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2023-11-09 Hearing Examiner PacketOF BbMG ti Agenda Edmonds Hearing Examiner 1,00 REGULAR MEETING BRACKETT ROOM 121 5TH AVE N, CITY HALL- 3RD FLOOR, EDMONDS, WA 98020 NOVEMBER 9, 2023, 3:00 PM MEETING INFORMATION This meeting is Hybrid per ECDC ECDC 10.35.010(F) and is located at the Edmonds City Hall 121 5th Ave N, 3rd Floor Brackett Room Zoom Link Meeting Info: https://edmondswa- gov.zoom. us/j/82688031743?pwd=U EROW k5 hd U5 DN 1d RK1V3 M kR2 WTRSdzO9 Passcode: 308007 Or join by phone: 253 215 8782 1. CALL TO ORDER 2. APPROVED MINUTES 3. PUBLIC PORTION A. HEARING MATERIALS 1. Greenwalk Park Preliminary Planned Residential Development (PLN2022-0049) and Formal Subdivision (PLN2022-0053) B. PUBLIC COMMENT 4. ADJOURNMENT Edmonds Hearing Examiner Agenda November 9, 2023 Page 1 Hearing Examiner Agenda Item Meeting Date: 11/9/2023 Greenwalk Park Preliminary Planned Residential Development (PLN2022-0049) and Formal Subdivision (PLN2022-0053) Staff Lead: Mike Clugston Department: Planning Division Prepared By: Michael Clugston Background/History This is a new project. This project was originally scheduled for a public hearing on October 26 but was re -noticed due to an error with the original mailed notice to property owners within 300 feet of the site. Fernandez and Barnes LLC is proposing a preliminary formal subdivision of a 3-acre site at 540 and 550 Edmonds Way into 16 single family residential lots using the planned residential development (PRD) process. Both existing houses, outbuildings and most other existing improvements would be removed and a new plat road and easement drives constructed to serve the new lots with access from Edmonds Way (SR-104). Stormwater, utility and frontage improvements are required. Staff Recommendation After taking testimony from staff, the applicant and the public, staff recommends that the Hearing Examiner approve the proposed project with conditions as noted in the staff report. Narrative The staff report and 29 exhibits are attached. Exhibit 29, a letter from Jacie Carson who is an attorney representing adjacent neighbor Dale Bonn, arrived as the agenda packet was being finalized. It is included in the packet but staff has not had time to review it. Attachments: PLN2022-0049 & -0053 Staff report to HE Greenwalk Park updated Exhibit 1- Pre -application staff meeting materials Exhibit 2 - Neighborhood Meeting Information Exhibit 3 - Land Use Applications PLN2022-0049 & PLN2022-0053 Exhibit 4 - PRD code ECDC 20.35 Exhibit 5 - ADB staff report and attachments PLN2022-0049 Exhibit 6 - ADB July 27, 2023 minutes approved Exhibit 7 - Applicant response to ADB conditions Exhibit 8 - Title Report Exhibit 9 - EUC Contact Form Exhibit 10 - Zoning map & site photos Exhibit 11- Incomplete, applicant response, complete letters Exhibit 12 - Notice of application and ADB public meeting Packet Pg. 2 Exhibit 13 - Public comments on Notice of Application Exhibit 14 - Geotech report Exhibit 15 - Arborist Report Exhibit 16 - Prelim Tree Plan Exhibit 17 - Preliminary plat map Exhibit 18 - Prelim landscape plan Exhibit 19 - Prelim stormwater report & SWPPP Exhibit 20 - Prelim development plans Exhibit 21 - Draft CCRs Exhibit 22 - Engineering and Fire feasibility memos and requirements Exhibit 23 - Greenwalk Park SEPA checklist and DNS Exhibit 24 - Notice of SEPA determination and public hearing Exhibit 25 - Ecology and WSDOT SEPA comments Exhibit 26 - Urban Forest Planner comments and proposed conditions Exhibit 27 - Renotice of SEPA and Public Hearing Exhibit 28 - PUD Comment Exhibit 29 - Carson comment Packet Pg. 3 1.a `nc. 18y\3 Xk_i We] 9411LTA [91U011 121 51" Avenue North, Edmonds WA 98020 Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa.gov PLANNING & DEVELOPMENT DEPARTMENT • PLANNING DIVISION PLANNING DIVISION REPORT & RECOMMENDATION TO THE HEARING EXAMINER Project: Greenwalk Park Planned Residential Development File Number: PLN2022-0049 (Preliminary Planned Residential Development) PLN2022-0053 (Preliminary Formal Subdivision) Date of Report: November 3, 2023 Reviewed By: _IIIZ441110� Mike Clugston, AICP, Acting Planning Manager Meeting: Thursday — November 9, 2023 at 3:00 P.M. Brackett Room, 3rd Floor City Hall 121 5th Avenue North, Edmonds WA 98020 Or on Zoom at: https://edmondswa- Rov.zoom.us/I/82688031743?pwd=UEROWk5hdU5DN1dRK1V3MkR2WTRSdz 09 Passcode: 308007 Or join by phone: 253 215 8782 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 Fernandez and Barnes LLC is proposing a preliminary formal subdivision of a 3-acre site at 540 and 550 Edmonds Way into 16 single family residential lots using the planned residential development (PRD) process. Both existing houses, outbuildings and most other existing improvements would be removed and a new plat road and easement drives constructed to serve the new lots with access from Edmonds Way (SR-104). Packet Pg. 4 1.a Stormwater, utility and frontage improvements are required, and the Engineering Division has indicated that the project is feasible from an engineering perspective. The project meets the standards and criteria in the zoning ordinance as well as the planned residential development code and subdivision codes in Chapters 20.35 and 20.75 of the Edmonds Community Development Code (ECDC), and therefore staff recommends approval of the preliminary planned residential development and plat with conditions. This project was originally scheduled for a public hearing on October 26 but was re - noticed for November 9 due to an error with the original mailed notice to property owners within 300 feet of the site. II. PROCESS Consistent with the planned residential development code in ECDC 20.35.080.A, the applicant is required to schedule a pre -application meeting with staff to discuss the scope of the project and then hold a pre -application neighborhood meeting. The applicant then applies to the City for preliminary review of the planned residential development and preliminary subdivision. 1. Pre -Application Staff Review. The preliminary plans of the proposal shall be submitted to the planning manager for review and comment. This provides an opportunity for the developer to work with the city staff to design a total plan which best meets the goals of the city and the needs of the developer. Such potential problems as drainage, topography, circulation, site design and neighborhood impact should be identified and addressed before the proposal is submitted for formal review. 2. Pre -Application Neighborhood Meeting. The applicant shall host a public pre -application neighborhood meeting to discuss and receive public comment on the conceptual proposal. The applicant shall provide notice of this meeting to all property owners within 300 feet of the subject site by depositing written notice in the U.S. Mail postage paid at least 14 calendar days in advance of the meeting to all persons and entities shown as having an ownership interest in the land records of Snohomish County. An affidavit of mailing shall be provided to the city by the applicant attaching its mailing list. While this meeting will allow immediate public response to the proposal in its conceptual form, comments submitted during this meeting are not binding to the applicant or staff. However, staff may make general recommendations to the applicant as part of the formal application based on the input from this meeting to the extent that said comments are consistent with the adopted provisions of the Edmonds Community Development Code and the comprehensive plan. As a courtesy, the applicant shall provide summary minutes of the meeting to all of those in attendance within two weeks of the date of the meeting. Greenwalk Park Preliminary Planned Residential Development and Formal Subdivision File No. PLN2022-0049 & PLN2022-0053 Q Page 2 of 23 Packet Pg. 5 1.a 3. Review by the Architectural Design Board. The design board will review the project for compliance with the urban design guidelines, landscaping, and/or the single-family design criteria in ECDC 20.35.060 and forward their recommendation of the site and building design on to the hearing examiner for his consideration. Their review will be at one of their regularly scheduled meetings, but will not include a public hearing or the ability for the public to comment on the project. 4. The Public Hearing with the Hearing Examiner. The hearing examiner shall review the proposed PRD for compliance with this section as a Type 111-A decision. If, after all appeals are exhausted, the proposal is denied, a similar plan for the site may not be submitted to the planning and development department for one year. A new plan which varies substantially from the denied proposal, as determined by the planning and development director, or one that satisfies the objections stated by the final decision -maker may be submitted at any time. An applicant who intends to subdivide the land for sale as part of the project shall obtain subdivision approval in accordance with Chapter 20.75 ECDC before any building permit or authorization to begin construction is issued, and before sale of any portion of the property. The preferred method is for the applicant to process the subdivision application concurrently with the planned residential development proposal. The pre -application meeting with staff and the neighborhood meeting were held virtually on November 4, 2021, and May 10, 2022, respectively (Exhibits 1 & 2). It should be noted that the project was still in conceptual phase during these meetings; the project did not vest until the preliminary PRD and plat applications were submitted to the city, and determined to be complete by staff, on October 3, 2022. The preliminary PRD application in PLN2022-0049 was reviewed by the Architectural Design Board (ADB) on July 27, 2023 (Exhibit 5). Their recommendation regarding site and building design is included as Exhibit 6 and the applicant's response to that recommendation is included as Exhibit 7. The Hearing Examiner will make a consolidated Type III -A decision on both the preliminary PRD in PLN2022-0049 and preliminary formal subdivision application in PLN2022-0053 following a public hearing consistent with ECDC 20.01.003. If preliminary approval is granted, City staff must review and approve civil subdivision improvement plans. Once improvements are installed or bonded for, the final plat and PRD are reviewed and approved by staff prior to recording at the County Auditor. III. EXHIBITS 1. Pre -application staff meeting materials 2. Pre -application neighborhood meeting materials 3. Land use applications Greenwalk Park Preliminary Planned Residential Development and Formal Subdivision File No. PLN2022-0049 & PLN2022-0053 Q Page 3 of 23 Packet Pg. 6 1.a 4. PRD code in ECDC 20.35 5. ADB staff report and attachments for PLN2022-0049 6. ADB minutes from July 27, 2023 7. Applicant cover letter on ADB compliance 8. Title report 9. Edmonds Utilities Consortium Form 10. Photos of project site 11. Letter of incomplete application and complete application 12. Notice of application and ADB public meeting 13. Public comments on notice of application 14. Geotech report 15. Arborist report 16. Preliminary tree plan 17. Preliminary plat map 18. Preliminary landscaping plan 19. Preliminary stormwater report 20. Preliminary development plans 21. Draft conditions, covenants and restrictions 22. Engineering Memo of Compliance and Technical Requirements 23. SEPA Checklist and Determination of Nonsignificance 24. Notice of SEPA Determination and Public Hearing 25. Comments on SEPA and public hearing notice 26. Urban Forest Planner comments and proposed conditions for trees 27. Re -notice SEPA Determination and Public Hearing 28. PUD comment IV. FINDINGS OF FACT, ANALYSIS, AND CONCLUSIONS A. Setting 1. Address: 540 & 550 Edmonds Way (Tax IDs: 27032500308300 & 27032500308400) 2. Zoning: Single Family Residential - Master Plan (RS-MP). The PRD process is the appropriate master plan process for the location. 3. Neighborhood: The project site is located at the western end of the Westgate commercial area on the south side of Edmonds Way (SR-104) where the road splits off to the ferry lanes and begins to descend into the Edmonds Bowl (Exhibit 10). To the west is the Town of Woodway, which is characterized by large lots and homes. To the north and south are parcels zoned RS-MP, which are developed with houses of varying size. Across SR-104 is an area of mixed zoning and development including single and multifamily residential together with small businesses. Greenwalk Park Preliminary Planned Residential Development and Formal Subdivision File No. PLN2022-0049 & PLN2022-0053 Q Page 4 of 23 Packet Pg. 7 1.a B. Public Notice and Comments These applications were submitted on July 7, 2022 and determined to be incomplete on August 4, 2022. After a resubmittal by the applicant, the applications were determined to be complete on October 3, 2022. In accordance with ECDC 20.03, a "Notice of Application" was posted at the subject site, Public Safety Complex, and Planning and Development Department on October 17, 2022 (Exhibit 12). The notice was not posted at the Edmonds Library since it was closed for renovations. The notice was also published in the Herald Newspaper and mailed to property owners within 300 feet of the site. Notice was also provided to the Town of Woodway since that jurisdiction is within one mile of the project site. Public Comments: Four public comments were received in response to the Notice of Application (Exhibit 13). Bonn: The comments touched on a variety of topics, including: access, impacts during construction, and impacts to trees. Staff Response: With respect to the construction process, sound from temporary construction sites is limited to 7AM-6PM on weekdays, 10AM-6PM on Saturdays. Additional property performance standards in ECDC 17.60 apply. Any off -site impacts to infrastructure caused during the project must be repaired at the developer's expense. Regarding access from SR-104, WSDOT controls that and so will have to approve the eventual access and may add conditions to that (for example, right turn only going out). WSDOT has already reviewed the project and will be consulted throughout the remainder of the development process to establish access. Tree retention and replacement must be managed in accordance with the adopted tree code in ECDC 23.10. The City's urban forest planner reviewed the project and found that it meets code with several proposed conditions. Lemas/Martinelli: The commentor's property is south of and adjacent to the project site and is on septic and he wondered if his lot could be connected to a nearby sewer line as part of the subdivision project. Staff Response: There are existing sewer mains nearby but those are owned and operated by Olympic View Water and Sewer District, not the City of Edmonds. Any connection request would have to be directed to Olympic View. See page 2 of Exhibit 22 for additional information. o Lecky: The comments touched on several topics, including: stormwater and M trees and construction impacts. 0 0 Staff Response: Construction impacts are addressed above. A 6-foot wood fence c is proposed on the exterior of the project site and that could be installed as part z of the civil subdivision improvements. A number of existing trees will be a retained on the edges of the project site. Supplemental landscaping with trees, shrubs and ground covers will also be needed on the exterior of the site to s Greenwalk Park Preliminary Planned Residential Development and Formal Subdivision File No. PLN2022-0049 & PLN2022-0053 Q Page 5 of 23 Packet Pg. 8 1.a achieve compliance with Type III landscaping in ECDC 20.13. Regarding stormwater, it must be managed onsite but see page 3 of Exhibit 22 for additional information. Helleren: The commentor provided a letter describing a fence encroachment near a portion of the south property line of the project site adjacent to the Johannessen property at 10727 2261" St. SW. Staff response: The city has no jurisdiction to determine title disputes. The city relies upon the applicant to accurately describe its interest in the subject property and to not knowingly misrepresent that interest. Under state law, an application that contains a knowing misrepresentation would not be a valid application. Lauer v. Pierce Cnty., 173 Wn.2d 242, 262, 267 P.3d 988, 997 (2011). So, the applicant bears the risk of continuing to entitle and develop the property before the encroachment question is resolved. The applicant has provided a title report for the project site (Exhibit 8) that describes it exclusive of any fence encroachment. Should an adverse possession claim be granted in favor of Johannessen by a court of competent jurisdiction, the plat / permits resulting from this application (particularly the building footprints and related setbacks) would presumably be subject to further challenge as in Lauer. A Notice of Public Hearing and SEPA Determination was published in the Everett Herald and posted at the subject site, Public Safety Complex, and Planning and Development Department on October 4, 2023 (Exhibit 24). The notice was not posted at the Edmonds Library since it is closed for renovations. The notice was also mailed to property owners within 300 feet of the site. Notice was also provided to the Town of Woodway since that jurisdiction is within one mile of the project site. As noted previously, an updated notice of public hearing and SEPA determination was issued on October 26, 2023 due to an error in the original mailed notice. The updated notice was published in the Everett Herald and posted at the subject site, Public Safety Complex, and Planning and Development Department on October 26, 2023 (Exhibit 27). The notice was not posted at the Edmonds Library since it is closed for renovations. The notice was again mailed to property owners within 300 feet of the site and provided to the Town of Woodway since that jurisdiction is within one mile of the project site. Snohomish County PUD submitted a comment after the re -notice was issued (Exhibit 28). They noted that while the District has sufficient capacity to serve the proposed development, the developer must pay for any service upgrades and easements would be required for clearance and maintenance. C. Environmental Assessment 1. Critical Area: A critical area determination was completed for the project site in 2022 (file CRA2022-0009) and found potential erosion hazard areas across the site consistent with the generally rolling topography. There is a small steep slope Greenwalk Park Preliminary Planned Residential Development and Formal Subdivision File No. PLN2022-0049 & PLN2022-0053 Q Page 6 of 23 Packet Pg. 9 1.a off the site in the SR-104 right-of-way that will not be disturbed as part of the proposed project. No streams or wetlands were found on or adjacent to the site but there are two artificial ponds on the property. The site contains a mix of native and ornamental trees around the more open areas near the existing houses, driveways, outbuildings, and ponds. 2. Shoreline: The subject property is not located within shoreline jurisdiction. 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 October 4, 2023 (Exhibit 23). The DNS was posted, mailed to adjacent property owners and published in accordance with ECDC 20.03.004 (Exhibit 24). As noted previously, the City re -issued a Determination of Nonsignificance (DNS) for the proposed project on October 26, 2023, due to the error in the original mailed notice. The DNS was posted, mailed to adjacent property owners and published in accordance with ECDC 20.03.004 (Exhibit 27). 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. The Departments of Ecology and Transportation submitted comments (Exhibit 25). Ecology noted that underground storage tanks may be present on site and require remediation. If tanks are located on the site, they would be decommissioned according to Fire District #1 standards through a permit. If contamination is encountered, it would be remediated consistent with Ecology requirements. WSDOT has approved an updated access point on Edmonds Way (SR-104) but indicated that they cannot approve the final access design until plat approval is granted. The Engineering requirements in Exhibit 22 note that WSDOT must approve the access during civil subdivision plan review, the next phase of review if preliminary approval is granted. SEPA appeals. No appeals of the SEPA determination were received at the time this report was issued. Trees: Chapter 23.10 ECDC contains the adopted tree code that applies to this subdivision (Ordinance 4227). An arborist report and tree retention and protection plan were submitted as required in ECDC 23.10.060 (Exhibits 15 & 16). The City's urban forest planner reviewed these documents and indicated that proposal is generally consistent with ECDC 23.10. Since the applicant is choosing to use the phased review process for trees allowed in ECDC 23.10.060.B.3, updated tree retention and protection plans will be required at each subsequent development phase, including civil subdivision plan review and building permits. Proposed conditions of approval are included with this report to address retention, replacement, and tree impact fees. Greenwalk Park Preliminary Planned Residential Development and Formal Subdivision File No. PLN2022-0049 & PLN2022-0053 Q Page 7 of 23 Packet Pg. 10 1.a D. ECDC 20.75.080 General Subdivision 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. 1. Subdivision Ordinance. The proposal is consistent with the purposes of this chapter (as listed in ECDC 20.75.020) and meets all requirements of this chapter As conditioned, the proposed preliminary subdivision 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. 2. 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 project site is designated "Single Family - MP" within the Westgate Corridor overlay in the Comprehensive Plan. The Comprehensive Plan has the following stated goals and policies for Residential Development that apply to this project: 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.S. Protect residential areas from incompatible land uses through the careful control of other types of development and expansion based upon the following principles: A.S.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. Greenwalk Park Preliminary Planned Residential Development and Formal Subdivision File No. PLN2022-0049 & PLN2022-0053 Q Page 8 of 23 Packet Pg. 11 1.a B. Goal. A broad range of housing types and densities should be encouraged in order that a choice of housing will be available to all Edmonds residents, in accordance with the following policies: B.1. Planned Residential Development. Provide options for planned residential development solutions for residential subdivisions: B.1.a. Encourage single-family homes in a PRD configuration where significant benefits for owner and area can be demonstrated (trees, view, open space, etc.). B.1.b. Consider attached single-family dwelling units in PRD's near downtown and shopping centers as an alternative to multiple family zoning. Compliance with the Residential Development goals and policies: The proposed planned residential development and subdivision would provide for the creation of 16 new lots and the construction of 16 new homes (a maximum of 17 would be allowed by the density of the zone). As noted in the ADB's review of the applicable design criteria in ECDC 20.35.060 (Exhibits 5 & 6), the Board found that the proposed site improvements and buildings were consistent with the single-family design guidance for PRDs and recommended approval of the project's design with several conditions. Traffic impact fees consistent with Chapter 3.36 ECDC will be collected with the associated building permits to mitigate traffic impacts. By following existing adopted codes for stormwater management, critical areas, and the like, the proposal should not cause any 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 for planned residential developments in ECDC 20.35, lot and site layouts are proposed that will allow retention of many trees around the exterior of the site. Replanting and fees in - lieu will also be required. Greenwalk Park Preliminary Planned Residential Development and Formal Subdivision File No. PLN2022-0049 & PLN2022-0053 Q Page 9 of 23 Packet Pg. 12 1.a 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 site is zoned RS-MP (Single -Family Residential — Master Plan) and is subject to the requirements of Chapter 16.20 ECDC. According to ECDC 16.20.045, development in the RS-MP zone can be done at RS-12 standards without a master plan. However, development to RS-8 standards is possible if a master plan (like a planned residential development) can demonstrate the following in ECDC 16.20.045.B: 1. That access and lot configurations shall not result in additional curb cuts or unmitigated traffic impacts on SR-104; at a minimum, a traffic study prepared by a traffic engineer approved by the city shall clearly demonstrate this requirement. 2. That the configuration and arrangement of lots within the master plan area provide for setbacks on the perimeter of the proposed development that are compatible with the zoning standards applied to adjoining developed properties. For example, a master plan adjoining developed lots in an RS-MP zone that were developed under RS-12 standards shall have RS-12 setbacks along common property lines, although the lot sizes, widths, and other bulk standards may conform to the higher density lot configuration approved through the master plan. Regarding access in Sub 1 above, the Washington State Department of Transportation controls access onto SR-104, not the City of Edmonds. WSDOT has provided preliminary approval to the applicant to purchase additional access rights and will ultimately review and must approve traffic control, frontage improvements, and final access to the intersection of the plat road and SR-104 (Attachment 25). The applicant is proposing a planned residential development so according to ECDC 16.20.030, the base development standards for the subdivision are: Minimum Minimum Minimum Maximum Maximum Minimum Lot Minimum Zone Street Side Rear Structural Lot 1 Density Area (net) Lot Width Setback Setback Setback Coverage RS-MP 5 3.7 12,000 80 feet 25 feet 10 feet 25 feet 35% RS-8 5.5 8,000 70 feet 25 feet 7.5 feet 15 feet 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. Greenwalk Park Preliminary Planned Residential Development and Formal Subdivision File No. PLN2022-0049 & PLN2022-0053 Q Page 10 of 23 Packet Pg. 13 1.a 5 "MP" signifies "master plan." The standards in this section show the standards applicable to development without an approved master plan. Properties in this zone may be developed at a higher urban density lot pattern equivalent to RS-8 but this shall only be permitted in accordance with a duly adopted master plan adopted under the provisions of ECDC 16.20.045. Alternative standards for planned residential developments. The planned residential development process also allows for alternative development standards to be used that are found in ECDC 20.35.030: A. Alternative development standards may be established through the PRD process. Such alternative standards shall be limited to the bulk standards specifically set forth in this chapter. Absent specific authorization the standard may not be waived or varied through the PRD process. 1. Bulk development standards which may be established are as follows: a. Building Setbacks. An applicant shall in every event comply with Uniform Building Code separation requirements for fire safety. See ECDC 20.35.040(B) for setback requirements. b. Lot Size. Lot sizes may be reduced ("clustering") to allow dwelling units to be shifted to the most suitable locations on residential PRD sites so long as the overall density of the project complies with the comprehensive plan and zoning ordinance. c. Lot width. d. Lot coverage. e. Street and Utility Standards Alternative. Street standards may be established by the city engineer and alter utility standards established by the public works director so long as such alternatives provide the same or greater utility to the public system, safety and long-term maintenance costs as the standards established by ECDC Title 18. f. The enhanced design standards contained in this title. 2. No modification of height limits shall be permitted in the PRD process. 3. Since the PRD process does not authorize the division of land, housing types that require the division of land will require a short or long subdivision. B. PRDs are not rezones. In no event shall use of a PRD result in an expansion of the uses permitted by the underlying zone, or in density in Greenwalk Park Preliminary Planned Residential Development and Formal Subdivision File No. PLN2022-0049 & PLN2022-0053 Q Page 11 of 23 Packet Pg. 14 1.a excess of the maximum established by the comprehensive plan and zoning ordinances. To use these standards, certain PRD criteria need to be met in ECDC 20.35.040. Criteria for establishing alternative development standards. Approval of a request to establish an alternative development standard using a PRD differs from the variance procedure in that rather than being based upon a hardship or unusual circumstance related to a specific property, the approval of alternative development standards proposed by a PRD shall be based upon the criteria listed in this section. In evaluating a PRD which proposes to modify the development standards of the underlying zone, the city shall consider and base its findings upon the ability of the proposal to satisfy all of the following criteria, if applicable: A. The proposed PRDs shall be compatible with surrounding properties in the following respects: 1. Provide landscaping for projects seeking to cluster lots under ECDC 20.35.030(A)(1)(b) through the design review process and greater buffering of buildings, parking and storage areas than would otherwise be provided through the subdivision process, 2. Providing safe and efficient site access, on -site circulation and off- street parking, and 3. Architectural design of buildings and harmonious use of materials as determined by the ADB in accordance with ECDC 20.35.060, B. No setback from the exterior lot lines of the PRD may be reduced from that required by the underlying zoning unless a variance or subdivision modification is approved, C. Minimize the visual impact of the planned development by reduced building volumes as compared with what is allowable under the current zoning or through landscape or other buffering techniques, D. Preserve unique natural features or historic buildings or structures, if such exist on the site; and/or E. Reduction of impervious surfaces through the use of on -site or common parking facilities rather than street parking. Zoning Analvsis of PRD Standards and Criteria Density: The project site could be developed to RS-8 density since the PRD process is being used (5.5 du/acre) which would yield a maximum lot 17 lots. 16 lots are proposed (Exhibit 17). Greenwalk Park Preliminary Planned Residential Development and Formal Subdivision File No. PLN2022-0049 & PLN2022-0053 Q Page 12 of 23 Packet Pg. 15 1.a Minimum Lot Area: The RS-8 zone typically requires a minimum net lot area of c 8,000 square feet per lot. However, lot sizes can be reduced using the PRD E process so long as the overall density of the project meets the RS-8 standard. As CL c noted above, the proposed density is consistent with RS-8 standard so lot area a) a') can be altered from the standard 8,000 sq. ft. As shown on Exhibit 17, proposed o lot areas range from 5,022 sq. ft. to 7,889 sq. ft. Lot Width: Pursuant to ECDC 21.55.050, lot width is the minimum diameter of a as lot width circle that must fit within a lot (70 feet in RS-8). The PRD allows for reduction of lot width and, in this case, widths are proposed to range from 60 to 75 feet. c� Setbacks: As shown on Exhibit 17, PRD setbacks are proposed for this project a rather than standard RS-MP and RS-8 setbacks. Those lots on the exterior of the development have RS-MP setbacks and are applied as appropriate for a E standard, corner or flag lot: a Standard — 25' street, 10' sides, 25' rear (Lots 2, 3, 4, 16) a Corner — two 25' streets, two 10' sides (Lot 1) Flag — all 10' sides (Lots 5 — 10, 14 and 15) c� The internal lots (Lots 11-13) have reduced setbacks as allowed through the a� PRD process. a� 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. a Lot Coverage: The RS-MP and RS-8 zones establish a maximum structural lot Y coverage of 35% on each lot. "Coverage means the total ground coverage of all ca = buildings or structures on a site measured from the outside of external walls or L 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, the LU = PRD process allows flexibility for coverage on individual lots. As shown on w Exhibit 17, lot coverage ranges from 24% to 38%. a Q Height: All buildings must be a maximum of 25 feet tall above average original grade; this will be verified for each house during building permit review. N Access and Parking: The PRD process allows for variation in parking lot design c and driveway access requirements. No changes are proposed with this project; c each lot will be able to provide at least two off-street parking stalls. According to M ECDC 17.60.040.D.1, the improved surface in the front yard may not exceed 50 le 0 percent of the required front yard area and the driveway for a two -car garage N may not be wider than 24 feet and for a three -car garage may not be wider than z 30 feet, unless otherwise approved by the city engineer for public safety _J a purposes. a� E s Greenwalk Park Preliminary Planned Residential Development and Formal Subdivision File No. PLN2022-0049 & PLN2022-0053 Q Page 13 of 23 Packet Pg. 16 1.a Staff finds that, as conditioned, the proposal is consistent with the zoning requirements for the RS-MP zone as contained in Chapter 16.20 ECDC and the five criteria for establishing alternative PRD standards in ECDC 20.35.040 (as further described in Section E below: • The proposal is compatible with surrounding properties as identified by the Architectural Design Board (Exhibits 5 & 6) and provides safe access and circulation. • No exterior setback is reduced below that required by the RS-MP zone • Proposed homes are consistent is scale with surrounding homes. • The existing pond is preserved. • Impervious surfaces are reduced. 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 20.35.050 — Decision Criteria for PRDs. Because PRDs provide incentives to applicants by allowing for flexibility from the bulk zoning requirements, a clear benefit should be realized by the public. To ensure that there will be a benefit to the public, a PRD which seeks alternative bulk standards shall be approved, or approved with conditions, only if the proposal meets the following criteria: 1. Design Criteria. The project must comply with the city's urban design guidelines set forth in subsection (A)(1) of this section and provide two or more of the results set forth in subsections (A)(2) through (A)(5) of this section: a. Architectural design consistent with the city's urban design guidelines for multifamily projects or ECDC 20.35.060 for single-family projects for the design, placement, relationship and orientation of structures. The Architectural Design Board reviewed the proposed PRD and found that it was consistent with the standards in ECDC 20.35.060 as noted in Exhibits 5 & 6. Staff finds that the proposed PRD is consistent with this criterion. b. Improve circulation patterns by providing connections (a) to the city's street system beyond those which may be compelled under state law, or (b) to the city's alternative transportation systems, such as bike or pedestrian paths accessible to the public. WSDOT controls how vehicular access will take place from the plat's private road to SR-104. Sidewalks on both sides of the plat road will connect with existing sidewalks at SR-104. No other public pedestrian or bike paths are Greenwalk Park Preliminary Planned Residential Development and Formal Subdivision File No. PLN2022-0049 & PLN2022-0053 Q Page 14 of 23 Packet Pg. 17 1.a proposed through the site since it is adjacent to private property on all other sides (Exhibit 10). Staff finds that the proposed subdivision is consistent with this criterion. c. Minimize the use of impervious surfacing materials through the use of alternate materials or methods such as open -cell grid pavers or shared driveways. Ajoint driveway is proposed for Lots 14 and 15 and pavers are proposed for pedestrian walkways from the sidewalk to the houses (Exhibit 17). While the proposed plat road and easement drives are narrower than standard as allowed through the PRD, asphalt paving and concrete sidewalks are proposed (Exhibit 20); a condition is proposed that alternative materials are further considered for the roads, driveways and sidewalks during civil subdivision plan review. Staff finds that the proposed subdivision is consistent with this criterion. d. Increase through the addition of usable open space or recreational facilities on site above the minimum open space required by ECDC 20.35.060(8)(6). The project meets and slightly exceeds the 10% area standard for usable open space (13,412 sq. ft. required, 14,096 sq. ft proposed). Staff finds that the proposed subdivision is consistent with this criterion. e. Preserve, enhance or rehabilitate significant natural features of the subject property such as woodlands, wildlife habitats or streams, historic or landmark structures or other unique features of the site not otherwise protected by the community development code. An existing artificial water feature will be retained within the western usable open space area but the site does not have other unique features that are not otherwise protected by the community development code. Staff finds that the proposed subdivision is consistent with this criterion. 2. Public Facilities. The PRD shall be served by adequate public facilities including streets, bicycle and pedestrian facilities, fire protection, water, storm water control, sanitary sewer, and parks and recreation facilities. According to the Engineering requirements in Exhibit 22, the project will be served by adequate public facilities. Staff finds that the proposed PRD is consistent with this criterion. 3. Perimeter Design. The design of the perimeter buffer shall either: a. Comply with the bulk zoning criteria applicable to zone by providing the same front, side and rear yard setbacks for all lots adjacent to the perimeter of the development; and/or Greenwalk Park Preliminary Planned Residential Development and Formal Subdivision File No. PLN2022-0049 & PLN2022-0053 Q Page 15 of 23 Packet Pg. 18 1.a b. In addition to the setback required by the underlying zone (see ECDC 20.35.040(8)), provide a landscape buffer, open space or passive use recreational area (hereafter "buffer"). The depth of the buffer shall be at least equal to the depth of the rear yard setback applicable to the zone; provided, that where the exterior lot line abuts a public way, the buffer shall be at least equal to the depth of the front yard setback required by the zone. The depth of the buffer shall be measured perpendicular to the boundary of the exterior property line setback. If such a buffer is provided, interior setbacks may be flexible and determined in accord with ECDC 20.35.030. The proposed project complies with Sub (a) above by using RS-MP setbacks on all exterior lots as are appropriate for standard, flag and corner lots (Exhibit 17). Staff finds that the proposed PRD is consistent with this criterion. 4. Open Space and Recreation. Usable open space and recreation facilities shall be provided and effectively integrated into the overall development of a PRD and surrounding uses and consistent with ECDC 20.35.060(8)(6). "Usable open space" means common space developed and perpetually maintained at the cost of the development. At least 10 percent of the gross lot area and not less than 500 square feet, whichever is greater, shall be set aside as a part of every PRD with five or more lots. Examples of usable open space include playgrounds, tot lots, garden space, passive recreational sites such as viewing platforms, patios or outdoor cooking and dining areas. Required landscape buffers and critical areas except for trails which comply with the critical areas ordinance shall not be counted toward satisfaction of the usable open space requirement. The proposed usable open spaces shown on Exhibit 17 include small sport courts, play areas, and passive recreation areas. There are no required landscape buffers and no critical areas such as streams, wetlands or landslide hazard areas are present or being counted toward the open space requirement. Staff finds that the proposed PRD is consistent with this criterion. F. ECDC 20.75.085 — Subdivision 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 Washington State Department of Transportation and Olympic View Water and Sewer District have also analyzed the project. 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 Greenwalk Park Preliminary Planned Residential Development and Formal Subdivision File No. PLN2022-0049 & PLN2022-0053 Q Page 16 of 23 Packet Pg. 19 1.a adverse impacts to the resources. Permanent restrictions may be imposed on the proposal to avoid impact. While the project area has gentle topography, there is a steeper slope along the east side of the site within the state right-of-way that will remain undisturbed. Trees are being retained consistent with ECDC 23.10 using the planned residential development 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 area slopes down gradually toward the northwest and southeast (Exhibit 14). To meet engineering and fire standards for right-of-way width and road grade, excavation for the private plat road, easements, utilities and building sites would lead to a balancing of 3,500 cubic yards of cut and 2,000 cubic yards of fill (Exhibit 20). 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. 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 22. The maximum height for new houses in the RS-MP 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. Greenwalk Park Preliminary Planned Residential Development and Formal Subdivision File No. PLN2022-0049 & PLN2022-0053 Q Page 17 of 23 Packet Pg. 20 1.a 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 is adjacent to Edmonds Way (State Route 104). A private plat road off SR-104 and additional interior access easements will provide vehicular access to the site. WSDOT must ultimately approve the intersection of the plat road with SR-104. 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 in the RS-MP zone. The project is using the lot and layout flexibility available for planned residential developments in ECDC 20.35 (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 Greenwalk Park Preliminary Planned Residential Development and Formal Subdivision File No. PLN2022-0049 & PLN2022-0053 Q Page 18 of 23 Packet Pg. 21 1.a 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. There are existing sidewalks along the south side of Edmonds Way. Sidewalks interior to the project site on both sides of the private plat road will connect to the existing sidewalks at the SR-104 frontage (Exhibit 20). Staff finds that the proposed subdivision is consistent with this criterion. 3. Dedications a. 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. 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 (Exhibit 22), no dedications are required for the proposal. See Section II.F below regarding the dedication of parkland. 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. Greenwalk Park Preliminary Planned Residential Development and Formal Subdivision File No. PLN2022-0049 & PLN2022-0053 Q Page 19 of 23 Packet Pg. 22 1.a With the conditions of approval included in the Engineering Requirements for both Fire and Engineering (Exhibit 22), staff finds that the proposed subdivision is consistent with this criterion. c. The use of septic systems may be 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. There are no septic systems included as part of the proposed project. The project site is located in the City of Edmonds but Olympic View Water and Sewer District (OVWSD) is the water and sewer supplier for the project site OVWSD preliminarily approved connection and will be involved in the civil subdivision plan review process to 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. G. 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 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 on the Findings of Fact, Conclusions, and Attachments to this report, staff recommends the Hearing Examiner APPROVE the Greenwalk Park preliminary planned residential development and formal subdivision in files PLN2022-0049 and PLN2022- 0053, subject to the following conditions: If underground storage tanks are found on the site, they must be decommissioned consistent with the requirements of South County Fire by obtaining a permit through the City. If contamination is encountered, it must be remediated consistent with Ecology requirements (WAC 173-340). Greenwalk Park Preliminary Planned Residential Development and Formal Subdivision w File No. PLN2022-0049 & PLN2022-0053 Q Page 20 of 23 Packet Pg. 23 1.a 2. A 6-foot tall wood fence and Type III landscaping is required along the north, west and south sides of the project site. 3. Guest parking is not permitted within the required open space areas. 4. Street tree species will be determined by the City during the civil phase of the subdivision review in PLN2022-0053. 5. Any transformers, utility meters and similar features must be screened from view or camouflaged to minimize their visual obtrusiveness from the sidewalk along Edmonds Way and internal plat roads and drives. 6. Staff will verify compliance of the proposal with all relevant codes and land use permit conditions through review of building, engineering, and fire permits. Minor changes to the approved design may be approved by staff at the time of building permit without further design review by the Architectural Design Board if the design is substantially similar to that originally approved. 7. 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 Exhibit 22. ii. Alternative materials other than asphalt pavement and concrete must be considered for the roads, driveways and sidewalks. iii. Comply with the tree conditions found in Exhibit 26. iv. Implement tree protection measures required in ECDC 23.10.070. V. Provide a cost estimate to be used to determine the performance tree bond required in ECDC 23.10.090. 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 planned residential development in File No. PLN2022-0049 and the formal subdivision located in File No. PLN2022-0053 in the City of Edmonds Planning Division." V. The zoning setbacks and related zoning standards established as part of the planned residential development process must be shown on the face of the final plat map. Greenwalk Park Preliminary Planned Residential Development and Formal Subdivision File No. PLN2022-0049 & PLN2022-0053 Q Page 21 of 23 Packet Pg. 24 1.a vi. Include on the subdivision all required information, including owner's certification, hold harmless agreement, and Planning and Development 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 the plat as required by ECDC 23.10.085, as amended. 8. 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 Exhibit 22. b. Comply with the tree conditions found in Exhibit 26. c. A notice to title for tree retention must be recorded for each lot, consistent with ECDC 23.10.085, as amended. 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 Planning and Development 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] Greenwalk Park Preliminary Planned Residential Development and Formal Subdivision File No. PLN2022-0049 & PLN2022-0053 Q Page 22 of 23 Packet Pg. 25 1.a IX. 0 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. PARTIES OF RECORD City of Edmonds 121— 5t" Ave. N Edmonds, WA 98020 Applicant: Fernandez and Barnes LLC (Steve Barnes rep.) sbarnes@cornerstonearch.com Persons who submitted written comments: Kim Helleren nordicgall@comcast.net Lisa and John Lecky Imlecky@yahoo.com XI. INTERESTED PARTIES Peter Alm, WSDOT almp@wsdot.wa.gov Mary Wicklund, PUD mlwicklund@snopud.com Dale Bonn dalepatience@icloud.com Mitch Lemas and Kathy Martinelli mitch@pacificrepworks.com Kelli Price, Ecology nwsepa@ecy.wa.gov Greenwalk Park Preliminary Planned Residential Development and Formal Subdivision File No. PLN2022-0049 & PLN2022-0053 Page 23 of 23 Packet Pg. 26 1.b CITY OF EDMONDS MyBuildingPermit.com Land Use Application #1037472 - 540 & 550 Edmonds Way Applicant First Name Last Name Company Name Steve Barnes Cornerstone Architectural Group Number Street Apartment or Suite Number E-mail Address 6161 NE 175th Street 101 sbarnes(Lbcornerstonearch.com City State Zip Phone Number Extension Kenmore WA 98028-4800 (206) 550-9296 Contractor Company Name Number Street City State License Number Project Location State Zip License Expiration Date UBI # Number Street 540 EDMONDS WAY City Zip Code County Parcel Number EDMONDS 98020 27032500308300 Associated Building Permit Number Tenant Name Additional Information (i.e. equipment location or special instructions). Work Location Property Owner Apartment or Suite Number Phone Number Extension E-mail Address Floor Number Suite or Room Number First Name Last Name or Company Name Theresa Molnar Number Street Apartment or Suite Number 390 SUNSET AVE N City State Zip EDMONDS WA 98020 Certification Statement - The applicant states: 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. 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: 10/19/2021 Submitted By: Steve Barnes Exhibit 1 - Green PLN2022-004 Packet Pg. 27 Page 1 of 2 1.b CITY OF EDMONDS MyBuildingPermit.com Land Use Application #1037472 - 540 & 550 Edmonds Way Project Contact Company Name: Cornerstone Architectural Group Name: Steve Barnes Email: sbarnes@cornerstonearch.com Address: 6161 NE 175th Street 101 Phone #: (206) 550-9296 Kenmore WA 98028-4800 Project Type Activity Type Scope of Work Any Project Type Preapplication Services Preapplication Meeting Project Name: 540 & 550 Edmonds Way Description of Work: Plat two existing parcels into 16 lots with right of way and common space. Project Details Development Type Land Use Pre -submittal Activity Plat Additional Parcels: 27032500308300,400 Exhibit 1 - Green PLN2022-004 Packet Pg. 28 Page 2 of 2 . of to.y � v d 4 ;P Jurisdiction: Edmonds Project Name: 540 & 550 Edmonds Way Appfication 1D: 1037472 Supplemental Name: Pre -Application Questionaire Assessor tax parcel number(s) for all lots 27032500308300 & 400 Site address(es) and lot number(s) - Type N/A if none are assigned 540 & 550 Edmonds way Existing occupancy(ies) and uses Single family residences Proposed occupancy(ies) and uses Single family residences Building type of construction (ex: VB, VA, IIIB). Type N/A if property is vacant VB Zoning designation RS-MP Existing fire sprinkler and fire alarm system types. Type N/A or none if not applicable N/A Lot area 2.88 acres This Pre -Application is for: Land Use Only 1.b MyBuildingPermitxom I understand that questions, plans, and documents for the meeting must be submitted at least one week prior to the scheduled date Any received after will not be reviewed by staff and may result in the meeting being rescheduled. Please enter your electronic signature to acknowledge: Steve Barnes Exhibit 1 - Green PLN2022-004 Packet Pg. 29 1.b Property Owner's Authorization Alex Molnar ,certify under the penalty of perjury under the laws of the State of Washington that the following is a true and correct statement: 1 have authorized Pteve Barnes to be the Applicant/Agent to apply for the subject land use application, and grant my permission for the public officials and the staff of the City of Edmonds to enter the subject property for the purposes of inspection and posting attendant to this application. SIGNATURE OF OWNER DATE Exhibit 1 - Green PLN2022-004 Packet Pg. 30 1.b 540 & 550 EDMONDS WAY Parcel ID: 27032500308300 & 400 Property Address: 540 & 550 EDMONDS WAY City: EDMONDS Zip Code: 98026 Owner: MOLNAR ALEXANDER & THERESA TRUST SW1/4 SEC25 T27N R3E Existing and proposed occupancy: Single family residential Number of stories: 2 story individual dwelling units Zoning: RS-MP (plan to use RS-8 for underlying zoning requiring a PRD with master plan). Number of dwelling units: 13 on 540 & 3 on 550. Lot area: 2.33 + .55 acres = 2.88 acres SEC 25 TWP 27 RGE 031RT-106) N1/2 NW1/4 SW1/4 SW1/4 LESS RDSLESS N 35FT OF W 262.9FT LY W OF CO RD LESS PTN LY NELY ST HWY 1 W & LESS BEG 321. 83FT S & 30OFT E OF NW COR NW1/4 SW1/4 SW1/4 TH CONT E 327.80FT M/L TO E LNNW1/4 SW1/4 SW1/4 TH N ALG SD E LN TO SWLY MARG ST HWY TH NWLY ALG SD MARG 175FT M/L TO A PT 20OFT SELY OF INT N LN SW1/4 SW1/4 & WLY LN ST RD TH SWLY 285FTM/L TPB LESS ST HWY Develop this site in accordance with RS-MP zoning criteria by developing a master plan for the two lots complying with the requirements or a PRD currently under control by the Molnar's and Molnar Building LLC. This includes two lots parcels 27032500308300 2.33 acres & 27032500308400 .55 acres. Compliance with ECDC 16.20.045 Site development standards — Single-family master plan. A. The site at 540 & 550 resides within the area designed MP. We are submitting a design that is intended to occur at RS-8 densities and higher. B. This project shall participate in the PRD (planned residential development) process. 1. Access and lot configurations are designed to reduce the number of curb cuts and unmitigated traffic impacts on SR-104. A traffic study will be prepared to clearly demonstrate the proposed design. The configuration and arrangement of lots provide setbacks for all the perimeter lots that abut neighboring zoning to utilize setback requirements for those lots, in this case RS-12 setbacks. Some of the neighboring lots are in the same RS-MP zone, in these cases we have maintained the RS-12 setbacks. Only lots that are internal or do not physically touch neighboring lots are we proposing different setback requirements. Compliance with ECDC 20.35 A. Our design promotes a higher density development than the base zoning of RS-8 which is allowed through the PRD process. B. The layout has different size lots and a variety of different orientations to so there are a number of different size houses and their design will be arranged to work with existing contours and maintain as many significant trees as possible. Exhibit 1 - Green PLN2022-004 Packet Pg. 31 1.b C. We have provided vehicle circulation systems using finger lots and access easements to reduce the environmental impact of publicly owned roads, a significant portion of the site will be set aside for shared use (Common Spaces) which will contain water feature, walking and viewing areas and outdoor play areas for children. D. The design promotes an variety of different building designs and the relationships of houses to one another are varied with a combination of two story houses, some with daylight basements and others with parking in the basement. The architectural style will be contemporary in order for us to meet current housing needs. E. Our proposal has combined the two adjacent parcels which have the most significant vehicular constraints since the both front on SR-104 and combines access to a single new road with controlled access to the highway that will comply with WSDOT requirements. F. The intent of the RS-MP zoning is to increase density in this somewhat under developed corner of the city that is within walking distance of downtown but is still a single family neighborhood. By saving existing site features such as the water feature and perimeter trees along with a good portion of the existing orchard we can maintain the privacy of neighbors. A portion of the short plat will include dedicating property to the neighbor to the south who feels that he has rights to a portion of the property that extends past the fence on the south side of the property. G. It is the intent to have 4 different price groups for housing within this community to meet the needs of a wide range of income and age groups. H. Existing site amenities are being preserved as previously discussed. I. Permanent usable commonly owned open space is being provided for both active and passive recreation which will be owned by the community and under the direction of the HOA that will be established. J. In order to create the open space we have clustered the housing onto smaller lots and created two separate open space areas for different types of activities. There are no steep slopes or environmentally critical areas on this site. K. We have reduced the amount of impervious surfaces but minimizing the amount of road we need to building and have provided narrower access easements which will need to meet the width requirements of the fire marshal. L. The comprehensive plan designation for our sites is Single Family— MP. Our design willfully comply with all tree retention standards. 1. Since we will be building the houses they will all meet current Washington State Energy code and Built Green standards providing outdoor covered space in both the front and rear of the homes for outdoor cooking and living. 2. Our storm drainage systems will be designed to meet low impact development requirements and we will use pervious paving wherever it is allowed by code. 3. Natural elements such as the water fall feature on the site along with it's surrounding landscaping will be maintained. 4. By teaming up with multiple property owners we are doing all we can to create a consistent environment that goes beyond our own site. 5. The new road we are building will provide access to city utilities and public transportation. Exhibit 1 - Green PLN2022-004 Packet Pg. 32 1.b 6. By creating a higher density development near to the downtown core of Edmonds meets the much loftier goal of reducing sprawl and increasing the livability of the urban environment. 7. We are doing what we can for affordable housing but within this portion of the city the only way to increase affordable housing is to allow ADU and DADU development for further increase densities on these sites. Since this is not allowed we cannot take advantage of this opportunity. REGIONAL GOALS By developing these pieces of land to allow for more inhabitants in a restrained manner that doesn't move any vehicular traffic on to any adjacent city streets, only on to the state highway we are promoting the goals for the central Puget Sound region. This is the strategy of urbanization that is designed to minimize environmental impacts, support economic prosperity, promote adequate and affordable housing, improve mobility and make efficient use of existing infrastructure. Due to the site's proximity to the downtown core and adjacent services such as grocery stores and restaurants we have a unique ability to create this community where people can walk to downtown, to grocery stores, banks, restaurants, etc. A truly pedestrian oriented location that is also well service by existing public transportation. By combining multiple property owners and parcels within our project we are moving towards a small solution toward combining access from multiple sites that will benefit good pedestrian and transit access to the already vibrant downtown area. This will also provide the new residents convenient access to the waterfront and other city owned parks. SUSTAINABILITY Fernandez Barnes LLC are committed to sustainable development as has been a part of their development and contraction processes since the company began. This commitment is enhanced when they are able to control the land development from a pre -developed condition to a fully integrated design which includes roads, driveways, access walks, the buildings, how the buildings are oriented to take advantage of the sun, covered outdoor spaces to combine outdoor and indoor living spaces so they work together seamlessly. This is why we prefer to be able to do our own short platting prior to building design so we can define the perimeters of the sites and setbacks to meet the needs of the new residences and how they interact with adjacent houses and access points. We are always willing to participate in green built technologies and processes because we feel our buildings will be better and longer lasting but being included in design and construction. There are small things we do in our buildings to implement climate change policies on a micro level such as always providing charging stations for electric cars, providing ductless heating systems and highly efficient ventilation systems into each house to maintain good indoor air quality while minimizing the amount of greenhouse gas that is created. We do include access to natural gas for cooking appliances for practical reasons. COMMUNITY HEALTH Our community spaces will be designed to encourage outdoor activities and just provide a good reason to get out of the house and go for a walk. A good connection to transit and sidewalks that lead to downtown Edmonds and other locale businesses further encourages people to get out and walk rather Exhibit 1 - Green PLN2022-004 Packet Pg. 33 1.b than driving to the store. Most of our developments have been in urban areas and our designs have enhanced the new owners access to activities outside the home. ENVIRONMENTAL QUALITY GOALS AND POLICIES We will be fully landscaping the sites where we build homes using native species and laid out in a natural way to maintain existing wildlife habitat as much as possible. RESIDENTIAL DEVELOPMENT GOALS AND POLICIES Residential Goal A: A. The homes designed by Greenwalk Designs have been consistently varied and provide changes of materials and opening designs along with roof designs that enable them to harmonize with one another without duplicating the exact same design over and over again. B. Although we can't keep people from adding on to their houses in the future our initial designs will discourage future additions because they will be included within the original design and our use of property configurations will not allow a lot of room outside of setbacks that will allow for future additions. C. Although we are situated and the top of a hill there are not real views within this new neighborhood except the peaceful neighborhood and it's amenities. No views from adjacent properties will be interrupted by this development. D. There are a few houses on this site that are not historic and are not very well designed so rehabilitation of these older buildings is not practical and would not provide the environmentally sensitive solutions we will be proposing. E. The new neighborhood we are designing will be built but us so we will control compatibility of the entire community which will enhance the value of neighboring properties. F. The houses we design are already planned to work with existing topography, trees, soils, drainage and vegetation. Residential Goal B: A. Our ability lay out the lots that will allow for good residential design where the interior spaces and flow to exterior spaces providing significant benefits for the owner. B. We specifically comply with "single family dwelling units near downtown" although the zoning doesn't allow for attached dwelling units or ADU/DADU development. C. Our site is located right on SR-104 but all access off the new residential street we will be building. D. Preservation of privacy and views of surrounding buildings will be maintained. E. Building heights will comply with same codes that surrounding neighbors had to comply with. F. We will be constructing single family residences adjacent to existing single family residences. G. Since we are designing and building nearly all the structures they will have a unified yet varied design. H. We have done out best to preserve natural features and have maintained some existing natural features. Exhibit 1 - Green PLN2022-004 Packet Pg. 34 1.b SITE AND TOPOGRAPHY GOALS & POLICIES As we have presented in this project description we intend to comply with all the comprehensive plan policies that apply to the relatively small land locked piece of property. Such as we intend to minimize impervious surfaces and cuts and fills. Streets and access will conform to the natural topography and be designed to reduce runoff. We have no hazardous soil conditions and will comply with all the soils and topography goals defined in 'GOAL B". Of course erosion control will be built into our permitting packages. VEGETATION AND WILDLIFE As previously mentioned we are committed to maintaining and enhancing native vegetation plantings. There are no wildlife habitats or critical areas on this site that will be disturbed. Removal of trees will comply with new city ordinances and the open areas we will be leaving will include the existing vegetation that are within or surround these areas. AIR POLLUTION GOALS & POLICIES We will do everything we can on this micro scale to reduce air pollutants from providing power charging stations at each home for electric cars to providing only contained gas fireplaces within the houses. Our location will do the most for reduction in vehicle pollution but being close to the downtown core and services. There will not be any noticeable noise pollutants from this site with the possible exception of playing children in peoples back yards. Our outdoor play areas are mostly well withing the heart of the development keeping this type of noise as far as possible from existing neighbors. 20.35.040 Criteria for establishing alternative development standards A. The new residential development will respect the neighbors and building massing will be the same as adjacent properties. 1. It is our intent to fully landscape all lots taking care to buffer buildings and parking from neighbors. 2. Provide safe and efficient site access, on -site circulation and off-street parking in driveways. 3. Provide a consistent yet varied use of materials and building shapes to create individually designed dwellings. B. No setbacks from the exterior lot lines are reduced from that required by the underlying zoning. C. Minimize the visual impact of the planned development by reducing building volumes by having front and rear covered porches and other techniques to reduce building scale such as changes in materials. D. Preserve unique natural features or historic buildings which does not apply to this site although the existing water feature has been saved and will be enhanced with play areas for children, seating and lighting. E. Reduction of impervious surfaces is a standard design feature currently used in all our development projects. 20.35.060 Single family design criteria for PRD's. A. Building design. Exhibit 1 - Green PLN2022-004 Packet Pg. 35 1.b 1. Characteristics of Single -Family Development. a. All homes will have a strong physical connection to the street or access easement to show a strong sense of entry and ownership. b. Most of the housing will be designed so that the garage is stepped back 10 feet from the front of the house or front porch to create separation through the use of massing. 2. Entries and Porches: a. All houses will have front porches and some will have varied roof lines and other will have the second floor extending over the front porch to create variety. b. All main entries will be prominent and face the street or access easement. 3. Materials: Materials will be used in a consistent yet varied manner to create consistency and interest. All materials will be used around all sides of the home including window trim and various materials, there will not be a front wall with different materials than the rest of the house. c. All houses will have front porches and some will have varied roof lines and other will have the second floor extending over the front porch to create variety. d. All main entries will be prominent and face the street or access easement. Exhibit 1 - Green PLN2022-004 Packet Pg. 36 1.b 540 & 550 Edmonds Way Housing type Exhibit 1 - Green PLN2022-004 Packet Pg. 37 1.b a Exhibit 1 - Green PLN2022-004 Packet Pg. 38 1.b Exhibit 1 - Green PLN2022-004 Packet Pg. 39 1.b Exhibit 1 - Green PLN2022-004 Packet Pg. 40 1.b 540 & 550 Edmonds Way Questions 1. Confirm that lot sizes and setbacks are acceptable for proceeding to plat engineering. 2. Confirm suggested entry drive is correct width, that sidewalk on one side is acceptable and any other ways it may not meet city engineering requirements. 3. Confirm that amount of area set aside as common space is acceptable. 4. Send to fire marshal to ensure the access easement tee at the end of the new right of way is acceptable at the turn around for fire trucks (complies with standard detail TR-514). We know we will need at least one new fire hydrant, if we need more it would be nice to know as soon as possible. We can work directly with the fire marshal. 5. Verify what other requirements besides the arborist report that will be required to meet tree retention besides what is shown on sheet L1. 6. We know that we'll be required to extend utilities up from SR-104 for water, sewer easement with main already runs through the site. We will work with Olympic View water district for these utility extensions. If the city needs to provide input let us know what you are looking for. 7. Confirm if the city or state will take lead on right of way improvements (sidewalk, planting strip, etc.) S. Our intent is to do infiltration if the soils will allow it (soils test being conducted this week) if not we will be providing drywells for individual houses (which we will do in any case) and retention system (similar to what is shown on drawings) for right of way and driveways if we don't make the driveways out of pervious paving. 9. Is there any advantage for built green in reduction of plan review times period for buildings? We do this anyway so we would take advantage of any encouragement from the city. 10. We know the state will be telling us how to configure the new intersection. If the city has some say please let us know your concerns. 11. Will the city name the street or can we name it ourselves? Exhibit 1 - Green PLN2022-004 Packet Pg. 41 1.b DATE STAFF: M. City of Edmonds PRE -APPLICATION COMMENTS BUILDING DIVISION November 4, 2021 Leif Bjorback, Building Official Project: PRE2021-0008 Edmonds Way PRD 540 Edmonds Way A preliminary review was done with the pre -application materials provided and we have the following comments. General comments 1) Codes in effect at the time of this meeting: a) 2018 International Building Code with State Amendments b) 2018 International Residential Code with State Amendments c) 2018 International Fire Code with State Amendments d) 2018 Uniform Plumbing Code with State Amendments e) 2018 Washington State Energy Code (WAC 5 1 -11) f) Edmonds Community Development Code 2) Basic Design Loads specific to Edmonds a) Snow load 25 psf — nonreducible b) IBC Seismic design category D; IRC Seismic design category DI c) Basic Wind speed 85 mph, 3 sec gust d) Wind exposure is likely B for this location. 3) Separate demolition permits will be issued for the existing structures. The regulations of Puget Sound Clean Air Agency will apply. 4) A soils report will be required for all homes where the slopes exceed 15%. The soil type and design bearing capacity shall be specified on the construction drawings. 5) In general, retaining walls greater than 4 feet in height will require an engineered design. Rockeries are not considered retaining walls by the City of Edmonds and have certain restrictions. 6) Property line setbacks will need to be verified by a surveyor. 7) Height check for the structure must be done by a surveyor if the proposed height is within 12 inches of the maximum allowable height. 8) A Parks Impact Fee of $2734.05 will be assessed for each new house, with credit given for the existing structures being demolished. Building Division Pre -application Comments 1 Exhibit 1 - Green PLN2022-004 Packet Pg. 42 d 1.b Pre -Application Meeting • V. 1 a - PERMITTING & DEVELOPMENT ENGINEERING DIVISION 121 5th Avenue N P: 425.771.0220 www.edmondswa.gov Pre Application File # PRE2021-0008 Pre Application Date: November 4, 2021 Project Name: Greenwalk Park Project Address: 540 and 550 Edmonds Way Subdivision - # of Lots: 16 Lot Plat and Planned Residential Development Owner/Applicant Steve Barnes (Cornerstone Architectural Group) sbarnes@cornerstonearch.com Engineering Representative Jeanie McConnell, Engineering Program Manager jeanie.mcconnell@edmondswa.gov Subdivision Phases of Approval (Refer to City Handouts for more information): Step 1: PreliminaU plat review and approval • Preliminary Plat submittal shall include a preliminary development plan (preliminary civil plans). A stormwater report shall be provided addressing, at a preliminary stage, stormwater requirements and project feasibility. Step 2: Civil improvement plan review and approval • Complete civil construction plans and stormwater management report. • Performance Bond Required prior to civil plan issuance Step 3: Final plat approval — recording of short plat • Recording documents showing street dedication (if required), public and private easements, easement and maintenance provisions, stormwater covenant, etc. • All civil plan improvements shall be constructed or a performance bond posted to guarantee the construction of the improvements. Exhibit 1 - C r PLN2022-004 Packet Pg. 43 1.b PROPERTY DEVELOPMENT LIMITATIONS AS ESTABLISHED BY WSDOT: • A 16-lot development is currently being proposed with access to Edmonds Way. • Edmonds Way is a State Route (SR-104) and the subject property falls within a designated limited access area as established and managed by WSDOT. • WSDOT has informed the City that limited access rights were purchased (deeded to WSDOT) in the early 1970's and said deed limits the land use of 540 and 550 Edmonds Way to one single-family residence on each lot. • WSDOT has indicated a real estate transaction would be required to alter the existing deed restrictions. • The property owner is responsible for obtaining approval from WSDOT to develop each property beyond one single-family residence. THE FOLLOWING INFORMATION IS PROVIDED BASED ON CURRENT CITY CODES AND STANDARD DETAILS. THIS PRE -APPLICATION MEETING DOES NOT PROVIDE ANY VESTING RIGHTS. STREETS, DRIVEWAYS, FRONTAGE IMPROVEMENTS 1. Edmonds Way (SR-104) a. Intersection of plat road and Edmonds Way to be designed per WSDOT requirements. b. Left turn movement from plat road onto Edmonds Way may be restricted c. Frontage improvement design along Edmonds Way, including potentially wider sidewalks, to be per WSDOT requirements. d. Existing failing, damaged or non-ADA compliant sidewalk will need to be removed and replaced. e. Lighting at intersection of plat road and Edmonds Way per WSDOT. 2. Plat Road a. Private road based on allowance by Olympic View Water and Sewer District for water and sewer mains to be located within easements. b. Engineering street standards (ECDC 18.80.010) includes the following: i. 3-4 lots: 20-ft of right-of-way (easement) and 16-ft of pavement ii. 5-9 lots: 30-ft of right-of-way (easement) and 20-ft of pavement w/ turn around iii. 10-15 lots: 40-ft of right-of-way with 22-ft of pavement w/ cul-de-sac iv. 16+ lots: dependent on design w/ cul-de-sac c. Street slope not to exceed 12% (ECDC 18.80.070). NOTE: Slope stated does not account for any design restrictions that may exist based on the proposed material. d. Street Design per PRD Site Design requirements (ECDC 20.35.060): i. Sidewalks on both sides of the street ii. Street trees and planting/parking strips 3. Driveways a. Driveway slope not to exceed 14% (ECDC 18.80.060). NOTE: Slope stated does not account for any design restrictions that may exist based on the proposed material. b. Vehicular Access per PRD Site Design requirements (ECDC 20.35.060): i. Driveway widths shall not exceed 20-ft at curb cuts ii. Shared driveways encouraged Exhibit 1 - C r PLN2022-004 Packet Pg. 44 1.b 4. PRD Alternative Standards (ECDC 20.35.030) includes a provision that could allow for alternative street and utility standards. 5. PRD Application Requirements (ECDC 20.35.070) states the applicant may submit to the development services director proposed development standards as an alternative process. Please review this code section for more details. 6. Street restoration per WSDOT standards. Typically, patches shall be combined, and full width or half width overlay will be required depending on the extent of disturbance. Where utility patches fall entirely within one travel lane, the overlay shall extend to the centerline of roadway. Where utility patches extend into both travel lanes then a full width overlay is required. 7. No work shall be performed with Edmonds Way right-of-way without approval from WSDOT. WATER SYSTEM IMPROVEMENTS 1. Purveyor: Olympic View Water and Sewer District (OVWSD) a. Contact OVWSD for water main and meter requirements. 2. Wellhead Protection: a. Site appears to be close to one of OVWSD's wellhead zones based on DOH GIS. Applicant needs to verify with OVWSD. https://fortress.wa.gov/doh/swap/index.html 3. Fire Sprinkler systems: When fire sprinklers are required per the Fire Department, a flow through system on a single-family residence can typically be serviced with a 1" meter and 1 %2" service line. 4. Irrigation & Premise Isolation a. City Cross Connection Control Specialist: Jeff Koblyk Phone: 425.771.0235 x1644 or e-mail: jeff.koblykgedmondswa.gov b. Show separate irrigation meter. Irrigation Sprinkler Permit to be obtained from City Public Works Water Division. c. RPBA shall be located in a hot box just after the water meter. SEWER SYSTEM IMPROVEMENTS 1. Purveyor: City of Edmonds; however, sewer main is owned by OVWSD a. Contact OVWSD for requirements on connecting to their sewer main line b. General Facility charges and monthly utility charges will be to the City of Edmonds 2. Sewer Laterals: a. 10 lots or more; 8" minimum and must install manhole at main b. 9 lots or less; 6" minimum STORM SYSTEM IMPROVEMENTS 1. City Stormwater Engineer: Zack Richardson, P.E. phone: 425.771.0220 x1323, email: Zachary.richardsonkedmondswa.gov 2. New storm code update planned for Jan 2022, based upon the 2019 DOE manual. Please note, with the new update, the Edmonds Way exemptions will expire. 3. Engineer of record should pay attention to TDA (Threshold Discharge Area); the subject site appears to be a high point between two basins. Exhibit 1 - C PLN2022-004 Packet Pg. 45 1.b a. Potential issues with how overflows will be managed and maintaining TDA requirements; may be easier to design for 100% infiltration. 4. Drainage report to address interaction with drainage and proposed pond feature (or lack thereof) a. Also address any source control needs around proposed uses in that space. 5. Infiltration as proposed seems fine but managing other utilities in vicinity of infiltration facility may be a challenge. 6. If concrete storm vault is proposed, structural drawings and calculations will be sent out for peer review. Cost will be passed through to the applicant. 7. How is garbage managed? Apply source control to any common or exterior trash facilities as needed. 8. Ecology General Construction Stormwater permit required for over 1 acre. 9. Pollution generating impervious surfaces over 5000sf require water quality — this includes the road and driveways. DRY UITLITIES - UNDERGROUND WIRING & ELECTRICAL POWER SOURCE 1. Underground Wiring Requirements of ECDC 18.05 shall be followed. All utility services shall be installed underground. 2. Pad mounted transformer to be located on private property. 3. Dry utilities to be 5-ft from City utilities or main lines and 3-ft from water/sewer/storm utilities on private property. RESPONSES TO APPLICANT QUESTIONS 2. Entry drive width, sidewalk, and other road requirements noted above. 6. Water and sewer improvement requirements noted above. 7. Right-of-way (Edmonds) improvements will be determined by WSDOT. 8. Stormwater management requirements noted above. 10. Plat road and Edmonds Way configuration will be determined by WSDOT. See notes above. 11. The street name will be determined by the City Engineer in accordance with grid system and city official street map. Refer to ECDC 19.75. GENERAL INFORMATION AND FEES: Complete Civil Construction Plans • City of Edmonds Standard Details, Fees, Handouts, Edmonds Community Development Code (ECDC), etc: www.edmondswa.gov • GIS utility maps, asbuilts & City easements: www.maps.edmondswa.gov • Drawings shall be 24 x 36 in size and scaled at 1:20 minimum • Include full extent of property and adjoining right of ways • Details/Profiles as well as City of Edmonds Standard Details shall be provided as necessary • Include Civil Plan Sheet Index • Include Utility Purveyor Information Exhibit 1 - C r PLN2022-004 Packet Pg. 46 1.b • Include "Approved by Engineering" approval block — example on City website. • Provide General Notes and Construction Sequence — example on City website. Transportation Impact Analysis • Refer to and follow the requirements outlined in the ECC Chapter 3.36. • If the proposed project creates over 25 peak hour trips, a transportation study shall be submitted to the City. • Transportation impact fees are assessed and due at the time of building permit issuance. Refer to Engineering Handout E82 Transportation Impact Fees. Subdivision Civil Plan Review Fee • $4670 (2021 fee) General Facility Charges Edmonds Public Utilities • Sewer — calculation per single-family dwelling unit - $4417/SFR • Storm — calculation is based on impervious surface area. $799/ESU (IESU = 3000sf); except each SFR = 1 ESU (unless individual SFR site development includes over 5000sf impervious area then it's based on a calculation. o Fee established for plat road is to be paid at civil plan approval for plat o Fee established for single-family residences to be paid with building permits Olympic View Water and Sewer District • Water — to be determined by Olympic View Water Sewer District. Cost Estimate, Bonds and 3.3% Inspection Fee • Provide an itemized engineers cost estimate for both on -site and off -site (right-of- way) improvements, including traffic control and all utility installations. Use the King County Bond Quantity Worksheet (available on the county website-most current version) and utilize "write-in" sections where appropriate. o In order to record the subdivision ahead of constructing the required improvements, the performance bond amount shall be based on the entire scope of the project. o The amount of the bond will be based on 120% of the City approved estimate. The City will inform of the appropriate bond amount after review of the cost estimate. Please obtain the appropriate subdivision improvement bond forms from the City — available on the City website. o Inspection fees are calculated at 3.3% of the 100% City approved estimate for all improvements. • At construction final approval, Performance Bond will be released upon securing a Maintenance Bond. Maintenance bond will be held for 2 years and is 15% of the total cost estimate. ATTACHMENTS • AFN 217113 — Warranty Deed — Limited Access • WSDOT Limited Access Map • Superior Court Judgement and Decree — Access limitations Exhibit 1 - Cl� r PLN2022-004 Packet Pg. 47 r S..F. No..-3005-B—OS-11-67. WARRANTY DEED 1,JR f r,D .b 1..3.Es t r-I i In the Matter of State Route 104 (............SH No ...............................) -� Edmonds Ferry Terminal to 5th Avenue G1 KNOW ALL MEN BY THESE PRESENTS, That the Grantor Richard J. Blandau and Olive L. Bla.ndau also know'Las Olive Lewellen Blandau, his wif c 2 for and in consideration of the sum of TEN AND NO/100 ($10.00)---------- -------- Dollars, T' and other valuable consideration hereby convey and warrant to the STATE OF WASHINGTON, the following described real estate situ- ated in Snohomish County, in the State of Washington, to the same N extent and purpose as if the rights herein granted had been acquired under Eminent Domain statute of E the State of Washington: o a_ All that portion of the following described Parcel "All lying Northeasterly of the � following line: Beginning at a point apposite Highway Engineer's Station (hereinafter referred to as W H.E.S.) L 77+00 and a distance of 110 feet Southwesterly, when measured at right angles a and/or radially to the L Line Survey of SR 104, Edmonds Ferry Terminal to 5th Avenue; _ thence Southeasterly parallel with said center line to a point opposite H.E.S. L 79+00; E thence Southeasterly in a straight line to a point opposite H.E.S. L 80+00 and a distance c of 50 feet Southwesterly therefrom; thence Southeasterly parallel with said center line to a point opposite H.E.S. 81+00 and the end of this line description. o PARCEL "All w That portion of Southwest quarter of Northwest quarter of Southwest quarter of Section 2! Township 27 North, Range 3 East, W.M., Snohomish County, Washington, described as follow:' Beginning at a point on the South line of said Northwest quarter of Southwest quarter 26; W ) feet East of the Southwest corner thereof; thence East along South line thereof 54.2 feet 0) the Southerly line of State Road No. 1-W; thence Northwesterly along an arc to the right = having a radius of 995,37 feet a distance of 71.66 feet; thence South parallel to West 11 of said Northwest quarter of Southwest quarter 46.47 feet to point of beginning.EXCEPT � portion thereof contained within the West 2 acres of South 5 acres of Southwest quarter c Northwest quarter of Southwest quarter. ALSO E All that portion of Northwest quarter of Southwest quarter of Southwest quarter of Sfttk a 25, Township 27 North, Range 3 East, W,M., Snohomish County, Washington, descr1w as follows:= a Beginning at the Northwest corner of Southwest quarter of Southwest quarter ofceld Secti 25; thence East along North line of said Southwest quarter to Southwest quarjjr.�289.:90 fe 3, more or less, to County Road; thence Southeasterly along said County Road 200At; Aenc a Southwesterly 300 feet to a point which is 300 feet East and 321.83 feet Sout�i,.fro�r+_ hg11V 2:h- west corner of Southwest quarter of Southwest quarter of said section; thence -west 50,014 c? to West line of said subdivision; thence North along said West line of said subdivition N 321.83 feet to the point of beginning. EXCEPT the North 35 feet of West 262,90 feet thereof. Situated in Snohomish County, State of Washington. E as The lands being conveyed herein contain an area of 10,700 square feet, more or less, the specific details concerning all of which are to be found within that certain map of defir Q: locationnow of record and on file in the -office of the Director of Highways at Olympia ar bearing date of approval January 9, 1969, revised April 23, 1970, and the center line of which is also shown of record in Volume B of Highway Plats, page 50, records of said cour Also, the grantors herein convey and warrant to the State of Washington all rights of ing °0s and egress (including all existing, future or potential easements of access, light, view .21 air, to from and between SR 104, Edmonds Ferry Terminal to 5th Ave.; and the remainder of 5- said Parcel 1%11; EXCEPT that the state shall construct on its right of way and OFF and ON c APPROACH, -not to exceed 14 feet in width, for the sole purpose of serving a single family residence, 6n the Southwesterly side, at or near Highway Engineer's Station 80+00, as she a on sheet 4 of 7 sheets, of the above -mentioned map of definite location, and of which OFF and ON APPROACH-*nly, the grantors, their heirs, successors or assigns, reserve a right c reasonable access, for that purpose only, which APPROACH shall be MW ntained between the x right of way line and the shoulder line of the state highway by the grantors, their heirs w successors or assigns. The grantors herein further grant to the State of Washington, or its agents, the right to enter upon the grantor's remaining lands where necessary to E construct said approach. NO SALES TAX nos rs UlRE. AN rN R o0 0 OF W SPON op tyq F r 197 _ Dip t�TON r(NO aE T Or' lip Syr 91 p T ar ;;dd 'r{}Y��fS r§ IAL RE `WLN2455EPacket Pg. 48 1.b It is understood and agreed that the delivery of this deed is hereby tendered .and that the terms and obligations hereof shall not become binding upon the State of Washington unless and until accepted and approved hereon in writing for the State of Washington, Department of Highways; by the Chief Right of Way Agent. 10th October 1970 Datedthis....................................day of ......... ....................................................... : _ �uc _ . Accepted and appro ed. `..........-"................ Date......... f..........:?..%.. .. _ N STATE _i WAS IATGfiON, _ a D PARTME OF _ AiGHW'ATSa O LL ...---� '........,. ...Ch£ef bight o.......... ......... f Way ent. (Individual ackngwledgment form) : STATE OF: WASUIN TON _ a SS: County ,of snohomish E Q 1, the undersigned; a notary public in and for' -the. State of :Washington, 'hereby certify that on this .2 loth day of .. .........etrsber. 197©.......J ..personally appeared before me o .Richard_.J. Pland4-4 and_Olive Lew�llel Blandau to me _known to be the individual ... $ described in; and who executed the foregoing instrument, and acknowledged . that ..... theX...... igned and sealed the game ds.... fir........ free and voluntary act and deed, for'the uses ",and purposes therein mentioned. Given un der my, .hand..and, official seal the day.- and ye t a.bov written. otar _Public: in or' -the State of _ , ►z 4ri, c _ - Resid£ng at ....... Edmonds . ........ ........ ......... . d - (Corporation acknowledgment form) STATE` OF` WAS$IN SS.lid County ;of........... :...... 3 ........ ........before - On, this ..........:..��a :.day of .._ be f or'e me personally appeared ............and .. ... ............. ... ..... to me known to h the.. ........ ........:* *lA .. ...............and: ..:., .. _ .. _.:. of the'corporatio ecuted the j n instrument, and ackmowledged said instrument to be the free and volunta d deed of :sa ation,, for the _uses and purposes. therein mentioned- ;and E _ on oath stated th t.......................................... ......... authorized to execute said instrument and that the seal affixed is the c seal of said ,ra, on. E Given unde my, hand and g6iicial seat he day and year last above- written. 0 •......................... Notary Public in and for -the State of Washington, v I es£din9 at.:..... ,. �....... a 1t RE M t X X _ Nz L -� "0 Nso a 00 u u z r A Z U V4 u S ° tA aLU sE0 o t W C3 ou 6 _. tsar z O 1� jmW °- 0,1w E V HL W W CS C Voi Pbjr n Packet Pg. 49 N .6836—OS-1-67. c Matter" of Partial Release of Mortgage SR 104 State Highway No. Edmonds Ferry Terminal to 5th Avenue 1jM1TEDXti\r 1.b .3 is',3 Z/ v (SR No. ) N KNOW ALL MEN BY THESE PRESENTS) That The National Bank of Commerce of Seattle, a national banking association the owner and holder of that certain mortgage bearing date of the 80 day of May ,19 59 .executed by Richard J. Blandau and Olive L. Blandau, also known as Olive Lewellen Blandau, his wife, to secure the payment o the sum o --------------------- � p y f f $24 600.00----------------- Dollars Wand interest, and recorded in the office of the 'County Auditor of Snohomish County, State of Washington, on the 1 ith day of May , 19 59 , in Volume 536 of Mortgages, at page 412 , being Auditor's File No. 1336398 , for value received, do hereby release and discharge from the lien of said mortgage the following described portion of the mortgaged premises, situate i?? .the County of Snohomish State of Washington, to -wit: All that porripn-of the following described Parcel "A" lying Northeasterly of the followii line: "ginning at a point opposite Highway Engineer's Station (hereinafter referred to i H.E.S.) L � 0,abd a distance of ii0 feet Southwesterly, when measured at right angles and/or radlalYy`to the L Line Survey of SR 104, Edmonds Ferry Terminal to 5th Avenue; thence Southeasterly parallel with said center line to a point opposite H.E.S. L 79+00; thence Southeasterly in a straight line to a point opposite H.E.S. L 80+00 and a distance of 50 feet Southwesterly -therefrom; thence Southeasterly parallel with said center line to a point opposite H.E.S. 81+00 and the end of this line description. .PARCEL I 'A' That portion of South t quarter of Northwest quarter of Southwest quarter of Section 25, Township 27 North, Rang "3-East,,W.M, Snohomish County, Washington, described as follows; Beginning at a point on the South line of said Northwest quarter of Southwest quarter 26: feet East of the Southwest corner thereof; thence East along South line thereof 54.2 feet to the Southerly line of State Road No. 1-WL thence Northwesterly along an arc to the rigl having a radius of �P5.37 feet a distance of 71.66 feet; thence South parallel to West Ili of said Northwest quarter of Southwest quarter 46,47 feet to point of beginning; EXCEPT ai portion thereof contained within the West 2 acres of South 5 acres of Southwest quarter o' Northwest quarter of Southwest quarter. ALSO All that portion of Northwest quarter of Southwest quarter of Southwest quarter of Sectioi 25, Township 27 North, Range 3 East, W,M., Snohomish County, Washington, described as follows: Beginning at the Northwest corner of Southwest quarter of Southwest quarter of said Sectfi 25; thence East along North line of said Southwest quarter to Southwest quarter 289.90 feet, more or less, to County Road; thence Southeasterly along said County Road 200 feet; thence Southwesterly 300 feet to a point which is 300 feet East and 321,83 feet South froi the Northwest corner of Southwest quarter of Southwest quarter of said section; thence West 300 feet to West line of said subdivision; thence North along said West line of said subdivision 321.83 feet to the point of beginning. EXCEPT the North 35 feet of West 262.90 feet thereof. Situated in Snohomish County, State of Washington. The lands being released herein contain an area of 10,700 square feet, more or less, the specific details concerning all of which are to be found within that certain map of definite location now of record and on file in the office of the Director of Highways at Olympia and bearing date of approval January 9, 1969, revised April 23, 1970, and the cen• line of which is also shown of record in Volume B of Highway Plats, page 50, records of said county. The undersigned do further release and discharge from the lien of said mortgage all exist future, or potential easements of access, light, view and air, and all rights of ingress egress to, from and between said SR 104, Edmonds Ferry Terminal to 5th Ave.; and the rema der of the real property described in said mortgage; EXCEPT that the state shall construc on its right of way and OFF and ON APPROACH, not to exceed 14 feet.in width, for -the sole purpose of serving a single family residence, on the Southwesterly side, at or near Highw, Engineer's Station 80+00, as shown on sheet 4 of 7 sheets, of the above -mentioned map of definite location, and to which OFF and ON APPROACH only, the mortgagees, their heirs or assigns, reserve a right of reasonable access, for that purpose only, which APPROACH shal be maintained between the right of way line and the shoulder line of the state highway by J the mortgagees, their heirs or assings. The mortgagees herein further grant to the State ,_of Washington, or its agents, the right to enter upon the mortgagees remaining lends.wher ni%_to construct said approach. AN ICIAL R�ttD R �flo OFNWASylr of rHB pFt eo qr T NGTpN �RrMENT Oc H(GH IS �,,,��� 9b RW�Y$ CE� 0 QR Zxcleff 7 r Vk PW ud Packet Pg. 50 1.b ANN( 9 TI This discharge and release shall not be construed as in any manner discharging, releasing or im- pairing the Hens of' sttid',mortgage , upon any' property covered by the same, other than the property spe- cifically' here-inJabolbe Aescribeti: ✓ , ✓ D4te'd this ,. J$th J day of 4et&er,, `1970✓ � ! _ r J L� ' r l if�cate on file WiEI} ✓, ......... .... -- ----. ...... ....... r.....: .. J ✓ t6e 7 reasary IDepartta�enf' - ✓ r - vJ)ixlstz� on Loans and _ a e>frl�eJt'-Y, ow cers c1.E� � I 1 'k ......&H _ { J 'day of 71ave 4cpess .K US J j ' tJ L L. , J I I J ' Lcocp�ae,seal. - - _J... I L' I .. L �J r7 LL LJ - �- !_ ,.i =L I � . I )c -- J L i . Ir................................................................................................................................................. STATE W, WAAS.M79GTOI)T, r i ; .. ] : 'JJ - ' ✓ L J , C��tiityi (Yf i .........._ . ................. L L „.�I! I �- I . ; L3��� . J JI the_ andO�/r ig ed a. notar u lic`in a' r L ✓ -- r p f �' the State ofaWashzn9 _, hereby ,ge_tify,that`on this, ....................................day o......................................-•---................................._........._...................-••---•--......................._.....personally appeared before me uJ J......� r ........1 .J......................................................................................................................... ..i . i I Y........ .,. _Mii i�....... ..I J ...... .............................................I.......................... to me knO,Wn to'b' dlvidual de&" d nand whoJexecutgd; they fore oing instr m¢ t, a ge= knowled ged:thaiagned and se the atrte as -.:.free-and voluntary act -and deed, for ' J ,_ the uses_ and pLur ezy� I rrientio_ne ✓ _�. Given, under, avd-=official the, daffy <�xnd zjeat- last abo,6e toitten. L _ ......................................�..................... I.... ....... ................__.....:........»........ .,......_........... L, L a- L _ ✓ Notary_Public in and jar the -Mate of LVdshington; L L ._ L r L° Residing at ................................................................. J ST�ITE OF �V��?G� x ✓ _ a _ = _ L L � I _D _ L SS.- L;_ J L ` County 'of ..., ...Snohomil sh ✓ ` . - - ' - ✓ I t L r ..•. L ✓ i�fore me personally apye L On th . L8thl day of .. October' 197 ared_ ..,...��To . G, ian on L an _ Ross Hoag , I - e ... .Gti cl.. l 1 ... .......L{ .1 _ _.....L j . L..... to me known to be t'he.....!V ge...Pres dent alid Managor J �;s�l l�tbnt,✓Carha.� -. ..... and ... ,......Y.,.,.. of the (corporation that executed the foregoing instrument, and acknowledged said instrument to be the free and voluntary act and deed of said corporation, for the uses and purposes therein mentioned, and on oath` stated that ,- -LA .. Vie.._-, .._..a r,.:atythorized, to _ecute said nstrurrtent and tha4tAtte seal a L,&is th6'.&*p©idtL seal of said eorporatiolt. ! _ III ✓ �4�I�rt9�ir BL.. I_ =J1_ i G�ven� u4*'f W stand and b �ial,seal .the`day and; yea t ;abo_Vel wri ✓ tarthe StoPno-ate of Washington,i:ic ' tQ' z Residing at... ...... Lynnwo od j .......... z c N h: F J IVI \ EW0 Fag w Cq ? 3tvWe � ka z ,o c �l �,{ ' DO I~ MA G r *o 45 hi OFFICIAL R 1.b L -j A PP 4A t3L� SPFCo1F1� _ S� Q �A �1U Y T BROWN 80 # 0o L t. A BLANDAU 80� 00 Rt. A SMITH - 80�4Z it. A BARRON 80 1- 90 L-f. A C;U(Z\/E 0A,TA. 1? 1. S T AT1 a N & R 1 91.00, `T' zl- W L 42.1; 4' KW- 10100. 113 1Z1136.3o11 KW- I 1 100.44 4 S*44'30" 60.0 4` 27. 14' `30.97` K)li-13 f6 6.92 15&54'00" 4 5.00' 24 1.62' 124.$V• KW- t3 t 1 b.35• 4 1*30'00" 4 5.0 O? 1.0 5' 32.60' F-- I 5+ 10.0 4 24 0 (3 460.00 102.03 20 1. Q 0 REGION NO. STATE FED. All> PROJECT NO. I SHEET NO, is WASH. F- 104 t r / f r Fj < All, NI 0 0' :................................................,.......,..:.,.....................................................i 0, ou 1 =r ' ` r r. 1. 01 t 3 �� j Q• n' '76 T11 N. V3 Et W.M. •10 � , •'fir i � ! /001 E N 9F PLAN 30 R R L, t �I Q 1 S �1 i1t T G.~ �' _ rr rf ` `�► �0 ,< 'i�, `yam ` f �-' f T �.4 i d- Ix -� CUL' CITY'_flESA�= �' / r x r pa,2!l!i ILL Conveyed fb Ci4y o rcdn,onds O -� 4s mm I>il.l P. 15. i. by deed i-S-�Q f r r , .•. . 1. . r: +..... 3,. -In r �. ear \ ��� { ` f i. r ■ 4 •t a �.• '►� r rt! • M w TrT4 _ r ifi84� e l N7a�dEs23xw NET QP �.N L�_._ _�__�_._. ._.._._-_ __. ___�r f000 r r� Vafofed 15`[21�J to, 1 f 1r� !J { 3D_ .. ..,,.................... is ❑r hen y,y '+os.�6 t ' d _ r� , r 9s-� .cv s.g�a _ 5ee 5R 1pq.Q d - 4 '' gyp• . fr �� 0' Edmonds. SthAve to 236",SA S.`nl. 4& oFt3+ �r !i ` `� :F Sp o s*� Sheet 2 of 6 Sheets a O�� F�3-Q ►" } rfr� , . 0 �`�� !d '�, -I' n�° �`? .A. pproved= � 4ri1; _ ia5-- �.- 4OST�f CT1QN Fi -35 1 Q, :f 'ryi� - , ' t�1 t. -x 1.94 1 W 1�4 N III Ia SEC. 2 5 �� z+ a o N W f4 sW,�f4 S E C. 2 5 2 `� xo ,rf , ,�3 �% 1 r , t ,o 00 2 EASt1 EN'T f 1 i~ r , 0 1f ■ ■45 ■ 4 5EC.75 4. ¢ Ln 0 �Uj � : �.► , = = r t U S3 5S tr F ! + L Ole-ofD' t rj t. LL M air:----w__ , .•' $, �_.���it Y, i _ _, ANO S' o CCESS TEdV 7 gp g A approach is an Off and On upprocich '� $ (��• 4 Imo'- a + r 4 r •� rn tegal m anevr,, not fo exceed 14 Feet try wldfh, - Q � ° � � ►� tip 1 0° �0 � I O �� � " �a for- aoe ur o e o�'serYlrr o rn le o• ` f Q O e� r: �:� f� �� O es ld�rtce. 1t may be rese r��c� ,� abut l�'�ra q owner �� \ ��x p �N N , '�f 9A� ; . ��f r`Lio for scc- f►a. f ffj Me 5tcie of or between design afec� - � ti �� � s �� �� � , H. i-/-T612 �.� � � a s � � l L__ h ighv oy sfa Ions. � Q F� RELI N QL tSIrlNI T q ;" ,�• r _ _rd 1 Cor�vey2d �n c +y of 4. o ; , :TURN , I N, r `��. ; 6 eo '`. N o�v ,�'S o °' is ��D d SACK FII� a� - . ` =� '� o �dn-►onds by d22d t-5 8 � � " f` .�;,' __ - t= \. � � " E tr. � r � �� �f• l � 6� N � vs CONSTRUCTION EASE-MEN`r �' +' r` �` �` E. 6 I # t ' /ram •' ��'� f 1 �_ �x .l +'� �i F{n� t I41x i ��'l f f �f ;_� �O�r C��3d ;�.• �� ti , �rO15TRUCT10i�: OWNERSHIPS F.7q-CND NAME TOT•AR TAKE LY REM ND RRTIEA►SEUE 17652 : NOT 'USED. 1-76 5 4 G E R A LB B 1 NNNE WENNN SEE W E`T N 13. 3 � - 1.7 51 ROY A Cot PER SEE Sri E-T NO.3 1.76 38 ROBERT ,1EMNETTE,1OHNSON SE 1 SH ET NO-3 V7639 LILLIS ST RiNG 35,640S-F. 3,5605F 32 080S.F. 1-1660 MAIELINAJ.SHILOMYER 35,6405.rr. 254305Y 1?,2t0,5.F 5;Q4-aS.F, I-7b�:1 SEN3AMIN �ZELKDV TK 1 256 10S1 Z8,6105-f 1.76 62 1i11� ANQ K A . 69 4G S.F, 680E 6 5,72OS.f i1663 VHIl,1A HEtft� 5MW 92,9005�r�- 64,530. S.f. 28,37a.5.f I-7664 1'lF.LXAtDOROTHi � OHMAN 31,670, S.r 17i aaa .F 1%790 . . t-7665 NELl1E�0R0�Ft��(.t.4HMAN 37,540 ,I QS.f 42'600&f. 343703.F 58,62gS.E 31250sf 3.5705.E 1-1666 VERBAL A,1iktL 101.420%,r. 1-7667 JEWE� Z5}l.-GOMI ' Q,000S.F Q.O S. - -766$ '" C A ,� N l] ayb92 S.'r 32,200 SE d,812 1-T6 b 9 W.S - M. . WEIMAN4 19Q.95QS� . 16 20MF 1i2150 SF 1 t44S . 1-767 0 W000Y11� ARK CORD, 97 350Sf. 34,200 SY 63150 &F 1-767 1 CL YT0 O TRY HOUCK I2,a50 .f. 12,25OSf 1-70 Z, 1\J7 M- "Off _ . 34,300 Sf 21,0Ob5F. 13,300&T, i-7673 A.f. 14 15E fPE0EA4I:1 ON 8.500S.f. 8,500S,F 1.7674 L.E. HUBWO 5,25OS.f. 5,25011 -- I-767 3 J-E. M. t� MAL f1>J01 KI 93, i SOS f. 10.6105.F ^ 83,t4) A. . 1-767 6 HOVIAP0 W ANUERSON 16.000S.f. 16,000S.f. 1-167 7 JESS1E EMW NEVt1.,1_. 65,500S.F Z5,1005.f 3980b5.F. 85flo5.1 t-'T67 8 00N QWARDS 9 t,135$S.F 3005.F. 91558 51r 1- 761 9 R 1..4 4 ANNEF0EGE13ALEN 88,3563.E 86051- 87,49G :W t-7680 GGRDf1J WALIERS 40.250S.1^ 96SOS.rlr 3�6Q4Srr 4303,f I-7681 DOROTHY, J: AR.RO , ':'. 10,300ST 9,b70Sf 1-768 2 RICHAR9J1 8LANBAU 113,Z505.F 10,7005.. raT5-5 1.7683 OGNAL9 BROWN I&Z105.F. 4,605S.T lit- fo0 f. 1-768 4 WE E. BARRON 11,7205.1' 34201E 1,840SF 8,300S.F 26.3 60S f W 1-16 8 5 LE ROY B. SU1T4 TO-100 S. f. ►-3 6$ 6 MERV#N W#BE 25,1905.f. 5 605 . 24,630S.F. 1-7687 4TF0R0 5T8EBARNES2i 3 505.E 26,20O F. & 5SOSF t-7651 00UGAL _ � ,�`_f : �': f. SEE S EE` . 3 -7689 GtORG1+ IO CULVE R 871 Sf. 0 S.. b 42f 5. t - 7'655 HARRY I.0� 59 FRr5DRICKso 14 520 aF, 11, b50 $, , 2 870 S,F �gsy ' __ :I `° _ ;• .� f x - _- O� v � 1�`� E ASENlENT 60.t ¢ _ . i..... �r... ` per} I�. �a3 �0 , E ' -- �-- - -,-. --- ; --;--- 7 -- -r-: �.. _ _ �. _ �, F _ _r _ .. i�l .�"i C �T Y L. _ �1F�1 l �T *.�' Lo .o �S r I ' �; " rti .., t o ' QQ. • 0 ' �QNF]E�CR45S11•i r'_ -ads. --- �" ,��1� .f _i.r: _ �_�,_ .. f �q. �f{I�II131-3t9 -PAT" p CC i 1.�G4+4 34.94 fo or. w.� _ t r r > Z - ... ►.:: .. .... �• .�.�.r........ � .. �.,. � =� '�?o�:' � � x ,R W_ ';^ � 4 5BY1 �r .. .; �� =� �- L--76+0 T. t4Pk SE.14i3 , ,q6L'•�?= A:=o'$ ¢�• '�5'.. :7 .i {ti4`' `F -11+2531 - c•� r+? N.E. IV.Eh- 5 .26�} z -QUA AC�^�. IN WOODSAY C IT1� C,1 M1�`�.�' � `'}' HQ. c.�' s,�� I•iQ` N4. �;AAR-6-5+3D.b P.{: ��. ' m Q, � ,��� � _ 2 $3_E �3 •1>'t1N I1 * 1�.0 P 1I --� yt _ IQ T - . 0 -A A. F-C� 26 0 3 -- -� a •� { �' FOR RLLr N VI NIE•NT ' T C 1TY 6 x �� •0- -K -x 4- ,� o ,�4' , O l �•Y• ° C'or1V2 ad to�� town lk* l( 0-. ' Q ;?1.a 2� ` ,c T ' 7 6 7 • t] Fes, _ (11►w -� 1v�t-ta;}aC1� I. i s �ti [iArC � � �! r F � :S -7� � �i►' •s +' O � .. i �,uL_�� sA� s [ 5 53 0 >' 11 t kl�'?4�Oz kw9+ I"76'79 76100 I 1r _ . �� :•:� xx �' 4' _: '- 4q LimitQd Attest feo+ures tentafiveiy approved January 9, I969 o }. f �g �; ' �_��, N •� '% .''r f �� KW-9}44•Q T by authority of Wn�ashington Stole Highway Commission Y man 4Y- A Q 1if ' , PooY u4•,,- o� _ _ -' , 3..y,� _ lot Lt x x x >< Q �-,� _.,�' L-T3+97.95 6Z:0,47 F.O.C. �, EXHBIT A 9a �`"' QD ;-�� � '-r6 s3 21 ....... E� W' 9 +Q D. U F? D:T. 52d t •"- - Limited access Established by Commisslon Findings and Order � 4p p.� ° �. F issued May 11 1969. , .. to _ >u � � R E t►I�� NT 1A S E f 4' 5 E C . 2 / ' a 4-7h It ' �►_ ' I , �"' ` �, , c4ri el4d +Q Cit4 _ 8 a.-- � 145 . SR m a5b�a ,; --, ',' . - 04 MP 24AS TO MP 23.81 qj 4 FERRY TERMINAL TO NTH AVENUE Ija. , , , ;� :< r �, :� :. { ; ; - _•}� 1 ` ' • ` l� ° `f IN F�� - ''' �� % 41 e ` SN H C40UNN � R ...... OHOMIS f fS� r';��J� �` �f rrr �� t F ' �'� D" _~ "' d µo. t ! N4-F�. A 1� L BEAR �N G 5 At�i 1ST AN CF-S 1 1a�1T off' w,4Y� Ll tr,EQ..ACGES : ' �::} `ti paRTiAE.L.Y; Cn4TR.0L1,,ED F-Dmoivt]q- c STY L.i MiT•:s - C U QVEje ON, TN. A 2 6 5 + 50. F65 510 519' 56'► Ia 11. 04' 4 89. 45' 911, 65, AL fog +4 5.94 730 59' 35" 500. 00' 3_'76. 73' 645,. 71 ` A L 74 ♦ 58. 15 51' 52' A4" Sao.OU 2 1 f 451. 75' 7 6 + 07, 14 63° 59' 40" <)55. 94' 1. 51' 1066. 59, '30 FFonto 'a ocd Cup V4 Onto _ _ Above P R E C L D E LJ 0 T PAN AST E R I S A A R M sTA. b0:0 0 TO STA, 81+ 53.3 4 TAKEN FROM T1 T L E: 'R E P O R T S AN[)/OR }, wAsr4waror� STArg HIGHWAY Co"SSION P L-A-T MAPS. DEPARTMENT OF 141GHd1►AX� # * OLYMPIA• wASHIH(3rpN Pedestt-pan tral c. 'rn�verne►nt will be Per- mi tted OWANA+ a,#, �u4urow R.wna KNOW" w i t1n i n the E- ` Avenue I nter6lang8, along the X. WAU• 00" N. RW. p %kdewaCYs as pmvided. January 9,1964 (D SOUTH PARK A❑D1TIONl F WOO❑WAY PARKAV41GHLANDS PARK aao Leiter 3-24-77 Ca/ 3.25*47 Rev.1.24.78 111oted praperfy conveyed to Cify cf,5dmonds by deed I-5-78 RL.S { o,k. Ll* -3- �O t tt - tHn i2e Z 3' • 71 -23^70 Per pRrcB S�3 4d d r 1-Ira �� - . rp�! tll rtt_1 !• 6$g thrr1 r 7d ¢�� r 4 tr�an MoVQ Sri• R is t o-YQ4 no 4'or ply ohs$. L O i sf. Lt r.1 5� 23- 69 Corn sn. F f 0 S-1 -69 6- [ 2- 69 Own tfshtys.rcK arciiz t7707 L-7663 i I46B E-7�74 .. I IR stx is R! �rosn 5#a RR 62.2 +a •- -fa.L72+t TG REFERENCE AUTHORITY IJATE SUDSY CN-r APPROVAL- SY SWAT 4 OF -4- SHE#TS ,t]esignoted for Limited Access Control by Commission Resolutioi-+ No.1977, June 17 1968. 'ir,nnfoimgntn1 R['_(]tiISiTion Drawer V088 Sequence 01 frL� Exhibit 1s& PLN2022-004 Packet Pg. 52 9 AJ A •{I'Ar,E _ ACCEPTANCE of sERYICE - CL£Rr.'s $TAN a r. _—_ __.-________..________________________________-__-_____-___-____--f___--___-_-______'____-__-_-_.._-____ _-_-______�� - IN THE SUPERIOR COURT OF THE SPATE OF WASHINGTON I IN AND FOR SNOHOMISH COUNTY E o 2 THE STATE OF WASHINGTON, as 3 - Petitioner, ) NO. 107429 _ 4 STIPULATED a 5 JUDGMENT AND DECREE LE-ROY B.-SMITH a d MABLE A. } OF APPROPRIATION s SMITH, his wife; et al., )_ r a - Respondents. ) _ •$.-. This matter coming on before the above entitled court, the State iL E 9_I Washington, -appearing by Slade Gorton, Attorney General, and Wm. Thoma: a a- 30- McPhee , Assistant Attorney General, and the respondents 3 I1 Le Roy B.--Smith-and Mable A. Smith, his wife, appearing by Michael R. 12 Donovan, their attorney; Western Life Insurance Comapny, a Minnesota c? N x:. corporation, appearing by A. L. Dentamaro, Assistant Treasurer,; 1¢ _ _ _ - M E 16 I7 - c 18 M + Q a 19 and the undersigned P o arties having agreed that Three Thousand Nine T° a 20 Hundred Ninety and no/100_______________________________________ Dollar; — 2-L •($3,990.00 ) is just compensation for the taking and/or damaging of tl X w 22- property and/or property rights as described in Exhibit "A", being Item a 23 No. (3-ng le) now therefore, •:• WM. THOMAS McPHEE Slade uorton By .............. __ .__.._.._...._ . a Assistant Attorney General 3tip . Attorney General Temple of Justice 5800 CapL. 21 �i� M Judgment "' _ ppLN2p"�.. "pQ4 Packet Pg. 53 Olympia, ti9n. 98501 �'111714a:ater'.........., s.b.t`o.992S—os Wa.....l. .- Single item �: — o8gn7 Telephone 1.b IT IS ORDERED ADJUDGED AND•DECREED That petitioner shall pay � a the sum of Three Thousand Nine Hundred Ninety and no/100 Dollars E ($3,990.00), all costs included therein, as just compensation and upon c a� .such payment shall become the owner of the property and/or property o rights as described in Exhibit "A" attached to and made a part of this judgment. a� IT IS FURTHER ORDERED That the property described in Exhibit "A" 0 is subject to a tax lien of Snohomish County in the amount of Three a Hundred Twenty Six and 12/100 Dollars ($326.12) and that the amount of E said lien shall be withheld by petitioner from the above referred to: z L a just compensation and shall be paid to the County Treasurer pursuant to a chapter 84.60 RCW. _ 3 IT IS FURTHER ORDERED, ADJUDGED AND DECREED That respondent shal L be limited to one type A road approach to SR 104 for ingress and egress � ML that use of such approach may be shared by occupants of one additional �a residence in the rear of respondents' property. E IT IS FURTHER ORDERED, ADJUDGED AND DECREED That upon payment of E the sum of Three Thousand Six Hundred Sixty Three and 88/100 Dollars ($3,663.88), all costs included therein, into the registry of the c court, the clerk is hereby•ordered to satisfy said judgment and to hold • a a such sum of money for distribution subject to the further order of this L a court. s X w c m E c� 27 Stip, Judgment S. F. No. 9928-A Single Item Exhibit 1 - Green -2- PLN2022-004 Packet Pg. 54 c M DONE IN OPEN COURT this day of 115 _ -= - -- a 1971. E CL 0 0 - J U E Presented by: SLADE GORTON- /Peeo d as to form and Notice of Attorney General ation waived: _ a WM. THOMAS Me—EE L _ R. DON VAN E Assistant AttorneyGeneral y for Respondents Smith L Attorneys for Petitioner a 77 L a A. L. DENTAMARO, Assistant Treasurer = for Respondent Western Life Ins. Co. a E i 2 Q a r s x w c • n E V I Sti Exhibit 1 Green P . Judgment PLN2022-00411' Packet Pg. 55 i.9928-A Single. Item -3- SINGLE PARCEL NO. 1-7685 0 INTERESTED PARTIES: LeROY B. SMITH and MABLE A. SMITH, his wife; WESTERN LIFE INSURANCE COMPANY, a Minnesota Corporation. a _ DESCRIPTION E a 2 All that portion of the following described Parcel "A"/lying northeasterly of a line > drawn parallel with and 50 feet southv;esterly,.when measured at right angles and/or o radially from the L Line Survey of SR 104, Edmonds Ferny Terminal to 5th Avenue. _ PARCEL "All � `That orlon of � � p the northwest quarter of the southwest quarter of the southwest ouarEe; � of Section 215, Township 27 North, Range 3 East, W.M., described as follows: _- Beginning at the northwest corner of the said northwest quarter of southvtest quarter a of southtivest quarter; thence South 1002' Hest 3-21.83 .feet; thence South 88031' East 300 feet to ,the true point of beginning; thence South 88031' East 161.22 feet; thence = North 30025'32" East 210.68 feet to the southwesterly margin of State Road No. 1-,,,I � thence along said right of vay line North 62°57' West 68.78 feet;,ithence along an arc to the right of 985.37 feet radius curve, a distance of 21.55 feet; thence South 41028'23" West 291. 51 feet to true point of b.-ginning. Situated in Snohomish County, a Washirgtcn. ;A fed� 1 3 L� ��..-- O o d l> - Y _ The lands being condemned herein contain an area of 1,840 square feet, more or less, the specific details concerning all of which are to be found within that certaim map c? of definite location now of record and on file in the Office of the Director of Highway at Olympia, Washington, and bearing date of approval January 19, 1969, revised June 12,•1 1969; and the center line of which is also shown of record in Volume B of Highway Plats page 50, records of said County. E ALSO, all rights of ingress and egress (including a71 existing, future or potential easements of access, light, view and air) to, from and between SR 104, Edmonds Ferry E Terminal to 5th Avenue, and the remainder of said Parcel "A"; EXCEPT reasonable access r- to a Type "A" Road Approach opposite Station 80+45 on said L Line.- _ .2 SR 104, Edmonds Ferry Terminal to 5th Ave. (3-18-71) aAa e �L 3,2 .',, -Z T'C-2s *it1-Green AI`0t`: GE PLN2022-04 Packet Pg. 56 1.b ST 1 PULA?EO JUDGNM Air DECKE 8P AP'MPRIATION STATE OF WASNIMM 7s SRITH , (Single) IN SN Wf COUNTY - SR 10ferry T*Mlfwl 1 Sh Awl►. RLTUIITO- D/W Exhibit 1 - Green PLN2022-004 Packet Pg. 57 1.b SOUTH COUNTY FIRE 12425 Meridian Ave S., Everett WA 98208 tel (425) 551-1200 • fax (425) 551-1249 www.southsnofire.org City of Edmonds Department of Fire Prevention Fire Comments: DATE: 11 /02/2021 PERMIT #: PRE2021-0008 PERMIT DESCRIPTION: 16 lot Plat JOB NAME/ADDRESS: 540 Edmonds Way CONTACTS: FIRE PLAN REVIEW NOTES: 1. All homes over 3,000 square feet of fire area will require fire sprinklers. A 13D flow through system is recommended. 2. Show hydrant on Edmonds Way. Depending fire sprinklers, will need one additional halfway down driveway (visible from Edmonds Way) or at entrance of complex. Where drive isle's split would be acceptable. If all units are not sprinklered, one more additional hydrant will be needed at hammerhead turnaround. 3. Fire lanes (drive isles) will require signage "NO PARKING FIRE LANE" Signs are preferred over stripping. Appears only one side on main drive and both sides of narrower drive isles will require signage. This is determined by drive isle width. 4. Fire access road slope shall not exceed 12% unless approved by fire official 5. Drive isle will need to meet City of Edmonds driveway standards 6. All vaults in drive isles will need to exceed HS20 engineering standards 7. All turning radii will be minimum 25 inside 45 outside. Thank you, AFM Karl Fitterer CFI Assistant Fire Marshal 12425 Meridian Ave. S, Everett WA 98208 0: 425-771-0213 VM: 425-551-1980 KFitterer@southsnofire.org I www.southsnofire.org SERVING SOUTH SNOHOMISH COUNTY • BRIER • EDMONDS • LYNNWOOD • MOUNTLAKE TERRACE Page 1 of 1 Exhibit 1 - Green PLN2022-004 Packet Pg. 58 1.b e EDj, CITY OF EDMONDS 121 5th Avenue North • Edmonds, WA 98020 Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa.gov hoc g90 DEVELOPMENT SERVICES DEPARTMENT: PLANNING DIVISION Pre -Application Meeting Date: November 4, 2021 Review By: Mike Clugston, AICP, Senior Planner Project Name: Greenwalk Park Site Address: 540 & 550 Edmonds Way Zone: Single -Family Master Plan (RS-MP zone) Contact: Steve Barnes (Cornerstone Architectural Group) sbarnes@cornerstonearch.com Description: 16 lot plat and Planned Residential Development (File # PRE2021-0008) Materials provided: Site plan, house facades, code analysis This pre -application meeting does not vest any standards. Bulk Standards (Chapter 16.20, Edmonds Community Development Code) Minimum Minimum Minimum Maximum Maximum Minimum Lot Minimum Zone Density 1 Area (net) Lot Width Street Side Rear Structural Lot Setback Setback Setback Coverage RS-MP 5 3.7 12,000 80 feet 25 feet 10 feet 25 feet 35% RS-8 5.5 8,000 70 feet 25 feet 7.5 feet 15 feet 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. 5 "MP" signifies "master plan." The standards in this section show the standards applicable to development without an approved master plan. Properties in this zone may be developed at a higher urban density lot pattern equivalent to RS-8 but this shall only be permitted in accordance with a duly adopted master plan adopted under the provisions of ECDC 16.20.045. According to ECDC 16.20.045, development in the RS-MP zone can be done at RS-12 standards without a master plan. However, development to RS-8 standards is possible if a master plan (a planned residential development) can demonstrate the following in ECDC 16.20.045.B: 1. That access and lot configurations shall not result in additional curb cuts or unmitigated traffic impacts on SR-104; at a minimum, a traffic study prepared by a traffic engineer approved by the city shall clearly demonstrate this requirement. 1 Exhibit 1 - Green PLN2022-004 Packet Pg. 59 1.b 2. That the configuration and arrangement of lots within the master plan area provide for setbacks on the perimeter of the proposed development that are compatible with the zoning standards applied to adjoining developed properties. For example, a master plan adjoining developed lots in an RS-MP zone that were developed under RS-12 standards shall have RS-12 setbacks along common property lines, although the lot sizes, widths, and other bulk standards may conform to the higher density lot configuration approved through the master plan. Density: Based on a project area of 135,272 sq. ft., up to 17 lots would be possible at the RS-8 density of 5.5 units/acre. A 5' strip of land at the south edge of the project site is labeled "5' transferred to neighbor 1,092 SF". The project site was previously unplatted, so it is unknown what the 5' strip is as the City has no record of a subdivision or boundary line adjustment in that location. Setbacks: Flag lots have frontage of less than one-half the minimum lot width at the street and use all side setbacks. Corner lots front two streets and have two street and two side setbacks. Setback Exceptions: Eaves and chimneys may project into a required setback not more than 30 inches (ECDC 16.20.040.B). Uncovered and unenclosed porches, steps, patios, and decks may project into a required setback not more than one-third of the required setback, or four feet, whichever is less; provided, that they are no more than 30 inches above ground level at any point (ECDC 16.20.040.C). Height: 25 feet maximum, above average original grade, as determined per ECDC 21.40.030.A and B. Height exceptions are in ECDC 21.40.030.D. There is no +5' for a sloped roof in the RS zones. Coverage: 35% of the lot can be covered consistent with ECDC 21.15.110. Parking: Each unit requires two off-street parking stalls (ECDC 17.50.020), and they may be tandem (ECDC 18.95.030). Environmental Regulations Critical Area Determination: A critical area checklist is needed for 550 Edmonds Way. That checklist can apply to both parcels in this project site. A'waiver' from further critical area study was previously given for 540 Edmonds Way in 2006 but that will be re-evaluated with this new project. SEPA Review: A threshold determination will be required (ECDC 20.15A). Tree Code: The proposed project must meet the tree requirements of ECDC 23.10. A report by a certified arborist and tree retention and protection plan are required at application. Tree analysis can occur in a phased manner during each subsequent review step in the project per 23.10.060.B.3. At least 30% of the significant trees on the developable site need to be retained and protected during development; trees must be replaced and in -lieu fees paid per 23.10.080. The City's Urban Forest Planner will evaluate compliance. 2 Exhibit 1 - Green PLN2022-004 Packet Pg. 60 1.b Planned Residential Development (ECDC 20.35) At application, include a cover letter describing how the proposal meets the Purposes of the PRD code in ECDC 20.35.010 and the following requirements: Alternative standards: Per ECDC 20.35.030, building setbacks, lot size and width, lot coverage, and street and utility standards can be altered through the PRD process. Criteria for establishing alternative standards: The criteria in ECDC 20.35.040 must be met. Decision criteria for PRDs: The criteria in ECDC 20.35.050 must be met for a PRD to be approved. A. Design criteria. The project must meet the single-family design criteria in ECDC 20.35.060 and at least two of the other criteria in ECDC 20.35.050.A. In the project narrative, address compliance with all of the PRD single family design criteria including 20.35.060.A.4 and 060.13.1— 7. Shared driveways should be used, garages de- emphasized, with sidewalks on both sides of the road. B. Public facilities. City of Edmonds Engineering and Public Works, South County Fire, PUD, Olympic View Water and Sewer District, and Washington State DOT will determine adequacy. C. Perimeter design. Per ECDC 20.35.050.C, the design of the perimeter buffer must either: 1. Comply with the bulk zoning criteria applicable to zone by providing the some front, side and rear yard setbacks for all lots adjacent to the perimeter of the development, and/or 2. In addition to the setback required by the underlying zone (see ECDC 20.35.040(B)), provide a landscape buffer, open space or passive use recreational area (hereafter "buffer"). The depth of the buffer shall be at least equal to the depth of the rear yard setback applicable to the zone; provided, that where the exterior lot line abuts a public way, the buffer shall be at least equal to the depth of the front yard setback required by the zone. The depth of the buffer shall be measured perpendicular to the boundary of the exterior property line setback. If such a buffer is provided, interior setbacks may be flexible and determined in accord with ECDC 20.35.030. As shown, the wide exterior site buffer envisioned in Sub 2 was not attempted. As a result, each of the lots adjacent to the perimeter of the development must provide the same front, side and rear setbacks as required in Sub 1. Setbacks on interior lots would be flexible. In this case, because the properties adjacent to the project site are zoned RS-MP and are developed using standard RS-12 setbacks, RS-12 setbacks must be used on each of the lots on the perimeter of the proposed development in accordance with ECDC 16.20.045.B.2: 3 Exhibit 1 - Green PLN2022-004 Packet Pg. 61 1.b That the configuration and arrangement of lots within the master plan area provide for setbacks on the perimeter of the proposed development that are compatible with the zoning standards applied to adjoining developed properties. For example, a master plan adjoining developed lots in an RS-MP zone that were developed under RS-12 standards shall have RS-12 setbacks along common property lines, although the lot sizes, widths, and other bulk standards may conform to the higher density lot configuration approved through the master plan. Most of the exterior lots are shown to meet this requirement, except for Lots 1 and 2. Lot 1 would have a 25' street setback from the north (WSDOT right-of-way), east and south property lines. Lot 2 would have a 25' street setback from the northeast property line (WSDOT right-of-way). The other lots on the exterior of the project appear to apply appropriate RS-12 setbacks for corner, flag, and standard lots. D. Open space. Usable open space and recreation facilities must be provided in an area that is separate from critical areas. At least 10% of the gross project area must meet the standards for open space (13,527 sq. ft. required, 12,215 sq. ft. shown). Examples of usable open space include playgrounds, tot lots, garden space, passive recreational sites such as viewing platforms, patios or outdoor cooking and dining areas. Required landscape buffers and critical areas, except for trails which comply with the critical area ordinance (ECDC 23.40.220.C.7), are not counted toward the usable open space requirement. Single-family design criteria: The building and site design criteria in ECDC 20.35.060 must be met. Shared driveways should be used and garages should be de-emphasized. Single bay garages would reduce hard surface and garage appearance. Land Use Permits and Process After the pre -application meeting, the applicant must hold a neighborhood pre -application meeting consistent with ECDC 20.35.080.A.2: The applicant shall host a public pre -application neighborhood meeting to discuss and receive public comment on the conceptual proposal. The applicant shall provide notice of this meeting to all property owners within 300 feet of the subject site by depositing written notice in the U.S. Mail postage paid at least 14 calendar days in advance of the meeting to all persons and entities shown as having an ownership interest in the land records of Snohomish County. An affidavit of mailing shall be provided to the city by the applicant attaching its mailing list. While this meeting will allow immediate public response to the proposal in its conceptual form, comments submitted during this meeting are not binding to the applicant or staff. However, staff may make general recommendations to the applicant as part of the formal application based on the input from this meeting to the extent that said comments are consistent with the adopted provisions of 4 Exhibit 1 - Green PLN2022-004 Packet Pg. 62 1.b the Edmonds Community Development Code and the comprehensive plan. As a courtesy, the applicant shall provide summary minutes of the meeting to all of those in attendance within two weeks of the date of the meeting. Preliminary PRD and plat applications are Type III -A permits and are typically processed together. The Architectural Design Board would review the PRD at a public meeting and make a recommendation to the Hearing Examiner on the project's design. The Hearing Examiner reviews the preliminary plat and the ADB's recommendation on the preliminary PRD and issues a decision on both permits following a public hearing. It typically takes about six months to get to a decision on preliminary plat/PRD, but it can take longer depending on the responsiveness of the application. The same applies for civil plan review. Final plat/PRD review can be a little shorter. Land Use Permit Review Fees Critical area checklist = $110 PRD preliminary review = $6,510.00 (see ECDC 20.35.070 for application requirements) Tech fee = $40 SEPA threshold determination = $740 Preliminary plat review = $6,510.00 (see Handout P73a for application materials) Hearing Examiner's time = $1,000 deposit (could be more or less based on his review time) Modification request = $970 per requested change Civil plan review = $4,670.00 Final plat review = $1,590.00 Recording = $400 (approx.) All Applications Processed through MyBuildingPermit.com Applicant Questions: 1. Confirm lot sizes and setbacks shown are acceptable. Lot sizes would work if the PRD were approved. Setbacks for Lots 1 and 2 do not work — they are on the exterior of the site and must meet RS-12 standards (Street setback means the minimum distance required for a building or structure to be set back from the street lot line. Street lot line means the line or lines along the edge of a street or access right-of-way or easement.) Lot 1 has a 25' setback on the south and north property lines as well as the east. Lot 2 has a 25' street setback from the northeast line. 5 Exhibit 1 - Green PLN2022-004 Packet Pg. 63 1.b No setback from the exterior lot lines of the PRD may be reduced from that required by the underlying zoning unless a variance or subdivision modification is approved. Subdivision modifications are addressed in ECDC 20.75.075 and must meet the findings for a variance in ECDC 20.85. Since the project could otherwise be redesigned to meet standards, it's unlikely a modification could be approved but that would be a decision also made by the Hearing Examiner. Decks can encroach setbacks 1/3 of the required distance or 4', whichever is less, only if they are less than 30" tall — those on Lots 3 & 4 would not meet the exemption. 2. Confirm suggested entry drive is correct width, that sidewalk on one side is acceptable, etc. Sidewalks need to be used on both sides of the road to connect to the existing sidewalks going each direction on SR-104. 3. Confirm the area of required open space is acceptable. It's not —10% of the site area is required (13,527 sf) and about 9% is shown (12,215 sf). 5. The tree materials identified in ECDC 23.10.060.13 must be submitted with an application. Note on the plans or in the cover letter whether phased tree review will be used. Have the arborist address the retention, protection, and replacement elements. 6 Exhibit 1 - Green PLN2022-004 Packet Pg. 64 1.b a Exhibit 1 - Green PLN2022-004 Packet Pg. 65 1.b Q a> v� Q 0 w 0 Lo 0 w Q z z Q n, 0 N L=qL \ ' ss HIM=266.00 IE(NW)=250.46' 48" IE(SE)250.80 48 IE(S)-262.08' 8"CONC 11 \ \\\ _--------- _ N 8 8 °I3 a' o 1 ` 0t 97 83'-o ° 1\I \\\ \\\ o 72.0 �fd' 72.0' - - 9.2 '� '� �2� \ Ss -\ - � ` 1 \ -_-------- O / \ o OT 4 i - =- o i o i i ` / LOT 3 \ \ , \\ ► S.F. ' -08' 013 y N N / - v�-- o \ HOUSE 1 � r co I - - - - � I^ pi o IEN � I , ��� f � �� � o 10-0 1 I / DEC , \ GARAGE 1'i N\ l I I I 1 2 ,�4n I / II I _ �'� � v ' So �� v �, I _--�--- I % o 1\ \\ I \ / I I � I I ` \ � � j � \ / p I I ° � bV 1 o I I L O 15 \ \ HOUSES l I I - \ / 9 , \ / I \ - \ L I HousE 5 I , I o \ _ 8k ° j(� , I ----- _ �.� \I i o i ,- 1 S\F. 11\ \\\ I i i 10 -0 I HOUSE 7 I \\\ o \ RAGE I I^ I 1 �! GARAGE I c � I I I - -•L _ I _ o II 9 .83' -I 1 1 1\ I�1 I I GARAGE 1 � I \ \ , --- I - 1 » 1 \ 1 \ I I I I I o UAHAGyF L� K I \\ j 2-0 \ \ 7, 3 I EAII E v �� - -i - - - ° \ - I - - - - I T ENTRY - - - HOUSE 3 r I - I I I \ N Y \ - _ - - - �__ / I \ 1 -� 1 \ o l 0 1 1 NT Y I I i _ -- - 1 LOT 2 GARAGE I I \ p ^ ` \ i \1 I I I I ENT i / S� / / i so r DECK , / I i N \\ \\\ I 6, 2 6 6 S.F. 1 I 10 t 0 L / ,'' / / i 0 3 �l ,mot I I Iw , ° ° o p N 6 6 0 -� >> 72.0 \ 172.0' / p C3o 1 / \ 1 0 �i LJ 70.0 w 34.75'/ 1 ° 'o o ° sr iF10USE 6 EI�TR 11(n �I 11 / 1� `��\\ / / / 52. 2� g / / s, vl:c LLJROW 2c) 71>1 / - - I \� '1` �\ 10, 433 S. F. / ,�' �'''' '---------J' / i� o b o \0 0 _- R ° / 0 97.83/ _\ OMMON SP - -- -- -� -� ---- _ / �� ,-o - , / HOUSES \� 04 � NI I J9,696 S. Q ENTR (N �- -' � D\ - �•U \j EC / `w l E ° P AY AREA HO(JSE 1 ' --- - ----- ---------1,200 SF l l ENT ° \ / I \ I I / \ / LOT 16 �\ POND � � ;� I o ,' � I I � / � T 15 I \ / o ,-''���', p ��� �,,,'f I I I \ I I I o I / F '�' �/� 22 F. \ \ °QS �� \ 7, 855 �. F. °LF)/ O \\ CONC. i i I �' I I N I \ I o, II 1 _ _ - / S�• \ \ �� \ \ i I / AGAR GE 8_-- \\ I HOUSE 2 I �� �L HOUSE 2 I\\ I I GARAGE / /�T - - - - - \ \ \ \ \// / SITE DATA o / p l < < < ,- I I L O T 12 I I \� , - I BELOW o�v - - �- o / / , / / / � e / SITE AREA 540:111,275 SF 2.55 ACRES / r -_J ,- I » 1 r� 1 DECK ,� I - 5, 82 \4 S. d• - J / / / / I ENT I \ '\O \ SITE AREA 550: 23,997 SF 0.55 ACRES Z 27 ?1 o I ,i / I L T 11 I I -6 - I �� I L ,- » , / i r i r / / r r 4j O I \ \ \ ZONING: RS-MP 1_ 1 2 g Q� ��" ° �' '� 5 2 4 S. ' n 6" _ s , r / �. p• ° TAX ACCOUNT # 540: 27032500308300 / � - - 1 _'/ �' I I I \\\ ''O �� / �� I TAX ACCOUNT # 550: 270325003084001 1 i - 0 1 i'' I/ ° L O/T 1 HOUSE / NUMBER OF LOTS 3.1 X 5.5 acre = 17 LOTS CDI I �\ I L _ I / / GARAGE I RS-8 LOT WIDTH 70 VARIES 97.83 1 „ - _ - ___ - / / 12 -0 � ° '- - - \`� \\ 0 ° 64.0' \ ° - -" o - - o_- -�� / / rl/•Q� - - - _ DECK I / REARSETBACKS: LOT COVERAGEFRONT YARD '' 7.5' SIDE 15' rEASEMENT. / , / / _____ - - ��0 -� �\ \ 83.75 0 / $4 ° o 41.5 ° ^ SUGGESTED MODIFIED SETBACKS: FRONT YARD i r �' G ;; LOT 9 b o / i / / / / - / 10 (20 AT GARAGE), 7.5 SIDE, 15 REAR \\\- 7 231 F. rc- i- - _ J �- - - LO - 1 �� / / J�� T 0 1 22 83 - - BUILDING HT: 25'+ 5' FOR SLOPED ROOF r - M\� - - - - - - , n n ° I / / I E M 3 10' o LOT SIZE 8,000 SF MODIFIED FOR VARIED ---- ,'' Imo, 10-0 10-0 6 339 S.F. ' ��'� I N I %,of I I , /' SE ER -T�--------- ------ LOT 14 HOUSING TYPES --to - ARAGF I '' ,-� _ , D6► I / , c�. A.F.N. 2I01 3162I ---- 6,449 S� . �DECK ,i Lo �/ 50.42' 0_____ E RY HOU ESA L_ - I HOUSE EN / Q' p�� � I I GARAGE i / HOUSE DATA GREENWALK I / / �0, o DECK o`V/ - - - - - - - - I \Q, co I - I / o�' HOUSE 1: (2) 3,814 SF 5 BEDROOM, 4 BATH, REC ROOM, 3 CAR GARAGE ° ' E TR \� 14� I / / PLAYAREA I 7°�°ry� HOUSE 2: (2) 2,741 SF 4 BEDROOM, 3 BATH, 2 CAR GARAGE I � ^ > GARAGE'> � � �W I- - -� I E RY HOUSE 2 I / HOUSE 3: (1) 2,700 SF 4 BEDROOM, 3 BATH, 2 CAR GARAGE _ � _ ___ 1 O r- / , / �%' - - - - _ --- - 1 I r ,� I I GAf�AGE / / C 0 M M 0 N SPACE 10'-0" I L. I / / HOUSE 4: (1) 3,118 SF 4 BEDROOM, 2 BATH, 1 BATH, 1 BATH, REC _ _ , I / / ROOM, 3 CAR GARAGE o - - -* - �_ - -� /, ° /���'' ° o ° '� - o t o ''� / - - - - - - LOw / 2, 519 S.F. I - I - - I / / HOUSE 4A: (1) 3,093 SF 4 BEDROOM, 2 BATH, 1 BATH, 1 BATH, REC / , ,% 1 0 , o / 9 / o SIC-�__------__------� ROOM, 3 CAR GARAGE / 97 83. /r , - - - 134.2 - ) 1 ' 72 17i / 64.75 i HOUSE 5: (2) 2,692 SF 4 BEDROOM, 3 BATH, 3 CAR GARAGE - I 64.75' _ l_ -� - - - - - - - HOUSE 5A: (1) 2,692 SF 4 BEDROOM, 3 BATH, 2 CAR GARAGE ' N 8 g ° 3 g 02 � 3 00 . 0 C E E ��J /' �/ i T 230.75 (� - HOUSE 6: (2) 3,788 SF 5 BEDROOM, 4 BATH, REC ROOM, 3 CAR GARAGE HOUSE 7: (1) 2,394 SF 4 BEDROOM, 2 BATH, 11 BATH, 2 CAR GARAGE I 5' TRANSFERED TO NEIGHBOR 1,092 SF HOUSE DATA MOLNAR NORTH SITE PLAN. SCALE: 1 "= 20'-0" HOUSE 2: (1) 2,741 SF 4 BEDROOM, 3 BATH, 2 CAR GARAGE HOUSE 3: (1) 2,700 SF 4 BEDROOM, 3 BATH, 2 CAR GARAGE HOUSE 7: (1) 2,394 SF 4 BEDROOM, 2 BATH, 11 BATH, 2 CAR GARAGE LOT COVERAGE LOT 6: 2,363 SF/7,339 SF=32% LOT 12: 2,042 SF/5,824 SF=35% LOT 1: 2,081 SF/6,690 SF=31% LOT 7: 2,231 SF/7,290 SF=31% LOT 13: 1,656 SF/6,967 SF=24% LOT 2: 1,885 SF/6,266 SF=30% LOT 8: 2,363 SF/7,192 SF=33% LOT 14: 2,042 SF/6,449 SF=32% LOT 3: 2,141 SF/8,013 SF=27% LOT 9: 1,922 SF/7,231 SF=27% LOT 15: 2,081 SF/7,222 SF=29% LOT 4: 2,141 SF/8,010 SF=27% LOT 10: 1,680 SF/6,330 SF=27% LOT 16: 1,885 SF/7,855 SF=247. LOT 5: 2,231 SF/7,216 SF=31% LOT 11: 2,042 SF/5,824 SF=35% 2 O U Q�Q u7 z O U D, U c J J O Q Z. z zLo Z. � n v N p� N vJ 0 O L rl w zw W w Z N Lu Qof U co w J co W (N ^C/) © GREENWALK DESIGNS LLC. REGISTERED --AR CT �STEVEN A. BARNES STATE OF -WASHING T i7:tt' 3 N 00 Q �3 � wo wno cS O W +o � gw z Q o 0 J Ln 0- O Lu � O (n z W Q � z 0 CC G � J LLI W N ~ o w w w > U) o 0� Exhibit 1 - Green PLN2022-004 Packet Pg. 66 1.b Q a> v� Q 0 w 0 Lo 0 w Q z z Q n, 0 N L=qL \ ' ss HIM=266.00 IE(NW)=250.46' 48" IE(SE)250.80 48 IE(S)-262.08' 8"CONC 11 \ \\\ _--------- _ N 8 8 °I3 a' o 1 ` 0t 97 83'-o ° 1\I \\\ \\\ o 72.0 �fd' 72.0' - - 9.2 '� '� �2� \ Ss -\ - � ` 1 \ -_-------- O / \ o OT 4 i - =- o i o i i ` / LOT 3 \ \ , \\ ► S.F. ' -08' 013 y N N / - v�-- o \ HOUSE 1 � r co I - - - - � I^ pi o IEN � I , ��� f � �� � o 10-0 1 I / DEC , \ GARAGE 1'i N\ l I I I 1 2 ,�4n I / II I _ �'� � v ' So �� v �, I _--�--- I % o 1\ \\ I \ / I I � I I ` \ � � j � \ / p I I ° � bV 1 o I I L O 15 \ \ HOUSES l I I - \ / 9 , \ / I \ - \ L I HousE 5 I , I o \ _ 8k ° j(� , I ----- _ �.� \I i o i ,- 1 S\F. 11\ \\\ I i i 10 -0 I HOUSE 7 I \\\ o \ RAGE I I^ I 1 �! GARAGE I c � I I I - -•L _ I _ o II 9 .83' -I 1 1 1\ I�1 I I GARAGE 1 � I \ \ , --- I - 1 » 1 \ 1 \ I I I I I o UAHAGyF L� K I \\ j 2-0 \ \ 7, 3 I EAII E v �� - -i - - - ° \ - I - - - - I T ENTRY - - - HOUSE 3 r I - I I I \ N Y \ - _ - - - �__ / I \ 1 -� 1 \ o l 0 1 1 NT Y I I i _ -- - 1 LOT 2 GARAGE I I \ p ^ ` \ i \1 I I I I ENT i / S� / / i so r DECK , / I i N \\ \\\ I 6, 2 6 6 S.F. 1 I 10 t 0 L / ,'' / / i 0 3 �l ,mot I I Iw , ° ° o p N 6 6 0 -� >> 72.0 \ 172.0' / p C3o 1 / \ 1 0 �i LJ 70.0 w 34.75'/ 1 ° 'o o ° sr iF10USE 6 EI�TR 11(n �I 11 / 1� `��\\ / / / 52. 2� g / / s, vl:c LLJROW 2c) 71>1 / - - I \� '1` �\ 10, 433 S. F. / ,�' �'''' '---------J' / i� o b o \0 0 _- R ° / 0 97.83/ _\ OMMON SP - -- -- -� -� ---- _ / �� ,-o - , / HOUSES \� 04 � NI I J9,696 S. Q ENTR (N �- -' � D\ - �•U \j EC / `w l E ° P AY AREA HO(JSE 1 ' --- - ----- ---------1,200 SF l l ENT ° \ / I \ I I / \ / LOT 16 �\ POND � � ;� I o ,' � I I � / � T 15 I \ / o ,-''���', p ��� �,,,'f I I I \ I I I o I / F '�' �/� 22 F. \ \ °QS �� \ 7, 855 �. F. °LF)/ O \\ CONC. i i I �' I I N I \ I o, II 1 _ _ - / S�• \ \ �� \ \ i I / AGAR GE 8_-- \\ I HOUSE 2 I �� �L HOUSE 2 I\\ I I GARAGE / /�T - - - - - \ \ \ \ \// / SITE DATA o / p l < < < ,- I I L O T 12 I I \� , - I BELOW o�v - - �- o / / , / / / � e / SITE AREA 540:111,275 SF 2.55 ACRES / r -_J ,- I » 1 r� 1 DECK ,� I - 5, 82 \4 S. d• - J / / / / I ENT I \ '\O \ SITE AREA 550: 23,997 SF 0.55 ACRES Z 27 ?1 o I ,i / I L T 11 I I -6 - I �� I L ,- » , / i r i r / / r r 4j O I \ \ \ ZONING: RS-MP 1_ 1 2 g Q� ��" ° �' '� 5 2 4 S. ' n 6" _ s , r / �. p• ° TAX ACCOUNT # 540: 27032500308300 / � - - 1 _'/ �' I I I \\\ ''O �� / �� I TAX ACCOUNT # 550: 270325003084001 1 i - 0 1 i'' I/ ° L O/T 1 HOUSE / NUMBER OF LOTS 3.1 X 5.5 acre = 17 LOTS CDI I �\ I L _ I / / GARAGE I RS-8 LOT WIDTH 70 VARIES 97.83 1 „ - _ - ___ - / / 12 -0 � ° '- - - \`� \\ 0 ° 64.0' \ ° - -" o - - o_- -�� / / rl/•Q� - - - _ DECK I / REARSETBACKS: LOT COVERAGEFRONT YARD '' 7.5' SIDE 15' rEASEMENT. / , / / _____ - - ��0 -� �\ \ 83.75 0 / $4 ° o 41.5 ° ^ SUGGESTED MODIFIED SETBACKS: FRONT YARD i r �' G ;; LOT 9 b o / i / / / / - / 10 (20 AT GARAGE), 7.5 SIDE, 15 REAR \\\- 7 231 F. rc- i- - _ J �- - - LO - 1 �� / / J�� T 0 1 22 83 - - BUILDING HT: 25'+ 5' FOR SLOPED ROOF r - M\� - - - - - - , n n ° I / / I E M 3 10' o LOT SIZE 8,000 SF MODIFIED FOR VARIED ---- ,'' Imo, 10-0 10-0 6 339 S.F. ' ��'� I N I %,of I I , /' SE ER -T�--------- ------ LOT 14 HOUSING TYPES --to - ARAGF I '' ,-� _ , D6► I / , c�. A.F.N. 2I01 3162I ---- 6,449 S� . �DECK ,i Lo �/ 50.42' 0_____ E RY HOU ESA L_ - I HOUSE EN / Q' p�� � I I GARAGE i / HOUSE DATA GREENWALK I / / �0, o DECK o`V/ - - - - - - - - I \Q, co I - I / o�' HOUSE 1: (2) 3,814 SF 5 BEDROOM, 4 BATH, REC ROOM, 3 CAR GARAGE ° ' E TR \� 14� I / / PLAYAREA I 7°�°ry� HOUSE 2: (2) 2,741 SF 4 BEDROOM, 3 BATH, 2 CAR GARAGE I � ^ > GARAGE'> � � �W I- - -� I E RY HOUSE 2 I / HOUSE 3: (1) 2,700 SF 4 BEDROOM, 3 BATH, 2 CAR GARAGE _ � _ ___ 1 O r- / , / �%' - - - - _ --- - 1 I r ,� I I GAf�AGE / / C 0 M M 0 N SPACE 10'-0" I L. I / / HOUSE 4: (1) 3,118 SF 4 BEDROOM, 2 BATH, 1 BATH, 1 BATH, REC _ _ , I / / ROOM, 3 CAR GARAGE o - - -* - �_ - -� /, ° /���'' ° o ° '� - o t o ''� / - - - - - - LOw / 2, 519 S.F. I - I - - I / / HOUSE 4A: (1) 3,093 SF 4 BEDROOM, 2 BATH, 1 BATH, 1 BATH, REC / , ,% 1 0 , o / 9 / o SIC-�__------__------� ROOM, 3 CAR GARAGE / 97 83. /r , - - - 134.2 - ) 1 ' 72 17i / 64.75 i HOUSE 5: (2) 2,692 SF 4 BEDROOM, 3 BATH, 3 CAR GARAGE - I 64.75' _ l_ -� - - - - - - - HOUSE 5A: (1) 2,692 SF 4 BEDROOM, 3 BATH, 2 CAR GARAGE ' N 8 g ° 3 g 02 � 3 00 . 0 C E E ��J /' �/ i T 230.75 (� - HOUSE 6: (2) 3,788 SF 5 BEDROOM, 4 BATH, REC ROOM, 3 CAR GARAGE HOUSE 7: (1) 2,394 SF 4 BEDROOM, 2 BATH, 11 BATH, 2 CAR GARAGE I 5' TRANSFERED TO NEIGHBOR 1,092 SF HOUSE DATA MOLNAR NORTH SITE PLAN. SCALE: 1 "= 20'-0" HOUSE 2: (1) 2,741 SF 4 BEDROOM, 3 BATH, 2 CAR GARAGE HOUSE 3: (1) 2,700 SF 4 BEDROOM, 3 BATH, 2 CAR GARAGE HOUSE 7: (1) 2,394 SF 4 BEDROOM, 2 BATH, 11 BATH, 2 CAR GARAGE LOT COVERAGE LOT 6: 2,363 SF/7,339 SF=32% LOT 12: 2,042 SF/5,824 SF=35% LOT 1: 2,081 SF/6,690 SF=31% LOT 7: 2,231 SF/7,290 SF=31% LOT 13: 1,656 SF/6,967 SF=24% LOT 2: 1,885 SF/6,266 SF=30% LOT 8: 2,363 SF/7,192 SF=33% LOT 14: 2,042 SF/6,449 SF=32% LOT 3: 2,141 SF/8,013 SF=27% LOT 9: 1,922 SF/7,231 SF=27% LOT 15: 2,081 SF/7,222 SF=29% LOT 4: 2,141 SF/8,010 SF=27% LOT 10: 1,680 SF/6,330 SF=27% LOT 16: 1,885 SF/7,855 SF=247. LOT 5: 2,231 SF/7,216 SF=31% LOT 11: 2,042 SF/5,824 SF=35% 2 O U Q�Q u7 z O U D, U c J J O Q Z. z zLo Z. � n v N p� N vJ 0 O L rl w zw W w Z N Lu Qof U co w J co W (N ^C/) © GREENWALK DESIGNS LLC. REGISTERED --AR CT �STEVEN A. BARNES STATE OF -WASHING T i7:tt' 3 N 00 Q �3 � wo wno cS O W +o � gw z Q o 0 J Ln 0- O Lu � O (n z W Q � z 0 CC G � J LLI W N ~ o w w w > U) o 0� Exhibit 1 - Green PLN2022-004 Packet Pg. 67 1.b 00 (_e N w Ln 0 Ln Ln 0 0 z N Q 0 0 LL-1 0 Ln / LEI 75 Q z c� z Q n, 0 Jj N 0 I L-87.42 \x� �r \ss RIM=266.00' \ 9 " I E(N W) 250.46' 48„ so IE(SE)-250.80' 48" I � �0 IE(S)=262.08' 8"CONC I � \ SQ I N 88°38'01 " W 251 .01' 41 97.83' o - - - - - 72.0' \ \ i 72.0' 9.2 SS 0 �- - - - - - - - - - - - - - - - - 10'-0" b o _ s° I N I 0 10,�S \ N I N ( \ ss ----------- LO M 10I '-0" N LOT 5 1 i ,-------------� 1 o'- " 0 7, 216 S.F. I � co N 10'-0" \ SS I 1 I I , I,- I I I I I I � �o *N WV s° 10'-0" 10'-0" I LOT 3 1 I 1 `\ Ss\ 1 I LOT 4 w I I I 8, 013 S.F. � \ --------------------� 8,010 S.F. 1 110'-0" 9�� �o — _ _21 941 W 1 S° LOT 2 o i23.s2� — _ 23 79 i'CD 1 I I I — —I IN I 6,266 S.F. R2 s \ \ 5- o 12 -0 I 1 I � I / M � \ Ico EASEME------------- --- - - - - - - - - - -- j J------- 110'-0" i LOT 1 // ry' air\ \ --- — I 6,690 S.F.CD \ I CD , LOT 6 iz N 71339 S. F. 1 — — 72.0' — — — — 72.0' — — 70.0 Lu o — 34.75(n I - - _ . / S• Lu I N ROW o 10, 433 S.F. N -------- —� J -CD o / of o 64.0' 30.0' - 9 o 82.82 - — — R/1004.94 I o 97.83' — — 1 Vi �----------7 --� F----�-------------- ^C�- — �.-/ 42 /.81 — 'LOT 16 r— — — — — — — — ----------�---� �il /� // A-2-26tti§55 S.F. LOT 7 ►o I 1 LOT 12 I LOT 13 / \ �� LOT 11 I� I o 1 F °o 5,824 S.F. 6,967 S.F. 7,290 S.F. 1 11 5,824 S.F. I i I 1/ 1 I C MMON SPACE I 9,696 S.F. X�/ o / LOT 15 _ _ _ _ _ _ _ _ _ I ► 1 '-s" '-s" I / h o �'/ 7, 222 S. F. ------- I ' _ I I / ACCESS UTILITY EASEMENT o 97.83' - - 12'-0" o ----- --y , / \ I 0 6 i �i EASEMEN - 0 64.0 o ' / - - - - - - - 10-0------------------� 83.75 0 - - - - - - - - 64.0' - - 41.5' / i/ D� I --- ---- i D 125.75' b 10-p------------ - - - - - , �� , ' 0 1 22 83 I I I I�10'-0" 10'-0"E------------� ITEM 3 — 10'0 I;n I j I N 1 I I ,� ,� SE ER LSM'T ------ 1 LOT 8 — — .� A. .N. 21013162--------� 1 0 50.42' LOT 9 I o� � I u I i 1 7.192 S.F. 1 � I LOT 10 Flo ��� 1 r------------J 71231 S.F. 6, 330 S.F. � ,o. I I I I I I � � � I LOT 14 ory 61449 S. F. \ M L1 I 1 COMMON SPACE 1o'-o"I ---------------J---------- 2,519 S.F. -- o---------------J o _ , L 0 97_8372_17 ' o - - - - 134.25' - - - - - - - /o �/ // o-----------------� L - - _ 64.75' N 88°38'02 W 300.00' DEED _ — 230.75' — — - — — — — — — — 5' TRANSFERED TO I NEIGHBOR 1,092 SF SITE PLAN E SCALE: 1 "= 20'-0" 2 0 U U c Q w Z O Lu 01 r" N 0 C� U Lc) z c CV m u J w © GREENWALK DESIGNS LLC. I ECi1STER TR CT A. BARNES WASHINGTUN Q Q z 2E ~ J � W � Q J w U) Q 3N Z °8i wo uS O +0 gw O C) O z U Lu N .. U) z 0 0 U) w > Q W o 0� A2 T Exhibit 1 - Green PLN2022-004 Packet Pg. 68 1.b Greenwdk Parr 540 Edmonds Way Edmonds, WA 98020 S h o r t p I a t I � I \ _ _ N 88138'01" W 251.01' N � _ LOT 4 LOT 3 #SDK I 1 I -8,007 S.F. 8,005 S.F. X I HOUSE 1 1 I FFE 2741 1 1 1 RAGE / rl`�!I/Npj/OI/ 10 / to 0)041 I K 1 IyJ I I HOUSE x I FFE 274 0 li 11 rn I 1 •O I --- RAG �E q^' ORIVF r LOT 7 1 Z 8,183 S.F.1 1 7 LOT 8 / ! 8,067 S.F., COMMON 5,663 POND CONC. DECK ' � o I j \ I LOT 2 { 5;350 S.F��\ HOUS`-- G�q I 'I 6 \ 0 - _ N 8k-21'41" W 123.79' _ -- `ENTRY ( I I 6,1 5JL ----- ----- 28 - 740 STORMTECH CHAMBERS 10,007 S.F. 1 VW x 110' LF TRENCH ASSUME 2 IN/HR INFILTRATION RATE -- SMH----------- RIM=266.25' SMH RIM=268.42' IE(NE)-259.04' 12" IE(SE)-259.18' 12" \ O ` MoN�s SMH RIM=272.26' �'9f� dP IE(NW)=259.58' 12- IE(SW)=259.65' 12- L-777'," \�\ HOUSE -- ` / / R— 0 1 LOT 11 438 S F. OT 12 6, 38 S.F.----- — --� % / // <\ =42. =2 1 30ua"o I I � � cgRgcE I / cARncE I 1 HOUSE /+ t� SLOT 16 ^0 �� \ ��I 6,549 S.F. HOUSE 1 1 / /\ ELOWnK`✓ USE s%5 ARAGE I --_— /// 1 I 1 J LOT 13 / r 'fir° ? %` 6,510 S LOT 15 ry4 7,881 S.F. ----- LOT 9 I 1 ---- J I LOT 1fi/ / / 1 / 6,030 S.F. �00§ / / 'A'T, 11EM 3 10' 1 L RAGE / - H 1 N \ J HOIJSE / / A.F.N. 13162 1 8,061 LOT 1S.F. 7 it / II ; 1 ,— ,11 I `. 1 HOUSE r GARAGE BELOW N 88'38'02" Z300.00' DEED — �- - - — - - —L -t— - mror+271.15' - — - - — - — - IE(NE)=260.59' 12" Site Plan 1 Scale: 1" = 40'-0" 8-31-21 SITE DATA SITE AREA 540:111,275 SF 2.55 ACRES SITE AREA 550: 23,997 SF 0.55 ACRES ZONING: RS-MP TAX ACCOUNT # 540: 27032500308300 TAX ACCOUNT # 550: 270325003084001 NUMBER OF LOTS 3.1 X 5.5/acre = 17 LOTS RS-8 LOT WIDTH 70' (VARIES) SETBACKS:FRONT YARD 25', 7.5' SIDE 15' REAR, 35% LOT COVERAGE SUGGESTED MODIFIED SETBACKS: FRONT YARD 10' (20' AT GARAGE), 7.5' SIDE, 15' REAR BUILDING HT: 25' SLOPED ROOF LOT SIZE 8,000 SF MODIFIED FOR VARIED HOUSING TYPES Facility Name 15tormTech 1 7771 Outlet 1 Outlet 2 outlet 3 Downstream Connection KANW= 0� Auto Chamber I Quick Chamber Chamber Model af' 740 How Length(fI) 111C Outlet Structure Data j Number of Chambers 28 Riser Height (fit)F Number of IRisen Diameter (in] 12 4 Top Stone Depth (in] ® Riser Type Bntfom Stone Depth (in) 12 Notch Type Infiltration Yes =? Ordice Diameter Height Measured lnliltraiiorRate (inlhr) F4-- I Number (in) (ft) Reduction Factor (infill'factor) p g 1 lu 0 —=I ihD' y UseWettedSurfaeeArea (sidewalls) NO H 2 Fo----lFo--i Total Volume Infiltrated lack) 52547 3 Total Volume Through Hiser (dc-k) 0 Total Volume Through Facility(ac It) 52.547 StormTech Volume at Riser Head (ack) 052 Percent Infilhated 100 Show StormTech Open Table Initial Volume I — PAVEMENT LAYER (DESIGNED BY SITE DESIGN ENGINEER) uIERT. FORl1NPA1✓Bl 5' TRANSFERED TO IE(SW)=260.73' 12' DRYWELL FOR ROOF DRAINS INSTALLATIONS WHERE RUTTINO'ROMIBircLES 18" 'FI h1I �_FI II J INCRenSCcoVeR To 2a'rE0D11T1} jr (2.4 m) NEIGHBOR 1,092 SF CONSIDERING DRYWELL IN - - - - - - (45omm)MIN' MAX DRIVEWAY TO HANDLE DRIVEWAY 4 6'(15amm)MIN 10/3/21: STORM MAP & PLAN FOR ROADWAY INFILTRATION SYSTEM by: Pedro DeGuzman, PE @ Terraforma All III =1I IIIII —I _ DEPTH OF STONE TO BE DETERMINED �� �� -��" n BY SITE DESIGN ENGINEER 6"(150mm)MIN 6' (150 mm) MIN 51" (1295 mm) 12' (300 mm) TYP y Cornerstone A;RCHITECTU;RAL 8ff* :P Exhibit 1 - Green PLN2022-004 Packet Pg. 69 1.b 1 i Cn Co 0 w 0 Ln Q 0 0 a_ N 88°j38'01 '9 14"CED'/ 36'tE `�, / I"C \ , 40VCED 1,42 rl � ° 1 'SPR 6'HOLLY L A 4° 42' 1 3 I�/6"APPLL r t� �I \ / � \ �� \ r ; � ��° � �0 F—IDECK ° A JI_ _ 36 CED �� J 4P.PL� � 46"CE � � .-' DECKCF)/____(\/42"CED N — — � — ACU „8� 0°°81 \ 50"CED / \ I \ EAVEEMI� — —� — iJ _ — — _ —�8 C ° ° - 81 12;A„D rI I �i —1= _ =1� c� ( _ 8 c� Z_ I °18ALIICRAWL II ��� ° _� 3\ � PROPANE I \SPACE I I �" — — \-i — `- _ - \ �yLOWER �� ' )TANK / ACCESS I \EPP 6 ' ' I HOUSE I — \16 M AP - — ( 1 I T—� 01 — UTILITY BOX I III I \6 MAP \ / I I I I BLO /�•' ,� / �� i �� —T \ 4"Ad —1,_----- I-- I \ ' WAIL / I (\ \ \ / \ I �__CS'pNC EAVE —���------___ --- =�- 112 FIIG _ IL — �I� — —— \ �� , I �/ 58 CED `O % I `\ �. t STEPS — �—�I? — — r — — L — — AVEEE �__ I i 1„ 1 I —1 11— ' I 48 CED \ \ I f \ I EAVE 1 �1-- 4 1 \ 6 D� 1 cj I �� \ I , 18 PLUM I \ I /\10 DEC \ ---- � I o I I II CHECK II I —� ---�� POR, I \ �'�—� I _ �� 0 I I /32 IC 11 I EAVE] / Bo�;�' n I ABANA 111 I / (5)6 MAP Ll l — I BRICK \I/28I j 34"CED I , PLANTER ��i � ACED / A � � 24 CED I I /1 I , CONC i v� / 1120 CED �I \I\STEPS kSPR _\3\ 4"CEID 1811C\D V/ /r l 10"BIR I� _ / \ I °/� SP� I �� y 6"BIR\\ �— — ---- / / ��\lo»SPF 1 \\ I 40 CED T BIR r/ / \\ �� — \ \\ ;18"CEDCE ,9 3C�' C E D \\ I "� �I BLOCK \1 I \\ _ — CT ; ;'\ /� 42"CED 6o MAP i / , WALL , 1 �� ^ , (Xv ,\�6 CE�, \\ / f� �\ �� \\ \\\�\ I BLOCK — i ,, j \\ i i I / \ \ �\ \\ GARAGE \\\ r \ \ v ALA- Ln „ „ � � � v / � � � I ,� 144 /CE[�1� 30 �E v BLOCK � \v � l I � v �• ,�� O I / �8� CED , \ I �/ < \ i i , \ WALL \ \ \ \\11 i i i ! 24"�-D o J 11 r _-�y �� ��\� I 1 ` ' �1 ,'� �� I\ 1 �I `� // / I \\\ J l ; '� / \\ �� DASHED LINE TREE OUTLINE i12"C �� z ` � `� \ 16 S • ° I / \ \ \\ � 30%CEQS / �cp \ i , , 40� ED / SHOW TREES TO BE REMOVED. ' I I o I \ I 42"CED / �� 0'\ / �L\\ i / SHED \\\ /� ',� I /38"ACED i I i 1 I -- _\IE_ 1 _— \ r �' i I to \ I I �\ _ 66"CED / \ _EA -- — —'I �— — ,-� / \/ / '� 6"\MAP > �I� _ _ — 10 EC i WOOD WALL 12"BIR \ /,__ 67MAP /WOOD i �— / / / �x A'/ nM�QP WALL' 6 SPR ��\ 8, / 4' / , GR� \ P �\ ° ITEM 3 — 10' r —Z/ i / SEWER ESM T / \\\_- \ �� \`\ > ��- � •\ — \ \, WOOD -- .� , \� A.F.N. 2013162 12"CED WALL \, �� II II; I /� I / \U26, --- f20 CED\I \BROKEN II il GARAGE II ILI j / I / /i6 „CE/20"CED 14CED >D II �'I I Ilw I �„F(R(GRAN�) / �I/ /30"CED\ 26�C — \OfC� ;,� �\ —t'= — — — — ,\ \ 28 CED j �r /° Ir I I\ 3G/ CEDE may\ I \I/ 6' Ivl '�»D / 8--\44"FIR(GRAND���\� �`� �\ I ' Ip��LRI „ •/ ' �/ LL TEPS 12MA� II I \ ; ,� A �°12'D . I� (l �� �I —�� \ \� 6 '� (1 _ , \ 30 CED/ / u/ 2 -_0"CED ,� ; ����r �% I / / 3�(5:6 f) SEED RIM=266.00' IE(NW)=250.46' 48" IE(SE)=250.80' 48" IE(S)=262.08' 8"CONC SITE PLAN E SCALE: 1 "= 20'-0" Is R 1 004.94' 42.81' A-2°262699 TREE RETENTION CALCULATIONS THERE ARE A TOTAL OF 111 SIGNIFICANT TREES ON THE SITE, CURRENTLY THE PLAN IS TO REMOVE 65 SIGNIFICANT TREES. CODE ALLOWS REMOVAL OF 30% OF SIGNIFICANT TREES. 