinations cannot be achieved, temporary shoring may be necessary to support excavations. Foundations The proposed residential structures can be supported on conventional spread and continuous footings bearing on undisturbed, competent native soil, recompacted native soil, or new structural fill. Provided site earthwork activities are completed in accordance with our recommendations, suitable soil conditions should be exposed in building pad structural subgrade areas. Due to the high moisture sensitivity of the site soils, foundation subgrade areas should be protected from wet weather or areas of remediation should be anticipated; a layer of crushed rock can be considered to protect foundation subgrade areas. If structural building pads are disturbed during wet weather, remediation measures such as cement treatment or overexcavation and replacement with rock may be necessary in some areas. Provided the structures will be supported as described above, the following parameters can be used for design of the new foundations: • Allowable soil bearing capacity 2,500 psf • Passive earth pressure • Coefficient of friction 300 pcf (equivalent fluid) NU2 117 The passive earth pressure and coefficient of friction values include a safety factor of 1.5. A one- third increase in the allowable soil bearing capacity can be assumed for short-term wind and seismic loading conditions. With structural loading as expected, total settlement in the range of one inch is anticipated, with differential settlement of about one-half inch. The majority of the settlements should occur during construction, as dead loads are applied. Seismic Design The 2018 International Building Code (2018 IBC) recognizes the most recent edition of the Minimum Design Loads for Buildings and Other Structures manual (ASCE 7-16) for seismic design, specifically with respect to earthquake loads. Based on the soil conditions encountered at the exploration locations, the parameters and values provided below are recommended for seismic design per the 2018 IBC. Earth Solutions NW, LLC Attac PLN2 Packet Pg. 144 2.1.a Pacific Ridge — DRH, LLC ES-7610.01 June 18, 2021 Page 15 Parameter Value Site Class C* Mapped short period spectral response acceleration, Ss (g) 1.278 Mapped 1-second period spectral response acceleration, S1 (g) 0.448 Short period site coefficient, Fa 1.200 Long period site coefficient, F„ 1.500 Adjusted short period spectral response acceleration, SMs (g) 1.534 Adjusted 1-second period spectral response acceleration, SM1 (g) 0.672 Design short period spectral response acceleration, SIDS (g) 1.022 Design 1-second period spectral response acceleration, SD1 (g) 0.448 * Assumes very dense soil conditions, encountered to a maximum depth of six feet bgs during the October 2020 field exploration, remain very dense to at least 100 feet bgs. Based on our experience with the project geologic setting (glacial till) across the Puget Sound region, soil conditions are likely consistent with this assumption. Liquefaction is a phenomenon where saturated or loose soil suddenly loses internal strength and behaves as a fluid. This behavior is in response to increased pore water pressures resulting from an earthquake or another intense ground shaking. In our opinion, site susceptibility to liquefaction may be considered negligible. The composition and relatively dense characteristics of the native soil were the primary bases for this opinion. Slab -On -Grade Floors Slab -on -grade floors should be supported on a firm and unyielding subgrade consisting of competent native soil or at least 12 inches of new structural fill. Unstable or yielding areas of the subgrade should be recompacted or overexcavated and replaced with suitable structural fill prior to construction of the slab. A capillary break consisting of a minimum of four inches of free - draining crushed rock or gravel should be placed below the slab. The free -draining material should have a fines content of 5 percent or less defined as the percent passing the number 200 sieve, based on the minus three-quarters inch fraction. In areas where slab moisture is undesirable, installation of a vapor barrier below the slab should be considered. If used, the vapor barrier should consist of a material specifically designed to function as a vapor barrier and should be installed in accordance with the manufacturer's specifications. Earth Solutions NW, LLC Attac PLN2 Packet Pg. 145 2.1.a Pacific Ridge — DRH, LLC June 18, 2021 Retaining Walls ES-7610.01 Page 16 Retaining walls must be designed to resist earth pressures and applicable surcharge loads. The following parameters can be used for retaining wall design: • Active earth pressure (unrestrained condition) • At -rest earth pressure (restrained condition) Traffic surcharge (passenger vehicles) • Passive earth pressure • Coefficient of friction • Seismic surcharge * Where H equals the retained height 35 pcf 55 pcf 70 psf (rectangular distribution) 300 pcf 0.40 8H* The passive earth pressure and coefficient of friction values include a safety factor of 1.5. Additional surcharge loading from adjacent foundations, sloped backfill, or other loads should be included in the retaining wall design. Drainage should be provided behind retaining walls such that hydrostatic pressures do not develop. If drainage is not provided, hydrostatic pressures should be included in the wall design. Retaining walls should be backfilled with free -draining material that extends along the height of the wall, and a distance of at least 18 inches behind the wall; a drainage mat can be considered in lieu of the free -draining material. The upper one foot of the wall backfill can consist of a less permeable soil, if desired. A perforated drain pipe should be placed along the base of the wall, and connected to an approved discharge location. A typical retaining wall drainage detail is provided on Plate 3. Drainage The presence of groundwater seepage should be expected in excavations, especially in a perched condition at the contact between the weathered till and unweathered till soils, as well as at the contact between new structural fill and underlying native soil. Where zones of groundwater seepage are encountered, temporary measures to control groundwater seepage may be needed. Temporary measures to control groundwater seepage and surface water runoff during construction will likely involve passive elements such as interceptor trenches and sumps, as necessary. Surface water should not be directed to the top or toe of slopes, modular block walls, or rockeries; wall and rockery drainage should not be used to temporarily control surface water during construction. Earth Solutions NW, LLC Attac PLN2 Packet Pg. 146 Pacific Ridge — DRH, LLC June 18, 2021 2.1.a ES-7610.01 Page 17 Surface grades must be designed to direct water away from buildings. The grade adjacent to buildings should be sloped away from the buildings at a gradient of at least 2 percent for a horizontal distance of at least 10 feet or as setbacks allow. In our opinion, perimeter footing drains should be installed at or below the invert of the building footings. A typical footing drain detail is provided on Plate 4 of this report. If footing drains are not installed, we recommend backfilling footings with a relatively impermeable soil; native glacial till soils compacted to at least 90 percent will be relatively impermeable. If footing drains are omitted, there is a higher potential for moisture issues for slabs -on -grade or crawl space areas. If buildings will incorporate crawl spaces rather than slab -on -grade, in our opinion, a crawl space drain system can be used in lieu of perimeter footing drains. The crawl space drain must provide positive drainage to an appropriate outlet. Infiltration Evaluation The unweathered glacial till soil deposits observed at relatively shallow depths exhibit very poor soil infiltration characteristics. Additionally, moderately to steeply sloped areas are present within and adjacent to the site. Based on the observed soil conditions and sloped topography, we do not recommend utilizing infiltration systems such as trenches, dry wells, or infiltration ponds for the proposed development. On -site Stormwater Management Pursuant to City of Edmonds drainage design requirements, implementation of on -site stormwater BMPs are required for proposed developments in accordance with specified thresholds, standards, and lists. The intent of BMP implementation is to infiltrate, disperse, and retain stormwater runoff on site to the extent feasible. We understand the proposed residential development intends to add over 5,000 square feet of new hard surface and therefore must comply with Minimum Requirements (MRs) 1 through 9 of The 2014 SWMMWW. MR 5 concerns on -site stormwater management, and the viability of specific BMPs are to be evaluated for each type of proposed surface. The table below summarizes our evaluation of the required BMPs for MR 5, as outlined in The 2014 SWMMWW, from a geotechnical standpoint. It is instructed in The 2014 SWMMWW that BMPs are to be considered in the order listed (from top to bottom) for each surface type, and the first BMP that is determined to be viable should be used. For completeness, however, we have evaluated each listed BMP for the proposed surface types. Earth Solutions NW, LLC Attac PLN2 Packet Pg. 147 2.1.a Pacific Ridge — DRH, LLC June 18, 2021 ES-7610.01 Page 18 BMP Viable? Limitations or Infeasibility Criteria Lawns and Landscaped Areas Post -construction soil quality and depth Yes Limitation: Considered infeasible on slopes greater than 33 percent. Roofs Infeasibility: Not recommended due to steeply Full dispersion No sloped topography and could create flooding or erosion impacts. Infeasibility: The dense unweathered till soils observed at relatively shallow depths exhibit Downspout full infiltration systems No very poor soil infiltration characteristics. Additionally, steeply sloped topography is resent. Infeasibility: Infiltration is not recommended due to shallow depth to impermeable soil and Bioretention or rain gardens No steeply sloped topography, which creates reasonable concerns about erosion or down radient flooding. Downspout dispersion systems No Infeasibility: Not recommended due to steeply sloped topography. Infeasibility: The dense unweathered till soils Perforated stub -out connections No observed at relatively shallow depths would interfere with stub -out trenches, and steeply sloped topography is present. Other Hard Surfaces Infeasibility: Not recommended due to steeply Full dispersion No sloped topography and could create flooding or erosion impacts. Infeasibility: Infiltration is not recommended due to shallow depth to impermeable soil and Permeable pavement No steeply sloped topography, which creates reasonable concerns about erosion or down radient flooding. Infeasibility: Infiltration is not recommended due to shallow depth to impermeable soil and Bioretention or rain gardens No steeply sloped topography, which creates reasonable concerns about erosion or down radient flooding. Infeasibility: Not recommended due to steeply Sheet flow dispersion No sloped topography and could create flooding or erosion impacts. Infeasibility: Not recommended due to steeply Concentrated flow dispersion No sloped topography and could create flooding or erosion impacts. Note: Viability is stated from a geotechnical standpoint; available flowpaths and setbacks should also be evaluated by the storm designer. Earth Solutions NW, LLC Attac PLN2 Packet Pg. 148 Pacific Ridge — DRH, LLC June 18, 2021 Stormwater Vault Design 2.1.a ES-7610.01 Page 19 We understand a stormwater vault is proposed for construction in the southwestern property corner. Vault foundations should be supported on competent native soil or crushed rock placed on competent native soil. Final storm vault designs must incorporate adequate buffer space from property boundaries such that temporary excavations to construct the vault structure can be successfully completed. Perimeter drains should be installed around the vault and conveyed to an approved discharge point. The presence of perched groundwater seepage should be anticipated during excavation activities for the vault. The following parameters can be used for stormwater vault design: • Allowable soil bearing capacity (dense native soil) • Active earth pressure (unrestrained) • Active earth pressure (unrestrained, hydrostatic) • At -rest earth pressure (restrained) • At -rest earth pressure (restrained, hydrostatic) • Coefficient of friction • Passive earth pressure • Seismic surcharge * Where H equals the retained height 5,000 psf 35 pcf 80 pcf 55 pcf 100 pcf 0.40 300 pcf 8H* The passive earth pressure and coefficient of friction values include a safety factor of 1.5. The vault walls should be backfilled with free -draining material or suitable sheet drainage that extends along the height of the walls. The upper one foot of the wall backfill can consist of a less permeable soil, if desired. A perforated drain pipe should be placed along the base of the wall and connected to an approved discharge location. If the elevation of the vault bottom is such that gravity flow to an outlet is not possible, the portion of the vault below the drain should be designed to include hydrostatic pressure. Design values accounting for hydrostatic pressure are included above. ESNW should observe grading operations for the vault and the subgrade conditions prior to concrete forming and pouring to confirm conditions are as anticipated, and to provide supplemental recommendations as necessary. Additionally, ESNW should be contacted to review final vault designs to confirm that appropriate geotechnical parameters have been incorporated. Earth Solutions NW, LLC Attac PLN2 Packet Pg. 149 2.1.a Pacific Ridge — DRH, LLC ES-7610.01 June 18, 2021 Page 20 We anticipate native soil will be used as vault backfill. The native soil is moisture sensitive and will settle once impacted by wet weather if placed below optimum moisture. We recommend placing the native soil at or slightly above optimum moisture. Native soil placed substantially above optimum moisture will require additional time or remediation prior to supporting a structure. Utility Support and Trench Backfill The soils observed at the subsurface locations are generally suitable for support of utilities. In general, the soils observed at the test locations will not be suitable for use as structural backfill in the utility trench excavations unless the soil is at or slightly above the optimum moisture content at the time of placement and compaction. If native soil is placed below optimum moisture levels, settlement will likely occur once wet weather impacts the trenches. Native soil will be difficult or impossible to use as utility trench backfill during wet weather conditions. Moisture conditioning or treatment of the soils may be necessary at some locations prior to use as structural fill. Utility trench backfill should be placed and compacted to the specifications of structural fill provided in this report, or to the applicable requirements of presiding jurisdiction. Preliminary Pavement Sections The performance of site pavements is largely related to the condition of the underlying subgrade. To ensure adequate pavement performance, the subgrade should be in a firm and unyielding condition when subjected to proofrolling with a loaded dump truck. Structural fill in pavement areas should be compacted to the specifications detailed in the Site Preparation and Earthwork section of this report. Soft, wet, or otherwise unsuitable subgrade areas may still exist after base grading activities. Areas of unsuitable or yielding subgrade conditions may require remedial measures, such as overexcavation and replacement with structural fill or thicker crushed rock sections, prior to pavement. For relatively lightly loaded pavements subjected to automobiles and occasional truck traffic, the following sections may be considered for preliminary design: • Two inches of hot -mix asphalt (HMA) placed over four inches of crushed rock base (CRB), or; • Two inches of HMA placed over three inches of asphalt -treated base (ATB). Main access drives and frontage improvement areas may require thicker pavement sections. The HMA, CRIB, and ATB materials should conform to WSDOT specifications. City of Edmonds minimum pavement requirements may supersede the recommendations provided in this report. Due to the low permeability of the native soil, additional sub -pavement drainage, such as lateral drains connecting to catch basins, should be considered where inverted crown roadways are used. Earth Solutions NW, LLC Attac PLN2 Packet Pg. 150 2.1.a Pacific Ridge — DRH, LLC June 18, 2021 LIMITATIONS ES-7610.01 Page 21 The recommendations and conclusions provided in this geotechnical engineering study are professional opinions consistent with the level of care and skill that is typical of other members in the profession currently practicing under similar conditions in this area. A warranty is not expressed or implied. Variations in the soil and groundwater conditions observed at the test locations may exist, and may not become evident until construction. ESNW should reevaluate the conclusions in this geotechnical engineering study if variations are encountered. Additional Services ESNW should have an opportunity to review the final design with respect to the geotechnical recommendations provided in this report. ESNW should also be retained to provide testing and consultation services during construction. Earth Solutions NW, LLC Attac PLN2 Packet Pg. 151 I 2.1.a I WA 10\\ P e ot5nuthwest �� 3O� \ a \ D je \ Sherwood Forest c) m 3 ^ - o.� ti� i a 706o tl1 dp Oor rpi O R 224th Street Southwest Edmonds D222nd Street Southwest m Esperance Park 224th Street Southwest Esperance 3 WE a 226[h Street 5n,tnwe=t v ; a 228th Street Southwest m � n 237,t Street Southwest 232nd Street Southwest a 3 i Edmonds o Height? 11 N'1 z34m street Southwest o al Nottingham Road K72 U i 235th Place Southwes' 1 on„r,n� ss o n 236th Street I I Southwest` 3 .. Madrona Snoline K-8 School \ �\ ��.west y 238th Street Southwest I Elementary, --- ))) Holly Lane Maple Lane Madrona Lane 4 230th Street Southwest 3 800, qz / N� g S D S 234th Street Southwest � 236th Street Southwest J � / - 238th Street Southwest 237[h Place N / Street Soutnwe� Sc%1001 -S l \� \ ❑- Jo C 238th Str }\� SITE\ lIr/ v` 240th Street Southwest �� tree[ Southwest _— 240th Street Southwest e, _ / D Firdale P�oo� 242nd Street Southwest , ,LJQ� 242nd Street Southwest N243rd Place Sou[MN�yy Edmonds Snohomish County Edmonds _ _ WA 99 King County Shoreline WA 104 I S D F Z - P Z>1North 202nd street Aurora Village 1. North 201 st Street c Z Northwest 201st Street o _ — Northwest 200th Street < North 200th Streetm Bay 11. 3 North 200[h Street J Z No, 199th St reed North 199th Street Ctorthwes[ 198th Street s Shoreline Northwest 195t1 Street r Albert Einstein t Middle z0 School 11 Q Qry Reference: NORTH Snohomish County, Washington 00! AlN16' OpenStreetMap.org 40 'y iC v <� Echo Lake North 195th Street s North 195th Street — - m z - 3 o s Echo Lake D � _ o — North 192nd Street _ _ NOTE: This plate may contain areas of color. ESNW cannot be Drwn. MRS Date 06/14/2021 Proj. No. 7610.01 responsible for any subsequent misinterpretation of the information resulting from black & white reproductions of this plate. Checked AZS Date June 2021 Plate 1 Attac PLN2 Packet Pg. 152 LEGEND 450 — Approximate Location of r -, I' TP-1 — 50 ESNW Test Pite Proj. No. - �� �� 450� G - _ - - �`440 ES-7610.01, Oct. 2020 A Subject Site [z \� Existing Building -- ___I -45o Slope Stability - - - - Cross -Section 460 -- - -- TP-3 NORTH 450 i TP-2 0 30 60 120 Scale in Feet IIII, I I I I l l y Il 11, III I C I II NOTE: The graphics shown on this plate are not intended for design _ _ — - - - f'460 purposes or precise scale measurements, but only to illustrate the _ __ - - I approximate test locations relative to the approximate locations of existing and / or proposed site features. The information illustrated 440 - - - - - - \ - I is largely based on data provided by the client at the time of our study. ESNW cannot be responsible for subsequent design changes or interpretation of the data by others. --- TP-1 III \ 4�_ 440 a4o aao dso NOTE: This plate may contain areas of color. ESNW cannot be responsible for any subsequent misinterpretation of the information resulting from black & white reproductions of this plate. 240TH STREET S.W. Drwn. By MRS Checked By AZS Date 06/16/2021 Proj. No. 7610.01 Plate 2 Attac PLN2 Packet Pg. 153 18" Min. 00 0o o oUoo 00 o 00 0o00�° �o 00000 o B 00 o o 0 o00 0 0 0 o 0 0 0 00 00 'o o o �o o 0 0oao 000oo 8o 00 0 0 0 o o 0 o O o o oo o 00 o -0 0O o 0 Oo 00 o 0 0 o 0 0 o 0oo 0000 o0 0o oo0 'o o O o O o0 0 0 O 0po000000000oo0 00o0� o ogoo o�000 oo oo o o 6 o o o 0 o00�00 0 oo o0 09, 0000 0 o o o oo o o o o oo. 0 0 oo 0 0 o 0o 0 o 0 8 0 0 O e o o oo Ooo Oo o o0 o 0r� NOTES: • Free -draining Backfill should consist of soil having less than 5 percent fines. Percent passing No. 4 sieve should be 25 to 75 percent. • Sheet Drain may be feasible in lieu of Free -draining Backfill, per ESNW recommendations. • Drain Pipe should consist of perforated, rigid PVC Pipe surrounded with 1-inch Drain Rock. LEGEND: 0 .0- O 0 oo 00 Free -draining Structural Backfill •�•�•�•�• 1-inch Drain Rock .}.r.r.r. Structural Fill Perforated Rigid Drain Pipe (Surround in Drain Rock) SCHEMATIC ONLY - NOT TO SCALE NOT A CONSTRUCTION DRAWING Retaining Wall Drainage Detail Bracket's Reserve Edmonds, Washington Drwn. MRS Date 06/17/2021 Proj. No. 7610.01 Checked HTW Date June 2021 Plate 3 Attac PLN2 Packet Pg. 154 NOTES: • Do NOT tie roof downspouts to Footing Drain. • Surface Seal to consist of 12" of less permeable, suitable soil. Slope away from building. LEGEND: Surface Seal: native soil or other low -permeability material. 1-inch Drain Rock r�r�r�r�r Perforated Rigid Drain Pipe (Surround in Drain Rock) SCHEMATIC ONLY - NOT TO SCALE NOT A CONSTRUCTION DRAWING Earth Solutions N W uc Footing Drain Detail Bracket's Reserve Edmonds, Washington Drwn. MRS Date 06/17/2021 Proj. No. 7610.01 Checked HTW Date June 2021 Plate 4 Attac PLN2 Packet Pg. 155 2.1.a Appendix A Subsurface Exploration Test Pit Logs ES-7610.01 The subsurface conditions at the site were explored by excavating five test pits at accessible locations on site. The test pits were completed on October 29, 2020. The approximate test pit locations are illustrated on Plate 2 of this report. The final logs represent the interpretations of the field logs and the results of laboratory analyses. The stratification lines on the logs represent the approximate boundaries between soil types. In actuality, the transitions may be more gradual. Earth Solutions NW, LLC Attac PLN2 Packet Pg. 156 2.1.a Earth Solutions NWLLC SOIL CLASSIFICATION CHART MAJOR DIVISIONS SYMBOLS TYPICAL DESCRIPTIONS GRAPH LETTER GRAVEL AND CLEAN GRAVELS ''� I.�•� � � � A. GW WELL -GRADED GRAVELS, GRAVEL - SAND MIXTURES, LITTLE OR NO FINES GRAVELLY SOILS (LITTLE OR NO FINES) ° �a o �a o pOo p Q Q oQ GP POORLY -GRADED GRAVELS, GRAVEL - SAND MIXTURES, LITTLE OR NO FINES COARSE GRAINED SOILS MORE THAN 50% OF COARSE GRAVELS WITH FINES o Q 0 °° o ' p GM SILTY GRAVELS, GRAVEL - SAND - SILT MIXTURES FRACTION RETAINED ON NO. 4 SIEVE (APPRECIABLE AMOUNT OF FINES) �±� V CLAYEY GRAVELS, GRAVEL - SAND - CLAY MIXTURES SAND AND CLEAN SANDS SW WELL -GRADED SANDS, GRAVELLY SANDS, LITTLE OR NO FINES MORE THAN 50% OF MATERIAL IS LARGER THAN SANDY NO. 200 SIEVE SIZE SOILS (LITTLE OR NO FINES) ::. SP POORLY -GRADED SANDS, GRAVELLY SAND, LITTLE OR NO FINES SANDS WITH FINES c•M c SILTY SANDS, SAND - SILT MIXTURES MORE THAN 50% OF COARSE FRACTION PASSING ON NO. 4 SIEVE (APPRECIABLE AMOUNT OF FINES) cC �7 CLAYEY SANDS, SAND - CLAY MIXTURES INORGANIC SILTS AND VERY FINE ML SANDS, ROCK FLOUR, SILTY OR CLAYEY FINE SANDS OR CLAYEY SILTS WITH SLIGHT PLASTICITY FINE GRAINED SOILS SILTS AND LIQUID LIMIT LESS THAN 50 CLAYS CL INORGANIC CLAYS OF LOW TO MEDIUM PLASTICITY, GRAVELLY CLAYS, SANDY CLAYS, SILTY CLAYS, LEAN CLAYS OL ORGANIC SILTS AND ORGANIC SILTY CLAYS OF LOW PLASTICITY MORE THAN 50% OF MATERIAL IS SMALLER THAN NO. 200 SIEVE MH INORGANIC SILTS, MICACEOUS OR DIATOMACEOUS FINE SAND OR SILTY SOILS SIZE SILTS AND LIQUID LIMIT CLAYS GREATER THAN 50 CI I INORGANIC CLAYS OF HIGH PLASTICITY OH ORGANIC CLAYS OF MEDIUM TO HIGH PLASTICITY, ORGANIC SILTS HIGHLY ORGANIC SOILS '/ ` 1/ 01/ 01/ N \„ \„ „ 0 0„ PT PEAT, HUMUS, SWAMP SOILS WITH HIGH ORGANIC CONTENTS DUAL SYMBOLS are used to indicate borderline soil classifications. Attac The discussion in the text of this report is necessary for a proper understanding of the"34 Packet Pa. 157 of the material presented in the attached logs. I 2.1.a I v Earth Solutions NW, LLC 15365 N.E. 90th Street, Suite 100 Redmond, Washington 98052 Telephone: 425-449-4704 Fax: 425-449-4711 TEST PIT NUMBER TP-1 PAGE 1 OF " PROJECT NUMBER ES-7610.01 PROJECT NAME Bracket's Reserve DATE STARTED 10/29/20 COMPLETED 10/29/20 GROUND ELEVATION 448 ft TEST PIT SIZE EXCAVATION CONTRACTOR NW Excavating GROUND WATER LEVELS: EXCAVATION METHOD AT TIME OF EXCAVATION -- LOGGED BY AZS CHECKED BY HTW AT END OF EXCAVATION -- NOTES Depth of Topsoil & Sod 16": forest duff AFTER EXCAVATION - L = }� H Lu U U 2 w g TESTS Q O MATERIAL DESCRIPTION ❑ 2Z U Q U 0 Dark brown TOPSOIL (Fill) TPSL -roots 12.5 1.5 44 Gray silty SAND with gravel, loose to medium dense, moist (Fill) SM 44 Tan silty SAND with gravel, medium dense, moist MC = 6.1 % Fines = 16.4% SM [USDA Classification: very gravelly sandy LOAM] 4.0 44 Gray silty SAND with gravel, dense, moist MC = 4.3% 5 SM ;. -weakly cemented MC = 4.7% Fines - 19.7% 6.0 [USDA Classification: gravelly sandy LOAM] 44 -strongly cemented, very dense Test pit terminated at 6.0 feet below existing grade due to refusal on very dense till. No groundwater encountered during excavation. No caving observed. PLN2' Packet Pg. 158 I 2.1.a I v Earth Solutions NW, LLC 15365 N.E. 90th Street, Suite 100 Redmond, Washington 98052 Telephone: 425-449-4704 Fax: 425-449-4711 TEST PIT NUMBER TP-2 PAGE 1 OF " PROJECT NUMBER ES-7610.01 PROJECT NAME Bracket's Reserve DATE STARTED 10/29/20 COMPLETED 10/29/20 GROUND ELEVATION 462 ft TEST PIT SIZE EXCAVATION CONTRACTOR NW Excavating GROUND WATER LEVELS: EXCAVATION METHOD AT TIME OF EXCAVATION -- LOGGED BY AZS CHECKED BY HTW AT END OF EXCAVATION -- NOTES Depth of Topsoil & Sod 8": moss AFTER EXCAVATION - L }� U = H Lu g TESTS U 2 0- O MATERIAL DESCRIPTION w ❑ 2Z U Q U 0 TPSL -. il Dark brown TOPSOIL 0 6 46 Tan silty SAND, loose to medium dense, moist MC = 13.0% SM 2.5 45 Gray silty SAND with gravel, very dense, moist MC = 4.5% SM MC = 6.6% a.o -strongly cemented 45 Test pit terminated at 4.0 feet below existing grade due to refusal on very dense till. No groundwater encountered during excavation. No caving observed. PLN2' Packet Pg. 159 I 2.1.a I v Earth Solutions NW, LLC 15365 N.E. 90th Street, Suite 100 Redmond, Washington 98052 Telephone: 425-449-4704 Fax: 425-449-4711 TEST PIT NUMBER TP-3 PAGE 1 OF " PROJECT NUMBER ES-7610.01 PROJECT NAME Bracket's Reserve DATE STARTED 10/29/20 COMPLETED 10/29/20 GROUND ELEVATION 465 ft TEST PIT SIZE EXCAVATION CONTRACTOR NW Excavating GROUND WATER LEVELS: EXCAVATION METHOD AT TIME OF EXCAVATION -- LOGGED BY AZS CHECKED BY HTW AT END OF EXCAVATION -- NOTES Depth of Topsoil & Sod 8": ivy AFTER EXCAVATION - L = }� H LuLu U U 2 w g TESTS Uj Q O MATERIAL DESCRIPTION ❑ 2Z U Q U 0 TPSL il Dark brown TOPSOIL, roots0. .'-. 6 46 Brown silty SAND, loose to medium dense, moist MC - 6.3% SM 3.0 46 Gray poorly graded SAND with silt and gravel, very dense, moist SP- -strongly cemented MC = SM 5.2% MC=5.1% Fines = 6.0% USDA Classification: very ravel) coarse SAND 4.5 � ryg y ] 46 Test pit terminated at 4.5 feet below existing grade due to refusal on very dense, cemented soil. No groundwater encountered during excavation. No caving observed. PLN2� Packet Pg. 160 I 2.1.a I v Earth Solutions NW, LLC 15365 N.E. 90th Street, Suite 100 Redmond, Washington 98052 Telephone: 425-449-4704 Fax: 425-449-4711 TEST PIT NUMBER TP-4 PAGE 1 OF " PROJECT NUMBER ES-7610.01 PROJECT NAME Bracket's Reserve DATE STARTED 10/29/20 COMPLETED 10/29/20 GROUND ELEVATION 466 ft TEST PIT SIZE EXCAVATION CONTRACTOR NW Excavating GROUND WATER LEVELS: EXCAVATION METHOD AT TIME OF EXCAVATION -- LOGGED BY AZS CHECKED BY HTW AT END OF EXCAVATION -- NOTES Depth of Topsoil & Sod 4": ivy AFTER EXCAVATION - L }� U = w H LuLu g TESTS U 2 Q O MATERIAL DESCRIPTION ❑ 2Z Uj U Q U 0 TPSL — Dark brown TOPSOIL, roots 46 Brown silty SAND, loose to medium dense, moist MC = 3.9% SM 2.5 46 Gray silty SAND with gravel, dense to very dense, moist MC = 6.3% SM -moderately cemented 5 50 46 Test pit terminated at 5.0 feet below existing grade due to refusal on very dense till. No groundwater encountered during excavation. No caving observed. PLN21 Packet Pg. 161 I 2.1.a I v Earth Solutions NW, LLC 15365 N.E. 90th Street, Suite 100 Redmond, Washington 98052 Telephone: 425-449-4704 Fax: 425-449-4711 TEST PIT NUMBER TP-5 PAGE 1 OF " PROJECT NUMBER ES-7610.01 PROJECT NAME Bracket's Reserve DATE STARTED 10/29/20 COMPLETED 10/29/20 GROUND ELEVATION 461 ft TEST PIT SIZE EXCAVATION CONTRACTOR NW Excavating GROUND WATER LEVELS: EXCAVATION METHOD AT TIME OF EXCAVATION -- LOGGED BY AZS CHECKED BY HTW AT END OF EXCAVATION -- NOTES Depth of Topsoil & Sod 4": forest duff AFTER EXCAVATION - L }� U = H Lu g TESTS U 2 Q O MATERIAL DESCRIPTION w ❑ 2Z U Q U 0 T P S L — Dark brown TOPSOIL Gray poorly graded SAND with silt and gravel, dense to very dense, moist MC = 5.9% moderately cemented Fines = 8.6% [USDA Classification: very gravelly loamy coarse SAND] SP- MC = 4.3% SM 5 MC = 5.7% 5 5 45 Test pit terminated at 5.0 feet below existing grade due to refusal on very dense, cemented soil. No groundwater encountered during excavation. No caving observed. PLN2� Packet Pg. 162 2.1.a Appendix B Laboratory Test Results ES-7610.01 Q Earth Solutions NW. LLC Attac PLN2 Packet Pg. 163 2.1.a Earth Solutions NW, LLC 15365 N.E. 90th Street, Suite 100 ' Redmond, Washington 98052 Telephone: 425-449-4704 Fax: 425-449-4711 PROJECT NUMBER ES-7610.01 100 95 90 85 80 75 70 65 x w 60 m 55 w 50 z LL 45 z w � 40 w a 35 30 25 20 15 10 5 0 GRAIN SIZE DISTRIBUTION PROJECT NAME Bracket's Reserve U.S. SIEVE OPENING IN INCHES I U.S. SIEVE NUMBERS ,:�l�'�I �.