111-65=46/111=41 %>30% ALLOWED. AN ARBORIST REPORT WILL FURTHER EXPLAIN THE EXTENT OF WORK. O U U QcQ u� z O c NC o U 5uj z c N m u Z J O2 �w © GREENWALK DESIGNS LLC. REGISTERED kR CT J TF-VE I A. QARNES ATE CF WAS! ING 1 UN W Q z J W J w w U) z Q W z O W W Q N 0 00 Z O) OQ W Cif O 0 Z LoO O O O z W N .. U) z o p U) w Q w o 0Y L1 Exhibit 1 - Packet Pg. 70 1.b Greenwc k Park Shortph:it 540 Edmonds Way Edmonds, WA 98020 --------------- I I N I 1 X I HOUSE FFE 274 1 — I 1 1 1 I L—' LOT 6 8,239 S.F. GARAG xl I " W 251.01' II' LOT 4 �--------_ LOT 3 1 I 8,007 S.F. 8, OS S.F. F 59-- 27211 DR a ROT V5 :if COMMON 5,663 POND GONG. 711 1 DECK 1 I � \�f I LOT 2 { 5;350 S.F��\ HOUS`-- G�q I 'I 6 N 8k-21'41" W 123.79' -� ENTRY ) I LLL 5 :T ----- 28 - 740 STORMTECH CHAMBERS 10,007 S.F. 1 VW x 110' LF TRENCH ASSUME 2 IN/HR INFILTRATION RATE 1 -- SMH----------- RIM=266.25' SMH RIM=268.42' IE(NE)-259.04' 12" IE(SE)-259.18' 12" \ MoN6s SMH RIM=272.26' �'9f� dP IE(NW)=259.58' 12- IE(SW)=259.65' 12- o\ � HOUSE -- ` R— 0 j LOT 11 ,438 S OT 12 6, 38 S.F. — --, % 1 I — F-_-- // /// + \ =42. =2*2 a 1 1 1 1 I 1 GARAGE I / 1 3suavG I cARncE 1 I '�� 1 1 J HousE ♦+ t� SLOT I 16 \ ���I I i i I +/^0 6,549 S.F. I L ��� 1 I /`�1 1--°J 1 I 1 1 //// ARAGE / /\ ELOWnK`✓ ,Fs%5 \sE ARAGE I IHOUSE ---- /// 1 I 1 J LOT 13 6,510 S LOT 15 ry4 7,881 S.F. /7 LOT 9 I 1 ---- ----- I LOT 1fi/ / / 1 -� J I 8,030 S.F. ���� .. 00 / / 11EM 3 10° 1 RAGE / I I� — — --• �' § �/ SEWER A'T, LOT L — H �j1 N \ J HOUSE / / / A.F.N. 83162 I 8,061 1S.F. 7 ARA GARAGE I < 1 HOUSE BELOW \�, ------ 1 L----- I I — — — — — — — — — 7 N 88'38'130000 .' DEED — �— — — — — — —L —t— — mror+271.15' — — — — — — — - IE(NE)=260.59' 12" �\.\t�\�\ '-fro ry Site Plan 1 Scale: 1" = 40'-0" 8-31-21 SITE DATA SITE AREA 540:111,275 SF 2.55 ACRES SITE AREA 550: 23,997 SF 0.55 ACRES ZONING: RS-MP TAX ACCOUNT # 540: 27032500308300 TAX ACCOUNT # 550: 270325003084001 NUMBER OF LOTS 3.1 X 5.5/acre = 17 LOTS RS-8 LOT WIDTH 70' (VARIES) SETBACKS:FRONT YARD 25', 7.5' SIDE 15' REAR, 35% LOT COVERAGE SUGGESTED MODIFIED SETBACKS: FRONT YARD 10' (20' AT GARAGE), 7.5' SIDE, 15' REAR BUILDING HT: 25' SLOPED ROOF LOT SIZE 8,000 SF MODIFIED FOR VARIED HOUSING TYPES Facility Name 15tormTech 1 Outlet 1 Outlet 2 outlet 3 Downstream Connection KA1115E= 00 Auto Chamber I Quick Chamber Chamber Model IF 740 How Length (fl) 110 Outlet Structure Data j Number of Chambers 28 Riser Height (fit) Number of I4 Risen Diameter (in] 12 Top Stone Depth (in] ® Riser Type Bottom Stone Depth (in) 12 Notch Type Infiltration Yes =? Ordice Diameter Height Measured lnliltraiionRate (inlhr) F4-- I Number (in) (ft) Reduction Factor (infill'factor) p g 1 lu 0 —=I ihD' y Use Wetted SurfaeeArea (sidewalls) NO H 2 5--1Fo--i Total Volume Infiltrated lack) 52547 3 Total Volume Through Hiser (dc-k) 0 Total Volume Through Facility(ac It) 52.547 StormTech Volume at Riser Head (ac`0 052 Percent Infilhated 100 Show StormTech Open Table Initial Volume I — PAVEMENT LAYER (DESIGNED BY SITE DESIGN ENGINEER) uIERT. FORl1NPA1✓Bl 5' TRANSFERED TO IE(SW)=260.73' 12' DRYWELL FOR ROOF DRAINS INSTALLATIONS WHERE RUTnNGFROM VEHICLES 18. 6 'FI hII (2.4 m) �_FI II i INCRn5I!CO1XRTO24'rE0 ML �r NEIGHBOR 1,092 SF CONSIDERING DRYWELL IN - - - - - - (450mm)MIN' MAX DRIVEWAY TO HANDLE DRIVEWAY 6'(150mm)MIN 30" (760 rnm) 10/3/21: STORM MAP & PLAN FOR ROADWAY INFILTRATION SYSTEM by: Pedro DeGuzman, PE @ Terraforma All E =1IHII _ DEPTH OF STONE TO BE DETERMINED �� �� -��" n BY SITE DESIGN ENGINEER 6"(150 mm) MIN 6' 51" (1295 mm) 12' (300 Trim) TYP (150 mm) MIN y Cornerstone A;RCHITECTU;RAL 8ff* :P Exhibit 1 - Green PLN2022-004 Packet Pg. 71 1.c GREENWALK DESIGNS LLC. 12733 39TH AVE. NE PHONE: 206.550.9296 SEATTLE, WA 98125 EMAIL: SBARNESOCORN[ NOTICE OF PUBLIC ZOOM MEETING FOR PLANNED RESIDENTIAL DEVELOPMENT 540 & 550 EDMONDS WAY PROJECT DESCRIPTION: Greenwalk Park Planned Residential Development. Two lots that are accessed from SR104 (Edmonds Way) are being platted into 16 residential lots that vary in size from approximately 5,500 sf to 8,100 sf. The homes to be constructed on these lots will be built by the developer. The houses will vary in size from 2,400 sf to 3,500 sf and will be designed to relate to one another and will have approximately 7 completely different designs. The site sits on top of a small hill that is relatively flat and will not impact any views from neighboring homes. Development will comply with local tree ordinances and maintain as many trees around the perimeter of the site as possible. Planned Residential Developments are required to set aside 10% of the site area for "COMMON SPACE" which includes play areas for children, park like seating and lighting and we have incorporated an existing pond and waterfall with viewing deck and landscaping into the design. All houses will be on public utilities and the city has determined that the streets will be private drives with access/utility easements. Washington Department of transportation has given approval for a single drive that will access SR104 to minimize traffic hazardous. All new electrical and data services will be underground so no overhead power poles or lines will be installed. PROJECT LOCATION: 540 & 550 Edmonds Way, Edmonds, WA. Tax Parcel Numbers 27032500308300 & 270325003084001 NAME OF APPLICANT: Steve Barnes (for Fernandez Barnes llc) REQUESTED PERMIT: 16 Lot Plat and Planned Residential Development PUBLIC HEARING: May 10,2022 The city of Edmonds requires that a public meeting must be conducted and all parties within 300 feet of the site shall be invited prior to submitting for permitting to the city of Edmonds. PUBLIC HEARING INFORMATION: A virtual public meeting will be held via zoom by the Developer on May 10, 2022 at 7 p.m. Join the Zoom meeting at: https://us06web.zoom.us/i/82671707101?pwd=diVQL2glR3FrMTQ3MnN5WGNYbORLdzO9 Meeting ID: 826 7170 7101 Passcode: 539226 One tap mobile +12532158782„82671707101# US (Tacoma) +17207072699„82671707101# US (Denver) Dial by your location +1 253 215 8782 US (Tacoma) +1 720 707 2699 US (Denver) Exhibit 2 - Green PLN2022-004 Packet Pg. 72 1.c +1 346 248 7799 US (Houston) +1 646 558 8656 US (New York) +1 301 715 8592 US (Washington DC) +1 312 626 6799 US (Chicago) Meeting ID: 826 7170 7101 Find your local number: https://us06web.zoom.us/u/keeMb69Zew CONTACT: Steve Barnes: Greenwalk Designs sbarnes@cornerstonearch.com 206-550-9296 PROPOSED SITE PLAN ---------- 5 SR 104 \� EDMONDS WAY COMMON SPACE - G PLAY V AREA \ COMMON --- / SPACE POND — -� 13 Lj WATERW 11 12 16 �_____ FALL i 8 10 14 15 / , ----------- VICINITY MAP P k' Cree4 ,� clmP m w y_ �11, 411, I'• 9-h S- s- 1 4 4 ♦540 Edmonds Way, Edmonds, WA... n FIVE© s sw 226th St SW �ss� nnl n1o'2ethstsv PagliacciPizzaQ Eleme a a b 14M St SW 2241h SI qW a � n i ©Edmonds Memt Cemetery Exhibit 2 - Green PLN2022-004 Packet Pg. 73 1.c Greenwalk Park adjacent property information. 1. LECKY JOHN H/LISA M 10820 KULSHAN RD, WOODWAY, WA 98020 2. ECONOMOU CHRIS & MARLA 10828 KULSHAN RD, WOODWAY, WA 98020 3. MILLER GLENN R/CATHERINE A 5916 ST ANDREWS DR, MUKILTEO, WA 98275 4. ZEVENBERGEN JOHNUACLYN 10901 ALGONQUIN RD, WOODWAY, WA 98020 5. KIM BYUNG H/IM HEE-SUNG 10826 KULSHAN RD, WOODWAY, WA 98020 6. JOHANNESSEN KARI J 10727 226TH ST SW, EDMONDS, WA 98020 7. HELLEREN LEIF T & KIMBERLY J 2522 192ND ST, SHORELINE, WA 98177 8. HELLEREN LEIF T & KIMBERLY J 2522 192ND ST, SHORELINE, WA 98177 9. MARTINELLI MICHAEL 10615 226TH ST SW, EDMONDS, WA 98020 10. WILSON JAMES R & SHARON 10703 226TH ST SW, EDMONDS, WA 98020 11. BAYER KIM/AUGUSTAVO ED 10707 226TH ST SW, EDMONDS, WA 98020 12. MAHMOUD MOHAMMED & MAHMOUD-HOWELL BETH 10705 226TH ST SW, EDMONDS, WA 98020 13. GEORGE LORI J 10605 226TH ST SW, EDMONDS, WA 98020 14. PETERS MARVIN T & LLYNDA F 10525 226TH ST SW, EDMONDS, WA 98020 15. NELSON MICHAEL LEE 10607 226TH ST SW, EDMONDS, WA 98020 16. LEMAS MITCHEL J & ALICE 10609 226TH ST SW, EDMONDS, WA 98020 17. SHEPSIS VLADIMIR & ANETA TRUST 8034 CYRUS PL, EDMONDS, WA 98026 Exhibit 2 - Green PLN2022-004 Packet Pg. 74 1.c 18. KIMMELMAN LEE & SHUI 1054 9TH AVE S, EDMONDS, WA 98020 19. EDMONDS WESTGATE LLC 606 EDMONDS WAY, EDMONDS, WA 98020 Exhibit 2 - Green PLN2022-004 Packet Pg. 75 1.c 20. 27032500308800 612 EDMONDS WAY, EDMONDS, WA 98020 LEWIS SCOTT F & MARGARITA O ��LI��►�IIIx�1I.�L1I1J 606 EDMONDS WAY, EDMONDS, WA 98020 REDELFS RICHARD HENRY & LIU XIAO WEI 22. 27032500308600 BONN DALE W PO BOX 72, EDMONDS, WA 98020 23. 27032500308500 600 EDMONDS WAY, EDMONDS, WA 98020 BONN DALE W PO BOX 72, EDMONDS, WA 98020 24. 27032500307300 620 EDMONDS WAY, EDMONDS, WA 98020 1ST SECURITY BANK OF WASHINGTON 6920 220TH ST SW STE 208, MOUNTLAKE TERRACE, WA 98043 601 EDMONDS WAY, EDMONDS, WA 98020 OWENS OWEN L &JACQUELINE L PO BOX 12922, BOTHELL, WA 98082 26. 27032500303400 560 PARADISE LN , EDMONDS, WA 98020 NEWKIRK DARALEE L/NEWKIRK SCOTT 13404 NORTH ECHO LAKE RD, SNOHOMISH, WA 98296 ��L1��►�1IIx�Ix��1I1J 556 PARADISE LN , EDMONDS, WA 98020 OWENS OWEN L & JACQUELINE L PO BOX 12922, BOTHELL, WA 98082 28. 27032500302600 546 PARADISE LN , EDMONDS, WA 98020 PARADISE HEIGHTS HLD LLC 190 W DAYTON ST STE 103, EDMONDS, WA 98020 Exhibit 2 - Green PLN2022-004 Packet Pg. 76 1.c 29. 00384700600900 JACOBS MICHAEL P/SEATHER JANELLE M 10829 KULSHAN RD , WOODWAY, WA 98020 Exhibit 2 - Green PLN2022-004 Packet Pg. 77 1.c 540 & 550 Edmonds Way Applicant: Fernandez Barnes He DECLARATION OF MAILING On the 19"' day of April, 2022, the attached Notice of public meeting was mailed by Fernandez Barnes Ile to property owners within 300 feet of the property that is the subject of the above - referenced application. I, Steve Barnes, hereby declare under penalty of perjury under the laws of the State of Washington that the foregoing is true and correct this 19' day of April, 2022, at Kenmore, Washington. {BFP747887.DOC;M0006.900000\ } Exhibit 2 -Green PLN2022-004 Packet Pg. 78 1.c 540 & 550 EDMONDS WAY Meeting minutes from May 10, 2022 zoom meeting. The following items were discussed. 1. It was explained that this project is a Planned Residential Development complying with City of Edmonds municipal code. 2. We pointed out that code requires that 10% of the total land area must be set aside for community use. This Common Space requires recreational and aesthetic features to enhance the environment of the community. The two areas set aside for this purpose were shown to the group. 3. Per the pre -application meeting it was pointed out that the new road for this development will not be a public road, that it will be private, and the ownership group intends to install a gate to limit access. 4. We pointed out that there will be 16 houses ranging in size from 2,600 sf to 3.600 sf and that there will be about 7 different building designs. 5. Discussed building height which is a maximum of 25' above average grade per municipal code 6. Reviewed the fact that this is a small family business doing this development and not a large corporation that does hundreds of subdivisions, but we are experienced and have been doing this type of project for 15 years. 7. Developer will construct a perimeter 6' cedar fence to shield all existing neighbors from new construction. 8. Neighbors are concerned with construction & future neighbor noise since this site has been relatively undeveloped. Developer will show respect to neighbors and avoid starting construction too early in the morning along with all other construction requirements such as managing dust created by earthwork. There will be new neighbors with children and pets so there will be neighborhood noise. 9. Reviewed setbacks which were shown on diagram sent out in meeting request package. Presented the more detailed plans showing setback dimensions and trees being maintained. Discussed the fact that we already had a pre -application meeting with the city and worked with planner to establish correct setbacks. 10. Noted that any street lighting would be shielded fixtures and will be separated from the existing neighbors by the new houses which will be between their homes and the new drives. 11. Discussed parking, neighbors are concerned that any overflow parking may end up on their streets (although it is quite a distance from this new development to any of their streets) and agreed that overflow parking should be provided as a part of the site development since fire marshal will not allow street parking unless the drives are quite a bit wider. We explained that creating a sustainable development was our primary goal along with energy efficient buildings and that we are trying to minimize the amount of impervious paving but agreed that overflow parking could be pervious paving. 12. Discussed tree retention. We cannot keep all the trees on the site but will be saving as many of the perimeter trees as possible to maintain some separation between the new development and existing neighbors. Described the fact that we are required to comply with tree retention standards in city codes. A city requirement is to remove any trees where the new buildings or roads will be in the drip line of the tree. We have had our arborist provide procedures for working within the drip line and will save trees where this can be accommodated. Exhibit 2 - Green PLN2022-004 Packet Pg. 79 540 & 550 EDMONDS WAY 1.c 13. Building designs will be contemporary with some flat and some low slope roofs. It was discussed that this is the current design motif that buyers are looking for and that we will be complying with the 25' height limit. 14. Developer will be planting the entire site as houses are being completed. Neighbors would like to see some perimeter vegetation to provide screening which will be accommodated. 15. Trees have been tagged by arborist. The trees to be removed will be identified by the numbers on the trees. We can tag the trees before cutting so the neighbors will know which trees are being removed before we take them down. 16. Construction would not begin until we have platting permits from the city which will not be issued until we have access permits from WSDOT. This could take between 8-12 months. WSDOT permits are in process and we have received permission to add our access drive to SR 104 but the intersection design has not been approved yet. 17. Greenwalk Park will be an HOA with future building improvement and changes restricted. 18. The city does not allow accessory dwelling units, either attached or detached within planned residential communities so under current zoning there will not be any rental units allowed within this development. Exhibit 2 - Green PLN2022-004 Packet Pg. 80 1.d CITY OF EDMONDS MyBuildingPermit.com Land Use Application #1164143 - Greenwalk Park Applicant First Name Last Name Company Name Steve Barnes Cornerstone Architectural Group Number Street Apartment or Suite Number E-mail Address 6161 NE 175th Street 101 sbarnes(Lbcornerstonearch.com City State Zip Phone Number Extension Kenmore WA 98028-4800 (206) 682-5000 Contractor Company Name Number Street City State License Number Project Location State Zip License Expiration Date UBI # Number Street 540 EDMONDS WAY City Zip Code County Parcel Number EDMONDS 98020 27032500308300 Associated Building Permit Number Tenant Name Additional Information (i.e. equipment location or special instructions). Work Location Property Owner Apartment or Suite Number Phone Number Extension E-mail Address Floor Number Suite or Room Number 1 None First Name Last Name or Company Name Steve FERNANDEZ AND BARNES LLC Number Street Apartment or Suite Number 10529 NE 58TH ST City State Zip KIRKLAND WA 98033 Certification Statement - The applicant states: 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. 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: 6/24/2022 Submitted By: Steve Barnes Exhibit 3 - Green PLN2022-004 Packet Pg. 81 Page 1 of 2 1.d CITY OF EDMONDS MyBuildingPermit.com Land Use Application #1164143 - Greenwalk Park Project Contact Company Name: Cornerstone Architectural Group Name: Steve Barnes Email: sbarnes@cornerstonearch.com Address: 6161 NE 175th Street 101 Phone #: (206) 682-5000 Kenmore WA 98028-4800 Project Type Activity Type Scope of Work New Land Division Planned Residential Development Project Name: Greenwalk Park Description of Work: Subdivide 540 & 550 Edmonds Way into 16 single family residential lots Project Details Development Activity Subdivision Clearing and Grading Disturbance There is more than 1 acre of disturbance Page 2 of 2 Exhibit 3 - Green PLN2022-004 Packet Pg. 82 1.d MyBuildingPermit.com Jurisdiction: Edmonds Project Name: Greenwalk Park Application ID: 1164143 Supplemental Name: Applicant Certification - Planning The applicant, and his/her/its heirs, and assigns, in consideration on the processing of the application agrees to release, indemnify 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, his/her/its agents or employees. The property affected by the application is in the exclusive ownership of the applicant or that the application has been submitted with the consent of all owners of the affected property. I certify, under the penalty of perjury under the laws of the State of Washington, that the information and exhibits herewith submitte 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 property. I do so certify. Exhibit 3 - Green PLN2022-004 Packet Pg. 83 1.d CITY OF EDMONDS MyBuildingPermit.com Land Use Application #1168508 - Greenwalk Park Applicant First Name Last Name Company Name Steve Barnes Cornerstone Architectural Group Number Street Apartment or Suite Number E-mail Address 6161 NE 175th Street 101 sbarnes(Lbcornerstonearch.com City State Zip Phone Number Extension Kenmore WA 98028-4800 (206) 550-9296 Contractor Company Name Number Street City State License Number Project Location State Zip License Expiration Date UBI # Number Street 540 EDMONDS WAY City Zip Code County Parcel Number EDMONDS 98020 27032500308300 Associated Building Permit Number Tenant Name Additional Information (i.e. equipment location or special instructions). Work Location Property Owner Apartment or Suite Number Phone Number Extension E-mail Address Floor Number Suite or Room Number 1 None First Name Last Name or Company Name Steve FERNANDEZ AND BARNES LLC Number Street Apartment or Suite Number 10529 NE 58TH ST City State Zip KIRKLAND WA 98033 Certification Statement - The applicant states: 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. 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: 7/5/2022 Submitted By: Steve Barnes Exhibit 3 - Green PLN2022-004 Packet Pg. 84 Page 1 of 2 1.d CITY OF EDMONDS MyBuildingPermit.com Land Use Application #1168508 - Greenwalk Park Project Contact Company Name: Cornerstone Architectural Group Name: Steve Barnes Email: sbarnes@cornerstonearch.com Address: 6161 NE 175th Street 101 Phone #: (206) 550-9296 Kenmore WA 98028-4800 Project Type New Activity Type Land Division Scope of Work Subdivision Project Name: Greenwalk Park Description of Work: Subdivide 540 & 550 Edmonds Way into 16 single family residential lots. Project Details Development Activity Subdivision Clearing and Grading Disturbance There is more than 1 acre of disturbance Quantity and Size Specifications Number of lots 16 Exhibit 3 - Green PLN2022-004 Packet Pg. 85 Page 2 of 2 1.d MyBuildingPermit.com Jurisdiction: Edmonds Project Name: Greenwalk Park Application ID: 1168508 Supplemental Name: Applicant Certification - Planning The applicant, and his/her/its heirs, and assigns, in consideration on the processing of the application agrees to release, indemnify 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, his/her/its agents or employees. The property affected by the application is in the exclusive ownership of the applicant or that the application has been submitted with the consent of all owners of the affected property. I certify, under the penalty of perjury under the laws of the State of Washington, that the information and exhibits herewith submitte 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 property. I do so certify. Exhibit 3 - Green PLN2022-004 Packet Pg. 86 9/26/23, 9:59 AM Print Preview 1.e Chapter 20.35 PLANNED RESIDENTIAL DEVELOPMENT (PRD) Sections: 20.35.010 Purposes. 20.35.020 Applicability. 20.35.030 Alternative standards. 20.35.040 Criteria for establishing alternative development standards. 20.35.050 Decision criteria for PRDs. 20.35.060 Single-family design criteria. 20.35.070 Application. 20.35.080 Review process. 20.35.090 Final approval. 20.35.100 Administration of an approved PRD. 20.35.110 Modifications to approved PRDs -Final development plan -Amendments permitted. 20.35.010 Purposes. The purposes of this chapter are to: A. Provide an alternative form of development which will promote flexibility and creativity in the layout and design of new development and which will protect the environment and critical areas through the use of open spaces above requirements of other provisions of city code; B. Provide for small and large scale developments incorporating a variety of housing types and related uses that are planned and developed as an integral unit; C. Promote the efficient use of land by allowing flexible arrangement of buildings and lots, circulation systems, land uses, and utilities; Exhibit 4 - Green https://www.codepublishing.com/WA/Edmonds/cgi/menuCompile.pl PLN2022-004 Packet Pg. 87 9/26/23, 9:59 AM Print Preview 1.e D. Promote the combination and coordination of architectural styles, building forms, and building relationships within a development; E. Coordinate development with the value, character, and integrity of surrounding areas which have been, or are being, developed under the city's comprehensive plan; F. Provide for the integration of new development into the existing community while protecting and preserving the value of the surrounding neighborhood to the extent consistent with the Growth Management Act; G. Provide the opportunity for affordable housing to meet the needs of a wide range of income and age groups; H. Encourage the preservation of existing natural site amenities such as trees, watercourses and wetlands, topography, and geologic features beyond the requirements of the code; I. Create permanent, usable and commonly owned open space for both active and passive recreation which serve the development and which are maintained at its expense; J. Cluster structures to preserve or create open spaces, especially where steep slopes or other environmentally sensitive areas exist; K. Promote a more efficient street and utility system by clustering units, in an effort to promote affordable housing, land development and maintenance costs and reducing the amount of impervious surfaces; and L. Implement policies of the comprehensive plan. [Ord. 3465 § 1, 2003]. 20.35.020 Applicability. A. Planned residential developments (PRDs) may be located in any residential zone of the city Uses permitted in the PRD shall be governed by the use regulations of the underlying zoning classification. 1. PRDs in single-family zones shall be comprised of detached dwelling units on individual lots, and any appurtenant common open space, recreational facilities or other areas or facilities. a. The PRD process is not available to single-family lots that are incapable of further subdivision. Exhibit 4 - Green https://www.codepublishing.com/WA/Edmonds/cgi/menuCompile.pl PLN2022-004 Packet Pg. 88 9/26/23, 9:59 AM Print Preview 1.e b. The PRD process shall not be used to reduce any bulk or performance standard not specifically referenced herein. Bulk standards not referenced may be varied only in accordance with Chapter 20.85 ECDC, Variances, or through the modification provision provided through the subdivision process as outlined in Chapter 20.75 ECDC. B. Property included in a PRD application must be under the ownership of the applicant, or the applicant must be authorized pursuant to a durable power of attorney or other binding contractual authorization in a form which may be recorded in the land records of Snohomish County to process the application on behalf of all other owners. C. Accessory dwelling units and home use occupations restricted by ECDC 20.20.015(D) shall not be permitted within a PRD. [Ord. 3465 § 1, 2003]. 20.35.030 Alternative standards. A. Alternative development standards may be established through the PRD process. Such alternative standards shall be limited to the bulk standards specifically set forth in this chapter. Absent specific authorization the standard may not be waived or varied through the PRD process. 1. Bulk development standards which may be established are as follows: a. Building Setbacks. An applicant shall in every event comply with Uniform Building Code separation requirements for fire safety. See ECDC 20.35.040(B) for setback requirements. b. Lot Size. Lot sizes may be reduced ("clustering') to allow dwelling units to be shifted to the most suitable locations on residential PRD sites so long as the overall density of the project complies with the comprehensive plan and zoning ordinance c. Lot width. d. Lot coverage. e. Street and Utility Standards Alternative. Street standards may be established by the city engineer and alter utility standards established by the public works director so long as such alternatives provide the same or greater utility to the public system, safety and long-term maintenance costs as the standards established by ECDC Title s 18. a r a f. The enhanced design standards contained in this title. Exhibit 4 - Green https://www.codepublishing.com/WA/Edmonds/cgi/menuCompile.pl PLN2022-004 Packet Pg. 89 9/26/23, 9:59 AM Print Preview 2. No modification of height limits shall be permitted in the PRD process. 1.e 3. Since the PRD process does not authorize the division of land, housing types that require the division of land will require a short or long subdivision. B. PRDs are not rezones. In no event shall use of a PRD result in an expansion of the uses permitted by the underlying zone, or in density in excess of the maximum established by the comprehensive plan and zoning ordinances. [Ord. 3465 § 1, 2003]. 20.35.040 Criteria for establishing alternative development standards. Approval of a request to establish an alternative development standard using a PRD differs from the variance procedure in that rather than being based upon a hardship or unusual circumstance related to a specific property, the approval of alternative development standards proposed by a PRD shall be based upon the criteria listed in this section. In evaluating a PRD which proposes to modify the development standards of the underlying zone, the city shall consider and base its findings upon the ability of the proposal to satisfy all of the following criteria, if applicable: A. The proposed PRDs shall be compatible with surrounding properties in the following respects: 1. Provide landscaping for projects seeking to cluster lots under ECDC 20.35.030(A)(1)(b) through the design review process and greater buffering of buildings, parking and storage areas than would otherwise be provided through the subdivision process, 2. Providing safe and efficient site access, on -site circulation and off-street parking, and 3. Architectural design of buildings and harmonious use of materials as determined by the ADB in accordance with ECDC 20.35.060; B. No setback from the exterior lot lines of the PRD may be reduced from that required by the underlying zoning unless a variance or subdivision modification is approved; C. Minimize the visual impact of the planned development by reduced building volumes as compared with what is allowable under the current zoning or through landscape or other buffering techniques; D. Preserve unique natural features or historic buildings or structures, if such exist on the site; and/or Exhibit 4 - Green https://www.codepublishing.com/WA/Edmonds/cgi/menuCompile.pl PLN2022-004 Packet Pg. 90 9/26/23, 9:59 AM Print Preview 1.e E. Reduction of impervious surfaces through the use of on -site or common parking facilities rather than street parking. [Ord. 3465 § 1, 2003]. 20.35.050 Decision criteria for PRDs. Because PRDs provide incentives to applicants by allowing for flexibility from the bulk zoning requirements, a clear benefit should be realized by the public. To ensure that there will be a benefit to the public, a PRD which seeks alternative bulk standards shall be approved, or approved with conditions, only if the proposal meets the following criteria: A. Design Criteria. The project must comply with the city's urban design guidelines set forth in subsection (A)(1) of this section and provide two or more of the results set forth in subsections (A)(2) through (A)(5) of this section: 1. Architectural design consistent with the city's urban design guidelines for multifamily projects or ECDC 20.35.060 for single-family projects for the design, placement, relationship and orientation of structures; 2. Improve circulation patterns by providing connections (a) to the city's street system beyond those which may be compelled under state law, or (b) to the city's alternative transportation systems, such as bike or pedestrian paths accessible to the public; 3. Minimize the use of impervious surfacing materials through the use of alternate materials or methods such as open -cell grid pavers or shared driveways; 4. Increase through the addition of usable open space or recreational facilities on site above the minimum open space required by ECDC 20.35.060(B)(6); 5. Preserve, enhance or rehabilitate significant natural features of the subject property such as woodlands, wildlife habitats or streams, historic or landmark structures or other unique features of the site not otherwise protected by the community development code. B. Public Facilities. The PRD shall be served by adequate public facilities including streets, bicycle and pedestrian facilities, fire protection, water, stormwater control, sanitary sewer, and parks and recreation facilities. C. Perimeter Design. The design of the perimeter buffer shall either: 1. Comply with the bulk zoning criteria applicable to zone by providing the same front, side and rear yard setbacks for all lots adjacent to the perimeter of the development; and/or Exhibit 4 - Green https://www.codepublishing.com/WA/Edmonds/cgi/menuCompile.pl PLN2022-004 Packet Pg. 91 9/26/23, 9:59 AM Print Preview 1.e 2. In addition to the setback required by the underlying zone (see ECDC 20.35.040(B)), provide a landscape buffer, open space or passive use recreational area (hereafter "buffer"). The depth of the buffer shall be at least equal to the depth of the rear yard setback applicable to the zone; provided, that where the exterior lot line abuts a public way, the buffer shall be at least equal to the depth of the front yard setback required by the zone. The depth of the buffer shall be measured perpendicular to the boundary of the exterior property line setback. If such a buffer is provided, interior setbacks may be flexible and determined in accord with ECDC 20.35.030. D. Open Space and Recreation. Usable open space and recreation facilities shall be provided and effectively integrated into the overall development of a PRD and surrounding uses and consistent with ECDC 20.35.060(B)(6). "Usable open space" means common space developed and perpetually maintained at the cost of the development. At least 10 percent of the gross lot area and not less than 500 square feet, whichever is greater, shall be set aside as a part of every PRD with five or more lots. Examples of usable open space include playgrounds, tot lots, garden space, passive recreational sites such as viewing platforms, patios or outdoor cooking and dining areas. Required landscape buffers and critical areas except for trails which comply with the critical areas ordinance shall not be counted toward satisfaction of the usable open space requirement. [Ord. 4085 § 16 (Exh. A), 2017; Ord. 3822 § 2, 2010; Ord. 3806 § 2, 2010; Ord. 3787 § 4, 2010; Ord. 3465 § 1, 2003]. 20.35.060 Single-family design criteria. Because PRDs may utilize alternative bulk development standards in residential zones, the following single-family design criteria are established to ensure that development of PRDs in single-family zones will maintain a single-family character. Although the criteria listed here are not necessarily consistent with every design characteristic of every single-family neighborhood in the city of Edmonds, the criteria have been developed to create a reasonable single-family residential setting. The intent behind these criteria is to ensure a high quality of design and construction for all buildings located in single-family neighborhoods where development standards may be modified through the PRD process. A. Building Design. 1. Characteristics of Single -Family Development. a. To demonstrate a residential quality, single-family homes should have a strong connection between the street and the house. This can be accomplished by providing a pedestrian access or walk from the street to the front door or porch. Exhibit 4 - Green https://www.codepublishing.com/WA/Edmonds/cgi/menuCompile.pl PLN2022-004 Packet Pg. 92 9/26/23, 9:59 AM Print Preview 1.e Provide Inendly" peaestnan access to front door, preferabty Meth a pore b. From the street, the design should not emphasize the garage, but rather the human scale and elements of design (this could include pedestrian entrances, windows, and details that are a smaller, more human scale and texture). 2. Entries and Porches. a. Porches contribute to the richness and warmth of a neighborhood, therefore houses should have front porches consistent with the style and scale of the house and the neighborhood. '7 s as opposed to thrs b. Main entries should be prominent and oriented to the street. 3. Materials. Materials should be used in a consistent manner on all sides of the house In other words, do not use several materials to enhance the front of the building but leave the sides and back unembellished. 4. Garages. a. Garages facing the street or located at the front of a house should be no wider than one-half the width of the house. B. Site Design. 1. Retain Significant Features. Significant trees, topography and other environmental features as well as historic or landmark structures should be retained and/or integrally included in the design of the project. This might be done by designing homes that are Exhibit 4 - Green https://www.codepublishing.com/WA/Edmonds/cgi/menuCompile.pl PLN2022-004 Packet Pg. 93 9/26/23, 9:59 AM Print Preview 1.e multilevel to respond to the existing topography or buildings which have an irregular footprint to preserve healthy significant vegetation. 2. Vehicular Access. a. Driveway widths shall not exceed 20 feet at curb cuts. Curb cuts should never exceed this width even if they provide direct access to a three -car garage. b. Shared driveways between adjacent homes are encouraged as a way to reduce the number and size of curb cuts and impervious surfaces. 3. Garage Locations. a. Homes should have a visually diminished garage front. 4. Landscaping and Buffering. Landscaping and buffering shall be consistent with the requirements of the urban design guidelines. 5. Building Entrances. a. Homes should have a dominant front porch and/or entry expression. t T d Now heu� vADukA Watt porc►m do rut contnbute to the ri "mm and vmrmth of the block Exhibit 4 - Green https://www.codepublishing.com/WA/Edmonds/cgi/menuCompile.pl PLN2022-004 Packet Pg. 94 9/26/23, 9:59 AM Print Preview 1.e b. A separate pedestrian access should be provided from the sidewalk to the main building entrance. 6. Open Space Requirements. a. For PRDs with critical areas, separate open space tracts designated "critical areas open space" should be created for their protection. b. Usable open space shall be provided in accordance with ECDC 20.35.050(D). 7. Street Design. a. Site design should include a residential neighborhood street design which includes elements such as sidewalks on both sides, street trees and planting/parking strips. b. Each residential lot should have at least one associated street tree planted in the parking strip if present or in the front yard if not. [Ord. 3465 § 1, 2003]. 20.35.070 Application. A. The applicant shall file with the planning and development department a preliminary development plan, including the following: 1. A legal description of the property proposed to be developed; 2. A map of the subject property and surrounding 300 feet. This map shall indicate all existing land uses, approximate building footprints and streets; 3. A proposed site plan for the subject property depicting the following: a. Topography at two -foot contours for slopes 15 percent or less and five-foot contours for slopes over 15 percent; b. Individual trees over six inches in trunk diameter measured four feet above the base of the trunk in areas to be developed or otherwise disturbed; and c. Designated placement, location, and principal dimensions of lots, buildings, streets, parking areas, recreation areas and other open space, landscaping areas and utilities; 4. Drawings and text showing scale, bulk and architectural character of proposed a structures; Exhibit 4 - Green https://www.codepublishing.com/WA/Edmonds/cgi/menuCompile.pl PLN2022-004 Packet Pg. 95 9/26/23, 9:59 AM Print Preview 1.e S. Special features including but not limited to critical areas and sites or structures of historic significance; 6. A narrative describing conditions or features which cannot be adequately displayed on maps or drawings; 7. A narrative stating how the proposed development complies with the criteria, goals and policies of this PRD chapter and the city of Edmonds comprehensive plan, including level of service standards and guidelines contained in this and other titles; 8. Draft conditions, covenants and restrictions and other documents relating to operation and maintenance of the development, including all of its open areas and recreational facilities. B. The applicant may submit to the planning and development director proposed development standards that, if approved, shall become a part of the preliminary PRD for specifying placement, location and principal dimensions of buildings, streets, and parking areas. This alternative process is intended to accommodate the need for flexibility, while ensuring that sufficient information as to the nature of the development is available upon which to base a decision concerning the preliminary PRD. Proposed development standards shall specifically set forth parameters for location, dimensions and design of buildings, streets and parking areas. This information will need to be submitted in the form of a narrative and drawings which demonstrate and describe how the proposed modifications of the underlying bulk standards meet the criteria outlined in this chapter. [Ord. 4299 § 49 (Exh A), 2023; Ord. 3465 § 1, 2003]. 20.35.080 Review process. A. An application for a PRD has two stages. The first stage, the preliminary PRD, includes the following: 1. Pre -Application Staff Review. The preliminary plans of the proposal shall be submitted to the planning manager for review and comment. This provides an opportunity for the developer to work with the city staff to design a total plan which best meets the goals of the city and the needs of the developer. Such potential problems as drainage, topography, circulation, site design and neighborhood impact should be identified and addressed before the proposal is submitted for formal review. 2. Pre -Application Neighborhood Meeting. The applicant shall host a public pre - application neighborhood meeting to discuss and receive public comment on the conceptual proposal. The applicant shall provide notice of this meeting to all property Exhibit 4 - Green https://www.codepublishing.com/WA/Edmonds/cgi/menuCompile.pl PLN2022-004 Packet Pg. 96 9/26/23, 9:59 AM Print Preview 1.e owners within 300 feet of the subject site by depositing written notice in the U.S. Mail postage paid at least 14 calendar days in advance of the meeting to all persons and entities shown as having an ownership interest in the land records of Snohomish County. An affidavit of mailing shall be provided to the city by the applicant attaching its mailing list. While this meeting will allow immediate public response to the proposal in its conceptual form, comments submitted during this meeting are not binding to the applicant or staff. However, staff may make general recommendations to the applicant as part of the formal application based on the input from this meeting to the extent that said comments are consistent with the adopted provisions of the Edmonds Community Development Code and the comprehensive plan. As a courtesy, the applicant shall provide summary minutes of the meeting to all of those in attendance within two weeks of the date of the meeting. 3. Review by the Architectural Design Board. The design board will review the project for compliance with the urban design guidelines, landscaping, and/or the single-family design criteria in ECDC 20.35.060 and forward their recommendation of the site and building design on to the hearing examiner for his consideration. Their review will be at one of their regularly scheduled meetings, but will not include a public hearing or the ability for the public to comment on the project. 4. The Public Hearing with the Hearing Examiner. The hearing examiner shall review the proposed PRD for compliance with this section as a Type III -A decision. If, after all appeals are exhausted, the proposal is denied, a similar plan for the site may not be submitted to the planning and development department for one year. A new plan which varies substantially from the denied proposal, as determined by the planning and development director, or one that satisfies the objections stated by the final decision -maker may be submitted at anytime. An applicant who intends to subdivide the land for sale as part of the project shall obtain subdivision approval in accordance with Chapter 20.75 ECDC before any building permit or authorization to begin construction is issued, and before sale of any portion of the property. The preferred method is for the applicant to process the subdivision application concurrently with the planned residential development proposal. B. The second stage of the PRD process, the final PRD, consists of the city's review of the final plans for consistency with the preliminary PRD as approved. The decision at this stage will be made by city staff. The final PRD will be subject to the following review: Exhibit 4 - Green https://www.codepublishing.com/WA/Edmonds/cgi/menuCompile.pl PLN2022-004 Packet Pg. 97 9/26/23, 9:59 AM Print Preview 1.e 1. The applicant shall submit the final development plan to the planning and development director, conforming to the preliminary plan as approved, and all applicable conditions of that approval. The planning manager shall review the plan along with the city engineer and make a final decision. The plan shall contain final, precise drawings of all the information required by ECDC 20.35.030. The applicant shall also submit all covenants, homeowners' association papers, maintenance agreements, and other relevant legal documents. 2. If city staff finds that the final development plan conforms to the preliminary approval, and to all applicable conditions, staff shall approve the plan and its accompanying conditions as a covenant which touches and concerns the subject property, incorporating by reference all maps, drawings and exhibits required to specify the precise land use authorized. A file shall be maintained by the planning and development department containing all maps and other documents or exhibits referred to in the approval. The approval shall also contain a legal description of the boundary of the proposal. The covenant shall be recorded with the county auditor if no subdivision plat is to be recorded. 3. The provisions of approval shall be restrictions on the development of the site. Revocation of approval or abandonment as provided in this chapter shall eliminate all requirements imposed under the planned residential development plan, such as alternative bulk development standards, and shall cause the old underlying bulk development standards to be in full force and effect. [Ord. 4299 § 50 (Exh. A), 2023; Ord 4154 § 20 (Att. D), 2019; Ord. 3822 § 1, 2010; Ord. 3787 § 3, 2010; Ord. 3465 § 1, 2003]. 20.35.090 Final approval. A. Time Limit for Submission - Extension. Within a period of five years following the approval of the preliminary PRD, the applicant shall file with the planning department a final development plan. The planning manager, for good cause, may extend for one year the period for filing of the final development plan. B. Final Development Plan - Failure to Submit. If the applicant fails to apply for final approval for any reason within the five-year period, the PRD shall become void. All future permits shall be subject to the requirements of the underlying use zone unless a new application for a planned development is submitted and approved. C. Final Development Plan - Content - Final Approval Procedure. 1. The final development plan shall consist of elements presented for preliminary approval. The procedure involved in final approval shall consist of the following: Exhibit 4 - Green https://www.codepublishing.com/WA/Edmonds/cgi/menuCompile.pl PLN2022-004 Packet Pg. 98 9/26/23, 9:59 AM Print Preview 1.e a. The final development plan shall be submitted to the planning department. b. The planning staff shall review the final development plan to see that it is in substantial compliance with the previously approved preliminary development plan c. All drawings presented in the preliminary development stage shall be presented in detailed form, e.g., landscaping, circulation, utilities, building location, and LID elements. d. If the final plan is in substantial compliance with the approved preliminary plan, it shall be sent on to the decision -making body as determined by the underlying permit process with a recommendation for approval by the planning manager and the city engineer. D. Final Review Criteria. 1. A plan submitted for final approval shall be deemed to be in substantial compliance with the plan given preliminary approval, provided any modification by the applicant does not: a. Increase the residential density; b. Reduce the area set aside for common open space; c. Relocate the open space in a manner which makes it less accessible or usable to the tenants of the development or in the case of proposed open space to be dedicated to the public, less accessible or usable to the public; d. Reduce any of the landscape buffers in width or density or quality of proposed landscaping; e. Change the point(s) of access to different streets or eliminate required connections to alternative transportation systems such as trails or bike paths; f. Increase the total ground area covered by buildings or other impervious surfaces; g. Relocate buildings or impervious surfaces to areas designated as "environmentally sensitive" or "critical areas"; and/or h. Fail to preserve trees, historical, other unique natural features or landmark structures that were required to be preserved by the preliminary planned development approval. [Ord. 4085 § 17 (Exh. A), 2017; Ord. 3465 § 1, 2003]. Exhibit 4 - Green https://www.codepublishing.com/WA/Edmonds/cgi/menuCompile.pl PLN2022-004 Packet Pg. 99 9/26/23, 9:59 AM Print Preview 1.e 20.35.100 Administration of an approved PRD. After the effective date of the final approval, the city shall permit use of the land and erection of structures in compliance with the plans as approved. Any use or structure inconsistent with the approved plan shall not be permitted. The application for a building permit or other authorization to begin work on the project shall be accompanied by: A. Bond. Any bond required pursuant to these ordinances guaranteeing completion of a specific portion of the project as authorized and approved, and a standard subdivision bond if subdivision and sale of lots is a part of the project; B. Deeds. Deeds to any land or properties intended for public ownership and use in the completed project; C. Plans. A complete project site plan and construction plans and specifications for the initial buildings. The city may deny issuance of permits if any plan submitted for construction fails to comply with the conditions of approval imposed by the approved PRD. In that event, the sole appeal shall be by mandamus to superior court. [Ord. 3465 § 1, 2003]. 20.35.110 Modifications to approved PRDs - Final development plan - Amendments permitted. A. Minor changes in the location and siting of buildings and structures and minor changes to lot lines which do not change the number or orientation of the approved lots may be authorized by the planning manager without additional public hearings if these changes were required by engineering or public works or are due to circumstances not known at the time the final plan was approved or if they are located in a portion of the PRD that was already identified for potential minor changes. Minor location, siting or lot line changes shall be performed through a lot line adjustment between a property owner of a specific lot and the homeowners' association as the owner of the open space. No change authorized by this section may cause any of the following: 1. A change in the use, intensity or character of the development; 2. An increase in the overall ground coverage of structures; 3. A decrease in approved traffic circulation utility; and/or Exhibit 4 - Green https://www.codepublishing.com/WA/Edmonds/cgi/menuCompile.pl PLN2022-004 Packet Pg. 100 9/26/23, 9:59 AM Print Preview 1.e 4. Any reduction in public use or tenant use areas which include but are not limited to perimeter buffers/setbacks, utility easements, required critical areas open space, usable open space, off-street parking, loading zones, right-of-way or pavement width. Such minor changes may be approved only if they are shown to be in the best long-term interests of the residents of the PRD and do not impact the surrounding neighborhood. B. Changes in uses, rearrangements of lots, blocks, buildings, tracts, or changes in the provision of common open space changes prohibited under subsections (A)(1) through (4) of this section and changes other than those specifically permitted above shall be reviewed by the hearing examiner, following the same notification and public hearing process as required for the original approval. Such amendments may be made only if they are shown to be in the best long-term interests of the community as determined under the criteria required. [Ord. 3465 § 1, 2003]. Exhibit 4 - Green https://www.codepublishing.com/WA/Edmonds/cgi/menuCompile.pl PLN2022-004 Packet Pg. 101 1.f '12C. 189\3 A IM912a11T1lei �i 121 51h Avenue North, Edmonds WA 98020 Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa.gov PLANNING & DEVELOPMENT DEPARTMENT • PLANNING DIVISION PLANNING DIVISION REPORT TO THE ARCHITECTURAL DESIGN BOARD Project: Greenwalk Park Planned Residential Development File Number: PLN2022-0049 Date of Report: July 20, 2023 Staff Contact: ��ive�W Mike Clugston, AICP, Senior Planner ADB Meeting: Thursday -July 27, 2023 at 6:00 P.M. Brackett Room, 3rd Floor City Hall 121 5th Avenue North, Edmonds WA 98020 Or on Zoom at: https://edmondswa-gov.zoom.us/m/88959586932 Passcode: 591531 Join by phone at: 253 205 0468 I. PROJECT PROPOSAL Fernandez and Barnes LLC is proposing a preliminary planned residential development (PRD) and formal subdivision of a three -acre site at 540 and 550 Edmonds Way into 16 single family residential lots. The existing houses, outbuildings and most other site improvements would be removed. A new access road would connect to Edmonds Way (SR-104) and two secondary drives would serve the new lots. PRDs provide flexibility in development standards that allow more compact development while still requiring projects to meet the underlying zoning density. The applicant is proposing to alter several development standards, and the design review process serves to ensure that the development is compatible with the surrounding area, which includes larger lots and homes. Exhibit 5 - Green PLN2022-004 Packet Pg. 102 Greenwalk Park PRD PLN2022-0049 1.f FINDINGS AND ANALYSIS A. PROCESS Per ECDC 20.35.080, the preliminary PRD application in PLN2022-0049 is first reviewed by the Architectural Design Board (ADB), who reviews site layout, landscaping, and the home designs. ADB review occurs at a regularly scheduled meeting but does not include a public hearing or the ability for the public to comment on the project. The ADB will make a recommendation on project design to the Hearing Examiner, who makes the final decision on both the preliminary PRD (PLN2022-0049) and the associated preliminary formal subdivision application (PLN2022- 0053) following a public hearing. B. ATTACHMENTS The following materials are included with this report: 1. Aerial photo of project surroundings 2. Applicant's project narrative 3. Site plan 4. Building plans 5. Preliminary tree retention and landscape plans C. SITE CONTEXT 1. Address: 540 & 550 Edmonds Way (Tax IDs: 27032500308300 & 27032500308400) 2. Zoning: Single Family Residential — Master Plan (RS-MP). The PRD process is the master plan process appropriate for the location. 3. Neighborhood: The project site is located at the western end of the Westgate commercial area on the south side of Edmonds Way (SR-104) where the road splits off to the ferry lanes and begins to descend into the Edmonds Bowl (Attachment 1). To the west is the Town of Woodway, which is characterized by large lots and homes. To the north and south are parcels zoned RS-MP, which are developed with houses of varying size. Across SR-104 is an area of mixed zoning and development including single and multifamily residential together with small businesses. 4. Environment: A critical area determination was completed for the project site in 2022 (file CRA2022-0009) and found potential erosion hazard areas across the site consistent with the generally rolling topography. There is a small steep slope off the site in the SR-104 right-of- way that will not be disturbed as part of the proposed project. No streams or wetlands were found on or adjacent to the site but there are two artificial ponds on the property. The site contains a mix of native and ornamental trees around the more open areas near the existing houses, driveways, outbuildings, and ponds. Page 2 of 9 Exhibit 5 - Green PLN2022-004 Packet Pg. 103 1.f Greenwalk Park PRD PLN2022-0049 D. PLANNED RESIDENTIAL DEVELOPMENT DESIGN CRITERIA While the Hearing Examiner will ultimately determine whether the proposal meets the criteria to establish alternate development standards for a PRD, the ADB must evaluate the project relative to the specific single-family design standards that apply to planned residential developments: The design board will review the project for compliance with the urban design guidelines, landscaping, and/or the single-family design criteria in ECDC 20.35.060 and forward their recommendation of the site and building design on to the hearing examiner for his consideration. Their review will be at one of their regularly scheduled meetings, but will not include a public hearing or the ability for the public to comment on the project. [ECDC 20.35.080.A.3] Because PRDs may utilize alternative bulk development standards in residential zones, the following single-family design criteria are established to ensure that development of PRDs in single-family zones will maintain a single-family character. Although the criteria listed here are not necessarily consistent with every design characteristic of every single-family neighborhood in the city of Edmonds, the criteria have been developed to create a reasonable single-family residential setting. The intent behind these criteria is to ensure a high quality of design and construction for all buildings located in single-family neighborhoods where development standards may be modified through the PRD process. [ECDC 20.35.0601 The applicant provided a narrative addressing compliance with the PRD criteria (Attachment 2) Staff's analysis of how the project meets the standards in ECDC 20.35.060 for single-family projects regarding design, placement, relationship, and orientation of structures is provided below. 1. Site Design a. Retain Significant Features Significant trees, topography and other environmental features as well as historic or landmark structures should be retained and/or integrally included in the design of the project. This might be done by designing homes that are multilevel to respond to the existing topography or buildings which have an irregular footprint to preserve healthy significant vegetation. The site is characterized by gentle slopes and contains a mix of native and ornamental trees around more open areas near the existing houses, driveways, outbuildings, and ponds, as shown on the aerial photo and site plan (Attachments 1 & 3). The applicant is proposing to remove 84 significant trees to allow for the site development and retain 36 significant trees, as shown on Attachment 5. An existing pond would be retained in an open space area near the center of the site (Attachment 3). Compliance with the tree Page 3 of 9 Exhibit 5 - Green PLN2022-004 Packet Pg. 104 Greenwalk Park PRD PLN2022-0049 1.f code in ECDC 23.10, including applicable tree replacement requirements and mitigation fees, will be verified as part of the subdivision review in PLN2022-0053. b. Vehicular Access Driveway widths shall not exceed 20 feet at curb cuts. Curb cuts should never exceed this width even if they provide direct access to a three -car garage. Shared driveways between adjacent homes are encouraged as a way to reduce the number and size of curb cuts and impervious surfaces. As shown on Attachment 3, most lots would have an individual driveway off the main plat road or secondary drives. Lots 14 and 15 would share a driveway. Driveway widths range from 10' to 18', except on Lots 6 — 8, which appear to be about 25' wide. A condition is proposed to verify driveway widths for those lots. c. Garage Locations Homes should have a visually diminished garage front. The elevations in Attachment 4 show a variety of two- and three -car garages across the eight proposed home designs. Some garages are more visually diminished than others from the curb while all are visually diminished or not visible from the exterior of the development at Edmonds Way. The front entries of each design project out further than the garages in each case, some more than others. While these designs would appear to meet the code, side -loaded or one -car garages would further reduce the visual impact of the garages from inside the development. The code requires a minimum of two off-street parking stalls for each unit but tandem parking (front -to -back rather than side -by -side) is permitted for those stalls in single family residences. d. Landscaping and Buffering Landscaping and buffering shall be consistent with the requirements of the urban design guidelines. The urban design guidelines for landscaping are codified in Chapter 20.13 ECDC. Because the project is surrounded by larger lot single family zones, a Type II or Type III landscape buffer could be used along north, west, and south edges of the development while a Type IV landscape buffer would be appropriate along Edmonds Way. Staff recommends using the Type III landscaping; a condition is proposed for the Board to recommend either the Type II or Type III. There are no specific requirements or recommendations for landscaping on the interior of the development except for street trees in the PRD design standards in ECDC 20.35.060.B.7 (discussed in section (g) below). According to ECDC 20.13.030: Type 11 Landscaping. Type 11 landscaping is intended to create a visual separation between similar uses. 1. Evergreen and deciduous trees, with no more than 30 percent being deciduous, a minimum of six feet in height, and planted at intervals no greater than 20 feet on center, and Page 4 of 9 Exhibit 5 - Green PLN2022-004 Packet Pg. 105 1.f Greenwalk Park PRD PLN2022-0049 2. Shrubs, a minimum of three and one-half feet in height and other plant materials, planted so that the ground will be covered within three years. Type 111 Landscaping. Type 111 landscaping is intended to provide visual separation of uses from streets, and visual separation of compatible uses so as to soften the appearance of streets, parking areas and building elevations. 1. Evergreen and deciduous trees, with no more than 50 percent being deciduous, a minimum of six feet in height, and planted at intervals no greater than 30 feet on center; and 2. If planted to buffer a building elevation, shrubs, a minimum of three and one-half feet in height, and living ground cover planted so that the ground will be covered within three years, or 3. If planted to buffer a parking area, access, or site development other than a building, any of the following alternatives may be used unless otherwise noted: a. Shrubs, a minimum of three and one-half feet in height, and living ground cover must be planted so that the ground will be covered within three years. b. Earth -mounding, an average of three and one-half feet in height, planted with shrubs or living ground cover so that the ground will be covered within three years. This alternative may not be used in a downtown or waterfront area. c. A combination of earth mounding, opaque fences and shrubs to produce a visual barrier at least three and one-half feet in height. Type IV Landscaping. Type IV landscaping is intended to provide visual relief where clear sight is desired to see signage or into adjacent space for safety concerns. 1. Trees shall be deciduous and planted 25 feet on center and the trunk shall be free of branches below six feet in height. 2. Plant materials which will cover the ground within three years, and which will not exceed three and one-half feet in height. As shown on the preliminary landscaping plan (Sheet L3.1 of Attachment 5), a mixture of retained and proposed landscaping will screen the development from the surrounding area. Along Edmonds Way, an existing group of trees in the right-of-way north of the entrance to the plat road would remain undisturbed. South of the entrance, several existing large evergreens would be retained and several new trees would be installed. Other plant materials are not shown along that side of the development but the landscaping is generally consistent with the Type IV standard. Submittal of an updated landscaping Page 5 of 9 Exhibit 5 - Green PLN2022-004 Packet Pg. 106 1.f Greenwalk Park PRD PLN2022-0049 plan is included as a recommended condition of approval to allow the Hearing Examiner to verify compliance with the Type IV landscaping requirements. A mix of retained and proposed trees would buffer the north, west and south edges of the project. Other plant materials are not shown along that side of the development, but the landscaping is generally consistent with the Type III standard. The recommended condition of approval requiring an updated landscaping plan would allow the Hearing Examiner to verify compliance with the Type III landscaping requirements. Regarding street trees, 31 deciduous Prunus Cerasifera 'Cripoizam' Crimson Pointe Plum tree are proposed along the plat road and secondary drives. A condition of approval is proposed for the City to determine the appropriate street tree during the civil improvement phase on the associated subdivision. e. Building Entrances Homes should have a dominant front porch and/or entry expression. A separate pedestrian access should be provided from the sidewalk to the main building entrance. Each of the eight house designs have front porches or entries that are identifiable, but some are more dominant than others (Attachment 4). Some designs also have a separate pedestrian walkway from the entry to the plat road or access easements while others connect with driveways and broad surface parking areas. f. Open Space Requirements For PRDs with critical areas, separate open space tracts designated "critical areas open space" should be created for their protection. Usable open space shall be provided in accordance with ECDC 20.35.050(D). As mentioned previously, there are no critical areas on the site other than erosion hazard areas so no 'critical area open space' areas are proposed. Usable open space is required and proposed. ECDC 20.35.050(D) states: Usable open space and recreation facilities shall be provided and effectively integrated into the overall development of a PRD and surrounding uses and consistent with ECDC 20.35.060(8)(6). "Usable open space" means common space developed and perpetually maintained at the cost of the development. At least 10 percent of the gross lot area and not less than 500 square feet, whichever is greater, shall be set aside as a part of every PRD with five or more lots. Examples of usable open space include playgrounds, tot lots, garden space, passive recreational sites such as viewing platforms, patios or outdoor cooking and dining areas. Required landscape buffers and critical areas except for trails which comply with the critical areas ordinance shall not be counted toward satisfaction of the usable open space requirement. Since the project site is approximately 134,121 square feet, a minimum of 13,412 square feet of usable open space is required (there are no required landscape buffers or critical Page 6 of 9 Exhibit 5 - Green PLN2022-004 Packet Pg. 107 Greenwalk Park PRD PLN2022-0049 1.f areas). The site plan (Attachment 3) shows two open space tracts totaling 14,096 square feet (10.5% of gross lot area). The code requires that the open space must also be usable. Tract A (6,850 sq. ft.) includes a playground area with a basketball court while Tract B (7,246 sq. ft.) retains a portion of the existing pond and deck and adds a small play area. Guest parking is shown in both areas. Guest parking is not required for the development and is not listed in the 'usable open space' examples in the referenced code but nor is it specifically excluded. The road widths proposed in the development are reduced from standard width to reduce impervious surfaces so no on -street parking is available. As a result, the Board must determine whether it considers guest parking to be an acceptable use of the usable open space areas for the purposes of this project and make a recommendation on that to the Hearing Examiner. g. Street Design Site design should include a residential neighborhood street design which includes elements such as sidewalks on both sides, street trees and planting/parking strips. Each residential lot should have at least one associated street tree planted in the parking strip if present or in the front yard if not. As shown on the site plan (Attachment 3), the main plat road would be 24 feet wide at its intersection with Edmonds Way and includes a right -only turn movement to exit the development. Further into the development, the road narrows to 18 feet wide with 5- foot sidewalks on both sides that connect with the existing sidewalks at Edmonds Way. Parking would be prohibited on the plat road and landscaped parking strips are not provided. Two secondary access drives off the main plat road are 12 feet wide. No sidewalks are proposed in those locations due to low traffic volumes. Street trees are not proposed within a landscaped parking strip (no parking will be allowed on the plat road due to fire access) but rather on most individual lots along both sides of the plat road and secondary drives. An area for a project sign is shown near where the plat road joins Edmonds Way (Attachment 3). Any signage anticipated for the entrance must meet the requirements of ECDC 20.60.025.B.2 which states: The maximum allowable signage area for formal residential subdivisions, planned residential developments (PRD), or multifamily structures containing at least 10 dwelling units shall be 10 square feet per main street entrance into the subdivision or PRD. Only one sign may be provided at each main entrance. A monument sign in that location could be up to 6 feet in height if it is set back at least 5 feet from any street or access easement. 2. Building Design Page 7 of 9 Exhibit 5 - Green PLN2022-004 Packet Pg. 108 1.f Greenwalk Park PRD PLN2022-0049 a. Characteristics of Single -Family Development To demonstrate a residential quality, single-family homes should have a strong connection between the street and the house. This can be accomplished by providing a pedestrian access or walk from the street to the front door or porch. From the street, the design should not emphasize the garage, but rather the human scale and elements of design (this could include pedestrian entrances, windows, and details that are a smaller, more human scale and texture). The eight proposed house floor plans range from about 2,750 — 3,700 square feet (Attachment 4). While fairly large, the houses exhibit human scale elements typical of most single-family projects using a modern design theme including facades divided horizontally and vertically with different materials and projections and flat roofs. Most of the houses have a pedestrian connection to the plat sidewalk or access drives. b. Entries and Porches Porches contribute to the richness and warmth of a neighborhood, therefore houses should have front porches consistent with the style and scale of the house and the neighborhood. Main entries should be prominent and oriented to the street. Each of the house designs in Attachment 4 shows a well -integrated pedestrian entry oriented toward the primary or secondary access drives. Most of the porches appear to be large enough to be used for outdoor seating, encouraging an opportunity for neighborhood interaction. c. Materials Materials should be used in a consistent manner on all sides of the house. In other words, do not use several materials to enhance the front of the building but leave the sides and back unembellished. Each of the houses in Attachment 4 shows varied modern design elements on all four sides of the building. d. Garages Garages facing the street or located at the front of a house should be no wider than one-half the width of the house. Per the elevation drawings in Attachment 4, all of the garages are less than 50% of the width of the house; however, a one -door garage using a permitted tandem space would be less dominant than side -by -side two -car garages. III. RECOMMENDATION According to ECDC 20.35.080.A.3, in order to recommend approval of a planned residential development of single-family residences, the ADB must find that the proposed development is consistent with the criteria in ECDC 20.35.060. Based on the findings and analysis in this report, Page 8 of 9 Exhibit 5 - Green PLN2022-004 Packet Pg. 109 1.f Greenwalk Park PRD PLN2022-0049 staff is proposing that the ADB recommend that the Hearing Examiner APPROVE the design for the proposed Greenwalk Park project in PLN2022-0049, subject to the recommended conditions. The recommendation is divided into two parts. THE ARCHITECTURAL DESIGN BOARD ADOPTS THE FINDINGS AND ANALYSIS OF THE STAFF REPORT AND FINDS THE GREENWALK PARK PROPOSAL IN FILE PLN2022-0049 IS CONSISTENT WITH THE SINGLE-FAMILY DESIGN CRITERIA IN ECDC 20.35.060. THE BOARD RECOMMENDS APPROVAL OF THE PROJECT DESIGN. PRIOR TO THE HEARING EXAMINER'S REVIEW OF THE PROJECT, THE APPLICANT MUST PROVIDE THE FOLLOWING: 1. Verification that all curb cuts for all driveways are a maximum of 20 feet wide. 2. An updated landscaping plan consistent with ECDC 20.13 showing all retained trees and proposed trees and landscaping throughout the development. Also show any fencing being considered throughout the project. THE BOARD ALSO RECOMMENDS THE FOLLOWING DESIGN CONDITIONS TO THE HEARING EXAMINER: 3. As noted in Section II.D.1.f, guest parking is being proposed over required usable open space areas. Guest parking is not required for the development, but it is also not specifically excluded from the definition of usable open space. No on -street parking would be possible due to the narrower road widths used in the PRD. Given those facts, the Board has determined that guest parking [can/cannot] be included as part of the usable open space areas. 4. Street tree species will be determined by the City during the civil phase of the subdivision review in PLN2022-0053. 5. Based on the Board's analysis of landscaping and tree retention, Type [II/111] landscaping is required on the north, west, and south sides of the development. 6. Any transformers, utility meters and similar features must be screened from view or camouflaged to minimize their visual obtrusiveness from the sidewalk along Edmonds Way and internal plat road and drives. 7. Staff will verify compliance of the proposal with all relevant codes and land use permit conditions through review of building, engineering, and fire permits. Minor changes to the approved design may be approved by staff at the time of building permit without further design review by the Board if the design is substantially similar to that originally approved. Page 9 of 9 Exhibit 5 - Green PLN2022-004 Packet Pg. 110 1.f Map Title 0 225 450 Feet 8/12/2022 O 4' Snohomish County Assessor wa:hingtc �< If ;}' , ?� (L m d Legend 0 Parcel Recent Sales 2022 Recent Sales 2021 Recent Sales 2020 I'---------; City Boundary County Park National Forest Water Street Types Interstate State Route Local Road All maps, data, and information set forth herein CData"), are for illustrative purposes only and are not to be considered an official citation to, or representation of, the Snohomish County Cade. Amendments and updates to the Data, ingather with other applicable County Code provisions, may apply which are not depicted herein. Snohomish County makes no representation or rt enty concerning the content, accuracy, currency, completeness or quality of the Data contained herein and expressly disdaims any wemanty of merchantability or fitness for any particular purpose. All persons accessing or otherwise using this Data assume all responsibility for se thereof and agree to hold Snohomish County harmless from and against any damage,, loss, claim or liability arming out of any error, tlemot or omission containetl within said Data. Washington State Law, Ch. 42.56 RCW, prohibits state and local agencies from providing access to rats of individuals mt ealfo'r ss�ro�jJ�a ry�➢qfl���� purposes a, rcial use may be made of any Data co gar 6gWOVwiYlmf It ' s_nq com Packet Pg. 111 1.f GREENWALK PARK PLAT 540 & 550 EDMONDS WAY PROJECT NARATIVE Parcel ID: 27032500308300 & 400 Property Address: 540 & 550 EDMONDS WAY City: EDMONDS Zip Code: 98026 Owner: Fernandez Barnes LLC SW1/4 SEC25 T27N 113E Existing and proposed occupancy: Single family residential Number of stories: 2 story individual dwelling units Zoning: RS-MP (plan to use RS-8 for underlying zoning requiring a PRD with master plan). Number of dwelling units: 13 on 540 & 3 on 550. Lot area: 2.33 + .55 acres = 2.88 acres SEC 25 TWP 27 RGE 031RT-106) N1/2 NW1/4 SW1/4 SW1/4 LESS RDSLESS N 35FT OF W 262.9FT LY W OF CO RD LESS PTN LY NELY ST HWY 1 W & LESS BEG 321. 83FT S & 30OFT E OF NW COR NW1/4 SW1/4 SW1/4 TH CONT E 327.80FT M/L TO E LNNW1/4 SW1/4 SW1/4 TH N ALG SD E LN TO SWLY MARG ST HWY TH NWLY ALG SD MARG 175FT M/L TO A PT 20OFT SELY OF INT N LN SW1/4 SW1/4 & WLY LN ST RD TH SWLY 285FTM/L TPB LESS ST HWY Develop this site in accordance with RS-MP zoning criteria by developing a master plan for the two lots complying with the requirements or a PRD. This includes two lot parcels 27032500308300 2.33 acres & 27032500308400 .55 acres. Compliance with ECDC 16.20.045 Site development standards — Single-family master plan. A. The site at 540 & 550 resides within the area designed MP. We are submitting a design that is intended to occur at RS-8 densities and higher. B. This project shall participate in the PRD (planned residential development) process. 1. Access and lot configurations are designed to reduce the number of curb cuts and unmitigated traffic impacts on SR-104. Owners are currently working with WSDOT and have received preliminary approval for the new access drive which will be an access and utility easement, not a public road as determined by the City of Edmonds through the pre -application process. 2. The configuration and arrangement of lots provide setbacks for all the perimeter lots that abut neighboring zoning to utilize setback requirements for those lots, in this case RS-12 setbacks. Some of the neighboring lots are in the same RS-MP zone, in these cases we have maintained the RS-12 setbacks. Only lots that are internal or do not physically touch neighboring lots are we proposing different setback requirements. Exhibit 5 - Green PLN2022-004 Packet Pg. 112 1.f Compliance with ECDC 20.35 A. Our design promotes a higher density development than the base zoning of RS-8 which is allowed through the PRD process. B. The layout has different size lots and a variety of different orientations so there are a number of different size houses and their design will be arranged to work with existing contours and maintain as many significant trees as possible. C. We have provided vehicle circulation systems using finger lots and access easements to reduce the environmental impact of impervious surfaced roads, a significant portion of the site will be set aside for shared use (Common Spaces) which will contain water feature, walking and viewing areas and outdoor play areas for children. D. The design promotes a variety of different building designs (currently using 8 different building designs) and the relationships of houses to one another are varied with a combination of two story houses, some with daylight basements and others with parking in the basement. The architectural style will be contemporary in order for us to meet current housing needs. E. Our proposal has combined the two adjacent parcels which have the most significant vehicular constraints since the both front on SR-104 and combines access to a single new road with controlled access to the highway that will comply with WSDOT requirements. Intersection will be designed in accordance with WSDOT requirements. F. The intent of the RS-MP zoning is to increase density in this somewhat under -developed corner of the city that is within walking distance of downtown but is still a single family neighborhood. By saving existing site features such as the water feature and perimeter trees along with a portion of the existing orchard we can maintain the privacy of neighbors. A portion of the short plat will include dedicating property to the neighbor to the south who feels that he has rights to a portion of the property that extends past the fence on the south side of the property. G. It is the intent to have 4 different price groups for housing within this community to meet the needs of a wide range of income and age groups. H. Existing site amenities are being preserved as previously discussed. I. Permanent usable commonly owned open space is being provided for both active and passive recreation which will be owned by the community and under the direction of the HOA that will be established. J. In order to create the open space, we have clustered the housing onto smaller lots and created two separate open space areas for different types of activities. There are no steep slopes or environmentally critical areas on this site. K. We have reduced the amount of impervious surfaces but minimizing the amount of road we need to building and have provided narrower access easements which will need to meet the width requirements of the fire marshal. Since parking will not be allowed on the access easements we have provided visitor parking areas adjacent to the common spaces. L. The comprehensive plan designation for our sites is Single Family— MP. Our design willfully comply with all tree retention standards. 1. Since we will be building the houses they will all meet current Washington State Energy code and Built Green standards provide outdoor covered space in both the front and rear of the homes for outdoor cooking and living. 2. Our storm drainage systems will be designed to meet low impact development requirements and we will use pervious paving wherever it is allowed by code. Exhibit 5 Green PLN2022-004 Packet Pg. 113 1.f 3. Natural elements such as the water fall feature on the site along with it's surrounding landscaping will be maintained. 4. We will be setting a quality standard for future developments within the RS-MP zone to emulate. 5. The new access easement entry drive we are building will provide access to city utilities and public transportation. 6. By creating a higher density development near the downtown core of Edmonds we are meeting the much loftier goal of reducing sprawl and increasing the livability of the urban environment. 7. We are doing what we can for affordable housing but within this portion of the city the only way to increase affordable housing is to allow ADU and DADU development to further increase densities on these sites. Since this is not allowed we cannot take advantage of this opportunity. REGIONAL GOALS By developing these pieces of land to allow for more inhabitants in a restrained manner that doesn't move any vehicular traffic on to any adjacent city streets, only on to the state highway we are promoting the goals for the central Puget Sound region. This is the strategy of urbanization that is designed to minimize environmental impacts, support economic prosperity, promote adequate and affordable housing, improve mobility and make efficient use of existing infrastructure. Due to the site's proximity to the downtown core and adjacent services such as grocery stores and restaurants we have a unique ability to create this community where people can walk to downtown, to grocery stores, banks, restaurants, etc. A truly pedestrian oriented location that is also well service by existing public transportation. By combining multiple parcels within our project we are combining access from multiple sites that will benefit good pedestrian and transit access to the already vibrant downtown area. This will also provide the new residents convenient access to the waterfront and other city owned parks. SUSTAINABILITY Fernandez Barnes LLC are committed to sustainable development as has been a part of their development and construction processes since the company began. This commitment is enhanced when they are able to control the land development from a pre -developed condition to a fully integrated design which includes roads, driveways, access walks, the buildings, how the buildings are oriented to take advantage of the sun, covered outdoor spaces to combine outdoor and indoor living spaces so they work together seamlessly. This is why we prefer to be able to do our own short platting prior to building design so we can define the perimeters of the sites and setbacks to meet the needs of the new residences and how they interact with adjacent houses and access points. We are always willing to participate in green built technologies and processes because we feel our buildings will be better and last longer. There are small things we do in our buildings to implement climate change policies on a micro level such as always providing charging stations for electric cars, providing ductless heating systems and highly efficient ventilation systems into each house to maintain good indoor air quality while minimizing the amount of greenhouse gas that is created. We do include access to natural gas for cooking appliances for practical reasons. Exhibit 5 - Green PLN2022-004 Packet Pg. 114 1.f COMMUNITY HEALTH Our community spaces will be designed to encourage outdoor activities and provide a good reason to get out of the house and go for a walk. A good connection to transit and sidewalks that lead to downtown Edmonds and other local businesses further encourages people to get out and walk rather than driving to the store. Most of our developments have been in urban areas and our designs have enhanced the new owners access to activities outside the home. ENVIRONMENTAL QUALITY GOALS AND POLICIES We will be fully landscaping the sites where we build homes using native species and laid out in a natural way to maintain existing wildlife habitat as much as possible. RESIDENTIAL DEVELOPMENT GOALS AND POLICIES Residential Goal A: A. The homes designed by Greenwalk Designs have been consistently varied and provide changes of materials and opening designs along with roof designs that enable them to harmonize with one another without duplicating the exact same design over and over again. B. Although we can't keep people from adding on to their home in the future our initial designs will discourage future additions because they will be included within the original design and our use of property configurations will not allow a lot of room outside of setbacks that will allow for future additions. C. Although we are situated on the top of a hill there are no real views within this new neighborhood except the peaceful neighborhood and it's amenities. No views from adjacent properties will be interrupted by this development. D. There are a few houses on this site that are not historic and are not very well designed so rehabilitation of these older buildings is not practical and would not provide the environmentally sensitive solutions we will be proposing. E. The new neighborhood we are designing will be built by us so we will control compatibility of the entire community which will enhance the value of neighboring properties. F. The houses we design are already planned to work with existing topography, trees, soils, drainage and vegetation. Exhibit 5 - Green PLN2022-004 Packet Pg. 115 1.f Residential Goal B: A. We have laid out the lots to allow for good residential design where the interior spaces and flow to exterior spaces provides significant benefits for the owners. B. We specifically comply with "single family dwelling units near downtown" although the zoning doesn't allow for attached dwelling units or ADU/DADU development. C. Our site is located right on SR-104 and we are constructing all access roads and drives. D. Preservation of privacy and views of surrounding buildings will be maintained. E. Building heights will comply with same codes that surrounding neighbors had to comply with. F. We will be constructing single family residences adjacent to existing single family residences. G. Since we are designing and building nearly all the structures they will have a unified yet varied design. H. We have done our best to preserve natural features and have maintained some existing natural features. The only grading we are proposing is for entry drives and parking. Houses will be built within the existing contours. SITE AND TOPOGRAPHY GOALS & POLICIES As we have presented in this project description we intend to comply with all the comprehensive plan policies that apply to the relatively small land locked piece of property. Such as, we intend to minimize impervious surfaces and cuts and fills. Streets and access will conform to the natural topography and be designed to reduce runoff. We have no hazardous soil conditions and will comply with all the soils and topography goals defined in 'GOAL B". Erosion control will be built into our permitting packages. VEGETATION AND WILDLIFE As previously mentioned we are committed to maintaining and enhancing native vegetation plantings. There are no wildlife habitats or critical areas on this site that will be disturbed. Removal of trees will comply with new city ordinances and the open areas we will be leaving will include the existing vegetation that are within or surround these areas. AIR POLLUTION GOALS & POLICIES We will do everything we can on this micro scale to reduce air pollutants by providing power charging stations at each home for electric cars to providing only contained gas fireplaces within the houses. Our location will do the most for reduction in vehicle pollution but being close to the downtown core and services. There will not be any noticeable noise pollutants from this site with the possible exception of playing children in peoples back yards. Our outdoor play areas are mostly well within the heart of the development keep this type of noise as far as possible from existing neighbors. 20.35.040 Criteria for establishing alternative development standards A. The new residential development will respect the neighbors and building massing will be the same as adjacent properties. 1. It is our intent to fully landscape all lots taking care to buffer buildings and parking from neighbors. Exhibit 5 - Green PLN2022-004 Packet Pg. 116 1.f 2. Provide safe and efficient site access, on -site circulation and off-street parking in driveways. 3. Provide a consistent yet varied use of materials and building shapes to create individually designed dwellings. B. No setbacks from the exterior lot lines are reduced from that required by the underlying zoning. C. Minimize the visual impact of the planned development by reducing building volumes by having front and rear covered porches and other techniques to reduce building scale such as changes in materials. D. Preserve unique natural features or historic buildings which does not apply to this site although the existing water feature has been saved and will be enhanced with play areas for children, seating and lighting. E. Reduction of impervious surfaces is a standard design feature currently used in all our development projects. 20.35.060 Single family design criteria for PRD's. A. Building design. 1. Characteristics of Single -Family Development. a. All homes will have a strong physical connection to the street or access easement to show a strong sense of entry and ownership. b. Home elevation facing the street never have more than 50% of that elevation that is taken up with the garage. Some of the homes have a 2 car garage and an additional 1 car garage stepped back 10 feet from the front of the house to reduce the impact on the front elevation. All of the two car garages have a second floor above the garage so the actual garage door area is never more than 25% of the front elevation. 2. Entries and Porches: a. All houses will have a front porch facing the access easement. Some will have a separate roof line over the front porch and others will have the second floor extending over the front porch to create variety. b. All main entries will be prominent and face the street or access easement. 3. Materials: Materials will be used in a consistent yet varied manner to create consistency and interest. All materials will be used around all sides of the home including window trim and various materials, there will not be a front wall with different materials than the rest of the house. Exhibit 5 - Green PLN2022-004 Packet Pg. 117 LOT COVERAGE LOT 1: 2,030 SF/6,757 SF=30% HOUSE DATA GREENWALK LOT 9: 2,030 SF/7,337 SF=28% HOUSE 1: (2) 3,686 SF 5 BEDROOM, 3 j BATHS, REC ROOM, 3 CARS ARAGE 1.f 0 of 0 N 00 0 0 w Q 0 CD a_ LEGEND LOT 2 1 862 SF/7 627 SF-24% HOUSE 2 (3) 2 561 SF 5 BEDROOM 3 BATH 2 CAR GARAGE . - LOT 10. 1,657 3F/6,545 SF=25% I . \ \\ \ LOT 3: 2,346 SF/7,889 SF=30% LOT 11: 1,884 SF/5,124 SF=37% HOUSE 3: (3) 2,907 SF 5 BEDROOM, 3 BATHS, 2 CAR GARAGE \ \ LOT 4: 2,346 SF/7,701 SF=30% LOT 12: 1,884 SF/5,022 SF=38% HOUSE 4: (2) 3,195 SF 4 BEDROOM, OFFICE, 31 BATH, REC ROOM, 3 CAR GAR \E \ \ \ \ LOT 5: 2,262 SF/7,213 SF=31% LOT 13: 1,657 SF/5,752 SF=28% HOUSE 5: (1) 3,607 SF 5 BEDROOM, 4 BATHS, REC ROOM, 2 CAR GARAGE \ \ \ \ SDMH LOT 6: 2,284 SF/6,437 SF=35% LOT 14: 1,862 SF/6,909 SF=27% HOUSE 6: (2) 3,601 SF 5 BEDROOM, 34 BATHS, REC ROOM, 3 CAR GARAGE \ \ \ \ RIM = 266.00' LOT 7: 2,262 SF/6,397 SF=35% LOT 15: 1,844 SF/6,626 SF=28% HOUSE 7: 2 2,753 SF 4 BEDROOM, 2 BATH, 2 CAR GARAGE \��� " () � �, � a \ \ IE(NW)=250.46 48 LOT 8: 2,284 SF/6,700 SF=34% LOT 16: 2,030 SF/6,757 SF=30% HOUSE 8: (2) 3,223 SF 5 BEDROOM, 3 BATH, 3 CAR GARAGE �\\ ��\\ ': -_--\ _-- \ \ \ IE(SE)=250.80' 48" IE(S)=262.08' 8"CONC U Im c 0 LLJ 0 J Qv� Lo w �c /Il 0 m Uu u J W prLw O < All • �� VIA •♦�♦♦IOWN »♦• ��� \. 10.►s-►i`I> I . , ► iv III ;-ty_4jffjji ]aim ��l ,0i��\�•e�,.. - • N VA MEN, Arm : �♦♦�I,�►��♦♦♦I,��♦♦�I�►�� �♦�. �♦OI�OI �� �'� ., � i,1.��` i,♦,♦ IO,;� I♦ �♦I♦,►.�7� C .. i �.♦»♦,♦I»♦♦sr♦»♦♦.- - O�.♦� > �, COI,♦,♦+�♦♦�♦�;I�I�♦j ♦ ♦♦ �-�►� ��� \� ►. ���L.�_�Iw>I„I;�♦I„♦♦♦I„♦j�►� � .�.IO»♦ IO»♦ ,> IO ,, �►I ♦♦di ....,, � ♦✓� ♦ ��/� � � - �r � ♦i, > ♦ orr,♦♦e�� ..._. 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II/>Ir>A II ♦/♦•/• . i7L1���iIhC$"•"■"' • • II /► II I♦w� �♦�t`I IIl♦>III� � ■■■■■�/� I>�'�e: � ,IL♦ , I�-- : ,II„♦,►s.II„♦♦II,4,♦♦IIIIII '• �o,L,�Ivy��I/jIv :.sI ►III��✓II, II »♦�'il�-•, •�a•� II ►I ♦>II I> I, � ,»>♦'j,'II »jII�,♦♦IIIII>v • • • 1►II`>✓ >II�►I >♦♦II III„♦III ♦, ►II> II» IIo+>I♦ II »♦� � III�.,�Ilsc�♦II„ arI» II ..�►�.I/jIIII,; ►I;,II ►_GI�`!si_o.�>i�, sI4�.,i�.Glis. � `� fir.►>.rs�»♦♦II»♦�♦III ♦ I» II _ 14 16 .0 • .0 4.75' NORTH PRELIMINARY SITE PLAN 1-� E SCALE: 1 "= 20'-0" 0 20 40 GRAPHIC SCALE Exhibit 5 - Green PLN2022-004 Packet Pg. 118 1.f UP Q / N Q O O / T O Co 7D O E 7D W 0 / LL- Ln 6j 0 N N O N W Q O J n O U U QcQ u� z O ui N C C� U L Z c CV m u N . Z J O2 a-w Z N u � Q Q i= O- C� LLJ J Co Q N uJ Cn © GREENWALK DESIGNS LLC. 3954 REGISTERED AR CT STEVEN A. BARN ES STATE CF WASHI NG l CN � N Co Coo O Zo � J M CO3 r � W W 0 Z O O Q LO O O O z u w w G z ry w In w cn Q m N W N U) N _O w U) w w > � U) o Exhibit 5 - Packet Pg. 119 1.f 2 O U U c Q w Z O Lu 01 c N 0 C� U L z c CV m u . Z J OQ �Lu © GREENWALK DESIGNS LLC. 3054 REGISTERED I AR CT STEVEN A. BARN ES STATE OF WASHING I CN Q) co FIRST FLOOR PLAN / SCALE: 1 /4"= 1'-O" cn O BASEMENT 834 SF z Q FIRST FLOOR 1,292 SF SECOND FLOOR 1.560 SF LLJ TOTAL FINISHED AREA OF HOUSE 3,686 SF o j GARAGE 686 SF 0 J LL- L� 75 Q z z Q n, 0 of 0 N N O N AVERAGE GRADE: 51.17X263+67.42X269+51.17X272+67.42X267=63,513/237.2=267.8 51.17X270+67.42X271+51.17X278+67.42X275=64,852/237.2=273.4 () ry Li L Ij J F- w w 2 Cn 4w 0 O O z U w O ry n z O Cn w W Q 0 a_ Exhibit 5 - Green PLN2022-004 Packet Pg. 120 1.f r c I N Q O a_ N Q N O / O cn O F w 0 LO / LL- L� 75 Q z c� z Q n, 0 of 0 N N O N 1 A'—P" 1 A'—(1°/ i n'—r" 11 I—ra -4°-1 er 2 O U U c Q w Z O LU 01 c N O C� U Lf? Z Is c CV m u . Z J OQ �Lu © GREENWALK DESIGNS LLC. 3054 REGISTERED I AR CT STEVEN A. BARNES STATE CF WAS! ING 1 CN Z Q SECOND FLOOR PLAN 1,560 SF SCALE: 1 /4"= 1'-0" 0 W J H F— W 2 Cn w O O coj 03 0z w0 9o W C) 0 L0 C) r O z U W 0 ry n N N N � z N 0 Cn LU Q W o 0� W Q 0 a_ Exhibit 5 - Green PLN2022-004 Packet Pg. 121 1.f I r� Q w J W Q / N O / O O F LLJ O Ln LL- of 0 N N CD w Q 0 0 a_ 0 000 1=1 Lm M[--j FRONT ELEVATION El El Efl Efl ------------------ ELEV SCALE: 1 /8"= 1'-0" 0 u SIDE ELEVATION -L- SCALE: 1 /8"= 1'-0" 00 --------------- -- ---------- -------- 292.8 o — U U QcQ u� z O -00 z J QU) Ln w c Il 0 m `) Uu u . o O < a-w zw 04 u W N Q � i= i� O- w Co C� N uJ Cn © GREENWALK DESIGNS LLC. 3954 REGISTERED AR CT i-JCTEVEN A. BARNES IATE OF 'WASHING-1 UN, —9'-4 F U) N U) Co � 0 oa z� 0 03 — 292.8 W 00 w z 0 w 0 M: A3ml Exhibit 5 - Greens—u-O—L,— Packet Pg. 122 1.f LL- L� 75 Q z z Q n, 0 0 N N CD 292.8� 1'—11 0' —0 11 267.8' --�--- ---- — — — — — L — ��---I---- IL --------- REAR ELEVATION EEEV SCALE: 1 /8"= 1'-0" 292.8� - - - - - - - - - - - - - - - -7)0 SIDE ELEVATION EL- SCALE: 1/8"= 1'-0" J Q U) rZ V C1� zw 0 w L.0 V O U QcQ u� z O CL c LLJ C C� O O s z c CV m u N . Z J O2 �w © GREENWALK DESIGNS LLC. 3954 REGISTERED AR CT STEVEN A. BARNES `` STATE OF WASHING T UN, � N cl) Go O Zo � J M 03 r � W � � W0 n v / C) z Lo 0 0 Q 0 > z w J u w w ry 0 w ry I n L�J N 6i N N _O w U) w w > � U) o A302 Exhibit 5 - Greens—u-O—L,— Packet Pg. 123 1.f 59'-3" 3'-3" 41'-6" 14'-6" 11'-6" 10'-0" 7'-6" 13'-0" 4'-0" 6'-0" ol 4'-6" r— I — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — 10 — — — — — — — — — — — — — — — — — — — — I 0 00 o I o I L BEDROOM 5 10'0"x11'0" BATH — — FRIG- 1 I DINING L — --— — — — — — — ----- I 0 I 14'0"x13'0" z CD PANTRY — — — — — — — — — ol 7'-4" Ln GREAT ROOM I i lo 14 15'0"x16"0" I I DN 3'-6,lo I 2'-8" 3'-6" 3'-6" '_8 6" 2'-10" I PARCH- 7SF TT—F -7 r `�_ DN FRIG I 1 I 1 1 6'-9" 1 ------�-- I Lj OVENS I 0 I 1 1 II 1 0 I II 00 I 1 I � 1 II I 001 I COVERED I 1 11 GARAGE 464 SF I i 1 KITCHEN PORCH i ss SF 1 1 II I I DN D/W 1 II -- I� I II — — — — — — — — — — BBQ — — — — — — — — — — — II UTILITY 0 4'-0" 6'-9" 26'-6" I, 17'-0" 9'-0" FIRST FLOOR PLAN 1,239 SF SCALE: 1 /4"= 1'-0" AREA: FIRST FLOOR 1,239 sf SECOND FLOOR 1,367 sf TOTAL LIVING AREA 2,606 sf GARAGE 464 sf — — -11 co I LLI Z N w�; Qol co LL; J co Q N W co © GREENWALK DESIGNS LLC. S4 REGISTERED -AR CT �STEVEN A. BARNES STATE DF WA HINC TO. T aN co cl) co O0 M 0z ca CV Wg O "� w � 0 O L0 0 Q O J z U Of LU 0 0 1 ry LL- n cn ry Li N LLI N 0 w U) w w > � U) o O O N N O N Z J a m E c� 0 CL m w m 0 a X LU a� s 0 a A2ml Exhibit 5 - Green PLN2022-004 Packet Pg. 124 W Q O a_ 1.f c I c I a c I d c I N N N CU O SECOND FLOOR PLAN 1,367 SF SCALE: 1 /4"= 1'-0" 2 O U U c Q w Z O LU 01 c N 0 C� U S Lo z c CV m u . Z J CQ �Lu © GREENWALK DESIGNS LLC. 3054 REGISTERED I AR CT STEVEN A. BARNES STATE CF WAS! ING 1 CN LO T N r o -- r Q o oo oa Oow O CO n N w0 W o cj) w O 0 Z Ln O J a O z r O 0 w LL- 0 o n z 0 U W () N 6i N IJ- 0 w U) w w > � U) o W Q O a_ Exhibit 5 - Green PLN2022-004 Packet Pg. 125 1.f Q / W W Q / N N U) O / T O O E LLJ O O N O N O O Z Q O N / O cn / cn co / 0 N N CD - - I I I - - - - - -T I I I I I I i FRONT ELEVATION SCALE: 1 /8"= 1'-0" 10.0' I I I I I I I I I I I I I I I I I L------ - SIDE ELEVATION 9.0' h J J rzn V U) LLJ 0 u © GREENWALK DESIGNS LLC. 0 Im U QcQ u� 0 c LLJ N 0 C, s U L Z C CV m u N . Z J O2 �w 3954 REGISTERED AR CT STEVEN A. BARN ES STN ATE OF WASHI G l CN, N o -- r Q o co oa 00 w O CO n N w0 m LJJ go w n LO 0 0 Q 0 > z w J u w W ry 0 w ry I n L�J N W N Un f6 ~ TL T— _0 W 07 w w > � U) o Q 0 0 a_ SCALE: 1 /8"= 1'-0" A3ml Exhibit 5 - Greens—u-O—L,— Packet Pg. 126 1.f I Q / W W Q / N N U) O T O O E LLJ O O N O N O z / Q 0 0 cn / cn Co / 0 N N CO 0 w Q 0 0 a_ L REAR ELEVATION nn� SCALE: 1 /8"= 1'-0" ------------------- ----------------------------------------- SIDE ELEVATION ELEV SCALE: 1 /8"= 1'-0" 10.0' 279.0' h I I I I — — — — — — — — — — — — — 10.0' _279.0' h 0 Im U QcQ u� 0 " c LLJ 0 J U QU) Lo w c Il 0 m "' Uu u . o O < �w zw w W Z N � N Q i= O- co ui co Q I N uJ � N © GREENWALK DESIGNS LLC. 3954 REGISTERED AR CT STEVEN A. BARN ES STATE OF WASHING �N, r N o ^Qo r Go oa 00 w O Co n N w0 L u) W O U/ O z Lf 7 0 0 Q 0 �> z W J u w W r 0 n L�J N W N � z ~ TL T— _0 W U) W w > LU U) C) 0� A302 Exhibit 5 - Greens-u-O-L,- Packet Pg. 127 1.f Q Q / LLJ LLJ Q / N N Cn O T O Co O E LLJ O Co O N O N 0 O Z Q O N / O cn / cn Co / N N CD 10.0' ,` 4' 279.0' h ------------ ------ ------------------------ FRONT ELEVATION EEEV SCALE: 1 /8"= 1'-0" I I I I I I I I I I I I I I I I I I I I I I I I L-- ----- -- — — SIDE ELEVATION ELEV SCALE: 1 /8"= 1'-0" 79.0' � { 0 U U QcQ u� z 0 CL c ui N 0 C, U L Z c CV m u N . Z J O2 �w © GREENWALK DESIGNS LLC. 3954 REGISTERED AR CT STEVEN A. BARN'ES STATE OF WASHI NG I UN, N T a� 3 Co � 3 Oo M CO N WgO w �W 0 n C) z LO 0 0 Q 0 �> z w J u w W ry 0 w ry I n L�J N W N _0 W Cn W Lu > LU Cn C) 0� A301A Exhibit 5 - Greens—u-O—L,— Packet Pg. 128 1.f Q I Q / W W Q / N N Cn O / T O co O E LLJ O co O N N O O Z Q O co N / O cn / cn co / N N CO O 10.0' 279.0' I I I I--7 I I I I I I I I I I I I I _-�- -- =====------==== lz========� REAR ELEVATION ELEV SCALE: 1 /8"= 1'-0" II II I I I ---- -- ----------------I Z ------------------� SIDE ELEVATION ELEV SCALE: 1 /8"= 1'-0" Mll�vwwll 279.0' � U J J Q co rzn V U) zw 0 w NW V © GREENWALK DESIGNS LLC. 0 Im U QcQ u� z 0 c LLJ N 0 C, s U z c CV m u N . Z J O2 �w 3954 REGISTERED AR CT STEVEN A. BARN ES STN ATE OF WASHI G l CN, N o ^Qo r Go oa 00 w O CO n N w0 m LJJ go w VJ 0 CIO z 0 Q w w ry 0 W J w w U) C) U) LO C) 0 z u w G N i f6 i TL T- w Q 0 Un z _0 Un LU W Q O a_ A302A Exhibit 5 - Greens—u-O—L,— Packet Pg. 129 1.f Q / cn C (Z N Q cn O / N 0 o� N N O O 77'_n» 1 Q'_n» 9 A'—Q» FIRST FLOOR PLAN SCALE: 1 /4"= 1'-0" FIRST FLOOR 1,244 sf SECOND FLOOR 1.640 sf TOTAL FINISHED AREA OF HOUSE 2,884 sf GARAGE 482 sf COVERED PORCH 90 sf COVERED DECK 193 sf 2 O U U c Q w Z O Lu 01 c N 0 C� U L z c CV m u . Z J OQ �Lu © GREENWALK DESIGNS LLC. 3054 REGISTERED I AR CT STEVEN A. BARN ES STATE CF WASHING l CN Z J I Of 0 0 LL- (n ry Li W J W 2 U) cv:) a�3 03 0z w0 90 w O C) V i 0 O z U W 0 ry n W Q 0 a_ Exhibit 5 - Green PLN2022-004 Packet Pg. 130 1.f 77'_n" 1 s2'_n" 1 A'_R" N N Q cn C N Q cn O / NORTH SECOND FLOOR PLAN 1,640 SF SCALE: 1/8"= 1'-opt 0 o� N N O O 2 O U U c Q w Z O LU 01 c N O C� U S Lo z c CV m u . Z J OQ �Lu © GREENWALK DESIGNS LLC. 3054 REGISTERED I AR CT STEVEN A. BARN ES STATE OF WASHING l CN Z Q a- ry 0 0 1 LL 0 0 U W () W J W 2 U) C� r C1) H 0 cv:) a�3 000 M co w0 �0 w C) 0 L) C) r O z U w O ry n W Q O a_ Exhibit 5 - Packet Pg. 131 1.f I I I I I I I I I I — — L — — — — — — — — — — — — — — — — — — — — — — — FRONT ELEVATION ELEV SCALE: 1 /8"= 1'-0" SIDE ELEVATION EL- SCALE: 1 /800= 1'-0" N N O O L� J Q 0 a_ 297.0'* 10'-0" 0'-0� — 272.0� 297.0� W5 o� 272.0' O U U QcQ u� z O z CN 0 J CN O QU� Ln w c Il 0 m "' Uu u . o O < �w zw w W Z N � N Q i= O- co ui co Q I N uJ N © GREENWALK DESIGNS LLC. 3954 REGISTERED AR CT STEVEN A. BARN ES STATE OF WASHING �N, Cfl T r N H a �� � z3 C'7 p co Z gO w 0 W U/ O z Lo O o Q O > z w J u w w O n L�J N W N J Cn z N _O W 07 W w > LU Cn C) 0� A3ml Exhibit 5 - Green`�'`'� PLN2022-004 Pa9 Cket Pa .132 1.f REAR ELEVATION ELEV SCALE: 1 /8"= 1'-0" �0 m L� 75 Q z z Q n, 0 N N O O 0 297.0' op vp 272.0� U J z 0 (1) LLJ 0 u © GREENWALK DESIGNS LLC. 0 U Im QcQ u� z O c N 0 o, U L Z c CV m u N . Z J O2 �w 3954 REGISTERED AR CT STEVEN A. BARN ES STN ATE OF WASHI G l CN r + C> r >- N Q � 4o F— ca 0 oQ z� J 0 M CO CV3 0Q 0 LJJ w 0 297.0� 0 w 0 A302 Exhibit 5 - Greens—u-0-1— W Q O a_ Packet Pg. 133 1.f r,o'_a» 0 0 I N 0 Im U QcQ u� z 0 CL c LLJ N 0 C� 0 S U L Z c CV m u U) . Z J O2 �w © GREENWALK DESIGNS LLC. 3954 REGISTERED AR CT STEVEN A. BARN ES STATE CF WASHING l CN 0 w O 22'-0" 0 0 z 0 BASEMENT FLOOR PLAN Q o 0 Cf) 490 SF SCALE. 1 /4"= 1'-0" LO 836 SF GARAGE J Q r O O z LL LU ry w w In Q w C-D z Q z m N o J Lid T- z VL _0 W T— U) N W w LU U)C) 0. N N W Q A2ml O J n Exhibit 5 - Greenw'°`-n� Packet Pg. 134 1.f c c c co O E LLJ O O N O / 0 z Q O co 0 cn / cn L� 75 Q z c� z Q n, 0 �o N N FN—a" FIRST FLOOR PLAN SCALE: 1 /4"= 1'-0" .N1116100i 2 0 U U c Q w Z O Lu 01 c N 0 C� U L z c CV m u . Z J OQ �Lu © GREENWALK DESIGNS LLC. 3054 REGISTERED I AR CT STEVEN A. BARN ES STATE CF WASHING l CN O ho ■ w O V♦ Z 0 w Q V Z 0 w BASEMENT 490 sf FIRST FLOOR 1,368 sf O SECOND FLOOR 1,337 sf O TOTAL FINISHED AREA OF HOUSE 3,195 sf Ln O GARAGE 840 sf COVERED PORCH 69 sf z COVERED DECK 220 sf Q d J z a U AVERAGE GRADE: Of W 52.5X280+43.83X272+52.5X276+43.83X282=53,482/193=277 52.5X280+43.83X273+52.5X274+43.83X280=53,323/193=276.2 O J 0 0 Li n () ry Li N N W J Lo W Cn W w > Cn o 0� Exhibit 5 - Green PLN2022-004 Packet Pg. 135 1.f c I c C, co O E LLJ O co O N O N 0 z Q O 0 cn cn cn / L� 75 Q z c� z Q n, 0 N N NORTH SECOND FLOOR PLAN 1,337 SF SCALE: 1 /8"= 1'-0" riiI_R." 2 O U U c Q w Z O LU 01 c N O C� U S Lo z c CV m u . Z J OQ �Lu © GREENWALK DESIGNS LLC. 3054 REGISTERED I AR CT STEVEN A. BARN ES STATE CF WASHING l CN C) C) r aC) - oa p z� J O V♦ Q LU W Z O L O O O Z Ln Q O J a O z r O 0 w LL- O 0 n Z 0 U W V) N 6i N H T- z O w U) w w > U) o � W Q 0 a_ Exhibit 5 - Green PLN2022-004 Packet Pg. 136 1.f Q / W W Q 0 V) 0 0 0 E w 0 0 0 0 0 0 0 z Q 0 0 / cn / cn Co / N N FRONT ELEVATION ELEV SCALE: 1 /8"= 1'-0" ----------------------------- I I - - - - - - - - - SIDE ELEVATION ELEV SCALE: 1 /81p= 1'-0" — MAX ELEV. 301.2' MAX ELEV. 301.2' 78.4� ?76.2' m3h 2 0 U U QcQ u� z O CL c ui rl N 0 C� U L Z c CV m u U) . Z J O2 �w © GREENWALK DESIGNS LLC. 3954 REGISTERED AR CT STEVEN A. BARN ES STATE OF WAS! INC LAN, CIO z O Q w w ry O ry w x W w J w LU U) O O LO O O z u w 0 w In N N Lo z TL 0 T— U) w > Q w o 0� A3ml Exhibit 5 - Greens—u-O—L,— Packet Pg. 137 1.f Q / LL1 LL1 Q 0 U) 0 0 0 E w 0 0 0 0 0 0 0 z Q 0 0 0 cn / cn Co L� Q z z Q 0 — MAX ELEV. 301.2' hw vrw ci0� I I I I I I I I I I I I I I I _ I I I REAR ELEVATION ELEV SCALE: 1 /8"= 1'-0" I I I I SIDE ELEVATION ELEV SCALE: 1 /8"= 1'-0" I 0'-0" 269.5.E — MAX ELEV. 301.2' 78.4� 276.2' 0'-0" 269.5.� 2 0 Im U QcQ u� z O c LLJ J 0, CN O QU) Lo w c Il 0 m "' Uu u . o O < �w zw w W Z N � N Q i= O- co ui co Q I N uJ � N © GREENWALK DESIGNS LLC. 3954 REGISTERED AR CT STEVEN A. BARN ES STATE OF WAS! INC LAN, �J ME ■ ■ CD a� 3 ~ 0 z3 � w� LU �0 w 0 O C/) O z Lo O o Q O �> Z w J u w w O w 17�1 EL N N 6i J Lo TL ~ T- _O W Cn LU w > LU Cn C) 0� A302 Exhibit 5 - Green PLN2022-004 Packet Pg. 138 1.f N Q N Q Ln 0 U 0 LL1 0 L� / N N N N 00 O W Q O J n 77'—(1" 1 R'—(1" 1 d'—R" NORTH BASEMENT FLOOR PLAN 793 SF SCALE: 1 /8"= 1'-0" O Im U QcQ u� z O CL c LLJ C C� O U s L Z C CV m u U) . Z J O2 �w © GREENWALK DESIGNS LLC. 3954 REGISTERED AR CT STEVEN A. BARNES STATE CF WAS! ING 1 CN � aN 0 Go �p3 � � p Cl)Co ZO o 9M0 Z w Z O Q Lo O O O z O � � u w 0 z ry � In w cn Q m N W N J Cn z N °O _0 W U) w w > LU U) C) 0J Exhibit 5 - Packet Pg. 139 1.f N N Q V) N Q 0 Cn 0 m 0 N N N O O O U U QcQ u� z O CL c LLJ C C� O U s z C CV m u U) . Z J O2 �w © GREENWALK DESIGNS LLC. 3954 REGISTERED AR CT STEVEN A. BARNES STATE CF WAS! ING 1 CN � aN 0 Go �3 � O Cl) w� � o gO `7' w FIRST FLOOR PLAN SCALE: 1 /4"= 1'—O" FIRST FLOOR 1,244 sf O SECOND FLOOR 1,640 sf O TOTAL FINISHED AREA OF HOUSE 2,884 sf Lo O GARAGE 482 sf Z COVERED PORCH 90 sf Q 0 COVERED DECK 193 sf J z u Elf W AVERAGE GRADE: 0 40.42X287+62.83X284+40.42X282+62.83X288=58,938/206.5=285.4 ry Li I Iry Li N W N J Cn z N °O _0 W U) w w > � U) o W Q O a_ Exhibit 5 - Packet Pg. 140 1.f N Q cn N Q cn 0 / cn 0 L 0 m N N N 00 O NORTH SECOND FLOOR PLAN 1,640 SF SCALE: 1 /800= 1$-0" 2 0 U U c Q w Z O LU 01 c N 0 C� U S Lo z c CV m u . Z J OQ �Lu © GREENWALK DESIGNS LLC. 3054 REGISTERED I AR CT STEVEN A. BARN ES STATE CF WASHING l CN � o 0 co W �p � 0 90LU O O Z Ln O J O z r O 0 w Li 0 0 n Z 0 U W () N 6i N z N O 06 w U) w w > � U) o Exhibit 5 - Green PLN2022-004 Packet Pg. 141 1.f I Q w w Q Q) U) 0 / US 0 N N 0 0 ------------- i=------------- -----� ------------------------------- FRONT ELEVATION F,,; SCALE: 1/8"= 1'-0" 00 ■ Fm] 310.' - —91-4 fs r Hl J II II I I �i I �L_______________---------------_______�' -- -- -- SIDE ELEVATION ELEV SCALE: 1 /8"= 1'-0" 310.4� , s7-- WON Nals C O U U QcQ u� z O CL c ui N C C� U L Z c CV m u U) . Z J O2 �w MEM © GREENWALK DESIGNS LLC. 3954 REGISTERED AR CT STEVEN A. BARN ES STN ATE OF WASHI G I CN, 5�z >- N 0 3::Go �p3 � wi) p Co C ZO 090 Zw W Cho O o Q O > z LLB J u L. J w o � N 6i N J Cn z N 06 _O W Co w w > i- U) o A3ml Exhibit 5 - Greens-u-O-L,- Packet Pg. 142 1.f e, REAR ELEVATION --ESCALE: 1 /8"= 1'-0" L SIDE ELEVATION ELEV SCALE: 1 /8"= 1'-0" I I I I --Z- I I I I I I I I 310., 285.4' I I I I — 310., m of- o r 285.4' AL —9'-4� 2 O U U QcQ u� z O z CN 0 J QU) Ln w c Il 0 m "' Uu u . o O < �w zw w W Z N LJJ � N Q i= O- co ui co Q I N uJ N © GREENWALK DESIGNS LLC. 3954 REGISTERED AR CT STEVEN A. BARN ES STATE OF WAS! INC I UN, .z >- N 0 3:: Go �p3 � wi) p Co C ZO 090 Z W U/ O z Lo O o Q O > z w J u w w r O n L�J N W N J Cn z N _O LU U) LU w > � U) o A302 Exhibit 5 - Greens—u-O—L,— Packet Pg. 143 1.f N I 0 0 I (D N Q / Cn UO Q / 0 / V) 0 LLI CD Ln .21 / 0 z Q 0 0 0 / 0 / 0 / Lol N N O N W Q O J n O'_Q" 17'—r," on'_n" in,-C." 17'-0" 21'-6" 22'-6" BASEMENT FLOOR PLAN 875 SF SCALE: 1 /4"= 1'-0" O U U QcQ u� z O (n c LLJ C C� O U Lf? Z C c CV m u U) . Z J O2 a-w © GREENWALK DESIGNS LLC. 3954 REGISTERED AR CT �STEVEN A. BARN ES `STATE OF WAS! INC �N, Z Q J 0 0 1 w z w w cn Q m w J w LU Cn O O LO O O Z u w 0 w In N N N Cn z N 0 Cn w > Q w C) 0� Exhibit 5 - Packet Pg. 144 1.f co O E LLJ O O N O N O O Z Q O co N / O cn / cn / L� 75 Q z z Q n, 0 N N \ O N c c of—O" 1 7'—C" Zr)'—C" Zl—R" NORTH FIRST FLOOR PLAN 1,431 SF SCALE: 1 /4"= 1'-0" BASEMENT 875 sf FIRST FLOOR 1,343 sf SECOND FLOOR 1,383 sf TOTAL LIVING AREA 3,601 sf GARAGE 748 sf AVERAGE GRADE: 49.83X263+66.09X268+49.83X270+66.09X268=61,984/231.8=267.4 49.83X276+66.09X274+49.83X284+66.09X282=63, 726/231.8=274.9 2 O U U c Q w Z O LU 01 c N O C� U S Lo z c CV m u . Z J OQ �Lu 'REENWALK DESIGNS LLC. REGISTERED 1 AR CT 7 STEVEN A. BARNES MTE OFWASHING i Gm a_ Of 0 0 LL V) Li w J F- w w U) •• � 30 co co 0 � Wz �0 � 0 C) 0 L0 C) r O z U w 0 ry 0- N N i N N w Q 0 z O_ Cn Exhibit 5 - Green PLN2022-004 Packet Pg. 145 1.f co O E LLJ O O O O N O O Z Q O co O / O cn / cn / L� 75 Q z c� z Q n, 0 0 N N O N NORTH SECOND FLOOR PLAN 1,383 SF SCALE: 1 /8"= 1'-0" 2 O U U c Q LU Z O LU 01 c N O C� U S z c CV m u . Z J OQ �Lu © GREENWALK DESIGNS LLC. 3054 REGISTERED I AR CT STEVEN A. BARN ES STATE OF WASHING l CN O 0 J LL- Z 0 U W J w w 2 U) •• Cfl >- N cl) Go co 0 � LU Wz 0 �0 � 0 C) 0 L0 C) r O Z LU 0 n Z 0 Cn w W Q O a_ Exhibit 5 - Green PLN2022-004 Packet Pg. 146 1.f I Q / W W Q 0 U) 0 0 0 E w 0 0 0 0 0 0 0 z Q 0 0 0 cn / cn co / L� 75 Q z z Q n, 0 0 N N CD 292.4' DI I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I 1----- — — — — — — — — �— -- — — — �— FRONT ELEVATION ELEV SCALE: 1 /8"= 1'-0" — — — — — — — — — — — — — — — — — — — — — — — — -- — I — — — — — — — — — — ----- ) SIDE ELEVATION ELEV SCALE: 1 /8"= 1'-0" 267.4 F 292.4' OIL J Q U) rZ V J zw 0 w LJ V © GREENWALK DESIGNS LLC. 0 U Im QcQ u� z O ui rl N 0 O� � U LLU Z 8 c CV m u N J C Lu Z N u � Q Q i= O- C� LLJ J CY) Q N uJ Cn 3954 REGISTERED AR CT STEVEN A. BARN'ES STATE OF WASHI NG I CN, •• N � �3 J (000 M CO gO w 0 W U/ O Z Lf 7 O o Q O �> Z w J u w w ry O w ry I N W N N _O w U) w w > � U) o A3ml Exhibit 5 - Greens—u-O—L,— Packet Pg. 147 1.f REAR ELEVATION ELEV SCALE: 1 /8"= 1'-0" �0 m L� 75 Q z z Q n, 0 N N O O 0 297.0' op vp 272.0� U J z 0 (1) LLJ 0 u © GREENWALK DESIGNS LLC. 0 U Im QcQ u� z O c N 0 o, U L Z c CV m u N . Z J O2 �w 3954 REGISTERED AR CT STEVEN A. BARN ES STN ATE OF WASHI G l CN r + C> r >- N Q � 4o F— ca 0 oQ z� J 0 M CO CV3 0Q 0 LJJ w 0 297.0� 0 w 0 A302 Exhibit 5 - Greens—u-0-1— W Q O a_ Packet Pg. 148 1.f N N N uo O W Q O J n FIRST FLOOR PLAN SCALE: 1 /4"= 1'-0" AREA: FIRST FLOOR 1,158 sf SECOND FLOOR 1,601 sf TOTAL LIVING AREA 2,759 sf GARAGE 416 sf COVERED PORCH 85 sf COVERED DECK 164 sf 2 O U U c Q w Z O LU 01 c N O C� U S Lo z c CV m u . Z J OQ �Lu © GREENWALK DESIGNS LLC. 3054 REGISTERED I AR CT STEVEN A. BARN ES STATE OF WASHING l CN Q J a IElf 0 0 LL- Li.i J w U) C1� H 0 J r%� O Go 3 Gj 03 0z w0 0 9 w C) 0 L0 0 r z U LU °ry n N N Cfl � z 0 U) LLi � Q W o 0� Exhibit 5 - Green PLN2022-004 Packet Pg. 149 1.f C r N N Q cn N Q O cn O / T O cn O W 0 Ln m L� 75 Q z c� z Q n, 0 N N N CO O ol 27'-11" 6'-91P 8'-4" 7'-01p ol 15'-8" 3'-10" ol 4'-10" 7'-0" ol O CV I 0 a O O co o BATH O N I 0 0 � I sz .4- MASTER CLOSET BEDROOM 17'0"x18'8" co 3'-8" co W D N F O I BEDROOM 2 11'0"x14'8" N 0 --q- LAUNDRY 10'-6" I N I D N CO cV O I 04 o co N O �, 3'-4 ol 10'-8" 0� °O 8'-0" N cv BEDROOM 1 11'8"x12'4" t I OPEN TO BELOW BATH BEDROOM 3 12'0"x12'0" L7 v n L O I N a O O C J 12'-10" 2'-10" 8'-0" 12'-6" 15'-8" 20'-6" 13'-10" SECOND FLOOR PLAN 1,601 SF SCALE: 1/4"= 1'-O" � U J J Q U) (z� V U) zw 0 uu LU V © GREENWALK DESIGNS LLC. 2 O U U c Q w Z O LU 01 c N 0 C� U S z c CV m u . Z J OQ a-Lu 3054 REGISTERED I AR CT STEVEN A. BARNES STATE OF WAS! ING 1 ON ME No O co 3 co 0 ca J �Q Wz gO "� w � 0 C) '0 V J Z O Q O Zz �a_ LJ— r U 0LU 0 L.LM 0 Z 0 U Ld � N W N O w U) L1J w > � U) o W Q 0 a_ Exhibit 5 - Green PLN2022-004 Packet Pg. 150 1.f I I I I I I I I FRONT ELEVATION ELEV SCALE: 1 /8"= 1'-0" I I I I I I I I i i i --------------------- --------------------- I I I I I I I I I I I I I I I I I I I I I I -L I - I SIDE ELEVATION ELEV SCALE: 1 /8"= 1'-0" _ 297' � Y 10.0, 272.0 297' � { 10.0' 272.0 O U U QcQ u� z O ui -00 J QU) Ln w c Il 0 m "' Uu u . o O < a-w zw w W Z N � N Q i= O- co ui co Q I N uJ N © GREENWALK DESIGNS LLC. 3954 REGISTERED AR CT STEVEN A. BARN ES STATE OF WASHING �N, \i N >-N CA � O Co o� J � � w� gO w 0 U� Lo O o Q O > z w J u w W ry O w ry I n L�J J N � z ~ TL T- _O W U) W w > � U) o A3ml Exhibit 5 - Greens—u-O—L,— Packet Pg. 151 1.f I I I I I I I I I I I I I I I I L I I REAR ELEVATION C-E'' SCALE: 1 /8"= 1'-0" 77) i Q Q 0 0 U) 0 F w 0 LO LL- L� 75 Q z c� z Q n, 0 N N N \ 0 C\ ,, SCALE: 1 /8"= 1'-0" Q 0 0 a_ I]- 297' h 10.,6 Y 297 1 10.0' _272.0'� U z 0 U) LLJ 0 u © GREENWALK DESIGNS LLC. 0 U c z O CL c ui C O� 0 U z C CV m u N . Z J O2 �w 3954 REGISTERED AR CT STEVEN A. BARNES `` STATE OF WAS! INC T CN C1) 0 J r%*-., CIO O Q w w ry O ry x W 0 LO 0 O z u w O w In W N N ~ TL _O W T- U) W w > LU Un C) 0� A302 Exhibit 5 - Greenw'`--'--' ` Packet Pg. 152 1.f Lc r c W Q O J R,-11" 1 W-R" 1 C,'-(1" F IK5 I F LUUK NLAN SCALE: 1 /4"= 1'—O" FIRST FLOOR 1,373 SF SECOND FLOOR 1,850 SF TOTAL FINISHED AREA OF HOUSE 3,223 SF GARAGE 697 SF AVERAGE GRADE: 61.5X276+51.17X275+61.5X277+51.17X276= 62, 204/225.3= 276.0 © GREENWALK DESIGNS LLC. 7REQ{STER r AR CT VEN A. BARNES r:,TATF-E OF-WASHIfMTON z Q a () rv" FT W J W Lij G) C'7 • a011 � 3 03 0z w0 0 9 w C) C) L0 C) r O z U w O ry Ill N N N z N O Q W c) O� Exhibit 5 - Green PLN2022-004 Packet Pg. 153 1.f co O E LLJ O co O .01 N O O Z Q O N / O cn / cn cn / NORTH SECOND FLOOR PLAN 1,850 SF SCALE: 1 /8"= 1'-0" .z N N O N 2 O U U c Q w Z O LU 01 c N O C� U S z c N m u . Z J OQ �Lu © GREENWALK DESIGNS LLC. 3054 REGISTERED I AR CT STEVEN A. BARNES STATE CF WASHING 1 CN Z Q a_ LJ— O O I Li O U Ld C�? W J I— W W 2 Cn � 30 co H co 0 C)o LU Wz � gO "� w 0 C) 0 L0 C) r O z U Lu O ry 0— z O Cn W W Q 0 a_ Exhibit 5 - Green PLN2022-004 Packet Pg. 154 1.f I Q / W w Q 00 0 V) 0 0 0 E w 0 0 0 0 0 0 0 z Q 0 0 / cn / cn CO / N N N O N I I I I I I ------------------------------------� —� z---------------i-----------------------z--z� FRONT ELEVATION ELEV SCALE: 1 /8"= 1'-0" I -- I I L-------L-------L---- I I I L SIDE ELEVATION ELEV SCALE: 1 /8"= 1'-0" 0 U Im c z O (n c ui rl N 0 O� � U z c CV m u U) . Z J O2 �w Z N u � Q Q i= O- C� LLJ J Cl) Q N uJ Cn © GREENWALK DESIGNS LLC. 3954 REGISTERED AR CT STEVEN A. BARN ES STATE OF WAS! INC LAN, M 0 CD J 00 W CA 0 CIO z O Q w w ry O ry w w J w LU U) O O LO O O z u w 0 w In N N N � z N 0 Cn w > Q w o0� A3ml Exhibit 5 - Greens—u-O—L,— W Q 0 a_ Packet Pg. 155 1.f i Q / W w Q 00 0 U) 0 0 0 E w 0 0 0 0 0 0 0 z Q 0 0 / cn / cn co / N N N O N _ — — — — 301.0, I I I I I I I I I I I I REAR ELEVATION SCALE: 1 /8"= 1'-0" I I I I I I I I I _ __ SIDE ELEVATION ELEV SCALE: 1 /8"= 1'-0" _ 301., 0 U c z O CL c ui rl N 0 C� U L Z c CV m u U) . Z J O2 �w Z N u � Q Q i= O- C� LLJ J Cl) Q N uJ Cn © GREENWALK DESIGNS LLC. 3954 REGISTERED AR CT STEVEN A. BARN ES STATE OF WAS! INC LAN, M 0 CD J 00 W CA 0 CIO z O Q w w ry O ry w x W w J w LU U) O O LO O O z u w O w N N N � z N 0 Cn w; Q w o0� A302 Exhibit 5 - Greens—u-O—L,— W Q O a_ Packet Pg. 156 1.f so 89 30"CED � D��'`\�2�Q�, '�`\� �WW\,0,pN 88008'01 " W 51 1 ' O— 1 TREE PROTECTI I FENICE„CE ',\478'/4g LJ\,�_�4 22CED/�it 0 1 \ 14CE I / \\ '\ I /\ �\, �' �� 11 ,-497° 12"SPR -''j8B;PCUMI__`I 5 �° D� �- - - _ - / ,-''' / „ CED I �I//- - ''/IQ---- —i i'147~✓ 50 'CED I / -- - ,,°,/ I I\II►98 12 DE/ �148 „ICEDp -_L AS TO CREATE -ION Lw Q Co 0 LLJ 0 i m N 0 N 0 0 L� Q 0 0 a_ / 1' / »/\ I /r,� 39 C�FD / / 1496 �I \ / i I I�N /�' P 8, \E,� — — \ \ \ © GREENWALK DESIGNS LLC. 5 I I 50 16 DEC 1 D 10" � �J 8 - \ \ \ 417 8 P \\ ��/_\ I/ I \ 8 31 „CE,p\ I ���\\ I I I ° ' _ I ° °»\� \ \ \ \Ss W4 REWSTE RED I I ` ARCr W sO \ \\\ 95 41 "CED / �j -�---- ----T \ \ ♦� ' ,41 112' ALG ss \ \ eARhES ° _----- STATE OF iNASHINCTON, ;�4 4 I E r /1---- i I \ 514 \ 0 Y% i 1\ EVEN A. /1 » �I�'H „ , �, 4/41 i8XNIJ I i 4M\8 APFL \ I �' \'\ I / i I I \\ i I / I I I--------- 1 i °\� , ° , 8 AL I _ 0=2'10'52" �_- 1 \/ 1 1 I I I �� ---- I i _ 6 2 , 1 _ _ — — i T — — — �1 , , \ / i \ I — I 1 \ I I \ 4' 1'41 " I „ D - S� k-1004.94 I`u--- ��------ \L=38.26' O�%� I I 51 1 __ � I� 472 8 A LE I - - li I 1 1 I i I\\ \ \ I / /► I I I I 512,/8 H OL i I / \\ / \ /(, R\ ''-' V �; / , \ , 1 , \ 1 150 6 M AP I / 403 18 C , I /\\ 40 `' �• ooA ,L�---L-1---- /I ' \ ' 11 I / , / 404 1� I •22 •87. i 1 \ \LI--------I-- I --- I I I \ ,� 1 I /�� ", I ' / I '1 I 1 , --�93 6 M�PL-�-_ - __ I I i / � 8 ,FIG ,� - _ _ �-�- / h L o 73 6 P // / � \ 10 1\2'iFl `� \ ' \ - I L _ I I�' I i 51 48 ED �\ i \ , N 63'02 07 W \ 467 21 '� I \ \ /\ I it x 4" �18 U M I I \ I ; 4s�� ` 1 „ E � i \ \\\ ,\ I \\ � � - - -� ry I � j I 1 O `\ �, �, /I / \� , _ , I ; � \ 44.17' - ' I � 'r \I I L"r` \ \ / ` _ '�tJCY7_ I `» 47G\ ICE / .\ / I I h I \ _ 1 \ \ / \ , I_ 412 5 42� �I I p �� 1 EC \\ 1 \\ 502 5 13"MAP \ / \ _ / , \ '10 4��\�� P LE'/ /II I ; ��--------------�-- 1 ' // �/ 509 1i''�EQ 41 CED I ,\ j ,/,7 24 D 8 28"D, 0�'� \ o \1 ECE Q O --- I / Z N R L SCR4O464o 0 L 90 6' I CL 45P 2D '-/ /i \ - 414/ G4O 50 ,T5 56 8"CED °' \\ / i ` ;� -- -'�-I� ���4 3 4�� \ \ 'X / / \ \ \ \ .% TREE PROTECTION FENCE 480' 32 I I \ ?� `\-____-- I �,I- �`' ; ;�\ 4x5 4X"Ep\ I �/ ��11 /��/ ; \\\ / \/ \\ // / LL i1� I / \ I I \ - - l- - - - - 1 / / , \ \ / \ 8 D C(CLUS ER) 0 4 4 CE k 4�S I 4 / / I l -�--�_ / \ / / \ \ / O Z \1�/ , \ -- 4 4 6 MAP , 1 I I I \ \\ , / i— — — I/ / I �� i / \ / \ \ / Z L0 / I\ �I 1 / 1 1 \ , / X �/ /� 1 /392 40" F w Ul 0 / w - IS I �� I , I \ I I \ I I /\ / / / 33 / \ � ---- ---- } - / // / �� \ r / \ \� / Co O /7 8 50"DF w + 0 Ln „ LU O l i i 4Ff 8 "iC 2 I62 I\ \ II 1\ 3 �4 \2 ,I ` I \�/ I 461 1) �/ \ / //♦/ 1` 96CH ° eo� I I\ I c/// 416CO 5i �- -, I`\ ��7'� ` -I �1 „ // 1/ 1 1 \ \ I / \\ \ I I aJ : i l i 417 //4�„ \ / I 39 16 P I 4� 421 C D 1 I 1 / \ I II // \\\ \ I, �''' / �i' / /� / / 1 1 \ �� \ / �. 446/ 8 -E6 - % �I-_ .� - I / ♦ 6'\ _-- I \ ( V / \ \ I r_ -I - / 11y� 5 6'�MAP � � �I I'"I�� �TqE` CT N FE-NC � -4fiD�� \_ ,I�kIL----- = J _ -''%' / �_\/ $' \ / 1 ,� I / o I \\ - DEC K /40 -° 10 \I \ \ �0 ;- // I I\ �,''_ �, MA/ 42 ' -J ----J / � - /i //� �° 4$FI \ O 44 12M �, ��, / / \,/ QI`2DF/ I � \I �\ ��F��1 \ - � ►II I I�i I / / � � � /\/4 1� 36 Q SPI 39 I I < \70�\ (ICED� ,2 E--F 7 / W 8_ I 026 I/ „ / � / //p 2E / Z Z 40 D 1\ I 8 / / -7 8/ FIR�GRAI�ip I,4'36/LL 3 ED, _tL6 I I �'� - - - - - _ ! Y 1142 „L L \ ;� - - ;i i'� , / / / �� / �;' \I I / / z Z D � 435 / 6 'C ,'\�I� ---- I p I \ \ y� / I I / / / o r /� \ / / 74 38 DF \ I I W O �� I� ; �� I it °I /�� �, „ / ♦ ' 1 / / / / TREE PROTECTION FENCE \� - - - - - - 0 - - _ I \ I \ /: / I / , 420 4 C-ED �� / / ( /� 3�CEQ _ I I I/ L - _ _ _- / / U „ 4�4'\ 0' E '° 430° 2"DF � '� - � � I \ \L , / t.---„---- �- --� L----- W 519 12 AMA E / / \ _\ �'� �, - / I- - - - 26 LRL 70 26 MAP 1 \ I / -�� -/ \/ / 43 27 40 CED 426 44 FIR(GF� ND - - - O / W _ --�- _ \8�/ 129.59' W � z _ 88 _ _ _ _ TREE PROTECTION FENCE- -' \ 8.61 ' — — — — — — _ _ _ - - _ _ J TREE PROTECTION FENCE TREE PROTECTION FENCE - - - - - ~ W W I J N 00054' 15" E 4.75' w w 0 20 40 NORTH I TREE RETENTION PLAN E SCALE: 1 "= 20'-0" GRAPHIC SCALE L Exhibit 5 - C) O O Z U I U) N O N U) w > Q w o 0� Packet Pg. 157 1.f 7) w cn Q C) 0 w 0 0 w 75 Q z c� z Q n, 0 CROWN DRIP LINE OR CRITICAL ROOT ZONE AS DETERMINED SEE TREE PROTECTION FENCE ALIGNMENT ON L1 �I o In` / U ev o c ZLo z 412 - 182 sf ��---- �/ �� c z \ �_I LU oQ - 392 - 51 sf 426 - 125 sf 427 - 118 sf 441 J - 36 sf 433J 112 sf 445 - 30 sf LU tit Tree Protection fence: High 387 - 43 sf Li 8.5"x11 sign `� density polyethylene fencing w z N laminated in plastic I with 3.5" x 1.5" openings; // i / - - - - - I > � spaced every 50' Color- orange. Steel posts Q along the fence. installed at 8' o.c. / / 2" x 6' steel posts / - C) or approved equal. / ) 0 ^ Q KEEP OUT 5 thick layer of mulch. /LU o TREE Maintain existing grade with PROTECTION the tree protection fence Ln AREA Per ECDC 23.10.070 20 TREE = 314 SF X 30 TREE = 706 SF X 40 TREE = 1,256 SF X 30 TREE = 706 SF X 30 TREE = 706 SF X 20 TREE = 314 SF X 30 TREE = 706 SF X 20 TREE = 314 SF X - _ - 0.2 = 62 SF 0.2 = 141 SF 0.2 = 251 SF 0.2 = 141 SF 0.2 = 141 SF 0.2 = 62 SF 0.2 = 141 SF 0.2 = 62 SF 387 14% 392 - 7% 412 - 14% 426 - 18% 427 - 17% 441 - 11 % 433 - 18% 445 - 10% © GREENMLK DESIGNS LLC. 3954 REGISTERED SECTION VIEW AR CT S CONTRACTOR TO BORE UNDER CROWN DRIPLINE OF TREE L - - - - -� � - - -7TEVEN A. BARNES STATE OF ��NASE-SlRtGTu�; Outside of the crown dripline / TREE PROTECTION DETAIL of the tree contractor can � _ _ _ _ _ o en trench. � - - - - J � _ A \ 1 - SCALE: 1 4"= 1'-0" I ` - 136 sf TREE PROTECTION NOTES: 478 - 88 sf �` I 516 - 1. Pruning shall be performed by approved arborist to remove deadwood. Do not 462 - 63 sf N 7 overprune. I I 501 - 90 sf 2. During the pre -construction phase of development the project arborist shall inspect 515 - 16 sf tree protection fencing and the completion of pre -construction treatments. this V inspection shall be clearly documented by the applicant and provided to the city - _ _ 484 \ 18 sf c J prior to commencement of any construction activity. A preconstruction meeting will be scheduled with city staff per ECDC 23.10.070.A. 485 - 14 sf 493 - 50 sf I I 3. Significant trees designated to be retained by these plans shall be protected from damage per ECDC 23.10.070. 4. Tree protection barriers shall be installed 5 feet beyond the driplines of significant - - trees identified for retention and completely encompass the trees prior to - - - - - - commencing any construction. protection barriers shall consis of fencing at least _ J four feet high, constructed of chain link or polyethylene laminar safety fencing or silt - - - - -0 - - fence. trees designated for preservation that are damaged or removed shall be - - - - 0 considered noncompliant with ECDC 23.10, subject to violation, enforcement and N penalties per ECDC 23.10.00. 590 SF 20" TREE = 314 SF X 20" TREE = 314 SF X 20" TREE = 314 SF X 30" TREE = 706 SF X 20" TREE = 314 SF X 40" TREE = 1,256 SF X CL CO C> 5. No equipment shall operate inside the protective fencing. Protective fencing shall 30" TREE = 706 SF X 45" TREE = 1, remain in place for the duration of the project until the city authorizes it's removal 0.2 = 141 SF X 0.2 = 318 SF 0.2 = 62 SF 0.2 = 62 SF 0.2 = 62 SF 0.2 = 141 SF 0.2 = 62 SF 0.2 = 251 SF 0 CO per ECDC 23.10.070.C.4. Z 6. Native understory trees, shrubs and other vegetation shall be protected within the 462 - 9 % 478 - 6 % 484 - 6 % 485 - 5 % 493 - 16 % 501 - 13 % 515 - 5 % 516 - 11 % Q designated tree protection area. no storage of materials or equipment within the dripline plus 5 feet of protected trees. 7. Project arborist shall observe the status of the trees during regular inspection site 0 visits. Tree damage at the project site, including overstressed, dying or dead trees, W ca shall be reported to the project manager as soon as it is observed. the project manager will coordinate with the arborist to determine the cause of the damage, ENCROACHMENT INTO DRIP LINE � C11, Z assess the value of loss based on the tree's cost shown in the project documents, and direct any remedial action required to restore the tree. SCALE: 1 20'-0" w LL') O 8. Provide soil amendments and fertilize trees to encourage tree growth. M 9. Water trees that have been worked on to reduce stress. Q ANY ENCROACHMENT INTO THE APPROVED TREE PROTECTION FENCE BOUNDARY IS SUBJECT TO CITY REVIEW/APPROVAL 9 LL 10. For trees where it is required to work within the critical Root Zone that area shall be determined by one of the method described below: WORKING WITHIN THE ROOT ZONE OF TREES: TREE RETENTION CALCULATIONS 0 A. The dbh of the tree. Each inch dbh equals to 1 foot root zone radius. Two thirds THERE ARE 121 SIGNIFICANT TREES ON THE SITE, 1 IS NOT VIABLE SO THERE ARE A of this area is considered Critical Root Zone. 1. ROOTS OF SUBJECT TREES SHOULD BE HAND DUG AND EXPOSED JUST OUTSIDE OF THE PROPOSED TREE PROTECTION FENCING PRIOR TO ANY CONSTRUCTION TOTAL OF 120 VIABLE SIGNIFICANT TREES. B. On -site CRZ establishment based on actual investigation with an airspade ACTIVITIES. THE EXPOSED ROOTS SHOULD BE CUT WITH A SHARP CLEAN SAW AND TREE PROTECTION FENCING SHOULD THEN BE INSTALLED. ROOTS SHOULD NEVER BE discovering locations of the roots. Airspade exploration must be supervised by an SEVERED WITH SHOVELS OR EXCAVATION EQUIPMENT. TOTAL TREES BEING REMOVED = 84 arborist. 2. ANY NECESSARY PRUNING SHOULD BE PERFORMED BY A QUALIFIED ARBORIST AND SHALL CONFORM TO THE THECHNIQUES AND STANDARDS SPECIFIED IN THE CURRENT TOTAL TREES BEING RETAINED = 36 8. Any trees that require working within the drip line shall have 5" of wood chips EDITION OF ANSI A300. PERCENT OF TREES BEING RETAINED: 36/120 = 30% = 30% MINIMUM RETAINED ALLOWED (mulch) placed around the tree to completely cover the root zone. 3. THE PROJECT ARBORIST SHALL BE AVAILABLE ON -SITE TO CONSULT, DOCUMENT AND PROVIDE PRUNING OF SIGNIFICANT ROOTS (GREATER THAN 3 INCHES), TO ENSURE 9. When large vehicles need to drive within the root zone contractor shall provide steel BEST PRACTICE IS BEING FOLLOWED. plates over the root zone to protect the soil from compaction. Should the soil 4. ACTIVITIES TO AVOID IN THE CRITICAL ROOT ZONE: SIGNIFICANT TREE TYPES BEING REMOVED become compacted contractor shall airate the soil within the root zone to the satisfaction of the arborist. 0STOCKPILING CONSTRUCTION MATERIALS OR DEMOLITION DEBRIS. A 6"-10" 21 10. If roots are damaged during excavation, they must be recut with a sharp, 0 PARKING VEHICLES OR EQUIPMENT. B 10.1"-14" 5 disinfected saw blade, protected with a moist plastic or burlap and covered with soil • PILING SOIL AND/OR MULCH. C 14.1"-24" 17 as soon as possible. • TRENCHING FOR UTILITIES INSTALLATION OR REPAIR, OR FOR IRRIGATION SYSTEM INSTALLATION. D 24:+ 41 • CHANGING SOIL GRADE BY CUTTING OR FILLING. • DAMAGING ROOTS BY GRADING, TEARING OR GRUBBING. TREE 24" DBH REMOVAL FEE (n • COMPACTING SOIL WITH EQUIPMENT, VEHICLES, MATERIAL STORAGE AND/OR FOOT TRAFFIC. TOTAL SITE AREA: 135,272 X 2 - $270,544 u O • CONTAMINATING SOIL FROM WASHING OUT EQUIPMENT (EXPECIALLY CONCRETE) AND VEHICLE MAINTENANCE. J LO • INSTALLING IMPERVIOUS PARKING LOTS, DRIVEWAYS AND WALKWAYS. u Q • ATTACHING ANYTHING TO TREES USING NAILS, SCREWS OR SPIKES. T_ • WOUNDING TRUNKS WITH STRING WEED TRIMMERS AND LAWN MOWERS. 0 0 • CAUSING INJURY BY FIRE OR EXCESSIVE HEAT. 5. BEST PRACTICES FOR TRENCHING INCLUED THE FOLLOWING: I— • PROTECT THE TRUNKS OF HIGH -VALUE TREES FROM SCRAPING AND GOUGING TO A HEIGHT OF AT LEAST EIGHT FEET. Z LLJ 0 • KEEP EQUIPMENT AND EXCAVATED BACKFILL ON THE SIDE FURTHEST FROM THE TREE, NOT AGAINST THE TRUNK. w • PLACE EXCAVATED BACKFILL ON A PLASTIC OR CANVAS TARP OUTSIDE THE CRZ. w Iy • PRUNE AWAY JAGGED ROOTS BACK TO THE TRENCH WALL CLOSEST TO THE TREE. USE A HANDHELD PRUNER OR PRUNING SAW TO MAKE SHARP, CLEAN CUTS. ry CL • REPLACE THE BACKFILL ON THE SAME DAY IF AT ALL POSSIBLE. COVER EXPOSED ROOTS WITH WET BURLAP TO PREVENT THEM FROM DRYING OUT: IN HOT DRY w CONDITIONS, SMALL ROOTS MAY BE INJURED IN AS LITTLE AS 30 MINUTES. w • DO NOT ALLOW CHEMICALS, TRASH, OR OTHER FOREIGN DEVRIS TO BECOME MIXED WITH THE BACKFILL. r/ • IF EARTHWORK SPECIFICATIONS ALLOW IT, FIRM THE BACKFILL TO THE SAME CPMPACTION AS THE SURROUNDING SOIL AND NO MORE. • WATER THE BACKFILL TO PREVENT EXCESSIVE ROOT DRYING. .. C� 6. BEST PRACTICES FOR FILL OPERATIONS INCLUDE THE FOLLOWING: J N Ln Z • NEVER PLACE ANY FILL OR ORGANIC MATERIALS DIRECTLY AGAINST THE TREE. � N • NEVER COMPACT THE SOIL WITHIN THE CRZ. i 0 • IF USING NO MORE THAN TWO TO FOUR INCHES OF FILL AROUND EXISTING TREES, SIGNIFICANT DAMAGE MAY BE AVOIDED IF THE FILL HAS A COARSER TEXTURE THAN W N Cf) THE EXISTING SOIL. W w N N � o � N N Ln 0 L2 Q 0 0 Exhibit 5 -Green PLN2022-004 Packet Pg. 158 1.f SW1/4 OF SW1/4 OF SEC. 25, T27N, R3E, W.M., CITY OF EDMONDS, SNOHOMISH COUNTY, WA w cD • 00 LJ Cn \ w 1 F d• \d U\��/ \ !Y \ 30 C \ "/O M►I CD w o ---- 12 1 -------------------- ..: s ��S w N 88°38'01_" W 251 �Q1' g'p " 23'1.09' ° 1 D \s Q 16" 9,CE-D- �/ - -- 2 C`o --- ° F / 28 ,---�, ° \ \ s NEW 36" I \' I / 8" PL o 6' 8' 6o DE ------� „DEC _ o ' r — S" . • y j �\ o �. \s 5/23/23 o \ ---, . / \\� • r l • :,.\�.:7C5� = I 6"DE OLL /8„C ED \ \ ' — \ - 7 ° I • ''LOT 4 I T 3 I I w�.�' v C3 S _ 1 I ,CED \� I I 8„ o D 50 _ ' L' "CED I / J _ V 1 Ewl L _ / 20 I , 284 0 "11111lvvv„ �a�g9' A D \ /Q\\\ ' STATE OF WASHINGTON \ — / _ _ \ _o �%Q REGISTERED ° \\ o I I I Al I LOT 2 I \ 5t9\� LAN SCAPf CHITECT 0 �, \ \ 6' oM\ J „ AKEMI f6f SAKAIDA ERTIF CATE 0 794 CEXPIRES 06/16/24 ° \ \ /, .y .; f.. �, dM1, .Ir ld•� ' , 4 �..°�', •rj 'a .--;:T : •a ■ I I :'{d}? f - y - ^/, /,( 1 e' \ \ \ )f s I S P E 48 �•� •��� . �... 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I „ 2�6 / 1 ae�EC � 6" � /� I I 270 ' ''/y \�/ `y��� ;-��•_+� itiJ.•�' `/ t:'a '�.•• ..•'!r• \ Q CDo O Lo • .. \ ((��� L T 8 1.: �. :',.,:I I s :•.::.�. Y' j \ , `may\ - o, � I IT Cb Qv '' n ��, . � \\\ I :• ', rl .. :'; � ,� „ I I I LOT 1 \\ 14 ED / - / I U Lu E D 4 R( R D)IT 00 0 y 6�� — Z — — — —I-► �' v 38 CE �y \v - DF i ° 112"MAP _, ' "CED /r - i' RL - ' ► /;,' 2"CE x 6"MAP® vvv 88 Lu _ — - _ _ 3 " ----" 28.61' — — — J cY) z TREE PLAN 0 10 20 40 N 1 inch = 20 ft. X 1 0- N p W UJ (n Lu N 00054'15" E _ Q w 4.75 U) L301 PRELIMINARY DEVELOPMENT PLANS XPLLIN20 2r004 Packet Pg. 159 1.f SET TREE STRAIGHT AND PLACE RO ON SOLID GROUND OR ON COMPACT BACKFILL. BACKFILL PLANTING HOLE 1/2 FULL WITH NATIVE SOIL REMOVED OF DEBRI. TAMP SOIL TO STABILIZE ROOTBALI WATER THOROUGHLY. CUT AWAY AND REMOVE STRING / BURLAP. IF IN WIRE BASKET REMOVE COMPLETELY. BE CAREFUL NOT TO DAMAGE ROOTS. BACKFILL REMAINING PLANTING HOLE WITH A MIXTURE OF APPROVED TOPS011 AND NATIVE SOIL. AMEND BACKFILL AS NOTED IN LANDSCAPE NOTES. 3 TIMES ROOT BALL DIAMETER TREE PLANTING DETAIL �.2SCALE: N.T.S. 0 2%6" WOOD STAKES, LOCATED OUTSIDE OF ROOTBALL. FASTEN WITH CHAIN LOK TREE TIES. STAKE MAY NOT TOUCH TREE TRUNK. STAKE HEIGHT MUST BE AT LEAST 5' FROM FINISHED GRADE. SW1/4 OF SW1/4 OF SEC. 25, T27N, R3E, W.M., CITY OF EDMONDS, SNOHOMISH COUNTY, WA PLANT SCHEDULE 11.70W SYMBOL SCIENTIFIC NAME COMMON NAME EXISTING TREES TO REMAIN WITHIN CONSTRUCTION AREA TREES: COUNTED AS TREE REPLACEMENT CREDITS 0 0 SIZE (MIN.) IS CALIPER AND HEIGHT CALIPER IS MEASURED AT 4.5' HIGH QUANTITY HEIGHT IS FROM TOP OF SOIL LEVEL SPACING (MAX.) NOTES REFER TO ARBORIST REPORT REFER TO SHEETS L1 AND L2 REFER TO ARBORIST REPORT, L1, L2, AND Al SHEETS FOR ADDITIONAL INFORMATION ON THE TREES TO REMAIN AND BE PROTECTED AND TO BE REMOVED. REFER TO OWNER OR OWNER REPRESENTATIVE FOR ANY CLARIFICATIONS THAT ARE NEEDED. REPORT ANY CONFLICTS TO OWNER REPRESENTATIVE. MEDIUM TO LARGE CONIFERS: 15 6' HIGH ABIES GRANDIS: GRAND FIR AS SHOWN FULL TO GROUND. NICE BRANCHING. STRONGLY UPRIGHT. CALOCEDRUS DECURRENS: INCENSE CEDAR THUJA PLICATA 'HOGAN': HOGAN CEDAR ® MEDIUM TO COLUMNAR CONFIERS: 19 6' HIGH AS SHOWN ABIES KOREANA: KOREAN FIR FULL TO GROUND. NICE BRANCHING. STRONGLY UPRIGHT. CHAMAECYPARIS OBTUSA GRACILIS: SLENDER HINOKI CHAMAECYPARIS NOOTKATENSIS PENDULA: WEEPING ALASKA CEDAR TAXUS MEDIA HICKSII: HICKS YEW STREET TREE: DECIDUOUS 31 1 " CALIPER AS SHOWN SINGLE TRUNK, MATCHING FORM, LOWEST BRANCHES AT 4' CLEARANCE, DO NOT PRUNE TO ACHIEVE LOWEST BRANCHING HEIGHT. PRUNUS CERASIFERA 'CRIPOIZAM': CRIMSON POINTE PLUM GROUP TREES: 9 1" CALIPER AS SHOWN SINGLE TRUNK, MATCHING FORM, LOWEST BRANCHES AT 4' CLEARANCE, BETULUS PAPYRIFERA 'RENCI': RENAISSANCE REFLECTION BIRCH DO NOT PRUNE TO ACHIEVE LOWEST BRANCHING HEIGHT. NYSSA SYLVATICA 'HAYMANRED': RED RAGE TUPELO O MEDIUM TO LARGE DECIDUOUS TREES: 7 AS SHOWN SINGLE TRUNK, MATCHING FORM, LOWEST BRANCHES AT 4' CLEARANCE, ACER RUBRUM 'AUTUMN FLAME': AUTUMN FLAME MAPLE 1 J" CALIPER DO NOT PRUNE TO ACHIEVE LOWEST BRANCHING HEIGHT. CERCIDIPHYLLUM JAPONICUM: KATSURA TREE CLADRASTIS: YELLOW WOOD MEDIUM DECIDUOUS TREES: 10 1 1" CALIPER AS SHOWN SINGLE TRUNK TO 3' MINIMUM. STRONGLY UPRIGHT. MATCHING FORM. AMELANCHIER: SERVICEBERRY CORNUS KOUSA : KOUSA DOGWOOD HALESIA: SILVERBELL SMALL DECIDUOUS TREES: 16 1 J" CALIPER AS SHOWN SINGLE TRUNK AND MULTI - STEM ACCEPTABLE AFTER 18" ACER CIRCINATUM: VINE MAPLE CORYLUS CORNUTA: HAZELNUT HAMAMELIS VIRGINIANA: WITCH HAZEL MALUS "XX?": CRABAPPLE (VARIES) NOTE: - TREES LISTED SHOW DIFFERENT OPTIONS THAT CAN BE USED FOR THAT TYPE OF TREE (SYMBOL). DECIDUOUS SET TREE STRAIGHT AND PLACE ROOTBALL ON SOLID GROUND OR ON COMPACTED BACKFILL. PLACE 3" OF BARK MULCH IN SAUCER TO BACKFILL PLANTING HOLE 1/2 FULL WITH NATIVE SOIL REMOVED OF WITHIN 3" OF THE TRUNK. NO PLANTING DEBRI. TAMP SOIL TO STABILIZE ROOTBALL. WATER THOROUGHLY. CUT 3' DIAMETER MIN. AWAY AND REMOVE STRING AND BURLAP. IF IN WIRE BASKET REMOVE COMPLETELY. BE CAREFUL NOT TO DAMAGE ROOTS. BACKFILL REMOVE CONTAINER OR TOP j OF BURLAPS REMAINING PLANTING HOLE WITH A MIXTURE OF APPROVED TOPSOIL FROM ROOTBALL PRIOR BACKFILL \ AND NATIVE SOIL. AMEND BACKFILL AS NOTED IN LANDSCAPE NOTES. FORM 5" HT. WATER DAM AROUND TREE WITH SOIL TO HOLD WATER. FINISH GRADE. 3" NOTE: ALL WEEDS ARE TO BE REMOVED WITH ROOT(S) IN PLANTS f-a DELIVERED, UPON ARRIVAL. DISPOSE OF WEEDS OFFSITE. IF EXCESSIVE WEEDS OCCUR AROUND THE BASE OF PLANTS WITHIN THE FIRST YEAR, THE CONTRACTOR SHALL BE SCARIFY SIDES OF PLANTING RESPONSIBLE FOR WEED REMOVAL BY MECHANICAL MEANS. HOLE. MAKE SURE GOOD DRAINAGE. w 00 00 � J Q Q w o < z� cn �o Q UJ Z Q CD W N o J Lo c 5/23/23 STATE OF WASHINGTON E REGISTERED c LAN SCAP,PCHITECT u- c -a rm- AKEMI 4f SAKAIDA CERTIFICATE NO. 794 a EXPIRES 06/16/24 d E Q. 0 d d m N� (n 0000 � Q c V .E Z Qa IL R O C c a � vJ c Lu p °' L ZLo O7 ` 0) oaq O W r / N C N " Z Q J W 0 "I(D c 0 a m L R r N m a J 0 0Lo t O Lu Lu z m �0 V z C) a �i 0 z EXISTING NATIVE SOIL OR NEWLY 6i uj Co N PLACED TOPSOIL. J N 3 TIMES ROOT BARRIER ALONG SIDEWALKS AND CURBS: J N O ROOT BALL DIAMETER REFER TO CITY CODE OR PUBLIC WORKS REQUIREMENTS FOR EXACT Lf') _ SPECIFICATIONS. Lli (n TYPICALLY 18"-24" DEEP CONTINUOUS ROOT BARRIER, 15' CENTERED Lli W Lu > ON TREE AREA WHEN TREE IS WITHIN 5' OF A PUBLIC CURB AND OR = / I— Lli SIDEWALK/PAVING/WALKWAY. C/) 0 0� L302 PRELIMINARY DEVELOPMENT PLANS XPLLhibIN20 2r004 Packet Pg. 160 1.g CITY OF EDMONDS ARCHITECTURAL DESIGN BOARD Minutes of Regular Meeting July 27, 2023 Vice Chair Brooks called the meeting of the Architectural Design Board to order at 6:00 p.m. in the Brackett Room at City Hall, 121— 5th Avenue North, Edmonds, Washington. Board Members Present Alexa Brooks, Vice Chair Joe Herr Maurine Jeude Corbitt Loch Lauri Strauss Board Members Absent Kim Bayer, Chair (excused) Steve Schmitz APPROVAL OF AGENDA The agenda was approved as presented. AUDIENCE COMMENTS None APPROVAL OF MINUTES Staff Present Mike Clugston, Senior Planner May 25, 2023 and June 15, 2023 ADB Meeting Minutes MOTION MADE BY BOARD MEMBER STRAUSS, SECONDED BY BOARD MEMBER JEUDE, TO APPROVE THE MINUTES AS PRESENTED. MOTION PASSED UNANIMOUSLY. NEW BUSINESS Site and Building Design Review of the Greenwalk Park Planned Residential Development Senior Planner Mike Clugston made the presentation on the Greenwalk Park Planned Residential Development (PRD). He explained what a PRD is and discussed the PRD review process. This is currently at the preliminary review where the ADB reviews and makes a recommendation to the Hearing Examiner on design at a public Architectural Design Board Meeting Minutes of Regular Meeting Q July 27, 2023 Page 1 of 5 Exhibit 6 - Green PLN2022-004 Packet Pg. 161 1.g meeting. He reviewed the location at 540 and 550 Edmonds Way, the preliminary site plan, and single-family design standards for PRDs. Site Desigzn Standards Retain Significant Features: This site has rolling topography. The applicant intends to retain 36 significant trees and the existing pond for open space. Vehicular Access: • Driveway widths 20' max — lots 6-8 seem to exceed 20 feet. May need to add verification as a conditional approval. • Shared driveways are encouraged — lots 14 & 15 share. • Primary plat road 24' at SR 104 (Edmonds Way(, reduces to 18' with sidewalks on both sides. • Secondary access drives are 12' wide Garage Locations: Homes should have visually diminished garage fronts. The designs appear to meet the code, but side -loaded or one -door tandem parked would further reduce the visual impact. Landscaping and Buffering: • 36 trees will be retained out of 119 existing trees. • 31 street trees are proposed. • Additional trees will be installed throughout the site. One of the conditions will be to get a landscaping plan that shows landscaping for all the particular lots in order to determine compliance with Type II/Type III buffer landscaping along north, west, and south property lines. The Board will need to determine the appropriate type of buffer landscaping (Type II or Type II1) for this site. Building Entrances: • Homes should have a dominant front porch with pedestrian access to main entrance. • Front porch entries are identifiable; some are more dominant than others. • Some designs have pedestrian connection to entry; some connect to driveway. Open Space Requirements: 10% of the lot area is required for usable open space. 10.5% is proposed which includes a play space and pond/seating. Both open space areas show guest parking over the areas, and there were question about whether that was consistent with the open space requirements; the code is not clear on this. Because of the street width reductions there is no parking allowed on the streets or access easements. There will be a fair amount of parking for each unit. Staff asked several questions, including whether the proposal needs more guest parking or if guest parking over open space areas is a reasonable use for a usable open space. A condition is proposed. Building Design Standards: Characteristics of Single -Family Development: Demonstrate residential quality — pedestrian access, human scale, sidewalks on plat road. Architectural Design Board Meeting Minutes of Regular Meeting Q July 27, 2023 Page 2 of 5 Exhibit 6 - Green PLN2022-004 Packet Pg. 162 1.g Materials: Materials should be consistent on all four sides. Each of the house designs uses varied modern design elements on all sides. Human scale — horizontal and vertical difference. Staff has proposed two conditions before the project is ready to go before the Hearing Examiner. One is verification that all curb cuts for driveways are a maximum of 20' wide. The other is an updated landscaping plan consistent with ECDC 20.13 showing all retained trees and proposed trees and landscaping throughout the development. It should also show any fencing being considered throughout the project. Additional questions/conditions to address in the Hearing Examiner staff report: 1. Whether guest parking can be included in usable open space. 2. Whether Type II or Type 11 landscaping is appropriate for the north, west, and south sides of the development. Guest Parking in Open Space: Staff feels that guest parking is not consistent with usable open space. Open space is to be used by people, not cars. However, the code is not clear on that. Board Member Loch asked if they would still meet the 10% requirement for open space if the parking areas are removed. Senior Planner Clugston did not think so. The applicant explained the original plan for those parking spaces was to provide basketball hoops. At the public hearing some of the neighbors were concerned that parking could overflow onto their neighboring streets. The idea is that most of the time these will be basketball hoops, but every once in a while, somebody could park on them. They would be paved but not necessarily striped. The developer is fine with removing the parking if desired by the City. He also noted that all of the yards will be fenced with 6-foot-tall cedar fences, especially the perimeter. The fences were important to neighbors because of the removal of trees and the proximity of homes to the property lines. He noted that there are 16 lots with 8 different housing types. The housing types were designed so that they will not necessarily have the same roofline and siding, and there will be variety. Board Member Herr asked about the garages which appeared to be three -car garages with two doors. The applicant explained that this was so the garage doors don't cover more than 50% of the front of the house. They are large garages, but they are only two -car garages. People like to have the extra space. Board Member Herr referred to Lot 6 and said it looks like it has a full -width driveway. The applicant said all the driveways should be less than 20 feet. Mr. Clugston commented that when staff looked at this, it looked like 6, 7, and 8 were wider than 20 feet. This should be verified. Board Member Strauss asked about access to SR 104. The applicant explained that you have to turn right coming out of the development but coming down the hill there is a left turn lane to turn into the development. This is a limited access portion of 104. There was an easement on this property that limited the access to one access drive per lot. The applicant had to work with WSDOT in order to get that to be a road instead of an entrance drive. They are planning on putting a gate on it for added security and to prevent accidental public access. The applicant explained they are required to plant a minimum of 80 trees, but they are planting 120 trees. He added that the pond is actually a beautiful waterfall from the previous property owners. Architectural Design Board Meeting Minutes of Regular Meeting Q July 27, 2023 Page 3 of 5 Exhibit 6 - Green PLN2022-004 Packet Pg. 163 1.g Board Member Strauss thought one of the houses looked very close to the sidewalk on 104. The applicant explained it has the prescribed setback. Mr. Clugston said it was 25 feet. The applicant explained they have larger setbacks around the perimeter per the PRD requirements. Board Member Strauss referred to the basketball court/guest parking area and said she didn't have a problem with the basketball court being used for guest parking occasionally. The houses have large driveways that can accommodate four cars plus two in the garage. She wondered about just taking the word parking off it. Board Member Jeude recommended doing away with the guest parking. Board Member Herr noted these are nice large lots. It's a shame they have three car garages that can't be used as three -car garages, but he understands why they did it. He likes the shared easements. There are only a few people that live on the main street; everybody else lives down their own private little drive. He thinks the site layout is really good. He said he was impressed with the plans. Board Member Loch said he thinks there will be a need for extra parking, and there really isn't a place for overflow parking in the neighborhood. He suggested keeping one of the two guest parking areas. Board Member Jeude did not think guest parking should be included in open space. There was consensus that guest parking cannot be included as part of the usable open space, the applicant should change the wording to basketball hoops, leave the concrete where it is, and let the neighborhood figure out how they want to use it. MOTION MADE BY BOARD MEMBER STRAUSS, SECONDED BY BOARD MEMBER LOCH, THAT THE GUEST PARKING CANNOT BE INCLUDED AS PART OF THE USABLE OPEN SPACE. MOTION PASSED UNANIMOUSLY. Mr. Clugston reviewed the difference between Type II and Type III landscape requirements. Board Member Loch asked if perimeter landscaping would be required if this was a regular subdivision. Mr. Clugston replied that it would not. Board Member Loch said, based on that and based on the fact that it is single- family on the other side of the fence, he thinks it should be the lesser requirement (Type III). He thinks this is adequate to screen from another single-family home. Board Member Herr asked what the advantage was of doing a PRD instead of a subdivision. The applicant explained it allows them to build the houses closer to the street. As long as they have a 20-foot-deep driveway, the front porch can be within 10 feet of the back of the sidewalk. This makes a suburban area look more urban because the houses appear to be closer to the street. It also gives modulation. They can also adjust the lot sizes so some are smaller and some are larger. The PRD also allows modification of the access drive and allows them to go a little above the 35% lot coverage. Board Member Herr expressed frustration with the City of Edmonds requirement that the sidewalk has to come up to the entry because nobody uses it. Everyone comes from the driveway to the front door. This creates issues for builders because of the lot coverage area. Mr. Clugston acknowledged that the PRD code needs some updates. Architectural Design Board Meeting Minutes of Regular Meeting Q July 27, 2023 Page 4 of 5 Exhibit 6 - Green - PLN2022-004 Packet Pg. 164 1.g MOTION MADE BY BOARD MEMBER STRAUSS, SECONDED BY BOARD MEMBER LOCH, TO ALLOW TYPE III LANDSCAPING WITH THE CONDITION THAT THEY DON'T TAKE OUT ANY TREES THEY ALREADY SAID THEY ARE GOING TO PROVIDE. MOTION PASSED UNANIMOUSLY. MOTION MADE BY BOARD MEMBER HERR, SECONDED BY BOARD MEMBER STRAUSS, THAT THE ADB RECOMMEND THAT THE HEARING EXAMINER APPROVE THE DESIGN FOR THE PROPOSED GREENWALK PARK PROJECT IN PLN2022-0049, SUBJECT TO THE RECOMMENDED CONDITIONS ON PAGE 34 AS AMENDED ABOVE. MOTION PASSED UNANIMOUSLY. Board Member Strauss commented that she was also impressed with the design. PUBLIC HEARINGS Request for continuance of public hearing for 627 Dayton Apartments Mr. Clugston explained that the hearing had previously been continued to July 27, 2023. The applicant was not able to resubmit during that window and is requesting additional time to prepare updated plans. The request is to extend the public hearing until the Board's September 28 meeting, since a separate hearing is already scheduled for the Board's August 24 meeting. MOTION MADE BY VICE CHAIR BROOKS, SECONDED BY BOARD MEMBER JEUDE, TO CONTINUE THE PUBLIC HEARING FOR 627 DAYTON APARTMENTS TO SEPTEMBER 28, 2023. MOTION PASSED UNANIMOUSLY. BOARD REVIEWS ITEMS None BOARD DISCUSSION ITEMS None ARCHITECTURAL DESIGN BOARD MEMBER COMMENTS: Board Member Strauss said she would be out of town for the September 28 meeting and on east coast time, but she will try to join in remotely. ADJOURNMENT: The meeting was adjourned at 7:06 p.m. Architectural Design Board Meeting Minutes of Regular Meeting Q July 27, 2023 Page 5 of 5 Exhibit 6 - Green PLN2022-004 Packet Pg. 165 GREENWALK 1.h DESIGNS LLC. 12733 39TH AVE. NE PHONE: 206.5W.9296 SEATTLE, WA 98125 EMAIL• WAt7NEs6C0M5RS10NEARCH.00M September 7, 2023 City of Edmonds Development Services Department —Planning Division RE: GREENWALK PARK RESPONSE TO DESIGN REVIEW MEETING (PERMIT# PLN2022-0049, 2022-0053) Dear City of Edmonds 1. DRM requested that fencing be shown around the entire site. 6' cedar fencing has been shown around the entire perimeter of the site and around back yards of individual houses. See new site plan A1.0. 2. DRM requested that type III landscaping be applied around the entire perimeter of the site, not between individual lots. See revised landscaping plans. 3. DRM requested that parking shown in play areas be removed. Overflow parking has been removed as requested. See new site plan A1.0. 4. DRM requested that drives interfacing with access easements be no wider than are required for city streets which is 20 feet wide. Paving has been removed to comply with this requirement. See new site plan A1.0. See attached responses to stormwater review. Sincerely, GREENWALK DESIGNS Steve Barnes AIA Exhibit 7 - Green PLN2022-004 Packet Pg. 166 1.h TERRAFORMA DESIGN GROUP August 23, 2023 Taylor Brown, PE Blueline Interim Stormwater Reviewer for City of Edmonds RE: GREENWALK PARK - Application# PLN2022-0049, PLN2022-0053 - Response to Stormwater Review Dear Taylor, Thank you for your review of the project. We have updated our TESC plans and SWPPP. The following are your review comments with my responses in bold. Review Comments L 1. Please note it is recommended that a response is written for every comment. a L 2. Previous Comment: It appears the TESC sheet on the civil plan's submittal has the west basin at 1.75 a acres and the east basin at 1.36 acres while the storm drainage report TESC plans have the west basin at '5 M 1.59 Acres and the east basin at 1.52 acres. Please reconcile. The TESC basin limits line and base area 3 c notes have been revised to match the drainage report existing conditions map. West Basin = 1.59 ac. East Basin = 1.52 ac. C7 Civil Plans 0 3. Previous Comment: Discharge from sediment traps must be routed to stabilized conveyance, an outlet, or to a level spreader and must not create the potential for a point discharge from the site. The design is 0 still proposing to discharge runoff direct) on to the neighboring property without an easement for flow or p p g g Y g gp p Y m an appropriate setback. Please revise the discharge location for the sediment trap. Both sediment traps Q have been redesigned to fully infiltrate the 100yr-24hr design storm. No outlet is proposed for either 0 pond. No easement is necessary to neighboring properties. m w c 0 4. Please make the following revisions to the proposed details. vCLi 1. Previous Comment: BMP 235: Wattles: i. Per Volume IV, Chapter 2 of the DOE Manual, stakes should be driven through the middle of the wattle, leaving 2 to 3 inches of the stake protruding above the wattle. CU Please revise the provided detail to include stakes and anything else listed in the DOE section BMP C235: Q Wattles. The proposed straw wattle measure is limited to use within the Edmonds Way existing a Q roadway. The straw wattle will be placed onto the existing pavement downstream of the proposed roadway curb replacement and pavement restoration. A detail of the wattle on pavement is provided on �- Detail 5/C8. Is this situation, stakes through the wattle would not be appropriate. s 2. Previous Comment: Please include a detail of BMP C154: Concrete Washout Area on the plans. See W added detail 6/C8. m E c� w CIVIL ENGINEERING Q & LANDSCAPE ARCHITECTURE 5027 515L Avenue SW Seattle WA 98136 phone 206.795.9023 website www.terraformadesieg¢rmup;com Green PLN2022-004 Packet Pg. 167 1.h GREENWALK PARK— RESPONSE TO CIVIL COMMENTS August 23, 2023 Page 1 2 3. Previous Comment: BMP C209: Outlet Protection: Please include a minimum thickness in the detail per the DOE design standards. Callout for 12" min. depth provided on detail 3/C8. 4. Previous Comment: Please include Edmonds standard detail SD-642: Post Construction Soil Quality and Depth. Detail has been added to Sheet C7. 5. Previous Comment: Per BMP T5.10A: Downspout Full Infiltration: All infiltration systems should be at least 10 feet from any structure, property line, or sensitive area. Please revise the drainage plans so the drywells are at least 10 feet from all structures and property lines. 1. Please revise the locations of drywells on lots #2, #3, #4, #5, #11, #12, #14 and #16 and ensure that the drywells are at least 10 feet away from any structure, property line, or sensitive area. Per Edmonds SD-638, measure from the edge of the drywell to the closest property line or structure. Additionally, please revise the drywell footprint to be representative of the size of the drywell. The reviewer needs to determine the feasibility of drywells with Minimum Requirement 5 and the proposed house footprints. We have revised our design to meet the City requirement. Standard detail SD-638 has been added to the plans. According to the detail, our minimum setback to a property line or easement is actually 5 feet. See the updated plan with added drywell location dimensions / setbacks. We are still proposing a traditional drywell (48" dia perforated MH) per detail 1/C7 as this type of drywell provides great holding volume during drawdown. 6. Please revise the design of the eastern sediment trap to ensure the overflow is discharged to stabilized conveyance, outlet, or level spreader. The eastern sediment trap is designed to infiltrate up to the 100-yr storm event. Infiltration is proposed since the existing topography merely sheet drains to the property to the south with no viable deeper storm drain or ditch to connect to. SWPPP 1. Previous Comment: Please provide full sizing calculations for the sediment traps for Element 4 2. Previous Comment: Element 8: a. BMP C200: Inceptor Dike and Swale is not a method of stabilizing channels and outlets but rather c protecting slopes. Please revise the SWPPP narrative to include BMP C200 in Element 6. BMP C200 has been omitted from Element #8. It has been included in Element #6. c 0 3. The SWPPP Narrative is missing Elements 1 and 2. Please add these elements to the SWPPP Narrative. p It is now provided in the SWPPP. Q 0 r m Thank you again for your review. Please let us know if you have any further questions or comments. The c applicant is anxious to move forward with the project as soon as possible. y d L rt+ _ CU Sincerely, V TERRAFORMA DESIGN GROUP, INC. a Q s x Pedro DeGuzman, PE w m E t c� w Q TERRAFORMA DESIGN GROUP, INC. Exhibit 7 - Green PLN2022-004 Packet Pg. 168 SUBDIVISION 1.i Guarantee/Certificate Number: Issued By: 500123504 CHICAGO TITLE INSURANCE COMPANY Amendment 1 CHICAGO TITLE INSURANCE COMPANY a corporation, herein called the Company GUARANTEES Fernandez & Barnes, LLC, a Washington limited liability company 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: &Wjo-" i� Eamonn Doherty Authorized Officer or Agent SEAT •a0 Chicago Title Insurance Company By: Attest: Michael J. Nolan, President Marjorie Nemzura, Secretary Subdivision Guarantee/Certificate Printed: 07.01.22 @ 06:54 AM Page 1 WA-CT-FNRV-02150.624691-SPS-1-22-500123504 Exhibit 8 - Green PLN2022-004 Packet Pg. 169 1.i GUARANTEE/CERTIFICATE NO. 500123504 CHICAGO TITLE INSURANCE COMPANY AMENDMENT 1 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 $1,000.00 $350.00 $34.30 Effective Date: June 27, 2022 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: Fernandez & Barnes, LLC, a Washington limited liability company 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: 07.01.22 @ 06:54 AM Page 2 WA-CT-FNRV-02150.624691-SPS-1-22-500123504 Exhibit 8 - Green PLN2022-004 Packet Pg. 170 1.i EXHIBIT "A" Legal Description For APN/Parcel ID(s): 270325-003-083-00 THAT PORTION OF THE NORTH HALF OF THE NORTHWEST QUARTER OF THE SOUTHWEST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 25, TOWNSHIP 27 NORTH, RANGE 3 EAST, W.M., IN SNOHOMISH COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHWEST CORNER OF SAID NORTH HALF OF THE NORTHWEST QUARTER OF THE SOUTHWEST QUARTER OF THE SOUTHWEST QUARTER; THENCE SOUTH, ALONG THE WEST LINE THEREOF, 321.83 FEET; THENCE EAST, 300 FEET, MORE OR LESS, TO A POINT WHICH IS 300 FEET EAST AND 321.03 FEET SOUTH OF THE NORTHWEST CORNER OF THE SOUTHWEST QUARTER OF THE SOUTHWEST QUARTER; THENCE NORTH 41°28'23" EAST, TO THE SOUTHERLY BOUNDARY OF TRACT CONVEYED TO STATE OF WASHINGTON BY DEED RECORDED NOVEMBER 2, 1977 UNDER RECORDING NO. 2171113; THENCE NORTHWESTERLY ALONG SOUTHERLY LINE OF TRACT, AS CONVEYED TO STATE OF WASHINGTON TO THE NORTH LINE OF THE SOUTHWEST QUARTER OF THE SOUTHWEST QUARTER; THENCE WEST, ALONG SAID NORTH LINE TO A POINT OF BEGINNING. EXCEPT THE NORTH 35 FEET THEREOF. SITUATE IN THE COUNTY OF SNOHOMISH, STATE OF WASHINGTON. a Subdivision Guarantee/Certificate Printed: 07.01.22 @ 06:54 AM Page 3 WA-CT-FNRV-02150.624691 -SPS-1 -22-500123504 Exhibit 8 - Green PLN2022-004 Packet Pg. 171 1.i GUARANTEE/CERTIFICATE NO. 500123504 CHICAGO TITLE INSURANCE COMPANY SCHEDULE B GENERAL EXCEPTIONS AMENDMENT 1 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: 07.01.22 @ 06:54 AM Page 4 WA-CT-FNRV-02150.624691 -SPS-1 -22-500123504 Exhibit 8 - Green PLN2022-004 Packet Pg. 172 1.i GUARANTEE/CERTIFICATE NO. 500123504 CHICAGO TITLE INSURANCE COMPANY 2 4 SCHEDULE B (continued) SPECIAL EXCEPTIONS AMENDMENT 1 No search has been made as to property taxes and assessments. Property taxes and assessments will be searched upon request. Waiver of damages contained in deed: In Favor Of: Snohomish County Recorded: December 7, 1931 Recording No.: 510578 As Follows: Said grantor does hereby relinquish all claims of damage caused or arising by reason of the laying out and establishing of a public road upon the property herein conveyed Easement(s) for the purpose(s) shown below and rights incidental thereto as set forth in a document: In favor of: Olympic View Water District Purpose: Sanitary sewer line or lines, and appurtenances thereto Recording Date: February 13, 1968 Recording No: 2013162 Affects: a portion of said premises Relinquishment of access to State Highway Number 104 and of light, view and air by Deed: Grantee: State of Washington Recording Date: November 2, 1970 Recording No.: 2171113 Ordinance No. 3308, and the terms and conditions thereof: Recording Date: June 19, 2000 Recording No.: 200006190107 A deed of trust to secure an indebtedness in the amount shown below, Amount: $1,875,000.00 m Dated: January 1, 1753 Trustor/Grantor: Fernandez & Barnes, LLC, a Washington limited liability company m Trustee: Trustee Services, Inc. Beneficiary: 1st Security Bank of Washington Loan No.: 5152045730 00 r Recording Date: December 16, 2021 Recording No.: 202112160114 w Subdivision Guarantee/Certificate Printed: 07.01.22 @ 06:54 AM Page 5 WA-CT-FNRV-02150.624691-SPS-1-22-500123504 Exhibit 8 - Green PLN2022-004 Packet Pg. 173 1.i GUARANTEE/CERTIFICATE NO. 500123504 CHICAGO TITLE INSURANCE COMPANY SCHEDULE B (continued) Assignment of Rents and Leases Assigned to: 1st Security Bank of Washington Assigned by: Fernandez & Barnes, LLC, a Washington limited liability company Recording Date: December 16, 2021 Recording No.: 202112160115 AMENDMENT 1 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: 07.01.22 @ 06:54 AM Page 6 WA-CT-FNRV-02150.624691-SPS-1-22-500123504 Exhibit 8 - Green PLN2022-004 Packet Pg. 174 SUBDIVISION 1.i Guarantee/Certificate Number: Issued By: 500131227 CHICAGO TITLE INSURANCE COMPANY Amendment 1 CHICAGO TITLE INSURANCE COMPANY a corporation, herein called the Company GUARANTEES Fernandez & Barnes, LLC, a Washington limited liability company 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: Brent Aune Authorized Officer or Agent Chicago Title Insurance Company By: Attest: Michael J. Nolan, President ��� )?&o — Marjorie Nemzura, Secretary Subdivision Guarantee/Certificate Printed: 07.01.22 @ 07:10 AM Page 1 WA-CT-FNRV-02150.624691-SPS-1-22-500131227 Exhibit 8 - Green PLN2022-004 Packet Pg. 175 1.i GUARANTEE/CERTIFICATE NO. 500131227 CHICAGO TITLE INSURANCE COMPANY AMENDMENT 1 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 $1,000.00 $350.00 $34.30 Effective Date: June 27, 2022 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: Fernandez & Barnes, LLC, a Washington limited liability company 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: 07.01.22 @ 07:10 AM Page 2 WA-CT-FNRV-02150.624691-SPS-1-22-500131227 Exhibit 8 - Green PLN2022-004 Packet Pg. 176 1.i EXHIBIT "A" Legal Description LOT 1, CITY OF EDMONDS BOUNDARY LINE AGREEMENT RECORDED UNDER AUDITOR'S FILE NO. 200808145058, BEING A PORTION OF THE NORTHWEST QUARTER OF THE SOUTHWEST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 25, TOWNSHIP 27 NORTH, RANGE 3 EAST, W.M., RECORDS OF SNOHOMISH COUNTY. SITUATE IN THE COUNTY OF SNOHOMISH, STATE OF WASHINGTON a Subdivision Guarantee/Certificate Printed: 07.01.22 @ 07:10 AM Page 3 WA-CT-FNRV-02150.624691 -SPS-1 -22-500131227 Exhibit 8 - Green PLN2022-004 Packet Pg. 177 1.i GUARANTEE/CERTIFICATE NO. 500131227 CHICAGO TITLE INSURANCE COMPANY SCHEDULE B GENERAL EXCEPTIONS AMENDMENT 1 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: 07.01.22 @ 07:10 AM Page 4 WA-CT-FNRV-02150.624691 -SPS-1 -22-500131227 Exhibit 8 - Green PLN2022-004 Packet Pg. 178 1.i GUARANTEE/CERTIFICATE NO. 500131227 CHICAGO TITLE INSURANCE COMPANY SCHEDULE B (continued) SPECIAL EXCEPTIONS AMENDMENT 1 No search has been made as to property taxes and assessments. Property taxes and assessments will be searched upon request. 2. Relinquishment of all claims of damage caused or arising by reason of the laying out and establishing of a public road, over property conveyed to Snohomish County by Deed: Recording Date: December 7, 1931 Recording No.: 510578 Matters set forth in Ordinance No. 3308 Recording Date: June 19, 2000 Recording No.: 20006190107 4. Covenants, conditions, restrictions, recitals, reservations, easements, easement provisions, dedications, building setback lines, notes, statements, and other matters, if any, but omitting any covenants or restrictions, if any, including but not limited to those based upon race, color, religion, sex, sexual orientation, familial status, marital status, disability, handicap, national origin, ancestry, or source of income, as set forth in applicable state or federal laws, except to the extent that said covenant or restriction is permitted by applicable law, as set forth on Record of Survey for Boundary Line Agreement: Recording No: 200808145058 A deed of trust to secure an indebtedness in the amount shown below, Amount: $825,000.00 Dated: April 21, 2022 Trustor/Grantor: Fernandez & Barnes, LLC, a Washington limited liability company Trustee: Trustee Services, Inc. Beneficiary: 1st Security Bank of Washington Loan No.: 5152143130 Recording Date: May 20, 2022 Recording No.: 202205200058 Siad Deed of Trust is a Re-record of 202205050174. Assignment of Rents and Leases Assigned to: 1st Security Bank of Washington Assigned by: Fernandez & Barnes, LLC, a Washington limited liability company Recording Date: May 20, 2022 Recording No.: 202205200059 Subdivision Guarantee/Certificate Printed: 07.01.22 @ 07:10 AM Page 5 WA-CT-FNRV-02150.624691-SPS-1-22-500131227 Exhibit 8 - Green PLN2022-004 Packet Pg. 179 1.i GUARANTEE/CERTIFICATE NO. 500131227 CHICAGO TITLE INSURANCE COMPANY SCHEDULE B (continued) Hazardous Substance Agreement and the terms and conditions thereof: Recording Date: May 20, 2022 Recording No.: 202205200060 AMENDMENT 1 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: 07.01.22 @ 07:10 AM Page 6 WA-CT-FNRV-02150.624691-SPS-1-22-500131227 Exhibit 8 - Green PLN2022-004 Packet Pg. 180 1.j EU cEdmonds 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 EACHUTILITY ONCE YOU HAVE INFORMED THEM OF YOUR PROJECT. SITE ADDRESS: 540 & 550 Edmonds Way, Edmonds, WA 98020 EMU # P U D-0115-2022 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 # 512540194 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. ziply fi ber # 22-008 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. COMCAST 91462 # 425-757-1794 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 VIEW1 # 22-02 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 PLLIN2c 2VE)5NJ Packet Pg. 181 lmi 2 City of Edmonds Zoning Map FO KU SHAN R11 G 1 15SN S'�- 226TH ST SW -J 22606Uj LU Q v v LLJ ;24 10706 10624 22604 22615 c UJI 226, Lu�=226TH Pt SW z Z o z262s ~ 1: 3,031 O r" �21621 22625 0 252.60 505.2 Feet 376.2 This ma is a user generated static output from an Internet mapping site and is 1 4,514 p B p PP B reference only. Data layers that appear on this map may or may not be accura WGS_1984_Web_Mercator_AuxiIiary_Sphere current, or otherwise reliab © City of Edmonds THIS MAP IS NOT TO BE USED FOR DESIGN OR CONSTRUCTIC Legend 0 ReZones PRD Ro W Zoning ■ RS-6 RS-8 RS-10 RS-12 © RSW-12 RS-20 RS-MP RM-3 ■ RM-2.4 ■ RM-1.5 RM-EW 13131 BD2 BD3 BD4 BD5 OR ® WMU z BP ■ BN . FVMU BC Notes Greenwalk Park PRD/Plat 540 & 550 Edmonds Way Packet Pg. 182 City of Edmonds Greenwalk Park A. ft d N d Legend ArcSDE.GIS.STREET_CENTERLIN — <all other values> C 1 E 2 7@ L s; 4 a 9;71;7;8 a - Sections Boundary Sections tE Edmonds Boundary = .y •afy .r+ ��� r ArcSDE.GIS.PROPERTY _BUILDIP ArcSDE.GIS.STREET_CENTERLIN r. ' <all other values> N j.".• - F �f Interstate 0 t .sy� � •° • ,� ��• %� ,� + �' '�`�� � e' � Principal Arterial CL MW t Minor Arterial; Collector ' ' Mw - - ' ' 4 7 -_• '� _-11r7�� f '".� Local Street 06 4%;' l ' State Highways ca E -�^ I ! �• ^��-- -.. -:��. yr' <all other values> -A N ix ' C County Boundary cl ,"► t �T '' .±' ! �• Parks s r '- _ AreSDE.GIS.PROPERTY _WASHII W r t ArcSDE.GIS.PROPERTY _CITIES r �♦ ,, ► C rif��l E 1: 1,516 O s Notes ry0 126.30 252.6 Feet c 540 and 550 Edmonds Way Q 2,257 188.1 This map is a user generated static output from an Internet mapping site and is for Preliminary PRD/Plat reference only. Data layers that appear on this map may or may not be accurate, PLN2022-0049/PLN2022-0053 WGS_1984_Web_Mercator_Auxiliary_Sphere current, or otherwise reliable. © City of Edmonds THIS MAP IS NOT TO BE USED FOR DESIGN OR CONSTRUCTION E hibit 10 - Green Packet Pg. 183 1.k F TO If �' N O O t Q d .y Q E 0) C O N 0 s x w r c d E w a Exhibit 10 - Green PLN2022-004 Packet Pg. 185 1.1 X k_"912 411 L [91U011 121 51h Avenue North, Edmonds WA 98020 Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa.gov DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION `12C. 189\J August 4, 2022 Steve Barnes sbarnes@cornerstonearch.com Subject: Letter of Incomplete Application Preliminary Planned Residential Development and Formal Plat at 540 & 550 Edmonds Way (Consolidated Permits PLN2022-0049 & PLN2022-0053) Steve, The City of Edmonds has reviewed the applications noted above. Pursuant to Sections 20.02.002, 20.35.070, and 20.75.060 of the Edmonds Community Development Code (ECDC), the application has been found to be incomplete; please accept this letter as the City's incompleteness notice in accordance with ECDC 20.02.003. Please submit the following information to make the application complete: 1. PRD map. See ECDC 20.35.070.A.2. 2. PRD house drawings. Submit elevations and/or renderings for each side of each of the proposed house styles. Call out what exterior materials are proposed to used. See ECDC 20.35.060. 3. PRD draft CCRs. See ECDC 20.35.070.A.8. 4. PRD landscaping plan. Show existing trees that are proposed to be retained as well as other landscaping to be planted in addition to street trees. Show the proposed open spaces and indicate what features will be included areas and details for any equipment or play structures in those areas. 5. Provide a letter from WSDOT confirming preliminary project feasibility or other documentation that confirms the proposed number of lots is consistent with/allowed per WSDOT limited access restrictions. 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). No extensions are allowed. Exhibit 11 - Green PLN2022-004 Packet Pg. 186 1.1 The following corrections have also been identified but additional corrections are possible in the future after other reviewers are able to analyze the materials referenced above. Please respond to each of the comments in a cover letter and by providing updated plans or other materials as necessary: 6. Alternative standards. Update the project narrative to describe what elements in ECDC 20.35.030 are being altered and the extent of those changes. 7. Preliminary plat. On the preliminary plat map, update the following: • Update the owner's names on Sheet 1. • Show the distances of the proposed setbacks on Sheet 5. • The project boundaries on Sheets 4 and 5 do not match. Describe the status of the 5' strip at the south edge of the project — the space labelled 'to be deeded to the neighbor'. No lot line adjustment has been proposed for that location. • Show the gross and net lot areas (exclusive of access easement area) for each lot on Sheet 6. Note that structural lot coverage is calculated against net lot area rather than gross lot area. • Label the access road as private. If the access road will be gated, note that on the preliminary plat and civils. 8. Site Plan and Prelim Civils. Clearly show and label limits of Access Utility Easement serving Lots 14-16. 9. Technical Comments. Current comments from project reviewers are attached. If you have any questions, please let me know either at 425-771-0220 or michael.clugston@edmondswa.gov. Sincerely, � c l G Mike Clugston, AICP Senior Planner 2 Exhibit 11 - Green PLN2022-004 Packet Pg. 187 1.1 v 121 5`h Ave N Edmonds WA. 98020 12425 Meridian Ave, Everett, WA 98208 Serving the cities of Brier, Edmonds, Lynnwood and Mountlake Terrace Department of Fire Prevention FIRE COMMENTS From: Fire Marshal Karl Fitterer Date: July 18, 2022 Re: Greenwalk Park 540 Edmonds Way 1. Approved turnaround 2. Need a hydrant at the hammerhead intersection Lot #4 per Edmonds Municipal Code19.25.055 3. Hydrant on Edmonds way will need a, UL approved, 4" Storz type fitting 4. All underground vaults or infiltration galleries, in drive isles will need to be built in excess of HS20 for ladder truck operations. 5. All homes over 3,000 square feet will be required fire sprinklers. A 13D type is recommended for cost and installation. A 1 inch meter is required unless it can be shown that a smaller meter will be sufficient. 6. Lots #10, 13, 14, 15 and 16 will be required to have fire sprinklers because of driveway access, no matter the square footage. Exhibit 11 - Green PLN2022-004 Packet Pg. 188 1.1 of Eo_a CITY OF EDMONDS �° PLAN REVIEW COMMENTS PLANNING DIVISION Fsr, i $go (425)771-0220 City Website: www.edmondswa.gov DATE: August 2, 2022 TO: Mike Clugston FROM: Deb Powers, Urban Forest Planner RE: Tree Retention Plan Review — Preliminary Subdivision 540 & 550 Edmonds Way Greenwalk Park 16-Lot Subdivision PLN2022-0053/PLN2022-0049 Pursuant to ECDC 23.10.060, the City of Edmonds requires approval of a tree retention and protection plan in conjunction with subdivision development (ECDC 23.10.060). The City's objective is to retain as many viable trees as possible on a developing site while still allowing the development proposal to move forward in a timely manner. The applicant's preliminary Tree Retention Plan is incomplete. In order for the City to continue its review and provide approval of the proposed subdivision, the information, corrections, or clarifications shown in bold text below need to be addressed with responses summarized in a cover letter with the resubmittal of preliminary subdivision permit application PLN2022-0053 and PLN2022-0049. 1. Tree retention/protection site plan. A tree retention/protection site plan needs to clearly identify trees proposed for removal and show proposed improvements and tree protection fence locations per ECDC 253.10.060.B.2.b. Sheet L1 and the inset in the arborist report show existing significant trees by number, but do not show proposed improvements. On these site plans, the solid and dashed symbols, presumably to indicate which trees are proposed for removal versus retention, are not very distinguishable from another. Sheet Al shows proposed improvements and existing significant trees without ID numbers, while Sheets C1 and C2 show proposed retained trees. Tree protection fence locations are not shown on any of the site plans. Please submit a full-size site plan that clearly shows proposed improvements, trees identified by number corresponding to the arborist report, proposed tree removals indicated with an `x' and proposed tree protection fence locations. Sheet C2 may suffice if improvements were "ghosted out" and the required tree information was shown. 2. Offsite trees. The arborist report and Sheet L1 show 8 offsite trees potentially impacted by the proposed improvements. However, aerial imagery indicates there may be additional offsite significant trees along adjacent property lines with overhanging canopies or critical root zones (CRZs) than what is shown. Note that proposed tree protection fence locations for all potentially impacted offsite significant trees must be clearly shown on the preliminary site plans. Exhibit 11 - Green PLN2022-0�4 a Packet Pg. 189 1.1 Please include offsite significant trees with overhanging canopies or CRZs and indicate tree protection fence locations on site plans, based on limits of disturbance information provided in the arborist report per ECDC 23.10.060.B.2.b. 3. Tree retention calculations. 30% of existing viable significant trees must be retained with subdivision development per ECDC 23.10.060.C, or mitigation requirements per ECDC 23.10.060.F.4.b and 23.10.080 apply. The proposed calculation shown on Sheet L1 does not appear to distinguish viable from non -viable trees and indicates there are a total of 130 significant trees on site, while the total number of on -site significant trees shown in the inventory is 125. It is unclear which trees may have been mistakenly included in the calculation, as the inventory does not distinguish which trees are proposed for removal or retention and the site plans do not clearly indicate tree removals in a manner that can be easily checked. Please indicate in the inventory which trees are proposed for removal, as required per ECDC 23.10.060.B.2.a. Show updated tree retention and replacement calculations on the site plan (or in the arborist report) that are consistent with the information provided in the inventory, as shown in the chart under Comment 4 below. 4. Tree replacement requirements. If the 30% tree retention threshold cannot be met, the applicant is required to make up the deficiency through tree planting or with payment of fees in lieu per ECDC 23.10.060.F.4, in that order per ECDC 23.10.060.C-F. Fee in lieu requirements are covered below under Comment 5. In addition to meeting the 30% tree retention threshold, every viable significant tree that is removed must be replaced, depending on the size of the removed tree, per ECDC 23.10.080. The chart shown below may assist the applicant in calculating whether retention thresholds have been met and how many replacement trees are required. Existing tree information in the first section is based on the applicant's preliminary tree inventory. Please submit updated proposed tree replacement calculations on Sheet C4, using the x chart shown below. Depending on the outcome of the calculations, please submit a w planting plan per ECDC 23.10.060.B.2.b.vii, or submit documentation demonstrating the a� infeasibility of tree retention and replanting per ECDC 23.10.060.C-F with the submittal of E the formal subdivision. r a Exhibit 11 - Green PLN2022-01,a Packet Pg. 190 1.1 Significant trees 125 Non -viable = dead or "poor" condition, subject Existing Trees -1 to review. Location is not a viability factor. Non -viable trees on Site TOTAL # VIABLE TREES 124 Tree #421. Retained viable trees Qty? Trees #_, within critical areas _... Retained viable trees Proposed Tree outside critical areas +Qty? Trees #_, Retention (in "developable site") _... TOTAL # RETAINED Viable = assessed in at least Fair condition, _Qty? VIABLE subject to review. # REMOVED TOTAL VIABLE TREES REPLACEMENT REQ'D DBH RATIO NEW QTY. RANGETREES Removed viable trees 6-10" ? x1 = ? Proposed Tree Qty? Trees # 10.1- Removals _, _... ? x2 = ? 14„ ? ? x3 = ? Replacements 11 241 >24" ? Appraised Value Total* Removed non -viable +Qty? Note: mitigation (planting/fees in lieu) is not trees required for removed, non -viable trees. TOTAL #REMOVALS =Qty? 30%, not including Qty?Does applicant meet/exceed minimum 30% critical areas x.3 tree retention threshold? Tree Retention Thresholds Qty? *50% 50% site -wide, to o Does applicant meet/exceed minimum 50% waive all fees in lieu x.7 5= tree retention threshold? 5. Fees in lieu of replanting. Fees in lieu are assessed if a) the 30% tree retention threshold cannot be met, b) if replanting on site is not feasible and c) to mitigate the removal of viable trees greater than 24 inches DBH through the payment of their appraised values. Note that the code states appraised values are assessed by the City; however they are submitted by the applicant's arborist and are subject to review. The applicant may also opt to use the $2 per square feet of lot area "cap" allowed by ECDC 23.10.080.E.4. If the applicant can meet a 50% tree retention threshold, all fees in lieu are waived. The 50% tree retention threshold can be met using the flexibility in subdivision design allowed by ECDC 20.75.048, described in Comment 6 below. Please indicate the cost of fees in lieu associated with the 30% tree retention threshold, infeasible on -site tree planting, removed trees >24 inches DBH through payment of appraised values or with the maximum square foot lot area fee in lieu. Thank you. Exhibit 11 - Green PLN2022r0 4 a Packet Pg. 191 1.1 Applicable codes, handouts, the City's GIS, and other permit assistance is available at: https://www.edmondswa.gov w a Exhibit 11 - Green PLN2022 OQ4 Packet Pg. 192 a 1.1 of EDo CITY OF EDMONDS STORMWATER REVIEW COMMENTS ENGINEERING DIVISION �s. iggo (425) 771-0220 City Website: www.edmondswa.gov DATE: July 15, 2022 TO: Permit Coordinator FROM: Taylor Brown, PE, Blueline, Interim Stormwater Reviewer RE: Application #: PLN2022-0049 & PLN2022-0053 Project: Greenwalk Park Preliminary Plat Address: 540 & 550 Edmonds Way During review of the above noted application, it was found that the following information, corrections, or clarifications are needed. Please submit revised plans/documents with a written response to each of the items below. City of Edmonds handouts, standard details and development code can be referenced on the City website. Civil Plans Per Edmonds Stormwater Addendum, Checklist 2: Drawing Requirements, please include overall dimensions and measurements of all drainage facilities. 2. Please show existing vegetation (trees and other vegetation) to be retained on the Site Plan as proposed in the Stormwater Site Plan Report under Minimum Requirement #5. 3. Please show proposed location and sizing of infiltration facilities including typical trench/drywall detail(s) and/or cross -sections for determining feasibility of on -site stormwater management of roof areas. Ensure the location of infiltration facilities comply with required setbacks. 4. Please show flow arrows for all driveways in addition to spot elevations (FG) to support that surface water runoff from the driveway areas flow and drain to the proposed stormwater system located within the roadway as proposed in the Stormwater Site Plan Report. Exhibit 11 -Green PLN2022-004 Packet Pg. 193 1.1 5. Please provide proposed roof areas and driveway dimensions for each lot to verify impervious surfaces proposed on the Civil Plans match impervious surfaces proposed in the Stormwater Site Plan Report. Stormwater Site Plan Report 1. Land Cover Data (page 6): a. The value shown in the acreage column is miscalculated for landscape area in Step 1 (Site Data), Section 2 (Existing onsite characteristics). Please revise and check other calculations to ensure other listed information is accurate. b. Proposed landscaped area. 2. Minimum Requirement #1: The provided Stormwater Site Plan (Report and Civil Plan set) doesn't appear to address the construction phase of the project. Please provide a Stormwater Site Plan that provides for source control and management of runoff during construction in accordance with the DOE Manual and Edmonds Stormwater Code and Addendum. 3. Minimum Requirement #2: Per Edmonds Stormwater Addendum, A Construction SWPPP (narrative and drawings) is required for the proposed project. 4. Minimum Requirement #3: Please note: All single-family residential projects shall incorporate required applicable source control BMPs from SWMMWW Volume IV. 5. Minimum Requirement #5: Please provide calculations and/or qualitative analysis for proposed on -site stormwater management BMPs for roof areas in accordance with Edmonds Stormwater Code and the DOE Manual. 6. The included Soils Report indicates that a Small -Scale PIT was the method used for i6 infiltration testing. The total project area is 3.15 acres, but this testing method is only 0 applicable to drainage areas less than 1 acre per Edmonds Stormwater Addendum, E 0 Appendix B. Please provide infiltration testing using an approved method as required for the Soils Report, per Edmonds Stormwater Addendum, Appendix C: Checklist 2, Line 110. Revise Civil Plans, Stormwater Site Plan Report, and WWHM modeling calculations as necessary. x w c d E 0 r a Page 2 of 2 Exhibit 11 - Green PLN2022-004 Packet Pg. 194 1.1 SW1/4 OF SW1/4 OF SEC. 25, T27N, R3E, W.M., CITY OF EDMONDS, SNOHOMISH COUNTY, WA PROPERTY INFO LEGEND LIJ00r) EXISTING PROPOSED qtj l� \ J U ivi n PROPERTY LINE � U � STORMWATER PER 2019 DOE SWMMWW (LRG. SITE CRITERIA). -9 � REFER TO MAIN ACCESS DRIVE \`o \ c� �-\S IM=266.00' PARCEL NO: - - - - EASEMENT I►j FULL INFILTRATION PROPOSED. 27032500308300 INFILTRATION GALLERIES FOR ROADWAY &DRIVEWAYS. ROADWAY PROFILE ON SHEET C3 `�\ ��� o \ \\ IE W)=250.46 48, 27032500308400 0 A.C. PAVING �j �� Q o \ I E 250.80 48 CONCRETE Q U N DRYWELLS FOR INDIVIDUAL ROOF / LANDSCAPE INFILTRATION. `.\ �6��ti `� s �\ IE(S 26 08' 8"CO C VERTICAL DATUM --9C--- sAwcuT LINE Q Q co N AVD88 � RETAINING WALL SITE AREA 100 -100 - GRADING CONTOUR 540 EDMONDS WAY: 2.55 AC +90.00 90.00 SPOT ELEVATION wLO SMH 550 EDMONDS WAY: 0.55 AC 8» W w Driveways difficult to loca on lots. 1 "D 6 26A6 90� �1� `\ =266. 5' 8 S WATER MAIN w C) - \ 1 EARTHWORK QUANTITIES s SEWER MAIN Verify end lots have ea way to do " 1 F O 26�1 TOTAL CUT - 3569 BCY 12 ° 120 W get out (or add hamm head layQu \ � = STORM DRAIN Q ED D � / \ TOTAL FILL 1990 BCY considering turning D �6 \ 0 I 7 * FOR PERMIT USE ONLY g � .7 �f a ��'� � \ L� i� )10' FIRE HYDRANT 7 1 2"CED o O I \ 'Garb ition RI 68.4 ' B3 Ia WATER METER - - - 16"CED 4 "CED - 1 � � � �`O t e IE SE =259. N N GATE VALVE Now " ?g„ ED --------- --� :� 0 / 1 \\ \\c �ro1 26 ( ) Q SEWER MANHOLE o I i A 0 d rive access �\ 10 "CED °F o \ 26t Ide st S ❑ ■ STORM CB C I 8„PL�2 s STORM MANHOLE _ Q 1 0 1 D 5� �$. AQ- of wAsy, 277.55 - - - - i - - - - - - EC ;� 8 0 6 \ 0 a d ded, �%to limit 's , °� �' ' • "`'z� I LOT v7.s5 i D F 6 269.4 t d ist4fte 4 Ot 2s9.87 ^�' S\ .S �H c I I 2so I \ 16"DE ' " 8 ED \ RIMa272.26' 3564s �� 213 S.F. I 1 O ?� ,� 7' I \ \ O o3S 69.7 0 70.51 0.79 IE(NW)=259.58 12 FS GISTS (0.17 ACRES) i U 1 i i V / ° „ \ 2 midis 2 S IE(SW)=259.6�'`1.2" S/ONAL E� 3 �_ -- s LOT >< I I _ _�__� io s ree I i s o ''S q �� �° ,.33 1271.3 27 X I (( I I LOT --- �' I 0 \ s 7/4/22 8,695 S.F. " o ° 2 ce hhe c to re \ ----, 8 C 12 A D o c\ o LL (0.20 ACRES) 8,801 S.F. E M i_, - - - - ' (0.20 ACRES) --- I -�------'-- N 21'41' I o 72.28 ca - - - - I i I I LOWER \ 284 ° „ 23J9 3 i ^�o 272.00 , 84 0 2% I I GRADE D Q 272 I ' I � I T0280.0 \\ .1:.1., 282 � ��9 �'\\�\ a I LOT \ . , .�. I �N P INFILTRATION GALLERY #2 �� \ Q o �Mob�-arnp clo 0 _'1 o p 2723p 2° / v x Ga ! ! i BOTTOM EL= 267.00 26 \ y I� I I 8,685 S.F. .,I STORMTECH SC-740 CHAMBERS / ��6>> I�f7ltCi S in - - - - - - I 1 I (0.20 ACRES) !:`. I 278 / / C 1 .2 99 2> J ide � plan .7 274.35 �1� o 14' L x °12 0" x "LI 0 10" I 1 L Lx 0 10" x w 0 in 0 0 x z c x a m O 4 0 N N O N 0 0 3 U i 0 3 cj [V O N LT- 00 1-� U I --w CD co rn1� 6,909 S.F. II III % 1 O (0.16 ACRES) iI I I 'T LOT-=i1-,5 C)SOT o LOT L�LI7187 S.F. 6,684 S.F. �/ �i (0.16 ACRES)/ 6939 S.F. LOT ® (0.15 ACRES) STORM PIPE SCHEDULE �' / PIPE DIA TYPE LENGTH FT SLOPE > O 04 (.) ,024 S.F. (0.16 ACRES) ° \V// A 8" CPE 10 2.00% V a B 8" CPE 15 1.33% I I o I S� n / ' �� R _ / u LiL��}I� - -- -J / / ---- r E 2 C 8" CPE 20 1.50% II X I o 0 0 8 D 8" CPE 8 2.50% ---------0 ------ ' i a ° v/� �' / D / I I I // \V „ L - - k z - 6 I �L_ -� ,- / �ii STORM STRUCTURE / CLEANOUT SCHEDULE 12 MAP x X ��" / - - - - -26'TM AP - - - - '� --- -- - __-- - �; 76 c0 TYPE RIM IE LIJ CV X �- X + O 1 TY. 2- 54", SL 276.20 273.50 (8"N) J N k X X �� „ X - - - ' / _ 16 P. 0 - - 271.85 (24"E) Z 2 CB STORMFILTER 276.00 273.70 (8"S) 0 O N 88'38 2 W 300.00 - --------- -- -----------------------' �_ TO BE DEEDED TO NEIGHBOR - - - - 3 TY. 2- 54", SL 272.50 269.50 (8"E) LU 30"CED SMH INFILTRATION GALLERY#3 267.85 (24"SW) L1J L-- 1,151 S.F. KIM=271.15' x BOTTOM EL= 264.75 = LLI NE =260.59' 12" STORMTECH SC-740 CHAMBERS 4 CB STORMFILTER 272.00 269.70 (8"E) Q IE(SW)=260.73' 12" 5 TY. 1, GR 272.30 270.00 (8"W) 6 TY. 2- 54", SL 270.00 266.80 (8"NW) 265.60 (24"NE) 7 CB STORMFILTER 269.30 267.00 (8"S) 0 10 20 40 1 inch = 20 ft. I C Exhibit 11 - Green PLN2022-004 Packet Pg. 195 1.1 SW1/4 OF SW1/4 OF SEC. 25, T27N, R3E, W.M., CITY OF EDMONDS, SNOHOMISH COUNTY, WA w LEGEND V � w SDMH EXISTING PROPOSED - - PROPERTY LINE w IM=266.00 IE W)=250.46' 48 - - - - - EASEMENT O ^� cn I E 250.80' 48" - - -so- - - SAWCUT LINE 0 Q IE(S 26 08' 8"CO C RETAINING WALL \` \ z 100 100 GRADING CONTOUR �% � z 90.00 + SPOT ELEVATION N V z w CD 8° 4 - - 8 wW WATER MAIN w `� \ �� s SMH 1 ' D 6 0 \ =266. 5' -- 8-- 8 s S SEWER MAIN Q 12 - - - STORM DRAIN 30"CED 1 \ �\ ` I� N 8°38'01 " W 2� D FIRE HYDRANT 09' I ' \ � \ Now �w 1qD O - \ \\ \ RI 68.4 ' ® WATER METER 16 4 CED SSCO 1 / o \ / IE(NE)= .04' 12RIM= 275. r � SI na a\IESE)=259. D4 H GATE VALVE C �8-------- --� IE=272.5U('� A 9 9 y ° X \ \ \ �• SEWER MANHOLE� s w I �,r \� \ ❑ ■ STORM CB F ° \ �� Q o 8 P L LW4 > o o \ - - - - I - - ° A 1 ° 0 1 " D \ \ \ ` \ s \ Q STORM MANHOLE � o I- -- - - "DEC 7,213 S.F. I I 28o I 16 D E 1 0' 8 ED 27 0 \ , RIM=272.26' I I \ 0 G \ IE(NW)=259.58' 12" (0.17 ACRES) I I IIE(SW)=259.6�' 2" LOT 4 I I LOT �d ° O ' x I \\ I 8,695 S.F. I C o ��\ \ 8,801 S.F. EMI ;� - i----, / 8 C 8 A D 12 A D I \\ o\\ o (0.20 ACRES) s _ I -(0.2o ACRES) --- I ------- :, .:. rl N 21'41' I; l 284 ° 23.79 282 N, 44� I I LOT . , .�. o ,� ° \ \ X a 1 I I 4 I 8,685 S.F. II�r..1� I HP / 1 \` (0.20 ACRES) I! / / INP 1 „CE - - I 278 / \ \ I I I ��U I \ - 1 4 ' I = _ TRACT A / / / / I/ --- X I ® ------j- I / \ 012 I cn i it I a : I I--_ = _ P .1 I - COMMON SPACE_ / f / f � \ o cCIO \ \ CD Al z I I I 4 I' J I L .'! 6,910 S.F. , /f ----- I.- - cv c� cN cv cv p I II I I I L I - ti a I1 a 'A ESS S E �'T--(0.16 ACRES_) I 2767LOT 6 011 7,338 S.F. X \ D \ . \ O ° \ (0.17 ACRES) 2 4„ D F \ \ \ 2 D F IG. ° \ „L �,' / FH � P w / / f i /, LOOT 1 10" I�IE ---- iE. �� 4 W I \ ° 10 L I LL I i ------ w w 8 W / f ` / 8 650 S.F. o\ X 0 • / w X e/ N 1 L ° I-- - - - - - + ----I i a/ � 0 / oo ♦ �/ o�J / (0.20 ACRES) \ \ 0 10 " F I N SSMH#3 38 D --- ---- ---- -� I 3 �' c� f ��� / / „ S SS / cV X TRACT p E ,_ I S`3 �fc5 COMMON SPACE S -- - - - - 274o 8,298 S.F. - :'`,i�/ 278 290s.s 01.00x[PRIVATE] 206S 0 A15/ (0.19 ACRES) ------ [PRIVATE] \ \ \ i o= 8„ D E C L U S E R )27--------- 280 CD CO aa I I ❑\ T `'\ ' C \ 1` \ ` rr/i ,/♦ 50 DF 1� �GO LOT 16 00� LOT � LOT 11 8,066 S.F. r (019 ACRES) I 7,289 S.F. 60S 5,604 S.F. LOT (0.19 ACRES) 8,489 S.F. (0.17 ACRES) (0.13 ACRES) 5,384 S.F. ,� �0 I I ❑ \\a // j S ,♦� \ 4 r'�� IJ� 6"CH 2 / (0.12 ACRES) I I ❑ \\� / / / K ♦ GM / \ \ I------- - J �CL' c - - -- - y / / \1 I \ ♦ ♦ \�/ / o�i �� 0 20"CED X -� - - - - - 3 1 0 --- - - - - - - ---- - - -IUD o - - F1t`T, - + /� I I ,,,♦ SEWER MANHOLES ---7- > "-�\ F.N. 2013162 o r ----- --I� - ---------- ---- / \ SSMH#1 3 c / Z � / \ \ '\ . I \:�� \ TY. 1-48" - SADDLE MH 1 Q \ I \ ,�- - / \ LOT 14 I /� /� \ .. i RIM= 273.30 o \ .' II I I - _ -, i / / / 6,909 S.F. �' `�.� I E= 261.37 8 W LOT I 1\_, I f I \ham' \\ \\ i i I I / 0 (0.16 ACRES) I I LOT 15 /\ i IE= 260.04± EX. 12" CTR 7,187 S.F. I I �.' L®T \ \\\ I a I / / 34 CE I I 6,684 S.F. ( ) (0.16 ACRES) - I I I 6,939 S.F. o \\ LOT 10 i i . .� / f / / I I I (0.15 ACRES) i / / it SSMH #2 00 I (0.16 ACRES) i . \ 7,024 S.F. I / f _ � / � � ,(0.16 ACRES) /f -J__ j/ / iir TY. 1 48" PRIVATE MH o C.7 / j // i ' 1c� � �/ RIM= 274.00 O i u u LpI�_ I I -_j f / 2 IE= 267.00 (81) ----- o 0 o i i a pj.� ff /� +// I I I� �i'' SSMH#3 ------------ r, - - --- \ � L PRIVATE MH X--- -----� O 12"MAP X------- ' .' _ _ _ _ - - \ it TY 1 48" X -_-' f 5/�) - - - - - - - -26' MAP - --- -� ,___�� �' i' RIM 276.90 N X _ X "X Y, - �- X 41 „ O --__ IE= 270.10 (6"N,S) N X - - - - / - 16 M AP o IE= 270.00 (8"E) R co#2s1.00 N 88°38' 2" W 300.00' o O IE= 276.50 (6°) - - 0 30"CED TO BE DEEDED TO NEIGHBOR SMH 01 1,151 S.F. c0=271.15' X -ENE)=260.59' 12" Y IE(SW)=260.73' 12" o io 1 ao 0 3 c C7 I [V O 1 inch = 20 ft. � o .y 35646 (vim 'n GISTER� 'SS7(NAL ECG 3 7/4/22 0 LL c c,s IL CL d c 2 N N 0 � d �^ 0 _ v! 0 a Z IJ � E 0 a` 0 a W Q 3 O Z O v CD W � L 0 m W0 �} d V LLJ E n O L ' C� d Ul o CL V) L 1 1 Q C C:) u Q 1 W z W e F�LU VJ 0 elf LLB Q W ~ N N ~ Z O ~ G7 Lu Lu 2 ul Q > LU C/) m 0� C2 Exhibit 11 - Green PLN2022-004 Packet Pg. 196 SW1/4 OF SW1/4 OF SEC. 25, T27N, R3E, W.M., CITY OF EDMONDS, SNOHOMISH COUNTY, WA 285 �- ....... / /./......................... _-- '-_ EX. GRADE ... 280 ............................................ ....................................... .......................... ............................................................................... ...................-.�'............ .............................................................................. ....\.\.\�..�......................................................................................................................................... .... ........ ......... ......... ......... .................. ........ ......... ......... ......... ......... ......... ......... ....., �' �...... ......... ......... ......... ......... ......... ................. ... DE........... PROPOSED GRADE .................................................... ....................... I AT ROAD C/L \ �.: ........ ......... ......... ......... ................. ., .........1.. ..... 1 ......... ......... ......... ......... �\\ ..... -'--�� ..... .... .... .... .... .... .... .... .... .... .... .. .... .... .... .... .... .... 275 --- --- /� +--------- — -- ----------- ... .... .... V i ................ .... ... .. .... ..... ..... '� LTRATION #1 i i `. �.�........ f SC-740 CHAMBERS---- . ----------- ------------ NEW 4 WATERMAIN - - - - - - - - - - - - - - - -- J DESIGN INFILTRATION RATE = 4.0 IN/HR 270 SSMH3 ..... ......... ......................... ......... ......... ......... ......... ......... ...... ......... ......... ...... .... TY:.. 1-48 _... PRIVATE ..MH ........................................................................................................................................................................................................................................................................................................... RIM=. 276.90 .... .... .... .... .... .... .... .. ................................... ..................................................... .................... .... IE=270.10 (6 N S)... NEW 8" SEWERMAI........ IE= 270.00 (8"E) ..... ..... ..... ..... ..... ..... ..... ..... ..... ..... ..... ..... ..... ..... ..... ..... ..... ..... [PRIVATE] 265 ........ ......... ......... ......... ......... ......... ......... ......... ......... ......... ......... ......... ......... ......... ......... ......... ......... ......... ......... ......... ......... ......... ......... ......... ......... ......... ....... ......... ......... ....... M ........ ......... ......... ......... ......... ......... ......... ......... ......... ......... ......... ......... ......... ......... ......... ......... ......... ......... ......... ......... ......... ......... ......... ......... ......... ......... ....... .. TY48 ........PRIVATE. MH... ....... 1 . ........ .... RIM= 274.00 ........ ......... ......... ......... ......... ......... ......... ......... .. ......... ......... ......... ......... ......... ....... ILL- 26710 (8"W ........ ......... ......... ......... ......... ......... ......... ......... ......... ......... ......... .. ......... ......... ......... ......... ......... ....... - ...................... IE� 260 20+00 21+00 22+00 3+00 PROFILE: ROAD STA 19+88 - 24+00 SCALE: 1" = 20' HORIZ., 1" = 5' VERT. ....................................... NEW 8" WATERMAIN TY. 1-48" - SADDLE MH RIM= 273.30 IE= 261.37 (8"W) IE= 260.04f (EX. 12" CTR) o 10 20 40 1 inch = 20 ft. 26' ACCESS ESMT. �ICi 13.0' 13.0' 2% 2% ASPHALT ROAD SECTION 5.0' SIDEWALK SOUTH SIDE 4" HIGH CONC. L-4" HIGH CONC. ROLLED CURB ROLLED CURB SECTION - ACCESS ROAD SCALE: 1 " - 5' 285 275 270 265 260 w Co � w Q Q � w � o O � Q U Cn V) z Q it w w CD Z w N O WrrH^^ vJ J � loom qw c c _2 � j.y .n Qs'(vac/ �SS/ONAL ECG\ Cn ru 7/4/22 E- 0 LL c Cu 0 IL c d w 0 a� d 0 c m N 0� U^ �J J m M c vV � 0 a 0 J Z O < c E � a` 0 a L 0 3 Z 0 m Z 0 ,,L^^ O v W L � C ui O d ui Lo o v ai Ul C O CL N L C C) O J O Q � H ' OZ L U LLJ J_ O L.L � O ry n L J ~ N N � Z O L U Lu /2 V) LJJ Q c) \\ / /LU L L N N LT- C3 Exhibit 11 - Green PLN2022-004 Packet Pg. 197 GREENWALK 1.1 DESIGNS LLC. 12733 39TH AVE. NE PHONE: 206.550.9296 SEATTLE, WA 98125 EMAIL: SBARNESOCORNERSTONEARCH.COM August 18, 2022 City of Edmonds Development Services Department — Planning Division RE: GREENWALK PARK - RESPONSE TO CITY REVIEW COMMENTS (PERMIT# PLN2022-0049, 2022-0053) Dear City of Edmonds Thank you for your review of the Greenwalk Park development Preliminary Plat submittal. The following is a list of the review comments from the Letter of Incomplete Application dated August 4, 2022 with our responses provided in bold. PLANNING DEPARTMENT REVIEW by Mike Clugston, AICP, Planner Please submit the following information to make the application complete: 1. PRD map. See ECDC 20.35.070.A.2. See "Map with Zoning within 300"' 2. PRD house drawings. Submit elevations and/or renderings for each side of each of the proposed house styles. Call out what exterior materials are proposed to used. See ECDC 20.35.060. House elevations are included with our resubmittal. 3. PRD draft CCRs. See ECDC 20.35.070.A.8. Draft CC&R's are included in submittal. 4. PRD landscaping plan. Show existing trees that are proposed to be retained as well as other landscaping to be planted in addition to street trees. Show the proposed open spaces and indicate what features will be included areas and details for any equipment or play structures in those areas. See attached L3.1— Landscape Planting Plan. 5. Provide a letter from WSDOT confirming preliminary project feasibility or other documentation that confirms the proposed number of lots is consistent with/allowed per W5DOT limited access restrictions. See attached letter from WSDOT confirming they will allow us to have access to SR 104. They will take the lead in designing the intersecion. Exhibit 11 -Green PLN2022-004 Packet Pg. 198 1.1 GREENWALK PARK— RESPONSE TO PLAN REVIEW COMMENTS September 18, 2022 Page 1 2 The following corrections have also been identified but additional corrections are possible in the future after other reviewers are able to analyze the materials referenced above. Please respond to each of the comments in a cover letter and by providing updated plans or other materials as necessary: 6. Alternative standards. Update the project narrative to describe what elements in ECDC 20.35.030 are being altered and the extent of those changes. See attached updated narrative. Project narrative has been revised to specifically address the elements included in ECDC 20.35.030. 7. Preliminary plat. On the preliminary plat map, update the following: • Update the owner's names on Sheet 1. Names have been corrected. • Show the distances of the proposed setbacks on Sheet 5. Distances to setbacks are noted along the setback line. • The project boundaries on Sheets 4 and 5 do not match. Describe the status of the 5' strip at the south edge of the project — the space labelled 'to be deeded to the neighbor'. No lot line adjustment has been proposed for that location. 5' strip has been removed. • Show the gross and net lot areas (exclusive of access easement area) for each lot on Sheet 6 Note that structural lot coverage is calculated against net lot area rather than gross lot area. Net lot areas have been added to sheet 6. • Label the access road as private. If the access road will be gated, note that on the preliminary plat and civils. BBA? 8. Site Plan and Prelim Civils. Clearly show and label limits of Access Utility Easement serving Lots 14-16 Access Utility Easement has been added to the Site and Civil plans. 9. Technical Comments. Current comments from project reviewers are attached. See below. FIRE DEPARTMENT REVIEW by Karl Fitterer. Fire Marshall 1. Approved turnaround. Our design plans reflect a hammerhead turnaround at Lot 6. 2. Need a hydrant at the hammerhead intersection Lot #4 per Edmonds Municipal Code19.25.055 Per previous discussion, a fire hydrant near Lot #4 was not necessary. We show a fire hydrant at Tract A. This is allowed because all the houses are fire sprinklered per pre -application meeting. 3. Hydrant on Edmonds way will need a UL approved, 4" Storz type fitting. Note added to the plan. Exhibit 11 -Green PLN2022-004 Packet Pg. 199 1.1 GREENWALK PARK— RESPONSE TO PLAN REVIEW COMMENTS September 18, 2022 Page 1 3 4. All underground vaults or infiltration galleries, in drive isles will need to be built in excess of HS20 for ladder truck operations. The underground infiltration gallery within the access drive near Lot 4 will be manufactured by Stormtech (or equal) and be designed to accommodate HS20 vehicle loads. 5. All homes over 3,000 square feet will be required fire sprinklers. A 13D type is recommended for cost and installation. A 1 inch meter is required unless it can be shown that a smaller meter will be sufficient. Each lot will include a 1" domestic meter designed to provide fire sprinkler service. 6. Lots #10, 13, 14, 15 and 16 will be required to have fire sprinklers because of driveway access, no matter the square footage. All houses will be fire sprinklered. TREE RETENTION REVIEW by Deb Powers, Urban Forest Planner Pursuant to ECDC 23.10.060, the City of Edmonds requires approval of a tree retention and protection plan in conjunction with subdivision development (ECDC 23.10.060). The City's objective is to retain as many viable trees as possible on a developing site while still allowing the development proposal to move forward in a timely manner. The applicant's preliminary Tree Retention Plan is incomplete. In order for the City to continue its review and provide approval of the proposed subdivision, the information, corrections, or clarifications shown in bold text below need to be addressed with responses summarized in a cover letter with the resubmittal of preliminary subdivision permit application PLN2022-0053 and PLN2022-0049. 1. Tree retention/protection site plan. A tree retention/protection site plan needs to clearly identify trees proposed for removal and show proposed improvements and tree protection fence locations per ECDC 253.10.060.B.2.b. Sheet Li and the inset in the arborist report show existing significant trees by number, but do not show proposed improvements. On these site plans, the solid and dashed symbols, presumably to indicate which trees are proposed for removal versus retention, are not very distinguishable from another. Sheet Al shows proposed improvements and existing significant trees without ID numbers, while Sheets Cl and C2 show proposed retained trees. Tree protection fence locations are not shown on any of the site plans. Tree protection fence is now shown on sheets Al, L1 and civil. Please submit a full-size site plan that clearly shows proposed improvements, trees identified by number corresponding to the arborist report, proposed tree removals indicated with an 'x' and proposed tree protection fence locations. Sheet C2 may suffice if improvements were "ghosted out" and the required tree information was shown. See sheet L1 with all trees identified by number and Y on trees being removed. 2. Offsite trees. The arborist report and Sheet Li show 8 offsite trees potentially impacted by the proposed improvements. However, aerial imagery indicates there may be additional offsite significant Exhibit 11 -Green PLN2022-004 Packet Pg. 200 1.1 GREENWALK PARK — RESPONSE TO PLAN REVIEW COMMENTS September 18, 2022 Page 14 0 trees along adjacent property lines with overhanging canopies or critical root zones (CRZs) than what is shown. Note that proposed tree protection fence locations for all potentially impacted offsite significant trees must be clearly shown on the preliminary site plans. We have reviewed the site again and although we don't see off site trees that will be affected by our work we have placed the tree protection fence to stay well off the property lines in areas you have suggested. Please include offsite significant trees with overhanging canopies or CRZs and indicate tree protection fence locations on site plans, based on limits of disturbance information provided in the arborist report per ECDC 23.10.060.6.2.b. Tree protection fencing has been added to the plans. There is also a detail showing how to work around trees where we will have to work within the drip line. This will be supervised by Tree Frog our arborist. Per our arborist this is preferred over cutting down trees that won't be damaged by working around them. 3. Tree retention calculations. 30% of existing viable significant trees must be retained with subdivision development per ECDC 23.10.060.C, or mitigation requirements per ECDC 23.10.060.F.4.b and 23.10.080 apply. The proposed calculation shown on Sheet L1 does not appear to distinguish viable from non -viable trees and indicates there are a total of 130 significant trees on site, while the total number of on -site significant trees shown in the inventory is 125. It is unclear which trees may have been mistakenly included in the calculation, as the inventory does not distinguish which trees are proposed for removal or retention and the site plans do not clearly indicate tree removals in a manner that can be easily checked. See tree removal matrix added to sheel L2. This shows we are complying with the 30% tree retention requirement and addresses the additional trees that need to be planted. We still need to calculate the value of the significant trees that are over 24" dbh per the matrix. We are proposing planting more trees than are required to be planted for the other significant trees being removed. Arborist report has been corrected showing which trees are off site (this was not properly noted on original copy) and calls out which trees are being removed as shown on sheet L1 Tree Retention Plan. Please indicate in the inventory which trees are proposed for removal, as required per ECDC 23.10.060.B.2.a. Show updated tree retention and replacement calculations on the site plan (or in the arborist report) that are consistent with the information provided in the inventory, as shown in the chart under Comment 4 below. 4. Tree replacement requirements. If the 30% tree retention threshold cannot be met, the applicant is E 0 required to make up the deficiency through tree planting or with payment of fees in lieu per ECDC 23.10.060.F.4, in that order per ECDC 23.10.060.C-F. Fee in lieu requirements are covered below under Comment 5. Tree retention threshold is being met. In addition to meeting the 30% tree retention threshold, every viable significant tree that is removed w must be replaced, depending on the size of the removed tree, per ECDC 23.10.080. The chart shown E 0 r a Exhibit 11 - Green PLN2022-004 Packet Pg. 201 1.1 GREENWALK PARK— RESPONSE TO PLAN REVIEW COMMENTS September 18, 2022 Page 1 5 below may assist the applicant in calculating whether retention thresholds have been met and how many replacement trees are required. Existing tree information in the first section is based on the applicant's preliminary tree inventory. Chart has been added to sheet L2 and is included below. Please submit updated proposed tree replacement calculations on Sheet C4, using the chart shown below. Depending on the outcome of the calculations, please submit a planting plan per ECDC 23.10.060.6.2.b.vii, or submit documentation demonstrating the infeasibility of tree retention and replanting per ECDC 23.10.060.C-F with the submittal of the formal subdivision. See Landscaping and Tree Retention plans added to plan set. Planting plans for replacement trees is included on sheet L3.1 This information is shown on the landscape plans not sheet C4 but the trees being saved along with tree protection fence are shown. Significant trees 120 Non -viable = dead or "poor" condition, subject Existing Trees -1 to review. Location is not a viability factor. Non -viable trees on Site TOTAL fi VIABLE TREES 119 Tree #421. Retained viable trees 0 Trees # N/A nor critical areas on site within critical areas Retained viable trees Proposed Tree outside critical areas 41 Trees # See attached tree inventory Retention (in "developable site") TOTAL # RETAINED Viable = assessed in at least Fair condition, VIABLE 41 subject to review. # REMOVED TOTAL VIABLE TREES REPLACEMENT REQ'D DBH RATIO NEW RANGE Qom' TREES Removed viable trees 6-10" 18 xl = 18 Proposed Tree Trees # See attached 78 Removals tree inventory 10- .1 6 x2 =12 1 81 8` 14- .1 17 x3 = 51 Replacements 2 >24" 37 i Appraised Value Total' Removed non -viable 1 Note: mitigation (planting/fees in lieu) is not trees required for removed, non -viable trees. TOTAL # REMOVALS = 79 30%, not including 119 xDoes applicant meet/exceed minimum 30% critical areas 36 tree retention threshold? Tree Retention '50% site -wide, to 120 x Does applicant meet/exceed minimum 50% Thresholds waive all fees in lieu .5 tree retention threshold? 60 Exhibit 11 -Green PLN2022-004 Packet Pg. 202 1.1 GREENWALK PARK — RESPONSE TO PLAN REVIEW COMMENTS September 18, 2022 Page 1 6 5. Fees in lieu of replanting. Fees in lieu are assessed if a) the 30% tree retention threshold cannot be met, b) if replanting on site is not feasible and c) to mitigate the removal of viable trees greater than 24 inches DBH through the payment of their appraised values. Note that the code states appraised values are assessed by the City; however they are submitted by the applicant's arborist and are subject to review. The applicant may also opt to use the $2 per square feet of lot area "cap" allowed by ECDC 23.10.080.E.4. 30% tree retention threshold is being met. If the applicant can meet a 50% tree retention threshold, all fees in lieu are waived. The 50% tree retention threshold can be met using the flexibility in subdivision design allowed by ECDC 20.75.048, described in Comment 6 below. Please indicate the cost of fees in lieu associated with the 30% tree retention threshold, infeasible on - site tree planting, removed trees >24 inches DBH through payment of appraised values or with the maximum square foot lot area fee in lieu. As shown in chart we are removing 37 trees that exceed the 24" threshold which require an appraisal to determine value. As noted, this cost will ultimately be determined by the city or the $2 per square foot fee needs to be paid. There are a number of questions for how these amounts should be determined before we can calculate this cost. What area of the site does the square foot cost include, such as is it the net buildable area of each lot, does it include the access and utility easements, does it include common spaces, etc. Once we have all the information needed to do these calculations we will be happy to comply. When you ask us for an appraisal this would be the value that we can sell the timber to a mill, is this how you expect the appraisal to be performed, the trees are far larger than any tree that can be purchased. Civil Plan Review by Tavlor Brown. PE. Interim Stormwater Reviewer CIVIL PLAN REVIEW: 1. Per Edmonds Stormwater Addendum, Checklist 2: Drawing Requirements, please include overall dimensions and measurements of all drainage facilities. See infiltration gallery details and dimensions on added sheet C5. 2. Please show existing vegetation (trees and other vegetation) to be retained on the Site Plan as proposed in the Stormwater Site Plan Report under Minimum Requirement 45. Existing trees to remain are identified on the site and civil plans. The civil plans have been updated to show trees to be retained and tree protection fence. 3. Please show proposed location and sizing of infiltration facilities including typical trench/drywell detail(s) and/or cross -sections for determining feasibility of on -site stormwater management of roof areas. Ensure the location of infiltration facilities comply with required setbacks. Sizing and dimensioning added for the infiltration galleries. Drywell locations have been added to the plans. Exhibit 11 - Green PLN2022-004 Packet Pg. 203 1.1 GREENWALK PARK — RESPONSE TO PLAN REVIEW COMMENTS September 18, 2022 Page 1 7 4. Please show flow arrows for all driveways in addition to spot elevations (FG) to support that surface water runoff from the driveway areas flow and drain to the proposed stormwater system located within the roadway as proposed in the Stormwater Site Plan Report. Flow arrows and slopes added to the driveways. After further review, the driveways for Lots 10 & 13 will retain drainage onsite via a drywell in the driveway area. 5. Please provide proposed roof areas and driveway dimensions for each lot to verify impervious surfaces proposed on the Civil Plans match impervious surfaces proposed in the Stormwater Site Plan Report. Roof areas have been added to Sheet C1. Driveway areas and dimensions have been added to Sheet C1. 6. Sheet C1 has markups on it. Plan questions the C curb, curb and sidewalk location and street lighting. There are also questions regarding hammer head design of access easement at west end of site along with extent of sidewalk shown in this location. Lighting has been added along main access easement shown on sheet Al and all work within right of way on SR 104 will be designed by WSDOT. We will comply with all WSDOT requirements since we will not be allowed the intersection if we don't. STORMWATER SITE PLAN REPORT REVIEW: 1. Land Cover Data (page 6): The storm drainage report has been updated based on the current plan. a. The value shown in the acreage column is miscalculated for landscape area in Step 1 (Site Data), Section 2 (Existing onsite characteristics). Please revise and check other calculations to ensure other listed information is accurate. b. Proposed landscaped area. 2. Minimum Requirement #1: The provided Stormwater Site Plan (Report and Civil Plan set) doesn't appear to address the construction phase of the project. Please provide a Stormwater Site Plan that provides for source control and management of runoff during construction in accordance with the DOE Manual and Edmonds Stormwater Code and Addendum. TESC Plan provide on Sheet C1. Civil sheets have been renumbered. 3. Minimum Requirement #2: Per Edmonds Stormwater Addendum, A Construction SWPPP (narrative and drawings) is required for the proposed project. See attached SWPPP. 4. Minimum Requirement #3: Please note: All single-family residential projects shall incorporate required applicable source control BMPs from SWMMWW Volume IV. See attached Source Control Plan. Exhibit 11 - Green PLN2022-004 Packet Pg. 204 1.1 GREENWALK PARK — RESPONSE TO PLAN REVIEW COMMENTS September 18, 2022 Page 1 8 5. Minimum Requirement #5: Please provide calculations and/or qualitative analysis for proposed on - site stormwater management BMPs for roof areas in accordance with Edmonds Stormwater Code and the DOE Manual. A drywell sizing calculation is included that will be sufficient for all circumstances. 6. The included Soils Report indicates that a Small -Scale PIT was the method used for infiltration testing. The total project area is 3.15 acres, but this testing method is only applicable to drainage areas less than 1 acre per Edmonds Stormwater Addendum, Appendix B. Please provide infiltration testing using an approved method as required for the Soils Report, per Edmonds Stormwater Addendum, Appendix C: Checklist 2, Line 110. Revise Civil Plans, Stormwater Site Plan Report, and WWHM modeling calculations as necessary. An explanation of infiltration methods by Associated Earth Sciences, Inc. is included with our resubmittal. AESI will be onsite during storm facility installation to verify the infiltration bed soil meets the facility design parameters. 5. Please provide proposed roof areas and driveway dimensions for each lot to verify impervious surfaces proposed on the Civil Plans match impervious surfaces proposed in the Stormwater Site Plan Report. Roof and driveway areas have been added to the plans. Additional sub - basin area information has been added to the storm report. The proposed total landcover areas match up with the updated storm drainage report. Sincerely, GREEWALK DESIGNS LLC Steve Barnes Architect Exhibit 11 - Green PLN2022-004 Packet Pg. 205 1.1 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 ,nC. t 89\-) October 3, 2022 Steve Barnes sbarnes@cornerstonearch.com Subject: Letter of Application for Greenwalk Park Preliminary Planned Residential Development and Formal Plat at 540 & 550 Edmonds Way (Consolidated Permits PLN2022-0049 & PLN2022-0053) Steve, The City of Edmonds has reviewed the applications noted above. Pursuant to Sections 20.02.002, 20.35.070, and 20.75.060 of the Edmonds Community Development Code (ECDC), the applications have been determined to meet the procedural submission requirements and are therefore complete; please accept this letter as the City's completeness notice in accordance with ECDC 20.02.003. As required by Chapter 20.03 ECDC, the City will issue a notice of application about the project within two weeks. It should be noted that while the applications are complete, additional clarification or corrections to the submitted materials may be required by reviewing staff. If you have any questions, please let me know either at 425-771-0220 or michael.clugston@edmondswa.gov. Sincerely, 1?6wkv Mike Clugston, AICP Senior Planner x w c d E r a Exhibit 11 - Green PLN2022-004 Packet Pg. 206 1.m CITY OF EDMONDS NOTICE OF APPLICATION '12C. 1 gy1J PROJECT DESCRIPTION: The proposal is for a preliminary formal subdivision of a 2.88-acre site into 16 single family residential lots using the planned residential development (PRD) process. All existing improvements would be removed, and a new plat road constructed to serve the new lots with access to Edmonds Way (SR-104). The site is zoned Single Family Residential — Master Plan (RS-MP). A master plan like a planned residential development allows development at the site to achieve an RS-8 zoning density (5.5 du/acre) while being able to modify some of the RS-12 development standards that apply to the site (excluding height). A PRD first requires review of home designs and site layout, including usable open space, by the Architectural Design Board (ADB). The ADB makes a recommendation on project design to the Hearing Examiner, who makes the final decision on the preliminary PRD and preliminary formal subdivision after a public hearing. PROJECT LOCATION: 540 & 550 Edmonds Way (Tax ID #s: 27032500308300 & 27032500308400) NAME OF APPLICANT: Fernandez Barnes LLC (Steve Barnes) FILE NO.: PLN2022-0049 & PLN2022-0053 DATE OF APPLICATION: June 24, July 7, and September 19, 2022 DATE OF COMPLETENESS: October 3, 2022 DATE OF NOTICE: October 17, 2022 REQUESTED PERMITS: Consolidated preliminary planned residential development and preliminary formal subdivision (Type III -A process with a decision by the Hearing Examiner after a public hearing. The public hearing will be scheduled, and separate notice provided, at a future date.) OTHER REQUIRED City Building and Engineering permits, WSDOT approval for access to SR-104 PERMITS: REQUIRED STUDIES: None at this time EXISTING ENVIRONMENTAL DOCUMENTS: Stormwater report, SEPA checklist, geotech report, arborist report and tree retention plan COMMENTS ON PROPOSAL DUE: October 31, 2022 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 https://www.edmondswa.gov/services/public involvement/public notices/development notices under the Exhibit 12 - Green PLN2022-004 Packet Pg. 207 1.m development notice for application number PLN20212-0049 & PLN2022-0053, 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 ,RNERSTONE � ARCHITECTURAL GROUP Exhibit 12 - Green PLN2022-004 Packet Pg. 208 Cityof Edmonds ureenwaiK ram AUjaceni rroperty monRA.%ll ALGOfVQU/N RD 1219 7 3 12k1 1291� • o0 12� �Q PgRgQ/ 3� 13 6 KULSH� RD s/ 1351 41) / 'Os, 0iq�s 12 �^ s -i4 10708 10624 22f O.' W W z .fl Ab 226TH ST SW v 2A 2261` o I 2222 A 22621P 2� 229 ;t v o 22is 227� 2� 1: 3,031 O zz I 1.m I E O Y Legend ° Sections Boundary Sections s Edmonds Boundary i C ArcSDE.GIS.PROPERTY_BUILDIP ArcSDE.GIS.STREET_CENTERLIN i <all other values> + C C Interstate Principal Arterial •� S Minor Arterial; Collector S Local Street; On Ramp ° C State Highways < <all other values> Z S 0 r 1 2 r t County Boundary t Parks i ArcSDE.GIS.PROPERTY_WASHII ArcSDE.GIS.PROPERTY CITIES ArcSDE.GIS.PROPERTY_CITIES 2 City of Edmonds C City of Lynnwood r City of Mountlake Terrace i S Unincorporated King Co; Unincor LJ City of Woodway + S Citv of Arlinaton: Citv of Bothell: S Notes 0 0 252.60 505.2 Feet Parcels within 300' of 540 & 550 < 376.2 This ma is a user generated static output from an Internet mapping site and is for Edmonds Wa 4,514 p B p Pp B Y reference only. Data layers that appear on this map may or may not be accurate, Files: PLN2022-0049 & -0053 WGS_1984_Web-Mercator _Auxiliary -Sphere current, or otherwise reliable. © City of Edmonds THIS MAP IS NOT TO BE USED FOR DESIGN OR CONSTRUCTION ibit 12 - Green Packet Pg. 209 1.m PARCEL_ID OWNERNAME OWNERLINEI OWNERCITY OWNERSTATE OWNERZIP 00384700500200 ECONOMOU CHRIS & MARLA 10828 KULSHAN RD WOODWAY WA 98020 27032500307100 HALE LINDSAY K & GARY KENDALL K 619 PARADISE LN EDMONDS WA 98020-4651 cS 27032500308100 OWENS OWEN L 401K TRUST PO BOX 12922 MILL CREEK WA 98082 00539100000100 PENA MICHAEL G & TERRI L 1370 6TH PL S EDMONDS WA 98020 — 00539100004100 CIVARRA JAMES & MARTHA 1371 6TH PL S EDMONDS WA 98020 d 27032500302600 PARADISE HEIGHTS HLD LLC 190 W DAYTON ST STE 103 EDMONDS WA 98020 27032500303200 REEDY PATRICK L 541 EDMONDS WAY EDMONDS WA 98020-4638 a 27032500303300 OWENS OWEN L & JACQUELINE L PO BOX 12922 LYNNWOOD WA 98082 X 27032500303400 NEWKIRK DARALEE LOUISE & SCOTT 13404 N ECHO LAKE RD SNOHOMISH WA 98296-6193 3 00384700500100 LECKY LIVING TRUST 10820 KULSHAN RD WOODWAY WA 98020-6127 d 27032500302900 KIM BYUNG H & IM HEE-SUNG 10826 KULSHAN RD WOODWAY WA 98020-6127 27032500308300 FERNANDEZ & BARNES LLC 10529 NE 58TH ST KIRKLAND WA 98033 27032500308400 MOLNAR BUILDING LLC PO BOX 55576 SHORELINE WA 98155 27032500308500 BONN DALE W PO BOX 72 EDMONDS WA 98020 +r O 27032500307300 1ST SECURITY BANK 6920 220TH ST SW STE 208 MOUNTLAKE TERRACE WA 98043 00384700501100 ZEVENBERGEN JOHN & JACLYN 10901 ALGONQUIN RD WOODWAY WA 98020-6108 v 27032500308900 EDMONDS WESTGATE LLC 606 EDMONDS WAY EDMONDS WA 98020 s 27032500310000 GEORGE LORI J 10605 226TH ST SW EDMONDS WA 98020 Q 27032500308800 LEWIS SCOTT F & MARGARITA 0 612 EDMONDS WAY EDMONDS WA 98020-4641 m 00384700501200 MILLER GLENN R & CATHERINE A 5916 STANDREWS DR MUKILTEO WA 98275-4847 Q 27032500309900 NELSON MICHAEL LEE 10607 226TH ST SW EDMONDS WA 98020-6100 C 27032500310400 KOFLER RALPH R & IRENE M 10611 226TH ST SW EDMONDS WA 98020 ca 27032500308700 REDELFS RICHARD HENRY & LIU XIAO WEI 606 EDMONDS WAY EDMONDS WA 98020-4641 O 0 27032500310100 MARTINELLI MICHAEL 10615 226TH SW EDMONDS WA 98020 27032500309800 LEMAS MITCHEL J & ALICE 10609 226TH ST SW EDMONDS WA 98020-6100 v 27032500316200 MAHMOUD MOHAMMED & MAHMOUD-HOWELL BETH 10705 226TH ST SW EDMONDS WA 98020-6132 Q 27032500316400 BAYER KIM/AUGUSTAVO ED 10707 226TH STREET SW EDMONDS WA 98020 4- 27032500316300 WILSON JAMES R & SHARON 10703 226TH ST SW EDMONDS WA 98020-6132 O 27032500310700 PETERS MARVIN T & LLYNDA F 10525 226TH ST SW EDMONDS WA 98020-5123 V r 27032500311000 KIMMELMAN LEE/SHU HUI HOU TTEE 1054 9TH AVENUE S EDMONDS WA 98020 O Z 27032500310800 SHEPSIS VLADIMIR & ANETA TRUST 8034 CYRUS PL EDMONDS WA 98026 ' 27032500316500 HELLEREN LEIF T & KIMBERLY J 2522 192ND ST SHORELINE WA 98177 r 27032500316700 JOHANNESSEN JOHN M CREDIT TRUST 10727 226TH ST SW EDMONDS WA 98020-6132 27032500308400 MOLNAR BUILDING LLC 1240 NE 175TH ST STE A SHORELINE WA 98155 t Exhibit 12 - Green PLN2022-004 Packet Pg. 210 1.m FILE NO.: PLN2022-0049 & PLN2022-0053 Applicant: Fernandez and Barnes LLC DECLARATION OF MAILING On the 171h day of October 2022, 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. 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 17th day of October 2022, at Edmonds, Washington. Signed: U:a4& W 4"&a 1BFP747887.DOC;1\00006.900000\ } Exhibit 12 - Green PLN2022-004 Packet Pg. 211 1.m File No.: PLN2022-0049 & PLN2022-0053 Applicant: Fernandez and Barnes LLC DECLARATION OF POSTING On the 17th day of October, 2022, 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. It was not posted at the Edmonds Library since it is being renovated following the 2022 water leak. 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 October, 2022, at Edmonds, Washington. c, Signed: Exhibit 12 - Green PLN2022-004 Packet Pg. 212 1.m CITY OF EDMONDS NOTICE OF PUBLIC MEETING '12C. 1 gy1J PROJECT DESCRIPTION: The proposal is for a preliminary formal subdivision of a 2.88-acre site into 16 single family residential lots using the planned residential development (PRD) process. All existing improvements would be removed, and a new plat road constructed to serve the new lots with access to Edmonds Way (SR-104). The site is zoned Single Family Residential — Master Plan (RS-MP). A master plan like a planned residential development allows development at the site to achieve an RS-8 zoning density (5.5 du/acre) while being able to modify some of the RS-12 development standards that apply to the site (excluding height). A PRD first requires review of home designs and site layout, including usable open space, by the Architectural Design Board (ADB). The ADB makes a recommendation on project design to the Hearing Examiner, who makes the final decision on the preliminary PRD and preliminary formal subdivision after a public hearing. PROJECT LOCATION: 540 & 550 Edmonds Way (Tax ID #s: 27032500308300 & 27032500308400) NAME OF APPLICANT: Fernandez Barnes LLC (Steve Barnes) FILE NO.: PLN2022-0049 & PLN2022-0053 DATE OF APPLICATION: June 24, July 7, and September 19, 2022 DATE OF COMPLETENESS: October 3, 2022 DATE OF NOTICE: July 13, 2023 REQUESTED PERMITS: Consolidated preliminary planned residential development and preliminary formal subdivision (Type III -A process with a decision by the Hearing Examiner after a public hearing. The public hearing will be scheduled, and separate notice provided, at a future date.) OTHER REQUIRED City Building and Engineering permits, WSDOT approval for access to SR-104 PERMITS: REQUIRED STUDIES: None at this time EXISTING ENVIRONMENTAL DOCUMENTS: Stormwater report, SEPA checklist, geotech report, arborist report and tree retention plan COMMENTS ON PROPOSAL DUE: N/A PUBLIC MEETING INFORMATION: A hybrid public meeting will be held by the Architectural Design Board on Thursday, July 27, 2023 at 6:00 p.m. The physical location is Edmonds City Hall, 121 5th Avenue N, 3rd Floor, Brackett Room. Or join the Zoom meeting at: Exhibit 12 - Green PLN2022-004 Packet Pg. 213 1.m https://edmondswa- gov.zoom.us/I/88959586932?pwd=RzdPWUlwM09PZ1k1M HN2eWM1YXPhZz09 Or via phone by dialing 253-205-0468 Meeting ID: 8895 9586 932 Password: 591531 Per ECDC 20.35.080, no public comment will be taken at the Architectural Design Board meeting; the Hearing Examiner will take testimony during a public hearing which will be noticed separately once a date has been determined. Information on this development application is available at the City of Edmonds Planning & Development Department, 121 5ch Ave North, Edmonds, WA 98020 between the hours of 10:00 A.M. and 2:00 P.M. Monday — Friday or through the City's website (https://www.edmondswa.gov/services/public involvement/public notices/developme nt notices) and search for permit PLN2022-0049 & -0053. A copy of the staff report will be available at least seven days prior to the meeting date. CITY CONTACT: Mike Clugston, AICP, Senior Planner michael.clugston@edmondswa.gov 425-771-0220 ,RNERSTONE � ARCHITECTURAL GROUP Exhibit 12 - Green PLN2022-004 Packet Pg. 214 1.m File No.: PLN2022-0049 Applicant: Fernandez and Barnes LLC DECLARATION OF POSTING On the 13rd day of July, 2023, the attached Notice of Public Meeting was posted as prescribed by Ordinance and in any event where applicable on or near the subject property. It was not posted at the Edmonds Library since it is being renovated following the 2022 water leak. 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 13th day of July 2023, at Edmonds, Washington. Signed: Exhibit 12 - Green PLN2022-004 Packet Pg. 215 Click2Mail MOL Pro Tracing Data Page 1 of 2 1.m For Click2Mail Order #20721338 Tracking Number Mailing Address Scan Status Scan Date Scan Address/Standard Type Location Address (ZipCode) 00270200802186710319 LECKY LIVING TRUST 10820 Kulshan Rd Woodway WA 98020-6127 UNITED STATES 00270200802186710319 Standard USPS Indicated Delivered 07/17/23 17:59 EDT 98020 00270200802186710318 NEWKIRK DARALEE LOUISE & SCOTT 13404 N Echo Lake Rd Snohomish WA 98296-6193 UNITED STATES 00270200802186710318 Standard USPS Indicated Delivered 07/17/23 13:33 EDT 98296 00270200802186710320 00270200802186710320 00270200802186710342 00270200802186710342 00270200802186710341 00270200802186710341 00270200802186710340 00270200802186710340 00270200802186710328 00270200802186710328 00270200802186710327 00270200802186710327 00270200802186710326 00270200802186710326 00270200802186710325 00270200802186710325 00270200802186710324 00270200802186710324 00270200802186710323 00270200802186710323 00270200802186710322 00270200802186710322 00270200802186710321 00270200802186710321 00270200802186710343 00270200802186710343 00270200802186710329 00270200802186710329 00270200802186710331 00270200802186710331 00270200802186710330 00270200802186710330 KIM BYUNG H & IM HEE-SUNG 10826 Kulshan Rd Woodway WA 98020-6127 UNITED STATES Standard USPS Indicated Delivered 07/17/23 17:59 EDT 98020 JOHANNESSEN JOHN M CREDIT TRUST 10727 226th St SW Edmonds WA 98020-6132 UNITED STATES Standard USPS Indicated Delivered 07/17/23 19:12 EDT 98020 HELLEREN LEIF T & KIMBERLY J 2522 NW 192nd PI Shoreline WA 98177-2920 UNITED STATES Standard 07/14/23 21:50 EDT 48233 SHEPSIS VLADIMIR & ANETA TRUST 8034 Cyrus PI Edmonds WA 98026-5028 UNITED STATES Standard USPS Indicated Delivered 07/17/23 16:40 EDT 98026 LEWIS SCOTT F & MARGARITA O 612 Edmonds Way Edmonds WA 98020-4641 UNITED STATES Standard USPS Indicated Delivered 07/17/23 17:35 EDT 98020 GEORGE LORI J 10605 226th St SW Edmonds WA 98020-6100 UNITED STATES Standard USPS Indicated Delivered 07/17/23 19:12 EDT 98020 EDMONDS WESTGATE LLC 606 Edmonds Way Edmonds WA 98020-4641 UNITED STATES Standard USPS Indicated Delivered 07/17/23 17:35 EDT 98020 ZEVENBERGEN JOHN & JACLYN 10901 Algonquin Rd Woodway WA 98020-6108 UNITED STATES Standard USPS Indicated Delivered 07/17/23 19:24 EDT 98020 1 ST SECURITY BANK 6920 220th St SW Ste 208 Mountlake Terrace WA 98043 UNITED STATES USPS Indicated Delivered 07/17/23 11:18 EDT 98043 BONN DALE W PO Box 72 Edmonds WA 98020-0072 UNITED STATES Standard USPS Indicated Delivered 07/17/23 08:21 EDT 98020 MOLNAR BUILDING LLC PO Box 55576 Shoreline WA 98155-0576 UNITED STATES Standard Arrived at Recipient PO 07/17/23 01:13 EDT 98168 FERNANDEZ & BARNES LLC 10529 NE 58th St Kirkland WA 98033-7417 UNITED STATES Standard USPS Indicated Delivered 07/17/23 12:26 EDT 98033 MOLNAR BUILDING LLC 1240 NE 175th St Ste A Shoreline WA 98155-5145 UNITED STATES Standard USPS Indicated Delivered 07/17/23 09:18 EDT 98155 MILLER GLENN R & CATHERINE A 5916 St Andrews Dr Mukilteo WA 98275-4847 UNITED STATES Standard USPS Indicated Delivered 07/17/23 11:01 EDT 98275 KOFLER RALPH R & IRENE M 10611 226th St SW Edmonds WA 98020 UNITED STATES En Route 07/17/23 07:05 EDT 98168 NELSON MICHAEL LEE 10607 226th St SW Edmonds WA 98020-6100 UNITED STATES Standard USPS Indicated Delivered 07/17/23 19:12 EDT 98020 Exhibit 12 - Greenwalk Park PLN2022-0049 & -0053 Page 2 of 2 Tracking Number Mailing Address Scan Status Scan Date Scan Address/Standard Type Location Address (ZipCode) 00270200802186710317 OWENS OWEN L & JACQUELINE L PO Box 12922 Mill Creek WA 98082-0922 UNITED STATES 00270200802186710317 Standard Arrived at Recipient PO 07/16/23 18:13 EDT 98052 00270200802186710339 KIMMELMAN LEE/SHU HUI HOU TTEE 1054 9th Ave S Edmonds WA 98020-3909 UNITED STATES 00270200802186710339 Standard USPS Indicated Delivered 07/17/23 11:38 EDT 98020 00270200802186710316 REEDY PATRICK L 541 Edmonds Way Edmonds WA 98020-4694 UNITED STATES 00270200802186710316 Standard USPS Indicated Delivered 07/17/23 12:06 EDT 98020 00270200802186710338 PETERS MARVIN T & LLYNDA F 10525 226th St SW Edmonds WA 98020-5123 UNITED STATES 00270200802186710338 Standard USPS Indicated Delivered 07/17/23 18:49 EDT 98020 00270200802186710315 PARADISE HEIGHTS HLD LLC 190 W Dayton St Ste 103 Edmonds WA 98020-4182 UNITED STATES 00270200802186710315 Standard USPS Indicated Delivered 07/17/23 11:56 EDT 98020 00270200802186710337 WILSON JAMES R & SHARON 10703 226th St SW Edmonds WA 98020-6132 UNITED STATES 00270200802186710337 Standard USPS Indicated Delivered 07/17/23 19:12 EDT 98020 00270200802186710314 CIVARRA JAMES & MARTHA 1371 6th PI S Edmonds WA 98020-4616 UNITED STATES 00270200802186710314 Standard USPS Indicated Delivered 07/17/23 12:06 EDT 98020 00270200802186710336 BAYER KIM/AUGUSTAVO ED 10707 226th St SW Edmonds WA 98020-6132 UNITED STATES 00270200802186710336 Standard USPS Indicated Delivered 07/17/23 19:12 EDT 98020 00270200802186710313 PENA MICHAEL G & TERRI L 1370 6th PI S Edmonds WA 98020-4616 UNITED STATES 00270200802186710313 Standard USPS Indicated Delivered 07/17/23 12:06 EDT 98020 00270200802186710335 MAHMOUD MOHAMMED & MAHMOUD-HOWELL BETH 10705 226th St SW Edmonds WA 98020-6132 UNITED STATES 00270200802186710335 Standard USPS Indicated Delivered 07/17/23 19:12 EDT 98020 00270200802186710312 OWENS OWEN L 401 K TRUST PO Box 12922 Mill Creek WA 98082-0922 UNITED STATES 00270200802186710312 Standard Arrived at Recipient PO 07/16/23 18:13 EDT 98052 00270200802186710334 LEMAS MITCHEL J & ALICE 10609 226th St SW Edmonds WA 98020-6100 UNITED STATES 00270200802186710334 Standard USPS Indicated Delivered 07/17/23 19:12 EDT 98020 00270200802186710311 HALE LINDSAY K & GARY KENDALL K 619 Paradise Ln Edmonds WA 98020-4651 UNITED STATES 00270200802186710311 Standard USPS Indicated Delivered 07/17/23 12:06 EDT 98020 00270200802186710333 MARTINELLI MICHAEL 10615 226th St SW Edmonds WA 98020-6100 UNITED STATES 00270200802186710333 Standard USPS Indicated Delivered 07/17/23 19:12 EDT 98020 00270200802186710310 ECONOMOU CHRIS & MARLA 10828 Kulshan Rd Woodway WA 98020-6127 UNITED STATES 00270200802186710310 Standard USPS Indicated Delivered 07/17/23 17:59 EDT 98020 00270200802186710332 REDELFS RICHARD HENRY & LIU XIAO WEI 606 Edmonds Way Edmonds WA 98020-4641 UNITED STATES 00270200802186710332 Standard USPS Indicated Delivered 07/17/23 17:35 EDT 98020 Report Generated on : July 18, 2023 Exhibit 12 - Greenwalk Park PLN2022-0049 & -0053 1.n From: Clugston, Michael Sent: Monday, October 31, 2022 1:58 PM To: Dale Bonn Subject: RE: Comments on 540 & 550 Edmonds Way PLN2022-0049 and PLN2022- 0053 Attachments: PLN2022-0049 Neighborhood Meeting Information.pdf; RESUB 1 PLN2022-0049+WSDOT Letter+9.19.2022_9.38.07_AM+3115443.pdf Hi Dale, Thank you for your comments. You are now considered a party of record to permits PLN2022-0049 & - 0053. You will receive additional notice of the eventual SEPA determination and public hearing by the Hearing Examiner, receive a copy of his eventual decision, and have the right to appeal should you find that necessary. Your comments from early September 2022 were received but not acted on at that time since the project had not yet been determined to be complete. Once the application was found to be complete in early October 2022, the required noticing processes began. Regarding your September comments, you were on the list as a recipient for the pre -application meeting notice required to be held by the developer (see attached). I'm not sure what happened but you have received subsequent notice and are included in the process. With respect to the construction process, I don't know how that will play out this time. Off -site impacts caused during the project must be repaired at the developer's expense. I can say that sound from temporary construction sites is limited to 7AM-6PM on weekdays, 10AM-6PM on Saturdays. Additional property performance standards in ECDC 17.60 apply. Regarding access from SR-104, WSDOT controls on that and so will have to approve any eventual access and may add conditions to that (for example, right turn only going out). WSDOT is aware of the project (see attached) and will be consulted throughout the process. Tree retention and replacement must be managed in accordance with the adopted tree code in ECDC 23.10. The City's urban forest planner will be reviewing the project to ensure compliance with the code Likewise, compliance with stormwater codes will be evaluated by the City's stormwater engineer. Engineering staff will also review sewer requirements but water in that area is provided by Olympic View. I hope that helps. If you have any other questions, please let me know. Mike Clugston AICP I Senior Planner City of Edmonds 425-771-0220, ext. 1330 michael.clugston@edmondswa.gov The Planning & Development Department Permit Center is open M-F Sam to 4:30pm for Telephone and Digital/Remote access. In -Person walk-in service is currently available Wednesdays 10:00am to 2:00pm; appointments are encouraged. Exhibit 13 - Green PLN2022-004 Packet Pg. 218 1.n Appointments are also available M, T, Th, F, from 10am to 2pm. Please call ahead to arrange an in - person or remote (Zoom) appointment to assure the appropriate staff member is available. For general service: Phone 425.771.0220 Email devserv.admin@edmondswa.gov -----Original Message ----- From: Dale Bonn <dalepatience@icloud.com> Sent: Monday, October 31, 2022 11:23 AM To: Clugston, Michael <Michael.Clugston@edmondswa.gov> Subject: Comments on 540 & 550 Edmonds Way PLN2022-0049 and PLN2022-0053 Dear Mr. Clugston: Please consider these my comments on the above proposal that are due October 31, 2022. My comments include those in the attached letter dated August 30, 2022, which incidentally, I have not yet receive a response to from the City of Edmonds. In addition, due to the uncertainly as to how much disruption my tenants at the adjacent property, 600 Edmonds Way, will be forced to endure as a result of noise, air pollution, disruption of utilities, increased traffic, etc., I would like to make sure that they, or I, are adequately compensated for this disruption. If my tenants find it necessary to vacate the property, either temporarily or permanently, they, or I, must be compensated for lost rents and loss of the peaceful enjoyment of their home. I would like to be included in the discussion of what measures will be taken to mitigate the negative effects of these projects. Please make sure that I receive all notices of hearings and meetings. Sincerely, Dale W. Bonn PO Box 72 Edmonds, WA. 98020 Exhibit 13 - Green PLN2022-004 Packet Pg. 219 1.n August 30, 2022 Brad Shipley, Long Range Planner City of Edmonds 121-5thAvN Edmonds, WA. 98020 RE: Development at 540 and 550 Edmonds Way Dear Mr. Shipley: About two weeks ago I learned of a proposed development at 540 & 550 Edmonds Way from another neighbor. Apparently there was a public meeting promoted by the developer on May 10, 2022. As the adjacent property owner at 600 Edmonds Way, I am surprised that I was not informed of or invited to the meeting by the developer, Fernande Barnes, LLC. My mailing address is easily located in the Snohomish County public records. In their notice, Fernandez Barnes states, "The city of Edmonds requires that a public meeting must be conducted and all parties within 300 feet of the site shall be invoked prior to submitting for permitting to the city of Edmonds." One of the purposes of this letter is to inform the City that this requirement has not been met in as far as notification to me has not yet been made. The other purpose is to outline some of my concerns regarding a planned development of 16 residences on what is currently 2 homes covered with a tree canopy. My property at 600 Edmonds Way has a sewer easement through and under 540. 1 want to make sure that this is not damaged or rendered unusable for any period of time during construction. 2. 1 have what I consider to be very good renters in the house and am extremely concerned about disruptions to their quiet enjoyment of the property. This is a concern both during construction and afterwards. If there is to be construction on the scale proposed, there needs to be mitigation efforts to reduce noise, dust and unsightliness from construction crews and heavy equipment. This may be, but is not limited to, monetary compensation to the tenants and other adjacent homeowners who may find their homes uninhabitable during a portion of the construction period. At completion, there needs to be a substantial barrier between the properties. 3. Ingress and egress from SR 104 is a concern. The developer states that The State Department of Transportation has given approval for a single drive that will access 104 to minimize traffic hazards. After personally living at 600 Edmonds Way for more than 35 years, I can give personal testimony that I don't think there is anything that a can be done to sufficiently mitigate traffic from what was two houses becoming 16 houses. I Exhibit 13 - Green PLN2022-004 Packet Pg. 220 1.n have waited in traffic for more that 5 minutes to either exit or enter my driveway when ferry traffic is coming up the hill. This summer there is less traffic than normal due to WSDOT being unable to maintain a normal two boat schedule, but that is only temporary. There will be increased traffic accidents if there are 16 house with 32 or more vehicles trying to get in and out during busy commute times. The speed limit on that stretch of highway is poorly enforced. I have witnessed numerous incidents of road rage on this section of the highway over the years. 4. 1 am concerned with climate change and the impact of clearing the tree canopy from lot 550. The developer states that they will "maintain as many trees around the perimeter of the site as possible". Many of the trees on the perimeter have already been tagged, assume for cutting. Is this in compliance with code? In last week's Beacon, August 25, there is an article about the Edmonds Climate Action Plan. One recommended action plan is adopting a canopy coverage target, a tree survey and a possible requirement to plant a minimum number of trees at construction sites. I hope the developer is not rushing, and the city does not allow, discriminate tree cutting to circumvent proposed tighter regulation. These trees have been there a very long time and clearcutting will impact wind patterns on my lot making my trees more susceptible to falling during wind storms. Any mitigation efforts made by planting trees elsewhere will do nothing to clear our air of the gasoline fumes and other pollutants from SR 104. 5. 1 notice that there is play area very close to SR 104. It seems to be a bad location to have children play that close to a major highway next to the single ingress/egress. I was always concerned that a speeding or drunk driver was going to miss the curve and wind up in our house or the house at 540. Studies by the University of Washington and other universities show that there is a direct correlation between the proximity of high density roads and respiratory diseases, especially in children. In conclusion, I have serious concerns about a development of this size and density on 540 & 550 Edmonds Way. I ask that the City of Edmonds take a very careful look at the entire proposal before considering permits and require the appropriate mitigation. I would especially like to see the analysis from WSDOT on the single access driveway and their thoughts behind the safety to residents and the public of more than 30 additional vehicles entering/exiting the highway with oncoming ferry traffic, especially on Friday evenings when downhill ferry traffic can be back up to the Westgate Chapel. Sincerely, Dale Bonn PO Box 72 Edmonds, WA. 98020 C: Grenwalk Designs, LLC Exhibit 13 - Green PLN2022-004 Packet Pg. 221 1.n From: Clugston, Michael Sent: Wednesday, January 18, 2023 8:57 AM To: Mitch Lemas Cc: McConnell, Jeanie Subject: RE: PLN2022-0049 & PLN2022-0053 public comment Hi Mitch, Thanks for the info. I've copied Jeanie McConnell from the Engineering Division so the concept is on her radar as well. I'm not sure if this is something that can be achieved through the adjacent platting project that is occurring but we'll take a look. Have a good day. Mike Clugston AICP I Senior Planner City of Edmonds 425-771-0220, ext. 1330 michael.clugston@edmondswa.gov The Planning & Development Department Permit Center is open M-F 8am to 4:30pm for Telephone and Digital/Remote access. In -Person walk-in service is currently available Wednesdays 10:00am to 2:OOam: aaoointments are encouraged. Appointments are also available M, T, Th, F, from 10am to 2pm. Please call ahead to arrange an in person or remote (Zoom) appointment to assure the appropriate staff member is available. For general service: Phone 425.771.0220 Email devserv.admin@edmondswa.gov From: Mitch Lemas <mitch@pacificrepworks.com> Sent: Wednesday, January 18, 2023 8:51 AM To: Clugston, Michael<michael.clugston@edmondswa.gov> Subject: PLN2022-0049 & PLN2022-0053 public comment Mr. Clugston, I appreciate the time on the phone last month regarding the proposed development project located at 540 & 550 Edmonds Way and our residential access to City of Edmonds sewer infrastructure. I'd like to ask that this project include a hookup site and access to City of Edmonds sewer lines for the 2 adjoining properties located at 10615 & 10609 226th St SW. These properties are currently utilizing septic tank systems for their waste water. Exhibit 13 - Green PLN2022-004 Packet Pg. 222 1.n Please note, both properties are more than 200 feet from any sewer main (both City of Edmonds & Olympic View) which perpetuates the use of a septic system when a repair of replacement becomes necessary. We understand migrating homes within city limits from septic systems to the city sewer system is a priority for the City of Edmonds. Including this small provision is consistent with this civic objective and would seemingly be of minor marginal cost to the developer for a project of this size. Thank you for considering our request. Kindest regards, Mitch Lemas and Kathy Martinelli 10609 & 10615 226th St SW, Edmonds Mitch cell: 425-772-6764 Exhibit 13 - Green PLN2022-004 Packet Pg. 223 1.n Clugston, Michael From: Clugston, Michael Sent: Tuesday, February 28, 2023 3:29 PM To: L.M. Lecky Cc: Lien, Kernen; John H Lecky M.D. Subject: RE: Party of Record Concerns re: PRD 540/550 Edmonds Way Hi Lisa, Thank you for your comment. Kernen's email probably bounced back to you — he left Edmonds last fall for greener pastures in the Olympia area but I'm still working on this project. You are considered a party of record to permits PLN2022-0049 & -0053, will receive a copy of the eventual decision, and have the right to appeal should you find that necessary. Regarding stormwater, all stormwater must be managed on the project site and that is something that the Engineering Division will look at as part of their review. As for trees, those along the property line between your parcel and the development site are shown to be retained and enhanced in a couple locations — the top (or left) snip below shows existing conditions and the bottom (right) snip shows conditions after the proposed replanting. The exact location of the replacements hasn't been determined but it looks like the intent is to provide additional screening for the houses - that is something you could talk to Steve Barnes about. If you have any other questions, please let me know. Mike Clugston AICP I Senior Planner City of Edmonds 425-771-0220, ext 1330 michael.clugston@edmondswa.gov The Permit Center is open M-F 8am to 4:30pm for Telephone and Digital/Remote access. In -Person walk-in service is currently available Wednesdays 10:OOam to 2:OOom: aaoointments are encouraaed. Appointments are also available M, T, Th, F, from 10am to 2pm. Please call ahead to arrange an in -person or remote (Zoom) appointment to assure the appropriate staff member is available. For general service: Phone / 425.771.0220 Email / devserv.admin@edmondswa.gov Exhibit 13 - Green PLN2022-004 Packet Pg. 224 1.n U Q N D 0 rl E I I I RS—MP _ 1 _ N 888'01 " 489 30'CED 2 .1' O_ 478 22 0 T 4 I I . ► 1 / I I �\ 4 CED /1 1/ E 4 S.F. 4 / 1 i 1 \ i----- f—�I 4 1 �'\ � ♦ 1 � 8' 14P 1 I t ' I / ___��' Ill�jj I LYT ��� ' 7,2 616 S.F�472 6 4936 . / 443 65fr' ! i / // ;21F1'6V ✓I 21 . .� A"w �rw `I 1 *) I DEC L I 0, � U L ILJ u i i VLJ TREE F, / o 7�339— t 1111 /Yk! 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Lecky <Imlecky@yahoo.com> Sent: Tuesday, February 28, 2023 2:48 PM To: Clugston, Michael <michael.clugston@edmondswa.gov> Cc: Lien, Kernen <kernen.lien@edmondswa.gov>; John H Lecky M.D. <Lecky@u.washington.edu>; Lisa Lecky <Imlecky@yahoo.com> Subject: Party of Record Concerns re: PRD 540/550 Edmonds Way Re: Concerns re PRD 540/550 Edmonds Way - Fernandez Barnes, LLC (Steve Barnes) Hi Mike, In your reply to my email dated October 18, 2022, you explained that, to become a "party of record" should send you a list of concerns. To formally document these concerns, please add this email to your files for PRD 540/550 Edmonds Way. 1. Stormwater Runoff: According to Steve Barnes, four flag houses will be built 10 feet away from my property line. To build these houses, significant, native evergreen trees will be removed. I am concerned that removal of these trees, and the attendant change in drainage patterns, will create stormwater runoff onto my property. 2. Request for Developer to Install Fence Before Construction Begins: During the Zoom meeting on May 10, 2022, Steve Barnes agreed to build a six-foot, wood fence (the maximum height allowed) along the property lines. According to Steve Barnes, we will hear "significant construction noise" for six months or longer (Monday through Saturday). Having the fence completed before any construction begins would help to mitigate construction noise. 3. Request to Meet With Developer re Planting Trees Along Property Lines: If development is approved, the top floors and roofs of the four flag houses will be visible from the main windows of my home. I would like the developer to plant Leyland cypress or other appropriate trees along the property lines. This would help to hide the PRD houses from view and decrease construction noise. A meeting with you and/or Steve Barnes would help determine exactly where the trees might be planted to achieve the desired effect. Please let me know how to schedule this meeting. Going forward, I am open to your recommendations and advice. Thank you for your ongoing help, Mike. Sincerely, Lisa Lisa M. Lecky and John H. Lecky 10820 Kulshan RD Woodway, WA 98020 Phone: 425-640-8797 Exhibit 13 - Green PLN2022-004 Packet Pg. 226 1.n M MULLAVEY, PROUT, GREINLEY & FOE, LLP LAW OFFICES I A LIMITED LIABILITY PARTNERSHIP I ALL ADMITTED IN WASHINGTON 4, CHARLES N. MULLAVEY (1929-2015) RICHARD L. PROUT, P.C. (Of Counsel) HENRY W.GRENLEY ALAN K. FOE, P.S. (RERRED PARTNER) JOHN S. WMASTERS, P.S. TREN WICKSTROM SARAH E. SMITH DIANE L. WIES DANIEL A.S. FOE SCOTT M. ELLERBY March 27, 2023 Justin Barnes Fernandez & Barnes LLC 10529 NE 58 h St. Kirkland, WA 98033 2401 NW SIXTY-FIFTH PO BOX 70567 SEATTLE, WASHINGTON 98127 (206) 789-2511 FAX: (206) 789-4484 www.ballardlawyers.com John S. McMasters jmcmasters@ballardlawyers.com Via Regular and Certified Mail Re: 540 Edmonds Way, Edmonds, WA; Tax Parcel Number #27032500308300 Dear Mr. Barnes: I represent Kari Johannessen, who owns the property located at 10727 226th Street SW, Edmonds, Washington, and the property's tax parcel number is 202012045001. I understand that your company purchased the property at 540 Edmonds Way from Alexander Molnar and Theresa Molnar in December of 2021, and that you are in the process of short platting the property for development. I presume that you already have a survey of your property and are aware of the boundary lines and encroachments. The purpose of this letter is to ascertain that you are aware that Kari Johnanessen asserts that the property which is located south of Kari Johannessen's existing fence line belongs to Kari Johannessen, and has been exclusively maintained and used by her and her family for more than thirty years. In that you are in the process of planning your development, Kari Johannessen wished to confirm that you had adequate notice, such that an adjustment to your plan was not required at a later point in time. If you wished to have the boundary line adjusted to the existing fence line at this time, please contact me, and we can discuss the most effective way to do so. Very truly yours, MULLAVEY. PROUT, GRENLEY & FOE, LLP In JSM:kf Enclosure - Survey Our file no. 22123.08803 cc: Kari Johannessen l o i i i i S. McMasters MAwpdocs\Johannessen, Kari12021 Boundaryll-Justin Barnes 01 v3.docx Exhibit 13 - Green PLN2022-004 Packet Pg. 227 1.n 20 25 (sp) Pos 25 0 25 50 / 1 INCH = 50 FT I mfflp�Alr Car P)l4G #29 02 o0 00 00 1 (SUBJECT PROPERTY, EXHIBIT A) � 4 o s s EXISTING FENCE (rYP (2W,235 .F.)Ea L L3 4... L9! .tl N88' f 9'48'W 328.57 o�ROPERTY LINE ' - ,, -- — 0 0 ; l do4 -'owi o Line. Table , a I o i EX 10' OLYMPVC VIEW—/ \ way OlsiMT SEWER Q EASEM � MUSE IF93173 ( J I ---� i i----------- �---- i LINE aEa3rNc. DISTANCE L f S8 f'05' 18'E 19.5 f' l2 N88'50:49'� : 42.57' L3 589'44'19'i ° 6Z.0 f ' L4 fY82' 10'431� 30.60' L5 58976'2B E 27.89' L6 N88'31'18'� 20.81' L7 S59 32'03'� 6.34' Le Nsr s2'o2'� B.oa� L9 586f0'04'L 4047' L r0 S8227 56� 7.58' L f f S82'29'491� 22.49' L12 SOi'1201iY 505' Exhibit 13 -Green PLN2022-004 Packet Pg. 228 1.0 a s s o c i a t e d earth sciences i n c o r p o r a t e d January 11, 2022 Project No. 20200451H001 Fernandez & Barnes LLC 28720 SE 63rd Street Issaquah, Washington 98027 Attention: Mr. Justin Barnes Subject: Limited Subsurface Exploration and Infiltration Feasibility Assessment Molnar Short Plat 540 and 550 Edmonds Way Edmonds, Washington Dear Mr. Barnes: Associated Earth Sciences, Inc. (AESI) is pleased to present our findings and stormwater infiltration feasibility assessment and recommendations for the above -referenced project. Our general understanding of the project is based on discussions with you, our experience working in the project vicinity, and review of conceptual project documents. Based on the results of our subsurface explorations, we consider infiltration to be feasible for this project based on the presence of permeable Vashon advance outwash sands at a depth of about 10 feet beneath surficial fill and glacial till, as discussed in this letter -report. This letter -report has been prepared for the exclusive use of Fernandez & Barnes LLC, for specific application to this project. Within the limitations of scope and schedule, our services have been performed in accordance with generally accepted local geotechnical engineering practices in effect at the time our letter -report was prepared. No other warranty, express or implied, is made. Our work was performed in general accordance with our proposal, dated September 21, 2021. SITE AND PROJECT DESCRIPTION The subject site includes the existing single-family residential properties located at 540 and 550 Edmonds Way in Edmonds, Washington (Snohomish County Parcel Nos. 27032500308300 and 27032500308400), as shown on Figure 1 "Vicinity Map." The parcels are irregularly shaped and have a total area of approximately 2.88 acres. Each parcel contains a single-family residence with detached garage, landscaping, and associated access and utility improvements. The project area gently slopes down toward the northwest and southeast. Site slopes are generally inclined at 10% or less with one moderate slope approximately 8 feet tall and inclined at 20 to 25% next to the northern detached garage. Vegetation consists of maintained grass lawn and landscaping, and mature trees are scattered throughout both parcels. A large, Kirkland I Tacoma I Mount Vernon 425-827-7701 I www.aesgeo.com Exhibit 14 - Green PLN2022-004 Packet Pg. 229 1.0 Molnar Short Plat Limited Subsurface Exploration and Edmonds, Washington Infiltration Feasibility Assessment decorative, water feature is situated near the center of the 540 Edmonds Way parcel. It consists of multiple waterfalls and streams traveling over and around large boulders, and empties into a maintained decorative pond approximately 25 feet wide and 50 feet long. We understand that the current plan includes the subdivision of the existing parcels into sixteen lots for the purposes of constructing new single-family residences, with associated access and utilities at the resulting lots. We understand that infiltration is being considered as a means of stormwater disposal, and we have been requested to complete an infiltration feasibility assessment for the subject project. SUBSURFACE EXPLORATION Our field studies were conducted for this project in October 2021 and included excavating two exploration pits. The site location is shown on the "Vicinity Map," Figure 1, and approximate locations of the explorations completed for this study are presented on the "Site and Exploration Plan," Figure 2. The various types of sediments, as well as the depths where the characteristics of the sediments changed, are indicated on the exploration logs presented in Appendix A. The depths indicated on the logs where conditions changed may represent gradational variations between sediment types. If changes occurred between sample intervals in our exploration pits, they were interpreted. Our explorations were approximately located in the field by measuring from known site features. The conclusions and recommendations presented in this letter -report are based, in part, on the explorations completed for this study. The number, locations, and depths of the explorations were completed within site and budgetary constraints. Because of the nature of exploratory work below ground, extrapolation of subsurface conditions between field explorations is necessary. It should be noted that differing subsurface conditions may be present due to the random nature of deposition and the alteration of topography by past grading and/or filling. The nature and extent of variations between the field explorations may not become fully evident until construction. If variations are observed at that time, it may be necessary to re-evaluate specific recommendations in this letter -report and make appropriate changes. Exploration Pits One exploration pit and one Pilot Infiltration Test (PIT) were excavated with a steel -tracked excavator under subcontract to AESI. These pits permitted direct, visual observation of subsurface conditions. Materials encountered in the exploration pits were studied and classified in the field by a geologist from our firm. All exploration pits were backfilled immediately after examination and logging. Samples were then transported to our laboratory for further visual classification and testing, as necessary. January 11, 2022 ASSOCIATED EARTH SCIENCES, INC. JG11d - 20200451 H001 -002 Exhibit 14 - Gree PLN2022-004 Packet Pg. 230 1.0 Molnar Short Plat Limited Subsurface Exploration and Edmonds, Washington Infiltration Feasibility Assessment SUBSURFACE CONDITIONS The feasibility of stormwater infiltration depends upon the presence of a suitable native receptor soil of sufficient thickness, extent, permeability, and vertical separation from groundwater. All explorations completed for this study generally encountered fill over a series of glacially derived sediments. Stratigraphy Grass/Topsoil A surficial layer of organic -rich, grass sod over dark brown topsoil was encountered at all explorations. The encountered thickness of the topsoil was generally 8 inches. Organic topsoil is not a suitable stormwater infiltration receptor. Fill Underlying the surficial topsoil horizon, our explorations encountered approximately 4 feet of loose, gray to dark brown, fine to medium sand, with variable silt and gravel content and trace organics and debris. These materials are interpreted as fill soils placed during previous site development. Fill is expected to be found around existing structures, buried utilities, foundation/wall backfill areas, and beneath landscape improvements. Due to their variable silt content, highly variable composition, and lack of lateral continuity, fill soils are not a suitable stormwater infiltration receptor. Vashon Recessional Outwash Sediments encountered beneath the fill soils in our explorations generally consisted of loose to medium dense, bedded, orangish brown, fine to medium sand with variable silt and gravel content. We interpret these sediments to be representative of Vashon recessional outwash. The recessional outwash was only about 3 to 3.5 feet in thickness, and was underlain by glacial till at a depth of about 7 to 8 feet. The Vashon recessional outwash was deposited by meltwater streams flowing from the retreating glacial ice during the latter portion of the Vashon Stade of the Fraser Glaciation, approximately 12,500 to 15,000 years ago. Vashon recessional outwash is often a suitable stormwater infiltration receptor, but at this location it does not have sufficient thickness or permeability. Therefore, it is not a suitable stormwater infiltration receptor. Vashon Lodgement Till Underlying the recessional outwash, our explorations encountered dense to very dense, non -stratified, gray, silty, fine sand with some gravel, interpreted as Vashon lodgement till. The till layer ranged from 2 to 3 feet in thickness, and was underlain by Vashon advance outwash at a depth of about 10 feet. The Vashon lodgement till was deposited directly from basal, debris -laden glacial ice during the Vashon Stade of the Fraser Glaciation, approximately 12,500 January 11, 2022 ASSOCIATED EARTH SCIENCES, INC. JG11d - 20200451 H001 -002 Pa e 3 Exhibit 14 - Green PLN2022-004 Packet Pg. 231 1.0 Molnar Short Plat Limited Subsurface Exploration and Edmonds, Washington Infiltration Feasibility Assessment to 15,000 years ago. The high relative density characteristic of the Vashon lodgement till is due to its consolidation by the massive weight of the glacial ice from which it was deposited. Due to a significant amount of fines and consolidation by the massive weight of the glacial ice from which it was deposited resulting in a very low permeability, lodgement till is not a suitable stormwater infiltration receptor. Vashon Advance Outwash Underlying the lodgement till, our explorations encountered dense, gray, fine sand, with trace silt and trace gravel. The bedding was primarily massive with only occasional thin (%-inch-thick) silty sand interbeds. We interpret these sediments to be representative of Vashon advance outwash. The Vashon advance outwash was deposited by meltwater streams flowing from the advancing glacial ice during the early portion of the Vashon Stade of the Fraser Glaciation, approximately 12,500 to 15,000 years ago. Unsaturated Vashon advance outwash is a suitable stormwater infiltration receptor when present in sufficient vertical and lateral extent, and provided the recommendations contained in this letter -report are followed. Published Geologic Mapping Review Review of the regional geologic map titled Geologic Map of the Edmonds East and part of the Edmonds West Quadrangles, by J.P. Minard (1983) indicates that the subject site is underlain by Vashon advance outwash with Vashon lodgement till mapped nearby. Our interpretation of subsurface conditions is in general agreement with the published geologic map of the area. Published Soils Mapping Review Review of the U.S. Department of Agriculture (USDA) Soils Conservation Service (SCS), now referred to as Natural Resources Conservation Service (NRCS), Web Soil Survey indicates that the subject site is underlain by Everett very gravelly sandy loam, 0 to 8 percent slopes. Everett Series soils have a parent material of glacial outwash. Our interpretations of the soils encountered in our explorations is in general agreement with the regional soils mapping. Hydrology Regional Groundwater Based on regional groundwater mapping (R.C. Newcomb, 1952, Ground -water Resources of Snohomish County, Washington: U.S. Geological Survey, Water -Supply Paper 1135, scale 1:62,500), we estimate the depth to deeper groundwater within the advance outwash to be on the order of elevation 220 to 240 feet, or about 35 to 55 feet below the current ground surface. While AESI was onsite for our field study, the property owner, Mr. Molnar, directed AESI to use the on -site domestic water well as the water supply for the PIT. Mr. Molnar estimated the groundwater level within the well to be approximately 35 feet below existing ground surface. January 11, 2022 ASSOCIATED EARTH SCIENCES, INC. JG/Id-20200451HO01-002 Pa e 4 Exhibit 14 - Green PLN2022-004 Packet Pg. 232 1.0 Molnar Short Plat Limited Subsurface Exploration and Edmonds, Washington Infiltration Feasibility Assessment We did not place any instruments within the well or open the well cap to determine the groundwater level inside. Review of the Washington State Department of Ecology Water Well Log for Mr. Molnar's water well (DOE Well Tag ALA-149) indicates that the static water level was 34.5 feet below the top of the well on May 23, 2005. This reported depth to water is consistent with the regional mapping of the groundwater table within the Vashon advance outwash underlying the site at depth. Local Groundwater No seepage was present at the time of digging in the exploration pits. We observed increased moisture content at the contact between the recessional outwash sediments in both EP-1 and IT-1 and the underlying low -permeability Vashon lodgement till. The infiltration test pit was left open for several hours to facility infiltration testing. Very slow groundwater seepage was observed at IT-1 at a depth of 7 feet below ground surface after being left open for approximately 7 hours for the PIT. We interpret this very slow groundwater seepage as being perched on top of the underlying Vashon lodgement till. In areas underlain by lodgement till, it is common for shallow perched seepage to accumulate seasonally at the base of more -permeable fill or recessional outwash deposits, or for groundwater to be present within the weathered till horizon during the wetter winter months. Groundwater perched within the weathered till sediments is known as "interflow," and is perched atop the underlying, dense, low -permeability, unweathered till. This water may travel laterally and typically will follow the ground surface topography. During excavation immediately after infiltration testing at IT-1 was complete, one discontinuous seepage on a sidewall was encountered within the Vashon advance outwash at a depth of approximately 14 feet. We interpret this seepage to be water from our infiltration test perched on a thin, natural, less -permeable layer within the advance outwash. It should be noted that the depth or occurrence of groundwater seepage below the site may vary in response to such factors as changes in season, precipitation, and on- and off -site use. Explorations for this study were conducted in October 2021. Laboratory Testing AESI performed a grain -size analysis (sieve) on a representative sample of the Vashon advance outwash sediments. This grain -size analysis test result is included in Appendix B and is summarized below in Table 1 with soil descriptions based on ASTM International (ASTM) D-2487 Unified Soil Classification System (USCS). January 11, 2022 ASSOCIATED EARTH SCIENCES, INC. J611d - 20200451 H001 -002 Pa 5 Exhibit 14 - Green PLN2022-004 Packet Pg. 233 1.0 Molnar Short Plat Limited Subsurface Exploration and Edmonds, Washington Infiltration Feasibility Assessm en t Table 1 Summary of Grain -Size Analysis Exploration Number Depth (feet) I Geologic Unit USCS Soil Description Fines Content (%) IT-1 11 Vashon Advance Outwash SAND, trace gravel, trace silt 2.0 USCS = Unified Soil Classification System % = percent of total weight passing the U.S. No. 200 Sieve INFILTRATION Infiltration Testing Procedures Infiltration testing was conducted in order to obtain a representative infiltration rate for the proposed project using a method generally corresponding to the procedure described for the Small -Scale PIT in the 2017 City of Edmonds Stormwater Addendum. One low -head Small -Scale PIT was completed in the central portion of the site near the proposed infiltration facility location. Water for the testing was obtained from an on -site domestic water well with an integrated pumping system. Water for the test was then conveyed through an electronic flow meter assembly with instantaneous flow rate and total flow volume readouts into the infiltration test pit. Every 10 to 15 minutes, flow rates were recorded and water levels were measured with a staff gauge marked in 0.01-foot increments that was placed in the test pit prior to testing. Infiltration data and details of testing are included in Appendix C. Analyses of infiltration testing data are discussed in the "Infiltration Testing Results" section of this letter -report. AESI generally conducted infiltration testing as follows: during the initial portion of infiltration testing, water was discharged onto the pit base through a diffuser for a "soaking period" of 6 hours to allow the receptor soils in the immediate vicinity of the pit to become saturated. After completion of the soaking period, the water level in the pit was maintained at a constant low head with constant inflow rates for an additional hour. After 7 hours, the inflow was disconnected and the falling water level was monitored and recorded for at least 1 hour, or until water level was too low to measure. Infiltration Testing Results One Small -Scale PIT (IT-1) was conducted on October 18, 2021 at the approximate location of the proposed infiltration system, as shown on Figure 2, to obtain a representative infiltration rate. Field-testing data sheets are included in Appendix C. Details regarding the infiltration test are provided below in Table 2, "Small -Scale Pilot Infiltration Test Summary." January 11, 2022 ASSOCIATED EARTH SCIENCES, INC. JG/Id - 20200451 H001-002 P a Exhibit 14 - Green PLN2022-004 Packet Pg. 234 1.0 Molnar Short Plat Limited Subsurface Exploration and Edmonds, Washington Infiltration Feasibility Assessment Table 2 Small -Scale Pilot Infiltration Test Summary Average Flow Field Rate during Final Field (Unfactored) (Unfactored) Test Test Area Hour of Testing Constant -Head Falling -Head Test Depth (square (gallons per Infiltration Rate Infiltration Rate Number (feet) feet) minute) (inches/hour) (inches/hour) IT-1 11 12 1A 11.1 11.7 Upon completion of the infiltration test, infiltration pit IT-1 was deepened to: 1) document the types of soils the water infiltrated through, and 2) identify any soil layers that would restrict the downward flow of infiltrating water. The material beneath the test surface consisted of generally similar coarse -grained Vashon advance outwash sediments, extending beyond the maximum explored depth of 19 feet. AESI observed increased moisture content below the infiltration test depth, indicating that the test water infiltrated downward to at least the total depth explored. One discontinuous seepage was observed on a sidewall at approximately 14 feet below ground surface. Design Infiltration Rate Determination The field -based infiltration rates presented in Table 2 are unfactored field infiltration rates and are therefore non -conservative for design purposes. The 2017 City of Edmonds Stormwater Addendum requires that the field -measured infiltration rate must then have various correction factors applied to account for site variability, number of tests conducted, type of field test, and the potential for long-term clogging due to siltation and bio-buildup. The correction factors used in the calculation and the resulting Ksat Design rate are described below. Ksatdesign = Ksatinitial * CFv * CFT * CFM Ksat, design: Represents the long-term design infiltration rate. Ksat, initial: Represents the uncorrected field -measured infiltration rate. Site variability and number of locations tested (CFy): Based on the relatively uniform subsurface conditions observed in our explorations in the proposed infiltration area, we consider the uncertainty at the site to be low and a partial correction factor of 0.8 was selected. Uncertainty of test method (CFT): Based on the use of 1 Small -Scale PIT, a partial correction factor of 0.5 is defined. Dejzree of influent control to prevent siltation and bio-buildup (CFm): A partial correction factor of 0.9 is defined. January 11, 2022 ASSOCIATED EARTH SCIENCES, INC. JG11d-20200451H001-001 Pa e 7 Exhibit 14 - Green PLN2022-004 Packet Pg. 235 1.0 Molnar Short Plat Limited Subsurface Exploration and Edmonds, Washington Infiltration Feasibility Assessment We elected to use the constant -head infiltration rate as it was the lower of the two calculated field infiltration rates and would provide a more conservative design infiltration rate. Therefore, Design Infiltration Rate = 11.1 inches per hour x 0.8 x 0.5 x 0.9 = 4 inches per hour. The correction factors and resulting design infiltration rate apply only to the proposed infiltration facility near IT-1 where unsaturated advance outwash consistent with the tested material is present at the base of any proposed infiltration best management practice (BMP). General Infiltration BMP Subgrade Recommendations From our subsurface exploration, our laboratory testing results, and our Small -Scale PIT results, stormwater infiltration is feasible at this site. It should be noted that the Vashon advance outwash receptor was encountered at a depth of approximately 10 feet below existing ground surface. The base of the infiltration BMP should be situated at least 2 feet into the Vashon advance outwash deposits. AESI should confirm the required embedment into the infiltration receptor horizon at the time of construction. Due to natural variability of the subsurface conditions, the potential for field adjustments should be anticipated based on actual conditions encountered during construction. The infiltration subgrade will need to be protected from siltation and sand by proper temporary erosion and sediment control (TESC) practices and management of the imported materials stockpile. Turbid stormwater or silt must not be allowed into the infiltration system because it will clog the receptor soil. The BMP-specific design infiltration rate is based upon the field infiltration testing, grain -size distribution testing, subsurface exploration, groundwater level data, and AESI's experience on projects with similar site conditions. The design infiltration rate given above requires that a representative of AESI is present during; the excavation of the infiltration BMP to observe the subgrade. In addition, the infiltration system must remain off-line during construction to avoid siltation. Stormwater runoff must not be routed to the infiltration BMP until the site is stabilized and runoff is clear. The recommended design infiltration rates assume that permeable advance outwash deposits similar to that tested in IT-1 will be encountered at the subgrade of the proposed infiltration BMP. We recommend an overflow path be specified such that runoff above the BMP's design capacity does not cause flooding of a building or emergency access, erosion, or downstream sedimentation, or slope failure. January 11, 2022 ASSOCIATED EARTH SCIENCES, INC. lG/Id - 20200451HO01-002 P a 8 Exhibit 14 - Green PLN2022-004 Packet Pg. 236 1.0 Molnar Short Plat Limited Subsurface Exploration and Edmonds, Washington Infiltration Feasibility Assessment Critical Aquifer Recharge Areas and Groundwater Protection The Edmonds City Code (ECC 23.60.010) defines Critical Aquifer Recharge Areas as the following: Critical aquifer recharge areas (CARAs) are those areas with a critical recharging effect on aquifers used for potable water as defined by WAC 365-190-030(2). CARAs have prevailing geologic conditions associated with infiltration rates that create a high potential for contamination of ground water resources or contribute significantly to the replenishment of ground water. CARAs are protected as critical areas under the Washington State Growth Management Act. However, no areas meeting criteria for CARAs exist in the vicinity of the city of Edmonds. Thus, additional specific provisions for protection of this critical area type are not provided within this title. The ECC specifies that no CARAs are present within the vicinity of the City of Edmonds. Review of the Washington State Department of Health Source Water Assessment Program (SWAP) Online Mapping Application indicates that the Olympic View Water & Sewer District maintains a surface water source at Deer Creek in Woodway, approximately 0.5 miles southwest of the site. The 1-, 5-, and 10-year time of travel zones for this source extend southeast from Deer Creek and are more than 1,000 feet away from the site. Recommendations for Future Infiltration -Related Study Additional study of the fate of the infiltrated water such as depth to seasonal high groundwater, groundwater flow direction, and a mounding analysis may be necessary depending on the areas and volumes of stormwater to be infiltrated and any applicable City of Edmonds requirements. PLAN REVIEW AND CONSTRUCTION MONITORING We are available to provide additional geotechnical/hydrogeologic consultation as the project design develops and possibly changes from that upon which this letter -report is based. We recommend that AESI perform a review of the plans prior to final design completion. In this way, our infiltration recommendations may be properly interpreted and implemented in the design. We are also available to provide geotechnical engineering and hydrogeologic monitoring services during construction of the infiltration BMP. The infiltration performance depends on verification of anticipated subsurface conditions, proper site preparation, backfill quality, and construction procedures. In addition, engineering decisions may have to be made in the field in the event that variations in subsurface conditions become apparent. Construction monitoring services are not part of the current scope of work. If these services are desired, please let us know and we will prepare a cost proposal. January 11, 2022 ASSOCIATED EARTH SCIENCES, INC. JG11d - 20200451 H001 -002 Pa e 9 Exhibit 14 - Green PLN2022-004 Packet Pg. 237 1.0 Molnar Short Plat Limited Subsurface Exploration and Edmonds, Washington Infiltration Feasibility Assessment CLOSURE We appreciate the opportunity to be of service to you on this project. Should you have any questions regarding this letter -report or other geotechnical aspects of the project, please call us at your earliest convenience. Sincerely, ASSOCIATED EARTH SCIENCES, INC. Kirkland, Washington Joshua S. P. Greer, G.I.T. Senior Staff Geologist Jeffrey P. Laub, P.E., L.G., L.E.G. Associate Engineer/Geologist Attachments: Figure 1: Figure 2: Appendix A: Appendix B: Appendix C: Digitally signed by Kurt D. Kurt D. Merriman, P.E. MevJP�i�mN bD 20220113 Kurt D. Merriman, P.E. Senior Principal Geotechnical Engineer Vicinity Map Site and Exploration Plan Exploration Logs Laboratory Test Results Infiltration Test Data January 11, 2022 JG11d - 20200451HO01-002 ASSOCIATED EARTH SCIENCES, INC. Page 10 Exhibit 14 - Green PLN2022-004 Packet Pg. 238 1.0 Lol. NIF /. •� . • C 2 . 4. U) E w ED ONO • ♦ u- O � � `;•,. f • _ try w s;� � Ir . > • SITE . j I •O :D. 13 a �-7 C Al E ot; ' • ✓�: Gen ,1'^• - � � �• �' lC O ( - 99 G> Lu O'ti'O Y SNOHOMISH CcUN I Y scyQ — -- 1---- - - — — ---- — IN u0misil tt. c CL Y KING GQUNTY --- _- 0 T. i-, a s S O C i a t e d earth s c 1 9 n c 9 s X I n c o r p o r a t a Cl w a 2Vu VICINITY MAP E s FEET V I � r DATA SOURCES I REFERENCES. MOLNAR SHORT PLAT Q USGS 7.5' SERIES TOPOGRAPHIC ►/APS, ESRULCUBEDINRTIONkL NOTE BLACK AND WHIT£ GEOGRAPHIERIEST POGR REPRODUC71ONOFTHIS COLOR EDMONDS, WASHINGTON ORIGINAL MAY RE4M1)CF ITS SNOHOMISH CO: STREETS, CITY LIMITS, PARCELS. 3121 EFFECT► INESSANDLEADTO [PROJ NO. DATE i IGVRF_ LOCATIONS AND DISTANCES SHOWN ARE APPROXIMATE INCORRECT 6NTERPR£TATION 20200451 EO01 10121 1 PLN2022-004 Packet Pg. 239 1.0 LEGEND SITE ExPLORATION PIT MvRLTRATION TEST CITY BOUNDARY PARCEL CONTOUR 1 D FT CONTOUR 2 FT 0XIA SCCRCES P RETEREAICES WAST96 t" PCOTAL: NCDM IN MAI T $09W 2010 ACGU RED M10- - SEPT Mi. GRD CELL SME IS Y O.IMTOURS FROM LICAR SNCIWYSN Wr STREETS. PARCELS -R• 9198 CO EAGi FAEM TECNMCLODIEa dL AER V12019 LOCATIM 01D C-TANCES SHOM ARE AIFT43tTT0.TE 'L^ V L ft I N O FEET 0 V ERFGTIxFFMrw7lFAC T4,�jA,VAECTINTEMTT�rC 4v 4 r :a( t e d earth science s � Incorporated X EXISTING SITE AND W EXPLORATION PLAN MOLNAIR SHORT PtA- d EDMONDS WASHINGTON t PRW NO D4TE %lu'u FE. () 20200451H001 M21 tC r-r Q Exhibit 14 - Green PLN2022-004 Packet Pg. 240 1.0 APPENDIX A Exploration Logs IF 0 y .> CO m E L 0 um _ s a m E a 0 4) 0 c �a d d d C C a �a E L a L a �o 3 a� ,L^ V.+ L Q. 0 L (i 0 ,4) V Exhibit 14 - Green PLN2022-004 Packet Pg. 241 0 0 ° 0 Well -graded gravel and Terms Describing Relative Density and Consistency oa0 GW gravel with sand, little to Density SPT(Z)blows/foot N o no fines Coarse Very Loose 0 to 4 CD > � m > o a) v in geO0°0° to W 0000 o°0°0 GP Poorly-graded gravel Loose 4to10 Grained Soils Medium Dense 10 to 30 Test Symbols y U) o 6 00000 and gravel with sand, Dense 30 to 50 0 0 °000° 00000 little to no fines Very Dense >50 G =Grain Size N e Z 2000° (2) M = Moisture Content ° 0 0 0 Silty gravel and silty Z � o Consistency SPT blows/foot A = Atterberg Limits o � a ° ° GM gravel with sand Very Soft 0 to 2 C = Chemical Fine ` m , 0 , 0 Soft 2 to 4 DID = Dry Density Grained Soils E 0 LL Medium Stiff 4 to 8 K =Permeability Stiff 8 to 15 N Clayey gravel and Very Stiff 15 to 30 N� GC clayey gravel with sand Hard >30 o m Component Definitions L o Well -graded sand and L Descri tive Term Size Ranee and Sieve Number SW sand with gravel, little Boulders Larger than 12" o ; : to no fines Cobbles 3" to 12" 2 c .......... NlL ` a1 a Gravel 3" to No. 4 (4.75 mm) Poorly -graded raded sand y-g 0 cn o i 2 T LO SP and sand with gravel, Coarse Gravel 3" to 3/4" Fine Gravel 3/4" to No. 4 (4.75 mm) a) o v little to no fines Sand No. 4 (4.75 mm) to No. 200 (0.075 mm) o 0 Z Coarse Sand No. 4 (4.75 mm) to No. 10 (2.00 mm) Ch �y SM Silty sand and Medium Sand No. 10 (2.00 mm) to No. 40 (0.425 mm) silty sand with Fine Sand No. 40 (0.425 mm) to No. 200 (0.075 mm) o a C . gravel Silt and Clay Smaller than No. 200 (0.075 mm) Lo N SC Clayey sand and t3) Estimated Percentage Moisture Content CU NI clayey sand with gravel Component Percentage by Weight Dry Absence of moisture, Trace <5 dusty, dry to the touch Slightly Moist - Perceptible Silt, sandy silt, gravelly silt, 0 ML silt with sand or gravel Some 5 to <12 moisture >� Moist - Damp but no visible y Modifier 12 to <30 water Clay of low to medium 0 oN N (silly, sandy, gravelly) Very Moist - Water visible but U m ° J CL Plasticity; silty, sandy, or not free draining Z M ` gravelly clay, lean Clay Very modifier 30 to <50 Wet - Visible free water, usually Nw J (silty, sandy, gravelly) from below water table MU) == Organic clay or silt of low Symbols a1 or = OL plasticity Blows/6" or 0 _— Sampler portion of 6" Cement grout ° — Type / I surface seal Elastic silt, clayey silt, silt 2.0" OD Sampler Type o MH with micaceous or Split -Spoon Description (4i Bentonite seal L o diatomaceous fine sand or " Sampler 3.0" OD Split -Spoon Sampler :.: Filter pack with o Ln o silt (SPT) 3.25" OD Split -Spoon Ring Sampler (4) :. blank casing :: Clay of high plasticity, U) v o : CH sandy or gravelly Clay, fat Bulk sample 3.0" OD Thin -Wall Tube Sampler section Screened casing N .E .. clay with sand or gravel (including Shelby tube) : or Hydrotip with filter pack (7 — Grab Sample : End cap i Cr Organic clay or silt of O Portion not recoveredLL -' OH medium to high (1) (4) Percentage by dry weight Depth of ground water plasticity (2) (SPT) Standard Penetration Test (ASTM D-1586) T ATD = At time of drilling (3) Q Static water level (date) In General Accordance with Peat, muck and other g, _ c M 0n PT highly organic soils Standard Practice for Description (5) Combined USCS symbols used for O and Identification of Soils (ASTM D-2488) fines between 5% and 12% Classifications of soils in this report are based on visual field and/or laboratory observations, which include density/consistency, moisture condition, grain size, and plasticity estimates and should not be construed to imply field or laboratory testing unless presented herein. Visual -manual and/or laboratory classification methods of ASTM D-2487 and D-2488 were used as an identification guide for the Unified Soil Classification System. a s s o c i a t e d Q e a r t h s c i e n c e s EXPLORATION LOG KEY FIGURE Al i r Exhibit 14 - Green PLN2022-004 Packet Pg. 242 EXPLORATION PIT NO. EP-1 w This log is part of the report prepared by Associated Earth Sciences, Inc. (AESI) for the named project and should be read together with that report for complete interpretation. This summary applies only to the location of this trench at the m time of excavation. Subsurface conditions may change at this location with the passage of time. The data presented are ❑ a simplification of actual conditions encountered. DESCRIPTION Elevation (ft). 276 Topsoil - 3 inches 1 Fill Loose, moist, gray to dark brown, fine to medium SAND, some silt, trace gravel; frequent fine 2 organics (SP-SM). 3 4 5 Vashon Recessional Outwash Loose to medium dense, very moist at top to moist, orangish brown, silty, fine to coarse SAND, 6 some gravel; bedded (SM/SP-SM). 7 8 Vashon Lodgement Till 9 Dense, moist, gray, silty, fine SAND, some gravel; unsorted; excavates in clasts (SM). 10 Vashon Advance Outwash 11 Dense, moist, gray, fine SAND, trace silt, trace gravel; massive (SP). 12 13 Two very thin silty beds (0.25 inches thick). 14 15 16 17 Becomes some silt (SP-SM). 18 Bottom of exploration pit at depth 17 feet No seepage. Slight caving 3 to 6 feet. 19 20 21 O m C9 r X 22 W y LL E r m C z Molnar Short Plat E Edmonds, WA a a s s o c i a t e c Project No. 20200451 H001 N Logged by: JG N earth sciences i Approved by: JHS i n c o r p o r a t e c 10/18/21 Y Exhibit 14 - Green Packet Pg. 243 EXPLORATION PIT NO. IT-1 L This log is part of the report prepared by Associated Earth Sciences, Inc. (AESI) for the named project and should be read together with that report for comrlete interpretation. This summary applies only to the location of this trench at the o time of excavation. Subsurface conditions may change at this location with the passage of time. The data presented are a simplification of actual conditions encountered. DESCRIPTION Elevation (ft): 276 Topsoil - 4 inches 1 Fill Loose, moist, gray, fine SAND, trace silt, trace gravel, trace organics (SP). 2 Layer 1 foot thick of buried topsoil (SM). Loose, moist, dark brown, silty, fine SAND, trace gravel, trace organics and debris; metal irrigation 3 running east to west; drain pipe running west to south destroyed (SM). 4 Vashon Recessional Outwash Loose to medium dense, moist, orangish brown, silty, fine to medium SAND, some gravel; bedded 5 (SM). 6 7 Becomes very moist; slight seepage after 4 hours open. Vashon Lodgement Till 8 Dense to very dense, moist, gray, silty, fine SAND, some gray; unsorted diamict; excavates in clasts; difficult excavation (SM). 9 10 Vashon Advance Outwash 11 Dense, moist gray, fine SAND, trace silt; massive (SP). 12 Becomes very moist from infiltration test water; continues to bottom. 13 14 15 16 17 18 19 20 Bottom of exploration pit at depth 19 feet Slight seepage 14 to 14.5 feet at northeast corner. No caving. Infiltration test performed at 11 feet. 21 o u N 22 W N E +j W z Molnar Short Plat E o Edmonds, WA o w a s s o c i a t e c Q Logged by: JG Project No. 20200451 H001 earth sciences Approved by: JHS i n c o r p o r a t e s 10/18/21 a Y Exhibit 14-;Green Packet Pg. 244 1.0 APPENDIX B Laboratory Test Results c 0 N CO m E L 0 U- m 0 s a .r C 0 E a 0 m a� 0 r c m a� d C C a C E L a L (L 3 C m m /L^ V 0 Q a) L V r 0 ,0 V r r t K LU C 0 E t V r a� Q Exhibit 14 - Green PLN2022-004 Packet Pg. 245 1.0 0Y w Z I-L I- Z w U w 0- 100 90 80 70 60 50 40 30 20 10 0 Particle Size Distribution Report aaa ZZ c c c c 5 00 a N can a m v N I I I 1 1 I I I I I 1 I I 1 I I I 1 I I I I I 1 I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I 1 I I 1 I I I I I I I I I I I I I I I I I I I I I I I 1 I 1 1 I 1 1 I 1 I I I I I I I I I I I I I 1 I I I I 1 I I I I 1 I 1 I I I I I I I I I I I I I I I 1 I 1 I I I I I I I I I I I I I I I I I I I I I I I 1 I I I I 1 I I 1 I I I I I I I I I I I 1 I I I I I I I I I I I I I I I I I I I I I I I I I I I 1 I I I I I I I I I I I I I I I I I 1 I I I I 1 I I I I I I I I I I I I I I I I I I I I I I I I I 1 I I I I I I 1 I 1 I I I I I I I I I 1 I 1 I I I I I I I I I I I I I I I I I I I I i 1 I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I 1 I I I I I I I I I I I I I I I I I I I I I I 1 I I I I I I I I 1 I I I I I I I I I I I I I I I I 1 I I I I 1 I I I I 1 I I I I I 1 I 1 1 I I I I I I I I I I I I 1 1 I I I I I I I I I I I I I 1 1 I 1 I I I I I I I I 1 1 I 1 GRAIN SIZE - mm. % +3„ % Gravel % Sand % Fines Coarse Fine Coarse Medium Fine Silt Clay 0.0 1.7 1.1 0.4 17.2 77.6 2.0 -- TEST RESULTS Opening Percent Spec.* Pass? Size Finer (Percent) (X=Fail) V 100.0 3/4" 98.3 5/8" 98.0 1/2" 97.8 3/8" 97.6 #4 97.2 #8 96.9 #10 96.8 #20 95.0 #40 79.6 #60 23.9 #100 5.1 #200 2.0 #270 1.4 Material Description SAND, trace gravel, trace silt Atterberg Limits (ASTM D 4318) PL= NP LL- NV PI= Classification USCS (D 2487)= SP AASHTO (M 145)= A-3 Coefficients D90= 0.6326 D85= 0.5123 D60= 0.3497 D50= 0.3208 D30= 0.2675 D15= 0.2191 1310= 0.1945 Cu= 1.80 Cc= 1.05 Remarks Date Received: 10/22/2021 Date Tested: 10/28/2021 Tested By: CI Checked By: JG/JPL Title: (no specification provided) Location: Onsite - Advance Outwash Sample Number: IT-1 Depth: 11' a S S o C i a t e d Client: Fernandez and Barnes LLC e a r t h 5 c i e n C e S Project: Molnar Short Plat i n c o r p o r a t e d Prniect Nn- 2(12(1045I ROM 1= 0 a m t v d 0 m C9 r t Date Sampled: 10/18/2021 t j c d t c.� Fissure f° r - - Q Exhibit 14 - Green PLN2022-004 Packet Pg. 246 1.0 APPENDIX C Infiltration Test Data Exhibit 14 - Green PLN2022-004 Packet Pg. 247 1.0 Project Name: Molnar Short Plat Water Source: Well Project Number: 20200451H001 Meter: FM-10 Date: 10/18/2021 Pit Area (sq. feet): 12 Weather: P. Cloudy, 50's Ring Area (sq. feet): N/A Test No.: I IT-1 Test Depth (feet): 11 Performed By: 1G Receptor Soils: jAdvance Outwash Time (24-hr) Flow Rate (gpm) Stage (feet) Totalizer (gallons) Comments 9:20 0 0 0 Flow on 9:24 3.30 0.24 0.0 FM not reading flow, switch FM 9:30 3.31 0.40 21.1 9:40 3.34 0.58 54.2 10:00 1.97 0.64 94.0 10:15 1.60 0.67 118.3 10:30 1.60 0.68 142.5 10:45 1.61 0.70 167.0 11:00 1.45 0.70 188.4 11:15 1.43 0.70 210.1 11:30 1.42 0.70 231.3 11:45 1.40 0.70 252.1 12:00 1.40 0.70 273.0 12:15 1.38 0.70 293.9 12:30 1.38 0.70 314.7 12:45 1.38 0.70 335.7 13:00 1.38 0.70 356.5 13:15 1.38 0.70 377.4 13:30 1.43 0.70 398.4 13:45 1.38 0.71 419.3 Slight caving caused stage increase 14:00 1.39 0.71 440.0 14:15 1.36 0.71 460.8 14:30 1.36 0.71 481.4 14:45 1.37 0.71 501.9 15:00 1.37 0.71 522.5 15:15 1.37 0.71 543.2 15:20 1.37 0.71 550.0 15:30 1.38 0.71 563.8 15:40 1.37 0.71 577.7 15:50 1.37 0.71 591.3 16:00 1.37 0.71 605.1 16:10 1.37 0.71 618.9 16:20 1.37 0.71 632.7 Flow off 16:22 0 0.68 632.7 16:24 0 0.66 632.7 16:26 0 0.62 632.7 16:28 0 0.58 632.7 16:30 0 0.55 632.7 16:32 0 0.52 632.7 16:34 0 0.50 632.7 16:36 0 0.48 632.7 16:38 0 0.45 632.7 16:40 0 0.42 632.7 16:42 0 0.39 632.7 16:44 0 0.36 632.7 16:46 0 0.32 632.7 16:48 0 0.28 632.7 16:49 0 0.24 632.7 Bottom of exposed staff gauge Average Infiltration Rate (in/hr) during last hour of inflow: 11.1 Average Infiltration Rate (in/hr) during falling head: 13.3 Exhibit 14 - Green PLN2022-004 Packet Pg. 248 Page 1 of 42 Arborist Report - Cornerstone — Greenwalk Park To: Cornerstone Architectural Group Job Site: 540 EDMONDS WAY, 550 EDMONDS WAY Parcel: 27032500308300 (540), 27032500308400 (550) Subject: Arborist Report Date: 1/23/2022,5/3/2023 TREE FROG LLC CONSULTING ARBORIST _ From: Andy Crossett, ISA Certified Arborist #PN-7375A, Qualified Tree Risk Assessor, WSNLA Certified Professional Horticulturist #2537 Assignment On Monday, August 2"d, 2021, Steve Barnes, from Cornerstone Architectural Group, contacted me with a request for a tree inventory report for an Edmond's property. On Tuesday, January 11", 1 walked the site to inspect the trees and document my findings. 5/3/2023 — Updated following corrections from the City of Edmonds Urban Forester. A site map can be found below under sections 3 and 4. Where applicable, I have categorized risk based on the methodologies presented in the International Society of Arboriculture's Tree Risk Assessment (Best Management Practices). My responsibilities were to provide the following: A tree plan that includes a tree inventory, site map, replanting information (if necessary), tree protection measures for on -site and off -site trees (where CRZ extends on -site) (if requested), and recommendations that will meet the minimum city of Edmond's tree code requirements. Site Description 27032500308300 —This 2.33-acre lot is located south-east of Edmonds Way. The lot is heavily forested with a mix of Puget sound lowland evergreen trees as well as a variety of non-native ornamental small trees, shrubs, and ground cover plants. The dominant tree on this property is the western redcedar. The majority of trees are in good condition, and I saw no signs of serious pests or diseases. According to the City of Edmonds GIS data, there are no steep slopes or wetlands on this site. 27032500308400 —This .55-acre lot is also located south-east of Edmonds way. It shares its north-west property line with the parcel above. This lot is also heavily forested, but with a mix of native Puget sound lowland evergreen TREE FROG LLC https://www.treefrogI lc.com/ PO Box 307, Duvall, WA 98019 [P] 206-310-8254 [E] andycrossett@hotmail.com Exhibit 15 - Green PLN2022-004 Packet Pg. 249 1.p Page 2 of 42 Arborist Report - Cornerstone - FERNANDEZ SHORT PLAT and deciduous trees. Much like the above property, the trees are in good condition with no signs of pests or diseases. The topography of the site is flat, and there are no steep slopes or wetlands, per GIS data. 1. Summary Significant trees 121 Non -viable = dead or "poor" condition, subject Existing Trees -1 to review. Location is not a viability factor. Non -viable trees on Site TOTAL # VIABLE TREES 120 Tree #421. Retained viable trees 0 Trees # N/A nor critical areas on site within critical areas Retained viable trees Proposed Tree outside critical areas 36 Trees # See attached tree inventory Retention (in "developable site") TOTAL # RETAINED Viable = assessed in at least Fair condition, VIABLE 36 subject to review. # REMOVED TOTAL VIABLE TREES REPLACEMENT REQ'D DBH RATIO NEW QTY. RANGE TREES Removed viable trees 6-10" 21 x1 = 21 Proposed Tree Trees # See attached 84 Removals tree inventory 10- .1 5 x2 = 10 82 1 .1 17 x3 = 51 Replacements 2 >24" 41 Appraised Value Total* Removed non -viable 1 Note: mitigation (planting/fees in lieu) is not trees required for removed, non -viable trees. TOTAL #REMOVALS = 30%, not including 120 x Does applicant meet/exceed minimum 30% critical areas 36 tree retention threshold? Tree Retention Thresholds *50% site -wide, to 120 x Does applicant meet/exceed minimum 50% waive all fees in lieu .5 tree retention threshold? 60 Retained on -site and off -site trees (with driplines extending on -site) will require protection measures to ensure they are not significantly impacted by construction. Edmonds tree protection measures, fencing details, and ISA recommended tree protection guidelines can be found below under sections 7 — 9. TREE FROG LLC https://www.treefrogI lc.com/ PO Box 307, Duvall, WA 98019 [P] 206-310-8254 [E] andycrossett@hotmail.com Exhibit 15 - Green PLN2022-004 Packet Pg. 250 1.p Page 3 of 42 Arborist Report - Cornerstone - FERNANDEZ SHORT PLAT Tree Replacement Requirements 23.10.080 Tree replacement. A. Replacement Required. Tree replacement is required for tree cutting permits required by this chapter and/or for tree removal associated with the development types identified in ECDC 23.10.060(A). Each significant tree to be removed shall be replaced as follows: 1. For each significant tree between six inches and 10 inches DBH removed, one replacement tree is required. 2. For each significant tree between 10.1 inches and 14 inches in DBH removed, two replacement trees are required. 