� �1.1L' !11/4H[:>•�= l.�:f I loll L'!I L74i�Us Ui.1�1:71�1 Ul1�l L' 1114411 I���®���IA�IiI■lil�■u��u�®V■■W�II���®�V��I��®� HYDROMETER 100 10 1 0.1 0.01 0.001 GRAIN SIZE IN MILLIMETERS COBBLES GRAVEL SAND SILT OR CLAY coarse fine coarse medium fine Specimen Identification Classification Cc Ct, c • TP-01 3.00ft. USDA: Tan Very Gravelly Sandy Loam. USCS: SM with Gravel. m TP-01 6.00ft. USDA: Gray Very Gravelly Sandy Loam. USCS: SM with Gravel. I A TP-03 4.50ft. USDA: Gray Very Gravelly Coarse Sand. USCS: SP-SM with Gravel. 0.84 s 25.< i * TP-05 1.50ft. USDA: Gray Very Gravelly Loamy Coarse Sand. USCS: SP-SM with Gravel. 0.61 40.< Specimen Identification D100 D60 D30 D10 LL PL PI %Silt %Clay 0 TP-01 3.0% 37.5 2.874 0.234 16.4 m TP-01 6.Oft. 37.5 1.772 0.184 19.7 A TP-03 4.5ft. 37.5 3.902 0.712 0.154 6.0 * TP-05 1.5ft. 37.5 3.714 0.456 0.092 8.6 PLN21 Packet Pg. 164 2.1.a Appendix C Slope Stability Analysis ES-7610.01 Q Earth Solutions NW. LLC Attac PLN2 Packet Pg. 165 470 460 450 440 C O M N 430 W 420 410 400 0 Bracket's Reserve 10 20 30 40 50 60 70 u a r �a a �a c L a m m N d N d Y V L m N C d E t � 1 �a �a c )r Name Unit Weight Effective Effective f° (pcf) Cohesion (psf) Friction Angle 1` (0) 0 a� Cemented Glacial Till 130 500 38 N n eM 80 90 100 110 120 130 140 150 160 170 180 0 Distance (ft.) N N Z J a EI Attac PLN2 Packet Pg. 166 470 460 450 440 C O M N 430 W 420 410 400 0 Bracket's Reserve 10 20 30 40 50 60 70 u a r �o a a a� r d Y V R i m C E t c,> R c )r Name Unit Weight Effective Effective (pcf) Cohesion (psf) Friction Angle (0) Q a� Cemented Glacial Till 130 500 38 R n M 80 90 100 110 120 130 140 150 160 170 180 0 T- Distance (ft.) N N Z J a EI Attac PLN2 Packet Pg. 167 6/15/2021 Bracket's Reserve, Existing, Static Bracket's Reserve, Existing, Static Report generated using GeoStudio 2021. Copyright © 1991-2020 GEOSLOPE International Ltd. File Information File Version: 11.00 Created By: Henry Wright Last Edited By: Henry Wright Revision Number: 3 Date: 06/15/2021 Time: 02:06:57 PM Tool Version: 11.0.0.21118 File Name: Bracket's Reserve, Existing Condition, Static.gsz Directory: C:\Users\henry.wright\Documents\SlopeW\7610.01\ Last Solved Date: 06/15/2021 Last Solved Time: 02:06:58 PM Project Settings Unit System: U.S. Customary Units Analysis Settings Bracket's Reserve, Existing, Static Kind: SLOPE/W E Method: Morgenstern -Price U Settings Side Function 'D Interslice force function option: Half -Sine c PWP Conditions from: (none) o Unit Weight of Water: 62.430189 pcf Slip Surface Direction of movement: Right to Left in Use Passive Mode: No M Slip Surface Option: Entry and Exit c Critical slip surfaces saved: 1 0 Optimize Critical Slip Surface Location: No N z Tension Crack Option: (none) J a - Distribution F of S Calculation Option: Constant c Advanced Geometry Settings Minimum Slip Surface Depth: 3 ft a Number of Slices: 30 Factor of Safety Convergence Settings Maximum Number of Iterations: 100 Tolerable difference in F of S: 0.001 Solution Settings Search Method: Root Finder Tolerable difference between starting and converged F of S: 3 Attac file:///C:/Users/henry.wright/Documents/SlopeW/7610.01/Bracket's Reserve, Existing Condition, Static - Bracket's Reserve, ExistineLN Packet Pg. 168 6/15/2021 Bracket's Reserve, Existing, Static Maximum iterations to calculate converged lambda: 20 Max Absolute Lambda: 2 Materials Cemented Glacial Till Model: Mohr -Coulomb Unit Weight: 130 pcf Effective Cohesion: 500 psf Effective Friction Angle: 38 ° Phi-B: 0 ° Slip Surface Entry and Exit Left Type: Range Left -Zone Left Coordinate: (3, 435.54) ft Left -Zone Right Coordinate: (107.10554, 464.84222) ft Left -Zone Increment: 8 Right Type: Range Right -Zone Left Coordinate: (117.89151, 468) ft Right -Zone Right Coordinate: (174, 468) ft Right -Zone Increment: 16 Radius Increments: 4 Slip Surface Limits Left Coordinate: (0, 435) ft Right Coordinate: (175, 468) ft Geometry Name: 2D Geometry Settings View: 2D Element Thickness: 1 ft Points X y Point 1 0 ft 400 ft Point 2 0 ft 435 ft Point 3 50 ft 444 ft Point 4 70 ft 450 ft Point 5 115 ft 468 ft Point 6 175 ft 468 ft Point 7 175 ft 400 ft Regions Material I Points Area Region 1 1 Cemented Glacial Till 1 2,3,4,5,6,7,1 91650 ftz Attac file:///C:/Users/henry.wright/Documents/SlopeW/7610.01/Bracket's Reserve, Existing Condition, Static - Bracket's Reserve, ExistinuL!Q Packet Pg. 169 6/15/2021 Bracket's Reserve, Existing, Static Slip Results Slip Surfaces Analysed: 692 of 765 converged Current Slip Surface Slip Surface: 268 Factor of Safety: 4.1 Volume: 962.2452 ft3 Weight: 125,091.88 Ibf Resisting Moment: 9,575,197.5 Ibf•ft Activating Moment: 2,355,414.8 Ibf•ft Resisting Force: 131,362.55 Ibf Activating Force: 32,321.944 Ibf Slip Rank: 1 of 765 slip surfaces Exit: (43.080805, 442.75454) ft Entry: (124.90507, 468) ft Radius: 65.91572 ft Center: (69.217385, 503.26703) ft Slip Slices file:///C:/l X Y PWP Frictional Cohesive Suction Base Material Strength Strength Strength Cemented Y Slice 44.234004 442.28212 0 psf 122.89414 psf 500 psf 0 psf 1 ft ft Glacial Till Slice 46.540402 441.38708 0 psf 275.55385 psf 500 psf 0 psf Cemented 00 2 ft ft Glacial Till Slice 48.846801 440.58968 0 psf 420.6093 psf 500 psf 0 psf Cemented 3 ft ft Glacial Till E Slice 51.428571 439.81438 0 psf 590.94325 psf 500 psf 0 psf Cemented U 4 ft ft Glacial Till r r Slice 54.285714 439.08155 0 psf 781.84781 psf 500 psf 0 psf Cemented 5 ft ft Glacial Till c� Slice 57.142857 438.48296 0 psf 953.56778 psf 500 psf 0 psf Cemented 6 ft ft 0 psf Glacial Till Cemented a m ` Slice 60 ft 438.0149 0 psf 1,103.5252 psf 500 psf 7 ft Glacial Till Slice 62.857143 437.67458 0 psf 1,229.936 psf 500 psf 0 psf Cemented CO M 8 ft ft Glacial Till o Slice 65.714286 437.46001 0 psf 1,331.9122 psf 500 psf 0 psf Cemented 0 ' 9 ft ft Glacial Till o Slice 68.571429 437.36996 0 psf 1,409.4622 psf 500 psf 0 psf Cemented N Z 10 ft ft Glacial Till a Slice 71.40625 437.40269 0 psf 1,477.9999 psf 500 psf 0 psf Cemented c 11 ft ft Glacial Till E Slice 74.21875 437.55646 0 psf 1,538.5159 psf 500 psf 0 psf Cemented 12 ft ft Glacial Till a Slice 77.03125 437.83142 0 psf 1,578.1639 psf 500 psf 0 psf Cemented 13 ft ft Glacial Till Slice 79.84375 438.22911 0 psf 1,598.9438 psf 500 psf 0 psf Cemented 14 ft ft Glacial Till Slice 82.65625 438.7518 0 psf 1,603.0042 psf 500 psf 0 psf Cemented 15 ft ft Glacial Till Slice 85.46875 439.40257 Cemented 0 psf 1,592.478 psf 500 psf 0 psf 16 ft ft Glacial Till Attac Jsers/henry.wright/Documents/SlopeW/7610.01/Bracket's Reserve, Existing Condition, Static - Bracket's Reserve, ExistineL6 Packet Pg. 170 6/15/202 1 Bracket's Reserve, Existing, Static Slice 88.28125 440.1854 0 psf 1,569.3455 psf 500 psf 0 psf Cemented 17 ft ft Glacial Till Slice 91.09375 441.10527 Cemented 0 psf 1,535.3271 psf 500 psf 0 psf 18 ft ft Glacial Till Slice 93.90625 442.16841 0 psf 1,491.8018 psf 500 psf 0 psf Cemented 19 ft ft Glacial Till Slice 96.71875 443.38246 0 psf 1,439.745 psf 500 psf 0 psf Cemented 20 ft ft Glacial Till Slice 99.53125 444.75684 0 psf 1,379.6767 psf 500 psf 0 psf Cemented 21 ft ft Glacial Till Slice 102.34375 446.30319 0 psf 1,311.6095 psf 500 psf 0 psf Cemented v 22 ft ft Glacial Till = Slice 105.15625 448.03602 0 psf 1,234.9841 psf 500 psf 0 psf Cemented 23 ft ft Glacial Till Slice 107.96875 449.97359 0 psf 1,148.5769 psf 500 psf 0 psf Cemented IL 24 ft ft Glacial Till a Slice 110.78125 452.13932 0 psf 1,050.3556 psf 500 psf 0 psf Cemented c 25 ft ft Glacial Till Slice 113.59375 454.56384 0 psf 937.24858 psf 500 psf 0 psf Cemented 26 ft ft Glacial Till L Slice 116.23813 457.10636 0 psf 774.55219 psf 500 psf 0 psf Cemented 27 ft ft Glacial Till m Slice 118.7144 459.7767 0 psf 559.00189 psf 500 psf 0 psf Cemented a 28 ft ft Glacial Till N Slice 121.19067 462.77504 0 psf 315.98414 psf 500 psf 0 psf Cemented 29 ft ft Glacial Till 19 Slice 123.66694 466.18212 0 psf 35.19503 psf 500 psf 0 psf Cemented c� o`p 30 ft ft Glacial Till c d E z c� c 0 1` 0 a m L M 4+ M ti M O O N O N Z J IL c m E z 0 Q Attac file:///C:/Users/henry.wright/Documents/SlopeW/7610.01/Bracket's Reserve, Existing Condition, Static - Bracket's Reserve, ExistinuLN Packet Pg. 171 a7o Bracket's Reserve Existing Condition Seismic 460 450 440 C O M N 430 W 420 410 400 ' ' 0 10 20 30 40 50 60 70 u E Color Name Unit Weight Effective Effective c (pcf) Cohesion (psf) Friction Angle f° (0) 0 a� Cemented Glacial Till 130 500 38 Jn M 80 90 100 110 120 130 140 150 160 170 180 0 Distance (ft.) N N Z J a EI Attac PLN2 Packet Pg. 172 6/15/2021 Bracket's Reserve, Existing, Seismic Bracket's Reserve, Existing, Seismic Report generated using GeoStudio 2021. Copyright © 1991-2020 GEOSLOPE International Ltd. File Information File Version: 11.00 Created By: Henry Wright Last Edited By: Henry Wright Revision Number: 6 Date: 06/15/2021 Time: 02:09:48 PM Tool Version: 11.0.0.21118 File Name: Bracket's Reserve, Existing Condition, Seismic.gsz Directory: C:\Users\henry.wright\Documents\SlopeW\7610.01\ Last Solved Date: 06/15/2021 Last Solved Time: 02:09:49 PM Project Settings Unit System: U.S. Customary Units Analysis Settings Bracket's Reserve, Existing, Seismic Kind: SLOPE/W E Method: Morgenstern -Price U Settings Side Function 'D Interslice force function option: Half -Sine c PWP Conditions from: (none) o Unit Weight of Water: 62.430189 pcf Slip Surface Direction of movement: Right to Left in Use Passive Mode: No M Slip Surface Option: Entry and Exit c Critical slip surfaces saved: 1 0 Optimize Critical Slip Surface Location: No N z Tension Crack Option: (none) J a - Distribution F of S Calculation Option: Constant c Advanced Geometry Settings Minimum Slip Surface Depth: 3 ft a Number of Slices: 30 Factor of Safety Convergence Settings Maximum Number of Iterations: 100 Tolerable difference in F of S: 0.001 Solution Settings Search Method: Root Finder Tolerable difference between starting and converged F of S: 3 Attac file:///C:/Users/henry.wright/Documents/SlopeW/7610.01/Bracket's Reserve, Existing Condition, Seismic - Bracket's Reserve, Exisp,4 Packet Pg. 173 6/15/2021 Bracket's Reserve, Existing, Seismic Maximum iterations to calculate converged lambda: 20 Max Absolute Lambda: 2 Materials Cemented Glacial Till Model: Mohr -Coulomb Unit Weight: 130 pcf Effective Cohesion: 500 psf Effective Friction Angle: 38 ° Phi-B: 0 ° Slip Surface Entry and Exit Left Type: Range Left -Zone Left Coordinate: (3, 435.54) ft Left -Zone Right Coordinate: (107.10554, 464.84222) ft Left -Zone Increment: 8 Right Type: Range Right -Zone Left Coordinate: (117.89151, 468) ft Right -Zone Right Coordinate: (174, 468) ft Right -Zone Increment: 16 Radius Increments: 4 Slip Surface Limits Left Coordinate: (0, 435) ft Right Coordinate: (175, 468) ft Seismic Coefficients Horz Seismic Coef.: 0.326 Geometry Name: 2D Geometry Settings View: 2D Element Thickness: 1 ft Points X y Point 1 0 ft 400 ft Point 2 0 ft 435 ft Point 3 50 ft 444 ft Point 4 70 ft 450 ft Point 5 115 ft 468 ft Point 6 175 ft 468 ft Point 7 175 ft 400 ft Attac file:///C:/Users/henry.wright/Documents/SlopeW/7610.01/Bracket's Reserve, Existing Condition, Seismic - Bracket's Reserve, Exisp&jr Packet Pg. 174 6/15/2021 Bracket's Reserve, Existing, Seismic Regions Material I Points Area Region 1 1 Cemented Glacial Till 1 2,3,4,5,6,7,1 91650 ftZ Slip Results Slip Surfaces Analysed: 707 of 765 converged Current Slip Surface Slip Surface: 57 Factor of Safety: 1.9 Volume: 2,183.1604 ft3 Weight: 283,810.85 Ibf Resisting Moment: 53,193,936 Ibf•ft Activating Moment: 27,580,967 Ibf•ft Resisting Force: 275,883.87 Ibf Activating Force: 143,111.28 Ibf Slip Rank: 1 of 765 slip surfaces Exit: (3, 435.54) ft Entry: (156.4661, 468) ft Radius: 184.65994 ft Center: (45.138536, 615.32776) ft Slip Slices file:///C:/l X Y pWp Frictional Cohesive Suction Base Material Strength Strength Strength Slice 5.6111111 434.96775 0 psf 183.30856 psf 500 psf 0 psf Cemented E 1 ft ft 0 psf Glacial Till Cemented Slice 10.833333 433.90178 0 psf 441.45657 psf 500 psf 2 ft ft Glacial Till Slice 16.055556 432.99158 0 psf 686.9387 psf 500 psf 0 psf Cemented c 3 ft ft Glacial Till 0 Slice 21.277778 432.23482 0 psf 914.27851 psf 500 psf 0 psf Cemented - 4 ft ft Glacial Till Slice 26.5 ft 431.62961 0 psf 1,117.7885 psf 500 psf 0 psf Cemented c� CO ft Glacial Till M Slice 31.722222 431.17445 0 psf 1,292.2622 psf 500 psf 0 psf Cemented o 6 ft ft Glacial Till N Slice 36.944444 430.86822 0 psf 1,433.63 psf 500 psf 0 psf Cemented N z 7 ft ft Glacial Till a Slice 42.166667 430.7102 0 psf 1,539.456 psf 500 psf 0 psf Cemented 8 ft ft Glacial Till a� Slice 47.388889 430.69999 0 psf 1,609.1934 psf 500 psf 0 psf Cemented E 9 ft ft Glacial Till Slice 52.5 ft 430.83157 0 psf 1,674.5483 psf 500 psf 0 psf Cemented a 10 ft Glacial Till Slice 57.5 ft 431.09907 0 psf 1,737.3592 psf 500 psf 0 psf Cemented 11 ft Glacial Till Slice 62.5 ft 431.50293 0 psf 1,770.9476 psf 500 psf 0 psf Cemented 12 ft Glacial Till Slice 67.5 ft 432.04405 0 psf 1,779.4754 psf 500 psf 0 psf Cemented 13 ft Glacial Till Attac Jsers/henry.wright/Documents/SlopeW/7610.01/Bracket's Reserve, Existing Condition, Seismic - Bracket's Reserve, Exist<'iro Packet Pg. 175 6/15/202 1 Bracket's Reserve, Existing, Seismic Slice 72.5 ft 432.72367 0 psf 1,790.1402 psf 500 psf 0 psf Cemented 14 ft Glacial Till Slice 77.5 ft 433.54332 0 psf 1,805.5235 psf 500 psf 0 psf Cemented 15 ft Glacial Till Slice 82.5 ft 434.50492 0 psf 1,806.8411 psf 500 psf 0 psf Cemented 16 ft Glacial Till Slice 87.5 ft 435.61075 0 psf 1,798.1852 psf 500 psf 0 psf Cemented 17 ft Glacial Till Slice 92.5 ft 436.86349 0 psf 1,782.993 psf 500 psf 0 psf Cemented 18 ft Glacial Till Slice 97.5 ft 438.26626 0 psf 1,763.9563 psf 500 psf 0 psf Cemented v 19 ft Glacial Till = Slice 102.5 ft 439.82266 0 psf 1,743.0032 psf 500 psf 0 psf Cemented •2 20 ft Glacial Till 0 Slice 107.5 ft 441.53683 0 psf 1,721.3278 psf 500 psf 0 psf Cemented IL 21 ft Glacial Till a Slice 112.5 ft 443.41348 0 psf 1,699.4446 psf 500 psf 0 psf Cemented c 22 ft Glacial Till Slice 117.59163 445.49871 0 psf 1,598.5523 psf 500 psf 0 psf Cemented 23 ft ft Glacial Till L Slice 122.77489 447.80543 0 psf 1,417.8997 psf 500 psf 0 psf Cemented 24 ft ft Glacial Till m Slice 127.95816 450.30716 0 psf 1,231.6126 psf 500 psf 0 psf Cemented a 25 ft ft Glacial Till N Slice 133.14142 453.01295 0 psf 1,035.1969 psf 500 psf 0 psf Cemented 19 26 ft ft Glacial Till Slice 138.32468 455.9332 0 psf 823.67425 psf 500 psf 0 psf Cemented c� p`p 27 ft ft Glacial Till w Slice 143.50794 459.07996 0 psf 591.52817 psf 500 psf 0 psf Cemented c 28 ft ft Glacial Till E Slice 148.6912 462.46723 0 psf 332.60777 psf 500 psf 0 psf Cemented 29 ft ft Glacial Till r Slice 153.87447 466.11144 0 psf 39.986766 psf 500 psf 0 psf Cemented c� 30 ft ft Glacial Till s 0 a m L ti M O O N O N Z J IL c m E z 0 Q Attac file:///C:/Users/henry.wright/Documents/SlopeW/7610.01/Bracket's Reserve, Existing Condition, Seismic -Bracket's Reserve, Exisiirij Packet Pg. 176 470 460 450 440 C O M N 430 W 420 410 400 0 Bracket's Reserve 10 20 30 40 50 60 70 u a r �o a c E 2 a s' a� r d Y V R i m C E )r Name Unit Effective Effective Weight Cohesion Friction (pcf) (psf) Angle (°) c Cemented 130 500 38 Glacial Till a a� I Rockery 145 500 45 R Cn n M 80 90 100 110 120 130 140 150 160 170 180 0 T- Distance (ft.) N N Z J a EI Attac PLN2 Packet Pg. 177 470 460 450 440 C O M N 430 W 420 410 400 0 Bracket's Reserve 10 20 30 40 50 60 70 u a r �o a E a s' a� r d Y V R i m C E )r Name Unit Effective Effective Weight Cohesion Friction (pcf) (psf) Angle (°) c Cemented 130 500 38 Glacial Till a a� I Rockery 145 500 45 R Cn n M 80 90 100 110 120 130 140 150 160 170 180 0 T- Distance (ft.) N N Z J a EI Attac PLN2 Packet Pg. 178 6/15/2021 Bracket's Reserve, Proposed, Static Bracket's Reserve, Proposed, Static Report generated using GeoStudio 2021. Copyright © 1991-2020 GEOSLOPE International Ltd. File Information File Version: 11.00 Created By: Henry Wright Last Edited By: Henry Wright Revision Number: 10 Date: 06/15/2021 Time: 02:24:07 PM Tool Version: 11.0.0.21118 File Name: Bracket's Reserve, Proposed Condition, Static.gsz Directory: C:\Users\henry.wright\Documents\SlopeW\7610.01\ Last Solved Date: 06/15/2021 Last Solved Time: 02:24:08 PM Project Settings Unit System: U.S. Customary Units Analysis Settings Bracket's Reserve, Proposed, Static Kind: SLOPE/W E Method: Morgenstern -Price U Settings Side Function 'D Interslice force function option: Half -Sine c PWP Conditions from: (none) o Unit Weight of Water: 62.430189 pcf Slip Surface Direction of movement: Right to Left in Use Passive Mode: No M Slip Surface Option: Entry and Exit c Critical slip surfaces saved: 1 0 Optimize Critical Slip Surface Location: No N z Tension Crack Option: (none) J a - Distribution F of S Calculation Option: Constant c Advanced Geometry Settings Minimum Slip Surface Depth: 3 ft a Number of Slices: 30 Factor of Safety Convergence Settings Maximum Number of Iterations: 100 Tolerable difference in F of S: 0.001 Solution Settings Search Method: Root Finder Tolerable difference between starting and converged F of S: 3 Attac file:///C:/Users/henry.wright/Documents/SlopeW/7610.01/Bracket's Reserve, Proposed Condition, Static - Bracket's Reserve, PropEW Packet Pg. 179 6/15/2021 Bracket's Reserve, Proposed, Static Maximum iterations to calculate converged lambda: 20 Max Absolute Lambda: 2 Materials Cemented Glacial Till Model: Mohr -Coulomb Unit Weight: 130 pcf Effective Cohesion: 500 psf Effective Friction Angle: 38 ° Phi-B: 0 ° Rockery Model: Mohr -Coulomb Unit Weight: 145 pcf Effective Cohesion: 500 psf Effective Friction Angle: 45 ° Phi-B: 0 ° Slip Surface Entry and Exit Left Type: Range Left -Zone Left Coordinate: (3, 435.54) ft Left -Zone Right Coordinate: (108.17778, 465.27111) ft Left -Zone Increment: 8 Right Type: Range Right -Zone Left Coordinate: (119.39523, 465.5) ft Right -Zone Right Coordinate: (175, 456.5) ft Right -Zone Increment: 16 Radius Increments: 4 Slip Surface Limits Left Coordinate: (0, 435) ft Right Coordinate: (175, 456.5) ft Seismic Coefficients Horz Seismic Coef.: 0 Surcharge Loads Surcharge Load 1 Surcharge (Unit Weight): 250 pcf Direction: Vertical Coordinates X Y 125 ft 466.5 ft Attac file:///C:/Users/henry.wright/Documents/SlopeW/7610.01/Bracket's Reserve, Proposed Condition, Static - Bracket's Reserve, PropEW Packet Pg. 180 6/15/2021 Bracket's Reserve, Proposed, Static 150 ft 466.5 ft 168 ft 457.5 ft 175 ft 457.5 ft Geometry Name: 2D Geometry Settings View: 2D Element Thickness: 1 ft Points X Y Point 1 0 ft 400 ft Point 2 0 ft 435 ft Point 3 50 ft 444 ft Point 4 70 ft 450 ft Point 5 115 ft 468 ft Point 6 175 ft 456.5 ft Point 7 175 ft 400 ft Point 8 115 ft 465 ft Point 9 118 ft 465 ft Point 10 117 ft 468 ft Point 11 150 ft 465.5 ft Point 12 168 ft 456.5 ft Point 13 118 ft 465.5 ft Regions Material Points Area Region 1 Cemented Glacial Till 2,3,4,5,8,9,13,11,12,6,7,1 9,354.5 ft' Region 2 Rockery 10,5,8,9,13 7.75 ftZ Slip Results Slip Surfaces Analysed: 644 of 765 converged Current Slip Surface Z Slip Surface: 258 a- Factor of Safety: 4.1 Volume: 859.61078 ft3 E Weight: 111,865.65 Ibf Resisting Moment: 7,976,409.8 Ibf•ft a Activating Moment: 1,940,224.3 Ibf•ft Resisting Force: 118,894 Ibf Activating Force: 28,919.917 Ibf Slip Rank: 1 of 765 slip surfaces Exit: (43.507019, 442.83126) ft Entry: (119.39523, 465.5) ft Radius: 60.534207 ft Center: (68.34705, 498.03419) ft AttacP file:///C:/Users/henry.wright/Documents/SlopeW/7610.01/Bracket's Reserve, Proposed Condition, Static - Bracket's Reserve, PropcPWI Packet Pg. 181 6/15/2021 Slip Slices Bracket's Reserve, Proposed, Static file:///C:A X Y pWp Frictional Cohesive Suction Base Material Strength Strength Strength Slice 44.589182 442.36939 0 psf 122.17191 psf 500 psf 0 psf Cemented 1 ft ft Glacial Till Slice 46.753509 441.49423 0 psf 270.72944 psf 500 psf 0 psf Cemented 2 ft ft Glacial Till Slice 48.917836 440.71412 0 psf 412.16914 psf 500 psf 0 psf Cemented 3 ft ft Glacial Till a� Slice 51.25 ft 439.97919 0 psf 571.51244 psf 500 psf 0 psf Cemented 4 ft Glacial Till Slice 53.75 ft 439.30041 0 psf 745.29661 psf 500 psf 0 psf Cemented Glacial Till a Slice 56.25 ft 438.73475 0 psf 902.92646 psf 500 psf 0 psf Cemented 6 ft 0 psf 1,042.119 psf 500 psf 0 psf Glacial Till a a Slice 58.75 ft 438.27899 Cemented 7 ft 0 psf 1,161.2172 psf 500 psf 0 psf Glacial Till ca c Slice 61.25 ft 437.93063 Cemented 8 ft Glacial Till - Slice 63.75 ft 437.68781 0 psf 1,259.2835 psf 500 psf 0 psf Cemented a 9 ft Glacial Till Slice 66.25 ft 437.54925 0 psf 1,336.1157 psf 500 psf 0 psf Cemented 10 ft Glacial Till Slice 68.75 ft 437.51423 0 psf 1,392.1941 psf 500 psf 0 psf Cemented JA 11 ft Glacial Till Slice 71.25 ft 437.58258 0 psf 1,441.7224 psf 500 psf 0 psf Cemented i 12 ft Glacial Till o? Slice 73.75 ft 437.75465 0 psf 1,485.4221 psf 500 psf 0 psf Cemented w 13 ft Glacial Till Slice 76.25 ft 438.03132 0 psf 1,511.5929 psf 500 psf 0 psf Cemented 14 ft Glacial Till Slice 78.75 ft 438.41407 0 psf 1,522.0872 psf 500 psf 0 psf Cemented o 15 ft 500 psf 0 psf Glacial Till Cemented c Slice 81.25 ft 438.90495 0 psf 1,518.8116 psf 16 ft Glacial Till a Slice 83.75 ft 439.50669 0 psf 1,503.6032 psf 500 psf 0 psf Cemented a)17 ft Glacial Till ca Slice 86.25 ft 440.22275 0 psf 1,478.131 psf 500 psf 0 psf Cemented 18 ft Glacial Till M 0 Slice 88.75 ft 441.05747 0 psf 1,443.8196 psf 500 psf 0 psf Cemented o 19 ft Glacial Till o Slice 91.25 ft 442.01614 0 psf 1,401.7929 psf 500 psf 0 psf Cemented N � 20 ft Glacial Till a Slice 93.75 ft 443.10529 0 psf 1,352.8311 psf 500 psf 0 psf Cemented 21 ft Glacial Till Slice 96.25 ft 444.33287 0 psf 1,297.3344 psf 500 psf 0 psf Cemented 22 ft Glacial Till Slice 98.75 ft 445.70866 0 psf 1,235.2846 psf 500 psf 0 psf Cemented a 23 ft Glacial Till Slice 101.25 ft 447.24474 0 psf 1,166.1958 psf 500 psf 0 psf Cemented 24 ft Glacial Till Slice 103.75 ft 448.95623 0 psf 1,089.0423 psf 500 psf 0 psf Cemented 25 ft 450.86232 0 psf Glacial Till Slice 106.25 ft Cemented 1,002.1468 psf 500 psf 0 psf 26 ft Glacial Till Attac Jsers/henry.wright/Documents/SlopeW/7610.01/Bracket's Reserve, Proposed Condition, Static - Bracket's Reserve, PropeW Packet Pg. 182 6/15/202 1 Bracket's Reserve, Proposed, Static Slice 108.75 ft 452.98785 0 psf 903.00107 psf 500 psf 0 psf Cemented 27 ft Glacial Till Slice 455.36588 Cemented 111.25 ft 0 psf 787.97341 psf 500 psf 0 psf 28 ft Glacial Till Slice 113.75 ft 458.04187 0 psf 651.80944 psf 500 psf 0 psf Cemented 29 ft Glacial Till Slice 116 ft 460.73869 0 psf 502.35328 psf 500 psf 0 psf Cemented 30 ft Glacial Till Slice 117.5 ft 462.71219 0 psf 233.1734 psf 500 psf 0 psf Cemented 31 ft Glacial Till Slice 118.69761 464.45399 0 psf -26.267769 psf 500 psf 0 psf Cemented a 32 ft ft Glacial Till = u a a c E L i V R L m N d E M V L G Q d L CO ti M O O T- N O N Z J d C N E t V cC Q Attac file:///C:/Users/henry.wright/Documents/SlopeW/7610.01/Bracket's Reserve, Proposed Condition, Static - Bracket's Reserve, PropEW Packet Pg. 183 2.0 i 47o Bracket's Reserve Proposed Condition Seismic 460 450 440 O M N 430 W 420 410 400 ' ' 0 10 20 30 40 50 60 70 u E N C d E Color Name Unit Effective Effective Weight Cohesion Friction (pcf) (psf) Angle (°) c ❑ Cemented 130 500 38 f° Glacial Till 0 a� ■ Rockery 145 500 45 Jn I I I I I I I I I I I M 80 90 100 110 120 130 140 150 160 170 180 0 Distance (ft.) N N Z J a EI Attac PLN2 Packet Pg. 184 6/15/2021 Bracket's Reserve, Proposed, Seismic Bracket's Reserve, Proposed, Seismic Report generated using GeoStudio 2021. Copyright © 1991-2020 GEOSLOPE International Ltd. File Information File Version: 11.00 Created By: Henry Wright Last Edited By: Henry Wright Revision Number: 8 Date: 06/15/2021 Time: 02:22:34 PM Tool Version: 11.0.0.21118 File Name: Bracket's Reserve, Proposed Condition, Seismic.gsz Directory: C:\Users\henry.wright\Documents\SlopeW\7610.01\ Last Solved Date: 06/15/2021 Last Solved Time: 02:22:35 PM Project Settings Unit System: U.S. Customary Units Analysis Settings Bracket's Reserve, Proposed, Seismic Kind: SLOPE/W E Method: Morgenstern -Price U Settings Side Function 'D Interslice force function option: Half -Sine c PWP Conditions from: (none) o Unit Weight of Water: 62.430189 pcf Slip Surface Direction of movement: Right to Left in Use Passive Mode: No M Slip Surface Option: Entry and Exit c Critical slip surfaces saved: 1 0 Optimize Critical Slip Surface Location: No N z Tension Crack Option: (none) J a - Distribution F of S Calculation Option: Constant c Advanced Geometry Settings Minimum Slip Surface Depth: 3 ft a Number of Slices: 30 Factor of Safety Convergence Settings Maximum Number of Iterations: 100 Tolerable difference in F of S: 0.001 Solution Settings Search Method: Root Finder Tolerable difference between starting and converged F of S: 3 Attac file:///C:/Users/henry.wright/Documents/SlopeW/7610.01/Bracket's Reserve, Proposed Condition, Seismic - Bracket's Reserve, Prso,�g Packet Pg. 185 6/15/2021 Bracket's Reserve, Proposed, Seismic Maximum iterations to calculate converged lambda: 20 Max Absolute Lambda: 2 Materials Cemented Glacial Till Model: Mohr -Coulomb Unit Weight: 130 pcf Effective Cohesion: 500 psf Effective Friction Angle: 38 ° Phi-B: 0 ° Rockery Model: Mohr -Coulomb Unit Weight: 145 pcf Effective Cohesion: 500 psf Effective Friction Angle: 45 ° Phi-B: 0 ° Slip Surface Entry and Exit Left Type: Range Left -Zone Left Coordinate: (3, 435.54) ft Left -Zone Right Coordinate: (108.17778, 465.27111) ft Left -Zone Increment: 8 Right Type: Range Right -Zone Left Coordinate: (119.39523, 465.5) ft Right -Zone Right Coordinate: (175, 456.5) ft Right -Zone Increment: 16 Radius Increments: 4 Slip Surface Limits Left Coordinate: (0, 435) ft Right Coordinate: (175, 456.5) ft Seismic Coefficients Horz Seismic Coef.: 0.326 Surcharge Loads Surcharge Load 1 Surcharge (Unit Weight): 250 pcf Direction: Vertical Coordinates X Y 125 ft 466.5 ft Attac file:///C:/Users/henry.wright/Documents/SlopeW/7610.01/Bracket's Reserve, Proposed Condition, Seismic - Bracket's Reserve, Prso,�g Packet Pg. 186 6/15/2021 Bracket's Reserve, Proposed, Seismic 150 ft 466.5 ft 168 ft 457.5 ft 175 ft 457.5 ft Geometry Name: 2D Geometry Settings View: 2D Element Thickness: 1 ft Points X Y Point 1 0 ft 400 ft Point 2 0 ft 435 ft Point 3 50 ft 444 ft Point 4 70 ft 450 ft Point 5 115 ft 468 ft Point 6 175 ft 456.5 ft Point 7 175 ft 400 ft Point 8 115 ft 465 ft Point 9 118 ft 465 ft Point 10 117 ft 468 ft Point 11 150 ft 465.5 ft Point 12 168 ft 456.5 ft Point 13 118 ft 465.5 ft Regions Material Points Area Region 1 Cemented Glacial Till 2,3,4,5,8,9,13,11,12,6,7,1 9,354.5 ft' Region 2 Rockery 10,5,8,9,13 7.75 ftZ Slip Results Slip Surfaces Analysed: 643 of 765 converged Current Slip Surface Z Slip Surface: 47 a- Factor of Safety: 2.0 ft3 Volume: 2,170.0872 E Weight: 282,227.58 Ibf Resisting Moment: 51,153,469 Ibf•ft a Activating Moment: 26,098,856 Ibf•ft Resisting Force: 278,607.13 Ibf Activating Force: 142,206.19 Ibf Slip Rank: 1 of 765 slip surfaces Exit: (3, 435.54) ft Entry: (151.6708, 464.6646) ft Radius: 175.89527 ft Center: (46.816518, 605.8904) ft AttacP file:///C:/Users/henry.wright/Documents/SlopeW/7610.01/Bracket's Reserve, Proposed Condition, Seismic - Bracket's Reserve, PrS�Mgj Packet Pg. 187 6/15/2021 Slip Slices Bracket's Reserve, Proposed, Seismic file:///C:A X Y pWp Frictional Cohesive Suction Base Material Strength Strength Strength Slice 5.6111111 434.91073 0 psf 196.08827 psf 500 psf 0 psf Cemented 1 ft ft 500 psf Glacial Till Slice 10.833333 433.7357 0 psf 470.75714 psf 0 psf Cemented 2 ft ft Glacial Till Slice 16.055556 432.7261 0 psf 732.42531 psf 500 psf 0 psf Cemented 3 ft ft Glacial Till a� Slice 21.277778 431.87904 0 psf 974.72069 psf 500 psf 0 psf Cemented 4 ft ft Glacial Till Slice 26.5 ft 431.19216 0 psf 1,191.0067 psf 500 psf 0 psf Cemented = Glacial Till a Slice 31.722222 430.66358 0 psf 1,375.2514 psf 500 psf 0 psf Cemented 6 ft ft 0 psf Glacial Till a a Slice 36.944444 430.29186 0 psf 1,522.8399 psf 500 psf Cemented 7 ft ft 0 psf Glacial Till ca c Slice 42.166667 430.076 ft 0 psf 1,631.1696 psf 500 psf Cemented 8 ft Glacial Till - Slice 47.388889 430.01544 0 psf 1,699.9261 psf 500 psf 0 psf Cemented a 9 ft ft Glacial Till Slice 52.5 ft 430.10477 0 psf 1,761.6606 psf 500 psf 0 psf Cemented 10 ft Glacial Till Slice 57.5 ft 430.33774 0 psf 1,818.9424 psf 500 psf 0 psf Cemented JA 11 ft Glacial Till Slice 62.5 ft 430.71371 0 psf 1,845.6718 psf 500 psf 0 psf Cemented i 12 ft Glacial Till o? Slice 67.5 ft 431.23359 0 psf 1,846.8265 psf 500 psf 0 psf Cemented w 13 ft Glacial Till Slice 72.5 ft 431.89868 0 psf 1,850.3188 psf 500 psf 0 psf Cemented 14 ft Glacial Till Slice 77.5 ft 432.71066 0 psf 1,859.2587 psf 500 psf 0 psf Cemented o 15 ft 500 psf 0 psf Glacial Till Cemented c Slice 82.5 ft 433.67159 0 psf 1,855.2923 psf 16 ft Glacial Till a Slice 87.5 ft 434.78401 0 psf 1,842.7667 psf 500 psf 0 psf Cemented a)17 ft Glacial Till ca Slice 92.5 ft 436.05088 0 psf 1,825.205 psf 500 psf 0 psf Cemented 18 ft Glacial Till M 0 Slice 97.5 ft 437.47569 0 psf 1,805.2449 psf 500 psf 0 psf Cemented o 19 ft Glacial Till o Slice 102.5 ft 439.0625 0 psf 1,784.6539 psf 500 psf 0 psf Cemented z 20 ft Glacial Till a Slice 107.5 ft 440.81597 0 psf 1,764.3878 psf 500 psf 0 psf Cemented 21 ft Glacial Till Slice 112.5 ft 442.7415 0 psf 1,744.668 psf 500 psf 0 psf Cemented 22 ft Glacial Till 500 psf 0 psf Cemented a Slice 116 ft 444.17581 0 psf 1,727.9268 psf 23 ft Glacial Till Slice 117.5 ft 444.82304 0 psf 1,571.9588 psf 500 psf 0 psf Cemented 24 ft Glacial Till Slice 121.5 ft 446.68431 0 psf 1,319.3975 psf 500 psf 0 psf Cemented 25 ft Glacial Till Slice 449.6169 Cemented 127.5 ft 0 psf 1,259.9249 psf 500 psf 0 psf 26 ft Glacial Till Attac Jsers/henry.wright/Documents/SlopeW/7610.01/Bracket's Reserve, Proposed Condition, Seismic - Bracket's Reserve, P&A9 Packet Pg. 188 6/15/2021 Bracket's Reserve, Proposed, Seismic Slice 132.5 ft 452.30234 0 psf 1,062.2627 psf 500 psf 0 psf Cemented 27 ft I Glacial Till Slice 137.5 ft 455.20152 0 psf 847.98131 psf 500 psf 0 psf Cemented 28 ft Glacial Till Slice 142.5 ft 458.32706 0 psf 611.4775 psf 500 psf 0 psf Cemented 29 ft Glacial Till Slice 147.5 ft 461.69371 0 psf 346.45625 psf 500 psf 0 psf Cemented 30 ft Glacial Till Slice 150.8354 464.05195 0 psf 120.9545 psf 500 psf 0 psf Cemented 31 ft ft Glacial Till I 2.1.a I Attac file:///C:/Users/henry.wright/Documents/SlopeW/7610.01/Bracket's Reserve, Proposed Condition, Seismic - Bracket's Reserve, Prsoo�g Packet Pg. 189 2.1.a Report Distribution ES-7610.01 EMAIL ONLY Pacific Ridge — DRH, LLC 17921 Bothell -Everett Highway, Suite 100 Bothell, Washington 98012 Attention: Mr. John Mirante Ms. Kellie Schwacha Ms. Diane Swiben EMAIL ONLY RAM Engineering, Inc. 16531 — 13t" Avenue West, Suite A108 Lynnwood, Washington 98037 Attention: Mr. Rob Long, P.E. Earth Solutions NW, LLC Attac PLN2 Packet Pg. 190 2.1.a Bracket's Reserve 11-Lot Plat 9105 240t" Street SW Edmonds, WA 98026 Stormwater Site Plan Report Prepared for: Pacific Ridge Homes Date: June 11, 2021 Revised: October 11, 2021 10/11/2021 Prepared by: Rob Long, PE RAM Engineering, Inc. 16531 13t" Ave W, Suite A108, Lynnwood WA 98037 (425) 678-6960 RAMengineeringinc.com Job No. 20-024 Attac PLN2 Packet Pg. 191 2.1.a Bracket's Reserve 11-Lot Plat Introduction: This summary report provides site design information for a single family 11-lot plat by Pacific Ridge Homes. This report includes storm drainage analysis to support permit review and approval. The property is located on the north side of 2401" St SW and west Edmonds Way (SR 104), in the southeast 1/4 of Section 31, T 27 N, R 4 E, W.M. Applicant: Pacific Ridge Homes 17921 Bothell -Everett Highway Bothell, WA 98012 Site Address: 9105/9109/9125 240th Street, SW. Edmonds, WA 98026 Tax Parcel Numbers: 00463301300301, 00463301300303, 00463301300400, and 00463301200403 TABLE OF CONTENTS SECTION A. Project Overview B. Existing Conditions Summary ................ PAGES .......................... 5 ................................................. 3 C. Developed Site Hydrology.............................................................................................................. 30 D. Additional Reports and Studies........................................................................................................ 1 E. Construction SWPPPP Requirements................................................................................................ 2 F. Operation and Maintenance Guidelines.......................................................................................... 14 RAM -noineering, Inc. RAM No. 20-024 Bracket's Reserve Stormwater Site Plan Report Attac PLN2 Packet Pg. 192 2.1.a A. PROJECT OVERVIEW: This report provides engineering information for the proposed construction of a 11-lot single family residence plat on a 107,474 sf (2.467 ac) parcel; the project is located on the north side of 240t" St SW west of Edmonds Way (SR 104) in the City of Edmonds. The applicant, Pacific Ridge Homes proposes to remove the three existing residences and all existing hard surface to construct the 11-lot plat on the project site. This report provides the evaluation for the 11-lot proposed single-family residence development. Summary of Minimum Requirements for Category 2 Project: Minimum Requirement #1 —Preparation of Storm water Site Plan. The proposed site development consists of developing about one acre of land and creating/replacing about 50,050 sf of hard surface area. Thus, the project is classified as a Category 2 project per the City's classification system. Per ECDC 18.30, Category 2 projects must comply with Minimum Requirements No. 1 through No. 9. The civil site development plans and this report have been prepared to address the projects impacts. Minimum Requirement #2 — Construction Stormwater Pollution Prevention (SWPPP). A construction Stormwater Pollution Prevention Plan (SWPPP) has be incorporated into the site development plans. A summary of the site's erosion control measures that evaluates the typical 13 elements of a SWPPP are included in section E. The total site disturbance area of the project will exceed one acre, thus a formal Notice of Intent application for NPDES coverage will be made to the Department of Ecology prior to the start of construction. Minimum Requirement #3 —Source Control of Pollution. Specific source controls are not required for single family residential sites. General requirements for these sites include preventing the discharge of pollutants to the City's storm drainage system per Edmonds City Code Chapter 7.200 (Illicit Discharges). This includes common household items such as pesticides, herbicides, fertilizers, detergents and fluids from vehicle maintenance. Single family residences shall incorporate DOE's S411 BMPs for landscape and lawn vegetation management. Lawn and vegetation management can include control of objectionable weeds, insects, mold, bacteria, and other pests with pesticides. Examples include weed control on golf course lawns, access roads, and utility corridors and during landscaping; sap stain and insect control on lumber and logs; rooftop moss removal; killing nuisance rodents; fungicide application to patio decks, and residential lawn/plant care. It is possible to release toxic pesticides such as pentachlorophenol, carbamates, and organometallics to the environment by leaching and dripping from treated parts, container leaks, product misuse, and outside storage of pesticide contaminated materials and equipment. Poor management of the vegetation and poor application of pesticides or fertilizers can cause appreciable stormwater contamination. Minimum Requirement #4 — Preservation of Natural Drainage Systems and Outfalls. The project site is located on a knoll that slopes off in nearly every direction. Generally, the site is made up of two site sub - basins. A north sub -basin that includes the site areas that slope off to the north and west ultimately flow to the west to a depressional wet land area located on the adjacent Madrona School property. And a south RAMEngineering, Inc. Bracket's Reserve RAM No. 20-024 Stormwater Site Plan Report Page A-1 Attac PLN2 Packet Pg. 193 2.1.a site sub -basin that includes the runoff that flows east and south from the site which is routed to the existing stormwater pipe system along 2401h St SW. The city's municipal separate storm sewer system (MS4) along 240th St SW flows west along the project's frontage and then turns and continues south along the east side of 92"d Ave W (private road). The wetland area on the Madrona School site west of the project site in the north site sub -basin is a depressional wetland that has an overflow connected to the 2401h St SW MS4 located about 85 feet west of the site; therefore, the project's runoff flows are in the same threshold discharge area in accordance with the City's drainage manual (DOE 2014) definition. The developed site will maintain north and south site sub -basins. The north site sub -basin will continue to have runoff from the undeveloped tree retention/preservation Tract 999. The south site sub -basin will include the developed street and lot areas of the project. A stormwater detention vault will be constructed in the south site sub -basin to provide flow control (MR #7) for the project. Release flows from the stormwater detention vault will discharge to the existing stormwater pipe system along 2401h St SW that flows westerly as described above. Therefore, the developed site will maintain the natural drainage systems and outfalls. See additional discussion of the site drainage basin and downstream systems included in Section C of this report. Minimum Requirement #5 — Onsite Stormwater Management. A site -specific geotechnical evaluation of the site's soils demonstrates that infiltration is a not a viable option for stormwater management onsite due to the underlying glacial till soils and significant grading that will be required of the project. Additionally, adequate flow length/slope paths will not be available for the individual building lots for any dispersion type BMP. Thus, only post construction soil amendment is proposed for onsite stormwater BMP. See civil site development plans and Section C for additional stormwater BMP evaluation and construction details. 5.6 Minimum Requirement #6 — Runoff Treatment. The project will create/replace about 17,200 sf of pollution -generation hard (impervious) surface (PGHS) onsite with the proposed plat road, frontage improvements and driveways of the project. Thus, due to the fact the project will create more than 5,000 sf PGHS, the project will install basic water quality treatment stormwater filters with the proposed site development. The stormwater treatment catch basin filters will be placed downstream of the proposed detention pipe located along the southerly boundary of the site. A full summary and design of the stormwater treatment filters are included in Section C. 5.7 Minimum Requirement#7— Flow Control. An onsite stormwater detention vault system located in the site's southern site sub -basin will provide flow control to mitigate the proposed development. The detention vault system has been designed to meet the flow control standards of a Category 2 project in a creek or lake basin (restrict the stormwater discharge duration for half the 2-year to 50-year storm events using a continuous storm event model) due to the fact the downstream path enters natural fresh water systems prior to discharge to the Puget Sound (see additional decision below in MR#8). The detention vault has been sized using WWHM software; a full overview of the project's stormwater flow control measures are provided in Section C below. RAMEngineering, Inc. Bracket's Reserve RAM No. 20-024 Stormwater Site Plan Report Page A-2 Attac PLN2 Packet Pg. 194 2.1.a 5.8 Minimum Requirement #8 — Wetland Protection. There are no known wetlands on -site. However, there is a documented existing wetland area west of the site and appears to potentially be an existing wetland area south of the site on private property. The westerly wetland is located on the Madrona School site and has been documented as a Category III depressional wetland with a 60-foot buffer. The westerly wetland is about 75 to 100 feet away and thus the 60-foot buffer does not extend to the project. The potential southerly wetland area is located on private property south of 240t" St SW and east of 92nd Ave W. Wetland Resources Environmental Consulting has estimated that the southerly wetland to be a type III or IV wetland. The buffer from a wetland on the south side of 240t" St SW would be interrupted by the 240t" St SW improvements and would not extend to the project site (per ECDC 23.40.220.C.4.). See additional offsite wetland discussion include in the project's Critical Area Reconnaissance Report prepared by Wetland Resources Environmental Consulting. Site stormwater runoff will indirectly discharge to both the west and south wetland areas. The release stormwater flows will meet the required runoff treatment (MR#6) and flow control (MR#7) as listed above. The project will not construct stormwater treatment or flow control facilities in the wetlands or the associated wetland buffers. Due to the fact the project indirectly discharges to the adjacent wetland areas, the project will meet the wetland protection guideline criteria of the Stormwater Manual Appendix I-D, Guide Sheet 1-3. Guide Sheet 1 is not applicable due to the fact the adjacent wetlands are not Category I or II. Guide Sheet 2 is not applicable due to the fact the project is not utilizing the adjacent wetlands for stormwater treatment or flow control BMP/facility. Guideline Sheet 3 is not applicable due to the fact the adjacent wetlands category is not a I or II (Guide Sheet 1 listed) and the wetlands are no being modified to meet stormwater requirements. 5.9 Minimum Requirement #9 —Operation and Maintenance. An operation and maintenance summary is provided in section F. RAMEngineering, Inc. Bracket's Reserve RAM No. 20-024 Stormwater Site Plan Report Page A-3 Attac PLN2 Packet Pg. 195 2.1.a Parcel (Vicinity) Map: SW 31 � 27 4 Centerline ---- Lot Slack — Section ---- CityLimits r Gw Lot —••• Subdry — ROW — Quarter -- - Tax Acct ' Major Water Other Lot ------ Vac ROW ----• 16th ---- Easement Minor Water Other Subdiv — Vao Lot ----- 1-11s '1-120�1-121 ', 1-116~� 1-115 v5 n 2 wm D1µ o 0z2 wJ - 01 BLA- .,8.92 (Y J j o A 09 -'— ----- --CITY-OF E10 DMONDS--- ® E r :-jam. - t Jnch = 200 fre! e Apruduct Jrhe Asea.arS off, .tlap p.odussd onnpn111.1d1® Snohamesh C..V, Wn 91— NW-31-27-04 ' 2-059 00 o�E �. a o 01 r"oo 01 01 02 .32 01 Dz 4�a 02 AV 4 3 1 +3 „ 00 03 03 02,,• 04 FQ 2 q� Orq 05 03 x 3 _02 O 03 02 01 �400 01 00 02:::, `::03 ,. �3 2 fI s -7��« .. 4 , VILLA R( ..,.: 3 CONDO 01 2 01 0002 '� ---'------------T-- ------ --- --- - 7.� . - - r i #01 e 7 , toy PH4 100 3 SITE 4- B tl m 2 MMryD SUMMEc LIN CONDOMIRNIUM ` 1 v 03 5 4 3 PH 2 PH 1 (653D) R 139 (c0 Dol lea t i ya )-03 89C 161 SP 3 03 r 00 3 02 02 4 3¢ 2 �D 4 214 P'j v -01, l 3 to ao63 4 ,. -ash ., ;O 7iY 01 19 2 ON 291 _.03 2 3 v 3 2 c «," d 4 N:Ir 00 -- 02 z b1a 00 I �01 f 242ND- 9T SW j I - i q q 0000 1 4 A t a 0 00 s rn F-�•01 4 049 5 02 t r j` 2 .,Z 2 w 7 ,0 ={'«"t 4 2 Aygl�y04-030 :. 3 02 v02,,..: 1 3 B 17 a 2=_ 02X 01 ys 01 01 4 kn12 02 02 3 3 03 Z 3 4 Y'S A 5 K! s -027 -0 „ Mid R nvn422 53 l 22 Z t W 5 w W 3 4 d ,yry Dl Q 4-03311� p c ? � 7 8 0 0= 1 f 2 m �.-�-�-�+~� � .-�.-�•->_-tom � '-Aw w •,�-1 a ,:L— 2-047 = 2-067 a-05464ja z oao z-oecl2aesaa„ .,, 12-07C 9 08 3 89a a2-079 2-065 2-088 o1 "•1«'1: UT MARIEF-(CO7N5DO) 2-049 LLA LN2018 03cc23 1UDELO E 2FRUITLAN ( 91 B ACR00 e ,.,,:, ,. 22"01 01 I7O 0101 0111024 LL 2002-101 (45 R®>si PLACE s B x 9,LE CONDO ATEDMONDS 87 CONOO� 5 43 2 3 15 (10722 Oojw 1 ui AC)3 E 2 c _ 5 4 LARSON ADD00 •9�0301 IMMERON 02 NDO (8410 238TH-ST SW- Do 04 03 o2 2^ 01Ol03 1 D74 O6023 Ppt s'a 05....P00 01 02i01 = 04 00 4 01 N a JENNALANEos CONDO (11468)08,J C>' 2GREENERY 3 PH2 (7002) it W�3DD03 04 03 2 101 GALLEO 4007 ' 01 "1 CONDO(6695) 2% µ02 . AMEND18,2001. D 2A..o � 2 ��k,:.„EDMOND 3 02 3 VILLAGE Z 4 0, 0s V3 m n N 5117 .40 03 2 02 ...). . _ OLYM . C CO RT 4 5 q1 2; 3 B 3 Xi 3,p y 3,.3 7 :'2 1 ? B 9 ~: t04 lFGKo1 W J" CONDO ydSR-FO403 A4 omX02 PLA2 A700&2Up NDCREsr )001 2 09 08 z CONDOP3 Uj o (8454) oLIsKE MCALE RAM Engineering, Inc. Bracket's Reserve RAM No. 20-024 Stormwater Site Plan Report Page A-4 Attac PLN2 Packet Pg. 196 2.1.a Site Development Plan: 9LOGK 12 M°NIEW ACTS i V.,)FG.20 i N OfRPALL LOT 5 77A73AD i LOT 4 � y e-12fi5225.J7 AIM 1 .FRAME DRAM - N-189f1&W � / � - 93.QR 2a96 Rr f 11fi829&15 " R% 44313 449.70 (W7-5) •.....- 18• E Mi.00 (OUT--WJ / VILLAGER i REC. NO. 811228400i IL $ i - a Rff RETENTION/ UI RGA770N AREA TRACT 999 j iv (a?0-1%-HATCHED AREA) 1 _ _ _ L — lII1' T .� I --_ TRACT 998 •4: x_ FNE I IL 9 I LL ' ! APPRI)X OF PROPOSED ORv URUAEs CS<'` 9 c i I 4- ww�m WRa I EDMUNDS l B CYiA IE ' - �I - HIGHLAND$ FRAME +y+ l FRAME , f1A0' LT bI REC. NO. I fz.,� 446 200404125344 "12• IE 445.3s 1 z E 445.zs lour-s) I i GE 4A g t� na I 1 Eac4 FRME aE 9 rs- q 44a4s (WTIv I 52YE mO'rAE'22 ces I a rz.Ari I' I 'S`QQ N-288781.18 4.M.00 (N-N) E-12fifi2.17.53 12" 1E 438.00 (N-E)' Q. ABM 44,170 12' E 438.0O (OUT-Wo Qi f 1 12• E 427.40 (N-W) zr•-1r sD I I- _ - L rd 12• E 425. 70 (OUT-S) 0 0 Z �' SSAW S i.�� 12• !E 411.10Cn CON ny O7Rtll"ON EMWE YAULT I ZSt12• SO GE 3A A-o s85t ROLLED CLAW M f 2`; s'-12" sD a 1.s R FRAME a aArE Exs Nc C 12• E 43SB0 FRMCQ. I2OO' AT SOMN IOOAI _ - 7'- • P4L' O 0.0516 RAN NR?B�7 O MM 4M.. r5 IZ IE 42a 74 (E) R W QED _ - 12�2I 94'-12' W O (V {� I O 1399,i _ gp 12. 1£42a 74 W) \ y - '��_ — 0 w -CN -- - ��—w— w ---w— — --w _ -- - —� Z J ___�_ FNE NIDRANT ':•+_ l 8•— --55 55-- 5 --SS SS-- — T IL —eJf E" T a' + 240TH ST SW �� R r1 L - — — — -- — ivs&w POWR POLE — — — — _ es o s• CONC lE 445.85 Ml S 2 WAMFET Warr ro REMAW CR r ScxN LoarNc e• taut IE 444.77 Cw1 rwE 8iIE ) N=z 754.1z 5WH T19 947tt2A 1 a78'tr 10,MSA 18.88' LT u4 9R«w S• E 4;a8(ERM 44200 12" IC 44a8O (N-E) 4r E �-� 12" E 42131 N-M) 12- yCe�a LE 4u.20 (WT-0 +' r2" X 4253r (WT-) Q 11AMIf 4 8+97. 3.14' RI RW U9 8' E 4ffi 83 (OUFW) RAMEngineering, Inc. Bracket's Reserve RAM No. 20-024 Stormwater Site Plan Report Page A-5 Attac PLN2 Packet Pg. 197 2.1.a B. EXISTING CONDITIONS SUMMARY Existing Conditions. The total site consists of about 107,474 sf (2.467 acres) and is currently occupied by three existing single-family residence and detached garage with access driveways off 2401" Street SW. The existing houses are surrounded by grass lawn, garden, and landscape areas with several large mature trees throughout the site. The site is surrounded by single family residences to the east and north; Madrona K-8 School to the west; and 2401" St SW to the south (see attached aerial photo). Soils: In accordance with the project's site -specific geotechnical engineering study by Earth Solutions NW, LLC the on -site soils consist of silty sand (USCS: SM) glacial till deposits. The subject site is underlain by glacial till deposits (Qvt, Vashon till soils). Full soils description is included in the project's site specific geotechnical engineering study by Earth Solutions NW, LLC. The site is located on a knoll and slopes off in nearly all directions. Slopes range greatly with the side slopes of the knoll reaching slopes up to 66% grade. The knoll creates a drainage basin ridgeline that bisects the site into two sub -basins, a south sub -basin and a north sub -basin. The north sub -basin generally drains north and west and ultimate drains to the offsite wetland area west of the site on the Madrona School property. The south site sub -basin generally drains south towards 240t" Street SE and east to the neighboring plat of Edmunds Highlands. The Edmunds Highland plat collects stormwater runoff from the project site in addition to the site development areas of the Edmunds Highlands plat. The Edmunds Highland system has a discharge conveyance system the directs stormwater to 240t" Street SE and west combining with the southerly runoff from the project site. As discussed above, off -site to the west on the Madrona School property there is a wetland area that collects/receives the stormwater runoff from the site. Additionally, there appears to be an offsite wetland area on private property south of the site on the south side of 240t" Street SW. No wetlands or known prescribed City buffers extend onto the subject site. See additional offsite wetland discussion include in the project's Critical Area Reconnaissance Report prepared by Wetland Resources Environmental Consulting. For reference an aerial photo and basin map are provided below. Additional discussion of the local drainage basin and downstream path is discussed in Section C of this report. RAMEngineering, Inc. Bracket's Reserve RAM No. 20-024 Stormwater Site Plan Report Page B-1 Attac PLN2 Packet Pg. 198 2.1.a Aerial Photo (City of Edmonds GIS, 2017 photo): RAM =ngineering, Inc. Bracket's Reserve RAM No. 20-024 Stormwater Site Plan Report Page B-2 attar PLN2 Packet Pg. 199 2.1.a Existing Site Basin Map: BLOCK 12 HA ND VIEW TRACTS V.7 / PG.20 I iTn� LOT 5-, T LOT 4 — �460 A / 'i{ - '45444 9 1 Y lie, re 1, Illlll rs `` �rss� \ rP c , \ �\ eA o'\ - _` = '_ FWND F LO REBAR '� (10. 1E. 12020) LOT CORNER. I �p4 p. - ____ham,�k•� - ���. \l �L�\\ 12W. ' OF LOT LINE / T I6 _4 \: • `•- `~ -�, �•. \ \I FENCE CROSSES LOT LINE 5587T OF LOT CORNER. I \LbT41,NW CORNER FFEfN�ICE IS 5"CLFNC VILLAGER 72'w a' LINE a"F' REC. NO. 8112285001 d S"� �,,/ V`�', ��ir• `_�\ FENCE CROSSES - FENCE CROSSES LOT LINE BON. OF 5 INE 9 8pN* LOT CORNER. _ iyst5 Z1'JDN FENCE INTERSE�'W,�Q('1. GATE a Z 4E LOT LI G IS 64CLFNC OF LOT7 I I I \ '. j Y 1. - 4Y r ro•R _k5 rI,�n E SNO FENCE L IS OrT LINE. NORTH BASINsue" , FOUND 1/Y REBAR 1.262 Ac. -°'��` l� 'SW'FEN�E CORNE/j' END AND SMASH£0 CAP 05N�05E. (11 0612 LOT CORNER } �7r� ��� (n/o6/2o2D) is♦r yll TRACT 998 �-�1 24D BWi�-- �v a `.`�` A�_` 1y� i ♦ (, A. HODUS5T/ } ^I r - I\\ FOUND 1/2" REBAR Qi };{, �.,J I a; Q ;5���� I♦♦♦� r/ `I ` \ i\ AND CAP "LSA 22969" CNICKEN -'gi p '` 11 0.1'N,,D 1 E OF LOT FENCE ♦♦� I I I`` x\ 41 CORNER (1110612020) rn 'IdATT FENCE /NTERSECPON IS EDGE OF LOT LINE. "yy ` I ; , \ ,RF', ;{p E EDGE GRAVEL IS y #ter `I SITE /� `I , \ 4 \ 1.5"W. OF LOT LINE. y I}^^^"'StteY 2.467 F1�'i. ,oe ,° '/` '�,y'ro \ \ /Yeiw� 4 rr F Yy I \ 1 6t ♦♦♦♦ \`li \\ `�` V FOUND 1/2" REBAR ML '6 \`� \ i �♦ I `i r + AND CAP "LSA 22969" W I \ \ i r AT LOT CORNER. POWER UTILITY `I T PAIMT, NO slcnlAL ry. r';--'�wT" III \ -h' �` li 11 D6T2aT — — NDS 11 1'I .'T I < '� �` _ "fin? ��' '` E. EDGE OF ASPHALT y� IOL \ I W L �g!F� - �t �01 ' \ � r �11� i/ CROSSES LOT LINE 72S. 01 y :T 15e'1 �4 e �0 p4G nr A p 1 I FOUND REBAR AND GAP. 1 DArr I �\ I f� o \ a -� �$y� \ Y` �r L1•y'r r,`--. z ii("".. r- _'}7 EDMUNDS HIGH, nPgm 'I R l i �� �.` '. 7' i.� / ! RE6NO. 200404 'i I y, r �e:�`-"'_ GI •yea 3 y+ SOUTH BASIN ' F,bUN01/2"REBAR m i IM1S 6rClIFPoG�N 1.205 AC. AND CAP LSA 22969" 'a AT LOT CORNER. { AA'� .. ♦ J CONC. BLOCK FENCE INTERSECTION Ia iAC kA ������ µ•.P} �' D 6/f.T OF LOTLINE. FENCE INTERS£C AON O 3t 0 6'E OF LOT LINE. Q. r°'wY 2 T(!t ,Ka'r 1 yy 9125 240 sr sw �'.. o N ��-�-1 rec .91(/9 2 TH ST 37Gj� I I � FOUND 1/2" REBAR l 1 5 STO WOOD 9 <e i STONYW000` RAC \^^`I ' 7 I / \ �x AND CAP "LSA 22969" L FRAM f IOUSE s f ,^ I Fl6USE WfeA\EhlENT 11 , �> n T _ i 0.1 £ OF LOT CORNER. I a� a� =' ' 1i 062020 'x� ° jt ))Wq, Cn FENCE INTERSECTION oiaT' `"y Ere 1�11�4•q 0.6 -` `i. p $. OF LOT LINE. 'ASPHALT x J I.. 'Z II.�°.ki'"{'� #/ 6'BFNC E. OF LOT sw FENCE 1 O 4. , x I \'.; -� F'� I�• �` `r � `�; I \yA `��� -i CORNER IS 1. 1'E. I Y O [[� *♦. T-��'� OF LOT LINE. E EDGE ASPNAL r cm rIS 3.5'W OF LOT-'W OgRp.LOpI _ CORNER. O FOUND 1/2" REBAR ' _ >• -. X Y_ _ �� - ��_ r_` - L ':::J AND CAP LSA 22969" L \oHaei �,u.c I 'ALL _— -W— WAODRf55f5- j,: \ r _ Gi SS — SS— —SS— —SS «ea+sea6S'z.+-�'— —SS �rSS— 13 : 4 1, E SiGM.DISTANCE G_\_L,�_ — —G—=— Tfj — -- ccam�--G —.7 /__r''�T 'J T e - �i �3'yBOX ADDRESS ON PoST \ I I '� yyh °El', \. I SLIOSK s "NO PARKINGr EASF-BF-MERE — 3 � — — O STREET TBM A' Aol� RIM 432.15 FOUND :Y' IN 1 . iELEY.=429.50' 12" CONC lE 4T7.42 (E) SSMH 10118 DISK /N 4"X4" C `` 12" CONC lE 4T3.74 (W) FOUND 'X' IN 1 3/4" RIM 452.30 MONUMENT DOWT RNN i BRASS DISK /N 4"X4" 6" CONC IF 445.85 (N) (11/06/2020) CONCRETE MONUMENT 8" CONC lE 444.77 (W) DOWN OX IN CASE. 0110612020) RAMEngineering, Inc. Bracket's Reserve RAM No. 20-024 Stormwater Site Plan Report Page B-3 Attac PLN2 Packet Pg. 200 2.1.a C. DEVELOPED SITE HYDROLOGY. Developed Conditions. The proposed project includes the construction of 11 single-family residences and associated frontage improvements, driveways, and utilities. All existing structures and impervious surface onsite will be removed/replaced with the site development; landscaping and grass lawn around the new residence will stabilize the site upon building construction. The project proposes to create and/or replace 50,050 sf of hard surface with the complete site development, all existing onsite hard surface will be removed with the project site development. All of the new/replace hard surface will be routed to the stormwater treatment (filters) and flow control (detention vault) facilities in the site's south sub -basin. The following is a summary of the proposed new/replaced hard surface and pervious areas: Site South Basin South By -crass South Offsite Run-on Site North Basin Road = 11,160 sf 1,640 sf 1,960 sf 0 sf Building Rooftop = 24,200 sf 0 sf 0 sf 0 sf Driveways = 4,400 sf 0 sf 600 sf 0 sf Sidewalks = 6,680 sf 970 sf 430 sf 0 sf Miscellaneous = 1,000 sf 0 sf 0 sf 0 sf Total = 47,440 sf 2,610 sf 2,990 sf 0 sf Total Hard Surface = 1.089 ac 0.060 ac 0.069 ac 0.000 ac Site South Basin South By-pass South Offsite Run-on Site North Basin Lawn/Landscape = 27,830 sf 2,860 sf 1,860 sf 0 sf Forest = 0 sf 0 sf 0 sf 30,464 sf Total = 27,830 sf 2,860 sf 1,860 sf 30,464 sf Total Pervious Surface = 0.639 ac 0.066 ac 0.042 ac 0.699 ac Total = 1.728 ac 0.126 ac 0.111 ac 0.699 ac The below development site basin map delineates the site south basin, south by-pass, south offsite run-on and site north basin areas. RAMEngineering, Inc. Bracket's Reserve RAM No. 20-024 Stormwater Site Plan Report Page C-1 Attac PLN2 Packet Pg. 201 2.1.a Developed Site Basin Map: Ryr TREE RETEN710N/ , M/T7GA77ON AREA I TRACT 999 (CROSS -HATCHED AREA)�� iI 1 � 1' III�II 1 6"! II`jll Ali BLOCK 12 HANBURYS SOUND VIEW TRACTS V.7 / PO.20 CMTA M LOT5- N=28914378 LOT 4 �0 B E=1266'A `r2 N RIM 7.63.63 >l'$.pV \••\`'---`-- �- .M1�Sa GRATE''. 2396' RT 70 Site North Basin 0.699 ac 12' fE 42742 (E) R OVED 17 IE 42174 ((E) N '2" IE 423 74 (W) - - E"SPNG HMRRr- NY0.4ANr South By-pass Basin 0.126 ac SSM 2 5SMH I00f9 a 1 PoM 42897 E�12 1fi2.25 8" IE 4m.1 (s) 6" lE 427.03 (OUT-S) RPkWOSEIZ HRE HMRANr SSNN4 3+956'6 6.OR' LT 1 1 8' lE 447.87 (WT-5) 256'-12" S D 0 1.J4% 4 B �1 N 9 INTAKE R=789Ti&36— / 3 / RIM 442R6.2 RIM 44 WE 44T1.00 (OUT-16q / VILLAGER REC. NO. 8112285001 5 1 0 ' 8 TRACT 995 a CB 4 ! ax l ROLLED CURB fl7AME & ORATE 2s40.Oa (200'Lr Site South Basin lE � 1.728 ac ,�5 ' IE 446,2$ (OUT-5) �I • •i I 10 li iI I � — 24=12' SO 0 1. c I B �'/ PERK fl1 /ER 11 •2@@781.7H _ 81 I •176623755 _ V IEE 427.40 (WNW).._ 2I'-12' SD�- ' IE 42570 (OIIF Sj - 'O 0.94%' _ I I 5 \� \ 4 APPROX LOCAPON OF PROPOSED DRY U77LI77ES J — 4 1 \ EDMUNDS \ HIGHLANDS REC, NO. 200404125344 1 CB 4A \ 3 adiFo cv '1 S \\ 72" /F] 446.49 (OC(T-Ilf I CBS � ROLLED CURB FRAME Q RATE \ 2 1+4204, 12.00' LT 2 RIM 440.54 12' IE 436.E (IN-N) 12' IE 436.00, (IN-Ej 72" It 436.CC •(out-W) 88MN 3 7+35 RIM 440.20 8- If 432.20 8" IE 432. 10 (OUT-W) 5 -12' M 1 CB 9A 2.&5% - I _ ROLLED CURB FRAME & GRATE EXlSPNG RIM 440i9 12" If 438.70 (OUT_IY� 911,99 - —55`--� G— Ae�\ South Offsite FISTSW �`�<- -Run-onBasin 0.111 ac WATREE7 LIGTIY To REMAIN CB 1 TYPE I T/PE /I-48" 9+7224 13.78' LT SOLID lOCK/NG LID 70+66.54, 16.86' LT RIM 437. 10 12� IE 430.00 (0-012' RIM 448'00 LE 443.60 (IN-E) 12' IF 42531 (W-N) 12" IE 443.20 (OUT--W) 12" IE 425.37 (OUT-W) RAMEngineering, Inc. Bracket's Reserve RAM No. 20-024 Stormwater Site Plan Report Page C-2 attac PLN2 Packet Pg. 202 2.1.a Offsite Analysis. The site is located within the City of Edmonds, Edmonds Way watershed basin. The Edmonds Way basin is a centralized urban basin that collects stormwater runoff from residential areas and a commercial corridor along Edmonds Way in the City Edmonds. The watershed ultimately discharges flows northwesterly to Puget Sound (see attached watershed map). The project site is located on a knoll that slopes off in nearly every direction. Generally, the site is made up of two site sub -basins. A north sub -basin that includes the site areas that slope off to the north and west ultimately flows west to a depressional wetland area located on the adjacent Madrona School property; and a south site sub -basin that includes the runoff that flows east and south from the site which is routed to the existing stormwater pipe system along 240th St SW. The city's municipal separate storm sewer system (MS4) along 240th St SW flows west along the project's frontage and then turns and continues south in an open ditch along the east side of 92nd Ave W (private road). The wetland area on the Madrona School site west of the project site in the north site sub -basin is a depressional wetland that has an overflow connected to the 240th St SW MS4 located about 85 feet west of the site; therefore, the project's runoff flows are in the same threshold discharge area in accordance with the City's drainage manual (DOE 2014) definition. The open ditch along the east side of 92nd Ave W flows south through residential private property in a collection of culverts and open channels. The stormwater system bends westerly and continues westerly through the Bracket Apartment Homes complex and enters the City's MS4 system along Firdale Ave near 243rd PI SW (about 2,800 feet from the project site). The stormwater system in Firdale Ave bends back north along 100t" Ave W and combines with the Edmonds Way main trunk stormwater system (about 1.4 miles from the project site). The Edmonds Way stormwater system continues northwesterly and eventually discharges to the Puget Sound about 3.4 miles from the site. See attached watershed and downstream drainage facility map for the local downstream path. RAMEngineering, Inc. Bracket's Reserve RAM No. 20-024 Stormwater Site Plan Report Page C-3 Attac PLN2 Packet Pg. 203 2.1.a Watershed Basin Map City of Edmonds Washington ®�r r �m��anM1 Lamonawey Q FMWek Q Gcatl race Pontl Malls ree k - ttkaley _ Wu 9eIlNga _ Wdx4a<M1 Q MeeMxdM oe.aaaael.e � pNNlCreek Pntlmel. Pox, � Poili,, atlPoPtl ® wnn e see aa:e � � .alevL vee o.dM1aLPU. � o eersM1ea lmv E6nw�Ctty llmtts .