3. For each significant tree greater than 14 inches and less the 24 inches in DBH removed, three replacement trees are required. TREE FROG LLC w https://www.treefrogI Ic.co m/ Q PO Box 307, Duvall, WA 98019 [P] 206-310-8254 [E] andycrossett@hotmail.com Exhibit 15 - Green PLN2022-004 Packet Pg. 251 1.p Page 4 of 42 Arborist Report - Cornerstone — Greenwalk Park 2. Tree Inventory Average Critical Overall Tree DBH Overall Viable for Proposed Parcel Species Type Dripline Root Zone Risk Comments ID (Inches) Condition Retention? Action (diameter) (radius) Rating Western Hemlock Evergreen 401 27032500308300 18 15' 8' Good Low Yes Remove C Tsugo heterophylla conifer Recommendation 402 27032500308300 Western Redcedar Evergreen 14 15' 8' Good Low Yes Remove B Thujo plicato conifer Recommendation Western Redcedar Evergreen 403 27032500308300 18 15' 8' Good Low Yes Remove C Thujo plicato conifer Recommendation Red Alder 404 27032500308300 Deciduous 14 15' 8' Good Low Yes Remove B Alnus rubra Recommendation Western Redcedar Evergreen 405 27032500308300 32 30' 15' Good Low Yes Remove D Thujo plicato conifer Recommendation TREE FROG LLC https://www.treefrogI Ic.com/ PO Box 307, Duvall, WA 98019 t1 [P] 206-310-8254 [E] andycrossett@hotmail.com Exhibit 15 - Green PLN2022-004 Packet Pg. 252 1.p Page 5 of 42 Arborist Report - Cornerstone - FERNANDEZ SHORT PLAT Average Critical Overall Tree DBH Overall Viable for Proposed Parcel Species Type Dripline Root Zone Risk Comments ID (Inches) Condition Retention? Action (diameter) (radius) Rating Western Redcedar Evergreen 406 27032500308300 20 30' 15' Good Low Yes Remove C Thuja plicata conifer Recommendation 407 27032500308300 Western Redcedar Evergreen 34 35' 18' Good Low Yes Remove D Thuja plicata conifer Recommendation Western Redcedar Evergreen 408 27032500308300 24 20' 10' Good Low Yes Remove C Thuja plicata conifer Recommendation Red Alder 409 ROW Deciduous 9 15' 8' Good Low Yes Retain ROW tree. Alnus rubra Recommendation Red Alder 410 ROW Deciduous 12 20' 10, Good Low Yes Retain ROW tree. Alnus rubra Recommendation Red Alder 411 ROW Deciduous 8 15' 8' Good Low Yes Retain ROW tree. Alnus rubra Recommendation TREE FROG LLC https://www.treefrogI Ic.com/ PO Box 307, Duvall, WA 98019 t1 [P] 206-310-8254 [E] andycrossett@hotmail.com Exhibit 15 - Green PLN2022-004 Packet Pg. 253 1.p Page 6 of 42 Arborist Report - Cornerstone - FERNANDEZ SHORT PLAT Average Critical Overall Tree DBH Overall Viable for Proposed Parcel Species Type Dripline Root Zone Risk Comments ID (Inches) Condition Retention? Action (diameter) (radius) Rating Western Redcedar Evergreen 412 27032500308300 58 40' 20' Good Low Yes Retain Thuja plicata conifer Recommendation 413 27032500308300 Western Redcedar Evergreen 34 30' 15' Good Low Yes Remove D Thuja plicata conifer Recommendation Western Redcedar Evergreen 414 27032500308300 24 20' 10' Good Low Yes Remove C Thuja plicata conifer Recommendation 415 27032500308300 Western Redcedar Evergreen 42 40' 20' Good Low Yes Remove D Thuja plicata conifer Recommendation 416 27032500308300 Western Redcedar Evergreen 24 30' 15' Good Low Yes Remove C Thuja plicata conifer Recommendation Western Redcedar Evergreen 417 27032500308300 40 20' 10' Good Low Yes Remove D Thuja plicata conifer Recommendation TREE FROG LLC https://www.treefrogI Ic.com/ PO Box 307, Duvall, WA 98019 t1 [P] 206-310-8254 [E] andycrossett@hotmail.com Exhibit 15 - Green PLN2022-004 Packet Pg. 254 1.p Page 7 of 42 Arborist Report - Cornerstone - FERNANDEZ SHORT PLAT Average Critical Overall Tree DBH Overall Viable for Proposed Parcel Species Type Dripline Root Zone Risk Comments ID (Inches) Condition Retention? Action (diameter) (radius) Rating Western Redcedar Evergreen 418 27032500308300 36 30' 15' Good Low Yes Remove D Thuja plicata conifer Recommendation 419 27032500308300 Western Redcedar Evergreen 28 30' 15' Good Low Yes Remove D Thuja plicata conifer Recommendation Western Redcedar Evergreen 420 27032500308300 42 30' 15' Good Low Yes Remove D Thuja plicata conifer Recommendation Multi-trunked tree. Heavily tipped and topped. Added 421 27032500308300 English Laurel Broadleaf 18 20' 10, Poor Low No Remove 5/3/2023. WA State and/or Snohomish County Noxious Prunus laurocerasus Evergreen Weed. Recommendation Amur Maple 422 27032500308300 Deciduous 8 15' 8' Good Low Yes Remove A Acer japonicum Recommendation Blue Spruce Evergreen 423 27032500308300 6 10, 5' Good Low Yes Remove A Picea pungens conifer Recommendation TREE FROG LLC https://www.treefrogI Ic.com/ PO Box 307, Duvall, WA 98019 t1 [P] 206-310-8254 [E] andycrossett@hotmail.com Exhibit 15 - Green PLN2022-004 Packet Pg. 255 1.p Page 8 of 42 Arborist Report - Cornerstone - FERNANDEZ SHORT PLAT Average Critical Overall Tree DBH Overall Viable for Proposed Parcel Species Type Dripline Root Zone Risk Comments ID (Inches) Condition Retention? Action (diameter) (radius) Rating Amur Maple 424 27032500308300 Deciduous 6 20' 10, Good Low Yes Remove A Acer japonicum Recommendation 425 27032500308300 Deciduous 10 15' 8' Good Low Yes Retain Recommendation Grand fir Evergreen 426 27032500308300 44 30' 15' Good Low Yes Retain Abies grandis conifer Recommendation 427 27032500308300 Western Redcedar Evergreen 40 30' 15' Good Low Yes Retain Thujo plicato conifer Recommendation 428 27032500308300 Western Redcedar Evergreen 20 30' 15' Good Low Yes Remove C Thujo plicato conifer Recommendation Western Redcedar Evergreen 429 27032500308300 18 30' 15' Good Low Yes Remove C Codominant tree. Thujo plicato conifer Recommendation TREE FROG LLC https://www.treefrogI Ic.com/ PO Box 307, Duvall, WA 98019 t1 [P] 206-310-8254 [E] andycrossett@hotmail.com Exhibit 15 - Green PLN2022-004 Packet Pg. 256 1.p Page 9 of 42 Arborist Report - Cornerstone - FERNANDEZ SHORT PLAT Average Critical Overall Tree DBH Overall Viable for Proposed Parcel Species Type Dripline Root Zone Risk Comments ID (Inches) Condition Retention? Action (diameter) (radius) Rating Douglas fir 430 27032500308300 Pseudotsugo Evergreen 12 15' 8' Good Low Yes Retain conifer menziesii Recommendation Douglas fir 431 27032500308300 Pseudotsugo Evergreen 12 15' 8' Good Low Yes Retain conifer menziesii Recommendation Douglas fir 432 27032500308300 Pseudotsugo Evergreen 12 15' 8' Good Low Yes Retain conifer menziesii Recommendation 433 27032500308300 Western Redcedar Evergreen 26 30' 15' Good Low Yes Retain Thuja plicato conifer Recommendation 434 27032500308300 Western Redcedar Evergreen 30 30' 15' Good Low Yes Remove D Thujo plicato conifer Recommendation Western Redcedar Evergreen 435 27032500308300 36 40' 20' Good Low Yes Remove D Thujo plicato conifer Recommendation TREE FROG LLC https://www.treefrogI Ic.com/ PO Box 307, Duvall, WA 98019 t1 [P] 206-310-8254 [E] andycrossett@hotmail.com Exhibit 15 - Green PLN2022-004 Packet Pg. 257 1.p Page 10 of 42 Arborist Report - Cornerstone - FERNANDEZ SHORT PLAT Average Critical Overall Tree DBH Overall Viable for Proposed Parcel Species Type Dripline Root Zone Risk Comments ID (Inches) Condition Retention? Action (diameter) (radius) Rating Western Redcedar Evergreen 436 27032500308300 30 30 15' Good Low Yes Remove D Thuja plicata conifer Recommendation 437 27032500308300 Grand fir Evergreen 8 15' 8' Good Low Yes Remove A Abies grandis conifer Recommendation Giant Redwood 438 27032500308300 Sequoia Evergreen 26 20' 10, Good Low Yes Remove D conifer sempervirens Recommendation 439 27032500308300 Western Redcedar Evergreen 26 30' 15' Good Low Yes Remove D Thuja plicata conifer Recommendation 440 27032500308300 Western Redcedar Evergreen 20 20' 10' Good Low Yes Remove C Thuja plicata conifer Recommendation Silver Birch 441 27032500308300 Deciduous 12 20' 10, Good Low Yes Retain Very large burl on the trunk. Betula pendula Recommendation TREE FROG LLC https://www.treefrogI Ic.com/ PO Box 307, Duvall, WA 98019 t1 [P] 206-310-8254 [E] andycrossett@hotmail.com Exhibit 15 - Green PLN2022-004 Packet Pg. 258 1.p Page 11 of 42 Arborist Report - Cornerstone - FERNANDEZ SHORT PLAT Average Critical Overall Tree DBH Overall Viable for Proposed Parcel Species Type Dripline Root Zone Risk Comments ID (Inches) Condition Retention? Action (diameter) (radius) Rating Amur Maple 442 27032500308300 Deciduous 12 20' 10, Good Low Yes Remove B Acer japonicum Recommendation 443 27032500308300 Western Redcedar Evergreen 42 40' 20' Good Low Yes Remove D Thuja plicata conifer Recommendation Western Redcedar Evergreen 444 27032500308300 26 30 15' Good Low Yes Remove D Thuja plicata conifer Recommendation Amur Maple 445 27032500308300 Deciduous 6 20' 10, Good Low Yes Retain Acer japonicum Recommendation 446 27032500308300 Western Redcedar Evergreen 38 40' 20' Good Low Yes Remove D Thuja plicata conifer Recommendation Western Redcedar Evergreen 447 27032500308300 38 40' 20' Good Low Yes Remove D Thuja plicata conifer Recommendation TREE FROG LLC https://www.treefrogI Ic.com/ PO Box 307, Duvall, WA 98019 t1 [P] 206-310-8254 [E] andycrossett@hotmail.com Exhibit 15 - Green PLN2022-004 Packet Pg. 259 1.p Page 12 of 42 Arborist Report - Cornerstone - FERNANDEZ SHORT PLAT Average Critical Overall Tree DBH Overall Viable for Proposed Parcel Species Type Dripline Root Zone Risk Comments ID (Inches) Condition Retention? Action (diameter) (radius) Rating Western Redcedar Evergreen 448 27032500308300 40 30' 15' Good Low Yes Remove D Thuja plicata conifer Recommendation 449 27032500308300 Western Redcedar Evergreen 46 30' 15' Good Low Yes Remove D Thuja plicata conifer Recommendation Western Redcedar Evergreen 450 27032500308300 32 30' 15' Good Low Yes Remove D Thuja plicata conifer Recommendation 451 27032500308300 Western Redcedar Evergreen 30 30' 15' Good Low Yes Remove D Thuja plicata conifer Recommendation 452 27032500308300 Western Redcedar Evergreen 34 30' 15' Good Low Yes Remove D Thuja plicata conifer Recommendation Western Redcedar Evergreen 453 27032500308300 34 30' 15' Good Low Yes Remove D Thuja plicata conifer Recommendation TREE FROG LLC https://www.treefrogI Ic.com/ PO Box 307, Duvall, WA 98019 t1 [P] 206-310-8254 [E] andycrossett@hotmail.com Exhibit 15 - Green PLN2022-004 Packet Pg. 260 1.p Page 13 of 42 Arborist Report - Cornerstone - FERNANDEZ SHORT PLAT Average Critical Overall Tree DBH Overall Viable for Proposed Parcel Species Type Dripline Root Zone Risk Comments ID (Inches) Condition Retention? Action (diameter) (radius) Rating Amur Maple 454 27032500308300 Deciduous 6 30' 15' Good Low Yes Remove A Acer japonicum Recommendation Silver Birch 455 27032500308300 Deciduous 23 30' 15' Good Low Yes Remove C Multi-trunked tree. Betula pendula Recommendation Serbian Spruce Evergreen 456 27032500308300 6 10' S' Good Low Yes Retain Picea omorika conifer Recommendation 457 27032500308300 Serbian Spruce Evergreen 6 10' S' Good Low Yes Retain Picea omorika conifer Recommendation 458 27032500308300 Serbian Spruce Evergreen 6 10' S' Good Low Yes Retain Picea omorika conifer Recommendation Serbian Spruce Evergreen 459 27032500308300 6 10' S' Good Low Yes Retain Picea omorika conifer Recommendation TREE FROG LLC https://www.treefrogI Ic.com/ PO Box 307, Duvall, WA 98019 t1 [P] 206-310-8254 [E] andycrossett@hotmail.com Exhibit 15 - Green PLN2022-004 Packet Pg. 261 1.p Page 14 of 42 Arborist Report - Cornerstone - FERNANDEZ SHORT PLAT Average Critical Overall Tree DBH Overall Viable for Proposed Parcel Species Type Dripline Root Zone Risk Comments ID (Inches) Condition Retention? Action (diameter) (radius) Rating Western Redcedar Evergreen 460 27032500308300 66 50' 25' Good Low Yes Remove D Thuja plicata conifer Recommendation 461 27032500308300 Western Redcedar Evergreen 62 50' 25' Good Low Yes Remove D Multi-trunked tree. Thuja plicata conifer Recommendation Mountain Ash Added 5/3/2023. WA State and/or Snohomish County 462 27032500308300 Deciduous 14 30' 15' Good Low Yes Retain Sorbus aucuparia Noxious Weed. Recommendation 27032500302900 English Laurel Broadleaf Off -site tree. Added 5/3/2023. WA State and/or Snohomish 463 10 20' 10, Fair Low Yes Retain (off -site) Prunus laurocerasus evergreen County Noxious Weed. Recommendation 27032500302900 English Laurel Broadleaf Off -site tree. Added 5/3/2023. WA State and/or Snohomish 464 10 20' 10, Fair Low Yes Retain (off -site) Prunus laurocerasus evergreen County Noxious Weed. Recommendation 27032500302900 English Laurel Broadleaf Off -site tree. Added 5/3/2023. WA State and/or Snohomish 465 10 20' 10, Fair Low Yes Retain (off -site) Prunus laurocerasus evergreen County Noxious Weed. Recommendation TREE FROG LLC https://www.treefrogI Ic.com/ PO Box 307, Duvall, WA 98019 t! [P] 206-310-8254 [E] andycrossett@hotmail.com Exhibit 15 - Green PLN2022-004 Packet Pg. 262 1.p Page 15 of 42 Arborist Report - Cornerstone - FERNANDEZ SHORT PLAT Average Critical Overall Tree DBH Overall Viable for Proposed Parcel Species Type Dripline Root Zone Risk Comments ID (Inches) Condition Retention? Action (diameter) (radius) Rating English Laurel Broadleaf 466 27032500308300 10 20' 10, Fair Low Yes Retain Prunus laurocerasus evergreen Recommendation English Laurel Broadleaf Multi-trunked tree. Added 5/3/2023. WA State and/or 467 27032500308300 21 20' 10, Fair Low Yes Retain Prunus laurocerasus evergreen Snohomish County Noxious Weed. Recommendation European Plum 468 27032500308300 Deciduous 8 20' 10, Good Low Yes Remove A Prunus domestica Recommendation Malussp. 469 27032500308300 Deciduous 8 20' 10, Good Low Yes Remove Apple Recommendation MApplep. 470 27032500308300 Deciduous 8 20' 10, Good Low Yes Remove A Recommendation 471 27032500308300 Ficus sp. Evergreen 10 20' 10' Good Low Yes Remove A Fig Tree conifer Recommendation TREE FROG LLC https://www.treefrogI Ic.com/ PO Box 307, Duvall, WA 98019 t1 [P] 206-310-8254 [E] andycrossett@hotmail.com Exhibit 15 - Green PLN2022-004 Packet Pg. 263 1.p Page 16 of 42 Arborist Report - Cornerstone - FERNANDEZ SHORT PLAT Average Critical Overall Tree DBH Overall Viable for Proposed Parcel Species Type Dripline Root Zone Risk Comments ID (Inches) Condition Retention? Action (diameter) (radius) Rating MApplep. 472 27032500308300 Deciduous 8 20' 10, Good Low Yes Remove A Recommendation Malussp. 473 27032500308300 Deciduous 8 20' 10, Good Low Yes Remove Apple Recommendation 474 27032500308300 Pyrus sp. Deciduous 8 20' 10, Good Low Yes Remove A Pear Recommendation Malussp. 475 27032500308300 Deciduous 8 20' 10, Good Low Yes Remove Apple Recommendation MApplep' 476 27032500308300 Deciduous 8 20' 10, Good Low Yes Remove A Recommendation Western Redcedar Evergreen 477 27032500308300 50 45' 23' Good Low Yes Remove D Thuja plicata conifer Recommendation TREE FROG LLC https://www.treefrogI Ic.com/ PO Box 307, Duvall, WA 98019 t1 [P] 206-310-8254 [E] andycrossett@hotmail.com Exhibit 15 - Green PLN2022-004 Packet Pg. 264 1.p Page 17 of 42 Arborist Report - Cornerstone - FERNANDEZ SHORT PLAT Average Critical Overall Tree DBH Overall Viable for Proposed Parcel Species Type Dripline Root Zone Risk Comments ID (Inches) Condition Retention? Action (diameter) (radius) Rating Western Redcedar Evergreen 478 27032500308300 42 45' 23' Good Low Yes Retain Thuja plicata conifer Recommendation 00384700500100 Western Redcedar Evergreen 479 12 20' 10' Good Low Yes Retain Off -site tree. (off -site) Thuja plicata conifer Recommendation 00384700500100 Western Redcedar Evergreen 480 16 30' 15' Good Low Yes Retain Off -site tree. (off -site) Thuja plicata conifer Recommendation 481 00384700500100 Western Redcedar Evergreen 28 30' 15' Good Low Yes Retain Off -site tree. (off -site) Thuja plicata conifer Recommendation 00384700500100 Western Redcedar Evergreen 482 10 20' 10' Good Low Yes Retain Off -site tree. (off -site) Thuja plicata conifer Recommendation Western Redcedar Evergreen 483 27032500308300 38 45' 23' Good Low Yes Remove D Thuja plicata conifer Recommendation TREE FROG LLC https://www.treefrogI Ic.com/ PO Box 307, Duvall, WA 98019 t1 [P] 206-310-8254 [E] andycrossett@hotmail.com Exhibit 15 - Green PLN2022-004 Packet Pg. 265 1.p Page 18 of 42 Arborist Report - Cornerstone - FERNANDEZ SHORT PLAT Average Critical Overall Tree DBH Overall Viable for Proposed Parcel Species Type Dripline Root Zone Risk Comments ID (Inches) Condition Retention? Action (diameter) (radius) Rating Western Redcedar Evergreen 484 27032500308300 14 20' 10' Good Low Yes Retain Thuja plicata conifer Recommendation 485 27032500308300 Western Redcedar Evergreen 42 20' 10' Good Low Yes Retain Thuja plicata conifer Recommendation Western Redcedar Evergreen 486 27032500308300 22 20' 10' Good Low Yes Retain Thuja plicata conifer Recommendation 487 27032500308300 Western Redcedar Evergreen 39 30' 15' Good Low Yes Remove D Thuja plicata conifer Recommendation 488 27032500308300 Western Redcedar Evergreen 36 45' 23' Good Low Yes Remove D Thuja plicata conifer Recommendation 27032500302900 Western Redcedar Evergreen 489 30 45' 23' Good Low Yes Retain Off -site tree. (off -site) Thuja plicata conifer Recommendation TREE FROG LLC https://www.treefrogI Ic.com/ PO Box 307, Duvall, WA 98019 t1 [P] 206-310-8254 [E] andycrossett@hotmail.com Exhibit 15 - Green PLN2022-004 Packet Pg. 266 1.p Page 19 of 42 Arborist Report - Cornerstone - FERNANDEZ SHORT PLAT Average Critical Overall Tree DBH Overall Viable for Proposed Parcel Species Type Dripline Root Zone Risk Comments ID (Inches) Condition Retention? Action (diameter) (radius) Rating 490 27032500308300 Fig Tree Deciduous 12 20' 10, Good Low Yes Remove B Ficus sp. Recommendation Japanese Stewartia 491 27032500308300 Stewortio Deciduous 12 20' 10, Good Low Yes Remove A pseudocamellia Recommendation Japanese Maple 5/3/2023. Incorrectly Identified as a western redcedar. 493 27032500308300 Deciduous 6 20' 10, Good Low Yes Remove C Acer palmatum Corrected ID error. Recommendation 494 27032500308300 Western Redcedar Evergreen 42 45' 23' Good Low Yes Remove D Thuja plicata conifer Recommendation 495 27032500308300 Western Redcedar Evergreen 46 45' 23' Good Low Yes Remove D Thujo plicata conifer Recommendation English Holly Broadleaf Added 5/3/2023. WA State and/or Snohomish County 496 27032500308300 6 10, 5' Good Low Yes Remove A Ilex aquifolium evergreen Noxious Weed. Recommendation TREE FROG LLC https://www.treefrogI Ic.com/ PO Box 307, Duvall, WA 98019 t1 [P] 206-310-8254 [E] andycrossett@hotmail.com Exhibit 15 - Green PLN2022-004 Packet Pg. 267 1.p Page 20 of 42 Arborist Report - Cornerstone - FERNANDEZ SHORT PLAT Average Critical Overall Tree DBH Overall Viable for Proposed Parcel Species Type Dripline Root Zone Risk Comments ID (Inches) Condition Retention? Action (diameter) (radius) Rating 497 27032500308300 Spruce Evergreen 12 10' S' Good Low Yes Retain Picea sp. conifer Recommendation Pacific Dogwood 498 27032500308300 Deciduous 12 20' 10, Good Low Yes Retain Cornus nuttallii Recommendation Plum 499 ROW Deciduous 8 20' 10, Good Low Yes Retain ROW tree. Prunus sp. Recommendation Black Walnut 500 ROW Deciduous 16 30' 15' Good Low Yes Retain ROW tree. luglans Nigro Recommendation Amur Maple 501 27032500308300 Deciduous 6 30' 15' Good Low Yes Retain Acer japonicum Recommendation Amur Maple 502 27032500308300 Deciduous 13 30' 15' Good Low Yes Remove B Multi-trunked tree. Acer japonicum Recommendation TREE FROG LLC https://www.treefrogI Ic.com/ PO Box 307, Duvall, WA 98019 t1 [P] 206-310-8254 [E] andycrossett@hotmail.com Exhibit 15 - Green PLN2022-004 Packet Pg. 268 1.p Page 21 of 42 Arborist Report - Cornerstone - FERNANDEZ SHORT PLAT Average Critical Overall Tree DBH Overall Viable for Proposed Parcel Species Type Dripline Root Zone Risk Comments ID (Inches) Condition Retention? Action (diameter) (radius) Rating 503 27032500308300 Spruce Evergreen 8 10' S' Good Low Yes Remove A Picea sp. conifer Recommendation 504 27032500308300 Spruce Evergreen 8 10, 5' Good Low Yes Remove A Picea sp. conifer Recommendation 505 27032500308300 Spruce EvergreenPicea 12 10' S' Good Low Yes Remove B sp. conifer Recommendation 507 27032500308300 Western Redcedar Evergreen 48 45' 23' Good Low Yes Remove D Thuja plicata conifer Recommendation 508 27032500308300 Western Redcedar Evergreen 48 45' 23' Good Low Yes Remove D Thuja plicata conifer Recommendation Western Redcedar Evergreen 509 27032500308300 18 30' 15' Good Low Yes Remove C Thuja plicata conifer Recommendation TREE FROG LLC https://www.treefrogI Ic.com/ PO Box 307, Duvall, WA 98019 t1 [P] 206-310-8254 [E] andycrossett@hotmail.com Exhibit 15 - Green PLN2022-004 Packet Pg. 269 1.p Page 22 of 42 Arborist Report - Cornerstone - FERNANDEZ SHORT PLAT Average Critical Overall Tree DBH Overall Viable for Proposed Parcel Species Type Dripline Root Zone Risk Comments ID (Inches) Condition Retention? Action (diameter) (radius) Rating Western Redcedar Evergreen 510 27032500308300 28 30' 15' Good Low Yes Remove D Thuja plicata conifer Recommendation Golden Chain Tree 511 27032500308300 Deciduous 6 15' 8' Good Low Yes Remove A Laburnum x watereri Recommendation English Holly Broadleaf Added 5/3/2023. WA State and/or Snohomish County 512 27032500308300 8 10, 5' Good Low Yes Retain Ilex aquafolium evergreen Noxious Weed. Recommendation English Holly Broadleaf ROW tree. Added 5/3/2023. WA State and/or Snohomish 513 ROW 8 15' 8' Good Low Yes Retain Ilex aquafolium evergreen County Noxious Weed. Recommendation English Holly Broadleaf ROW tree. Added 5/3/2023. WA State and/or Snohomish 514 ROW 10 15' 8' Good Low Yes Retain Ilex aquafolium evergreen County Noxious Weed. Recommendation Western Redcedar Evergreen 515 27032500308300 14 20' 10' Good Low Yes Retain Thuja plicata conifer Recommendation TREE FROG LLC https://www.treefrogI Ic.com/ PO Box 307, Duvall, WA 98019 t1 [P] 206-310-8254 [E] andycrossett@hotmail.com Exhibit 15 - Green PLN2022-004 Packet Pg. 270 1.p Page 23 of 42 Arborist Report - Cornerstone - FERNANDEZ SHORT PLAT Average Critical Overall Tree DBH Overall Viable for Proposed Parcel Species Type Dripline Root Zone Risk Comments ID (Inches) Condition Retention? Action (diameter) (radius) Rating Douglas fir 516 ROW Pseudotsugo Evergreen 24 40' 20' Good Low Yes Retain ROW tree. conifer menziesii Recommendation 517 ROW Western Redcedar Evergreen 12 20' 10' Good Low Yes Retain ROW tree. Thujo plicato conifer Recommendation Douglas fir 387 27032500308400 Pseudotsugo Evergreen 24 20' 10, Good Low Yes Retain conifer menziesii Recommendation Douglas fir 388 27032500308400 Pseudotsugo Evergreen 28 20' 10, Good Low Yes Retain conifer menziesii Recommendation 389 27032500308400 Lodgepole Pine Evergreen 10 10' S' Good Low Yes Retain Pinus contorta conifer Recommendation Lodgepole Pine Evergreen 390 27032500308400 6 10' S' Good Low Yes Retain Pinus contorta conifer --TRecommendation TREE FROG LLC https://www.treefrogI Ic.com/ PO Box 307, Duvall, WA 98019 tw [P] 206-310-8254 [E] andycrossett@hotmail.com Exhibit 15 - Green PLN2022-004 Packet Pg. 271 1.p Page 24 of 42 Arborist Report - Cornerstone - FERNANDEZ SHORT PLAT Average Critical Overall Tree DBH Overall Viable for Proposed Parcel Species Type Dripline Root Zone Risk Comments ID (Inches) Condition Retention? Action (diameter) (radius) Rating Douglas fir 391 ROW Pseudotsugo Evergreen 34 30' 15' Good Low Yes Retain ROW tree. conifer menziesii Recommendation Douglas fir 392 27032500308400 Pseudotsugo Evergreen 40 30' 15' Good Low Yes Retain conifer menziesii Recommendation Douglas fir 393 27032500308400 Pseudotsugo Evergreen 34 30' 15' Good Low Yes Remove D conifer menziesii Recommendation Douglas fir 394 27032500308400 Pseudotsugo Evergreen 28 30' 15' Good Low Yes Remove D conifer menziesii Recommendation 395 27032500308400 Lodgepole Pine Evergreen 16 20' 10' Good Low Yes Remove C Pinus contorta conifer Recommendation Douglas fir 396 27032500308400 Pseudotsugo Evergreen 32 30' 15' Good Low Yes Remove D conifer menziesii Recommendation TREE FROG LLC https://www.treefrogI Ic.com/ PO Box 307, Duvall, WA 98019 tw [P] 206-310-8254 [E] andycrossett@hotmail.com Exhibit 15 - Green PLN2022-004 Packet Pg. 272 1.p Page 25 of 42 Arborist Report - Cornerstone - FERNANDEZ SHORT PLAT Average Critical Overall Tree DBH Overall Viable for Proposed Parcel Species Type Dripline Root Zone Risk Comments ID (Inches) Condition Retention? Action (diameter) (radius) Rating Western Redcedar Evergreen 397 27032500308300 8 20' 10' Good Low Yes Remove A Thuja plicata conifer Recommendation 398 27032500308400 Western Hemlock Evergreen 21 30' 15' Good Low Yes Remove C Tsugo heterophylla conifer Recommendation Douglas fir 399 27032500308400 Pseudotsuga Evergreen 24 30' 15' Good Low Yes Remove C conifer menziesii Recommendation Douglas fir 400 27032500308400 Pseudotsuga Evergreen 36 30' 15' Good Low Yes Remove D conifer menziesii Recommendation Douglas fir 701 27032500308400 Pseudotsuga Evergreen 24 30' 15' Good Low Yes Remove C conifer menziesii Recommendation Western Redcedar Evergreen 702 27032500308400 22 30' 15' Good Low Yes Remove C Thuja plicata conifer Recommendation TREE FROG LLC https://www.treefrogI Ic.com/ PO Box 307, Duvall, WA 98019 tw [P] 206-310-8254 [E] andycrossett@hotmail.com Exhibit 15 - Green PLN2022-004 Packet Pg. 273 1.p Page 26 of 42 Arborist Report - Cornerstone - FERNANDEZ SHORT PLAT Average Critical Overall Tree DBH Overall Viable for Proposed Parcel Species Type Dripline Root Zone Risk Comments ID (Inches) Condition Retention? Action (diameter) (radius) Rating Western Redcedar Evergreen 703 27032500308400 34 30' 15' Good Low Yes Remove D Thuja plicata conifer Recommendation 704 27032500308400 Western Redcedar Evergreen 38 30' 15' Good Low Yes Retain Thuja plicata conifer Recommendation Bigleaf Maple 705 27032500308400 Deciduous 26 30' 15' Good Low Yes Retain Acer mocrophyllum Recommendation Douglas fir 706 27032500308400 Pseudotsugo Evergreen 38 30' 15' Good Low Yes Remove D conifer menziesii Recommendation 707 27032500308400 Western Redcedar Evergreen 40 40' 20' Good Low Yes Remove D Thuja plicata conifer Recommendation 27032500308500 Western Redcedar Evergreen 708 22 30' 15' Good Low Yes Retain Off -site tree. (off -site) Thuja plicata conifer Recommendation TREE FROG LLC https://www.treefrogI Ic.com/ PO Box 307, Duvall, WA 98019 tw [P] 206-310-8254 [E] andycrossett@hotmail.com Exhibit 15 - Green PLN2022-004 Packet Pg. 274 1.p Page 27 of 42 Arborist Report - Cornerstone - FERNANDEZ SHORT PLAT Average Critical Overall Tree DBH Overall Viable for Proposed Parcel Species Type Dripline Root Zone Risk Comments ID (Inches) Condition Retention? Action (diameter) (radius) Rating Douglas fir 709 27032500308500 Pseudotsugo Evergreen 50 40' 20' Good Low Yes Retain Off -site tree. (off -site) conifer menziesii Recommendation 27032500308500 Bitter Cherry 710 Deciduous 6 15' 8' Good Low Yes Retain Off -site tree. (off -site) Prunus emarginato Recommendation 27032500308500 Western Redcedar Evergreen 711 20 30' 15' Good Low Yes Retain Off -site tree. (off -site) Thujo plicata conifer Recommendation 518 27032500308300 Western Redcedar Evergreen 48 40' 20' Good Low Yes Remove D Thuja plicata conifer Recommendation 519 27032500308300 Bigleaf Maple Deciduous 12 25' 12.5' Good Low Yes Retain Added 5/3/2023. Missing from inventory, but on -site map. Acer mocrophyllum Recommendation 492 27032500308300 Crepe Myrtle Deciduous 10 20' 10' Good Low Yes Remove A Added 5/3/2023. Missing from inventory, but on -site map. Lagerstroemia sp. __TRecommendation TREE FROG LLC https://www.treefrogI Ic.com/ PO Box 307, Duvall, WA 98019 t1 [P] 206-310-8254 [E] andycrossett@hotmail.com Exhibit 15 - Green PLN2022-004 Packet Pg. 275 1.p Page 28 of 42 Arborist Report - Cornerstone - FERNANDEZ SHORT PLAT Average Critical Overall Tree DBH Overall Viable for Proposed Parcel Species Type Dripline Root Zone Risk Comments ID (Inches) Condition Retention? Action (diameter) (radius) Rating Added 5/3/2023. Multi-trunked — 10, 12, 13, 16". Added Cherry Laurel Broadleaf 520 27032500308300 26 30' 15' Good Low Yes Retain 5/3/2023. WA State and/or Snohomish County Noxious Prunus laurocerasus evergreen Weed. Recommendation TREE FROG LLC https://www.treefrogI Ic.com/ PO Box 307, Duvall, WA 98019 [P] 206-310-8254 [E] andycrossett@hotmail.com Exhibit 15 - Green PLN2022-004 Packet Pg. 276 Page 29 of 42 Arborist Report - Cornerstone - FERNANDEZ SHORT PLAT 3. Site Map - Snipped from a provided tree plan. --- W --- - -- - -- --- --- --- :�-�--- ° --- - -- '\ _ N 88538'01 " . W 1. 1• w•ccD ` / - �-,- jj}-�� - —� _ _ _ °_ _ mEE RRo_recnoN FEra4E ' .a 41111 .� i------ ® /I `I ' �e �i2• �T� " •� ,a w �` s d ,# 1 r. I i e•_ `1��-- �\Ii �,i�4 -��� �,i �I' J `.` /�'-'-- i j i` '- It � _ \� i �. i 12 4i♦. I ,} ' j 1 i �'----�:♦ �I ls51es ` / IPAD 47 e� r-� -—-( \\I''1 `� y i I I ` I I e wAn i 51 s .- _ _ -�� ? `\ \ �O�'D C I / `%------- _ ---- ---- t' I_ 1' I -� % f� E I � 1 :�_=�--� ('� , r l -' I, j .�. ��.//�� 'lac I / - — . AS I7V1 ``! 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I �,,% L__--_= y-- - f 88. r„'e°e fy- c2•- ��8'21 129.59 3 DIED REE RRoiECTIaN FENCi .81 - - - - - - - - - - - �— _ k mEE RROTECT,ON FENCE TREE PROTECTION FENCE - - - W I_ TREE FROG LLC to ca https://www.treefrogllc.com/ r PO Box 307, Duvall, WA 98019 Q [P] 206-310-8254 [E] andycrossett@hotmail.com Exhibit 15 - Green PLN2022-004 Packet Pg. 277 1.p Page 30 of 42 Arborist Report - Cornerstone — Greenwalk Park 4. Details of Risk Assessment Level 2: Basic Assessment A level 2 basic assessment is the standard assessment performed for tree risk. The assessment includes a detailed visual inspection of a tree and its surrounding site, and a synthesis of the information collected. The basic assessment involves walking completely around the tree — looking at the site, buttress roots, trunk, and branches. The tree is viewed from a distance, as well as close up, to consider crown shape and surroundings. Methodology —When identifying potential hazard trees, I must consider a variety of factors that could contribute to failure. This can include the following: previous history of site failures, topography, site changes, prevailing wind direction and exposure, tree size and species, growth habit, overall vigor, the density and health of the foliage and crown, examination of root and root collar health, dead wood, hanging or broken branches, and evidence of disease -causing bacteria, fungi, or virus. Tools Utilized: Binoculars, compass, hammer, diameter tape, clinometer Timeline — This assessment covers a five-year period and is based on conditions present at the time of the assessment. 5. Definitions: DBH - Tree size is measured in Diameter at Breast Height (DBH) — standard forestry methodology for measuring tree size. Significant Tree Edmonds - A tree that is at least six (6) inches in diameter at breast height (DBH) as measured at 4.5 feet from the ground. For trees with multiple leaders at four and one-half (4.5) feet height, the DBH shall be the combined cumulative total of branches greater than six (6) inches diameter at four and one-half (4.5) feet above the average grade. If a tree has been removed and only the stump remains that is below four and one-half (4.5) feet tall, the size of the tree shall be the diameter of the top of the stump. Calculating DBH of Multi -Stemmed Trees — Multi -stemmed trunk combined DBH determined by the square root of the sum of all squared trunk stems DBH. Driplines — Most trees in groves do not have symmetrical driplines. Therefore, drip line radius was measured in the quadrant assumed to be most affected by future disturbance or where most significant. Limits of Disturbance — Limits of disturbance shall relate to either Critical Root Zone (CRZ) or Dripline Radius, due to exceedingly wide drip line radii on some trees being out of proportion to actual tree size. CRZ is measured at 1 foot of distance from center of trunk for every inch diameter at 4.5 feet above grade. Risk —The combination of the likelihood of an event and the severity of the potential consequences. In the context of trees, risk is the likelihood of a conflict or a tree failure occurring and affecting a target, and the severity of the associated consequences — personal injury, property damage, or disruption of activities. TREE FROG LLC https://www.treefrogI lc.com/ PO Box 307, Duvall, WA 98019 [P] 206-310-8254 [E] andycrossett@hotmail.com Exhibit 15 - Green PLN2022-004 Packet Pg. 278 1.p Page 31 of 42 Arborist Report - Cornerstone - FERNANDEZ SHORT PLAT How people perceive risk and their need for personal safety is inherently subjective; therefore, risk tolerance and action thresholds vary. What is within the tolerance of one person may be unacceptable to another. It is impossible to maintain trees completely free of risk —some level of risk must be accepted to experience the benefits that trees provide. Referenced Municipal Code: Chapter 23.10 Tree Related Regulations https://www.codepublishing.com/WA/Edmonds/#!/Edmonds23/Edmonds2310.html#23.10.060 Explanation of Tree Conditions Poor — A tree described with a poor condition would have a combination of the following features: low vigor, sparse crown density, and few interior branches. The crown could be unbalanced or contain many dead twigs/branches. It may also have been topped, tipped, or mal pruned. The trunk could have cracks, cavities, conks/mushrooms, and evidence of decay within the tree. Fair — A fair description would describe a tree with normal vigor and crown density. The tree may possess one or possibly two of the above listed qualities but overall is in decent health. Improvements of site conditions could improve the trees health. Good — Trees listed in good condition will have high vigor with a thick crown density. It would have few, if any defects, and would be a good example of that specific tree. Explanation of Risk Ratings Low— The low -risk category applies when consequences are negligible, and likelihood is unlikely; or consequences are minor, and likelihood is somewhat likely. Moderate — Moderate -risk situations are those for which consequences are minor and likelihood is very likely or likely; or likelihood is somewhat likely, and consequences are significant or severe. High — High -risk situations are those for which consequences are significant and likelihood is very likely or likely, or consequences are severe, and likelihood is likely. Extreme —The extreme -risk category applies in situations in which failure is imminent, there is a high likelihood of impacting the target, and the consequences of the failure are severe. TREE FROG LLC https://www.treefrogI lc.com/ PO Box 307, Duvall, WA 98019 [P] 206-310-8254 [E] andycrossett@hotmail.com Exhibit 15 - Green PLN2022-004 Packet Pg. 279 1.p Page 32 of 42 Arborist Report - Cornerstone - FERNANDEZ SHORT PLAT 6. 23.10.070 Tree protection measures during development. Prior to development activity or initiating tree removal on the site, vegetated areas, individual trees and soil to be preserved in accordance with ECDC 23.10.060(B) shall be protected from potentially damaging activities pursuant to the following standards: A. Preconstruction Meeting Required. Prior to the commencement of any permitted clearing and grading activity, a preconstruction meeting shall be held on site with the permittee and appropriate city staff. The project site shall be marked in the field as follows: 1. The extent of clearing and grading to occur; 2. Delineation and protection of any critical areas and critical area buffers with clearing limit fencing; 3. Flagging of trees to be removed and tags on trees to be retained; and 4. Property lines. B. Placing Materials Near Trees. No person may conduct any activity within the protected area of any tree designated to remain, including, but not limited to, operating or parking equipment, placing solvents, storing building material or stockpiling any materials, or dumping concrete washout or other chemicals During construction, no person shall attach any object to any tree designated for protection. C. Protective Barrier. Before development, land clearing, grading, filling or any land alteration, the applicant shall: 1. Erect and maintain readily visible temporary protective tree fencing along the limits of disturbance which completely surrounds the protected area of all retained trees, groups of trees, vegetation and native soil. Tree protective fencing shall be a minimum height of three feet, visible and of durable construction; orange polyethylene laminar fencing is acceptable. 2. Install highly visible signs spaced no further than 15 feet apart along the entirety of the protective tree fencing. Said sign must be approved by the director and shall state, at a minimum, "Tree and Soil Protection Area, Entrance Prohibited," and provide the city phone number for code enforcement to report violations. 3. Prohibit excavation or compaction of soil or other potentially damaging activities within the barriers; provided, that the director may allow such activities approved by a qualified professional and under the supervision of a qualified professional retained and paid for by the applicant. 4. Maintain the protective barriers in place for the duration of the project until the director authorizes their removal. 5. Ensure that any approved landscaping done in the protected zone subsequent to the removal of the barriers shall be accomplished with machinery from outside the protected zone or by hand. 6. Limit the time period that the critical root zone is covered by mulch, plywood, steel plates or similar materials, or by light soils, to protect the tree's critical root zone. TREE FROG LLC https://www.treefrogI lc.com/ PO Box 307, Duvall, WA 98019 [P] 206-310-8254 [E] andycrossett@hotmail.com Exhibit 15 - Green PLN2022-004 Packet Pg. 280 1.p Page 33 of 42 Arborist Report - Cornerstone - FERNANDEZ SHORT PLAT 7. In addition to the above, the director may require the following: a. If equipment is authorized to operate within the protected zone, the soil and critical root zone of a tree must be covered with mulch to a depth of at least six inches or with plywood, steel plates or similar material in order to protect roots and soil from damage caused by heavy equipment. b. Minimize root damage by hand -excavating a two -foot -deep trench, at edge of critical root zone, to cleanly sever the roots of trees to be retained. Never rip or shred roots with heavy equipment. c. Corrective pruning performed on protected trees in order to avoid damage from machinery or building activity. d. Maintenance of trees throughout construction period by watering and fertilizing. D. Grade. 1. The grade shall not be elevated or reduced within the critical root zone of trees to be preserved without the director's authorization based on recommendations from a qualified professional. The director may allow coverage of up to one-half of the area of the tree's critical root zone with light soils (no clay) to the minimum depth necessary to carry out grading or landscaping plans, if it will not imperil the survival of the tree. Aeration devices may be required to ensure the tree's survival. 2. If the grade adjacent to a preserved tree is raised such that it could slough or erode into the tree's critical root zone, it shall be permanently stabilized to prevent soil erosion and suffocation of the roots. 3. The applicant shall not install an impervious surface within the critical root zone of any tree to be retained without the authorization of the director. The director may require specific construction methods and/or use of aeration devices to ensure the tree's survival and to minimize the potential for root -induced damage to the impervious surface. 4. To the greatest extent practical, utility trenches shall be located outside of the critical root zone of trees to be retained. The director may require that utilities be tunneled under the roots of trees to be retained if the director determines that trenching would significantly reduce the chances of the tree's survival. 5. Trees and other vegetation to be retained shall be protected from erosion and sedimentation. Clearing operations shall be conducted so as to expose the smallest practical area of soil to erosion for the least possible time. To control erosion, it is encouraged that shrubs, ground cover and stumps be maintained on the individual lots, where feasible. 6. The director may approve the use of alternative tree protection techniques if those techniques provide an equal or greater degree of protection than the techniques listed in this subsection. E. Directional Felling. Directional felling of trees shall be used to avoid damage to trees designated for retention. TREE FROG LLC https://www.treefrogI lc.com/ PO Box 307, Duvall, WA 98019 [P] 206-310-8254 [E] andycrossett@hotmail.com Exhibit 15 - Green PLN2022-004 Packet Pg. 281 1.p Page 34 of 42 Arborist Report - Cornerstone - FERNANDEZ SHORT PLAT F. Additional Requirements. The director may require additional tree protection measures that are consistent with accepted urban forestry industry practices. [Ord. 4227 § 1 (Att. A), 2021; Ord. 4220 § 1 (Att. A), 2021; Ord. 4218 § 1 (Att. A), 2021]. 7. ISA Recommended Tree Protection Detail Croton drip line or other limit of Tree Protection area. See Notes: tree preservation plan for fence alignment. 1- See specifications for additional tree protection requirements- 2- If there is no existing irrigation, see specifications for watering requirements- 3- No pruning shall be performed except by approved arborist. 4- No equipment shall operate inside the protective fencing including during fence installation and removal. 5- See site preparation plan for any qqqq, modifications with the Tree Protection (- area. Tree Protection fence: High density polyethylene fencing with 3.5" x 1.5" 0 r openings; Color - orange. Steel posts installed at 8' o.c. sign laminated in i 2" x 6' steel posts plastic spaced or approved equal. every 50' 5"thick along the KEEP OUT layer of mulch. fence. TREE q PROTECTION 'v AREA �t Maintain existing I''' grade with the tree protection fence unless otherwise � indicated on the plans. SECTION VIEW 14 TREE PROTECTION URRANTREOURCEF FREE USE OPEN SOURCE FREE TO USE V r*- 0 Q 0 w+ to L 0 L Q r X LU d E i %i TREE FROG LLC Q https://www.treefrogI Ic.com/ PO Box 307, Duvall, WA 98019 [P] 206-310-8254 [E] andycrossett@hotmail.com Exhibit 15 - Green PLN2022-004 Packet Pg. 282 1.p Page 35 of 42 Arborist Report - Cornerstone - FERNANDEZ SHORT PLAT 8. ISA Recommended Tree Protection Information The Pacific Northwest Chapter of the ISA Recommends the following for protecting trees from damage during construction. https://pnwisa.org/tree-care/damage/protecting-trees-from-damage/ Critical Root Zone Protection A critical step in retaining healthy trees is the protection of tree roots from disturbance. Each tree has a critical root zone (CRZ) that varies by species and site conditions. The International Society of Arboriculture defines CRZ as an area equal to a 1-foot radius from the base of the tree's trunk for each 1 inch of the tree's diameter at 4.5 feet above grade (referred to as diameter at breast height). Another common rule of thumb is to use a tree's drip line to estimate the CRZ (see figure). Evaluate both of these and choose whichever provides the larger CRZ. Under certain circumstances, disturbing or cutting roots in a CRZ may be unavoidable. In such cases, the work should be done only under the on -site supervision of an ISA Certified Arborist. Cutting or disturbing a large percentage of a tree's roots increases the likelihood of the tree's failure or death. Never cut tree roots that are more than four inches wide; roots that large are usually structural. Cutting them can destroy the stability of the tree, causing it to fall over! If you must cut tree roots, do so cleanly with sharp tools. Never tear with a backhoe or other dull instrument. A clean cut encourages good wound closure and confines the spread of decay. If damage is severe, consider removing the tree because its stability may have been compromised. Activities to Avoid in the Critical Root Zone The CRZ that should be protected from negative interactions. Avoid the following activities: • Stockpiling construction materials or demolition debris • Parking vehicles or equipment • Piling soil and/or mulch • Trenching for utilities installation or repair, or for irrigation system installation • Changing soil grade by cutting or filling • Damaging roots by grading, tearing, or grubbing • Compacting soil with equipment, vehicles, material storage, and/or foot traffic TREE FROG LLC https://www.treefrogI lc.com/ PO Box 307, Duvall, WA 98019 [P] 206-310-8254 [E] andycrossett@hotmail.com Exhibit 15 - Green PLN2022-004 Packet Pg. 283 1.p Page 36 of 42 Arborist Report - Cornerstone - FERNANDEZ SHORT PLAT • Contaminating soil from washing out equipment (especially concrete) and vehicle maintenance • Installing impervious parking lots, driveways, and walkways • Attaching anything to trees using nails, screws, or spikes • Wounding or breaking tree trunks or branches through contact with vehicles and heavy equipment • Wounding trunks with string weed trimmers and lawn mowers • Causing injury by fire or excessive heat During Construction Monitor compliance with tree protection requirements and the impacts of construction activities on tree health regularly during construction. If there are incursions into the root zone, ensure roots have been severed cleanly, enforce penalties, and reestablish the protection zone. Confer with your contractors to make sure that construction offices, vehicular parking, worker break sites, concrete washout areas or other pollutants, and material storage will remain outside of protected areas. Diligence in maintaining barriers and in enforcing your protection plan will pay great dividends at the end of the project when the tree is still healthy. Following the guidelines laid out above will serve in most situations, but occasionally construction plans will require impingement on the CRZ. Trenching Trenching is a standard way to install utilities. It is best to entirely avoid trenching through the CRZ (see figure); such practice could severely destabilize a tree, as well as adversely affect its health through loss of roots. Workers performing such operations should understand that 85% of the mass of a tree's root system is located within the CRZ and that most of a tree's roots are within the top 18 inches of soil. Alter routes of underground infrastructure or use alternate methods such as pipe boring. Tunneling at least 18 inches beneath the root zone will prevent loss of critical root mass if underground utilities must unavoidably be placed within the CRZ. A decision must be made as to where best to locate utility trenches. Planners and designers must be made aware that trenches may not cross a CRZ and design alternate alignments accordingly; such realignments are not the responsibility of the construction crew. Best practices for trenching include the following: • Protect the trunks of high -value trees from scraping and gouging to a height of at least eight feet. • Keep equipment and excavated backfill on the side furthest from the tree, not against the trunk. TREE FROG LLC https://www.treefrogI lc.com/ PO Box 307, Duvall, WA 98019 [P] 206-310-8254 [E] andycrossett@hotmail.com Exhibit 15 - Green PLN2022-004 Packet Pg. 284 1.p Page 37 of 42 Arborist Report - Cornerstone - FERNANDEZ SHORT PLAT • Place excavated backfill on a plastic or canvas tarp outside the CRZ. • Prune away jagged roots back to the trench wall closest to the tree. Use a handheld pruner or pruning saw to make sharp, clean cuts. • Replace the backfill on the same day if at all possible. Cover exposed roots with wet burlap to prevent them from drying out; in hot dry conditions, small roots may be injured in as little as 30 minutes. • Do not allow chemicals, trash, or other foreign debris to become mixed with the backfill. • If earthwork specifications allow it, firm the backfill to the same compaction as the surrounding soil and no more. • Water the backfill to prevent excessive root drying. Grade or Ground Level Changes Grade changes should be avoided in order to prevent serious damage or death to a tree. Fill that is added over existing soils can smother and kill roots, or invite disease if piled around the trunk. Even temporary fills such as stockpiling mulch or soil in the CRZ of a tree for as little as several days during the construction process can have severe, long-term negative effects, though symptoms may not appear for several years. The extent of injury from adding soil around a tree varies with the kind, age, and condition of the tree; the depth and type of fill; drainage; and several other factors. Maple, oak and evergreens are most susceptible, while elm, ash, willow, sycamore, and locust are least affected. Little can be done to save trees that have been suffering from soil added over an extended period of time. It is prudent to consider possible damage that may occur to a tree and take alternative action before the fill is made; prevention is less expensive and more effective than attempting to correct the situation after damage has been done. Best practices for fill operations include the following: • Never place any fill or organic materials directly against the tree. • Never compact the soil within the CRZ. • If using no more than two to four inches of fill around existing trees, significant damage may be avoided if the fill has a coarser texture than the existing soil. Less damage to a tree's roots is likely with a lowered grade than when it is raised, unless exposing or removing a great deal of the root mass. A general rule -of -thumb used by landscape architects is to remove no more than six inches of soil from the existing grade in the CRZ; however, this is dependent on the soils in which the tree is growing. A tree's roots may all exist in the top foot of a shallow soil; removing the top six inches would have tremendous negative impact in that case. TREE FROG LLC https://www.treefrogI lc.com/ PO Box 307, Duvall, WA 98019 [P] 206-310-8254 [E] andycrossett@hotmail.com Exhibit 15 - Green PLN2022-004 Packet Pg. 285 1.p Page 38 of 42 Arborist Report - Cornerstone - FERNANDEZ SHORT PLAT Best practices for removing soil include the following: • Consider removal and replacement if the tree is young, in poor condition, an undesirable species, or very susceptible to insects and disease. • Plan grade changes well in advance of construction using the appropriate method to prevent injury to desirable trees. • Use retaining walls or terraces to avoid excessive soil loss in the area of greatest root growth. • Spread mulch over the exposed root area when possible, to help prevent soil erosion, reduce moisture loss, and keep soil temperatures lower. • Provide supplementary water when rainfall is less than one inch per week. • Prune roots to prepare the tree for root loss due to grade lowering. Root pruning is best left to an ISA Certified Arborist, who can take into account the variables necessary to reduce the stress of the pruning to the tree. TREE FROG LLC https://www.treefrogI lc.com/ PO Box 307, Duvall, WA 98019 [P] 206-310-8254 [E] andycrossett@hotmail.com Exhibit 15 - Green PLN2022-004 Packet Pg. 286 1.p Page 39 of 42 Arborist Report - Cornerstone - FERNANDEZ SHORT PLAT 9. Certificate of Performance I, Andy Crossett, certify that: • 1 have personally inspected the trees and the property referred to in this report and have stated my findings accurately. • 1 have no current or prospective interest in the vegetation or the property that is the subject of this report and have no personal interest or bias with respect to the parties involved. • The analysis, opinion, and conclusions stated herein are my own and are based on current industry standards, scientific procedures and facts. • My analysis, opinion, and conclusions were developed and this report has been prepared according to commonly accepted arboriculture practices. • No one provided significant professional assistance to me, except as indicated within the report. • My compensation is not contingent upon the reporting of predetermined conclusion that favors the cause of the client or any other party nor upon the results of the assessment, the attainment of stipulated results, or the occurrence of any subsequent events. I further certify that I am a member in good standing of the International Society of Arboriculture (ISA) and an ISA Certified Arborist (#PN-7375A) and Tree Risk Assessment Qualified. I also am a Certified Professional Horticulturist through the Washington State Nursery and Landscape Association. If you have any questions about this report, please contact me at 206-310-8254 or andycrossett@hotmail.com. Andy Crossett References: Dirr, Michael A. Manual of Woody Landscape Plants Their Identification, Ornamental Characteristics, Culture, Propagation, and Use. Stripes Publishing L.L.C., 2009 Smiley, E. Thomas, Nelda Matheny, and Sharon Lilly. Tree Risk Assessment (Best Management Practices, Second Edition). Champaign: International Society of Arboriculture, 2017. Dunster, Julian A., E. Thomas Smiley, Nelda Matheny, and Sharon Lilly. Tree Risk Assessment Manual. Champaign, Illinois: International Society of Arboriculture, 2013. Shigo, Alex L. A New Tree Biology: Facts, Photos, and Philosophies on Trees and Their Problems and Proper Care Shigo and Trees, Associates, 1986. TREE FROG LLC https://www.treefrogI lc.com/ PO Box 307, Duvall, WA 98019 [P] 206-310-8254 [E] andycrossett@hotmail.com Exhibit 15 - Green PLN2022-004 Packet Pg. 287 1.p Page 40 of 42 Arborist Report - Cornerstone - FERNANDEZ SHORT PLAT 10. Credentials & Experience History I first began working in the horticulture industry in 2002 at a landscaping company located locally in Bellevue, WA. After working in the field for a few years, as a laborer and a supervisor, I decided to pursue a formal education at Lake Washington Institute of Technology. I graduated in 2011 with a degree in Environmental Horticulture and immediately took the ISA and CPH exams to be become a Certified Arborist and a Certified Horticulturist, respectively. I moved onto to work as a member of the Street Tree and Irrigation Department for the City of Bellevue. Tree Frog LLC started in 2013, when I began consulting part time in addition to working as head gardener at a seven -acre estate in Medina, WA. Tree Frog LLC has grown, and I have been consulting full time since 2017. In my spare time, I enjoy spending time with my family and the animals on my small hobby farm. Education Lake Washington Institute ofTechnology—Associates Degree, Environmental Horticulture My education from Lake Washington Institute of Technology's horticulture program focused on the following areas of study: botany, plant propagation, greenhouse management, soils, pruning, pest and disease management, landscape design, turf grass management, and plant identification. Credentials Certified Professional Horticulturist through the Washington State Nursery & Landscape Association #2537 In 1978, WSNLA created a two -pronged professional certification program that was known as the Washington Certified Nurseryman or Washington Certified Landscaper. In 2005, WSNLA revamped and upgraded the certification program and renamed the designation as Certified Horticultural Professional. With nearly 400 Certified Professional Horticulturists, the CPH program is the largest community of state certifications serving professional horticulturists in Washington State. To earn a WSNLA Certified Professional Horticulturist credential, you must pass a written exam that tests your skills and knowledge as a horticultural professional based on study materials and practical applications. You must provide the equivalent of one year of work experience (2000 hours) with a licensed nursery, landscape contractor or WSNLA-approved business or institution. Certified Arborist and Qualified Tree Risk Assessor, through the International Society of Arboriculture #PN-7375A. To earn an ISA Certified Arborist° credential, you must be trained and knowledgeable in all aspects of arboriculture. ISA Certified Arborist® have met all requirements to be eligible for the exam, which includes three or more years of full-time, eligible, practical work experience in arboriculture and/or a degree in the field of arboriculture, horticulture, landscape architecture, or forestry from a regionally accredited educational institute. This certification covers a large number of topics giving the candidates flexibility in the arboricultural profession. A code of ethics for ISA Certified Arborists° strengthens the credibility and reliability of the work force. This certification is accredited by the American National Standards Institute, meeting, and exceeding ISO 17024. TREE FROG LLC https://www.treefrogI lc.com/ PO Box 307, Duvall, WA 98019 [P] 206-310-8254 [E] andycrossett@hotmail.com Exhibit 15 - Green PLN2022-004 Packet Pg. 288 1.p Page 41 of 42 Arborist Report - Cornerstone - FERNANDEZ SHORT PLAT Continued Education Trees and the Law I Report Writing for Arborists I Defensible Tree Appraisal I Developing Field Assessment Skills for Common PNW Tree Diseases I Climbing Safety Case Studies I WSNLA PROseries seminar Pest & Disease Tree Disorder Diagnosis Online Workshop & Live Discussion I Why Trees Fail Online Workshop & Live Discussion Arbor Chat: A Deep Dive Into the ISA Certified Arborist® Code of Ethics I Diagnosis & Disorder: General Diagnosis Tree Biology: Anatomy I Arbor Chat - Coronet cuts: The simulation of natural fractures I Tree root physiology and urban soils — can't we just all get along? I Arboricultural Zombies - Myths That Will Not Die I Forged in Fire: Arborist Options Before & After the Fire I Forest Health Watch — working together to monitor, study and understand tree health issues in Pacific Northwest I Tree insect pest diagnosis and management I Homeowner knowledge and perceptions of tree care and preservation on residential properties I Managing the Trees Where People Live for Resiliency I Regenerative Pruning: Research on Overextended Trees, Practice on Hollow Trees I Machine Generated Report Writing I Tools We Use I Putting the MD Back in Tree Doctor I Building a Resilient Arboriculture and Urban Forestry Program in Rural Municipalities I Ethical Tree Care in the Urban Interface I What's pesky in the PNW... And what could be on its way? I Coping with heat: Community urban forest perspectives and experiences in Vancouver, Canada I Advancing Urban Forestry in the Pacific Northwest I Root Pruning The Influence of Abiotic Factors on Street Tree Condition and Mortality in a Commercial -Retail Streetscape Arborists and Wildlife: Retaining Trees for Wildlife Habitat I Tree Inventories I Biology and Identification of Fungi Wood Decay Fungi Identification and Management I Container Type Affects Root Development I Tree Lightning Protection Systems Advanced Tree Identification I Wood Chips and Compost Improve Soil Quality and Increase Growth of Acer rubrum and Betula nigra in Compacted Urban Soil I A Review of Spatial Variation of Allergenic Tree Pollen I The Cost of Not Maintaining the Urban Forest I Impacts of Wire Basket Retention and Removal I Effects of Root Severance by Excavation on Two Urban Tree Species Volunteering Dog Mountain Farm, CSA Dog Mountain Farm serves the Snoqualmie Valley community and Seattle area by providing Certified Naturally Grown farm -fresh vegetables, fruit, eggs, herbs, and flowers. They also offer educational tours for schools and groups. TREE FROG LLC https://www.treefrogI lc.com/ PO Box 307, Duvall, WA 98019 [P] 206-310-8254 [E] andycrossett@hotmail.com Exhibit 15 - Green PLN2022-004 Packet Pg. 289 1.p Page 42 of 42 Arborist Report - Cornerstone - FERNANDEZ SHORT PLAT 11. Assumptions & Limiting Conditions a) A field examination of the site was made on 1/11/2022. My observations and conclusions are as of that date. b) Care has been taken to obtain all information from reliable sources. All data has been verified insofar as possible; however, the consultant/arborist can neither guarantee nor be responsible for accuracy of information provided by others. c) Unless stated otherwise: 1) information contained in this report covers only those trees that were examined and reflects the conditions of those trees at the time of inspection; and 2) the inspection is limited to visual examination of the subject trees without dissection, excavation, probing, or coring. There is no warranty or guarantee, expressed or implied that problems or deficiencies of the subject tree may not arise in the future. d) All trees possess the risk of failure. Trees can fail at any time, with or without obvious defects, and with or without applied stress. A complete evaluation of the potential for this (a) tree to fail requires excavation and examination of the base of the subject tree. Permission of the current property owner must be obtained before this work can be undertaken and the hazard evaluation completed. e) Other trees with similar defects are standing in the neighborhood and have been so for some time. Trees are living biological organisms, and I cannot predict nor guarantee their stability or failure. f) Sketches, drawings and photographs in this report, being intended as visual aids, are not necessarily to scale and should not be construed as engineering or architectural report of surveys unless expressed otherwise. The reproduction of any information generated by architects, engineers, or other consultants on any sketches, drawings, or photographs is for the express purpose of coordination and ease of reference only. Inclusion of said information on any drawings or other documents does not constitute a representation by Tree Frog LLC as to the sufficiency or accuracy of said information. g) The consultant/appraiser shall not be required to give testimony or attend court because of this report unless subsequent contractual arrangements are made. h) Loss or alteration of any part of this report invalidates the entire report. i) Unless required by law otherwise, possession of this report or a copy thereof does not imply right of publication or use for any purpose by any other than the person to whom it is addressed, without the prior expressed written or verbal consent of the consultant/appraiser. TREE FROG LLC https://www.treefrogI lc.com/ PO Box 307, Duvall, WA 98019 [P] 206-310-8254 [E] andycrossett@hotmail.com Exhibit 15 - Green PLN2022-004 Packet Pg. 290 1.q SW1/4 OF SW1/4 OF SEC. 25, T27N, RK, W.M., CITY OF EDMONDS, SNOHOMISH COUNTY, WA w cO E F U �\ \e) O \ V \ W CO En \\ O J N 3 mod\ Z Q \\ \ 3 TYPE 3 LSC: \ \ ` F \`r \ \ z - 2 TREES NO MORE THAN 30' O.C. WITH A MIN. OF 50% EVERGREEN. \ �\ �\ OA _� ` �/ ,� o 3C -9 TREES REQUIRED WITH 5 BEING EVERGREENLo .PROPOSE:6 EVERGREEN (4 EXISTING) & 4 DECIDUOUS. \ /�✓ !^� �C►�I w o oN 88°38'01" 251Qrn v 1 D \ ° 28 ° PR F of 6 �\ �` OEM o � Q '-� 36"\\ e 8"PL �� ���� ' DE o �— ---0 �;"� i // I---------� "DEC ��� �`d \� \Q\ 8123/23 L_OT � �. � f E -a /- — LE „ - \ ---7 ,��-1 V s s 7 T 3 Cn Ld X "� — o I i LOT 4 I ;QED I I — �° g" y 2 ��� v�� 8„ ° D 2 D 12-A \� \�, ��� " »w L---� 50 �_ED I V I V L_� ,A D - I I L 284 __ „ 7 ~ o z o � �- O I I °° � STATE OF WASHINGTON , � ° — O I I ' I ♦ I I LOT 2 _--- REGISTERED = CD �r, CD --- I w' I ' I �.�� \ �9/A' �`\ LA SCAP C�ljITECTLA x // _ Cn uj o w ® /0 I L- - — — — - ® L_ — J I !/ �\ — / `� AKEMI SAKAIDA y - — " ♦ ® - — CERTIFICATE N0. 794 z - i VL — — — \ — — — — - _ \ A C �� ��/v� ����� EXPIRES 06/16/24 E o N C -RL Y \ 1 IK I) — — — — — — I L- \i SP E 48 ' D ` / \ I ki / j '\`� �\\ N 63°02'07" VV LL - p I - \ - �9S O `� •o � ---� _ _ 8 P��M I, 2j� I -- -- ° 58\ -/ ✓ir �� 4417' z \ _T ,, x D - o i o I u L- 6` `` I I I o o I �278 II _- E o / A _ U I i t o N - 1 4 `\ ' QED - - T / '> E �� >- C �— O d LLJLLJ ! C I I- ,a n, l- Lj _ LOT 1 0 `V as R E — — — / - ^ w w \ n w— / // - I1 \\ `^� / \\ -/ / -- / , ` O +• o I- — — — — — — — — — O '_ --, �.�� `� STREET R ii 1 8"\ED �� ,� w �' ' ` 4 // ��� / ERE LIGHT (TYP) „ 0 m C14 ui-T�-- �y �" o - - w �o o �— , I , / - _ - - ! / --�CE -f �� O �._f / V\� / �♦ c o y' 3 "CED`, ,- - . - - 0 E I ��--A-7 2�� o 46 C ' `� �� ,--- I --- ---- / ♦ W Q / - a ACT � ♦ r 4EZ DE o OL- ON S w � LC)L I I I C 2, // LOT T 16 o I LOT T 11 280 2 , p 2 �, _ ' ` � I I / / �� Q P' GJO / ca + Q _ /' 40 CED ,- �� 0 I- o � c? I 01 2I4 �''- \���y L_ T 12 _ OT 3 _ — °� -„� o� Lu a CD O /\a V OVA I 414"CED/ I " I\ // /' / I 2 7 E / / i �` / N 3 CE r I v r i / /-- �' X \O� i I ED 6 S I \\ \ \EDI I I /, - �T r -_ l 2 D F / i ----- �3� ��'— — — I - O �' -�_ �' / \� -r O _ -�---� � 2� � 1 „D170 EC ��6"G€� ,' � �,v' �� 'HEM / o ♦ X , // LU "B I R ♦ 12tip° � 3� DE I — ® _ L 24'iDEr 4 DIE -- °E � `�i; - i r „v, I-� — — � O E CD /� C r O O _ � ti Y� T 9 I , / I 15 I 26, /� 1 I I / 22 C Z 6„� V I aV /� 0 ED� I I LOT 10 I '/ / 36"CE�-/I ''VV /� 11 4'kED I I /�, i I I u1 I CE - - - - — --- I I D <� 0 I f� — — 12"MAP CED k ; ' 1 AP \, N 98°5 2 o ,_ 2„CE � � 6' x 6"MAP® , o , M J\\�00.0-- - — — W Z N 3" — — — \ TYPE 3 LSC: 28.61' Q (� z TREES NO MORE THAN 30' O.C. WITH A MIN. OF 50% EVERGREEN. X I CV O -10 TREES REQUIRED WITH 5 BEING EVERGREEN. PROPOSE:9 EVERGREEN(4 EXISTING) AND 6 DECIDUOUS (2 EXISTING). I I w w 00 U) N 00-54'15 E _ w TREE PLAN 4.75' I 0 10 20 40 N 1 inch = 20 ft. LOm PRELIMINAFFY)M ft)jP&Nf0 *walk Packet Pg. 291 PI n17n77-nnaa Z -nnti,i SET TREE STRAIGHT AND PLACE RO ON SOLID GROUND OR ON COMPACT BACKFILL. BACKFILL PLANTING HOLE 1/2 FULL WITH NATIVE SOIL REMOVED OF DEBRI. TAMP SOIL TO STABILIZE ROOTBALI WATER THOROUGHLY. CUT AWAY AND REMOVE STRING / BURLAP. IF IN WIRE BASKET REMOVE COMPLETELY. BE CAREFUL NOT TO DAMAGE ROOTS. BACKFILL REMAINING PLANTING HOLE WITH A MIXTURE OF APPROVED TOPS011 AND NATIVE SOIL. AMEND BACKFILL AS NOTED IN LANDSCAPE NOTES. 3 TIMES ROOT BALL DIAMETER TREE PLANTING DETAIL L3.2 SCALE: N.T.S. SW1/4 OF SW1/4 OF SEC. 25, T27N, R3E, W.M., CITY OF EDMONDS, SNOHOMISH COUNTY, WA PLANT SCHEDULE 11.040 SYMBOL SCIENTIFIC NAME COMMON NAME EXISTING TREES TO REMAIN WITHIN CONSTRUCTION AREA TREES: COUNTED AS TREE REPLACEMENT CREDITS 0 0 2%6" WOOD STAKES, LOCATED OUTSIDE OF ROOTBALL. FASTEN WITH CHAIN LOK TREE TIES. STAKE MAY NOT TOUCH TREE TRUNK. STAKE HEIGHT MUST BE AT LEAST 5' FROM FINISHED GRADE. 0 0 SIZE (MIN.) IS CALIPER AND HEIGHT CALIPER IS MEASURED AT 4.5' HIGH QUANTITY HEIGHT IS FROM TOP OF SOIL LEVEL SPACING (MAX.) NOTES REFER TO ARBORIST REPORT REFER TO SHEETS L1 AND L2 REFER TO ARBORIST REPORT, L1, L2, AND Al SHEETS FOR ADDITIONAL INFORMATION ON THE TREES TO REMAIN AND BE PROTECTED AND TO BE REMOVED. REFER TO OWNER OR OWNER REPRESENTATIVE FOR ANY CLARIFICATIONS THAT ARE NEEDED. REPORT ANY CONFLICTS TO OWNER REPRESENTATIVE. MEDIUM TO LARGE CONIFERS: 13 6' HIGH ABIES GRANDIS: GRAND FIR AS SHOWN FULL TO GROUND. NICE BRANCHING. STRONGLY UPRIGHT. CALOCEDRUS DECURRENS: INCENSE CEDAR THUJA PLICATA 'HOGAN': HOGAN CEDAR ® MEDIUM TO COLUMNAR CONFIERS: 19 6' HIGH AS SHOWN ABIES KOREANA: KOREAN FIR FULL TO GROUND. NICE BRANCHING. STRONGLY UPRIGHT. CHAMAECYPARIS OBTUSA GRACILIS: SLENDER HINOKI CHAMAECYPARIS NOOTKATENSIS PENDULA: WEEPING ALASKA CEDAR TAXUS MEDIA HICKSII: HICKS YEW STREET TREE: DECIDUOUS 31 1 " CALIPER AS SHOWN SINGLE TRUNK, MATCHING FORM, LOWEST BRANCHES AT 4' CLEARANCE, DO NOT PRUNE TO ACHIEVE LOWEST BRANCHING HEIGHT. PRUNUS CERASIFERA 'CRIPOIZAM': CRIMSON POINTE PLUM GROUP TREES: 9 1" CALIPER AS SHOWN SINGLE TRUNK, MATCHING FORM, LOWEST BRANCHES AT 4' CLEARANCE, BETULUS PAPYRIFERA 'RENCI': RENAISSANCE REFLECTION BIRCH DO NOT PRUNE TO ACHIEVE LOWEST BRANCHING HEIGHT. NYSSA SYLVATICA 'HAYMANRED': RED RAGE TUPELO O MEDIUM TO LARGE DECIDUOUS TREES: 7 AS SHOWN SINGLE TRUNK, MATCHING FORM, LOWEST BRANCHES AT 4' CLEARANCE, ACER RUBRUM 'AUTUMN FLAME': AUTUMN FLAME MAPLE 1 J" CALIPER DO NOT PRUNE TO ACHIEVE LOWEST BRANCHING HEIGHT. CERCIDIPHYLLUM JAPONICUM: KATSURA TREE CLADRASTIS: YELLOW WOOD MEDIUM DECIDUOUS TREES: 10 1 1" CALIPER AS SHOWN SINGLE TRUNK TO 3' MINIMUM. STRONGLY UPRIGHT. MATCHING FORM. AMELANCHIER: SERVICEBERRY CORNUS KOUSA : KOUSA DOGWOOD HALESIA: SILVERBELL SMALL DECIDUOUS TREES: 16 1 J" CALIPER AS SHOWN SINGLE TRUNK AND MULTI - STEM ACCEPTABLE AFTER 18" ACER CIRCINATUM: VINE MAPLE CORYLUS CORNUTA: HAZELNUT HAMAMELIS VIRGINIANA: WITCH HAZEL MALUS "XX?": CRABAPPLE (VARIES) NOTE: - TREES LISTED SHOW DIFFERENT OPTIONS THAT CAN BE USED FOR THAT TYPE OF TREE (SYMBOL). DECIDUOUS SET TREE STRAIGHT AND PLACE ROOTBALL ON SOLID GROUND OR ON COMPACTED BACKFILL. PLACE 3" OF BARK MULCH IN SAUCER TO BACKFILL PLANTING HOLE 1/2 FULL WITH NATIVE SOIL REMOVED OF WITHIN 3" OF THE TRUNK. NO PLANTING DEBRI. TAMP SOIL TO STABILIZE ROOTBALL. WATER THOROUGHLY. CUT 3' DIAMETER MIN. AWAY AND REMOVE STRING AND BURLAP. IF IN WIRE BASKET REMOVE COMPLETELY. BE CAREFUL NOT TO DAMAGE ROOTS. BACKFILL REMOVE CONTAINER OR TOP j OF BURLAPS REMAINING PLANTING HOLE WITH A MIXTURE OF APPROVED TOPSOIL FROM ROOTBALL PRIOR BACKFILL \ AND NATIVE SOIL. AMEND BACKFILL AS NOTED IN LANDSCAPE NOTES. FORM 5" HT. WATER DAM AROUND TREE WITH SOIL TO HOLD WATER. FINISH GRADE. 3" NOTE: ALL WEEDS ARE TO BE REMOVED WITH ROOT(S) IN PLANTS f- DELIVERED, UPON ARRIVAL. DISPOSE OF WEEDS OFFSITE. • IF EXCESSIVE WEEDS OCCUR AROUND THE BASE OF PLANTS WITHIN THE FIRST YEAR, THE CONTRACTOR SHALL BE SCARIFY SIDES OF PLANTING RESPONSIBLE FOR WEED REMOVAL BY MECHANICAL MEANS. HOLE. MAKE SURE GOOD DRAINAGE. 1.q W cD E U � w o W W O E O U O (n o N �o Q 3 J N 3 r h � > v CD Z N Q � w 3 o z r- ca o w N r7 CA J � Lo C) w j cp o N 00 0- lmlkh4 Immo 1111w 8/23/23 STATE OF WASHINGTON REGISTERED c LA SCAP C ITECT y =a AKEMI kf SAKAIDA N CERTIFICATE NO. 794 EXPIRES 06/16/24 c c R IL C as 2 O d N� VC ^ MJ w a Q T N vJ � Z OIL C 0 � E LLB Q a` 0 Z Z Looa Y W + 3 L WLu R L a L r c d 0 J 0 Lo Q o a LLJ O 0 z V F--- Z_ U LLJ Z O Q J � �i 0 z EXISTING NATIVE SOIL OR NEWLY 6i uj Co N PLACED TOPSOIL. J N 3 TIMES ROOT BARRIER ALONG SIDEWALKS AND CURBS: J N O ROOT BALL DIAMETER REFER TO CITY CODE OR PUBLIC WORKS REQUIREMENTS FOR EXACT 00 _ SPECIFICATIONS. W LLJ ( n TYPICALLY 18"-24" DEEP CONTINUOUS ROOT BARRIER, 15' CENTERED Lli W Lu > ON TREE AREA WHEN TREE IS WITHIN 5' OF A PUBLIC CURB AND OR = / I— Ll.l SIDEWALK/PAVING/WALKWAY. C/) 0 0� L302 PRELIMINAR 14, j"%�t)glu: JT\DIr� walk Packet Pg. 292 PI n17n77_nndQ Z _nnti,i 1.r Q w cn Q 0 w 0 Ln J Q z w 0 cn W 0 w Q z z Q n, 0 I \ HOUSE DATA GREENWALK \ LOT CNERAGE \ \\ \ \ \ LOT 1: f,030 SF/6,757 SF=30% LOT 9: 2,030 SF/7,337 SF=27% HOUSE 1: (2) 3,686 SF 5 BEDROOM, 3 j BATHS, REC ROOM, 3 CARS ARAGE \ \ LEGEND 0 LOT 2: 1,862 SF/7,627 SF=24% LOT 10: 1,693 SF/6,545 SF=26% HOUSE 2: (3) 2,561 SF 5 BEDROOM, 3 BATH, 2 CAR GARAGE \ \ \ \ LOT 3: 2,346 SF/7,889 SF=30% LOT 11: 1,884 SF/5,124 SF=37% HOUSE 3: (3) 2,907 SF 5 BEDROOM, 3 BATHS, 2 CAR GARAGE \ \ \ ev LOT 4: 2,346 SF/7 701 SF=30% / 022 SF=38% OFFICE 31 BATH REC ROOM, 3 CAR GARAGE \ \ \ v CONCRETE PAVING o , LOT 12: 1,884 SF 5, ° HOUSE 4: (2) 3,336 SF 4 BEDROOM, , LOT 5: 2,262 SF/7,213 SF=31% LOT 13: 1,693 SF/5,752 SF=29% HOUSE 5: (1) 3,719 SF 5 BEDROOM, 4 BATHS, REC ROOM, 2 CAR GARAGE \ \ SDMH \ a a o w LOT 6: 2,284 SF/6,437 SF=35% LOT 14: 1,862 SF/6,909 SF=27% HOUSE 6: (2) 3,601 SF 5 BEDROOM, 34 BATHS, REC ROOM, 3 CAR GARAGE \ \ - \ J N 0 \ \ RIM-266.00 C o LOT 7: 2,262 SF 6,396 SF=35%' LOT 15: 1,844 SF 6,626 SF=28% \ ASPHALT PAVING / / HOUSE 7: (2) 2,753 SF 4 BEDROOM, 21 BATH, 2 CAR GARAGE \ \ \\ \ I E(N W) = 250.46' 48" LOT 8: 12,284 SF/6,700 SF=34% LOT 16: 2,030 SF/6,757 SF=30% HOUSE 8: (2) 3,223 SF 5 BEDROOM, 3 BATH, 3 CAR GARAGE \\ \\ \ `:--_--_--\ --- \ \ \ IE(SE)=250.80' 48" < z Q IE(S)=262.08' 8"CONC PAVERS z - ='\ \ \ 6' CEDAR FENCE \ SMH °p RIM=266.25' Q Q W RS-MP 3: SMH LLi »`\ ` _____---26�----- \ ( IM=268.42' ^ Q \ -.: ` \ c\� Lw \ N 88138 01 W 51 11 'I _ -- IE E)=259.04 12 \ 97.83' o /� y� \ <,-Frp- \ ) �,� \\�\ \ \ IE(SE 59.18' 12" \ ° 1 - - - - \+ - ' L I / O 70.0 70. 13. ,\\ MAINTAIN TEES IN ROW \ \ \ � \ \ / , » / / y' ice' \ � O \ �.; \ \ \ C) \ I LOT _I , p OI O / ° ° / / - �\ , \\ - -I`, \\ - GARAG I i/i �;° ° ' II /» ' - / N ,�'i ♦' I � \ •--- SMH ZT�- �_ N EXI G TWO W , TURNIN ANE TAPE RIM = 272.26' \ © GREENWALK DESIGNS LLC. ' \ WEST OFHER o IE W)=259.58' 12„ 1 03954REGISTERE DIE(SW 59.65 12 CT / i. I °. , 4 / �' I I EXISTIN SPHALT \ \ \ \ AR o" w \ t I / 6 � WALK _ STEVEN A. BARNES i O a \ \ ° FOG LINE \ \ \ STATE OF �'VASHING i ON . � i HOT } ' HOUSE 8 1I -- DECK / I W 1'-0» '7 SF' 10'-0 o\ `y e \..:: ti� / �� o r r I - _ - \ \ \ A=2' 10'52"� �\\ - - ��1 ». \ in I i -0" 0» \ I I I N 4� 1'41" r ..'.'.'.'.'.'.'.... \1004�94 �O \ 1 0 SITE WALKWAY I o T 5 O \ cV _ I I �i\ 3. 1 / .......... . r L=3R6 \ ! ! I \ I , '\J 1 P o ONNECTED TO EXISTING \ \ S. F O \ ARAGE CAR,gGE I • I \ I I w -� - I i / OW WALKWAY \ / • - oo HOUSE 7 Lo - \ \ 3 I ......... -�� ......\. I 1 - � � � �' i I r SIGN �� .'.�.......• O ..... i1 I I 1 ENT Y \ I I to I �' l PLAYA<.700 \ \ ! O , I I \ I co I / EN RY I ! I ,? ALIGN WITH EXI r, I I GARAGE.:....... I \ 1\ O„ 26ry _ 'CURB LINE 1 ► :..: - - �- - I- - '- " �'� O N / PAGE AEMEN \a I'10 " \ \ o , CK ENR2- N 63 02 07 W \ „NO• • E ` � � I b ARKI :,� NG FIRE T O \ I I 1 / TRH ! LCI E' SIGNS 50' O.C. I TREES a \ � r r.. �� o c" °O I r a /."�.'.'...' AIROW N n2 \ r p � / r\ M \ ,J ul 0 ........ ..0..... \ ,>\ Q i L ..'.. o ....... O { x I y< C> �° I \ • b.. .'..'...'. ........ O I J ° E �..... + ........................ ....... ............ ...... ♦ O I:. / o 1 n n F- ........ �' ....... F J o 0 S E6 \ / I. R H la ♦ \ x d \ _..... 70:0. a ............ ..... o 16.83 % a ♦ % . +''.. ... i�i N 70.Q li Z o .................... .... .. - \'. ....... / / _ M .Q oci , / S / 10 0 �.'................... ...... ----�,�.'. ..............................................',.......... , .................. ;...=�-- �. ♦_ :. %i". \ 1 R L / o ,��'.'................... ................. ......................40:75 . /.......... gY........ O Q o _ I a......... 8, ......... \ ---,L --- LOT 6 ..............: o.................. -. T... J \'.. .............\'............'.�Q.................... r'.. ................---�-.'. - �........... �a -9 \ 1.2: • '�9 c �-.................................17.'.. ,'................. \ �' .'... y. �° c LOT / I .! _ ................... i..... / \ / / /.�'. \ r............. i...... ... 1C \ 0 0 / lGHT l 7`L/F? ; �\ 8 6 6 0 A W 00 / , 9 \ CA al �......... O o \ n ,. /. / �. o ? \ S / \ T / C/ / - - _- - - - - :• •• ate. O / O / o "� ....f.. \ \ / ° -SPA I _ _ ' UJ + N , ------ ' I • \ / / E - / / / I SEIvJENI . P A AREA T » I I I I /� ,/ / W / HO 1 .15'.- " ' -- 6 . I I \ ! I , / :; / %�� \ S C O / I I T I O SE i i r - - : • \� r GARAGE I I DE'Gl� i I POND I LO I1A 0 o z 0CARA E � HOUSs. o MA / .... / / . E2 .. ... 4 '' .''O :: 0 -0»ID DECK HOUSE 2 .. \ � SITE DATA 34 � oSITE AREA 540:111,275 SF 2.55 ACRES - I 4 \ I Q p \ i e �` I� \ �• SITE AREA 550: 24,043 SF 0.56 ACRES \ - - - - - - - - V.___' , , PQ \ I \ \ , MINUS AREA DEDICATED TO NEIGHBOR 135,272-1,151 = F b� ` --► � ,,.. S� 134121 (3.08 ACRES) o ♦--------- J \ - , � \ - -� � COMMON SPACE REQUIRED 134,121 X .10 = 13,412 SF - / �� 0 14,096 SF OF COMMON SPACE PROVIDED ....... � _ \ LOT 11 LO 1 - -- - c� �'.'. :j: - - I \ \ 59 '6 156 I , - - ___- _ al ,7; 7 S �.��: / / I '� \ 8, S. ZONING: RS-MP 10' �» T �- ' - '- .75 ,? ��;� _ _ '� +•�'•:. • I I ' \ TAX ACCOUNT 540: 27032500308300 10 7 T92 S. '�- - I ^I o / / �AT,rAGE F TR ,� TAX ACCOUNT # 550: 270325003084001 /' / '-a"' • '1' 0» - -� - - - 2C - \ b i LOT 1 0 ! ro / - r r \ \ NUMBER OF LOTS 3.08 X 5.5/acre = 17 LOTS O / _ _ ti �-\ 1 o /' EGk / ..i ..,.,..., • �� ./ \ - � - .... .... ...'." �:• 'y RY I I �I h RS-MP 16 LOTS PROPOSED � O _ e \� I �--�/ ` '' / I RS-8 LOT WIDTH 70 (VARIES) GARAGE / . 34 I ' ��' HOU� 5 \ F - - �: T ........'.:.:.:.:.:.:.:.'../.:.:.:.:.:.:... / / / I I GARAGES �6, 6 8 W / > ,--' I J� I \ I' �' ...... o / / I / SETBACKS: FRONT YARD 25', 7.5' SIDE 15' REAR, 357. LOT �_ 0 COVERAGE - 10' all SIDES AT LOTS ON EASEMENTS z (/) N I / SUGGESTED MODIFIED SETBACKS: FRONT YARD 10' (20' AT I- _``� 10® 10t-0» SE 4, I ! I / O\ \ I GARAGE), 7.5' SIDE, 15' REAR w V _ I \ ECK ! EN I : E��. / Oc � I w Q w GARAGE � LOT 1 E BUILDING HT: 25' o I HO E 6 I I n �\ I \ CO \ "� - I - - - 7 �, 0 �'h �.� HOUSE 2 / O z 0 121- D♦ 1 l _ _ _ -! -\\ - - - - - /� -/- - _ _ ♦ I DECK I o r - ,' - 1 �- _ - - - 1- w i l I I p o - - I / _ r / , / - - - T - �o O LL / \ o i _ �.'' ,,n� 134.25' ,� I , r / i o-�- - - - - - 0 0 0 \ o 7. l I �"�" I ' ° ; / o �' 72.17 - - --�--- - _-���___ o ��'� °59'5 " 1 9. ' ' v w ° 55.1 W/ - ° - /N 8 8° 301 0' O E E D /' 5' - --- - ---- j -- _ - - - _ - - - - - - - _ _ _ - N to 8.61 - - - _ _ _ _ _ _ - _ _ _ o z ITEM3-10' ~ M O w 00 SEWER ESM Tui I RS-MP SMH A.F.N. 2013162 N 00054' 15" E = I- w I RIM=271.15 4.75' IE(NE)=260.59' 12" IE(SW)=260.73' 12" NORTH 0 20 40 GRAPHIC SCALE PRELIMINARY SITE PLAN_ E SCALE: 1 "= 20'-0" Exhibit 17 -Green alk ar PLN2022-0049 & -0 Packet Pg. 293 1.s SW1/4 OF SW1/4 OF SEC. 25, T27N, R3E, W.M., CITY OF EDMONDS, SNOHOMISH COUNTY, WA w cO E U �\ \e) O \ n \ ¢ a� o \ V \ W y-- C CEn 3i \\ O J N 3 mod\ Z Q \\ \ 3 TYPE 3 LSC: \ \ ` F \`r \ \ z - 2 TREES NO MORE THAN 30' O.C. WITH A MIN. OF 50% EVERGREEN. \ �\ �\ OA _\ ` �/ ,� o 3C -9 TREES REQUIRED WITH 5 BEING EVERGREENLo !-' ` ^� �C►�I w o rn PROPOSE:6 EVERGREEN (4 EXISTING) & 4 DECIDUOUS. \ 12 s^ O,(1 `\\ w o N 88°38'01" W 251�Q1' g 0 2��.�� o /�✓ v 1 0 \ ° 28 \ PR F of 6 �\ �` OEM o Q 36" \\\ e 8"PL �� ���� ' DE o �— -- - - -�- �;"� i // I---------� "DEC ��� \ `d \� \Q\ 8123/23 LOT � �.\\ l f E v -a ---7 ,��-1 V s s 7 T 3 Ln Ld X "� — O I i LOT 4 I ;QED I 1— �° 8„ 1' 2 ��� v�� 8„ 0 0 2 D 12-A \ A� \�, � " »w L---� 50 �_ED I V I V L_� ,A D _ __ „ 7 O o z o �- O I °� STATE OF WASHINGTON p °' ° — I I ' I ♦ I I LOT 2 _ --- REGISTERED ;�, w u- ¢ ' \ '` \ ♦ EC > - �Ln. -- I \I / I low - �\�a A9TAT :a LA SCAP C I L_ / Cn w — — — _ �\ — x ® I L- — - ® — — — J ♦ 1 \ v / — / `� AKEMI SAKAIDA R ® A / CERTIFICATE N0. 794 - I�.,� c q �v I� ��� -? EXPIRES 06/16/24 w UD RL jl 12 IK I----- --- I L i'- - \ SP E 48" D r / k' / / / ° f 7\ c �w ° p u \ ' — \ Irk ♦ L I \ - �Q �' \ O �� `\ 02 07 W ca N 63 — — — -- ---- ✓ir z � 44.17 QO — A I r� \ L / ED � \ Ioo I I I / 278 o C) 0- I I I L / E UCL > o _ O O Li C I I o a DF o 2 4 (, LOT 1 0' p -- — as PL y ^ w W \n yy—T / / ,a - ,� - \ - w�— w \ , I Q 6 10 I-- --- ----- �'-- `� STREET v R ii 18"\ED w ' v ` 4 O�� / v � 00 ERE _ _ LIGHT (TYP) ,\ -r - — q _ 4 \ / \ , \ 'D 7— \ 00 I\ SSte— Q T�-— - C14 \1 \ o \ - — \ 3 \ O - I �o O (IL - I \ \ r ♦ — — — / \ ♦ CLUSTER ^ W F- — --46 C /i Y V - . X I ---- I I = ACT B I I I v 27 -� I o fr //, �1 4', �/ \\ 4 „DE ° O Z w I I ON SP I 00 o o I L- -7 I I I 280 C 2j2 / / LOT 16 LOT 11 Ln ,----� 40 CED 2 -.� f L I I ° I � �' � \ \ Q \��� . -- - / 2�4 \--- �''- \\, y L T 12 L_ O T 3 ° - , 6„C o w r 414 CED, ,v 3 CIIE I I 2 o,/Eu,/ ��'� ° � v v v // -- �v / v v I 6 ED 6 S I \\ \ \EDI I I �T r -_ l\ 2 D F \\ E T- O I \ 1 'DEC o 12 �B I R — — • tip° / / �/ 3 �\ F `� I — -- ® I N w r� 24'iDF E r � 4 a1F � ®� „ ------ o� O / ��V ' r ---- C) v - l % o ---- — 21I, g \L4T 9 I I 26, /� 1 I I / 22 C Z � rd I I I � � x / 6„C I \ I aV /� 0 E�/ I I LOT 10 I // / 136"CE�—/I '' A /� y I 1 14'� ED I I /�, i I I u1 I CE - - D <Ll 13 30" ` \ — \ - � j \. ---- �4 R( D) ,—L----- — — it 0 12"MAP CED AP \\ \, ° ° N �8°5 2 ° 2"CE 6' x 6"MAP® 114151 o M J -- - — — W Z N 300.0 3" — — — \ TYPE 3 LSC. 28.61' t o Q M z TREES NO MORE THAN 30' O.C. WITH A MIN. OF 50% EVERGREEN. X N O -10 TREES REQUIRED WITH 5 BEING EVERGREEN. 00 PROPOSE:9 EVERGREEN(4 EXISTING) AND 6 DECIDUOUS (2 EXISTING). I I w w � N 00-54'1572 E _ ui Lu w � � I TREE PLAN 4.75' U) 0 0 10 20 40 N 1 inch = 20 ft. Exhibit 18 - Greenwal kF)Am 9 & PRELIMINARY DE EL P L Packet Pg. 294 SET TREE STRAIGHT AND PLACE RO ON SOLID GROUND OR ON COMPACT BACKFILL. BACKFILL PLANTING HOLE 1/2 FULL WITH NATIVE SOIL REMOVED OF DEBRI. TAMP SOIL TO STABILIZE ROOTBALI WATER THOROUGHLY. CUT AWAY AND REMOVE STRING / BURLAP. IF IN WIRE BASKET REMOVE COMPLETELY. BE CAREFUL NOT TO DAMAGE ROOTS. BACKFILL REMAINING PLANTING HOLE WITH A MIXTURE OF APPROVED TOPS011 AND NATIVE SOIL. AMEND BACKFILL AS NOTED IN LANDSCAPE NOTES. 3 TIMES ROOT BALL DIAMETER TREE PLANTING DETAIL L3.2 SCALE: N.T.S. SW1/4 OF SW1/4 OF SEC. 25, T27N, R3E, W.M., CITY OF EDMONDS, SNOHOMISH COUNTY, WA PLANT SCHEDULE 11.040 SYMBOL SCIENTIFIC NAME COMMON NAME EXISTING TREES TO REMAIN WITHIN CONSTRUCTION AREA TREES: COUNTED AS TREE REPLACEMENT CREDITS 0 0 2%6" WOOD STAKES, LOCATED OUTSIDE OF ROOTBALL. FASTEN WITH CHAIN LOK TREE TIES. STAKE MAY NOT TOUCH TREE TRUNK. STAKE HEIGHT MUST BE AT LEAST 5' FROM FINISHED GRADE. 0 0 SIZE (MIN.) IS CALIPER AND HEIGHT CALIPER IS MEASURED AT 4.5' HIGH QUANTITY HEIGHT IS FROM TOP OF SOIL LEVEL SPACING (MAX.) NOTES REFER TO ARBORIST REPORT REFER TO SHEETS L1 AND L2 REFER TO ARBORIST REPORT, L1, L2, AND Al SHEETS FOR ADDITIONAL INFORMATION ON THE TREES TO REMAIN AND BE PROTECTED AND TO BE REMOVED. REFER TO OWNER OR OWNER REPRESENTATIVE FOR ANY CLARIFICATIONS THAT ARE NEEDED. REPORT ANY CONFLICTS TO OWNER REPRESENTATIVE. MEDIUM TO LARGE CONIFERS: 13 6' HIGH ABIES GRANDIS: GRAND FIR AS SHOWN FULL TO GROUND. NICE BRANCHING. STRONGLY UPRIGHT. CALOCEDRUS DECURRENS: INCENSE CEDAR THUJA PLICATA 'HOGAN': HOGAN CEDAR ® MEDIUM TO COLUMNAR CONFIERS: 19 6' HIGH AS SHOWN ABIES KOREANA: KOREAN FIR FULL TO GROUND. NICE BRANCHING. STRONGLY UPRIGHT. CHAMAECYPARIS OBTUSA GRACILIS: SLENDER HINOKI CHAMAECYPARIS NOOTKATENSIS PENDULA: WEEPING ALASKA CEDAR TAXUS MEDIA HICKSII: HICKS YEW STREET TREE: DECIDUOUS 31 1 " CALIPER AS SHOWN SINGLE TRUNK, MATCHING FORM, LOWEST BRANCHES AT 4' CLEARANCE, DO NOT PRUNE TO ACHIEVE LOWEST BRANCHING HEIGHT. PRUNUS CERASIFERA 'CRIPOIZAM': CRIMSON POINTE PLUM GROUP TREES: 9 1" CALIPER AS SHOWN SINGLE TRUNK, MATCHING FORM, LOWEST BRANCHES AT 4' CLEARANCE, BETULUS PAPYRIFERA 'RENCI': RENAISSANCE REFLECTION BIRCH DO NOT PRUNE TO ACHIEVE LOWEST BRANCHING HEIGHT. NYSSA SYLVATICA 'HAYMANRED': RED RAGE TUPELO O MEDIUM TO LARGE DECIDUOUS TREES: 7 AS SHOWN SINGLE TRUNK, MATCHING FORM, LOWEST BRANCHES AT 4' CLEARANCE, ACER RUBRUM 'AUTUMN FLAME': AUTUMN FLAME MAPLE 1 J" CALIPER DO NOT PRUNE TO ACHIEVE LOWEST BRANCHING HEIGHT. CERCIDIPHYLLUM JAPONICUM: KATSURA TREE CLADRASTIS: YELLOW WOOD MEDIUM DECIDUOUS TREES: 10 1 1" CALIPER AS SHOWN SINGLE TRUNK TO 3' MINIMUM. STRONGLY UPRIGHT. MATCHING FORM. AMELANCHIER: SERVICEBERRY CORNUS KOUSA : KOUSA DOGWOOD HALESIA: SILVERBELL SMALL DECIDUOUS TREES: 16 1 J" CALIPER AS SHOWN SINGLE TRUNK AND MULTI - STEM ACCEPTABLE AFTER 18" ACER CIRCINATUM: VINE MAPLE CORYLUS CORNUTA: HAZELNUT HAMAMELIS VIRGINIANA: WITCH HAZEL MALUS "XX?": CRABAPPLE (VARIES) NOTE: - TREES LISTED SHOW DIFFERENT OPTIONS THAT CAN BE USED FOR THAT TYPE OF TREE (SYMBOL). DECIDUOUS SET TREE STRAIGHT AND PLACE ROOTBALL ON SOLID GROUND OR ON COMPACTED BACKFILL. PLACE 3" OF BARK MULCH IN SAUCER TO BACKFILL PLANTING HOLE 1/2 FULL WITH NATIVE SOIL REMOVED OF WITHIN 3" OF THE TRUNK. NO PLANTING DEBRI. TAMP SOIL TO STABILIZE ROOTBALL. WATER THOROUGHLY. CUT 3' DIAMETER MIN. AWAY AND REMOVE STRING AND BURLAP. IF IN WIRE BASKET REMOVE COMPLETELY. BE CAREFUL NOT TO DAMAGE ROOTS. BACKFILL REMOVE CONTAINER OR TOP j OF BURLAPS REMAINING PLANTING HOLE WITH A MIXTURE OF APPROVED TOPSOIL FROM ROOTBALL PRIOR BACKFIL A I f AND NATIVE SOIL. AMEND BACKFILL AS NOTED IN LANDSCAPE NOTES. 1.s W (D E U � w o Ld W W � O � O � Q U 0),2 (n o N �o Q 3 J N 3 r h � > v C� Z N Q � w 3 � o z r- Ca o w N r7 CA J � Lo C) w j cp o N 00 0- 14111111h4 Immo qw 8/23/23 STATE OF WASHINGTON c REGISTERED w LA SCAP C ITECT C� U) N RAE AKEMI SAKAIDA � CERTIFICATE NO. , — 0 EXPIRES 06/16/24 u- c R G IL c m 0 NC �^ VJ M y � TWT m Z0 O Ia IL R Q ` �E v J a` W O QIL 7 L `'o Z`o O W L / C �� [L� Q v Wow` CL L0 cc 0 N c 0. t x W J 0 0 Lo c d t Q C r Q Lu O z FORM 5" HT. WATER DAM r� v AROUND TREE WITH SOIL TO HOLD WATER. Z U L li FINISH GRADE. 3" NOTE: ALL WEEDS ARE TO BE REMOVED WITH ROOT(S) IN PLANTS z Q O f- DELIVERED, UPON ARRIVAL. DISPOSE OF WEEDS OFFSITE. IF EXCESSIVE WEEDS OCCUR AROUND THE BASE OF PLANTS J WITHIN THE FIRST YEAR, THE CONTRACTOR SHALL BE SCARIFY SIDES OF PLANTING RESPONSIBLE FOR WEED REMOVAL BY MECHANICAL MEANS. HOLE. MAKE SURE HOLE HAS 06 GOOD DRAINAGE. Q z EXISTING NATIVE SOIL OR NEWLY L]Ij LLI CY)N PLACED TOPSOIL. J V U) LuN 3 TIMES ROOT BARRIER ALONG SIDEWALKS AND CURBS: O ROOT BALL DIAMETER REFER TO CITY CODE OR PUBLIC WORKS REQUIREMENTS FOR EXACT 00 _ SPECIFICATIONS. W LLJ ( n TYPICALLY 18"-24" DEEP CONTINUOUS ROOT BARRIER, 15' CENTERED L1i W Lu > ON TREE AREA WHEN TREE IS WITHIN 5' OF A PUBLIC CURB AND OR = / I— LJi SIDEWALK/PAVING/WALKWAY. U 0 0� Exhibit 18 - Greenwalk,a• 2 Pi N=9 r%/"%A-0 1.5-11 PRELIMINARY DE EL P L 9 & Packet Pg. 295 Planning & Development 1.t Received 09/07/202Tf E R R A F O R M A _ DESIGN GROUP E L 0 U_ PRELIMIMINARY STORMWATER SITE PLAN REPORT 0 re GREENWALK PARK LOCATION: 540 + 550 Edmonds Way Edmonds, WA 98020 ISSUE DATE: August 23, 2023 PREPARED FOR: Fernandez & Barnes LLC 10529 NE 58t' Street Kirkland, WA 98033 Contact: Steve Barnes Phone: (206) 550-9296 PREPARED BY: Terraforma Design Group, Inc. 5027 515t Avenue SW Seattle, WA 98136 Contact: Pedro DeGuzman, PE Phone: (206) 795-9023 Email: pedro@terraformadesigngroup.com COMPLIES WITH APPLICABLE O CITY STORMWATER CODE of WAsy % 2 10/11 /2023 35646 < CONDITIONALLY APPROVED FOR PRELIMINARY �� �F�isrO�° DESIGN. SEE PRELIM APVD_STM_PLN2022-0053 FOR CONDITIONS rT� 8/23/23 All plans and specifications, calculations, certifications, as -built drawings, and all other submittals which will become part of the permanent record of the project are dated and bear the project engineer's official seal and signature. Project engineer is a professional engineer licensed in the State of Washington in civil engineering. 0 CIVIL ENGINEERING & LANDSCAPE ARCHITECTURE 5027 51" Avenue SW Seattle WA 98136 phone 206.795.9023 website www.terraformadesi�Zngroup.com Exhibit 19 - Green PLN2022-004 Packet Pg. 296 Planning & Development Received 09/07/2023GREENWALK PARK STORMWATER SITE PLAN REPORT If_13I=Ee]YK67►kI=1►k%I 1. PROJECT OVERVIEW & MAPS 1 2. EXISTING CONDITIONS SUMMARY 7 3. OFF -SITE ANALYSIS REPORT 9 4. SUMMARY OF MINIMUM REQUIREMENTS 12 5. PERMANENT STORMWATER CONTROL PLAN 16 6. CONSTRUCTION STORMWATER POLLUTION PREVENTION PLAN 22 7. SPECIAL REPORTS & STUDIES 22 8. OTHER PERMITS 22 9. OPERATION MAINTENANCE MANUAL, SOURCE CONTROL 22 10. BOND QUANTITIES WORKSHEET 22 APPENDIX A — WWHM CALCULATIONS APPENDIX B — GEOTECHNICAL REPORT APPENDIX C — STORMWATER OPERATION AND MAINTENANCE MANUAL ADDENDIX D — SOURCE CONTROL PLAN APPENDIX E — DRAINAGE PLANS 1.t Terraforma Design Group, Inc. Exhibit 19 - Green PLN2022-004 Packet Pg. 297 Planning & Development Received 09/07/2023GREENWALK PARK STORMWATER SITE PLAN REPORT SECTION 1 - PROJECT OVERVIEW AND MAPS This Preliminary Stormwater Site Plan Report for the Greenwalk Park project has been submitted to the City of Edmonds as part of a Preliminary Plat Review. Project Proponent: Fernandez & Barnes LLC Property Area: 3.11 acres Total Project Area: 3.15 acres Site Location: 540 & 550 Edmonds Way, Edmonds, WA 98020 SW1/4 OF SW1/4 OF SEC. 25, T27N, R3E W.M. Snohomish County Parcel ID: 27032500308300,27032500308400 Required Permits: Preliminary Plan, Building Permit, Sitework Permit Dept. of Ecology Construction Stormwater Permit The proposed project involves the development of two existing single-family properties for construction of a new 16 parcel single-family plat. The existing structures, pavement and much of the existing conifer trees will be cleared for the development. Work will include clearing, grading, drainage, utilities, landscaping and roadway frontage improvements. New drainage improvements will include runoff treatment and infiltration for the access roads and drive aisle and drywells for each lots roof and planter areas. No stormwater surface discharge is proposed. The site is tributary to both Willow Creek, Deer Creek and Puget Sound. The project will require compliance with the City of Edmonds drainage standards and the Department of Ecology 2019 Stormwater Management Manual for Western Washington. 1.t Terraforma Design Group, Inc. Exhibit 19 - Green PLN2022-004 Packet Pg. 298 Planning & Development Received 09/07/2023GREENWALK PARK STORMWATER SITE PLAN REPORT k Wn9 Scratch istiUlry .09 1.t a ID Hut Edmonds www 9 r• onEUmcnd' m Edmonds y a s city Park. wry Doir X PINE PARK NEIGHBORHOOD 220th 9 SW 220th St S'., 1V = • � 3 ISm40 Edmonds Wayy. 5 'donds. WA 98020 < . SITES \; � S 226TH ST. SW 8 f Edmonds 6_ - WESTGATE 228TH ST. SW © 22" St SYi 728in i •.. D � 1 Noun PCC Carrr,nrtY _ _ _ O Markets Edmonds ,3y 5 SHERWOOD FOREST Madrona K-8 Scholl p 2 S � Aquarlum Coop O zaam st sw Kruckeb- Qernr Ger t* VICINITY MAP SCALE: N T S. 540 & 550 Edmonds Way, Edmonds, WA 98020 SW1/4 OF SW1/4 OF SEC. 25, T27N, R3E W.M. Snohomish County TJ Ma■x� 23tnn St SW r' Fanna 6nr Terraforma Design Group, Inc. Exhibit 19 - Green PLN2022-004 Packet Pg. 299 Planning & Development Received 09/07/2023GREENWALK PARK STORMWATER SITE PLAN REPORT -01 IN 540 Edmonds Way ►s 3.a 550 Edmonds Way /. Ir- M SITE AERIAL ♦' EXISTING SITE AERIAL 1.t Terraforma Design Group, Inc. Exhibit 19 - Green PLN2022-004 Packet Pg. 300 Planning & Development Rec 09/07 2023 30"CED \� 1 ` i 12"CED u N 83$' 1" W 2$D.09' ' 1 "CED 4 °SEB �\ / --\ / \22"YD )8' D// /14"CED o ly\ / 1 SPR \ o„ ° �� D ` [ I ; \I I 1 0"CED I \I j 1 36" EDP 1 J II 142"CEI —Y 9CED "\ I "1 1 ' \ 40'CED / 1 \ I r �V 3\ \ 6DEC � 8 6"APPL \I / \ \ I �' 1 / I �r \� 4 "CED' \ ` /J I 6„C D \ / I \ 42'CED n 8"PEAR \ 50"CED /` / I f� ' I 8"C 8 A D12'A D SHEET DRAIN' ` / 1\ __� ° D ° N z1'41' w 23.79' 6..APPL ,I GRASS ; \ ROOF \ / 6„IMAP .—+� 6„MAP I E o 26+ 8I °FIG 1 L°1 \ 6"AP\P2"II I6 —D 48\1�IE LUM 10"DEC 58ED PARCE NO. WAX ED AFFVL / 27032500 08300 011 \'—\ o WM \ L APPL I °.4 1 // I / 04„ ED\ \I / \ \ 4"CE f /s 8 D \ TINIA I p T B SIN (2.55f AC ES) --° 9`�_�_\�\ C D /`J28 E \/ I/ // \ 0„CED` 10" EQ(Rpih\ IA)� 24 DF DO" IN 111,275t F. 4 1 �— \ v -- I /I 24 CEDII I \� 1o°L L _ 1.59A i /'� yr \'' i -__ ' I1� 1 L ° 0" '' l /%i u�\, R j/ %8" `�D 1 \y `� / ' / 24"CED` \ y %f / \ (r BIR 10"BII,�I j ( 4o�EDy _, — — —I�— ` \\ // PAVING 38"D c ' GRASS BIR/A 'P \\�� 18"CED \/ / \32CE\�\x \ 34' I 1 i 16 MAP \\ PAVING 1\ 42"CED / / \\ i' 8"DE CLU o / \ ` / 50"DF POND 40"6Eo `\ <�_2s"cE�' I WALK \� RASS _ \ I / 1 /'/ ,-�,� ROOF \--< ~-r��?spF/ <( ROOF / 38\CE9 \J / \ \ , ( 30"C�dl \ V� c 24°EEC— _1 / h\2X--\ J 1 V L \I I o2 a\16"PINIE / f 12 �� ��\ I 6„may. GRASS/'/ \ \ 1\ 3 »QED/ I \� Sti // 40'/CED / \ \ I L� 1 _ \ L /\I \ 42"CED / /��`� / _ \\�\\� / / �� SS> _32"DF I / 38"CED / / \ �— p I 66"CED //� _` ' X\— /y\ �' 1 /27032 0308400 ° C 1 —� � �\ 6„ AP / ° 16 IEc ` 1 t' L<\ PARC L N0. WALK 20»G \ I / I L 12"BIR\ \ BASIN , \ \ \ I ° I OND \ G 6� AP _ F \ 4,043t S.F. 1.52AC 124'�DF 24 dIF I 0.56t ACRES) 6"SPR B,.M P\ 1 y GRASS / /' /� 12� A)' \ r _ /12"CED$ \ I ° `1. /� \ 34�'CE 1 22TED / \ ASS 1— 1 � /20"CED I 2 EDI / 1 36"CE4 I \ \\ 14,CED 28"CED 30'C ` EDI/26"C�Fp�r�r / { P �< \ / \ / o 0 14"LL \ / \ 1 \ �? �� / I �k 40"CED I I ROOF L I 11 3 'CED / I\I2' p / 6RAN QI Lh 1 f 38 DF j 1 V 0 40 'MAR �\ 30CED 26"MAP / — 42"CED / F\LRL 16"M PO 30 1 inch = 40 ft. L a GREENWALK PARK DRAINAGE BASIN MAP 540 + 550 EDMONDS WAY, EDMONDS — EXISTING CONDITIONS by: Pedro DeGuzman, PE Terraforma Design Group, Inc. DATE: 6/23/22 Exhibit 19 - Green, PLN2022-004 Packet Pg. 301 Planning & Development Received 09/07/202PREENWALK PARK STORMWATER SITE PLAN REPORT LANDCOVER DATA Project Name: GREENWALK PARK Project Number: '21027 DRAINAGE CRITERIA: CITY OF EDMONDS, 2019 SWMMWW 1.t Step 1) Site Data 1) General characteristics: Basin ALL Soil type Vashon Outwash / Vashon Till Developm ent type single family Soil Group A/C Size (ac.) 3.11 Existing surface roof, pavement, grass, trees Detention/Retention Retention Predev Cover Forested 2) E)asting onsite characteristics Landscape Roof Pond Paving 111703 sf= 2.56 acres sf = 0.25 acres sf = 0.03 acres sf= 0.27 acres 10702 1258 11655 Total 135318 sf= 3.11 acres 3) Developed onsite characteristics Landscape Roof Pond Walks Paving 66777 sf= 1.53 acres sf = 0.89 acres sf = 0.02 acres sf= 0.02 acres sf= 0.64 acres 38762 798 999 27912 Total 135248 sf= 3.10 acres 4) Pollution Generating Hard/Impervious Surface: 5) Pollution Generating Pervious Surface: 6) Existing Unmanaged Hard Surface: 7) Average Slope: 8) Estimated Ultimate Infiltration Rate: 27,912 sf 66,777 sf 0.00 sf 4 % 4 in/hr Terraforma Design Group, Inc. Exhibit 19 - Green PLN2022-004 Packet Pg. 303 Planning & Development Received 09/07/202PREENWALK PARK STORMWATER SITE PLAN REPORT SECTION 2 - EXISTING CONDITIONS SUMMARY The subject site includes the existing single-family residential properties located at 540 and 550 Edmonds Way in Edmonds, Washington (Snohomish County Parcel Nos. 27032500308300 and 27032500308400). The parcels are irregularly shaped and have a total area of approximately 3.11 acres. Each parcel contains a single-family residence with detached garage, landscaping, and associated access and utility improvements. Landscover consists of roofs, driveways, patios, grass and significant trees including cedar, douglas fir, spruce and maple. The property generally sheet drains towards the neighboring properties to the west and south. Site slopes are generally inclined at 10% or less with one moderate slope approximately 8 feet tall and inclined at 20 to 25% next to the northern detached garage. Vegetation consists of maintained grass lawn and landscaping, and mature trees are scattered throughout both parcels. A large, decorative, water feature is situated near the center of the 540 Edmonds Way parcel. It consists of multiple waterfalls and streams traveling over and around large boulders, and empties into a maintained decorative pond approximately 25 feet wide and 50 feet long. There is no area of contributing runoff from adjacent properties. There are no onsite stormwater treatment or flow control facilities. A manmade pond exists within the western portion of the site and will be preserved. There are no onsite wetlands or sensitive areas onsite or in the immediate vicinity. The property is not within a 100-yr floodplain. A geotechnical study and infiltration tests were performed by Associated Earth Sciences, Inc. in January of 2022. See Appendix B for the full report. Geology Grass/Topsoil A surficial layer of organic -rich, grass sod over dark brown topsoil was encountered at all explorations. The encountered thickness of the topsoil was generally 8 inches. Organic topsoil is not a suitable stormwater infiltration receptor. Fill Underlying the surficial topsoil horizon, the explorations encountered approximately 4 feet of loose, gray to dark brown, fine to medium sand, with variable silt and gravel content and trace organics and debris. These materials are interpreted as fill soils placed during previous site development. Fill is expected to be found around existing structures, buried utilities, foundation/wall backfill areas, and beneath landscape improvements. Due to their variable silt content, highly variable composition, and lack of lateral continuity, fill soils are not a suitable stormwater infiltration receptor. Vashon Recessional Outwash Sediments encountered beneath the fill soils in our explorations generally consisted of loose to medium dense, bedded, orangish brown, fine to medium sand with variable silt and gravel content. We interpret these sediments to be representative of Vashon recessional outwash. 1.t Terraforma Design Group, Inc. Exhibit 19 - Green PLN2022-004 Packet Pg. 304 Planning & Development Received 09/07/202PREENWALK PARK STORMWATER SITE PLAN REPORT The recessional outwash was only about 3 to 3.5 feet in thickness, and was underlain by glacial till at a depth of about 7 to 8 feet. Vashon recessional outwash is often a suitable stormwater infiltration receptor, but at this location it does not have sufficient thickness or permeability. Therefore, it is not a suitable stormwater infiltration receptor. Vashon Lodgement Till Underlying the recessional outwash, the explorations encountered dense to very dense, non -stratified, gray, silty, fine sand with some gravel, interpreted as Vashon lodgement till. The till layer ranged from 2 to 3 feet in thickness, and was underlain by Vashon advance outwash at a depth of about 10 feet. Due to a significant amount of fines and consolidation by the massive weight of the glacial ice from which it was deposited resulting in a very low permeability, lodgement till is not a suitable stormwater infiltration receptor. Vashon Advance Outwash Underlying the lodgement till, the explorations encountered dense, gray, fine sand, with trace silt and trace gravel. The bedding was primarily massive with only occasional thin ('/4-inch-thick) silty sand interbeds. We interpret these sediments to be representative of Vashon advance outwash. Unsaturated Vashon advance outwash is a suitable stormwater infiltration receptor when present in sufficient vertical and lateral extent, and provided the recommendations contained in this letter -report are followed. Groundwater was not found during the excavation to 17 feet below grade. Based on groundwater mapping and documentation of the existing onsite well, groundwater is approximately 35 feet below grade. 1.t Terraforma Design Group, Inc. Exhibit 19 - Green PLN2022-004 Packet Pg. 305 Planning & Development Received 09/07/202PREENWALK PARK STORMWATER SITE PLAN REPORT SECTION 3 - OFFSITE ANALYSIS REPORT The existing 3.1 acre parcel consists of 2 subbasins. Basin #1 (west subbasin) sheet drains westerly to the west property line. Drainage continues to sheet drain through the existing single family residential properties in a northerly direction until it reaches Willow Creek. Willow Creek continues westerly and then northerly until it reaches Edmonds Marsh and the Puget Sound. Basin #2 (east subbasin) sheet drains to the south property line. Drainage continues to sheet drain through the existing single family residential properties until it reaches 226th Street SW. A ditch along the north side of 226th Street SW intercepts runoff and routes runoff into an existing 12" storm drain within 226th Street SW. This system turns southward along North Deer Avenue before outfalling into Deer Creek. Deer Creek continues westerly until it reaches the Puget Sound. There is no area of contributing runoff from adjacent properties. We do not expect any impacts to the off -storm stormwater system since the development will fully infiltrate runoff onsite. See attached Downstream DrainageMap and Off -Site Analysis Drainage Table. 1.t Terraforma Design Group, Inc. Exhibit 19 - Green PLN2022-004 Packet Pg. 306 Planning & Development Received 09/07/202PREENWALK PARK STORMWATER SITE PLAN REPORT Aa - c �1 O 1 i/low Creek 1C is O a� �70 �o 108. 00 b SITE, Y 2A , - o zap 2D zos,-0., °� ditch 226th St. SW I 2C 2B C O o f�-- m Z AEI 228th St. SW I o mob? 240•-0- -- ♦ ♦ 1 �� 1t i%N ! 2F Deer Creek D aq y fir~ J� r2G I 4� 0 30 0 60on r, DOWNSTREAM DRAINAGE MAP 1.t Ll t #iw Terraforma Design Group, Inc. Exhibit 19 - Green PLN2022-004 Packet Pg. 307 Planning & Development Received 09/07/202PREENWALK PARK STORMWATER SITE PLAN REPORT OFF -SITE ANALYSIS DRAINAGE TABLE SITE ADDRESS: 540 + 550 Edmonds Way BASIN: 1 1 - North SUBBASIN NAME: N/A I SUBBASIN #: N/A DATE: 12/17/2021 DRAINAGE DRAINAGE DISTANCE OBSERVATIONS OF FIELD COMPONENT TYPE, COMPONENT FROM SITE EXISTING POTENTIAL INSPECTOR, RESOURCE SYMBOL NAME AND SIZE DESCRIPTION SLOPE DISCHARGE PROBLEMS PROBLEMS REVIEWER OR RESIDENT see map Type: sheet flow, drainage basin, % 1/4 mi = 1320 ft constrictions, under capacity, tributary area, likelihood of swale, stream, vegetation, ponding, overtopping, flooding, problem, channel, pipe, pond, cover, depth, type of habitat or organism overflow pathways, potential flow control/wq BMP; sensitive destruction, scouring, bank impacts Size: diameter, area, volume sloughing, sedimentation, surface area incision, other erosion 1A west p/I outlet 0 1B sheet flow residential 9% 1212 none none none 1C Willow Creek creek 8% 1320 none none none NO DOWNSTREAM DRAINAGE CONCERNS FOUND SITE ADDRESS: 540 + 550 Edmonds Way BASIN: 1 2 -South I SUBBASIN NAME: N/A SUBBASIN #: N/A DATE: 12/17/2021 DRAINAGE DRAINAGE DISTANCE OBSERVATIONS OF FIELD COMPONENT TYPE, COMPONENT FROM SITE EXISTING POTENTIAL INSPECTOR, RESOURCE SYMBOL NAME AND SIZE DESCRIPTION SLOPE DISCHARGE PROBLEMS PROBLEMS REVIEWER OR RESIDENT see map Type: sheet flow, drainage basin, % 1/4 mi = 1320 ft constrictions, under capacity, tributary area, likelihood of swale, stream, vegetation, ponding, overtopping, flooding, problem, channel, pipe, pond, cover, depth, type of habitat or organism overflow pathways, potential flow control/wq BMP; sensitive destruction, scouring, bank impacts Size: diameter, area, volume sloughing, sedimentation, surface area incision, other erosion 2A south p/I outlet 0 2B sheet flow residential 0.7% 310 none none none 2C ditch 226th St SW storm 0.5% 360 none none none 2D 12" storm drain 226th St SW storm 0.5% 566 none none none 2E 12" storm drain N Deer Dr storm 1.3% 1241 none none none 2F 36" CMP culvert 1.0% 1441 none none none 2G Deer Creek creek 5% 1575 none none none NO DOWNSTREAM DRAINAGE CONCERNS FOUND 1.t Terraforma Design Group, Inc. Exhibit 19 - Green PLN2022-004 Packet Pg. 308 Planning & Development Received 09/07/202PREENWALK PARK STORMWATER SITE PLAN REPORT SECTION 4 - SUMMARY OF MINUMUM REQUIREMENTS Since the project will result in 5000 sf or greater in new plus replaced hard surface area, the project is classified as a Category 2 Project Site. Applicable requirements include the City of Edmonds Municipal Code 18.30.060.0 and the Department of Ecology 2019 Stormwater Management Manual for Western Washington. The flowcharts are provided to determined the required drainage criteria. Figure 1-3.1: Flow Chart for Determining Requirements for New Development Start Here Does the Site have 35% Yes See Redevelopment Project or more of existing hard Thresholds and the Figure "Flow surface coverage? Chart for Determining Requirements for Redevelopment". Does the Project convert YA acres or more of vegetation to Does the Project result in lawn or landscaped areas, or 5,000 square feet, or No convert 2.5 acres or more of greater, of new plus native vegetation to pasture? replaced hard surface area? No Yes Yes Does the Project result in 2,000 square feet, or greater, of new plus All Minimum Requirements replaced hard surface area? apply to the new and replaced hard surfaces and converted Yes JINO vegetation areas. Does the Project have land Minimum Requirements #1 disturbing activities of 7,000 through #5 apply to the new Y� square feet or greater? and replaced hard surfaces and the land disturbed. iNo Minimum Requirement #2 applies. Flow Chart for Determining Requirements for New Development DEPARTMENT � Revised March 2019 ECOLOGYplease see http:Owww.ecy.wa.gov/copyright.html for copyright notice including permissions, State of Washington limitation of liability, and disclaimer. 1.t Terraforma Design Group, Inc. Exhibit 19 - Green PLN2022-004 Packet Pg. 309 Planning & Development Received 09/07/202PREENWALK PARK STORMWATER SITE PLAN REPORT 9 Minimum Requirements as provided within Vol. I, Chapter 3 of the 2019 SWMMWW. The following summarizes the applicable requirements for the proposed project. Minimum Requirement #1 — Preparation of Stormwater Site Plan This Stormwater Site Plan Report and the Civil Plans address the temporary and permanent drainage impacts of the project. Minimum Requirement #2 — Construction Stormwater Pollution Prevention Plan A Construction Stormwater Pollution Prevention Plan will be provided with our permit submittal documents. Minimum Requirement #3 - Source Control of Pollution The proposed single family development will be a relatively low pollution generator. Applicable Source Control measure requirements will be included with our Stormwater Operation and Maintenance Manual. Minimum Reauirement #4 — Preservation of Natural Drainaae Svstems and Outfalls The existing topography indicates there are two (2) sub -basins. Basin #1 (west basin) sheet drains to the west property line. Basin #2 (east basin) sheet drains to the south property line The proposed development will include three (3) underground infiltration facilities to meet stormwater flow control requirements. We expect the infiltrated stormwater to generally follow the existing drainage path via subsurface flows. Minimum Reauirement #5 — On -Site Stormwater Manaaement Onsite Stormwater Management is required of the project since our project requires compliance with MR1 — MR9; see Figure 1-2.5.1 of the 2019 SWMMWW. Existing site vegetation will be cleared with the exception of a few significant conifers and deciduous trees. The project include infiltration galleries for the access road and driveway and drywells for the roof and yard areas in order to meet the LID Performance Standard. All onsite hard surfaces will drain to stormwater management facilities. Post -Construction Soil Quality and Depth will also be installed for all post -construction pervious surfaces. 1.t Terraforma Design Group, Inc. Exhibit 19 - Green PLN2022-004 Packet Pg. 310 Planning & Development Received 09/07/2023GREENWALK PARK STORMWATER SITE PLAN REPORT Figure 1-3.3: Flow Chart for Determining MR #5 Requirements Does the entire project qualify as Flow Control exempt (per MR #7)? Yes Did the project developer choose to meet the LID Performance Standard? Ni Yes REQUIRED: For each surface, consider the BMPs in the order listed in List #3 for that type of surface. Use the first BMP that Is considered feasible. NOT REQUIRED: Achievement of the LID Performance Standard. REQUIRED: For each surface, consider the BMPs in the order listed in List #1 for that type of surface. Use the first BMP that is considered feasible. NOT REQUIRED: Achievement of the LID Performance Standard. No Does the project trigger only MRs #1 - #5? (Per the Project Thresholds in Applicability of the Minimum Requirements Section). No REQUIRED: Meet the LID Performance Standard through the use of any Flow Control BMP(s) in this manual. REQUIRED: Apply BMP T5.13 Post Construction Soil Quality and Depth. NOT REQUIRED: Applying the BMPs in Lists #1, #2, or #3. somb f� DEPARTMENT OF ECOLOGY State of Washington No (the project triggers Is the project outside MRs #1 - #9) the UGA on a parcel 10 that is 5 acres or larger? Yes Did the project developer choose to meet the LID Performance Standard? Yes/ Yes REQUIRED: For each surface, consider the BMPs in the order listed in List #2 for that type of surface. Use the first BMP that is considered feasible. NOT REQUIRED: Achievement of the LID Performance Standard - IF No Yes Did the project developer choose to meet the LID Performance Standard? /NO REQUIRED: Meet the LID Performance Standard through the use of any Flow Control BMP(s) in this manual. REQUIRED: Apply BMP T5.13 Post -Construction Soil Quality and Depth. NOT REQUIRED: Applying the BMPs in Lists #1, #2, or #3. Flow Chart for Determining MR #5 Requirements Revised March 2019 Please see http.//www.ecy.wa.gov/copyright.html for copyright notice including permissions, limitation of liability, and disclaimer. 1.t Terraforma Design Group, Inc. Exhibit 19 - Green PLN2022-004 Packet Pg. 311 Planning & Development Received 09/07/202PREENWALK PARK STORMWATER SITE PLAN REPORT Minimum Requirement #6 — Runoff Treatment Runoff Treatment will be required for the pollution generating impervious surfaces. The treatment facility shall be designed to accommodate pollution generating hard surface and pervious surfaces. Since the project involves only single family residential development, only Basic Treatment is required. Streamfilter catch basins will be proposed and sized for the 91 % storm event. Three (3) treatment units will be proposed based on the three (3) separate onsite roadway sub -basins. Minimum Reauirement #7 — Flow Control Flow control is required of the development and shall meet the following criteria: Stormwater discharges shall match developed discharge durations to predeveloped durations for the range of pre -developed discharge rates from 50% of the 2-year peak flow up to the full 50-year peak flow. The pre -developed condition to be matched shall be a forested land cover. Stormwater infiltration will be proposed for the development using three (3) storm infiltration galleries. Each of the facilities will be designed to penetrate into the underlying Vashon Outwash soils. For the proposed roof areas, infiltration drywells will be proposed. Minimum Requirement #8 — Wetlands Protection There are no onsite wetlands or sensitive areas onsite or in the immediate vicinity. Minimum Reauirement #9 — Operation and Maintenance A Stormwater Operation and Maintenance Manual will be provided with the formal sitework permit submittal. 1.t Terraforma Design Group, Inc. Exhibit 19 - Green PLN2022-004 Packet Pg. 312 Planning & Development Received 09/07/2023GREENWALK PARK STORMWATER SITE PLAN REPORT SECTION 5 - PERMANENT STORMWATER CONTROL PLAN The proposed project involves the development of two existing single-family properties for construction of a new 16 parcel single-family plat. The existing structures, pavement and much of the existing conifer trees will be cleared for the development. Work will include clearing, grading, drainage, utilities, landscaping and roadway frontage improvements. New drainage improvements will include runoff treatment and infiltration for the access roads and drive aisles and drywells for each lots roof and planter areas. No stormwater surface discharge is proposed. The site is tributary to both Willow Creek, Deer Creek and Puget Sound. Applicable requirements include the City of Edmonds Municipal Code 18.30.060.0 and the Department of Ecology 2019 Stormwater Management Manual for Western Washington. The project triggers Flow Control, Runoff Treatment and Stormwater Management. Minimum Requirement #5 — Onsite Stormwater Management The proposed infiltration trench galleries will be design to meet the LID Performance Standard. The Proposed roof areas will drain to infiltration trenches or drywells. Post Construction Soil Quality and Depth will be proposed for the landscape planter areas. Minimum Reauirement #6 — Runoff Treatment Runoff Treatment will be required for the pollution generating impervious surfaces. The treatment facility shall be designed to accommodate pollution generating hard surface and pervious surfaces. Since the project involves only single family residential development, only Basic Treatment is required. Bayfilter Treatment Manholes will be proposed and sized for the 91 % storm event. Three (3) treatment units will be proposed based on the three (3) separate onsite roadway sub -basins. See attached treatment calculations. Minimum Requirement #7 — Flow Control Stormwater flow control for the proposed roadways and open space tracts will be addressed using three (3) storm infiltration galleries. These systems will also accommodate the residential driveways, unless noted otherwise. Each of the facilities will be designed to penetrate into the underlying Vashon Outwash soils. For the proposed landscape and roof areas of individual lots, infiltration drywells are proposed See attached basin data and calculations. WWHM calculations and output are provided within Appendix A of this report. 1.t Terraforma Design Group, Inc. Exhibit 19 - Green PLN2022-004 Packet Pg. 313 Planning & Development Received 09/07/2023 1.t LOT /TRACT LANDCOVER DATA Project Name: Project Number: GREENWALK PARK 21027 DRAINAGE CRITERIA: SUBBASIN Alawn (sf) Aroof (sf) CITY OF EDMONDS, 2019 SWMMWW Awalk Apaving2 Atotal' Alawn (sf) (sf) (sf) (ac) Aroof (ac) Awalk (ac) Apaving (ac) Atotal' (ac) 1 4537 2189 105 565 7396 0.10 0.05 0.00 0.01 0.17 2 4786 2124 127 427 7464 0.11 0.05 0.00 0.01 0.17 3 4383 2794 100 480 7757 0.10 0.06 0.00 0.01 0.18 4 3952 2734 102 561 7349 0.09 0.06 0.00 0.01 0.17 5 3517 2700 56 476 6749 0.08 0.06 0.00 0.01 0.15 6 3011 2808 36 510 6365 0.07 0.06 0.00 0.01 0.15 7 3128 2828 27 391 6374 0.07 0.06 0.00 0.01 0.15 8 3487 2808 79 489 6863 0.08 0.06 0.00 0.01 0.16 9 4288 2409 132 456 7285 0.10 0.06 0.00 0.01 0.17 10 3 3414 2106 132 829 6481 0.08 0.05 0.00 0.02 0.15 11 2588 2183 43 311 5125 0.06 0.05 0.00 0.01 0.12 12 2499 2186 46 288 5019 0.06 0.05 0.00 0.01 0.12 13 3 2955 2061 83 342 5441 0.07 0.05 0.00 0.01 0.12 14 2943 2228 0 311 5482 0.07 0.05 0.00 0.01 0.13 15 3341 2184 58 1012 6595 0.08 0.05 0.00 0.02 0.15 16 4026 2420 53 510 7009 0.09 0.06 0.00 0.01 0.16 A 4201 0 0 476 4677 0.10 0.00 0.00 0.01 0.11 B7 3423 0 618 1385 5426 0.08 0.00 0.01 0.03 0.12 ROAD WEST (BASIN #1) 0 0 0 8050 8050 0.00 0.00 0.00 0.18 0.18 ROAD EAST (BASIN #2) 0 0 0 7679 7679 0.00 0.00 0.00 0.18 0.18 ROAD SOUTH (BASIN #3) 2298 0 0 2364 4662 0.05 0.00 0.00 0.05 0.11 TOTAL 66777 38762 1797 27912 135248 NOTES 1. Subbasin residence lot areas exclude the roadway access easement 2. Apaving drains to roadway storm facilities, unless noted otherwise 3. Lot 10 & 13 driveway areas drain to individual lot drywell 4. Road West & Tract B drain to Infiltration Gallery #1 5. Road East & Tract A drain to Infiltration Gallery #2 6. Road South drains to Infiltration Gallery #3 7. Existing pond (798 sf) documented as paving for this table. 1.53 0.89 0.04 0.64 3.10 Exhibit 19 - Green PLN2022-004 Packet Pg. 314 Planning & Development Received 09/07/202PREENWALK PARK STORMWATER SITE PLAN REPORT TREATMENT & FLOW CONTROL CALCULATIONS Project Name: GREENWALK PARK Project Number: '21027 DRAINAGE CRITERIA: CITY OF EDMONDS, 2019 SWMMWW Step 1) Site Data 1) BASIN # 1 2) Developed sub -basin characteristics Grass 3423 sf= Roadway/Sidewalk 8050 sf= Driveway 5059 sf= Walk 571 sf= Pond 798 sf= * Includes Tract B & driveways of Lots 3-9,11 0.08 acres 0.18 acres 0.12 acres 0.01 acres 0.02 acres Total 17901 sf= 0.41 acres 3) Water Quality Flowrate: 0.0243 cfs Step 2) Calculate Number of Cartridges Use Bayfilter treatment cartridges, Model: 522 Invert Drop (in) = 2.3 Treatment Rate (gpm / cart)= 22.5 N = Num ber of Cartridges Qwq * 449 gpm / cfs / (treatment rate) 0.5 ==> USE BAYFILTER CB WITH 1 — BAYFILTER 522 4) Infiltration Facility Design: # of SC-740 Stormtech Chambers 15 Design infiltration Rate= 4.0 in/hr Percent Infiltration= 100% a Facility Name JStormTech 1 Outlet 1 Outlet 2 Outlet 3 Downstream Connection 0 0 F Auto Chamber I Quick Chamber I Chamber Model t 740 Rowl.enpth(0) 115 Outlet Structure Data I Nurba of Chanbas 15 Riser Height 00 r— J Number of Endcaps 0 Riser Dwrieta fnl 12 J Top Stone Depth (n) 12 Riser Type J Bottom Stone Depth fin) © Notch Type Infiltration --.&A Orifice Diameter Height Measured Infiltration Rate (iJh) 1t.7 - J Number (in) (ft) Redact onFada(ntifact«I 0.312 }}yy 1 II T 1%; Use WettedSufaceArea(sidewds) NO -1 2 [0--- --i FO--.--1 TotalvolumeInfiltrated (acitl 43.031 3 F0___ ­1 Fo---.fl TotalVokin Though Rim (ac-fl) 0 Total Volume Though FacilMac•tt) 031 St«mTech VoYane at Rita Head (ac•Al .028 Percent Infiltrated ShowStormTech Open Table =1 Initial Volume F— 1.t Terraforma Design Group, Inc. Exhibit 19 - Green PLN2022-004 Packet Pg. 315 Planning & Development Received 09/07/202PREENWALK PARK STORMWATER SITE PLAN REPORT TREATMENT & FLOW CONTROL CALCULATIONS Project Name: GREENWALK PARK Project Number: '21027 DRAINAGE CRITERIA: CITY OF EDMONDS, 2019 SWMMWW Step 1) Site Data 1) BASIN # 2 2) Developed sub -basin characteristics: Grass 4296 sf= Roadway/Sidewalk 7679 sf= Driveway 1756 sf= Walk 0 sf= . Includes TractA&driveways of Lots 1,2,12 0.10 acres 0.18 acres 0.04 acres 0.00 acres Total 13731 sf= 0.32 acres 3) Water Quality Flowrate: 0.0165 cfs Step 2) Calculate Number of Cartridges Use Bayfilter treatment cartridges, Model: 522 Invert Drop (in) = 2.3 Treatment Rate (gpm / cart)= 22.5 N = Num ber of Cartridges Qwq ' 449 gpm / cfs / (treatment rate) 0.3 ==> USE BAYFILTER CB WITH 1 — BAYFILTER 522 4) Infiltration Facility Design # of SC-740 Stormtech Chambers 9 Design infiltration Rate= 4.0 in/hr Percent Infiltration= 100% 0 Facility Name IStomiTech 2 Outlet 1 Outlet 2 Outlet 3 Downstream Connection 0 0 I° Auto Chamber Quick Chamber Chamber Model t 740 Row Lergth (it) r72 I Outlet Structure Data Nunber of Chambers 0 Riser Height (ft) r4- J Number o1 Endcaps Riser Diameter (n) 12 J Top Stone Depth (n) 12 Riser Type Fyt J Bottom Stone Depth (in) © Notch Type Infiltration !es Meastsed Infiltration Rate (rift] Reduction Factor linfilt'facta) Use Wetted Surface Area (sidewelt) Total Voltme Infiltrated (ac4t) Total Vokww Through Riser (acft) Total VaYme Through Facity(aclt) Percent Infiltrated Orifice Diameter Height 11.7 J Number (in) (ft) 0.342 ={ 1 �J �J Thirsty s` NO --.1 2 � J � J T 30.973 3 F0_ J F0_ J 0 30973 StamTechVokmeatRiser Head (ac•11) 017 100 Show StormTech ope.Table Initial Volume F_ 1.t Terraforma Design Group, Inc. Exhibit 19 - Green PLN2022-004 Packet Pg. 316 Planning & Development Received 09/07/202PREENWALK PARK STORMWATER SITE PLAN REPORT TREATMENT & FLOW CONTROL CALCULATIONS Project Name: GREENWALK PARK Project Number: '21027 DRAINAGE CRITERIA: CITY OF EDMONDS, 2019 SWMMWW Step 1) Site Data 1) BASIN # 3 Includes driveways of Lots 14-16 2) Developed sub -basin characteristics Grass 2140 sf= 0.05 acres Roadway/Sidewalk 2364 sf= 0.05 acres Driveway 1831 sf= 0.04 acres Total 6335 sf= 0.15 acres 3) Water Quality Flowrate: 0.0064 cfs Step 2) Calculate Number of Cartridges Use Bayfilter treatment cartridges, Model: 522 Invert Drop (in) = 2.3 Treatment Rate (gpm / cart)= 22.5 N = Number of Cartridges Qwq * 449 gpm / cfs / (treatment rate) 0.1 ==> USE BAYFILTER CB WITH 1 — BAYFILTER 522 4) Infiltration Facility Design # of SC-740 Stormtech Chambers= 5 Design infiltration Rate= 4.0 in/hr Percent Infiltration= 100% a Facility Name StamTech 3 Outlet 1 Outlet 2 Outlet 3 Downstream Connection 10 Auto Chamber I Quick Chamber I Chamber Model # 740 Row Length (it) L� Outlet Structure Data I Number of Chambers 0 Riser Height 00 Id —� Number of Endcaps 0 Riser Diameter (a) 12 -1 Top Stone Depth (in) 12 Riser Type Flat J Bottom Stone Depth (n) © Notch Type Infiltration Yes J Orifice Diameter Height Measured Infiltration Rate (n/Fr) 11.7 J Number (in) (lt) Reduction Factor (nfdrfactor) 0.3 22 1 F0___ -J F0___ J Thirsty Use Wetted Surface Area (sidewals) ND J 2 F0_ J F0 J Total Volume Infiltrated (ac-ft) 12.967 3 Taal Volume Though Riser (ack) 0 Total volume Though Facity(acdt) 12.967 StamTech Vol me at Riser Head (acft) .009 Percent Ir&rated 100 Show StormTech Open Table Initial Volume F_ 1.t Terraforma Design Group, Inc. Exhibit 19 - Green PLN2022-004 Packet Pg. 317 Planning & Development Received 09/07/2023GREENWALK PARK STORMWATER SITE PLAN REPORT DRYWELL SIZING Project Name: GREENWALK PARK Project Number: '21027 DRAINAGE CRITERIA: CITY OF EDMONDS, 2019 SWMMWW Drywells are proposed for each residential lot for infiltration of roof, walkway & planter areas. For Lots 10 & 13, the drywell will also infiltrate the driveway (could not gravity to roadway) A single drywell design is proposed for all residential lots. The sizing will be based on the most conservative of situations (Lot 3). Design Landcover Data Grass 4495 sf= 0.10 acres Roof 2777 sf = 0.06 acres Walk/Driveway 100 sf = 0.00 acres Total 7372 sf = 0.17 acres The design drywell is based on the Dept. of Ecology 2019 SWMMWW, Typ. 2 Infiltration Drywell. Design Data Manhole dia.= Drywell dia.= Design infiltration Rate= Design Depth= Max. Infiltration Sidewall Depth= Percent Infiltrated= 4.0 ft 8.0 ft 4.0 in/hr 4.0 ft (max) 3.0 ft 100% FacilityName SSD Table 2 Flows To. F— j i PrecodationAp*d F— i Evapo(alionAppbed Facility TyperSSDTABLE Iv Manual lnf Atation Load File: Browse F ll-Terreforma\l-Projects121027-GR r Stn a Computed Stage (ft) Area Manual Manual Not Used PJot Used Not Used A es) atorage 1 0000000 0001200 0000000 0000000 0 004800 2 1.000000 0001800 0-000300 0000000 0 007300 3 2000000 0003000 0.000900 0000000 0 012100 4 3 000000 0-004200 0-001500 0000000 0 022600 5 4000000 0004200 0004200 0000000 0022600 6 7 �a 9 10 11 12 olume Infiltrated (ac-ft) 8.26 Total Volume (ac-ft) 8.26 dolume Through Riser (ac-ft) 0.00 Percent Infiltrated 100 1.t Terraforma Design Group, Inc. Exhibit 19 - Green PLN2022-004 Packet Pg. 318 Planning & Development Received 09/07/2023GREENWALK PARK STORMWATER SITE PLAN REPORT SECTION 6 - CONSTRUCTION STORMWATER POLLUTION PREVENTION PLAN A Construction Stormwater Pollution Prevention Plan has been prepared and submitted to the City. SECTION 7 - SPECIAL REPORTS & STUDIES A geotechnical study and infiltration testing was performed onsite. Appendix B includes the Limited Subsurface Exploration and Infiltration Feasibility Assessment as prepared by Associated Earth Sciences, Inc. dated January 11, 2022. SECTION 8 - OTHER PERMITS A Department of Ecology Construction Stormwater Permit will be obtained with the Department of Ecology since the site disturbance exceeds one (1) acre. SECTION 9 - OPERATION MAINTENANCE MANUAL, SOURCE CONTROL A Stormwater Operation and Maintenance Manual and Pollution Source Control Plan will be included with our formal sitework permit submittal. SECTION 10 -BOND QUANTITIES WORKSHEET A Bond Quantities Worksheet will be prepared and submitted upon request. 1.t Terraforma Design Group, Inc. Exhibit 19 - Green PLN2022-004 Packet Pg. 319 Planning & Development Received 09/07/2023GREENWALK PARK STORMWATER SITE PLAN REPORT APPENDIX A — WWHM CALCULATIONS 1.t Terraforma Design Group, Inc. Exhibit 19 - Green PLN2022-004 Packet Pg. 320 Planning & Development Received 09/07/2023— 1.t WWHM2012 PROJECT REPORT BASINS #1- 3 - WWHM OUTPUT Exhibit 19 - Green PLN2022-004 Packet Pg. 321 Planning & Development 1.t Receiv d 09/071 neral Model Information Project Name: 21027-GREENWALK F5 Site Name: Greenwalk Park 0 0 Site Address: 540 Edmonds Way U_ City: Edmonds Report Date: 3/1 /2023 0 a Gage: Everett Data Start: 1948/10/01 E a Data End: 2009/09/30 Timestep: 15 Minute o Precip Scale: 0.800 Version Date: 2019/09/13 .y Version: 4.2.17 POC Thresholds Low Flow Threshold for POC1: 50 Percent of the 2 Year High Flow Threshold for POC1: 50 Year Low Flow Threshold for POC2: 50 Percent of the 2 Year High Flow Threshold for POC2: 50 Year Low Flow Threshold for POC3: 50 Percent of the 2 Year High Flow Threshold for POC3: 50 Year 21027-GREENWALK 3/1/2023 12:20:56 PM Exhibit 19 - Green PLN2022-004 Packet Pg. 322 Planning & Development Received 09107i1oapduse Basin Data Predeveloped Land Use E L Basin 1 - Bypass: No _ GroundWater: No a Pervious Land Use acre A B, Forest, Mod 0.41 Pervious Total 0.41 a Impervious Land Use acre a� Impervious Total 0 Basin Total 0.41 Element Flows To: Surface Interflow Groundwater a 21027-GREENWALK 3/1/2023 12:20:56 PM Exhibit 19 - Green PLN2022-004 Packet Pg. 323 Planning & Development 1.t Received 09/07/Sin 2 Bypass: No E GroundWater: No 0 U- Pervious Land Use acre A B, Forest, Mod 0.32 0 Pervious Total 0.32 a Impervious Land Use acre E 0- 0 Impervious Total 0 Basin Total 0.32 a� Element Flows To: Surface Interflow Groundwater 21027-GREENWALK 3/1/2023 12:20:56 PM Exhibit 19 - Green PLN2022-004 Packet Pg. 324 Planning & Development 1.t Received 09/07/�ftSin 3 Bypass: No E GroundWater: No 0 U- Pervious Land Use acre A B, Forest, Mod 0.14 0 a_ Pervious Total 0.14 a Impervious Land Use acre E a 0 Impervious Total 0 Basin Total 0.14 a� a� Element Flows To: Surface Interflow Groundwater W 21027-GREENWALK 3/1/2023 12:20:56 PM Exhibit 19 - Green PLN2022-004 Packet Pg. 325 Planning & Development Received 09107/:Mf'ated Land Use Basin 2 Bypass: No GroundWater: No Pervious Land Use acre C, Lawn, Flat 0.1 Pervious Total 0.1 Impervious Land Use acre ROADS MOD 0.18 DRIVEWAYS FLAT 0.04 Impervious Total 0.22 Basin Total 0.32 Element Flows To: Surface StormTech 2 Interflow Groundwater StormTech 2 1.t 21027-GREENWALK 3/1/2023 12:20:56 PM Exhibit 19 - Green PLN2022-004 Packet Pg. 326 Planning & Development 1.t Received 09/07/�ftSin 3 Bypass: No E GroundWater: No 0 U- Pervious Land Use acre C, Lawn, Flat 0.05 0 Pervious Total 0.05 a Impervious Land Use acre E ROADS MOD 0.05 0 DRIVEWAYS FLAT 0.04 a� Impervious Total 0.09 Basin Total 0.14 .y d Element Flows To: Surface Interflow Groundwater = StormTech 3 StormTech 3 Cu 21027-GREENWALK 3/1/2023 12:20:56 PM Exhibit 19 - Green PLN2022-004 Packet Pg. 327 Planning & Development 1.t Received 09/07/Sin 1 Bypass: No E GroundWater: No 0 U- Pervious Land Use acre C, Lawn, Flat 0.08 0 a_ Pervious Total 0.08 a Impervious Land Use acre _ E ROADS MOD 0.18 0 DRIVEWAYS FLAT 0.12 SIDEWALKS FLAT 0.01 0 POND 0.02 Impervious Total 0.33 _ .y Basin Total 0.41 Element Flows To: Cu Surface Interflow Groundwater a StormTech 1 StormTech 1 21027-GREENWALK 3/1/2023 12:20:56 PM Exhibit 19 - Green PLN2022-004 Packet Pg. 328 Planning & Development Received 1.t 091071uting Elements Predeveloped Routing 21027-GREENWALK 3/1/2023 12:20:56 PM Exhibit 19 - Green PLN2022-004 Packet Pg. 329 Planning & Development Received 09107/:Mf'ated Routing 1.t StormTech 2 Chamber Model: 740 Dimensions Max Row Length: 72 Number of Chambers: 9 Number of Endcaps: 2 Top Stone Depth: 12 Bottom Stone Depth: 6 Infiltration On Infiltration rate: 11.7 Infiltration safety factor: 0.342 Total Volume Infiltrated (ac-ft.): Total Volume Through Riser (ac-ft.): Total Volume Through Facility (ac-ft.): Percent Infiltrated: Total Precip Applied to Facility: Total Evap From Facility: Discharge Structure Riser Height: 4 ft. Riser Diameter: 12 in. Element Flows To: Outlet 1 Outlet 2 30.973 0 30.973 100 0 0 StormTech Hydraulic Table Stage(feet) Area(ac.) Volume(ac-ft.) Discharge(cfs) Infilt(cfs) 0.0000 0.007 0.000 0.000 0.000 0.0833 0.007 0.000 0.000 0.028 0.1667 0.007 0.000 0.000 0.028 0.2500 0.007 0.000 0.000 0.028 0.3333 0.007 0.000 0.000 0.028 0.4167 0.007 0.001 0.000 0.028 0.5000 0.007 0.001 0.000 0.028 0.5833 0.007 0.001 0.000 0.028 0.6667 0.007 0.002 0.000 0.028 0.7500 0.007 0.002 0.000 0.028 0.8333 0.007 0.003 0.000 0.028 0.9167 0.007 0.003 0.000 0.028 1.0000 0.007 0.004 0.000 0.028 1.0833 0.007 0.004 0.000 0.028 1.1667 0.007 0.005 0.000 0.028 1.2500 0.007 0.005 0.000 0.028 1.3333 0.007 0.006 0.000 0.028 1.4167 0.007 0.006 0.000 0.028 1.5000 0.007 0.007 0.000 0.028 1.5833 0.007 0.007 0.000 0.028 1.6667 0.007 0.008 0.000 0.028 1.7500 0.007 0.008 0.000 0.028 1.8333 0.007 0.009 0.000 0.028 1.9167 0.007 0.009 0.000 0.028 2.0000 0.007 0.010 0.000 0.028 2.0833 0.007 0.010 0.000 0.028 2.1667 0.007 0.010 0.000 0.028 2.2500 0.007 0.011 0.000 0.028 21027-GREENWALK 3/1 /2023 12:20:56 PM Exhibit 19 - Green PLN2022-004 Packet Pg. 330 Planning & Development 1.t Received 09/07/=333 0.007 0.011 0.000 0.028 2.4167 0.007 0.012 0.000 0.028 2.5000 0.007 0.012 0.000 0.028 E 2.5833 0.007 0.012 0.000 0.028 0 2.6667 0.007 0.013 0.000 0.028 U- 2.7500 0.007 0.013 0.000 0.028 2.8333 0.007 0.013 0.000 0.028 2.9167 0.007 0.013 0.000 0.028 3.0000 0.007 0.014 0.000 0.028 a 3.0833 0.007 0.014 0.000 0.028 3.1667 0.007 0.014 0.000 0.028 E 3.2500 0.007 0.014 0.000 0.028 C 3.3333 0.007 0.015 0.000 0.028 3.4167 0.007 0.015 0.000 0.028 0 3.5000 0.007 0.015 0.000 0.028 3.5833 0.007 0.015 0.000 0.028 3.6667 0.007 0.015 0.000 0.028 3.7500 0.007 0.016 0.000 0.028 y 3.8333 0.007 0.016 0.000 0.028 3.9167 0.007 0.016 0.000 0.028 4.0000 0.007 0.016 0.000 0.028 = 21027-GREENWALK 3/1/2023 12:20:56 PM Exhibit 19 - Green PLN2022-004 Packet Pg. 331 Planning & Development Received 09/07/mTech 3 Chamber Model: 740 Dimensions Max Row Length: 43 Number of Chambers: 5 Number of Endcaps: 2 Top Stone Depth: 12 Bottom Stone Depth: 6 Infiltration On Infiltration rate: 11.7 Infiltration safety factor: 0.342 Total Volume Infiltrated (ac-ft.): Total Volume Through Riser (ac-ft.): Total Volume Through Facility (ac-ft.): Percent Infiltrated: Total Precip Applied to Facility: Total Evap From Facility: Discharge Structure Riser Height: 4 ft. Riser Diameter: 12 in. Element Flows To: Outlet 1 Outlet 2 12.967 0 12.967 100 0 0 StormTech Hydraulic Table Stage(feet) Area(ac.) Volume(ac-ft.) Discharge(cfs) Infilt(cfs) 0.0000 0.003 0.000 0.000 0.000 0.0833 0.003 0.000 0.000 0.015 0.1667 0.003 0.000 0.000 0.015 0.2500 0.003 0.000 0.000 0.015 0.3333 0.003 0.000 0.000 0.015 0.4167 0.003 0.000 0.000 0.015 0.5000 0.003 0.000 0.000 0.015 0.5833 0.003 0.001 0.000 0.015 0.6667 0.003 0.001 0.000 0.015 0.7500 0.003 0.001 0.000 0.015 0.8333 0.003 0.001 0.000 0.015 0.9167 0.003 0.002 0.000 0.015 1.0000 0.003 0.002 0.000 0.015 1.0833 0.003 0.002 0.000 0.015 1.1667 0.003 0.003 0.000 0.015 1.2500 0.003 0.003 0.000 0.015 1.3333 0.003 0.003 0.000 0.015 1.4167 0.003 0.003 0.000 0.015 1.5000 0.003 0.004 0.000 0.015 1.5833 0.003 0.004 0.000 0.015 1.6667 0.003 0.004 0.000 0.015 1.7500 0.003 0.004 0.000 0.015 1.8333 0.003 0.005 0.000 0.015 1.9167 0.003 0.005 0.000 0.015 2.0000 0.003 0.005 0.000 0.015 2.0833 0.003 0.005 0.000 0.015 2.1667 0.003 0.006 0.000 0.015 2.2500 0.003 0.006 0.000 0.015 2.3333 0.003 0.006 0.000 0.015 2.4167 0.003 0.006 0.000 0.015 1.t 21027-GREENWALK 3/1/2023 12:20:56 PM Exhibit 19 - Green10 PLN2022-004 Packet Pg. 332 Planning & Development 1.t Received 09/07/=00 0.003 0.006 0.000 0.015 2.5833 0.003 0.007 0.000 0.015 2.6667 0.003 0.007 0.000 0.015 E 2.7500 0.003 0.007 0.000 0.015 0 2.8333 0.003 0.007 0.000 0.015 U- 2.9167 0.003 0.007 0.000 0.015 3.0000 0.003 0.007 0.000 0.015 3.0833 0.003 0.008 0.000 0.015 3.1667 0.003 0.008 0.000 0.015 a 3.2500 0.003 0.008 0.000 0.015 3.3333 0.003 0.008 0.000 0.015 E 3.4167 0.003 0.008 0.000 0.015 0 3.5000 0.003 0.008 0.000 0.015 3.5833 0.003 0.008 0.000 0.015 0 3.6667 0.003 0.008 0.000 0.015 3.7500 0.003 0.009 0.000 0.015 3.8333 0.003 0.009 0.000 0.015 3.9167 0.003 0.009 0.000 0.015 y 4.0000 0.003 0.009 0.000 0.015 21027-GREENWALK 3/1/2023 12:20:56 PM Exhibit 19 - Green PLN2022-004 Packet Pg. 333 Planning & Development Received 09/07/mTech 1 Chamber Model: 740 Dimensions Max Row Length: 115 Number of Chambers: 15 Number of Endcaps: 2 Top Stone Depth: 12 Bottom Stone Depth: 6 Infiltration On Infiltration rate: 11.7 Infiltration safety factor: 0.342 Total Volume Infiltrated (ac-ft.): Total Volume Through Riser (ac-ft.): Total Volume Through Facility (ac-ft.): Percent Infiltrated: Total Precip Applied to Facility: Total Evap From Facility: Discharge Structure Riser Height: 4 ft. Riser Diameter: 12 in. Element Flows To: Outlet 1 Outlet 2 43.031 0 43.031 100 0 0 StormTech Hydraulic Table Stage(feet) Area(ac.) Volume(ac-ft.) Discharge(cfs) Infilt(cfs) 0.0000 0.011 0.000 0.000 0.000 0.0833 0.011 0.000 0.000 0.047 0.1667 0.011 0.000 0.000 0.047 0.2500 0.011 0.001 0.000 0.047 0.3333 0.011 0.001 0.000 0.047 0.4167 0.011 0.001 0.000 0.047 0.5000 0.011 0.002 0.000 0.047 0.5833 0.011 0.003 0.000 0.047 0.6667 0.011 0.004 0.000 0.047 0.7500 0.011 0.004 0.000 0.047 0.8333 0.011 0.005 0.000 0.047 0.9167 0.011 0.006 0.000 0.047 1.0000 0.011 0.007 0.000 0.047 1.0833 0.011 0.008 0.000 0.047 1.1667 0.011 0.009 0.000 0.047 1.2500 0.011 0.009 0.000 0.047 1.3333 0.011 0.010 0.000 0.047 1.4167 0.011 0.011 0.000 0.047 1.5000 0.011 0.012 0.000 0.047 1.5833 0.011 0.012 0.000 0.047 1.6667 0.011 0.013 0.000 0.047 1.7500 0.011 0.014 0.000 0.047 1.8333 0.011 0.015 0.000 0.047 1.9167 0.011 0.015 0.000 0.047 2.0000 0.011 0.016 0.000 0.047 2.0833 0.011 0.017 0.000 0.047 2.1667 0.011 0.018 0.000 0.047 2.2500 0.011 0.018 0.000 0.047 2.3333 0.011 0.019 0.000 0.047 2.4167 0.011 0.019 0.000 0.047 1.t 21027-GREENWALK 3/1/2023 12:20:56 PM Exhibit 19 - Green PLN2022-004 Packet Pg. 334 Planning & Development 1.t Received 09/07/=00 0.011 0.020 0.000 0.047 2.5833 0.011 0.021 0.000 0.047 2.6667 0.011 0.021 0.000 0.047 E 2.7500 0.011 0.022 0.000 0.047 0 2.8333 0.011 0.022 0.000 0.047 U- 2.9167 0.011 0.023 0.000 0.047 3.0000 0.011 0.023 0.000 0.047 3.0833 0.011 0.023 0.000 0.047 3.1667 0.011 0.024 0.000 0.047 a 3.2500 0.011 0.024 0.000 0.047 3.3333 0.011 0.025 0.000 0.047 E 3.4167 0.011 0.025 0.000 0.047 C 3.5000 0.011 0.025 0.000 0.047 3.5833 0.011 0.026 0.000 0.047 0 3.6667 0.011 0.026 0.000 0.047 3.7500 0.011 0.027 0.000 0.047 3.8333 0.011 0.027 0.000 0.047 3.9167 0.011 0.027 0.000 0.047 y 4.0000 0.011 0.028 0.000 0.047 21027-GREENWALK 3/1/2023 12:20:56 PM Exhibit 19 - Green PLN2022-004 Packet Pg. 335 Planning & Development Receivp,d 091071ARalysis Results POC 1 N 2� l U Ub PBrCont Tfm• Exo�odinp + Predeveloped Predeveloped Landuse Totals for POC #1 Total Pervious Area: 0.41 Total Impervious Area: 0 Mitigated Landuse Totals for POC #1 Total Pervious Area: 0.08 Total Impervious Area: 0.33 CumWh•ro pro�aEd�y e aaa� oaoo� 30 3Q 50 M N 90 95 BB 99 BB.S 1bo x Mitigated Flow Frequency Method: Log Pearson Type III 17B Flow Frequency Return Periods for Predeveloped. POC #1 Return Period Flow(cfs) 2 year 0.000289 5 year 0.000335 10 year 0.000355 25 year 0.000373 50 year 0.000384 100 year 0.000392 Flow Frequency Return Periods for Mitigated. POC #1 Return Period Flow(cfs) 2 year 0 5 year 0 10 year 0 25 year 0 50 year 0 100 year 0 Annual Peaks Annual Peaks for Predeveloped and Mitigated. POC #1 Year Predeveloped Mitigated 1949 0.000 0.000 1950 0.000 0.000 1951 0.000 0.000 1952 0.000 0.000 1953 0.000 0.000 1954 0.000 0.000 1955 0.000 0.000 1956 0.000 0.000 1957 0.000 0.000 1958 0.000 0.000 1.t 21027-GREENWALK 3/1/2023 12:20:56 PM Exhibit 19 - Green PLN2022-004 Packet Pg. 336 Planning & Development Received 09/07/MM 0.000 0.000 1960 0.000 0.000 1961 0.000 0.000 1962 0.000 0.000 1963 0.000 0.000 1964 0.000 0.000 1965 0.000 0.000 1966 0.000 0.000 1967 0.000 0.000 1968 0.000 0.000 1969 0.000 0.000 1970 0.000 0.000 1971 0.000 0.000 1972 0.000 0.000 1973 0.000 0.000 1974 0.000 0.000 1975 0.000 0.000 1976 0.000 0.000 1977 0.000 0.000 1978 0.000 0.000 1979 0.000 0.000 1980 0.000 0.000 1981 0.000 0.000 1982 0.000 0.000 1983 0.000 0.000 1984 0.000 0.000 1985 0.000 0.000 1986 0.000 0.000 1987 0.000 0.000 1988 0.000 0.000 1989 0.000 0.000 1990 0.000 0.000 1991 0.000 0.000 1992 0.000 0.000 1993 0.000 0.000 1994 0.000 0.000 1995 0.000 0.000 1996 0.000 0.000 1997 0.000 0.000 1998 0.000 0.000 1999 0.000 0.000 2000 0.000 0.000 2001 0.000 0.000 2002 0.000 0.000 2003 0.000 0.000 2004 0.000 0.000 2005 0.000 0.000 2006 0.000 0.000 2007 0.000 0.000 2008 0.000 0.000 2009 0.000 0.000 Ranked Annual Peaks Ranked Annual Peaks for Predeveloped and Rank Predeveloped Mitigated 1 0.0003 0.0000 2 0.0003 0.0000 3 0.0003 0.0000 Mitigated. POC #1 1.t 21027-GREENWALK 3/1/2023 12:25:36 PM Exhibit 19 - Green 17 PLN2022-004 Packet Pg. 337 Planning & Development Received 09/07/21023 0.0003 0.0000 5 0.0003 0.0000 6 0.0003 0.0000 7 0.0003 0.0000 8 0.0003 0.0000 9 0.0003 0.0000 10 0.0003 0.0000 11 0.0003 0.0000 12 0.0003 0.0000 13 0.0003 0.0000 14 0.0003 0.0000 15 0.0003 0.0000 16 0.0003 0.0000 17 0.0003 0.0000 18 0.0003 0.0000 19 0.0003 0.0000 20 0.0003 0.0000 21 0.0003 0.0000 22 0.0003 0.0000 23 0.0003 0.0000 24 0.0003 0.0000 25 0.0003 0.0000 26 0.0003 0.0000 27 0.0003 0.0000 28 0.0003 0.0000 29 0.0003 0.0000 30 0.0003 0.0000 31 0.0003 0.0000 32 0.0003 0.0000 33 0.0003 0.0000 34 0.0003 0.0000 35 0.0003 0.0000 36 0.0003 0.0000 37 0.0003 0.0000 38 0.0003 0.0000 39 0.0003 0.0000 40 0.0003 0.0000 41 0.0003 0.0000 42 0.0003 0.0000 43 0.0003 0.0000 44 0.0003 0.0000 45 0.0003 0.0000 46 0.0003 0.0000 47 0.0003 0.0000 48 0.0002 0.0000 49 0.0002 0.0000 50 0.0002 0.0000 51 0.0002 0.0000 52 0.0002 0.0000 53 0.0002 0.0000 54 0.0002 0.0000 55 0.0002 0.0000 56 0.0002 0.0000 57 0.0002 0.0000 58 0.0002 0.0000 59 0.0002 0.0000 60 0.0002 0.0000 61 0.0001 0.0000 1.t 21027-GREENWALK 3/1/2023 12:25:36 PM Exhibit 19 - GreenIQ PLN2022-004 Packet Pg. 338 Planning & Development Received 09/07/2023 1.t 21027-GREENWALK 3/1/2023 12:25:36 PM Exhibit 19 - Greencl PLN2022-004 Packet Pg. 339 Duration Flows The Facility PASSED Flow(cfs) Predev Mit Percentage Pass/Fail 0.0001 885 0 0 Pass 0.0001 873 0 0 Pass 0.0001 838 0 0 Pass 0.0002 814 0 0 Pass 0.0002 776 0 0 Pass 0.0002 759 0 0 Pass 0.0002 728 0 0 Pass 0.0002 707 0 0 Pass 0.0002 684 0 0 Pass 0.0002 653 0 0 Pass 0.0002 634 0 0 Pass 0.0002 601 0 0 Pass 0.0002 584 0 0 Pass 0.0002 574 0 0 Pass 0.0002 547 0 0 Pass 0.0002 526 0 0 Pass 0.0002 501 0 0 Pass 0.0002 486 0 0 Pass 0.0002 461 0 0 Pass 0.0002 447 0 0 Pass 0.0002 430 0 0 Pass 0.0002 405 0 0 Pass 0.0002 393 0 0 Pass 0.0002 378 0 0 Pass 0.0002 365 0 0 Pass 0.0002 354 0 0 Pass 0.0002 344 0 0 Pass 0.0002 336 0 0 Pass 0.0002 317 0 0 Pass 0.0002 308 0 0 Pass 0.0002 294 0 0 Pass 0.0002 284 0 0 Pass 0.0002 276 0 0 Pass 0.0002 259 0 0 Pass 0.0002 248 0 0 Pass 0.0002 239 0 0 Pass 0.0002 230 0 0 Pass 0.0002 219 0 0 Pass 0.0002 213 0 0 Pass 0.0002 211 0 0 Pass 0.0002 199 0 0 Pass 0.0002 195 0 0 Pass 0.0002 185 0 0 Pass 0.0002 183 0 0 Pass 0.0003 177 0 0 Pass 0.0003 171 0 0 Pass 0.0003 163 0 0 Pass 0.0003 154 0 0 Pass 0.0003 151 0 0 21027-GREENWALK 3/1/2023 12:25:36 PM Page 20 Planning & Development 1.t Received 09/07/=03 119 0 0 Pass 0.0003 111 0 0 Pass 0.0003 106 0 0 Pass E 0.0003 101 0 0 Pass o 0.0003 96 0 0 Pass U- 0.0003 89 0 0 Pass 0.0003 85 0 0 Pass 0.0003 79 0 0 Pass a_ 0.0003 71 0 0 Pass a 0.0003 65 0 0 Pass 0.0003 61 0 0 Pass E 0.0003 57 0 0 Pass o 0.0003 52 0 0 Pass 0.0003 47 0 0 Pass o 0.0003 42 0 0 Pass 0.0003 39 0 0 Pass 0.0003 35 0 0 Pass 0.0003 31 0 0 Pass y 0.0003 29 0 0 Pass 0.0003 21 0 0 Pass 0.0003 14 0 0 Pass 0.0003 14 0 0 Pass Cu 0.0003 10 0 0 Pass a 0.0003 1 0 0 Pass 0.0003 0 0 0 Pass 0.0003 0 0 0 Pass - 0.0003 0 0 0 Pass a 0.0003 0 0 0 Pass Y 0.0003 0 0 0 Pass a 0.0003 0 0 0 Pass Y 0.0003 0 0 0 Pass 0.0003 0 0 0 Pass 3 0.0004 0 0 0 Pass L 0.0004 0 0 0 Pass 0 0.0004 0 0 0 Pass a 0.0004 0 0 0 Pass a 0.0004 0 0 0 Pass 0.0004 0 0 0 Pass Cn 0.0004 0 0 0 Pass V 0.0004 0 0 0 Pass a 0.0004 0 0 0 Pass 2 0.0004 0 0 0 Pass 0.0004 0 0 0 Pass 3 0.0004 0 0 0 Pass E 0.0004 0 0 0 Pass o 0.0004 0 0 0 Pass N 0.0004 0 0 0 Pass E 21027-GREENWALK 3/1/2023 12:25:36 PM Exhibit 19 - Green 01 PLN2022-004 Packet Pg. 341 Planning & Development Received 09/07/der Quality Water Quality BMP Flow and Volume for POC #1 On-line facility volume: 0.0278 acre-feet On-line facility target flow: 0.0429 cfs. Adjusted for 15 min: 0.0429 cfs. Off-line facility target flow: 0.0243 cfs. Adjusted for 15 min: 0.0243 cfs. 1.t 21027-GREENWALK 3/1/2023 12:25:36 PM Exhibit 19 - Green PLN2022-004 Packet Pg. 342 Planning & Development Received 09/07/idD Report 1.t 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 iac-ft) (ac-ft) Credit StormTech 1 POC ❑ 39.16 ❑ 100.00 Total Volume Infiltrated 39.16 0.00 0.00 100.00 0.00 0% No Treat. Credit Duration Compliance with LID Analysis Standard 8% of 2-yr to 50% of Result= 2-yr Passed 21027-GREENWALK 3/1/2023 12:25:36 PM Exhibit 19 - Green PLN2022-004 Packet Pg. 343 Planning & Development Received 09/07/290iC� 2 1.t 0 0 Po.-or�t Timms Exo��dinp + Predeveloped Predeveloped Landuse Totals for POC #2 Total Pervious Area: 0.32 Total Impervious Area: 0 Mitigated Landuse Totals for POC #2 Total Pervious Area: 0.1 Total Impervious Area: 0.22 10 1 i - x Mitigated Flow Frequency Method: Log Pearson Type III 17B Flow Frequency Return Periods for Predeveloped. POC #2 Return Period Flow(cfs) 2 year 0.000226 5 year 0.000261 10 year 0.000277 25 year 0.000291 50 year 0.000299 100 year 0.000306 Flow Frequency Return Periods for Mitigated. POC #2 Return Period Flow(cfs) 2 year 0 5 year 0 10 year 0 25 year 0 50 year 0 100 year 0 Annual Peaks Annual Peaks for Predeveloped and Mitigated. POC #2 Year Predeveloped Mitigated 1949 0.000 0.000 1950 0.000 0.000 1951 0.000 0.000 1952 0.000 0.000 1953 0.000 0.000 1954 0.000 0.000 1955 0.000 0.000 1956 0.000 0.000 1957 0.000 0.000 1958 0.000 0.000 1959 0.000 0.000 O GEOf +c _. M so ro m so n w " w.s � 21027-GREENWALK 3/1/2023 12:26:41 PM Exhibit 19 - Green OA PLN2022-004 Packet Pg. 344 Planning & Development 1.t Received 09/07/2M 0.000 0.000 1961 0.000 0.000 1962 0.000 0.000 E 1963 0.000 0.000 0 1964 0.000 0.000 U- 1965 0.000 0.000 1966 0.000 0.000 1967 0.000 0.000 1968 0.000 0.000 a 1969 0.000 0.000 1970 0.000 0.000 E 1971 0.000 0.000 C 1972 0.000 0.000 1973 0.000 0.000 0 1974 0.000 0.000 1975 0.000 0.000 1976 0.000 0.000 1977 0.000 0.000 y 1978 0.000 0.000 1979 0.000 0.000 1980 0.000 0.000 1981 0.000 0.000 CU 1982 0.000 0.000 a 1983 0.000 0.000 1984 0.000 0.000 1985 0.000 0.000 - 1986 0.000 0.000 Z 1987 0.000 0.000 Y 1988 0.000 0.000 a 1989 0.000 0.000 Y 1990 0.000 0.000 1991 0.000 0.000 3 1992 0.000 0.000 L 1993 0.000 0.000 0 1994 0.000 0.000 a 1995 0.000 0.000 a 1996 0.000 0.000 1997 0.000 0.000 Cn 1998 0.000 0.000 06 1999 0.000 0.000 a 2000 0.000 0.000 2 2001 0.000 0.000 2002 0.000 0.000 3 2003 0.000 0.000 E 2004 0.000 0.000 0 2005 0.000 0.000 N 2006 0.000 0.000 E 2007 0.000 0.000 L 2008 0.000 0.000 a 2009 0.000 0.000 C Ranked Annual Peaks Ranked Annual Peaks for Predeveloped and Mitigated. POC #2 Rank Predeveloped Mitigated 1 0.0003 0.0000 2 0.0003 0.0000 3 0.0003 0.0000 4 0.0003 0.0000 21027-GREENWALK 3/1/2023 12:28:53 PM Exhibit 19 - Green PLN2022-004 Packet Pg. 345 Planning & Development Received 09/07/1023 0.0003 0.0000 6 0.0003 0.0000 7 0.0003 0.0000 8 0.0003 0.0000 9 0.0003 0.0000 10 0.0003 0.0000 11 0.0003 0.0000 12 0.0003 0.0000 13 0.0002 0.0000 14 0.0002 0.0000 15 0.0002 0.0000 16 0.0002 0.0000 17 0.0002 0.0000 18 0.0002 0.0000 19 0.0002 0.0000 20 0.0002 0.0000 21 0.0002 0.0000 22 0.0002 0.0000 23 0.0002 0.0000 24 0.0002 0.0000 25 0.0002 0.0000 26 0.0002 0.0000 27 0.0002 0.0000 28 0.0002 0.0000 29 0.0002 0.0000 30 0.0002 0.0000 31 0.0002 0.0000 32 0.0002 0.0000 33 0.0002 0.0000 34 0.0002 0.0000 35 0.0002 0.0000 36 0.0002 0.0000 37 0.0002 0.0000 38 0.0002 0.0000 39 0.0002 0.0000 40 0.0002 0.0000 41 0.0002 0.0000 42 0.0002 0.0000 43 0.0002 0.0000 44 0.0002 0.0000 45 0.0002 0.0000 46 0.0002 0.0000 47 0.0002 0.0000 48 0.0002 0.0000 49 0.0002 0.0000 50 0.0002 0.0000 51 0.0002 0.0000 52 0.0002 0.0000 53 0.0002 0.0000 54 0.0002 0.0000 55 0.0002 0.0000 56 0.0002 0.0000 57 0.0002 0.0000 58 0.0002 0.0000 59 0.0002 0.0000 60 0.0002 0.0000 61 0.0001 0.0000 1.t 21027-GREENWALK 3/1/2023 12:28:53 PM Exhibit 19 - Green on PLN2022-004 Packet Pg. 346 Planning & Development Received 09/07/2023 1.t 21027-GREENWALK 3/1/2023 12:28:53 PM Exhibit 19 - Green 07 PLN2022-004 Packet Pg. 347 Duration Flows The Facility PASSED Flow(cfs) Predev Mit Percentage Pass/Fail 0.0001 880 0 0 Pass 0.0001 873 0 0 Pass 0.0001 843 0 0 Pass 0.0001 811 0 0 Pass 0.0001 779 0 0 Pass 0.0001 757 0 0 Pass 0.0001 729 0 0 Pass 0.0001 694 0 0 Pass 0.0001 679 0 0 Pass 0.0001 666 0 0 Pass 0.0001 634 0 0 Pass 0.0001 610 0 0 Pass 0.0001 584 0 0 Pass 0.0001 567 0 0 Pass 0.0001 547 0 0 Pass 0.0001 523 0 0 Pass 0.0001 499 0 0 Pass 0.0001 491 0 0 Pass 0.0001 468 0 0 Pass 0.0001 451 0 0 Pass 0.0002 430 0 0 Pass 0.0002 406 0 0 Pass 0.0002 392 0 0 Pass 0.0002 378 0 0 Pass 0.0002 362 0 0 Pass 0.0002 355 0 0 Pass 0.0002 348 0 0 Pass 0.0002 337 0 0 Pass 0.0002 317 0 0 Pass 0.0002 308 0 0 Pass 0.0002 298 0 0 Pass 0.0002 283 0 0 Pass 0.0002 270 0 0 Pass 0.0002 257 0 0 Pass 0.0002 251 0 0 Pass 0.0002 242 0 0 Pass 0.0002 233 0 0 Pass 0.0002 223 0 0 Pass 0.0002 214 0 0 Pass 0.0002 208 0 0 Pass 0.0002 200 0 0 Pass 0.0002 192 0 0 Pass 0.0002 187 0 0 Pass 0.0002 183 0 0 Pass 0.0002 178 0 0 Pass 0.0002 172 0 0 Pass 0.0002 163 0 0 Pass 0.0002 156 0 0 Pass 0.0002 151 0 0 21027-GREENWALK 3/1/2023 12:28:53 PM Page 28 Planning & Development 1.t Received 09/07/=02 120 0 0 Pass 0.0002 113 0 0 Pass 0.0002 107 0 0 Pass E 0.0002 101 0 0 Pass o 0.0002 98 0 0 Pass U- 0.0002 91 0 0 Pass 0.0002 88 0 0 Pass 0.0002 81 0 0 Pass a_ 0.0002 72 0 0 Pass a 0.0002 66 0 0 Pass 0.0002 61 0 0 Pass E 0.0002 57 0 0 Pass o 0.0002 52 0 0 Pass 0.0002 48 0 0 Pass o 0.0002 45 0 0 Pass 0.0002 39 0 0 Pass 0.0002 36 0 0 Pass 0.0002 34 0 0 Pass y 0.0002 29 0 0 Pass 0.0002 24 0 0 Pass 0.0003 15 0 0 Pass 0.0003 14 0 0 Pass Cu 0.0003 11 0 0 Pass a 0.0003 6 0 0 Pass 0.0003 1 0 0 Pass 0.0003 0 0 0 Pass - 0.0003 0 0 0 Pass a 0.0003 0 0 0 Pass Y 0.0003 0 0 0 Pass a 0.0003 0 0 0 Pass Y 0.0003 0 0 0 Pass 0.0003 0 0 0 Pass 3 0.0003 0 0 0 Pass L 0.0003 0 0 0 Pass �? 0.0003 0 0 0 Pass a 0.0003 0 0 0 Pass a 0.0003 0 0 0 Pass 0.0003 0 0 0 Pass Cn 0.0003 0 0 0 Pass V 0.0003 0 0 0 Pass a 0.0003 0 0 0 Pass 2 0.0003 0 0 0 Pass 0.0003 0 0 0 Pass 3 0.0003 0 0 0 Pass E 0.0003 0 0 0 Pass o 0.0003 0 0 0 Pass N 0.0003 0 0 0 Pass E 21027-GREENWALK 3/1/2023 12:28:53 PM Exhibit 19 - Green PLN2022-004 Packet Pg. 349 Planning & Development Received 09/07/der Quality Water Quality BMP Flow and Volume for POC #2 On-line facility volume: 0.0193 acre-feet On-line facility target flow: 0.0293 cfs. Adjusted for 15 min: 0.0293 cfs. Off-line facility target flow: 0.0165 cfs. Adjusted for 15 min: 0.0165 cfs. 1.t 21027-GREENWALK 3/1/2023 12:28:53 PM Exhibit 19 - Green PLN2022-004 Packet Pg. 350 Planning & Development Received 09/07/idD Report 1.t LID Technique Used for Total Volume 'Volume Infiltration Cumulative Percent 1^Vater Quality Percent Comment Treatment? Needs Through Volume Volume Volume NlaterQuality Treatment Facility (ac-ft) Infiltration Infiltrated Treated ac-ft) aCA) Credit StormTech 2 POC ❑ 28.19 ❑ 100.00 Total Volume Infiltrated 28.19 0.00 0.00 100.00 0.00 0% No Treat. Credit Duration Compliance with LID Analysis Standard 8% of 2-yr to 50% of Result= 2-yr Passed 21027-GREENWALK 3/1 /2023 12:28:53 PM Exhibit 19 - Green PLN2022-004 Packet Pg. 351 Planning & Development Received 09/07/2180iC� 3 1.t M 0 .� c,.,iutwreoirer�, eae, c ae P•ro.ar.t Tim• 97— dine i ,s , 5 ,C _. M so ro m so 95 BB 99 BB.s , + Predeveloped x Mitigated Predeveloped Landuse Totals for POC #3 Total Pervious Area- 0.14 Total Impervious Area- 0 Mitigated Landuse Totals for POC #3 Total Pervious Area- 0.05 Total Impervious Area- 0.09 Flow Frequency Method- Log Pearson Type III 17B Flow Frequency Return Periods for Predeveloped. POC #3 Return Period Flow(cfs) 2 year 0.000099 5 year 0.000114 10 year 0.000121 25 year 0.000128 50 year 0.000131 100 year 0.000134 Flow Frequency Return Periods for Mitigated. POC #3 Return Period Flow(cfs) 2 year 0 5 year 0 10 year 0 25 year 0 50 year 0 100 year 0 Annual Peaks Annual Peaks for Predeveloped and Mitigated. POC #3 Year Predeveloped Mitigated 1949 0.000 0.000 1950 0.000 0.000 1951 0.000 0.000 1952 0.000 0.000 1953 0.000 0.000 1954 0.000 0.000 1955 0.000 0.000 1956 0.000 0.000 1957 0.000 0.000 1958 0.000 0.000 1959 0.000 0.000 21027-GREENWALK 3/1/2023 12:28:53 PM Exhibit 19 - Green PLN2022-004 Packet Pg. 352 Planning & Development 1.t Received 09/07/2M 0.000 0.000 1961 0.000 0.000 1962 0.000 0.000 E 1963 0.000 0.000 0 1964 0.000 0.000 U- 1965 0.000 0.000 1966 0.000 0.000 1967 0.000 0.000 1968 0.000 0.000 a 1969 0.000 0.000 1970 0.000 0.000 E 1971 0.000 0.000 C 1972 0.000 0.000 1973 0.000 0.000 0 1974 0.000 0.000 1975 0.000 0.000 1976 0.000 0.000 1977 0.000 0.000 y 1978 0.000 0.000 1979 0.000 0.000 1980 0.000 0.000 1981 0.000 0.000 CU 1982 0.000 0.000 a 1983 0.000 0.000 1984 0.000 0.000 1985 0.000 0.000 - 1986 0.000 0.000 Z 1987 0.000 0.000 Y 1988 0.000 0.000 a 1989 0.000 0.000 Y 1990 0.000 0.000 1991 0.000 0.000 3 1992 0.000 0.000 L 1993 0.000 0.000 0 1994 0.000 0.000 a 1995 0.000 0.000 a 1996 0.000 0.000 1997 0.000 0.000 Cn 1998 0.000 0.000 06 1999 0.000 0.000 a 2000 0.000 0.000 2 2001 0.000 0.000 2002 0.000 0.000 3 2003 0.000 0.000 E 2004 0.000 0.000 0 2005 0.000 0.000 N 2006 0.000 0.000 E 2007 0.000 0.000 L 2008 0.000 0.000 a 2009 0.000 0.000 C Ranked Annual Peaks Ranked Annual Peaks for Predeveloped and Mitigated. POC #3 Rank Predeveloped Mitigated 1 0.0001 0.0000 2 0.0001 0.0000 3 0.0001 0.0000 4 0.0001 0.0000 21027-GREENWALK 3/1/2023 12:29:31 PM Exhibit 19 - Green PLN2022-004 Packet Pg. 353 Planning & Development Received 09/07/1023 0.0001 0.0000 6 0.0001 0.0000 7 0.0001 0.0000 8 0.0001 0.0000 9 0.0001 0.0000 10 0.0001 0.0000 11 0.0001 0.0000 12 0.0001 0.0000 13 0.0001 0.0000 14 0.0001 0.0000 15 0.0001 0.0000 16 0.0001 0.0000 17 0.0001 0.0000 18 0.0001 0.0000 19 0.0001 0.0000 20 0.0001 0.0000 21 0.0001 0.0000 22 0.0001 0.0000 23 0.0001 0.0000 24 0.0001 0.0000 25 0.0001 0.0000 26 0.0001 0.0000 27 0.0001 0.0000 28 0.0001 0.0000 29 0.0001 0.0000 30 0.0001 0.0000 31 0.0001 0.0000 32 0.0001 0.0000 33 0.0001 0.0000 34 0.0001 0.0000 35 0.0001 0.0000 36 0.0001 0.0000 37 0.0001 0.0000 38 0.0001 0.0000 39 0.0001 0.0000 40 0.0001 0.0000 41 0.0001 0.0000 42 0.0001 0.0000 43 0.0001 0.0000 44 0.0001 0.0000 45 0.0001 0.0000 46 0.0001 0.0000 47 0.0001 0.0000 48 0.0001 0.0000 49 0.0001 0.0000 50 0.0001 0.0000 51 0.0001 0.0000 52 0.0001 0.0000 53 0.0001 0.0000 54 0.0001 0.0000 55 0.0001 0.0000 56 0.0001 0.0000 57 0.0001 0.0000 58 0.0001 0.0000 59 0.0001 0.0000 60 0.0001 0.0000 61 0.0000 0.0000 1.t 21027-GREENWALK 3/1/2023 12:29:31 PM Exhibit 19 - Green PLN2022-004 Packet Pg. 354 Planning & Development Received 09/07/2023 1.t 21027-GREENWALK 3/1/2023 12:29:31 PM Exhibit 19 - Green PLN2022-004 Packet Pg. 355 Duration Flows The Facility PASSED Flow(cfs) Predev Mit Percentage Pass/Fail 0.0000 880 0 0 Pass 0.0001 858 0 0 Pass 0.0001 829 0 0 Pass 0.0001 796 0 0 Pass 0.0001 773 0 0 Pass 0.0001 752 0 0 Pass 0.0001 724 0 0 Pass 0.0001 692 0 0 Pass 0.0001 679 0 0 Pass 0.0001 649 0 0 Pass 0.0001 622 0 0 Pass 0.0001 598 0 0 Pass 0.0001 578 0 0 Pass 0.0001 564 0 0 Pass 0.0001 542 0 0 Pass 0.0001 522 0 0 Pass 0.0001 499 0 0 Pass 0.0001 478 0 0 Pass 0.0001 460 0 0 Pass 0.0001 441 0 0 Pass 0.0001 426 0 0 Pass 0.0001 404 0 0 Pass 0.0001 388 0 0 Pass 0.0001 375 0 0 Pass 0.0001 362 0 0 Pass 0.0001 353 0 0 Pass 0.0001 344 0 0 Pass 0.0001 327 0 0 Pass 0.0001 316 0 0 Pass 0.0001 305 0 0 Pass 0.0001 294 0 0 Pass 0.0001 281 0 0 Pass 0.0001 269 0 0 Pass 0.0001 257 0 0 Pass 0.0001 246 0 0 Pass 0.0001 238 0 0 Pass 0.0001 228 0 0 Pass 0.0001 219 0 0 Pass 0.0001 212 0 0 Pass 0.0001 206 0 0 Pass 0.0001 198 0 0 Pass 0.0001 192 0 0 Pass 0.0001 185 0 0 Pass 0.0001 182 0 0 Pass 0.0001 173 0 0 Pass 0.0001 170 0 0 Pass 0.0001 159 0 0 Pass 0.0001 154 0 0 Pass 0.0001 147 0 0 21027-GREENWALK 3/1/2023 12:29:31 PM Page 36 Planning & Development 1.t Received 09/07/=01 118 0 0 Pass 0.0001 111 0 0 Pass 0.0001 105 0 0 Pass E 0.0001 99 0 0 Pass o 0.0001 95 0 0 Pass U- 0.0001 88 0 0 Pass 0.0001 85 0 0 Pass 0.0001 76 0 0 Pass a_ 0.0001 71 0 0 Pass a 0.0001 65 0 0 Pass 0.0001 60 0 0 Pass E 0.0001 57 0 0 Pass o 0.0001 51 0 0 Pass 0.0001 47 0 0 Pass o 0.0001 40 0 0 Pass 0.0001 39 0 0 Pass 0.0001 35 0 0 Pass 0.0001 31 0 0 Pass y 0.0001 29 0 0 Pass 0.0001 21 0 0 Pass 0.0001 15 0 0 Pass 0.0001 13 0 0 Pass Cu 0.0001 8 0 0 Pass a 0.0001 1 0 0 Pass 0.0001 0 0 0 Pass 0.0001 0 0 0 Pass - 0.0001 0 0 0 Pass a 0.0001 0 0 0 Pass Y 0.0001 0 0 0 Pass a 0.0001 0 0 0 Pass Y 0.0001 0 0 0 Pass 0.0001 0 0 0 Pass 3 0.0001 0 0 0 Pass L 0.0001 0 0 0 Pass 0 0.0001 0 0 0 Pass a 0.0001 0 0 0 Pass a 0.0001 0 0 0 Pass 0.0001 0 0 0 Pass Cn 0.0001 0 0 0 Pass V 0.0001 0 0 0 Pass a 0.0001 0 0 0 Pass 2 0.0001 0 0 0 Pass 0.0001 0 0 0 Pass 3 0.0001 0 0 0 Pass E 0.0001 0 0 0 Pass o 0.0001 0 0 0 Pass N 0.0001 0 0 0 Pass E 21027-GREENWALK 3/1/2023 12:29:31 PM Exhibit 19 - Green PLN2022-004 Packet Pg. 357 Planning & Development Received 09/07/der Quality Water Quality BMP Flow and Volume for POC #3 On-line facility volume: 0.008 acre-feet On-line facility target flow: 0.0114 cfs. Adjusted for 15 min: 0.0114 cfs. Off-line facility target flow: 0.0064 cfs. Adjusted for 15 min: 0.0064 cfs. 1.t 21027-GREENWALK 3/1/2023 12:29:31 PM Exhibit 19 - Green PLN2022-004 Packet Pg. 358 Planning & Development Received 09/07/idD Report 1.t 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 iac-ft) ac-ft) Credit StormTech 3 POC ❑ 11 20 ❑ 100.00 Total Volume Infiltrated 11 80 0.00 0.00 100.00 0.00 0% No Treat. Credit Duration Compliance with LID Analysis Standard 8% of 2-yr to 50% of Result= 2-yr Passed 21027-GREENWALK 3/1/2023 12:29:31 PM Exhibit 19 - Greencl PLN2022-004 Packet Pg. 359 Planning & Development Received 09/07/del Default Modifications 1.t Total of 0 changes have been made. PERLND Changes No PERLND changes have been made. IMPLND Changes No IMPLND changes have been made. 21027-GREENWALK 3/1/2023 12:29:31 PM Exhibit 19 - Green An PLN2022-004 Packet Pg. 360 Planning & Development Receiv d o9io7i2ppendix 1.t Predeveloped Schematic IBasin 3 i.1 2 _ �3 0.14ac 21027-GREENWALK 3/1/2023 12:29:31 PM Exhibit 19 - Green PLN2022-004 Packet Pg. 361 Planning & Development Received 09/07/,Vf'ated Schematic 1.t A Basin Basin Basin 3 0.41aCE0.32a .