� - -.Prvll 177 rva;en.e..em aad a Pond ._.. v.e� ■ �' N', �+,:, .e„� sM1e abZ�.. Ada i c-. w� - e _ . � miiie � �� •�� SITE btl�L■ =i R C1it aumvxm l�<n - seo eeve 0 0,475 0.", Mlle 9 S03 Edmonds Watersheds RAM =ngineering, Inc. RAM No. 20-024 March 2018 Bracket's Reserve Stormwater Site Plan Report Page C-4 Attac PLN2 Packet Pg. 204 2.1.a Downstream Drainage Facility Map (City of Edmonds GIS) PDis�t o North Basin discharges and flows to Madrona 4 2 School wetland o �� area west of site. 18 $$ a a. oil I _ � - Madrona School ° ago 5 SITE 1 = ' Wetland overflow �i E to 240th St SW 0 Storm System. - ti .I t►`' — - - IIPD15-21 PD1fs-60 9) South Basin ,• �' CL discharges and J. i r flows south along j 92nd Ave W 4 s (private road). I I,1 al .. 0 Cn + 0 CD l 0 N Z •`�. .y I. - - - J w�401 E < c�a R.4MEngineering, Inc. Bracket's Reserve RAM No. 20-024 Stormwater Site Plan Report Page C-5 attac PLN2 Packet Pg. 205 2.1.a Stormwater Modeling. As discussed above the site is comprised of two drainage sub -basins within the Edmonds Way Basin; the two site basins include a south basin and a north basin. An underground detention vault installed along in the lower southwest of the project site will provide stormwater flow control for the project. A vault 76 feet long, 33 ft wide (two 16.5 ft cells) and 12.5 feet deep will provide approximately 31,350 cf of storage to mitigates the project's new and replaced hard surface and converted pervious surfaces. Attached is the stormwater analysis documentation output from the Washington State Department of Ecology's WWHM2012 stormwater modeling software for both the south and north basins of the project. A summary of the stormwater modeling pre-existing and post -development conditions are provided below. Flow Control Summary Table: Drainage Basin Information South Basin North Basin 1.402 Acres (52.6%) 1.262 Acres (47.4%) Site Basin Area Pre -Developed = Developed = 1.965 Acres (73.8%) Detention Vault 0.699 Acres (26.2%) None Type of Storage Proposed Approx. Live Storage Volume (cf) None 31,350 cf (76' x 33' x 12.5' ) Alderwood Gravelly Sandy Alderwood Gravelly Soil Type(s) (NRCS) Loam (Till Soils) Sandy Loam (Till Soils) Pre -developed Runoff Rates Q (cfs.) 2 yr. 0.036 cfs 0.021 cfs 10 yr. 0.066 cfs 0.040 cfs 50 yr. 0.101 cfs 0.050 cfs Post -development Runoff Rates (unmitigated, without quantity controls) Q (cfs.) 2 yr. 0.367 cfs 0.012 cfs 10 yr. 0.594 cfs 0.022 cfs 50 yr. 0.842 cfs 0.028 cfs Post -development Runoff Rates (mitigated, with quantity controls) Q (cfs.) 2 yr. 0.029 cfs - 10 yr. 0.047 cfs - 50 yr. 0.069 cfs - Offsite Upstream Area 0.111 ac. None (Offsite "Run-on") Q (cfs.) 100-year Pre -developed = 0.119 cfs 0.053 cfs 100-year Developed = 0.962 cfs 0.030 cfs 100-year Developed Mitigated Release = 0.079 cfs - RAMEngineering, Inc. Bracket's Reserve RAM No. 20-024 Stormwater Site Plan Report Page C-6 Attac PLN2 Packet Pg. 206 2.1.a South Basin WWHM Input/output Data: WWHM2012 PROJECT REPORT Project Name: 20-024 Brackets Reserve- vault Site Name: Brackets Reserve Site Address: 20-024 City Report Date: 10/1/2021 MGS Regoin Puget East Data Start 1901/10/1 Data End : 2058/09/30 DOT Data Number: 03 Version Date: 2019/09/13 Version : 4.2.17 Low Flow Threshold for POC 1 : 50 Percent of the 2 Year High Flow Threshold for POC 1: 50 year PREDEVELOPED LAND USE Name : Basin 1- Site Bypass: No Groundwater: No Pervious Land Use acre C, Forest, Mod 1.165 Pervious Total 1.165 Impervious Land Use acre Impervious Total 0 Basin Total 1.165 Element Flows To: Surface Interflow Groundwater Name : Basin 2- Upstream Bypass: No Groundwater: No Pervious Land Use acre C, Lawn, Mod .042 Pervious Total 0.042 Impervious Land Use acre ROADS MOD 0.045 DRIVEWAYS MOD 0.014 DRIVEWAYS STEEP 0.01 Impervious Total 0.069 Basin Total 0.111 Element Flows To: Surface Interflow Groundwater RAMEngineering, Inc. Bracket's Reserve RAM No. 20-024 Stormwater Site Plan Report Page C-7 Attac PLN2 Packet Pg. 207 2.1.a Name: Basin 3- By -Pass Bypass: No Groundwater: No Pervious Land Use acre C, Forest, Mod .126 Pervious Total 0.126 Impervious Land Use acre Impervious Total 0 Basin Total 0.126 Element Flows To: Surface Interflow Groundwater MITIGATED LAND USE Name : Basin 1- Site Bypass: No Groundwater: No Pervious Land Use acre C, Pasture, Mod .639 Pervious Total 0.639 Impervious Land Use acre ROADS MOD 0.256 ROOF TOPS FLAT 0.556 DRIVEWAYS MOD 0.101 SIDEWALKS MOD 0.176 Impervious Total 1.089 Basin Total 1.728 Element Flows To: Surface Interflow Groundwater Vault 1 Vault 1 Name : Basin 2- Upstream Bypass: No Groundwater: No Pervious Land Use acre C, Lawn, Mod .042 Pervious Total 0.042 Impervious Land Use acre ROADS MOD 0.045 DRIVEWAYS MOD 0.014 DRIVEWAYS STEEP 0.01 Impervious Total 0.069 Basin Total 0.111 Element Flows To: Surface Interflow Groundwater Vault 1 Vault 1 RAMEngineering, Inc. Bracket's Reserve RAM No. 20-024 Stormwater Site Plan Report Page C-8 Attac PLN2 Packet Pg. 208 2.1.a Name : Basin 3- By-pass Bypass: Yes Groundwater: No Pervious Land Use acre C, Pasture, Mod .066 Pervious Total 0.066 Impervious Land Use acre ROADS MOD 0.038 SIDEWALKS MOD 0.022 Impervious Total 0.06 Basin Total 0.126 Element Flows To: Surface Interflow Groundwater Name Vault 1 Width 33 ft. Length 76 ft. Depth: 12.5 ft. Discharge Structure Riser Height: 12 ft. Riser Diameter: 12 in. Orifice 1 Diameter: 0.433 in. Elevation: 0 ft. Orifice 2 Diameter: 0.433 in. Elevation: 9 ft. Orifice 3 Diameter: 1.181 in. Elevation: 10.8 ft. Element Flows To: Outlet 1 Outlet 2 Vault Hydraulic Table Stage(feet) Area(ac.) Volume(ac-ft.) Discharge(cfs) 0.0000 0.057 0.000 0.000 0.000 0.1389 0.057 0.008 0.001 0.000 0.2778 0.057 0.016 0.002 0.000 0.4167 0.057 0.024 0.003 0.000 0.5556 0.057 0.032 0.003 0.000 0.6944 0.057 0.040 0.004 0.000 0.8333 0.057 0.048 0.004 0.000 0.9722 0.057 0.056 0.005 0.000 1.1111 0.057 0.064 0.005 0.000 1.2500 0.057 0.072 0.005 0.000 1.3889 0.057 0.080 0.006 0.000 1.5278 0.057 0.088 0.006 0.000 1.6667 0.057 0.096 0.006 0.000 1.8056 0.057 0.104 0.006 0.000 1.9444 0.057 0.112 0.007 0.000 2.0833 0.057 0.119 0.007 0.000 2.2222 0.057 0.127 0.007 0.000 2.3611 0.057 0.135 0.007 0.000 2.5000 0.057 0.143 0.008 0.000 2.6389 0.057 0.151 0.008 0.000 2.7778 0.057 0.159 0.008 0.000 2.9167 0.057 0.167 0.008 0.000 3.0556 0.057 0.175 0.008 0.000 3.1944 0.057 0.183 0.009 0.000 3.3333 0.057 0.191 0.009 0.000 3.4722 0.057 0.199 0.009 0.000 Infilt(cfs) RAMEngineering, Inc. Bracket's Reserve RAM No. 20-024 Stormwater Site Plan Report Page C-9 Attac PLN2 Packet Pg. 209 2.1.a 3.6111 0.057 0.207 0.009 0.000 3.7500 0.057 0.215 0.009 0.000 3.8889 0.057 0.223 0.010 0.000 4.0278 0.057 0.231 0.010 0.000 4.1667 0.057 0.239 0.010 0.000 4.3056 0.057 0.247 0.010 0.000 4.4444 0.057 0.255 0.010 0.000 4.5833 0.057 0.263 0.010 0.000 4.7222 0.057 0.271 0.011 0.000 4.8611 0.057 0.279 0.011 0.000 5.0000 0.057 0.287 0.011 0.000 5.1389 0.057 0.295 0.011 0.000 5.2778 0.057 0.303 0.011 0.000 5.4167 0.057 0.311 0.011 0.000 5.5556 0.057 0.319 0.012 0.000 5.6944 0.057 0.327 0.012 0.000 5.8333 0.057 0.335 0.012 0.000 5.9722 0.057 0.343 0.012 0.000 6.1111 0.057 0.351 0.012 0.000 6.2500 0.057 0.359 0.012 0.000 6.3889 0.057 0.367 0.012 0.000 6.5278 0.057 0.375 0.013 0.000 6.6667 0.057 0.383 0.013 0.000 6.8056 0.057 0.391 0.013 0.000 6.9444 0.057 0.399 0.013 0.000 7.0833 0.057 0.407 0.013 0.000 7.2222 0.057 0.415 0.013 0.000 7.3611 0.057 0.423 0.013 0.000 7.5000 0.057 0.431 0.013 0.000 7.6389 0.057 0.439 0.014 0.000 7.7778 0.057 0.447 0.014 0.000 7.9167 0.057 0.455 0.014 0.000 8.0556 0.057 0.463 0.014 0.000 8.1944 0.057 0.471 0.014 0.000 8.3333 0.057 0.479 0.014 0.000 8.4722 0.057 0.487 0.014 0.000 8.6111 0.057 0.495 0.014 0.000 8.7500 0.057 0.503 0.015 0.000 8.8889 0.057 0.511 0.015 0.000 9.0278 0.057 0.519 0.016 0.000 9.1667 0.057 0.527 0.017 0.000 9.3056 0.057 0.535 0.018 0.000 9.4444 0.057 0.543 0.019 0.000 9.5833 0.057 0.551 0.019 0.000 9.7222 0.057 0.559 0.020 0.000 9.8611 0.057 0.567 0.020 0.000 10.000 0.057 0.575 0.021 0.000 10.139 0.057 0.583 0.021 0.000 10.278 0.057 0.591 0.022 0.000 10.417 0.057 0.599 0.022 0.000 10.556 0.057 0.607 0.022 0.000 10.694 0.057 0.615 0.023 0.000 10.833 0.057 0.623 0.030 0.000 10.972 0.057 0.631 0.039 0.000 11.111 0.057 0.639 0.045 0.000 11.250 0.057 0.647 0.050 0.000 11.389 0.057 0.655 0.054 0.000 11.528 0.057 0.663 0.057 0.000 11.667 0.057 0.671 0.060 0.000 11.806 0.057 0.679 0.064 0.000 11.944 0.057 0.687 0.066 0.000 12.083 0.057 0.695 0.323 0.000 12.222 0.057 0.703 1.118 0.000 12.361 0.057 0.711 1.885 0.000 12.500 0.057 0.719 2.304 0.000 12.639 0.058 0.713 2.596 0.000 RAMEngineering, Inc. Bracket's Reserve RAM No. 20-024 Stormwater Site Plan Report Page C-10 Attac PLN2 Packet Pg. 210 2.1.a ANALYSIS RESULTS Stream Protection Duration Predeveloped Landuse Totals for POC #1 Total Pervious Area:1.333 Total Impervious Area:0.069 Mitigated Landuse Totals for POC #1 Total Pervious Area:0.747 Total Impervious Area:1.218 Flow Frequency Return Periods for Predeveloped. POC #1 Return Period Flow(cfs) 2 year 0.035471 5 year 0.052343 10 year 0.065532 25 year 0.084677 50 year 0.100859 100 year 0.118791 Flow Frequency Return Periods for Mitigated. POC #1 Return Period Flow(cfs) 2 year 0.028839 5 year 0.039122 10 year 0.047127 25 year 0.058702 50 year 0.068463 100 year 0.079265 ® 10.0 1 Cumulative Probability 1 10.0 x 1.0 xx x�x + 501 1.0 O x x x x x xxx:c-.; .:z;X.r:-zz.:; LL x 701 0.1 -#+'f' + 801 + + + + 0.01 0.5 1 2 5 10 20 30 50 70 80 90 95 98 9999.5 0.01 Stream Protection Duration I LID Duration Flow Frequency L Water Quality I Hydrograph I Wetland Input Volumes LID Report Recharge Duration I Recharge Redeveloped I Recharge Mitigated Analyze datasets CompactWDM I Delete Selected i- MonthlyFF F �-:] 501 •� redPOC 1 Pevelo ed flow r 7n1 Inflow to POC 1 Mitigated 802 POC 2 Mitigated flow 1004 Vault 1 ALL OUTLETS Mitigated All Dalasets Flow Stage Precip Evap POC 1 POC 2 I Flood Frequency Method Log Pearson Type III 17B W eibull Cunnane Gringoden MIN Flow Frequency A Flow(cfs) 0501 15m 0701 15m 0801 15m 2 Year = 0.0355 0.3671 0.0288 5 Year = 0.0523 0.4972 0.0391 10 Year = 0.0655 0.5944 0.0471 25 Year = 0.0847 0.7304 0.0587 50 Year = 0.1009 0.8417 0.0685 100 Year = 0.1108 0.9620 0.0793 Annual Peaks 1902 0.0426 0.4197 0.0272 1903 0.0286 0.4565 0.0304 1904 0.0545 0.5176 0.0355 1905 0.0210 0.2558 0.0237 1906 0.0199 0.2903 0.0223 1907 0.0493 0.3435 0.0288 1908 0.0312 0.3027 0.0248 1909 0.0338 0.3776 0.0256 1910 0.0579 0.3441 0.0289 1911 0.0302 0.3933 0.0278 1912 0.1176 0.7212 0.0514 1913 0.0420 0.2885 0.0243 1914 0.0763 1.0543 0.0611 1915 0.0237 0.2385 0.0227 1916 0.0295 0.4548 0.0315 1917 0.0184 0.2199 0.0176 1918 0.0320 0.3536 0.0251 1919 0.0229 0.2145 0.0205 1920 0.0362 0.3183 0.0266 1921 0.0322 0.2460 0.0260 1922 0.0390 0.3646 0.0286 1923 0.0339 0.3039 0.0260 1924 0.0316 0.5016 0.0310 1925 0.0200 0.2232 0.0190 1926 0.0347 0.4482 0.0277 1927 0.0347 0.3505 0.0235 1928 0.0301 0.2803 0.0260 1929 0.0540 0.4782 0.0323 R.4MEngineering, Inc. Bracket's Reserve RAM No. 20-024 Stormwater Site Plan Report Page C-11 Attac PLN2 Packet Pg. 211 2.1.a Stream Protection Duration Annual Peaks for Predeveloped and Mitigated Year Predeveloped Mitigated 1902 0.043 0.027 1903 0.029 0.030 1904 0.054 0.036 1905 0.021 0.024 1906 0.020 0.022 1907 0.049 0.029 1908 0.031 0.025 1909 0.034 0.026 1910 0.058 0.029 1911 0.030 0.028 1912 0.118 0.051 1913 0.042 0.024 1914 0.076 0.061 1915 0.024 0.023 1916 0.030 0.031 1917 0.018 0.018 1918 0.032 0.025 1919 0.023 0.020 1920 0.036 0.027 1921 0.032 0.026 1922 0.039 0.029 1923 0.034 0.026 1924 0.032 0.031 1925 0.020 0.019 1926 0.035 0.028 1927 0.033 0.023 1928 0.030 0.026 1929 0.054 0.032 1930 0.037 0.037 1931 0.032 0.025 1932 0.029 0.022 1933 0.034 0.026 1934 0.074 0.107 1935 0.028 0.022 1936 0.038 0.028 1937 0.050 0.033 1938 0.033 0.023 1939 0.020 0.026 1940 0.037 0.037 1941 0.037 0.037 1942 0.044 0.054 1943 0.027 0.029 1944 0.060 0.043 1945 0.031 0.029 1946 0.039 0.028 1947 0.023 0.020 1948 0.059 0.028 1949 0.054 0.038 1950 0.029 0.022 1951 0.037 0.033 1952 0.096 0.045 1953 0.083 0.044 1954 0.030 0.025 1955 0.025 0.023 1956 0.019 0.020 1957 0.033 0.025 1958 0.079 0.063 1959 0.056 0.061 1960 0.026 0.022 1961 0.061 0.051 1962 0.033 0.026 1963 0.016 0.018 1964 0.075 0.050 1965 0.060 0.051 1966 0.020 0.022 1967 0.040 0.029 1968 0.034 0.025 1969 0.029 0.024 1970 0.047 0.028 POC #1 RAMEngineering, Inc. Bracket's Reserve RAM No. 20-024 Stormwater Site Plan Report Page C-12 Attac PLN2 Packet Pg. 212 2.1.a 1971 0.062 0.031 1972 0.112 0.078 1973 0.055 0.044 1974 0.045 0.034 1975 0.076 0.043 1976 0.048 0.036 1977 0.021 0.020 1978 0.059 0.059 1979 0.025 0.026 1980 0.037 0.032 1981 0.031 0.032 1982 0.024 0.023 1983 0.049 0.033 1984 0.025 0.029 1985 0.037 0.032 1986 0.028 0.022 1987 0.058 0.035 1988 0.036 0.023 1989 0.030 0.021 1990 0.035 0.024 1991 0.029 0.031 1992 0.040 0.033 1993 0.034 0.031 1994 0.056 0.026 1995 0.018 0.022 1996 0.068 0.059 1997 0.034 0.024 1998 0.036 0.028 1999 0.027 0.026 2000 0.030 0.028 2001 0.028 0.027 2002 0.070 0.041 2003 0.036 0.027 2004 0.042 0.029 2005 0.067 0.054 2006 0.027 0.024 2007 0.030 0.031 2008 0.032 0.027 2009 0.026 0.024 2010 0.024 0.027 2011 0.024 0.023 2012 0.036 0.026 2013 0.029 0.026 2014 0.025 0.021 2015 0.101 0.051 2016 0.019 0.023 2017 0.052 0.037 2018 0.084 0.098 2019 0.104 0.054 2020 0.047 0.032 2021 0.047 0.033 2022 0.033 0.031 2023 0.038 0.038 2024 0.108 0.050 2025 0.031 0.030 2026 0.047 0.031 2027 0.030 0.032 2028 0.013 0.016 2029 0.034 0.026 2030 0.064 0.035 2031 0.021 0.016 2032 0.023 0.023 2033 0.020 0.021 2034 0.025 0.019 2035 0.066 0.066 2036 0.046 0.028 2037 0.025 0.028 2038 0.050 0.028 2039 0.041 0.041 2040 0.023 0.024 2041 0.022 0.024 2042 0.081 0.050 RAMEngineering, Inc. Bracket's Reserve RAM No. 20-024 Stormwater Site Plan Report Page C-13 Attac PLN2 Packet Pg. 213 2.1.a 2043 0.040 0.030 2044 0.041 0.031 2045 0.033 0.024 2046 0.036 0.047 2047 0.027 0.023 2048 0.029 0.022 2049 0.037 0.031 2050 0.027 0.023 2051 0.042 0.035 2052 0.022 0.025 2053 0.034 0.033 2054 0.075 0.042 2055 0.024 0.024 2056 0.031 0.031 2057 0.021 0.021 2058 0.027 0.028 Stream Protection Duration Ranked Annual Peaks for Predeveloped and Mitigated. Rank Predeveloped Mitigated 1 0.1176 0.1066 2 0.1122 0.0976 3 0.1076 0.0779 4 0.1040 0.0655 5 0.1010 0.0632 6 0.0964 0.0611 7 0.0836 0.0608 8 0.0833 0.0592 9 0.0812 0.0585 10 0.0791 0.0544 11 0.0763 0.0542 12 0.0762 0.0537 13 0.0753 0.0514 14 0.0745 0.0513 15 0.0741 0.0511 16 0.0700 0.0509 17 0.0675 0.0503 18 0.0666 0.0500 19 0.0658 0.0500 20 0.0643 0.0471 21 0.0618 0.0454 22 0.0606 0.0439 23 0.0601 0.0436 24 0.0599 0.0432 25 0.0591 0.0425 26 0.0590 0.0418 27 0.0579 0.0412 28 0.0578 0.0409 29 0.0559 0.0384 30 0.0557 0.0378 31 0.0546 0.0373 32 0.0545 0.0373 33 0.0540 0.0371 34 0.0536 0.0366 35 0.0520 0.0364 36 0.0504 0.0355 37 0.0501 0.0354 38 0.0494 0.0353 39 0.0493 0.0348 40 0.0477 0.0336 41 0.0472 0.0335 42 0.0470 0.0334 43 0.0470 0.0331 44 0.0469 0.0330 45 0.0459 0.0330 46 0.0446 0.0327 47 0.0436 0.0323 48 0.0426 0.0322 49 0.0423 0.0319 50 0.0421 0.0319 51 0.0420 0.0318 POC #1 RAMEngineering, Inc. Bracket's Reserve RAM No. 20-024 Stormwater Site Plan Report Page C-14 Attac PLN2 Packet Pg. 214 2.1.a 52 0.0412 0.0315 53 0.0411 0.0315 54 0.0403 0.0314 55 0.0402 0.0312 56 0.0402 0.0311 57 0.0390 0.0310 58 0.0385 0.0309 59 0.0379 0.0308 60 0.0377 0.0308 61 0.0375 0.0308 62 0.0375 0.0307 63 0.0373 0.0305 64 0.0372 0.0304 65 0.0370 0.0302 66 0.0368 0.0298 67 0.0365 0.0295 68 0.0364 0.0293 69 0.0364 0.0289 70 0.0364 0.0289 71 0.0362 0.0288 72 0.0362 0.0286 73 0.0356 0.0286 74 0.0355 0.0285 75 0.0347 0.0284 76 0.0347 0.0284 77 0.0344 0.0283 78 0.0341 0.0283 79 0.0340 0.0282 80 0.0339 0.0280 81 0.0338 0.0280 82 0.0338 0.0278 83 0.0337 0.0278 84 0.0336 0.0278 85 0.0335 0.0277 86 0.0334 0.0275 87 0.0330 0.0272 88 0.0328 0.0272 89 0.0327 0.0271 90 0.0325 0.0270 91 0.0322 0.0268 92 0.0320 0.0266 93 0.0318 0.0265 94 0.0316 0.0263 95 0.0312 0.0263 96 0.0311 0.0261 97 0.0307 0.0260 98 0.0306 0.0260 99 0.0306 0.0260 100 0.0305 0.0260 101 0.0302 0.0258 102 0.0301 0.0258 103 0.0300 0.0257 104 0.0297 0.0256 105 0.0296 0.0256 106 0.0295 0.0252 107 0.0295 0.0251 108 0.0294 0.0251 109 0.0292 0.0251 110 0.0292 0.0250 111 0.0289 0.0250 112 0.0288 0.0248 113 0.0286 0.0245 114 0.0285 0.0243 115 0.0283 0.0242 116 0.0281 0.0241 117 0.0278 0.0239 118 0.0273 0.0238 119 0.0272 0.0237 120 0.0269 0.0237 121 0.0268 0.0237 122 0.0266 0.0236 123 0.0265 0.0236 RAMEngineering, Inc. Bracket's Reserve RAM No. 20-024 Stormwater Site Plan Report Page C-15 Attac PLN2 Packet Pg. 215 2.1.a 124 0.0262 0.0235 125 0.0260 0.0233 126 0.0254 0.0232 127 0.0250 0.0231 128 0.0249 0.0231 129 0.0249 0.0230 130 0.0249 0.0230 131 0.0246 0.0229 132 0.0244 0.0227 133 0.0240 0.0227 134 0.0238 0.0226 135 0.0237 0.0225 136 0.0236 0.0225 137 0.0232 0.0224 138 0.0230 0.0223 139 0.0229 0.0222 140 0.0225 0.0221 141 0.0224 0.0219 142 0.0223 0.0219 143 0.0211 0.0218 144 0.0210 0.0215 145 0.0208 0.0214 146 0.0208 0.0212 147 0.0204 0.0205 148 0.0204 0.0205 149 0.0200 0.0198 150 0.0199 0.0197 151 0.0196 0.0196 152 0.0195 0.0192 153 0.0185 0.0190 154 0.0184 0.0180 155 0.0183 0.0176 156 0.0160 0.0161 157 0.0127 0.0158 Stream Protection Duration POC #1 The Facility PASSED Analys 61 10 501 POC 1 Redeveloped litigated flow n m U 0.08 V 0.06 0 0.04 0.02 1 CE-5 1 CE-4 10E-3 1 CE-2 10E-1 9 1 10 100 Percent Time E--li"o Sheam Protection Duration LID Duiation_j Flow Frequency I Water Quality I Hydrogiaph Welland Input VolurneTj LID Report I Recharge Duration I Recharge Predeveloped I Recharge Mitigated Analyzedatasets Compact WDM I Delete Selected r Monthly FF F:-:1 i Predeveloped flowMili ate flow Evap POC 1 POC 2 Flood Frequency Method All Dalasets Fbw Slag, Precip (- Log Pearson Type III 17B J. r Weibull (" Cunnane r Gringoden Facility PASSED lor(cfs) Predev Mit Percentage Pass/Pail .0177 27888 27283 97 Pass .0186 24574 22532 91 Pass .0194 21701 18860 86 Pass .0203 19224 15722 81 Pass .0211 17033 13008 76 Pass .0219 15139 10542 69 Pass .0228 13515 8511 62 Pass .0236 12084 6567 54 Pass .0245 10878 5015 46 Pass .0253 9843 4322 43 Pass .0261 8880 3837 43 Pass .0270 8043 3480 43 Pass .0278 7305 3159 43 Pass .0287 6650 2881 43 Pass .0295 6094 2662 43 Pass .0303 5615 2484 44 Pass . 0312 5130 2316 45 Pass . 0320 4666 2138 45 Pass .0328 4261 1995 46 Pass .0337 3924 1898 48 Pass .0345 3622 1786 49 Pass .0354 3382 1679 49 Pass .0362 3146 1591 50 Pass .0370 2942 1503 51 Pass .0379 2717 1443 53 Pass .0387 2548 1388 54 Pass .0396 2368 1335 56 Pass .0404 2203 1277 57 Pass .0412 2059 1230 59 Pass .0421 1880 1162 61 Pass .0429 1738 1086 62 Pass .0438 1605 1018 63 Pass .0446 1505 957 63 Pass .0454 1401 887 63 Pass RAMEngineering, Inc. Bracket's Reserve RAM No. 20-024 Stormwater Site Plan Report Page C-16 Attac PLN2 Packet Pg. 216 2.1.a The Facility PASSED. Flow(cfs) Predev Mit Percentage Pass/Fail 0.0177 27888 27283 97 Pass 0.0186 24574 22532 91 Pass 0.0194 21701 18860 86 Pass 0.0203 19224 15722 81 Pass 0.0211 17033 13008 76 Pass 0.0219 15139 10542 69 Pass 0.0228 13515 8511 62 Pass 0.0236 12084 6567 54 Pass 0.0245 10878 5015 46 Pass 0.0253 9843 4322 43 Pass 0.0261 8880 3837 43 Pass 0.0270 8043 3480 43 Pass 0.0278 7305 3159 43 Pass 0.0287 6650 2881 43 Pass 0.0295 6094 2662 43 Pass 0.0303 5615 2484 44 Pass 0.0312 5130 2316 45 Pass 0.0320 4666 2138 45 Pass 0.0328 4261 1995 46 Pass 0.0337 3924 1898 48 Pass 0.0345 3622 1786 49 Pass 0.0354 3382 1679 49 Pass 0.0362 3146 1591 50 Pass 0.0370 2942 1503 51 Pass 0.0379 2717 1443 53 Pass 0.0387 2548 1388 54 Pass 0.0396 2368 1335 56 Pass 0.0404 2203 1277 57 Pass 0.0412 2059 1230 59 Pass 0.0421 1880 1162 61 Pass 0.0429 1738 1086 62 Pass 0.0438 1605 1018 63 Pass 0.0446 1505 957 63 Pass 0.0454 1401 887 63 Pass 0.0463 1299 817 62 Pass 0.0471 1201 751 62 Pass 0.0480 1111 688 61 Pass 0.0488 1039 639 61 Pass 0.0496 949 594 62 Pass 0.0505 870 550 63 Pass 0.0513 814 517 63 Pass 0.0522 735 479 65 Pass 0.0530 666 452 67 Pass 0.0538 600 421 70 Pass 0.0547 535 370 69 Pass 0.0555 486 330 67 Pass 0.0564 436 293 67 Pass 0.0572 388 251 64 Pass 0.0580 358 215 60 Pass 0.0589 318 189 59 Pass 0.0597 280 170 60 Pass 0.0606 260 158 60 Pass 0.0614 235 143 60 Pass 0.0622 214 133 62 Pass 0.0631 195 121 62 Pass 0.0639 177 112 63 Pass 0.0648 161 104 64 Pass 0.0656 138 97 70 Pass 0.0664 125 93 74 Pass 0.0673 113 86 76 Pass 0.0681 102 80 78 Pass 0.0690 95 75 78 Pass 0.0698 90 70 77 Pass 0.0706 81 62 76 Pass 0.0715 73 44 60 Pass 0.0723 70 35 50 Pass 0.0732 63 31 49 Pass 0.0740 59 29 49 Pass 0.0748 54 28 51 Pass RAMEngineering, Inc. Bracket's Reserve RAM No. 20-024 Stormwater Site Plan Report Page C-17 Attac PLN2 Packet Pg. 217 2.1.a 0.0757 50 25 50 Pass 0.0765 47 21 44 Pass 0.0773 42 20 47 Pass 0.0782 41 19 46 Pass 0.0790 41 19 46 Pass 0.0799 37 18 48 Pass 0.0807 36 16 44 Pass 0.0815 34 16 47 Pass 0.0824 34 16 47 Pass 0.0832 33 16 48 Pass 0.0841 29 16 55 Pass 0.0849 27 15 55 Pass 0.0857 24 15 62 Pass 0.0866 21 15 71 Pass 0.0874 19 14 73 Pass 0.0883 15 14 93 Pass 0.0891 14 13 92 Pass 0.0899 13 13 100 Pass 0.0908 13 11 84 Pass 0.0916 13 11 84 Pass 0.0925 13 10 76 Pass 0.0933 13 10 76 Pass 0.0941 13 10 76 Pass 0.0950 11 10 90 Pass 0.0958 11 9 81 Pass 0.0967 9 6 66 Pass 0.0975 9 5 55 Pass 0.0983 7 4 57 Pass 0.0992 5 3 60 Pass 0.1000 5 3 60 Pass 0.1009 5 3 60 Pass Water Quality 3MP Flow and Volume for POC #1 On-line facility volume: 0.0258 acre-feet On-line facility target flow: 0.0133 cfs. Adjusted for 15 min: 0.0133 cfs. Off-line facility target flow: 0.0089 cfs. Adjusted for 15 min: 0.0089 cfs. LID Report a • LID Repo LID Technique Usedfor Total Volume Volume Infiltration Cumulative Percent Water Quality Percent Comment Treatment? Needs Through Volume Volume Volume Water Quality Treatment Facility (ac-ft) Infiltration Infiltrated Treated (ac-ft) (ac-ft) Credit Vault 1 POC 0 461.28 13 0.00 Total Volume Infiltrated 461.28 0.00 0.00 0.00 0.00 0% No Treat Credit Duration Compliance with LID Analysis Standard 8% of 2-yr to 50% of Result = 2 yr Failed No changes have been made. This program and accompanying documentation are provided 'as -is' without warranty of any kind. The entire risk regarding the performance and results of this program is assumed by End User. Clear Creek Solutions Inc. and the governmental licensee or sublicensees disclaim all warranties, either expressed or implied, including but not limited to implied warranties of program and accompanying documentation. In no event shall Clear Creek Solutions Inc. be liable for any damages whatsoever (including without limitation to damages for loss of business profits, loss of business information, business interruption, and the like) arising out of the use of, or inability to use this program even if Clear Creek Solutions Inc. or their authorized representatives have been advised of the possibility of such damages. Software Copyright © by : Clear Creek Solutions, Inc. 2005-2021; All Rights Reserved. R.4MEngineering, Inc. Bracket's Reserve RAM No. 20-024 Stormwater Site Plan Report Page C-18 Attac PLN2 Packet Pg. 218 2.1.a South Basin Water Quality. The proposed developments project will create about 50,050 sf of impervious surface, of which approximately 17,200 sf will be pollution generation impervious/hard surfaces; road and driveway areas all in the south basin. Due to the fact the pollution generation hard surfaces exceed 5,000 sf, basic water quality will be provided. A water quality treatment media filter catch basin installed downstream of the onsite detention system to provide the required basic water quality treatment (MR #6). Below are the design sizing calculations for each treatment facility. Media Filter Catch Basins: An Oldcastle Stormwater Solutions Perk FilterT"" located online and downstream of the detention vault will provide basic water quality treatment for the project. The Perk FilterT"' system has Washington State DOE approval as a general use level designation (GULD) for basic water quality. The sizing (number of treatment cartridges) of the filter system is based on the peak 2-year mitigated flow rate due to the fact the filter system is placed downstream of the detention system. The below manufacture sizing criteria indicates that a two (2)— 12" cartridge system within in a 60" manhole Perk Filter has a treatment capacity of 0.03 cfs and will adequately treat the 2-year mitigated release rate of online design rate of 0.029 cfs (see South Basin WWHM calculations above). RAMEngineering, Inc. Bracket's Reserve RAM No. 20-024 Stormwater Site Plan Report Page C-19 Attac PLN2 Packet Pg. 219 2.1.a Q 0 T? 75 LL a_ y INL 018.00" Mi PIPE SI: SEE NOTE IN THIS VIEW FOR CLARITY. FIELD POURED CONCRETE COLLAR - REQUIRED, BY OTHERS. SEE NOTE 2. INLET, 018.00" MAX. PIPE SIZE. SEE NOTE 3. DRAIN DOWN TUBE. j- 33' [4.00'I J Washington GULD* �1 TLET, 8.00" MAX. 'E SIZE. E NOTE 3. 036.00" BOLTED & GASKETED ACCESS COVER. FIELD POURED CONCRETE COLLAR REQUIRED, BY OTHERS. 05.00' [60.00' - SECTION A -A MINIMUM DEPTH OUTLET, 018.00" MAX. PIPE SIZE. SEE NOTE 3. Minimum Depth PIPE SIZE 06.00" 08.00" 010.001, 012.00" 015.001, 018.00" CARTRIDGE TYPE MINIMUM DEPTH RIM TO OUTLET MINIMUM DEPTH RIM TO OUTLET MINIMUM DEPTH RIM TO OUTLET MINIMUM DEPTH RIM TO OUTLET MINIMUM DEPTH RIM TO OUTLET MINIMUM DEPTH RIM TO OUTLET 12" 4.08' [49.001 4.08' [49.001 4.33' [62.00-1 4.58' [55.009 4.83' [58.00"] 5.08' [61.001 18" 4.83'[58.001 4.83'[58.001 5.08'[61.00'1 5.33'[64.001 5.58'[67.001 5.83'[70.001 12" + 12" 5.58' [67.00'1 5.83' [70.001 6.08' [73.00'1 6.33' [76.001 6.58' [79.00"] 6.83' [82.00"] 12" + 18" 6.08'[73.00'1 6.33'[76.00"] 6.58'[79.00'1 6.83'[82.00"] 7.08'[85.001 7.33'[88.00"] TREATME 060.00" PERK FILTER MANHOLE FLOW RATES, TOTAL FLOW CAPACITIES & MAXIMUM HEAD LOSS CARTRIDGE STACK QUANTITY CARTRIDGE STACK CONFIGURATION 12" 18" 12" & 12" 12" & 18" TREATMENT FLOW RATE (GPM / CFS) TOTAL FLOW CAPACITY (CFS) TREATMENT FLOW RATE (GPM / CFS) TOTAL FLOW CAPACITY (CFS) TREATMENT FLOW RATE (GPM / CFS) TOTALFLOW CAPACITY (CFS) TREATMENT FLOW RATE (GPM / CFS) TOTALFLOW CAPACITY (CFS) 1 10.2/ 0.022 3.05 13.6 / 0.03 3.45 17 / 0.037 3.62 2 13.6 / 0.03 2.47 0.4 / 0.045 3.05 27.2 / 0.06 3A5 34 / 0.075 3.62 3 20.4 / 0.045 . 7 30.6 / 0.068 3.05 40.8 / 0.09 3.45 51 / 0.113 3.62 MAXIMUM HEAD LOSS 1.7 FEET 2.3 FEET 2.9 FEET 3.5 FEET Perk FilterTM 060.00" Manhole (- ® Washington State GULD Media One to Three Cartridges / Stacks Filtration RAM Engineering, Inc. RAM No. 20-024 `Oldcastle® Stormwater Solutions 7921 Southpark Plaza, Suite 200 1 Littleton, CO 180120 1 Ph: 800.579.8819 1 oldcastlestormwater.com HIS DOCUMENT IS THE PROPERTY OF OLOCASTLE PRECAST, INC. IT IS SUBMITTED FOR REFERENCE PURPOSES ONLY ANDSHALL NOT BE ANY WAY INJURIOUS TO THE INTERESTS OF SAIDCOMPANY. COPYRII OLDCASTLE PRECAST, INC. ALL RIGHTS RESERVED. DRAWING N0. R� EW ECO-013215 DATE PF-MH-60-WA NR ISM 4 27 ISM 4/27/15 SHEET 2 OF 2 Bracket's Reserve Stormwater Site Plan Report Page C-20 Attac PLN2 Packet Pg. 220 2.1.a North Basin WWHM Input/output Data: Project Name: 20-024 Brackets Reserve- north Site Name: Brackets Reserve Site Address: 20-024 City Report Date: 10/1/2021 MGS Regoin Puget East Data Start 1901/10/1 Data End : 2058/09/30 DOT Data Number: 03 Version Date: 2019/09/13 Version : 4.2.17 Low Flow Threshold for POC 1 : 50 Percent of the 2 Year High Flow Threshold for POC 1: 50 year PREDEVELOPED LAND USE Name : Basin 1 Bypass: No Groundwater: No Pervious Land Use acre C, Forest, Mod 1.262 Pervious Total 1.262 Impervious Land Use acre Impervious Total 0 Basin Total 1.262 Element Flows To: Surface Interflow Groundwater MITIGATED LAND USE Name : Basin 1 Bypass: No Groundwater: No Pervious Land Use acre C, Forest, Mod .699 Pervious Total 0.699 Impervious Land Use acre Impervious Total 0 Basin Total 0.699 Element Flows To: Surface Interflow Groundwater RAMEngineering, Inc. Bracket's Reserve RAM No. 20-024 Stormwater Site Plan Report Page C-21 Attac PLN2 Packet Pg. 221 2.1.a ANALYSIS RESULTS Stream Protection Duration Predeveloped Landuse Totals for POC #1 Total Pervious Area:1.262 Total Impervious Area:O Mitigated Landuse Totals for POC #1 Total Pervious Area:0.699 Total Impervious Area:O Flow Frequency Return Periods for Predeveloped. POC #1 Return Period Flow(cfs) 2 year 0.021414 5 year 0.033234 10 year 0.039647 25 year 0.046168 50 year 0.050041 100 year 0.053225 Flow Frequency Return Periods for Mitigated. POC #1 Return Period Flow(cfs) 2 year 0.011861 5 year 0.018408 10 year 0.02196 25 year 0.025572 50 year 0.027717 100 year 0.02948 Analysis C Flow Frequency ® - 01 Cumulative Probability 0.1 Flow(cfs) Predeveloped Mitigated +++ + + 2 Year = 0.0214 0.0119 xxxxxx x x 5 Year = 0.0332 0.0184 10 Year - 0.0396 0.0220 25 Year - 0.0462 0.0256 0.01 0.01 50 Year = 0.0500 0.0277 N 100 Year - 0.0532 0.0295 ++++ XXXX o + x x x + 501 Annual Peaks LL + 1902 0. 0299 0.0165 0.001 x x 801 1903 0.0104 0.0058 1904 0.0192 0.0106 1905 0.0121 0.0067 1906 0.0049 0.0027 1907 0.0334 0.0185 0.0001 0.0001 1908 0.0212 0.0117 0.5 1 2 5 10 20 30 50 70 80 90 95 98 9999.51 1909 0.0230 0.0128 1910 0.0365 0.0202 Stream Protection Duration LID Duration Flow Frequency Water Quality I Hydrograph 1911 0.0190 0.0106 Wetland Input Volumes I LID Report Recharge Duration Recharge Predeveloped Redurge Mitigated 1912 1913 0. 0 20 0.0320 0.035877 . 0 77 0.0177 Analyze datasets Compact WDM I Delete Selected ��( r Monti FF I >iJ 1914 0.0075 0.0042 1915 0.0109 0.0060 1916 0.0174 0.0096 r POI Predeveloped flow1917 0.0084 0.0047 801 POC 1 Mitigated flow 1918 0.0205 0.0113 1919 0.0152 0.0084 1920 0.0196 0.0109 1921 0.0208 0.0115 1922 0.0235 0.0130 1923 0.0153 0.0085 ANDatasets Flow Stage Precip Evap PQC1 1924 0.0103 0.0057 Flood Frequency Method 1925 0.0104 0.0057 (: Log Pearson Type III 17B 1926 0.0186 0.0103 r Weibull 1927 0.0240 0.0133 Cunnane 1928 0.0158 0.0087 r' Gringorten 1929 0.0338 0.0187 RAMEngineering, Inc. Bracket's Reserve RAM No. 20-024 Stormwater Site Plan Report Page C-22 Attac PLN2 Packet Pg. 222 2.1.a Stream Protection Duration Annual Peaks for Predeveloped and Mitigated Year Predeveloped Mitigated 1902 0.030 0.017 1903 0.010 0.006 1904 0.019 0.011 1905 0.012 0.007 1906 0.005 0.003 1907 0.033 0.018 1908 0.021 0.012 1909 0.023 0.013 1910 0.036 0.020 1911 0.019 0.011 1912 0.065 0.036 1913 0.032 0.018 1914 0.007 0.004 1915 0.011 0.006 1916 0.017 0.010 1917 0.008 0.005 1918 0.020 0.011 1919 0.015 0.008 1920 0.020 0.011 1921 0.021 0.012 1922 0.023 0.013 1923 0.015 0.009 1924 0.010 0.006 1925 0.010 0.006 1926 0.019 0.010 1927 0.024 0.013 1928 0.016 0.009 1929 0.034 0.019 1930 0.020 0.011 1931 0.020 0.011 1932 0.014 0.008 1933 0.018 0.010 1934 0.047 0.026 1935 0.017 0.010 1936 0.028 0.015 1937 0.023 0.013 1938 0.023 0.013 1939 0.001 0.001 1940 0.019 0.010 1941 0.019 0.010 1942 0.028 0.015 1943 0.009 0.005 1944 0.024 0.013 1945 0.021 0.011 1946 0.018 0.010 1947 0.013 0.007 1948 0.044 0.024 1949 0.036 0.020 1950 0.019 0.011 1951 0.023 0.013 1952 0.063 0.035 1953 0.056 0.031 1954 0.017 0.010 1955 0.015 0.008 1956 0.010 0.006 1957 0.025 0.014 1958 0.059 0.033 1959 0.036 0.020 1960 0.013 0.007 1961 0.037 0.020 1962 0.019 0.010 1963 0.009 0.005 1964 0.017 0.009 1965 0.043 0.024 POC #1 RAMEngineering, Inc. Bracket's Reserve RAM No. 20-024 Stormwater Site Plan Report Page C-23 Attac PLN2 Packet Pg. 223 2.1.a 1966 0.008 0.004 1967 0.017 0.009 1968 0.023 0.013 1969 0.015 0.009 1970 0.024 0.013 1971 0.046 0.025 1972 0.030 0.017 1973 0.034 0.019 1974 0.019 0.011 1975 0.049 0.027 1976 0.022 0.012 1977 0.014 0.008 1978 0.042 0.023 1979 0.011 0.006 1980 0.021 0.012 1981 0.021 0.012 1982 0.014 0.008 1983 0.034 0.019 1984 0.009 0.005 1985 0.021 0.011 1986 0.016 0.009 1987 0.035 0.019 1988 0.026 0.014 1989 0.020 0.011 1990 0.026 0.015 1991 0.019 0.011 1992 0.030 0.017 1993 0.025 0.014 1994 0.044 0.024 1995 0.010 0.006 1996 0.049 0.027 1997 0.023 0.013 1998 0.022 0.012 1999 0.001 0.001 2000 0.016 0.009 2001 0.012 0.006 2002 0.030 0.017 2003 0.023 0.013 2004 0.024 0.013 2005 0.029 0.016 2006 0.015 0.008 2007 0.017 0.009 2008 0.022 0.012 2009 0.014 0.008 2010 0.011 0.006 2011 0.014 0.008 2012 0.019 0.011 2013 0.016 0.009 2014 0.011 0.006 2015 0.042 0.023 2016 0.006 0.003 2017 0.035 0.019 2018 0.059 0.033 2019 0.065 0.036 2020 0.019 0.010 2021 0.029 0.016 2022 0.010 0.006 2023 0.023 0.013 2024 0.050 0.028 2025 0.019 0.010 2026 0.033 0.018 2027 0.015 0.008 2028 0.007 0.004 2029 0.024 0.013 2030 0.046 0.026 2031 0.013 0.007 2032 0.010 0.006 RAMEngineering, Inc. Bracket's Reserve RAM No. 20-024 Stormwater Site Plan Report Page C-24 Attac PLN2 Packet Pg. 224 2.1.a 2033 0.012 0.006 2034 0.013 0.007 2035 0.052 0.029 2036 0.027 0.015 2037 0.005 0.003 2038 0.027 0.015 2039 0.002 0.001 2040 0.010 0.005 2041 0.015 0.008 2042 0.054 0.030 2043 0.024 0.013 2044 0.033 0.018 2045 0.021 0.011 2046 0.024 0.014 2047 0.015 0.008 2048 0.021 0.012 2049 0.019 0.011 2050 0.013 0.007 2051 0.021 0.012 2052 0.012 0.007 2053 0.022 0.012 2054 0.029 0.016 2055 0.009 0.005 2056 0.008 0.005 2057 0.014 0.008 2058 0.017 0.009 Stream Protection Duration Ranked Annual Peaks for Predeveloped and Mitigated Rank Predeveloped Mitigated 1 0.0648 0.0359 2 0.0646 0.0358 3 0.0629 0.0348 4 0.0594 0.0329 5 0.0587 0.0325 6 0.0557 0.0309 7 0.0541 0.0300 8 0.0520 0.0288 9 0.0503 0.0279 10 0.0491 0.0272 11 0.0485 0.0269 12 0.0471 0.0261 13 0.0463 0.0256 14 0.0459 0.0254 15 0.0438 0.0242 16 0.0437 0.0242 17 0.0432 0.0239 18 0.0424 0.0235 19 0.0423 0.0235 20 0.0366 0.0203 21 0.0365 0.0202 22 0.0360 0.0199 23 0.0357 0.0198 24 0.0348 0.0193 25 0.0346 0.0192 26 0.0344 0.0191 27 0.0342 0.0190 28 0.0338 0.0187 29 0.0334 0.0185 30 0.0330 0.0183 31 0.0329 0.0182 32 0.0320 0.0177 33 0.0302 0.0167 34 0.0300 0.0166 35 0.0299 0.0165 36 0.0298 0.0165 POC #1 RAMEngineering, Inc. Bracket's Reserve RAM No. 20-024 Stormwater Site Plan Report Page C-25 Attac PLN2 Packet Pg. 225 2.1.a 37 0.0295 0.0163 38 0.0289 0.0160 39 0.0288 0.0160 40 0.0279 0.0155 41 0.0279 0.0154 42 0.0270 0.0149 43 0.0269 0.0149 44 0.0263 0.0145 45 0.0258 0.0143 46 0.0248 0.0138 47 0.0246 0.0136 48 0.0244 0.0135 49 0.0243 0.0135 50 0.0241 0.0133 51 0.0240 0.0133 52 0.0237 0.0131 53 0.0237 0.0131 54 0.0235 0.0130 55 0.0235 0.0130 56 0.0233 0.0129 57 0.0233 0.0129 58 0.0232 0.0128 59 0.0230 0.0128 60 0.0230 0.0127 61 0.0230 0.0127 62 0.0227 0.0126 63 0.0226 0.0125 64 0.0220 0.0122 65 0.0218 0.0121 66 0.0217 0.0120 67 0.0216 0.0120 68 0.0214 0.0119 69 0.0212 0.0117 70 0.0211 0.0117 71 0.0208 0.0115 72 0.0208 0.0115 73 0.0208 0.0115 74 0.0207 0.0115 75 0.0206 0.0114 76 0.0205 0.0114 77 0.0205 0.0113 78 0.0203 0.0112 79 0.0202 0.0112 80 0.0200 0.0111 81 0.0196 0.0109 82 0.0195 0.0108 83 0.0195 0.0108 84 0.0195 0.0108 85 0.0193 0.0107 86 0.0193 0.0107 87 0.0192 0.0106 88 0.0190 0.0106 89 0.0189 0.0105 90 0.0189 0.0105 91 0.0188 0.0104 92 0.0187 0.0103 93 0.0186 0.0103 94 0.0186 0.0103 95 0.0184 0.0102 96 0.0176 0.0097 97 0.0174 0.0096 98 0.0174 0.0096 99 0.0173 0.0096 100 0.0170 0.0094 101 0.0170 0.0094 102 0.0169 0.0093 103 0.0168 0.0093 RAMEngineering, Inc. Bracket's Reserve RAM No. 20-024 Stormwater Site Plan Report Page C-26 Attac PLN2 Packet Pg. 226 2.1.a 104 0.0163 0.0090 105 0.0161 0.0089 106 0.0160 0.0089 107 0.0158 0.0087 108 0.0154 0.0086 109 0.0153 0.0085 110 0.0153 0.0085 ill 0.0152 0.0084 112 0.0152 0.0084 113 0.0151 0.0083 114 0.0149 0.0083 115 0.0145 0.0080 116 0.0143 0.0079 117 0.0143 0.0079 118 0.0143 0.0079 119 0.0140 0.0077 120 0.0140 0.0077 121 0.0136 0.0076 122 0.0131 0.0073 123 0.0129 0.0072 124 0.0129 0.0071 125 0.0129 0.0071 126 0.0126 0.0070 127 0.0124 0.0069 128 0.0121 0.0067 129 0.0117 0.0065 130 0.0115 0.0064 131 0.0114 0.0063 132 0.0111 0.0062 133 0.0109 0.0060 134 0.0107 0.0060 135 0.0104 0.0058 136 0.0104 0.0058 137 0.0104 0.0057 138 0.0103 0.0057 139 0.0103 0.0057 140 0.0103 0.0057 141 0.0099 0.0055 142 0.0098 0.0054 143 0.0094 0.0052 144 0.0091 0.0050 145 0.0089 0.0049 146 0.0087 0.0048 147 0.0084 0.0047 148 0.0083 0.0046 149 0.0077 0.0043 150 0.0075 0.0042 151 0.0071 0.0040 152 0.0059 0.0033 153 0.0052 0.0029 154 0.0049 0.0027 155 0.0024 0.0013 156 0.0014 0.0008 157 0.0011 0.0006 Stream Protection Duration POC #1 The Facility PASSED RAMEngineering, Inc. Bracket's Reserve RAM No. 20-024 Stormwater Site Plan Report Page C-27 Attac PLN2 Packet Pg. 227 2.1.a ® 0.01 n p 0.01 U v 0.01 O J 0.00 0.00 1 Percent Time E--e 1i-O Stream Protection Duration I LID Duration I Flow Frequency I Water Analyze datasets Compact WDM Delete Selected I r Mono* FF 501 POC 1 Redeveloped flow 801 POC 1 Mitigated flow All Datasets I Flow j Stage J_E!!Ripj Evap POC 1 Flood Frequency Method F Log Pearson Type III 17B r' Weibull r' Cunnane r Gringorlen The Facility PASSED. Flow(cfs) Predev Mit Percentage Pass/Fail 0.0107 53344 11274 21 Pass 0.0111 49061 10118 20 Pass 0.0115 45147 9171 20 Pass 0.0119 41838 8247 19 Pass 0.0123 38678 7432 19 Pass 0.0127 35827 6771 18 Pass 0.0131 33234 6166 18 Pass 0.0135 30949 5670 18 Pass 0.0139 28885 5186 17 Pass 0.0143 26947 4773 17 Pass 0.0147 25163 4389 17 Pass 0.0151 23457 4013 17 Pass 0.0155 21882 3714 16 Pass 0.0159 20336 3470 17 Pass 0.0163 18948 3261 17 Pass 0.0167 17682 3074 17 Pass 0.0171 16510 2914 17 Pass 0.0175 15464 2743 17 Pass 0.0179 14478 2564 17 Pass 0.0183 13509 2391 17 Pass 0.0187 12607 2200 17 Pass 0.0191 11792 2023 17 Pass 0.0194 11071 1903 17 Pass 0.0198 10427 1777 17 Pass 0.0202 9837 1663 16 Pass 0.0206 9326 1549 16 Pass 0.0210 8792 1444 16 Pass 0.0214 8296 1334 16 Pass Facility PASSED low(cfs) Predev Mit Percentage Pass/Fail .0017 584634 360359 61 Pass .0018 563714 342688 60 Pass .0019 544172 325952 59 Pass .0020 525565 310318 59 Pass .0021 508004 295510 58 Pass .0022 491213 281747 57 Pass .0023 475359 268810 56 Pass .0023 460330 256479 SS Pa9s .0024 446072 244919 54 Pass .0025 432420 234019 54 Pass .0026 419538 223834 53 Pass .0027 407262 213925 52 Pass .0028 395316 204622 51 Pass .0029 383865 195814 51 Pass .0030 372965 187666 50 Pass .0031 362396 179794 49 Pass .0032 352266 172197 48 Pass .0033 342523 165096 48 Pass .0033 333054 158269 47 Pa 99 .0034 324081 151774 46 Pass .0035 315383 145773 46 Pass .0036 307015 139883 45 Pass .0037 298813 134157 44 Pass .0038 290885 128818 44 Pass .0039 283344 123753 43 Pass .0040 276077 118964 43 Pass .0041 268975 114229 42 Pass .0042 262094 109880 41 Pass .0043 255378 105696 41 Pass .0043 248827 101623 40 Pass .0044 242551 97714 40 Pass .0045 236496 93971 39 Pass .0046 230716 90448 39 Pass .0047 225100 87034 38 Pass RAM Engineering, Inc. Bracket's Reserve RAM No. 20-024 Stormwater Site Plan Report Page C-28 Attac PLN2 Packet Pg. 228 2.1.a 0.0218 7850 1222 15 Pass 0.0222 7404 1144 15 Pass 0.0226 7041 1052 14 Pass 0.0230 6667 967 14 Pass 0.0234 6342 900 14 Pass 0.0238 6045 820 13 Pass 0.0242 5747 750 13 Pass 0.0246 5474 674 12 Pass 0.0250 5217 601 11 Pass 0.0254 4991 531 10 Pass 0.0258 4759 448 9 Pass 0.0262 4538 387 8 Pass 0.0266 4337 339 7 Pass 0.0270 4125 291 7 Pass 0.0274 3940 254 6 Pass 0.0278 3772 226 5 Pass 0.0282 3631 203 5 Pass 0.0286 3493 173 4 Pass 0.0290 3368 143 4 Pass 0.0294 3255 119 3 Pass 0.0298 3146 99 3 Pass 0.0302 3054 85 2 Pass 0.0306 2965 75 2 Pass 0.0310 2877 64 2 Pass 0.0314 2781 54 1 Pass 0.0318 2681 43 1 Pass 0.0322 2586 33 1 Pass 0.0326 2493 18 0 Pass 0.0330 2391 13 0 Pass 0.0334 2278 10 0 Pass 0.0338 2181 6 0 Pass 0.0341 2080 3 0 Pass 0.0345 1997 3 0 Pass 0.0349 1928 2 0 Pass 0.0353 1864 2 0 Pass 0.0357 1790 2 0 Pass 0.0361 1718 0 0 Pass 0.0365 1664 0 0 Pass 0.0369 1596 0 0 Pass 0.0373 1537 0 0 Pass 0.0377 1480 0 0 Pass 0.0381 1417 0 0 Pass 0.0385 1361 0 0 Pass 0.0389 1298 0 0 Pass 0.0393 1242 0 0 Pass 0.0397 1188 0 0 Pass 0.0401 1147 0 0 Pass 0.0405 1100 0 0 Pass 0.0409 1045 0 0 Pass 0.0413 1000 0 0 Pass 0.0417 954 0 0 Pass 0.0421 916 0 0 Pass 0.0425 877 0 0 Pass 0.0429 832 0 0 Pass 0.0433 788 0 0 Pass 0.0437 754 0 0 Pass 0.0441 710 0 0 Pass 0.0445 666 0 0 Pass 0.0449 627 0 0 Pass 0.0453 595 0 0 Pass 0.0457 554 0 0 Pass 0.0461 516 0 0 Pass 0.0465 461 0 0 Pass 0.0469 421 0 0 Pass 0.0473 392 0 0 Pass 0.0477 360 0 0 Pass 0.0481 334 0 0 Pass RAMEngineering, Inc. Bracket's Reserve RAM No. 20-024 Stormwater Site Plan Report Page C-29 Attac PLN2 Packet Pg. 229 2.1.a 0.0485 306 0 0 Pass 0.0488 286 0 0 Pass 0.0492 264 0 0 Pass 0.0496 247 0 0 Pass 0.0500 233 0 0 Pass Water Quality BMP Flow and Volume for POC #1 On-line facility volume: 0.0329 acre-feet On-line facility target flow: 0.0184 cfs. Adjusted for 15 min: 0.0184 cfs. Off-line facility target flow: 0.0102 cfs. Adjusted for 15 min: 0.0102 cfs. LID Report i.P0C.1^ I LID Technique Used for Total Volume Volume Infiltration Cumulative Percent Water Quality Percent Comment Treatment? Needs Through Volume Volume Volume Water Quality Treatment Facility (ac-ft) Infiltration Infiltrated Treated (ac-ft) (ac-ft) Credit Total Volume Infiltrated 0.00 0.00 0.00 0.00 0.00 0% No Treat. Credit Compliance with LID Duration Standard 8% of 2-yr to 50% of Analysis 2-yr Result = Passed Perind and Impind Changes No changes have been made. This program and accompanying documentation are provided 'as -is' without warranty of any kind. The entire risk regarding the performance and results of this program is assumed by End User. Clear Creek Solutions Inc. and the governmental licensee or sublicensees disclaim all warranties, either expressed or implied, including but not limited to implied warranties of program and accompanying documentation. In no event shall Clear Creek Solutions Inc. be liable for any damages whatsoever (including without limitation to damages for loss of business profits, loss of business information, business interruption, and the like) arising out of the use of, or inability to use this program even if Clear Creek Solutions Inc. or their authorized representatives have been advised of the possibility of such damages. Software Copyright © by : Clear Creek Solutions, Inc. 2005-2021; All Rights Reserved. RAMEngineering, Inc. Bracket's Reserve RAM No. 20-024 Stormwater Site Plan Report Page C-30 Attac PLN2 Packet Pg. 230 2.1.a D. Additional Reports and Studies : Geotechnical Engineering Report Prepared by: Earth Solutions NW, LLC Update: June 2021 (Provided under separate cover) Critical Area Reconnaissance Report Prepared by: Wetland Resources Environmental Consulting Update: October 11, 2021 (Provided under separate cover) RAMEngineering, Inc. Bracket's Reserve RAM No. 20-024 Stormwater Site Plan Report Page D-1 Attac PLN2 Packet Pg. 231 2.1.a E. CONSTRUCTION SWPPP REQUIREMENTS: The project will require grading to construct the proposed building and utilities (including the stormwater control facilities). Standard erosion control measures are proposed to be used during construction. The primary erosion and sediment control BMP during construction will be proper soil stabilization methods. Exposed soils shall be stabilized by application of effective BMPs that protect the soil from the erosive forces of raindrops, flowing water, and wind. Applicable practices include, but not limited to, temporary and permanent seeding, sodding, mulching, plastic covering, erosion control fabrics, matting, the early application of gravel base on areas to be paved, and dust control. The contractor shall select a soil stabilization method best suited for the particular situation. Stock piles must be stabilized and protected with sediment trapping measures. In addition, site containment of exposed soils shall be sustained by using silt fence barriers along the down -slope boundaries of the site's disturbance areas. See the site development plan for details. Construction Stormwater Pollution Prevention Plan (SWPPP): The following is a summary of the site's erosion control measures that evaluates the typical DOE 13 elements of a SWPPP: Element 1: Mark Clearing Limits: Clearing limits have been delineated on the engineering site development plans. Element 2: Establish Construction Access: A construction access has been delineated on the engineering site development plans. Element 3: Control Flow Rates: During construction silt fencing will provide attenuation of site runoff and upon project completion and stabilization (established lawns and landscape of exposed soils). Element 4: Install Sediment Controls: Filter fabric fence has been delineated and detailed on the engineering site development plans. At a minimum, silt fence will be installed along the down gradient perimeter of the disturbed area that will receive sediment -laden runoff. Element 5: Stabilize Soils: Soils will be stabilized per the TESC notes listed on the engineering site development plans. Element 6: Protect Slopes: Exposed slopes shall be stabilized per the TESC notes listed on the engineering site development plans. Element 7: Protect Drain Inlets: Drain inlet protection will be installed on all catch basins that will receive sediment -laden runoff. See the engineering site development plans for locations and detail. Element 8: Stabilize Channels and Outlets: This element is not applicable since there are no temporary channels or outlets proposed. Element 9: Control Pollutants: Pollutants shall be managed as described in the TESC notes listed on the engineering site development plans. RAMEngineering, Inc. Bracket's Reserve RAM No. 20-024 Stormwater Site Plan Report Page E-1 Attac PLN2 Packet Pg. 232 2.1.a Element 10: Control De -Watering: Highly turbid or contaminated de -watering water shall be handled separately from stormwater. The water from all de -watering systems for trenches and foundations shall be treated or disposed prior to discharging from the site. Element 11: Maintain BMPs: BMPs shall be maintained and removed at the end of the project as follows: i. All temporary and permanent erosion and sediment control BMPs shall be inspected, maintained and repaired in accordance with the Drainage Manual or as approved or required by the City to assure continued performance of their intended function in accordance with BMP specifications. ii. The applicant may remove temporary BMPs when they are no longer needed. iii. All temporary erosion and sediment control BMPs shall be removed within 30 days after construction is completed and the City has determined that the site is stabilized. Element 12: Manage the Project: The owner of the site is responsible for managing the installation and maintenance of the site BMPs. Element 13. Protect Low Impact Development BMPs: No LID stormwater BMPs are proposed. Conclusion: The total site disturbance area of the project is greater than one acre, thus a formal Notice of Intent construction stormwater application for NPDES coverage will be made to the Department of Ecology prior to the start of construction. The final site development construction plans will include specific grading and drainage improvement notes and details. With proper installation, maintenance and inspections of the proposed construction the project should have minimal impact to the surrounding environment. RAMEngineering, Inc. Bracket's Reserve RAM No. 20-024 Stormwater Site Plan Report Page E-2 Attac PLN2 Packet Pg. 233 2.1.a F. OPERATION AND MAINTENANCE GUIDELINES: These guidelines are intended to provide operation and maintenance instructions for the project's storm drainage control facilities. The owner is responsible for maintenance of storm drainage facilities within the property (private property owner system); the owner is not responsible for maintenance within the public right-of-way (City system). Private Property Owners: Private property owners are responsible for properly maintaining the stormwater infrastructure on their property to ensure it operates as designed. The City has developed an inspection program to ensure private property owners are properly maintaining their stormwater systems. City System: City crews perform maintenance activities on the entire storm drainage system, including inspection and cleaning of catch basins, street sweeping, emergency flooding response, creek maintenance, inspection and monitoring of private stormwater detention systems. Operation and Maintenance Requirements for private property owner system: This manual is not comprehensive; although it explains the intended operation of the various components of the drainage system, and suggests a routine of inspection and maintenance, it cannot anticipate every problem. Once a historical record of maintenance is established, it may be prudent to alter the routine. It is recommended that maintenance records be kept, and that the records be reviewed periodically. Concept of Operation: The drainage design is shown and described in the site development engineering plans and report. The approved site development plans and report should be retained by the owner and used as a reference to identify stormwater BMP facilities outlined in this section. Conveyance Systems. The design objective of the storm system is to convey the large storm events without the water surface exceeding the ground elevation. Frequent overtopping of the pipe system in an area might indicate a downstream blockage. Overtopping of the drain systems at the catch -basins is an indication that maintenance is required. Along the northerly boundary of the project, a culvert has been installed under the fill embankment of the cul-de-sac to prevent stormwater from ponding uphill (east) of the cul-de-sac. This culvert will need to be maintained by the homeowners of Brackets Reserve. This culvert shall be inspected regularly to make sure there are blockages, siltation and/or scouring at the intake or outlet of the culvert. The following pages outline standard general maintenance criteria for the project's drainage facilities For additional and updated maintenance information visit the Washington State Department of Ecology's web -site at: http://www.ecy.wa.gov/programs/wq/wghome.html MAINTENANCE REQUIREMENTS ECDC Section 18.30.090 requires privately -owned stormwater management facilities, such as LID BMPs be properly maintained. The owner of the property is the responsible party for such maintenance. The system must be kept in good working order. The entire system should be inspected once per year. An improperly maintained BMP may cause private property or street flooding. Contact the City Engineering Division for maintenance information. The City may make periodic inspections of BMPs to ensure they are operating properly. ECDC Section 18.30.100 contains the enforcement provisions the City can use to ensure the system is properly maintained. RAMEngineering, Inc. Bracket's Reserve RAM No. 20-024 Stormwater Site Plan Report Attac Page F-1 PLN2 Packet Pg. 234 2.1.a No. 3 —Closed Detention Systems (Tan kslVauIts) Maintenance Defect Conditions When Maintenance is Needed Results Expected Component When Maintenance is Performed Storage Area Plugged Air Vents One-half of the cross section of a vent is Vents open and blocked at any point or the vent is damaged. functioning. Debris and Sediment Accumulated sediment depth exceeds 10% All sediment and of the diameter of the storage area for 1/2 debris removed from length of storage vault or any point depth storage area. exceeds 15% of diameter. (Example: 72-inch storage tank would require cleaning when sediment reaches depth of 7 inches for more than 1/2 length of tank.) Joints Between Any openings or voids allowing material to All joint between Tank/Pipe Section be transported into facility. tank/pipe sections (Will require engineering analysis to are sealed. determine structural stability). Tank Pipe Bent Out Any part of tank/pipe is bent out of shape Tank/pipe repaired or of Shape more than 10% of its design shape. (Review replaced to design. required by engineer to determine structural stability). Vault Structure Cracks wider than 1/2-inch and any Vault replaced or Includes Cracks in evidence of soil particles entering the repaired to design Wall, Bottom, structure through the cracks, or specifications and is Damage to Frame maintenance/inspection personnel structurally sound. andlor Top Slab determines that the vault is not structurally sound. Cracks wider than 1/2-inch at the joint of any No cracks more than inlet/outlet pipe or any evidence of soil 1/4-inch vAde at the particles entering the vault through the walls. joint of the inlet/outlet pipe. Manhole Cover Not in Place Cover is missing or only partially in place. Manhole is closed. Any open manhole requires maintenance. Locking Mechanism Mechanism cannot be opened by one Mechanism opens Not Working maintenance person with proper tools. Bolts with proper tools. into frame have less than 1/2 inch of thread (may not apply to self-locking lids). Cover Difficult to One maintenance person cannot remove lid Cover can be Remove after applying normal lifting pressure. Intent removed and is to keep cover from sealing off access to reinstalled by one maintenance. maintenance person. Ladder Rungs Unsafe Ladder is unsafe due to missing rungs, Ladder meets design misalignment, not securely attached to standards. Allows structure wall, rust, or cracks. maintenance person safe access. Catch Basins See "Catch Basins" See "Catch Basins" (No. 5). See "Catch Basins" (No. 5) (No. 5). Volume V — Runoff Treatment BMPs December 2014 4-36 RAM 7gineering, Inc. Bracket's Reserve RAM No. 20-024 Stormwater Site Plan Report Attac Page F-2 PLN2 Packet Pg. 235 2.1.a No. 4 — Control Structure/Flow Restrictor Maintenance Defect Condition When Maintenance is Needed Results Expected Component When Maintenance is Performed General Trash and Debris Material exceeds 25% of sump depth or 1 Control structure (Includes Sediment) foot below orifice plate. orifice is not blocked. All trash and debris removed. Structural Damage Structure is not securely attached to Structure securely manhole wall. attached to wall and outlet pipe. Structure is not in upright position (allow up Structure in correct to 10% from plumb). position. Connections to outlet pipe are not watertight Connections to outlet and show signs of rust. pipe are water tight; structure repaired or replaced and works as designed. Any holes --other than designed holes --in the Structure has no structure. holes other than designed holes. Cleanout Gate Damaged or Missing Cleanout gate is not watertight or is missing. Gate is watertight and works as designed. Gate cannot be moved up and down by one Gate moves up and maintenance person. down easily and is watertight. Chain/rod leading to gate is missing or Chain is in place and damaged. works as designed. Gate is rusted over 50% of its surface area. Gate is repaired or replaced to meet design standards. Orifice Plate Damaged or Missing Control device is not working properly due to Plate is in place and missing, out of place, or bent orifice plate. works as designed. Obstructions Any trash, debris, sediment, or vegetation Plate is free of all blocking the plate. obstructions and works as designed. Overflow Pipe Obstructions Any trash or debris blocking (or having the Pipe is free of all potential of blocking) the overflow pipe. obstructions and works as designed. Manhole See "Closed See "Closed Detention Systems' (No. 3). See "Closed Detention Systems" Detention Systems' (No. 3). (No. 3). [C�hsin See "Catch Basins' See "Catch Basins' (No. 5). See "Catch Basins' (No. 5). (No. 5). Volume V — Runoff Treatment BMPs December 2014 4-37 RAM 'Engineering, Inc. Bracket's Reserve RAM No. 20-024 Stormwater Site Plan Report Attac Page F-3 PLN2 Packet Pg. 236 2.1.a No. 5 — Catch Basins Maintenance Defect Conditions When Maintenance is Needed Results Expected When Component Maintenance is performed General Trash & Trash or debris which is located immediately No Trash or debris located Debris in front of the catch basin opening or is immediately in front of blocking inletting capacity of the basin by catch basin or on grate more than 10%. opening. Trash or debris (in the basin) that exceeds 60 No trash or debris in the percent of the sump depth as measured from catch basin. the bottom of basin to invert of the lowest pipe into or out of the basin, but in no case less than a minimum of six inches clearance from the debris surface to the invert of the lowest pipe. Trash or debris in any inlet or outlet pipe Inlet and outlet pipes free blocking more than 1/3 of its height. of trash or debris. Dead animals or vegetation that could No dead animals or generate odors that could cause complaints vegetation present within or dangerous gases (e.g., methane). the catch basin. Sediment Sediment (in the basin) that exceeds 60 No sediment in the catch percent of the sump depth as measured from basin the bottom of basin to invert of the lowest pipe into or out of the basin, but in no case less than a minimum of 6 inches clearance from the sediment surface to the invert of the lowest pipe. Structure Top slab has holes larger than 2 square Top slab is free of holes Damage to inches or cracks wider than 1/4 inch and cracks. Frame and/or Top Slab (Intent is to make sure no material is running into basin). Frame not sitting flush on top slab, i.e., Frame is sitting flush on separation of more than 3/4 inch of the frame the riser rings or top slab from the top slab. Frame not securely and firmly attached. attached Fractures or Maintenance person judges that structure is Basin replaced or repaired Cracks in unsound. to design standards. Basin Walls/ Bottom Grout fillet has separated or cracked wider Pipe is regrouted and than 1/2 inch and longer than 1 foot at the secure at basin wall. joint of any inlettoutlet pipe or any evidence of soil particles entering catch basin through cracks. Settlement/ If failure of basin has created a safety, Basin replaced or repaired Misalignment function, or design problem. to design standards. Vegetation Vegetation growing across and blocking more No vegetation blocking than 10% of the basin opening. opening to basin. Vegetation growing in inlettoutlet pipe joints No vegetation or root that is more than six inches tall and less than growth present. six inches apart. Contamination See "Detention Ponds" (No. 1). No pollution present. and Pollution Volume V Runoff TreotmentBMPsDecember 2014 4- 38 RAM Engineering, Inc. Bracket's Reserve RAM No. 20-024 Stormwater Site Plan Report Attac Page F-4 PLN2 Packet Pg. 237 2.1.a No. 5 — Catch Basins Maintenance Defect Conditions When Maintenance is Needed Results Expected When Component Maintenance is performed Catch Basin Cover Not in Cover is missing or only partially in place. Catch basin cover is Cover Place Any open catch basin requires maintenance. closed Locking Mechanism cannot be opened by one Mechanism opens with Mechanism maintenance person with proper tools. Bolts proper tools. Not Working into frame have less than V2 inch of thread. Cover Difficult One maintenance person cannot remove lid Cover can be removed by to Remove after applying normal lifting pressure. one maintenance person. (Intent is keep cover from