- 0.14ac SI SI SI Storm ech 1 Storm StormTech 2 3 Q 21027-GREENWALK 3/1/2023 12:29:32 PM Exhibit 19 - Green AO PLN2022-004 Packet Pg. 362 Planning & Development Received 09/07/29radeveloped UCI File RUN GLOBAL WWHM4 model simulation START 1948 10 01 END RUN INTERP OUTPUT LEVEL 3 0 RESUME 0 RUN 1 END GLOBAL FILES <File> <Un#> END FILES OPN SEQUENCE 2009 09 30 UNIT SYSTEM 1 <----------- File Name-- ---------------------------->*** *** INGRP INDELT 00:15 PERLND 2 COPY 501 COPY 502 COPY 503 DISPLY 1 DISPLY 2 DISPLY 3 END INGRP END OPN SEQUENCE DISPLY DISPLY-INFO1 # - #<---------- Title ----------- >***TRAN PIVL DIG1 FIL1 1 Basin 1 MAX 2 Basin 2 MAX 3 Basin 3 MAX END DISPLY-INF01 END DISPLY COPY TIMESERIES # - # NPT NMN *** 1 1 1 501 1 1 502 1 1 503 1 1 END TIMESERIES END COPY GENER OPCODE # # OPCD *** END OPCODE PARM # # K *** END PARM END GENER PERLND GEN-INFO PYR DIG2 FIL2 YRND 1 2 30 9 1 2 31 9 1 2 32 9 <PLS ><------- Name ------- >NBLKS Unit -systems Printer *** # - # User t-series Engl Metr *** in out *** 2 A/B, Forest, Mod 1 1 1 1 27 0 END GEN-INFO *** Section PWATER*** 1.t ACTIVITY ip <PLS > ************* Active Sections ***************************** Q 21027-GREENWALK 3/1/2023 12:29:33 PM Exhibit 19 - Green PLN2022-004 Packet Pg. 363 <PLS ><------- Name ------- >NBLKS Unit -systems Printer *** # - # User t-series Engl Metr *** in out *** 2 A/B, Forest, Mod 1 1 1 1 27 0 END GEN-INFO *** Section PWATER*** 1.t ACTIVITY ip <PLS > ************* Active Sections ***************************** Q 21027-GREENWALK 3/1/2023 12:29:33 PM Exhibit 19 - Green PLN2022-004 Packet Pg. 363 Planning & Development Received 09/07/2023# - # ATMP SNOW PWAT SED PST PWG PQAL MSTL PEST NITR PHOS TRAC *** 2 0 0 1 0 0 0 0 0 0 0 0 0 END ACTIVITY PRINT -INFO <PLS > ***************** Print -flags ***************************** PIVL PYR # - # ATMP SNOW PWAT SED PST PWG PQAL MSTL PEST NITR PHOS TRAC ********* 2 0 0 4 0 0 0 0 0 0 0 0 0 1 9 END PRINT -INFO PWAT-PARM1 <PLS > PWATER variable monthly parameter value flags *** # - # CSNO RTOP UZFG VCS VUZ VNN VIFW VIRC VLE INFC HWT *** 2 0 0 0 0 0 0 0 0 0 0 0 END PWAT-PARM1 PWAT-PARM2 <PLS > PWATER input info: Part 2 *** # - # ***FOREST LZSN INFILT LSUR SLSUR KVARY AGWRC 2 0 5 2 400 0.1 0.3 0.996 END PWAT-PARM2 PWAT-PARM3 <PLS > PWATER input info: Part 3 *** # - # ***PETMAX PETMIN INFEXP INFILD DEEPFR BASETP AGWETP 2 0 0 2 2 0 0 0 END PWAT-PARM3 PWAT-PARM4 <PLS > PWATER input info: Part 4 *** # - # CEPSC UZSN NSUR INTFW IRC LZETP *** 2 0.2 0.5 0.35 0 0.7 0.7 END PWAT-PARM4 PWAT-STATEl <PLS > *** Initial conditions at start of simulation ran from 1990 to end of 1992 (pat 1-11-95) RUN 21 *** # - # *** CEPS SURS UZS IFWS LZS AGWS GWVS 2 0 0 0 0 3 1 0 END PWAT-STATEI END PERLND IMPLND GEN-INFO <PLS ><------- Name ------- > END GEN-INFO *** Section IWATER*** Unit -systems Printer *** User t-series Engl Metr *** in out *** ACTIVITY <PLS > ************* Active Sections ***************************** # - # ATMP SNOW IWAT SLD IWG IQAL *** END ACTIVITY PRINT -INFO <ILS > ******** Print -flags ******** PIVL PYR # - # ATMP SNOW IWAT SLD IWG IQAL ********* END PRINT -INFO IWAT-PARM1 <PLS > IWATER variable monthly parameter value flags *** # - # CSNO RTOP VRS VNN RTLI *** END IWAT-PARM1 1.t IWAT-PARM2 d <PLS > IWATER input info: Part 2 *** # - # *** LSUR SLSUR NSUR RETSC v END IWAT-PARM2 Q 21027-GREENWALK 3/1/2023 12:29:33 PM Exhibit 19 - Green PLN2022-004 Packet Pg. 364 Planning & Development Received 09/07/2023AT-PARM3 <PLS > IWATER input info: Part 3 *** # - # ***PETMAX PETMIN END IWAT-PARM3 IWAT-STATEI <PLS > *** Initial conditions at start of simulation # - # *** RETS SURS END IWAT-STATEI END IMPLND SCHEMATIC <-Source-> <Name> # Basin 1*** PERLND 2 PERLND 2 Basin 2*** PERLND 2 PERLND 2 Basin 3*** PERLND 2 PERLND 2 ******Routing****** END SCHEMATIC <--Area--> <-Target-> MBLK <-factor-> <Name> # Tbl# 0.41 COPY 501 12 0.41 COPY 501 13 0.32 COPY 502 12 0.32 COPY 502 13 0.14 COPY 503 12 0.14 COPY 503 13 NETWORK <-Volume-> <-Grp> <-Member-><--Mult-->Tran <-Target vols> <-Grp> <-Member-> *** <Name> # <Name> # #<-factor->strg <Name> # # <Name> # # *** COPY 501 OUTPUT MEAN 1 1 48.4 DISPLY 1 INPUT TIMSER 1 COPY 502 OUTPUT MEAN 1 1 48.4 DISPLY 2 INPUT TIMSER 1 COPY 503 OUTPUT MEAN 1 1 48.4 DISPLY 3 INPUT TIMSER 1 <-Volume-> <-Grp> <-Member-><--Mult-->Tran <-Target vols> <-Grp> <-Member-> *** <Name> # <Name> # #<-factor->strg <Name> # # <Name> # # *** END NETWORK RCHRES GEN-INFO RCHRES Name Nexits Unit Systems Printer *** # - #<------------------ >< --- > User T-series Engl Metr LKFG *** in out *** END GEN-INFO *** Section RCHRES*** ACTIVITY <PLS > ************* Active Sections ***************************** # - # HYFG ADFG CNFG HTFG SDFG GQFG OXFG NUFG PKFG PHFG *** END ACTIVITY PRINT -INFO <PLS > ***************** Print -flags ******************* PIVL PYR # - # HYDR ADCA CONS HEAT SED GQL OXRX NUTR PLNK PHCB PIVL PYR ********* END PRINT -INFO HYDR-PARM1 RCHRES Flags for each HYDR Section *** # - # VC Al A2 A3 ODFVFG for each *** ODGTFG for each FUNCT for each FG FG FG FG possible exit *** possible exit possible exit * * * * * * * * * * * * * * *** END HYDR-PARM1 1.t HYDR-PARM2 # - # FTABNO LEN DELTH STCOR KS DB50 *** <------ ><-------- ><-------- ><-------- ><-------- ><-------- ><-------- > *** END HYDR—PARM2 Q 21027-GREENWALK 3/1/2023 12:29:33 PM Exhibit 19 - Green PLN2022-004 Packet Pg. 365 Planning & Development Received 09/07/2O23DR-INIT RCHRES Initial # - # *** VOL *** ac-ft <------ ><-------- > END HYDR-INIT END RCHRES SPEC -ACTIONS END SPEC -ACTIONS FTABLES END FTABLES conditions for each HYDR section *** Initial value of COLIND Initial value of OUTDGT for each possible exit for each possible exit <--- ><--- ><--- ><--- >< --- > *** <--- ><--- ><--- ><--- >< --- > EXT SOURCES <-Volume-> <Member> SsysSgap<--Mult-->Tran <-Target vols> <-Grp> <-Member-> *** <Name> # <Name> # tem strg<-factor->strg <Name> # # <Name> # # *** WDM 2 PREC ENGL 0.8 PERLND 1 999 EXTNL PREC WDM 2 PREC ENGL 0.8 IMPLND 1 999 EXTNL PREC WDM 1 EVAP ENGL 0.76 PERLND 1 999 EXTNL PETINP WDM 1 EVAP ENGL 0.76 IMPLND 1 999 EXTNL PETINP END EXT SOURCES EXT TARGETS <-Volume-> <-Grp> <-Member-><--Mult-->Tran <-Volume-> <Member> Tsys Tgap Amd *** <Name> # <Name> # #<-factor->strg <Name> # <Name> tem strg strg*** COPY 501 OUTPUT MEAN 1 1 48.4 WDM 501 FLOW ENGL REPL COPY 502 OUTPUT MEAN 1 1 48.4 WDM 502 FLOW ENGL REPL COPY 503 OUTPUT MEAN 1 1 48.4 WDM 503 FLOW ENGL REPL END EXT TARGETS MASS -LINK <Volume> <-Grp> <-Member-><--Mult--> <Name> <Name> # #<-factor-> MASS -LINK 12 PERLND PWATER SURO 0.083333 END MASS -LINK 12 MASS -LINK 13 PERLND PWATER IFWO END MASS -LINK 13 END MASS -LINK END RUN 0.083333 <Target> <-Grp> <-Member->*** <Name> <Name> # #*** COPY INPUT MEAN COPY INPUT MEAN 1.t 21027-GREENWALK 3/1/2023 12:29:33 PM Exhibit 19 - Green PLN2022-004 Packet Pg. 366 Planning & Development Received 09/07IMftated UC/ File RUN GLOBAL WWHM4 model simulation START 1948 10 01 END RUN INTERP OUTPUT LEVEL 3 0 RESUME 0 RUN 1 END GLOBAL FILES <File> <Un#> END FILES OPN SEQUENCE 2009 09 30 UNIT SYSTEM 1 1.t <----------- File Name-- ---------------------------->*** *** INGRP INDELT 00:15 PERLND 16 IMPLND 2 IMPLND 5 IMPLND 8 IMPLND 14 RCHRES 1 RCHRES 2 RCHRES 3 COPY 2 COPY 502 COPY 3 COPY 503 COPY 1 COPY 501 DISPLY 2 DISPLY 3 DISPLY 1 END INGRP END OPN SEQUENCE DISPLY DISPLY-INFO1 # - #<---------- Title ----------- >***TRAN PIVL DIG1 FIL1 2 StormTech 2 MAX 3 StormTech 3 MAX 1 StormTech 1 MAX END DISPLY-INFO1 END DISPLY COPY TIMESERIES # - # NPT NMN *** 1 1 1 2 1 1 502 1 1 3 1 1 503 1 1 501 1 1 END TIMESERIES END COPY GENER OPCODE # # OPCD *** END OPCODE PARM # # K *** END PARM PYR DIG2 FIL2 YRND 1 2 31 9 1 2 32 9 1 2 30 9 21027-GREENWALK 3/1/2023 12:29:33 PM Exhibit 19 -Green PLN2022-004 Packet Pg. 367 Planning & Development Received 09/07/ 3GENER PERLND GEN-INFO <PLS ><------- Name ------- >NBLKS 16 C, Lawn, Flat 1 END GEN-INFO *** Section PWATER*** Unit -systems Printer *** User t-series Engl Metr *** in out *** 1 1 1 27 0 ACTIVITY <PLS > ************* Active Sections ***************************** # - # ATMP SNOW PWAT SED PST PWG PQAL MSTL PEST NITR PHOS TRAC *** 16 0 0 1 0 0 0 0 0 0 0 0 0 END ACTIVITY PRINT -INFO <PLS > ***************** Print -flags ***************************** PIVL PYR # - # ATMP SNOW PWAT SED PST PWG PQAL MSTL PEST NITR PHOS TRAC ********* 16 0 0 4 0 0 0 0 0 0 0 0 0 1 9 END PRINT -INFO PWAT-PARM1 <PLS > PWATER variable monthly parameter value flags *** # - # CSNO RTOP UZFG VCS VUZ VNN VIFW VIRC VLE INFC HWT *** 16 0 0 0 0 0 0 0 0 0 0 0 END PWAT-PARM1 PWAT-PARM2 <PLS > PWATER input info: Part 2 *** # - # ***FOREST LZSN INFILT LSUR SLSUR KVARY AGWRC 16 0 4.5 0.03 400 0.05 0.5 0.996 END PWAT-PARM2 PWAT-PARM3 <PLS > PWATER input info: Part 3 *** # - # ***PETMAX PETMIN INFEXP INFILD DEEPFR BASETP AGWETP 16 0 0 2 2 0 0 0 END PWAT-PARM3 PWAT-PARM4 <PLS > PWATER input info: Part 4 *** # - # CEPSC UZSN NSUR INTFW IRC LZETP *** 16 0.1 0.25 0.25 6 0.5 0.25 END PWAT-PARM4 PWAT-STATEI <PLS > *** Initial conditions at start of simulation ran from 1990 to end of 1992 (pat 1-11-95) RUN 21 *** # - # *** CEPS SURS UZS IFWS LZS AGWS GWVS 16 0 0 0 0 2.5 1 0 END PWAT-STATEI END PERLND IMPLND GEN-INFO <PLS ><------- Name ------- > 2 ROADS/MOD 5 DRIVEWAYS/FLAT 8 SIDEWALKS/FLAT 14 POND END GEN-INFO *** Section IWATER*** Unit -systems Printer *** User t-series Engl Metr *** in out *** 1 1 1 27 0 1 1 1 27 0 1 1 1 27 0 1 1 1 27 0 1.t ACTIVITY ************* ***************************** <PLS > Active Sections � # - # ATMP SNOW IWAT SLD IWG IQAL *** 2 0 0 1 0 0 0 Q 21027-GREENWALK 3/1/2023 12:29:33 PM Exhibit 19 - Green PLN2022-004 Packet Pg. 368 Planning & Development Received 09/07/20235 0 0 1 0 0 0 8 0 0 1 0 0 0 14 0 0 1 0 0 0 END ACTIVITY PRINT -INFO <ILS > ******** Print -flags ******** PIVL PYR # - # ATMP SNOW IWAT SLD IWG IQAL ********* 2 0 0 4 0 0 0 1 9 5 0 0 4 0 0 0 1 9 8 0 0 4 0 0 0 1 9 14 0 0 4 0 0 0 1 9 END PRINT -INFO IWAT-PARM1 <PLS > IWATER variable monthly parameter value flags *** # - # CSNO RTOP VRS VNN RTLI *** 2 0 0 0 0 0 5 0 0 0 0 0 8 0 0 0 0 0 14 0 0 0 0 0 END IWAT-PARM1 IWAT-PARM2 <PLS > IWATER input info: Part 2 *** # - # *** LSUR SLSUR NSUR RETSC 2 400 0.05 0.1 0.08 5 400 0.01 0.1 0.1 8 400 0.01 0.1 0.1 14 400 0.01 0.1 0.1 END IWAT-PARM2 IWAT-PARM3 <PLS > IWATER input info: Part 3 *** # - # ***PETMAX PETMIN 2 0 0 5 0 0 8 0 0 14 0 0 END IWAT-PARM3 IWAT-STATEI <PLS > *** Initial conditions at start of simulation # - # *** RETS SURS 2 0 0 5 0 0 8 0 0 14 0 0 END IWAT-STATEI END IMPLND SCHEMATIC <-Source-> <--Area--> <-Target-> MBLK *** <Name> # <-factor-> <Name> # Tbl# *** Basin 2*** PERLND 16 0.1 RCHRES 1 2 PERLND 16 0.1 RCHRES 1 3 IMPLND 2 0.18 RCHRES 1 5 IMPLND 5 0.04 RCHRES 1 5 Basin 3*** PERLND 16 0.05 RCHRES 2 2 PERLND 16 0.05 RCHRES 2 3 IMPLND 2 0.05 RCHRES 2 5 IMPLND 5 0.04 RCHRES 2 5 Basin 1*** PERLND 16 0.08 RCHRES 3 2 PERLND 16 0.08 RCHRES 3 3 IMPLND 2 0.18 RCHRES 3 5 IMPLND 5 0.12 RCHRES 3 5 1.t 21027-GREENWALK 3/1/2023 12:29:33 PM Exhibit 19 - Green An PLN2022-004 Packet Pg. 369 Planning & Development Received 09/07/2023ND 8 0.01 RCHRES 3 5 IMPLND 14 0.02 RCHRES 3 5 ******Routing****** PERLND 16 0.1 COPY 2 12 IMPLND 2 0.18 COPY 2 15 IMPLND 5 0.04 COPY 2 15 PERLND 16 0.1 COPY 2 13 PERLND 16 0.05 COPY 3 12 IMPLND 2 0.05 COPY 3 15 IMPLND 5 0.04 COPY 3 15 PERLND 16 0.05 COPY 3 13 PERLND 16 0.08 COPY 1 12 IMPLND 2 0.18 COPY 1 15 IMPLND 5 0.12 COPY 1 15 IMPLND 8 0.01 COPY 1 15 IMPLND 14 0.02 COPY 1 15 PERLND 16 0.08 COPY 1 13 RCHRES 1 1 COPY 502 17 RCHRES 2 1 COPY 503 17 RCHRES 3 1 COPY 501 17 END SCHEMATIC NETWORK <-Volume-> <-Grp> <-Member-><--Mult-->Tran <-Target vols> <-Grp> <-Member-> *** <Name> # <Name> # #<-factor->strg <Name> # # <Name> # # *** COPY 502 OUTPUT MEAN 1 1 48.4 DISPLY 2 INPUT TIMSER 1 COPY 503 OUTPUT MEAN 1 1 48.4 DISPLY 3 INPUT TIMSER 1 COPY 501 OUTPUT MEAN 1 1 48.4 DISPLY 1 INPUT TIMSER 1 <-Volume-> <-Grp> <-Member-><--Mult-->Tran <-Target vols> <-Grp> <-Member-> *** 1.t <Name> # <Name> # #<-factor->strg <Name> # # <Name> # # *** L END NETWORK d RCHRES 3 GEN-INFO C RCHRES Name Nexits Unit Systems Printer *** # - #<------------------ >< --- > User T-series Engl Metr LKFG *** in out *** -- 1 StormTech 2 2 1 1 1 28 0 1 a 2 StormTech 3 2 1 1 1 28 0 1 a a 3 StormTech 1 2 1 1 1 28 0 1 END GEN-INFO fn *** Section RCHRES*** 06 t ACTIVITY 0 CL <PLS > ************* Active Sections ***************************** L # - # HYFG ADFG CNFG HTFG SDFG GQFG OXFG NUFG PKFG PHFG 1 1 0 0 0 0 0 0 0 0 0 2 1 0 0 0 0 0 0 0 0 0 3 3 1 0 0 0 0 0 0 0 0 0 E END ACTIVITY O N PRINT -INFO E <PLS > ***************** Print -flags ******************* PIVL PYR d # - # HYDR ADCA CONS HEAT SED GQL OXRX NUTR PLNK PHCB PIVL PYR ********* d 1 4 0 0 0 0 0 0 0 0 0 1 9 2 4 0 0 0 0 0 0 0 0 0 1 9 3 4 0 0 0 0 0 0 0 0 0 1 9 +r END PRINT -INFO t X HYDR-PARM1 W RCHRES Flags for each HYDR Section *** # - # VC Al A2 A3 ODFVFG for each *** ODGTFG for each FUNCT for each 4) FG FG FG FG possible exit *** possible exit possible exit t 1 0 1 0 0 4 5 0 0 0 0 0 0 0 0 2 2 2 2 2 2 0 1 0 0 4 5 0 0 0 0 0 0 0 0 2 2 2 2 2 Q 21027-GREENWALK 3/1/2023 12:29:33 PM Exhibit 19 - Green PLN2022-004 Packet Pg. 370 Planning & Development Received 09/07/20233 0 1 0 0 4 5 0 0 0 0 0 0 0 0 2 2 2 2 2 END HYDR-PARM1 HYDR-PARM2 # - # FTABNO LEN DELTH STCOR KS DB50 *** <------ ><-------- >< -------- >< -------- >< -------- ><-------- ><-------- > *** 1 1 0.01 0.0 2.0 0.5 0.0 2 2 0.01 0.0 2.0 0.5 0.0 3 3 0.02 0.0 2.0 0.5 0.0 END HYDR-PARM2 HYDR-INIT RCHRES Initial conditions for each HYDR section *** # - # *** VOL Initial value of COLIND Initial value of OUTDGT *** ac-ft for each possible exit for each possible exit <------ ><-------- > <--- >< --- ><--- >< --- >< --- > *** <--- ><--- ><--- >< --- >< --- > 1 0 4.0 5.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 2 0 4.0 5.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 3 0 4.0 5.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 END HYDR-INIT END RCHRES SPEC -ACTIONS END SPEC -ACTIONS FTABLES FTABLE 1 48 5 Depth Area Volume Outflowl Outflow2 (ft) (acres) (acre-ft) (cfs) (cfs) 0.000000 0.006984 0.000000 0.000000 0.000000 0.083333 0.006984 0.000233 0.000000 0.028180 0.166667 0.006984 0.000466 0.000000 0.028180 0.250000 0.006984 0.000700 0.000000 0.028180 0.333333 0.006984 0.000933 0.000000 0.028180 0.416667 0.006984 0.001167 0.000000 0.028180 0.500000 0.006984 0.001400 0.000000 0.028180 0.583333 0.006984 0.001907 0.000000 0.028180 0.666667 0.006984 0.002412 0.000000 0.028180 0.750000 0.006984 0.002915 0.000000 0.028180 0.833333 0.006984 0.003414 0.000000 0.028180 0.916667 0.006984 0.003912 0.000000 0.028180 1.000000 0.006984 0.004405 0.000000 0.028180 1.083333 0.006984 0.004895 0.000000 0.028180 1.166667 0.006984 0.005382 0.000000 0.028180 1.250000 0.006984 0.005864 0.000000 0.028180 1.333333 0.006984 0.006341 0.000000 0.028180 1.416667 0.006984 0.006814 0.000000 0.028180 1.500000 0.006984 0.007281 0.000000 0.028180 1.583333 0.006984 0.007744 0.000000 0.028180 1.666667 0.006984 0.008200 0.000000 0.028180 1.750000 0.006984 0.008651 0.000000 0.028180 1.833333 0.006984 0.009094 0.000000 0.028180 1.916667 0.006984 0.009530 0.000000 0.028180 2.000000 0.006984 0.009959 0.000000 0.028180 2.083333 0.006984 0.010381 0.000000 0.028180 2.166667 0.006984 0.010794 0.000000 0.028180 2.250000 0.006984 0.011195 0.000000 0.028180 2.333333 0.006984 0.011585 0.000000 0.028180 2.416667 0.006984 0.011964 0.000000 0.028180 2.500000 0.006984 0.012330 0.000000 0.028180 2.583333 0.006984 0.012681 0.000000 0.028180 2.666667 0.006984 0.013013 0.000000 0.028180 2.750000 0.006984 0.013320 0.000000 0.028180 2.833333 0.006984 0.013588 0.000000 0.028180 2.916667 0.006984 0.013841 0.000000 0.028180 3.000000 0.006984 0.014081 0.000000 0.028180 3.083333 0.006984 0.014314 0.000000 0.028180 3.166667 0.006984 0.014547 0.000000 0.028180 3.250000 0.006984 0.014781 0.000000 0.028180 3.333333 0.006984 0.015014 0.000000 0.028180 3.416667 0.006984 0.015248 0.000000 0.028180 Velocity Travel Time*** (ft/sec) (Minutes)*** 1.t 21027-GREENWALK 3/1/2023 12:29:33 PM Exhibit 19 - Green PLN2022-004 Packet Pg. 371 Planning & Development Received 09/07/2023500000 0.006984 0.015481 0.000000 0.028180 3.583333 0.006984 0.015715 0.000000 0.028180 3.666667 0.006984 0.015948 0.000000 0.028180 Fa 3.750000 0.006984 0.016181 0.000000 0.028180 E 3.833333 0.006984 0.016415 0.000000 0.028180 0 3.916667 0.006984 0.016648 0.000000 0.028180 LL END FTABLE 1 c FTABLE 2 48 5 Depth Area Volume Outflowl Outflow2 Velocity Travel Time*** a (ft) (acres) (acre-ft) (cfs) (cfs) (ft/sec) (Minutes)*** 0.000000 0.003880 0.000000 0.000000 0.000000 0.083333 0.003880 0.000130 0.000000 0.015656 E 0.166667 0.003880 0.000259 0.000000 0.015656 0- 0.250000 0.003880 0.000389 0.000000 0.015656 0 0.333333 0.003880 0.000518 0.000000 0.015656 > 0.416667 0.003880 0.000648 0.000000 0.015656 p 0.500000 0.003880 0.000778 0.000000 0.015656 0.583333 0.003880 0.001059 0.000000 0.015656 r 0.666667 0.003880 0.001340 0.000000 0.015656 0.750000 0.003880 0.001619 0.000000 0.015656 ° 0.833333 0.003880 0.001897 0.000000 0.015656 0.916667 0.003880 0.002173 0.000000 0.015656 1.000000 0.003880 0.002447 0.000000 0.015656 a� 1.083333 0.003880 0.002720 0.000000 0.015656 1.166667 0.003880 0.002990 0.000000 0.015656 M 1.250000 0.003880 0.003258 0.000000 0.015656 a 1.333333 0.003880 0.003523 0.000000 0.015656 �+ 1.416667 0.003880 0.003785 0.000000 0.015656 1.500000 0.003880 0.004045 0.000000 0.015656 E 1.583333 0.003880 0.004302 0.000000 0.015656 - 1.666667 0.003880 0.004556 0.000000 0.015656 2! 1.750000 0.003880 0.004806 0.000000 0.015656 a 1.833333 0.003880 0.005052 0.000000 0.015656 L 1.916667 0.003880 0.005295 0.000000 0.015656 a 2.000000 0.003880 0.005533 0.000000 0.015656 �e 2.083333 0.003880 0.005767 0.000000 0.015656 3 2.166667 0.003880 0.005997 0.000000 0.015656 C 2.250000 0.003880 0.006219 0.000000 0.015656 4) 2.333333 0.003880 0.006436 0.000000 0.015656 2.416667 0.003880 0.006647 0.000000 0.015656 -- 2.500000 0.003880 0.006850 0.000000 0.015656 a 2.583333 0.003880 0.007045 0.000000 0.015656 a a 2.666667 0.003880 0.007229 0.000000 0.015656 2.750000 0.003880 0.007400 0.000000 0.015656 U) 2.833333 0.003880 0.007549 0.000000 0.015656 06 2.916667 0.003880 0.007690 0.000000 0.015656 C 3.000000 0.003880 0.007823 0.000000 0.015656 a 3.083333 0.003880 0.007952 0.000000 0.015656 L 3.166667 0.003880 0.008082 0.000000 0.015656 3.250000 0.003880 0.008212 0.000000 0.015656 3.333333 0.003880 0.008341 0.000000 0.015656 3 3.416667 0.003880 0.008471 0.000000 0.015656 E 3.500000 0.003880 0.008601 0.000000 0.015656 0 3.583333 0.003880 0.008730 0.000000 0.015656 N 3.666667 0.003880 0.008860 0.000000 0.015656 E 3.750000 0.003880 0.008990 0.000000 0.015656 3.833333 0.003880 0.009119 0.000000 0.015656 a 3.916667 0.003880 0.009249 0.000000 0.015656 END FTABLE 2 FTABLE 3 48 5 Depth Area Volume Outflowl Outflow2 Velocity Travel Time*** K (ft) (acres) (acre-ft) (cfs) (cfs) (ft/sec) (Minutes)*** W 0.000000 0.011641 0.000000 0.000000 0.000000 0.083333 0.011641 0.000389 0.000000 0.046967 0.166667 0.011641 0.000777 0.000000 0.046967 E E 0.250000 0.011641 0.001167 0.000000 0.046967 0 0.333333 0.011641 0.001555 0.000000 0.046967 0.416667 0.011641 0.001944 0.000000 0.046967 Q 21027-GREENWALK 3/1/2023 12:29:33 PM Exhibit 19 - Green PLN2022-004 Packet Pg. 372 Planning & Development Received 1.t 09/07/2023500000 0.011641 0.002334 0.000000 0.046967 0.583333 0.011641 0.003178 0.000000 0.046967 0.666667 0.011641 0.004020 0.000000 0.046967 0.750000 0.011641 0.004858 0.000000 0.046967 0.833333 0.011641 0.005691 0.000000 0.046967 0.916667 0.011641 0.006519 0.000000 0.046967 1.000000 0.011641 0.007342 0.000000 0.046967 1.083333 0.011641 0.008159 0.000000 0.046967 1.166667 0.011641 0.008969 0.000000 0.046967 1.250000 0.011641 0.009773 0.000000 0.046967 1.333333 0.011641 0.010569 0.000000 0.046967 1.416667 0.011641 0.011356 0.000000 0.046967 1.500000 0.011641 0.012136 0.000000 0.046967 1.583333 0.011641 0.012907 0.000000 0.046967 1.666667 0.011641 0.013667 0.000000 0.046967 1.750000 0.011641 0.014418 0.000000 0.046967 1.833333 0.011641 0.015157 0.000000 0.046967 1.916667 0.011641 0.015884 0.000000 0.046967 2.000000 0.011641 0.016599 0.000000 0.046967 2.083333 0.011641 0.017302 0.000000 0.046967 2.166667 0.011641 0.017990 0.000000 0.046967 2.250000 0.011641 0.018658 0.000000 0.046967 2.333333 0.011641 0.019308 0.000000 0.046967 2.416667 0.011641 0.019940 0.000000 0.046967 2.500000 0.011641 0.020550 0.000000 0.046967 2.583333 0.011641 0.021134 0.000000 0.046967 2.666667 0.011641 0.021688 0.000000 0.046967 2.750000 0.011641 0.022201 0.000000 0.046967 2.833333 0.011641 0.022647 0.000000 0.046967 2.916667 0.011641 0.023069 0.000000 0.046967 3.000000 0.011641 0.023468 0.000000 0.046967 3.083333 0.011641 0.023857 0.000000 0.046967 3.166667 0.011641 0.024245 0.000000 0.046967 3.250000 0.011641 0.024635 0.000000 0.046967 3.333333 0.011641 0.025024 0.000000 0.046967 3.416667 0.011641 0.025413 0.000000 0.046967 3.500000 0.011641 0.025802 0.000000 0.046967 3.583333 0.011641 0.026191 0.000000 0.046967 3.666667 0.011641 0.026580 0.000000 0.046967 3.750000 0.011641 0.026969 0.000000 0.046967 3.833333 0.011641 0.027358 0.000000 0.046967 3.916667 0.011641 0.027747 0.000000 0.046967 END FTABLE 3 END FTABLES EXT SOURCES <-Volume-> <Member> SsysSgap<--Mult-->Tran <-Target vols> <-Grp> <-Member-> *** <Name> # <Name> # tem strg<-factor->strg <Name> # # <Name> # # *** WDM 2 PREC ENGL 0.8 PERLND 1 999 EXTNL PREC WDM 2 PREC ENGL 0.8 IMPLND 1 999 EXTNL PREC WDM 1 EVAP ENGL 0.76 PERLND 1 999 EXTNL PETINP WDM 1 EVAP ENGL 0.76 IMPLND 1 999 EXTNL PETINP END EXT SOURCES EXT TARGETS <-Volume-> <-Grp> <-Member-><--Mult-->Tran <-Volume-> <Member> Tsys Tgap Amd *** <Name> # <Name> # #<-factor->strg <Name> # <Name> tem strg strg*** RCHRES 1 HYDR RO 1 1 1 WDM 1022 FLOW ENGL REPL RCHRES 1 HYDR 0 1 1 1 WDM 1023 FLOW ENGL REPL RCHRES 1 HYDR 0 2 1 1 WDM 1024 FLOW ENGL REPL RCHRES 1 HYDR STAGE 1 1 1 WDM 1025 STAG ENGL REPL COPY 2 OUTPUT MEAN 1 1 48.4 WDM 702 FLOW ENGL REPL COPY 502 OUTPUT MEAN 1 1 48.4 WDM 802 FLOW ENGL REPL RCHRES 2 HYDR RO 1 1 1 WDM 1026 FLOW ENGL REPL RCHRES 2 HYDR 0 1 1 1 WDM 1027 FLOW ENGL REPL RCHRES 2 HYDR 0 2 1 1 WDM 1028 FLOW ENGL REPL RCHRES 2 HYDR STAGE 1 1 1 WDM 1029 STAG ENGL REPL COPY 3 OUTPUT MEAN 1 1 48.4 WDM 703 FLOW ENGL REPL COPY 503 OUTPUT MEAN 1 1 48.4 WDM 803 FLOW ENGL REPL 21027-GREENWALK 3/1/2023 12:29:33 PM Exhibit 19 - Green PLN2022-004 Packet Pg. 373 Planning & Development Received 09/07/20$3ES 3 HYDR RO 1 1 1 RCHRES 3 HYDR 0 1 1 1 RCHRES 3 HYDR 0 2 1 1 RCHRES 3 HYDR STAGE 1 1 1 COPY 1 OUTPUT MEAN 1 1 48.4 COPY 501 OUTPUT MEAN 1 1 48.4 END EXT TARGETS MASS -LINK <Volume> <-Grp> <-Member-><--Mult--> <Name> <Name> # #<-factor-> MASS -LINK 2 PERLND PWATER SURD 0.083333 END MASS -LINK 2 MASS -LINK 3 PERLND PWATER IFWO 0.083333 END MASS -LINK 3 MASS -LINK 5 IMPLND IWATER SURO 0.083333 END MASS -LINK 5 MASS -LINK 12 PERLND PWATER SURO 0.083333 END MASS -LINK 12 MASS -LINK 13 PERLND PWATER IFWO 0.083333 END MASS -LINK 13 MASS -LINK 15 IMPLND IWATER SURO 0.083333 END MASS -LINK 15 MASS -LINK 17 RCHRES OFLOW OVOL 1 END MASS -LINK 17 END MASS -LINK END RUN WDM 1030 FLOW ENGL REPL WDM 1031 FLOW ENGL REPL WDM 1032 FLOW ENGL REPL WDM 1033 STAG ENGL REPL WDM 701 FLOW ENGL REPL WDM 801 FLOW ENGL REPL <Target> <-Grp> <-Member->*** <Name> <Name> # #*** RCHRES INFLOW IVOL RCHRES INFLOW IVOL RCHRES INFLOW IVOL COPY INPUT MEAN COPY INPUT MEAN COPY INPUT MEAN COPY INPUT MEAN 1.t 21027-GREENWALK 3/1/2023 12:29:33 PM Exhibit 19 - Green PLN2022-004 Packet Pg. 374 Planning & Development Received 09/07/29r,eJeveloped HSPF Message File 1.t 21027-GREENWALK 3/1/2023 12:29:33 PM Exhibit 19 - Green PLN2022-004 Packet Pg. 375 Planning & Development Received 09/07/Mf'ated HSPF Message File 1.t ERROR/WARNING ID: 341 6 DATE/TIME: 2007/12/ 3 12:45 RCHRES: 1 The volume of water in this reach/mixed reservoir is greater than the value in the "volume" column of the last row of RCHTAB(). To continue the simulation the table has been extrapolated, based on information contained in the last two rows. This will usually result in some loss of accuracy. If depth is being calculated it will also cause an error condition. Relevant data are: NROWS V1 V2 VOL 48 715.04 725.19 731.76 ERROR/WARNING ID: 341 5 DATE/TIME: 2007/12/ 3 12:45 RCHRES: 1 Calculation of relative depth, using Newton's method of successive approximations, converged to an invalid value (not in range 0.0 to 1.0). Probably ftable was extrapolated. If extrapolation was small, no problem. Remedy; extend ftable. Relevant data are: A B C RDEP1 RDEP2 COUNT 0.0000E+00 608.45 -1.002E+03 1.6474 1.6474E+00 2 ERROR/WARNING ID: 341 6 DATE/TIME: 2007/12/ 3 13: 0 RCHRES: 1 The volume of water in this reach/mixed reservoir is greater than the value in the "volume" column of the last row of RCHTAB(). To continue the simulation the table has been extrapolated, based on information contained in the last two rows. This will usually result in some loss of accuracy. If depth is being calculated it will also cause an error condition. Relevant data are: NROWS V1 V2 VOL 48 7.1504E+02 725.19 748.12 ERROR/WARNING ID: 341 5 DATE/TIME: 2007/12/ 3 13: 0 RCHRES: 1 Calculation of relative depth, using Newton's method of successive approximations, converged to an invalid value (not in range 0.0 to 1.0). Probably ftable was extrapolated. If extrapolation was small, no problem. Remedy; extend ftable. Relevant data are: A B C RDEP1 RDEP2 COUNT 0.0000E+00 608.45 -1.983E+03 3.2599 3.2599E+00 2 ERROR/WARNING ID: 341 6 DATE/TIME: 2007/12/ 3 13:15 RCHRES: 1 21027-GREENWALK 3/1/2023 12:29:33 PM Exhibit 19 - Green PLN2022-004 Packet Pg. 376 Planning & Development Received 09/07/2U3volume of water in this reach/mixed reservoir is greater than the value in the "volume" column of the last row of RCHTAB(). To continue the simulation the table has been extrapolated, based on information contained Fa in the last two rows. This will usually result in some loss of accuracy. E If depth is being calculated it will also cause an error condition. Relevant data are: io LL NROWS V1 V2 VOL M 48 7.1504E+02 725.19 756.03 a ERROR/WARNING ID: 341 5 c d DATE/TIME: 2007/12/ 3 13:15 E RCHRES: 1 Calculation of relative depth, using Newton's method of successive approximations, converged to an invalid value (not in range 0.0 to 1.0). Probably ftable was extrapolated. If extrapolation was small, no problem. Remedy; extend ftable. Relevant data are: A B C RDEP1 RDEP2 COUNT 0.0000E+00 608.45 -2.457E+03 4.0385 4.0385E+00 2 ERROR/WARNING ID: 341 6 DATE/TIME: 2007/12/ 3 13:30 RCHRES: 1 The volume of water in this reach/mixed reservoir is greater than the value in the "volume" column of the last row of RCHTAB(). To continue the simulation the table has been extrapolated, based on information contained in the last two rows. This will usually result in some loss of accuracy. If depth is being calculated it will also cause an error condition. Relevant data are: NROWS V1 V2 VOL 48 7.1504E+02 725.19 754.78 ERROR/WARNING ID: 341 5 DATE/TIME: 2007/12/ 3 13:30 RCHRES: 1 Calculation of relative depth, using Newton's method of successive approximations, converged to an invalid value (not in range 0.0 to 1.0). Probably ftable was extrapolated. If extrapolation was small, no problem. Remedy; extend ftable. Relevant data are: A B C RDEP1 RDEP2 COUNT 0.0000E+00 608.45 -2.383E+03 3.9162 3.9161E+00 2 ERROR/WARNING ID: 341 6 DATE/TIME: 2007/12/ 3 13:45 RCHRES: 1 The volume of water in this reach/mixed reservoir is greater than the value in the "volume" column of the last row of RCHTAB(). To continue the simulation the table has been extrapolated, based on information contained in the last two rows. This will usually result in some loss of accuracy. If depth is being calculated it will also cause an error condition. Relevant data are: NROWS V1 V2 VOL 48 7.1504E+02 725.19 751.15 21027-GREENWALK 3/1/2023 12:29:33 PM Exhibit 19 - Green PLN2022-004 Packet Pg. 377 Planning & Development Received 09/07/2023 ERROR/WARNING ID: 341 5 DATE/TIME: 2007/12/ 3 13:45 E 0 LL RCHRES: 1 -a c Calculation of relative depth, using Newton's method of successive approximations, converged to an invalid value (not in range 0.0 to 1.0). Probably ftable was extrapolated. If extrapolation was small, no problem. a Remedy; extend ftable. Relevant data are: c m A B C RDEP1 RDEP2 COUNT E 0.0000E+00 608.45 -2.165E+03 3.5581 3.5581 2 Q- ERROR/WARNING ID: 341 6 DATE/TIME: 2007/12/ 3 14: 0 RCHRES: 1 The volume of water in this reach/mixed reservoir is greater than the value in the "volume" column of the last row of RCHTAB(). To continue the simulation the table has been extrapolated, based on information contained in the last two rows. This will usually result in some loss of accuracy. If depth is being calculated it will also cause an error condition. Relevant data are: NROWS V1 V2 VOL 48 715.04 725.19 743.70 ERROR/WARNING ID: 341 5 DATE/TIME: 2007/12/ 3 14: 0 RCHRES: 1 Calculation of relative depth, using Newton's method of successive approximations, converged to an invalid value (not in range 0.0 to 1.0). Probably ftable was extrapolated. If extrapolation was small, no problem. Remedy; extend ftable. Relevant data are: A B C RDEP1 RDEP2 COUNT 0.0000E+00 608.45 -1.718E+03 2.8244 2.8244E+00 2 ERROR/WARNING ID: 341 6 DATE/TIME: 2007/12/ 3 14:15 RCHRES: 1 The volume of water in this reach/mixed reservoir is greater than the value in the "volume" column of the last row of RCHTAB(). To continue the simulation the table has been extrapolated, based on information contained in the last two rows. This will usually result in some loss of accuracy. If depth is being calculated it will also cause an error condition. Relevant data are: NROWS V1 V2 VOL 48 7.1504E+02 725.19 742.74 ERROR/WARNING ID: 341 5 K W DATE/TIME: 2007/12/ 3 14:15 as RCHRES: 1 E t t� Calculation of relative depth, using Newton's method of successive approximations, converged to an invalid value (not in range 0.0 to 1.0). Q 21027-GREENWALK 3/1/2023 12:29:33 PM Exhibit 19 - Green PLN2022-004 Packet Pg. 378 Planning & Development Received 09/07/223ably ftable was extrapolated. If extrapolation was small, no problem. Remedy; extend ftable. Relevant data are: A B C RDEP1 RDEP2 COUNT E 0.0000E+00 608.45 -1.661E+03 2.7294 2.7294E+00 2 0 LL ERROR/WARNING ID: 341 6 = 0 DATE/TIME: 2007/12/ 3 14:30 a RCHRES: 1 The volume of water in this reach/mixed reservoir is greater than the value in the "volume" column of the last row of RCHTAB(). To continue the simulation the table has been extrapolated, based on information contained in the last two rows. This will usually result in some loss of accuracy. If depth is being calculated it will also cause an error condition. Relevant data are: NROWS V1 V2 VOL 48 7.1504E+02 725.19 750.28 ERROR/WARNING ID: 341 5 DATE/TIME: 2007/12/ 3 14:30 RCHRES: 1 Calculation of relative depth, using Newton's method of successive approximations, converged to an invalid value (not in range 0.0 to 1.0). Probably ftable was extrapolated. If extrapolation was small, no problem. Remedy; extend ftable. Relevant data are: A B C RDEP1 RDEP2 COUNT 0.0000E+00 608.45 -2.112E+03 3.4720 3.4720E+00 2 ERROR/WARNING ID: 341 6 DATE/TIME: 2007/12/ 3 14:45 RCHRES: 1 The volume of water in this reach/mixed reservoir is greater than the value in the "volume" column of the last row of RCHTAB(). To continue the simulation the table has been extrapolated, based on information contained in the last two rows. This will usually result in some loss of accuracy. If depth is being calculated it will also cause an error condition. Relevant data are: NROWS V1 V2 VOL 48 7.1504E+02 725.19 760.16 ERROR/WARNING ID: 341 5 DATE/TIME: 2007/12/ 3 14:45 RCHRES: 1 Calculation of relative depth, using Newton's method of successive approximations, converged to an invalid value (not in range 0.0 to 1.0). Probably ftable was extrapolated. If extrapolation was small, no problem. Remedy; extend ftable. Relevant data are: A B C RDEP1 RDEP2 COUNT 0.0000E+00 608.45 -2.705E+03 4.4461 4.4461E+00 2 ERROR/WARNING ID: 341 6 DATE/TIME: 2007/12/ 3 15: 0 21027-GREENWALK 3/1/2023 12:29:33 PM Exhibit 19 - Green PLN2022-004 Packet Pg. 379 Planning & Development Received 09/07/2023 RCHRES: 1 The volume of water in this reach/mixed reservoir is greater than the value E in the "volume" column of the last row of RCHTAB(). To continue the 0 simulation the table has been extrapolated, based on information contained LL in the last two rows. This will usually result in some loss of accuracy. c If depth is being calculated it will also cause an error condition. Relevant data are: a NROWS V1 V2 VOL 48 7.1504E+02 725.19 768.85 ERROR/WARNING ID: 341 5 DATE/TIME: 2007/12/ 3 15: 0 RCHRES: 1 Calculation of relative depth, using Newton's method of successive approximations, converged to an invalid value (not in range 0.0 to 1.0). Probably ftable was extrapolated. If extrapolation was small, no problem. Remedy; extend ftable. Relevant data are: A B C RDEP1 RDEP2 COUNT 0.0000E+00 608.45 -3.226E+03 5.3018 5.3018E+00 2 ERROR/WARNING ID: 341 6 DATE/TIME: 2007/12/ 3 15:15 RCHRES: 1 The volume of water in this reach/mixed reservoir is greater than the value in the "volume" column of the last row of RCHTAB(). To continue the simulation the table has been extrapolated, based on information contained in the last two rows. This will usually result in some loss of accuracy. If depth is being calculated it will also cause an error condition. Relevant data are: NROWS V1 V2 VOL 48 7.1504E+02 725.19 770.66 ERROR/WARNING ID: 341 5 DATE/TIME: 2007/12/ 3 15:15 RCHRES: 1 Calculation of relative depth, using Newton's method of successive approximations, converged to an invalid value (not in range 0.0 to 1.0). Probably ftable was extrapolated. If extrapolation was small, no problem. Remedy; extend ftable. Relevant data are: A B C RDEP1 RDEP2 COUNT 0.0000E+00 608.45 -3.334E+03 5.4800 5.4800E+00 2 ERROR/WARNING ID: 341 6 DATE/TIME: 2007/12/ 3 15:30 B RCHRES: 1 x w The volume of water in this reach/mixed reservoir is greater than the value in the "volume" column of the last row of RCHTAB(). To continue the d simulation the table has been extrapolated, based on information contained t in the last two rows. This will usually result in some loss of accuracy. If depth is being calculated it will also cause an error condition. Relevant data are: Q 21027-GREENWALK 3/1/2023 12:29:33 PM Exhibit 19 - Green PLN2022-004 Packet Pg. 380 Planning & Development Received 09/07/2023 NROWS V1 V2 VOL 48 7.1504E+02 725.19 766.27 ERROR/WARNING ID: 341 5 DATE/TIME: 2007/12/ 3 15:30 RCHRES: 1 Calculation of relative depth, using Newton's method of successive approximations, converged to an invalid value (not in range 0.0 to 1.0). Probably ftable was extrapolated. If extrapolation was small, no problem. Remedy; extend ftable. Relevant data are: A B C RDEP1 RDEP2 COUNT 0.0000E+00 608.45 -3.071E+03 5.0481 5.0481E+00 2 ERROR/WARNING ID: 341 6 DATE/TIME: 2007/12/ 3 15:45 RCHRES: 1 The volume of water in this reach/mixed reservoir is greater than the value in the "volume" column of the last row of RCHTAB(). To continue the simulation the table has been extrapolated, based on information contained in the last two rows. This will usually result in some loss of accuracy. If depth is being calculated it will also cause an error condition. Relevant data are: NROWS V1 V2 VOL 48 7.1504E+02 725.19 758.51 ERROR/WARNING ID: 341 5 DATE/TIME: 2007/12/ 3 15:45 RCHRES: 1 Calculation of relative depth, using Newton's method of successive approximations, converged to an invalid value (not in range 0.0 to 1.0). Probably ftable was extrapolated. If extrapolation was small, no problem. Remedy; extend ftable. Relevant data are: A B C RDEP1 RDEP2 COUNT 0.0000E+00 608.45 -2.606E+03 4.2832 4.2832E+00 2 ERROR/WARNING ID: 341 6 DATE/TIME: 2007/12/ 3 16: 0 RCHRES: 1 The volume of water in this reach/mixed reservoir is greater than the value in the "volume" column of the last row of RCHTAB(). To continue the simulation the table has been extrapolated, based on information contained in the last two rows. This will usually result in some loss of accuracy. If depth is being calculated it will also cause an error condition. Relevant data are: NROWS V1 V2 VOL 48 7.1504E+02 725.19 746.52 ERROR/WARNING ID: 341 5 DATE/TIME: 2007/12/ 3 16: 0 RCHRES: 1 1.t 21027-GREENWALK 3/1/2023 12:29:33 PM Exhibit 19 - Green PLN2022-004 Packet Pg. 381 Planning & Development Received 09/07/2023 Calculation of relative depth, using Newton's method of successive approximations, converged to an invalid value (not in range 0.0 to 1.0). Fa Probably ftable was extrapolated. If extrapolation was small, no problem. E Remedy; extend ftable. Relevant data are: 0 A B C RDEP1 RDEP2 COUNT c 0.0000E+00 608.45 -1.887E+03 3.1018 3.1018 2 M ERROR/WARNING ID: 341 6 a DATE/TIME: 2007/12/ 3 16:15 ell RCHRES: 1 The volume of water in this reach/mixed reservoir is greater than the value in the "volume" column of the last row of RCHTAB(). To continue the simulation the table has been extrapolated, based on information contained in the last two rows. This will usually result in some loss of accuracy. If depth is being calculated it will also cause an error condition. Relevant data are: NROWS V1 V2 VOL 48 715.04 725.19 732.06 ERROR/WARNING ID: 341 5 DATE/TIME: 2007/12/ 3 16:15 RCHRES: 1 Calculation of relative depth, using Newton's method of successive approximations, converged to an invalid value (not in range 0.0 to 1.0). Probably ftable was extrapolated. If extrapolation was small, no problem. Remedy; extend ftable. Relevant data are: A B C RDEP1 RDEP2 COUNT 0.0000E+00 608.45 -1.021E+03 1.6774 1.6774E+00 2 21027-GREENWALK 3/1/2023 12:29:33 PM Exhibit 19 - Green PLN2022-004 Packet Pg. 382 Planning & Development Recei d 0910711JISclaimer 1.t Legal Notice This program and accompanying documentation are provided 'as -is' without warranty of any kind. T 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. 2005-2023; All Rights Reserved. Clear Creek Solutions, Inc. 6200 Capitol Blvd. Ste F Olympia, WA. 98501 Toll Free 1(866)943-0304 Local (360)943-0304 www.clearcreeksolutions.com 21027-GREENWALK 3/1/2023 12:29:33 PM Exhibit 19 - Green PLN2022-004 Packet Pg. 383 Planning & Development Received 09/07/2023— 1.t WWHM2012 PROJECT REPORT DRYWELL - WWHM OUTPUT Exhibit 19 - Green PLN2022-004 Packet Pg. 384 Planning & Development 1.t Receiv d 09/071 neral Model Information Project Name: 21027-Drywell F5 Site Name: Greenwalk - Drywell L o Site Address: 540 Edmonds Way U_ City: Edmonds Report Date: 12/7/2022 0 a Gage: Everett Data Start: 1948/10/01 E a Data End: 2009/09/30 Timestep: 15 Minute o Precip Scale: 0.800 Version Date: 2019/09/13 .y Version: 4.2.17 POC Thresholds Low Flow Threshold for POC1: 50 Percent of the 2 Year High Flow Threshold for POC1: 50 Year 21027-Drywell 12/7/2022 3:45:12 PM Exhibit 19 - Green PLN2022-004 Packet Pg. 385 Planning & Development Received 0si07i1oapduse Basin Data Predeveloped Land Use E L Basin 1 - Bypass: No _ GroundWater: No a Pervious Land Use acre A B, Forest, Flat 0.07 Pervious Total 0.07 a Impervious Land Use acre a� Impervious Total 0 Basin Total 0.07 Element Flows To: C Surface Interflow Groundwater a 21027-Drywell 12/7/2022 3:45:12 PM Exhibit 19 - Green PLN2022-004 Packet Pg. 386 Planning & Development Received 09107/:Mf'ated Land Use Basin 1 Bypass: No GroundWater: No Pervious Land Use acre A B, Lawn, Flat 0.1 Pervious Total 0.1 Impervious Land Use acre ROOF TOPS FLAT 0.06 DRIVEWAYS FLAT 0.01 Impervious Total 0.07 Basin Total 0.17 Element Flows To: Surface SSD Table 2 Interflow Groundwater SSD Table 2 1.t 21027-Drywell 12/7/2022 3:45:12 PM Exhibit 19 - Green PLN2022-004 Packet Pg. 387 Planning & Development Received 1.t 091071uting Elements Predeveloped Routing 21027-Drywell 12/7/2022 3:45:12 PM Exhibit 19 - Green PLN2022-004 Packet Pg. 388 Planning & Development Received 09107/:Mf'ated Routing 1.t SSD Table 2 Depth: Element Flows To: Outlet 1 5 ft. Outlet 2 SSD Table Hydraulic Table Stage Area Volume (feet) (ac.) (ac-ft.) Manual Manual NotUsed NotUsed 0.000 0.001 0.000 0.000 0.005 0.000 0.000 1.000 0.002 0.000 0.000 0.007 0.000 0.000 2.000 0.003 0.001 0.000 0.012 0.000 0.000 3.000 0.004 0.002 0.000 0.023 0.000 0.000 4.000 0.004 0.004 0.000 0.023 0.000 0.000 NotUsed 0.000 0.000 0.000 0.000 0.000 21027-Drywell 12/7/2022 3:45:12 PM Exhibit 19 - Green PLN2022-004 Packet Pg. 389 Planning & Development Receivp,d 091071ARalysis Results POC 1 n M U J oc Peroont Tfm• Exo�odinp + Predeveloped Predeveloped Landuse Totals for POC #1 Total Pervious Area: 0.07 Total Impervious Area: 0 Mitigated Landuse Totals for POC #1 Total Pervious Area: 0.1 Total Impervious Area: 0.07 CumWh•ro pro�aEdey 1� c oe x Mitigated Flow Frequency Method: Log Pearson Type III 17B Flow Frequency Return Periods for Predeveloped. POC #1 Return Period Flow(cfs) 2 year 0.000049 5 year 0.000057 10 year 0.000061 25 year 0.000064 50 year 0.000066 100 year 0.000067 Flow Frequency Return Periods for Mitigated. POC #1 Return Period Flow(cfs) 2 year 0 5 year 0 10 year 0 25 year 0 50 year 0 100 year 0 Annual Peaks Annual Peaks for Predeveloped and Mitigated. POC #1 Year Predeveloped Mitigated 1949 0.000 0.000 1950 0.000 0.000 1951 0.000 0.000 1952 0.000 0.000 1953 0.000 0.000 1954 0.000 0.000 1955 0.000 0.000 1956 0.000 0.000 1957 0.000 0.000 1958 0.000 0.000 1.t 21027-Drywell 12/7/2022 3:45:12 PM Exhibit 19 - Green PLN2022-004 Packet Pg. 390 Planning & Development Received 09/07/MM 0.000 0.000 1960 0.000 0.000 1961 0.000 0.000 1962 0.000 0.000 1963 0.000 0.000 1964 0.000 0.000 1965 0.000 0.000 1966 0.000 0.000 1967 0.000 0.000 1968 0.000 0.000 1969 0.000 0.000 1970 0.000 0.000 1971 0.000 0.000 1972 0.000 0.000 1973 0.000 0.000 1974 0.000 0.000 1975 0.000 0.000 1976 0.000 0.000 1977 0.000 0.000 1978 0.000 0.000 1979 0.000 0.000 1980 0.000 0.000 1981 0.000 0.000 1982 0.000 0.000 1983 0.000 0.000 1984 0.000 0.000 1985 0.000 0.000 1986 0.000 0.000 1987 0.000 0.000 1988 0.000 0.000 1989 0.000 0.000 1990 0.000 0.000 1991 0.000 0.000 1992 0.000 0.000 1993 0.000 0.000 1994 0.000 0.000 1995 0.000 0.000 1996 0.000 0.000 1997 0.000 0.000 1998 0.000 0.000 1999 0.000 0.000 2000 0.000 0.000 2001 0.000 0.000 2002 0.000 0.000 2003 0.000 0.000 2004 0.000 0.000 2005 0.000 0.000 2006 0.000 0.000 2007 0.000 0.000 2008 0.000 0.000 2009 0.000 0.000 Ranked Annual Peaks Ranked Annual Peaks for Predeveloped and Rank Predeveloped Mitigated 1 0.0001 0.0000 2 0.0001 0.0000 3 0.0001 0.0000 Mitigated. POC #1 1.t 21027-Drywell 12/7/2022 3:45:45 PM Exhibit 19 - Green PLN2022-004 Packet Pg. 391 Planning & Development Received 09/07/21023 0.0001 0.0000 5 0.0001 0.0000 6 0.0001 0.0000 7 0.0001 0.0000 8 0.0001 0.0000 9 0.0001 0.0000 10 0.0001 0.0000 11 0.0001 0.0000 12 0.0001 0.0000 13 0.0001 0.0000 14 0.0001 0.0000 15 0.0001 0.0000 16 0.0001 0.0000 17 0.0001 0.0000 18 0.0001 0.0000 19 0.0001 0.0000 20 0.0001 0.0000 21 0.0001 0.0000 22 0.0001 0.0000 23 0.0001 0.0000 24 0.0001 0.0000 25 0.0001 0.0000 26 0.0001 0.0000 27 0.0001 0.0000 28 0.0001 0.0000 29 0.0001 0.0000 30 0.0001 0.0000 31 0.0001 0.0000 32 0.0001 0.0000 33 0.0001 0.0000 34 0.0000 0.0000 35 0.0000 0.0000 36 0.0000 0.0000 37 0.0000 0.0000 38 0.0000 0.0000 39 0.0000 0.0000 40 0.0000 0.0000 41 0.0000 0.0000 42 0.0000 0.0000 43 0.0000 0.0000 44 0.0000 0.0000 45 0.0000 0.0000 46 0.0000 0.0000 47 0.0000 0.0000 48 0.0000 0.0000 49 0.0000 0.0000 50 0.0000 0.0000 51 0.0000 0.0000 52 0.0000 0.0000 53 0.0000 0.0000 54 0.0000 0.0000 55 0.0000 0.0000 56 0.0000 0.0000 57 0.0000 0.0000 58 0.0000 0.0000 59 0.0000 0.0000 60 0.0000 0.0000 61 0.0000 0.0000 1.t 21027-Drywell 12/7/2022 3:45:45 PM Exhibit 19 - Green PLN2022-004 Packet Pg. 392 Planning & Development Received 09/07/2023 1.t 21027-Drywell 12/7/2022 3:45:45 PM Exhibit 19 - Green PLN2022-004 Packet Pg. 393 Duration Flows The Facility PASSED Flow(cfs) Predev Mit Percentage Pass/Fail 0.0000 890 0 0 Pass 0.0000 873 0 0 Pass 0.0000 848 0 0 Pass 0.0000 820 0 0 Pass 0.0000 785 0 0 Pass 0.0000 768 0 0 Pass 0.0000 740 0 0 Pass 0.0000 711 0 0 Pass 0.0000 684 0 0 Pass 0.0000 667 0 0 Pass 0.0000 636 0 0 Pass 0.0000 609 0 0 Pass 0.0000 586 0 0 Pass 0.0000 572 0 0 Pass 0.0000 553 0 0 Pass 0.0000 526 0 0 Pass 0.0000 504 0 0 Pass 0.0000 485 0 0 Pass 0.0000 466 0 0 Pass 0.0000 449 0 0 Pass 0.0000 430 0 0 Pass 0.0000 405 0 0 Pass 0.0000 390 0 0 Pass 0.0000 379 0 0 Pass 0.0000 364 0 0 Pass 0.0000 354 0 0 Pass 0.0000 344 0 0 Pass 0.0000 331 0 0 Pass 0.0000 317 0 0 Pass 0.0000 306 0 0 Pass 0.0000 298 0 0 Pass 0.0000 283 0 0 Pass 0.0000 269 0 0 Pass 0.0000 257 0 0 Pass 0.0000 246 0 0 Pass 0.0000 239 0 0 Pass 0.0000 229 0 0 Pass 0.0000 219 0 0 Pass 0.0000 212 0 0 Pass 0.0000 206 0 0 Pass 0.0000 198 0 0 Pass 0.0000 192 0 0 Pass 0.0000 184 0 0 Pass 0.0000 179 0 0 Pass 0.0000 173 0 0 Pass 0.0000 169 0 0 Pass 0.0000 159 0 0 Pass 0.0000 152 0 0 Pass 0.0000 147 0 0 21027-Drywell 12/7/2022 3:45:45 PM Page 11 Planning & Development 1.t Received 09/07/=00 113 0 0 Pass 0.0000 109 0 0 Pass 0.0000 102 0 0 Pass E 0.0000 99 0 0 Pass o 0.0000 91 0 0 Pass U- 0.0000 88 0 0 Pass 0.0000 81 0 0 Pass 0.0000 73 0 0 Pass a_ 0.0001 67 0 0 Pass a 0.0001 64 0 0 Pass 0.0001 59 0 0 Pass E 0.0001 54 0 0 Pass o 0.0001 50 0 0 Pass 0.0001 44 0 0 Pass o 0.0001 39 0 0 Pass 0.0001 35 0 0 Pass 0.0001 34 0 0 Pass 0.0001 29 0 0 Pass y 0.0001 24 0 0 Pass 0.0001 16 0 0 Pass 0.0001 14 0 0 Pass 0.0001 10 0 0 Pass Cu 0.0001 2 0 0 Pass a 0.0001 0 0 0 Pass 0.0001 0 0 0 Pass 0.0001 0 0 0 Pass - 0.0001 0 0 0 Pass a 0.0001 0 0 0 Pass Y 0.0001 0 0 0 Pass a 0.0001 0 0 0 Pass Y 0.0001 0 0 0 Pass 0.0001 0 0 0 Pass 3 0.0001 0 0 0 Pass L 0.0001 0 0 0 Pass 0 0.0001 0 0 0 Pass a 0.0001 0 0 0 Pass a 0.0001 0 0 0 Pass 0.0001 0 0 0 Pass Cn 0.0001 0 0 0 Pass V 0.0001 0 0 0 Pass a 0.0001 0 0 0 Pass 2 0.0001 0 0 0 Pass 0.0001 0 0 0 Pass 3 0.0001 0 0 0 Pass E 0.0001 0 0 0 Pass o 0.0001 0 0 0 Pass N 0.0001 0 0 0 Pass E 21027-Drywell 12/7/2022 3:45:45 PM Exhibit 19 - Green10 PLN2022-004 Packet Pg. 395 Planning & Development Received 09/07/der Quality Water Quality BMP Flow and Volume for POC #1 On-line facility volume: 0 acre-feet On-line facility target flow: 0 cfs. Adjusted for 15 min: 0 cfs. Off-line facility target flow: 0 cfs. Adjusted for 15 min: 0 cfs. 1.t 21027-Drywell 12/7/2022 3:45:45 PM Exhibit 19 - Green PLN2022-004 Packet Pg. 396 Planning & Development Received 09/07/idD Report 1.t LID Technique Used for Total Volume 'Volume Infiltration Cumulative Percent 1^Vater Quality Percent Comment Treatment? Needs Through Volume Volume Volume water Quality Treatment Facility (ac-ft) Infiltration Infiltrated Treated ac-ft) aCA) Credit SSD Taole 2 POC ❑ 7.52 ❑ 100.00 Total Volume Infiltrated 752 0.00 0.00 100.00 0.00 0% No Treat. Credit Duration Compliance with LID Analysis Standard 8% of 2-yr to 50% of Result= 2-yr Passed 21027-Drywell 12/7/2022 3:45:45 PM Exhibit 19 - Green PLN2022-004 Packet Pg. 397 Planning & Development Received 09/07/del Default Modifications 1.t Total of 0 changes have been made. PERLND Changes No PERLND changes have been made. IMPLND Changes No IMPLND changes have been made. 21027-Drywell 12/7/2022 3:46:07 PM Exhibit 19 - Green PLN2022-004 Packet Pg. 398 Planning & Development Receiv d o9io7i2ppendix 1.t Predeveloped Schematic �a Basin 1 0.07ac 21027-Drywell 12/7/2022 3:46:07 PM Exhibit 19 - Green PLN2022-004 Packet Pg. 399 Planning & Development Received 09/07/,Vf'ated Schematic Basin 1 0.17ac SI --- SSD Table 2 =�A 1� 1.t 21027-Drywell 12/7/2022 3:46:08 PM Exhibit 19 - Green 17 PLN2022-004 Packet Pg. 400 Planning & Development Received 09/07/29radeveloped UCI File RUN GLOBAL WWHM4 model simulation START 1948 10 01 END RUN INTERP OUTPUT LEVEL 3 0 RESUME 0 RUN 1 END GLOBAL FILES <File> <Un#> OPN SEQUENCE 2009 09 30 UNIT SYSTEM 1 <----------- File Name ------------------------------>*** *** INGRP INDELT 00:15 PERLND 1 COPY 501 DISPLY 1 END INGRP END OPN SEQUENCE DISPLY DISPLY-INFO1 # - #<---------- Title ----------- >***TRAN PIVL DIG1 FIL1 1 Basin 1 MAX END DISPLY-INFO1 END DISPLY COPY TIMESERIES # - # NPT NMN *** 1 1 1 501 1 1 END TIMESERIES END COPY GENER OPCODE # # OPCD *** END OPCODE PARM # # K *** END PARM END GENER PERLND GEN-INFO PYR DIG2 FIL2 YRND 1 2 30 9 <PLS ><------- Name ------- >NBLKS Unit -systems Printer *** # - # User t-series Engl Metr *** in out *** 1 A/B, Forest, Flat 1 1 1 1 27 0 END GEN-INFO *** Section PWATER*** ACTIVITY <PLS > ************* Active Sections ***************************** # - # ATMP SNOW PWAT SED PST PWG PQAL MSTL PEST NITR PHOS TRAC *** 1 0 0 1 0 0 0 0 0 0 0 0 0 END ACTIVITY 1.t PRINT -INFO <PLS > ***************** Print -flags ***************************** PIVL PYR # - # ATMP SNOW PWAT SED PST PWG PQAL MSTL PEST NITR PHOS TRAC ********* 1 0 0 4 0 0 0 0 0 0 0 0 0 1 9 END PRINT -INFO ip r Q 21027-Drywell 12/7/2022 3:46:08 PM Exhibit 19 - Green PLN2022-004 Packet Pg. 401 Planning & Development Received 09/07/2023AT-PARM1 <PLS > PWATER variable monthly parameter value flags *** # - # CSNO RTOP UZFG VCS VUZ VNN VIFW VIRC VLE INFC HWT *** 1 0 0 0 0 0 0 0 0 0 0 0 END PWAT-PARM1 PWAT-PARM2 <PLS > PWATER input info: Part 2 *** # - # ***FOREST LZSN INFILT LSUR SLSUR KVARY AGWRC 1 0 5 2 400 0.05 0.3 0.996 END PWAT-PARM2 PWAT-PARM3 <PLS > PWATER input info: Part 3 *** # - # ***PETMAX PETMIN INFEXP INFILD DEEPFR BASETP AGWETP 1 0 0 2 2 0 0 0 END PWAT-PARM3 PWAT-PARM4 <PLS > PWATER input info: Part 4 *** # - # CEPSC UZSN NSUR INTFW IRC LZETP *** 1 0.2 0.5 0.35 0 0.7 0.7 END PWAT-PARM4 PWAT-STATEI <PLS > *** Initial conditions at start of simulation ran from 1990 to end of 1992 (pat 1-11-95) RUN 21 *** # - # *** CEPS SURS UZS IFWS LZS AGWS GWVS 1 0 0 0 0 3 1 0 END PWAT-STATEI END PERLND IMPLND GEN-INFO <PLS ><------- Name ------- > END GEN-INFO *** Section IWATER*** Unit -systems Printer *** User t-series Engl Metr *** in out *** ACTIVITY <PLS > ************* Active Sections ***************************** # - # ATMP SNOW IWAT SLD IWG IQAL *** END ACTIVITY PRINT -INFO <ILS > ******** Print -flags ******** PIVL PYR # - # ATMP SNOW IWAT SLD IWG IQAL ********* END PRINT -INFO IWAT-PARM1 <PLS > IWATER variable monthly parameter value flags *** # - # CSNO RTOP VRS VNN RTLI *** END IWAT-PARM1 IWAT-PARM2 <PLS > IWATER input info: Part 2 *** # - # *** LSUR SLSUR NSUR RETSC END IWAT-PARM2 IWAT-PARM3 <PLS > IWATER input info: Part 3 *** # - # ***PETMAX PETMIN END IWAT-PARM3 IWAT-STATEI <PLS > *** Initial conditions at start of simulation # - # *** RETS SURS END IWAT-STATEI 1.t 21027-Drywell 12/7/2022 3:46:08 PM Exhibit 19 - Green In PLN2022-004 Packet Pg. 402 Planning & Development Received 09/07/31MPLND 1.t SCHEMATIC <-Source-> <Name> # Basin 1*** PERLND 1 PERLND 1 ******Routing****** END SCHEMATIC <--Area--> <-Target-> MBLK <-factor-> <Name> # Tbl# 0.07 COPY 501 12 0.07 COPY 501 13 NETWORK <-Volume-> <-Grp> <-Member-><--Mult-->Tran <-Target vols> <-Grp> <-Member-> *** <Name> # <Name> # #<-factor->strg <Name> # # <Name> # # *** COPY 501 OUTPUT MEAN 1 1 48.4 DISPLY 1 INPUT TIMSER 1 <-Volume-> <-Grp> <-Member-><--Mult-->Tran <-Target vols> <-Grp> <-Member-> *** <Name> # <Name> # #<-factor->strg <Name> # # <Name> # # *** END NETWORK RCHRES GEN-INFO RCHRES Name Nexits Unit Systems Printer *** # - #<------------------ >< --- > User T-series Engl Metr LKFG *** in out *** END GEN-INFO *** Section RCHRES*** ACTIVITY <PLS > ************* Active Sections ***************************** # - # HYFG ADFG CNFG HTFG SDFG GQFG OXFG NUFG PKFG PHFG *** END ACTIVITY PRINT -INFO <PLS > ***************** Print -flags ******************* PIVL PYR # - # HYDR ADCA CONS HEAT SED GQL OXRX NUTR PLNK PHCB PIVL PYR ********* END PRINT -INFO HYDR-PARM1 RCHRES Flags for each HYDR Section *** # - # VC Al A2 A3 ODFVFG for each *** ODGTFG for each FUNCT for each FG FG FG FG possible exit *** possible exit possible exit * * * * * * * * * * * * * * *** END HYDR-PARM1 HYDR-PARM2 # - # FTABNO LEN DELTH STCOR KS DB50 *** <------ ><-------- ><-------- ><-------- ><-------- ><-------- ><-------- > *** END HYDR-PARM2 HYDR-INIT RCHRES Initial conditions for each HYDR section *** # - # *** VOL Initial value of COLIND Initial value of OUTDGT *** ac-ft for each possible exit for each possible exit <------ ><-------- > <--- ><--- ><--- ><--- >< --- > *** <--- ><--- ><--- ><--- >< --- > END HYDR-INIT END RCHRES SPEC -ACTIONS END SPEC -ACTIONS FTABLES END FTABLES EXT SOURCES <-Volume-> <Member> SsysSgap<--Mult-->Tran <-Target vols> <-Grp> <-Member-> *** E 4) <Name> # <Name> # tem strg<-factor->strg <Name> # # <Name> # # *** 0 WDM 2 PREC ENGL 0.8 PERLND 1 999 EXTNL PREC WDM 2 PREC ENGL 0.8 IMPLND 1 999 EXTNL PREC Q 21027-Drywell 12/7/2022 3:46:08 PM Exhibit 19 - Green PLN2022-004 Packet Pg. 403 Planning & Development Received 09/07/2023 1 EVAP ENGL 0.76 PERLND 1 999 EXTNL PETINP WDM 1 EVAP ENGL 0.76 IMPLND 1 999 EXTNL PETINP END EXT SOURCES E O EXT TARGETS LL <-Volume-> <-Grp> <-Member-><--Mult-->Tran <-Volume-> <Member> Tsys Tgap Amd *** c <Name> # <Name> # #<-factor->strg <Name> # <Name> tem strg strg*** COPY 501 OUTPUT MEAN 1 1 48.4 WDM 501 FLOW ENGL REPL END EXT TARGETS d MASS -LINK <Volume> <-Grp> <-Member-><--Mult--> <Target> <-Grp> <-Member->*** E <Name> <Name> # #<-factor-> <Name> <Name> # #*** A- MASS -LINK 12 O PERLND PWATER SURD 0.083333 COPY INPUT MEAN > END MASS -LINK 12 MASS -LINK 13 +r PERLND PWATER IFWO 0.083333 COPY INPUT MEAN y END MASS -LINK 13 a END MASS -LINK END RUN 21027-Drywel I 12/7/2022 3:46:08 PM Exhibit 19 - Green PLN2022-004 Packet Pg. 404 Planning & Development Received 09/07IMftated UC/ File RUN GLOBAL WWHM4 model simulation START 1948 10 01 END RUN INTERP OUTPUT LEVEL 3 0 RESUME 0 RUN 1 END GLOBAL FILES <File> <Un#> OPN SEQUENCE 2009 09 30 UNIT SYSTEM 1 <----------- File Name ------------------------------>*** *** INGRP INDELT 00:15 PERLND 7 IMPLND 4 IMPLND 5 RCHRES 1 COPY 1 COPY 501 DISPLY 1 END INGRP END OPN SEQUENCE DISPLY DISPLY-INFO1 # - #<---------- Title ----------- >***TRAN PIVL DIG1 FIL1 1 SSD Table 2 MAX END DISPLY-INFO1 END DISPLY COPY TIMESERIES # - # NPT NMN *** 1 1 1 501 1 1 END TIMESERIES END COPY GENER OPCODE # # OPCD *** END OPCODE PARM # # K *** END PARM END GENER PERLND GEN-INFO PYR DIG2 FIL2 YRND 1 2 30 9 <PLS ><------- Name ------- >NBLKS Unit -systems Printer *** # - # User t-series Engl Metr *** in out *** 7 A/B, Lawn, Flat 1 1 1 1 27 0 END GEN-INFO *** Section PWATER*** ACTIVITY <PLS > ************* Active Sections ***************************** # - # ATMP SNOW PWAT SED PST PWG PQAL MSTL PEST NITR PHOS TRAC *** 7 0 0 1 0 0 0 0 0 0 0 0 0 END ACTIVITY 1.t PRINT -INFO ip <PLS > ***************** Print -flags ***************************** PIVL PYR Q 21027-Drywell 12/7/2022 3:46:08 PM Exhibit 19 - Green PLN2022-004 Packet Pg. 405 Planning & Development Received 09/07/2023# - # ATMP SNOW PWAT SED PST PWG PQAL MSTL PEST NITR PHOS TRAC ********* 7 0 0 4 0 0 0 0 0 0 0 0 0 1 9 END PRINT -INFO io E PWAT-PARM1 L O <PLS > PWATER variable monthly parameter value flags *** LL # - # CSNO RTOP UZFG VCS VUZ VNN VIFW VIRC VLE INFC HWT *** c 7 0 0 0 0 0 0 0 0 0 0 0 END PWAT-PARM1 a PWAT -PARM2 <PLS > PWATER input info: Part 2 *** # - # ***FOREST LZSN INFILT LSUR SLSUR KVARY AGWRC m E 7 0 5 0.8 400 0.05 0.3 0.996 Q- END PWAT-PARM2 O d PWAT-PARM3 d <PLS > PWATER input info: Part 3 *** # - # ***PETMAX PETMIN INFEXP INFILD DEEPFR BASETP AGWETP +r 7 0 0 2 2 0 0 0 d END PWAT-PARM3 a PWAT-PARM4 <PLS > PWATER input info: Part 4 *** # - # CEPSC UZSN NSUR INTFW IRC LZETP *** a> 7 0.1 0.5 0.25 0 0.7 0.25 END PWAT-PARM4 c=o PWAT-STATEl <PLS > *** Initial conditions at start of simulation ran from 1990 to end of 1992 (pat 1-11-95) RUN 21 *** # - # *** CEPS SURS UZS IFWS LZS AGWS GWVS 7 0 0 0 0 3 1 0 END PWAT-STATEI END PERLND IMPLND GEN-INFO <PLS ><------- Name ------- > 4 ROOF TOPS/FLAT 5 DRIVEWAYS/FLAT END GEN-INFO *** Section IWATER*** Unit -systems Printer *** User t-series Engl Metr *** in out *** 1 1 1 27 0 1 1 1 27 0 ACTIVITY <PLS > ************* Active Sections ***************************** # - # ATMP SNOW IWAT SLD IWG IQAL *** 4 0 0 1 0 0 0 5 0 0 1 0 0 0 END ACTIVITY PRINT -INFO <ILS > ******** Print -flags ******** PIVL PYR # - # ATMP SNOW IWAT SLD IWG IQAL ********* 4 0 0 4 0 0 0 1 9 5 0 0 4 0 0 0 1 9 END PRINT -INFO IWAT-PARM1 <PLS > IWATER variable monthly parameter value flags *** # - # CSNO RTOP VRS VNN RTLI *** 4 0 0 0 0 0 5 0 0 0 0 0 END IWAT-PARM1 IWAT-PARM2 <PLS > IWATER input info: Part 2 *** # - # *** LSUR SLSUR NSUR RETSC 21027-Drywell 12/7/2022 3:46:08 PM Exhibit 19 - Green PLN2022-004 Packet Pg. 406 Planning & Development Received 09/07/20234 400 0.01 0.1 0.1 5 400 0.01 0.1 0.1 END IWAT-PARM2 IWAT-PARM3 <PLS > IWATER input info: Part 3 *** # - # ***PETMAX PETMIN 4 0 0 5 0 0 END IWAT-PARM3 IWAT-STATEI <PLS > *** Initial conditions at start of simulation # - # *** RETS SURS 4 0 0 5 0 0 END IWAT-STATEI END IMPLND SCHEMATIC <-Source-> <--Area--> <-Target-> MBLK <Name> # <-factor-> <Name> # Tbl# Basin 1*** PERLND 7 0.1 RCHRES 1 2 PERLND 7 0.1 RCHRES 1 3 IMPLND 4 0.06 RCHRES 1 5 IMPLND 5 0.01 RCHRES 1 5 ******Routing****** PERLND 7 0.1 COPY 1 12 IMPLND 4 0.06 COPY 1 15 IMPLND 5 0.01 COPY 1 15 PERLND 7 0.1 COPY 1 13 RCHRES 1 1 COPY 501 17 END SCHEMATIC NETWORK <-Volume-> <-Grp> <-Member-><--Mult-->Tran <-Target vols> <-Grp> <-Member-> *** <Name> # <Name> # #<-factor->strg <Name> # # <Name> # # *** COPY 501 OUTPUT MEAN 1 1 48.4 DISPLY 1 INPUT TIMSER 1 <-Volume-> <-Grp> <-Member-><--Mult-->Tran <-Target vols> <-Grp> <-Member-> *** <Name> # <Name> # #<-factor->strg <Name> # # <Name> # # *** END NETWORK RCHRES GEN-INFO RCHRES Name Nexits Unit Systems Printer *** # - #<------------------ >< --- > User T-series Engl Metr LKFG *** in out *** 1 SSD Table 2 2 1 1 1 28 0 1 END GEN-INFO *** Section RCHRES*** ACTIVITY <PLS > ************* Active Sections ***************************** # - # HYFG ADFG CNFG HTFG SDFG GQFG OXFG NUFG PKFG PHFG *** 1 1 0 0 0 0 0 0 0 0 0 END ACTIVITY PRINT -INFO <PLS > ***************** Print -flags ******************* PIVL PYR # - # HYDR ADCA CONS HEAT SED GQL OXRX NUTR PLNK PHCB PIVL PYR ********* 1 4 0 0 0 0 0 0 0 0 0 1 9 END PRINT -INFO HYDR-PARM1 1.t 21027-Drywell 12/7/2022 3:46:08 PM Exhibit 19 - Green OA PLN2022-004 Packet Pg. 407 Planning & Development Received 1.t 09/07/2023RCHRES Flags for each HYDR Section *** # - # VC Al A2 A3 ODFVFG for each *** ODGTFG for each FUNCT for each FG FG FG FG possible exit *** possible exit possible exit * * * * * * * * * * * * * * *** 1 0 1 0 0 4 5 0 0 0 0 0 0 0 0 2 2 2 2 2 END HYDR-PARM1 HYDR-PARM2 # - # FTABNO LEN DELTH STCOR KS DB50 *** <------ ><-------- >< -------- ><-------- >< -------- ><-------- ><-------- > *** 1 1 0.01 0.0 0.0 0.5 0.0 END HYDR-PARM2 HYDR-INIT RCHRES Initial conditions for each HYDR section *** # - # *** VOL Initial value of COLIND Initial value of OUTDGT *** ac-ft for each possible exit for each possible exit <------ ><-------- > <--- ><--- ><--- >< --- >< --- > *** <--- ><--- ><--- ><--- >< --- > 1 0 4.0 5.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 END HYDR-INIT END RCHRES SPEC -ACTIONS END SPEC -ACTIONS FTABLES FTABLE 1 5 5 Depth Area (ft) (acres) 0.000000 0.001200 1.000000 0.001800 2.000000 0.003000 3.000000 0.004200 4.000000 0.004200 END FTABLE 1 END FTABLES Volume Outflowl (acre-ft) (cfs) 0.000000 0.000000 0.000300 0.000000 0.000900 0.000000 0.001500 0.000000 0.004200 0.000000 Outflow2 Velocity Travel Time*** (cfs) (ft/sec) (Minutes)*** 0.000000 0.007300 0.012100 0.022600 0.022600 EXT SOURCES <-Volume-> <Member> SsysSgap<--Mult-->Tran <-Target vols> <-Grp> <-Member-> *** <Name> # <Name> # tem strg<-factor->strg <Name> # # <Name> # # *** WDM 2 PREC ENGL 0.8 PERLND 1 999 EXTNL PREC WDM 2 PREC ENGL 0.8 IMPLND 1 999 EXTNL PREC WDM 1 EVAP ENGL 0.76 PERLND 1 999 EXTNL PETINP WDM 1 EVAP ENGL 0.76 IMPLND 1 999 EXTNL PETINP END EXT SOURCES EXT TARGETS <-Volume-> <-Grp> <-Member-><--Mult-->Tran <-Volume-> <Name> # <Name> # #<-factor->strg <Name> # RCHRES 1 HYDR RO 1 1 1 WDM 1004 RCHRES 1 HYDR 0 1 1 1 WDM 1005 RCHRES 1 HYDR 0 2 1 1 WDM 1006 RCHRES 1 HYDR STAGE 1 1 1 WDM 1007 COPY 1 OUTPUT MEAN 1 1 48.4 WDM 701 COPY 501 OUTPUT MEAN 1 1 48.4 WDM 801 END EXT TARGETS MASS -LINK <Volume> <-Grp> <-Member-><--Mult--> <Target> <Name> <Name> # #<-factor-> <Name> MASS -LINK 2 PERLND PWATER SURO 0.083333 RCHRES END MASS -LINK 2 MASS -LINK 3 PERLND PWATER IFWO 0.083333 RCHRES END MASS -LINK 3 MASS -LINK 5 IMPLND IWATER SURO 0.083333 RCHRES <Member> Tsys Tgap Amd *** <Name> tem strg strg*** FLOW ENGL REPL FLOW ENGL REPL FLOW ENGL REPL STAG ENGL REPL FLOW ENGL REPL FLOW ENGL REPL <-Grp> <-Member->*** <Name> # #*** INFLOW IVOL INFLOW IVOL INFLOW IVOL 21027-Drywell 12/7/2022 3:46:08 PM Exhibit 19 - Green PLN2022-004 Packet Pg. 408 Planning & Development Received 09/07/2023D MASS —LINK 5 MASS —LINK 12 PERLND PWATER SURD END MASS —LINK 12 MASS —LINK 13 PERLND PWATER IFWO END MASS —LINK 13 MASS —LINK 15 IMPLND IWATER SURO END MASS —LINK 15 MASS —LINK 17 RCHRES OFLOW OVOL 1 END MASS —LINK 17 END MASS —LINK END RUN 0.083333 COPY INPUT MEAN 0.083333 COPY INPUT MEAN 0.083333 COPY INPUT MEAN COPY INPUT MEAN 1.t 21027-Drywell 12/7/2022 3:46:08 PM Exhibit 19 - Green PLN2022-004 Packet Pg. 409 Planning & Development Received 09/07/29r,eJeveloped HSPF Message File 1.t 21027-Drywell 12/7/2022 3:46:08 PM Exhibit 19 - Green 07 PLN2022-004 Packet Pg. 410 Planning & Development Received 091071:Mf'ated HSPF Message File 1.t 21027-Drywell 12/7/2022 3:46:08 PM Exhibit 19 - Green PLN2022-004 Packet Pg. 411 Planning & Development Recei d 0910711JISclaimer 1.t Legal Notice This program and accompanying documentation are provided 'as -is' without warranty of any kind. T 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. 2005-2022; All Rights Reserved. Clear Creek Solutions, Inc. 6200 Capitol Blvd. Ste F Olympia, WA. 98501 Toll Free 1(866)943-0304 Local (360)943-0304 www.clearcreeksolutions.com 21027-Drywell 12/7/2022 3:46:08 PM Exhibit 19 - Green PLN2022-004 Packet Pg. 412 Planning & Development Received 09/07/2023GREENWALK PARK STORMWATER SITE PLAN REPORT APPENDIX B — GEOTECHNICAL REPORT Limited Subsurface Exploration and Infiltration Feasibility Assessment as prepared by Associated Earth Sciences, Inc. dated January 11, 2022. 1.t Terraforma Design Group, Inc. Exhibit 19 - Green PLN2022-004 Packet Pg. 413 Planning & Development Received 09/07/2023 a s s o c i a t e d earth sciences "a i n c o r p o r a t e d August 18, 2022 Project No. 20200451H001 Fernandez & Barnes LLC 28720 SE 6316 Street Issaquah, Washington 98027 Subject: Response to City Comment Molnar Short Plat 540 and 550 Edmonds Way Edmonds, Washington Reference: "Limited Subsurface Exploration and Infiltration Feasibility Assessment, Molnar Short Plat," prepared by Associated Earth Sciences, Inc. for Fernandez & Barnes LLC, dated January 11, 2022. Dear Mr. Barnes: This letter has been prepared in response to an email that you addressed to us containing a review comment from the City of Edmonds regarding the subject project. We were not provided with a complete copy of the City comment letter. The provided comment is listed below in bold, followed by our response. rf%mmcnt• The included Soils Report indicates that a Small -Scale PIT was the method used for infiltration testing. The total project area is 3.15 acres, but this testing method is only applicable to drainage areas less than 1 acre per Edmonds Stormwater Addendum, Appendix B. Please provide infiltration testing using an approved method as required for the Soils Report, per Edmonds Stormwater Addendum, Appendix C: Checklist 2, Line 110. Revise Civil Plans, Stormwater Site Plan Report, and WWHM modeling calculations as necessary. onse to Comment: We chose the Small -Scale Pilot Infiltration Test (PIT) testing method for the following reasons • Practical restraints. Our Small -Scale PIT was conducted at a depth of 11 feet. A Large -Scale PIT requires a testing area of at least 100 square feet. An excavation that large and deep would have been challenging and difficult to manage. Kirkland I Tacoma I Mount Vernon 425-827-7701 1 www.aesgeo.com 1.t Exhibit 19 - Green PLN2022-004 Packet Pg. 414 Planning & Development Received 09/07/2023 1.t • Limited water supply. During infiltration testing, we recorded the maximum flow from the on -site hose bib at 3.3 gallons per minute. If we had attempted a Large -Scale PIT, this water source would not be able to supply enough water for the test. • Drainage area size. At the time, we understood that the drainage area to the infiltration facility was less than 1 acre because other areas of the site were to be managed by drywells. Although the total site is 3.15 acres, only a portion of that total area is directed to the facility. Other Infiltration Considerations: The recommendations in our above cited limited infiltration feasibility assessment include that infiltration BMPs be embedded 2 feet in the advance outwash and that AESI be on site to observe construction and confirm embedment. Our limited exploration shows that the advance outwash is present at approximately 10 feet below the surface, but depths will likely vary across the site. Drywells on the order of 12 feet deep are not standard and their performance requires proper embedment in the receptor horizon. We also recommend that AESI review the plans relative to our infiltration recommendations and that the depth of infiltration BMPs is clearly indicated or shown on the plans. If you have any questions regarding this letter, please contact us at your earliest convenience Sincerely, ASSOCIATED EARTH SCEINCES, INC. Kirkland, Washington i J shua S. P. Greer, L.G. Project Geologist 4 Jeffrey P. Laub, P.E. L.G., L.E.G. Associate Engineer/Geologist JG/jh - 20200451H001-003 2 Jennifer H. Saltonstall, L.G., L.Hg. Principal Geologist/Hydrogeologist Exhibit 19 - Green PLN2022-004 Packet Pg. 415 Planning & Development Received 09/07/2023 a s s o c i a t e d earth sciences i n c o r p o r a t e d January 11, 2022 Project No. 20200451H001 Fernandez & Barnes LLC 28720 SE 63rd Street Issaquah, Washington 98027 Attention: Mr. Justin Barnes Subject: Limited Subsurface Exploration and Infiltration Feasibility Assessment Molnar Short Plat 540 and 550 Edmonds Way Edmonds, Washington Dear Mr. Barnes: Associated Earth Sciences, Inc. (AESI) is pleased to present our findings and stormwater infiltration feasibility assessment and recommendations for the above -referenced project. Our general understanding of the project is based on discussions with you, our experience working in the project vicinity, and review of conceptual project documents. Based on the results of our subsurface explorations, we consider infiltration to be feasible for this project based on the presence of permeable Vashon advance outwash sands at a depth of about 10 feet beneath surficial fill and glacial till, as discussed in this letter -report. This letter -report has been prepared for the exclusive use of Fernandez & Barnes LLC, for specific application to this project. Within the limitations of scope and schedule, our services have been performed in accordance with generally accepted local geotechnical engineering practices in effect at the time our letter -report was prepared. No other warranty, express or implied, is made. Our work was performed in general accordance with our proposal, dated September 21, 2021. SITE AND PROJECT DESCRIPTION The subject site includes the existing single-family residential properties located at 540 and 550 Edmonds Way in Edmonds, Washington (Snohomish County Parcel Nos. 27032500308300 and 27032500308400), as shown on Figure 1 "Vicinity Map." The parcels are irregularly shaped and have a total area of approximately 2.88 acres. Each parcel contains a single-family residence with detached garage, landscaping, and associated access and utility improvements. The project area gently slopes down toward the northwest and southeast. Site slopes are generally inclined at 10% or less with one moderate slope approximately 8 feet tall and inclined at 20 to 25% next to the northern detached garage. Vegetation consists of maintained grass lawn and landscaping, and mature trees are scattered throughout both parcels. A large, 1.t Kirkland I Tacoma I Mount Vernon 425-827-7701 1 www.aesgeo.com Exhibit 19 - Green PLN2022-004 Packet Pg. 416 Planning & Development Received 09107/2023gvlolnar short Plat Edmonds, Washington Limited Subsurface Exploration and Infiltration Feasibility Assessment decorative, water feature is situated near the center of the 540 Edmonds Way parcel. It consists of multiple waterfalls and streams traveling over and around large boulders, and empties into a maintained decorative pond approximately 25 feet wide and 50 feet long. We understand that the current plan includes the subdivision of the existing parcels into sixteen lots for the purposes of constructing new single-family residences, with associated access and utilities at the resulting lots. We understand that infiltration is being considered as a means of stormwater disposal, and we have been requested to complete an infiltration feasibility assessment for the subject project. SUBSURFACE EXPLORATION Our field studies were conducted for this project in October 2021 and included excavating two exploration pits. The site location is shown on the "Vicinity Map," Figure 1, and approximate locations of the explorations completed for this study are presented on the "Site and Exploration Plan," Figure 2. The various types of sediments, as well as the depths where the characteristics of the sediments changed, are indicated on the exploration logs presented in Appendix A. The depths indicated on the logs where conditions changed may represent gradational variations between sediment types. If changes occurred between sample intervals in our exploration pits, they were interpreted. Our explorations were approximately located in the field by measuring from known site features. The conclusions and recommendations presented in this letter -report are based, in part, on the explorations completed for this study. The number, locations, and depths of the explorations were completed within site and budgetary constraints. Because of the nature of exploratory work below ground, extrapolation of subsurface conditions between field explorations is necessary. It should be noted that differing subsurface conditions may be present due to the random nature of deposition and the alteration of topography by past grading and/or filling. The nature and extent of variations between the field explorations may not become fully evident until construction. If variations are observed at that time, it may be necessary to re-evaluate specific recommendations in this letter -report and make appropriate changes. Exploration Pits One exploration pit and one Pilot Infiltration Test (PIT) were excavated with a steel -tracked excavator under subcontract to AESI. These pits permitted direct, visual observation of subsurface conditions. Materials encountered in the exploration pits were studied and classified in the field by a geologist from our firm. All exploration pits were backfilled immediately after examination and logging. Samples were then transported to our laboratory for further visual classification and testing, as necessary. 1.t January 11, 2022 ASSOCIATED EARTH SCIENCES, INC. JG/Id-20200451HO01-002 Exhibit 19 - Green PLN2022-004 Packet Pg. 417 Planning & Development Received 09107/2023gvlolnar short Plat Edmonds, Washington SUBSURFACE CONDITIONS Limited Subsurface Exploration and Infiltration Feasibility Assessment The feasibility of stormwater infiltration depends upon the presence of a suitable native receptor soil of sufficient thickness, extent, permeability, and vertical separation from groundwater. All explorations completed for this study generally encountered fill over a series of glacially derived sediments. Stratigraphy Grass/Topsoil A surficial layer of organic -rich, grass sod over dark brown topsoil was encountered at all explorations. The encountered thickness of the topsoil was generally 8 inches. Organic topsoil is not a suitable stormwater infiltration receptor. Fill Underlying the surficial topsoil horizon, our explorations encountered approximately 4 feet of loose, gray to dark brown, fine to medium sand, with variable silt and gravel content and trace organics and debris. These materials are interpreted as fill soils placed during previous site development. Fill is expected to be found around existing structures, buried utilities, foundation/wall backfill areas, and beneath landscape improvements. Due to their variable silt content, highly variable composition, and lack of lateral continuity, fill soils are not a suitable stormwater infiltration receptor. Vashon Recessional Outwash Sediments encountered beneath the fill soils in our explorations generally consisted of loose to medium dense, bedded, orangish brown, fine to medium sand with variable silt and gravel content. We interpret these sediments to be representative of Vashon recessional outwash. The recessional outwash was only about 3 to 3.5 feet in thickness, and was underlain by glacial till at a depth of about 7 to 8 feet. The Vashon recessional outwash was deposited by meltwater streams flowing from the retreating glacial ice during the latter portion of the Vashon Stade of the Fraser Glaciation, approximately 12,500 to 15,000 years ago. Vashon recessional outwash is often a suitable stormwater infiltration receptor, but at this location it does not have sufficient thickness or permeability. Therefore, it is not a suitable stormwater infiltration receptor. Vashon Lodgement Till 1.t Underlying the recessional outwash, our explorations encountered dense to very dense, wo non -stratified, gray, silty, fine sand with some gravel, interpreted as Vashon lodgement till. The X w till layer ranged from 2 to 3 feet in thickness, and was underlain by Vashon advance outwash at a depth of about 10 feet. The Vashon lodgement till was deposited directly from basal, E debris -laden glacial ice during the Vashon Stade of the Fraser Glaciation, approximately 12,500 �a Q January 11, 2022 ASSOCIATED EARTH SCIENCES, INC. JG/Id-20200451HO01-002 Exhibit 19 - Green PLN2022-004 Packet Pg. 418 Planning & Development Received 09107/2023gvlolnar short Plat Edmonds, Washington Limited Subsurface Exploration and Infiltration Feasibility Assessment to 15,000 years ago. The high relative density characteristic of the Vashon lodgement till is due to its consolidation by the massive weight of the glacial ice from which it was deposited. Due to a significant amount of fines and consolidation by the massive weight of the glacial ice from which it was deposited resulting in a very low permeability, lodgement till is not a suitable stormwater infiltration receptor. Vashon Advance Outwash Underlying the lodgement till, our explorations encountered dense, gray, fine sand, with trace silt and trace gravel. The bedding was primarily massive with only occasional thin (%-inch-thick) silty sand interbeds. We interpret these sediments to be representative of Vashon advance outwash. The Vashon advance outwash was deposited by meltwater streams flowing from the advancing glacial ice during the early portion of the Vashon Stade of the Fraser Glaciation, approximately 12,500 to 15,000 years ago. Unsaturated Vashon advance outwash is a suitable stormwater infiltration receptor when present in sufficient vertical and lateral extent, and provided the recommendations contained in this letter -report are followed. Published Geologic Mapping Review Review of the regional geologic map titled Geologic Map of the Edmonds East and part of the Edmonds West Quadrangles, by J.P. Minard (1983) indicates that the subject site is underlain by Vashon advance outwash with Vashon lodgement till mapped nearby. Our interpretation of subsurface conditions is in general agreement with the published geologic map of the area. Published Soils Mapping Review Review of the U.S. Department of Agriculture (USDA) Soils Conservation Service (SCS), now referred to as Natural Resources Conservation Service (NRCS), Web Soil Survey indicates that the subject site is underlain by Everett very gravelly sandy loam, 0 to 8 percent slopes. Everett Series soils have a parent material of glacial outwash. Our interpretations of the soils encountered in our explorations is in general agreement with the regional soils mapping. Hydrology Regional Groundwater Based on regional groundwater mapping (R.C. Newcomb, 1952, Ground -water Resources of Snohomish County, Washington: U.S. Geological Survey, Water -Supply Paper 1135, scale 1:62,500), we estimate the depth to deeper groundwater within the advance outwash to be on the order of elevation 220 to 240 feet, or about 35 to 55 feet below the current ground surface. 1.t While AESI was onsite for our field study, the property owner, Mr. Molnar, directed AESI to use the on -site domestic water well as the water supply for the PIT. Mr. Molnar estimated the E groundwater level within the well to be approximately 35 feet below existing ground surface. �a Q January 11, 2022 ASSOCIATED EARTH SCIENCES, INC. JG/Id-20200451HO01-002 Exhibit 19 - Green PLN2022-004 Packet Pg. 419 Planning & Development Received 09/07/2023Molnor short Plat Edmonds, Washington Limited Subsurface Exploration and Infiltration Feasibility Assessment We did not place any instruments within the well or open the well cap to determine the groundwater level inside. Review of the Washington State Department of Ecology Water Well Log for Mr. Molnar's water well (DOE Well Tag ALA-149) indicates that the static water level was 34.5 feet below the top of the well on May 23, 2005. This reported depth to water is consistent with the regional mapping of the groundwater table within the Vashon advance outwash underlying the site at depth. Local Groundwater No seepage was present at the time of digging in the exploration pits. We observed increased moisture content at the contact between the recessional outwash sediments in both EP-1 and IT-1 and the underlying low -permeability Vashon lodgement till. The infiltration test pit was left open for several hours to facility infiltration testing. Very slow groundwater seepage was observed at IT-1 at a depth of 7 feet below ground surface after being left open for approximately 7 hours for the PIT. We interpret this very slow groundwater seepage as being perched on top of the underlying Vashon lodgement till. In areas underlain by lodgement till, it is common for shallow perched seepage to accumulate seasonally at the base of more -permeable fill or recessional outwash deposits, or for groundwater to be present within the weathered till horizon during the wetter winter months. Groundwater perched within the weathered till sediments is known as "interflow," and is perched atop the underlying, dense, low -permeability, unweathered till. This water may travel laterally and typically will follow the ground surface topography. During excavation immediately after infiltration testing at IT-1 was complete, one discontinuous seepage on a sidewall was encountered within the Vashon advance outwash at a depth of approximately 14 feet. We interpret this seepage to be water from our infiltration test perched on a thin, natural, less -permeable layer within the advance outwash. It should be noted that the depth or occurrence of groundwater seepage below the site may vary in response to such factors as changes in season, precipitation, and on- and off -site use. Explorations for this study were conducted in October 2021. Laboratory Testing AESI performed a grain -size analysis (sieve) on a representative sample of the Vashon advance outwash sediments. This grain -size analysis test result is included in Appendix B and is summarized below in Table 1 with soil descriptions based on ASTM International (ASTM) D-2487 Unified Soil Classification System (USCS). 1.t January 11, 2022 ASSOCIATED EARTH SCIENCES, INC. JG11d - 20200451HO01-002 Exhibit 19 - Green PLN2022-004 Packet Pg. 420 Planning & Development Received 09107/2023gvlolnar short Plat Edmonds, Washington Table 1 Summary of Grain -Size Analysis Limited Subsurface Exploration and Infiltration Feasibility Assessment Exploration Number Depth (feet) I Geologic Unit USCS Soil Description Fines Content (%) IT-1 11 1 Vashon Advance Outwash SAND, trace gravel, trace silt 2.0 USCS = Unified Soil Classification System % = percent of total weight passing the U.S. No. 200 Sieve INFILTRATION Infiltration Testing Procedures Infiltration testing was conducted in order to obtain a representative infiltration rate for the proposed project using a method generally corresponding to the procedure described for the Small -Scale PIT in the 2017 City of Edmonds Stormwater Addendum. One low -head Small -Scale PIT was completed in the central portion of the site near the proposed infiltration facility location. Water for the testing was obtained from an on -site domestic water well with an integrated pumping system. Water for the test was then conveyed through an electronic flow meter assembly with instantaneous flow rate and total flow volume readouts into the infiltration test pit. Every 10 to 15 minutes, flow rates were recorded and water levels were measured with a staff gauge marked in 0.01-foot increments that was placed in the test pit prior to testing. Infiltration data and details of testing are included in Appendix C. Analyses of infiltration testing data are discussed in the "Infiltration Testing Results" section of this letter -report. AESI generally conducted infiltration testing as follows: during the initial portion of infiltration testing, water was discharged onto the pit base through a diffuser for a "soaking period" of 6 hours to allow the receptor soils in the immediate vicinity of the pit to become saturated. After completion of the soaking period, the water level in the pit was maintained at a constant low head with constant inflow rates for an additional hour. After 7 hours, the inflow was disconnected and the falling water level was monitored and recorded for at least 1 hour, or until water level was too low to measure. Infiltration Testing Results 1.t One Small -Scale PIT (IT-1) was conducted on October 18, 2021 at the approximate location of the proposed infiltration system, as shown on Figure 2, to obtain a representative infiltration M rate. Field-testing data sheets are included in Appendix C. Details regarding the infiltration test w are provided below in Table 2, "Small -Scale Pilot Infiltration Test Summary." a� E s �a Q January 11, 2022 ASSOCIATED EARTH SCIENCES, INC. JG/Id-20200451HO01-002 Exhibit 19 - Green PLN2022-004 Packet Pg. 421 Planning & Development Received 09107/2023gvlolnar short Plat Edmonds, Washington Limited Subsurface Exploration and Infiltration Feasibility Assessment Table 2 Small -Scale Pilot Infiltration Test Summary Average Flow Field Rate during Final Field (Unfactored) (Unfactored) Test Test Area Hour of Testing Constant -Head Falling -Head Test Depth (square (gallons per Infiltration Rate Infiltration Rate Number (feet) feet) minute) (inches/hour) (inches/hour) IT-1 11 12 1.4 11.1 11.7 Upon completion of the infiltration test, infiltration pit IT-1 was deepened to: 1) document the types of soils the water infiltrated through, and 2) identify any soil layers that would restrict the downward flow of infiltrating water. The material beneath the test surface consisted of generally similar coarse -grained Vashon advance outwash sediments, extending beyond the maximum explored depth of 19 feet. AESI observed increased moisture content below the infiltration test depth, indicating that the test water infiltrated downward to at least the total depth explored. One discontinuous seepage was observed on a sidewall at approximately 14 feet below ground surface. Design Infiltration Rate Determination The field -based infiltration rates presented in Table 2 are unfactored field infiltration rates and are therefore non -conservative for design purposes. The 2017 City of Edmonds Stormwater Addendum requires that the field -measured infiltration rate must then have various correction factors applied to account for site variability, number of tests conducted, type of field test, and the potential for long-term clogging due to siltation and bio-buildup. The correction factors used in the calculation and the resulting Ksat Design rate are described below. Ksatdesign = Ksatinitial * CFv * CFT * CFM Ksat, design: Represents the long-term design infiltration rate. Ksat, initial: Represents the uncorrected field -measured infiltration rate. Site variability and number of locations tested Ov): Based on the relatively uniform subsurface conditions observed in our explorations in the proposed infiltration area, we consider the uncertainty at the site to be low and a partial correction factor of 0.8 was selected. Uncertainty of test method (CFT): Based on the use of 1 Small -Scale PIT, a partial correction factor of 0.5 is defined. 1.t Degree of influent control to prevent siltation and bio-buildup (CFM): A partial correction c factor of 0.9 is defined. E s �a Q January 11, 2022 ASSOCIATED EARTH SCIENCES, INC. JG/Id-20200451HO01-002 Exhibit 19 - Green PLN2022-004 Packet Pg. 422 Planning & Development Received 09107/2023gvlolnar short Plat Edmonds, Washington Limited Subsurface Exploration and Infiltration Feasibility Assessment We elected to use the constant -head infiltration rate as it was the lower of the two calculated field infiltration rates and would provide a more conservative design infiltration rate. Therefore, Design Infiltration Rate = 11.1 inches per hour x 0.8 x 0.5 x 0.9 = 4 inches per hour. The correction factors and resulting design infiltration rate apply only to the proposed infiltration facility near IT-1 where unsaturated advance outwash consistent with the tested material is Dresent at the base of anv Droaosed infiltration best manaeement Dractice (BMP). General Infiltration BMP Subgrade Recommendations From our subsurface exploration, our laboratory testing results, and our Small -Scale PIT results, stormwater infiltration is feasible at this site. It should be noted that the Vashon advance outwash receptor was encountered at a depth of approximately 10 feet below existing ground surface. The base of the infiltration BMP should be situated at least 2 feet into the Vashon advance outwash deposits. AESI should confirm the required embedment into the infiltration receptor horizon at the time of construction. Due to natural variability of the subsurface conditions, the potential for field adjustments should be anticipated based on actual conditions encountered during construction. The infiltration Subgrade will need to be protected from siltation and sand by proper temporary erosion and sediment control (TESC) practices and management of the imported materials stockpile. Turbid stormwater or silt must not be allowed into the infiltration system because it will clog the receptor soil. The BMP-specific design infiltration rate is based upon the field infiltration testing, grain -size distribution testing, subsurface exploration, groundwater level data, and AESI's experience on projects with similar site conditions. The design infiltration rate given above requires that a representative of AESI is present during the excavation of the infiltration BMP to observe the Subgrade. In addition, the infiltration system must remain off-line during construction to avoid siltation. Stormwater runoff must not be routed to the infiltration BMP until the site is stabilized and runoff is clear. The recommended design infiltration rates assume that permeable advance outwash deposits similar to that tested in IT-1 will be encountered at the subgrade of the proposed infiltration BMP. 1.t We recommend an overflow path be specified such that runoff above the BMP's design X w capacity does not cause flooding of a building or emergency access, erosion, or downstream sedimentation, or slope failure. s �a Q January 11, 2022 ASSOCIATED EARTH SCIENCES, INC. JG/Id-20200451HO01-002 Exhibit 19 - Green PLN2022-004 Packet Pg. 423 Planning & Development Received 09/07/2023MoInarShort Plat Limited Subsurface Exploration and Edmonds, Washington Infiltration Feasibility Assessment Critical Aquifer Recharge Areas and Groundwater Protection The Edmonds City Code (ECC 23.60.010) defines Critical Aquifer Recharge Areas as the following: Critical aquifer recharge areas (CARAs) are those areas with a critical recharging effect on aquifers used for potable water as defined by WAC 365-190-030(2). CARAs have prevailing geologic conditions associated with infiltration rates that create a high potential for contamination of ground water resources or contribute significantly to the replenishment of ground water. CARAs are protected as critical areas under the Washington State Growth Management Act. However, no areas meeting criteria for CARAs exist in the vicinity of the city of Edmonds. Thus, additional specific provisions for protection of this critical area type are not provided within this title. The ECC specifies that no CARAs are present within the vicinity of the City of Edmonds. Review of the Washington State Department of Health Source Water Assessment Program (SWAP) Online Mapping Application indicates that the Olympic View Water & Sewer District maintains a surface water source at Deer Creek in Woodway, approximately 0.5 miles southwest of the site. The 1-, 5-, and 10-year time of travel zones for this source extend southeast from Deer Creek and are more than 1,000 feet away from the site. Recommendations for Future Infiltration -Related Study Additional study of the fate of the infiltrated water such as depth to seasonal high groundwater, groundwater flow direction, and a mounding analysis may be necessary depending on the areas and volumes of stormwater to be infiltrated and any applicable City of Edmonds requirements. PLAN REVIEW AND CONSTRUCTION MONITORING We are available to provide additional geotechnical/hydrogeologic consultation as the project design develops and possibly changes from that upon which this letter -report is based. We recommend that AESI perform a review of the plans prior to final design completion. In this way, our infiltration recommendations may be properly interpreted and implemented in the design. We are also available to provide geotechnical engineering and hydrogeologic monitoring services during construction of the infiltration BMP. The infiltration performance depends on verification of anticipated subsurface conditions, proper site preparation, backfill quality, and construction procedures. In addition, engineering decisions may have to be made in the field in the event that variations in subsurface conditions become apparent. Construction monitoring services are not part of the current scope of work. If these services are desired, please let us know and we will prepare a cost proposal. 1.t January 11, 2022 ASSOCIATED EARTH SCIENCES, INC. JG11d - 20200451HO01-002 Exhibit 19 - Green PLN2022-004 Packet Pg. 424 Planning & Development Received 09107/2023gvlolnar short Plat Edmonds, Washington CLOSURE 1.t Limited Subsurface Exploration and Infiltration Feasibility Assessment We appreciate the opportunity to be of service to you on this project. Should you have any questions regarding this letter -report or other geotechnical aspects of the project, please call us at your earliest convenience. Sincerely, ASSOCIATED EARTH SCIENCES, INC. Kirkland, Washington Joshua S. P. Greer, G.I.T. Senior Staff Geologist Jeffrey P. Laub, P.E., L.G., L.E.G. Associate Engineer/Geologist Attachments: Figure 1: Figure 2: Appendix A: Appendix B: Appendix C: Kurt D. Merriman, P.E. Senior Principal Geotechnical Engineer Vicinity Map Site and Exploration Plan Exploration Logs Laboratory Test Results Infiltration Test Data January 11, 2022 JG11d - 20200451 HO01-002 ASSOCIATED EARTH SCIENCES, INC. Exhibit 19 - Gree PLN2022-004 Packet Pg. 425 Planning & Development 1.t Receiv rN, 09/07/2 23 / i - .�• I �_ 524 1 i Jilo' us wa rq s PQiC SITE ., i (;;r�ae j a j Luke ' i G _JDA 104 C j W.00DW ------------ l` Olt Tan S -. � < •, ' .....' .-_` ' C 99 — SNOHOMISM' COUNT\ �iN(SSH• __ _ _ y I • KING COUNTY t\.1•;(; n) - — N A 0 2000 FEET a s s o c i a t e d earth sciences i n c o r p o r a t e d VICINITY MAP DATA SOURCES/REFERENCES: MOLNAR SHORT PLAT USGS:7.5'SERIES TOPOGRAPHIC MAPS, ESRIII-CUBED/NATIONAL NOTE: BLACK AND WHITE REPRODUCTION OFTHIS COLOR EDMONDS, WASHINGTON GEOGRAPHIC SOCIETY 2013 ORIGINAL MAY REDUCE ITS SNOHOMISH CO: STREETS, CITY LIMITS, PARCELS, 3/21 EFFECTIVENESS AND LEAD TO PROJ NO. DATE: FIGURE: LOCATIONS AND DISTANCES SHOWN ARE APPROXIMATE INCORRECT INTERPRETATION 2020045�,qQ I _Green PLN2022-0041 Packet Pg. 426 Planning & Development ReceivFd- 09/07/2$23. 1VE f' !1 EagleView Technologies, LEGEND I--1 SITE ❑ EXPLORATION PIT 0 INFILTRATION TEST CITY BOUNDARY PARCEL CONTOUR 10 FT CONTOUR 2 FT DATA SOURCES / REFERENCES: WA STATE LIDAR PORTAL: NORTH PUGET SOUND 2016 ACQUIRED MARCH - SEPT 2016, GRID CELL SIZE IS 3' CONTOURS FROM LIDAR SNOHOMISH CO: STREETS, PARCELS 3/21 KING CO: EAGLEVIEW TECHNOLOGIES, INC., AERIAL 2019 LOCATIONS AND DISTANCES SHOWN ARE APPROXIMATE N 0 60 FEET King C BLACK AND WHITE REPRODUCTION OF THIS COLOR ORIGINAL MAY REDUCE ITS EFFECTIVENESS AND LEAD TO INCORRECT INTERPRETATION C a s s o c i a t e d "i earth sciences i n c o r p o r a t e d EXISTING SITE AND EXPLORATION PLAN MOLNAR SHORT PLAT EDMONDS, WASHINGTON PROJ NO. DATE: FIGURE: 2020045�hgQi - Gr PLN2022-0041 Packet Pg. 427 Planning & Development Received 09/07/2023 1.t APPENDIX A Exploration Logs Exhibit 19 - Green PLN2022-004 Packet Pg. 428 Planning & Develo pment 1.t 02 ° 0 0 Well -graded gravel and Terms Describing Relative Density and Consistency L �y o°o° 0 GW gravel with sand, little to Density SPT(2)blows/foot ii ° 0 no fines Very Loose 0 to 4 Coarse E > fn a) f° > v o �� Loose 4 to 10 Grained Soils Medium Dense 10 to 30 Test Symbols L o ILL 0 0 0 o o o o o GP Poorly -graded gravel o v and ravel with sand, g Dense 30 to 50 0 0 d 0 0 0 0 0 00000 little to no fines Very Dense >50 G =Grain Size N o z 0 0 0 0 0 (z) M= Moisture Content ° 0 ° 0 Silty gravel and silty 6 o Consistent SPT blows/foot A = Atterberg Limits y C C a GM gravel with sand Very Soft 0 to 2 C = Chemical Fine a Soft 2 to 4 DID = Dry Density Grained Soils Medium Stiff 4 to 8 K = Permeability a N Stiff 8 to 15 Clayey gravel and Very Stiff 15 to 30 a N Al Gc clayey gravel with sand Hard >30 0 o � m Component Definitions m Descriptive Term Size Range and Sieve Number Well -graded sand and SW sand with gravel, little Boulders Larger than 12" y O LL N a� °`°e°;°e°;° . to no fines Cobbles 3" to 12" W Cl) °v; Gravel 3" to No. 4 (4.75 mm) 0 a) 0 > : -: - Poorly -graded Poor) raded sand Coarse Gravel 3" to 3/4" w to U .(D A`- SP and sand with gravel, Fine Gravel 3/4" to No. 4 (4.75 mm) a c a 2 little to no fines Sand No. 4 (4.75 mm) to No. 200 (0.075 mm) 'a a� 2 0 0 Z 2 Coarse Sand No. 4 (4.75 mm) to No. 10 (2.00 mm) c m Silty sand and Medium Sand No. 10 (2.00 mm) to No. 40 (0.425 mm) f6 m �N SM silty sand with Fine Sand No. 40 (0.425 mm) to No. 200 (0.075 mm) a v o a iL gravel Silt and Clay Smaller than No. 200 0.075 mm Y ( ) LO (3) Estimated Percentage Moisture Content N .-- - sc Clayey sand and clayey sand with gravel Component Percentage by Weight D Absence of moisture, Dry - m � Trace <5 dusty, dry to the touch Slightly Moist - Perceptible a Silt, sandy silt, gravelly silt, moisture ca a, o ML silt with sand or gravel Some 5 to <12 a Moist - Damp but no visible Ie i) 'n w Modifier 12 to <30 water 3 of low to medium CD cc (silty, sandy, gravelly) Very Moist - Water visible but N d v En a a� CL plasticity; silty, sandy, or not free draining d ` z m w E gravelly clay, lean clay Very modifier 30 to <50 Wet - Visible free water, usually Y C9 w (silty, sandy, gravelly) from below water table a � IL a Organic clay or silt of low Symbols 2 OL plasticity Blows/6" or 0 Sampler portion of 6" Cement grout o Type \ 1 surface seal U) Elastic silt, Clayey silt, silt 2 0" OID O Sampler Type o a, MH with micaceous or Split SpJon Description c4) Bentonite seal Q. 0 o gP diatomaceous fine sand or Sampler3.0" OD Split -Spoon Sam ler - Filter pack with i o y $ silt (SPT)3.25" OD Split -Spoon Ring Sampler (4) : blank casingL. Clay of high plasticity, U) a v o a LO c = CH sand or ravel) clay, fat y gravelly y Bulk sa- 3.0" OD Thin -Wall Tube Sampler section = Screened casing v 3 w E clay with sand or gravel (including Shelby tube) . ` or Hydrotip with filter pack E i — Grab Sa . • End ca p 0 +r i c �% Organic clay or silt of Portion not recovered rn J ; �� OH medium to high E (1) (4) plasticity Percentage by dry weight Depth of ground water (z) (SPT) Standard Penetration Test 1 ATD = At time of drilling (ASTM D-1586) (s) Q Static water level (date) In General Accordance with L d , >, � Peat, muck and other rn = c o, 0 PT highly organic soils Standard Practice for Description (5) Combined USCS symbols used for O and Identification of Soils (ASTM D-2488) fines between 5% and 12% Z Received 09/07 Classifications of soils in this report are based on visual field and/or laboratory observations, which include density/consistency, moisture condition, grain size, and plasticity estimates and should not be construed to imply field or laboratory testing unless presented herein. Visual -manual and/or laboratory classification methods of ASTM D-2487 and D-2488 were used as an identification guide for the Unified Soil Classification System. t x W ;.7 C d E i a s s o c i a t e d ea earth sciences EXPLORATION LOG KEY FIGURE Al a incorporated PLN2022-004 Packet Pg. 429 Planning & Development Received 09/07/2023 EXPLORATION PIT NO. EP-1 w This log is part of the report prepared by Associated Earth Sciences, Inc. (AESI) for the named project and should be read together with that report for complete interpretation. This summary applies only to the location of this trench at the m time of excavation. Subsurface conditions may change at this location with the passage of time. The data presented are a simplification of actual conditions encountered. DESCRIPTION Elevation (ft - 276 Topsoil - 3 inches 1 Fill Loose, moist, gray to dark brown, fine to medium SAND, some silt, trace gravel; frequent fine 2 organics (SP-SM). 3 4 5 Vashon Recessional Outwash Loose to medium dense, very moist at top to moist, orangish brown, silty, fine to coarse SAND, 6 some gravel; bedded (SM/SP-SM). 7 8 Vashon Lodgement Till 9 Dense, moist, gray, silty, fine SAND, some gravel; unsorted; excavates in clasts (SM). 10 Vashon Advance Outwash 11 Dense, moist, gray, fine SAND, trace silt, trace gravel; massive (SP). 12 13 Two very thin silty beds (0.25 inches thick). 14 15 16 17 Becomes some silt (SP-SM). 18 Bottom of exploration pit at depth 17 feet No seepage. Slight caving 3 to 6 feet. 19 20 21 Logged by: JG Approved by: JHS Molnar Short Plat Edmonds, WA a s s o c i a t e c earth sciences i n c o r p o r a t e s Project No. 20200451 H001 10/18/21 Exhibit 19 - Green Packet Pg. 430 Planning & Development Received 09/07/2023 EXPLORATION PIT NO. IT-1 w This log is part of the report prepared by Associated Earth Sciences, Inc. (AESI) for the named project and should be read together with that report for complete interpretation. This summary applies only to the location of this trench at the m time of excavation. Subsurface conditions may change at this location with the passage of time. The data presented are a simplification of actual conditions encountered. DESCRIPTION Elevation (ft - 276 Topsoil - 4 inches 1 Fill Loose, moist, gray, fine SAND, trace silt, trace gravel, trace organics (SP). 2 Layer 1 foot thick of buried topsoil (SM). Loose, moist, dark brown, silty, fine SAND, trace gravel, trace organics and debris; metal irrigation 3 running east to west; drain pipe running west to south destroyed (SM). 4 Vashon Recessional Outwash Loose to medium dense, moist, orangish brown, silty, fine to medium SAND, some gravel; bedded 5 (SM). 6 7 Becomes very moist; slight seepage after 4 hours open. Vashon Lodgement Till 8 Dense to very dense, moist, gray, silty, fine SAND, some gray; unsorted diamict; excavates in clasts; difficult excavation (SM). 9 10 Vashon Advance Outwash 11 Dense, moist gray, fine SAND, trace silt; massive (SP). 12 Becomes very moist from infiltration test water; continues to bottom. 13 14 15 16 17 18 19 20 Bottom of exploration pit at depth 19 feet Slight seepage 14 to 14.5 feet at northeast corner. No caving. Infiltration test performed at 11 feet. 21 Logged by: JG Approved by: JHS Molnar Short Plat Edmonds, WA a s s o c i a t e c earth sciences i n c o r p o r a t e s Project No. 20200451 H001 10/18/21 Exhibit 19 - Green Packet Pg. 431 Planning & Development Received 09/07/2023 1.t APPENDIX 6 Laboratory Test Results Exhibit 19 - Green PLN2022-004 Packet Pg. 432 Planning & Development Received 09/07/2023 1.t n, W Z LL H Z W U W IZ 100 90 80 70 60 50 40 30 20 10 0 Particle Size Distribution Report 100 10 1 0.1 0.01 0.0( GRAIN SIZE - mm. I % ±3„ % Gravel % Sand % Fines Coarse Fine Coarse Medium Fine Silt Clay 0.0 1.7 1.1 0.4 17.2 77.6 2.0 c TEST RESULTS Opening Percent Spec." Pass? Size Finer (Percent) (X=Fail) V 100.0 3/4" 98.3 5/8" 98.0 1/2" 97.8 3/8" 97.6 #4 97.2 #8 96.9 #10 96.8 #20 95.0 #40 79.6 #60 23.9 #100 5.1 #200 2.0 #270 1.4 Material Description SAND, trace gravel, trace silt Atterberg Limits (ASTM D 4318) PL= NP LL= NV PI= Classification USCS (D 2487)= SP AASHTO (M 145)= A-3 Coefficients D90= 0.6326 D85= 0.5123 D60= 0.3497 D50= 0.3208 D30= 0.2675 D15= 0.2191 D10= 0.1945 Cu= 1.80 Cc= 1.05 Remarks Date Received: 10/22/2021 Date Tested: 10/28/2021 Tested By: CI Checked By: JG/JPL Title: (no specification provided) r Location: Onsite - Advance Outwash Date Sampled: 10/18/2021 Sample Number: IT-1 Depth: IV a s S o C i a t e d Client: Fernandez and Barnes LLC L B a r t h s c i e n c e S Project: Molnar Short Plat i i i n c o r p o r a t e d i Prniac4 Nn• 'J(YJOOAI;1 T-TO01 Finiira � Exhibit 19 - Green PLN2022-004 Packet Pg. 433 Planning & Development Received 09/07/2023 1.t APPENDIX C Infiltration Test Data Exhibit 19 - Green PLN2022-004 Packet Pg. 434 1.t Planning & Development Received 09/07/ O23 Project Name: Molnar Short Plat Water Source: Well Project Number: 20200451H001 Meter: FM-10 Date: 10/18/2021 Pit Area (sq. feet): 12 Weather: P. Cloudy, 50's Ring Area (sq. feet): N/A Test No.: I IT-1 Test Depth (feet): 11 Performed By: JJG Receptor Soils: Advance Outwash Time (24-hr) Flow Rate (gpm) Stage (feet) Totalizer (gallons) Comments 9:20 0 0 0 Flow on 9:24 3.30 0.24 0.0 FM not reading flow, switch FM 9:30 3.31 0.40 21.1 9:40 3.34 0.58 54.2 10:00 1.97 0.64 94.0 10:15 1.60 0.67 118.3 10:30 1.60 0.68 142.5 10:45 1.61 0.70 167.0 11:00 1.45 0.70 188.4 11:15 1.43 0.70 210.1 11:30 1.42 0.70 231.3 11:45 1.40 0.70 252.1 12:00 1.40 0.70 273.0 12:15 1.38 0.70 293.9 12:30 1.38 0.70 314.7 12:45 1.38 0.70 335.7 13:00 1.38 0.70 356.5 13:15 1.38 0.70 377.4 13:30 1.43 0.70 398.4 13:45 1.38 0.71 419.3 Slight caving caused stage increase 14:00 1.39 0.71 440.0 14:15 1.36 0.71 460.8 14:30 1.36 0.71 481.4 14:45 1.37 0.71 501.9 15:00 1.37 0.71 522.5 15:15 1.37 0.71 543.2 15:20 1.37 0.71 550.0 15:30 1.38 0.71 563.8 15:40 1.37 0.71 577.7 15:50 1.37 0.71 591.3 16:00 1.37 0.71 605.1 16:10 1.37 0.71 618.9 16:20 1.37 0.71 632.7 Flow off 16:22 0 0.68 632.7 16:24 0 0.66 632.7 16:26 0 0.62 632.7 16:28 0 0.58 632.7 16:30 0 0.55 632.7 16:32 0 0.52 632.7 16:34 0 0.50 632.7 16:36 0 0.48 632.7 16:38 0 0.45 632.7 16:40 0 0.42 632.7 16:42 0 0.39 632.7 16:44 0 0.36 632.7 16:46 0 0.32 632.7 16:48 0 0.28 632.7 16:49 0 0.24 632.7 Bottom of exposed staff gauge Average Infiltration Rate (in/hr) during last hour of inflow: 11.1 Average Infiltration Rate (in/hr) durine falline head: 13.3 Exhibit 19 - Green PLN2022-004 Packet Pg. 435 Planning & Development Received 09/07/2023GREENWALK PARK STORMWATER SITE PLAN REPORT APPENDIX C — STORMWATER OPERATION AND MAINTENANCE MANUAL Stormwater O&M will be submitted with the formal sitework permit application. 1.t Terraforma Design Group, Inc. Exhibit 19 - Green PLN2022-004 Packet Pg. 436 Planning & Development Received 09/07/2023GREENWALK PARK STORMWATER SITE PLAN REPORT APPENDIX D — POLLUTION SOURCE CONTROL PLAN 1.t Terraforma Design Group, Inc. Exhibit 19 - Green PLN2022-004 Packet Pg. 437 Planning & Development Received 09/07/2023 T E R R A F O R M A DESIGN GROUP E O LL POLLUTION SOURCE CONTROL BMP's s GREENWALK PARK LOCATION: 540 & 550 Edmonds Way Edmonds, WA 98020 PREPARED FOR: Fernandez & Barnes LLC 10529 NE 58th Street Kirkland, WA 98033 Contact: Steve Barnes Phone: (206) 550-9296 PREPARED BY: Terraforma Design Group, Inc. 5027 51st Avenue SW Seattle, WA 98136 Contact: Pedro DeGuzman, PE Phone: (206) 795-9023 Email: pedro@terraformadesigngroup.com Issue Date: 8/19/22 41F CIVIL ENGINEERING & LANDSCAPE ARCHITECTURE 5027 51st Avenue SW Seattle WA 98136 phone 206.923.0590 fax 206.923.3507 website www.terraformadesign rrooup.com Exhibit 19 - Green PLN2022-004 Packet Pg. 438 Planning & Development Received 09/07/2023 GREENWALK PARK POLLUTION SOURCE CONTROL PROGRAM TABLE OF CONTENTS 1. Project Description 2. Responsible Parties 3. Pollution Source Control 3 Exhibit 19 - Green PLN2022-004 Packet Pg. 439 1.t Planning & Development Received 09/07/2023 GREENWALK PARK POLLUTION SOURCE CONTROL PROGRAM 1. Project Description The proposed development consists of a new 16-lot, single-family housing development. The two existing single family parcels at 540 and 550 Edmonds Way, Edmonds, will be removed. Work will include building demolition, site clearing, grading, drainage, utilities and roadway improvements. The project will require private roadway improvements with shared access agreements. Drainage improvements will be required in accordance with City of Edmonds standards and the 2019 Stormwater Manual for Western Washington (2019 SWMMWW). Proposed facilities will include media filter vaults for runoff treatment and underground infiltration galleries and drywells for runoff flow control and management. This manual outlines the require Pollution Source Control requirements for the proposed single-family development in accordance with Volume IV of the 2019 SWMMWW. 2. Responsible Parties Fernandez & Barnes LLC 10529 NE 58t" Street Kirkland, WA 98033 Contact: Steve Barnes Phone: (206) 550-9296 Email: sbarnes@cornerstonearch.com Responsible for all onsite drainage and pollution prevention practices. A copy of this manual shall be retained onsite or within reasonable access to the site. It shall also be retained by the property owners and shall be transferred with the properties to any successors. Exhibit 19 - Green PLN2022-004 Packet Pg. 440 1.t Planning & Development Received 09/07/2023 GREENWALK PARK POLLUTION SOURCE CONTROL PROGRAM © IT Scratch DistO+e" 104 a Nosauna W.. k k N 1� < PINE PARK ' NEIGHBORHOOD zzaa, a Iry .mon540 Edds Way, w 's Edmonds. WA 98020 SITES ' =� 8 226TH ST. Sw r 776tM 51 SW v_ Edmonds G odw`II� WESTGATE 2287H ST. Sw h 228th st Sw 19 l 4 \ ao•• PCC Community �' 1 Markets ECni�rids= r SHERWOOD FOREST 11 f 11 l� TJ MaxxQ Maorona K•B Sct-o_ P 73Mh51 SW � • L � `� • roi - - Aquarium i..- Y >Imh 19W y Kruckeberq Botanic Garder VICINITY MAP SCALE: N.T.S. 540 8r 550 Edmonds Way, Edmonds, WA 98020 SW1/4 OF SW1/4 OF SEC. 25, T27N, R3E W.M. Snohomish County Exhibit 19 - Green PLN2022-004 Packet Pg. 441 Planning & Development 1.t Received 09/07/2023 GREENWALK PARK POLLUTION SOURCE CONTROL PROGRAM 3. Pollution Source Control Pollution source control is the application of pollution prevention practices on a developed site to reduce contamination of stormwater runoff at its source. BMPs and resource management systems are designed to reduce the amount of contaminants used and potentially discharged to the environment. This section contains language regarding pollution source controls that are specifically applicable to the site. The following is an outline of the required applicable Source Control Measures related to this single family housing development: S410 BMPs for Correcting Illicit Discharges to Storm Drains S453 BMPs for Formation of a Pollution Prevention Team S454 BMPs for Preventive Maintenance / Good Housekeeping S455 BMPs for Spill Prevention and Cleanup S457 BMPS for Inspections S458 BMPs for Record Keeping S417 BMPs for Maintenance of Stormwater Drainage and Treatment Systems S430 BMPs for Urban Streets S411 BMPs for Landscaping and Lawn / Vegetation Management S450 BMPs for Irrigation S438 BMPs for Construction Demolition S440 BMPs for Pet Waste S442 BMPs for Labeling Storm Drain Inlets On Your Property S443 BMPs for Fertilizer Application S451 BMPs for Building, Repair, Remodeling, Painting, and Construction Exhibit 19 - Green PLN2022-004 Packet Pg. 442 Planning & Development Received 09/07/2023 1.t S410 BMPs for Correcting Illicit Discharges to Storm Drains Description of Pollutant Sources: Illicit discharges are unpermitted sanitary or process wastewa- ter discharges to a storm sewer or to surface water, rather than to a sanitary sewer, industrial pro- cess wastewater, or other appropriate treatment. They can also include swimming pool water, filter backwash, cleaning solutions/washwaters, cooling water, etc. Experience has shown that illicit dis- charges are common, particularly in older buildings. Pollutant Control Approach: Identify and eliminate unpermitted discharges or obtain an N PDES permit, where necessary, particularly at industrial and commercial facilities. Applicable Operational BMPs: For all real properties, responsible parties must examine their plumbing systems to identify any potential illicit discharges. Review site plans, engineering drawings, or other sources of information for the plumbing systems on the property. . If an illicit discharge is suspected, trace the source using an appropriate method such as visual reconnaissance, smoke test, flow test, dye test with a nontoxic dye, or closed circuit television (CCTV) inspection. These tests are to be performed by qualified personnel such as a plumb- ing contractor. Note: Contact Ecology prior to performing a dye test which may result in a dis- charge to a receiving water. . If illicit connections are found, permanently plug or disconnect the connections. . Eliminate prohibited discharges to storm sewer, groundwater, or surface water. . Convey unpermitted discharges to a sanitary sewer if allowed by the local sewer authority, or to other approved treatment. Obtain all necessary permits for altering or repairing side sewers and plumbing fixtures. Restrictions on certain types of discharges, particularly industrial process waters, may require pretreatment of discharges before they enter the sanitary sewer. It is the responsibility of the property owner or business operator to obtain the necessary permits and to replace the con- nection. . Obtain appropriate state and local permits for these discharges. Recommended Additional Operational BMPs: At commercial and industrial facilities, conduct a survey of wastewater discharge connections to storm drains and to surface water as follows: 2019 Stormwater Management Manual for Western Washington Exhibit 19 - Green Volume /V - Chapter 1- Page 497 PLN2022-004 Packet Pg. 443 Planning & Development Received 09/07/2023 1.t Conduct a field survey of buildings, particularly older buildings, and other industrial areas to locate storm drains from buildings and paved surfaces. Note where these discharge. During non-stormwater conditions, inspect each storm drain for non-stormwater discharges. Record the locations of all non-stormwater discharges. Include all permitted discharges. If useful, prepare a map of each area. Show on the map the known location of storm sewers, sanitary sewers, and permitted and unpermitted discharges. Aerial photos may be useful. Check records such as piping schematics to identify known side sewer connections and show these on the map. Consider using smoke, dye, or chemical analysis tests to detect con- nections between two conveyance systems (e.g., process water and stormwater). If desir- able, conduct TV inspections of the storm drains and record the footage on videotape. Compare the observed locations of connections with the information on the map and revise the map accordingly. Note suspect connections that are inconsistent with the field survey. Identify all connections to storm sewers or to surface water and take the actions specified above as applicable BMPs. S453 BMPs for Formation of a Pollution Prevention Team The pollution prevention team should be responsible for implementing and maintaining all BMPs and treatment for the site. This team should be able to address any corrective actions needed on site to mitigate potential stormwater contamination. The team members should: • Consist of those people who are familiar with the facility and its operations. • Possess the knowledge and skills to assess conditions and activities that could impact storm - water quality at your facility, and who can evaluate the effectiveness of control measures. . Assign pollution prevention team staff to be on duty on a daily basis to cover applicable per- mittee facilities when those facilities are in operation. • Have the primary responsibility for developing and overseeing facility activities necessary to comply with stormwater requirements. • Have access to all applicable permit, monitoring, SWPPP, and other records. • Be trained in the operation, maintenance and inspections of all BMPs and reporting pro- cedures. • Establish responsibilities for inspections, operation, maintenance, and emergencies. • Regularly meet to review overall facility operations and BMP effectiveness. 2019 Stormwater Management Manual for Western Washington Exhibit 19 - Green Volume IV - Chapter 1- Page 498 PLN2022-004 Packet Pg. 444 Planning & Development Received 09/07/2023 1.t S454 BMPs for Preventive Maintenance / Good Housekeeping Preventative maintenance and good housekeeping practices reduce the potential for stormwater to come into contact with pollutants and can reduce maintenance intervals for the drainage system and sewer system. Applicable BMPs: Prevent the discharge of unpermitted liquid or solid wastes, process wastewater, and sewage to ground or surface water, or to storm drains that discharge to surface water, or to the ground. Conduct all oily parts cleaning, steam cleaning, or pressure washing of equipment or containers inside a building, or on an impervious contained area, such as a concrete pad. Dir- ect contaminated stormwater from such an area to a sanitary sewer where allowed by local sewer authority, or to other approved treatment. Promptly contain and cleanup solid and liquid pollutant leaks and spills including oils, solvents, fuels, and dust from manufacturing operations on an exposed soil, vegetation, or paved area. . If a contaminated surface must be pressure washed, collect the resulting washwater for proper disposal (usually involves plugging storm drains, or otherwise preventing discharge and pumping or vactoring up washwater, for discharge to sanitary sewer or for vactor truck transport to a waste water treatment plant for disposal). Do not hose down pollutants from any area to the ground, storm drains, conveyance ditches, or receiving water. Convey pollutants before discharge to a treatment system approved by the local jurisdiction. . Sweep all appropriate surfaces with vacuum sweepers quarterly, or more frequently as needed, for the collection and disposal of dust and debris that could contaminate stormwater Use mechanical sweepers, and manual sweeping as necessary to access areas that a vacuum sweeper can't reach to ensure that all surface contaminants are routinely removed. Do not pave over contaminated soil unless it has been determined that groundwater has not been and will not be contaminated by the soil. Call Ecology for assistance. . Construct impervious areas that are compatible with the materials handled. Portland cement concrete, asphalt, or equivalent material may be considered. Use drip pans to collect leaks and spills from industrial/commercial equipment such as cranes at ship/boat building and repair facilities, log stackers, industrial parts, trucks and other vehicles stored outside. . At industrial and commercial facilities, drain oil and fuel filters before disposal. Discard empty oil and fuel filters, oily rags, and other oily solid waste into appropriately closed and properly labeled containers, and in compliance with the Uniform Fire Code or International Building Code. For the storage of liquids use containers, such as steel and plastic drums, that are rigid and 2019 Stormwater Management Manual for Western Washington Exhibit 19 - Green Volume IV - Chapter 1- Page 499 PLN2022-004 Packet Pg. 445 Planning & Development Received 09/07/2023 1.t durable, corrosion resistant to the weather and fluid content, non -absorbent, water tight, rodent -proof, and equipped with a close fitting cover. For the temporary storage of solid wastes contaminated with liquids or other potential polluted materials use dumpsters, garbage cans, drums, and comparable containers, which are dur- able, corrosion resistant, non -absorbent, non -leaking, and equipped with either a solid cover or screen cover to prevent littering. If covered with a screen, the container must be stored under a roof or other form of adequate cover. Where exposed to stormwater, use containers, piping, tubing, pumps, fittings, and valves that are appropriate for their intended use and for the contained liquid. . Clean oils, debris, sludge, etc. from all stormwater facilities regularly, including catch basins, settling/detention basins, oil/water separators, boomed areas, and conveyance systems to prevent the contamination of stormwater. Refer to Ecology Requirements for Generators of Dangerous Wastes in 1-2.15 Other Requirements for references to assist in handling poten- tially dangerous waste. Promptly repair or replace all substantially cracked or otherwise damaged paved secondary containment, high -intensity parking, and any other drainage areas, subjected to pollutant material leaks or spills. Promptly repair or replace all leaking connections, pipes, hoses, valves, etc., which can contaminate stormwater. Do not connect floor drains in potential pollutant source areas to storm drains, surface water, or to the ground. Recommended BMPs: Where feasible, store potential stormwater pollutant materials inside a building or under a cover and/or containment. Minimize use of toxic cleaning solvents, such as chlorinated solvents, and other toxic chem- icals. Use environmentally safe raw materials, products, additives, etc. such as substitutes for zinc used in rubber production. • Recycle waste materials such as solvents, coolants, oils, degreasers, and batteries to the max- imum extent feasible. Contact Ecology's Hazardous Waste & Toxics Reduction Program at https://ecology.wa.gov/About-us/Get-to-know-us/Our-Programs/H azardous-Waste-Toxics- Reduction for recommendations on recycling or disposal of vehicle waste liquids and other waste materials. • Empty drip pans immediately after a spill or leak is collected in an uncovered area. . Stencil warning signs at stormwater catch basins and drains, e.g., "Dump no waste — Drains to waterbody". • Use solid absorbents, e.g., clay and peat absorbents and rags for cleanup of liquid spills/leaks, where practicable. Promptly repair/replace/reseal damaged paved areas at industrial facilities. 2019 Stormwater Management Manual for Western Washington Exhibit 19 - Green Volume IV - Chapter 1- Page 500 PLN2022-004 Packet Pg. 446 Planning & Development Received 09/07/2023 1.t Recycle materials, such as oils, solvents, and wood waste, to the maximum extent prac- ticable. Note: Evidence of stormwater contamination by oils and grease can include the presence of visible sheen, color, or turbidity in the runoff, or present or historical operational problems at the facility. Operators can use simple pH tests, for example with litmus or pH paper. These tests can screen for high or low pH levels (anything outside a 6.5-8.5 range) due to contamination in stormwater. S455 BMPs for Spill Prevention and Cleanup Description of Pollutant Sources: Spills and leaks can damage public infrastructure, interfere with sewage treatment, and cause a threat to human health or the environment. Spills are often pre- ventable if appropriate chemical and waste handling techniques are practiced effectively and the spill response plan is immediately implemented. Additional spill control requirements may be required based on the specific activity occurring on site. Applicable BMPs: Spill Prevention . Clearly label or mark all containers that contain potential pollutants. • Store and transport liquid materials in appropriate containers with tight -fitting lids. • Place drip pans underneath all containers, fittings, valves, and where materials are likely to spill or leak. • Use tarpaulins, ground cloths, or drip pans in areas where materials are mixed, carried, and applied to capture any spilled materials. . Train employees on the safe techniques for handling materials used on the site and to check for leaks and spills. Spill Plan Develop and implement a spill plan and update it annually or whenever there is a change in activities or staff responsible for spill cleanup. Post a written summary of the plan at areas with a high potential for spills, such as loading docks, product storage areas, waste storage areas, and near a phone. The spill plan may need to be posted at multiple locations. Describe the facility, including the owner's name, address, and telephone number; the nature of the facility activity; and the general types of chemicals used at the facility. Designate spill response employees to be on -site during business activities. Provide a current list of the names and telephone numbers (home and office) of designated spill response employees who are responsible for implementing the spill plan. Provide a site plan showing the locations of storage areas for chemicals, inlets/catch basins, spill kits and other relevant infrastructure or materials information. Describe the emergency cleanup and disposal procedures. Note the location of all spill kits in 2019 Stormwater Management Manual for Western Washington Exhibit 19 - Green Volume IV - Chapter 1- Page 501 PLN2022-004 Packet Pg. 447 Planning & Development Received 09/07/2023 1.t the spill plan. List the names and telephone numbers of public agencies to contact in the event of a spill Spill Cleanup Kits . Store all cleanup kits near areas with a high potential for spills so that they are easily access- ible in the event of a spill. The contents of the spill kit must be appropriate to the types and quantities of materials stored or otherwise used at the facility, and refilled when the materials are used. Spill kits must be located within 25 feet of all fueling/fuel transfer areas, including on- board mobile fuel trucks. Note: Ecology recommends that the kit(s) include salvage drums or containers, such as high density polyethylene, polypropylene or polyethylene sheet -lined steel; polyethylene or equi- valent disposal bags; an emergency response guidebook; safety gloves/clothes/equipment; shovels or other soil removal equipment; and oil containment booms and absorbent pads; all stored in an impervious container. Spill Cleanup and Proper Disposal of Waste • Stop, contain, and clean up all spills immediately upon discovery. . Implement the spill plan immediately. . Contact the designated spill response employees. • Block off and seal nearby inlets/catch basins to prevent materials from entering the drainage system or combined sewer. . Use the appropriate material to cleanup the spill. Do not use emulsifiers or dispersants such as liquid detergents or degreasers unless disposed of proplerly. Emulsifiers and dispersants are not allowed to be used on surface water, or in a place where they may enter storm drains, surface waters, treatments systems, or sanitary sewers. . Immediately notify Ecology and the local jurisdiction if a spill has reached or may reach a san- itary or storm sewer, ground water, or surface water. Notification must comply with state and federal spill reporting requirements. Do not wash absorbent material into interior floor drains or inlets/catch basins. . Place used spill control materials inappropriate containers and dispose of according to reg- ulations. 2019 Stormwater Management Manual for Western Washington Exhibit 19 - Green Volume IV - Chapter 1- Page 502 PLN2022-004 Packet Pg. 448 Planning & Development Received 09/07/2023 1.t S457 BMPS for Inspections Qualified personnel shall conduct inspections monthly. Make and maintain a record of each inspec- tion on -site. The following requirements apply to inspections: Be conducted by someone familiar with the facility's site, operations, and BMPs. . Verify the accuracy of the pollutant source descriptions in the SWPPP. . Assess all BMPs that have been implemented for effectiveness and needed maintenance and locate areas where additional BMPs are needed. Reflect current conditions on the site. . Include written observations of the presence of floating materials, suspended solids, oil and grease, discoloration, turbidity and odor in the stormwater discharges; in outside vehicle main- tenance/repair; and liquid handling, and storage areas. In areas where acid or alkaline mater- ials are handled or stored use a simple litmus or pH paper to identify those types of stormwater contaminants where needed. Eliminate or obtain a permit for unpermitted non-stormwater discharges to storm drains or receiving waters, such as process wastewater and vehicle/equipment washwater. . Identify actions to address inspection deficiencies. S458 BMPs for Record Keeping See the applicable permit for specific record -keeping requirements and retention schedules for the following reports. At a minimum, retain the following reports for five years: . Inspection reports which should include: Time and date of the inspection Locations inspected Statement on status of compliance with the permit Summary report of any remediation activities required Name, title, and signature of person conducting the inspection 2019 Stormwater Management Manual for Western Washington Exhibit 19 - Green Volume IV - Chapter 1- Page 503 PLN2022-004 Packet Pg. 449 Planning & Development Received 09/07/2023 1.t Reports on spills of oil or hazardous substances in greater than Reportable Quantities (Code of Federal Regulations Title 40 Parts 302.4 and 117). Report spills of the following: antifreeze, oil, gasoline, or diesel fuel, that cause: o A violation of the State of Washington's Water Quality Standards. A film or sheen upon or discoloration of the waters of the State or adjoining shorelines. A sludge or emulsion to be deposited beneath the surface of the water or upon adjoin- ing shorelines. To report a spill or to determine if a spill is a substance of a Reportable Quantity, call the Eco- logy regional office and ask for an oil spill operations or a dangerous waste specialist: • Northwest Region (425)649-7000 • Southwest Region (360)407-6300 • Eastern Region (509)329-3400 • Central Region (509) 575-2490 In addition, call the Washington Emergency Management Division at 1-800-258-5990 or 1- 800-OILS-911 AND the National Response Center at 1-800-424-8802. Also, refer to Focus on Emergency Spill Response (Ecology, 2009). The following is additional recommended record keeping: Maintain records of all related pollutant control and pollutant generating activities such as training, materials purchased, material use and disposal, maintenance performed, etc. 2019 Stormwater Management Manual for Western Washington Exhibit 19 - Green Volume IV - Chapter 1- Page 504 PLN2022-004 Packet Pg. 450 Planning & Development Received 09/07/2023 1.t S417 BMPs for Maintenance of Stormwater Drainage and Treatment Systems Description of Pollutant Sources: Facilities include roadside catch basins on arterials and within residential areas, conveyance systems, detention facilities such as ponds and vaults, oil/water sep- arators, biofilters, settling basins, infiltration systems, and all other types of stormwater treatment sys- tems presented in Volume V. Oil and grease, hydrocarbons, debris, heavy metals, sediments and contaminated water are found in catch basins, oil and water separators, settling basins, etc. Pollutant Control Approach: Provide maintenance and cleaning of debris, sediments, and other pollutants from stormwater collection, conveyance, and treatment systems to maintain proper oper- ation. 2019 Stormwater Management Manual for Western Washington Exhibit 19 - Green Volume IV - Chapter 3 - Page 516 PLN2022-004 Packet Pg. 451 Planning & Development Received 09/07/2023 1.t Applicable Operational BMPs: Maintain stormwater treatment facilities per the operations and maintenance (O&M) procedures presented in Appendix V-A: BMP Maintenance Tables in addition to the following BMPs: . Inspect and clean treatment BMPs, conveyance systems, and catch basins as needed, and determine necessary O&M improvements. Promptly repair any deterioration threatening the structural integrity of stormwater facilities. These include replacement of clean -out gates, catch basin lids, and rock in emergency spill- ways. Ensure adequacy of storm sewer capacities and prevent heavy sediment discharges to the sewer system. Regularly remove debris and sludge from BMPs used for peak -rate control, treatment, etc. and discharge to a sanitary sewer if approved by the sewer authority, or truck to an appro- priate local or state government approved disposal site. Clean catch basins when the depth of deposits reaches 60 percent of the sump depth as measured from the bottom of basin to the invert of the lowest pipe into or out of the basin. However, in no case should there be less than six inches clearance from the debris surface to the invert of the lowest pipe. Some catch basins (for example, WSDOT's Catch Basin Type 1L W( SDOT, 2011)) may have as little as 12 inches sediment storage below the invert. These catch basins need frequent inspection and cleaning to prevent scouring. Where these catch basins are part of a stormwater collection and treatment system, the system owner/operator may choose to concentrate maintenance efforts on downstream control devices as part of a systems approach. Properly dispose of all solids, polluted material, and stagnant water collected through system cleaning. Do not decant water back into the drainage system from eductor trucks or vacuum equipment since there may be residual contaminants in the cleaning equipment. Do not jet material downstream into the public drainage system. . Clean woody debris in a catch basin as frequently as needed to ensure proper operation of the catch basin. Post warning signs; "Dump No Waste -Drains to Ground Water," "Streams," "Lakes," or emboss on or adjacent to all storm drain inlets where possible. . Disposal of sediments and liquids from the catch basins must comply with Appendix IV-B: Manaaement of Street Waste Solids and Liquids. 2019 Stormwater Management Manual for Western Washington Exhibit 19 - Green Volume IV - Chapter 3 - Page 517 PLN2022-004 Packet Pg. 452 Planning & Development Received 09/07/2023 1.t S430 BMPs for Urban Streets Description of Pollutant Sources: Urban streets can be the source of vegetative debris, paper, fine dust, vehicle liquids, tire and brake wear residues, heavy metals (lead and zinc), soil particles, 2019 Stormwater Management Manual for Western Washington Exhibit 19 - Green Volume IV - Chapter 3 - Page 518 PLN2022-004 Packet Pg. 453 Planning & Development Received 09/07/2023 1.t ice control salts, domestic wastes, lawn chemicals, and vehicle combustion products. Street surface contaminants contain significant concentrations of particle sizes less than 250 microns (Sartor and Boyd, 1972). Pollutant Control Approach: Conduct efficient street sweeping where and when appropriate to minimize the contamination of stormwater. Do not wash street debris into storm drains. Facilities not covered under the Industrial Stormwater General Permit may consider a minimum amount of water washing of streets. All facilities must comply with their local stormwater require- ments for discharging to storm sewers. Municipal NPDES permittees are required to limit street wash water discharges and may have special conditions or treatment requirements. Recommended BMPs: For maximum stormwater pollutant reductions on curbed streets and high volume parking lots, use efficient vacuum sweepers. Note: High -efficiency street sweepers utilize strong vacuums and the mechanical action of main and gutter brooms combined with an air filtration system that only returns clean air to the atmosphere (i. e., filters very fine particulates). They sweep dry and use no water since they do not emit any dust. High -efficiency vacuum sweepers have the capability of removing 80 percent or more of the accumulated street dirt particles whose diameters are less than 250 microns (Sutherland et al., 1998). This assumes pavements under good condition and reasonably expected accu- mulation conditions. For moderate stormwater pollutant reductions on curbed streets use regenerative air sweep- ers or tandem sweeping operations. Note: A tandem sweeping operation involves a single pass of a mechanical sweeper followed immediately by a single pass of a vacuum sweeper or regenerative air sweeper. A regenerative air sweeper blows air down on the pavement to entrain particles and uses a return vacuum to transport the material to the hopper. These operations usually use water to control dust. This reduces their ability to pick up fine particulates. These types of sweepers have the capability of removing approximately 25 to 50 percent of the accumulated street dirt particles whose diameters are less than 250 microns. (Sutherland et a/., 1998). This assumes pavements under good conditions and typical accumulation con- ditions. For minimal stormwater pollutant reductions on curbed streets use mechanical sweepers Note: The industry refers to mechanical sweepers as broom sweepers and uses the mechanical action of main and gutter brooms to throw material on a conveyor belt that transports it to the hopper. These sweepers usually use water to control dust. This reduces their ability to pick up fine particulates. 2019 Stormwater Management Manual for Western Washington Exhibit 19 - Green Volume IV - Chapter 3 - Page 519 PLN2022-004 Packet Pg. 454 Planning & Development Received 09/07/2023 1.t Mechanical sweepers have the capability of removing only 10 to 20 percent of the accu- mulated street dirt particles whose diameters are less than 250 microns (Sutherland et al., 1998). This assumes pavements under good condition and the most favorable accumulation conditions. Conduct vacuum sweeping at optimal frequencies. Optimal frequencies are those scheduled sweeping intervals that produce the most cost-effective annual reduction of pollutants nor- mally found in stormwater and can vary depending on land use, traffic volume, receiving water, and rainfall patterns. . Train operators in those factors that result in optimal pollutant removal. These factors include sweeper speed, brush adjustment and rotation rate, sweeping pattern, maneuvering around parked vehicles, and interim storage and disposal methods. . Consider the use of periodic parking restrictions in low to medium density single-family res- idential areas to ensure the sweeper's ability to sweep along the curb. . Establish programs for prompt vacuum sweeping, removal, and disposal of debris from spe- cial events that will generate higher than normal loadings. . Disposal of street sweeping solids must comply with Appendix IV-B: Management of Street Waste Solids and Liquids. . Consider developing ordinances that prohibit citizens from putting yard debris in the street gut- ters, or doing vehicle maintenance on the street. . Provide incentives to property owners for installing permeable pavement parking areas and driveways. . Consider installing catch basin inserts in high use areas to remove trash and yard debris before it enters the system. . Implement a storm drain stenciling program to label and educate the public not to dump mater- ials into storm drains or onto sidewalks, streets, parking lots, and gutters. . Provide household hazardous waste collection and used oil recycling for citizens to avoid illegal dumping. 2019 Stormwater Management Manual for Western Washington Exhibit 19 - Green Volume IV - Chapter 3 - Page 520 PLN2022-004 Packet Pg. 455 Planning & Development Received 09/07/2023 1.t S411 BMPs for Landscaping and Lawn / Vegetation Management Description of Pollutant Sources: Landscaping can include grading, soil transfer, vegetation planting, and vegetation removal. Examples include weed control on golf course lawns, access roads, and utility corridors and during landscaping; and residential lawn/plant care. Proper man- agement of vegetation can minimize excess nutrients and pesticides. 2019 Stormwater Management Manual for Western Washington Exhibit 19 - Green Volume IV - Chapter 4 - Page 523 PLN2022-004 Packet Pg. 456 Planning & Development Received 09/07/2023 1.t Pollutant Control Approach: Maintain appropriate vegetation to control erosion and the dis- charge of stormwater pollutants. Prevent debris contamination of stormwater. Where practicable, grow plant species appropriate for the site, or adjust the soil properties of the site to grow desired plant species. Applicable BMPs: . Install engineered soil/landscape systems to improve the infiltration and regulation of storm - water in landscaped areas. • Select the right plants for the planting location based on proposed use, available main- tenance,soil conditions, sun exposure, water availability, height, sight factors, and space avail- able. • Ensure that plants selected for planting are not on the noxious weed list. For example, but- terfly bush often gets planted as an ornamental but is actually on the noxious weed list. The Washington State Noxious Weed List can be found at the following webpage: https://www.nwcb.wa.gov/printable-noxious-weed-list • Do not dispose of collected vegetation into waterways or storm sewer systems. • Do not blow vegetation or other debris into the drainage system. • Dispose of collected vegetation such as grass clippings, leaves, sticks by composting or recyc- ling. • Remove, bag, and dispose of class A & B noxious weeds in the garbage immediately. • Do not compost noxious weeds as it may lead to spreading through seed or fragment if the composting process is not hot enough. Use manual and/or mechanical methods of vegetation removal (pincer -type weeding tools, flame weeders, or hot water weeders as appropriate) rather than applying herbicides, where practical. Use at least an eight -inch "topsoil" layer with at least 8 percent organic matter to provide a suf- ficient vegetation -growing medium. Organic matter is the least water-soluble form of nutrients that can be added to the soil. Composted organic matter generally releases only between 2 and 10 percent of its total nitrogen annually, and this release corresponds closely to the plant growth cycle. Return natural plant debris and mulch to the soil, to continue recycling nutrients indef- initely. . Select the appropriate turfgrass mixture for the climate and soil type. Certain tall fescues and rye grasses resist insect attack because the symbiotic endo- phytic fungi found naturally in their tissues repel or kill common leaf and stem -eating lawn insects. 2019 Stormwater Management Manual for Western Washington Exhibit 19 - Green Volume IV - Chapter 4 - Page 524 PLN2022-004 Packet Pg. 457 Planning & Development Received 09/07/2023 1.t ■ The fungus causes no known adverse effects to the host plant or to humans Tall fescues and rye grasses do not repel root -feeding lawn pests such as Crane Fly larvae. ■ Tall fescues and rye grasses are toxic to ruminants such as cattle and sheep Endophytic grasses are commercially available; use them in areas such as parks or golf courses where grazing does not occur. Local agricultural or gardening resources such as Washington State University Exten- sion office can offer advice on which types of grass are best suited to the area and soil type. Use the following seeding and planting BMPs, or equivalent BMPs, to obtain information on grass mixtures, temporary and permanent seeding procedures, maintenance of a recently planted area, and fertilizer application rates: BMP C120: Temporary and Permanent Seedil BMP C121: Mulching, BMP C123: Plastic Covering, and BMP C124: Sodding. . Adjusting the soil properties of the subject site can assist in selection of desired plant species Consult a soil restoration specialist for site -specific conditions. Recommended Additional BMPs: . Conduct mulch -mowing whenever practicable. . Use native plants in landscaping. Native plants do not require extensive fertilizer or pesticide applications. Native plants may also require less watering. Use mulch or other erosion control measures on soils exposed for more than one week during the dry season (May 1 to September 30) or two days during the rainy season (October 1 to April 30). . Till a topsoil mix or composted organic material into the soil to create a well -mixed transition layer that encourages deeper root systems and drought -resistant plants. . Apply an annual topdressing application of 3/8" compost. Amending existing landscapes and turf systems by increasing the percent organic matter and depth of topsoil can: Substantially improve the permeability of the soil. Increase the disease and drought resistance of the vegetation. Reduces the demand for fertilizers and pesticides. . Disinfect gardening tools after pruning diseased plants to prevent the spread of disease. . Prune trees and shrubs in a manner appropriate for each species. . If specific plants have a high mortality rate, assess the cause and replace with another more appropriate species. . When working around and below mature trees, follow the most current American National Standards Institute (ANSI) ANSI A300 standards (see 2019 Stormwater Management Manual for Western Washington Exhibit 19 - Green Volume /V - Chapter 4 - Page 525 PLN2022-004 Packet Pg. 458 Planning & Development Received 09/07/2023 1.t ://www.tcia.orci/TCIA/BUSINESS/ANSI A300 Standards /TCIA/BUSINESS/A300 Standards/A300 Standards. aspx?h key= 202ff566-4364-4686-b7cl -2a365af59669) and International Society of Arboriculture BMPs to the extent practicable (e.g., take care to min- imize any damage to tree roots and avoid compaction of soil). . Monitor tree support systems (stakes, guys, etc.). Repair and adjust as needed to provide support and prevent tree damage. Remove tree supports after one growing season or maximum of 1 year. Backfill stake holes after removal. . When continued, regular pruning (more than one time during the growing season) is required to maintain visual sight lines for safety or clearance along a walk or drive, consider relocating the plant to a more appropriate location. . Make reasonable attempts to remove and dispose of class C noxious weeds. . Re -seed bare turf areas until the vegetation fully covers the ground surface. Watch for and respond to new occurrences of especially aggressive weeds such as Him- alayan blackberry, Japanese knotweed, morning glory, English ivy, and reed canary grass to avoid invasions. . Plant and protect trees per BMP T5.16: Tree Retention and Tree Planting. . Aerate lawns regularly in areas of heavy use where the soil tends to become compacted. Con- duct aeration while the grasses in the lawn are growing most vigorously. Remove layers of thatch greater than 3/4-inch deep. . Set the mowing height at the highest acceptable level and mow at times and intervals designed to minimize stress on the turf. Generally mowing only 1/3 of the grass blade height will prevent stressing the turf. O Mowing is a stress -creating activity for turfgrass. Grass decreases its productivity when mowed too short and there is less growth of roots and rhizomes. The turf becomes less tolerant of environmental stresses, more dis- ease prone and more reliant on outside means such as pesticides, fertilizers, and irrig- ation to remain healthy. Additional BMP Information: King County's Best Management Practices for Golf Course Development and Operation (King County, 1993) has additional BMPs for Turfgrass Maintenance and Operation. King County, Seattle Public Utilities, and the Saving Water Partnership have created the fol- lowing natural lawn and garden care resources that include guidance on building healthy soil with compost and mulch, selecting appropriate plants, watering, using alternatives to pesti- cides, and implementing natural lawn care techniques. 2019 Stormwater Management Manual for Western Washington Exhibit 19 - Green Volume IV - Chapter 4 - Page 526 PLN2022-004 Packet Pg. 459 Planning & Development Received 09/07/2023 1.t ■ Natural Yard Care -Five steps to make your piece of the planet a healthier place to live (King County and SPU, 2008) ■ The Natural Lawn & Garden Series: Smart Watering (Saving Water Partnership, 2006) ■ Natural Lawn Care for Western Washington (Saving Water Partnership, 2007) ■ The Natural Lawn & Garden Series: Growing Healthy Soil; Choosing the Right Plants; and Natural Pest, Weed and Disease Control (Saving Water Partnership, 2012) The International Society of Arboriculture (ISA) is a group that promotes the professional prac- tice of arboriculture and fosters a greater worldwide awareness of the benefits of trees through research, technology, and education. ISA standards used for managing trees, shrubs, and other woody plants are the American National Standards Institute (ANSI) A300 standards. The ANSI A300 standards are voluntary industry consensus standards developed by the Tree Care Industry Association (TC IA) and written by the Accredited Standards Com- mittee (ASC). The ANSI standards can be found on the ISA website: www.isa-arbor.- com/education/publications/index.aspx Washington State University's Gardening in Washington State website at http://garden- ing.wsu.edu contains Washington State specific information about vegetation management based on the type of landscape. See the Pacific Northwest Plant Disease Management Handbook (Pscheidt and Ocamb 2016) for information on disease recognition and for additional resources. 2019 Stormwater Management Manual for Western Washington Exhibit 19 - Green Volume IV - Chapter 4 - Page 527 PLN2022-004 Packet Pg. 460 Planning & Development Received 09/07/2023 1.t S450 BMPs for Irrigation Description of Pollutant Sources: Irrigation consists of discharges from irrigation water lines, landscape irrigation, and lawn or garden watering. Excessive watering can lead to discharges of chlorinated potable water runoff into drainage systems; it can also cause erosion; and negatively affect plant health. Improper irrigation can encourage pest problems, leach nutrients, and make a lawn completely dependent on artificial watering. Mosquito breeding habitats may form through excessive watering. Pollutant Control Approach: Limit the amount and location of watering to prevent runoff and dis- charges to drainage systems. Applicable Operational BMPs: . Irrigate with the minimum amount of water needed. Never water at rates that exceed the infilt- ration rate of the soil. . Maintain all irrigation systems so that irrigation water is applied evenly and where it is needed . Ensure sprinkler systems do not overspray vegetated areas resulting in excess water dis- charging into the drainage system. . Inspect irrigated areas for excess watering. Adjust watering times and schedules to ensure that the appropriate amount of water is being used to minimize runoff. Consider factors such as soil structure, grade, time of year, and type of plant material in determining the proper amounts of water for a specific area. . Inspect irrigated areas regularly for signs of erosion and/or discharge. . Place sprinkler systems appropriately so that water is not being sprayed on impervious sur- faces instead of vegetation. . Repair broken or leaking sprinkler nozzles as soon as possible. . Appropriately irrigate lawns based on the species planted, the available water holding capa- city of the soil, and the efficiency of the irrigation system. The depth from which a plant normally extracts water depends on the rooting depth of the plant. Appropriately irrigated lawn grasses normally root in the top 6 to 12 inches of soil; lawns irrigated on a daily basis often root only in the top 1 inch of soil. Do not irrigate plants during or immediately after fertilizer application. The longer the period between fertilizer application and irrigation, the less fertilizer runoff occurs. Do not irrigate plants during or immediately after pesticide application (unless the pesticide label directs such timing). Reduce frequency and / or intensity of watering as appropriate for the wet season (October 1 to April 30). 