sealing off access to maintenance.) Ladder Ladder Rungs Ladder is unsafe due to missing rungs, not Ladder meets design Unsafe securely attached to basin wall, standards and allows misalignment, rust, cracks, or sharp edges. maintenance person safe access. Metal Grates Grate opening Grate with opening wider than 7/8 inch. Grate opening meets (If Applicable) Unsafe design standards. Trash and Trash and debris that is blocking more than Grate free of trash and Debris 20% of grate surface inletting capacity. debris. Damaged or Grate missing or broken member(s) of the Grate is in place and Missing. grate. meets design standards. No. 6 — Debris Barriers (e.g., Trash Racks) Maintenance Defect Condition When Maintenance is Results Expected When Components Needed Maintenance is Performed General Trash and Trash or debris that is plugging more Barrier cleared to design flow Debris than 20% of the openings in the barrier. capacity. Metal Damaged/ Bars are bent out of shape more than 3 Bars in place with no bends more Missing inches. than 3/4 inch. Bars. Bars are missing or entire barrier Bars in place according to design. missing. Bars are loose and rust is causing 50% Barrier replaced or repaired to deterioration to any part of barrier. design standards. Inlet/Outlet Debris barrier missing or not attached to Barrier firmly attached to pipe Pipe pipe Volume V— Runoff Treatment BMPs December2014 4- 39 RAM ngineering, Inc. Bracket's Reserve RAM No. 20-024 Stormwater Site Plan Report Attac Page F-5 PLN2 Packet Pg. 238 2.1.a 0 Oldcastle Infrastructure°" ACRHCOMPANY � a 4 ink] 11 a 14 9 4 551, nspection and Maintenance Guide 0 0 Water RAMEngineering, Inc. Bracket's Reserve RAM No. 20-024 Stormwater Site Plan Report Attac Page F-6 PLN2 Packet Pg. 239 2.1.a PerkFilter"' Media Filtration System Description The PerkFilter is a stormwater treatment device used to remove pollutants from urban runoff. Impervious surfaces and other urban and suburban landscapes generate a variety of contaminants that can enter stormwater and pollute downstream receiving waters. The PerkFilter is a media -filled cartridge filtration device designed to capture and retain sediment, gross solids, metals, nutrients, hydrocarbons, and trash and debris. As with any stormwater treatment system, the PerkFilter requires periodic maintenance to sustain optimum system performance. Function The PerkFilter is a water quality treatment system consisting of three chambers: an inlet chamber, a filter cartridge treatment chamber, and an outlet chamber (Figure 1). Stormwater runoff enters the inlet chamber through an inlet pipe, curb opening, or grated inlet. Gross solids are settled out, and floating trash and debris are trapped in the inlet chamber. Pretreated flow is then directed to the treatment chamber through an opening in the baffle wall between the inlet chamber and treatment chamber. The treatment chamber contains media -filled filter cartridges (Figure 2) that use physical and chemical processes to remove pollutants. During a storm event, runoff pools in the treatment chamber before passing radially through the cylindrical cartridges from the outside surface, through the media for treatment, and into the center of the cartridge. At the center of the cartridge is a center tube assembly designed to distribute the hydraulic load evenly across the surface of the filter cartridge and control the treatment flow rate. The center tube assembly discharges treated flow through the false floor and into the outlet chamber. A draindown feature built into each cartridge allows the treatment chamber to dewater between storm events. Precast concrete vault Inlet chamber Inlet pipe Bypass assembly Filter cartridge treatment chamber Concrete false floor Figure 1. Schematic of the PerkFilter system. ccess covers Outlet hood Outlet pipe Outlet chamber RAMEngineering, Inc. Bracket's Reserve RAM No. 20-024 Stormwater Site Plan Report Attac Page F-7 PLN2 Packet Pg. 240 2.1.a All PerkFilter systems include a high -flow bypass assembly to divert flow exceeding the treatment capacity of the filter cartridges around the treatment chamber. The bypass assembly routes peak flow from the inlet chamber directly to the outlet chamber, bypassing the treatment chamber to prevent sediment and other captured pollutants from being scoured and re -entrained by high flow. Treated flow and bypass flow merge in the outlet chamber for discharge by a single outlet pipe. Vent tube Outer media to Center tube assembly Inner media la Outer screen Connection to outlet chamber (with draindown) Figure 2. Schematic of PerkFilter cartridge. Configuration The PerkFilter structure may consist of a vault, manhole, or catch basin configuration. Catch basin units may be fabricated from concrete or steel. Internal components including the PerkFilter cartridges are manufactured from durable plastic and stainless steel components and hardware. All cartridges are 18 inches in diameter and are available in two heights: 12-inch and 18-inch. Cartridges may be used alone or may be stacked (Figure 3) to provide 24-inch and 30-inch combinations. The capacity of each cartridge or cartridge combination is dictated by the allowable operating rate of the media and the outer surface area of the cartridge. Thus, taller cartridges have greater treatment capacity than shorter cartridges, but they also require more hydraulic drop across the system. Cartridges may be filled with a wide variety of media but the standard mix is composed of zeolite, perlite and carbon (ZPC). Access to an installed PerkFilter system is typically provided by ductile iron castings or hatch covers. The location and number of access appurtenances is dependent on the size and configuration of the system. RAMEngineering, Inc. Bracket's Reserve RAM No. 20-024 Stormwater Site Plan Report Attaci. Page F-8 PLN2 Packet Pg. 241 2.1.a Vent tube (4"dia.) Top stacked cartridge inner interconnector coupling (2" dia.) Outer interconnector coupling (4" dia.) or bottom stacked cartridge ?ne bottom cap Slip coupler (2" dia.) Figure 3. Schematic of stacked cartridges and connector components. RAM 7gineering, Inc. Bracket's Reserve RAM No. 20-024 Stormwater Site Plan Report Attac Page F-9 PLN2 Packet Pg. 242 2.1.a Maintenance Overview State and local regulations require all stormwater management systems to be inspected on a periodic basis and maintained as necessary to ensure performance and protect downstream receiving waters. Maintenance prevents excessive pollutant buildup that can limit system performance by reducing the operating capacity and increasing the potential for scouring of pollutants during periods of high flow. Inspection and Maintenance Frequency The PerkFilter should be inspected on a periodic basis, typically twice per year, and maintained as required. Initially, inspections of a new system should be conducted more frequently to help establish an appropriate site - specific inspection frequency. The maintenance frequency will be driven by the amount of runoff and pollutant loading encountered by a given system. In most cases, the optimum maintenance interval will be one to three years. Inspection and maintenance activities should be performed only during dry weather periods. Inspection Equipment The following equipment is helpful when conducting PerkFilter inspections: • Recording device (pen and paper form, voice recorder, Pad, etc.) • Suitable clothing (appropriate footwear, gloves, hardhat, safety glasses, etc.) • Traffic control equipment (cones, barricades, signage, flagging, etc.) • Socket and wrench for bolt -down access covers • Manhole hook or pry bar • Flashlight • Tape measure • Measuring stick or sludge sampler • Long -handled net (optional) Inspection Procedures PerkFilter inspections are visual and may be conducted from the ground surface without entering the unit. To complete an inspection, safety measures including traffic control should be deployed before the access covers are removed. Once the covers have been removed, the following items should be checked and recorded (see form provided at the end of this document) to determine whether maintenance is required: • Inspect the internal components and note whether there are any broken or missing parts. In the unlikely event that internal parts are broken or missing, contact Oldcastle Infrastructure at (800) 579-8819 to determine appropriate corrective action. • Note whether the inlet pipe is blocked or obstructed. The outlet pipe is covered by a removable outlet hood and cannot be observed without entering the unit. • Observe, quantify and record the accumulation of floating trash and debris in the inlet chamber. The significance of accumulated floating trash and debris is a matter of judgment. A long -handled net may be used to retrieve the bulk of trash and debris at the time of inspection if full maintenance due to accumulation of floating oils or settled sediment is not yet warranted. RAMEngineering, Inc. Bracket's Reserve RAM No. 20-024 Stormwater Site Plan Report Attac Page F-10 PLN2 Packet Pg. 243 2.1.a • Observe, quantify and record the accumulation of oils in the inlet chamber. The significance of accumulated floating oils is a matter of judgment. However, if there is evidence of an oil or fuel spill, immediate maintenance by appropriate certified personnel is warranted. • Observe, quantify and record the average accumulation of sediment in the inlet chamber and treatment chamber. A calibrated dipstick, tape measure, or sludge sampler may be used to determine the amount of accumulated sediment in each chamber. The depth of sediment may be determined by calculating the difference between the measurement from the rim of the PerkFilter to the top of the accumulated sediment, and the measurement from the rim of the PerkFilter to the bottom of the PerkFilter structure. Finding the top of the accumulated sediment below standing watertakes some practice and a light touch, but increased resistance as the measuring device is lowered toward the bottom of the unit indicates the top of the accumulated sediment. • Finally, observe, quantify and record the amount of standing water in the treatment chamber around the cartridges. If standing water is present, do not include the depth of sediment that may have settled out below the standing water in the measurement. Maintenance Triggers Maintenance should be scheduled if any of the following conditions are identified during the inspection • Internal components are broken or missing. • Inlet piping is obstructed. • The accumulation of floating trash and debris that cannot be retrieved with a net and/or oil in the inlet chamber is significant. • There is more than 6" of accumulated sediment in the inlet chamber. • There is more than 4" of accumulated sediment in the treatment chamber. • There is more than 4" of standing water in the treatment chamber more than 24 hours after end of rain event. • A hazardous material release (e.g. automotive fluids) is observed or reported. • The system has not been maintained for 3 years (wet climates) to 5 years (dry climates). Maintenance Equipment The following equipment is helpful when conducting PerkFilter maintenance: • Suitable clothing (appropriate footwear, gloves, hardhat, safety glasses, etc.) • Traffic control equipment (cones, barricades, signage, flagging, etc.) • Socket and wrench for bolt -down access covers • Manhole hook or pry bar • Confined space entry equipment, if needed • Flashlight • Tape measure • 9/16" socket and wrench to remove hold-down struts and filter cartridge tops • Replacement filter cartridges • Vacuum truck with water supply and water jet Contact Oldcastle Infrastructure at (800) 579-8819 for replacement filter cartridges. A lead time of four weeks is recommended. RAMEngineering, Inc. Bracket's Reserve RAM No. 20-024 Stormwater Site Plan Report Attaci. Page F-11 PLN2 Packet Pg. 244 2.1.a Maintenance Procedures Maintenance should be conducted during dry weather when no flow is entering the system. Confined space entry is necessary to maintain vault and manhole PerkFilter configurations. Only personnel that are OSHA Confined Space Entry trained and certified may enter underground structures. Confined space entry is not required for catch basin PerkFilter configurations. Once safety measures such as traffic control are deployed, the access covers may be removed and the following activities may be conducted to complete maintenance: • Remove floating trash, debris and oils from the water surface in the inlet chamber using the extension nozzle on the end of the boom hose of the vacuum truck. Continue using the vacuum truck to completely dewater the inlet chamber and evacuate all accumulated sediment from the inlet chamber. Some jetting may be required to fully remove sediment. The inlet chamber does not need to be refilled with water after maintenance is complete. The system will fill with water when the next storm event occurs. • Remove the hold-down strut from each row of filter cartridges and then remove the top of each cartridge (the top is held on by four 9/16" bolts) and use the vacuum truck to evacuate the spent media. When empty, the spent cartridges may be easily lifted off their slip couplers and removed from the vault. The couplers may be left inserted into couplings cast into the false floor to prevent sediment and debris from being washed into the outlet chamber during washdown. • Once all the spent cartridges have been removed from the structure, the vacuum truck may be used to evacuate all accumulated sediment from the treatment chamber. Some jetting may be required to fully remove sediment. Take care not to wash sediment and debris through the openings in the false floor and into the outlet chamber. All material removed from the PerkFilter during maintenance including the spent media must be disposed of in accordance with local, state, and/or federal regulations. In most cases, the material may be handled in the same manner as disposal of material removed from sumped catch basins or manholes. • Place a fresh cartridge in each cartridge position using the existing slip couplers and urethane bottom caps. If the vault is equipped with stacked cartridges, the existing outer and inner interconnector couplers must be used between the stacked cartridges to provide hydraulic connection. Transfer the existing vent tubes from the spent cartridges to the fresh cartridges. Finally, refit the struts to hold the fresh cartridges in place. • Securely replace access covers, as appropriate. • Make arrangements to return the empty spent cartridges to Oldcastle Infrastructure. RAMEngineering, Inc. Bracket's Reserve RAM No. 20-024 Stormwater Site Plan Report Attac Page F-12 PLN2 Packet Pg. 245 2.1.a PerkFilter Inspection and Maintenance Log Location Structure Configuration and Size: Inspection Date ❑ Vault feet x feet ❑ Manhole feet diameter ❑ Catch Basin feet x feet Number and Height of Cartridge Stacks: Media Type: Count each ❑l2" ❑ 18" ❑ 24" ❑ 30" ❑ ZPC ❑ Perlite ❑ Other Condition of Internal Components Notes: ❑ Good ❑ Damaged ❑ Missing Inlet or Outlet Blockage or Obstruction Notes: ❑ Yes ❑ No Floating Trash and Debris Notes: ❑ Significant ❑ Not Significant Floating Oils Notes: ❑ Significant ❑ Not Significant ❑ Spill Sediment Depth in Inlet Chamber Notes: ❑ Inches of Sediment: Sediment Depth in Treatment Chamber Notes: ❑ Inches of Sediment: Standing Water in Treatment Chamber Notes: ❑ Inches of Standing Water: Maintenance Required ❑ Yes - Schedule Maintenance ❑ No - Inspect Again in Months RAM ngineering, Inc. Bracket's Reserve RAM No. 20-024 Stormwater Site Plan Report Attac Page F-13 PLN2 Packet Pg. 246 2.1.a PERKFILTER TM OUR MARKETS 1 1 I 1 BUILDING COMMUNICATIONS ENERGY TRANSPORTATION STRUCTURES WATER 0.Oldcastle Infrastructure 800-57 dcastleinfrastructure.com Owater A CAH COMPANY 00-579-8819 February 2019 v.1 RAMEngineering, Inc. Bracket's Reserve RAM No. 20-024 Stormwater Site Plan Report Attac Page F-14 PLN2 Packet Pg. 247 2.1.a ENGINEERING, INC. Civil Engineering /Land Planning a� �L m d IL c� IL m c E L a a� m N r t,1 L m d z L O Q. d L m 4+ cn ti M O O N O N Z J a c m E z m Q Attac PLN2 Packet Pg. 248 I 2.1.a I LEGAL DESCRIPTION PARCEL A: THE SOUTH 100 FEET OF LOTS 4 AND 5, BLOCK 12, HANBURY'S SOUND VIEW TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 7 OF PLATS, PAGE 20 RECORDS OF SNOHOMISH COUNTY. TOGETHER WITH THAT PORTION OF VACATED WEST BOULEVARD LYING ADJACENT TO SAID SOUTH 100 FEET OF LOT 5, BLOCK 12 AS CONVEYED BY THAT DEED UNDER AUD/TORS FILE NO. 9008170139 RECORDS OF SNOHOMISH COUNTY. SITUATE /N THE COUNTY OF SNOHOMISH, STATE OF WASHINGTON PARCEL B: LOTS 3, 4 AND 5, BLOCK 13, HANBURY'S SOUND VIEW TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 7 OF PLATS, PAGE 20 RECORDS OF SNOHOMISH COUNTY. TOGETHER WITH THAT PORTION OF VACATED WEST BOULEVARD LYING ADJACENT TO SAID NORTH 100 FEET OF LOT 5, BLOCK 13 AS CONVEYED BY THAT DEED UNDER AUDITORS FILE NO. 9008170139 RECORDS OF SNOHOMISH COUNTY. ALSO TOGETHER WITH THAT PORTION OF VACATED WEST BOULEVARD AS WOULD ATTACH BY OPERATION OF LAW EXCEPT ANY PORTION LYING ADJACENT TO THE NORTH 100 FEET OF SAID LOT 5, BLOCK 13. EXCEPT THEREFROM THE EAST 25 FEET OF SAID LOT J. SITUATE /N THE COUNTY OF SNOHOMISH, STATE OF WASHINGTON BASIS OF BEARINGS HELD A BEARING OF NORTH 8945'00" EAST ALONG THE MONUMENTED CENTERLINE OF 240TH ST SW PER PLAT OF EDMUNDS HIGHLANDS. HORIZONTAL DATUM NAD '83/'07 PER SNOHOMISH COUNTY MONUMENT DESIGNATION 1379 AT THE SOUTHWEST CORNER OF SECTION 31, TOWNSHIP 27 NORTH, RANGE 4 EAST, W.M VERTICAL DATUM NAVD '88 AS VERIFIED TO SNOHOMISH COUNTY CONTROL POINT 25. _Q�BENCH MARK ORIGINATING BENCHMARK SNOHOMISH COUNTY CONTROL POINT 25 FOUND INVERTED NAIL IN CONCRETE MONUMENT DOWN 1. 0' IN CASE AT THE CENTERLINE OF 236TH ST SW AT THE INTERSECTION WITH 92ND AVE W. ELEVA TION: 442.74' IBM A' AT FOUND 'X' IN 1-1/2" BRASS DISK STAMPED "WSI 16916" IN 4'X4" CONCRETE MONUMENT DOWN 0. 4' IN CASE LOCATED AT THE INTERSECTION OF 240TH ST SW & 92ND AVE W. ELEVA TION. 429. 50' IBM B' AT FOUND X' IN 1 3/4" BRASS DISK /N 4'X4" CONCRETE MONUMENT DOWN 0.3' IN CASE LOCATED AT THE CENTERLINE RIGHT-OF-WAY FOR 240TH ST SW, SOUTH OF HOUSE NO. 9019. ELEVA TION. 455. 40' FIRE PROTECTION NOTES 1. ALL HOUSES WITHIN SHORT PLAT OVER 3, 000 SF WILL BE REQUIRED TO HAVE 13D TYPE SPRINKLER SYSTEMS. 2. "NO PARKING - FIRE LANE" SIGNS SHALL BE INSTALLED AROUND CUL-DE-SAC AT 50' O.C. PROJECT CLASSIFICATION PROJECT CLASSIFICATION: CATEGORY 2 EDMONDS WATERSHED BASIN: EDMONDS WAY STORMWATER BMPS: DETENTION PIPE POST CONSTRUCTION SOIL AMENDMENT (T5.13) CONSTRUCTION NOTE APPLICANT SHALL REPAIR/RELACE ALL DAMAGE TO UTILITIES OR FRONTAGE IMPROVEMENTS IN CITY RIGHT-OF-WAY PER CITY STANDARDS THAT IS CAUSED OR OCCURS DURING THE PERM/TIED PROJECT. UTILITY NOTE ALL NEW UTILITIES ARE REQUIRED TO BE INSTALLED UNDERGROUND. SE1/4, SEC 31, TWP 27N, RGE 4E, W.M. BRACKET'S RESERVE N PRELIMINARY ENGINEERING PLANS I BLOCK 12 HANBURY'S SOUND VIEW TRACTS V, 7 / PG,20 LOT 5"-5"-,,\ I LOT 4 tea• 455 --------------444--\ ` N 8943QC E \ `- — VILLAGER /,' It.Of \\ \ \ �-r 'S 1� TRACT 999 \, \� 1 ` �`\ o REC. NO. 8112285001 1 i I , / �� ,� OPEN SPACE / �cb /' 30,164 SF \\\ \\ ,1 It \ \ \` --- � I I I — N 89 45'00" E 83.71' / It i \`� ���,, Imo` — \�� `'s. _ ;_ ,1 ` '� If o \ ` \ I \ `\ `�� \ \ _1 i--6 i '' I TRACT 998 l \ It \— — — — — — — — — — — 8 ` ►I 4 `I�\' \` \ \\ I 1 ��`------------ I III` 1----1--�-- 1 EDMONDS `� \ `\ \\ \ `\ `. l�---------� 1 \�------- SCHOOL DISTRICT 75 o \ `\ i I i i \ I \► \\ \ I ' I I— c 1 1 �`\ ►, 1 i i II i II \\\ �`� `\, 9 I Q III 1 1 I 4 \ \\ 1 O I / I \ \ 1 11 1% I O 1 O 1 I , , 1 \ I 1 —I , I 1\ III 1 t `I _ _ _ I_ — J n EDMUNDS HIGHLANDS I 1 iI I I ---J L—L---- I ' REC. NO. 2004041125344 ,---L--- �I o ' i i�li i \I 1\► \ i `► `\ i I - III I \ ` \ \ I i o *D Z 3 �► I I III I 1 l ; ii l i li i 1I i / I i I III --�--- �\— --- 1TJ — — — — — — — — — r------I i i i l /l ill i i I i i l i l i i_ �1- - - I`IIiI 1 i �\ \ 2 i 2 \\I \I III-------- I L--------r-J - 01 2011 I m' I - ----T_ I --- ` ` --------- ------ - L \f --- ---_ —��� \� — 12' 12' III 1 I �I i I look ------ --- N \ \ _ TRACT 998 \ \ I I 1 I 1 n OPEN SPACE / DETENTION O-------------------------- -------------- _-----` --- _ J L — --I — — — — — ----------------- I/ --/----------- � I 294.04' I \ I I — — — —ja :�94.63' \`� 127.14' , I N89°45'00"E 321.77' --------}--- — / rl- - \ ---- --��------� — \ \------T---� \ / `--� 240TH ST SW ELEV.=455.40 IBM A' FOUND X IN l l/2 BRASS DISK Q I ELEV.=429FOUND YIN 1 3/4" BRASS STAMPED "WS1 16916" IN 4"X4" .50' CONCRETE MONUMENT DOWN 0.4' DISK IN 4'X4" CONCRETE 'X' CASE 0.08'W. OF SECTION LINE N FOUND IN 1 3/4" MONUMENT DOWN 0.3' IN CASE. IN IN CAE 020) N BRASS DISK IN 4'X4" (1110612020) CONCRETE MONUMENT DOWN 0.3' IN CASE. (1110612020) 141.02' RAM ENGINEERING, INC. Civil Engineering / Land Planning 16531 13TH AVE W, SUITE A108 LYNNWOOD, WA 98037 PHONE: (425) 678-6960 WWW.RAMENGINEERINGINC.COM VICINITY MAP 2 W NOT TO SCALE CL p U U W O Z O O 0 U W CL W 5 C, � N�L_Lj O SCALE: 1 " = 30' 0 15 30 60 Z PROJECT TEAM OWNER LANDSCAPE UNIQUE HEIRLOOM ART REVOCABLE TRUST CRAMER DESIGN CONSULTANTS, INC. 9029 240TH ST SW 1909 242ND ST SE EDMONDS, WA 98026 BOTHELL, WA 98012 (00463301300400) (425) 241-6258 CONTACT: GAYLE CRAMER APPLICANT CDCLSA@FRONT/ER. COM PACIFIC RIDGE - DRH, LLC 17921 BOTHELL-EVERETT HWY,, SUITE 100 GEOTECHN/CAL BOTHELL, WA 98012 (425) 438-8444 CONTACT.- JOHN M/RANTE JVM/RANTE@PACIFICRIDGEHOMES. COM CIVIL ENGINEER RAM ENGINEERING, INC. 16531 13TH AVE W, SUITE A 108 L YNNWOOD, WA 98037 (425) 678-6960 CONTACT.- ROB L. LONG, PE ROBL @RAMENG/NEER/NG/NC. COM SURVEYOR AXIS SURVEY & MAPPING 15241 NE 90TH ST REDMOND, WA 98052 (425) 823-5700 CONTACT- TRAVIS BRADLEY, PLS IRA VIS@AXISMAP. COM EARTH SOLUTIONS NW, LLC 1805 136 TH PL NE, SUITE 201 BELLEVUE, WA 98005 (425) 284-3300 CONTACT. HENRY WRIGHT, PE HENRY. WRIGHTOEARTHSOLUTIONSNW. COM ARBORIST SHOFFNER CONSUL TING 14515 NORTH CREEK DRIVE A209 MILL CREEK, WA 98012 (206) 755-9407 CONTACT. TONY SHOFFNER TON Y@TON YSHOFFNER. COM SITE DATA SITE ADDRESS. • 9125 240TH ST SW, EDMONDS, WA 98026 9109 240TH ST SW, EDMONDS, WA 98026 9105 240TH ST SW, EDMONDS, WA 98026 TAX ACCOUNT NUMBER(5): 00463301300400, 00463301300301, 00463301300303, 00463JO120040J AGENCIES/UTILITIES JURISDICTION CITY OF EDMONDS STORM DISTRICT CITY OF EDMONDS WATER DISTRICT OLYMPIC WEW WATER & SEWER DISTRICT SEWER DISTRICT OLYMPIC WEW WATER & SEWER DISTRICT SCHOOL DISTRICT EDMONDS SCHOOL DISTRICT NO. 15 FIRE DISTRICT SNOHOMISH COUNTY FIRE DISTRICT NO. 1 TELEPHONE Z/PLEY ELECTRICAL SNOHOMISH COUNTY PUD NO. 1 GAS PSE GARBAGE REPUBLIC SERVICE SHEET INDEX CITY OF EDMONDS 1 CV-01 COVER SHEET 2 TP-01 PRELIMINARY CLEARING, GRADING & TESC PLAN 3 UP-01 PRELIMINARY ROAD & UTILITY PLAN Know whars below. Call before you dig, Q W 44 �OF L. WAS-4V, d 38608CL! �a� CISTERF'9 \SSIO>\re 1.�� ROB L. LONG, PE DRAWN BY.• MIKE MORRIS ISSUE DA TE.• SCALE.• 6111121 AS NOTED JOB NO: SHEET 20-024 CV-01 SHT / OF 3 AttachmeC Packet Pg. 249 -0031 et•`a��-^ru',3� k. -0`�.1� ITV ... . j i_ - _,�. IM W' TOX468.5 �= `ALL ONSITE IMPROVEMENTS TO BE • • • r m� ' T I I I BLOCK 12 HANBURVS SOUND VIEW TRACTS V, 71 PG,20 LJ �� �5 LOT 4g GS7011 SE1/4, SEC 31, TWP 27N, RGE 4E, W,M, 0 LOCK & LOAD RETAINING WALL VILLAGER REC, NO. 8112285001 5 TOPTOP 4 TOE 450.0 EX HOgSE T,6 1T/7i, BE IwoVEb / Tl i I C� SE 45 4 i I YY � � I �- \`I rA_ i456 \ �— II I I I\\\ \ 1\\ 1\I \11 o III\I L TOP 457. 1 — 1 T 4 _ TOE \ EX FEES TO B� \ 1 REMQVED (7"YP) ; 1 - I I 1 \\ _ L1 � SOP 45 . 1 11 1 �n'56_ �F54. r ---- I F �� CONIC BLOCK III,GAINING WALL f III I I SE\ 453. ` I 1 \ I _ TAR 454.2 \ — \\ TOP Tots\ 6 \ TaE 9 I \ I , � TOE 4�3� — eON BLOCK -F — RETAINING WALL (FILL — 3' MAX HEIGHT) TRACT 998 TOP 45-0 TOE452.0 TOP 457.5 �z1 4 \ \ TOE 454.5 J \ SIL T FENCE (TYP) ---- EDMUNDS HIGHLANDS REC. NO. 200404125344 TOP 458.0 3.8 TOE 454.2 3 PROPOSED CUT ROCKER Y 7P 46� " lA ' / ' ?T�••"�iTt =__ _ ;I1II�:� O. 46006.9 AMR IFFA WA i�.�I/I%�� �%�C'�-,•,:,`,, III � - - -- 00 II VV TI 51io, CB PROTECTION (TYP) 240TH ST SW TEMPORAR CONSTRUCTION EN IRA N CE SCALE: 1 " = 30' 0 15 30 60 TREE LEGEND 0 EXISTING TREE TO BE REMOVED DRIP LINE 7; / EXISTING TREE TO REMAIN TREE PROTECTION FENCING (LIMITS OF DISTURBANCE) MAD/NG QUANTITIES CUT FILL ±24, 000 CY f2, 000 CY CONSTRUCT/ON SEQUENCE 1. SCHEDULE A PRE -CONSTRUCTION MEETING WITH CITY ENGINEERING DIVISION AT 425-771-0220, EXT. 1326. TWO DAY (48 HR) NOTICE IS REQUIRED. 2. REVIEW TEMPORARY EROSION AND SEDIMENT CONTROL NOTES. J. CALL FOR UTILITY LOCATES. 4. INSTALL TESC MEASURES AND MAINTAIN DUST CONTROL WHILE PREVENTING DISTURBANCE OF ANY AREAS OF VEGETATION OUTSIDE THE CONSTRUCTION ZONE. 5. HAVE EROSION CONTROL MEASURES INSPECTED BY CITY OF EDMONDS CITY ENGINEERING INSPECTOR. ALL TEMPORARY SEDIMENTATION AND EROSION CONTROL MEASURES MUST BE IN PLACE AND INSPECTED PRIOR TO ANY CONSTRUCTION OR SITE CLEARING. EROSION AND SEDIMENTATION CONTROL PRACTICES AND/OR DEVICES SHALL BE MAINTAINED UNTIL PERMANENT VEGETATION IS ESTABLISHED. 6. DEMOLISH EXISTING STRUCTURES. 7. ROUGH GRADE SITE AS REQUIRED TO INSTALL DRAINAGE FEATURES. 8. CLEAR, GRUB & ROUGH GRADE SITE. REVEGETATE DISTURBED AREAS NOT SUBJECT TO ADDITIONAL SURFACE DISTURBANCE IMMEDIATELY AFTER ROUGH GRADING. (OTHER EXPOSED AREAS SHALL BE STABILIZED PER EROSION CONTROL NOTES BELOW) 9. INSTALL UTILITIES AND OTHER SITE IMPROVEMENTS, INCLUDING FRONTAGE IMPROVEMENTS. 10. STABILIZE AND COMPOST AMEND ALL EXPOSED SOILS PRIOR TO REVEGETA TION OF ENTIRE S1 TE. 11. ESTABLISH LANDSCAPING AND PERMANENT VEGETATION. ALL TEMPORARY EROSION CONTROL MEASURES SHALL BE REMOVED UPON FINAL SITE STABILIZATION AND APPROVAL BY CITY INSPECTOR. Inow whars below. Cal before you 2.1.a RAM ENGINEERING, INC. Civil Engineering I Land Planning 16531 13TH AVE W, SUITE A108 LYNNWOOD, WA 98037 PHONE: (425) 678-6960 WWW.RAMENGINEERINGINC.COM Ma pF WAS�f ti� coo GIs O � a W SIOVA7!;� ENGINEER. ROB L. LONG, PE DRAWN BY.• MIKE MORRIS ISSUE DA TE.• SCALE.• 6111121 AS NOTED JOB NO: 20-024 SHEET: TP-0 1 SHT 2 OF ac me Packet Pg. 250 PLN2021- 1 0 / I�I'ri II 1 �i I lvc11 1�1 TREE RE TEN TION/ I J MITI GA TION AREA i 1 TRACT 999 (CROSS -HA TCHED ARi�)I I I 1 I 1 I` `0. 11 11 1 \1 `1 1,11� i \ N \\ LOT 5 RIP RAP PAD N=289143.78 E=1266226.37 ----- RIM 449`6�3 � � N --- --- -444-- _ \777 61 BLOCK 12 HANBURY'S SOUND VIEW TRACTS V.71 PG,20 LOT 4 k6 56 .A .56 0 INTAKE DEBRIS BARRIER N=-289TT6 36- E=1266296.25 RIM 443.13 18" lE 441.00 (OUT-W) VILLAGER REC. NO. 8112285001 INSTALL "NO PARKING FIRE LANE" SIGNS 0 50' O.C. AROUND C-D-S _____ 6 -450 r PROPOSED - o' I `,--� •/ I 7, FIRE �. +t I - `14ZPRANT-- --- I SSM" 3+95.64, 8" IE 447.87 (OUT-S) \\\ \\\ \\\ \I 258'-12" SO 0 1.349 I \ \ III I 1 8 \\ x \ I O I , I APPROX LOCATION OF \\ \\ \\I \` \\\ _♦♦!I I I I I PROPOSED DRY UTILITIES �I i op I III I `I 1_ 9 � I -I o I I III i I 4 1 RRjjDDLLED ,GUI�B� I11 oil 1 F�4AM & r3RATE \ 2 40.10t200 LT I rol \ \ AA 1 I .551 - I �6 -I &, \\ �\1E'\446.25 (IN-N)� I IF 446�25 (OUT-P) I If \ \ C8 4A \ \ TTl I I I I I 1 1 I I I I III I ROLLED CURB \I 3 I 1 I j l I / I I ► I Y/0 I I I FRAME & GRA TE % \ 2+40.00, 12.O�' RT\ \ 1! R/M\\451.05 \\ - --♦- 12" l)� 446.49 (O'qT--WY I I-JVA CB 3 \ \\ \\ 124'-12" SD 0 1. 00I III TYPE 1 1 i i 1 i i i l l 1 - 1\ ROLLED C RB I \ FRAME & PRATE 1 \\ \ CS 2 1 11 1 1 1 �`�``�-i '_ I I I i 1+42.04, 1p.00' LT 12 \\ 60" PERK FILTE�t I I I 11 --' ' 1 I I RIM 440.50 1 \ 1 I ' N=288781.18 / 1 i 11 \ ' o� I 12- lE 436.00 (IN-N)1 \\ I ► 1 / E=126623Z 55 I// r _,� _ 12" lE 436. 00\ (IN-E) I\ \ 114 RIM 443.70 �� 1 I%-1----21''12" SD t I r\ I II 12" lE 436.0a'(OUI--W) I I I r 12" lE 427.40 (�N�1N).- ---- -` - - - 1 1 j j I 1 12" lE 425.70 SSMH 3 I �`�_ \\,. j- ------ '- ``. _ \\ I 1+35.00, 6.001.' LT I I 1 R/M 440.20 IM` 8" lE 432.20 rIN-N) I 1 1 �� E B DI - I I 1 TT�� �1?'+jy- • k I �,t�' lE 432.10 'OUT-W) i i 1 � � CB 3A \ \ I / ID NI�fION - UL 1=r _ti II ' - I I 25 1�NI I I I --- - - --- -- I I TYPE l SE1/4, SEC 31, TWP 27N, RGE 4E, W,M. TRACT 998 C� EDMUNDS HIGHLANDS REC, NO. 200404125344 3 2 450 1 ROLLED CURB 1 ► �- i^H I I 16i-12r E'D 0 1.679 I I _ - - / 1 I I I I I I " I- �� - / I I Rs� FRAME & GRATE EXISTING 11 1 I I I I 12".- 435.80 _ - _-� I ► 1+37.00, 12.00' RT FIRE SDMH 10043 \N` ` 97'-8" PVC 0 Q0514 _ ��- -���`\ `��� I I sr6, RIM 440.19 HYDRANT RIM 432.15 ``' \\ / �� - - ` \�� \�` �i i �I� 12 lE 436.70 (OUT-W) 440 12" lE 427.42 (E) R OVED \ .____ �' `._ - T/�N 1 \\ 12 /E 423.74 (E) NEWJN - - _--____ -- / �0 12" lE 423.74 (W) \ \ ---- - - - - -' I - \ _ - `-��' 1 - '�-_ -�p�- - - - SD- - - --- W - - - - - - - - ------ - - - - - - - W fir- ---� - - -,t-q -�-------- ---- --�-- ---I-----�------ ----, - -�---- � 40 t8 PVC 0 0.0050 1 1 ob 1 \ I I I +o0 1 t tt I - 1- 12+00 EXISTING S FIRE ��?9� S - - SS I` - -SS - SS - - - � S - \ -EX�SS - SS - \ SS � -A i li EX \ \ \ \ 1 HYDRANT- �- C'- .+------}---------�---r�-�s--��---\ \---T- ` G-� --G--- �¢36 w- \ \.\ \Z Rsr�T -1 T --- �' �R'� 240TH ST SW \���0 / R� �R�� - s SSMH 10118 430 �lM 452.30 6" CONC lE 445.85 (N) EXISTING POWER POLE APPROX LOCATION CB 6 8" CONC lE 444.77 (W) cn SSMH 2 W/STREET LIGHT TO REMAIN OF EX DRY UTILITIES TYPE / KIN l SSMH 10019 N=288764.12 RIM 428.91 E=1266162.25 8" lE 418.82 (E) RIM 442.00 8" lE 418.76 (S) 8" lE 427.03 (OUT-S) a / SSMH 1 SADDLE MANHOLE N 8+97.4 5.14' RT 0 c� RIM 43 09 8" IE 4 6.83 (IN-N) i 8" IE 426.93 (IN-E) ai 8" IE 426.83 (OUT-W) .c w �i �ct I i 0 � •E I\4 o I � „ o N N 0 co °p O �O N NO2 TYPE 11-48" 9+72.25, 13.78' LT RIM 437.10 12" IE 430.00 (IN-E) 12" lE 425.31 (IN-N) 12" IE 425.31 (OUT-W) SOLD LOC G L D 10+66.54, 16.86' LT RIM 448.00 12" lE 443.60 (IN-E) 12" lE 443.20 (OUT-W) IMPERVIOUS / FOOTING DRAIN NOTE A SEPARATE 10' MIN LENGTH DRYWELL TRENCH SHALL BE CONSTRUCTED ON EACH LOT FOR FOOTING DRAIN CONNECTION UNDER SEPARATE PERMIT. CONSTRUCTION NOTE ALL SERVICE CONNECTIONS FROM WATER METERS, SEWER STUBS AND STORM STUBS INCLUDING PERFORATED STUB -OUT CONNECTIONS AND FOOT DRAIN DRYWELLS ARE TO BUILDINGS ARE TO BE APPROVED AND INSTALLED AS PART OF THE BUILDING CONSTRUCTION PERMIT PROCESS. FIRE SPRINKLER NOTE ALL HOUSES 3,000 SF OR OVER WILL BE REQ'D TO HAVE 13D TYPE SPRINKLER SYSTEMS N SCALE. 1 " = 30' 0 15 30 60 STORM DRAIN CLEAN OUT SCHEDULE SDCO SE ELEV R/Mf /E 1 443.1 442.7 439.2 2 447.0 446.3 442.8 3 453.2 451.3 447.8 4 455.1 455.2 451.7 5 456.5 456.6 452.1 6 455.4 456.1 452.6 7 456.0 456.3 452.8 8 456.6 456.6 452.3 9 456.0 455.7 451.8 10 451.6 451.7 44&2 11 448.5 447.5 444.0 30' ROW 12' (MATCH EX WIDTH FROM EAST) 5 CONCRETE SIDEWALK PER COE STD DWG TR-531 MqX 2% o SA WCUT P LINE 2.`i; s..------------ COE STD DWG 77'=520 � \ \ \ \ \ 2" COMPACTED DEPTH HMA CL 1 \ / 4" COMPACTED DEPTH ATB 6" COMPACTED DEPTH GRAVEL BORROW OR SUITABLE SUBGRADE 240TH ST SW NOT TO SCALE ROW 40' ROW 3' 5' SIDEWALK 20' 4" COMPACTED DEPTH HMA CL 1/2"-1 6" COMPACTED DEPTH CSBC-1 COMPACTED SUBGRADE AS REQ D PER GEOTECHNICAL ENGINEER 12' ROAD A LOCAL STREET - PUBLIC 12' 20' 5' SIDEWALK 1' Z 3' ROW ROLLED CURB & GUTTER PER COE STD DTL TR-521 (TYP) HIGH PT STA: 3+54.00 -7-ilG-H-Pfi-L� _456.7Q---- � PV/ STA: 3+00.00 ----'� PVl EL: 1458.86 ` . OU, 180.00' VC / O co I O O +�6 Nm ' ' PO STA: 1+42.00f1 6i Q \ PVl EL: 439.90 1 K: 5.45 / m m W W �\VI 60.00 VEVi / + V I + \ % \\ I \\ / I � I / \ I I I \ i ----- -------- _ ROAD A SCALE: 1 "=30' H, 1 "=;i' V I� Co N o � 0) O 06 �0 06 O Q6 �0 co (Z L6 O 1�13 � _c) a- 1+00 2+00 3+00 4+00 5+00 2.1.a ENGINEERING, INC. Civil Engineering / Land Planning RAM 16531 13TH AVE W, SUITE A108 LYNNWOOD, WA 98037 PHONE: (425) 678-6960 WWW.RAMENGINEERINGINC.COM 470 z Q 460 450 Z W 440 4 430 Inow whars below. Call before you �I:z m ENGINEER: ROB L. LONG, PE DRAWN BY.' MIKE MORRIS ISSUE DA TE.• SCALE.• 6111121 AS NOTED JOB NO: 20-024 SHEET: UP-01 SHT 3 OF 3 Attac me Packet Pg. 251 PLN2021- 2.1.a Y MEMORANDUM ENGINEERING MEMO OF COMPLIANCE Date: October 15, 2021 To: Mike Clugston, Planning Division From: JoAnne Zulauf, Engineering Division Subject: PLN2019-0037, Brackets Reserve, 11 lot plat 9105 — 240t" St SW Engineering has reviewed the preliminary plat application for the Brackets Reserve property at 9015 — 24011 St SW. The information provided indicates general engineering feasibility. As part of the preliminary plat review, requirements regarding development of the adjacent public infrastructure were determined. Street Right -of -Way Dedication: Consistent with the City's Official Street Map, there are no street dedications required along the 240t" St SW property frontage. The subject property fronts on 240t" St SW, which is designated as a collector street. A public right-of-way shall be dedicated to the City of Edmonds to serve all 11 lots within the subject development. Dedication of the public right-of-way shall occur with recording of the plat Lot and Street Layout and Sidewalks: All lots shall take access from a shared private access road off 240t" St SW. The Comprehensive Sidewalk Plan map does not show a requirement for sidewalks on 240tn St SW, however, sidewalks are required per ECDC 18.90.030 within the RS-8 zone. As sidewalks have already been established on both sides of the street along this segment of 240t" St SW, sidewalks will be required as a condition of development. Improvements: Edmonds Community Development Code Chapter 18.80 establishes right-of-way and pavement widths for public and private streets. City of Edmonds Attac PLN2 Packet Pg. 252 2.1.a Public Improvements • 2401" St SW is an existing local street with a total pavement width requirement of 22-feet. The existing pavement width in the area allows for on -street parking. Should on -street parking be a design requirement for the subject plat, the pavement along the property frontage will need to be widened. Private Property Improvements: Edmonds Community Development Code (ECDC) Chapter 18.80.060 regulates the construction of driveways. Driveway slopes shall not exceed 14 percent. The current proposal indicates an access road/driveway slope of less than 14%. Please find attached the Engineering Requirements for the subject development. The applicant will be required to satisfy these requirements as a condition of plat approval. In advance of obtaining a preliminary plat determination of approval from the Planning Division, the applicant will be required to submit revised civil construction plans addressing all plat conditions. Civil plans are to be submitted electronically to the Engineering Division. The options to submit will depend on the size of the files. Listed below are the current options: 1. Digital files (25MB Max) - Email all civil construction permit documents to: engineeringpermits@edmondswa.gov 2. Large file sizes: ■ Upload files to the City's FTP site located at https://ftp.edmonds.wa.us/Iogin.html. The user name is "onlinepermits" and no password is necessary. Please label your file with the project number. Once the file has been uploaded, send an email to engineeringpermits@edmondswa.gov to let staff know the documents have been submitted. ■ Send us a link to engineeringpermits@edmondswa.gov to download documents from your own hosted site. Contact us at engineeringpermits@edmondswa.gov to discuss other options if those listed above are not feasible. A civil plan review fee is to be paid at the time of submittal. Currently the civil construction plan review fee for plats is $4670. Please call 425-771-0220 and reference file number PLN2021-0037 to pay the applicable fee. Please note, due to the current closure of City Hall, the 3% credit card transaction fee is being waived. The following information is provided to assist with the civil construction plan review process: 1) All easements encumbering and/or benefiting the subject property shall be shown and recording numbers or other approval documentation referenced as applicable for the current phases of the proects. Attac PLN2 Packet Pg. 253 2.1.a 2) Civil plan sheets shall include an approval block similar to that provided on the City website. 3) Olympic View Water and Sewer District shall have their own approval block on pages specific to their review and approval. The applicant will be required to obtain approval from OVWSD and provide signed plans to the city. Thank you. Attac PLN2 Packet Pg. 254 2.1.a CITY OF EDMONDS 121 - 5TH AVENUE NORTH, EDMONDS, WA 98020 PUBLIC WORKS DEPARTMENT - ENGINEERING DIVISION REQUIREMENTS FOR SHORT PLATS To: Planning Division From: JoAnne Zulauf Engineering Division Date: October 15, 2021 Project: Brackets Reserve - 11 Lot Plat Address: 9015 - 240th St SW File Number: PLN2021-0037 Required as a Required as a Requirement Condition of Condition of Already Subdivision Building Permit Satisfied 1. Right -of Way Dedication for Public Streets: The street within the plat shall be paved, classified and dedicated to the City of Edmonds as a public street. The right-of-way width shall be a X minimum of 30 feet. 2. Public Street Improvements & Access (Asphalt, curb, gutter and sidewalks): a) 240th St SW to be widened along property frontage as needed to comply X with street standards for the specific roadway classification. X b) Curb and gutter shall be provided along property frontage as required to comply with City standards and requirements. c) Construct five-foot wide sidwalk to City standards along property frontage X on 240th St SW. d) Existing driveway connection to 240th St SW to be removed and replaced with standard sidewalk, curb and gutter per City standards. X e) throughout plat as needed to comply with City standards and X Plat entrance improvements shall meet geometrics for 25mph speed posting. f) Cross slope of public road shall not exceed 2% X g) All lots shall take access from private access road. X i. Access road curb cut shall be constructed to meet City standards and ADA requirements. ii. Access road at 240th St SW shall meet sight distance requirements set forth by the American Association of State Highway and Transportation Officials (AASHTO). 3. Private Access Requirements & Improvements: a) All lots shall take access off shared private access road. X i. Private access road shall be paved to 24-feet in width. Road edge treatment shall be constructed as needed to direct storm flows. ii. Slope of private access road and driveways shall comply with City Codes and standards. iii. Cross slope of private access road shall not exceed 2% b) Individual driveway access points shall meet sight distance requirements set forth by the American Association of State Highway and Transortation X Officials (AASHTO). 1 of 4 ENGR RQMNTS - PLN2021-0037 Brackets Reserve printed 11/16/2021 Attac PLN2 Packet Pg. 255 2.1.a Required as a Condition of Subdivision Required as a Condition of Building Permit Requirement Already Satisfied c) Driveway entrance for each point of access shall be provided to City standards X X d) Provide asphalt or concrete driveway approaches on each lot per City X e) Slope of each driveway shall not exceed 14% per ECDc 18.80.060. 4. Street Turnaround: a) Construct cul-de-sac at end of proposed street per City standards X 5. Easements (City utilities, private access, other utilities): a) Provide all easements as required - access, utility, etc. X b) All lots shall take access off private access road. X c) Private access easement shall be at least 40 (forty) feet in width X Street Li hts: a) Install street lights, as required, along property frontage. Lighting requirements and spacing shall be determined by a licensed Professional Engineer experienced in street lighting. b) Light poles shall meet PUD's standards. X X 7. Street Trees/Planting Strip-_ N/A 8. Water System Improvements OVWSD : a) Applicant must meet requirements set forth by Olympic View Water and Sewer District for connection to public water system. X b) Install 6" fire hydrant, including 4" storz adapter, at end of plat road. Hydrant spacing as required per ECDC 19.25. X c) Public hydrant spacing shall meet requirements of ECDC 19.25. X d) Provide water service stub to each Lot X e) Connect to public water system. X X 9. Sanitary Sewer System Improvements OVWSD : a) Applicant must meet requirements set forth by Olympic View Water and Sewer District for connection to public sewer system. b) Provide sanitary sewer stub to each lot. c) Connect to public sewer system. X X X X 10. Stormwater System Improvements: a) Provide a Stormwater Management Report and Site Plan that shows compliance with the 2014 Department of Ecology Stormwater Manual as amended by ECDC 18.30 and the Stormwater Addendum. I. Stormwater management design shall account for proposed short plat improvements, including improvements within the right-of-way and future lot development. b) Construct privately owned and maintained stormwater management i. Construction of Low Impact Development BMP's for individual lots may be deferred to the single family building permit with condition of construction deferral noted as such on the face of the plat map. X X c �L M d 2 a a C E a a� m N a� to w t� cc L m w c d z U to to c 0 Q. m L cc Cn ti M O 0 N O N Z J a C d E s t� 0 .r Q 2of4 ENGR RQMNTS - PLN2021-0037 Brackets Reserve printed 11/16/2021 Attac PLN2 Packet Pg. 256 2.1.a Required as a Condition of Subdivision Required as a Condition of Building Permit Requirement Already Satisfied ii. Stormwater management system to be located on private property. X X c) Connect all new hard surfaces to stormwater management system(s) as required. d) Provide stormwater stub to all proposed lots, as applicable. X e) Connect to public storm system, as applicable. X X fl Storm catch basins shall be installed in gutter flow line in 240th St SW, as required. 11. Underground Wiring (per Ord. 1387 : a) Required for all new services. X X X 12. Excavation and Grading (per IBC a) Submit a grading plan as part of engineered site plan. X X b) Submit grading plan for foundations with building permit. X 13. Si na a an tri in er i n sneer a) All signs shall be vinyl letters and to City standards. X b) Provide "No Parking - Fire Lane" striping/signage as required by South County Fire. X c) Fire and aid address signage required. d) Provide "Street Ends" sign at the beginning of the plat road X 14. ROW Survey Monumentation(per Ord., Sect. 12.10.120 : a) Provide concrete monument and case at the intersection of 240th St SW and the new plat road and also within the plat as required. X 15. As -built Drawings(per City Engineer): a) Provide an as -built drawing of all street and utility improvements in electronic format. X 16. Other Requirements: a) Plat showing lots, easements, legals, survey information X X b) Legal documents for each lot X c) Field stake lot corners (by professional surveyor) X d) Field stake utility stubs at property lines X e) Clustered mailbox location per Postmaster X fl Maintenance agreements X g) Transportation Impact Study X h) Transportation Impact Fee Analysis X 17. Engine rinFees: a) Storm system general facility charge for shared hard surface areas X b) Storm system general facility charge for each new lot X c) Sewer connection fees per OVWSD X d) Water connection fees per OVWSD X e) Wate meter fees per OVWSD X f) Transportation impact fees X g) Parks impact fees X h) Plat civil plan review fee i) Right -of -Way Construction Permit j) Inspection fees X X X .r Q 3of4 ENGR RQMNTS - PLN2021-0037 Brackets Reserve printed 11/16/2021 Attac PLN2 Packet Pg. 257 2.1.a Required as a Required as a Requirement Condition of Condition of Already Subdivision Building Permit Satisfied Q 4 of 4 ENGR RQMNTS - PLN2021-0037 Brackets Reserve printed 11/16/2021 Attac PLN2 Packet Pg. 258 or EDA, o� -f c CITY OF EDMONDS 121 5TH AVENUE NORTH, EDMONDS, WA 98020 (425) 771-0220 DETERMINATION OF NONSIGNIFICANCE Description of proposal: The proposal is to subdivide a 2.47 acre site owned by Unique Heirloom Art Revocable Trust into an 11 lot plat called Bracket's Reserve. All existing improvements will be removed, and a new plat road will be constructed to serve the new lots. Frontage improvements will also be required at 240th Street. The application proposes to use the Conservation Subdivision Design provisions in ECDC 20.75.048, which allow for reduced setbacks and lot area on the RS-8 zoned site to retain significant trees on the property. Proponent: Pacific Ridge Homes (John Mirante) Location of proposal, including street address if any: 9105/9109/9125 240th St. SW (Tax ID #s: 00463301300301, 00463301300303, 00463301300400, and 00463301200403) Lead agency: City of Edmonds The lead agency for this proposal has determined that it does not have a probable significant adverse impact on the environment. An environmental impact statement (EIS) is not required under RCW 43.21C.030 (2)(c). This decision was made after review of a completed environmental checklist and other information on file with the lead agency. This information is available to the public on request. The City of Edmonds has determined that the requirements for environmental analysis and protection have been adequately addressed in the development regulations and comprehensive plan adopted under chapter 36.70A RCW, and in other applicable local, state, or federal laws or rules, as provided by RCW 43.21C.240 and WAC 197-11-158 and/or mitigating measures have been applied that ensure no significant adverse impacts will be created. There is no comment period for this DNS. This DNS is issued after using the optional DNS process in WAC 197-11-355. There is no further comment period on the DNS. XX This DNS is issued under 197-11-340(2); the lead agency will not act on this proposal for 14 days from the date below. Comments must be submitted by December 1, 2021. Project Planner: Mike Clugston, Senior Planner Responsible Official: Rob Chave, Planning Manager Date: November 17, 2021 Signature: XX You may appeal this determination to Robert Chave, Planning Manager, at 121 5th Avenue North, Edmonds, WA 98020, by filing a written appeal citing the specific reasons for the appeal with the required appeal fee, adjacent property owners list and notarized affidavit form no later than December 8, 2021. You should be prepared to make specific factual objections. Contact Rob Chave to read or ask about the procedures for SEPA appeals. XX Posted on November 17, 2021, at the Edmonds Public Library and Edmonds Public Safety Building. Published in the Everett Herald. Emailed to the Department of Ecology SEPA Center (SEPAunit@ecy.wa.gov). Mailed to property owners within 300 feet of the site. XX Distribute to "Checked" Agencies below. The SEPA checklist, DNS, and associated documents for this development application can be found online at http://edmondswa.gov/public-notices-text/development-notices.html under the development notice for Page 1 of 2 PLN2021-0037 SEPA DETERMINATION Attac 11/16/21.SEPA PLN2 Packet Pg. 259 2.1.a application number PLN2021-0037, by emailing the City contact listed above, or by calling the City of Edmonds at 425-771-0220. Distribution List: This DNS and SEPA checklist were distributed to the following: ❑X Applicant ❑X Dept. of Ecology ❑ City of Everett ❑X Parties of Record ❑ Dept. of Ecology - Shorelands ❑ City of Lynnwood ❑ Dept. of Natural Resources ❑ City of Mountlake Terrace ❑ US Army Corps of Engineers ❑ Dept. of Commerce ❑ City of Mukilteo ❑ US Fish and Wildlife ❑ WSDOT ❑X City of Shoreline ❑ WSDOT— Ferries ❑ Town of Woodway ❑X Puget Sound Energy ❑ Dept. of Fish & Wildlife ❑X Snohomish PUD ❑ Dept. of Health — Drinking Water ❑ Snohomish Co. Public Works ❑X Olympic View Water & Sewer ❑X Dept. of Arch. & Historic Pres. ❑ Snohomish Co. PDS ❑ Alderwood Water District ❑ Dept. of Parks and Rec. Commission ❑ Snohomish Co. Health Dist. ❑ Edmonds School District ❑ Port of Edmonds ❑X Puget Sound Clean Air Agency ❑ King County - Transit ❑X South County Fire ❑ Puget Sound Regional Council ❑ King County— Environ. Planning ❑ Swedish Hospital ❑ Puget Sound Partnership ❑ Community Transit ❑X Tulalip Tribe ❑ Other pc: File No. PLN2021-0037 SEPA Notebook Page 2 of 2 PLN2021-0037 SEPA DETERMINATION Attac 11/16/21.SEPA PLN2 Packet Pg. 260 2.1.a EDA,, C Purpose of Checklist: #P71 CITY OF EDMONDS ENVIRONMENTAL 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 help describe your proposal or its environmental effects. The agency to which you submit this checklist may ask you to explain your answers or provide additional information reasonably related to determining if there may be significant adverse impact. Use of checklist for nonproject proposals: For nonproject proposals complete this checklist and the supplemental sheet for nonproject actions (Part D). the lead agency may exclude any question for the environmental elements (Part B) which they determine do not contribute meaningfully to the analysis of the proposed nonproject actions, the references in the checklist to the words "project," "applicant," and "property or site" should be read as "proposer," and "affected geographic area," respectively. A. BACKGROUND 1. Name of proposed project, if applicable: Brackets Reserve, 11 Lot Plat 2. Name of applicant: Pacific Ridge DRH, LLC 3. Address and phone number of applicant and contact person: 17921 Bothell -Everett Hwy. Suite 100 Bothell, WA 98012 Contact: John Mirante (425) 939-1186 4. Date checklist prepared: June I1, 2021 5. Agency requesting checklist: Revised on 9116116 Brackets Reserve SEPA checklist.doc Page 1 of 19 Attac Packet Pg. 261 2.1.a 6. Proposed timing or schedule (including phasing, if applicable): Construction starting upon plan approval, estimated ivinter/spring 2022. (STAFF C 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. No. (STAFF COMMENTS) 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. SEPA Checklist, Stormwater Repol, SWPPP Report, Geotechnical report, and Critical Areas Reconnaissance Report. (STAFF COMMENTS) 9. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? If yes, explain. None knoivn. (STAFF COMMENTS) 10. List any government approvals or permits that will be needed for your proposal, if known. Preliminary Plat, Civil and Grading Permit Plan Approvals, Retaining Wall Building Permits, NPDES Stormtivaler Construction Permit, Final Plat, and individual Building Permits. (STAFF COMMENTS) It. Give brief, complete description of your proposal, including the proposed uses and 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. We are proposing a I I -lot plat for since family residences. The projecl is 107,474 square feet or 2,47 acres. (STAFF COMMENTS) Revised on 9119116 Brackets Reserve SEPA checklist.doc Page 2 of 19 Attar Packet Pg. 262 2.1.a 12. Location of the proposal. Give sufficient information for a person to understand the precise location of your proposed project, including a street address, if any, and section, township, and range, if known. If a proposal would occur over a range of area, provide range or boundaries of the site(s). Provide 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. 91051910919125 240th Street SW Edmonds, WA 98026 00463301300301, 00463301300303, 00463301300400, and 00463301200403 SE %, Section 31. Township 27N, Range 4E, W. M. (STAFF COMMENTS) TO BE COMPLETED BY APPLICANT B. ENVIRONMENTAL ELEMENTS 1. Earth a. General description of the site (circle one): Flat, rolling, hilly, steep slopes, mountainous, other: Rolling and hilly ivith some steep slope areas. (STAFF COMMENTS) b. What is the steepest slope on the site (approximate percent slope)? About 66% (STAFF COMMENT C. What general types of soils are found on the site (for example, clay, sand, gravel, peat, and muck)? If you know the classification of agricultural soils, specify them and note any agricultural land of long term commercial significance and whether the proposal results in removing any of these soils. Aldenvood urban land complex (Vashon till). Please refer to the June 2021 Geotechnical Engineering Report from Earth Solutions NW LLC. for more detailed information. (STAFF d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. (STAFF COMMENTS Revised on 9119116 Brackets Reserve SEPA checklist.doc Page 3 of 19 Attac Packet Pg. 263 2.1.a e. Describe the purpose, type, total area and approximate quantities and total affected area of any filling, excavation, and grading proposed. Indicate source of fill. Grading will be with onsite materials except some imports for structural ,fill, gravel and compost. Any historic ill with unsuitable compact on -site soils will be removed or reconditioned as necessary. The approximate quantities of trading are estimated to be 2, 000 CY fill and 24, 000 CY cut. (STAFF COMMENTS) Could erosion occur as a result of clearing, construction, or use? If so, generally describe. Moderate risk of erosion due to potentiallLexposed soils during construction. (STAFF COMMENTS) g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? About 45% of the site will be impervious with combination pavement and roof tops. (STAFF COMMENTS) h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: City/DOE Best Management Practices will be employed with Construction. TESC plan and SWPPP will prepared for anticipated project conditions. (STAFF COMMENTS) 2. AIR a. What types of emissions to the air would result from the proposal (i.e., dust, automobile, odors, and industrial wood smoke) during construction and when the project is completed? If any, generally describe and give approximate quantities if known. During construction activities. there would be increased exhaust and dust particle emissions to the ambient air. Obiectionable odors could be caused by the roofing of homes or the paving of roadtivaw and driveways. After construction, the principal source of pollution would be exhaust from vehicular traffic. The increase in automobiles associated with the development would contribute CO, NO and SO2 emissions to the ambient air. Fireplaces installed in homes would contribute smoke to the ambient air. (STAFF COMMENTS) b. Are there any off -site sources of emissions or odor that may effect your proposal? If so, generally describe. (STAFF COMMENTS) Revised on 9119116 Brackets Reserve SEPA checklist.doc Page 4 of 19 Attar Packet Pg. 264 2.1.a C. Proposed measures to reduce or control emissions or other impacts to the, if any: Water ivill be used to control fugitive dust emissions during dry weather construction. Equipment will have in good operating order all vehicle emission control devices. Cars do have emission standards they have to meet. (STAFF COMMENTS) 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, and wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into. (STAFF COMMENTS' _ ft Vi J"fGLZ N440 r� ,'f � 7CI Oi L IYLf Cll 4 c" 2 Will the yo'ect require an work over, in or adjacent to within 200 feet the described waters? If O P J q Y � J ( ) yes, please describe and attach available plans. (STAFF COMMENTS) (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. N/A (STAFF COMMENTS) (4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. No. (STAFF COMM (5) Does the proposal lie within a 100-year floodplain? If so, note location on the site plan. No (per FEMA Map 53061 C1315F Zone X). (STAFF COMMENTS) Revised on 9119116 Brackets Reserve SEPA checklist.doc Page S of 19 Attac Packet Pg. 265 2.1.a (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. (STAFF COMMENTS) b. Ground: (1) Will ground water be withdrawn from a well for drinking water or other purposes? If so, give a general description of the well, proposed uses and approximate quantities withdrawn from the well Will water be discharged to ground water? Give general description, purpose, and approximate quantities if known. Any alteration to the direction or rate of flow of zround water due to rig operations should be localized on -site. Release of groundtivater onto adjoining properties would not vary from the present condition. (STAFF COMMENTS) (2) Describe waste material that will be discharged into the ground from septic tanks or other sources, if any (for example: Domestic sewage; industrial, containing the following chemicals...; agricultural; etc.). Describe the general size of the system, the number of such systems, the number of houses to be served (if applicable), or the number of animals or humans the system(s) are expected to serve. Wastewater will be discharged to the Public Sanitary Sewer System. Lfound, any existing septic s sty ems will be decommissioned per Health Department criteria. Any existing septic and drain -field onsile will be decommissioned per Health District requirements. (STAFF COMM C. Water Runoff (including storm water): (1) Describe the source of runoff (including storm water) and method of collection and disposal, if any (include quantities, if known). Where will this water flow? Will this water flow into other waters? If so, describe. Through the construction of residences and roadways, the exisling runoff pattern would be locally modified. Runoff from the proposal would be generated by building roofs, driveways, sidewalks and roadways. This water tivould be collected by the storm drainage system and directed to storm retention / detention facilities. (STAFF COMMENTS) (2) Could waste materials enter ground or surface waters? If so, generally describe. Hydrocarbons from automobiles, herbicides, pesticides, and fertilizer excess from landscape areas. Revised on 9119116 Brackets Reserve SEPA checklist.doc Page 6 of 19 Attac -. Packet Pg. 266 2.1.a (STAFF CO (3) Does the proposal alter or otherwise affect drainage patterns in the vicinity of the site? if so, describe. On -site stormwater ivill be collected, detained and released to the City's stormivater conve ay nce s sy tem along the south boundary of the project site. Existing site runoff that sheet flows north and west across neighboring properties will be reduced. (STAFF COMMENTS) d. Proposed measures to reduce or control surface, ground, runoff water, and drainage pattern impacts, if any: Temporary erosion control devices would be installed during construction. After construction, storm water runoff will be collected and directed to detention/ retention (underground detention pipe) facilities and tivater quality treatment (storm filters) by the storm drainage system. 