2019 Stormwater Management Manual for Western Washington Exhibit 19 - Green Volume /V - Chapter 4 - Page 535 PLN2022-004 Packet Pg. 461 Planning & Development Received 09/07/2023 1.t Place irrigation systems to ensure that plants receive water where they need it. For example, do not place irrigation systems downgradient of plant's root zones on hillsides. Recommended Operational BMPs: . Add a tree bag or slow -release watering device (e.g., bucket with a perforated bottom) for watering newly installed trees when irrigation system is not present. Water deeply, but infrequently, so that the top 6 to 12 inches of the root zone is moist. Use soaker hoses or spot water with a shower type wand when an irrigation system is not present. O Pulse water to enhance soil absorption, when feasible. Pre -moisten soil to break surface tension of dry or hydrophobic soils/mulch, followed by several more passes. With this method, each pass increases soil absorption and allows more water to infiltrate prior to runoff. . Identify trigger mechanisms for drought -stress (e.g., leaf wilt, leaf senescence, etc.) of dif- ferent species and water immediately after initial signs of stress appear. • Water during drought conditions or more often if necessary to maintain plant cover. . Adjust irrigation frequency / intensity as appropriate after plant establishment. • Annually inspect irrigation systems to ensure: o That there are no blockages of sprayer nozzles. Sprayer nozzles are rotating as appropriate. Sprayer systems are still aligned with the plant locations and root zones. Consult with the local water utility, Conservation District, or Cooperative Extension office to help determine optimum irrigation practices. Do not use chemigation and fertigation in irrigation systems. This will help avoid over applic- ation of pesticides and fertilizers. 2019 Stormwater Management Manual for Western Washington Exhibit 19 - Green Volume IV - Chapter 4 - Page 536 PLN2022-004 Packet Pg. 462 Planning & Development Received 09/07/2023 1.t S438 BMPs for Construction Demolition Description of Pollutant Sources: This activity applies to removal of existing buildings and other structures by controlled explosions, wrecking balls, or manual methods, and subsequent clearing of 2019 Stormwater Management Manual for Western Washington Exhibit 19 - Green Volume IV - Chapter 7 - Page 599 PLN2022-004 Packet Pg. 463 Planning & Development Received 09/07/2023 1.t the rubble. The loose debris may contaminate stormwater. Pollutants of concern include toxic organic compounds, hazardous wastes, high pH, heavy metals, and suspended solids. Pollutant Control Approach: Do not expose hazardous materials to stormwater. Regularly clean up debris that can contaminate stormwater. Protect the drainage system from dirty runoff and loose particles. Sweep paved surfaces daily. Educate employees about the need to control site activities. Applicable Operational BMPs: . Identify, remove, and properly dispose of hazardous substances from the building before beginning construction demolition activities that could expose them to stormwater. Such sub- stances could include PCBs, asbestos, lead paint, mercury switches, and electronic waste. Educate employees about the need to control site activities to prevent stormwater pollution, and also train them in spill cleanup procedures. Keep debris containers, dumpsters, and debris piles covered. Place storm drain covers, or a similarly effective containment device, on all nearby drains to prevent dirty runoff and loose particles from entering the drainage system. Place the covers (or devices) at the beginning of the workday. Collect and properly dispose of the accumulated materials before removing the covers (or devices) at the end of the workday. Use dikes, berms, or other methods to protect overland discharge paths from runoff if stormwater drains are not present. Sweep street gutters, sidewalks, driveways, and other paved surfaces in the immediate area of the demolition at the end of each workday. Collect and properly dispose of loose debris and garbage. Lightly spray water (such as from a hydrant or water truck) throughout the site to help control windblown fine materials such as soil, concrete dust, and paint chips. Control the amount of dust control water so that runoff from the site does not occur, yet dust control is achieved. Do not use oils for dust control. Suggested Operational BMPs: Construct a screen to prevent stray building materials and dust from escaping the area during demolition. Size and orient the screen to capture wind-blown materials and contain them onsite. Schedule demolition to take place at a dry time of the year to prevent stormwater runoff from the demolition site. 2019 Stormwater Management Manual for Western Washington Exhibit 19 - Green Volume IV - Chapter 7 - Page 600 PLN2022-004 Packet Pg. 464 Planning & Development Received 09/07/2023 1.t S440 BMPs for Pet Waste Description of Pollutant Sources: Pets and pet -care can generate pollutants from waste, animal washing, and cage or kennel cleaning. Pet waste that washes into lakes, streams or Puget Sound begins to decay, using up oxygen and releasing ammonia. Low oxygen levels and ammonia com- bined with warm water can kill fish. Pet waste also contains nutrients that encourage weed and algae growth, and contribute to low oxygen and high pH in waters we use for swimming, boating and fishing. Most importantly, pet waste can carry viruses and bacteria that could cause disease and lead to beach or shellfish harvesting closures. Pollutant Control Approach: Use a plastic bag or pooper scooper to clean up after pets. Properly dispose of pet waste. Recommended Operational BMPs for Pet Owners . Regularly pickup and dispose of pet waste deposited on walks and at home. Put pet waste in a securely closed bag and deposit it in the trash. Do not place pet waste in yard waste containers because pet waste may carry diseases, and composting may not kill dis- ease -causing organisms. Do not compost or use pet waste as fertilizer. Harmful bacteria, worms, and parasites that can transmit disease can live in the soil for years even after the solid portion of the pet waste has dissolved. Do not dispose of unused pet pharmaceuticals in a storm drain, in a toilet, or down a sink. Check with your local refuse collector for proper disposal locations of pet medications. When cleaning out cages and kennels, dispose of wash water down the toilet or a mop sink. Otherwise, wash directly over lawn areas or make sure the wash water drains to a vegetated area. . Bathe pets indoors or in a manner that wash water won't be discharged to storm drains, ditches, or surface waters of the state. Rcommended Operational BMPs for Recreation Areas and Multi -Family Properties . Post signs at recreation areas and multi -family properties (that allow pets) reminding res- idents and visitors to pick up after their pets. Carefully consider the placement of pet waste stations at recreation sites and near multi -fam- ily properties that allow pets. Choose locations convenient for dog walkers to pick up a bag at the start of their walk and locations for them to dispose of it at mid -walk or at the end of their walk. Check pet waste stations on a regular basis to keep pet waste bags stocked and disposal sta- tions empty. Consider signage to keep regular trash out of pet waste disposal stations to avoid filling them too quickly. Make sure pet waste disposal stations have a cover to keep out water. . At multi -family properties with roof -top dog runs, ensure that stormwater from the dog run is 2019 Stormwater Management Manual for Western Washington Exhibit 19 - Green Volume IV - Chapter 7 - Page 601 PLN2022-004 Packet Pg. 465 Planning & Development Received 09/07/2023 1.t not discharged to the stormwater system. Check with the local jurisdiction regarding roof -top dog run connections to sanitary sewer. 2019 Stormwater Management Manual for Western Washington Exhibit 19 - Green Volume IV - Chapter 7 - Page 602 PLN2022-004 Packet Pg. 466 Planning & Development Received 09/07/2023 1.t Figure IV-7.5: Example of a Pet Waste Station DEPARTMENT OF ECOLOGY State of Washington Example of a Pet Waste Station Revised May 2019 2019 Stormwater Management Manual for Western Washington Exhibit 19 - Green Volume IV - Chapter 7 - Page 603 PLN2022-004 Packet Pg. 467 Planning & Development Received 09/07/2023 1.t S442 BMPs for Labeling Storm Drain Inlets On Your Property Description of Pollutant Sources: Waste materials dumped into storm drain inlets can have severe impacts on receiving waters. Posting notices regarding discharge prohibitions at storm drain inlets can prevent waste dumping. Storm drain signs and stencils are highly visible source controls that are typically placed directly adjacent to storm drain inlets. Pollutant Control Approach: The stencil, affixed sign, or metal grate contains a brief statement that prohibits dumping of improper materials into the urban runoff conveyance system. Storm drain messages have become a popular method of alerting the public about the effects of and the pro- hibitions against waste disposal. Applicable Operational BMPs: Label storm drain inlets in residential, commercial, industrial areas, and any other areas where contributions or dumping to storm drains is likely. . Stencil or apply storm drain markers adjacent to storm drain inlets to help prevent the improper disposal of pollutants. Or, use a storm drain grate stamped with warnings against pol- luting. . Place the marker in clear sight facing toward anyone approaching the inlet from either side. Use a brief statement and/or graphical icons to discourage illegal dumping. Examples include: • "No Dumping — Drains to Stream" • "No Pollutants — Drains to Puget Sound" • "Dump No Waste — Drains to Lake" • "No Dumping — Puget Sound Starts Here" Check with your local government agency to find out if they have approved specific signage and / or storm drain message placards for use. Consult the local agency stormwater staff to determine specific requirements for placard types and methods of application. Maintain the legibility of markers and signs. Signage on top of curbs tends to weather and fade. Signage on face of curbs tends to be worn by contact with vehicle tires and sweeper brooms. When painting stencils or installing markers, temporarily block the storm drain inlet so that no pollutants are discharged from the labeling activities. Optional Operational BMPs: Use a stencil in addition to a storm drain marker or grate to increase visibility of the message. Reference for this BMP: (CASQA, 2003 2019 Stormwater Management Manual for Western Washington Exhibit 19 - Green Volume IV - Chapter 7 - Page 604 PLN2022-004 Packet Pg. 468 Planning & Development Received 09/07/2023 1.t DEPARTMENT OF ECOLOGY State of Washington Figure IV-7.6: Storm Drain Inlet Labels � If, kkk) . _ . 1.?.A. .. �Sr �.. ►fir .-rrar.�� 1 Storm Drain Inlet Labels Revised October 2017 Please see http:IAvww.ecy.wa.gov/copyright.html for copyright notice including permissions, limitation of liability, and disclaimer. 2019 Stormwater Management Manual for Western Washington Exhibit 19 - Green Volume IV - Chapter 7 - Page 605 PLN2022-004 Packet Pg. 469 Planning & Development Received 09/07/2023 1.t S443 BMPs for Fertilizer Application Description of Pollutant Sources: Poor application of fertilizers can cause appreciable storm - water contamination. Fertilizers can leach phosphorous, nitrogen, and coliform bacteria. Fertilizers can contribute to algae blooms, increase nutrient concentrations, and deplete oxygen in receiving waters. Pollutant Control Approach: Minimize the amount of fertilizer necessary to maintain vegetation Control the application of fertilizer to prevent the discharge of stormwater pollution. Applicable Operational BMPs: . Apply the minimum amount of slow -release fertilizer necessary to achieve successful plant establishment. • Do not fertilize when the soil is dry or during a drought. . Never apply fertilizers if it is raining or about to rain. • Do not apply fertilizers within three days prior to predicted rainfall. The longer the period between fertilizer application and either rainfall or irrigation, the less fertilizer runoff occurs. • Determine the proper fertilizer application for the types of soil and vegetation involved. • Follow manufacturers' recommendations and label directions. . Train employees on the proper use and application of fertilizers. • Keep fertilizer granules off impervious surfaces. Clean up any spills immediately. Do not hose down to a storm drain, conveyance ditch, or water body. . If possible, do not fertilize areas within 100 feet of water bodies including wetlands, ponds, and streams. . Avoid fertilizer applications in stormwater ditches, stormwater facilities, and drainage sys- tems. . In areas that drain to sensitive water bodies, apply no fertilizer at commercial and industrial facilities, to grass swales, filter strips, or buffer areas unless approved by the local jurisdiction. • Use slow release fertilizers such as methylene urea, isobutylidene, or resin coated fertilizers when appropriate, generally in the spring. Use of slow release fertilizers is especially import- ant in areas with sandy or gravelly soils. . Apply fertilizers in amounts appropriate for the target vegetation and at the time of year that minimizes losses to surface and ground waters. Time the fertilizer application to periods of maximum plant uptake. Ecology generally recom- mends application in the fall and spring, although Washington State University turf specialists recommend four fertilizer applications per year. Do not use turf fertilizers containing phosphorous unless a soil sample analysis taken within 2019 Stormwater Management Manual for Western Washington Exhibit 19 - Green Volume IV - Chapter 7 - Page 606 PLN2022-004 Packet Pg. 470 Planning & Development Received 09/07/2023 1.t the past 36 months indicates the soil of the established lawn is deficient in phosphorus. For more information about restrictions on turf fertilizers containing phosphorus, see the following website: https:Hagr.wa.gov/departments/pesticides-and-fertilizers/fertilizers/fertilizers-containing-phos- hp orus Recommended Operational BMPs: Test soils to determine the correct fertilizer application rates. • Evaluation of soil nutrient levels through regular testing ensures the best possible efficiency and economy of fertilization. • Fertilization needs vary by site depending on plant, soil, and climatic conditions. . Choose organic fertilizers when possible. • For details on soils testing, contact the local Conservation District, a soils testing professional, or a Washington State University Extension office. 2019 Stormwater Management Manual for Western Washington Exhibit 19 - Green Volume IV - Chapter 7 - Page 607 PLN2022-004 Packet Pg. 471 Planning & Development Received 09/07/2023 1.t S451 BMPs for Building, Repair, Remodeling, Painting, and Construction Description of Pollutant Sources: This activity refers to: . The construction of buildings and other structures. . Remodeling of existing buildings and houses. . General exterior building repair work. 2019 Stormwater Management Manual for Western Washington Exhibit 19 - Green Volume IV - Chapter 7 - Page 609 PLN2022-004 Packet Pg. 472 Planning & Development Received 09/07/2023 1.t Pollutants of concern include toxic hydrocarbons, hazardous wastes, toxic organics, suspended solids, heavy metals, pH, oils, and greases. Pollutant Control Approach: Educate employees about the need to control site activities. Control leaks, spills, and loose material. Utilize good housekeeping practices. Regularly clean up debris that can contaminate stormwater. Protect the drainage system from dirty runoff and loose particles. Applicable Operational BMPs: . Identify, remove, and properly dispose of hazardous substances from the building before beginning repairing or remodeling activities that could expose them to stormwater. Such sub- stances could include PCBs, asbestos, lead paint, mercury switches, and electronic waste. Educate employees about the need to control site activities to prevent stormwater pollution, and also train them in spill cleanup procedures. . At all times, have available at the work site spill cleanup materials appropriate to the chemicals used on site. Cleanup the work site at the end of each workday. Put away materials (such as solvents) indoors or cover and secure them, so that unauthorized personnal will not have access to them. . Sweep the area daily to collect loose litter, paint chips, grit, and dirt. Do not dump any substance on pavement, on the ground, in the storm drain, or toward the storm drain, regardless of its content, unless it is clean water only. Place a drop cloth, where space and access permits, before beginning wood treating activ- ities. Use drip pans in areas where drips are likely to occur if the area cannot be protected with a drop cloth. Use ground or drop cloths underneath scraping and sandblasting work. Use ground cloths, buckets, or tubs anywhere that work materials are laid down. Clean paintbrushes and other tools covered with water -based paints in sinks connected to sanitary sewers or in portable containers that can subsequently be dumped into a sanitary sewer drain. Clean brushes and tools covered with non -water -based finishes or other materials in a man- ner that enables collection of used solvents for recycling or proper disposal. Do not discharge non -water -based finishes or paints or used solvents into the sanitary sewer, or any other drain. Use storm drain covers, or similarly effective devices, to prevent dust, grit, washwater, or other pollutants from escaping the work area. Place the cover or containment device over the storm drain at the beginning of the work day. Collect and properly dispose of accumulated dirty runoff and solids before removing the cover or device at the end of each work day. Refer to S431 BMPs for Washing and Steam Cleaning Vehicles / Equipment / Building Struc- tures for best management practices associated with power washing buildings. 2019 Stormwater Management Manual for Western Washington Exhibit 19 - Green Volume IV - Chapter 7 - Page 610 PLN2022-004 Packet Pg. 473 Planning & Development Received 09/07/2023 1.t Suggested Operational BMPs: • Lightly spray water on the work site to control dust and grit that could blow away. Do not use oils for dust control. Never spray to the point of water runoff from the site. • Clean tools over a ground cloth or within a containment device such as a tub. • Consider using filtered vacuuming to collect waste that may be hard to sweep, such as dust on a drop cloth. . If conducting work in wet weather conditions, consider setting up temporary cover when scrap- ing or pressure -washing lead -based paint. 2019 Stormwater Management Manual for Western Washington Exhibit 19 - Green Volume IV - Chapter 7 - Page 611 PLN2022-004 Packet Pg. 474 Planning & Development Received 09/07/2023GREENWALK PARK STORMWATER SITE PLAN REPORT APPENDIX E — DRAINAGE PLANS 1.t Terraforma Design Group, Inc. Exhibit 19 - Green PLN2022-004 Packet Pg. 475 Planning & Development Received 09/07/2023 PROPERTY INFO PARCEL NO: SW1/4 OF SW1/4 OF SEC. 25, T27N, R3E, W.M., CITY OF EDMONDS, SNOHOMISH COUNTY, WA 27032500308300 GREENWALK PARK. 540 EDMONDS WAY AREA= 2.55 AC 540 + 550 EDMONDS WAY 27032500308400EDMONDS, WA 98020 550 EDMONDSONDSWAAYY AREA= 0.55 AC ZONING: RS—MP LEGAL DESCRIPTION THAT PORTION OF THE NORTH HALF OF THE NORTHWEST QUARTER OF THE SOUTHWEST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 25, TOWNSHIP 27 NORTH, RANGE 3 EAST, W.M., IN SNOHOMISH COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHWEST CORNER OF SAID NORTH HALF OF THE NORTHWEST QUARTER OF THE SOUTHWEST QUARTER OF THE SOUTHWEST QUARTER; THENCE SOUTH, ALONG THE WEST LINE THEREOF, 321.83 FEET; THENCE EAST, 300 FEET, MORE OR LESS, TO A POINT WHICH IS 300 FEET EAST AND 321.03 FEET SOUTH OF THE NORTHWEST CORNER OF THE SOUTHWEST QUARTER OF THE SOUTHWEST QUARTER; THENCE NORTH 41°28'23" EAST, TO THE SOUTHERLY BOUNDARY OF TRACT CONVEYED TO STATE OF WASHINGTON BY DEED RECORDED NOVEMBER 2, 1977 UNDER RECORDING NO. 2171113; THENCE NORTHWESTERLY ALONG SOUTHERLY LINE OF TRACT, AS CONVEYED TO STATE OF WASHINGTON TO THE NORTH LINE OF THE SOUTHWEST QUARTER OF THE SOUTHWEST QUARTER; THENCE WEST, ALONG SAID NORTH LINE TO A POINT OF BEGINNING. EXCEPT THE NORTH 35 FEET THEREOF. SITUATE IN THE COUNTY OF SNOHOMISH, STATE OF WASHINGTON. BASIS OF BEARING WASHINGTON COORDINATE SYSTEM, NAD83(2011), NORTH ZONE, DERIVED FROM WASHINGTON STATE REFERENCE NETWORK — ACCEPTED THE BEARING OF N 88°38'03" W FOR THE NORTH LINE OF THE SOUTHWEST QUARTER OF THE SOUTHWEST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 25, TOWNSHIP 27 N., RANGE 3 E., W.M., BASED ON FOUND MONUMENTS IN CASE. VERTICAL DATUM NAVD88 PER GNSS OBSERVATIONS, DERIVED FROM WASHINGTON STATE REFERENCE NETWORK B(ackett's ending North 'ry Terminal' uTeslas Drones - - ECmr...�-r; Main 51 Scratch©st'y i a dmands Idmonds OSauna Hut Edmonds Marsh Farina -- each Park G'rty?ark Walnut St Main S1 �oQ Q PINE PARK NEIGHBORHOOD - 2201h sr S W g 3� •54C Edmonds Way, Edmonds, WA 98020 SITES g 221m St. SW T f i76ih S[ SW � o EdmondsGood�will WESTGATE Ngeeo PCCCkmn-unity Markets- Edmonds-- TOTAL DISTURBED AREA: 2.33 AC I EX. IMPERVIOUS AREA: 22,357 SF PROP. IMPERVIOUS AREA: 66,604 SF NET CHANGE IMPERVIOUS AREA: +44,247 SF EARTHWORK QUANTITIES TOTAL CUT = 3569 BCY TOTAL FILL = 1990 BCY * FOR PERMIT USE ONLY n SHERWOOD ' £ FOREST c 228TH ST. SW 2241h S1 SW Madrona K-8 School 1P cr w 3 s v �L A Aquarium Co-op 4 2491h Sl sW Kruckeberg m Botanic Carder n VICINITY MAP SCALE: N.T.S. PROJECT TEAM DEVELOPER FERNANDEZ & BARNES LLC 10529 NE 58TH STREET KIRKLAND, WA 98033 CONTACT: STEVE BARNES PHONE: (206) 550-9296 EMAIL: sbarnes@cornerstonearch.com ARCHITECT GREENWALK DESIGNS LLC CONTACT: STEVE BARNES PHONE: (206) 550-9296 EMAIL: sbarnes@cornerstonearch.com CIVIL ENGINEER TERRAFORMA DESIGN GROUP, INC. 5027 51ST AVENUE SW SEATTLE, WA 98136 CONTACT: PEDRO DEGUZMAN, PE PHONE: (206) 795-9023 EMAIL: pedro@terraformadesigngroup.com GOVERNING AGENCIES w co M UU � U W � Q o m 0:f \ < v o ^ !�{ w d v � Edmonds O !��%i U (n o o Q ( 3 n 3 _ J D^/1 J a> 3 z a' w 3 o ZU-) Lr) O z N N 22Pth SR SW � W CD � � > U O N r 1� n Esperance 3 i 2281h St SW C pg f TJ- Maxx V j� 2381h St \`}II& 49 Panera Bre 1M PLANNING, GRADING, DRAINAGE CITY OF EDMONDS 121 5TH AVENUE NORTH EDMONDS, WA 98020 PLANNING: MIKE CLUGSTON, michael.clugston0edmondswa.gov ENGINEERING: JEANIE MCDONNELL, jeanie.mcconnell0edmondswo.gov WATER & SEWER OLYMPIC VIEW WATER & SEWER CONTACT: CHRIS SCOTT EMAIL: chriss0ovwater.com EDMONDS WAY (SR104) ACCESS WASHINGTON STATE D.O.T. CONTACT: PETER ALM EMAIL: almp@wsdot.wo.gov SHEET INDEX C1 CIVIL COVER SHEET C1.1 SITE PLAN C2 DEMO & TESDC PLAN C3 GRADING & DRAINAGE PLAN C4 UTILITY PLAN C5 PROFILES & SECTIONS C6 STORM DETAILS C7 STORM DETAILS C8 TESC DETAILS C9 CIVIL DETAILS C10 CIVIL DETAILS Au lii J w W U) 0 .y 8/23/23 Cn M E 0 LL 0 a c a� CL 0 tv N= 2 �^CIO 0 � d c Z Q` O Q G E vJ a w Q� 0 0 Z� Z Lo 0 W + Q c? LU 0 Wa a ly a m a� 3 E 0 to E a� a r O x O w L O tv E 0 z a I — ILL] 0 iy a_ �� N •- ('7 U) N z 0 00 U) u.i LU o 0� N N li C1 PRELIMINARY DEVELOPMENT PLANS hibit 19 -Green PLN2022-004 Packet Pg. 476 Planning & Development Received 09/07/2023 co 12 N 0 M CV O N M [V Q 0 3 U I Y O 3 c� I r, N O CV Jew 2a� 5 STOP SIGN (R1-1, 30"x30") I I — — — — — ❑ I j / / / \ \ \ \ I / J SIGN SUPPORT PER CITY DTL. TR-572 X,--- 1- I----- - ----- IL _L_ —_— — — — — — ,' / \\ rr I I 6 RIGHT TURN ONLY SIGN (R3-5R, 24 x30 ) / SIGN SUPPORT PER CITY DTL. TR-572 -----------_j L — — — — — — — o t --- 1 7 18" WHITE THERMOPLASTIC STOP BAR +CD - / xo°` X �O `n N 88°38'02" W 300.00 8 WHITE, THERMOPLASTIC RIGHT TURN & ONLY — — — STENCILS r---- — _._ G x 0 10 20 40 1 inch = 20 ft. Ago 9 SAWCUT & SEAL LINE PATCH EX. ASPHALT PAVING 10 ONSITE CURBS & SIDEWALKS PER CITY STD. PLAN TR-520, TR-531 11 ONSITE RAMPS PER CITY STD. DTL. T-540 12 HOT -MIX ASPHALT ROADWAY di J W W U) M z N z � _O M W r ^ w > W 0 0� C1.1 PRELIMINARY DEVELOPMENT PLANS hibit 19 -Green PLN2022-004 Packet Pg. 477 Planning & Development Received 09/07/2023 16 28 1 4"ER 10"E 00 N w Ln 0 Ln 0 0 SW1/4 OF SW1/4 OF SEC. 25, T27N, R3E, W.M., CITY OF EDMONDS, SNOHOMISH COUNTY, WA `♦ `\ �� �� "vim/ \ 3uIVIF1 IM=266.00' IE W)=250.46' 48 E 250.80' 48" IE(S 26 08' 8"CO C SMH =266. 5' __ 12 N 8'1" 2T.09' \�` \ \ \ -2 — — -- - - - - \ I \� �PFED \ c \•,O �/� 1\' / RI 68.4 ' - --_ E �/ / IE(NE)= .04' 12„ F —r\ F F F ° 1 0 �\ �� \ / / IE(SE)=259. 4 \' SILT FENCE (BMP C233) CITY STD. DTL. ER-900 6„ v_i vv '; -n 8„PE ��6'SI�v � \. o EX. DRIVEWAY TO ti \ BE USED FOR CONSTRUCTION ACCESS 2.0'40 ' D i \ ---1 _ C\\\ i' F J \`\ �` \ s \ AND THEN 6 DEC �'' °°, D \\� \ ° c "-RECONSTRUCTED FOR \ ' `� �� , vy ' / \ 1 D `:. A PRIMARY ACCESS. v H x I `\ y CI I V �` 16"DEC ° \\\�\ o�� 0� , RIM- 2.26' 04 r-...—.._.. 7 co SEDIMENTTRAP(WEST) %�- o�_ _-- _- o "CE 1 c IE(NW)=2 58' 12" N SILT FENCE F R TREE c `\ o m m (BMP C240) x \ o I F i I INFILTRATE INTO OUTWASH PROTECTION (TYP). „- ` \� \ W \ \ c s � PER DTL. 11C8 (BMP C103, C233) E�D \\ \ \ �T \ 40 ADD TEMP CHAIN LINK AS r `\ `--------_-__�___a_ x co N `D (SIZED OR 10 YR S 0 M) -- -- / ._� 8 y 2 \ I I \... ' \ \ O \ \ rn I\� \ __ ------ E N , NECESSARY. I I 1 ----- r--- \�`�.. 8 D 2 12 A I\\�\ � � \ LL-rt EAR_ --- I --IN\� s I- -- ° 0 "A D i0 w v v OUTLE PRO CTION I _ - -- I CRAWL \ \ �' 41 WJ. �� IO O % o '/ •\1 4 - I -C-EY-D\- v- \ ; 0 -\ `---�_=- /L/I/E- D j`-8-_\9 �//_/Oy E� - -Oy--OOO I -O 9 ��\\ �\ c \ \�• l0 O(BMP 9) SPACE , LOWER [DEMO] F 6 Fx OSE 6"MA L- `y 11 �LL p IIyII O OBLO - O � STRAW WATTLE oDURING O ROADWAY IMPROVEMENT n ------- LURK BMP C2 5)r - — — — — — — ° I -----_ O O PER DTL. 51C8 r. CON PLUM --°STEP -t4- ---- i 2„CED0 O [DEMO _----- (5)6MAP O WEST3ASIN O 1.59 ACRES EE APPLE '- ___ I14 \� 77 -�28" ED \ / O Q' -\.,' 1 / DE / 99 INTERCEPTORSWALE : : .� : .o� ;� �// ASPHALT Ii \ ��CrD /'i l \\I\\ ,... ':r,.. / /�� //`z. > ir.: y 0 9 �\ 99 (BMP C200) PER DTL. 2/C8 --�\ ,� / / V A A ' ' / �i----,� \ I , / CED /.' / ., R PROPOSED STORMTECH INFILTRATION , / , ,� \ \ \ �\ -- / �, O �/1 ' ' 6 - / FOOTPRINT. AFTER REGRADING TO DESIGNED �/ �' "\\ ` ' /' ' ` \ EX. DRIVEWAY T'� ROCK CHECK DAM / , \\ \ / / 18 CED , \ O l r ..... L / /' `` v 1 FINAL GRADE, AREA SHALL BE PROTECTED WITH ' �� q 2 O BE REMOVED. .y (BMP C207) / // v I / V ' I CONSTRUCTION PER DTL. 4/C8 B I R 10 B F� I / / 40 ���2 NOT A CO \ /. HIGH VISIBILITY ORANGE FENCING. NO HEAVY I � \+---' � --O' ,. \.....�.. , �; f �..�/: ,,- ' ,:.� /./.. `' . ' ;:.:�.. -.... <... -. : i EQUIPMENT OR STAGING OVER FACILITY. i\\ 20 x 100 \ O O O / / . j911 STABILIZED O O f, i, .. C S. x / \\ \ \/ / 8 B R i - \ / / CONSTRUCTI O O / /.../y... z ��'`. �...: ' / CONCRETE WASHOUT � \ I / / \ /\\ \�\\ /I \y\ i 18 CED �:.. .. / /...� . . :_. :: ; / I y \ \ \ O 5.; ... ., ....._ ... i....:... If . .:.-: o.: METAL BASIN zENTRANCE ..:.. /.i..: \ a /,.. . BMP C15 PER (BMPC105) i•... ) „ I �` y!- - CITY STD. DTL. ER 900 / / / / r ' rr DTL. 6/C84 P A D 46"CE \ /',R` \\ \\ / / / i�PARKING AREA x ��_ \ \�\ // 6 MAP / MAINTAIN EX. POND, I ,% -\ \ DEM THE \ / , �� `/ A G DECK &PATIO i m ' =' - \\1� ( \`\ / / `% \ 34" D / STABILIZATION 4 11 INTERCEPTOR SWALE 1 _'''�� CRUSID SURF CIN� h DEMO TREE (BMP ,° }L I'G'` ,` / / / ;/ / (BMP C200) PER BASE COURSE �\\ �( ) �- h \ \\� �' r-- DTL. 2/C8 (6" MIN. &FPTH) / TYP ' ' // I v vv vvvv / °� / x --- 40 CFD—r-'�- ° v� [DEMO] V- GARAGE \\\\a / / /" ROCK CHECK [DEMO / \ ' \ 414 D 30 CIED\I \ a� / ��,\ (BMP C207) / OE D \ ,�� �\� 2 . /Eb / '� %''-�' / o PER DTL. 41C8 / / �\ \uLuK _ - „ / Z OUTFALL PROTECTION � # A 1 /4' C'E-D " \\ \\ \ \ 3 CED [DEMO] \\ \\ \�' / 9 / ° //— �V rr J \ ' / %'42 CED \ \ \ \ ' / DEMO \ ��'Z ,�4 / 1j (BMP C209) � \ \ \ BRIQGET- ` PER DTL.31C8 ��� � i . ` 3� QED �\\\\� - `\\ 66"CED ' \\� 1 EC 400D / xl \\\\ 6 M AP -___ �' \ WALL �\ \ , ___-__--- / / ,�� SEDIMENT TRAP (EAST) / / \ o �� \ � ----' ` ,� .ti`° (BMP C240) //� �� fu.: I [DEMO] ��,' -*'I _ x / <h INFILTRATE INTO OUTWASH / \„ PROPOSED STORMTECH INFILTRATION / '1. 6`\MAP / PER DTL.1/C8 g FOOTPRINT. AFTER REGRADING TO DESIGNED / , / / SIZED FOR 100YR STORM / l I / ' ��\ FINAL GRADE, AREA SHALL BE PROTECTED" - J�( ) 8"M / HIGH VISIBILITY ORANGE FENCING. NO HEAVY v EQUIPMENT OR STAGING OVER FACILITY. / \\ / /�' <v� EAST BASIN /r/ 1.52 ACRES l 26, Ii1 2"CEDI r M \ 'I 2� E�1 i `� I \�� ��\\\I // II p � �}' � r � �\ \\\II \`\�� �I ° 9 /% /i / � ` ••\. /• �� 20 C \\14 Z , it I I / �/ SILT FENCE FOR TREE 99 '/' „ " /' I/ �e----'' ,� /' _,�\ \ ,!� /, , I .. I F—t—\F PROTECTION TYP . /I FiR(GRANN) 30 CED;` \ `� 6 \ --- - ��- \\ =--- F - \ ( ) I. \ INTERCEPTOR SWAt / / r vt BMP C200 PER / / v/ �� - �- `>' (BMP C103, C233) J\ 36 CED --- / DTL. /' ADD TEMP CHAIN LINK AS /�' CI o 6" ! - J=====-{ ° -_�I / / 38 CIE NECESSARY. � 9s \\ \~\ \ „ // ' ----- \ y /� , — /L_ __ — — 'R� -- it 99 AP - �, `\ 30 CED /'/ 1 ----- -t- -__ -� �_ _ _, _ �% / 1 2 MAP �- x / 4fl CE �-.--r y- -7�-- - -L--- --- ' `�' F� F— ---- ►------------�------- - - S T F CE (BM C233) \ F F F / \-\ - f --- - CED / 6 6"MAPe `\ -�LIr� v CITY STD. DTL. ER 900 X N 8f8' 2" F- -F- - F -- -F--- - - - F �- W` 300.00 T _ 3 " E EACH LOT WILL INCLUDE A PRIVATE DRYWELL FOR ROOF AND PLANTER SMH ^ DRAINAINAGE INFILTRATION. DRYWELLS SHALL NOT RECEIVED RIM=271.15' x SEDIMENT LADEN RUNOFF. DRYWELLS SHALL BE STAKED, FLAGGED & IE(NE)=260.59' 12" PROTECTED DURING CONSTURCTION. SEAL THE SURFACE GRATE AND IE(SW)=260.73' 12" INLETS UNTIL THE UPSTREAM DRAINAGE AREA IS STABILIZED. 0 10 20 40 1 inch = 20 ft. SEDIMENT TRAPS SHALL BE SHALL REMAIN IN PLACE UNTIL CIVIL INFRASTRUCTURE IS INSTALLED, ACCESS ROADS PAVED AND SITE IS STABILIZED. THEREON, TESC MEASURES SHALL BE THE RESPONSIBILITY OF EACH LOT i DE 0 - 50" 6"C LEGEND E CLUSTER) 1.t w W E VU ° w Q o w � E Q w 2 0 0 � Q 3 z Q Ld � 3 o rl� uj z LO LO M►j ,Z N 'D N v J W J � a, cD o SEEM c EXISTING PROPOSED PROPERTY LINE — — - — — — — — EASEMENT GRADING CONTOUR 90.00 + SPOT ELEVATION 8 W WATER MAIN Z 8 S SEWER MAIN Q 12" D STORM DRAIN U FIRE HYDRANT ® WATER METER U) N GATE VALVE ui O SEWER MANHOLE ,�.,,,xx W ❑ STORM CB O 0 STORM MANHOLE — — — E — — ELECTRICAL LINE ui COMMUNICATION LINE 0 BASIN DIVIDER ' F FILTER FENCE STRAW WATTLE J O CB INLET PROTECTION ROCK ENTRANCE 0 ROCK CHECK DAM W OUTLET PROTECTION Lij PROTECTIVE FENCING 0 FOR INFILTRATION AREA EXISTING TREE (TO REMAIN) tl EXISTING TREE (REMOVE) p,. DEG WAsry/ C v�F RFGISTER� �' \ c SS�ONAL ECG 0 .> 8/23/23 M 0 u- c G IL c a 0 O� N= TT � Q � d C Z Q` O 5 0 Q G E 0 vJ a W 0 0 O Z LO C c� 3 c W L W C:)Wa a 0 E a O W Lid c O O r a Z U M z CV z � O M W r^ Lu >J ~ w 0 C2 PRELIMINARY DEVELOPMENT PLANS hibit 19 -Green PLN2022-004 Packet Pg. 478 Planning & Development Received 09/07/2023 I o 0 x z STORMWATER PER 2019 DOE SWMMWW (LRG. SITE CRITERIA). FULL INFILTRATION PROPOSED. INFILTRATION GALLERIES FOR ROADWAY &DRIVEWAYS. DRYWELLS FOR INDIVIDUAL ROOF /LANDSCAPE INFILTRATION. "- ROOF AREA /180.00 = 2650 SF A N L_ 0 ( 12' M A P N o N O N I O M N 3 I 0 CD 1.t SW1/4 OF SW1/4 OF SEC. 25, T27N, R3E, W.M., CITY OF EDMONDS, SNOHOMISH COUNTY, WA LEGEND w co EXISTING PROPOSED 00 SDMH PROPERTY LINE U REFER TO MAIN ACCESS DRIVE tiq�� \` �J-� �\ IM=266.00' ----- EASEMENT g ROADWAY PROFILE ON SHEET C5 �q�� \\.\ ��� \ o `\\ IE W)=250.46' 48� A.C. PAVING �� c- o \ o \ I E 250.80 48 CONCRETE O N o \ \ 0 \---sa--- SAWCUT LINE z cn 3 IE(S 26 08' 8"CO C � ¢ � 3 \77777777777, nssr-NEEF� RETAINING WALL h►j s :3 m \ o \ 100 -100 - GRADING CONTOUR z_ a ffi +90.00 90.00 SPOT ELEVATION 4I�j w o 0, a a \\ \ o \ \ S \ SMH 8„ W w- WATER MAIN v z N 1 \\ \ =266. 5' I 8" S r . 'IN" w Lo rn \ s SEWER MAIN W J o EX. TREE TO REMAIN (TYP) c \ \ 12" D 12" DD STORM DRAIN ^ v 30 C \ \\ O�/ FIRE HYDRANT �►I n N R R'(111 " 7 �1 (1C�' 1 2 \ \ /C�� V\ c�� WATER METER ArW 177OLJ I > �3 v 78 ao W2 8.50 <TRACT B 28000 288 SF DF 279. F L�MON SPAC �4. ' 11 DRIVEWA LOT 160 ROOF R280 430 2158SF 274. I 571 SF � / 1 L 1 I �rT ��o / ',�� �'� i v N I _ I C 8" CPE 15 1.67% 00 � I L 1 0 do 8 \ ROOF AREA n D 8" CPE 20 1.75% 00 ao I I / 1 2228 SF / I z 9% `� N I C2 E 10 • / I ROOF AREA I E 8" CPE 5 5.00% 9i Y I - - - I i ROOF AREA I / / <\ I = 2156 SF I 0 F 2061 SF ❑ I i / / � \ STORM STRUCTURE CLEANOUT SCHEDULE Q - - ❑ J DR (TYP) \ / I I CB CO E TY RIM IE D --- ----- / elf PER DTL. 1/C7 \ (3 o f ��� DEPTH= 7-FT (TYP) \ \ / / I 1 TY. 2- 54", SL 271.60 266.60 (24"N,E) V / 38 I 2 TY. 2- 54 , SL 271.10 268.20 (8"W)co -J ---- N � / R L / o � A P " - 2ss.so (24"s) J D / ' 6"MAP ® 3 STREAMFILTER CB 271.00 268.25 (8"E) (y) z CD c PER DTL. 5/C6 CV "' N 88*38 2 W 300.0 El El - - - - - --- = 4 TY. 2- 54", SL 273.00 268.75 (8"N) W 00 U) 267.60 (24"W) SMH INFILTRATION GALLERY #3 - LJJ Lu > EX. TREE TO REMAIN (TYP) PER DTL. 3/C7 5 TY. 1, SL 272.10 269.00 (8"E,S) � RIM=271.15' x I Q W IE(NE)=260.59' 12" BOTTOM EL= 264.75 6 STREAMFILTER CB 272.00 269.25 (8"E) U) IE(SW)=260.73' 12" I STORMTECH SC-740 CHAMBERS PER DTL. 5/C6 269.25 (8"W) 0 10 20 40 1 inch = 20 ft. 7 TY. 1, GR 272.30 269.60 (8"W) 8 TY. 2- 54", SL 270.30 266.50 (8-NW) 265.35 (24"SW) 9 STREAMFILTER CB 269.50 266.75 (8"SE) PER DTL. 5/C6 I C3 PRELIMINARY DEVELOPMENT PLANS hibit 19 -Green PLN2022-004 Packet Pg. 479 Planning & Development Received 09/07/2023 CB #3 - STREAMFILTER CB 1-CARTRIDGE RIM= 271.00 IE= 268.25 (81) CB #1 TYPE 2 - 54"0 RIM= 271.60 IE- 266.60 (24"E,N) d co 0 N O N M 01 Q 43 0 3 v J U I 3 c a> (j I n CV 0 Q CB #2 TYPE 2 - 54"0 RIM= 271.10 IE= 268.20 (8"W) IE= 266.60 (24"S) FINISH GRADE COMPACTED FILL EL= 271.1 MIN. L= 269.50 EL= 269.0 DRAINAGE ROCK EL= 266.50 Q = EL= 266.00 SECTION A -A GEOTEXTILE FABRIC 1"=5' DESIGN INFILTRATION RATE = 4 IN/HR STORMTECH SC-740 CHAMBERS - 15 QTY. -EDGE OF ROCK GALLERY` 24" CPE @ 0.0% (TYP) A DETAIL - INFILTRATION GALLERY #1 SCALE: 1 " = 10' O INSPECTION RISER WITH CAST IRON FRAME & LID SW1/4 OF SW1/4 OF SEC. 25, T27N, R3E, W.M., CITY OF EDMONDS, SNOHOMISH COUNTY, WA FINISH GRADE EL= 273.0 MIN. DESIGN INFILTRATION RATE = 4 IN/HR !1 1 - � •-� � � •• itr 1 11 51 • 11 STORMTECH SC-740 CHAMBERS - 9 INSPECTION RISER A rn O ---- -- A 72 0' EDGE OF ROCK GALLERY DETAIL - INFILTRATION GALLERY #2 SCALE: 1 " = 10' NOTE: ALL INFILTRATION FACILITIES SHALL BE EXCAVATED AND EMBED AT LEAST 2 FEET INTO THE NATIVE, UNDERGROUND ADVANCE OUTWASH SOILS. GEOTECH FIELD INSPECTION REQUIRED AT TIME OF INSTALLATION. �o 32" 32" I I ♦ JJ / /I `I/!II/ I ! al\// / lI1I BAYSAVER \ \ \ \ \ \ fJJ \ \ \ \ \ \ \ \ ff J/,IJrf JI r/rrrJJlr \\\ \ \\ \ \\,\\\\\\ \,,, !/rJ IJrr rr Jr rrrl ♦\ \\\I\r\rff\ \ \\\\ \ \\ \t„� � r , l,/rrrr rrr ! r •I J I. +m'v.Aay3rrcr.wm i I / I I l,rlrr lrrrrr„ //rr, ., / / / ! J I- u'WFl88VSPYClA611F �/ / / s I / / `// /r/r/r♦/`r JJJ //r/lr/rr///Jrr/lJ/r rff rrr Jrl rJrf rr / rrr/ J/rr lr, u BAYFILTER III r r � �♦� / '�� rr NLET CB #6 - STORMFILTER RIM= 272.00 IE= 269.25 (8"E,W) CB 4 TYPE 2 - 54"0 RIM= 273.00 IE= 268.75 (8"N) IE= 267.60 (24"W) 0 5 10 20 1 inch = 10 ft. PLAN VIEW OUTLET PIPE AIR RELEASE VALVE FLOW CONTROL ORIFICE r- INLET PLATE FILTER LEG \NLET STREAMFILTERT"" CBF-1 PROJECT GREENWALK PARK LOCATION EDMONDS,WA WATER QUALITY FLOW VARIES, 0.023 CFS MAX DRAINAGE AREA VARIES CARTRIDGE DESIGN FLOW RATE 22.5 GPM / CARTRIDGE # BAYFILTER CARTRIDGES 1 TREATED SEDIMENT CAPACITY 175 LBS THE BAYFILTER STORMWATER MANAGEMENT SYSTEM IS A STORMWATER FILTRATION DEVICE DESIGNED TO REMOVE FINE SEDIMENTS, HEAVY METALS, AND PHOSPORUS. THE BAYFILTER SYSTEM RELIES ON A SPIRAL WOUND MEDIA FILTER CARTRIDGE WITH APPROXIMATELY 45 SQUARE FEET OF FILTRATION AREA - THE FILTER CARTRIDGES REMOVE POLLUTANTS FROM RUNOFF BY FILTRATION (INTERCEPTIONIATTACHMENT) AND ADSORPTION. 4 STREAMFILTER CB C6 SCALE: N.T.S. SOLID COVER DESIGN INFILTRATION RATE = 4 IN/HR CB #9 - STORMFILTER RIM= 269.50 8" CPE FINISH GRADE EL= 270.0 MIN. EL= 268.25 (- EL= 267.75 DRAINAGE ROCK EL= 265.25 EL= 264.75 GEOTEXTILE FABRIC STORMTECH SC-740 CHAMBERS - 5 QTY. ""'"r" N RISER CB #8 43.0' TYPE 2 - 54"0 RIM= 270.50 A LEDGE OF ROCK GALLERY IE= 266.50 (8°NW� IE= 265.35 (24"SW) DETAIL - INFILTRATION GALLERY #3 SCALE: 1 " = 10' SECTION A -A 33" (MIN.) 30x30 SOLID COVER RIM= PER PLAN 33" (MIN-) 12" 51.1OUTLET IE= PER PLAN OPTIONAL 'DRAIN INLET DOWN STUBS SECTION B-B 1.t w cc E 0 U U d w 0 w � � Q 2 CO 0 Q J 3 CD > z Q 3 Cn o Ld z yS 0, CD 2!:N r) w o Ln J 0 o N a) 0 C3 a of WAsy,'�� v� �F�ISTERE� � �SS�ONAL ��G\ .0 8/23/23 Cn M E 0 U- 0 Q a� 3 E L 0 E a r a+ O x O w L U) O W s J � O Q W I- U C� G LLJ � O U) LLI M N (y) N Z O W 00 W U) LL.I I- 5; C6 PRELIMINARY DEVELOPMENT PLANS hibit 19 -Greer PLN2022-00 Packet Pg. 480 Planning & Development Received 09/07/2023 UNDISTURBED NATIVE VEGETATION UNDISTURBED NATIVE SOIL 2" ORGANIC MULCH 3" OF COMPOST INCORPORATED INTO 5" OF SITE SOIL (TOTAL AMENDED DEPTH OF 9.5", FOR A SETTLED DEPTH OF 8") SUBSOIL SCARIFIED 4" BELOW COMPOST AMENDED LAYER (12" BELOW SOIL SURFACE) 2" ORGANIC MULCH 6" IMPORTED TOPSOIL MIX (COMPACTED DEPTH) I SUBSO L IS SCARIFIED 6" BELOW IMPORTED TOPSOIL MIX UNDISTURBED PLANTS UNDISTURBED TURF (LAWN) (SEE NOTE 1) AREAS (SEE NOTE 1) 0" OPTION 1 — NO DISTURBANCE PLANTING BEDS TURF (LAWN) AREAS r� 8,. III, � �'llll'hICW�II�i UNDISTURBED TURF/LAWN/LANDSCAPE UNDISTURBED NATIVE SOIL STEEP SLOPE NOTE: AMENDED SOILS SHOULD NOT BE INSTALLED ON FINISHED SLOPES EXCEEDING 33%. AREAS EXCEEDING 33% SHALL BE STABILIZED PER THE ENGINEER/GEOTECH OF RECORD, GRASS: SEED OR SOD .75" OF COMPOST INCORPORATED JTO 6.25" OF SITE SOIL (TOTAL AMENDED DEPTH OF 9.5", FOR A ;ETTLED DEPTH OF 8") SUBSOIL SCARIFIED 4" BELOW COMPOST AMENDED LAYER (12" BELOW SOIL SURFACE) OPTION 2 — AMEND IN PLACE OR STOCKPILE AND AMEND GENERAL NOTES: PLANTING BEDS TURF (LAWN) AREAS 1- AREAS OF NO DISTURBANCE SHALL BEAD GRASS: SEED VEGETATIONFENCED AND SOIL SHALLTING BE 0" OR SOD PROTECTED FROM CONSTRUCTION I I=1 I H 11—I I I-1 11=1 11=1 I 1=1 11-1 11=1 1-111-111-11 I IMPACTS. I I —I �l I — 30 I I —III —I I —III —III —I I 1=1 1=1 I —I 1=1 I —I 11=1 I III—IIL--III-III—III�I�I 1�111=111�1�111=III=III 2. TO MEASURE SETTLED DEPTH, 11=II IA1-111=III=II I-11 1-111=III=III=I II=II lEil I I= 6" IMPORTED WATER SOIL SUFFICIENTLY TO TOPSOIL MIX FULLY SATURATE WITHOUT I-T III— I I —I —II I—III—�—III=III—III-11I COMPACTED CAUSING EROSION. �i-jjTfTTf=�i= I -1 JIB-if-1Tl-1I-1T(-11I 1I1= =l I = I DEPTH) II-I.11-11111-III-II_I=1 6" III-111=1 1=III-III=III=11 3. COMPOST SHALL MEET SPEC. I— I' -1= =7 11= REQUIREMENTS IN THE 2017 , II II Lj- a EDMONDS STORMWATER I� /�.I II SUBSOIL IS ADDENDUM CHECKLIST 7). I�a w�i� I' h��y II SCARIFIED 6" ( ) BELOW 4. COMPACTION OF TOPSOIL (WHERE /\\//\\f/ \ IMPORTED REQUIRED) TO BE TO 85% (MAX) 12" / /�/�/\ TOPSOIL MIX OF THE MAXIMUM DRY DENSITY OPTION 3 - IMPORT TOPSOIL PER MODIFIED PROCTOR TEST (ASTM D1557). CITY I POST CONSTRUCTION SOIL OF EDMONDS QUALITY AND DEPTH PUBLIC WORKS DEPARTMENT APPROVED BY: R. ENGLISH REVISION DATE APRIL 2021 STANDARD DETAIL SD-642 SW1/4 OF SW1/4 OF SEC. 25, T27N, R3E, W.M., CITY OF EDMONDS, SNOHOMISH COUNTY, WA Manhole. frame, and cover Slope a1 112 to 1 Filter fabric 314" to 2" washed river rock Precast drywell base Notes: 1. Backfill above filter fabric to base of asphalt with crushed surfacing base course. 2. Size and spacing of drywells determined by drainage analysis. Typical Infiltration Drywell Type 2 DSPARTMFIdT C7F ECOLOGY Please see httpJAwtw,acywa.gavlcopyrfght.hW for copyright notice including permissions, State of Washington limilaiion of liability, and disclaimer. NOTE: DRYWELL SHALL BE EXCAVATED AND EMBED AT LEAST 2 FEET INTO THE NATIVE, UNDERGROUND ADVANCE OUTWASH SOILS. GEOTECH FIELD INSPECTION REQUIRED AT TIME OF INSTALLATION. DETAIL - DRYWELL SCALE: N.T.S. NOT TO SCALE Revised ,tune 2018 REFER TO EDMONDS STD. DWG. SD-638 FOR ADDITIONAL INFORMATION. DRYWELL STRUCTURE TO BE A PEFORATED MH PER DETAIL ABOVE. DRYWELLS SHALL BE INSTALLED BY EACH LOT CONTRACTOR / DEVELOPER. SEE PLAN DIMENSIONS FOR DRYWELL LOCATIONS AND CITY STD. PLAN FOR MIN. SETBACKS. UPON COMPLETION OF DRYWELL, THE DRYWELL SHALL BE STAKED AND FLAGGED TO AVOID DAMAGE DURING CONSTRUCTION. OBSERVATION PIPE MARKING CENTER OF DRYWELL 48" DIA. (MIN) DRYWELL 4" (MIN) PERFORATED PVC UNDERDRAIN PIPE CLEANOUT TYPE 1 OR 1—L CATCH BASIN W/ SOLID LID PER CITY STANDARD DETAIL SD-303 OR SD-304 I .......... . .......... Uj Z 5' J,? (MIN) \� / w a 0 � (MIN) 4" (MIN) PVC DRAIN PIPE PER WSDOT SPEC. 9-05.1(5), 1 % (MIN) SLOPE TEST PLUG IN PLASTIC BOX MARKED 'DRAIN" CLEANOUT 12" (MIN) TOPSOIL GUTTER u 5' (MIN) 10' (MIN) PROPERTY LINE/EASEMENT PLAN RooF NTS ROOF DOWNSF 4" (MIN) PVC DRAIN PIPE (TYP) 12" BUILDING 12" 4" (MIN) PVC DRAIN PIPE PER MIN WSDOT SPEC. 9-05.1(5), POSITIVE SLOPE 6" (MIN) GENERAL NOTES: n Ol 12" (MIN) z COI J�� 4" (MIN) 1. REFER TO THE 2017 CITY OF �O PERFORATED PVC UNDERDRAIN REMOVABLE EDMONDS STORMWATER ADDENDUM FOR SETBACK (CHECKLIST 13) AND �LJO PUSH—OTEEN INFEASIBILITY REQUIREMENTS. PIPE PER WSDOT SPEC. 9-05.1(6) PVC O ;= 2. MINIMUM COVER DEPTHS ASSUME NO GEOTEXTILE, SEE NOTE 1 VEHICULAR LOADING. DESIGNER TO SPECIFY COVER DEPTHS IF VEHICULAR TRAFFIC ANTICIPATED. WASHED DRAIN ROCK, 3. PROVIDE 10 FEET (MIN) SPACING SEE NOTE 2 = BETWEEN DRY WELLS. - NOTES: UNCOMPACTED NATIVE MATERIAL, SCARIFY 3" 1. PLACE GEOTEXTILE FABRIC ALONG WALLS AND TOP OF WASHED (MIN) ROCK. GEOTEXTILE SHALL CONFORM TO WSDOT SPEC. 9-33.2(1), 1' (MIN) ABOVE SEASONAL GEOTEXTILE FOR SEPARATION, NON —WOVEN TYPE. HIGH GROUNDWATER TABLE OR HYDRAULICALLY 2. WASHED DRAIN ROCK SHALL CONFORM TO WSDOT SPEC. RESTRICTIVE LAYER 9-03.12(5), GRAVEL BACKFILL FOR DRYWELLS. PROFILE 3. OBSERVATION WELL SHALL CONFORM TO WSDOT SPEC. NTS 9-05.2(6), PERFORATED PVC UNDERDRAIN PIPE. "St. 189v tEN CITY OF EDMONDS TYPICAL DOWNSPOUT INFILTRATION DRYWELL PUBLIC WORKS DEPARTMENT APPROVED BY: R. ENGLISH NOTE: PROPOSED DRYWELL STRUCTURE PER DTL. VC7 C 1.t W c0 E O U U d w U •� Q � � 0 W E Q Q J � 3 c7 > z Q CK 3 wCn o z � � CD o z N � W p C"j J Ln p O N a) 0 L a ►' " P. ec o�fi MWAsy,,,, 1 rnIr Q LU 0 75 ry O F_ cn lii __J I— W W U) �F�ISTERE� SS/0NAL ��G •v°-, 5 8/23/23 CO ke 0 u- c ca 0 a. c m CL 0 0 d O co N= O OD-0 d -0 Z00 O G E 0 W Q� O Z LO 0 LO + �? O Wa a 0a 0 a a� w CU E 0 w W ;_ a. o x o LU L 0 E O z a I— U w O N � U)C'7 z N O 00 (n L L.i 5; ~ 0 LU 0� C7 PRELIMINARY DEVELOPMENT PLANS hibit 19 -Greer PLN2022-00 Packet Pg. 481 1.t Stormwater Pollution Prevention Plan (SWPPP) for GREENWALK PARK Prepared for: Fernandez and Barnes LLC Perm ittee / Owner Developer Operator / Contractor Fernandez & Barnes LLC Fernandez & Barnes LLC Fernandez & Barnes LLC 10529 NE 58th Street 10529 NE 58th Street 10529 NE 58th Street Kirkland, WA 98033 Kirkland, WA 98033 Kirkland, WA 98033 Attn: Steve Barnes Attn: Steve Barnes Attn: Steve Barnes sbarnes@cornerstonearch.com sbarnes@cornerstonearch.com sbarnes@cornerstonearch.com 540 + 550 Edmonds Way, Edmonds, WA 98020 Certified Erosion and Sediment Control Lead (CESCL) Name Organization Contact Phone Number Not Determined at this time * Contractor to Complete prior to construction * SWPPP Prepared By Name Organization Contact Phone Number Pedro DeGuzman, PE Terraforma Design Group (206) 795-9023 SWPPP Preparation Date August 23, 2023 Project Construction Dates Activity / Phase Start Date End Date Demo & Construction 4/1 /2024 8/31 /2024 Exhibit 19 - Green PLN2022-004 Packet Pg. 482 1.t Table of Contents Page List of Acronyms and Abbreviations 1.0 Project Information 2 1.1 Existing Conditions 2 1.2 Proposed Construction Activities 2 2.0 Construction Stormwater Best Management Practices 4 2.1 The 12 Elements 4 2.1.1 Element 1: Preserve Vegetation / Mark Clearing Limits 4 2.1.2 Element 2: Establish Construction Access 4 2.1.3 Element 3: Control Flow Rates 5 2.1.4 Element 4: Install Sediment Controls 5 2.1.5 Element 5: Stabilize Soils 6 2.1.6 Element 6: Protect Slopes 6 2.1.7 Element 7: Protect Drain Inlets 7 2.1.8 Element 8: Stabilize Channels and Outlets 7 2.1.9 Element 9: Control Pollutants 8 2.1.10 Element 10: Control Dewatering 10 2.1.11 Element 11: Maintain BMPs 11 2.1.12 Element 12: Manage the Project 12 2.1.13 Element 13: Project Low Impact Development (LID) BMPs 14 3.0 Pollution Prevention Team 14 4.0 Monitoring and Sampling Requirements 15 4.1 Site Inspection 15 4.2 Stormwater Quality Sampling 15 4.2.1 Turbidity Sampling 15 4.2.2 pH Sampling 17 5.0 Discharge to 303(d) or TMDL Waterbodies (N/A) 18 6.0 Reporting and Record Keeping 19 6.1 Record Keeping 19 6.1.1 Site Log Book 19 6.1.2 Records Retention 19 6.1.3 Updating the SWPPP 19 6.2 Reporting 20 6.2.1 Discharge Monitoring Reports 20 6.2.2 Notification of Noncompliance 20 Appendix A - Site Maps (including TESC Plans) Appendix B - BMP Details Appendix C - Correspondence Appendix D - Site Inspection Form Appendix E - Construction Stormwater General Permit (CSWGP) Appendix F - 303(d) List Waterbodies / TDML Waterbodies Info Appendix G - Contaminated Site Information Appendix H - Engineering Calculations Exhibit 19 - Green PLN2022-004 Packet Pg. 483 1.t List of Acronyms and Abbreviations Acronym / Abbreviation Explanation 303(d) Section of the Clean Water Act pertaining to Impaired Waterbodies BFO Bellingham Field Office of the Department of Ecology BMP(s) Best Management Practice(s) CESCL Certified Erosion and Sediment Control Lead CO2 Carbon Dioxide CRO Central Regional Office of the Department of Ecology CSWGP Construction Stormwater General Permit CWA Clean Water Act DMR Discharge Monitoring Report DO Dissolved Oxygen Ecology Washington State Department of Ecology EPA United States Environmental Protection Agency ERO Eastern Regional Office of the Department of Ecology ERTS Environmental Report Tracking System ESC Erosion and Sediment Control GUILD General Use Level Designation NPDES National Pollutant Discharge Elimination System NTU Nephelometric Turbidity Units NWRO Northwest Regional Office of the Department of Ecology pH Power of Hydrogen RCW Revised Code of Washington SPCC Spill Prevention, Control, and Countermeasure sU Standard Units SWMMEW Stormwater Management Manual for Eastern Washington SWMMWW Stormwater Management Manual for Western Washington SWPPP Stormwater Pollution Prevention Plan TESC Temporary Erosion and Sediment Control SWRO Southwest Regional Office of the Department of Ecology TMDL Total Maximum Daily Load VFO Vancouver Field Office of the Department of Ecology WAC Washington Administrative Code WSDOT Washington Department of Transportation WWHM Western Washington Hydrology Model Exhibit 19 - Green PLN2022-004 Packet Pg. 484 1.t Project Information (1.0) Project/Site Name: GREENWALK PARK Street/Location: 540 + 550 Edmonds Way, Edmonds, WA 98020 Receiving waterbody: Groundwater Existing Conditions (1.1) Total acreage (including support activities such as off -site equipment staging yards, material storage areas, borrow areas). Total acreage: 3.2 ac (total clearing area) Existing structures: Yes Landscape topography: rolling Drainage patterns: sheet drains to south, east and west Existing Vegetation: 2nd growth forest, grass Critical Areas (wetlands, streams, high erosion risk, steep or difficult to stabilize slopes) None List of known impairments for 303(d) listed or Total Maximum Daily Load (TMDL) for the receiving waterbody: None List of suspected and/or known contaminants associated with the construction activity. None known. Proposed Construction Activities (1.2) Description of site development (example: subdivision): New 16 parcel single family residential plat with associated access roads, drainage, utilities and landscaping. Description of construction activities (example: site preparation, demolition, excavation): Tree removal, clearing, grading, drainage, utilities, road improvements and landscaping. Individual home construction to be under separate building permits. Exhibit 19 - Green PLN2022-004 Packet Pg. 485 1.t Description of site drainage including flow from and onto adjacent properties. Must be consistent with Site Map in Appendix A: The site sheet drains offsite in both the west and south directions. Runoff entering the site from adjacent properties is minimal. Description of final stabilization (example: extent of revegetation, paving, landscaping): Phase 1 — Plat Construction: new access roads, graded and hydroseeded building lots. Phase 2 — Home Construction: new home construction, walkways, driveway and landscaping on a lot -by -lot basis. Contaminated Site Information: Proposed activities regarding contaminated soils or groundwater (example: on -site treatment system, authorized sanitary sewer discharge): No known site contamination. Groundwater not founds at depths of at least 17 feet (October 2021). Exhibit 19 - Green PLN2022-004 Packet Pg. 486 1.t Construction Stormwater Best Management Practices (BMPs) (2.0) The SWPPP is a living document reflecting current conditions and changes throughout the life of the project. These changes may be informal (i.e. hand-written notes and deletions). Update the SWPPP when the CESCL has noted a deficiency in BMPs or deviation from original design. The 12 Elements (2.1) Element 1: Preserve Vegetation / Mark Clearing Limits (2.1.1) List and describe BMPs: Proposed removal of existing selected trees and ornamental landscaping. BMP C101 — Preserving Natural Vegetation BMP C103 — High Visibility Plastic or Metal Entrance / Exit Installation Schedules: Tree removal and site clearing at the start of the project. Use for delineation of permanent infiltration areas (see Element #13) Inspection and Maintenance plan: Inspect daily. Responsible Staff: CESCL Element 2: Establish Construction Access (2.1.2) List and describe BMPs: BMP C105 — Stabilized Construction Entrance / Exit BMP C107 — Construction Road / Parking Area Stabilization Installation Schedules: Install at start of construction. Inspection and Maintenance plan: Inspect daily. Responsible Staff: CESCL Exhibit 19 - Green PLN2022-004 Packet Pg. 487 1.t Element 3: Control Flow Rates (2.1.3) Will you construct stormwater retention and/or detention facilities? Yes, three (3) infiltration galleries are proposed for the proposed access roads and driveway areas. Drywells are proposed for invidual lot roof and landscape areas. Two sediment traps will be used to infiltrate construction runoff until the site is stabilized. The ponds will be designed to infiltrate the 100yr storm event based on SBUH modeling. No outlet is proposed for either trap. Will you use permanent infiltration ponds or other low impact development (example: rain gardens, bio-retention, porous pavement) to control flow during construction? No List and describe BMPs: BMP 240 — Sediment Trap Installation Schedules: Install at start of construction. Inspection and Maintenance plan: Inspect daily. Responsible Staff: CESCL Element 4: Install Sediment Controls (2.1.4) List and describe BMPs: BMP C233 — Silt Fence BMP C235 — Wattles BMP C240 — Sediment Trap Installation Schedules: Install at start of construction. Inspection and Maintenance plan: Inspect daily. Responsible Staff: CESCL Exhibit 19 - Green PLN2022-004 Packet Pg. 488 1.t Element 5: Stabilize Soils (2.1.5) West of the Cascade Mountains Crest Season Dates Number of Days Soils Can be Left Exposed During the Dry Season May 1 — September 30 7 days During the Wet Season October 1 — April 30 2 days Soils must be stabilized at the end of the shift before a holiday or weekend if needed based on the weather forecast. Anticipated project dates: Start date: 4/1/2024 End date: 8/31/2024 Will you construct during the wet season? Yes List and describe BMPs: BMP C120 — Temporary and Permanent Seeding BMP C121 — Mulching BMP C123 — Plastic Covering BMP C140 — Dust Control Installation Schedules: To be determined by contractor based on site operations Inspection and Maintenance plan: Inspect daily. Responsible Staff: CESCL Element 6: Protect Slopes (2.1.6) Will steep slopes be present at the site during construction? Yes List and describe BMPs: BMP C200 — Interceptor Swale BMP C123 — Plastic Covering Installation Schedules: Install if soil will not be reworked per the Stabilize Soils exposure time limits as listed above. Inspection and Maintenance plan: Inspect daily. Responsible Staff: CESCL Exhibit 19 - Green PLN2022-004 Packet Pg. 489 1.t Element 7: Protect Drain Inlets (2.1.7) List and describe BMPs: BMP C220 — Inlet Protection Installation Schedules: Install at start of construction. Inspection and Maintenance plan: Inspect daily. Responsible Staff: CESCL Element 8: Stabilize Channels and Outlets (2.1.8) Provide stabilization, including armoring material, adequate to prevent erosion of outlets, adjacent stream banks, slopes, and downstream reaches, will be installed at the outlets of all conveyance systems. List and describe BMPs: BMP C207 — Check Dams BMP C209 — Outlet Protection Installation Schedules: Install at start of construction. Inspection and Maintenance plan: Inspect daily Responsible Staff: CESCL Exhibit 19 - Green PLN2022-004 Packet Pg. 490 1.t Element 9: Control Pollutants (2.1.9) The following pollutants are anticipated to be present on -site: Table 2 — Pollutants Pollutant (and source, if applicable) Gasoline / diesel Paint thinner Cleaning Agents Concrete placement, concrete cutting / demolition List and describe BMPs: BMP C151 — Concrete Handling BMP C152 — Sawcutting and Surface Pollution Prevention BMP C153 — Material Delivery, Storage, and Containment BMP C154 — Concrete Washout Area Installation Schedules: Install at start of construction. Inspection and Maintenance plan: Inspect daily. Responsible Staff: CESCL Will maintenance, fueling, and/or repair of heavy equipment and vehicles occur on -site? Yes Onsite maintenance, fueling or repair shall only occur over a contained matt or structure to ensure any capture of contaiminants. Will wheel wash or tire bath system BMPs be used during construction? No Will pH -modifying sources be present on -site? Yes If yes, check the source(s). Table 3 — pH -Modifying Sources None Exhibit 19 - Green PLN2022-004 Packet Pg. 491 1.t x Bulk cement Cement kiln dust Fly ash Other cementitious materials New concrete washing or curing waters Waste streams generated from concrete grinding and sawing Exposed aggregate processes x Dewatering concrete vaults x Concrete pumping and mixer washout waters Recycled concrete Other (i.e. calcium lignosulfate) [please describe] List and describe BMPs: BMP C154 — Concrete Washout Area Installation Schedules: Implement when concrete poured Inspection and Maintenance plan: Inspect Daily. Responsible Staff: CESCL Concrete trucks must not be washed out onto the ground, or into storm drains, open ditches, streets, or streams. Excess concrete must not be dumped on -site, except in designated concrete washout areas with appropriate BMPs installed. Exhibit 19 - Green PLN2022-004 Packet Pg. 492 1.t Element 10: Control Dewatering (2.1.10) Water from foundations, vaults, and trenches with characteristics similar to stormwater runoff shall be discharged into a controlled conveyance system before discharging to a sediment trap or sediment pond. Clean dewatering water will not be routed through stormwater sediment ponds. Only clean, non -turbid dewatering water (such as well -point groundwater) may be discharged to systems tributary to, or directly into, surface waters of the State, provided the dewatering flow does not cause erosion or flooding of receiving waters. Note: groundwater water not found to depths of at least 17 feet (Oct. 2021). We do not expect any significant groundwater issues. List and describe BMPs: Not applicable. Installation Schedules: Not applicable. Inspection and Maintenance plan: Not applicable. Responsible Staff: Not applicable. Exhibit 19 - Green PLN2022-004 Packet Pg. 493 1.t Element 11: Maintain BMPs (2.1.11) All temporary and permanent Erosion and Sediment Control (ESC) BMPs shall be maintained and repaired as needed to ensure continued performance of their intended function. Maintenance and repair shall be conducted in accordance with each particular BMP specification (see Volume 11 of the 2019 SWMMWW). Visual monitoring of all BMPs installed at the site will be conducted at least once every calendar week and within 24 hours of any stormwater or non-stormwater discharge from the site. If the site becomes inactive and is temporarily stabilized, the inspection frequency may be reduced to once every calendar month. All temporary ESC BMPs shall be removed within 30 days after final site stabilization is achieved or after the temporary BMPs are no longer needed. Trapped sediment shall be stabilized on -site or removed. Disturbed soil resulting from removal of either BMPs or vegetation shall be permanently stabilized. Additionally, protection must be provided for all BMPs installed for the permanent control of stormwater from sediment and compaction. BMPs that are to remain in place following completion of construction shall be examined and restored to full operating condition. If sediment enters these BMPs during construction, the sediment shall be removed and the facility shall be returned to conditions specified in the construction documents. Exhibit 19 - Green PLN2022-004 Packet Pg. 494 1.t Element 12: Manage the Project (2.1.12) The project will be managed based on the following principles: • Projects will be phased to the maximum extent practicable and seasonal work limitations will be taken into account. Inspection and monitoring: o Inspection, maintenance and repair of all BMPs will occur as needed to ensure performance of their intended function. o Site inspections and monitoring will be conducted in accordance with Special Condition S4 of the CSWGP. Sampling locations are indicated on the Site Map. Sampling station(s) are located in accordance with applicable requirements of the CSWGP. • Maintain an updated SWPPP. o The SWPPP will be updated, maintained, and implemented in accordance with Special Conditions S3, S4, and S9 of the CSWGP. As site work progresses the SWPPP will be modified routinely to reflect changing site conditions. The SWPPP will be reviewed monthly to ensure the content is current. Table 5 — Management X Design the project to fit the existing topography, soils, and drainage patterns X Emphasize erosion control rather than sediment control X Minimize the extent and duration of the area exposed X Keep runoff velocities low X Retain sediment on -site X Thoroughly monitor site and maintain all ESC measures X Schedule major earthwork during the dry season Other (please describe) Exhibit 19 - Green PLN2022-004 Packet Pg. 495 1.t Optional: Fill out Table 6 by listing the BMP associated with specific construction activities. Identify the phase of the project (if applicable). To increase awareness of seasonal requirements, indicate if the activity falls within the wet or dry season. Table 6 — BMP Implementation Schedule Phase of Construction Project Stormwater BMPs Date Wet/Dry Season [Insert construction activity] [Insert BMP] [MM/DD/YYYY] [Insert Season] Exhibit 19 - Green PLN2022-004 Packet Pg. 496 1.t Element 13: Protect Low Impact Development (LID) BMPs (2.1.13) The proposed project includes the following Low Impact Development measures: • Infiltration galleryies and drywell • post construction soil amendment Permittees must keep all heavy equipment off existing soils under LID facilities that have been excavated to final grade to retain the infiltration rate of the soils. Permittees must control erosion and avoid introducing sediment from the construction site into the bioretention cells. All site runoff shall be diverted around the bioretention cells until the bioretention facilities are fully constructed and plantings established. Upon installation of Post -Construction Soil Amendment, the contractor shall ensure that such areas are protected from machine compaction or construction sedimentation. Pollution Prevention Team (3.0) Table 7 — Team Information Title Names Phone Number Certified Erosion and Sediment Control Lead (CESCL) Fernandez & Barnes LLC (CESCL not chosen yet) (206) 550-9296 Resident Engineer Pedro DeGuzman, PE (206) 795-9023 Emergency Ecology Contact Emergency Permittee/ Owner Contact Steve Barnes (206) 550-9296 Non -Emergency Owner Contact Steve Barnes (206) 550-9296 Monitoring Personnel Ecology Regional Office Exhibit 19 - Green PLN2022-004 Packet Pg. 497 1.t Monitoring and Sampling Requirements (4.0) Monitoring includes visual inspection, sampling for water quality parameters of concern, and documentation of the inspection and sampling findings in a site log book. A site log book will be maintained for all on -site construction activities and will include: • A record of the implementation of the SWPPP and other permit requirements • Site inspections • Stormwater sampling data Blank form filed under Appendix D. The site log book must be maintained on -site within reasonable access to the site and be made available upon request to Ecology or the local jurisdiction. Site Inspection (4.1) Site inspections will be conducted at least once every calendar week and within 24 hours following any discharge from the site. For sites that are temporarily stabilized and inactive, the required frequency is reduced to once per calendar month. Stormwater Quality Sampling (4.2) Turbidity Sampling (4.2.1) Requirements include calibrated turbidity meter or transparency tube to sample site discharges for compliance with the CSWGP. Sampling will be conducted at all discharge points at least once per calendar week. Not Applicable — no proposed stormwater discharge from the site. Construction runoff shall infiltrate via infiltration sediment traps. Method for sampling turbidity: Table 8 — Turbidity Sampling Method Turbidity Meter/Turbidimeter (required for disturbances 5 acres or greater in size) X Transparency Tube (option for disturbances less than 1 acre and up to 5 acres in size) The benchmark for turbidity value is 25 nephelometric turbidity units (NTU) and a transparency less than 33 centimeters. If the discharge's turbidity is 26 to 249 NTU or the transparency is less than 33 cm but equal to or greater than 6 cm, the following steps will be conducted: Exhibit 19 - Green PLN2022-004 Packet Pg. 498 1.t 1. Review the SWPPP for compliance with Special Condition S9. Make appropriate revisions within 7 days of the date the discharge exceeded the benchmark. 2. Immediately begin the process to fully implement and maintain appropriate source control and/or treatment BMPs as soon as possible. Address the problems within 10 days of the date the discharge exceeded the benchmark. If installation of necessary treatment BMPs is not feasible within 10 days, Ecology may approve additional time when the Permittee requests an extension within the initial 10-day response period. 3. Document BMP implementation and maintenance in the site log book. If the turbidity exceeds 250 NTU or the transparency is 6 cm or less at any time, the following steps will be conducted: 1. Telephone or submit an electronic report to the applicable Ecology Region's Environmental Report Tracking System (ERTS) within 24 hours. https://www.ecology.wa.gov/About-us/Get-involved/Report-an-environmental-issue • Central Region (Benton, Chelan, Douglas, Kittitas, Klickitat, Okanogan, Yakima): (509) 575-2490 • Eastern Region (Adams, Asotin, Columbia, Ferry, Franklin, Garfield, Grant, Lincoln, Pend Oreille, Spokane, Stevens, Walla Walla, Whitman): (509) 329-3400 • Northwest Region (King, Kitsap, Island, San Juan, Skagit, Snohomish, Whatcom): (425) 649-7000 • Southwest Region (Clallam, Clark, Cowlitz, Grays Harbor, Jefferson, Lewis, Mason, Pacific, Pierce, Skamania, Thurston, Wahkiakum,): (360) 407-6300 2. Immediately begin the process to fully implement and maintain appropriate source control and/or treatment BMPs as soon as possible. Address the problems within 10 days of the date the discharge exceeded the benchmark. If installation of necessary treatment BMPs is not feasible within 10 days, Ecology may approve additional time when the Permittee requests an extension within the initial 10-day response period 3. Document BMP implementation and maintenance in the site log book. 4. Continue to sample discharges daily until one of the following is true: • Turbidity is 25 NTU (or lower). • Transparency is 33 cm (or greater). • Compliance with the water quality limit for turbidity is achieved. 0 1 - 5 NTU over background turbidity, if background is less than 50 NTU 0 1 % - 10% over background turbidity, if background is 50 NTU or greater • The discharge stops or is eliminated. Exhibit 19 - Green PLN2022-004 Packet Pg. 499 1.t pH Sampling (4.2.2) pH monitoring is required for "Significant concrete work" (i.e. greater than 1000 cubic yards poured concrete or recycled concrete over the life of the project).The use of engineered soils (soil amendments including but not limited to Portland cement -treated base [CTB], cement kiln dust [CKD] or fly ash) also requires pH monitoring. The project does not qualify as Significant Concrete Work. For significant concrete work, pH sampling will start the first day concrete is poured and continue until it is cured, typically three (3) weeks after the last pour. For engineered soils and recycled concrete, pH sampling begins when engineered soils or recycled concrete are first exposed to precipitation and continues until the area is fully stabilized. If the measured pH is 8.5 or greater, the following measures will be taken: 1. Prevent high pH water from entering storm sewer systems or surface water. 2. Adjust or neutralize the high pH water to the range of 6.5 to 8.5 su using appropriate technology such as carbon dioxide (CO2) sparging (liquid or dry ice). 3. Written approval will be obtained from Ecology prior to the use of chemical treatment other than CO2 sparging or dry ice. Method for sampling pH: Table 8 — pH Sampling Method H meter x pH test kit Wide range pH indicator paper Exhibit 19 - Green PLN2022-004 Packet Pg. 500 1.t Discharges to 303(d) or Total Maximum Daily Load (TMDL) Waterbodies (5.0) Reporting and Record Keeping (6.0) Record Keeping (6.1) Site Log Book (6.1.1) A site log book will be maintained for all on -site construction activities and will include: • A record of the implementation of the SWPPP and other permit requirements • Site inspections • Sample logs Records Retention (6.1.2) Records will be retained during the life of the project and for a minimum of three (3) years following the termination of permit coverage in accordance with Special Condition S5.0 of the CSWGP. Permit documentation to be retained on -site: • CSWGP • Permit Coverage Letter • SWPPP • Site Log Book Permit documentation will be provided within 14 days of receipt of a written request from Ecology. A copy of the SWPPP or access to the SWPPP will be provided to the public when requested in writing in accordance with Special Condition S5.G.2.b of the CSWGP. Updating the SWPPP (6.1.3) The SWPPP will be modified if: • Found ineffective in eliminating or significantly minimizing pollutants in stormwater discharges from the site. • There is a change in design, construction, operation, or maintenance at the construction site that has, or could have, a significant effect on the discharge of pollutants to waters of the State. Exhibit 19 - Green PLN2022-004 Packet Pg. 501 1.t The SWPPP will be modified within seven (7) days if inspection(s) or investigation(s) determine additional or modified BMPs are necessary for compliance. An updated timeline for BMP implementation will be prepared. Reporting (6.2) Discharge Monitoring Reports (6.2.1) Per review with the Department of Ecology, since the site will fully retain all site construction runoff, a Department of Ecology Construction Stormwater General Permit will not be required. Disharge Monitoring Reports are not required unless a discharge occurs offsite; any discharge shall be reported to the Engineer and the Pierce County inspector. Notification of Noncompliance (6.2.2) If any of the terms and conditions of the permit is not met, and the resulting noncompliance may cause a threat to human health or the environment, the following actions will be taken: 1. Ecology will be notified within 24-hours of the failure to comply by calling the applicable Regional office ERTS phone number (Regional office numbers listed below). 2. Immediate action will be taken to prevent the discharge/pollution or otherwise stop or correct the noncompliance. If applicable, sampling and analysis of any noncompliance will be repeated immediately and the results submitted to Ecology within five (5) days of becoming aware of the violation. 3. A detailed written report describing the noncompliance will be submitted to Ecology within five (5) days, unless requested earlier by Ecology. Anytime turbidity sampling indicates turbidity is 250 NTUs or greater, or water transparency is 6 cm or less, the Ecology Regional office will be notified by phone within 24 hours of analysis as required by Special Condition S5.A of the CSWGP. • Central Region at (509) 575-2490 for Benton, Chelan, Douglas, Kittitas, Klickitat, Okanogan, or Yakima County • Eastern Region at (509) 329-3400 for Adams, Asotin, Columbia, Ferry, Franklin, Garfield, Grant, Lincoln, Pend Oreille, Spokane, Stevens, Walla Walla, or Whitman County • Northwest Region at (425) 649-7000 for Island, King, Kitsap, San Juan, Skagit, Snohomish, or Whatcom County • Southwest Region at (360) 407-6300 for Clallam, Clark, Cowlitz, Grays Harbor, Jefferson, Lewis, Mason, Pacific, Pierce, Skamania, Thurston, or Wahkiakum Include the following information: Exhibit 19 - Green PLN2022-004 Packet Pg. 502 1.t 1. Your name and / Phone number 2. Permit number 3. City / County of project 4. Sample results 5. Date / Time of call 6. Date / Time of sample 7. Project name In accordance with Special Condition S4.D.5.b of the CSWGP, the Ecology Regional office will be notified if chemical treatment other than CO2 sparging is planned for adjustment of high pH water. Exhibit 19 - Green PLN2022-004 Packet Pg. 503 1.t Appendix/Glossary A. Site Maps & TESC Plans Exhibit 19 - Green PLN2022-004 Packet Pg. 504 1.t E , cs Mein StF4%�, atch you w OSauna Hut Edmonds wnwr . Sc.Onda Match EdmotWs k City Park " � N N 1n_ s1C ^— es AA, 3y �.o✓�hay �... .c_�l < S a 2267H St. SW g r 2260 A sov e - f Edmc - Q ;.E T a-- 228TH ST. SW v \. a a' PCC Con munit Markets ��m—'� SHERWOOD FOREST I a Madrona K"8 School s 4 Aquarium Co cp O Kruckeb Botanic Garden VICINITY MAP SCALE: N.T.S. 540 & 550 Edmonds Way, Edmonds, WA 98020 SW1/4 OF SW1/4 OF SEC. 25, T27N, R3E W.M. Snohomish County TJ MaxxO 21411h Sr sw ".i Exhibit 19 - Green PLN2022-004 Packet Pg. 505 16 28 1 4"ER Ln 0 1-0 0 SW1/4 OF SW1/4 OF SEC. 25, T27N, R3E, W.M., CITY OF EDMONDS, SNOHOMISH COUNTY, WA IE W)=250.46' 48 I E 250.80' 48" �J' s\ IE(S 26 08' 8"CO C SMH =266. 5' 'Co12 1 \ __ __ N 8'1" 2T.09' \�` \ \ \ 7, ,_---- _2 — — -- - - - - \ I \� �PFED \ � \•,O1\' / RI 68.4 ' CE--D - - --_ C E \ ..� `�/ / IE(NE)- .04' 12„ F -r \ F F F ° 10 �\ �� / / IE(SE)=259. 1 4 \' SILT FENCE (BMP C233) / PR CITY STD. DTL. ER-900 E7, v_i vv '; ..r.t 8„EE �����6'SI�v � \. o EX. DRIVEWAY TO ti \ BE USED FOR � FI F F F F F `� CONSTRUCTION ACCESS I \ /% �Q ' Q � 1 0 \ \`� "\ \ G � 2.0'40 ' D i \\ --- _ C\ \ 'i/ F „ J \`\ �` \ s \ AND THEN 6 DEC �'' °°, D \\� \ ° "-RECONSTRUCTED FOR ' `� , �`:. A PRIMARY ACCESS. H x � I \\ \`\ y yl i \/ �` 16"DO ° \\\�\ o�� 0 �� , RIM- 2.26' m Cq r...—.._.. 7 Um co SEDIMENT TRAP (WEST) %�- o�_ _-- ___- o "CE ? c IE(NW)=2 58' 1? 3:1 U-' N "' SILT FENCE F R TREE `\ o m m (BMP C240) x o I i I INFILTRATE INTO OUTWASH PROTECTION (TYP). - - „- PER DTL. 11C8 (BMP C103, C233) E�,\ \\ ADD TEMP CHAIN LINK AS r � `\ `\---------_�___a_ x Co N `D (SIZED OR 10 YR S 0 M) -- -- / .-� 8 y 2 \ I I \... \ \ O \ \ N , NECESSARY. I I 1 ----- r--- \�`��.. 8 D 2 12 A LL_rt EAR_ --- I --� s I- -- ° D "A D i0 w v v o OUTLE PRO CTION I _ - i-- I CRAWLX \ �' 41 W �� ly O % (BMP 9) PE DTL.- C I v\ ,. I ..II D _ I O O /o LOWER SPACE 9Q9 I I 1 [DEMO] \ i � \F x ii i\ ACCESS l'I I - - J SE6"M A L� �\/ F // O 1 y �O " I° _`\7� �� �\ v it rt f III I� u / p G BLO - O O OI O y O STRAW WATTLE DURING OOO'-011 O o �\c ROADW AY IMPROVEMENT VEMENTL ��- ---------- -- I---c WORK C235)48"C12 -----_ PER DTL. 51C8 -1 LlO _4 li ° PLUM CON STEP +-- .4 O O 2„CED OASIN EMO (5)6MAP ------ WES \ 99 E E 111 'APPLE P E� 59 ACRES ' 1. \ r--- 1 4„ CED\ , LIED - - O y ---° - - - - \ - ' _�_ T`may I /28 ED INTERCEPTOR WALE L HALT I ^ Or / • 9 � � ;;� (BMP C200) PER DTL. 21C8 /'/ / \\ i i /----\` CED v / �� R PROPOSED STORMTECH INFILTRATION , r , ,� \ \ \ - �, O / �� _ '. ' 6 - - / FOOTPRINT. AFTER REGRADING TO DESIGNED �' �' "\ ` ' /' ' ` \ / / is + : `/ .: EX. DRIVEWAY T� ROCK CHECK DAM / / / 18 CED , \ O :. , FINAL GRADE, AREA SHALL BE PROTECTED WITH �_ ;; j vv /' 2 O BE REMOVED. .y (BMP C207) / ,,r----,..:.�._ �.,, ... / r _ . .. , PER DTL. 41C8 i �' B R 10"B �` 1 /. r HIGH VISIBILITY ORANGE FENCING. NO HEAVY / 40 ��� I - O /.:`.; NOT A CONSTRUCTION 8 / EQUIPMENT OR STAGING OVER FACILITY. /20'O O O / ,...:: C S. / \ , STABILIZED - / 1 8 CED / i O/.. / CONCRETE WASHOUT 8 BI R /, CONSTRUCTI O l:." y :::.! .';_. i,.' .::::; f���\,..... �\: ` y _ y �/ �, z�j1 Z \ �/ / i ENTRANCE / �, .- r . `� /� METAL BASIN 3p CEC_ BMP C105 /f : / >.. i.' 1 (BMP C154) PER �� , / -II m yam\ ( ) / / ��� / / / DTL.6/C8 ev 2„E '� .a i �' ---- CITY STD. DTL. ER-900 / --n-7 D I I �o �t / / / ; /�� / /r / (CLUSTER) 46 C E v y �/ �� I �_ t DEM THE _v / / PARKING AREA k x ,L /i �\\ ' T / . , MAINTAIN EX. POND, I Z t t \ i t 6 MAP I ,-t t / G---� DECK &PATIO ( / / `/ ' \\ 34"D / STABILIZATION o 40 DE 0 - - INTERCEPTOR SWALE 1 " CRUSID SURF CING 50 E ` DEMO TREE v ,� � / / / /' v / BMP C200 PER �J �` � / ( ) y1 BASE COURSE � I � I tv� vtat i o� � 1 ( ) �- h t DTL. 2/C8 1 / TYP � ;� / � , , \tt / r r/ G ' '-- - // — 6 MIN. B�PTH x -- 40 C�Dt [DEMO] Ott ,/ /, „� r 1----x �- tt GARAGE \t / / . [DEMO r 6 C `L -/ / v� v vv „ v `v t� ��� / /� / /� Cx�D //' ROCK CHECK \ / t \ / \ 414D 30 CED\I a \\�t / �, I //`/� / „O \ (BMP C207) / 38\�ED —I-- - 'tom 2 � El� / �'�-�_, / o - PER DTL. \ ,\ r LEGEND / _ I / \ `'/ f. ate �/ T\\/ �/ / / \ \ OUTFALL PROTECTION # rr r \ \ CAE _ \ / t-' \ 1 CQ�i 42"CED \\ ` 3 QED/ [DEMO] tt t t �'��� '.�/ �`�� �T- BMPC209 \\\ `` 1 i , ` ` t t� - ; J' - ° / ( ) �1 /r ''I� EXISTING PROPOSED \ / \ B R I Q G E , / �\� _ / / t y Z (l/°\ ` PER DTL. 31C8 PROPERTY LINE \ \3u" > \ EASEMENT - 1 EC \ 66"CED 400D GRADING CONTOUR \ 6 MAP --- �' ` WALL cC t-, - -_--- �- / D. ' 90.00 x v t �� t x / ,� SEDIMENT TRAP EAST / /��� r + ,� ( ) SPOT ELEVATION `\ t [DEMO] y -n _ _ `� (BMPC240) �� `�,\ arY 8" W WATER MAIN 2'oB R ��� PROPOSED STORMTECH INFILTRATION / �/ / ��� INFILTRATE INTO OUTWASH /,�, a 6 `\MAP / PER DTL. 1/C8 g SEWER MAIN FOOTPRINT. AFTER REGRADING TO DESIGNED / , / DJ F / SIZED FOR 100YR STORM l I / ' ��\ FINAL GRADE, AREA SHALL BE PROTECTED WITH - ( ) 2 C STORM DRAIN --7� �, A 8"M / HIGH VISIBILITY ORANGE FENCING. NO HEAVY v \ / 5k Q -3 � U FIRE HYDRANT `� � ---+, '- \ / `\ t � t / �4 ' ���� , EQUIPMENT OR STAGING OVER FACILITY. / / \ / /'�' <z� / 12 M _- „ ` `\. \� \ a\, ` EAST BASIN / / / ® WATER METER 1.52ACRES r' �'�VQ D4 GATE VALVE cl I/ 12 C E D I `2� •'� /// I -�' _-_//� �`�O� � �\. � i �O❑❑ SEWER MANHOLE k STORM CB L2E1 /1'0 ED2yC STORM MANHOLE14'i ED 1 i % ` / �` / \ i/ /' i i� SILT FENCE FOR TREE ---\ / � _ _ \ \ 1j ,� , , ELECTRICAL LINE 77 , I/ � i� \ �1 6 \"�;---'- --��-;' i � ' \ \ u ,, I ___- I F�F / - � PROTECTION (TYP). � \ \ �- INTERCEPTOR SW / , r EiR(CRAN�) 30 CED 1 o �/ / `,2 y BMPC103, C233 I I --- T -- COMMUNICATION LINE F� F ' F o o�i`o 14 LFdL 1 /" (BMPC200)PER �/ / Co / v/ _ ( ) �4J 36 CED --- R N i° i /' (BMP C8 ADD TEMP CHAIN LINK ASliI /�/ _ _ = BASIN DIVIDER DTL' / 1 D / \ "LfL 6" / - L-------� - / -� / % \ / NECESSARY. I� /� F FILTER FENCE --- � / , 38 CE I __-__\ �'/ u \ �/' \ / °9 ice'-_ " _t- __- L-���- -f -/- _ -ti'- _ / / R - / \�-- `\ " A P - LY 12 MAP �,,; 30CED 1 --- 4fl CE __ -- -\_ -ti- _r y- --- - --- -L F� F --__ STRAW WATTLE �\ _ 7 / S T F CE (BM C233) \ F F F - E D / E 6 M A P� `\ -� � I r� i n i i v 0 CB INLET PROTECTION CITY STD. DTL. ER-900 _ _ _ �_ --------------- ROCK ENTRANCE F- F- F I - F F N 8 /38' 2,7 W� 300.00 \ T ROCK CHECK DAM \ i _—_-- 3 " E EACH LOT WILL INCLUDE A PRIVATE DRYWELL FOR ROOF AND PLANTER SMH ' DRAINAINAGE INFILTRATION. DRYWELLS SHALL NOT RECEIVED RIM=271.15' x OUTLET PROTECTION SEDIMENT LADEN RUNOFF. DRYWELLS SHALL BE STAKED, FLAGGED & IE(NE)=260.59' 12" PROTECTED DURING CONSTURCTION. SEAL THE SURFACE GRATE AND IE(SW)=260.73' 12" INLETS UNTIL THE UPSTREAM DRAINAGE AREA IS STABILIZED. 0 10 20 40 1 inch = 20 ft. SEDIMENT TRAPS SHALL BE SHALL REMAIN IN PLACE UNTIL CIVIL INFRASTRUCTURE IS INSTALLED, ACCESS ROADS PAVED AND SITE IS STABILIZED. THEREON, TESC MEASURES SHALL BE THE RESPONSIBILITY OF EACH LOT PROTECTIVE FENCING FOR INFILTRATION AREA 1.t wcO CKr)a E V ~ erg_ °° U a w Q o w < O 2 o 0 0 � Q 3 z Q Ld C/) 3 o rl� LLJ z y3 � M►j ,Z N o N W v J J L a, co o SEEM qw c p,. DEG 2 v�F RF�ISTER� �' \ c SS�ONAL ECG 'N > 8/23/23 m 0 U- c G f� E a O w Q O m E J � 0 O Z r a w W OLu G � 0 W N � CM z � N O 00 W LLI W > 0 o EXISTING TREE (TO REMAIN) tl EXISTING TREE (REMOVE) C2 PRELIMINARY DEVELOPMENT PLANS hibit 19 -Green PLN2022-004 Packet Pg. 506 2" x 2" WOOD/STEEL FILTER FABRIC SECURED TO 2" x 2- 14 GA WIRE FABRIC EQUAL NATIVE BACKFILL MATERIAL 8" FILTER FABRIC MATERIAL IN CONTINOUS ROLLS USE STAPLES OR WIRE RINGS TO ATTACH FABRIC TO WIRE 2" x 2" WOOD/STEEL POSTS--` WIRE MESH FENCE TO SUPPORT FILTER FABRIC BURY BOTTOM OF FILTER MATERIAL 8" TO 12" 6' MAX NOTES: 1. CONTRACTOR/DEVELOPER SHALL MAINTAIN AND ENSURE PROPER EROSION CONTROL THROUGHOUT PROJECT. 2. SILT FENCE TO BE PLACED DOWNSLrOPE OF CONSTRUCTION ACTIVITY. CITY OF EDMONDS PUBLIC WORKS DEPARTMENT CITY INSPECTION REQUIRED ON ALL EROSION CONTROL METHODS BEFORE OTHER WORK CAN BEGIN REVISION DATE FILTER FABRIC FENCE JANUARY 2018 FILTRATION SYSTEMS STANDARD DETAIL �� APPROVED BY: R. ENGLISH ER — SW1/4 OF SW1/4 OF SEC. 25, T27N, R3E, W.M., CITY OF EDMONDS, SNOHOMISH COUNTY, WA a TH IN DE FULL WIDTH DRESS/EGRESS DETAIL NOTES: THE MINIMUM LENGTH SHALL BE EXTENDED AS NECESSARY TO ENSURE MATERIAL IS NOT TRACKED OFF SITE AND/OR INTO THE PUBLIC RIGHT-OF-WAY. ATB DRIVEWAY RAMP AND/OR SITE ACCESS ROAD 15' WIDE MIN. SEE TABLE BELOW FOR REQUIRED LENGTH. NOTES: 1. SURFACE WATER - ALL SURFACE WATER FLOWING OR DIVERTED TOWARD CONSTRUCTION ENTRANCES SHALL BE PIPED ACROSS THE ENTRANCE. IF PIPING IS IMPRACTICAL, A MOUNTABLE BERM WITH 51 SLOPES WILL BE PERMITTED. 2. MAINTENANCE - THE ENTRANCE SHALL BE MAINTAINED IN A CONDITION WHICH WILL PREVENT TRACKING OR FLOWING Of SEDIMENT OFF SITE AND/OR ONTO PUBLIC RIGHT-OF-WAY. THIS MAY REQUIRE PERIODIC TOP DRESSING WITH ADDITIONAL QUARRY SPALLS AS CONDITIONS DEMAND AND REPAIR AND/OR CLEANOUT OF ANY MEASURES USED TO TRAP SEDIMENT. ALL SEDIMENT SPILLED, DROPPED, WASHED OR TRACKED OFF SITE AND/OR ONTO PUBLIC RIGHT-OF-WAY MUST BE REMOVED IMMEDIATELY. 3. WHEELS SHALL 6E CLEANED TO REMOVE SEDIMENT PRIOR TO LEAVING, THE SfTE. WHEN WASHING IS USED. IT SHALL BE DONE ON AN AREA STABILIZED WITH QUARRY SPALLS AND WHICH DRAINS INTO AN APPROVED SEDIMENT TRAPPING DEVICE, 4. INSPECTION AND NEEDED MAINTENANCE SHALL BE PROVIDED AFTER EACH RAIN, MAINTENANCE STANDARDS `- 1. THE KEY TO HAVING A FUNCTIONAL SEDIMENT TRAP IS CONTINUAL MONITORING AND REGULAR MAINTENANCE. THE SIZE OF THE TRAP IS LESS IMPORTANT TO ITS EFFECTIVENESS THAN IS REGULAR SEDIMENT REMOVAL. SEDIMENT SHOULD BE REMOVED FROM THE TRAP WHEN IT REACHES APPROXIMATELY ONE FOOT IN DEPTH (ASSUMING A 1 1/2 SEDIMENT ACCUMULATION DEPTH). REGULAR INSPECTIONS SHOULD BE DONE AND ADDITIONAL INSPECTIONS MADE AFTER EACH LARGE RUNOFF -PRODUCING STORM. 2. ALL TEMPORARY AND PERMANENT EROSION AND SEDIMENT CONTROL PRACTICES SHALL BE MAINTAINED AND REPAIRED AS NEEDED TO ASSURE CONTINUED PERFORMANCE OF THEIR INTENDED FUNCTION. ALL MAINTENANCE AND REPAIR SHALL BE CONDUCTED IN ACCORDANCE WITH AN APPROVED MANUAL. REPAIR ANY DAMAGE OR EROSION WITHIN SIDESLOPES AS NECESSARY. 3. ALL TEMPORARY EROSION AND SEDIMENT CONTROL MEASURES SHALL BE REMOVED WITHIN 30 DAYS AFTER FINAL SITE STABILIZATION IS ACHIEVED OR AFTER THE TEMPORARY BMPS ARE NO LONGER NEEDED. TRAPPED SEDIMENT SHALL BE REMOVED OR STABILIZED ON SITE. DISTURBED SOIL AREAS RESULTING FROM REMOVAL SHALL BE PERMANENTLY STABILIZED. MAX. WATER SURFACE 2.1 MAX ABOVE FREEBOARD OUTFALL PROTECTION PER PLAN & DTL. 3/C8 (100YR STORM) 1.0' FREEBOARD[ TOP EL= PER PLAN SWALE =I! I1 j 2.0' LIVE STORAGE 1.5' SEDIMENT STORAGE 3.1 -=I I i=- =1 -- 11=1 11=1 11=1 11=1 11=1 I I =1 i I—' TRAP DESIGN TO INFILTRATE RUNOFF. DEPTH MARKER DESIGN INFILTRATION RATE= 4.0 IN/HR SEDIMENT TRAP (BMP C240) PROJECT SIZE MIN LENGTH OF (FEET) QUARRY SPALLS' < 1/4 ACRE 30 < 1 ACRE 50 < 3 ACRE 1C0 > 3 ACRE icc *PROVIDE ATB OR ASPHALT TRANSITION WHERE FRONTAGE ROAD IS AN ARTERIAL. LENGTH TO BE DETERMINED BY CITY INSPECTOR. CITY INSPECTION REQUIRED ON ALL EROSION CONTROL METHODS BEFORE OTHER WORK CAN BEGIN CATCH BASIN GRATE FILTER SOCK WITH OVER FLOW HOLES (T'P) CATCH BASIN NOTES: 1. CONTRACTOR/DEVELOPER SHALL MAINTAIN THIS APPLICATION AT ALL TIME5 DURING CONSTRUCTION PERIOD. 2. ANY SEDIMENT IN CATCH BASIN INSERT SHALL BE REMOVED WHEN INSERT IS ONE-THIRD FULL. 3. CITY INSPECTION REQUIRED ON ALL EROSION CONTROL METHODS BEFORE OTHER WORK CAN BEGIN. I ='vi = ._,"ti CATC REVISION DATE - ICITY DF EDMONDS STABILIZED CONSTRUCTION JANUARY 201a � CITY OF EDMONDS TEMPORARY JANUARY 2018 ENTRANCE SEDIMENT TRAP PUBLIC WORKS STANDARD PUBLIC WORKS FOR CATCH BASINS STANDARD DEPARTMENT lD7jETAIL DEPARTMENT g 3 APPROVED 8Y; R_ ENGLISH E fl — 91 s.y APPROVED, BY: R. ENGLISH E R — 9 02 MAINTENANCE STANDARDS 1. DAMAGE RESULTING FROM RUNOFF OR CONSTRUCTION ACTIVITY SHALL BE REPAIRED IMMEDIATELY. 2. IF THE SWALES DO NOT REGULARLY RETAIN STORM RUNOFF, THE SIZE AND/OR FREQUENCY OF THE SWALES SHALL BE INCREASED. 3. INSPECT ONCE A WEEK AND AFTER EVERY RAINFALL. IMMEDIATELY REMOVE SEDIMENT FROM THE FLOW AREA. LEVEL BOTTOM r', GRASS OR ROCK Llo 1' IN. 2' MIN TEMPORARY SWALE (BMP C200 SCALE: N.T.S. TOP OF SEDIMENT TRAP 8' LONG (4'WIDE) INTERCEPTOR SWALE �1 12" MIN. ROCK GRADATION GEOTEXTILE UNDER ROCK LINING (MIRAFI 50OX OR APPROVED PASSING 8-IN SQUARE SIEVE: 100% EQUIVALENT) PASSING 3-IN SQUARE SIEVE: 40-60% MAX. PASSING 3/4-IN SQUARE SIEVE: 0-10% MAX. 3 OUTFALL PROTECTION BMP C209 C8 SCALE: N.T.S. STRAW WATTLE ROLL 8"-10"DIA. FLOW j STRAW WATTLE (BMP C235' SCALE: N.T.S. TEMPORARY HYDROSEED MIXTURE HYDROSEED MEADOW MIX (TEMPORARY SOIL STABILIZATION AREAS) RATIO, BY WEIGHT, OF 40% PERENNIAL RYEGRASS, 40% TALL FESCUE, 20% RED FESCUE. APPLY AT 350 LB./ACRE APPLY 10-20-20 FERTILIZER AT 435 LB./ACRE APPLY WOOD FIBER MULCH AT 2000 LB./ACRE SEED MIXTURE: SEEDING ALONE IS ACCEPTABLE ONLY ON FLAT AREAS AND LIMITED TO MARCH 1ST TO MAY 15TH AND AUGUST 15TH TO OCTOBER 1ST. JUTE MATTING MAY BE REQUIRED ON STEEP SLOPES. SEED SHALL CONFORM TO THE STANDARDS FOR "CERTIFIED" GRADE SEED OR BETTER, AS OUTLINED BY THE STATE OF WA. DEPARTMENT OF AGRICULTURE'S "RULES FOR SEED CERTIFICATION" LATEST EDITION. SEED SHALL BE FURNISHED IN UNOPENED CONTAINERS WITH SEED MIXTURE CONTENT AND INERT MATERIAL PLAINLY MARKED ON THE OUTSIDE OF CONTAINERS. FURNISH DUPLICATE COPIES OF A STATEMENT SIGNED BY THE VENDOR CERTIFYING THAT A CERTIFIED SEED -TESTING LAB HAS TESTED EACH LOT OF SEED WITHIN 6 MONTHS OF DELIVERY TO THE PROJECT SITE View Looking Upstream NOTE: Key stone Into channel banks and extend it beyond the abutments a minimum of 18" (0.5m) to prevent flow around dam. Section A - A F OVF A 18" (0.5m) 12" (150mm) Spacing Between Check Darns 'L' = the distance such that points `A' and V are of equal elevation. +Lr "6 6. POINT 'A' ROCK CHECK DAM (BMP C207 SCALE: N.T.S. �6� CONCRETE WASHOUT BASIN (BMP C154) SCALE: N.T.S. POINT V NOT TO SCALE UME c 1.t W c0 E CK r1) O U � � d w o U •� 0 W � � Q 2 0 Q En J � 3 c7 > = Q CK 3 wO CD O z N � W O Ln � J c0 O Q) 0 L a ►' " OVfi MWAsy/,�� 1 rn Q11J1� z - v�F �F�ISTERE� � SS�ONAL ��G '2 8/23/23 E 0 U_ c c a d a 0 d Q � 0 N= CD ' A VCON /1 W � 0 a� z Q 0 O0. Q G E VJ a 3: W Q� 7 � 0 Z� z LO o L , _ d + Q 0 W0- 0 Wa IL 'u^J � 0 a m m 3 E L 0 E 0 a r r O x O w LO _ O t O Q Q W 0 W U � U) Ii LU W co N M N z W M .. �O Vl W LU > SCALE: N.T.S. r� PRELIMINARY DEVELOPMENT PLANS habit 19 -Greer PLN2022-00, Packet Pg. 507 1.t B. BMP Details E 0 LL _ 0 a c m E 0_ 0 0 0 0 c d .y d d _ C a 0 .@ L a L a 3 _ d m /L^ V a a a 06 V 0 0_ d L L 3 E L 0 cn E L a r Q Exhibit 19 - Green PLN2022-004 Packet Pg. 508 1.t 11-3 Construction Stormwater BMPs II-3.1 A Summary of Construction Stormwater ►I-11UO This chapter contains standards and specifications for temporary BMPs, used as appropriate during the construction phase of a project. Often using BMPs in combination is the best method to meet Construction Stormwater Pollution Prevention Plan (Construction SWPPP) requirements. The standards and specifications in this chapter are not intended to limit innovative efforts to effect- ively control erosion and sedimentation. Construction SWPPPs can contain experimental BMPs or make minor modifications to standard BMPs. However, the permitting authority (state, local, or both) must approve such practices before use. Experimental and modified BMPs must achieve the same or better performance than the BMPs listed below. None of the BMPs listed below will work successfully throughout the construction project without inspection and maintenance. Regular inspections to identify problems with the operation of each BMP, and the timely repair of any problems are essential to the continued operation of the BMPs. As site conditions change, BMPs must change to remain in compliance. Construction stormwater BMPs are divided into two categories: Construction Source Control BMPs and Construction Runoff BMPs. Table II-3.1: Construction Stormwater BMPs by SWPPP Element shows the relationship of the Con- struction Stormwater BMPs to the Construction SWPPP Elements described in 1-3.4.2 MR2: Con- struction Stormwater Pollution Prevention Plan (SWPPP). Table II-3.1: Construction Stormwater BMPs by SWPPP Element Construction Storm- water BMP Construction SWPPP Element # #1 #2 #3 1 #4 #5 #6 #7 #8 #9 #10 #11 #12 #13 Construction Source Control BMPs BMP C101: Preserving Natural Vegetation BMP C102: Buffer_ Zones ✓ ✓ BMP C103: High-Vis- ✓ ✓ ibility Fence BMP C105: Stabilized Construction Access C106: Wheel Wash 2019 Stormwater Management Manual for Western Washington Exhibit 19 - Green Volume 11 - Chapter 3 - Page 267 PLN2022-004 Packet Pg. 509 1.t Table 11-3.1: Construction Stormwater BMPs by SWPPP Element (continued) Construction Storm- water BMP Construction SWPPP Element # #1 #2 #3 #4 #5 #6 #7 #8 #9 #10 #11 #12 #13 BMP C107: Con- struction Road / Parking Area Stabilization BMP C120: Temporary ✓ ✓ and Permanent Seeding BMP C121: Mulching BMP C122: Nets and Blankets ✓ ✓ ✓ BMP C123: Plastic Covering ✓ ✓ BMP C124: Sodding BMP C125: Topsoiling / Composting BMP C126: Poly- acrylamide (PAM) for Soil Erosion Protection / v BMP C130: Surface ✓ ✓ Roughening BMP C131: Gradient ✓ ✓ Terraces BMP C140: Dust Con- trol BMP C150: Mater- ✓ ials on Hand BMP C151: Concrete Handling ✓ BMP C152: Sawcutting and Surfacing Pollution Prevention BMP C153: Material Delivery, Storage, and Containment 2019 Stormwater Management Manual for Western Washington Exhibit 19 - Green Volume 11 - Chapter 3 - Page 268 PLN2022-004 Packet Pg. 510 1.t Table 11-3.1: Construction Stormwater BMPs by SWPPP Element (continued) Construction Storm- water BMP Construction SWPPP Element # #1 #2 #3 #4 #5 #6 #7 #8 #9 #10 #11 #12 #13 BMP C154: Concrete ✓ Washout Area BMP C160: Certified Erosion and Sediment Control Lead BMP C162: Scheduling Construction Runoff BMPs BMP C200: Interceptor ✓ ✓ Dike and Swale BMP C201: Grass- Lined Channels ✓ ✓ BMP C202: Riprap Channel Lining ✓ BMP C203: Water Bars BMP C204: Pipe Slope ✓ Drains BMP C205: Subsurface ✓ Drains BMP C206: Level S rp Bader ✓ ✓ BMP C207: Check Dams BMP C208: Triangular ✓ ✓ Silt Dike J§D) BMP C209: Outlet Pro- ✓ ✓ tection BMP C220: Inlet Pro- tection BMP C231: Brush Bar- rier m32: Gravel Fil- BMter Be ✓ 2019 Stormwater Management Manual for Western Washington Exhibit 19 - Green Volume 11 - Chapter 3 - Page 269 PLN2022-004 Packet Pg. 511 1.t Table 11-3.1: Construction Stormwater BMPs by SWPPP Element (continued) Construction Storm- Construction SWPPP Element # water BMP —;q #2 #3 #4 #5 #6 #7 #8 #9 #10 #11 #12 #13 BMP C233: Silt Fence V/ V/ BMP C234: Vegetated ✓ ✓ Strip BMP C235: Wattles BMP C236: Vegetative Filtration BMP C240: Sediment ✓ ✓ ILap BMP C241: Sediment ✓ ✓ Pond (Temporary) BMP C250: Con- struction Stormwater Chemical Treatment BMP C251: Con- struction Stormwater V/ Filtration BMP C252: Treating and Disposing of High pH Water Construction SWPPP Elements: Element 1: Preserve Vegetation / Mark Clearing Limits Element 2: Establish Construction Access Element 3: Control Flow Rates Element 4: Install Sediment Controls Element 5: Stabilize Soils Element 6: Protect Slopes Element 7: Protect Drain Inlets Element 8: Stabilize Channels and Outlets Element 9: Control Pollutants Element 10: Control Dewatering Element 11: Maintain BMPs Element 12: Manage the Project Element 13: Protect Low Impact Development BMPs II-3.2 Construction Source Control BMPs 2019 Stormwater Management Manual for Western Washington Exhibit 19 - Green Volume 11 - Chapter 3 - Page 270 PLN2022-004 Packet Pg. 512 1.t BMP C101: Preserving Natural Vegetation Purpose The purpose of preserving natural vegetation is to reduce erosion wherever practicable. Limiting site disturbance is the single most effective method for reducing erosion. For example, conifers can hold up to about 50 percent of all rain that falls during a storm. Up to 20-30 percent of this rain may never reach the ground but is taken up by the tree or evaporates. Another benefit is that the rain held in the tree can be released slowly to the ground after the storm. Conditions of Use Natural vegetation should be preserved on steep slopes, near perennial and intermittent water- courses or swales, and on building sites in wooded areas. . As required by local governments. Phase construction to preserve natural vegetation on the project site for as long as possible during the construction period. Design and Installation Specifications Natural vegetation can be preserved in natural clumps or as individual trees, shrubs and vines. The preservation of individual plants is more difficult because heavy equipment is generally used to remove unwanted vegetation. The points to remember when attempting to save individual plants are: . Is the plant worth saving? Consider the location, species, size, age, vigor, and the work involved. Local governments may also have ordinances to save natural vegetation and trees. Fence or clearly mark areas around trees that are to be saved. It is preferable to keep ground disturbance away from the trees at least as far out as the dripline. Plants need protection from three kinds of injuries: Construction Equipment- This injury can be above or below the ground level. Damage results from scarring, cutting of roots, and compaction of the soil. Placing a fenced buffer zone around plants to be saved prior to construction can prevent construction equipment injuries. Grade Changes- Changing the natural ground level will alter grades, which affects the plant's ability to obtain the necessary air, water, and minerals. Minor fills usually do not cause prob- lems although sensitivity between species does vary and should be checked. Trees can typ- ically tolerate fill of 6 inches or less. For shrubs and other plants, the fill should be less. When there are major changes in grade, it may become necessary to supply air to the roots of plants. This can be done by placing a layer of gravel and a tile system over the roots before the fill is made. The tile system should be laid out on the original grade leading from a dry well 2019 Stormwater Management Manual for Western Washington Exhibit 19 - Green Volume ll - Chapter 3 - Page 271 PLN2022-004 Packet Pg. 513 1.t around the tree trunk. The system should then be covered with small stones to allow air to cir- culate over the root area. Lowering the natural ground level can seriously damage trees and shrubs. The highest per- centage of the plant roots are in the upper 12 inches of the soil and cuts of only 2-3 inches can cause serious injury. To protect the roots it may be necessary to terrace the immediate area around the plants to be saved. If roots are exposed, construction of retaining walls may be needed to keep the soil in place. Plants can also be preserved by leaving them on an undis- turbed, gently sloping mound. To increase the chances for survival, it is best to limit grade changes and other soil disturbances to areas outside the dripline of the plant. Excavations - Protect trees and other plants when excavating for drainfields, power, water, and sewer lines. Where possible, the trenches should be routed around trees and large shrubs. When this is not possible, it is best to tunnel under them. This can be done with hand tools or with power augers. If it is not possible to route the trench around plants to be saved, then the following should be observed: Cut as few roots as possible. When you have to cut, cut clean. Paint cut root ends with a wood dressing like asphalt base paint if roots will be exposed for more than 24-hours. Backfill the trench as soon as possible. Tunnel beneath root systems as close to the center of the main trunk to preserve most of the important feeder roots. Some problems that can be encountered with a few specific trees are: • Maple, Dogwood, Red alder, Western hemlock, Western red cedar, and Douglas fir do not readily adjust to changes in environment and special care should be taken to protect these trees. . The windthrow hazard of Pacific silver fir and madrona is high, while that of Western hemlock is moderate. The danger of windthrow increases where dense stands have been thinned. Other species (unless they are on shallow, wet soils less than 20 inches deep) have a low windthrow hazard. . Cottonwoods, maples, and willows have water -seeking roots. These can cause trouble in sewer lines and infiltration fields. On the other hand, they thrive in high moisture conditions that other trees would not. . Thinning operations in pure or mixed stands of Grand fir, Pacific silver fir, Noble fir, Sitka spruce, Western red cedar, Western hemlock, Pacific dogwood, and Red alder can cause ser- ious disease problems. Disease can become established through damaged limbs, trunks, roots, and freshly cut stumps. Diseased and weakened trees are also susceptible to insect attack. Maintenance Standards Inspect flagged and/or fenced areas regularly to make sure flagging or fencing has not been removed or damaged. If the flagging or fencing has been damaged or visibility reduced, it shall be repaired or replaced immediately and visibility restored. 2019 Stormwater Management Manual for Western Washington Exhibit 19 - Green Volume 11 - Chapter 3 - Page 272 PLN2022-004 Packet Pg. 514 1.t If tree roots have been exposed or injured, "prune" cleanly with an appropriate pruning saw or top- pers directly above the damaged roots and recover with native soils. Treatment of sap flowing trees (fir, hemlock, pine, soft maples) is not advised as sap forms a natural healing barrier. BMP C102: Buffer Zones Purpose Creation of an undisturbed area or strip of natural vegetation or an established suitable planting that will provide a living filter to reduce soil erosion and stormwater runoff velocities. conditions of Use Buffer zones are used along streams, wetlands and other bodies of water that need protection from erosion and sedimentation. Contractors can use vegetative buffer zone BMPs to protect natural swales and they can incorporate them into the natural landscaping of an area. Do not use critical -areas buffer zones as sediment treatment areas. These areas shall remain com- pletely undisturbed. The local permitting authority may expand the buffer widths temporarily to allow the use of the expanded area for removal of sediment. The types of buffer zones can change the level of protection required as shown below: Designated Critical Area Buffers - buffers that protect Critical Areas, as defined by the Washington State Growth Management Act, and are established and managed by the local permitting authority. These should not be disturbed and must protected with sediment control BMPs to prevent impacts. The local permitting authority may expand the buffer widths temporarily to allow the use of the expan ded area for removal of sediment. Vegetative Buffer Zones - areas that may be identified in undisturbed vegetation areas or managed vegetation areas that are outside any Designated Critical Area Buffer. They may be utilized to provide an additional sediment control area and/or reduce runoff velocities. If being used for pre- servation of natural vegetation, they should be arranged in clumps or strips. They can be used to pro- tect natural swales and incorporated into the natural landscaping area. Design and Installation Specifications • Preserving natural vegetation or plantings in clumps, blocks, or strips is generally the easiest and most successful method. • Leave all unstable steep slopes in natural vegetation. • Mark clearing limits and keep all equipment and construction debris out of the natural areas and buffer zones. Steel construction fencing is the most effective method to protect sensitive areas and buffers. Alternatively, wire -backed silt fence on steel posts is marginally effective. Flagging alone is typically not effective. • Keep all excavations outside the dripline of trees and shrubs. • Do not push debris or extra soil into the buffer zone area because it will cause damage by 2019 Stormwater Management Manual for Western Washington Exhibit 19 - Green Volume ll - Chapter 3 - Page 273 PLN2022-004 Packet Pg. 515 1.t burying and smothering vegetation. . Vegetative buffer zones for streams, lakes or other waterways shall be established by the local permitting authority or other state or federal permits or approvals. Maintenance Standards Inspect the area frequently to make sure flagging remains in place and the area remains undis- turbed. Replace all damaged flagging immediately. Remove all materials located in the buffer area that may impede the ability of the vegetation to act as a filter. BMP C103: High -Visibility Fence Purpose High -visibility fencing is intended to: . Restrict clearing to approved limits. • Prevent disturbance of sensitive areas, their buffers, and other areas required to be left undis- turbed. . Limit construction traffic to designated construction entrances, exits, or internal roads. • Protect areas where marking with survey tape may not provide adequate protection. Conditions of Use To establish clearing limits plastic, fabric, or metal fence may be used: . At the boundary of sensitive areas, their buffers, and other areas required to be left uncleared. . As necessary to control vehicle access to and on the site. Design and Installation Specifications High -visibility plastic fence shall be composed of a high -density polyethylene material and shall beat least four feet in height. Posts for the fencing shall be steel or wood and placed every 6 feet on center (maximum) or as needed to ensure rigidity. The fencing shall be fastened to the post every six inches with a polyethylene tie. On long continuous lengths of fencing, a tension wire or rope shall be used as a top stringer to prevent sagging between posts. The fence color shall be high -visibility orange. The fence tensile strength shall be 360 Ibs/ft using the ASTM D4595 testing method. If appropriate install fabric silt fence in accordance with BMP C233: Silt Fence to act as high -visibility fence. Silt fence shall be at least 3 feet high and must be highly visible to meet the requirements of this BMP. Metal fences shall be designed and installed according to the manufacturer's specifications. Metal fences shall be at least 3 feet high and must be highly visible. Fences shall not be wired or stapled to trees. 2019 Stormwater Management Manual for Western Washington Exhibit 19 - Green Volume ll - Chapter 3 - Page 274 PLN2022-004 Packet Pg. 516 1.t Maintenance Standards If the fence has been damaged or visibility reduced, it shall be repaired or replaced immediately and visibility restored. BMP C105: Stabilized Construction Access Purpose Stabilized construction accesses are established to reduce the amount of sediment transported onto paved roads outside the project site by vehicles or equipment. This is done by constructing a sta- bilized pad of quarry spalls at entrances and exits for project sites. Conditions of Use Construction accesses shall be stabilized wherever traffic will be entering or leaving a construction site if paved roads or other paved areas are within 1,000 feet of the site. For residential subdivision construction sites, provide a stabilized construction access for each res- idence, rather than only at the main subdivision entrance. Stabilized surfaces shall be of sufficient length/width to provide vehicle access/parking, based on lot size and configuration. On large commercial, highway, and road projects, the designer should include enough extra mater- ials in the contract to allow for additional stabilized accesses not shown in the initial Construction SWPPP. It is difficult to determine exactly where access to these projects will take place; additional materials will enable the contractor to install them where needed. Design and Installation Specifications See Figure II-3.1: Stabilized Construction Access for details. Note: the 1 00'minimum length of the access shall be reduced to the maximum practicable size when the size or configuration of the site does not allow the full length (100'). Construct stabilized construction accesses with a 12-inch thick pad of 4-inch to 8-inch quarry spalls, a 4-inch course of asphalt treated base (ATB), or use existing pavement. Do not use crushed con- crete, cement, or calcium chloride for construction access stabilization because these products raise pH levels in stormwater and concrete discharge to waters of the State is prohibited. A separation geotextile shall be placed under the spalls to prevent fine sediment from pumping up into the rock pad. The geotextile shall meet the standards listed in Table 11-3.2: Stabilized Con- struction Access Geotextile Standards. Table 11-3.2: Stabilized Construction Access Geotextile Standards Geotextile Property I Required Value Grab Tensile Strength (ASTM D4751) 1 200 psi min. 2019 Stormwater Management Manual for Western Washington Exhibit 19 - Green Volume ll - Chapter 3 - Page 275 PLN2022-004 Packet Pg. 517 1.t Table 11-3.2: Stabilized Construction Access Geotextile Standards (continued) Geotextile Property Required Value Grab Tensile Elongation (ASTM D4632) 30% max. Mullen Burst Strength (ASTM D3786-80a) 400 psi min. AOS (ASTM D4751) 20-45 (U.S. standard sieve size) Consider early installation of the first lift of asphalt in areas that will be paved; this can be used as a stabilized access. Also consider the installation of excess concrete as a stabilized access During large concrete pours, excess concrete is often available for this purpose. Fencing (see BMP C103: High -Visibility Fence) shall be installed as necessary to restrict traffic to the construction access. Whenever possible, the access shall be constructed on a firm, compacted subgrade. This can substantially increase the effectiveness of the pad and reduce the need for maintenance. Construction accesses should avoid crossing existing sidewalks and back of walk drains if at all possible. If a construction access must cross a sidewalk or back of walk drain, the full length of the sidewalk and back of walk drain must be covered and protected from sediment leaving the site. Alternative Material Specification WSDOT has raised safety concerns about the Quarry Spall rock specified above. WSDOT observes that the 4-inch to 8-inch rock sizes can become trapped between Dually truck tires, and then released off -site at highway speeds. WSDOT has chosen to use a modified specification for the rock while continuously verifying that the Stabilized Construction Access remains effective. To remain effective, the BMP must prevent sediment from migrating off site. To date, there has been no per- formance testing to verify operation of this new specification. Jurisdictions may use the alternative specification, but must perform increased off -site inspection if they use, or allow others to use, it. Stabilized Construction Accesses may use material that meets the requirements of WSDOT's Stand- ard Specifications for Road, Bridge, and Municipal Construction Section 9-03.9(1) (WSDOT, 2016) for ballast except for the following special requirements. The grading and quality requirements are listed in Table II-3.3: Stabilized Construction Access Alternative Material Requirements. Table II-3.3: Stabilized Construction Access Alternative Material Requirements Sieve Size Percent Passing 2'/2" 99-100 2019 Stormwater Management Manual for Western Washington Exhibit 19 - Green Volume 11 - Chapter 3 - Page 276 PLN2022-004 Packet Pg. 518 1.t Table II-3.3: Stabilized Construction Access Alternative Material Requirements (continued) Sieve Size Percent Passing 2" 65-100 3/4" 40-80 No. 4 5 max. No. 100 0-2 % Fracture 75 min. . All percentages are by weight. . The sand equivalent value and dust ratio requirements do not apply. The fracture requirement shall be at least one fractured face and will apply the combined aggregate retained on the No. 4 sieve in accordance with FOP for AASHTO T 335. Maintenance Standards Quarry spalls shall be added if the pad is no longer in accordance with the specifications. . If the access is not preventing sediment from being tracked onto pavement, then alternative measures to keep the streets free of sediment shall be used. This may include replace- ment/cleaning of the existing quarry spalls, street sweeping, an increase in the dimensions of the access, or the installation of BMP C106: Wheel Wash. Any sediment that is tracked onto pavement shall be removed by shoveling or street sweep- ing. The sediment collected by sweeping shall be removed or stabilized on site. The pavement shall not be cleaned by washing down the street, except when high efficiency sweeping is inef- fective and there is a threat to public safety. If it is necessary to wash the streets, the con- struction of a small sump to contain the wash water shall be considered. The sediment would then be washed into the sump where it can be controlled. Perform street sweeping by hand or with a high efficiency sweeper. Do not use a non -high effi- ciency mechanical sweeper because this creates dust and throws soils into storm systems or conveyance ditches. Any quarry spalls that are loosened from the pad, which end up on the roadway shall be removed immediately. . If vehicles are entering or exiting the site at points other than the construction access(es), BMP C103: High -Visibility Fence shall be installed to control traffic. 2019 Stormwater Management Manual for Western Washington Exhibit 19 - Green Volume 11 - Chapter 3 - Page 277 PLN2022-004 Packet Pg. 519 1.t Upon project completion and site stabilization, all construction accesses intended as per- manent access for maintenance shall be permanently stabilized. 2019 Stormwater Management Manual for Western Washington Exhibit 19 - Green Volume 11 - Chapter 3 - Page 278 PLN2022-004 Packet Pg. 520 1.t Figure II-3.1: Stabilized Construction Access cu roadsi Notes: 1. Driveway shall meet the requirements of the permitting agency. 2. It is recommended that the access be crowned so that runoff drains oft the pad. DEPARTMENT OF ECOLOGY State of Washington NOT TO SCALE 15' min. 12' minimum thickness Provide toll width otingresslegress area ..Stabilized Construction Access Revised June 2018 Please see http.1Avww.ecy. wa.govfcopyright.html for copyright notice including permissions, limitation of liability, and disclaimer. 2019 Stormwater Management Manual for Western Washington Exhibit 19 - Green Volume 11 - Chapter 3 - Page 279 PLN2022-004 Packet Pg. 521 1.t Approved as Functionally Equivalent Ecology has approved products as able to meet the requirements of this BMP. The products did not pass through the Technology Assessment Protocol — Ecology (TAPE) process. Local jurisdictions may choose not to accept these products, or may require additional testing prior to consideration for local use. Products that Ecology has approved as functionally equivalent are available for review on Ecology's website at: https:Hecology.wa.gov/Regulations-Permits/Guidance-technical-assistance/Stormwater-per- mittee-guidance-resources/Emerging-stormwater-treatment-technologies BMP C106: Wheel Wash Purpose Wheel washes reduce the amount of sediment transported onto paved roads by washing dirt from the wheels of motor vehicles prior to the motor vehicles leaving the construction site. Conditions of Use Use a wheel wash when BMP C105: Stabilized Construction Access is not preventing sed- iment from being tracked off site. Wheel washing is generally an effective BMP when installed with careful attention to topo- graphy. For example, a wheel wash can be detrimental if installed at the top of a slope abut- ting a right-of-way where the water from the dripping truck can run unimpeded into the street Pressure washing combined with an adequately sized and surfaced pad with direct drainage to a large 10-foot x 10-foot sump can be very effective. Wheel wash wastewater is not stormwater. It is commonly called process water, and must be discharged to a separate on -site treatment system that prevents discharge to waters of the State, or to the sanitary sewer with local sewer district approval. Wheel washes may use closed -loop recirculation systems to conserve water use. Wheel wash wastewater shall not include wastewater from concrete washout areas. When practical, the wheel wash should be placed in sequence with BMP C105: Stabilized Construction Access. Locate the wheel wash such that vehicles exiting the wheel wash will enter directly onto BMP C105: Stabilized Construction Access. In order to achieve this, BMP C105: Stabilized Construction Access may need to be extended beyond the standard install- ation to meet the exit of the wheel wash. Design and Installation Specifications Suggested details are shown in Figure II-3.2: Wheel Wash. The Local Permitting Authority may allow other designs. A minimum of 6 inches of asphalt treated base (ATB) over crushed base mater- ial or 8 inches over a good subgrade is recommended to pave the wheel wash. 2019 Stormwater Management Manual for Western Washington Exhibit 19 - Green Volume ll - Chapter 3 - Page 280 PLN2022-004 Packet Pg. 522 1.t BMP C107: Construction Road / Parking Area Stabilization Purpose Stabilizing roads, parking areas, and other on -site vehicle transportation routes immediately after grading reduces erosion caused by construction traffic or stormwater runoff. Conditions of Use Roads and parking areas shall be stabilized wherever they are constructed, whether permanent or temporary, for use by construction traffic. BMP C 103: High -Visibility Fence shall be installed, if necessary, to limit the access of vehicles to only those roads and parking areas that are stabilized. Design and Installation Specifications . On areas that will receive asphalt as part of the project, install the first lift as soon as possible. . A 6-inch depth of 2- to 4-inch crushed rock, gravel base, or crushed surfacing base course shall be applied immediately after grading or utility installation. A 4-inch course of asphalt treated base (ATB) may also be used, or the road/parking area may be paved. It may also be possible to use cement or calcium chloride for soil stabilization. If cement or cement kiln dust is used for roadbase stabilization, pH monitoring and BMP C252: Treating and Disposing of High pH Water is necessary to evaluate and minimize the effects on stormwater. If the area will not be used for permanent roads, parking areas, or structures, a 6-inch depth of hog fuel may also be used, but this is likely to require more maintenance. Whenever possible, con- struction roads and parking areas shall be placed on a firm, compacted subgrade. . Temporary road gradients shall not exceed 15 percent. Roadways shall be carefully graded to drain. Drainage ditches shall be provided on each side of the roadway in the case of a crowned section, or on one side in the case of a super -elevated section. Drainage ditches shall be directed to a sediment control BMP. • Rather than relying on ditches, it may also be possible to grade the road so that runoff sheet - flows into a heavily vegetated area with a well -developed topsoil. Landscaped areas are not adequate. If this area has at least 50 feet of vegetation that water can flow through, then it is generally preferable to use the vegetation to treat runoff, rather than a sediment pond or trap. The 50 feet shall not include wetlands or their buffers. If runoff is allowed to sheetflow through adjacent vegetated areas, it is vital to design the roadways and parking areas so that no con- centrated runoff is created. • Storm drain inlets shall be protected to prevent sediment -laden water entering the drainage system (see BMP C220: Inlet Protection). Maintenance Standards Inspect stabilized areas regularly, especially after large storm events. 2019 Stormwater Management Manual for Western Washington Exhibit 19 - Green Volume ll - Chapter 3 - Page 283 PLN2022-004 Packet Pg. 523 1.t Crushed rock, gravel base, etc., shall be added as required to maintain a stable driving surface and to stabilize any areas that have eroded. Following construction, these areas shall be restored to pre -construction condition or better to pre- vent future erosion. Perform street cleaning at the end of each day or more often if necessary. BMP C120: Temporary and Permanent Seeding Purpose Seeding reduces erosion by stabilizing exposed soils. A well -established vegetative cover is one of the most effective methods of reducing erosion. Conditions of Use Use seeding throughout the project on disturbed areas that have reached final grade or that will remain unworked for more than 30 days. The optimum seeding windows for western Washington are April 1 through June 30 and September 1 through October 1. Between July 1 and August 30 seeding requires irrigation until 75 percent grass cover is established. Between October 1 and March 30 seeding requires a cover of mulch or an erosion control blanket until 75 percent grass cover is established. Review all disturbed areas in late August to early September and complete all seeding by the end of September. Otherwise, vegetation will not establish itself enough to provide more than average pro- tection. Mulch is required at all times for seeding because it protects seeds from heat, moisture loss, and transport due to runoff. Mulch can be applied on top of the seed or simultaneously by hydroseeding. See BMP C 121: Mulching for specifications. Seed and mulch all disturbed areas not otherwise vegetated at final site stabilization. Final sta- bilization means the completion of all soil disturbing activities at the site and the establishment of a permanent vegetative cover, or equivalent permanent stabilization measures (such as pavement, riprap, gabions, or geotextiles) which will prevent erosion. See BMP T5.13: Post -Construction Soil Qualitv and Death. Design and Installation Specifications General Install channels intended for vegetation before starting major earthwork and hydroseed with a Bonded Fiber Matrix. For vegetated channels that will have high flows, install erosion control blankets over the top of hydroseed. Before allowing water to flow in vegetated channels, establish 75 percent vegetation cover. If vegetated channels cannot be established by seed 2019 Stormwater Management Manual for Western Washington Exhibit 19 - Green Volume ll - Chapter 3 - Page 284 PLN2022-004 Packet Pg. 524 1.t before water flow; install sod in the channel bottom — over top of hydromulch and erosion con- trol blankets. Confirm the installation of all required surface water control measures to prevent seed from washing away. Hydroseed applications shall include a minimum of 1,500 pounds per acre of mulch with 3 per- cent tackifier. See BMP C121: Mulching for specifications. . Areas that will have seeding only and not landscaping may need compost or meal -based mulch included in the hydroseed in order to establish vegetation. Re -install native topsoil on the disturbed soil surface before application. See BMP T5.13: Post -Construction Soil Quality and Depth. When installing seed via hydroseeding operations, only about 1/3 of the seed actually ends up in contact with the soil surface. This reduces the ability to establish a good stand of grass quickly. To overcome this, consider increasing seed quantities by up to 50 percent. Enhance vegetation establishment by dividing the hydromulch operation into two phases Phase 1- Install all seed and fertilizer with 25-30 percent mulch and tackifier onto soil in the first lift. Phase 2- Install the rest of the mulch and tackifier over the first lift. Or, enhance vegetation by: o Installing the mulch, seed, fertilizer, and tackifier in one lift. o Spread or blow straw over the top of the hydromulch at a rate of 800-1000 pounds per acre. Hold straw in place with a standard tackifier. Both of these approaches will increase cost moderately but will greatly improve and enhance vegetative establishment. The increased cost may be offset by the reduced need for: o Irrigation. Reapplication of mulch. Repair of failed slope surfaces. This technique works with standard hydromulch (1,500 pounds per acre minimum) and Bon- ded Fiber Matrix/ Mechanically Bonded Fiber Matrix (BFM/MBFMs) (3,000 pounds per acre minimum). . Seed may be installed by hand if: o Temporary and covered by straw, mulch, or topsoil. Permanent in small areas (usually less than 1 acre) and covered with mulch, topsoil, or erosion blankets. The seed mixes listed in Table II-3.4: Temporary and Permanent Seed Mixes include 2019 Stormwater Management Manual for Western Washington Exhibit 19 - Green Volume 11 - Chapter 3 - Page 285 PLN2022-004 Packet Pg. 525 1.t recommended mixes for both temporary and permanent seeding. . Apply these mixes, with the exception of the wet area seed mix, at a rate of 120 pounds per acre. This rate can be reduced if soil amendments or slow -release fertilizers are used. Apply the wet area seed mix at a rate of 60 pounds per acre. Consult the local suppliers or the local conservation district for their recommendations. The appropriate mix depends on a variety of factors, including location, exposure, soil type, slope, and expected foot traffic. Alternative seed mixes approved by the local authority may be used, depending on the soil type and hydrology of the area. Table 11-3.4: Temporary and Permanent Seed Mixes Common Name Latin Name % Weight % Purity % Germination Temporary Erosion Control Seed Mix A standard mix for areas requiring a temporary vegetative cover. Chewings or Festuca rubra var. annual bluegrass commutata or Poa 40 98 90 anna Perennial rye Lolium perenne 50 98 90 Redtop or colonial Agrostis alba or 5 92 85 bentgrass Agrostis tenuis White dutch clover Trifolium repens 5 98 90 Landscaping Seed Mix A recommended mix for landscaping seed. Perennial rye blend Lolium perenne 70 98 90 Chewings and red Festuca rubra var. fescue blend commutata or Fes- 30 98 90 tuca rubra Low -Growing Turf Seed Mix A turf seed mix for dry situations where there is no need for watering. This mix requires very little main- tenance. Dwarf tall fescue Festuca arundin- 45 98 90 (several varieties) acea var. Dwarf perennial Lolium perenne 30 98 90 rye (Barclay) var. barclay Red fescue Festuca rubra 20 98 90 Colonial bentgrass Agrostis tenuis 5 98 90 Bioswale Seed Mix A seed mix for bioswales and other intermittently wet areas. Tall or meadow fes- Festuca arundin- 75-80 98 90 2019 Stormwater Management Manual for Western Washington Exhibit 19 - Green Volume 11 - Chapter 3 - Page 286 PLN2022-004 Packet Pg. 526 1.t Table II-3.4: Temporary and Permanent Seed Mixes (continued) Common Name Latin Name % Weight % Purity % Germination acea or Festuca cue elatior Seaside/Creeping Agrostis palustris 10-15 92 85 bentgrass Redtop bentgrass Agrostis alba or 5-10 90 80 Agrostis gigantea Wet Area Seed Mix A low -growing, relatively non-invasive seed mix appropriate forvery wet areas that are not regulated wet- lands. Consult Hydraulic Permit Authority (HPA) for seed mixes if applicable. Tall or meadow fes- Festuca arundin- acea or Festuca 60-70 98 90 cue elatior Seaside/Creeping Agrostis palustris 10-15 98 85 bentgrass Meadow foxtail Alepocurus praten- 10-15 90 80 sis Alsike clover Trifolium hybridum 1-6 98 90 Redtop bentgrass Agrostis alba 1-6 92 85 Meadow Seed Mix A recommended meadow seed mix for infrequently maintained areas or non -maintained areas where col- onization by native plants is desirable. Likely applications include rural road and utility right-of-way. Seed- ing should take place in September or very early October in order to obtain adequate establishment prior to the winter months. Consider the appropriateness of clover, a fairly invasive species, in the mix. Amending the soil can reduce the need for clover. Redtop or Oregon Agrostis alba or bentgrass Agrostis ore- 20 92 85 gonensis Red fescue Festuca rubra 70 98 90 White dutch clover Trifolium repens 10 98 90 Roughening and Rototilling The seedbed should be firm and rough. Roughen all soil no matter what the slope. Track walk slopes before seeding if engineering purposes require compaction. Backblading or smoothing of slopes greater than 4H:1 V is not allowed if they are to be seeded. Restoration -based landscape practices require deeper incorporation than that provided by a simple single -pass rototilling treatment. Wherever practical, initially rip the subgrade to improve long-term permeability, infiltration, and water inflow qualities. At a minimum, 2019 Stormwater Management Manual for Western Washington Exhibit 19 - Green Volume 11 - Chapter 3 - Page 287 PLN2022-004 Packet Pg. 527 1.t permanent areas shall use soil amendments to achieve organic matter and permeability per- formance defined in engineered soil/landscape systems. For systems that are deeper than 8 inches complete the rototilling process in multiple lifts, or prepare the engineered soil system per specifications and place to achieve the specified depth. Fertilizers • Conducting soil tests to determine the exact type and quantity of fertilizer is recommended. This will prevent the over -application of fertilizer. . Organic matter is the most appropriate form of fertilizer because it provides nutrients (includ- ing nitrogen, phosphorus, and potassium) in the least water-soluble form. . In general, use 10-4-6 N-P-K (nitrogen -phosphorus -potassium) fertilizer at a rate of 90 pounds per acre. Always use slow -release fertilizers because they are more efficient and have fewer environmental impacts. Do not add fertilizer to the hydromulch machine, or agit- ate, more than 20 minutes before use. Too much agitation destroys the slow -release coating. . There are numerous products available that take the place of chemical fertilizers. These include several with seaweed extracts that are beneficial to soil microbes and organisms. If 100 percent cottonseed meal is used as the mulch in hydroseed, chemical fertilizer may not be necessary. Cottonseed meal provides a good source of long-term, slow -release, available nitrogen. Bonded Fiber Matrix and Mechanically Bonded Fiber Matrix . On steep slopes use Bonded Fiber Matrix (BFM) or Mechanically Bonded Fiber Matrix (MBFM) products. Apply BFM/MBFM products at a minimum rate of 3,000 pounds per acre with approximately 10 percent tackifier. Achieve a minimum of 95 percent soil coverage during application. Numerous products are available commercially. Most products require 24-36 hours to cure before rainfall and cannot be installed on wet or saturated soils. Generally, products come in 40-50 pound bags and include all necessary ingredients except for seed and fertilizer. . Install products per manufacturer's instructions. • BFMs and MBFMs provide good alternatives to blankets in most areas requiring vegetation establishment. Advantages over blankets include: • BFM and MBFMs do not require surface preparation. • Helicopters can assist in installing BFM and MBFMs in remote areas. • On slopes steeper than 2.5H:1 V, blanket installers may require ropes and harnesses for safety. • Installing BFM and MBFMs can save at least $1,000 per acre compared to blankets. 2019 Stormwater Management Manual for Western Washington Exhibit 19 - Green Volume 11 - Chapter 3 - Page 288 PLN2022-004 Packet Pg. 528 1.t Maintenance Standards Reseed any seeded areas that fail to establish at least 75 percent cover (100 percent cover for areas that receive sheet or concentrated flows). If reseeding is ineffective, use an alternate method such as sodding, mulching, nets, or blankets. Reseed and protect by mulch any areas that experience erosion after achieving adequate cover. Reseed and protect by mulch any eroded area. Supply seeded areas with adequate moisture, but do not water to the extent that it causes run- off. Approved as Functionally Equivalent Ecology has approved products as able to meet the requirements of this BMP. The products did not pass through the Technology Assessment Protocol — Ecology (TAPE) process. Local jurisdictions may choose not to accept these products, or may require additional testing prior to consideration for local use. Products that Ecology has approved as functionally equivalent are available for review on Ecology's website at: https://ecology.wa.gov/Regulations-Permits/Guidance-technical-assistance/Stormwater-per- mittee-guidance-resources/Emerging-stormwater-treatment-technologies BMP C121: Mulching Purpose Mulching soils provides immediate temporary protection from erosion. Mulch also enhances plant establishment by conserving moisture, holding fertilizer, seed, and topsoil in place, and moderating soil temperatures. There are a variety of mulches that can be used. This section discusses only the most common types of mulch. Conditions of Use As a temporary cover measure, mulch should be used: For less than 30 days on disturbed areas that require cover. At all times for seeded areas, especially during the wet season and during the hot summer months. During the wet season on slopes steeper than 3H:1 V with more than 10 feet of vertical relief Mulch may be applied at any time of the year and must be refreshed periodically. For seeded areas, mulch may be made up of 100 percent: . cottonseed meal; . fibers made of wood, recycled cellulose, hemp, or kenaf; 2019 Stormwater Management Manual for Western Washington Exhibit 19 - Green Volume 11 - Chapter 3 - Page 289 PLN2022-004 Packet Pg. 529 1.t . compost; or blends of these. Tackifier shall be plant -based, such as guar or alpha plantago, or chemical -based such as poly- acrylamide or polymers. Generally, mulches come in 40-50 pound bags. Seed and fertilizer are added at time of application. Recycled cellulose may contain polychlorinated biphenyl (PCBs). Ecology recommends that products should be evaluated for PCBs prior to use. Refer to BMP C 126: Polyacrylamide (PAM) for Soil Erosion Protection for conditions of use. PAM shall not be directly applied to water or allowed to enter a water body. Any mulch or tackifier product used shall be installed per the manufacturer's instructions. Design and Installation Specifications For mulch materials, application rates, and specifications, see Table II-3.6: Mulch Standards and Guidelines. Consult with the local supplier or the local conservation district for their recom- mendations. Increase the application rate until the ground is 95% covered (i.e. not visible under the mulch layer). Note: Thickness may be increased for disturbed areas in or near sensitive areas or other areas highly susceptible to erosion. Where the option of "Compost" is selected, it should be a coarse compost that meets the size grad- ations listed in Table II-3.5: Size Gradations of Compost as Mulch Material when tested in accord- ance with Test Method 02.02-13 found in Test Methods for the Examination of Composting and Compost (Thompson, 2001). Table 11-3.5: Size Gradations of Compost as Mulch Material Sieve Size Percent Passing 3" 100% 1" 90% -100% 3/4" 70% -100% 1/4" 40% - 100% Mulch used within the ordinary high-water mark of surface waters should be selected to minimize potential flotation of organic matter. Composted organic materials have higher specific gravities (densities) than straw, wood, or chipped material. Consult the Hydraulic Permit Authority (H PA) for mulch mixes if applicable. Maintenance Standards The thickness of the mulch cover must be maintained. Any areas that experience erosion shall be remulched and/or protected with a net or blanket. If the erosion problem is drainage related, then the problem shall be fixed and the eroded area remulched. 2019 Stormwater Management Manual for Western Washington Exhibit 19 - Green Volume ll - Chapter 3 - Page 290 PLN2022-004 Packet Pg. 530 1.t Table II-3.6: Mulch Standards and Guidelines Mulch Mater- Guideline Description ial Quality Standards Air-dried; free from undesirable seed and coarse material. Application 2"-3" thick; 5 bales per 1,000 sf or 2-3 tons per acre Rates Cost-effective protection when applied with adequate thickness. Hand - application generally requires greater thickness than blown straw. The Straw thickness of straw may be reduced by half when used in conjunction with seeding. In windy areas straw must be held in place by crimping, using a tackifier, or covering with netting. Blown straw always has to be held in Remarks place with a tackifier as even light winds will blow it away. Straw, however, has several deficiencies that should be considered when selecting mulch materials. It often introduces and/or encourages the propagation of weed species and it has no significant long-term benefits It should also not be used within the ordinary high-water elevation of surface waters (due to flot- ation). Quality No growth inhibiting factors. Standards Application Approx. 35-45 Ibs per 1,000 sf or 1,500 -2,000 Ibs per acre Hydromulch Rates Shall be applied with hydromulcher. Shall not be used without seed and Remarks tackifier unless the application rate is at least doubled. Fibers longer than about 3/4 -1 inch clog hydromulch equipment. Fibers should be kept to less than 3/4 inch. Quality No visible water or dust during handling. Must be produced per WAC 173- Standards 350, Solid Waste Handling Standards, but may have up to 35% biosolids. Application 2 thick min.; approx. 100 tons per acre (approx. 750 Ibs per cubic yard) Rates More effective control can be obtained by increasing thickness to 3". Excel - Compost lent mulch for protecting final grades until landscaping because it can be dir- ectly seeded or tilled into soil as an amendment. Compost used for mulch Remarks has a coarser size gradation than compost used for BMP C 125: Topsoiling / Composting or BMP T5.13: Post -Construction Soil Quality and Depth. It is more stable and practical to use in wet areas and during rainy weather conditions. Do not use near wetlands or near phosphorous impaired water bodies. Quality Gradations from fines to 6 inches in length for texture, variation, and inter - Chipped Standards locking properties. Include a mix of various sizes so that the average size Site Veget- is between 2- and 4- inches. ation Application Rates 2" thick min.; 2019 Stormwater Management Manual for Western Washington Exhibit 19 - Green Volume 11 - Chapter 3 - Page 291 PLN2022-004 Packet Pg. 531 1.t Table 11-3.6: Mulch Standards and Guidelines (continued) Mulch Mater- Guideline Description ial This is a cost-effective way to dispose of debris from clearing and grub- bing, and it eliminates the problems associated with burning. Generally, it should not be used on slopes above approx. 10% because of its tendency to be transported by runoff. It is not recommended within 200 feet of sur- Remarks face waters. If permanent seeding or planting is expected shortly after mulch, the decomposition of the chipped vegetation may tie up nutrients important to grass establishment. Note: thick application of this material over existing grass, herbaceous spe- cies, and some groundcovers could smother and kill vegetation. Quality No visible water or dust during handling. Must be purchased from a supplier Standards with a Solid Waste Handling Permit or one exempt from solid waste reg- ulations. Application 2 thick min.; approx. 100 tons per acre (approx. 750 lbs. per cubic yard) Wood- Rates Based This material is often called "wood straw" or "hog fuel". The use of mulch Mulch ultimately improves the organic matter in the soil. Special caution is Remarks advised regarding the source and composition of wood -based mulches. Its preparation typically does not provide any weed seed control, so evidence of residual vegetation in its composition or known inclusion of weed plants or seeds should be monitored and prevented (or minimized). Quality A blend of loose, long, thin wood pieces derived from native conifer or Standards deciduous trees with high length -to -width ratio. Application 2"thick min. Rates Wood Cost-effective protection when applied with adequate thickness. A min - Strand imum of 95-percent of the wood strand shall have lengths between 2 and Mulch 10-inches, with a width and thickness between 1/16 and 1/2-inches. The Remarks mulch shall not contain resin, tannin, or other compounds in quantities that would be detrimental to plant life. Sawdust or wood shavings shall not be used as mulch. [Specification 9-14.4(4) from the Standard Specifications for Road, Bridge, and Municipal Construction (WSDOT, 2016) BMP C122: Nets and Blankets Purpose Erosion control nets and blankets are intended to prevent erosion and hold seed and mulch in place on steep slopes and in channels so that vegetation can become well established. In addition, some nets and blankets can be used to permanently reinforce turf to protect drainage ways during high flows. 2019 Stormwater Management Manual for Western Washington Exhibit 19 - Green Volume 11 - Chapter 3 - Page 292 PLN2022-004 Packet Pg. 532 1.t BMP C123: Plastic Covering Purpose Plastic covering provides immediate, short-term erosion protection to slopes and disturbed areas. Conditions of Use Plastic covering may be used on disturbed areas that require cover measures for less than 30 days, except as stated below. • Plastic is particularly useful for protecting cut and fill slopes and stockpiles. However, the rel- atively rapid breakdown of most polyethylene sheeting makes it unsuitable for applications greater than six months. • Due to rapid runoff caused by plastic covering, do not use this method upslope of areas that might be adversely impacted by concentrated runoff. Such areas include steep and/or unstable slopes. • Plastic sheeting may result in increased runoff volumes and velocities, requiring additional on - site measures to counteract the increases. Creating a trough with wattles or other material can convey clean water away from these areas. . To prevent undercutting, trench and backfill rolled plastic covering products. . Although the plastic material is inexpensive to purchase, the cost of installation, maintenance, removal, and disposal add to the total costs of this BMP. • Whenever plastic is used to protect slopes, install water collection measures at the base of the slope. These measures include plastic -covered berms, channels, and pipes used to convey clean rainwater away from bare soil and disturbed areas. Do not mix clean runoff from a plastic covered slope with dirty runoff from a project. . Other uses for plastic include: • Temporary ditch liner. • Pond liner in temporary sediment pond. • Liner for bermed temporary fuel storage area if plastic is not reactive to the type of fuel being stored. • Emergency slope protection during heavy rains. • Temporary drainpipe ("elephant trunk") used to direct water. Design and Installation Specifications Plastic slope cover must be installed as follows: 1. Run plastic up and down the slope, not across the slope. 2. Plastic maybe installed perpendicular to a slope if the slope length is less than 10 feet. 2019 Stormwater Management Manual for Western Washington Exhibit 19 - Green Volume ll - Chapter 3 - Page 298 PLN2022-004 Packet Pg. 533 1.t 3. Provide a minimum of 8-inch overlap at the seams. 4. On long or wide slopes, or slopes subject to wind, tape all seams. 5. Place plastic into a small (12-inch wide by 6-inch deep) slot trench at the top of the slope and backfill with soil to keep water from flowing underneath. 6. Place sand filled burlap or geotextile bags every 3 to 6 feet along seams and tie them together with twine to hold them in place. 7. Inspect plastic for rips, tears, and open seams regularly and repair immediately. This prevents high velocity runoff from contacting bare soil, which causes extreme erosion. 8. Sandbags may be lowered into place tied to ropes. However, all sandbags must be staked in place. • Plastic sheeting shall have a minimum thickness of 0.06 millimeters. . If erosion at the toe of a slope is likely, a gravel berm, riprap, or other suitable protection shall be installed at the toe of the slope in order to reduce the velocity of runoff. Maintenance Standards . Torn sheets must be replaced and open seams repaired. . Completely remove and replace the plastic if it begins to deteriorate due to ultraviolet radi- ation. • Completely remove plastic when no longer needed. . Dispose of old tires used to weight down plastic sheeting appropriately. Approved as Functionally Equivalent Ecology has approved products as able to meet the requirements of this BMP. The products did not pass through the Technology Assessment Protocol — Ecology (TAPE) process. Local jurisdictions may choose not to accept these products, or may require additional testing prior to consideration for local use. Products that Ecology has approved as functionally equivalent are available for review on Ecology's website at: https://ecology.wa.gov/Regulations-Permits/Guidance-technical-assistance/Stormwater-per- mittee-guidance-resources/Emerging-stormwater-treatment-technologies BMP C124: Sodding Purpose The purpose of sodding is to establish turf for immediate erosion protection and to stabilize drainage paths where concentrated overland flow will occur. 2019 Stormwater Management Manual for Western Washington Exhibit 19 - Green Volume 11 - Chapter 3 - Page 299 PLN2022-004 Packet Pg. 534 1.t BMP C140: Dust Control Purpose Dust control prevents wind transport of dust from disturbed soil surfaces onto roadways, drainage ways, and surface waters. Conditions of Use Use dust control in areas (including roadways) subject to surface and air movement of dust where on -site or off -site impacts to roadways, drainage ways, or surface waters are likely. Design and Installation Specifications . Vegetate or mulch areas that will not receive vehicle traffic. In areas where planting, mulching, or paving is impractical, apply gravel or landscaping rock. • Limit dust generation by clearing only those areas where immediate activity will take place, leaving the remaining area(s) in the original condition. Maintain the original ground cover as long as practical. . Construct natural or artificial windbreaks or windscreens. These may be designed as enclos- ures for small dust sources. • Sprinkle the site with water until the surface is wet. Repeat as needed. To prevent carryout of mud onto the street, refer to BMP C105: Stabilized Construction Access and BMP C106: Wheel Wash. . Irrigation water can be used for dust control. Irrigation systems should be installed as a first step on sites where dust control is a concern. • Spray exposed soil areas with a dust palliative, following the manufacturer's instructions and cautions regarding handling and application. Used oil is prohibited from use as a dust sup- pressant. Local governments may approve other dust palliatives such as calcium chloride or PAM. • PAM (BMP C126: Polyacrylamide (PAM) for Soil Erosion Protection) added to water at a rate of 0.5 pounds per 1,000 gallons of water per acre and applied from a water truck is more effect- ive than water alone. This is due to increased infiltration of water into the soil and reduced evaporation. In addition, small soil particles are bonded together and are not as easily trans- ported by wind. Adding PAM may reduce the quantity of water needed for dust control. Note that the application rate specified here applies to this BMP, and is not the same application rate that is specified in BMP C 126: Polyacrylamide (PAM) for Soil Erosion Protection, but the downstream protections still apply. Refer to BMP C 126: Polyacrylamide (PAM) for Soil Erosion Protection for conditions of use. PAM shall not be directly applied to water or allowed to enter a water body. • Contact your local Air Pollution Control Authority for guidance and training on other dust con- trol measures. Compliance with the local Air Pollution Control Authority constitutes 2019 Stormwater Management Manual for Western Washington Exhibit 19 - Green Volume 11 - Chapter 3 - Page 313 PLN2022-004 Packet Pg. 535 1.t compliance with this BMP. • Use vacuum street sweepers. • Remove mud and other dirt promptly so it does not dry and then turn into dust. • Techniques that can be used for unpaved roads and lots include: • Lower speed limits. High vehicle speed increases the amount of dust stirred up from unpaved roads and lots. • Upgrade the road surface strength by improving particle size, shape, and mineral types that make up the surface and base materials. • Add surface gravel to reduce the source of dust emission. Limit the amount of fine particles (those smaller than .075 mm) to 10 to 20 percent. • Use geotextile fabrics to increase the strength of new roads or roads undergoing recon- struction. • Encourage the use of alternate, paved routes, if available. • Apply chemical dust suppressants using the admix method, blending the product with the top few inches of surface material. Suppressants may also be applied as surface treatments. • Limit dust -causing work on windy days. • Pave unpaved permanent roads and other trafficked areas. Maintenance Standards Respray area as necessary to keep dust to a minimum. BMP C150: Materials on Hand Purpose Keep quantities of erosion prevention and sediment control materials on the project site at all times to be used for regular maintenance and emergency situations such as unexpected heavy rains. Hav- ing these materials on -site reduces the time needed to replace existing or implement new BMPs when inspections indicate that existing BMPs are not meeting the Construction SWPPP require- ments. In addition, contractors can save money by buying some materials in bulk and storing them at their office or yard. Conditions of Use . Construction projects of any size or type can benefit from having materials on hand. A small commercial development project could have a roll of plastic and some gravel available for immediate protection of bare soil and temporary berm construction. A large earthwork project, such as highway construction, might have several tons of straw, several rolls of plastic, flexible 2019 Stormwater Management Manual for Western Washington Exhibit 19 - Green Volume 11 - Chapter 3 - Page 314 PLN2022-004 Packet Pg. 536 1.t pipe, sandbags, geotextile fabric and steel "T" posts. . Materials should be stockpiled and readily available before any site clearing, grubbing, or earthwork begins. A large contractor or project proponent could keep a stockpile of materials that are available for use on several projects. . If storage space at the project site is at a premium, the contractor could maintain the materials at their office or yard. The office or yard must be less than an hour from the project site. Design and Installation Specifications Depending on project type, size, complexity, and length, materials and quantities will vary. A good minimum list of items that will cover numerous situations includes: . Clear Plastic, 6 mil • Drainpipe, 6 or 8 inch diameter • Sandbags, filled . Straw Bales for mulching • Quarry Spalls • Washed Gravel . Geotextile Fabric . Catch Basin Inserts . Steel "T" Posts . Silt fence material • Straw Wattles Maintenance Standards . All materials with the exception of the quarry spalls, steel "T" posts, and gravel should be kept covered and out of both sun and rain. • Re -stock materials as needed. BMP C151: Concrete Handling Purpose Concrete work can generate process water and slurry that contain fine particles and high pH, both of which can violate water quality standards in the receiving water. Concrete spillage or concrete dis- charge to waters of the State is prohibited. Use this BMP to minimize and eliminate concrete, con- crete process water, and concrete slurry from entering waters of the State. 2019 Stormwater Management Manual for Western Washington Exhibit 19 - Green Volume ll - Chapter 3 - Page 315 PLN2022-004 Packet Pg. 537 1.t Conditions of Use Any time concrete is used, utilize these management practices. Concrete construction project com- ponents include, but are not limited to: • Curbs . Sidewalks • Roads • Bridges • Foundations • Floors • Runways Disposal options for concrete, in order of preference are: 1. Off -site disposal 2. Concrete wash -out areas (see BMP C154: Concrete Washout Area) 3. De minimus washout to formed areas awaiting concrete Design and Installation Specifications Wash concrete truck drums at an approved off -site location or in designated concrete washout areas only. Do not wash out concrete trucks onto the ground (including formed areas awaiting concrete), or into storm drains, open ditches, streets, or streams. Refer to C 154: Concrete Washout Area for information on concrete washout areas. Return unused concrete remaining in the truck and pump to the originating batch plant for recycling. Do not dump excess concrete on site, except in designated concrete washout areas as allowed in BMP C154: Concrete Washout Area. • Wash small concrete handling equipment (e.g. hand tools, screeds, shovels, rakes, floats, trowels, and wheelbarrows) into designated concrete washout areas or into formed areas awaiting concrete pour. . At no time shall concrete be washed off into the footprint of an area where an infiltration fea- ture will be installed. • Wash equipment difficult to move, such as concrete paving machines, in areas that do not dir- ectly drain to natural or constructed stormwater conveyance or potential infiltration areas. • Do not allow washwater from areas, such as concrete aggregate driveways, to drain directly (without detention or treatment) to natural or constructed stormwater conveyances. • Contain washwater and leftover product in a lined container when no designated concrete washout areas (or formed areas, allowed as described above) are available. Dispose of con- tained concrete and concrete washwater (process water) properly. 2019 Stormwater Management Manual for Western Washington Exhibit 19 - Green Volume ll - Chapter 3 - Page 316 PLN2022-004 Packet Pg. 538 1.t Always use forms or solid barriers for concrete pours, such as pilings, within 15-feet of surface waters. Refer to BMP C252: Treating and Disposing of High pH Water for pH adjustment require- ments. Refer to the Construction Stormwater General Permit (CSWGP) for pH monitoring require- ments if the project involves one of the following activities: Significant concrete work (as defined in the CSWGP) The use of soils amended with (but not limited to) Portland cement -treated base, cement kiln dust or fly ash. Discharging stormwater to segments of water bodies on the 303(d) list (Category 5) for high pH. Maintenance Standard Check containers for holes in the liner daily during concrete pours and repair the same day. BMP C152: Sawcutting and Surfacing Pollution Prevention Purpose Sawcutting and surfacing operations generate slurry and process water that contains fine particles and high pH (concrete cutting), both of which can violate the water quality standards in the receiving water. Concrete spillage or concrete discharge to waters of the State is prohibited. Use this BMP to minimize and eliminate process water and slurry created through sawcutting or surfacing from enter- ing waters of the State. Conditions of Use Utilize these management practices anytime sawcutting or surfacing operations take place. Saw - cutting and surfacing operations include, but are not limited to: • Sawing • Coring • Grinding . Roughening • Hydro -demolition • Bridge and road surfacing 2019 Stormwater Management Manual for Western Washington Exhibit 19 - Green Volume 11 - Chapter 3 - Page 317 PLN2022-004 Packet Pg. 539 1.t Design and Installation Specifications . Vacuum slurry and cuttings during cutting and surfacing operations. . Slurry and cuttings shall not remain on permanent concrete or asphalt pavement overnight. • Slurry and cuttings shall not drain to any natural or constructed drainage conveyance includ- ing stormwater systems. This may require temporarily blocking catch basins. • Dispose of collected slurry and cuttings in a manner that does not violate ground water or sur- face water quality standards. • Do not allow process water generated during hydro -demolition, surface roughening or similar operations to drain to any natural or constructed drainage conveyance including stormwater systems. Dispose of process water in a manner that does not violate ground water or surface water quality standards. • Handle and dispose of cleaning waste material and demolition debris in a manner that does not cause contamination of water. Dispose of sweeping material from a pick-up sweeper at an appropriate disposal site. Maintenance Standards Continually monitor operations to determine whether slurry, cuttings, or process water could enter waters of the state. If inspections show that a violation of water quality standards could occur, stop operations and immediately implement preventive measures such as berms, barriers, secondary containment, and/or vacuum trucks. BMP C153: Material Delivery, Storage, and Containment Purpose Prevent, reduce, or eliminate the discharge of pollutants to the stormwater system or watercourses from material delivery and storage. Minimize the storage of hazardous materials on -site, store mater- ials in a designated area, and install secondary containment. Conditions of Use Use at construction sites with delivery and storage of the following materials: • Petroleum products such as fuel, oil and grease . Soil stabilizers and binders (e.g., Polyacrylamide) • Fertilizers, pesticides and herbicides . Detergents . Asphalt and concrete compounds 2019 Stormwater Management Manual for Western Washington Exhibit 19 - Green Volume ll - Chapter 3 - Page 318 PLN2022-004 Packet Pg. 540 1.t • Hazardous chemicals such as acids, lime, adhesives, paints, solvents, and curing compounds . Any other material that maybe detrimental if released to the environment Design and Installation Specifications . The temporary storage area should be located away from vehicular traffic, near the con- struction entrance(s), and away from waterways or storm drains. . Safety Data Sheets (SDS) should be supplied for all materials stored. Chemicals should be kept in their original labeled containers. • Hazardous material storage on -site should be minimized. • Hazardous materials should be handled as infrequently as possible. • During the wet weather season (Oct 1 — April 30), consider storing materials in a covered area. • Materials should be stored in secondary containments, such as an earthen dike, horse trough, or even a children's wading pool for non -reactive materials such as detergents, oil, grease, and paints. Small amounts of material may be secondarily contained in "bus boy" trays or con- crete mixing trays. • Do not store chemicals, drums, or bagged materials directly on the ground. Place these items on a pallet and, when possible, within secondary containment. . If drums must be kept uncovered, store them at a slight angle to reduce ponding of rainwater on the lids to reduce corrosion. Domed plastic covers are inexpensive and snap to the top of drums, preventing water from collecting. • Liquids, petroleum products, and substances listed in 40 CFR Parts 110, 117, or 302 shall be stored in approved containers and drums and shall not be overfilled. Containers and drums shall be stored in temporary secondary containment facilities. . Temporary secondary containment facilities shall provide for a spill containment volume able to contain 10% of the total enclosed container volume of all containers, or 110% of the capa- city of the largest container within its boundary, whichever is greater. • Secondary containment facilities shall be impervious to the materials stored therein for a min- imum contact time of 72 hours. • Sufficient separation should be provided between stored containers to allow for spill cleanup and emergency response access. • During the wet weather season (Oct 1 — April 30), each secondary containment facility shall be covered during non -working days, prior to and during rain events. . Keep material storage areas clean, organized and equipped with an ample supply of appro- priate spill clean-up material (spill kit). . The spill kit should include, at a minimum: 2019 Stormwater Management Manual for Western Washington Exhibit 19 - Green Volume 11 - Chapter 3 - Page 319 PLN2022-004 Packet Pg. 541 1.t 1-Water Resistant Nylon Bag 3-Oil Absorbent Socks Yx 4' 2-Oil Absorbent Socks 3" x 10' O 12-Oil Absorbent Pads 17"xl9" 1-Pair Splash Resistant Goggles o 3-Pair Nitrile Gloves 10-Disposable Bags with Ties Instructions Maintenance Standards • Secondary containment facilities shall be maintained free of accumulated rainwater and spills In the event of spills or leaks, accumulated rainwater and spills shall be collected and placed into drums. These liquids shall be handled as hazardous waste unless testing determines them to be non -hazardous. • Re -stock spill kit materials as needed. BMP C154: Concrete Washout Area Purpose Prevent or reduce the discharge of pollutants from concrete waste to stormwater by conducting washout off -site, or performing on -site washout in a designated area. Conditions of Use Concrete washout areas are implemented on construction projects where: • Concrete is used as a construction material . It is not possible to dispose of all concrete wastewater and washout off -site (ready mix plant, etc.). • Concrete truck drums are washed on -site. Note that auxiliary concrete truck components (e.g. chutes and hoses) and small concrete handling equipment (e.g. hand tools, screeds, shovels, rakes, floats, trowels, and wheel- barrows) may be washed into formed areas awaiting concrete pour. At no time shall concrete be washed off into the footprint of an area where an infiltration feature will be installed. 2019 Stormwater Management Manual for Western Washington Exhibit 19 - Green Volume 11 - Chapter 3 - Page 320 PLN2022-004 Packet Pg. 542 1.t Design and Installation Specifications Implementation • Perform washout of concrete truck drums at an approved off -site location or in designated con- crete washout areas only. • Do not wash out concrete onto non -formed areas, or into storm drains, open ditches, streets, or streams. • Wash equipment difficult to move, such as concrete paving machines, in areas that do not dir- ectly drain to natural or constructed stormwater conveyance or potential infiltration areas. • Do not allow excess concrete to be dumped on -site, except in designated concrete washout areas as allowed above. • Concrete washout areas may be prefabricated concrete washout containers, or self -installed structures (above -grade or below -grade). • Prefabricated containers are most resistant to damage and protect against spills and leaks. Companies may offer delivery service and provide regular maintenance and disposal of solid and liquid waste. . If self -installed concrete washout areas are used, below -grade structures are preferred over above -grade structures because they are less prone to spills and leaks. . Self -installed above -grade structures should only be used if excavation is not practical. • Concrete washout areas shall be constructed and maintained in sufficient quantity and size to contain all liquid and concrete waste generated by washout operations. Education • Discuss the concrete management techniques described in this BMP with the ready -mix con- crete supplier before any deliveries are made. • Educate employees and subcontractors on the concrete waste management techniques described in this BMP. . Arrange for the contractor's superintendent or Certified Erosion and Sediment Control Lead (CESCL) to oversee and enforce concrete waste management procedures. . A sign should be installed adjacent to each concrete washout area to inform concrete equip- ment operators to utilize the proper facilities. Contracts Incorporate requirements for concrete waste management into concrete supplier and subcontractor agreements. 2019 Stormwater Management Manual for Western Washington Exhibit 19 - Green Volume ll - Chapter 3 - Page 321 PLN2022-004 Packet Pg. 543 1.t Location and Placement • Locate concrete washout areas at least 50 feet from sensitive areas such as storm drains, open ditches, water bodies, or wetlands. . Allow convenient access to the concrete washout area for concrete trucks, preferably near the area where the concrete is being poured. . If trucks need to leave a paved area to access the concrete washout area, prevent track -out with a pad of rock or quarry spalls (see BMP C105: Stabilized Construction Access). These areas should be far enough away from other construction traffic to reduce the likelihood of acci- dental damage and spills. . The number of concrete washout areas you install should depend on the expected demand for storage capacity. . On large sites with extensive concrete work, concrete washout areas should be placed in mul- tiple locations for ease of use by concrete truck drivers. Concrete Truck Washout Procedures Washout of concrete truck drums shall be performed in designated concrete washout areas only. Concrete washout from concrete pumper bins can be washed into concrete pumper trucks and discharged into designated concrete washout areas or properly disposed of off -site. Concrete Washout Area Installation • Concrete washout areas should be constructed as shown in the figures below, with a recom- mended minimum length and minimum width of 10 ft, but with sufficient quantity and volume to contain all liquid and concrete waste generated by washout operations. • Plastic lining material should be a minimum of 10 mil polyethylene sheeting and should be free of holes, tears, or other defects that compromise the impermeability of the material. • Lath and flagging should be commercial type. • Liner seams shall be installed in accordance with manufacturers' recommendations. • Soil base shall be prepared free of rocks or other debris that may cause tears or holes in the plastic lining material. Maintenance Standards Inspection and Maintenance . Inspect and verify that concrete washout areas are in place prior to the commencement of con- crete work. . Once concrete wastes are washed into the designated washout area and allowed to harden, 2019 Stormwater Management Manual for Western Washington Exhibit 19 - Green Volume 11 - Chapter 3 - Page 322 PLN2022-004 Packet Pg. 544 1.t the concrete should be broken up, removed, and disposed of per applicable solid waste reg- ulations. Dispose of hardened concrete on a regular basis. • During periods of concrete work, inspect the concrete washout areas daily to verify continued performance. • Check overall condition and performance. • Check remaining capacity (% full). • If using self -installed concrete washout areas, verify plastic liners are intact and side - walls are not damaged. • If using prefabricated containers, check for leaks. • Maintain the concrete washout areas to provide adequate holding capacity with a minimum freeboard of 12 inches. • Concrete washout areas must be cleaned, or new concrete washout areas must be con- structed and ready for use once the concrete washout area is 75% full. If the concrete washout area is nearing capacity, vacuum and dispose of the waste material in an approved manner. • Do not discharge liquid or slurry to waterways, storm drains or directly onto ground. • Do not discharge to the sanitary sewer without local approval. • Place a secure, non -collapsing, non -water collecting cover over the concrete washout area prior to predicted wet weather to prevent accumulation and overflow of pre- cipitation. • Remove and dispose of hardened concrete and return the structure to a functional con- dition. Concrete may be reused on -site or hauled away for disposal or recycling. When you remove materials from a self -installed concrete washout area, build a new struc- ture; or, if the previous structure is still intact, inspect for signs of weakening or damage, and make any necessary repairs. Re -line the structure with new plastic after each cleaning. Removal of Concrete Washout Areas • When concrete washout areas are no longer required for the work, the hardened concrete, slurries and liquids shall be removed and properly disposed of. • Materials used to construct concrete washout areas shall be removed from the site of the work and disposed of or recycled. Holes, depressions or other ground disturbance caused by the removal of the concrete washout areas shall be backfilled, repaired, and stabilized to prevent erosion. 2019 Stormwater Management Manual for Western Washington Exhibit 19 - Green Volume 11 - Chapter 3 - Page 323 PLN2022-004 Packet Pg. 545 1.t Figure 11-3.7: Concrete Washout Area with Wood Planks 3m Minimum Lath and flagging n �1 on 3 sides �J J Sandbag Berm Sandbag 10 mil plastic lining Varies �J A A r, 1 m U Plan 10 mil plastic lining Section A -A Type "Below Grade" Stake (typ.) iil plastic lining Berm '1 Actual layout determined in the field. 2. A concrete washout sign shall be installed within 10 m of the temporary concrete washout facility. Wood frame securely fastened around entire perimeter with two stakes 10 mil plastic lining Section B-B 2x12 rough Plan wood frame Tvi3e "Above Grade" with Wood Planks NOT TO SCALE Concrete Washout Area with Wood Planks Revised June 2016 DEPARTMENT OF ECOLOGYPlease see http://www.ecy.wa.gov/copyright.html for copyright notice including permissions, State of Washington limitation of liability, and disclaimer. 2019 Stormwater Management Manual for Western Washington Exhibit 19 - Green Volume 11 - Chapter 3 - Page 324 PLN2022-004 Packet Pg. 546 1.t Figure II-3.8: Concrete Washout Area with Straw Bales Straw bale Lmaterial Staples (2 per bale) Wood or metal stakes (2 per bale) Section B-B 3m Minimum Stake (typ) B Varies ■ ■ ■ ■ R R ■ R ■ Straw bale (tyF ) Plan ohm Binding wire Plywood 1200 mm x 610 mm Wood post painted white (89 mm x 89 mm .....Lag screws x 2.4 m) (12.5 mm) 1 CONCRETEI Black (otters vvnsHouT 150 mm height 915 mm 915 mm Concrete _Washout Sign Detail (or equivalent) i 50 mm 200 Trim 3.05 mm dia. steel wire Staple Oetail 'nil plastic lining Notes: 1. Actual layout determined in the field 2. The concrete washout sign shall be installed within 10 m of the temporary concrete washout facility. Type "Above Grade" with Straw Bales NOT TO SCALE Concrete Washout Area with Straw Bales Revised June 2016 DEPARTMENT OF, EC O L O G Y Please see http.11www.ecy. wa.govlcopyright.html for copyright notice including permissions, State of Washington limitation of liability, and disclaimer. 2019 Stormwater Management Manual for Western Washington Exhibit 19 - Green Volume 11 - Chapter 3 - Page 325 PLN2022-004 Packet Pg. 547 1.t Figure II-3.9: Prefabricated Concrete Washout Container w/Ramp vha� DEPARTMENT OF ECOLOGY State of Washington NOT TO SCALE Prefabricated Concrete Washout Container w/Ramp Revised June 2016 Please see http:1Avww.ecy. wa gov/copyright html for copyright notice including permissions, limitation of liability, and disclaimer. 2019 Stormwater Management Manual for Western Washington Exhibit 19 - Green Volume /I - Chapter 3 - Page 326 PLN2022-004 Packet Pg. 548 1.t BMP C160: Certified Erosion and Sediment Control Lead Purpose The project proponent designates at least one person as the responsible representative in charge of erosion and sediment control (ESC), and water quality protection. The designated person shall be responsible for ensuring compliance with all local, state, and federal erosion and sediment control and water quality requirements. Construction sites one acre or larger that discharge to waters of the State must designate a Certified Erosion and Sediment Control Lead (CESCL) as the responsible representative. Conditions of Use A CESCL shall be made available on projects one acre or larger that discharge stormwater to sur- face waters of the state. Sites less than one acre may have a person without CESCL certification conduct inspections. The CESCL shall: Have a current certificate proving attendance in an erosion and sediment control training course that meets the minimum ESC training and certification requirements established by Ecology. Ecology has provided the minimum requirements for CESCL course training, as well as a list of ESC training and certification providers at: https:Hecology.wa.gov/Regulations-Permits/Permits-certifications/Certified-erosion-sed- iment-control X7 Be a Certified Professional in Erosion and Sediment Control (CPESC). For additional inform- ation go to: http://www.envirocertintl.org/cpesc/ Specifications . CESCL certification shall remain valid for three years. . The CESCL shall have authority to act on behalf of the contractor or project proponent and shall be available, or on -call, 24 hours per day throughout the period of construction. . The Construction SWPPP shall include the name, telephone number, fax number, and address of the designated CESCL. See II-2 Construction Stormwater Pollution Prevention Plans (Construction SWPPPs . A CESCL may provide inspection and compliance services for multiple construction projects in the same geographic region, but must be on site whenever earthwork activities are 2019 Stormwater Management Manual for Western Washington Exhibit 19 - Green Volume 11 - Chapter 3 - Page 327 PLN2022-004 Packet Pg. 549 1.t occurring that could generate release of turbid water. Duties and responsibilities of the CESCL shall include, but are not limited to the following: • Maintaining a permit file on site at all times which includes the Construction SWPPP and any associated permits and plans. • Directing BMP installation, inspection, maintenance, modification, and removal. • Updating all project drawings and the Construction SWPPP with changes made. • Completing any sampling requirements including reporting results using electronic Dis- charge Monitoring Reports (WebDMR). • Facilitate, participate in, and take corrective actions resulting from inspections per- formed by outside agencies or the owner. • Keeping daily logs, and inspection reports. Inspection reports should include: ■ Inspection date/time. ■ Weather information; general conditions during inspection and approximate amount of precipitation since the last inspection. ■ Visual monitoring results, including a description of discharged stormwater. The presence of suspended sediment, turbid water, discoloration, and oil sheen shall be noted, as applicable. ■ Any water quality monitoring performed during inspection. ■ General comments and notes, including a brief description of any BMP repairs, maintenance or installations made as a result of the inspection. ■ A summary or list of all BMPs implemented, including observations of all erosion/sediment control structures or practices. The following shall be noted: 1. Locations of BMPs inspected. 2. Locations of BMPs that need maintenance. 3. Locations of BMPs that failed to operate as designed or intended. 4. Locations of where additional or different BMPs are required. BMP C162: Scheduling Purpose Sequencing a construction project reduces the amount and duration of soil exposed to erosion by wind, rain, runoff, and vehicle tracking. 2019 Stormwater Management Manual for Western Washington Exhibit 19 - Green Volume 11 - Chapter 3 - Page 328 PLN2022-004 Packet Pg. 550 1.t Conditions of Use The construction sequence schedule is an orderly listing of all major land -disturbing activities together with the necessary erosion and sedimentation control measures planned for the project. This type of schedule guides the contractor on work to be done before other work is started so that serious erosion and sedimentation problems can be avoided. Following a specified work schedule that coordinates the timing of land -disturbing activities and the installation of control measures is perhaps the most cost-effective way of controlling erosion during construction. The removal of ground cover leaves a site vulnerable to erosion. Construction sequen- cing that limits land clearing, provides timely installation of erosion and sedimentation controls, and restores protective cover quickly can significantly reduce the erosion potential of a site. Design Considerations . Minimize construction during rainy periods. Schedule projects to disturb only small portions of the site at any one time. Complete grading as soon as possible. Immediately stabilize the disturbed portion before grading the next por- tion. Practice staged seeding in order to revegetate cut and fill slopes as the work progresses II-3.3 Construction Runoff BMPs BMP C200: Interceptor Dike and Swale Purpose Provide a dike of compacted soil or a swale at the top or base of a disturbed slope or along the peri- meter of a disturbed construction area to convey stormwater. Use the dike and/or swale to intercept the runoff from unprotected areas and direct it to areas where erosion can be controlled. This can prevent storm runoff from entering the work area or sediment -laden runoff from leaving the con- struction site. Conditions of Use Use an interceptor dike or swale where runoff from an exposed site or disturbed slope must be con- veyed to an erosion control BMP which can safely convey the stormwater. Locate upslope of a construction site to prevent runoff from entering the disturbed area. When placed horizontally across a disturbed slope, it reduces the amount and velocity of run- off flowing down the slope. Locate downslope to collect runoff from a disturbed area and direct it to a sediment BMP (e.g. BMP C240: Sediment Trap or BMP C241: Sediment Pond (Temporary)). 2019 Stormwater Management Manual for Western Washington Exhibit 19 - Green Volume 11 - Chapter 3 - Page 329 PLN2022-004 Packet Pg. 551 1.t Design and Installation Specifications • Dike and/or swale and channel must be stabilized with temporary or permanent vegetation or other channel protection during construction. • Steep grades require channel protection and check dams. . Review construction for areas where overtopping may occur. . Can be used at the top of new fill before vegetation is established. • May be used as a permanent diversion channel to carry the runoff. . Contributing area for an individual dike or swale should be one acre or less. • Design the dike and/or swale to contain flows calculated by one of the following methods: Single Event Hydrograph Method: The peak volumetric flow rate calculated using a 10- minute time step from a Type 1A, 10-year, 24-hour frequency storm for the worst -case land cover condition. OR Continuous Simulation Method: The 10-year peak flow rate, as determined by an approved continuous runoff model with a 15-minute time step for the worst -case land cover condition. Worst -case land cover conditions (i.e., producing the most runoff) should be used for analysis (in most cases, this would be the land cover conditions just prior to final landscaping). Interceptor Dikes Interceptor dikes shall meet the following criteria: . Top Width: 2 feet minimum. • Height: 1.5 feet minimum on berm. • Side Slope: 2H:1V or flatter. • Grade: Depends on topography, however, dike system minimum is 0.5%, and maximum is 1%. . Compaction: Minimum of 90 percent ASTM D698 standard proctor. . Stabilization: Depends on velocity and reach. Inspect regularly to ensure stability. • Ground Slopes <5%: Seed and mulch applied within 5 days of dike construction (see BMP C121: Mulching). • Ground Slopes 5 - 40%: Dependent on runoff velocities and dike materials. Stabilization should be done immediately using either sod or riprap, or other measures to avoid erosion. . The upslope side of the dike shall provide positive drainage to the dike outlet. No erosion shall 2019 Stormwater Management Manual for Western Washington Exhibit 19 - Green Volume ll - Chapter 3 - Page 330 PLN2022-004 Packet Pg. 552 1.t occur at the outlet. Provide energy dissipation measures as necessary. Sediment -laden runoff must be released through a sediment trapping facility. . Minimize construction traffic over temporary dikes. Use temporary cross culverts for channel crossing. . See Table II-3.8: Horizontal Spacing of Interceptor Dikes Along Ground Slope for recom- mended horizontal spacing between dikes. Table II-3.8: Horizontal Spacing of Interceptor Dikes Along Ground Slope Average Slope Slope Percent Flowpath Length 20H:1V or less 3-5% 300 feet (10 to 20)H:1V 5-10% 200 feet (4 to 1Oft 1V 10-25% 100 feet (2 to 4)H:1V 25-50% 50 feet Interceptor Swales Interceptor swales shall meet the following criteria: Bottom Width: 2 feet minimum; the cross-section bottom shall be level. . Depth: 1-foot minimum. Side Slope: 2H:1V or flatter. . Grade: Maximum 5 percent, with positive drainage to a suitable outlet (such as BMP C241 Sediment Pond (Temporary)). . Stabilization: Seed as per BMP C120: Temporary and Permanent Seeding, or BMP C202: Riprap Channel Lining, 12 inches thick riprap pressed into the bank and extending at least 8 inches vertical from the bottom. Maintenance Standards . Inspect diversion dikes and interceptor swales once a week and after every rainfall. Imme- diately remove sediment from the flow area. Damage caused by construction traffic or other activity must be repaired before the end of each working day. . Check outlets and make timely repairs as needed to avoid gully formation. When the area below the temporary diversion dike is permanently stabilized, remove the dike and fill and sta- bilize the channel to blend with the natural surface. 2019 Stormwater Management Manual for Western Washington Exhibit 19 - Green Volume 11 - Chapter 3 - Page 331 PLN2022-004 Packet Pg. 553 1.t BMP C207: Check Dams Purpose Construction of check dams across a swale or ditch reduces the velocity of concentrated flow and dis- sipates energy at the check dam. Conditions of Use Use check dams where temporary or permanent channels are not yet vegetated, channel lining is infeasible, and/or velocity checks are required. . Check dams may not be placed in streams unless approved by the State Department of Fish and Wildlife. . Check dams may not be placed in wetlands without approval from a permitting agency. • Do not place check dams below the expected backwater from any salmonid bearing water between October 1 and May 31 to ensure that there is no loss of high flow refuge habitat for overwintering juvenile salmonids and emergent salmonid fry. Design and Installation Specifications • Construct rock check dams from appropriately sized rock. The rock used must be large enough to stay in place given the expected design flow through the channel. The rock must be placed by hand or by mechanical means (do not dump the rock to form the dam) to achieve complete coverage of the ditch or swale and to ensure that the center of the dam is lower than the edges. . Check dams may also be constructed of either rock or pea -gravel filled bags. Numerous new products are also available for this purpose. They tend to be re -usable, quick and easy to install, effective, and cost efficient. • Place check dams perpendicular to the flow of water. . The check dam should form a triangle when viewed from the side. This prevents undercutting as water flows over the face of the check dam rather than falling directly onto the ditch bottom. • Before installing check dams, impound and bypass upstream water flow away from the work area. Options for bypassing include pumps, siphons, or temporary channels. . Check dams combined with sumps work more effectively at slowing flow and retaining sed- iment than a check dam alone. A deep sump should be provided immediately upstream of the check dam. . In some cases, if carefully located and designed, check dams can remain as permanent install- ations with very minor regrading. They may be left as either spillways, in which case accu- mulated sediment would be graded and seeded, or as check dams to prevent further sediment from leaving the site. . The maximum spacing between check dams shall be such that the downstream toe of the 2019 Stormwater Management Manual for Western Washington Exhibit 19 - Green Volume ll - Chapter 3 - Page 351 PLN2022-004 Packet Pg. 554 1.t upstream dam is at the same elevation as the top of the downstream dam. • Keep the maximum height at 2 feet at the center of the check dam. • Keep the center of the check dam at least 12 inches lower than the outer edges at natural ground elevation. • Keep the side slopes of the check dam at 2H:1 V or flatter. . Key the stone into the ditch banks and extend it beyond the abutments a minimum of 18 inches to avoid washouts from overflow around the dam. • Use filter fabric foundation under a rock or sand bag check dam. If a blanket ditch liner is used, filter fabric is not necessary. A piece of organic or synthetic blanket cut to fit will also work for this purpose. . In the case of grass -lined ditches and swales, all check dams and accumulated sediment shall be removed when the grass has matured sufficiently to protect the ditch or swale - unless the slope of the swale is greater than 4 percent. The area beneath the check dams shall be seeded and mulched immediately after dam removal. • Ensure that channel appurtenances, such as culvert entrances below check dams, are not subject to damage or blockage from displaced stones. . See Figure II-3.16: Rock Check Dam. Maintenance Standards Check dams shall be monitored for performance and sediment accumulation during and after each rainfall that produces runoff. Sediment shall be removed when it reaches one half the sump depth. . Anticipate submergence and deposition above the check dam and erosion from high flows around the edges of the dam. . If significant erosion occurs between dams, install a protective riprap liner in that portion of the channel. See BMP C202: Riprap Channel Lining. Approved as Functionally Equivalent Ecology has approved products as able to meet the requirements of this BMP. The products did not pass through the Technology Assessment Protocol — Ecology (TAPE) process. Local jurisdictions may choose not to accept these products, or may require additional testing prior to consideration for local use. Products that Ecology has approved as functionally equivalent are available for review on Ecology's website at: https://ecology.wa.gov/Regulations-Permits/Guidance-technical-assistance/Stormwater-per- mittee-guidance-resources/Emerging-stormwater-treatment-technologies 2019 Stormwater Management Manual for Western Washington Exhibit 19 - Green Volume 11 - Chapter 3 - Page 352 PLN2022-004 Packet Pg. 555 1.t Figure II-3.16: Rock Check Dam View Looking Upstream A 18" 12" (0.5m) (150mm) (0.6m) Note: Key stone into channel banks and extend it beyond the abutments a minimum of 18" (0.5m) to prevent flow around dam. A Section A -A Spacing Between Check Dams DEPARTMENT OF ECOLOGY State of Washington 'L' = the distance such that points 'A' and 'B' are of equal elevation. Rock Check Dam NOT TO SCALE Revised June 2016 Please see http://wwwecy.wa.gov/copyright.html for copyright notice including permissions, limitation of liability, and disclaimer. 2019 Stormwater Management Manual for Western Washington Exhibit 19 - Green Volume 11 - Chapter 3 - Page 353 PLN2022-004 Packet Pg. 556 1.t and staples. In the case of grass -lined ditches and swales, check dams and accumulated sediment shall be removed when the grass has matured sufficiently to protect the ditch or swale unless the slope of the swale is greater than 4 percent. The area beneath the check dams shall be seeded and mulched immediately after dam removal. Maintenance Standards . Inspect TSDs for performance and sediment accumulation during and after each rainfall that produces runoff. Remove sediment when it reaches one half the height of the TSD. . Anticipate submergence and deposition above the TSD and erosion from high flows around the edges of the TSD. Immediately repair any damage or any undercutting of the TSD. BMP C209: Outlet Protection Purpose Outlet protection prevents scour at conveyance outlets and minimizes the potential for downstream erosion by reducing the velocity of concentrated stormwater flows. Conditions of Use Use outlet protection at the outlets of all ponds, pipes, ditches, or other conveyances that discharge to a natural or manmade drainage feature such as a stream, wetland, lake, or ditch. Design and Installation Specifications . The receiving channel at the outlet of a pipe shall be protected from erosion by lining a min- imum of 6 feet downstream and extending up the channel sides a minimum of 1—foot above the maximum tailwater elevation, or 1-foot above the crown, whichever is higher. For pipes lar- ger than 18 inches in diameter, the outlet protection lining of the channel shall be four times the diameter of the outlet pipe. • Standard wingwalls, tapered outlets, and paved channels should also be considered when appropriate for permanent culvert outlet protection (WSDOT, 2015). • BMP C122: Nets and Blankets or BMP C202: Riprap Channel Lining provide suitable options for lining materials. • With low flows, BMP C201: Grass -Lined Channels can be an effective alternative for lining material. . The following guidelines shall be used for outlet protection with riprap: If the discharge velocity at the outlet is less than 5 fps, use 2-inch to 8-inch riprap. Min- imum thickness is 1-foot. For 5 to 10 fps discharge velocity at the outlet, use 24-inch to 48-inch riprap. Minimum 2019 Stormwater Management Manual for Western Washington Exhibit 19 - Green Volume ll - Chapter 3 - Page 355 PLN2022-004 Packet Pg. 557 1.t thickness is 2 feet. For outlets at the base of steep slope pipes (pipe slope greater than 10 percent), use an engineered energy dissipator. Filter fabric or erosion control blankets should always be used under riprap to prevent scour and channel erosion. See BMP C122: Nets and Blankets. Bank stabilization, bioengineering, and habitat features maybe required for disturbed areas. This work may require a Hydraulic Project Approval (HPA) from the Washington State Depart- ment of Fish and Wildlife. See 1-2.11 Hydraulic Project Approvals. Maintenance Standards . Inspect and repair as needed. . Add rock as needed to maintain the intended function. Clean energy dissipator if sediment builds up. BMP C220: Inlet Protection Purpose Inlet protection prevents coarse sediment from entering drainage systems prior to permanent sta- bilization of the disturbed area. Conditions of Use Use inlet protection at inlets that are operational before permanent stabilization of the disturbed areas that contribute runoff to the inlet. Provide protection for all storm drain inlets downslope and within 500 feet of a disturbed or construction area, unless those inlets are preceded by a sediment trapping BMP. Also consider inlet protection for lawn and yard drains on new home construction. These small and numerous drains coupled with lack of gutters can add significant amounts of sediment into the roof drain system. If possible, delay installing lawn and yard drains until just before landscaping, or cap these drains to prevent sediment from entering the system until completion of landscaping. Provide 18-inches of sod around each finished lawn and yard drain. Table 11-3.10: Storm Drain Inlet Protection lists several options for inlet protection. All of the methods for inlet protection tend to plug and require a high frequency of maintenance. Limit contributing drain- age areas for an individual inlet to one acre or less. If possible, provide emergency overflows with additional end -of -pipe treatment where stormwater ponding would cause a hazard. 2019 Stormwater Management Manual for Western Washington Exhibit 19 - Green Volume 11 - Chapter 3 - Page 356 PLN2022-004 Packet Pg. 558 1.t Table II-3.10: Storm Drain Inlet Protection Type of Inlet Pro- Emergency Applicable for tection Overflow Paved/ Earthen Sur- Conditions of Use faces Drop Inlet Protection Yes, temporary Applicable for heavy flows. Easy Excavated drop flooding may Earthen to maintain. Large area requirement: inlet protection occur 30'x30'/acre Block and gravel Applicable for heavy concentrated flows. drop inlet pro- Yes Paved or Earthen Will not pond. tection Gravel and wire Applicable for heavy concentrated flows. drop inlet pro- No Paved or Earthen Will pond. Can withstand traffic. tection Catch basin filters Yes Paved or Earthen Frequent maintenance required. Curb Inlet Protection Curb inlet pro- Small capacity Used for sturdy, more compact install- tection with overflow Paved ation. wooden weir Block and gravel curb inlet pro- Yes Paved Sturdy, but limited filtration. tection Culvert Inlet Protection Culvert inlet sed- N/A N/A 18 month expected life. iment trap Design and Installation Specifications Excavated Drop Inlet Protection Excavated drop inlet protection consists of an excavated impoundment around the storm drain inlet. Sediment settles out of the stormwater prior to entering the storm drain. Design and installation spe- cifications for excavated drop inlet protection include: . Provide a depth of 1-2 ft as measured from the crest of the inlet structure. . Slope sides of excavation should be no steeper than 2H:1 V. . Minimum volume of excavation is 35 cubic yards. Shape the excavation to fit the site, with the longest dimension oriented toward the longest inflow area. . Install provisions for draining to prevent standing water. . Clear the area of all debris. 2019 Stormwater Management Manual for Western Washington Exhibit 19 - Green Volume ll - Chapter 3 - Page 357 PLN2022-004 Packet Pg. 559 1.t • Grade the approach to the inlet uniformly. • Drill weep holes into the side of the inlet. • Protect weep holes with screen wire and washed aggregate. • Seal weep holes when removing structure and stabilizing area. • Build a temporary dike, if necessary, to the down slope side of the structure to prevent bypass flow. Block and Gravel Filter A block and gravel filter is a barrier formed around the inlet with standard concrete blocks and gravel See Figure II-3.17: Block and Gravel Filter. Design and installation specifications for block gravel fil- ters include: • Provide a height of 1 to 2 feet above the inlet. • Recess the first row of blocks 2-inches into the ground for stability. • Support subsequent courses by placing a pressure treated wood 2x4 through the block open- ing. • Do not use mortar. • Lay some blocks in the bottom row on their side to allow for dewatering the pool. • Place hardware cloth or comparable wire mesh with'/2-inch openings over all block openings. • Place gravel to just below the top of blocks on slopes of 2H:1 V or flatter. . An alternative design is a gravel berm surrounding the inlet, as follows: • Provide a slope of 3H:1 V on the upstream side of the berm. • Provide a slope of 2H:1 V on the downstream side of the berm. • Provide a 1-foot wide level stone area between the gravel berm and the inlet. Use stones 3 inches in diameter or larger on the upstream slope of the berm. Use gravel'/2- to 3/4-inch at a minimum thickness of 1-foot on the downstream slope of the berm. 2019 Stormwater Management Manual for Western Washington Exhibit 19 - Green Volume 11 - Chapter 3 - Page 358 PLN2022-004 Packet Pg. 560 1.t Figure II-3.17: Block and Gravel Filter Drain grate n Plan View crete block Gravel backfill Concrete block Wire screen or filter fabric Gravel backfill Overflow i waterer (�Ponding height 9-,on � III Water l 11 l I I I I n o��nno-a Drop inlet Section A -A Notes: 1. Drop inlet sediment barriers are to be used for small, nearly level drainage areas. (less than 5%) 2. Excavate a basin of sufficient size adjacent to the drop inlet. 3. The top of the structure (ponding height) must be well below the ground elevation downslope to prevent runoff from bypassing the inlet. A temporary dike may be necessary on the downslope side of the structure. DEPARTMENT OF ECOLOGY State of Washington Block and Gravel Filter NOT TO SCALE Revised June 2016 Please see http://wwwecy.wa.gov/copyright.html for copyright notice including permissions, limitation of liability, and disclaimer. 2019 Stormwater Management Manual for Western Washington Exhibit 19 - Green Volume 11 - Chapter 3 - Page 359 PLN2022-004 Packet Pg. 561 1.t Gravel and Wire Mesh Filter Gravel and wire mesh filters are gravel barriers placed over the top of the inlet. This method does not provide an overflow. Design and installation specifications for gravel and wire mesh filters include: • Use a hardware cloth or comparable wire mesh with'/2-inch openings. Place wire mesh over the drop inlet so that the wire extends a minimum of 1-foot bey- ond each side of the inlet structure. Overlap the strips if more than one strip of mesh is necessary. . Place coarse aggregate over the wire mesh. Provide at least a 12-inch depth of aggregate over the entire inlet opening and extend at least 18-inches on all sides. Catch Basin Filters Catch basin filters are designed by manufacturers for construction sites. The limited sediment stor- age capacity increases the amount of inspection and maintenance required, which may be daily for heavy sediment loads. To reduce maintenance requirements, combine a catch basin filter with another type of inlet protection. This type of inlet protection provides flow bypass without overflow and therefore may be a better method for inlets located along active rights -of -way. Design and install- ation specifications for catch basin filters include: • Provides 5 cubic feet of storage. • Requires dewatering provisions. • Provides a high -flow bypass that will not clog under normal use at a construction site. . Insert the catch basin filter in the catch basin just below the grating. Curb Inlet Protection with Wooden Weir Curb inlet protection with wooden weir is an option that consists of a barrier formed around a curb inlet with a wooden frame and gravel. Design and installation specifications for curb inlet protection with wooden weirs include: • Use wire mesh with'/2-inch openings. • Use extra strength filter cloth. • Construct a frame. . Attach the wire and filter fabric to the frame. • Pile coarse washed aggregate against the wire and fabric. • Place weight on the frame anchors. 2019 Stormwater Management Manual for Western Washington Exhibit 19 - Green Volume 11 - Chapter 3 - Page 360 PLN2022-004 Packet Pg. 562 1.t Block and Gravel Curb Inlet Protection Block and gravel curb inlet protection is a barrier formed around a curb inlet with concrete blocks and gravel. See Figure 11-3.18: Block and Gravel Curb Inlet Protection. Design and installation spe- cifications for block and gravel curb inlet protection include: • Use wire mesh with'/2-inch openings. • Place two concrete blocks on their sides abutting the curb at either side of the inlet opening These are spacer blocks. • Place a 2A stud through the outer holes of each spacer block to align the front blocks. • Place blocks on their sides across the front of the inlet and abutting the spacer blocks. • Place wire mesh over the outside vertical face. • Pile coarse aggregate against the wire to the top of the barrier. 2019 Stormwater Management Manual for Western Washington Exhibit 19 - Green Volume 11 - Chapter 3 - Page 361 PLN2022-004 Packet Pg. 563 1.t Figure II-3.18: Block and Gravel Curb Inlet Protection Back of sidewalk Back of curb Wire sere filler . .. 7Q 3i�un �cv nnnj Chain gravel �a inch (20 mm) Drain gravel Plan View Ponding height Overilov�, Curb inlet Wire screen or filter tabric 2x4 Wood stud (100x50 Timber stud) Catch Concrete block Section A -A 'ud Mock Notes: 1. Use block and gravel type sediment barrier when curb inlet is located in gently sloping street segment, where water can pond and allow sediment to separate trom runoft. 2. Barrier shall allow for overflow from severe storm event. 3. Inspect barriers and remove sediment after each storm event. Sediment and gravel must be removed trom the traveled way immediately. NOT TO SCALE I I I Block and Gravel Curb Inlet Protection Revised June 2016 DEPARTMENT OF, EC O L OGYr Please see http://www.ecy. wa.govfcapyrlghthiml for copyright notice including permissions, State of Washington limitation of liability, and disclaimer. 2019 Stormwater Management Manual for Western Washington Exhibit 19 - Green Volume 11 - Chapter 3 - Page 362 PLN2022-004 Packet Pg. 564 1.t Curb and Gutter Sediment Barrier Curb and gutter sediment barrier is a sandbag or rock berm (riprap and aggregate) 3 feet high and 3 feet wide in a horseshoe shape. See Figure II-3.19: Curb and Gutter Barrier. Design and installation specifications for curb and gutter sediment barrier include: Construct a horseshoe shaped berm, faced with coarse aggregate if using riprap, 3 feet high and 3 feet wide, at least 2 feet from the inlet. . Construct a horseshoe shaped sedimentation trap on the upstream side of the berm. Size the trap to sediment trap standards for protecting a culvert inlet. 2019 Stormwater Management Manual for Western Washington Exhibit 19 - Green Volume 11 - Chapter 3 - Page 363 PLN2022-004 Packet Pg. 565 1.t Figure II-3.19: Curb and Gutter Barrier Back of sidewalk Burlap sacks to overlap onto curb Back of curb �- Gravel filled sandbags stacked tightly Notes: f 1. Place curb type sediment barriers on gently sloping street segments, where water can pond and allow sediment to separate from runoff. f 2. Sandbags of either burlap or woven 'geotextile fabric, are filled with gravel, layered f and packed tightly. f 3. Leave a one sandbag gap in the top row to provide a spillway for overflow. 4. Inspect barriers and remove sediment after each storm event. Sediment and gravel must be removed from the traveled way immediately. NOT TO SCALE E E f E� f I E Curb and Gutter Barrier f E i ..... Revised ,tune 2016 f f iDEPARTMENT OF, "ECOLOGYr Please see http.1AYww.ecy. wa.govlcopyright.htmt for copyright notice including permissions, f State of Washington limitation of liability, and disclaimer. 2019 Stormwater Management Manual for Western Washington Exhibit 19 - Green Volume ll - Chapter 3 - Page 364 PLN2022-004 Packet Pg. 566 1.t Maintenance Standards Inspect all forms of inlet protection frequently, especially after storm events. Clean and replace clogged catch basin filters. For rock and gravel filters, pull away the rocks from the inlet and clean or replace. An alternative approach would be to use the clogged rock as fill and put fresh rock around the inlet. Do not wash sediment into storm drains while cleaning. Spread all excavated material evenly over the surrounding land area or stockpile and stabilize as appropriate. Approved as Functionally Equivalent Ecology has approved products as able to meet the requirements of this BMP. The products did not pass through the Technology Assessment Protocol — Ecology (TAPE) process. Local jurisdictions may choose not to accept these products, or may require additional testing prior to consideration for local use. Products that Ecology has approved as functionally equivalent are available for review on Ecology's website at: https://ecology.wa.gov/Regulations-Permits/Guidance-technical-assistance/Stormwater-per- mittee-guidance-resources/Emerging-stormwater-treatment-technologies BMP C231: Brush Barrier Purpose The purpose of brush barriers is to reduce the transport of coarse sediment from a construction site by providing a temporary physical barrier to sediment and reducing the runoff velocities of overland flow. Conditions of Use Brush barriers maybe used downslope of disturbed areas that are less than one -quarter acre. Brush barriers are not intended to treat concentrated flows, nor are they intended to treat sub- stantial amounts of overland flow. Any concentrated flows must be directed to a sediment trap- ping BMP. The only circumstance in which overland flow can be treated solely by a brush barrier, rather than by a sediment trapping BMP, is when the area draining to the barrier is small. . Brush barriers should only be installed on contours. Design and Installation Specifications Height: 2 feet (minimum) to 5 feet (maximum). Width: 5 feet at base (minimum) to 15 feet (maximum). Filter fabric (geotextile) maybe anchored over the brush berm to enhance the filtration ability of the barrier. Ten -ounce burlap is an adequate alternative to filter fabric. 2019 Stormwater Management Manual for Western Washington Exhibit 19 - Green Volume 11 - Chapter 3 - Page 365 PLN2022-004 Packet Pg. 567 1.t BMP C233: Silt Fence Purpose Silt fence reduces the transport of coarse sediment from a construction site by providing a temporary physical barrier to sediment and reducing the runoff velocities of overland flow. Conditions of Use Silt fence may be used downslope of all disturbed areas. Silt fence shall prevent sediment carried by runoff from going beneath, through, or over the top of the silt fence, but shall allow the water to pass through the fence. Silt fence is not intended to treat concentrated flows, nor is it intended to treat substantial amounts of overland flow. Convey any concentrated flows through the drainage system to a sediment trapping BMP. Do not construct silt fences in streams or use in V-shaped ditches. Silt fences do not provide an adequate method of silt control for anything deeper than sheet or overland flow. 2019 Stormwater Management Manual for Western Washington Exhibit 19 - Green Volume 11 - Chapter 3 - Page 370 PLN2022-004 Packet Pg. 568 1.t Figure II-3.22: Silt Fence Joints in geolextile fabric shall be spliced at posts. Use staples, wire rings or equivalent to attach fabric to posts 2"x2" by 14 Ga. wire or equivalent, it standard strength tabric used I I 1 t I 1,1-7 7. I Minimum 1 I 6' max I 4"x4" trench 1 I u Post spacing may be increased 2"x2" wood posts, steel to 8' if wire backing is used tence posts, or equivalent 2"x2" by 14 Ga. wire or equivalent, if standard strength tabric used DEPARTMENT OF ECOLOGY State of Washington Geotextile fabric - \, 2' min Backftfl trench with native soil or 3,14" - A •: 1.$" washed gravel 12" min Minimum Vx4" trench 2"x2" wood posts, steel fence posts, or equivalent NOT TO SCALE Silt Fence Revised July 2017 Please see httP.11www.ecy. wa.govfcopyright.html for copyright notice including permissions, limitation of liability, and disclaimer. 2019 Stormwater Management Manual for Western Washington Exhibit 19 - Green Volume ll - Chapter 3 - Page 371 PLN2022-004 Packet Pg. 569 1.t Design and Installation Specifications Use in combination with other construction stormwater BMPs. Maximum slope steepness (perpendicular to the silt fence line) 1 H:1 V. Maximum sheet or overland flow path length to the silt fence of 100 feet. Do not allow flows greater than 0.5 cfs. Use geotextile fabric that meets the following standards. All geotextile properties listed below are minimum average roll values (i.e., the test result for any sampled roll in a lot shall meet or exceed the values shown in Table 11-3.11: Geotextile Fabric Standards for Silt Fence): Table II-3.11: Geotextile Fabric Standards for Silt Fence Geotextile Property Minimum Average Roll Value 0.60 mm maximum for slit film woven (#30 sieve). Polymeric Mesh AOS 0.30 mm maximum for all other geotextile types (#50 sieve). (ASTM D4751) 0.15 mm minimum for all fabric types (#100 sieve). Water Permittivity 0.02 sec-1 minimum (ASTM D4491) Grab Tensile Strength 180 lbs. Minimum for extra strength fabric. (ASTM D4632) 100 Ibs minimum for standard strength fabric. Grab Tensile Strength 30% maximum (ASTM D4632) Ultraviolet Resistance 70% minimum (ASTM D4355) Support standard strength geotextiles with wire mesh, chicken wire, 2-inch x 2-inch wire, safety fence, or jute mesh to increase the strength of the geotextile. Silt fence materials are available that have synthetic mesh backing attached. . Silt fence material shall contain ultraviolet ray inhibitors and stabilizers to provide a minimum of six months of expected usable construction life at a temperature range of 0°F to 120°F. One -hundred percent biodegradable silt fence is available that is strong, long lasting, and can be left in place after the project is completed, if permitted by the local jurisdiction. Refer to Figure II-3.22: Silt Fence for standard silt fence details. Include the following Stand- ard Notes for silt fence on construction plans and specifications: The Contractor shall install and maintain temporary silt fences at the locations shown in the Plans. 2. Construct silt fences in areas of clearing, grading, or drainage prior to starting those activities. 2019 Stormwater Management Manual for Western Washington Exhibit 19 - Green Volume ll - Chapter 3 - Page 372 PLN2022-004 Packet Pg. 570 1.t 3. The silt fence shall have a 2-feet min. and a 2'/2-feet max. height above the original ground surface. 4. The geotextile fabric shall be sewn together at the point of manufacture to form fabric lengths as required. Locate all sewn seams at support posts. Alternatively, two sections of silt fence can be overlapped, provided that the overlap is long enough and that the adjacent silt fence sections are close enough together to prevent silt laden water from escaping through the fence at the overlap. 5. Attach the geotextile fabric on the up -slope side of the posts and secure with staples, wire, or in accordance with the manufacturer's recommendations. Attach the geotextile fabric to the posts in a manner that reduces the potential for tearing. 6. Support the geotextile fabric with wire or plastic mesh, dependent on the properties of the geotextile selected for use. If wire or plastic mesh is used, fasten the mesh securely to the up -slope side of the posts with the geotextile fabric up -slope of the mesh. 7. Mesh support, if used, shall consist of steel wire with a maximum mesh spacing of 2- inches, or a prefabricated polymeric mesh. The strength of the wire or polymeric mesh shall be equivalent to or greater than 180 lbs. grab tensile strength. The polymeric mesh must be as resistant to the same level of ultraviolet radiation as the geotextile fabric it supports. 8. Bury the bottom of the geotextile fabric 4-inches min. below the ground surface. Backfill and tamp soil in place over the buried portion of the geotextile fabric, so that no flow can pass beneath the silt fence and scouring cannot occur. When wire or polymeric back-up support mesh is used, the wire or polymeric mesh shall extend into the ground 3-inches min. 9. Drive or place the silt fence posts into the ground 18-inches min. A 12—inch min. depth is allowed if topsoil or other soft subgrade soil is not present and 18-inches cannot be reached. Increase fence post min. depths by 6 inches if the fence is located on slopes of 3H :1 V or steeper and the slope is perpendicular to the fence. If required post depths cannot be obtained, the posts shall be adequately secured by bracing or guying to pre- vent overturning of the fence due to sediment loading. 10. Use wood, steel or equivalent posts. The spacing of the support posts shall be a max- imum of 6-feet. Posts shall consist of either: • Wood with minimum dimensions of 2 inches by 2 inches by 3 feet. Wood shall be free of defects such as knots, splits, or gouges. . No. 6 steel rebar or larger. . ASTM A 120 steel pipe with a minimum diameter of 1-inch. • U, T, L, or C shape steel posts with a minimum weight of 1.35 lbs./ft. • Other steel posts having equivalent strength and bending resistance to the post sizes listed above. 11. Locate silt fences on contour as much as possible, except at the ends of the fence, 2019 Stormwater Management Manual for Western Washington Exhibit 19 - Green Volume 11 - Chapter 3 - Page 373 PLN2022-004 Packet Pg. 571 1.t where the fence shall be turned uphill such that the silt fence captures the runoff water and prevents water from flowing around the end of the fence. 12. If the fence must cross contours, with the exception of the ends of the fence, place check dams perpendicular to the back of the fence to minimize concentrated flow and erosion. The slope of the fence line where contours must be crossed shall not be steeper than 3H:1 V. . Check dams shall be approximately 1-foot deep at the back of the fence. Check dams shall be continued perpendicular to the fence at the same elevation until the top of the check dam intercepts the ground surface behind the fence. . Check dams shall consist of crushed surfacing base course, gravel backfill for walls, or shoulder ballast. Check dams shall be located every 10 feet along the fence where the fence must cross contours. Refer to Figure II-3.23: Silt Fence Installation by Slicing Method for slicing method details. The following are specifications for silt fence installation using the slicing method: 1. The base of both end posts must be at least 2- to 4-inches above the top of the geo- textile fabric on the middle posts for ditch checks to drain properly. Use a hand level or string level, if necessary, to mark base points before installation. 2. Install posts 3- to 4-feet apart in critical retention areas and 6- to 7-feet apart in standard applications. 3. Install posts 24-inches deep on the downstream side of the silt fence, and as close as possible to the geotextile fabric, enabling posts to support the geotextile fabric from upstream water pressure. 4. Install posts with the nipples facing away from the geotextile fabric. 5. Attach the geotextile fabric to each post with three ties, all spaced within the top 8- inches of the fabric. Attach each tie diagonally 45 degrees through the fabric, with each puncture at least 1-inch vertically apart. Each tie should be positioned to hang on a post nipple when tightening to prevent sagging. 6. Wrap approximately 6-inches of the geotextile fabric around the end posts and secure with 3 ties. 7. No more than 24-inches of a 36-inch geotextile fabric is allowed above ground level. 8. Compact the soil immediately next to the geotextile fabric with the front wheel of the tractor, skid steer, or roller exerting at least 60 pounds per square inch. Compact the upstream side first and then each side twice for a total of four trips. Check and correct the silt fence installation for any deviation before compaction. Use a flat -bladed shovel to tuck the fabric deeper into the ground if necessary. 2019 Stormwater Management Manual for Western Washington Exhibit 19 - Green Volume 11 - Chapter 3 - Page 374 PLN2022-004 Packet Pg. 572 1.t Figure II-3.23: Silt Fence Installation by Slicing Method Ponding height max. 24" Attach fabric to upstream side of post FLOW - Drive over each side of sift fence 2 to 4 times with device exerting 60 p.s.i. or greater 100% compaction 77777777 POST SPACING: T max. on open runs 4' max. on pooling areas POST DEPTH: As much below ground as fabric above ground. . No more than 24" of a 36" fabric is allowed above ground Top of Fabric 1 777777 Bea T1 top $.. Diagonal attachment doubles strength Attachment Details: • Gather fabric at pasts, if needed. • Utilize three ties per post, all within top S" of fabi ic. • Position each tie diagonally, puncturing holes vertically a minimum of 1" apart. • Hang each tie on a post nipple and tighten securely. Use cable ties (50 fbs) or soft wire. -+�--- Operation Amllk Roll of silt fence Post installed Fabric after above compaction ground Silt Fence t�l�iffif; {►i'f1lNlfflfti200 300mm� .. Slicing blade Vibratory plow is not acceptable because of horizontal compaction Completed Installation NOT TO SCALE Silt Fence Installation by Slicing Method Revised June 2016 DEPARTMENT OF, EC O L O G Y Please see http://www.ecy. wa.govfcopyright.htmt for copyright notice including permissions, State of Washington limitation of liability, and disclaimer. 2019 Stormwater Management Manual for Western Washington Exhibit 19 - Green Volume ll - Chapter 3 - Page 375 PLN2022-004 Packet Pg. 573 1.t Maintenance Standards . Repair any damage immediately. . Intercept and convey all evident concentrated flows uphill of the silt fence to a sediment trap- ping BMP. . Check the uphill side of the silt fence for signs of the fence clogging and acting as a barrier to flow and then causing channelization of flows parallel to the fence. If this occurs, replace the fence and remove the trapped sediment. Remove sediment deposits when the deposit reaches approximately one-third the height of the silt fence, or install a second silt fence. Replace geotextile fabric that has deteriorated due to ultraviolet breakdown. BMP C234: Vegetated Strip Purpose Vegetated strips reduce the transport of coarse sediment from a construction site by providing a physical barrier to sediment and reducing the runoff velocities of overland flow. Conditions of Use . Vegetated strips may be used downslope of all disturbed areas. Vegetated strips are not intended to treat concentrated flows, nor are they intended to treat substantial amounts of overland flow. Any concentrated flows must be conveyed through the drainage system to BMP C241: Sediment Pond (Temporary) or other sediment trapping BMP. The only circumstance in which overland flow can be treated solely by a vegetated strip, rather than by a sediment trapping BMP, is when the following criteria are met (see Table 1I- 3.12: Contributing Drainage Area for Vegetated Strips): Table II-3.12: Contributing Drainage Area for Vegetated Strips Average Contributing Area Slope Average Contributing Area Per- cent Slope Max Contributing area Flowpath Length 1.5H : 1 V or flatter 67% or flatter 100 feet 2H : 1 V or flatter 50% or flatter 115 feet 4H : 1 V or flatter 25% or flatter 150 feet 6H : 1 V or flatter 16.7% or flatter 200 feet 1 OH : 1 V or flatter 10% or flatter 250 feet 2019 Stormwater Management Manual for Western Washington Exhibit 19 - Green Volume 11 - Chapter 3 - Page 376 PLN2022-004 Packet Pg. 574 1.t Design and Installation Specifications The vegetated strip shall consist of a continuous strip of dense vegetation with topsoil for a min- imum of a 25-foot length along the flowpath. Grass -covered, landscaped areas are generally not adequate because the volume of sediment overwhelms the grass. Ideally, vegetated strips shall consist of undisturbed native growth with a well -developed soil that allows for infiltration of runoff. . The slope within the vegetated strip shall not exceed 4H:lV. . The uphill boundary of the vegetated strip shall be delineated with clearing limits. Maintenance Standards . Any areas damaged by erosion or construction activity shall be seeded immediately and pro- tected by mulch. If more than 5 feet of the original vegetated strip width has had vegetation removed or is being eroded, sod must be installed. If there are indications that concentrated flows are traveling across the vegetated strip, storm - water runoff controls must be installed to reduce the flows entering the vegetated strip, or addi- tional perimeter protection must be installed. BMP C235: Wattles Purpose Wattles are temporary erosion and sediment control barriers consisting of straw, compost, or other material that is wrapped in netting made of natural plant fiber or similar encasing material. They reduce the velocity and can spread the flow of rill and sheet runoff, and can capture and retain sed- iment. Conditions of Use . Wattles shall consist of cylinders of plant material such as weed -free straw, coir, wood chips, excelsior, or wood fiber or shavings encased within netting made of natural plant fibers unaltered by synthetic materials. . Use wattles: In disturbed areas that require immediate erosion protection. On exposed soils during the period of short construction delays, or over winter months o On slopes requiring stabilization until permanent vegetation can be established. The material used dictates the effectiveness period of the wattle. Generally, wattles are effect- ive for one to two seasons. 2019 Stormwater Management Manual for Western Washington Exhibit 19 - Green Volume ll - Chapter 3 - Page 377 PLN2022-004 Packet Pg. 575 1.t Prevent rilling beneath wattles by entrenching and overlapping wattles to prevent water from passing between them. Design Criteria . See Figure 11-3.24: Wattles for typical construction details. • Wattles are typically 8 to 10 inches in diameter and 25 to 30 feet in length. . Install wattles perpendicular to the flow direction and parallel to the slope contour. • Place wattles in shallow trenches, staked along the contour of disturbed or newly constructed slopes. Dig narrow trenches across the slope (on contour) to a depth of 3- to 5-inches on clay soils and soils with gradual slopes. On loose soils, steep slopes, and areas with high rainfall, the trenches should be dug to a depth of 5- to 7- inches, or 1 /2 to 2/3 of the thickness of the wattle. . Start building trenches and installing wattles from the base of the slope and work up. Spread excavated material evenly along the uphill slope and compact it using hand tamping or other methods. . Construct trenches at intervals of 10- to 25-feet depending on the steepness of the slope, soil type, and rainfall. The steeper the slope the closer together the trenches. . Install the wattles snugly into the trenches and overlap the ends of adjacent wattles 12 inches behind one another. . Install stakes at each end of the wattle, and at 4-foot centers along entire length of wattle. . If required, install pilot holes for the stakes using a straight bar to drive holes through the wattle and into the soil. • Wooden stakes should be approximately 0.75 x 0.75 x 24 inches min. Willow cuttings or 3/8- inch rebar can also be used for stakes. • Stakes should be driven through the middle of the wattle, leaving 2 to 3 inches of the stake pro- truding above the wattle. 2019 Stormwater Management Manual for Western Washington Exhibit 19 - Green Volume 11 - Chapter 3 - Page 378 PLN2022-004 Packet Pg. 576 1.t Straw rolls must be placed along slope contours Spacing depends on soil type and slope steepness Liv DEPARTMENT OF ECOLOGY State of Washington Figure II-3.24: Wattles 10' - 25' (3-8m) 3' - 4' (1.2m) Overlap adjacent �f / rolls 12" behind one another �V \'I Y,--- 4 Sediment, organic matter, and native seeds are captured behind the rolls. 3" - 5" (75-125mm) V x 1" Stake (25 x 25mm) 8" - 10" Dia. (200-250mm) l� NOTE: 1. Straw roll installation requires the placement and secure staking of the roll in a trench, 3" - 5" (75-125mm) deep, dug on contour. Runoff must not be allowed to run under or around roll. NOT TO SCALE Wattles Revised December 2016 Please see http://wwwecy.wa.gov/copyright.html for copyright notice including permissions, limitation of liability, and disclaimer. 2019 Stormwater Management Manual for Western Washington Exhibit 19 - Green Volume 11 - Chapter 3 - Page 379 PLN2022-004 Packet Pg. 577 1.t Maintenance Standards Wattles may require maintenance to ensure they are in contact with soil and thoroughly entrenched, especially after significant rainfall on steep sandy soils. . Inspect the slope after significant storms and repair any areas where wattles are not tightly abutted or water has scoured beneath the wattles. Approved as Functionally Equivalent Ecology has approved products as able to meet the requirements of this BMP. The products did not pass through the Technology Assessment Protocol — Ecology (TAPE) process. Local jurisdictions may choose not to accept these products, or may require additional testing prior to consideration for local use. Products that Ecology has approved as functionally equivalent are available for review on Ecology's website at: https://ecology.wa.gov/Regulations-Permits/Guidance-technical-assistance/Stormwater-per- mittee-guidance-resources/Emerging-stormwater-treatment-technologies BMP C236: Vegetative Filtration Purpose Vegetative filtration as a BMP is used in conjunction with detention storage in the form of portable tanks or BMP C241: Sediment Pond (Temporary), BMP C206: Level Spreader, and a pumping sys- tem with surface intake. Vegetative filtration improves turbidity levels of stormwater discharges by fil- tering runoff through existing vegetation where undisturbed forest floor duff layer or established lawn with thatch layer are present. Vegetative filtration can also be used to infiltrate dewatering waste from foundations, vaults, and trenches as long as runoff does not occur. Conditions of Use • For every five acres of disturbed soil use one acre of grass field, farm pasture, or wooded area. Reduce or increase this area depending on project size, ground water table height, and other site conditions. • Wetlands shall not be used for vegetative filtration. • Do not use this BMP in areas with a high ground water table, or in areas that will have a high seasonal ground water table during the use of this BMP. . This BMP may be less effective on soils that prevent the infiltration of the water, such as hard till. • Using other effective source control measures throughout a construction site will prevent the generation of additional highly turbid water and may reduce the time period or area need for this BMP. . Stop distributing water into the vegetated filtration area if standing water or erosion results. 2019 Stormwater Management Manual for Western Washington Exhibit 19 - Green Volume 11 - Chapter 3 - Page 380 PLN2022-004 Packet Pg. 578 1.t Maintenance Standards • Monitor the spray field on a daily basis to ensure that over saturation of any portion of the field doesn't occur at any time. The presence of standing puddles of water or creation of con- centrated flows visually signify that over saturation of the field has occurred. • Monitor the vegetated spray field all the way down to the nearest surface water, or farthest spray area, to ensure that the water has not caused overland or concentrated flows, and has not created erosion around the spray nozzle(s). • Do not exceed water quality standards for turbidity. • Ecology recommends that a separate inspection log be developed, maintained and kept with the existing site logbook to aid the operator conducting inspections. This separate "Field Filtra- tion Logbook" can also aid in demonstrating compliance with permit conditions. . Inspect the spray nozzles daily, at a minimum, for leaks and plugging from sediment particles. . If erosion, concentrated flows, or over saturation of the field occurs, rotate the use of branches or spray heads or move the branches to a new field location. . Check all branches and the manifold for unintended leaks. BMP C240: Sediment Trap Purpose A sediment trap is a small temporary ponding area with a gravel outlet used to collect and store sed- iment from sites during construction. Sediment traps, along with other perimeter controls, shall be installed before any land disturbance takes place in the drainage area. Conditions of Use • Sediment traps are intended for use on sites where the tributary drainage area is less than 3 acres, with no unusual drainage features, and a projected build -out time of six months or less. The sediment trap is a temporary measure (with a design life of approximately 6 months) and shall be maintained until the tributary area is permanently protected against erosion by veget- ation and/or structures. • Sediment traps are only effective in removing sediment down to about the medium silt size fraction. Runoff with sediment of finer grades (fine silt and clay) will pass through untreated, emphasizing the need to control erosion to the maximum extent first. Projects that are constructing permanent Flow Control BMPs, or Runoff Treatment BMPs that use ponding for treatment, may use the rough -graded or final -graded permanent BMP footprint for the temporary sediment trap. When permanent BMP footprints are used as tem- porary sediment traps, the surface area requirement of the sediment trap must be met. If the surface area requirement of the sediment trap is larger than the surface area of the per- manent BMP, then the sediment trap shall be enlarged beyond the permanent BMP footprint to comply with the surface area requirement. 2019 Stormwater Management Manual for Western Washington Exhibit 19 - Green Volume 11 - Chapter 3 - Page 383 PLN2022-004 Packet Pg. 579 1.t . A floating pond skimmer maybe used for the sediment trap outlet if approved by the Local Per- mitting Authority. Sediment traps may not be feasible on utility projects due to the limited work space or the short-term nature of the work. Portable tanks may be used in place of sediment traps for utility projects. Design and Installation Specifications • See Figure II-3.26: Cross Section of Sediment Trap and Figure II-3.27: Sediment Trap Outlet for details. . To determine the sediment trap geometry, first calculate the design surface area (SA) of the trap, measured at the invert of the weir. Use the following equation: SA = FS(Q2/Vs) where Q2 = o Option 1 - Single Event Hydrograph Method: Q2 = Peak volumetric flow rate calculated using a 10-minute time step from a Type 1A, 2-year, 24-hour frequency storm for the developed condition. The 10-year peak volu- metric flow rate shall be used if the project size, expected timing and duration of con- struction, or downstream conditions warrant a higher level of protection. o Option 2 - For construction sites that are less than 1 acre, the Rational Method may be used to determine Q2. Vs = The settling velocity of the soil particle of interest. The 0.02 mm (medium silt) particle with an assumed density of 2.65 g/cm3 has been selected as the particle of interest and has a set- tling velocity (Vs) of 0.00096 ft/sec. FS = A safety factor of 2 to account for non -ideal settling. Therefore, the equation for computing sediment trap surface area becomes: SA = 2 x Q2/0.00096 or 2080 square feet per cfs of inflow Sediment trap depth shall be 3.5 feet minimum from the bottom of the trap to the top of the overflow weir. . To aid in determining sediment depth, all sediment traps shall have a staff gauge with a prom- inent mark 1-foot above the bottom of the trap. 2019 Stormwater Management Manual for Western Washington Exhibit 19 - Green Volume ll - Chapter 3 - Page 384 PLN2022-004 Packet Pg. 580 1.t Design the discharge from the sediment trap by using the guidance for discharge from tem- porary sediment ponds in BMP C241: Sediment Pond (Temporary). Maintenance Standards Sediment shall be removed from the trap when it reaches 1-foot in depth. . Any damage to the trap embankments or slopes shall be repaired. 2019 Stormwater Management Manual for Western Washington Exhibit 19 - Green Volume 11 - Chapter 3 - Page 385 PLN2022-004 Packet Pg. 581 1.t Figure II-3.26: Cross Section of Sediment Trap Surface area determined at top of weir 'Min. 3.5' - S' b 1.5' Min. _ Overflow �T Washed gravel Discharge to Note: Trap may be formed by berm or by Geotextile stabilized partial or complete excavation. 2" . 4". Rock conveyance, outlet, or level spreader Rip Rap NOT TO SCALE f f E� i E E Cross Section of Sediment Trap E i ..... Revised June 2016 f f iDEPARTMENT OF, EE C C L C G Y Please see http.11www.ecy. wa.govlcopyright.htmt for copyright notice including permissions, E State of Washington limitation of liability, and disclaimer. 2019 Stormwater Management Manual for Western Washington Exhibit 19 - Green Volume ll - Chapter 3 - Page 386 PLN2022-004 Packet Pg. 582 1.t Figure II-3.27: Sediment Trap Outlet 6' Min. 1' Min. depth ovefflow spilWay r. Min. II'depth 2" - 4" rock Native soil or Min. i' depth 34" - 1.5" compacted backtill washed gravel Geolextile NOT TO SCALE f ` Illliltir f E f E f f E E Sediment Trap Outlet f E Revised June 2015 iDEPARTMENT OF, EE C O L O G Y Please see hffp.1Avww.ecy. wa.govlcopyright.htmt for copyright notice including permissions, f State of Washington limitation of liability, and disclaimer. 2019 Stormwater Management Manual for Western Washington Exhibit 19 - Green Volume /I - Chapter 3 - Page 387 PLN2022-004 Packet Pg. 583 1.t C. Correspondence nF\/FI nPFR Fernandez & Barnes LLC 10529 NE 58th Street Kirkland, WA 98033 Contact: Steve Barnes Phone: (206) 550-9296 ENGINEER OF RECORD Terraforma Design Group, Inc Pedro DeGuzman, PE (206) 795-9023 Pedro(a-)_terraformadesigngroup.com REVIEW AGENCY City of Edmonds Contact: Taylor Brown, PE Phone: (425) 771-0220 Exhibit 19 - Green PLN2022-004 Packet Pg. 584 1.t D. Site Inspection Form Exhibit 19 - Green PLN2022-004 Packet Pg. 585 Construction Stormwater Site Inspection Form 1.t Project Name Permit # Inspection Date Name of Certified Erosion Sediment Control Lead (CESCL) or qualified inspector if less than one acre Print Name: Approximate rainfall amount since the last inspection (in inches): Approximate rainfall amount in the last 24 hours (in inches): Current Weather Clear ❑ Cloudy ❑ Mist ❑ Rain ❑ Wind ❑ Fog ❑ A. Type of inspection: Weekly ❑ Post Storm Event ❑ Other ❑ B. Phase of Active Construction (check all that apply): Pre Construction/installation of erosion/sediment controls Concrete pours Offsite improvements C. Questions: Time Clearing/Demo/Grading Infrastructure/storm/roads Vertical Utilities Construction/buildings Site temporary stabilized Final stabilization 1. Were all areas of construction and discharge points inspected? Yes No 2. Did you observe the presence of suspended sediment, turbidity, discoloration, or oil sheen Yes No 3. Was a water quality sample taken during inspection? (refer to permit conditions S4 & S5) Yes No 4. Was there a turbid discharge 250 NTU or greater, or Transparency 6 cm or less?* Yes No 5. If yes to #4 was it reported to Ecology? _ Yes No 6. Is pH sampling required? pH range required is 6.5 to 8.5. _ Yes No If answering yes to a discharge, describe the event. Include when, where, and why it happened; what action was taken, and when. *If answering yes to # 4 record NTU/Transparency with continual sampling daily until turbidity is 25 NTU or less/ transparency is 33 cm or greater. Sampling Results: Date: Parameter Method (circle one) Result Other/Note NTU cm pH Turbidity tube, meter, laboratory pH Paper, kit, meter Exhibit 19 - Green PLN2022-004 Packet Pg. 586 1.t E. Construction Stormwater General Permit (CSWGP) A Department of Ecology Construction Stormwater General Permit will be obtained since the site disturbance exceeds one (1) acre. F. 303(d) List Waterbodies / TMDL Waterbodies Information Not Applicable. No known downstream Listed Waterbody G. Contaminated Site Information Not Applicable. No known site contamination. Exhibit 19 - Green PLN2022-004 Packet Pg. 587 1.t H. Engineering Calculations INSERT SEDIMENT POND CALCS Exhibit 19 - Green PLN2022-004 Packet Pg. 588 1.t SEDIMENT TRAP DESIGN Project Name: GREEN'NALK PARK Project Number: 21027 DRAINAGE CRITERIA: RAINFALL METHOD: Step 1) Basin Data Precipitation (100yr): Tributary area = H = Storage depth = Z = Sideslope = T = Dewatering time = G = Gravity = CITY OF EDMONDS. 2019 SWIvIIvI'.NW Santa Barbara Unit Hydrograph (SBUH) BASIN -WEST 3.3 in 1.59 ac 2 ft 3 ftlft 24 hr 32.2 fUs^2 DESIGN INVOLVES FULL ONSITE INFILTRATION OF 100YR STORM Step 21 Provided Trap Surface Area Provided trap dimensions: width ft len th ft bottom = 22 48 water surface = 34 60 top = 40 66 Step 3) SBUH Infiltration Routing Analysis using Stormshed2G Design Infiltration Rate: Routing Results 1 0 in hr AREA= 2040 sf Max Level Pool Depth (10yr;: 1.91 it » Infiltration sediment trap can accommodate 100yr/24 hr storm Start of ln•e storage: 100.0000 ft Event IMatcb Q Ws) 1peak Q (cfs) 1peak Sti (fl) Fvoi (co Vol (acil) Time to Empty 100)R 1 0.0000 1 0.1892 1 101.9149 12876.85 FO.Oii6 1 28.50 Exhibit 19 - Green PLN2022-004 Packet Pg. 589 1.t Start of live storage: 100.0000 ft Event IMatch Q (cfs) Peak Q (cfs) IPeak Stg (ft) Vol (cf) Vol (acft) ITime to Empty 100YR 1 0.0000 F 0.1892 1 101.9149 2876.85 6.6660 28.50 BasinID Event Peak Q (cfs) IPeak T (hrs) IPeak Vol (ac-cf) Area (ac) Method/Loss Raintype ERO-WEST 100YR 0.8655 1 8.02 0.2881 1.59 SCS/SCS TYPEIA Record Id: ERO-WEST Design Method SCS Rainfall type I TYPEIA Hyd Intv F 10.00 min IPeaking Factor 1 484.00 Abstraction Coeff 0.20 Pervious Area F 1.59 ac JDCIA F 0.00 ac Pervious CN F 89.00 JDC CN 1 0.00 Pervious TC F 10.00 min JDC TC 1 0.00 min Pervious CN Calc Description I SubArea Sub en Dirt roads & Parking Lots 1.59 ac 89.00 Pervious Composited CN (AMC 2) 89.00 Pervious TC Calc Type Description I Length Slope Coeff Misc I TT Fixed GRAVEL 10.00 min Pervious TC 10.00 min Record Id: TRAP -WEST Descrip: MH Increment 0.10 ft Start El. 100.0000 ft Max El. 105.0000 ft Length 48.0000 ft Width 22.0000 ft Length ssl 3.00v:lh Length ss2 3.00OOv:Ih Width ssl 3.00v.lh Width ss2 3.00OOv:Ih Record Id: INFILT Descrip: Prototype Structure lIncrement 0.10 ft Start El. 100.0000 ft IMax El. 105.0000 ft Exhibit 19 - Green PLN2022-004 Packet Pg. 590 1.t Infiltration rate 4.0000 in/hr WP Multiplier 1.00 SEDIMENT TRAP DESIGN Project Name: Project Number: DRAINAGE CRITERIA: RAINFALL METHOD: Step 1) Basin Data Precipitation (100yr): Tributary area = H = Storage depth = Z = Sideslope = T = Dewatering time = G = Gravity = GREENWALK PARK 21027 CITY OF EDMONDS, 2019 SWMMWW Santa Barbara Unit Hydrograph (SBUH) BASIN - EAST 3.3 in 1.52 ac 2ft 3 ft/ft 24 hr 32.2 ft/s^2 DESIGN INVOLVES FULL ONSITE INFILTRATION OF 100YR STORM Step 2) Provided Trap Surface Area Provided trap dimensions: width ftlength ft bottom = 22 48 water surface = 34 60 AREA= 2040 sf top = 40 66 Step 3) SBUH Infiltration Routing Analysis using Stormshed2G Design Infiltration Rate: 4.0 in/hr Routing Results Max Level Pool Depth (10yr): 1.91 ft » Infiltration sedimenttrap can accommodate 100yr/24 hr storm Start of live storage: 100.0000 ft Event Imatch Q (cfs) Peak Q (cfs) 1PeA Sts (!i) vol (ci) V01(actt) ITime to Empty 100)? 0.0000 1 0.1839 1 101.8172 2684.82 0.0616 1 28.17 Exhibit 19 - Green PLN2022-004 Packet Pg. 591 1.t Start of live storage: 100.0000 ft Event IMatch Q (cfs) Peak Q (cfs) IPeak Stg (ft) Vol (cf) Vol (acft) ITime to Empty 100YR 1 0.0000 F 0.1839 1 101.8172 2684.82 0.0616 F 28.17 BasinID Event Peak Q (cfs) IPeak T (hrs) IPeak Vol (ac-cf) Area (ac) Method/Loss Raintype ERO-EAST 100YR F 0.8274 1 8.02 1 0.2754 1.52 I SCS/SCS TYPEIA Record Id: ERO-EAST Design Method F SCS lRainfall type I TYPElA Hyd Intv F 10.00 min Peaking Factor 484.00 Abstraction Coeff 1 0.20 Pervious Area F 1.52 ac JDCIA F 0.00 ac Pervious CN F 89.00 JDC CN 1 0.00 Pervious TC 7 10.00 min JDC TC 1 0.00 min Pervious CN Calc Description I SubArea Sub cn Dirt roads & Parking Lots 1.52 ac 89.00 Pervious Composited CN (AMC 2) 89.00 Pervious TC Calc Type F Description I Length F Slope Coeff Misc I TT Fixed GRAVEL F 110.00min Pervious TC 10.00 min Record Id: TRAP -EAST Descrip: MH Increment 0.10 ft Start El. 100.0000 ft Max El. 105.0000 ft Length 48.0000 ft Width 22.0000 ft Length ssl 3.00v:lh Length ss2 3.000Ov:1h Width ssl 3.00v:lh Width ss2 3.000Ov:Ih Record Id: INFILT Descrip: Prototype Structure lIncrement 0.10 ft Start El. 100.0000 ft IMax El. 105.0000 ft Infiltration rate 4.0000 in/hr JWP Multiplier 1.00 5 E 0 0 a _ m E a- 0 m m 0 _ d .N m a� _ c� a �a c E L a L a l3 3 c a� ,L^ V IL IL IL 3 U) Ca t 0 Q. L L a� 3 E L 0 0 E L IL rn z x w w _ as E ea a Exhibit 19 - Green PLN2022-004 Packet Pg. 592 Planning & Development Received 09/07/2023 PROPERTY INFO PARCEL NO: SW1/4 OF SW1/4 OF SEC. 25, T27N, R3E, W.M., CITY OF EDMONDS, SNOHOMISH COUNTY, WA 27032500308300 GREENWALK PARK. 540 EDMONDS WAY AREA= 2.55 AC 540 + 550 EDMONDS WAY 27032500308400EDMONDS, WA 98020 550 EDMONDSONDSWAAYY AREA= 0.55 AC ZONING: RS—MP LEGAL DESCRIPTION THAT PORTION OF THE NORTH HALF OF THE NORTHWEST QUARTER OF THE SOUTHWEST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 25, TOWNSHIP 27 NORTH, RANGE 3 EAST, W.M., IN SNOHOMISH COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHWEST CORNER OF SAID NORTH HALF OF THE NORTHWEST QUARTER OF THE SOUTHWEST QUARTER OF THE SOUTHWEST QUARTER; THENCE SOUTH, ALONG THE WEST LINE THEREOF, 321.83 FEET; THENCE EAST, 300 FEET, MORE OR LESS, TO A POINT WHICH IS 300 FEET EAST AND 321.03 FEET SOUTH OF THE NORTHWEST CORNER OF THE SOUTHWEST QUARTER OF THE SOUTHWEST QUARTER; THENCE NORTH 41°28'23" EAST, TO THE SOUTHERLY BOUNDARY OF TRACT CONVEYED TO STATE OF WASHINGTON BY DEED RECORDED NOVEMBER 2, 1977 UNDER RECORDING NO. 2171113; THENCE NORTHWESTERLY ALONG SOUTHERLY LINE OF TRACT, AS CONVEYED TO STATE OF WASHINGTON TO THE NORTH LINE OF THE SOUTHWEST QUARTER OF THE SOUTHWEST QUARTER; THENCE WEST, ALONG SAID NORTH LINE TO A POINT OF BEGINNING. EXCEPT THE NORTH 35 FEET THEREOF. SITUATE IN THE COUNTY OF SNOHOMISH, STATE OF WASHINGTON. BASIS OF BEARING WASHINGTON COORDINATE SYSTEM, NAD83(2011), NORTH ZONE, DERIVED FROM WASHINGTON STATE REFERENCE NETWORK — ACCEPTED THE BEARING OF N 88°38'03" W FOR THE NORTH LINE OF THE SOUTHWEST QUARTER OF THE SOUTHWEST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 25, TOWNSHIP 27 N., RANGE 3 E., W.M., BASED ON FOUND MONUMENTS IN CASE. VERTICAL DATUM NAVD88 PER GNSS OBSERVATIONS, DERIVED FROM WASHINGTON STATE REFERENCE NETWORK Brackett's ending North 'ry Terminal' uTeslas Drones - - ECmr...-r; Main 51 Scratch©s i lery i a dmands Idmonds OSauna Hut Edmonds Farina -- each Park G'rty?ark Walnut St Main S1 �oQ Q PINE PARK NEIGHBORHOOD - 2201h Sr S W g 3� •54C Edmonds Way, Edmonds, WA 98020 SITES g 221TH St. SW T f i76ih S[ SW � o EdmondsGood�will WESTGATE Ngeeo PCCCkmn-unity Markets- Edmonds-- !•`II\/I IA cn TOTAL DISTURBED AREA: 2.33 AC I EX. IMPERVIOUS AREA: 22,357 SF PROP. IMPERVIOUS AREA: 66,604 SF NET CHANGE IMPERVIOUS AREA: +44,247 SF EARTHWORK QUANTITIES TOTAL CUT = 3569 BCY TOTAL FILL = 1990 BCY * FOR PERMIT USE ONLY COMPLIES WITH APPLICABLE CITY STORMWATER CODE 10/11/2023 n SHERWOOD ' £ FOREST c 228TH ST. SW 2241h S1 SW Madrona K-8 School cr w 3 s v �L A Aquarium Co-op 4 2491h Sl sW Kruckeberg m Botanic Carder n VICINITY MAP SCALE: N.T.S. PROJECT TEAM DEVELOPER FERNANDEZ & BARNES LLC 10529 NE 58TH STREET KIRKLAND, WA 98033 CONTACT: STEVE BARNES PHONE: (206) 550-9296 EMAIL: sbarnes0cornerstonearch.com ARCHITECT GREENWALK DESIGNS LLC CONTACT: STEVE BARNES PHONE: (206) 550-9296 EMAIL: sbarnes0cornerstonearch.com CIVIL ENGINEER TERRAFORMA DESIGN GROUP, INC. 5027 51ST AVENUE SW SEATTLE, WA 98136 CONTACT: PEDRO DEGUZMAN, PE PHONE: (206) 795-9023 EMAIL: pedro0terraformadesigngroup.com GOVERNING AGENCIES w co M UU � U W � _ Q o m rn 0:f \ < v o ^ !�{ wd v � Edmonds O !��%i U (n o o Q ( 3 n 3 _ J D^/1 J a> 3 z a' w 3 o ZU-) Lr) O z N N 22Pth SR SW � W CD � � > U O N r 1� n Esperance 3 i 2281h St SW C pg f TJ- Maxx V j� 2381h St \`}II& 49 Panera Bye 1M PLANNING, GRADING, DRAINAGE CITY OF EDMONDS 121 5TH AVENUE NORTH EDMONDS, WA 98020 PLANNING: MIKE CLUGSTON, michael.clugston0edmondswa.gov ENGINEERING: JEANIE MCDONNELL, jeanie.mcconnell0edmondswo.gov WATER & SEWER OLYMPIC VIEW WATER & SEWER CONTACT: CHRIS SCOTT EMAIL: chriss0ovwater.com EDMONDS WAY (SR104) ACCESS WASHINGTON STATE D.O.T. CONTACT: PETER ALM EMAIL: almp0wsdot.wo.gov SHEET INDEX C1 CIVIL COVER SHEET C1.1 SITE PLAN C2 DEMO & TESDC PLAN C3 GRADING & DRAINAGE PLAN C4 UTILITY PLAN C5 PROFILES & SECTIONS C6 STORM DETAILS C7 STORM DETAILS C8 TESC DETAILS C9 CIVIL DETAILS C10 CIVIL DETAILS o 8/23/23 La 3 R E 0 U. 0 a E (D a o O CV (D O v) d C _ 0 rn Z Q� L �a 0 IL M R Q U) = w Q E ZLoO� OZ. a W L Y LLJ owS d L rya N d 2 O O LO W W C/) O Z ry F W > W 0 U ry J � U Iii � N M N z O wILL] 00 U) ILL] U) w o > LU 0Y a 0 N CONDITIONALLY APPROVED FOR PRELIMINARY DESIGN. SEE PRELIM APVD STM PLN2022-0053 FOR CONDITIONS Exhibit 20 - Greenwalk C4kl PRELIMINARY DE\PtI22 9 & -0 Packet Pg. 593 Planning & Development Received 09/07/2023 N i 1.0 SW1/4 OF SW1/4 OF SEC. 25, T27N, R3E, W.M., CITY OF EDMONDS, SNOHOMISH COUNTY, WA LEGEND DEVELOPER TO CONSTRUCTION MAIN � - EXISTING PROPOSED O ACCESS ROAD, STORM FACILITIES AND \ ' // 3 u IVI F1 - - � - - - PROPERTY LINE V a' �Q UTILITY SERVICES. ONSITE ROOF, / �� IM=266.00 ----- EASEMENT DRIVEWAYS, WALKWAYS & LANDSCAPING \ I W)=250.4648 A.C. PAVING w TO BE CONSTRUCTED SEPARATELY AT \ o � \ o � I E 250.80 48 CONCRETE O � U (n o TIME OF INDIVIDUAL LOT CONSTRUCTION. --�--- sAwcuT LINE O IE(S 26 08' 8"CO C _ J 3 N Q \ \ \�\ �= RETAINING WALLN►, : m - - z a w Cn o W N N •� 1 Uj �' CDJ_ co � N S a \ a 9 _ N 88°38'01 " VV 251.09' El El El I I�------------ ----� i �� 9, \ 2 0w 100100001 ✓ I �` I C I LOT I EX. POND j PLAY AREA 280 I I 2� - ,� LOT 11 ,, 2 �r LOT 16 I I I I 11 I I I li � / ,• � I LOT 3 �o 0 10 20 40 1 inch = 20 ft. 01% 0 8/23/23 co M E L 0 um 0 a m E a o O °' N O (0 0 _ 0 O� Z Q� O M Q C U/ E Lu p Z O Lo Z a O W L Y LLJ owS L r / � rL Lil W 9 SAWCUT & SEAL LINE = Q W PATCH EX. ASPHALT PAVING (n p 10 ONSITE CURBS & SIDEWALKS PER CITY STD. PLAN TR-520, TR-531 11 ONSITE RAMPS PER CITY STD. DTL. T-540 12 HOT -MIX ASPHALT ROADWAY Exhibit 20 - Greenwa a • PRELIMINARY DE\PtI22 9 & -0 Packet Pg. 594 Planning & Development Received 09/07/2023 16 28 1 4"ER Ln 0 1-0 0 M SW1/4 OF SW1/4 OF SEC. 25, T27N, R3E, W.M., CITY OF EDMONDS, SNOHOMISH COUNTY, WA `♦ `\ �� �� "vim/ \ 3ulvirl IM=266.00' IE W)=250.46' 48 E 250.80' 48" IE(S 26 08' 8"CO C SMH =266. 5' N -A_ _ _ _ N 8' 1 " 2g'1.09' 12 1 \�` \ \ \ -2 — — -- - - - - \ I \� �PFED � c \•,O �/� 1\' / RI 68.4 ' C-E-P / - --_ C F " \ ..� `�/ / IE(NE)= .04' 12 F -r\ F F F IE(SE)=259. \' SILT FENCE (BMP C233) / PR CITY STD. DTL. ER-900 FEX. DRIVEWAY TO ti \ BE USED FOR � `� � CONSTRUCTION ACCESS I \ FI F F F F F /% �Q ' Q 1 0 \ \`� \` \ \ G � 2.0'40 ' D i \ --- _ C\ \ 'i/ F " J \`\ �` \ s \ AND THEN A. 6 DEC �'' °°, D \\� \ ° c "-RECONSTRUCTED FOR ' `�- �� ,' y ' ' \ 1 D `:. A PRIMARY ACCESS. H x I `\ y CI i V �` 16"DO ° \\\�\ °�� 0 � , RIM- 2.26' 7 �mco SEDIMENT %�- o�_ o "CE ? c IE(NW)=2 58' 12" 3:1 w 0' "' SILT FENCE F R TREE `\ `\ ° m m (BMP C240) x o I F i I INFILTRATE INTO OUTWASH PROTECTION (TYP). ---- I „` \� \ W \ \ c S PER DTL. 11C8 (BMP C103, C233) E�\\ \\ ADD TEMP CHAIN LINK AS r � `\ `--------_-__�___a_ x N N `D (SIZED OR 10 YR S 0 M) -- -- J r ._� g y 2 \ 1 I I \ " ' N , NECESSARY. I I 1 ----- r--- \�`��.. 8 F 2 12 A 4 EAR_ --- I --� s I- -- ° D "A D i0 w v v o OUTLE PRO CTION I _ - -- I CRAWL \ �' 41 W , � ly O %UX (BMP 9) PE DTL.. E I I/� ,. I ..II D _ I O O /o SPACE 9Q9 �',� LOWER - 6- O \ x I 1 [DEMO] \ i � \F --- O� I _-- ii i\ ACCESS ISE 6MA \/ y�O ���\°\ w/OO J/Id\ c STRAW WATTLE DURING 11 BLO O /1� ... .. I ' I F O-O,I O \c ROADWAYIMPROVEMENT --------- - L O I1-7 WORK BMP C3)12 �I G _------48"C PER DTL. 51C8 1�� r. CON O I. _ PLUM ISTEP O 2 CED � (5)6 MAP I i' // — /'x\ \------ \ O O \ III WEST BASIN ' -- D I[DEMO]. DEMO I / O 1 � 'APPE� ' � 1.59ACRES ; �; a �- D_. � � a � , ,.. .�,', , , 99 \ cc) r--- -�_--__ /� =-' ' 14 CED`v INTERCEPTOR SWALE •' d ,/ ---'' A�i'�%�LT \� r /28 ED ^ O _�jrr, 0 `�,. i / / VC D / v \ /` /✓. f 1 / y ED.. (BMP C200) PER DTL. 2/C8\ \ R F PROPOSED STORMTECH INFILTRATION , r , ,� \ \ \ - �, O / �� _ '. ' 6 - r FOOTPRINT. AFTER REGRADING TO DESIGNED �' �' "\ ` ' /' ' ` \ EX. DRIVEWAY T'� v ROCK CHECK DAM / / 1 / , 18 CED , \ O l / ...... F ' '' `` v I FINAL GRADE, AREA SHALL BE PROTECTED WITH �1 �_ j vv /' 2 %'r BE REMOVED. .y (BMP C207) / v I / / ,,r--- PER DTL. 41C8 i B I R 1 0"B �` 1 r HIGH VISIBILITY ORANGE FENCING. NO HEAVY i\ r y i - 2 x 1 --0' " / , I ' :` `��: `., : '. `: �': NOT A CONSTRUCTION _ i 0 00 O O O \ r C S. ` EQUIPMENT OR STAGING OVER FACILITY. \ , \ i O O / ' STABILIZED r f / r ^„B R ' \- \ / / \o O / r z ..., ,�i CONCRETE WASHOUT \ yV< I / I / 1 8 CED / CONSTRUCT] O /.... ...� , \ x i \\ i< ' // \\ \ / /1 �/ / `\ y t\ �.. .:'. �:, : p :\.... METAL BASIN O 5._.: �: f, . '' / ENTRANCEr.i..: 3p CEC_ �� �� - (BMP /.>'`• �// \; r -- --- -li c> ,� --- ( ) (BMP C154) PER j -rt`\ -� m �__ i / \\\ / r r DTL.6/C8 2„C / ��- '� i - ---- CITY STD. DTL. ER-900 / rr r i� / --n-� D I I , o �I / 5 / . ; / /\\ / /r r (CODER) 46 C E v y �� I t DEM THE _v / / v c r r� r PARKING AREA k x � ��\� �i � \�\\ ,' T / . , MAINTAIN EX. POND, I Z ,, \ t � � 6 MAP I ,-t t � / G---� DECK &PATIO I -'; � �.� / `� \ (Ty34" D r STABILIZATION 40 ' D E 0 - ----------- - INTERCEPTOR SWAyLE CRUSIRSE 50" L �D SURF ING DEMO TREE � (BMP C200) PER BASE COU�. � T 0 / TYP „ r, O ' '-- - 6 MIN. B�PTH x -- 40 CFDt =-'� D - t�� [DEMO] / :----x lu- GARAGE 3 [DEMO � `r/r �r 6 C /6 E-D- RKCEK 4/ � (BMP C207)30 CEDI8\OE-D 2Eb PER DTL.41C8 U Lu K `L LEGEND / T \\/ / \ \\ r \ / \ \ OUTFALL PROTECTION # rr \ CAE �_ � \ 42"CED \\` 3 QED/ [DEMO] tt tt O �'��� '.�/ �`� � �T- BMPC209 \\\ \\ -- _--_ 1 i , ` ` t t� - ; J' - ° / ( ) EXISTING PROPOSED \ / \ BRIQGE I \\\\ / �\�_ / / t Z 11\ ` PER DTL. 31C8 �. \k\ % \\� \\ PROPERTY LINE EASEMENT 1 EC \ 66"CED NVOOD — GRADING CONTOUR \ 6 MAP --- �' ` WALL cC t-, - -_--- �- / D. ' 90.00 X v t �� t / / ,\ SEDIMENT TRAP EAST / / r + ( ) SPOT ELEVATION t [DEMO] y � - `� __ .`�� � � (BMP C240) /�� \\\\ arY 8" W WATER MAIN 1 2'oB R ��� PROPOSED STORMTECH INFILTRATION / �/ / ��� INFILTRATE INTO OUTWASH �,�, a s V' \� 6 `\MAP � / PER DTL. 1/C8 � g SEWER MAIN FOOTPRINT. AFTER REGRADING TO / l I / ' � �\ FINAL GRADE, AREA SHALL BE PROTECTED WITH - J�(SIZED FOR 100YR STORM) 12" C STORM DRAIN ti o ---7� 8"M / HIGH VISIBILITY ORANGE FENCING. NO HEAVY v \ / 5k Q y U FIRE HYDRANT `� � ---+, '- \ / ` t ��� t �� �4 ' ���� EQUIPMENT OR STAGING OVER FACILITY. / / \\ / 8/ <v� 12 M _- „ ` `\. \� \ a\, ` EAST BASIN / / / �; ® WATER METER `� ��,0 ��N I I-_�� /� ,\ ` / 1.52 ACRES r' �VQ D4 GATE VALVE �' II /, \\ � o 1/ 1 2 CED 1 �� t ��. A I I I / / \ / �� O SEWER MANHOLE r M I I , / �' �. \�� \ iII p � /i' � / � �\ y�i�i� I I \`\�� II D I / / /j ` •'� /•• O� � �\ i \ i 2 E�jYV 4 j 1 / ❑ STORM CB �cr 20" -ter w �120 EDP '� ` / ' /� '� �`� k 1 4'i ED // I I / g _Lv-_� 0❑ STORM MANHOLE L` / \ i/ /' n i i� I / Y / i \ 0' SILT FENCE FOR TREE II� / / 0 I I/ , ELECTRICAL LINE / i� \ \\ 6 " 0- - ��";' i ' \ \ u I ___- I F�F PROTECTION (TYP). \ \ �- INTERCEPTOR SWAt / , r EiR(CRAN�) 30 CED o �/ / `,2 y BMPC103, C233 I I --- T -- COMMUNICATION LINE vy-� �; F� F ' F o `o 14 LfL I " (BMP C200)PER �/ / / vi _ ( ) L+� 36 CED --- R N i° i /' DTL.2/C8 ADD TEMP CHAIN LINK AS /�' BASIN DIVIDER / ' / 1 D \ _------ ° "LI L 6" / - L-------� - / -� / % \ / NECESSARY. F FILTER FENCE u \ �/' \ \ / °9 ice'—_ " _t— __— L—���— —f -/— _ —t1'— _ / / R I— / \�-- —� " A P — _>_\_ // 12 M AP �\ 30 CED 1 --- 4fl CE __ -- -\_ -ti- _r y- - -- --- -L--- 5 F� F --____ �/ STRAW WATTLE �\ _ 7 / -----�--�------- - - - S T F CE (BM C233) \ F F F ED / 6 6 MAPS `\ -��Ir ini i v 0 CB INLET PROTECTION CITY STD. DTL. ER 900 ,X ,- - - �_ --------------_ ROCK ENTRANCE F— F - F I F- F ' _ \ - - / N 8 /8' 2„ W� 300 Oo \ T — _ ROCK CHECK DAM - V 3 " E EACH LOT WILL INCLUDE A PRIVATE DRYWELL FOR ROOF AND PLANTER SMH ' _ _ DRAINAINAGE INFILTRATION. DRYWELLS SHALL NOT RECEIVED RIM=271.15' x OUTLET PROTECTION SEDIMENT LADEN RUNOFF. DRYWELLS SHALL BE STAKED, FLAGGED & IE(NE)=260.59' 12" PROTECTED DURING CONSTURCTION. SEAL THE SURFACE GRATE AND IE(SW)=260.73' 12" INLETS UNTIL THE UPSTREAM DRAINAGE AREA IS STABILIZED. 0 10 20 40 1 inch = 20 ft. SEDIMENT TRAPS SHALL BE SHALL REMAIN IN PLACE UNTIL CIVIL INFRASTRUCTURE IS INSTALLED, ACCESS ROADS PAVED AND SITE IS STABILIZED. THEREON, TESC MEASURES SHALL BE THE RESPONSIBILITY OF EACH LOT PROTECTIVE FENCING FOR INFILTRATION AREA 1m CK r) a VU -7) ~ °° a w Q o w cl- E Q w 2 o O o v) Q 3 z Q 3 o rl� z c-D LO LO o V M►j ,Z N (D N v J W J � a, cD o SEEM qw c p,. DEG OF WASry/ C 2 v�F RFGISTER� �' SS�ONAL ECG 0 8/23/23 .T Cn M 0 ILL C 0 a E m a o O N� O 00 d Q N Z O ` 0 (f) s W p-�@ a C:)zY ZLOO� a 1 P1 Y W i C �o + G � 0 i WC:) w" qqztN L a c a� a 2 ell O z 110 Li7 J 1:-Z) Oz U W U °15 O O Lu 0 W N M Cn --- z N O 00 W LL1 W > 0 EXISTING TREE (TO REMAIN) tl EXISTING TREE (REMOVE) Exhibit 20 - Greenwalk PRELIMINARY DE\PILI22 9 & -0 Packet Pg. 595 Planning & Development Received 09/07/2023 I o 0 x z STORMWATER PER 2019 DOE SWMMWW (LRG. SITE CRITERIA). FULL INFILTRATION PROPOSED. INFILTRATION GALLERIES FOR ROADWAY &DRIVEWAYS. DRYWELLS FOR INDIVIDUAL ROOF /LANDSCAPE INFILTRATION. "- ROOF AREA /180.00 = 2650 SF L 0 ( 12' M A P N o N O N I O M N 3 I 0 CD cV O N 1.0 SW1/4 OF SW1/4 OF SEC. 25, T27N, R3E, W.M., CITY OF EDMONDS, SNOHOMISH COUNTY, WA LEGEND w co EXISTING PROPOSED 00 SDMH PROPERTY LINE U REFER TO MAIN ACCESS DRIVE tiq�� \` �J-� �\ IM=266.00' ----- EASEMENT g ROADWAY PROFILE ON SHEET C5 �q�� \\.\ ��� \ o `\\ IE W)=250.46' 48� A.C. PAVING �� c- o \ o \ I E 250.80 48 CONCRETE O N o \ \ 0 \---sa--- SAWCUT LINE z cn 3 IE(S 26 08' 8"CO C � ¢ � 3 \77777777777, Essr-REI RETAINING WALL h►j s :3 m \ o \ 100 -100 - GRADING CONTOUR z_ a � +90.00 90.00 SPOT ELEVATION I�j w o rn a a \\ \ o \ \ S \ SMH 8„ W w- WATER MAIN v z N 1 \\ \ =266. 5' 8" S r . ' I►1 w Lo rn \ s SEWER MAIN W J CDEX. TREE TO REMAIN (TYP) c \ \ 12" D 12" DD STORM DRAIN ^ v 30 C \ \\ O�/ FIRE HYDRANT �►I n N R R'(111 " 7 �1 (1C�' 1 2 \ \ /t /C�� V\ c�� WATER METER ArW 61 TRACT BLl - 2 s.5o - 280 00 ui 78 ❑ I ;' > 2 \ p c? iM O N S P A C I 279. 288 SF >> D F W o 177- - - �274.0o C0 50' F 278.00 I / ,' 9�,� g LO ' _ I �CL / 280 I 2j2 ,�� p� DRIVEWA / v LOT 16 = 0 1 1 ROOF AREA = 2158 SF I I % • '3S 30/ 274.00 \5712 LC 11 01 T 1 11 A-11 9) v N I _� I C 8" CPE 15 1.67% � I L 1 0 ti� g \ ROOF AREA 11 D 8" CPE 20 1.75% 00 ao I I / 1 2228 SF / I z � 29.4 `� N I E 10 • / I ROOF AREA I E 8" CPE 5 5.00% y I - - - I i ROOF AREA I / / ct O• / <\ I = 2156 SF I 0 456 F 2061 SF ❑ I i / / � \ STORM STRUCTURE CLEANOUT SCHEDULE Q - - ❑ J `' �,� DRYWELL (TYP) \ / I I CB CO TYPE RIM IE elf D --- ----- / PER DTL. 1/C7 \ (D-� o f �,' DEPTH= 7-FT (TYP) \ \ / / I 1 TY. 2- 54", SL 271.60 266.60 (24"N,E) V 38 I 2 TY. 2- 54 , SL 271.10 268.20 (8"W) co 5 / R I_ / o A P - - - - - 266.60 (24"S) J N (!j CD/ ' 6"MAP ® 3 STREAMFILTER CB 271.00 268.25 (8"E) (y) z Ij cx R PER DTL. 5/C6 CV "' N 88*38 2 W 300.0 E7111 III - - - - - --- = 4 TY. 2- 54", SL 273.00 268.75 (8"N) W 00 U) 267.60 (24"W) SMH INFILTRATION GALLERY #3 - LJJ W > EX. TREE TO REMAIN (TYP) PER DTL. 3/C7 5 TY. 1, SL 272.10 269.00 (8"E,S) � RIM=271.15' x I Q W IE(NE)=260.59' 12" BOTTOM EL= 264.75 6 STREAMFILTER CB 272.00 269.25 (8"E) U) IE(SW)=260.73' 12" STORMTECH SC-740 CHAMBERS PER DTL. 5/C6 269.25 (8"W) 7 TY. 1, GR 272.30 269.60 (8"W) 8 TY. 2- 54", SL 270.30 266.50 (8-NW) 265.35 (24"SW) 0 10 20 40 9 STREAMFILTER CB 269.50 266.75 (8"SE) PER DTL. 5/C6 1 inch = 20 ft. Exhibit 20 - Greenwalk PRELIMINARY DE\PtI22 9 & _0 Packet Pg. 596 Planning & Development Received 09/07/2023 30""CEO N 88°38' 251.09' 1 D - o - 16' "CED „C �,/ 28----- - - - - - - 14 G STA 52+61.3, 0.5' LT. �, SSCO#2 PER STD. DTL. S-3 RIM= 271.55 IE= 266.70 (6") �----® -- - - - - I I I 1.0 SW1/4 OF SW1/4 OF SEC. 25, T27N, RK, W.M., CITY OF EDMONDS, SNOHOMISH COUNTY, WA LEGEND a EXISTING PROPOSED V w �' o - - - PROPERTY LINE g C - - - - - EASEMENT ^ ¢ °' o ---sc--- SAWCUT LINE F► < N 2 r••� Cn 07 RETAINING WALL r , t� 3 g° W $-.w w J a� 3 WATER MAIN �3 m a C) 'D G9 \ 8" S $ $ S SEWER MAIN Q CK uj CO z S D M H 1 2 U - STORM DRAIN I W)=250.46' 48 FIRE HYDRANT JID \ o° CD C"I I E 250.80' 48" ® WATER METER > T E S 26 08' 8"CO C Q \ \O \ ( D4 N GATE VALVE a ` � \ \N� s O • SEWER MANHOLE 10 \ o ❑ STORM CB SMH O❑ STORM MANHOLE =266. 5' - E UP ELECTRICAL LINE C -- � UC COMMUNICATION LINE QnA� P D t UT TELEPHONE LINE ��O ov WAsti� 12 /s v0s �� \ ( � \ UL LIGHTING LINE ti z RI 68.4 ' ' F o o \ \ / / IE(NE)= 04' 12 - - - G - - G GAS LINE ' / R 35646 IE(SE)=259. �E� DE POWER VAULT " �� \ EX. FIRE HYDRANT. Ox0 l.� } SION-1 E� PR ° �v �� \ UTILITY POLE REQUIRES A UL 2 8"PL �6A APPROVED 4" STORZ -� \� °�1 STREET LIGHT 8123/23 :� ' TYPE FITTING. t - - - - - - - - -- -� "no F �� ' s �� v Q Cn I 0 5 I I STA 22+93.6, 0.4 LT: . p i\Wl<\ o H X i I 8"x4" TEE (MJxFL) \ 2� RIM- 2.26' U V 1 - 4" GATE VALVE (FLxFL, SE) / CE ^�� \ o IE(NW)=2 8' 12" 1 - 4" N 22.5 DEG BEND FLxFL SE STA 22+99.1, 0.5' RT: �� \ �2QX IE(sw)=259.s STA 52+25.9, 10.6 LT. I ( ) W \ Goo \ s \ o 1 - 4" CAP (DI) LOT 4 T 3 1 - 4" ADAPTOR (FLxMJ, SE) 1 - 8" N 22.5 DEG BEND (MJ) ° / a I I --- CONC. BLKG. 1 - 2" BLOW -OFF ASSY. V CONC. BLKG. 8.. _ PER STD. DTL. W-10 I V EM / /� "Ij^ p 12 A A D \ o E N 44CONC. BLKG. - - - - I I \ 284 3.79' '' �° �,�\ �' a I I STA 22+86.1, 0.8 LT: ■ - - ` �� 09Q9�� Q O o - - _ > 1 _ 8„ N 11.25 DEG BEND MJ ■ ■ ■ ■ ■ ■ ■ a, ° ` \ N CONC. BLKG. 6 , 00 ---- --- C)I ----- I .2 I I I STA 22+25.7, o L - - - - - - - ■ - - - - - - \ Vl I - - _ Tj *- 1 - 8"x4"x6" REDUCING TEE (FLxFLxFL) ■ o ,' w ° Z �L , I � � + I 1 - 6" GATE VALVE (FLxMJ, N) � ■ N ` � ' � v v L �- I z I �, Oi I N 1- 4 GATE VALVE (FLxMJ, W) ■ - z i CC a b I �6 1- FIRE HYD. ASSY. PER STD. DTL. W-6 ■ A T A ^� 3 �/ o\ Q G , M L0 I I Ln ° CONC. BLKG. - ■; o , ON SPA \ � � � Q s STA 19+89.5, 0.5 RT: o ,' `, - G 1 - 4»x4" TEE FLxFL i - -------- o ��� / ` / �O iw z a ( ) I I o a 2 - 4" GATE VALVE (FLxMJ, N/S) C �� - _ _ - - _ _ - ° ° �� ; ' "D �, w ° C:) z M 0. 1 - 4" ADAPTOR (FLxMJ, E) I `233' N 4" DI �. ,��i , J OT OCC CONC. BLKG. o '" "' w w w w w 57' N 8„ DI G 3 10" L I 273 N 8 S C� 0.75% [PRIVATE] ` + 32' AccEss w w oo e / STA 22+98.8 29.3' RT= STA 41 +91.7 4.2'LT: , 6 , + N & U11L. ESSMMT. 6 N 8 1 , o v 0 � - - S S o 4 N 8 DI ; SEWER MH #1 (48"� SADDLE TYPE) ` �' g" w w STA 19+99.4 , 10.7 RT: S S S S S s `'� PER STD. DTL. S-4A, S-46, S-6 \ SEWER MH #3 (48"0)� O, u� N S ♦ A PER STD. DTL. S-4A, S-4B/- RIM= 273.30 " :z X [PRIVATE MH] �� - - - 10 274 �� ' IE_ 260.36 (8 NW) " E _� - RIM= 271.80 N�©% - - 278 L; `� IE- 260.03f (EX. 12 CTR) o IE= 264.70 (6��N,S) 2�z --L o% I I - - =STA 22+71.9', 5.1' RT- _ _ \ I ` / (CLUSTER) o IE= 264.60 (8 E) ' 1s' AccEss I _ I „ - - - - , STA 41+70.0, 11.0 LT: CD SEWER MH 2 48 z x [ESMT.DTRACT B ; �---Ex. WELD I 278 PER STD. DL. S-4A, S-46 40' 8" PVC �1 - 4 - 45 DEG BEND (MJ)/°�/N � COM ON SPAG� � I I TO REMAIN - - - - I � 29 N 4, DI ,; � � 5 23% CONC. BLKG. C0 ° � � a N I I I [PRIVATE MH] - / �, �, J 0 50 F �0 �00 N OT I 0 11 280RIM= 273.80 " / 2,2 [PRIVATE] a I I I IE= 262.55 (8 W) LOT16 / P 0 2� 0 I n ► I IE= 262.45 (8-SE) / / �\ / /i g,� ���� w w�o I I L 1 I I - - / / �� 6 C `Z CD o Z , I a I j I I I I // �/ ` 0 L FIE " I I I I I / ��� ��� C M 0 Y �\ SEWER MA OLES W SSMH #1 „ 1---------- L- -- - 270 D l TY. 1-48" - SADDLE MH LLJ (� RIM= 273.30 C/) W to - - ° `, / o�, / I / • IE= 263.00 (8"W, INSIDE DROP) 0 3 ° / / I IE= 260.03± (EX. 12" CTR) L_ VVL-TT A.F.N. 2013162 SSMH#2 Lu L) TY. 1-48" - PRIVATE MH z C 4 -' STA 40+68.3, 11.0 LT: �, / / / RIM=273.80 Q 3 ' ` 1 - 4 CAP (DI) / / / / J I IE= 263.50 (8"W) T I O j 1 - 2" BLOW -OFF ASSY. PER STD. DTL. W-10 �� / / /� I LO 15 / IE= 263.40 (8"E) T 9 ® I CONC. BLKG. �' / L 14 I // SSMH #3 ui N . " �3 / I / TY. 1-48- PRIVATE MH J (n _ � I L 10 J I / RIM= 271.80 ~ M z 00 I C l� • I / IE= 265.60 (6"N,S) N 0 e I \ i I / IE= 265.50 (8"E) 00 U) \ X I STA 50+25.0, 10.6' LT: iao I I o �;/ / i 2 / / pj 1- 4 CAP (DI) I / / 1� 2 Q W '� I �I L _ 1 - 2" BLOW -OFF ASSY. / / / U) PER STD. DTL. W-10 ---j - - - - - - - - - -- -- -� L � RLi �°--�,-AP ---- --� L 12 MAP CONC� . BLKG. 7 = ----- --- 6"MAP ® o 10 20 40 o8 STA 50+32.9, 0.5 LT `n N 88°38' 2" W 300.00 SSCO#2 PER STD. DTL. S-3 - - - _ _ 1 inch = 20 ft. RIM= 279.10 SMH 4 ` IE= 273.50 (6') IE(NE)=2 0.59'1 15' Exhibit 20 - G ree nwa l kC4k ` IE(SW)=260.73' 12" PRELIMINARY DE\PILI22 9 & _0 Packet Pg. 597 1.0 Planning & Development Received 09/07/2023 285 WE 270 RON 901 32.0' ACCESS ESMT. I J U 5.0' 2.0' 10.0' SIDEWALK ` SOUTH SIDE 2% 5" THICK CONC. J SIDEWALK (FIRE TRUCK RATED) 4" HIGH CONC. ROLLED CURB :8 2% ASPHALT ROAD SECTION 2.0' 5.0' SIDEWALK NORTH SIDE SECTION - ACCESS ROAD SCALE: 1 " = 5' SW1/4 OF SW1/4 OF SEC. 25, T27N, R3E, W.M., CITY OF EDMONDS, SNOHOMISH COUNTY, WA PROFILE: ROAD STA 19+88 - 24+00 5" THICK CONC. SIDEWALK (FIRE TRUCK RATED) 4" HIGH CONC. ROLLED CURB = 20' HORIZ., TY. 1-48" - PRIVATE MF RIM= 273.80 IE= 262.55 (8"W) IE= 262.45 (8"SE) 40' - 8" PVC, SDR35 4.23% [PRIVATE] TY. 1-48" - SADDLE TYPE RIM= 273.30 IE= 260.36 (8"NW) IE= 260.03t (EX. 12" CTR) EXISTING SSMH RIM= 272.26 IE= 259.65 (12"SE) IE= 259.58 (12"NW) 0 10 20 40 1 inch = 20 ft. 285 E 010 270 265 260 w co ft� M U UU � w o Q o, o w � d v O � o U (n o t/) N J N 3 N � z < w � 3 o _ J z U-) LO M►j w N O N J � W (p O N U a C C 0 8/23/23 C0 M E 0 U. R 0 IL c m a o O N°' 0 O '^ M c v J vTT�.I � ch Zm O3: am 1 73 Q VJ R c LU p O ZL Lo0� '^ a L , Y 2 0 L O W V L �a WE U) O Z LO O U O W z � U 06 LU W � ry L.L � O W LLI co N M N z O w M w n W U) 6j 0 N N Exhibit 20 - Greenwalk Cdk!5 PRELIMINARY DE\jI5tI22 9 & -0 Packet Pg. 598 1.0 Planning & Development Received 09/07/2023 CB #3 - STREAMFILTER CB 1-CARTRIDGE RIM= 271.00 IE= 268.25 (8"E) CB #1 TYPE 2 - 54"0 RIM= 271.60 IE= 266.60 (24"E,N) 0 N O N M 01 Q 43 0 3 v J U I 3 c a> (j I n cal 0 Q CB #2 TYPE 2 - 54"0 RIM= 271.10 IE= 268.20 (8"W) IE= 266.60 (24"S) FINISH GRADE COMPACTED FILL EL= 271.1 MIN. L= 269.50 - EL= 269.0 -_-_-_- DRAINAGE ROCK EL= 266.50 Q EL= 266.00 SECTION A -A GEOTEXTILE FABRIC ill =5' DESIGN INFILTRATION RATE = 4 IN/HR 11 STORMTECH SC-740 CHAMBERS - 15 QTY. -EDGE OF ROCK GALLERY` 24" CPE @ 0.0% (TYP) A DETAIL - INFILTRATION GALLERY #1 SCALE: 1 " = 10' O INSPECTION RISER WITH CAST IRON FRAME & LID SW1/4 OF SW1/4 OF SEC. 25, T27N, R3E, W.M., CITY OF EDMONDS, SNOHOMISH COUNTY, WA DESIGN INFILTRATION RATE = 4 IN/HR FINISH GRADE EL= 273.0 MIN. w.� •��i=======i_ �•••••• 11:=11: I:Il�llWli� • 11 • • • C' 1 STORMTECH SC-740 CHAMBERS - 9 INSPECTION RISER q rn O N A 72.0' EDGE OF ROCK GALLERY DETAIL - INFILTRATION GALLERY #2 SCALE: 1 " = 10' NOTE: ALL INFILTRATION FACILITIES SHALL BE EXCAVATED AND EMBED AT LEAST 2 FEET INTO THE NATIVE, UNDERGROUND ADVANCE OUTWASH SOILS. GEOTECH FIELD INSPECTION REQUIRED AT TIME OF INSTALLATION. �o 32" 32" I I ♦ JJ / /I \ , a• ♦ a \ \ `I/!II/ I ! al\// / lI1I a\a\\aa• a\a,\\ BAYSAVER�BAYSAVER \ \ \ \ \ \ fJJ HiYOLOGI.5 \ \ \ \ \ \ \ \ ff J/JIJrf JI r/rrrJJlr \\\ \ \\ \ \\,\\\\\\ \,,, !/rJ IJrr rr Jr rrrl ♦\ \\\I\r\rff\ \ \\\\ \ \\ \t„� fffrr //s: /rfff � ff///ff/ ! r ! l,/rrrr rrr ! r 1!rlrr lrrrrr,///rr, `// /r/r/r♦/`r JJJ //r/lr/rr///Jrr/lJ/r rff rrr Jrl rJrf rr / rrr/ J/rr lr/ u 04ifif BAYFILTER POLYMER SEAL INLET DRAINAGE MATERIAL MEDIA SPIRAL OUTLET DRAINAGE MATERIAL i NLET CB #6 - STORMFILTER RIM= 272.00 IE= 269.25 (8"E,W) CB 4 TYPE 2 - 54"0 RIM= 273.00 IE= 268.75 (8"N) IE= 267.60 (24"W) 0 5 10 20 1 inch = 10 ft. SOLID COVER PLAN VIEW OUTLET PIPE AIR RELEASE VALVE FLOW CONTROL ORIFICE r- INLET PLATE FILTER LEG \NLET DESIGN INFILTRATION RATE = 4 IN/HR 11 CB #9 - STORMFILTER RIM= 269.50 IE= 266.75 (8"SE) 8" CPE A FINISH GRADE EL= 270.0 MIN. EL= 268.25 EL= 267.75 DRAINAGE ROCK F EL= 265.25 EL= 264.75 GEOTEXTILE FABRIC STORMTECH SC-740 CHAMBERS - 5 QTY. INSPECTION RISER CB #8 43.0' TYPE 2 - 54"0 RIM= 270.50 A EDGE OF ROCK GALLERY IE= 266.50 (8"NW� IE= 265.35 (24"SIN) 3 DETAIL - INFILTRATION GALLERY #3 SCALE: 1 " = 10' SECTION A -A 33" (MIN.) 30x30 SOLID COVER RIM= PER PLAN 33" (MIN-) 12" 5Tr OUTLET IE= PER PLAN OPTIONAL 'DRAIN INLET DOWN STUBS SECTION B-B w co M U UU rn o w Q � o w � � U (n o Wool N j J N 3 w Cn a o �3 o L1r�/j IN" w N CDrn N cn J W > (p CD N U a C O 8/23/23 co R 0 U. 0 a E 0 O Z °' O 0_ 0 O� Z Q� O�a M VJ c ui p Z O LO IL ZL O W / Y C lC c 3.1 W � 0 SD L UJ r ' LO C Q d O STREAMFILTER TM O CBF-1 LO (n O PROJECT GREENWALK PARK J LOCATION EDMONDS,WA Q O z WATER QUALITY FLOW VARIES, 0.023 CFS MAX w DRAINAGE AREA VARIES Q U CARTRIDGE DESIGN FLOW RATE 22.5 GPM / CARTRIDGE C L]i # BAYFILTER CARTRIDGES 1 O TREATED SEDIMENT CAPACITY 175 LBS O 0- THE BAYFILTER STORMWATER MANAGEMENT SYSTEM IS U) A STORMWATER FILTRATION DEVICE DESIGNED TO REMOVE FINE SEDIMENTS, HEAVY METALS, AND PHOSPORUS. THE BAYFILTER SYSTEM RELIES ON A SPIRAL WOUND MEDIA FILTER CARTRIDGE WITH APPROXIMATELY 45 SQUARE FEET OF FILTRATION AREA - co THE FILTER CARTRIDGES REMOVE POLLUTANTS FROM W CN RUNOFF BY FILTRATION (INTERCEPTIONIATTACHMENT) J AND ADSORPTION. CY) z N O 00 W W LLI 5; I- U) lY 4 STREAMFILTER CB C6 SCALE: N.T.S. a O Exhibit 20 - Greenwalk PRELIMINARY DE\jI5tI22 FIO&g & -0 Packet Pg. 599 Planning & Development Received 09/07/2023 UNDISTURBED NATIVE VEGETATION UNDISTURBED NATIVE SOIL 2" ORGANIC MULCH 3" OF COMPOST INCORPORATED INTO 5" OF SITE SOIL (TOTAL AMENDED DEPTH OF 9.5", FOR A SETTLED DEPTH OF 8") SUBSOIL SCARIFIED 4" BELOW COMPOST AMENDED LAYER (12" BELOW SOIL SURFACE) 2" ORGANIC MULCH 6" IMPORTED TOPSOIL MIX (COMPACTED DEPTH) SUBSOIL IS SCARIFIED 6" BELOW IMPORTED TOPSOIL MIX `st. 18` - UNDISTURBED PLANTS UNDISTURBED TURF (LAWN) (SEE NOTE 1) AREAS (SEE NOTE 1) 0" OPTION 1 — NO DISTURBANCE PLANTING BEDS TURF (LAWN) AREAS r� 8,. III, � �'llll'I�ICW�II�i UNDISTURBED TURF/LAWN/LANDSCAPE UNDISTURBED NATIVE SOIL STEEP SLOPE NOTE: AMENDED SOILS SHOULD NOT BE INSTALLED ON FINISHED SLOPES EXCEEDING 33%. AREAS EXCEEDING 33% SHALL BE STABILIZED PER THE ENGINEER/GEOTECH OF RECORD, GRASS: SEED OR SOD .75" OF COMPOST INCORPORATED JTO 6.25" OF SITE SOIL (TOTAL AMENDED DEPTH OF 9.5", FOR A ;ETTLED DEPTH OF 8") SUBSOIL SCARIFIED 4" BELOW COMPOST AMENDED LAYER (12" BELOW SOIL SURFACE) OPTION 2 — AMEND IN PLACE OR STOCKPILE AND AMEND GENERAL NOTES: PLANTING BEDS TURF (LAWN) AREAS 1- AREAS OF NO DISTURBANCE SHALL BE AD GRASS: SEED VEGETATIONFENCED AND SOIL SHALLTING BE 0" OR SOD PROTECTED FROM CONSTRUCTION 11=11 H 11=111 111_111 lir 1 III-11­11=1-1 1=1 11=1 I IMPACTS. 11—I �I I— 11 DI -1 I�T� �— 11=111-1-111-111—III-11 1=1I 1-I I1=1I 1=111-111=1I 1 III=1IL--III=III—III—ICI 1-111=IIEEI1EE111=III=III 2. TO MEASURE SETTLED DEPTH, 11=IIIEIC111=III=III-11 1-111=III—III=III—III-111 6" IMPORTED WATER SOIL SUFFICIENTLY TO TOPSOIL MIX FULLY SATURATE WITHOUT I-T III— I I —I —II I—III—�—III=III—III-11I (COMPACTED CAUSING EROSION. l�i f- �i 11T=iT� �i-jj�Tf�TTf=�i= I I -1 JIB-if-1Tl-1 I-1T(-11I IIIf�l�-1Tl DEPTH) II-I.11-11=911. III-II.1-1 6 III-111=1111-III=III=111=11 3. COMPOST SHALL MEET SPEC. I- I' 1 I' = REQUIREMENTS IN THE 2017 �� �- )l EDMONDS STORMWATER IF /k- II SUBSOIL IS y/ f� SCARIFIED 6" ADDENDUM (CHECKLIST 7). BELOW 4. COMPACTION OF TOPSOIL (WHERE 12//%/ TOPOSOIL©MIX REQUIRED) TO BE TO 85% (MAX) - OF THE MAXIMUM DRY DENSITY OPTION 3 — IMPORT TOPSOIL PER MODIFIED PROCTOR TEST (ASTM D1557). CITY OF EDIMONDSI POST CONSTRUCTION SOIL QUALITY AND DEPTH PUBLIC WORKS DEPARTMENT APPROVED BY: R. ENGLISH REVISION DATE APRIL 2021 STANDARD DETAIL SD-642 SW1/4 OF SW1/4 OF SEC. 25, T27N, R3E, W.M., CITY OF EDMONDS, SNOHOMISH COUNTY, WA Manhole. frame, and cover Slope a1 112 to 1 Filter fabric 314" to 2" washed river rock Precast drywell base Notes: 1. Backfill above filter fabric to base of asphalt with crushed surfacing base course. 2. Size and spacing of drywells determined by drainage analysis. Typical Infiltration Drywell 49010M Type 2 DSPARTMFIdT C7F ECOLOGYPlease see httpJAwtw,acywa.gavlcopyrfght.hW for copyright notice including permissions, State of Washington limilaiion of liability, and disclaimer. NOTE: DRYWELL SHALL BE EXCAVATED AND EMBED AT LEAST 2 FEET INTO THE NATIVE, UNDERGROUND ADVANCE OUTWASH SOILS. GEOTECH FIELD INSPECTION REQUIRED AT TIME OF INSTALLATION. DETAIL - DRYWELL SCALE: N.T.S. NOT TO SCALE Revised ,tune 2018 REFER TO EDMONDS STD. DWG. SD-638 FOR ADDITIONAL INFORMATION. DRYWELL STRUCTURE TO BE A PEFORATED MH PER DETAIL ABOVE. DRYWELLS SHALL BE INSTALLED BY EACH LOT CONTRACTOR / DEVELOPER. SEE PLAN DIMENSIONS FOR DRYWELL LOCATIONS AND CITY STD. PLAN FOR MIN. SETBACKS. UPON COMPLETION OF DRYWELL, THE DRYWELL SHALL BE STAKED AND FLAGGED TO AVOID DAMAGE DURING CONSTRUCTION. OBSERVATION PIPE MARKING CENTER OF DRYWELL 48" DIA. (MIN) DRYWELL 4" (MIN) PERFORATED PVC UNDERDRAIN PIPE CLEANOUT TYPE 1 OR 1-L CATCH BASIN W/ SOLID LID PER CITY STANDARD DETAIL SD-303 OR SD-304 I .......... . .......... Uj Z 5' J,? (MIN) \� / w a 0 � (MIN) 4" (MIN) PVC DRAIN PIPE PER WSDOT SPEC. 9-05.1(5), 1 % (MIN) SLOPE TEST PLUG IN PLASTIC BOX MARKED 'DRAIN" CLEANOUT 12" (MIN) TOPSOIL GUTTER u 5' (MIN) 10' (MIN) PROPERTY LINE/EASEMENT PLAN RooF NTS ROOF DOWNSF 4" (MIN) PVC DRAIN PIPE (TYP) 12" BUILDING 4" (MIN) PVC DRAIN PIPE PER WSDOT SPEC. 9-05.1(5), POSITIVE SLOPE TPVC VEHICULAR TRAFFIC ANTICIPATED. WASHED DRAIN ROCK, 3. PROVIDE 10 FEET (MIN) SPACING SEE NOTE 2 = BETWEEN DRY WELLS. NOTES: UNCOMPACTED NATIVE MATERIAL, SCARIFY 3" 1. PLACE GEOTEXTILE FABRIC ALONG WALLS AND TOP OF WASHED (MIN) ROCK. GEOTEXTILE SHALL CONFORM TO WSDOT SPEC. 9-33.2(1), 1' (MIN) ABOVE SEASONAL GEOTEXTILE FOR SEPARATION, NON -WOVEN TYPE. HIGH GROUNDWATER TABLE OR HYDRAULICALLY 2. WASHED DRAIN ROCK SHALL CONFORM TO WSDOT SPEC. RESTRICTIVE LAYER 9-03.12(5), GRAVEL BACKFILL FOR DRYWELLS. PROFILE 3. OBSERVATION WELL SHALL CONFORM TO WSDOT SPEC. NTS 9-05.2(6), PERFORATED PVC UNDERDRAIN PIPE. tEN CITY OF EDMONDS TYPICAL DOWNSPOUT INFILTRATION DRYWELL PUBLIC WORKS DEPARTMENTAPPROVED BY: R. ENGLISH NOTE: PROPOSED DRYWELL STRUCTURE PER DTL. VC7 C 1.0 W c0 E r7 O U U d w U •� Q � � 0 W E Q Q J � 3 c7 > z Q it 3 wCn o z � � CD o z N � W p C"j J Ln p O N a) 0 L a ►' " P. ec o�fi MWAsy,,�� 1 rnIr Q11J1� z - � �F�ISTERE� 1S�NAL c 0 8/23/23 -Ln rn 70 O u- c 0 a a� rz O O> N O° W CI W TT m VJ � N Z Q � O a 0 U W 0 a@ L 0. o zY LO0� a L + 0 w c? N L H cn o Q 0 z w 0 U 7 O F_ cn li.i CY) N (y) N (n z O ILL] 00 U) w U) w o > � 7 Exhibit 20 - Greenwalk Cdk [PRELIMINARY DE\PtI22 9 & -0 Packet Pg. 600 Planning & Development Received 09/07/2023 2` x 2" WOOD/STEEL FILTER FABRIC SECURED TO 2" x 2- 14 GA WIRE FABRIC EQUAL N NATIVE BACKFILL MATERIAL 8" FILTER FABRIC MATERIAL IN CONTINOUS ROLLS USE STAPLES OR WIRE RINGS TO ATTACH FABRIC TO WIRE 2" x 2" WOOD/STEEL POSTS--` WIRE MESH FENCE TO SUPPORT FILTER FABRIC BURY BOTTOM OF FILTER MATERIAL 8" TO 12" 6' MAX NOTES: 1. CONTRACTOR/DEVELOPER SHALL MAINTAIN AND ENSURE PROPER EROSION CONTROL THROUGHOUT PROJECT. 2. SILT FENCE T4 BE PLACED DOWNSLrOPE OF CONSTRUCTION ACTIVITY, CITY OF EDMONDS PUBLIC WORKS DEPARTMENT CITY INSPECTION REQUIRED ON ALL EROSION CONTROL METHODS BEFORE OTHER WORK CAN BEGIN REVISION DATE FILTER FABRIC FENCE JANUARY 2018 FILTRATION SYSTEMS STANDARD DETAIL APPROVED BY: R. ENGLISH ER-900 SW1/4 OF SW1/4 OF SEC. 25, T27N, R3E, W.M., CITY OF EDMONDS, SNOHOMISH COUNTY, WA a TH IN DE FULL WIDTH DRESS/EGRESS DETAIL NOTES: THE MINIMUM LENGTH SHALL BE EXTENDED AS NECESSARY TO ENSURE MATERIAL IS NOT TRACKED OFF SITE AND/OR INTO THE PUBLIC RIGHT-OF-WAY. ATB DRIVEWAY RAMP AND/OR SITE ACCESS ROAD 15' WIDE MIN. SEE TABLE BELOW FOR REQUIRED LENGTH. NOTES: 1. SURFACE WATER - ALL SURFACE WATER FLOWING OR DIVERTED TOWARD CONSTRUCTION ENTRANCES SHALL BE PIPED ACROSS THE ENTRANCE. IF PIPING IS IMPRACTICAL, A MOUNTABLE BERM WITH 5-1 SLOPES WILL BE PERMITTED. 2. MAINTENANCE - THE ENTRANCE SHALL BE MAINTAINED IN A CONDITION WHICH WILL PREVENT TRACKING OR FLOWING Of SEDIMENT OFF SITE AND/OR ONTO PUBLIC RIGHT-OF-WAY. THIS MAY REQUIRE PERIODIC TOP DRESSING WITH ADDITIONAL QUARRY SPALLS AS CONDITIONS DEMAND AND REPAIR AND/OR CLEANOUT OF ANY MEASURES USED TO TRAP SEDIMENT. ALL SEDIMENT SPILLED, DROPPED, WASHED OR TRACKED OFF SITE AND/OR ONTO PUBLIC RIGHT-OF-WAY MUST BE REMOVED IMMEDIATELY. 3. WHEELS SHALL 6E CLEANED TO REMOVE SEDIMENT PRIOR TO LEAVING, THE SITE. WHEN WASHING IS USED. IT SHALL BE DONE ON AN AREA STABILIZED WITH QUARRY SPALLS AND WHICH DRAINS INTO AN APPROVED SEDIMENT TRAPPING DEVICE, 4. INSPECTION AND NEEDED MAINTENANCE SHALL BE PROVIDED AFTER EACH RAIN. PROJECT SIZE MIN LENGTH OF (FEET) QUARRY SPALLS' < 1/4 ACRE 30 < 1 ACRE 50 < 3 ACRE 1CC > 3 ACRE 1OC *PROVIDE ATB OR ASPHALT TRANSITION WHERE FRONTAGE ROAD IS AN ARTERIAL. LENGTH TO BE DETERMINED BY CITY INSPECTOR. CITY INSPECTION REQUIRED ON ALL EROSION CONTROL METHODS BEFORE OTHER WORK CAN BEGIN CATCH BASIN GRATE FILTER SOCK WITH OVER FLOW HOLES (T'P) CATCH BASIN NOTES: 1. CONTRACTOR/DEVELOPER SHALL MAINTAIN THIS APPLICATION AT ALL TIME5 DURING CONSTRUCTION PERIOD. 2. ANY SEDIMENT IN CATCH BASIN INSERT SHALL BE REMOVED WHEN INSERT IS ONE-THIRD FULL. 3. CITY INSPECTION REQUIRED ON ALL EROSION CONTROL METHODS BEFORE OTHER WORK CAN BEGIN. F='v = ._,"ti CATC REVISION DATE CITY OF EDMONDS STABILIZED CONSTRUCTION JANUARY 2018 � CITY OF EDMONDS TEMPORARY JANUARY 2018 ENTRANCE SEDIMENT TRAP PUBLIC WORKS STANDARD PUBLIC WORKS FOR CATCH BASINS STANDARD I (i_i DEPARTMENT lD7ETAIL DEPARTMENT -.'�: Ti ll. $ APPROVED 8Y R_ ENGLISH Eft,-901 APPROVED BY: R. ENGLISH ER'`902 MAINTENANCE STANDARDS `- 1. THE KEY TO HAVING A FUNCTIONAL SEDIMENT TRAP IS CONTINUAL MONITORING AND REGULAR MAINTENANCE. THE SIZE OF THE TRAP IS LESS IMPORTANT TO ITS EFFECTIVENESS THAN IS REGULAR SEDIMENT REMOVAL. SEDIMENT SHOULD BE REMOVED FROM THE TRAP WHEN IT REACHES APPROXIMATELY ONE FOOT IN DEPTH (ASSUMING A 1 1/2 SEDIMENT ACCUMULATION DEPTH). REGULAR INSPECTIONS SHOULD BE DONE AND ADDITIONAL INSPECTIONS MADE AFTER EACH LARGE RUNOFF -PRODUCING STORM. 2. ALL TEMPORARY AND PERMANENT EROSION AND SEDIMENT CONTROL PRACTICES SHALL BE MAINTAINED AND REPAIRED AS NEEDED TO ASSURE CONTINUED PERFORMANCE OF THEIR INTENDED FUNCTION. ALL MAINTENANCE AND REPAIR SHALL BE CONDUCTED IN ACCORDANCE WITH AN APPROVED MANUAL. REPAIR ANY DAMAGE OR EROSION WITHIN SIDESLOPES AS NECESSARY. 3. ALL TEMPORARY EROSION AND SEDIMENT CONTROL MEASURES SHALL BE REMOVED WITHIN 30 DAYS AFTER FINAL SITE STABILIZATION IS ACHIEVED OR AFTER THE TEMPORARY BMPS ARE NO LONGER NEEDED. TRAPPED SEDIMENT SHALL BE REMOVED OR STABILIZED ON SITE. DISTURBED SOIL AREAS RESULTING FROM REMOVAL SHALL BE PERMANENTLY STABILIZED. MAX. WATER SURFACE 2'1 MAX ABOVE FREEBOARD OUTFALL PROTECTION PER PLAN & DTL. 3/C8 (100YR STORM) 1.0' FREEBOARD[ TOP EL= PER PLAN SWALE =11 1 7 j 2.0' LIVE STORAGE 1.5' SEDIMENT STORAGE 3.1 -=I I i=- =1 -- 11=1 11=1 11=1 11=1 11=1 I I =1 i I—' TRAP DESIGN TO INFILTRATE RUNOFF. DEPTH MARKER DESIGN INFILTRATION RATE= 4.0 IN/HR SEDIMENT TRAP (BMP C240) MAINTENANCE STANDARDS 1. DAMAGE RESULTING FROM RUNOFF OR CONSTRUCTION ACTIVITY SHALL BE REPAIRED IMMEDIATELY. 2. IF THE SWALES DO NOT REGULARLY RETAIN STORM RUNOFF, THE SIZE AND/OR FREQUENCY OF THE SWALES SHALL BE INCREASED. 3. INSPECT ONCE A WEEK AND AFTER EVERY RAINFALL. IMMEDIATELY REMOVE SEDIMENT FROM THE FLOW AREA. LEVEL BOTTOM l GRASS OR ROCK L 2lo 1' IN. 2' MIN TEMPORARY SWALE (BMP C200 SCALE: N.T.S. TOP OF SEDIMENT TRAP 8' LONG (4'WIDE) INTERCEPTOR SWALE �1 12" MIN. ROCK GRADATION GEOTEXTILE UNDER ROCK LINING (MIRAFI 50OX OR APPROVED PASSING 8-IN SQUARE SIEVE: 100% EQUIVALENT) PASSING 3-IN SQUARE SIEVE: 40-60% MAX. PASSING 3/4-IN SQUARE SIEVE: 0-10% MAX. 3 OUTFALL PROTECTION BMP C209 C8 SCALE: N.T.S. STRAW WATTLE ROLL 8"-10"DIA. FLOW j STRAW WATTLE (BMP C235' SCALE: N.T.S. TEMPORARY HYDROSEED MIXTURE HYDROSEED MEADOW MIX (TEMPORARY SOIL STABILIZATION AREAS) RATIO, BY WEIGHT, OF 40% PERENNIAL RYEGRASS, 40% TALL FESCUE, 20% RED FESCUE. APPLY AT 350 LB./ACRE APPLY 10-20-20 FERTILIZER AT 435 LB./ACRE APPLY WOOD FIBER MULCH AT 2000 LB./ACRE SEED MIXTURE: SEEDING ALONE IS ACCEPTABLE ONLY ON FLAT AREAS AND LIMITED TO MARCH 1ST TO MAY 15TH AND AUGUST 15TH TO OCTOBER 1ST. JUTE MATTING MAY BE REQUIRED ON STEEP SLOPES. SEED SHALL CONFORM TO THE STANDARDS FOR "CERTIFIED" GRADE SEED OR BETTER, AS OUTLINED BY THE STATE OF WA. DEPARTMENT OF AGRICULTURE'S "RULES FOR SEED CERTIFICATION" LATEST EDITION. SEED SHALL BE FURNISHED IN UNOPENED CONTAINERS WITH SEED MIXTURE CONTENT AND INERT MATERIAL PLAINLY MARKED ON THE OUTSIDE OF CONTAINERS. FURNISH DUPLICATE COPIES OF A STATEMENT SIGNED BY THE VENDOR CERTIFYING THAT A CERTIFIED SEED -TESTING LAB HAS TESTED EACH LOT OF SEED WITHIN 6 MONTHS OF DELIVERY TO THE PROJECT SITE View Looking Upstream NOTE: Key stone Into channel banks and extend it beyond the abutments a minimum of 18" (0.5m) to Prevent flow around dam. Section A - A FLOvd, A 18" (0.5m) j r 12" (1 Somm) Spacing Between Check Darns 'L' = the distance such that points `A' and V are of equal elevation. lu '%. POINT 'A' ROCK CHECK DAM (BMP C207 SCALE: N.T.S. r6� CONCRETE WASHOUT BASIN (BMP C154) SCALE: N.T.S. 24" (0.8m) POINT V NOT TO SCALE UME c 1.0 W c0 E O U � � d w U •� Q�� 0 W E � Q o V 0 Q J � 3 rt�+ c7 > z Q CK 3 wO CD O z N � W O Ln � J c0 O Q) 0 L a ►' " P. ec OVfi MWAsy/,�� 1 rn Q11J1� z - v�F �F�ISTERE� � SS�ONAL ��G O 8/23/23 Cn O c 0 a E a O Q � N O 00 0 � a� Z Q � O c W p� L Z O Lo a. 7 a O W r1 1 �i i + �C C �m G � WCl) 0 w u , c a (D c a� E 'ell U O Q W 0 W U � U) li LU W co N M N Z W M .. �O Vl W LU > a 0 SCALE: N.T.S. C41c8Exhibit 20 - Greenwalk PRELIMINARY DE�6012 9 & _O P-5-11 Packet Pg. 601 Planning & Development Received 09/07/2023 6 1 /2" R =1/2" 5 1/2" 1" ° it R=1 . G III iy 0.05 FT/1 f N e 4 � - e • R=1-/2 4- -A a 2' MINIMUM SAWCUT SEE NOTE 10 HMA DEPTH SHALL BE 4" FOR RESIDENTIAL ROADS AND 6" FOR ARTERIALS AND COLLECTORS __ SEE NOTE 12 OF 5/8" 18" STANDARD 5' CSTC OR CSBC PER WSD07 MINUS CSTC SEE NOTE 11 STD SPEC 9-03.9(3) SEE NOTE 13 STANDARD TYPE "A" CURB/GUTTER NOTES: (NOT TO SCALE) 1. CITY INSPECTION REQUIRED ON FORM WORK PRIOR TO POUR. 2. FORMS SHALL BE TRUE TO LINE AND GRADE .AND SECURELY STAKED. 3. FULL DEPTH EXPANSION JOINTS SHALL BE PLACED ADJACENT TO ANY STRUCTURE. 4. FULL DEPTH EXPANSION JOINTS SHALL BE PLACED EVERY 10 FEET. 5. FULL DEPTH EXPANSION JOINTS SHALL HAVE 1/2" WIDE PREMOLDED JOINT FILLER. 6. CONCRETE SHALL BE CLASS 3D01?/COMMERCIAL MIX. 7. FINISH SHALL BE LIGHT BROOM. 8. CURB AND GUTTER SHALL BE SPRAYED WITH CLEAR CURING COMPOUND OR SHALL BE COVERED AND KEPT MOIST FOR 72 HOURS. 9, REMOVAL/REPLACEMENT OF CONCRETE CURB SHALL BE FROM EXPANSION JOINT TO EXPANSION JOINT, UNLESS OTHERWISE DIRECTED BY CITY ENGINEER, 10. A 2-FT MINIMUM ASPHALT SAWCUT MAY RE REQUIRED WHEN EXISTING PAVEMENT WOULD ABUT NEW CURB/GUTTER. 11, CURB/GUTTER SHALL BE 18" OR AS DIRECTED 13Y CITY ENGINEER. REFER TO CITY STANDARD CONCRETE CURB AND GUTTER DETAIL TR-520. 12. FINAL JOINT SHALL BE A NEAT SAW CUT STRAIGHT LINE. ALL EXPOSED VERTICAL EDGES SHALL 6E TACKED NEATLY PER WSDOT STANDARD SPECIFICATION 5-04.3(4) APPROVED TACK OR APPROVED EQUAL AND SEALED PER WSDOT STD 5-04.3 (4)A. 13, CSTC SHALL BE INSTALLED UNDER HMA WHEN HMA SAWCUT IS REQUIRED, CSBC SHALL BE INSTALLED UNDER HMA WHEN FULL ROAD RECONSTRUCTION IS REQUIRED. 14. NATIVE AND GRAVEL SUBGRADE SHALL BE COMPACTED TO A MINIMUM OF 95% MAX DENSITY. REVISION DATE CITY OF EDMONDS VERTICAL 2021 CONCRETE CURB PUBLIC WORMS AND CUTTER tAPRIL TANDARD DEPARTMENTpAPP-ROVED B-'; R. ENGLISH R-520 "" THERMOPLASTIC STOP BAR (PICAL AT CONTROL INTERSECTIONS ONLY) a U w ti z r I� 5,5' O.C. (SEE NOTE 1) 1' CLEAR SPACE BETWEEN 51TiIPE AND CURB (TYP) STRIPES SHALL START AND BE CENTERED ON THE ROAD CENTERLINE STRIPES SHALL ALSO BE CENTERED ON LANE DELINEATORS OF MULTILANE ROADS 1' x 8' THERMOPLASTIC STRIPES (TYP) 1' CLEAR SPACE BETWEEN STRIPES ' (TYP) NOTES: 1. DIMENSION MAY VARY DEPENDING ON ROAD WIDTH (COORDINATE ACTUAL SPACING WITH ENGINEER) 2. MATERIAL SHALL BE HEAT FUSED LOW PROFILE PREFORM THERMCPLASTIC (90 MILS). , ju- CITY OF EDMONDS PUBLIC WORKS DEPARTIVENT CROSSWALK DETAIL APPROVED BY, R. ENGLISH REVISION DATE JUNE 2019 STA N DA R D D ETAI L TR-562 SW1/4 OF SW1/4 OF SEC. 25, T27N, R3E, W.M., CITY OF EDMONDS, SNOHOMISH COUNTY, WA 1/2" FULL DEPTH 10, EXPANSION JOINT JOINT NT d a d 4 a A ° 4 4 `r. I 10' O.C. _I _ 5' O.C. PLAN VIEW (NOT TO SCALE) 1' 5' MIN MIN, 2% MAX FULL 'DEPTH 1/2" EXPANSION CURB/GUTTER JOINT MATERIAL SEE COE STD , 2q MAX i•� DTL TR-524 ;4 e 1/2" R " R e .4 4 2" MIN 5/8" MINUS CSTC ON SEE NOTES 4 v: NATIVE SUBGRADE BEARING SDIL SEE NOTE 9 SECTION VIEW NOTES: (NOT TO SCALE) p 1 /S" TO 1 /4" 1. CITY INSPECTION REQUIRED ON FORM WORK PRIOR TO POUR, + 2, CONCRETE SHALL BE CLASS 3000/COMMERCIAL MIX. ' rT- . .:.- 3. FINISH SHALL BE LIGHT BROOM. DUMMY JOINT 4. SIDEWALK THICKNESS SHALL BE 4". (NOT TO SCALE) 5. SIDEWALK THICKNESS AT DRIVEWAYS AND DRIVEWAY TRANSITIONS SHALL BE 6". 6. CURB AND GUTTER SHALL BE POURED SEPARATELY FROM SIDEWALK, 7. LIDS FOR JUNCTION BOXES AND UTILITY 'VAULTS SHALL BE NON-SKID AS SPECIFIED BY ENGINEER. S. SEE COF STD DTL TR-550 FOR POSSIBLE ROOT BARRIER INSTALLATION. 9. NATIVE SUBGRADE BEARING SOIL AND CSTC SHALL BE COMPACTED TG 95% MAXIMUM DENSITY. 10. ALL EDGES AND JOINTS SHALL HAVE 1/2" RADIUS R CITY OF EDMONDS PUBLIC WORKS DEPARTMENT ANCHOR SQUARE 2.5'x2.5" OD 2 CUBIC FT CONCRETE SQUARE FETAL POST jAFRIL ION DATE 2021 CONCRETE SIDEWALK STANDARD D DETAIL APPROVED BY: R. ENGLISH T R - S 1 SIGN POST. 1, SIGN POST SHALL 13E 2"x2" SQUARE STEEL POSTS, MINIMUM 14 GAUGE, WITH 7/16" DIE -PUNCHED KNOCKOUTS ON 1" CENTERS FULL LENGTH FOUR SIDES COMPLYING W/ ASTM SPEC A653 AND BE HOT DIPPED GALVANIZED. ANCHOR SHALL BE 2.25"x2,25" OD SQUARE STEEL, MINIMUM 14 GAUGE WITH 7/16" DIE PUNCHED KNOCKOUTS ON 1" CENTER COMPLYING WITH ASTM SPEC, A653 AND BE HOT DIPPED GALVANIZED. ANCHOR SHALL HAVE MINIMUM OF 3 HOLES ABOVE GRADE" 3 ANCHOR SHALL HAVE TAPE INSTALLED ON BOTTOM AS WELL AS ALL SIDES TO KEEP INSIDE CLEAR OF ALL MATERIAL. a FOR IN -SIDEWALK INSTALLATIONS, CORE 4" ❑IA HOLE. ANCHOR LENGTH SHALL BE 12'. Q INSTALL TWO DRIVE RIVETS ZUMIAR INDUSTRIES #TL3806 OR EQUIVALENT INSTALL TWO CORNER BOLTS AND NUTS ZUMAR INDUSTRIES #TLO70 OR EQUIVALENT SIGN INSTALLATION; SEE TRAFFIC STREET SIGN DETAIL TR-575 FOR GUIDANCE ON SIGN INSTALLATIONS. REVISION DATE CITY OF EDMONDS SIGN POST INSTALLATION rrsrtuARY 2o1s IN SIDEWALK AREA PUBLIC WORKS STANDARD DEPARTMENT TDETAIL r� APPROVED BY- R. ENGLISH 1 R-572 }. - PARALLEL A PARALLEL CURB RAMP PARALLEL B WSDOT STANDARD PLAN F-40.12-03 http://www.wsdot,wa.gow/publications/fulltext/Standards/english/PDF/f40.12-03-e.pd€ s--F' COMBINATION CURB RAMP WSDOT STANDARD PLAN F-40,14-03 http://www.wsdot.wa.gov/publications/fulltext/5tondar(}s/english/PDF/f40,14-03-e.pdf PERPENDICULAR A PERPENDICULAR B PERPENDICULAR CURB RAMP WSDOT STANDARD PLAN F-40.15-03 http://www.wsdot,wo.gov/publicutiQns/fulltext/Standur+ s/english%PDF/f4O-l5-03-e.pdf ns____� SINGLE DIRECTION A SINGLE DIRECTION A (MOD) SINGLE DIRECTION CURB RAMP WSDOT STANDARD PLAN F-40.1E-103 http://www.wsdot.wa.gov/publications/fulltext/Stondonds/english/PDF/f40.16-03-e pdf NOTES; 1 USE WSDOT DETAILS FOR HORIZONTAL LAYOUT, SLOPE, DETECTABLE WARNING SURFACE PLACEMENT. USE COE STD DTL TR-531 FOR ALL OTHER SPECIFICATIONS, DSEE WSDOT DETECTABLE WARNING SURFACE STANDARD PLAN F-45.10-02 FOR DETECTABLE WARNING SURFACE INSTALLATION ON ALL RAMP TYPES nMUST INCLUDE A MIN. 4'X4' STREET LEVEL LANDING (MAX 2% SLOPE ALL DIRECTIONS). CITY OF EDMONDS PUBLIC WORKS DEPARTMENT CURB RAMPS APPROVED BY: R. ENGLISH FINAL JOINT SHALL BE A NEAT SAW CUT STRAIGHT LINE. ALL EXPOSED VERTICAL EDGES SHALL BE TACKED NEATLY PER WSDOT STANDARD SPECIFICATIONS 5-04.3(4) 1' APPROVED TACK OR APPROVED EQUAL AND SEALED PER WSDOT STD 5-04.3(4)A, SLOPE EXCAVATION TO AVOID UNDERMINING EXISTING PAVEMENT, MARCH 2O19 T,' I TR-540 HMA CLASS 1/2" PG 58H-22 (SEE NOTES 4 & 5) 1' s ..'..... ........... ...... -- - • -'- .. - . .......'.'.'.. ...'.'.....'....'......'. EXISTING. ;-, ":��-•_-•--•.................._._._._...-----__..---_•---•--._.__.__._._•__._---•- �.-�•- HMA = _ - -- - '--------'-----------'----------------•---'-------------- - .4•................................................ .. .. ...... .... ..... .... .. •,�. - -;-'- _:---------'_- ._ ----_-::..'::.-'- - 1. EXISTING\ MATERIAL \ I,\ / � -A / �N BEDDING MATERIAL (1-1/4" MINUS) CRUSHED SURFACE BASE COURSE (SEE NOTE 3) IMPORT BACKFILL SHALL BE COMPACTED TO 95% MAXIMUM DENSITY (SEE NOTE 2) TRENCH WIDTH NOTES: 1. SEE CITY OF EDMONDS MODIFICATIONS TO DIVISION 9 OF THE CURRENT WSDOT STANDARD SPECIFICATIONS FOR BACKFILLING REQUIREMENTS. 2. SUBMIT PROCTOR AND DENSITY TESTS FROM CERTIFIED TESTING COMPANIES DOCUMENTING THAT THE BACKFILL MEETS A MINIMUM OF 959 DENSITY PER ASTM D 1557. 3. CSBC DEPTH SHALL BE A MINIMUM OF 6", AND SHALL BE INSTALLED IN MULTIPLE EQUAL THICKNESS LIFTS NOT EXCEEDING 6". 4. ROADWAY HMA DEPTH SHALL BE A MINIMUM OF 4" FOR RESIDENTIAL ROADS AND 6" FOR COLLECTORS/ARTERIALS. 5, ALLEY HMA DEPTH SHALL BE A MINIMUM OF 2" THICK. UNLESS APPROVED BY THE ENGINEER, ANY DEPTH GREATER THAN 2" SHALL MATCH EXISTING. 5. UNLESS APPROVED BY THE ENGINEER. THE HMA SHALL BE INSTALLED IN MULTIPLE EQUAL THICKNESS LIFTS NOT EXCEEDING 2'. 7. FINAL PAVEMENT JOINTS SHALL BE NEATLY SAW GUT AND UNIFORMILY SEALED WITH WSDOT STANDARD SPECIFICATIONS 5-04.3(4)A APPROVED JOINT SEALANT OR APPROVED EQUAL. `St. 1$�v REVISION DATE CITY OF EDMONDS TYPICAL HMA AND APRIL 2021 UTILITY PATCH PUBLIC WORKS [FGIU-41 TANDARD DEPARTMENT DETAIL APPROVED BY: R. ENGLISH 0 w ft� co M E UU rn U o w Q � o w d v O Q U N o o O o N Q J N 3 a> � z < w 3 o _ J z CDo LO w N orn N J Op W j o N U a "w c O 8/23/23 =a co M O um _ 0 d' IL O CL O O N (D O V _ co Q TT rn ch Z Q� = �a OIL CC G M Q U/ E Lu p E Z O Lo ZL a O W L Y _ W owS 0 L Q, r d E aO m O W O LO I O Q Lu 0 0 � U Q � 0 Q � O ryoo LIj C� N (� N U) Z LLI M 00 �O V ) w U) Lu 0 > Exhibit 20 - Greenwalk C49 [PRELIMINARY DE\PtI22 9 & -0 Packet Pg. 602 N Planning & Development Received 09/07/2023 M D_ 0 C'4 0. N n [V O 0 3 v U I 0 3 a> c� I n CV Co CV FACE OF CURB VARIES 12" TO24" FACE OF CURB VARIES 1" 10" TO22' 1" (SEE CONTRACT) MATCH ROADWAY MATCH ROADWAY SLOPE_ SLOPE •1" (IN) R. ROADWAY ROADWAY b • r , k 1" (IN) R. ` r ,112" pN) R. , 112" (IN) R. 11 112" 11 1!2' DUAL -FACED CEMENT CONCRETE a TRAFFIC CURB AND CUTTER La La LL in 4c t] CEMENT CONCRETE OR • ASPHALT CONCRETE SIDEWALK OR PATH 31a" (IN) PREMOLUED JOINT FILLER - (WHEN ADJACENT TO CEMENT CONCRETE SIDEWALK) CEMENT CONCRETE PEDESTRIAN CURB PACE OF CURB FACE OF CURB VARIES 12" TO 24" VARIES 1" 10" TO 22" 1" (SEE CONTRACT) V (IN) R. 1" (IN) R. ROADWAY 4 ROADWAY v qv b. 1 314" �134 " DUAL -FACED CEMENT CONCRETE TRAFFIC CURB FACE OF CURB 6 112" 5 1i2" 1" 1" R. 1&' (IN) R. (IN) MATCH ROADWAY 71 SLOPE n V7 (IN) ROADWAY R. N D . •b pe q r m CEMENT CONCRETE TRAFFIC CURB AND GUTTER CEMENT CONCRETE 112" (IN) R. CURB RAMP, LANDING, I` (IN) OR DRIVEWAY R_ ENTRANCE VARIES FROM 5" (IN) TOO" (IN) � •.a_ •• _ 318" (IN) PREMOLDED JOINT FILLER CEMENT CONCRETE PEDESTRIAN CURB AT CURB RAMPS, LANDINGS, AND DRIVEWAY ENTRANCES FACE OF CURB 51l2" i" 112-(IN) R. r • • sa ROADWAY 4 r . •� rb`• • . t, _ CEMENT CONCRETE TRAFFIC CURB SW1/4 OF SW1/4 OF SEC. 25, T27N, R3E, W.M., CITY OF EDMONDS, SNOHOMISH COUNTY, WA FACE OF CURB 6 117" VARIES FROM 6" (IN) TO Cr (IN MAINTAIN iH : OV SLOPE VARIES 1" (IN) ON SIDE OF CURB R. MATCH ROADWAY 1r2° (IN) R. __-- SLOPE 112" (IN) ROADWAY R_ rLnQ 7-$ • _ ,a y # r ° • ° FLUSH WITH GUTTER PAN AT CURB Ar__0 RAMP ENTRANCE - 1✓•1" (IN) VERTICAL 1 V - fi° LIP AT DRIVEWAY ENTRANCE DEPRESSED CURB AND GUTTER SECTION AT CURB RAMPS AND DRIVEWAY ENTRANCES NOTE 1. See Standard Plan F•30.10 for Curb Expansion and Contraction Joint spacing. See Standard Specification, Sections 8-04 and 9-04 for additional requirements. FACE OF CURB 7 114" 3" 4" 1 112" (IN) R. 1r2" (IN1 R. a ROADWAY � r r• D �• b # MOUNTABLE CEMENT CONCRETE TRAFFIC CURB Michael lael S DqL y signee by MrnaeiS Flen■ng Fleming Date ZQX).09.240739.38-07W CEMENT CONCRETE CURBS STANDARD PLAN F-10.12-04 SHEET 1 OF 1 SHEET APPROVED FOR PUBLICATION Date: 2020.09.24 47:57:43-07'00' STATE DESIGN ENGINEER Waahing6en State Deparlmenl of Transportation NOTES 4'-U"MIN. - A 4'-0"MIN. - {L SEE CONTRACT PLANS SEE CONTRACT PLANTS 1. At marked crosswalks, the connection between the landing and the 318" EXPANSION PEDESTRIAN CURB - S'B" (IN) EXPANSION roadwaymust be contained within the width of the crosswalk markings. JOINT (TYP.) - SEE SEE NOTE 9 JOINT {TYP,) SEE PEDESTRIAN CURB STANDARD PLAN F-30.10 STANDARD PLAN F-30.10 LANDING SEE NOTES 2, Where "GRADE BREAK" is called out, the entire length of the grade LANDING break between the two adjacent surface planes .shall be flush. B SIDFWALK 3. Do not place Gratings, Junction Boxes, Access Covers, or other appurte- nances on any part of the Curb Ramp or Landing, or in the Depressed SIDEWALK Curb and Gutter where the Landing connects to the roadway. 3" R. 4. See Contract Plans for the curb design specified. See Standard Plan F-10-12 for Curb, Curb and Gutter, Depressed Curb and Gutter, and CURB AND GUTTER Pedestrian Curb details. OURS RAMP CURB RAMP CURB RAMP 5. See Standard Plan F-30.1D for Cement Concrete Sidewalk Details. 4' - Cr MIN. •- DETECTABLE WARNING SURFACE SEE CONTRACT PLANS DETECTABLE WARNING SURFACE 4'- 0" MIN. - SEE STANDARD PLAN F-45.10 See Contract Plans for width and placement of sidewalk. SEE STANDARD PLAN F-46.10 S EE CONTRACT PLANS FACE OF CURB FACE OF CURB DEPRESSED CURB AND GUTTER 6 The Bid Item "Cement Concrete Curb Ramp Type does not include CL DEPRESSED CURB AND GUTTER � the adjacent Curb, Curb and Gutter, Depressed Curb and Gutter, w CROSSWALK cRossVtifALK Pedestrian Curb, or Sidewalks. a 7. The Curb Ramp length is not required to exceed 15 feet (unless otherwise z shown in the Contract Plans). When applying the 15-feet max. length, w PLAN VIEW DETECTABLE WARNING SURFACE PLAN VIEW the running slope of the curb ramp is allowed to exceed 8.3%. Use a single LL TYPE PARALLEL A SEE STANDARD PLAN F-4 10 TYPE PARALLEL B constant slope from bottom of ramp to top of ramp to match into the sidewalk 4`-0" MIN over a horizontal distance of 15 feet. too not include abutting landings) in SEE CONTRACT PLANS GRADE BREAK the15-foot max. measurement. When a ramp is constructed on a radius, the 15-foot max. length is measured on the inside radius along the back of the o CONTRACTION JOINT (TYP.) - SEE STANDARD PLAN F440.1 walkway. FOR CURB RAMP LENGTHS GREATER THAN 8'-4"PROVIDE a a COUNT€R SLOPE TOP OF CONTRACTION JOINT EQUALLY SPACED 4• - Cr MIN. OC. * _ 59 ROADWAY 8. Curb Ramps and Landings shall receive a broom finish. See Standard Specifications 8-14. w DEPRESSED cuRe AND GUTTER - 9. Pedestrian Curb may be omitted if the ground surface at the back of the CEMENT CONCRETE PEDESTRIAN LANDING ¢ SEE STANDARD PLAN FA0.12 Curb Ramp and{or Landing will be at the same elevation as the Curb CURB - SEE NOTE 9 AND NOTE B Ramp or Landing and there will be no material to retain. SECTION ( A ) 4•-T MIN, 15' -0- MAX. (TYP.) LEGEND �� SEE CONTRACT PLANS SEE NOTE 7 SLOPE IN EITHER DIRECTION SIDL�VJALK 4'-Sr'MIN, 16 -0`• MAX. (TYP.) GRADE BREAK 1.5%OR FLATTER RECOMMENDED FOR 15' - 0" MAX, (TYP.) GRADE BREAK - DESIGNJFORMWORK (2% MAX.) SEE NOTE 7 SEE CONTRACT PLANS SEE NOTE 7 CL GRADE BREAK * 7.6%OR FLATTER RECOMMENDED FOR DESIGN) SIDEWALK GRADE BREAK " FORMWORK (8.3% MAX.) -• SEE NOTE 7 CURB RAMP 316" IN EXPANSION JOINT TYP. + PEDESTRIAN CURB �- • ( ) (TYP-) fi a ` SEE NOTE 9 LANDING 1 SEE STANDARD PLAN F-34.10 tC,O CURB RAMP CURB RAMP LANDINGS 4, &8" EXPANSION JOINT (TYP.) - 1 SECTION 1 C I SEE STANDARD PLAN f.J"Q.10 (ALONG INSIDE RADIUS AT BACK OF WALKWAY) SECTION (B )a, ,pe�eoD (ALONG INSIDE RADIUS AT BACK OF WALKWAY) "CEMENT CONCRETE CURB RAMP TYPE $r` PARALLEL B" PAY LIMIT •- SEE NOTE 6 71 �'f'tI � "CEMENT CONCRETE CURB RAMP TYPE PARALLEL A" PAY LIMIT - SEE NOTE 6 _ ISOMETRIC VIEW TYPE PARALLEL A PAY LIMIT ISOMETRIC VIEW TYPE PARALLEL B PAY LIMIT A zelter, Scott �- Jun 24 2016 7:19 AM PARALLEL CURB RAMP STANDARD PLAN F-40.12-03 SHEET 1 OF 1 SHEET APPROVED FOR PUBLICATION carprnkr, ICU 6,d'r�l�'I'An, Jun 29 M 162,27 PM SrATE.OWn" ENCINEER Alok Washingon Stole Uepmftm t M rromportafion TV FOR USE WITHIN EDMONDS WAY (WA-104) 11 - 0- B- SIDEWALK (SEE CONTRACT) FOR SIDE TREATMENT SIDEWALK 6 N2 ' SE E CONTRACTI0) a iF2- 1' SEE OTHER SIDEWALK SECTIONSFACE OF CURB (SEE CONTRACT) JOINT ROUNDING 2.0°!0 1J2" (IN) R_ (TYP_) 1 1Q- (IN) R. (TYPJ CURB NOT INCLUDED IN BID ITEM -• 1 2.0°% MAx- v 2.0% MAX. SEE STANDARD PLAN F-10.12 --� • 9 . • a ° �y ROADVdAr 1" (IN) R. t SEE RAISED EDGE 3W (IN) PREMOLDED ' ` SEE CURB FACE DETAIL b • a DETAIL -• THIS SHEET JOINT FILLER n WITH RAISED EDGE MONOLITHIC CEMENT CONCRETE 1 FINISHED GRADE 1" (IN) BELOW B" B 1+2- k TOP OF CONCRETE SURFACE CURB AND SIDEWALK 2' -0" SIDEWALK NOTE MIN_ (SEE CONTRACT) 1• _ 0- 1• . 0" CURB FACE DETAIL 112" (IN) R. (TYP,) 1. Gratings, Access Covers, Junction Boxes, Gable Vaults, Pull Boxes and other ROUNDING - CURB NOT INCLUDED IN BID ITEM - appurtenances within the sidewalk must have slip resistant surfaces, be flush EXTEND SIDEWALK TRANSVERSE EXPANSION 2 duo- MAX SEE STANDARD PLAN F-10.12 with surface, and match grade Of the sidewalk, JOINTS TO INCLUDE CURB (FULL DEPTH) 3W (IN) 5 pt PREMOLDED WALL OR BARRIER �P JOINT FILLER ADJACENT TO CURB (STEEP FILL SLOPES) SIDEWALK GROOMED FINISH (TYP.) SIDEWALK 112" (IN) R. �,_I' " (TIN) WIDE, SMOOTH -TROWELED SLOPES ALL CUT MIN' (SEE GQNTRAGT7 a Q' CEMENT CONCRETE CURB 112" (IN) R. (TYP.) b • h 'I' i (� [CURB AND SHUTTER SHOWN) J CURB NOT INCLUDED IN BID ITEM - • " NOT INCLUDED IN BID ITEM 2.0% � 2,0� MAX ` SEE 5TANDARD PLAN F-10.12 3fd" {IN) PREMOLDED SEE STANDARD PLAN F-10.12 AHC JOINT FILLER 3ie" (IN) PREMOLDED JOINT FILLER SIDEWALK ADJACENT TO WALL DETAIL ADJACENT TO CURB BRIDGE OR PEDESTRIAN RAILING CONTRACTION JOINT BARRIER SEE SIDEWALK IN SIDEWALK ONLY CONTRACT PLANS AJ (SEE CONTRACT) LEVEL SI 112" rl 112- (IN) R. (TYP.) `oaf EXPANSION JOINT IN BOTHi�' 112" (IN) R. F CURB AND SIDEWALK + OT t1A8gj FLUSH I I - CURB NOT INCLUDED IN BID ITEM - J v 2.0% MAxx, SEE STANDARD PLAN roO.12 � q 0 Lr(IN) R. p . J. ISOMETRIC VIEW VERTICAL WALL - 31T (IN) PREMOLDED F •� SEE DETAIL JOINT FILLER (TYP_) JOINT AND FINISH o-a DETAIL �' ♦� '�77' $�" ADJACENT TO CURB AND RAILING FOR WALL +f a! STEA � RAISED EDGE DETAIL J'101VAL g� EXTEND SIDEWALK TRANSVERSE 3'-0" MIN_ JOINTS TO INCLUDE RAISED EDGE Michael S cigiratysignadnymichael S FOR SIDE TREATMENT SIDEWALK BUFFER STRIP Date Fleming Fleming Date 2020.08.24 WAD :16 -0TY)6' SEE OSECRTOND WALK (sEECONTRACT) (3EECDNTRACT) CEMENT CONCRETE ir9'" Tfl 114" 1 112" (IN) R. CURB NOT INCLUDED IN BID ITEM - �� SIDEWALK c 2.0% MAX. (TYP.) SEE STANDARD PLAN F-10.12 . . is• . ..' • STANDARD PLAN F-30.�10-04 t;, d•� O SHEET 1 OF 1 SHEET FINISHED GRADE 1" (IN) BELOW TOP OF CONCRETE __ APPROVED FOR PUBLICATION SURFACE FOR PLANTING - FLUSH IF PAVED Date: 2020.09.25 PREMOLDED 15:43:50 -OTO(Y JOINT FILLER STATE DESIGN ENGINEER ADJACENT TO BUFFER STRIP I EXPANSION JOINT CONTRACTION JOINT ri Washington stale Departmanl at transportation NOTES A A CURB RAMP, LANDING. CUT % 1. Permanent Detectable Warning Surfaces (DWS) shall extend the full width of the curb ramp, THROUGH OR WALKUVAY B E ` C - YIN YAX DETECTABLE WARNING landing, or other roadway entrance as applicable_ Exception: If the Manufacturer of the SURFACE (DWS) - DWS requires a concrete border around the DWS, a variance of up to 2" (in) on each side SEE TRUNCATED DOME 1 SEE NOTE 3 of the DWS i5 permitted. A 1 _bd' 2.44" , �*� �\ DETAIL -THIS SHEET f ) 0 0_65" - 1' 2. Permanent. Detectable: Waning Surfaces (DWS) shall be placed on a minimum 4" (in) A B D ,� C a.ds, o.so" thick concrete pad. The DWS panel shall be placed adjacent to the back of the curb and BACK OF CURB ; with no more than a 2" (in) gap between the DWS and the back of the curb measured at O 0,9' 1.40" ..as: }- - ••• 2' • o" MIN. •- the center of the DWS anal. Exception: If the Manufacturer of the selected D`VVS requires - TRUNCATED DOME SEE NOTE 2 -••• P PI E 0,3" a,s" TYP. OF ALL a concrete border around the DWS, a variance of up to 2" (in) from the back of the: curb is APPLICATIONS permitted measured at the leading corners of the DWS nel SECTION }�� � P ( � pa )- TRUNCATrD Dt WSPAGING - - 3. The rows of truncated domes shall be aligned to be parallel to the dirediorl of travel, SEE NOTE 3 SEE STANDARD SPECIFICATIONS FOR COLOR OF SURFACE and perpendicular to the grade break at the back of curb. TRUNCATED DOME DETAILS MATCH TO WIDTH aF CURB RAMP, 4. If curb and gutter are not present, such as a shared -use path connection, the Detectable CURB AND GUTTER LANDING, Cur -THROUGH OR Waming Surface shall be placed at the pavement edge. WALKWAY S. Standard Plans for sidewalk and curb ramp details, Q DETECTABLE WARNING SURFACE DETAIL 6. If a curb ramp is required, the location of the Detectable Warning Surface must be at LANDING OFFSET the bottom of the ramp and within the required distance from the rail crossing. WALKWAY - CURD RAMP SEE NOTE 7 LANDING 7. When the grade break between the curb ramp and the landing is less than or equal to 4MDTH DF 5 ft. from the back ref oath at all points, place the Detectable Waming Surface Dn the WALKWAY bottom of the curb ramp directly above the grade break. VdALKVAY titi• WALKIVAY WIDTH OF CUT- H_ Glued or stick down Detectable Warning Surfaces are allowed only for temporary THROUGH (TYP,) work Zane applications. y DETECTABLE WARNING o +• SURFACE (DWS) -" zi SEE NOTE 9 - RAMP "" VIADTH OF CUT -THROUGH = BACK OF CURB } (TYP.) w r LL FLARE FLARE' SINGLE DIRECTION CURB RAMP !- _4-- ; ; ;w; - - = fitlN o- m (GRADE BREAK BETWEEN CURB AND � - Mry• LANDING s 5 FT. FROM BACK OF CURB) LEGEND (SEE NOTE a) BACK OF CURB - DETECTABLE WARNING - DETECTABLE WARNING G WHEELCHAIR DIRECTION SEE NOTE 2 - SURFACE (DWS) •- SURFACE (TYP.) - �- DIRECTION OF TRAVEL CURB RAMP w LANDING OF TRAVEL SEE NOTE 3 SEE NOTE 3 = a I WIDTH OF CURB RAMP WALKWAY li I BACK OF CURB - BACK 01: CURB •- II PERPENDICULAR CURB RAMP SEE NOTES 2 S 8 i~ SEE NOTE 2 V IADTH OF C WALKWAY IEEE NOTE 6) 2- � N07H OF CURB RAMP, ISLAND GUT -THROUGH cs� ?;6 MIN. LANDING. OR WALKWAY DETECTABLE WARNING SURFACE (TYP.) •-- �C 1 DETESTABLE WARNING SEE NOTES 3 AND R - SURFACE(DWS)- ,�•06i7� SEE NOTE 3 _ + BACK OF CURB - SACK OF CURB . SEE NOTE 2 _ _ SEE NOTE 2 SINGLE DIRECTION CURB RAMP a IIIIIII II k MEDIAN CUT -THROUGH fi Ju DETECTABLE WARNING i� tv 5 (GRADE BREAK BETWEEN CURB AND SURFACE (DWS) _ WIDTH OF SHARED- ¢�, P 2esao ram LANDING a 5 FT. FROM BACK OF CURB) SEE NOTES 3 & 6 _ I USE PATH D- S T ia� i+�n OR (SEE NOTE SI 3 + WALKWAY (TYP-)7 ��'O,VAI 'w CURB RAMP �, i CURB RAMP 50 r.D r + WALKWAY LANDING + III � ►*kLKVAAAY t '� f WIDTH OF CUT -THROUGH Aug30, 2021 �P`) SHARED -USE PATH OR DETECTABLE WARNING ROUNDAf3(7UT SPUTTER WALKWAY BACK OF CURB - _/ I � DETECTABLE WARNING SEE NOTE 2 VADTH OF SURFACE (DWS) - SEE NOTE 3 LAN DINQ PARALLEL CURB RAMP (SEE NOTE B) ISLAND SURFACE PAVEMENT RAIL S -- EDGE ! � SHOULDER STANDARD PLAN F-45.10-03 SHEET 1 OF 1 SHEET PATH OR DETECTABLE WARNING WALKWAY SURFACE (DWS) - SEE NOTES 3 S 4 PEDESTRIAN RAILROAD CROSSING PLACEMENT GUIDELINES SHARED -USE PATH CONNECTION 1.0 w co E � M U VU � o w '�7•I � Q o, O �►I �,cl-� L,J , E U (n o O_J 3 J � 3 a> q Z Q 3 h w n O ,an' Cq o Mrs^ w `D N W v J o a, > o ^ v m H SEEM Op.DEG <vO� F of WAsjy7�c��� it o 0 z 35646 ST Is, ANAL ECG `v O 8/23/23 3 rn R E O U. C III O. E 0) o O °' rL N� O20 2, C^ M C VI � Q � Q1 ZO 0 5 a. R L M V J ,s c W p� O Za. Y Z�O� d 1 P1 '[ �1 � W + i W O w" ' ^�' N L ! C a c d Q O m Q 0 Z U 0 Q O I..L ■ Li CM N_ ~ M U7 Z N W 00 _O U) W I_I-I 0 Exhibit 20 - Greenwal ar 0 [PRELIMINARY DE�I22 9 & -0 Packet Pg. 603 1.v When Recorded, Return to: FERNANDEZ & BARNEs LLC Attention: Leandro Fernandez 930 NW 52nd Street Seattle, WA 98107 DECLARATION OF COVENANTS, CONDITIONS, RESTRICTIONS AND EASEMENTS FOR GREENWALK PARK, A PLAT COMMUNITY Grantor: Fernandez & Barnes LLC Grantee: Greenwalk Park, a Plat Community Legal Description PTN SW 1/4, SEC 25-27N-3E, WM, Snohomish County, WA (abbreviated): 0 Additional on: SCHEDULE A Assessor's Tax Parcel ID #s: 27032500308300; 27032500308400 Reference Nos. of Related Documents: THE MAP WAS RECORDED WITH THE RECORDER OF SNOHOMISH COUNTY, WASHINGTON, CONTEMPORANEOUSLY WITH THE RECORDING OF THIS DECLARATION UNDER REC. NO. , IN VOLUME OF COMMUNITYS, PAGES THROUGH Examined and approved this _ Snohomish County Assessor By: ASSESSOR day of , 20_. M. DEPUTY ASSESSOR This Community is subject to the Washington Uniform Common Interest Ownership Act, codified at Ch. 64.90 RCW, as it may be from time to time amended. Exhibit 21 -Green PLN2022-004 Packet Pg. 604 1.v TABLE OF CONTENTS Page ARTICLE 1. DEFINITIONS... I.I. WORDS DEFINED..............................................................................................1 1.2. FORM OF WORDS.............................................................................................5 1.3. STATUTORY DEFINITIONS................................................................................5 ARTICLE 2. CREATION OF COMMUNITY...............................................................5 ARTICLE 3. NAME OF COMMUNITY........................................................................6 ARTICLE 4. DESCRIPTION OF REAL PROPERTY.................................................6 ARTICLE 5. DESCRIPTION OF BUILDINGS............................................................6 ARTICLE 6. DESCRIPTION OF UNIT LOTS; ALLOCATED INTERESTS ..........6 6.1. NUMBER AND IDENTIFICATION OF UNIT LOTS...............................................6 6.2. UNIT LOT BOUNDARIES...................................................................................6 6.3. UNIT LOT DATA...............................................................................................6 6.4. ALLOCATED INTERESTS...................................................................................7 ARTICLE 7. COMMON ELEMENTS............................................................................7 7.1. DESCRIPTION....................................................................................................7 7.2. USE....................................................................................................................7 7.3. CONVEYANCE OR ENCUMBRANCE OF COMMON ELEMENTS ..........................7 ARTICLE 8. PARKING AND STORAGE; LIMITED COMMON ELEMENTS .....7 ARTICLE 9. PERMITTED USES, MAINTENANCE OF UNIT LOTS; CONVEYANCES.......................................................................................8 9.1. USE; TIMESHARING PROHIBITED....................................................................8 9.2. LEASING............................................................................................................8 9.3. MAINTENANCE OF UNIT LOTS, COMMON ELEMENTS, AND LIMITED COMMON ELEMENTS, RECORDS.....................................................................9 9.4. EXTERIOR APPEARANCE..................................................................................9 9.5. SATELLITE DISHES AND ANTENNAE..............................................................10 9.6. EFFECT ON INSURANCE..................................................................................10 Declaration of Covenants, Conditions, Restrictions and Easements — Table of Contents page i ND: 22630.009 4859-6394-4241v1 Exhibit 21 -Green PLN2022-004 Packet Pg. 605 1.v 9.7. USE OR ALTERATION OF COMMON AND LIMITED COMMON ELEMENTS ....10 9.8. DISPLAYS........................................................................................................10 9.9. PETS................................................................................................................10 9.10. QUIET ENJOYMENT........................................................................................10 9.11. OFFENSIVE ACTIVITY....................................................................................10 9.12. VEHICLES.......................................................................................................11 9.13. WASTE REMOVAL..........................................................................................11 9.14. HAZARDOUS SUBSTANCES.............................................................................11 9.15. CONVEYANCE BY OWNERS, NOTICE REQUIRED...........................................11 ARTICLE 10. SPECIAL DECLARANT RIGHTS......................................................12 10.1. SPECIAL DECLARANT RIGHTS.......................................................................12 10.2. DECLARANT INSPECTIONS.............................................................................12 10.3. DECLARANT RIGHT TO ATTEND ASSOCIATION MEETINGS AND RECEIVE MINUTES AND NOTICES..................................................................13 10.4. TRANSFER.......................................................................................................13 10.5. EXPIRATION OF SPECIAL DECLARANT RIGHTS............................................13 ARTICLE 11. ENTRY FOR REPAIR OR MAINTENANCE....................................13 ARTICLE 12.OWNERS ASSOCIATION...................................................................14 12.1. FORM OF ASSOCIATION.................................................................................14 12.2. BYLAWS..........................................................................................................14 12.3. QUALIFICATION AND TRANSFER...................................................................14 12.4. POWERS OF THE ASSOCIATION......................................................................14 12.5. FINANCIAL STATEMENTS AND RECORDS......................................................16 12.6. INSPECTION OF COMMUNITY DOCUMENTS, BOOKS, AND RECORDS ............ 