4. Plants a. (STAFF C Check or circle types of vegetation found on the site: X deciduous tree: alder maple aspen, other: Madrona, Cherry. X evergreen tree: fir ceda ine,other: X shrubs Urban Landscaping_ _ X grass Urban Landscaping pasture crop or grain Orchards, vineyards or other permanent crops wet soil plants: cattail, buttercup, bulrush, skunk cabbage, other: water plants: water lily, eelgrass, milfoil, other: other types of vegetation: (STAFF COMMENTS) Revised on 9119116 Brackets Reserve SEPA checklist.doc Page 7 of 19 Attac IDI ^,� Packet Pg. 267 2.1.a b. What kind and amount of vegetation will be removed or altered? Existinzvegetation (grass and trees) tivill be removed as necessary for roadways and building pads. (STAFF COMMENTS) C. List threatened or endangered species known to be on or near the site. None known. (STAFF COMMENTS) d. Proposed landscaping, use of native plants, or other materials to preserve or enhance vegetation on the site, if any: Urban landscaping (lawn, shrubs, trees) will be planted around the houses upon construction completion. Existing Irees and native vegetation will be retained in open space areas along the west and north boundaries of the site. (STAFF COMMENTS) e. List all noxious weeds and invasive species known to be on or near the site. Himalayan blackberry. (STAFF COMMENTS) 5. Animals a. List any birds and other animals that have been observed on or near the site or are known to be on or near the site. Examples include: birds: 0hawk> eron, eagle songbirds, ther: mammals: deer, bear, elk, beaver, other: fish: bass, salmon, trout, herring, shellfish, other: N.A. (STAFF COMMENTS) Revised on 9119116 Brackets Reserve SEPA checklist.doc Page 8 of 19 Attar Packet Pg. 268 2.1.a b. List any threatened or endangered species known to be on or near the site. None known. (STAFF COMMENTS) C. Is the site part of a migration route? If so, explain. The Puget Sound basin is part of the Pacific El yivay (STAFF COMMENTS) d. Proposed measures to preserve or enhance wildlife, if any: Retention and plant of trees and landscape will provide habitat for urban wildlife upon proiect completion. (STAFF COMMENTS) e. List any invasive animal species known to be on or near the site. None known. (STAFOF COMMENTS) 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. Electric and natural gas will be used as the primary sources of energy and would be used for heating, lighting, and other household purposes. (STAFF COMMENTS) b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. None knotivn. (STAFF COMMENT Revised on 9119116 Brackets Reserve SEPA checklist.doc Page 9 of 19 Attac Packet Pg. 269 2.1.a 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: Tlie inclusion of ener xy copse; ration measures ivould be per the energy code and the choice of individual (STAFF COMMENTS) 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. An accidental fuel or oil spill from construction equipment is possible, though highly unlikely. (STAFF COMMENTS) (1) Describe any known or possible contamination at the site from present or past uses. (STAFF COMMENTS) (2) Describe existing hazardous chemicals/conditions that might affect project development and design. This includes underground hazardous liquid and gas transmission pipelines located within the project area and in the vicinity. (STAFF COMMENTS) (3) Describe any toxic or hazardous chemicals that might be stored, used, or produced during the project's development or constructions, or at any time during the operating life of the project. An accidental fuel or oil spill f'om construction equipment is possible, though highly unlikely. (STAFF COMM (4) Describe special emergency services that might be required. Only that associated with any single-family home and construction of the proposed infrastructure. (STAFF COMMENTS) (5) Proposed measures to reduce or control environmental health hazards, if any: Revised on 9119116 Brackets Reserve SEPA checklist.doc Page 10 of 19 Attar Packet Pg. 270 Conformance with Labor and Industries requirements and any other Health Dept. Standards. In addition, should there be any pecial requirements associated with COVID-19, these too will be employed. The project SWPPP as recommendation for spill prevention and control of potential hazardous materials used (STAFF COMM b. Noise (1) What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? None known. (STAFF COMMENTS) (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 hour's noise would come from the site. Duringpermitted hours of work only, noise will be created by grading and excavation equipment during development and saws and hammers from carpenters when building homes. There may be increased ambient noise from the residential community by the increase in number of homes on the site. (STAFF COMMENTS) (3) Proposed measures to reduce or control noise impacts, if any: Construction work will be performed during allowed howl of operation only. Equipment will be in good (STAFF 8. Land and Shoreline Use i_ C.: CC � a. What is the current use of the site and adjacent properties? Will the proposal affect current land uses on nearby or adjacent properties? If so, describe. Adjacent properties are developed residentially. Our proposed project ivill not change this current land use. (STAFF COMM b. Has the project site been used as working farmlands or working forest lands? If so, describe. How much agricultural or forest land of long-term commercial significance will be converted to other uses as a result Revised on 9119116 Brackets Reserve SEPA checklist.doc Page 11 of 19 Attac Packet Pg. 271 2.1.a of the proposal, if any? If resource lands have not been designated, how many acres in farmland or forest land tax status will be converted to nonfarm or nonforest use? Alo 'armning or 11-rest uses of the proiec! site are known. _ (STAFF COMM (1) Will the proposal affect or be affected by surrounding working farm or forest land normal business operations, such as oversize equipment access, the application of pesticides, tilling, and harvesting? If so, how: None knoivn. (STAFF COMMENTS) C. Describe any structures on the site. Three single family homes and a detached garage. (STAFF COMMENTS) d. Will any structures be demolished? If so, what? All structures on site will be demolished. (STAFF COMMENTS) e. What is the current zoning classification of the site? RS-8 (STAFF COMMENTS) f. What is the current comprehensive plan designation of the site? Single Family — Urban I (STAFF COMMENTS) g. If applicable, what is the current shoreline master plan designation of the site? N/A. (STAFF COMMENTS) Revised on 9119116 Brackets Reserve SEPA checklist.doc Page 12 of 19 Atta, Packet Pg. 272 2.1.a h. Has any part of the site been classified critical area by the city? If so, specify. (STAFF C Approximately how many people would reside or work in the completed project? Approximately 34 people Q. I per household). (STAFF COM j. Approximately how many people would the completed project displace? proximately 9.3 people Q.1 per household, 3 existing homes to be removed). (STAFF COMMENTS) k. Proposed measures to avoid or reduce displacement impacts, if any: There are no known displacement impacts. The project will create a denser housinzoption for people to reside; displaced people could reside in the project once completed. (STAFF COMMENTS) I. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: Proposal is consistent with Comprehensive Plan and existing surrounding uses. (STAFF COMMENTS) in. Proposed measures to reduce or control impacts to agricultural and forest lands of long-term commercial significance, if any: None. (STAFF COMMENTS) 9. Housing a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. I I units - middle income housing Revised on 9119116 Brackets Reserve SEPA checklist.doc Page 13 of 19 Attac Packet Pg. 273 2.1.a (STAFF COMME b. Approximately how many units, if any would be eliminated? Indicate whether high, middle, or low-income housing. Three units - middle income houses (STAFF COMMENTS) C. Proposed measures to reduce or control housing impacts, if any: (STAFF COMM 10. Aesthetics a. What is the tallest height of any proposed structure(s), not including antennas; what is the principle exterior building material(s) proposed? The tallest height of any structure would be per the building code (current code limit is 25 feet). Exterior building materials are expected to be of wood, and masonry (brick, stone, etc...) (STAFF COMMENTS b. What views in the immediate vicinity would be altered or obstructed? None. (STAFF COMMENTS) C. Proposed measures to reduce or control aesthetic impacts, if any: The observance of building setbacks and provision of ornamental and native landscaping would reduce aesthetic impacts of the proiect. (STAFF COMMENTS) 11. Light and Glare a. What type of light or glare will the proposal produce? What time of day would it mainly occur? Revised on 9119116 Brackets Reserve SEPA checklist.doc Page 14 of 19 Attar Packet Pg. 274 2.1.a There could be some glare from car mirrors and windows. Glare could come from windows on homes. Night lights on homes and from windows in homes at night would be increased. (STAFF b. Could light or glare from the finished project be a safety hazard or interfere with views? None known. (STAFF COMM C. What existing off -site sources of light or glare may affect your proposal? The same type ofglare and light from the surrounding community would be seen, not likely impaciful. (STAFF COMMENTS) d. Proposed measures to reduce or control light and glare impacts, if any: The types of communityglare and light produced are typical to existing communities and growth and impacts are accounted for or are very marginal. (STAFF COMMENTS) 12. Recreation a. What designated and informal recreational opportunities are in the immediate vicinity? Hickman Park (238`r' St SW and 104i1' Ave W) is located about 314 miles ivest of the site, and Madrona K-8 School and Woodway Elementary is located adjacent and west of the site tivhich provide recreational opportunities. (STAFF COMMENTS) b. Would the proposed project displace any existing recreation uses? If so, describe. None known. (STAFF COMMENTS) C. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: Revised on 9119116 Brackets Reserve SEPA checklist.doc Page IS of 19 Attac IDI ^,� Packet Pg. 275 2.1.a Park impact fees will be paid at buildingpermil issuance of the new homes. (STAFF COMMENTS 13. Historic and Cultural Preservation a. Are there any buildings, structures, or sites located on or near the site that are over 45 years old listed in, or eligible for listing in national, state, or local preservation registers? If so, specifically describe. None known. (STAFF COMMENTS) b. Are there any landmarks, features, or other evidence of Indian or historic use or occupation? This may include human burials or old cemeteries. Are there any material evidence, artifacts, or areas of cultural importance on or near the site? Please list any professional studies conducted at the site to identify such resources. None known. (STAFF COMMENTS) C. Describe the methods used to assess the potential impacts to cultural and historic resources on or near the project site. Examples include consultation with tribes and the Department of Archeology and Historic Preservation, archaeological surveys, historic maps, GIS date, etc. WISAARD websile was researched for the application. (STAFF COMMENTS) d. Proposed measures to avoid, minimize, or compensate for loss, changes to, and disturbance to resources. Please include plans for the above and any permits that may be required. !Zany archaeological artifacts were discovered during construction, activity in that area would be halted and the City would be contacted. (STAFF COMMENTS) 14. Transportation Identify public streets and highways serving the site or affected geographic area and describe proposed access to the existing street system. Show on site plans, if any. Revised on 9119116 Brackets Reserve SEPA checklist.doc Page 16 of 19 Attar -. Packet Pg. 276 2.1.a The site will be accessed by a new cul-de-sac plat road off 240"' Sheet SW. (STAFF COMMENTS) b. Is the site or affected geographic area currently served by public transit? If so, generally describe. If not, what is the approximate distance to the nearest transit stop? Nearest community transit bus stop (RI 416) runs along Edmonds Way and 238' St SW east of the project; the closest stop is located near 238i1' St SW and Edmonds Way, about 0.5 miles northeast of the site. (STAFF COMMENTS) C. How many additional parking spaces would the completed project or nonproject proposal have? How many would the project or proposal eliminate? The proposed project tivith provide a minimum 33 parking spaces Q per lot),- parking for the three existing houses will be eliminated by the project (about 12 spaces). (STAFF COMMENTS) d. Will the proposal require any new or improvements to existing roads, streets, pedestrian, bicycle or state transportation facilities not including driveways? If so, generally describe (indicate whether public or private). Added frontage improvement along 240' Street SW (curb, gutter and sidewalk) will be added; a permanent cul- de-sac street end with curb and sidewalk will be constructed on -site. (STAFF COMMENTS) e. Will the project or proposal use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. Washington State Ferry and Rail Station (Amtrack and Sounder) are located about 3.5 miles northwest of the project site. (STAFF COMMENTS) f. How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur and what percentage of the volume would be trucks (such as commercial and passenger vehicles). What data or transportation models were used to make these estimates? Per the Traffic Report about 76 new average daily trips will be created; total PM peak hour trips will be about 8, and 6 AM peak hour trips (created by the new net 8 residences). AM peaks are projected to occur between 7AM Revised on 9119116 Brackets Reserve SEPA checklist.doc Page 17 of 19 Atta- Packet Pg. 277 2.1.a and 9AM, and PM peaks are projected to occur between 4 PM and 6 PM. Less than 5% are anticipated to be trucks. ITE Trip Generation Manual was used to make these estimates. (STAFF COMMENTS) g. Will the proposal interfere with, affect or be affected by the movement of agricultural and forest products on roads or streets in the area? If so, generally describe. No. (STAFF COMMENTS) h. Proposed measures to reduce or control transportation impacts, if any: Trajfrc impact Lees per City code will be paid to mitigate traffic impacts to the City's transportation system. (STAFF COMMENTS) 15. Public Services a. Would the project result in an increased need for public services (for example: fire protection, police protection, public transit, health care, schools, other)? If so, generally describe. The proposal would place additional demands on public services; however, facilities are generally in place to handle these additional demands. (STAFF COMMENTS) b. Proposed measures to reduce or control direct impacts on public services, if any: Mitigation impacts fee payments for Ira f c, parks and utility connections will be made at building permit issuance. (STAFF COMMENTS) 16. Utilities a. Circle utilities currently available at the site: electricit natural gas water efuse servic telephon sanitary sewe septic system, other: (STAFF COMMENTS) Revised on 9119116 Brackets Reserve SEPA checklist.doc Page 18 of 19 Attac PLN2 Packet Pg. 278 2.1.a b. Describe the utilities that are proposed for the project, the utility providing the service, and the general construction activities on the site or in the immediate vicinity which might be needed. Electricity - Snohomish County PUD Communications — Ziply and Comcast; Sanitary Sewer and Water- Olympic View Water and Sewer District; Natural Gas — PugaSound Enet:a (STAFF COMMENTS) C. SIGNATURE I declare under penalty of perjury laws that the above answers are true and correct to the best of my knowledge. I understand that the lead agency is relying on them to make its decision. '�?L - S/ June 11, 2021 Signature of Proponent Date Submitted Revised on 9119116 Brackets Reserve SEPA checklist.doc Page 19 of 19 Attac Packet Pg. 279 2.1.a CITY OF EDMONDS NOTICE OF PUBLIC HEARING AND SEPA THRESHOLD DETERMINATION PROJECT DESCRIPTION: The proposal is to subdivide a 2.47 acre site owned by Unique Heirloom Art Revocable Trust into an 11 lot plat called Bracket's Reserve. All existing improvements will be removed, and a new plat road will be constructed to serve the new lots. Frontage improvements will also be required at 240th Street. The application proposes to use the Conservation Subdivision Design provisions in ECDC 20.75.048, which allow for reduced setbacks and lot area on the RS-8 zoned site to retain significant trees on the property. PROJECT LOCATION: 9105/9109/9125 240th St. SW (Tax ID #s: 00463301300301, 00463301300303, 00463301300400,and 00463301200403) NAME OF APPLICANT: Pacific Ridge Homes (John Mirante) FILE NO.: PLN2021-0037 REQUESTED PERMIT: Preliminary formal subdivision (Type III -A Permit Process, Public Hearing and Decision by the Hearing Examiner) COMMENTS ON PROPOSAL DUE: December 9, 2021 Any person has the right to comment on this application during public comment period, receive notice and participate in any hearings, and request a copy of the decision on the application. The City may accept public comments at any time prior to the closing of the record of an open record predecision hearing, if any, or, if no open record predecision hearing is provided, prior to the decision on the project permit. Information on this development application can be obtained online at httD://edmondswa.Rov/Dublic-notices-text/development-notices.html under the development notice for application number PLN2021-0037, by emailing the City contact listed below, or by calling the City of Edmonds at 425-771-0220. Please refer to the application number for all inquiries. A copy of the staff report will be available seven days prior to the hearing. PUBLIC HEARING INFORMATION: A virtual public hearing will be held by the Hearing Examiner on December 9, 2021 at 3 p.m. Join the Zoom meeting at: https://us06web.zoom.us/I/84274057639?pwd=ZFdPQzg4bOFEUU9ZcEIybkd4bnF5UT09 Meeting ID: 842 7405 7639 Passcode: 882737 Or via phone by dialing 253-215-8782 SEPA DETERMINATION: Notice is Hereby Given that the City of Edmonds has issued a Determination of Nonsignificance under WAC 197-11-340 for the above project. DATE OF ISSUANCE: November 17, 2021 SEPA COMMENTS: Any comments regarding the SEPA determination are due December 1, 2021. Attac PLN2 Packet Pg. 280 2.1.a SEPA APPEAL CITY CONTACT rnwAVns xerroae aryrwrGr If This SEPA determination may be appealed by filing a written appeal citing the specific reasons for appeal with the required appeal fee no later than December 8, 2021 by 4:00 p.m. Only parties of record as defined in ECDC 20.06.020 have standing to initiate an administrative appeal to the Hearing Examiner. Mike Clugston, AICP, Senior Planner michael.clugston@edmondswa.gov or 425-771-0220 BRACKET'S RESERVE PRELIMINARY PLAT Alpik m .. r.,w I1912 J� xa�rRrs a[nlla s �7 -OWrlaC" Y.T. 1dla r �eh'qu nrC,r�r - Z �1 � r war � 1 !r 4aa o mff 1 r,lraarrl �. �sA er ivr ur x�nar aasare .ittseaa+ .loer waaas � wr ear,o,m We r , wfFelft-M s 40.. dr Lo ✓«[ Aft 4F r IJ rear in-iev *► w u. N WWI r re+ 1' rxa r rbANgrOi rhGarcillltri MC, Na 2000"Mi" aaoa s rr ar a ■ru• Dose 4--014 r {r/7 '1 nl,4q+ A rr � lea ar M�7Ir� xaw� 7 fr�/iri IfAlG iI � r tMO 0 4 4/3; a>ti r �u.1/C --- ----- ------- ........................... N 1 - .__�N�aW� I ��` tiff`—y------ Yl+, Attac PLN2 Packet Pg. 281 2.1.a City of Edmonds Adjacent Property Owner List 23b22 8014 Aj [' �h 901M 237PI �J _ A i \23713 ME ' 1�t11 2372) 23 ll ' � $626. J� 004 rz 4 911 „RrA 15238 2 8912 8828 2381= F L'SLV ,i� � 23a22 — ■ 23.8~ 2 7 91 8�1 6729 Be2� BB� 8� 872`' 9 9nt7 BYYt 6815 .� BAs 240TH 5T SW - 932 16 Y.Uz 800 r T • r yj 9014 9 31 9 27 90 ` G 8924 a 87d r NOW m - k 9026s 892 8 932� a R 5 r 9109 9009 'o 2 -� 2a113 24104 24109 03 , ' Ll0 qua 241 D39 4116 3,7 0 252.60 505.2 Feet 376.2 This ma is a user eneratedstaticou[ u[ from an Internet ma in site and is f 4,594 P 6 P PP g refe re nce o nly. Data layers that appear on this map mayor may not heaccurat WGS_1994_Weh_Mercator_Auxiliary_Sphere current, or otherwise relia6l ® City of Edmonds THIS MAP IS NOT TO BE USED FOR DESIGN OR CONSTRUCTIO Notes Property owner addresses within 300' of Q PLN2021-0037 i Packet Pg. 282 2.1.a 00463302000401 HUANG FAMILY TRUST 16319 70TH PL W EDMONDS, WA 98026-4901 00463301300100 MOSS WALTER & CHRISTINE 21522 84TH AVE W EDMONDS, WA 98026 00713900000700 HEADLEE MICHAEL TRUST 23808 90TH PL W EDMONDS, WA 98026-9015 00713900000300 CHINN DEEANE 23823 90TH PL W EDMONDS, WA 98026-9015 27033600403700 TRIVETTSHANNON & MARK 24020 92ND AVE W EDMONDS, WA 98020-6530 01008700000200 ROBERTS CLIFF & LOREN 428 NW 117TH ST SEATTLE, WA 98177 00807400000300 HOVEY JON G & CHERYL M 8912 238TH ST SW #3 EDMONDS, WA 98026 00953200000500 HILLWOOD LLC 20008 8TH AVE NW SHORELINE, WA 98177 00456500000100 NEFF JONATHAN & BELINDA 23726 91ST PL W EDMONDS, WA 98026-8917 00713900000200 DAVERN TIMOTHY 23815 90TH PL W EDMONDS, WA 98026-9015 27033600404600 EDMONDS SCHOOL DIST 15 20420 68TH AVENUE W LYNNWOOD, WA 98036 00463300500301 BROWN RANDY K 23728 91ST AVE W EDMONDS, WA 98026 00713900000600 PAPANASTASIOU JOHN 23816 90TH PL W EDMONDS, WA 98026 00713900000500 00713900000400 KEMPH CHARLES R & BARNHART CAROL A NOVSTRUP DALE 23824 90TH PL W 23828 90TH PL W EDMONDS, WA 98026-9015 EDMONDS, WA 98026 27033600404700 FITTING CATHERINE & CHRIS 24104 92ND AVE W EDMONDS, WA 98020 00463301400503 SEATTLE YOUTH HOME SERVICES LLC 5101 NE 90TH PL SEATTLE, WA 98115 00807400000500 SPIEKER ORVILLE W & MARCY M 8912 238TH ST SW #5 EDMONDS, WA 98026 00807400000200 00807400000400 SHERMAN DEBERA F/SHERMAN CORINNE R TRACY MONICA A 8912 238TH ST SW UNIT 2 8912 238TH ST SW UNIT 4 EDMONDS, WA 98026 EDMONDS, WA 98026-8904 00807400000600 SOUTH JANET LOIS 8912 238TH ST SW, UNIT 6 EDMONDS, WA 98026 00463301100500 OHLINGER MATTHEW A 8930 238TH ST SW EDMONDS, WA 98026-8943 00463301900501 JOHNSON STEVEN L & JODY L 8916 240TH ST SW EDMONDS, WA 98026-9020 00463301900502 PARK CHUL KIUN & JUNG JA 8930 240TH S W EDMONDS, WA 98020 00953200000400 GIBBS DAVID & SADDLER KAREN H 9010 240TH ST SW EDMONDS, WA 98020 00807400000100 MILLINGTON LINDA LOU 8912 238TH ST SW # 1 EDMONDS, WA 98026 00807400000700 KNIJNIKOV EVGUENI 8912 238TH ST SW #7 EDMONDS, WA 98026 00807400000800 BRINKA ANDREW A 8912 238TH ST SW UNIT 8 EDMONDS, WA 98026-8904 00463301400502 KIPNISS MARC 8927 240TH ST SW EDMONDS, WA 98026-9020 00463301400501 MCCONNELL ANGELA/DUNFORD ANDRE' 8931 240TH ST SW EDMONDS, WA 98026-9020 Attac PLN2 Packet Pg. 283 2.1.a 00463302000103 00713900000100 00463302000101 AULT SALLY K PARKS NANCY & FLEISHMAN SAMUEL J JACOBS RICHARD A / PETERSEN JULIA L 9002 240TH ST SW 9004 238TH ST SW 9004 240TH ST SW EDMONDS, WA 98026-9021 EDMONDS, WA 98026-8944 EDMONDS, WA 98026-9021 01008700000500 01008700000400 00953200000300 FELLORES JUSTIN J & ARLETTE M ZOU JIAN & ZHOU YIBO POPP SUSAN L 9009 240TH ST SW 9011 240TH ST SW 9012 240TH ST SW EDMONDS, WA 98026-9021 EDMONDS, WA 98026-9021 EDMONDS, WA 98026-9021 00953200000200 01008700000300 00953200000100 BERGIN TARA MARY SAMUELSON JILL K & BENJAMIN C AVEDOVECH JONATHAN 9014 240TH ST SW 9015 240TH ST SW 9016 240TH ST SW EDMONDS, WA 98026-9021 EDMONDS, WA 98026-9021 EDMONDS, WA 98026 01008700000100 00463302000301 00463302000302 KIRSE ROBERT C & TERESA DIANE DANEKAS DEBRA D HOUCK BRADLEY & ADRIENNE 9019 240TH ST SW 9022 240TH ST SW 9024 240TH ST SW EDMONDS, WA 98026 EDMONDS, WA 98026-9021 EDMONDS, WA 98026-9021 00463302000303 00463300500201 00463301300400 KING LORI D & JOREL HANSEN JOELJ UNIQUE HEIRLOOM ART REVOCABLE 9026 240TH ST SW 9029 238TH ST SW TRUST EDMONDS, WA 98026 EDMONDS, WA 98026-8944 9029 240TH ST SW EDMONDS, WA 98026 00713900000800 00713900000900 00463302000400 ENGEN HAUGLIE LIVING TRUST CAMP LARY D YANAK MICHAEL A & SHELLEY L TRUST 9106 238TH ST SW 9112 238TH ST SW 9114 240TH ST SW EDMONDS, WA 98026-8945 EDMONDS, WA 98026-8945 EDMONDS, WA 98026-9022 00463301200401 00456500000600 00463301200402 LIND MIRANDA & ERIK E LINDSTROM MICHAEL R & KATELYN L 0 PEAKE SARA N & IVES MICHAEL D 9116 238TH ST SW 9117 238TH STREET SOUTHWEST 9130 238TH ST SW EDMONDS, WA 98026-8945 EDMONDS, WA 98026 EDMONDS, WA 98026-8945 27033600406000 27033600406400 27033600406300 ELLIOTT LEE G FITTING CHRISTOPHER J & CATHERINE KILNER SCIENCE A 9216 240TH ST SW 9226 240TH ST SW 9228 240TH ST SW EDMONDS, WA 98020 EDMONDS, WA 98020 EDMONDS, WA 98020-5600 Attac PLN2 Packet Pg. 284 2.1.a FILE NO.: PLN2021-0037 Applicant: Notice of Public Hearing Bracket's Reserve Pacific Ridge Homes (John Mirante) DECLARATION OF MAILING On the 171h day of November 2021, the attached Notice of Public Hearing and notice of issuance of the SEPA Threshold Determination was mailed by the City of Edmonds to property owners within 300 feet of the property that is the subject of the above -referenced application. The adjacent property owners list was provided by the applicant. I, Michelle Martin, hereby declare under penalty of perjury under the laws of the State of Washington that the foregoing is true and correct this 171h day of November 2021, at Edmonds, Washington. Signed: w4ur" {BFP747887. DOC; 1 \00006.900000\ } Attac PLN2 Packet Pg. 285 2.1.a File No.: PLN2021-0037 Applicant: Bracket's Reserve Formal Subdivision DECLARATION OF POSTING On the 17th day of November, 2021, the attached Notice of Public Hearing and SEPA Threshold Determination was posted as prescribed by Ordinance and in any event where applicable on or near the subject property. I, Mike Clugston, hereby declare under penalty of perjury under the laws of the State of Washington that the foregoing is true and correct this 17th day of November, 2021, at Edmonds, Washington. Signed: vlla"Ivl�- Attac� PLN2 Packet Pg. 286 Everett Daily Herald Affidavit of Publication State of Washington } County of Snohomish } ss Michael Gates being first duly sworn, upon oath deposes and says: that he/she is the legal representative of the Everett Daily Herald a daily newspaper. The said newspaper is a legal newspaper by order of the superior court in the county in which it is published and is now and has been for more than six months prior to the date of the fast publication of the Notice hereinafter referred to, published in the English language continually as a daily newspaper in Snohomish County, Washington and is and always has been printed in whole or part in the Everett Daily Herald and is of general circulation in said County, and is a legal newspaper, in accordance with the Chapter 99 of the Laws of 1921, as amended by Chapter 213, Laws of 1941, and approved as a legal newspaper by order of the Superior Court of Snohomish County, State of Washington, by order dated June 16, 1941, and that the annexed is a true copy of EDH943214 PLN2021-0037 as it was published in the regular and entire issue of said paper and not as a supplement form thereof for a period of 1 issue(s), such publication commencing on 11/17/2021 and ending on 11/17/2021 and that said newspaper was regularly distributed to its subscribers during all of said period. The amount the fee for st h publication is $82.60. 1 ! j Subscribed and swre me on this �L day of o?v14/ . Notary Public in and for the State of Washington. City of Edmonds - LEGAL ADS 114101416 MICHAELCLUGSTON Una Phillips NOtaryy Public State Of Washington MY Appointment Expires 08/29/2025 Commission Number 4417 Attac PLN2 Packet Pg. 287 Classified Proof CITY -OF EDMONDS NOTICE OF PUBLIC HEARING AND SEPA THRESHOLD DETERMINATION PROJECT DESCRIPTION: The proposal is to subdivide a 2.47 acre site owned by Unique Heirloom Art Revocable Trust into an 11 lot plat called Brackets Reserve. A11 existing improvements will be removed, and a new plat road will be constructed to serve the new lots. Frontage improvements will also be required at 240th Street. The application proposes to use the Conservation Subdivision Design provisions in ECDC 20.75.048, which allow for reduced setbacks and lot area on the RS-8 zoned site to retain significant trees on the property. PROJECT LOCATION: 9105/9109/9125 240th St. SW (Tax ID us: 00463301300301, 00463301300303, 00463301300400, and 00463301200,403) NAME OF APPLICANT: Pacific Ridge Homes (John Mirahte) FILE NO.: PLN2021-0037 REQUESTED PERMIT: Preliminary formal subdivision (Type III -A Permit Process, Public Hearing and Decision by the Hearing Examiner). COMMENTS ON PROPOSAL DUE: December 9, 2021 Any person has the right .to comment on this application during public comment period, receive notice and participate in any hearings, and request a copy of the decision On life application. The City may accept public comments at any time. prior to the closing of the record Of an open record predecision hearing, it any, or, if no open record predecision hearing Is provided, prior to the decision on the project permit. Information on this development application can be obtained online at hitp:iledmondswa.gov/public-notices-text/development- notices.html under the development notice for application number PLN2021-0037, by emailing the City contact fisted below, or by calling the City of Edmonds at 425-771-0220. Please refer to the application number for all inquiries. A.copy of the staff report will be available seven days prior to the hearing. PUBLIC HEARING INFORMATION: A virtual public hearing will be held by the Hearing Examiner on December 9, 2021 at 3 p.m. Join the Zoom meeting al: https:/fusC6web.zoom.us/j(84274057639?pwd=ZFdpQzg4bOFE UU9ZcElybkd4btiF5UT09 Meeting ID: 842 7405 7639 Passcode:882737 Or via phone by dialing 253-215-8782 SEPA DETERMINATION: Notice Is Hereby Given that the City of Edmonds has issued a Determination of Nonsi nificance under WAG 197-11-340 for the above project. DATE OF ISSUANCE: November 17, 2021 SEPA COMMENTS: Any comments regarding the SEPA determination are due December 1, 2021. SEPA APPEAL: This SEPA determination may be appealed by Sling a written appeal citing the specific reasons for appeal with the required appeal fee no later than December 8, 2021 by 4:00 p.m. Only parties of record as defined in ECDC 20.06.020 have standing fo initiate an administrative appeal to the Hearing Examiner. CITY CONTACT: Mike Clugston, AICP, Senior Planner micha'el.clugston@edi,nondswa.gov 425-771-0220 Published: November 17, 2021. EDH943214 Proofed by Phillips, Linda, 11/17/2021 08:51:58 am Page: 2 Attac PLN2 Packet Pg. 288