17 ARTICLE 13. DECLARANT CONTROL PERIOD...................................................17 13.1. DECLARANT CONTROL UNTIL TRANSITION DATE.......................................17 13.2. TRANSITION DATE..........................................................................................17 13.3. TRANSITION MEETING...................................................................................17 13.4. AUDIT OF RECORDS UPON TRANSFER...........................................................19 13.5. TERMINATION OF CONTRACTS AND LEASES MADE BY DECLARANT ........... 19 ARTICLE 14. THE BOARD..........................................................................................20 14.1. SELECTION OF THE BOARD AND OFFICERS...................................................20 14.2. POWERS OF THE BOARD.................................................................................20 14.3. LIMITATIONS ON BOARD AUTHORITY...........................................................20 14.4. RIGHT TO NOTICE AND OPPORTUNITY TO BE HEARD..................................20 ARTICLE 15. BUDGET AND ASSESSMENTS..........................................................21 Declaration of Covenants, Conditions, Restrictions and Easements — Table of Contents page ii ND: 22630.009 4859-6394-4241v1 Exhibit 21 -Green PLN2022-004 Packet Pg. 606 1.v 15.1. FISCAL YEAR..................................................................................................21 15.2. PREPARATION OF BUDGET.............................................................................21 15.3. RATIFICATION OF BUDGET............................................................................21 15.4. SUPPLEMENTAL BUDGET...............................................................................21 15.5. MONTHLY ASSESSMENTS...............................................................................21 15.6. COMMON EXPENSES.......................................................................................22 15.7. LIMITED COMMON ELEMENT........................................................................22 15.8. ONLY SOME UNIT LOTS BENEFITED.............................................................22 15.9. SPECIALLY ALLOCATED EXPENSES...............................................................22 15.10. CONTRIBUTION TO INITIAL WORKING CAPITAL..........................................22 15.11. SPECIAL ASSESSMENTS..................................................................................23 15.12. CREATION OF RESERVES, ASSESSMENTS......................................................23 15.13. NOTICE OF ASSESSMENTS..............................................................................23 15.14. PAYMENT OF MONTHLY ASSESSMENTS........................................................23 15.15. RECONCILIATION OF ASSESSMENTS TO ACTUAL EXPENSES ........................23 15.16. PROCEEDS BELONG TO ASSOCIATION...........................................................24 15.17. FAILURE TO ASSESS.......................................................................................24 15.18. CERTIFICATE OF UNPAID ASSESSMENTS.......................................................24 15.19. RECALCULATION OF ASSESSMENTS..............................................................24 15.20. RESERVE STUDY.............................................................................................24 ARTICLE 16. LIEN AND COLLECTION OF ASSESSMENTS...............................25 16.1. ASSESSMENTS ARE A LIEN; PRIORITY..........................................................25 16.2. LIEN MAY BE FORECLOSED; JUDICIAL FORECLOSURE...............................25 16.3. NONJUDICIAL FORECLOSURE........................................................................26 16.4. RECEIVER DURING FORECLOSURE...............................................................26 16.5. ASSESSMENTS ARE PERSONAL OBLIGATION................................................26 16.6. EXTINGUISHMENT OF LIEN AND PERSONAL LIABILITY...............................26 16.7. JOINT AND SEVERAL LIABILITY....................................................................26 16.8. LATE CHARGES AND INTEREST ON DELINQUENT ASSESSMENTS.................27 16.9. RECOVERY OF ATTORNEYS' FEES AND COSTS.............................................27 16.10. SECURITY DEPOSIT........................................................................................27 16.11. REMEDIES CUMULATIVE...............................................................................27 16.12. RENT PAID TO ASSOCIATION.........................................................................27 ARTICLE 17. ENFORCEMENT OF DECLARATION, BYLAWS AND RULES AND REGULATIONS..............................................................28 17.1. RIGHTS OF ACTION........................................................................................28 17.2. FAILURE OF BOARD TO INSIST ON STRICT PERFORMANCE ..........................28 17.3. BOARD ENFORCEMENT..................................................................................28 ARTICLE 18. TORT AND CONTRACT LIABILITY...............................................28 18.1. DECLARANT LIABILITY..................................................................................28 Declaration of Covenants, Conditions, Restrictions and Easements — Table of Contents page iii ND: 22630.009 4859-6394-4241v1 Exhibit 21 -Green PLN2022-004 Packet Pg. 607 1.v 18.2. LIMITATION OF LIABILITY FOR UTILITY FAILURE, ETC..............................29 18.3. NO PERSONAL LIABILITY..............................................................................29 ARTICLE 19. INDEMNIFICATION............................................................................29 ARTICLE20. INSURANCE...........................................................................................30 20.1. OWNER'S INSURANCE....................................................................................30 20.2. INSURANCE COVERAGE.................................................................................30 20.3. COVERAGE NOT AVAILABLE.........................................................................31 20.4. REQUIRED PROVISIONS..................................................................................31 20.5. CLAIMS ADJUSTMENT....................................................................................32 20.6. CERTIFICATE..................................................................................................32 20.7. NOTIFICATION ON SALE OF UNIT LOT..........................................................32 ARTICLE 21. DAMAGE OR DESTRUCTION; RECONSTRUCTION ..................33 21.1. DEFINITIONS; SIGNIFICANT DAMAGE: REPAIR: EMERGENCY WORK ......... 33 21.2. INITIAL BOARD DETERMINATIONS................................................................33 21.3. NOTICE OF DAMAGE OR DESTRUCTION........................................................34 21.4. GENERAL PROVISIONS...................................................................................34 21.5. RESTORATION BY BOARD..............................................................................35 21.6. DECISION TO TERMINATE..............................................................................35 ARTICLE 22. CONDEMNATION................................................................................35 22.1. IN GENERAL...................................................................................................35 22.2. PARTIAL UNIT LOT CONDEMNATION............................................................36 22.3. COMMON ELEMENT CONDEMNATION...........................................................36 22.4. RECORDING OF JUDGMENT...........................................................................36 22.5. ASSOCIATION TO REPRESENT OWNERS........................................................36 ARTICLE23. EASEMENTS..........................................................................................36 23.1. IN GENERAL...................................................................................................36 23.2. ENCROACHMENTS..........................................................................................37 23.3. EASEMENTS RESERVED BY DECLARANT.......................................................37 23.4. UTILITY EASEMENTS GRANTED BY DECLARANT..........................................37 23.5. MAINTENANCE EASEMENT............................................................................38 23.6. UTILITY AND REPAIR EASEMENTS................................................................38 23.7. EASEMENT FOR ASSOCIATION.......................................................................38 23.8. ACCESS EASEMENT........................................................................................38 23.9. WASTE STORAGE EASEMENT........................................................................38 23.1. COMMON ELEMENT EASEMENT....................................................................39 ARTICLE 24. PROCEDURES FOR SUBDIVIDING.................................................39 Declaration of Covenants, Conditions, Restrictions and Easements — Table of Contents page iv ND: 22630.009 4859-6394-4241v1 Exhibit 21 -Green PLN2022-004 Packet Pg. 608 1.v 24.1. SUBDIVISION OF UNIT LOTS...........................................................................39 24.2. RELOCATION OF BOUNDARIES......................................................................39 ARTICLE 25. AMENDMENT OF DECLARATION, MAP, ARTICLES OR BYLAWS..................................................................................................40 25.1. PROCEDURES..................................................................................................40 25.2. PERCENTAGES OF CONSENT REQUIRED........................................................40 25.3. LIMITATIONS ON AMENDMENTS....................................................................42 25.4. UNILATERAL CORRECTIONS BY DECLARANT...............................................42 25.5. UNILATERAL CORRECTIONS BY BOARD.......................................................42 ARTICLE 26. TERMINATION OF COMMUNITY...................................................42 26.1. ACTION REQUIRED.........................................................................................42 26.2. WUCIOA GOVERNS......................................................................................42 26.3. COVENANTS RUNNING WITH LAND...............................................................42 ARTICLE27. NOTICES................................................................................................43 27.1. FORM AND DELIVERY OF NOTICE.................................................................43 27.2. NOTICES TO ELIGIBLE MORTGAGEES...........................................................44 ARTICLE 28. SEVERABILITY....................................................................................45 ARTICLE 29. EFFECTIVE DATE...............................................................................45 ARTICLE 30. ASSIGNMENT BY DECLARANT.......................................................45 SCHEDULE A Legal Description of All Property in the Community SCHEDULE B Unit Lot Data, Allocated Interests, Parking and Storage Declaration of Covenants, Conditions, Restrictions and Easements — Table of Contents page v ND: 22630.009 4859-6394-4241v1 Exhibit 21 -Green PLN2022-004 Packet Pg. 609 1.v DECLARATION OF COVENANTS, CONDITIONS, RESTRICTIONS AND EASEMENTS FOR GREENWALK PARK, A PLAT COMMUNITY THIS DECLARATION OF COVENANTS, CONDITIONS, RESTRICTIONS AND EASEMENTS is dated for reference purposes as of the date hereinafter set forth by Declarant, and is made by Fernandez & Barnes LLC, a Washington limited liability company ("Declarant'). RECITALS A. Declarant is the sole owner, in fee simple, of the Property (as defined herein), which is located in Snohomish County, Washington, and legally described in SCHEDULE A. B. Declarant has recorded contemporaneously herewith a Map of the Greenwalk Park, a Plat Community. C. The Greenwalk Park, a Plat Community is comprised of 16 Unit Lots (as defined herein) and 2 Tracts (as defined herein). A single-family residence has been constructed on each of the Unit Lots within the Property. D. As of the time of recording of this Declaration, (i) the Common Elements (as defined herein) include, but are not limited to, all air space above the top horizontal boundary of the Unit Lots, (ii) the two Tracts, and (iii) no Limited Common Elements (as defined herein) exist within the Property. E. By recording this Declaration and the Map, Declarant desires to submit the Property, together with all improved appurtenances thereto, to the provisions of the Washington Uniform Common Interest Ownership Act, as the same may be amended from time to time. ARTICLE 1. DEFINITIONS 1.1. Words Defined. For the purposes of this Declaration and any amendments hereto, the following definitions shall apply. 1.1.1. "Allocated Interests" means the allocation of Common Expense Liability, undivided interest in Common Elements and voting for each of the Unit Lots in the Community determined in accordance with the formula set forth in Section 6.4 and as listed in SCHEDULE B. Declaration of Covenants, Conditions, Restrictions and Easements page I ND: 22630.009 4859-6394-4241v1 Exhibit 21 -Green PLN2022-004 Packet Pg. 610 1.v 1.1.2. "Articles" means the articles of incorporation for the Association. 1.1.3. "Assessments" means all sums chargeable by the Association against a Unit Lot, including, without limitation, (a) general and special Assessments for Common Expenses and Specially Allocated Expenses, if any (b) fines or fees levied or imposed by the Association; (c) interest and late charges on any delinquent account, and (d) costs of collection, including reasonable attorneys' fees, incurred by the Association in connection with the collection of a delinquent Owner's account. 1.1.4. "Association" means the Greenwalk Park Homeowners Association, as more particularly described and defined in Article 12. 1.1.5. "Board" means the board of directors of the Association, as described in Article 14. 1.1.6. "Building Envelope" means, with respect to each Unit Lot, the portions of the Unit Lot on which the Home is originally constructed within such Unit Lot, as shown on the Map (the "Home Footprint"), potentially plus certain additional portions of such Unit Lot located outside of and adjacent to the Home Footprint, all as shown and designated on the Map. As further described in Section 9.4, subject to certain limited exceptions and conditions, installation or construction of improvements outside the Building Envelope of a Unit Lot is generally prohibited. 1.1.7. "Bylaws" means the bylaws of the Association as they may from time to time be amended. 1.1.8. "Common Elements" means Tract A and Tract B of the Map, and all portions of the Community other than the Unit Lots and any other interests in real estate for the benefit of any Unit Lot Owners that are subject to the Declaration. Common Elements may be further designated as Limited Common Elements. 1.1.9. "Common Expense Liability" means the liability for Common Expenses allocated to each Unit Lot in proportion to its Allocated Interest. 1.1.10. "Common Expenses" means expenditures made by or financial liabilities of the Association made in accordance with the terms of this Declaration, and Common Elements, other than the Limited Common Elements, including allocations to reserves. 1.1.11. "Community" means Greenwalk Park, a Plat Community, created under the Declaration and the Map. Declaration of Covenants, Conditions, Restrictions and Easements page 2 ND: 22630.009 4859-6394-4241v1 Exhibit 21 -Green PLN2022-004 Packet Pg. 611 1.v 1.1.12. "Conveyance" means any transfer of the ownership of a Unit Lot, including a transfer by deed or by real estate contract, but does not include the creation, transfer, or release of a security interest. 1.1.13. "Declarant" means Fernandez & Barnes LLC, a Washington limited liability company, and its successors and assigns. 1.1.14. "Declarant Control" means the right of Declarant or persons designated by Declarant to appoint and remove officers and members of the Board, or to veto or approve a proposed action of the Board or Association, pursuant to Article 13. 1.1.15. "Declaration" means this Declaration of Covenants, Conditions, Restrictions and Easements for Greenwalk Park, a Plat Community, as it may from time to time be amended. 1.1.16. "Eligible Mortgagee" means any Mortgagee that has filed with the Secretary of the Association a written request that it be given copies of notices of any action by the Association that requires the consent of Mortgagees. Corporation. 1.1.17. "FHLMC" means the Federal Home Loan Mortgage 1.1.18. "FNMA" means the Federal National Mortgage Association. 1.1.19. "Foreclosure" means a statutory forfeiture or judicial or nonjudicial foreclosure of a Mortgage or a deed in lieu thereof. 1.1.20. "Governing Documents" means the Articles, Bylaws, Declaration, Map, rules, or other written instrument, as each may be amended, by which the Association has the authority to exercise any of the powers provided for in this chapter or to manage, maintain, or otherwise affect the property under its jurisdiction. 1.1.21. "Home" means the improvements located or to be located within a Unit Lot which are designed and intended for use and occupancy as a single- family residence, including any garage or other auxiliary structure. 1.1.22. "HUD" means the Department of Housing and Urban Development. 1.1.23. "Identifying Number" means the number, symbol or designation on the Map and as listed in SCHEDULE B, which identifies each Unit Lot in the Community. 1.1.24. "Limited Common Element" means a portion of the Common Elements allocated in Article 8 for the exclusive use of one or more but fewer than all of the Unit Lots. Declaration of Covenants, Conditions, Restrictions and Easements page 3 ND: 22630.009 4859-6394-4241v1 Exhibit 21 -Green PLN2022-004 Packet Pg. 612 1.v 1.1.25. "Map" means the survey map and plans recorded contemporaneously with this Declaration and any amendments, corrections, and addenda thereto subsequently filed. 1.1.26. "Mortgage" means a mortgage, deed of trust or real estate contract. 1.1.27. "Mortgagee" means any holder, insurer or guarantor of a Mortgage on a Unit Lot. 1.1.28. "Notice and Opportunity to Be Heard" means the procedure described in Section 14.4. 1.1.29. "Owner" or "Unit Lot Owner" means Declarant or other Person who owns a Unit Lot, but does not include any person who has an interest in a Unit Lot solely as security for an obligation. Each Unit Lot Owner is a member of the Association. 1.1.30. "Person" means an individual, corporation, partnership, limited partnership, limited liability company, trust, association, joint venture, public corporation, government, or governmental subdivision, agency, or instrumentality, or other legal entity. 1.1.31. "Project Mortgagee" means the holder of a Mortgage secured by Declarant's interest in the Community, including any Unit Lots owned by Declarant or any Special Declarant Rights held by Declarant. 1.1.32. "Property" means the real property described in SCHEDULE A subjected to WUCIOA and made part of the Community. The Property includes both the Unit Lots and Common Elements. 1.1.33. "Reserve Study" means a reserve study prepared by a reserve study professional engaged by the Association in accordance with WUCIOA that estimates the anticipated major maintenance, repair, and replacement costs the Association is projected to incur, and provides the amount to be collected to establish and fund reserve accounts in amounts sufficient to pay such costs when due. 1.1.34. "Special Declarant Rights" means rights reserved for the benefit of Declarant as specified in Article 10. 1.1.35. "Specially Allocated Expenses" means certain expenditures or liabilities of the Association which are specially allocated among Unit Lots in accordance with usage or benefit, if any. Declaration of Covenants, Conditions, Restrictions and Easements page 4 ND: 22630.009 4859-6394-4241v1 Exhibit 21 -Green PLN2022-004 Packet Pg. 613 1.v 1.1.36. "Structure" means any building, fence, wall, pole, driveway, walkway, patio, antenna or the like within a Unit Lot. 1.1.37. "Tract" means Tract A and Tract B, which are physical portions of the Community designated for common ownership to be used as a Common Element, the boundaries of which are described in Section 7 and shown on the Map. 1.1.38. "Transition Date" means the date upon which the period of Declarant Control terminates as determined in Article 13. 1.1.39. "Transition Meeting" means the meeting of Owners held pursuant to Section 13.3. 1.1.40. "Unit Lot" means a physical portion of the Community designated for separate ownership or occupancy, the boundaries of which are described in Section 6.2 and shown on the Map. 1.1.41. "VA" means the Veterans Administration. 1.1.42. "WUCIOA" means the Washington Uniform Common Interest Ownership Act, codified at Ch. 64.90 RCW, as it may be from time to time amended. 1.2. Form of Words. The singular form of words shall include the plural and the plural shall include the singular. Masculine, feminine, and gender -neutral pronouns shall be used interchangeably. 1.3. Statutory Definitions. Some of the terms defined above are also defined in WUCIOA. The definitions in the Declaration are not intended to limit or contradict the definitions in WUCIOA. If there is any inconsistency or conflict, the definition in WUCIOA will prevail. ARTICLE 2. CREATION OF COMMUNITY The Declaration and WUCIOA provide the framework by which the Community is created and operated. In the event of a conflict between the provisions of the Declaration and WUCIOA, WUCIOA shall prevail. In the event of a conflict between the provisions of this Declaration and the Bylaws, the Declaration shall prevail except to the extent the Declaration is inconsistent with WUCIOA. The creation of the Community shall not be impaired, and title to a Unit Lot and its interest in the Common Elements shall not be rendered unmarketable or otherwise affected by reason of an insignificant failure of this Declaration, the Map or any amendment thereto to comply with WUCIOA. Declaration of Covenants, Conditions, Restrictions and Easements page S ND: 22630.009 4859-6394-4241v1 Exhibit 21 -Green PLN2022-004 Packet Pg. 614 1.v ARTICLE 3. NAME OF COMMUNITY The name of the Community created by this Declaration and the Map is Greenwalk Park, a Plat Community. ARTICLE 4. DESCRIPTION OF REAL PROPERTY The real property included in the Community and submitted to WUCIOA is described in the Map and legally described on SCHEDULE A. The Declarant has created 16 Unit Lots. ARTICLE 5. DESCRIPTION OF BUILDINGS Declarant anticipates that each Unit Lot will be improved with a single-family style Home of wood -frame construction which shall lie within the boundaries of the applicable Unit Lot. There shall be a total of 16 Buildings with 16 Homes. ARTICLE 6. DESCRIPTION OF UNIT LOTS; ALLOCATED INTERESTS 6.1. Number and Identification of Unit Lots. The Community has 16 Unit Lots. The Identifying Number of each Unit Lot is set forth in SCHEDULE B. The location of each Unit Lot is shown on the Map. 6.2. Unit Lot Boundaries. The Unit Lots are commonly known as "air space Unit Lots." The horizontal and vertical boundaries of the Unit Lots are the planes in space shown on the Map. The Home or other Structures or improvements within the boundaries of a Unit Lot together with any open space are a part of the Unit Lot. 6.3. Unit Lot Data. SCHEDULE B sets forth the following data for each Unit Lot. 6.3.1. The approximate area of the Unit Lot (which is the square footage of the air space Unit Lot as viewed in plan format, not the square footage of the Home located within the Unit Lot); 6.3.2. The number of bathrooms, whole or partial in the Home (if constructed as of the date hereof) within the Unit Lot; 6.3.3. The number of rooms designated primarily as bedrooms in the (if constructed as of the date hereof) Home within the Unit Lot; Declaration of Covenants, Conditions, Restrictions and Easements page 6 ND: 22630.009 4859-6394-4241v1 Exhibit 21 -Green PLN2022-004 Packet Pg. 615 1.v 6.3.4. The level or levels of the Home (if constructed as of the date hereof) within the Unit Lot; 6.3.5. Whether the Home (if constructed as of the date hereof) within the Unit Lot has a fireplace; and 6.3.6. The Allocated Interest of each Unit Lot. 6.4. Allocated Interests. The Allocated Interest of each Unit Lot in the Community, for purposes of Common Expense Liability and interest in the Common Elements, is a fraction, the numerator of which is one and the denominator of which is the total number of Unit Lots in the Community. The Owner of each Unit Lot shall have one vote. ARTICLE 7. COMMON ELEMENTS 7.1. Description. The Common Elements include, without limitation, Tract A, Tract B, and areas and structures not lying within any Unit Lot as depicted on the Map. 7.2. Use. Each Owner shall have a 1/16th ownership interest in the Common Elements and the right to use the Common Elements in common with all other Owners and a right of access from the Owner's Unit Lot across the Common Elements to the public streets. The right to use the Common Elements extends not only to each Owner, but also to the Owner's agents, tenants, family members, invitees and licensees. The right to use the Common Elements, including the Limited Common Elements, shall be governed by the provisions of WUCIOA, this Declaration, the Bylaws, and the rules and regulations of the Association. 7.3. Conveyance or Encumbrance of Common Elements. Subject to RCW 64.90.465, portions of the Common Elements may be conveyed or subjected to a security interest by the Association if approved. All of the Owners of Unit Lots to which any Limited Common Element is allocated must agree in order to convey that Limited Common Element or subject it to a security interest. Any conveyance, encumbrance, judicial sale or other transfer (voluntary or involuntary) of an individual interest in the Common Elements shall be void unless the Unit Lot to which that interest is allocated is also transferred. ARTICLE 8. PARKING AND STORAGE; LIMITED COMMON ELEMENTS Currently, parking for each Unit Lot is located within the garage located within such Unit Lot, and all storage is within the Home constructed within each Unit Lot. It is not anticipated that there will be any Limited Common Elements created or assigned. Declaration of Covenants, Conditions, Restrictions and Easements page 7 ND: 22630.009 4859-6394-4241v1 Exhibit 21 -Green PLN2022-004 Packet Pg. 616 1.v ARTICLE 9. PERMITTED USES, MAINTENANCE OF UNIT LOTS; CONVEYANCES 9.1. Use; Timesharing Prohibited. The Unit Lots are intended for and restricted to residential use and for social, recreational or other reasonable activities normally incident to such use. 9.1.1. No business, trade or similar activity shall be conducted within the Community except that an Owner or occupant residing in a Home may conduct business activities within the Home, and may include a home office as part of the Home to the extent consistent with all applicable ordinances, so long as (a) the existence or operation of the business activity is not apparent or detectable by sight, sound or smell from outside the Home, (b) the business activity conforms with all zoning requirements applicable to the Community, (c) the business activity does not involve regular visitation of the Home by clients, customers, suppliers or other business invitees or door-to-door solicitation of residents of the Community, and (d) the business activity is consistent with the residential character of the Community and does not constitute a nuisance, a hazardous or offensive use or threaten the security or safety of other residents of the Community, as may be determined in the discretion of the Board. 9.1.2. The restrictions set forth in Section 9.1.1 shall not apply to any activity conducted by Declarant with respect to the development, operation and/or sale of any Unit Lots owned by Declarant. 9.1.3. Timesharing of Unit Lots, as defined in RCW ch. 64.36, is prohibited. 9.2. Leasing. No lease or rental of a Unit Lot may be for a term of less than thirty (30) days. Any lease or rental agreement for a Unit Lot shall be in writing and provide that it is subject in all respects to the provisions of this Declaration and the Bylaws and rules and regulations of the Association and that any failure by the tenant to comply with the terms of such documents, rules, and regulations shall be a default under the lease or rental agreement. If any lease does not contain the foregoing provisions, such provisions shall nevertheless be deemed to be part of the lease and binding upon the Owner and the tenant by reason of their being stated in this Declaration. If any lessee or occupant of a Unit Lot violates or permits the violation by his or her guests and invitees of any provisions hereof or of the Bylaws or of the rules and regulations of the Association, and the Board determines that such violations have been repeated and that a prior notice to cease has been given, the Board may give notice to the lessee or occupant of the Unit Lot and the Owner thereof to forthwith cease such violations, and if the violation is thereafter repeated, the Board shall have the authority, on behalf and at the expense of Owner, to evict the tenant or occupant if Owner fails to do so after Notice from the Board and an Opportunity to be Heard. The Board shall have no liability to an Owner or tenant for any eviction made in good faith. The Association shall have a lien against the Owner's Unit Lot for any costs incurred by it Declaration of Covenants, Conditions, Restrictions and Easements page 8 ND: 22630.009 4859-6394-4241v1 Exhibit 21 -Green PLN2022-004 Packet Pg. 617 1.v in connection with such eviction, including reasonable attorneys' fees, which may be collected and foreclosed by the Association in the same manner as Assessments are collected and foreclosed under Article 16. Other than as stated in this Section, there is no restriction on the right of any Owner to lease or rent the Owner's Unit Lot. To the extent that any provision set forth in this Declaration or the Bylaws regarding leasing is inconsistent with the requirement(s) of guaranteed or direct loan programs of the United States Department of Veterans Affairs, as set forth in chapter 37 of title 38, United States 2 Code, or part 36 of title 38, Code of Federal Regulations ("DVA Financing"), such provision shall not apply to any Unit Lot that is: (i) encumbered by DVA Financing; or (ii) owned by the Department of Veterans Affairs. 9.3. Maintenance of Unit Lots, Common Elements, and Limited Common Elements, Records. Unless otherwise provided herein, the Association is responsible for maintenance, repair, and replacement of the Common Elements and Limited Common Elements, and submeters, if any, described in Section 15.9.2. Each Owner shall, at Owner's sole expense, keep such Owner's Unit Lot, except for Common Elements and Limited Common Elements, and all improvements, landscaping and yard areas thereon, in good order and repair and free of debris, in a manner and with such frequency as is consistent with good property management, subject to the following: 9.3.1. The cost of maintaining and repairing fences constructed along a Unit Lot boundary, if any, shall be shared equally by the Owners sharing such fence. 9.3.2. The cost of maintaining, repairing, and replacing the shared easement areas described in ARTICLE 23 shall be shared equally by the Owners. The Association may accumulate reserves for replacement purposes, so long as the reserves were provided for in the Association's budget. 9.3.3. Each Owner shall keep its respective Limited Common Elements (if any) in a neat, clean and orderly condition and in accordance with the rules and regulations of the Association. 9.3.4. The cost of maintaining, repairing, and replacing the shared mailboxes for the Property, if any, shall be shared equally by the Owners using such mailboxes. The Association may perform such services on behalf of the Owners, in which case the associated costs and expenses may be treated as a Common Expense. 9.4. Exterior Appearance. No Owner may make any structural modifications or change the originally installed materials and colors of its Home, without the prior written consent of the Board or in accordance with the rules and regulations of the Association. If the Board's written consent is obtained, the Owner may make such structural modifications or changes so long as all necessary permits have been obtained, and applicable legal conditions met, as required for the lawful construction or installation thereof in accordance with applicable laws, rules and regulations of the State of Washington, King County, and any other governmental authority having Declaration of Covenants, Conditions, Restrictions and Easements page 9 ND: 22630.009 4859-6394-4241v1 Exhibit 21 -Green PLN2022-004 Packet Pg. 618 1.v jurisdiction over such matters, and to the extent that the cooperation of the other Owners is required in order to obtain such permits, the other Owners shall cooperate with such efforts to obtain such permits so long as the other Owners are not required to incur any cost with respect to the same. This restriction does not apply to Declarant with respect to Units owned by Declarant. 9.5. Satellite Dishes and Antennae. An Owner may not install a satellite dish, antenna, or other receiving device in or on any portion of the Common Elements. Any such installation as part of the Owner's Unit Lot shall be in accordance with any rules and regulations adopted by the Association, except for "Protected Antenna," as defined in 47 C.F.R. § 1.4000, as it may be amended. 9.6. Effect on Insurance. Nothing shall be done or kept in any Unit Lot or in any Common Element or Limited Common Element that will increase the rate of insurance on the property without the prior written consent of the Board. Nothing shall be done or kept in any Unit Lot or in any Common Element or Limited Common Element that will result in the cancellation of insurance on any part of the property or that would be in violation of any laws. 9.7. Use or Alteration of Common and Limited Common Elements. Use of the Common Elements and Limited Common Elements shall be subject to the provisions of this Declaration and the rules and regulations of the Board. Nothing shall be altered or constructed in or removed from any Common Element or Limited Common Element by an Owner without the prior written consent of the Board. 9.8. Displays. The installation and display of flags, signage, and solar panels within the Community shall be subject to such rules and regulations as may be adopted by the Association, provided that the rules and regulations are subject to and in accordance with RCW 64.90.510. Notwithstanding the foregoing, so long as Declarant owns a Unit Lot, Declarant shall be permitted to maintain on any Unit Lot owned by Declarant such signage and other facilities (including model homes) as Declarant may choose. 9.9. Pets. Except for no more than three (3) domesticated pets (such as dogs, cats, birds, fish, hamsters, or other pet sold at a licensed pet store in Washington State), no animals shall be kept on any Unit Lot. No such pet shall disturb any other Owner through noise or other behavior. 9.10. Quiet Enjoyment. No Owner shall permit anything to be done or kept in the Owner's Unit Lot, Limited Common Elements or Common Elements which would interfere with the right of quiet enjoyment of the other residents of the Community. 9.11.Offensive Activity. No noxious or offensive activity shall be carried on in any Unit Lot, Limited Common Element or Common Element, nor shall anything be done therein that may be or become an annoyance or nuisance to other Owners. Declaration of Covenants, Conditions, Restrictions and Easements page 10 ND: 22630.009 4859-6394-4241v1 Exhibit 21 -Green PLN2022-004 Packet Pg. 619 1.v Owners shall not permit any condition to exist that will induce, breed or harbor infectious plant diseases or noxious insects or vermin. 9.12. Vehicles. No parking or storage of boats, trailers, commercial trucks, campers, recreational vehicles, other equipment or devices or inoperable vehicles shall be permitted in open view on the Property nor shall any vehicle be parked so as to block or hinder ingress to or egress from the Unit Lots or easement areas. 9.13. Waste Removal. No Unit Lot shall be used as a dumping ground for rubbish, trash or garbage and each Unit Lot shall be kept free of debris by the Owner thereof. If possible, Owners shall individually contract for waste collection. The waste containers serving each Unit Lot shall be stored in its designated waste storage area. Each Owner shall be responsible for placing such containers at the appropriate location for pick up the evening before collection and shall be responsible for returning the containers to their proper storage location not later than the evening after collection has occurred. 9.14. Hazardous Substances. The Owner of each Unit Lot shall not permit any Hazardous Substance to be generated, processed, stored, transported, handled or disposed of on, under, in or through the Owner's Unit Lot or the Property. Each Owner shall indemnify, defend, and hold harmless the other Owners and the Association from all fines, suits, procedures, claims, and actions of any kind arising out of or in any way connected with any spills or discharges of Hazardous Substances or wastes arising from the operation or use of the Unit Lot or the Property by the Owner, tenants or invitees of the Unit Lot. As used herein, the term "Hazardous Substance" means any hazardous, toxic or dangerous substance, waste or material that is or becomes regulated under any federal, state or local statute, ordinance, rule, regulation or other law now or hereafter in effect pertaining to environmental protection, contamination or cleanup, including without limitation any substance, waste or material that now or hereafter is designated as a "Hazardous Substance" under the Comprehensive Environmental Response, Compensation and Liability Act (42 U.S.C. § 9601 et seq.) or under any local or state rule or regulation. Without limiting the foregoing, Hazardous Substances shall include, but not be limited to, any substance which after being released into the environment and upon exposure, ingestion, inhalation or assimilation, either directly from the environment or indirectly by ingestion through food chains, will or may reasonably be anticipated to cause death, disease, behavior abnormalities, cancer, and/or genetic abnormalities. 9.15. Conveyance by Owners, Notice Required. The right of an Owner to convey the Unit Lot shall not be subject to any right of approval, disapproval, first refusal or similar restriction by the Association or the Board, or anyone acting on their behalf. An Owner intending to convey a Unit Lot shall deliver a written notice to the Board, at least two weeks before closing, specifying (a) the Unit Lot being sold, (b) the name and address of the purchaser, of the closing agent, and of the title insurance Declaration of Covenants, Conditions, Restrictions and Easements page 11 ND: 22630.009 4859-6394-4241v1 Exhibit 21 -Green PLN2022-004 Packet Pg. 620 1.v company insuring the purchaser's interest, and (c) the estimated closing date. The Board shall have the right to notify the purchaser, the title insurance company, and the closing agent of the amount of unpaid Assessments and charges outstanding against the Unit Lot, whether or not such information is requested. Promptly upon the conveyance of a Unit Lot, the new Unit Lot Owner shall notify the Association of the date of the conveyance and the Unit Lot Owner's name and address. The Association shall notify each insurance company that has issued an insurance policy under Article 20 of the name and address of the new Owner and request that the new Owner be made a named insured under such policy. At the time of the first conveyance of each Unit Lot, every Mortgage, lien or other encumbrance affecting that Unit Lot and any other Unit Lot or Unit Lots or real property, other than the percentage of undivided interest of that Unit Lot in the Common Elements, shall be paid and satisfied of record or the Unit Lot being conveyed and its undivided interest in the Common Elements shall be released therefrom by partial release duly recorded or the purchaser of that Unit Lot shall receive title insurance from a licensed title insurance company against such Mortgage, lien or other encumbrance. ARTICLE 10. SPECIAL DECLARANT RIGHTS 10.1. Special Declarant Rights. Declarant reserves the following Special Declarant Rights so long as Declarant owns a Unit Lot: (a) to complete any Homes, Structures or other improvements and otherwise perform work indicated on the Map, or described in this Declaration or Declarant's public offering statement, authorized by building permits applicable to the Community, provided for under any purchase and sale agreement between Declarant and a purchaser of a Unit Lot, necessary to satisfy any express or implied warranty under which Declarant is obligated or as otherwise authorized or required by law; (b) to maintain sales offices, management offices, interior and exterior signs advertising the Community, and models in Unit Lots that are not occupied and are for sale by Declarant, in Unit Lots owned by Declarant, and in the Common Elements of the Community; (c) to conduct sales events and other activities relating to the marketing of Unit Lots in the Common Elements of the Community; (d) to use easements through the Common Elements for the purpose of making improvements within the Community; (e) to elect, appoint or remove any officer of the Association or any member of the Board or to veto or approve a proposed action of the Board or Association during the period of Declarant Control as provided by Article 13; (f) to control any construction, design review, or aesthetic standards committee or process; (g) to attend meetings of the Unit Lot Owners and, except during an executive session, the Board; and (h) to have access to the records of the Association to the same extent as a Unit Lot Owner. 10.2. Declarant Inspections. Declarant shall have the right, but not the obligation, to conduct inspections and tests from time to time of all or any parts of the Community in order to ascertain the physical condition of the improvements in the Declaration of Covenants, Conditions, Restrictions and Easements page 12 ND: 22630.009 4859-6394-4241v1 Exhibit 21 -Green PLN2022-004 Packet Pg. 621 1.v Community and to determine whether maintenance, repairs or replacements of any such improvements are indicated. Declarant shall pay all costs of such inspections and tests made pursuant to this Section, shall restore the affected portion of the property to its condition immediately prior thereto, and shall indemnify the Association and Owners of any affected Unit Lots from any damage resulting therefrom. Declarant shall have such rights of entry on, over, under, across and through the property as may be reasonably necessary to exercise the rights described in this Section. 10.3. Declarant Right to Attend Association Meetings and Receive Minutes and Notices. Until the fifth anniversary of the recording of this Declaration, (a) Declarant shall have the right to attend all meetings of the Board and the Association; (b) the Association shall send Declarant notices of such meetings at the same time notices are given to the members of the Board or the Association, as the case may be, and copies of minutes of all meetings of the Board and the Association; and (c) Declarant shall have the right to inspect the books and records of the Association as further provided in Section 12.6. Notices and minutes shall be given to Declarant in writing to Declarant in such other manner as Declarant shall specify. 10.4. Transfer. The rights described in this Article shall not be transferred except by instrument evidencing the transfer executed by Declarant or Declarant's successor and the transferee, and recorded in Snohomish County. The rights and liabilities of the parties involved in such a transfer, and of all persons who succeed to any Development Right or Special Declarant Right, are set out in RCW 64.90.425. 10.5. Expiration of Special Declarant Rights. The Special Declarant Rights shall expire on the earlier of (a) the fifth anniversary of the recording of this Declaration or (b) the recording of a notice signed by Declarant that it no longer wishes to exercise any of the Special Declarant Rights. ARTICLE 11. ENTRY FOR REPAIR OR MAINTENANCE The Association and its agents may enter any Unit Lot and the Limited Common Elements allocated thereto to effect repairs, improvements, replacements, maintenance or sanitation work deemed by the Board to be necessary in the performance of its duties, to do necessary work that Owner has failed to perform to prevent such Owner's Unit Lot from falling into disrepair or to prevent damage to the Common Elements or to another Unit Lot. Without limitation, the Association and its agents shall be deemed to have the right to enter upon any Unit Lot for regular maintenance of the landscaping and all other portions of such Unit Lot except the interiors of the Homes, all of which shall be a Common Expense of the Association. Except in cases of great emergency that preclude advance notice, the Board shall cause the Unit Lot occupant to be given Notice and an Opportunity to be Heard as far in advance of entry into the interior portion of a Home as is reasonably practicable, and such entry shall be made with as little inconvenience to Owners and occupants as practicable. The Board may levy a special Assessment against Declaration of Covenants, Conditions, Restrictions and Easements page 13 ND: 22630.009 4859-6394-4241v1 Exhibit 21 -Green PLN2022-004 Packet Pg. 622 1.v Owner of the Unit Lot for all or part of the cost of work that Owner has failed to perform which may be collected and foreclosed by the Association in the same manner as Assessments are collected and foreclosed under Article 16. ARTICLE 12. OWNERS ASSOCIATION 12.1. Form of Association. The Owners of Unit Lots shall be members of the Association. The Association shall be organized as a nonprofit corporation, no later than the date the first Unit Lot in the Community is conveyed. The number of Board members and qualifications and procedures for election to the Board shall be provided in the Bylaws. The rights and duties of the Board and of the Association shall be governed by the provisions of WUCIOA, the Declaration, and the Bylaws. 12.2. Bylaws. The Board will adopt Bylaws to supplement the Declaration, provide for the administration of the Association and the property, and for other purposes not inconsistent with WUCIOA or the Declaration. 12.3. Qualification and Transfer. Each Owner of a Unit Lot (including Declarant) shall be a member of the Association and shall be entitled to one membership for each Unit Lot owned, which membership shall be considered appurtenant to that member's Unit Lot. Ownership of a Unit Lot shall be the sole qualification for membership in the Association. A membership shall not be transferred in any way except upon the transfer of title to the Unit Lot and then only to the transferee of title to the Unit Lot, provided that if a Unit Lot has been sold on contract, the contract purchaser shall exercise the rights of Owner for purposes of the Association, this Declaration, and the Bylaws, except as hereinafter limited, and shall be the voting representative unless otherwise specified. Any attempt to make a prohibited transfer shall be void. Any transfer of title to a Unit Lot shall operate automatically to transfer the membership in the Association to the new Owner. 12.4. Powers of the Association. In addition to those actions authorized elsewhere in the Declaration, the Association shall have the power to: 12.4.1. Adopt and amend the Bylaws and the rules and regulations for the Community; 12.4.2. Adopt and amend budgets for revenues, expenditures, and reserves, and impose and collect Common Expenses and special Assessments from Owners; 12.4.3. Hire and discharge or contract with agents, and independent contractors; Declaration of Covenants, Conditions, Restrictions and Easements page 14 ND: 22630.009 4859-6394-4241v1 Exhibit 21 -Green PLN2022-004 Packet Pg. 623 1.v 12.4.4. Institute, defend or intervene in litigation or administrative proceedings in its own name on behalf of itself or two or more Unit Lot Owners on matters affecting the Community, provided, however, that the approval of Owners holding at least 67% of the votes in the Association shall be required before the Association may institute, commence or intervene in any litigation or administrative proceeding, including arbitration, other than litigation or other proceedings against Owners for collection of delinquent Assessments or for enforcement of the Declaration or rules and regulations of the Association; but Owner approval shall not be required for settlement of such litigation or administrative proceedings; 12.4.5. Make contracts, borrow money and incur liabilities; 12.4.6. Regulate the use, maintenance, repair, replacement, and modification of Common Elements and Limited Common Elements; 12.4.7. Cause additional improvements to be made as a part of the Common Elements; 12.4.8. Acquire, hold, encumber, convey, and dispose of, in the Association's name, right, title or interest to real or tangible and intangible personal property, and arrange for and supervise any addition or improvement to the Community, provided that: 12.4.8.1. If the estimated cost of any separate property acquisition, addition or improvement to the Community exceeds $5,000, the approval of the Owners holding a majority of the votes in the Association shall be required 12.4.8.2. No structural change shall be made to a Unit Lot without the approval of the Owner of that Unit Lot; and 12.4.8.3. The beneficial interest in any property acquired by the Association pursuant to this Section shall be owned by the Owners in the same proportion as their respective interests in the Common Elements and shall thereafter be held, sold, leased, mortgaged or otherwise dealt with as the Board shall determine. 12.4.9. Grant easements, leases, licenses, and concessions through or over the Common Elements and petition for or consent to the vacation of streets and alleys; 12.4.10. Impose and collect any payments, fees or charges for the use, rental or operation of the Common Elements and for services provided to Owners; 12.4.11. Acquire and pay for all goods and services reasonably necessary or convenient for the efficient and orderly functioning of the Community; Declaration of Covenants, Conditions, Restrictions and Easements page 15 ND: 22630.009 4859-6394-4241v1 Exhibit 21 -Green PLN2022-004 Packet Pg. 624 1.v 12.4.12. Impose and collect charges for late payment of Assessments as further provided in Article 15 and, after Notice and an Opportunity to be Heard by the Board or by such representative designated by the Board and in accordance with such procedures as provided in this Declaration, the Bylaws or rules and regulations adopted by the Board, levy reasonable fines in accordance with a previously established schedule thereof adopted by the Board and furnished to the Owners for violations of this Declaration, the Bylaws, and rules and regulations of the Association; 12.4.13. Impose and collect reasonable charges for the preparation and recording of amendments to this Declaration, resale certificates required by RCW 64.90.640, and statements of unpaid Assessments; 12.4.14. Provide for the indemnification of its officers and Board, and maintain directors' and officers' liability insurance; 12.4.15. Assign its right to future income, including the right to receive Assessments; 12.4.16. Provide or pay, as part of the Common Expenses, utility services to the Unit Lot Owners as reasonably determined by the Board; 12.4.17. Exercise any other powers conferred, by this Declaration or the Bylaws; 12.4.18. Exercise all other powers that may be exercised in this state by the same type of corporation as the Association; and 12.4.19. Exercise any other powers necessary and proper for the governance and operation of the Association. 12.5. Financial Statements and Records. The Association shall keep financial records in accordance with generally accepted accounting principles and in sufficient detail to enable the Association to comply with the resale certificate requirements set forth in RCW 64.90.640. All financial and other records shall be made reasonably available for examination by any Unit Lot Owner and the Owner's authorized agents. At least annually, the Association shall prepare or cause to be prepared, a financial statement of the Association in accordance with accrual based accounting practices. The annual financial statement shall be audited at least annually by a certified public accountant who is not a member of the Board or an Owner, unless waived in accordance with RCW 64.90.530(2). The financial statement shall be completed in time for the Association's annual meeting and in any event within 120 days following the end of the fiscal year. Any Mortgagee will, upon request, be entitled to receive the annual financial statement within 120 days following the end of the fiscal year. The Board, or persons having 35% of the voting power of the Association, may require that an audit of the Association be presented at any special meeting. An Owner, at such Declaration of Covenants, Conditions, Restrictions and Easements page 16 ND: 22630.009 4859-6394-4241v1 Exhibit 21 -Green PLN2022-004 Packet Pg. 625 1.v Owner's expense, may at any reasonable time conduct an audit of the books of the Association. Upon written request of FHLMC, FNMA, HUD or VA, if it is a Mortgagee, the Association shall provide such Mortgagee within a reasonable time the audited financial statement of the Association for the preceding fiscal year. 12.6. Inspection of Community Documents, Books, and Records. The Association shall make available to Owners, Mortgagees, prospective purchasers and their prospective Mortgagees, and the agents or attorneys of any of them, current copies of this Declaration, the Articles, the Bylaws, the rules and regulations of the Association, and other books, records, and financial statements of the Association. "Available" shall mean available for inspection upon request, during normal business hours or under other reasonable circumstances. The Association may require the requesting party to pay a reasonable charge to cover the cost of making the copies. ARTICLE 13. DECLARANT CONTROL PERIOD 13.1. Declarant Control Until Transition Date. Until the Transition Date, Declarant shall have the right to set the number of members and to appoint and remove all such members of the Board, provided that (a) not later than 60 days after conveyance of 25% of the Unit Lots that may be created to Owners other than Declarant, at least one member and not less than 25% of the members of the Board must be elected by Owners other than Declarant and (b) not later than 60 days after conveyance of 50% of the Unit Lots that may be created to Owners other than Declarant, not less than one-third of the members of the Board must be elected by Owners other than Declarant. 13.2. Transition Date. Declarant Control of the Association shall terminate on the Transition Date. The Transition Date shall be no later than the earliest of. (a) five years after the recording of this Declaration, (b) 60 days after conveyance of 75% of the Unit Lots that may be created to Owners other than Declarant, (c) two years after the last conveyance of a Unit Lot, except to a dealer, or (d) the date on which Declarant, after giving notice in a record to Unit Lot Owners, records an amendment to this Declaration signed by Declarant and the Project Mortgagee pursuant to which Declarant voluntarily surrenders the right to further appoint and remove officers and members of the Board. If Declarant voluntarily surrenders control pursuant to (d) above, Declarant may require that for the duration of the period of Declarant Control, specified actions of the Association or the Board, as described in a recorded instrument executed by Declarant, be approved by Declarant before they become effective. 13.3. Transition Meeting. Within 30 days after the Transition Date or not later than 60 days after conveyance of 75% of the Unit Lots that may be created to Owners other than Declarant, Declarant or the Board must schedule a special meeting of Owners to elect a Board in accordance with Section 4.1 of the Bylaws. Within 30 days after such special meeting, Declarant shall deliver to the Board elected at the special Declaration of Covenants, Conditions, Restrictions and Easements page 17 ND: 22630.009 4859-6394-4241v1 Exhibit 21 -Green PLN2022-004 Packet Pg. 626 1.v meeting all property of the Owners and of the Association held or controlled by Declarant including, but not limited to, the following: (a) The original or a photocopy of the recorded Declaration and each amendment to the Declaration; (b) The certificate of incorporation and a copy of the Articles as filed with the Secretary of State and the Bylaws; (c) The minute books, including all minutes and other books and records of the Association; (d) Current rules and regulations that have been adopted; (e) Resignations of officers and members of the Board who are required to resign because Declarant is required to relinquish control of the Association; (f) The financial records, including cancelled checks, bank statements, and financial statements of the Association, and source documents from the time of incorporation of the Association through the date of transfer or control to Owners; (g) Association funds or the control of the funds of the Association; (h) Originals or copies of any recorded instruments of conveyance for any Common Elements included within the Community but not appurtenant to the Unit Lots; (i) All tangible personal property of the Association; 0) Except for alterations to a Unit Lot done by a Unit Lot Owner other than Declarant, the copy of the most recent plans and specifications used in the construction or remodeling of the Community, except for buildings containing fewer than three Unit Lots; (k) Originals or copies of insurance policies for the Community and the Association; p) Originals or copies of any certificates of occupancy that may have been issued for the Community; (m) Originals or copies of any other permits obtained by or on behalf of the declarant and issued by governmental bodies applicable to the Community; Declaration of Covenants, Conditions, Restrictions and Easements page 18 ND: 22630.009 4859-6394-4241v1 Exhibit 21 -Green PLN2022-004 Packet Pg. 627 1.v (n) Originals or copies of all written warranties that are still in effect for the Common Elements, or any other areas or facilities that the Association has the responsibility to maintain and repair, from the contractor, subcontractors, suppliers, and manufacturers and all owners' manuals or instructions furnished to Declarant with respect to installed equipment or building systems; (o) A roster of Unit Lot Owners and Eligible Mortgagees and their addresses and telephone numbers, if known, as shown on Declarant's records and the date of closing of the first sale of each Unit Lot sold by Declarant; (p) Originals or copies of any leases of the Common Elements and other leases to which the Association is a party; (q) Originals or photocopies of any employment contracts or service contracts in which the Association is one of the contracting parties or service contracts in which the Association or the Unit Lot Owners have an obligation or a responsibility, directly or indirectly, to pay some or all of the fee or charge of the Person performing the service; (r) Originals or copies of any qualified warranty issued to the Association as provided for in RCW 64.35.505, if any; and (s) All other contracts to which the Association is a party. 13.4. Audit of Records Upon Transfer. Within 60 days of the Transition Meeting, the Board must retain the services of a certified public accountant to audit the records of the Association as of the date of such special meeting in accordance with generally accepted auditing standards unless the Owners, other than Declarant, to which a majority of the votes are allocated elect to waive the audit. The costs of the audit shall be a Common Expense. 13.5. Termination of Contracts and Leases Made by Declarant. Within two years after the Transition Meeting, the Association may terminate without penalty, upon not less than 90 days' notice to the other party (or within such less notice period provided for without penalty in the contract or lease), any of the following if it was entered into before the Board elected at the Transition Meeting takes office: (a) any management, maintenance, operations, or employment contract, or lease of recreational or parking areas or facilities; or (b) any other contract or lease, including franchises and licenses, between the Association and Declarant or an affiliate of Declarant (as defined by RCW 64.90.010(1)). Further, the Association may terminate without penalty, at any time after the Board elected at the Transition Meeting takes office, upon not less than 90 days' notice to the other party (or within such less notice period provided for without penalty in the contract or lease), any contract or lease that is not bona fide or was unconscionable to the Owners at the time entered into. This Section does not apply to any lease, the termination of which would terminate the Community or reduce its Declaration of Covenants, Conditions, Restrictions and Easements page 19 ND: 22630.009 4859-6394-4241v1 Exhibit 21 -Green PLN2022-004 Packet Pg. 628 1.v size, unless the real property subject to that lease was included in the Community for the purpose of avoiding the right of the Association to terminate a lease under this Section, or a proprietary lease. ARTICLE 14. THE BOARD 14.1. Selection of the Board and Officers. Prior to the Transition Meeting, election or appointment of members of the Board shall be governed by Section 13.1. The number of Board members and their terms of services shall be specified in the Bylaws. The Board shall elect officers in accordance with the procedures provided in the Bylaws. The members of the Board and officers shall take office upon election. Removal of Board members, and their terms of service shall be as provided in the Bylaws. 14.2. Powers of the Board. Except as provided in this Declaration, the Bylaws, or WUCIOA, the Board shall at all times act on behalf of the Association. The Board may exercise all powers of the Association, except as otherwise provided in WUCIOA, the Declaration or the Bylaws. 14.3. Limitations on Board Authority. The Board shall not act on behalf of the Association, without the necessary vote or approval of the Unit Lot Owners or Eligible Mortgagees, to amend this Declaration, except as provided in RCW 64.90.285, to amend the Articles or Bylaws, to terminate the Community, to elect members of the Board, or to determine the qualifications, powers, and duties or terms of office of members of the Board. The Board may, in accordance with the Bylaws, fill vacancies in its membership for the unexpired portion of any term. 14.4. Right to Notice and Opportunity to Be Heard. Whenever this Declaration requires that an action of the Board be taken after "Notice and Opportunity to be Heard," the following procedure shall be observed: The Board shall give written notice of the proposed action to all Owners, Eligible Mortgagees, tenants or occupants of Unit Lots whose interest would be significantly affected by the proposed action. The notice shall include a general statement of the proposed action and the date, time, and place of the hearing, which shall not be less than five days from the date notice is delivered by the Board. At the hearing, the affected person shall have the right, personally or by a representative, to give testimony orally, in writing, or both (as specified in the notice), subject to reasonable rules of procedure established by the Board to assure a prompt and orderly resolution of the issues. Such evidence shall be considered in making the decision but shall not bind the Board. The affected person shall be notified of the decision in the same manner in which notice of the meeting was given. Declaration of Covenants, Conditions, Restrictions and Easements page 20 ND: 22630.009 4859-6394-4241v1 Exhibit 21 -Green PLN2022-004 Packet Pg. 629 1.v ARTICLE 15. BUDGET AND ASSESSMENTS 15.1. Fiscal Year. The Board may adopt such fiscal year for the Association as it deems to be convenient. Unless another year is adopted, the fiscal year will be the calendar year. 15.2. Preparation of Budget. Not less than 30 days before the end of the fiscal year the Board shall prepare a budget for the Association for the coming year. The budget shall include: (a) the projected income to the Association by category; (b) the projected Common Expenses and, if any, those Specially Allocated Expenses that are subject to being budgeted, both by category; (c) the amount of the Assessments per Unit Lot and the date the Assessments are due; (d) the current amount of regular assessments budgeted for contribution to the reserve account; (e) a statement of whether the association has a reserve study that meets the requirements of RCW 64.90.550 and, if so, the extent to which the budget meets or deviates from the recommendations of that reserve study; and (f) the current deficiency or surplus in reserve funding expressed on a per Unit Lot basis. 15.3. Ratification of Budget. Within 30 days after adoption of any proposed budget for the Community after the Transition Date, the Board shall provide a copy of the budget to all the Owners and shall set a date for a meeting of the Owners to consider ratification of the budget not less than 14 nor more than 50 days after mailing of the budget. Unless at that meeting the Owners to which a majority of the votes in the Association are allocated reject the budget, the budget is ratified, whether or not a quorum is present. In the event the proposed budget is rejected or the required notice is not given, the periodic budget last ratified by the Unit Lot Owners shall be continued until such time as the Unit Lot Owners ratify a subsequent budget proposed by the Board. 15.4. Supplemental Budget. If during the year the budget proves to be inadequate for any reason, including nonpayment of any Owner's Assessment, the Board may prepare a supplemental budget for the remainder of the year. A supplemental budget that results in an increase in an Owner's Assessments shall be subject to ratification pursuant to Section 15.3. 15.5. Monthly Assessments. The amounts required by the Association for Common Expenses as reflected by the annual budget and any supplemental budgets shall be divided into installments to be paid each month over the period of time covered by the budget or supplemental budget. The monthly Assessment for each Unit Lot is the annual Common Expense Liability of that Unit Lot divided by the number of months covered by the budget, plus any Specially Allocated Expenses for such Unit Lot. Monthly Assessments begin accruing for all Unit Lots upon the closing of the sale of the first Unit Lot by Declarant, provided that Declarant may delay the commencement of Assessments for Common Expenses and pay all actual Common Declaration of Covenants, Conditions, Restrictions and Easements page 21 ND: 22630.009 4859-6394-4241v1 Exhibit 21 -Green PLN2022-004 Packet Pg. 630 1.v Expenses (but no allocations to reserves). Once Common Expenses have commenced, Declarant may, but is not obligated to, supplement the budget by paying a portion of the Common Expenses from its own funds. The Association may opt to collect an annual Assessment, if that is more administratively convenient. 15.6. Common Expenses. Common Expenses shall include the cost of operation, maintenance, repair and replacement of Common Elements, Limited Common Elements, any other specific items described herein, and the general expenses of the Association, including management and professional fees and costs, insurance and any other costs that the Board determines benefits the Unit Lots. Common Expenses shall be allocated to all Unit Lot Owners in accordance with their Common Expense Liability, except as provided in Sections 15.7 and 15.8. 15.7. Limited Common Element. Any Common Expense associated with the operation, maintenance, repair or replacement of a Limited Common Element shall be paid by the Owner(s) of the Unit Lot(s) to which it is assigned. 15.8.Only Some Unit Lots Benefited. Any Common Expense or portion thereof benefiting fewer than all of the Unit Lots must be assessed exclusively against the Unit Lots benefited. 15.9. Specially Allocated Expenses. 15.9.1. Any expenses or liabilities attributable to goods or services benefiting fewer than all of the Unit Lots shall be specially allocated, to the extent reasonably practicable, to the Unit Lot benefited in proportion to the benefit received. In determining whether a Specially Allocated Expense is practicable, the Association shall consider the extent to which a Unit Lot benefits more than the other Unit Lot with regard to the particular good or service involved in each particular case, whether it is possible to separately contract for the applicable good or service, and the amount of the liability or expense involved. 15.9.2. The cost of utilities to each Unit Lot, including but not limited to water, sewer, gas, solid waste and electricity, shall be paid either directly by the Owner of the Unit Lot receiving the utility or specially allocated to the Unit Lots directly benefitted by the utility (a) based on usage, which may be determined by a submeter maintained by the Association, or (b) pro rata based on the benefitted Unit Lot's Allocated Interest, with adjustments made by the Board based on actual usage as reasonably determined by the Board, if the utility is not submetered. The Association may initially base its allocations on estimates of usage provided the Association reconciles the estimates against actual usage at least annually. 15.10. Contribution to Initial Working Capital. The initial purchaser of each Unit Lot from Declarant shall pay to the Association as a nonrefundable contribution to an initial working capital fund in the amount $1,000, which amount shall not be Declaration of Covenants, Conditions, Restrictions and Easements page 22 ND: 22630.009 4859-6394-4241v1 Exhibit 21 -Green PLN2022-004 Packet Pg. 631 1.v considered as an advance payment of regular Assessments. On the Transition Date, Declarant shall make such contribution for any Unit Lots remaining unsold on that date and shall be entitled to be reimbursed the amount so paid as each such Unit Lot is conveyed. Declarant shall not use any of the working capital fund to defray any of its expenses, reserve contributions or construction costs or to make up any budget deficits prior to the Transition Date. 15.11. Special Assessments. For those Common Expenses and any Specially Allocated Expenses which cannot reasonably be calculated and paid on a monthly basis, the Board may levy special Assessments for such expenses against the Unit Lots, subject to ratification by Owners pursuant to Section 15.3. To the extent that any Common Expense or Specially Allocated Expense is caused by the misconduct of an Owner or tenant of any Unit Lot, the Association may, after Notice and Opportunity to Be Heard, levy a special Assessment for the expense against the Owner of that Unit Lot. 15.12. Creation of Reserves, Assessments. The Board shall create reserve accounts for anticipated expenses for repair or replacement of the Common Elements, Limited Common Elements, and exterior portions of the Homes which will occur in the future in order to accumulate sufficient funds to pay such expenses when they occur. The operation of reserve accounts and Assessments for reserve accounts shall be further governed by the Bylaws. 15.13. Notice of Assessments. The Board shall notify each Owner in writing of the amount of the monthly general and special Assessments to be paid for the Owner's Unit Lot and shall furnish copies of all budgets on which the general and special Assessments are based. The Board shall furnish the same information to an Owner's Mortgagee if so requested. 15.14. Payment of Monthly Assessments. On or before the first day of each calendar month each Owner shall pay or cause to be paid to the treasurer or designated agent of the Association all Assessments against the Unit Lot for that month. Any Assessment not paid by the fifth day of the calendar month for which it is due shall be delinquent and subject to late charges, interest charges and collection procedures as provided in Article 16. 15.15. Reconciliation of Assessments to Actual Expenses. The Association shall establish and maintain its accounts and records in a manner that will enable it to credit Assessments, including allocations to reserves, and other income to the Association, and to charge expenditures to the account of the appropriate Unit Lots in accordance with the provisions of the Declaration. The accounts of the Association must be reconciled at least annually unless the Board determines that a reconciliation would not result in a material savings to any Unit Lot Owner. Any surplus funds of the Association remaining after the payment of or provision for Common Expenses and any prepayment of reserves must be paid annually to the Unit Lot Owners in proportion Declaration of Covenants, Conditions, Restrictions and Easements page 23 ND: 22630.009 4859-6394-4241v1 Exhibit 21 -Green PLN2022-004 Packet Pg. 632 1.v to their Common Expense liabilities or credited to them to reduce their future Common Expense Assessment. 15.16. Proceeds Belong to Association. All Assessments and other receipts received by the Association on behalf of the Community shall belong to the Association. 15.17. Failure to Assess. Any failure by the Board or the Association to make the budgets and Assessments hereunder before the expiration of any year for the ensuing year shall not be deemed a waiver or modification in any respect of the provisions of this Declaration, or a release of Owners from the obligation to pay Assessments during that or any subsequent year, and the monthly Assessments amounts established for the preceding year shall continue until new Assessments are established. 15.18. Certificate of Unpaid Assessments. Upon the request of any Owner or Mortgagee of a Unit Lot, the Board will furnish a certificate stating the amount, if any, of unpaid Assessments charged to the Unit Lot. The certificate shall be conclusive upon the Board and the Association as to the amount of such indebtedness on the date of the certificate in favor of all purchasers and Mortgagees of the Unit Lot who rely on the certificate in good faith. The Board may establish a reasonable fee to be charged to reimburse it for the cost of preparing the certificate. 15.19. Recalculation of Assessments. If Common Expense Liabilities are reallocated, Assessments, special Assessments, and any installment thereof not yet due shall be recalculated in accordance with the reallocated liabilities. 15.20. Reserve Study. The Association expects to be exempt under RCW 64.90.545(2) from the Reserve Study requirements, because the Association anticipates that it will have only nominal reserve costs and the cost of a Reserve Study will exceed ten percent of the Association's annual budget. If, however, the Association no longer qualifies under such exemption, then the Board shall prepare and update a Reserve Study in accordance with WUCIOA. An initial Reserve Study must be prepared by a reserve study professional and based upon either a visual site inspection of completed improvements or a review of plans and specifications of or for unbuilt improvements, or both if construction of improvements is only partially complete. An updated Reserve Study must be prepared annually. At least every three years, an updated Reserve Study must be prepared by a reserve study professional and based upon a visual site inspection by the reserve study professional. The Reserve Study shall include each of the items required by WUCIOA. No failure of the Board to fulfill its obligations under this Section will excuse an Owner's duty to pay Assessments or invalidate a ratified budget. Declaration of Covenants, Conditions, Restrictions and Easements page 24 ND: 22630.009 4859-6394-4241v1 Exhibit 21 -Green PLN2022-004 Packet Pg. 633 1.v ARTICLE 16. LIEN AND COLLECTION OF ASSESSMENTS 16.1. Assessments Are a Lien; Priority. The Association has a lien on a Unit Lot for any unpaid Assessment levied against a Unit Lot from the time the Assessment is due. A lien under this Article shall be prior to all other liens and encumbrances on a Unit Lot except (a) liens and encumbrances recorded before the recording of this Declaration; (b) a Mortgage on the Unit Lot recorded before the date on which the Assessment sought to be enforced became delinquent, EXCEPT to the extent of Assessments for Common Expenses, excluding any amounts for capital improvements, based on the periodic budgets adopted by the Association pursuant to Article 15 which would have become due during the six months immediately preceding the date of a sheriffs sale in an action for judicial foreclosure by either the Association or a Mortgagee, the date of trustee's sale in a nonjudicial foreclosure of a Mortgage, or the date of recording of the declaration of forfeiture in a proceeding by the vendor under a real estate contract, provided that the priority of the Association's lien against Unit Lots encumbered by a Mortgage held by an Eligible Mortgagee or by a Mortgagee which has given the Association a written request for a notice of delinquent Assessments shall be reduced by up to three months if and to the extent that such lien priority includes any delinquencies which relate to a period after such Mortgagee becomes an Eligible Mortgagee or has given such notice and before the Association gives such Mortgagee a written notice of the delinquency, and (c) liens for real property taxes and other governmental assessments or charges against the Unit Lot. Recording of this Declaration constitutes record notice and perfection of the lien for Assessments; however, the Association may record a notice of claim of lien for Assessments in the real property records of the county in which the Community is located. Such recording shall not constitute the written notice of delinquency to a Mortgagee referred to above. 16.2. Lien May Be Foreclosed; Judicial Foreclosure. The lien arising under this Article may be enforced judicially by the Association or its authorized representative in the manner set forth in RCW ch. 61.12 or nonjudicially in the manner set forth in Section 16.3. The Association or its authorized representative shall have the power to purchase the Unit Lot at the foreclosure sale and to acquire, hold, lease, mortgage or convey the same. Upon an express waiver in the complaint of any right to a deficiency judgment in a judicial foreclosure action, the period of redemption shall be eight months. Nothing in this Section shall prohibit the Association from taking a deed in lieu of foreclosure. Except as provided in the exception to (b) in Section 16.1, the holder of a Mortgage or other purchaser of a Unit Lot who obtains the right of possession of a Unit Lot through foreclosure or deed in lieu of foreclosure shall not be liable for any Assessments or installments thereof that became due prior to such right of possession. Such unpaid Assessments shall be deemed to be Common Expenses collectible from all the Owners, including such Mortgagee or other purchaser of the Unit Lot. Foreclosure of a Mortgage does not relieve the prior Owner of personal liability for Assessments accruing against the Unit Lot prior to the date of such sale. Declaration of Covenants, Conditions, Restrictions and Easements page 25 ND: 22630.009 4859-6394-4241v1 Exhibit 21 -Green PLN2022-004 Packet Pg. 634 1.v 16.3. Nonjudicial Foreclosure. A lien arising under this Article may be foreclosed nonjudicially in the manner set forth in RCW ch. 61.24 for nonjudicial foreclosure deeds of trust. For the purpose of preserving the Association's nonjudicial foreclosure option, this Declaration shall be considered to create a grant of each Unit Lot in trust to First American Title Insurance Company, or its successors or assigns ("Trustee"), to secure the obligations of each Unit Lot Owner ("Grantor") to the Association ("Beneficiary") for the payment of Assessments. Grantor shall retain the right to possession of Grantor's Unit Lot so long as Grantor is not in default of an obligation to pay Assessments. Trustee shall have a power of sale with respect to each Unit Lot, which becomes operative in the case of a default in a Grantor's obligation to pay Assessments. The Unit Lots are not used principally for agricultural or farming purposes. If the Association forecloses its lien nonjudicially pursuant to this Section, it shall not be entitled to the lien priority over Mortgages provided in exception (b) of Section 16.1. 16.4. Receiver During Foreclosure. From the time of commencement of an action by the Association to foreclose a lien for nonpayment of delinquent Assessments against a Unit Lot that is not occupied by Owner thereof, the Association shall be entitled to the appointment of a receiver to collect from the lessee thereof the rent for the Unit Lot as and when due. If the rent is not paid, the receiver may obtain possession of the Unit Lot, refurbish it for rental up to a reasonable standard for rental Unit Lots in this type of Community, rent the Unit Lot or permit its rental to others, and apply the rents first to the cost of the receivership and attorney fees thereof, then to the cost of refurbishing the Unit Lot, then to applicable charges, then to costs, fees, and charges of the foreclosure action, and then to the payment of the delinquent Assessments. Only a receiver may take possession and collect rents under this Section, and a receiver shall not be appointed less than 90 days after the delinquency. The exercise by the Association of the foregoing rights shall not affect the priority of preexisting liens, on the Unit Lot. 16.5. Assessments Are Personal Obligation. In addition to constituting a lien on the Unit Lot, all sums assessed by the Association chargeable to any Unit Lot, including all charges provided in this Article, shall be the personal obligation of Owner of the Unit Lot when the Assessment is made. Suit to recover personal judgment for any delinquent Assessments shall be maintainable without foreclosing or waiving the liens securing them. 16.6. Extinguishment of Lien and Personal Liability. A lien for unpaid Assessments and the personal liability for payment of Assessments is extinguished unless proceedings to enforce the lien or collect the debt are instituted within three years after the amount of the Assessments sought to be recovered becomes due. 16.7. Joint and Several Liability. In addition to constituting a lien on the Unit Lot and except as provided in Section 16.2 for a deed in lieu of foreclosure, each Declaration of Covenants, Conditions, Restrictions and Easements page 26 ND: 22630.009 4859-6394-4241v1 Exhibit 21 -Green PLN2022-004 Packet Pg. 635 1.v Assessment shall be the joint and several obligation of Owner or Owners of the Unit Lot to which the same are assessed as of the time the Assessment is due. In a voluntary conveyance, the grantee of a Unit Lot shall be jointly and severally liable with the grantor for all unpaid Assessments against the grantor up to the time of the grantor's conveyance, without prejudice to the grantee's right to recover from the grantor the amounts paid by the grantee therefor. Suit to recover a personal judgment for any delinquent Assessment shall be maintainable in any court of competent jurisdiction without foreclosing or waving the lien securing such sums. 16.8. Late Charges and Interest on Delinquent Assessments. The Association may from time to time establish reasonable late charges and a rate of interest to be charged on all subsequent delinquent Assessments or installments thereof. In the absence of another established nonusurious rate, delinquent Assessments shall bear interest from the date of delinquency at the maximum rate permitted under RCW 19.52.020 on the date on which the Assessments became delinquent. 16.9. Recovery of Attorneys' Fees and Costs. The Association shall be entitled to recover any costs and reasonable attorneys' fees incurred in connection with the collection of delinquent Assessments, whether or not such collection activities result in suit being commenced or prosecuted to judgment. In addition, the Association shall be entitled to recover costs and reasonable attorneys' fees if it prevails on appeal and in the enforcement of a judgment. 16.10. Security Deposit. An Owner who has been delinquent in paying his monthly Assessments for three of the five preceding months may be required by the Board, from time to time, to make and maintain a security deposit not in excess of three months' estimated monthly Assessments, which shall be collected and shall be subject to penalties for nonpayment as are other Assessments. The deposit shall be held in a separate fund, credited to such Owner, and may be resorted to at any time when such Owner is 10 days or more delinquent in paying Assessments. 16.11. Remedies Cumulative. The remedies provided herein are cumulative and the Board may pursue them, and any other remedies that may be available under law although not expressed herein, either concurrently or in any order. 16.12. Rent Paid to Association. If a Unit Lot is rented by its Owner to a tenant ("Tenant"), the Board may collect, and the Tenant shall pay over to the Board, so much of the rent for such Unit Lot as is required to pay any amounts due from the Owner or the Tenant to the Association hereunder, plus interest, costs, litigation expenses and attorney's fees if the same are in default over 30 days. The Tenant shall not have the right to question payment to the Board, and such payment will discharge the Tenant's duty of payment to the Owner for rent to the extent such rent is paid to the Association, but will not discharge the liability of the Owner or purchaser of the Unit Lot under this Declaration for Assessments and charges, or operate as approval of the Rental Agreement. The Board shall not exercise this power where a receiver has been Declaration of Covenants, Conditions, Restrictions and Easements page 27 ND: 22630.009 4859-6394-4241v1 Exhibit 21 -Green PLN2022-004 Packet Pg. 636 1.v appointed with respect to the Unit Lot or its Owner, nor in derogation of any right which a Mortgagee of such Unit Lot may have with respect to such rents. ARTICLE 17. ENFORCEMENT OF DECLARATION, BYLAWS AND RULES AND REGULATIONS 17.1. Rights of Action. Each Owner, the Board, and the Association shall comply strictly with this Declaration, the Bylaws, and the rules and regulations adopted pursuant thereto, as they may be lawfully amended from time to time, and the decisions of the Board. Failure to comply with any of the foregoing shall be grounds for an action to recover sums due, damages, and for injunctive relief, or any or all of them, maintainable by the Board on behalf of the Association or by an Owner. 17.2. Failure of Board to Insist on Strict Performance. The failure of the Board in any instance to (i) insist upon the strict compliance with this Declaration or the Bylaws or the rules and regulations, (ii) exercise any right contained in such documents, (iii) serve any notice or to institute any action, shall not be construed as a waiver or a relinquishment in the future of any term, covenant, condition or restriction. The receipt by the Board of payment of an Assessment from an Owner, with knowledge of a breach by Owner, shall not be a waiver of the breach. No waiver by the Board of any requirement shall be effective unless expressed in writing and signed for the Board. This Article also extends to Declarant. 17.3. Board Enforcement. The Board has the authority to enforce the Declaration, the Bylaws and the rules and regulations by imposing the remedies provided herein. After repeated violations of the Declaration, Bylaws or rules and regulations by an Owner and after an Owner's Right to Notice and Opportunity to be Heard, the Board shall have the authority to file an action for damages and for injunctive relief, including in a proper case, removal of the Owner from the Owner's Unit Lot and the authority to pursue any and all remedies available in law or equity. ARTICLE 18. TORT AND CONTRACT LIABILITY 18.1. Declarant Liability Neither the Association nor any Owner except Declarant is liable for Declarant's torts in connection with any part of the Community which Declarant has the responsibility to maintain. Otherwise, an action alleging a wrong done by the Association must be brought against the Association and not against any Owner or any officer or director of the Association. If the wrong by the Association occurred during the period of Declarant Control and the Association gives Declarant reasonable notice of and an opportunity to defend against the action, Declarant who then controlled the Association is liable to the Association or to any Owner (a) for all tort losses not covered by insurance suffered by the Association or that Owner and (b) for all costs that the Association would not have incurred but for a Declaration of Covenants, Conditions, Restrictions and Easements page 28 ND: 22630.009 4859-6394-4241v1 Exhibit 21 -Green PLN2022-004 Packet Pg. 637 1.v breach of contract, other wrongful act or omission by the Association. If Declarant does not defend the action and is determined to be liable to the Association under this Section, Declarant is also liable for all litigation expenses, including reasonable attorneys' fees, incurred by the Association in such defense. Any statute of limitations affecting the Association's right of action under this Section is tolled until the period of Declarant Control terminates. An Owner is not precluded from bringing an action contemplated by this Section because he or she is a Unit Lot Owner or a member or officer of the Association. 18.2. Limitation of Liability for Utility Failure, etc. Except to the extent covered by insurance obtained by the Board, none of the Association, the Board, or Declarant shall be liable for: the failure of any utility or other service to be obtained and paid for by the Board; or for injury or damage to person or property caused by the elements or resulting from electricity, water, rain, dust or sand that may leak or flow from outside or from any parts of the Homes, or from any of their pipes, drains, conduits, appliances or equipment or from any other place; or for inconvenience or discomfort resulting from any action taken to comply with any law, ordinance or orders of a governmental authority. No diminution or abatement of Assessments shall be claimed or allowed for any such utility or service failure, or for such injury or damage, or for such inconvenience or discomfort. 18.3. No Personal Liability. So long as a Board member, Association committee member, Association officer, or Declarant has acted in good faith, without willful or intentional misconduct, or any of their agents, upon the basis of such information as is then possessed by such person, no such person shall be personally liable to any Owner, or to any other person, including the Association, for any damage, loss or prejudice suffered or claimed on account of any act, omission, error or negligence of such person and shall be entitled to the immunities provided to officers and board members under RCW 64.90.410(b), provided that this Section shall not apply where the consequences of such act, omission, error or negligence is covered by insurance obtained by the Board or an Owner. Without limiting the foregoing this Section shall apply to limit the liability for damages or losses arising from or related to the Association or any of its agents carrying out its repair and maintenance obligations with respect to the Unit Lots and Common Elements pursuant to the terms of the Declaration. ARTICLE 19. INDEMNIFICATION Each Board member, Association committee member, Association officer, and Declarant shall be indemnified by the Association against all expenses and liabilities, including attorneys' fees, reasonably incurred by or imposed in connection with any proceeding to which such person may be a party, or in which such person may become involved, by reason of holding or having held such position, or any settlement thereof, Declaration of Covenants, Conditions, Restrictions and Easements page 29 ND: 22630.009 4859-6394-4241v1 Exhibit 21 -Green PLN2022-004 Packet Pg. 638 1.v whether or not such person holds such position at the time such expenses or liabilities are incurred, except to the extent such expenses and liabilities are covered by any type of insurance and except in such cases wherein such person is adjudged guilty of willful misfeasance in the performance of such person's duties; provided, that in the event of a settlement, the indemnification shall apply only when the Board approves such settlement and reimbursement as being for the best interests of the Association. ARTICLE 20. INSURANCE 20.1.Owner's Insurance. Each Owner shall obtain and maintain property insurance on their Unit Lot, including, but not limited to, the Home, Structures, equipment and improvements in their Unit Lot, insuring against all risks of direct physical loss commonly insured against. The total amount of insurance after application of any deductibles shall not be less than 80% of the actual cash value of the insured property at the time the insurance is purchased and at each renewal date, exclusive of land, excavations, foundations and other items normally excluded from property policies. Each Owner is hereby required to file a copy of such individual policy or policies with the Board within 30 days after purchase of such insurance, and the Board may review its effect with the Board's insurance broker, agent or carrier. If, at any time, an Owner fails to fulfill the requirements of this Section 20.1, then the Association may obtain such insurance and shall assess against such Owner a special charge for the cost of such insurance. Otherwise, any insurance policy issued to the Association does not prevent a Unit Lot Owner from obtaining insurance of the Owner's own benefit. The Association's failure to enforce this obligation does not constitute a waiver of its right to do so. 20.2. Insurance Coverage. Notwithstanding the provisions of Section 20.1, commencing not later than the time of the first conveyance of a Unit Lot to a person other than Declarant, the Association shall maintain to the extent reasonably available and subject to reasonable deductibles: 20.2.1. Property insurance on the Common Elements, insuring against risks of direct physical loss commonly insured against. The total amount of insurance after application of any deductibles shall not be less than 80% of the actual cash value of the insured property at the time the insurance is purchased and at each renewal date, exclusive of land, excavations, foundations and other items normally excluded from property policies. 20.2.2. Commercial general liability insurance, including medical payments insurance, in an amount determined by the Board covering all occurrences commonly insured against for death, bodily injury and property damage arising out of or in connection with the use, ownership or maintenance of the Common Elements and Declaration of Covenants, Conditions, Restrictions and Easements page 30 ND: 22630.009 4859-6394-4241v1 Exhibit 21 -Green PLN2022-004 Packet Pg. 639 1.v other portions of the Community for which the Association has maintenance responsibilities. 20.2.3. Workmen's compensation insurance to the extent required by applicable laws. 20.2.4. Fidelity insurance as the Board deems advisable. 20.2.5. Insurance against loss of personal property of the Association by fire, theft and other losses with deductible provisions as the Board deems advisable. 20.2.6. Such other insurance (including directors' and officers' liability) as the Board deems advisable; provided that, notwithstanding any other provisions herein, the Association shall continuously maintain in effect such casualty, flood and liability insurance and a fidelity bond meeting the insurance and fidelity bond requirements for Community projects established by HUD, FNMA, FHLMC, VA or other governmental or quasi -governmental agencies involved in the secondary mortgage market, so long as any such agency is a Mortgagee or Owner of a Unit Lot within the Community, except to the extent such coverage is not available or has been waived in writing by such agency. 20.3. Coverage Not Available. If the insurance described in Section 20.2 is not reasonably available, or is modified, cancelled or not renewed, the Association shall promptly cause notice of that fact to be sent to all Owners, to each Eligible Mortgagee and to each Mortgagee to whom a certificate of insurance has been issued at their respective last known addresses in accordance with Sections 27.1 and 27.2, as applicable. The Association in any event may carry any other insurance it deems appropriate to protect the Association or the Owners. shall: 20.4. Required Provisions. Insurance policies carried pursuant to this Article 20.4.1. Provide a standard mortgage clause or equivalent endorsement; 20.4.2. Provide that each Owner is an insured person under the policy with respect to liability arising out of the Owner's interest in the Common Elements or membership in the Association; 20.4.3. Provide that the insurer waives its right to subrogation under the policy as to any and all claims against the Association, the Owner of any Unit Lot and/or their respective agents, employees or tenants, and members of their household, and of any defenses based upon co-insurance or upon invalidity arising from the acts of the insured; 20.4.4. Provide that no act or omission by any Owner, unless acting within the scope of the Owner's authority on behalf of the Association, nor any failure of Declaration of Covenants, Conditions, Restrictions and Easements page 31 ND: 22630.009 4859-6394-4241v1 Exhibit 21 -Green PLN2022-004 Packet Pg. 640 1.v the Association to comply with any warranty or condition regarding any portion of the premises over which the Association has no direct control, will void the policy or be a condition to recovery under the policy; 20.4.5. Provide that if, at the time of loss under a policy, there is other insurance in the name of an Owner covering the same risk covered by the policy, the Association's policy provides primary insurance, and the liability of the insurer thereunder shall not be affected by, and the insurer shall not claim any right of setoff, counterclaims, apportionment, proration, contribution or assessment by reason of any other insurance obtained by or for any Owner or any Mortgagee; 20.4.6. Provide that the policy cannot be canceled or substantially modified without 10 days' prior written notice to the Association and to each Mortgagee of a first Mortgage; 20.4.7. Contain no provision (other than insurance conditions) which will prevent Mortgagees from collecting insurance proceeds; and 20.4.8. Contain, if available, an agreed amount and Inflation Guard Endorsement. 20.5. Claims Adjustment. Any loss covered by the property insurance obtained by the Association under this Article must be adjusted with the Association, but the insurance proceeds for that loss are payable to any insurance trustee designated for that purpose, or otherwise to the Association, and not to any holder of a Mortgage. The insurance trustee or the Association shall hold any insurance proceeds in trust for Unit Lot Owners and lienholders as their interests may appear. Subject to the provisions of Article 21, the proceeds must be disbursed first for the repair or restoration of the damaged property, and Unit Lot Owners and lienholders are not entitled to receive payment of any portion of the proceeds unless there is a surplus of proceeds after the property has been completely repaired or restored or the Community is terminated. 20.6. Certificate. An insurer that has issued an insurance policy under this Article shall issue certificates or memoranda of insurance to the Association and, upon written request, to any Unit Lot Owner or holder of a Mortgage. The insurer issuing the policy may not modify the amount or the extent of the coverage of the policy or cancel or refuse to renew the policy unless the insurer has complied with all applicable provisions of RCW 48.18 pertaining to cancellation or non -renewal of contracts of insurance. The insurer shall not modify the amount or the extent of the coverage of the policy, or cancel or refuse to renew the policy, without complying with the requirements of the Act. 20.7. Notification on Sale of Unit Lot. Promptly upon the conveyance of a Unit Lot, the new Unit Lot Owner shall notify the Association of the date of the conveyance and the Unit Lot Owner's name and address. The Association shall notify Declaration of Covenants, Conditions, Restrictions and Easements page 32 ND: 22630.009 4859-6394-4241v1 Exhibit 21 -Green PLN2022-004 Packet Pg. 641 1.v each insurance company that has issued an insurance policy to the Association for the benefit of the Owners under this Article 20 of the name of the new Owner and request that the new Owner be made named insured under such policy. ARTICLE 21. DAMAGE OR DESTRUCTION; RECONSTRUCTION 21.1. Definitions; Significant Damage: Repair: Emergency Work. 21.1.1. As used in this Article, the term "Significant Damage" means damage or destruction, whether or not caused by casualty, to any part of the property which the Board is responsible to maintain or repair: (a) for which funds are not available in the maintenance and repair or contingency budget of the Association to make timely repairs and (b) which has a significant adverse impact on the habitability of any Unit Lot or the ability of an Owner or Owners to use the property or any significant portion of the property for its intended purpose. 21.1.2. As used in this Article, the term "repair" means to repair, reconstruct, rebuild or restore the improvements which suffered Significant Damage to substantially the same condition in which they existed prior to the damage or destruction, with each Unit Lot and the Common and Limited Common Elements having substantially the same vertical and horizontal boundaries as before. Modifications to conform to then applicable governmental rules and regulations or available means of construction may be made. 21.1.3. As used in this Article the term "Emergency Work" shall mean that work which the Board deems reasonably necessary to avoid further damage, destruction or substantial diminution in value to the improvements and to reasonably protect the Owners from liability arising out of the condition of the property. 21.2. Initial Board Determinations. In the event of Significant Damage to any part of the Community, the Board shall promptly, and in all events within 30 days after the date of Significant Damage, or, if the Significant Damage did not occur at a particular identifiable time, after the date of its discovery, make the following determinations with respect thereto employing such advice as the Board deems advisable: 21.2.1. The nature and extent of the Significant Damage, together with an inventory of the improvements and property directly affected thereby; 21.2.2. A reasonably reliable estimate of the cost to repair the Significant Damage, which estimate shall, if reasonably practicable, be based upon a firm bid obtained from a responsible contractor; Declaration of Covenants, Conditions, Restrictions and Easements page 33 ND: 22630.009 4859-6394-4241v1 Exhibit 21 -Green PLN2022-004 Packet Pg. 642 1.v 21.2.3. The anticipated insurance proceeds, if any, to be available from insurance covering the loss based on the amount paid or initially offered by the insurer; 21.2.4. The amount, if any, that the estimated cost of repair exceeds the anticipated insurance proceeds therefor and the amount of Assessment to each Unit Lot if such excess was paid as a Common Expense and specially assessed against all of the Unit Lots in proportion to their Allocated Interest in the Common Elements; and 21.2.5. The Board's recommendation as to whether such Significant Damage should be repaired. 21.3. Notice of Damage or Destruction. The Board shall promptly, and in all events within 30 days after the date of Significant Damage, provide each Owner and each first Mortgagee with a written notice summarizing the initial Board determination made under Section 21.2. If the Board fails to do so within said 30 days, then any Owner or Mortgagee may make the determination required under Section 21.2 and give the notice required under this Section. 21.4. General Provisions. 21.4.1. Duty to Restore. Any portion of the Community which the Association is responsibe for insuring that is Significantly Damaged shall be repaired promptly by the Association unless: (a) the Community is terminated; (b) repair would be illegal under any state or local health or safety statute or ordinance; or (c) 80% of the Owners, including every Owner of a Unit Lot or assigned Limited Common Element which will not be repaired, vote not to repair. Even if the Significant Damage is not to be repaired, the Board shall still have authority to perform emergency work. The cost of repair in excess of insurance proceeds and reserves is a Common Expense. 21.4.2. Restoration in accordance with Declaration. Any restoration or repair of the Community after a partial condemnation or damage due to an insurable hazard shall be substantially in accordance with the Declaration, the Map and original specifications unless consent is obtained from Eligible Mortgagees of Unit Lots to which at least 5 1 % of the votes of Unit Lots subject to Mortgages held by Eligible Mortgagees are allocated. 21.4.3. Damage Not Restored. If all or any portion of the damaged portions of the Community are not repaired (regardless of whether such damage is Significant): (a) the insurance proceeds attributable to the damaged Common Elements shall be used to restore the damaged area to a condition compatible with the remainder of the Community; (b) the insurance proceeds attributable to Unit Lots (if any) and Limited Common Elements which are not repaired shall be distributed to the Owners of those Unit Lots and the Owners of the Unit Lots to which those Limited Common Elements were allocated, or to lienholders, as their interests may appear; and (c) the remainder of the proceeds shall be distributed to all the Unit Lot Owners or lienholders, as their Declaration of Covenants, Conditions, Restrictions and Easements page 34 ND: 22630.009 4859-6394-4241v1 Exhibit 21 -Green PLN2022-004 Packet Pg. 643 1.v interests may appear, in proportion to the Allocated Interests in the Common Elements of all Unit Lots. 21.4.4. Reallocation. If the Owners vote not to repair any Home for which it has insurance obligations hereunder (if any), that Unit Lot's Allocated Interests are automatically reallocated upon the vote as if the Unit Lot had been condemned under Article 22, and the Association promptly shall prepare, execute and record an amendment to the Declaration reflecting the reallocations. 21.5. Restoration by Board. If the damage (regardless of whether such damage is Significant) is to be repaired pursuant to Section 21.4, then: 21.5.1. Contract and Contractors. The Board shall have the authority to employ architects and attorneys, advertise for bids, let contracts to contractors and others, and take such other action as is reasonably necessary to effectuate the repair and restoration. Contracts for such repair and restoration shall be awarded when the Board, by means of insurance proceeds and sufficient Assessments, has provision for the cost thereof. The Board may further authorize the insurance carrier to proceed with repair upon satisfaction of the Board that such work will be appropriately carried out. 21.5.2. Insurance Trustee. The Board may enter into a written agreement in recordable form with any reputable financial institution, trust or escrow company that such firm or institution shall act as an insurance trustee to adjust and settle any claim for a loss in excess of $50,000, or for such firm or institution to collect the insurance proceeds and carry out the provisions of this Article. 21.6. Decision to Terminate. In the event of a decision to terminate the Community and not repair and restore damage and destruction, the Board may nevertheless expend such of the insurance proceeds and funds of the Association as the Board deems reasonably necessary for Emergency Work (which Emergency Work may include but is not necessarily limited to removal of the damaged or destroyed improvements and clearing, filling and grading the real property), and the remaining funds, if any, and property shall thereafter be held and distributed as provided in RCW 64.90.290. ARTICLE 22. CONDEMNATION 22.1. In General. If a Unit Lot is acquired by condemnation, or if part of a Unit Lot is acquired by condemnation leaving the Unit Lot Owner with a remnant of a Unit Lot which may not practically or lawfully be used for any purpose permitted by the Declaration, the award must compensate the Owner for the Owner's Unit Lot and its appurtenant interest in the Common Elements, whether or not any Common Elements are acquired. Upon acquisition, unless the decree otherwise provides, that Unit Lot's Allocated Interests are automatically reallocated to the remaining Unit Lots in Declaration of Covenants, Conditions, Restrictions and Easements page 35 ND: 22630.009 4859-6394-4241v1 Exhibit 21 -Green PLN2022-004 Packet Pg. 644 1.v proportion to the respective Allocated Interests of those Unit Lots before the taking, and the Association shall promptly prepare, execute and record an amendment to the Declaration reflecting the reallocations. Any remnant of a Unit Lot remaining after part of a Unit Lot is taken under this Section is thereafter a Common Element. 22.2. Partial Unit Lot Condemnation. Except as provided in Section 22.1, if part of a Unit Lot is acquired by condemnation, the award must compensate the Unit Lot Owner for the reduction in value of the Unit Lot and its appurtenant interest in the Common Elements, whether or not any Common Elements are acquired. Upon acquisition, unless the decree otherwise provides: (a) that Unit Lot's Allocated Interests are reduced in proportion to the reduction in the size of the Unit Lot and/or Home (as the case may be), and (b) the portion of the Allocated Interests divested from the partially acquired Unit Lot are automatically reallocated to that Unit Lot and the remaining Unit Lots in proportion to the respective Allocated Interests of those Unit Lots before the taking, with the partially acquired Unit Lot participating in the reallocation on the basis of its reduced allocated Interests. 22.3. Common Element Condemnation. If part of the Common Elements is acquired by condemnation, the portion of the award attributable to the Common Elements taken shall be paid to the Owners based on their respective Allocated Interests in the Common Elements. Any portion of the award attributable to the acquisition of a Limited Common Element must be equally divided among the Owners of the Unit Lots to which that Limited Common Element was allocated at the time of acquisition. 22.4. Recording of Judgment. The court judgment shall be recorded in the county in which the Community is located. 22.5. Association to Represent Owners. The Association shall represent the Unit Lot Owners in any proceedings, negotiations, settlements or agreements regarding a condemnation of any part of the Community, and any condemnation proceeds shall be payable to the Association for the benefit of the Owners of affected Unit Lots and their Mortgagees. Should the Association not act on the Owner's behalf in a condemnation process, the affected owners may individually or jointly act on their own behalf. Ownership of condemnation proceeds, as between the Owners and Mortgagees of the affected Unit Lots, shall be controlled by the terms of the mortgage agreements between the respective owners and their Mortgagees. ARTICLE 23. EASEMENTS 23.1. In General. Each Owner has an easement in the Common Elements for access to such Owner's Unit Lot, subject to applicable rules and regulations of the Association or permitted conveyances or encumbrances of such Common Elements. Each Unit Lot has an easement for ingress to and egress from the Unit Lot and an easement in and through each other Unit Lot and the Common Elements and Limited Declaration of Covenants, Conditions, Restrictions and Easements page 36 ND: 22630.009 4859-6394-4241v1 Exhibit 21 -Green PLN2022-004 Packet Pg. 645 1.v Common Elements for all support elements and utility, wiring, heat, and service elements, and for reasonable access thereto, as required to effectuate and continue proper operation of the Community. Such easements are perpetual and appurtenant to each Unit Lot. 23.2. Encroachments. To the extent not provided by the definition of "Unit Lot" in the Declaration and in WUCIOA, each Unit Lot and all Common Elements and Limited Common Elements are hereby declared to have an easement over all adjoining Unit Lots and Common and Limited Common Elements for the purpose of accommodating any present or future encroachment as a result of engineering errors, construction, reconstruction, repairs, settlement, shifting or movement of any portion of the property, or any other similar cause, and any encroachment due to building overhang or projection. There shall be valid easements for the maintenance of the encroaching Unit Lots and Common Elements and Limited Common Elements so long as the encroachments shall exist, and the rights and obligations of Owners shall not be altered in any way by the encroachment; provided, however, that in no event shall a valid easement for encroachment be created in favor of a Unit Lot if the encroachment was caused by the willful act with full knowledge of Owner. The encroachments described in this Section shall not be construed to be encumbrances affecting the marketability of title to any Unit Lot. 23.3. Easements Reserved by Declarant. Declarant reserves an easement over, across, and through the Unit Lots, Common Elements and Limited Common Elements of the Community for the purposes of completing any unfinished Homes or other improvements, exhibiting and preparing Homes for sale, making repairs required pursuant to any contract of sale, and discharging Declarant's obligations or exercising Special Declarant Rights. Declarant further reserves mutual nonexclusive easements over, across, and through the Common Elements of the Community (i.e., the real property described in Schedule A, as it may from time to time be amended by Declarant) for the benefit of Declarant and its successors and assigns, the Association, and all Owners of Unit Lots in the Community for ingress to and egress to the Community, the right to have access to and to tie into and utilize any water, sanitary sewer, storm sewer, electricity, gas, telephone, cable, television, or other utility lines now or hereafter established in the Community. 23.4. Utility Easements Granted by Declarant. Declarant grants to each company or municipality providing utility services to the Community or to Owners of Unit Lots in the Community an easement for the installation, construction, maintenance, repair, and reconstruction of all utilities serving the Community or Owners, including, without limitation, such utility services as gas, water, sanitary sewer, storm sewer, electricity, cable television and telephone, and an easement for access over and under the Common Elements of the Community to the utility service facilities. Declaration of Covenants, Conditions, Restrictions and Easements page 37 ND: 22630.009 4859-6394-4241v1 Exhibit 21 -Green PLN2022-004 Packet Pg. 646 1.v 23.5. Maintenance Easement. The Association is hereby granted an easement over, across and through the Common Elements and Unit Lots of the Community for the right to install, maintain and/or replace the exterior of the Homes and other Structures, landscaping, or any other items in accordance with Section 9.3. Any such work undertaken by the Association shall be done in a good and workmanlike manner. 23.6. Utility and Repair Easements. Each Unit Lot (the "Owner's Unit Lot") shall have a nonexclusive easement over the other Unit Lots ("Other Unit Lots") for all existing utility lines that serve the Owner's Unit Lot and for a right of access to the utility lines serving the Owner's Unit Lot for the purpose of repair and replacement, and shall include such additional area as is necessary to facilitate its intended purposes, provided the Owner promptly restores the other Unit Lot(s) to its prior condition. In addition, each Unit Lot shall have a nonexclusive easement over that portion of any Other Unit Lots that (i) lie outside of the Home Footprint of the Homes located within such Other Unit Lots and (ii) are adjacent to the boundary of the Owner's Unit Lot for the purposes of accessing the Home in the Owner's Unit Lot for repair and maintenance of the Home, if reasonably necessary, provided the Owner promptly restores the Other Unit Lot(s) to their prior condition. 23.7. Easement for Association. There is hereby reserved to Declarant and the Association for the benefit of the Owners, or their duly authorized agents and representatives, over and across and through all portions of the Community, such easements as are necessary to perform the duties and obligations of the Association as set forth herein. Without limiting the generality of the foregoing, such easements include an easement over, under and across the Community for maintenance, repair and replacement, as applicable, of all Common Elements, exterior Structures, exteriors of Homes, landscaping, and any related maintenance, repair and replacement obligations of the Association hereunder. The Declarant's easement under this Section automatically terminates when the Declarant no longer owns a Unit Lot in the Community. 23.8. Access Easement. There is hereby declared and granted to the Owners of the Unit Lot a perpetual, non-exclusive easement for pedestrian and vehicular access, ingress, and egress over, under, through, across and upon, that portion of the Property more particularly described in the Map as the "Private Ingress, Egress & Utilities Easement" (the "Access Easement"). 23.9. Waste Storage Easement. There is hereby declared and granted to the Owners of Unit Lots a nonexclusive easement for the placement and storage of waste containers over that portion of the Access Easement required for waste pick-up. Owner shall place the waste containers in the designated pick-up location on the day or days designated for waste pickup. Declaration of Covenants, Conditions, Restrictions and Easements page 38 ND: 22630.009 4859-6394-4241v1 Exhibit 21 -Green PLN2022-004 Packet Pg. 647 1.v 23.1. Common Element Easement. Each Unit Lot is hereby granted a perpetual, non-exclusive easement for community use and pedestrian access, ingress, and egress through, across and upon, Tract A and Tract B as shown on the Map. ARTICLE 24. PROCEDURES FOR SUBDIVIDING 24.1. Subdivision of Unit Lots. No Unit Lot shall be subdivided either by agreement or legal proceedings, unless otherwise provided by an amendment to this Declaration. 24.2. Relocation of Boundaries. 24.2.1. Adjoining Unit Lots. The boundaries between adjoining Unit Lots may be relocated upon application to the Board by Owners of those Unit Lots and approval by the Board under this Section 24.2.1. The application must include plans showing the relocated boundaries and such other information as the Board may require. If the Unit Lot Owners of the adjoining Unit Lots have specified a reallocation between their Unit Lots of their Allocated Interests, the application must state the proposed reallocations. Unless the Board determines, after receipt of all required information, that the reallocations are unreasonable or that the proposed boundary relocation does not comply with the Declaration, WUCIOA, or other provisions of law, the Board must approve the application and prepare any amendments to the Declaration and Map in accordance with the requirements of Section 24.2.3. 24.2.2. Unit Lots and Common Elements. Boundaries between Unit Lots and Common Elements may be relocated to incorporate Common Elements within a Unit Lot by an amendment to the Declaration upon application to the Association by the Unit Lot Owner of the Unit Lot who proposes to relocate a boundary. The amendment may be approved only if the Unit Lot Owner of the Unit Lot, the boundary of which is being relocated, and persons entitled to cast at least 67% of the votes in the Association, including 67% of the votes allocated to Unit Lots not owned by the Declarant, agree. The Association may require payment to the Association of a one-time fee or charge or continuing fees or charges payable by the Unit Lot Owners of the Unit Lots whose boundaries are being relocated to include Common Elements. 24.2.3. Preparation of Amendments to Declaration and Map. The Association must prepare any amendment to the Declaration in accordance with RCW 64.90.225 and any amendment to the Map in accordance with RCW 64.90.245 necessary to show or describe the altered boundaries of affected Unit Lots and their dimensions and Identifying Numbers. The amendment to the Declaration must be executed by the Unit Lot Owner of the Unit Lot, the boundaries of which are being relocated, and by the Association, contain words of conveyance between them, and be recorded in the names of the Unit Lot Owner or Owners and the Association, as grantor Declaration of Covenants, Conditions, Restrictions and Easements page 39 ND: 22630.009 4859-6394-4241v1 Exhibit 21 -Green PLN2022-004 Packet Pg. 648 1.v or grantee, as appropriate and as required under RCW 64.90.285(3). The amendments are effective upon recording 24.2.4. Costs for Amendments. All costs, including reasonable attorneys' fees, incurred by the Association for preparing and recording amendments to the Declaration and Map under this Section must be assessed to the Unit Lot, the boundaries of which are being relocated. ARTICLE 25. AMENDMENT OF DECLARATION, MAP, ARTICLES OR BYLAWS 25.1. Procedures. Except in cases of amendments that may be executed by Declarant under the Declaration or WUCIOA, this Declaration, the Map, the Articles, and the Bylaws may be amended only by vote or agreement of Owners, as specified in this Article. An Owner may propose amendments to this Declaration or the Map, the Articles or the Bylaws to the Board. A majority of the members of the Board may cause a proposed amendment to be submitted to the members of the Association for their consideration. If an amendment is proposed by Owners with 20% or more of the votes in the Association, then, irrespective of whether the Board concurs to the proposed amendment, it shall be submitted to the members of the Association for their consideration at their next regular or special meeting for which timely notice must be given. Notice of a meeting at which an amendment is to be considered shall include the text of the proposed amendment. Amendments may be adopted at a meeting of the Association or by written consent of the requisite number of persons entitled to vote, after notice has been given to all persons (including Eligible Mortgagees) entitled to receive notices. Upon the adoption of an amendment and the obtaining of any necessary consents of Eligible Mortgagees as provided below, amendment to the Declaration or the Map will become effective when it is recorded or filed in the real property records of Snohomish County. The amendment shall be indexed in the name of the Community and shall contain a cross-reference by recording number to the Declaration and each previously recorded amendment thereto. Such amendments shall be prepared, executed, recorded, and certified on behalf of the Association by any officer of the Association designated for that purpose or, in the absence of designation, by the president of the Association. No action to challenge the validity of an amendment adopted by the Association pursuant to this Article may be brought more than one year after the amendment is recorded. An amendment to the Articles shall be effective upon filing the amendment with the Secretary of State. An amendment to the Bylaws shall be effective upon adoption. 25.2. Percentages of Consent Required. Except as otherwise provided in Article 21 and Article 22 in the case of damage or condemnation of the property, the percentages of consent of Owners and Mortgagees required for adoption of amendments to the Declaration, the Map, the Articles, and the Bylaws are as follows: Declaration of Covenants, Conditions, Restrictions and Easements page 40 ND: 22630.009 4859-6394-4241v1 Exhibit 21 -Green PLN2022-004 Packet Pg. 649 1.v 25.2.1. The consent of Owners holding at least 67% of the votes in the Association and the consent of Eligible Mortgagees of Unit Lots to which at least 51 % of the votes of Unit Lots subject to Mortgages held by Eligible Mortgagees are allocated shall be required to materially amend any provisions of the Declaration, the Map, the Articles or the Bylaws, or to add any material provisions thereto, which establish, provide for, govern or regulate any of the following (a) voting rights; (b) Assessments, Assessment liens or subordination of such liens; (c) reserves for maintenance, repair or replacement of the Common Elements; (d) responsibility for maintenance and repair of any portion of the Community; (e) rights to use Common Elements and Limited Common Elements; (f) reallocation of interests in Common Elements or Limited Common Elements or rights to their use; (g) redefinition of any Unit Lot boundaries; (h) convertibility of Unit Lots into Common Elements or Limited Common Elements, Common Elements or Limited Common Elements into Unit Lots or Common Elements into Limited Common Elements; (i) expansion or contraction of the Community or the addition, annexation or withdrawal of property to or from the Community; 0) hazard or fidelity insurance requirements; (k) imposition of any restrictions on leasing of Unit Lots; (1) imposition of any restriction on the right of an Owner to sell or transfer a Unit Lot; (m) establishment of self -management of the Community after professional management has been required by HUD, FNMA, VA, FHLMC or other similar agency or corporation or by an Eligible Mortgagee; (n) restoration or repair (after damage or partial condemnation) in a manner other than specified in the Declaration or the Map; or (o) any provisions that are for the express benefit of holders of first Mortgages. 25.2.2. An amendment that creates or increases Special Declarant Rights, increases the number of Unit Lots, changes the boundaries of any Unit Lot, the Allocated Interests of a Unit Lot, or the uses to which any Unit Lot is restricted shall require the vote or agreement of the Owner of each Unit Lot particularly affected, Declarant (if Declarant owns a Unit Lot or has the rights to exercise any Special Declarant Rights) and Owners having at least 90% of the votes in the Association other than Declarant, and Project Mortgagee. 25.2.3. In addition to the foregoing requirements, the consent of Declarant and the Project Mortgagee shall be required for any amendment to Article 10, Section 13.1, Section 13.2, Section 18.1, Section 18.3 or Article 19 relating to Declarant. 25.2.4. All other amendments shall be adopted if consented to by Owners holding at least 67% of the votes in the Association. 25.2.5. An Eligible Mortgagee or Mortgagee who receives a written request to consent to an amendment who does not deliver or post to the requesting party a negative response within 60 days shall be deemed to have consented to such request. 25.2.6. If the Community has received a project approval from the VA, the approval of the VA will be required for any amendment to the Declaration, Articles, Bylaws or Map adopted prior to the Transition Date. Declaration of Covenants, Conditions, Restrictions and Easements page 41 ND: 22630.009 4859-6394-4241v1 Exhibit 21 -Green PLN2022-004 Packet Pg. 650 1.v 25.3. Limitations on Amendments. No amendment may restrict, eliminate or otherwise modify any Development Right or Special Declarant Right provided in this Declaration without the consent of Declarant and Project Mortgagee and no amendment may restrict, eliminate or otherwise modify any right granted to Project Mortgagee without the consent of Project Mortgagee. 25.4. Unilateral Corrections by Declarant. In accordance with RCW 64.90.285(10), upon 30 days' advance notice to Owners, Declarant may, without a vote of the Unit Lot Owners or approval by the Board, unilaterally adopt, execute, and record a corrective amendment or supplement to the Governing Documents to correct a mathematical mistake, an inconsistency or a scrivener's error, or clarify an ambiguity in the Governing Documents, within 5 years after the recordation or adoption of the Governing Document containing or creating the mistake, inconsistency, error or ambiguity. 25.5. Unilateral Corrections By Board. Upon 30 days' advance notice to Owners, the Association may, upon a vote of two-thirds of the members of the Board, without a vote of the Unit Lot Owners, adopt, execute, and record an amendment to the Declaration for the purposes described in RCW 64. 90.285(11). ARTICLE 26. TERMINATION OF COMMUNITY 26.1. Action Required. Except as provided in Article 21 and Article 22, the Community may be terminated only by agreement of Owners of Unit Lots to which at least 80% of the votes in the Association are allocated and with the consent of Eligible Mortgagees of Unit Lots to which at least 51 % of the votes of Unit Lots subject to Mortgages held by Eligible Mortgagees are allocated and in accordance with WUCIOA; provided that the consent of Eligible Mortgagees of Unit Lots to which at least 67% of the votes of Unit Lots subject to Mortgages held by Eligible Mortgagees are allocated is required to terminate the Community for reasons other substantial destruction or a substantial taking in condemnation of the Property. An Eligible Mortgagee who receives a written request to consent to termination who does not deliver or post to the requesting party a negative response within 60 days shall be deemed to have consented to such request, provided the request was delivered by certified or registered mail, return receipt requested. 26.2. WUCIOA Governs. The provisions of WUCIOA relating to termination of a Community contained in RCW 64.90.290 as it may be amended, shall govern the termination of the Community, including, but not limited to, the disposition of the real property in the Community and the distribution of proceeds from the sale of that real property. 26.3. Covenants Running with Land. This Declaration (until terminated as provided above) shall be operative as covenants running with the land, or equitable Declaration of Covenants, Conditions, Restrictions and Easements page 42 ND: 22630.009 4859-6394-4241v1 Exhibit 21 -Green PLN2022-004 Packet Pg. 651 1.v servitudes, binding on Declarant, its successors and assigns, and all subsequent owners of all or any portion of the real property made subject to this Declaration, together with their grantees, successors, heirs, executors, administrators, devisees or assigns, supplementing and interpreting WUCIOA, and operating independently of WUCIOA should WUCIOA be, in any respect, inapplicable. ARTICLE 27. NOTICES 27.1. Form and Delivery of Notice. Except as otherwise provided in the Declaration, all notices, demands, bills, statements, or other communications under the Declaration or these Bylaws shall be in writing. 27.1.1. Tangible Medium. Notice provided in a tangible medium may be transmitted by mail, private carrier, or personal delivery; telegraph or teletype; or telephone, wire, or wireless equipment that transmits a facsimile of the notice. (a) Notice in a tangible medium to the Association or to a committee may be addressed to the Association's registered agent at its registered office, to the Association at its principal office shown in its most recent annual report or provided by notice to the Owners, or to the president or secretary of the Association at the address shown in the Association's most recent annual report or provided by notice to the Owners. (b) Notice in a tangible medium to an Owner must be addressed to the address of the Unit Lot of such Owner unless the Owner has requested in writing, delivered to the Association that notices be sent to an alternate address or by other method allowed by law and the Governing Documents. 27.1.2. Electronic Transmission. (a) Notice to Owners or directors by electronic transmission is effective only upon Owners and directors who have consented in writing to receive electronically transmitted notices under WUCIOA and have designated in the consent the address, location, or system to which such notices may be electronically transmitted, provided that such notice otherwise complies with any other requirements of WUCIOA and applicable law. (b) Notice to Owners or directors under this Section 27.1.2 includes material that WUCIOA or the Governing Documents requires or permits to accompany the notice. (c) An Owner or director who has consented to receipt of electronically transmitted notices may revoke this consent by delivering a written revocation to the Association. Declaration of Covenants, Conditions, Restrictions and Easements page 43 ND: 22630.009 4859-6394-4241v1 Exhibit 21 -Green PLN2022-004 Packet Pg. 652 1.v (d) The consent of any Owner or director is revoked if. The Association is unable to electronically transmit two consecutive notices given by the Association in accordance with the consent, and this inability becomes known to the secretary of the Association or any other person responsible for giving the notice. The inadvertent failure by the Association to treat this inability as a revocation does not invalidate any meeting or other action. (e) Notice to Owners or directors who have consented to receipt of electronically transmitted notices may be provided by posting the notice on an electronic network and delivering to the Owner or director a separate record of the posting, together with comprehensible instructions regarding how to obtain access to the posting on the electronic network. (f) Notice to an Association in an electronic transmission is effective only with respect to an Association that has designated in a record an address, location, or system to which the notices may be electronically transmitted. 27.1.3. Alternative Methods. Notice may be given by any other method reasonably calculated to provide notice to the recipient. 27.1.4. Effectiveness. Notice is effective as follows: (a) Notice provided in a tangible medium is effective as of the date of hand delivery, deposit with the carrier, or when sent by fax. (b) Notice provided in an electronic transmission is effective as of the date it: (y) is electronically transmitted to an address, location, or system designated by the recipient for that purpose; or (z) has been posted on an electronic network and a separate record of the posting has been sent to the recipient containing instructions regarding how to obtain access to the posting on the electronic network. 27.1.5. Failure to Deliver. The ineffectiveness of a good -faith effort to deliver notice by an authorized means does not invalidate action taken at or without a meeting. 27.2. Notices to Eligible Mortgagees. An Eligible Mortgagee is a Mortgagee that has filed with the secretary of the Board a written request that it be given copies of the notices listed below and shall also mean the Project Mortgagees with respect to Unit Lots owned by Declarant upon which it has a Mortgage. The request must state the name and address of the Eligible Mortgagee and the Identifying Number or address of the Unit Lot on which it has (or insures or guarantees) a Mortgage. Until such time thereafter that the Eligible Mortgagee withdraws the request or the Mortgage held, insured or guaranteed by the Eligible Mortgagee is satisfied, the Board shall send to the Eligible Mortgagee timely written notice of (a) any proposed amendment of this Declaration or Map effecting a change in (1) the boundaries of any Unit Lot and (2) the Declaration of Covenants, Conditions, Restrictions and Easements page 44 ND: 22630.009 4859-6394-4241v1 Exhibit 21 -Green PLN2022-004 Packet Pg. 653 1.v exclusive easement rights, if any, appertaining to any Unit Lot, (3) the interest in the Common Elements or the liability for Common Expenses of any Unit Lot, (4) the number of votes in the Association allocated to any Unit Lot, or (5) the purposes to which a Unit Lot or the Common Elements are restricted; (b) any proposed termination of Community status, transfer or mortgage of any part of the Common Elements, or termination of professional management of the Community; (c) any condemnation loss or casualty loss that affects a material portion of the Community or that affects any Unit Lot on which an Eligible Mortgagee has a first Mortgage; (d) any delinquency that has continued for 60 days in the payment of Assessments or charges owed by an Owner of a Unit Lot on which an Eligible Mortgagee had a Mortgage; (e) any lapse, cancellation or material modification of any insurance policy maintained by the Association pursuant to Article 20; (f) any proposed action that would require the consent of a specified percentage of Eligible Mortgagees pursuant to this Declaration, the Articles or Bylaws; and (g) any proposed special Assessment or supplemental budget. ARTICLE 28. SEVERABILITY The provisions of this Declaration shall be independent and severable, and the unenforceability of any one provision shall not affect the enforceability of any other provision, if the remaining provision or provisions comply with WUCIOA. ARTICLE 29. EFFECTIVE DATE This Declaration shall take effect upon recording. ARTICLE 30. ASSIGNMENT BY DECLARANT Declarant reserves the right to assign, transfer, sell, lease or rent all or a portion of the property then owned by it and reserves the right to assign all or any of its rights, duties, and obligations created under this Declaration. [Remainder of the page blank; signature on following page.] Declaration of Covenants, Conditions, Restrictions and Easements page 45 ND: 22630.009 4859-6394-4241v1 Exhibit 21 -Green PLN2022-004 Packet Pg. 654 1.v EXECUTED AS of . 2022. DECLARANT: Fernandez & Barnes LLC, a Washington limited liability company By: Name: Leandro Fernandez Its: Manager STATE OF WASHINGTON ss. COUNTY OF This record was acknowledged before me on , 2022, by Leandro Fernandez as Manager of Fernandez & Barnes LLC, a Washington limited liability company. [Stamp Below] Signature NOTARY PUBLIC in and for the State of Washington My Commission Expires Declaration of Covenants, Conditions, Restrictions and Easements page 46 ND: 22630.009 4859-6394-4241v1 Exhibit 21 -Green PLN2022-004 Packet Pg. 655 1.v SCHEDULE A Greenwalk Park, a Plat Community THAT PORTION OF THE NORTH HALF OF THE NORTHWEST QUARTER OF THE SOUTHWEST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 25. TOWNSHIP 27 NORTH RANGE 3 EAST, W.M . IN SNOHOMISH COUNTY WASHINGTON DESCRIBED AS FOLLOWS BEGINNING AT THE NORTHWEST CORNER OF SAID NORTH HALF OF THE NORTHWEST QUARTER OF THE SOUTHWEST QUARTER OF THE SOUTHWEST QUARTER; 714ENCE SOUTH. ALONG THE WEST LINE THEREOF 321.83 FEET. THENCE EAST, 300 FEET. MORE OR LESS, TO A POINT WHICH IS 300 FEET EAST AND 321.03 FEET SOUTH OF THE NORTHWEST CORNER OF THE SOUTHWEST QUARTER OF THE SOUTHWEST QUARTER, THENCE NORTH 41'28'23' EAST, TO THE SOUTHERLY BOUNDARY OF TRACT CONVEYED TO STATE OF WASHINGTON BY DEED RECORDED NOVEMBER 2. 1977 UNDER RECORDING NO, 21711 13; THENCE NORTHWESTERLY ALONG SOUTHERLY LINE OF TRACT, AS C04VEYED TO STATE OF WASHINGTON TO THE NORTH LINE OF THE SOUTHWEST QUARTER OF THE SOUTHWEST QUARTER; THENCE WEST, ALONG SAID NORTH LINE TO A POINT OF BEGINNING EXCEPT THE NORTH 35 FEET THEREOF. SITUATE IN THE COUNTY OF SNOHOMISH. STATE OF WASHINGTON \p THAT PORTION OF THE NORTHWEST QUARTER OF THE SOUTHWEST QUAR`ER OF THE SOUTHWEST QUARTER OF SECTION 25, TOWNSHIP 27 NORTH, RANGE 3 EAST. W M., DESCRIBED AS FOLLOWS' COMMENCING AT THE NORTHWEST CORNER OF SAID NORTHWEST QUARTER OF THE SOUTHWEST OUARTER OF THE SOUTHWEST QUARTER; THENCE SOUTH 01*11'380 WEST, A DISTANCE OF 321.93 FEET ALONG THE WEST LINE OF THE NORTHWEST QUARTER OF THE SOUTHWEST QUARTER OF THE SOUTHWEST QUARTER OF SAID SECTION 25; THENCE SOUTH 88'21'06` EAST, A DISTANCE OF 300 FEET TO THE POINT OF BEGINNING; THENCE CONTINUING SOUTH 88'21'06' EAST, A DISTANCE OF 28.61 FEET TO A POINT ON A 4 FOOT CHAIN LINK FENCE BEARING NORTH 01.11'11" EAST; THENCE ALONG SAID 4 FOOT CHAIN LINK FENCE AT A BEARING OF NORTH 01'11'i I'EAST, A DISTANCE OF 4.75 FEET TO THE CORNER OF SAID FENCE. THENCE ALONG SAID 4 FOOT CHAIN LINK FENCE AT A BEARING OF NORTH 88.42'%, EAST, A DISTANCE OF 129.59 FEET TO THE INTERSECTION OF A S FOOT WOOD FENCE BEARING NORTH 30'29'51" EAST; THENCE FOLLOWING SAID 5 FOOT WOOD FENCE AT A BEARING OF NORTH 30'29'51` EAST, A DISTANCE Of 194.48 FEET TO THE INTERSECTION WITH THE SOUTHWESTERLY MARGIN OF SR-104; THENCE ALONG SAID RIGH'-OF-WAY LINE NORTH 62'46'18' WEST, A DISTANCE OF 44 17 FEET; THENCE CONTINUING ALONG SAID RIGHT-OF-WAY LINE NORTH 60'27'48- WEST, A DISTANCE OF 37.64 FEET; THENCE SOUTH 41.433V WEST, A DISTANCE OF 277.82 FEET TO THE POINT OF BE04NNINQ. (ALSO KNOWN AS LOT 1, BOUNDARY LINE AGREEMENT AND SURVEY RECORDED AUGUST 14. 2000. UNDER SNOHOMISH COUNTY RECORDING NUMBER 200808145058). SITUATE IN THE COUNTY OF SNOHOMISH. STATE OF WASHINGTON. Declaration of Covenants, Conditions, Restrictions and Easements Schedule A ND: 22630.009 4859-6394-4241v1 Exhibit 21 - Green PLN2022-004 Packet Pg. 656 1.v SCHEDULE B UNIT LOT DATA, ALLOCATED INTERESTS, PARKING AND STORAGE Unit Lot Home Unit Lot Address Unit Lot Data' 2 Area Area Allocated Parking6 (Sq. Ft.)' (Sq. Ft.)' Interests Unit Lot 1 540 Edmonds Way A 5 BD, 3 BA, 0 F 8,650 2,907 1/16 Garage Edmonds, WA 98020 Unit Lot 2 540 Edmonds Way B 4 BD, 2.5 BA, 0 F 8,685 2,753 1/16 Garage Edmonds, WA 98020 Unit Lot 3 540 Edmonds Way C 5 BD, 3 BA, 0 F 8,801 3,223 1/16 Garage Edmonds, WA 98020 Unit Lot 4 540 Edmonds Way D 5 BD, 3 BA, 0 F 8,695 3,223 1/16 Garage Edmonds, WA 98020 Unit Lot 5 540 Edmonds Way E 5 BD, 3.5 BA, 0 F 7,213 3,686 1/16 Garage Edmonds, WA 98020 Unit Lot 6 540 Edmonds Way F 5 BD, 3.5 BA, 0 F 7,338 3,601 1/16 Garage Edmonds, WA 98020 Unit Lot 7 540 Edmonds Way G 5 BD, 3.5 BA, 0 F 7,289 3,686 1/16 Garage Edmonds, WA 98020 Unit Lot 8 540 Edmonds Way H 5 BD, 3.5 BA, 0 7,187 3,601 1/16 Garage Edmonds, WA 98020 ' Legend: BD - bedroom BA — bathroom F — gas fireplace 2 Boundaries of Unit Lots are "planes in space" as shown on the Map and include all Homes and Structures now or hereafter constructed within the Unit Lot. Accordingly, the Unit Lots are not located on a floor or level of a building. 3 The square footage of each Unit Lot refers the single, horizontal plane in space of the Unit Lot bounded by the exterior boundaries of such Unit Lot, as shown in plan format on the Map. 4 The square footage of each Home located within a Unit Lot refers to the living areas of the Home located within the "air space" Unit Lot, and does not include the exterior portions of such Unit Lot, nor any patios or garage areas. 5 See Section 6.4 for method of calculation. 6 There are no Limited Common Element parking spaces. Parking for Unit Lots is located in the garages located within such Unit Lots. See ARTICLE 8 of the Declaration. Declaration of Covenants, Conditions, Restrictions and Easements Schedule B ND: 22630.009 4859-6394-4241v1 Exhibit 21 -Green PLN2022-004 Packet Pg. 657 1.v Unit Lot Home Unit Lot Address Unit Lot Data',' Area Area Allocated Parking6 (Sq. Ft.)' (Sq. Ft.)' Interests5 Unit Lot 9 550 Edmonds Way A 5 BD, 4 BA, 0 F 6,939 3,607 1/16 Garage Edmonds, WA 98020 Unit Lot 10 550 Edmonds Way B 4 BD, 3.5 BA, 0 F 7,024 3,195 1/16 Garage Edmonds, WA 98020 Unit Lot 11 550 Edmonds Way C 5 BD, 3 BA, 0 F 5,604 2,561 1/16 Garage Edmonds, WA 98020 Unit Lot 12 550 Edmonds Way D 5 BD, 3 BA, 0 F 5,384 2,561 1/16 Garage Edmonds, WA 98020 Unit Lot 13 550 Edmonds Way E 4 BD, 3.5 BA, 0 F 8,066 3,195 1/16 Garage Edmonds, WA 98020 Unit Lot 14 550 Edmonds Way F 4 BD, 2.5 BA, 0 F 6,909 2,753 1/16 Garage Edmonds, WA 98020 Unit Lot 15 550 Edmonds Way G 5 BD, 3 BA, 0 F 6,684 2,561 1/16 Garage Edmonds, WA 98020 Unit Lot 16 550 Edmonds Way H 5 BD, 3 BA, 0 F 8,489 2,907 1/16 Garage Edmonds, WA 98020 100% Note: There are no Limited Common Element parking or storage spaces as part of the Community. Storage and parking for each Unit Lot is within the Home located within such Unit Lot. Declaration of Covenants, Conditions, Restrictions and Easements Schedule B ND: 22630.009 4859-6394-4241v1 Exhibit 21 -Green PLN2022-004 Packet Pg. 658 1.w Y MEMORANDUM ENGINEERING MEMO OF COMPLIANCE Date: October 17, 2023 To: Michael Clugston, Planning Division From: Jeanie McConnell, Engineering Division Subject: PLN2022-0049 PRD and PLN2022-0053 PLAT Greenwalk Plat/PRD — 540/550 Edmonds Way Engineering has reviewed the preliminary plat application for the Greenwalk Plat/PRD at 540/550 Edmonds Way. The information provided indicates general engineering feasibility. As part of the preliminary plat review, requirements regarding development of the property and 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 Edmonds Way (SR-104) property frontage. Lot and Street Lavout and Sidewalks: The subject property fronts on Edmonds Way (SR-104), which is a principal arteral and state highway. The Washington State Department of Transportation (WSDOT) has limited access rights along the subject property frontage and is processing a real estate transaction to upgrade access to the properties. As a condition of preliminary plat approval, the property owner/applicant will need to obtain access rights and permit approval from WSDOT. Sidewalks exist along the Edmonds Way property frontage, which falls under WSDOT jurisdiction due to the limited access designation. Improvements: Edmonds Community Development Code Chapter 18.80 establishes right-of-way and pavement widths for public and private streets. The subject property also falls under the jurisdiction of WSDOT for right-of-way improvements. City of Edmonds Exhibit 22 - Green PLN2022-004 Packet Pg. 659 1.w Public Improvements • New plat road connection to Edmonds Way (SR-104) to be per WSDOT requirements and approval. • Turning movement restrictions for ingress and egress to the site via Edmonds Way to be per WSDOT requirements. • Any reconfiguration of existing sidewalks along the property frontage and at the plat road shall be as required by WSDOT. At a minimum, however, the sidewalks shall be removed and replaced as needed to comply with current ADA standards. • The subject development is served by the City of Edmonds for sewer; however, the sewer main is owned by the Olympic View Water and Sewer District. A sewer availability certificate is on file. • The subject development falls within the Olympic View Water and Sewer District for water service. Any required water system improvements will be established by OVWSD Private Property Improvements: • The interior plat road will be located entirely on private property and shall be privately owned and maintained. • The plat road will provide access to 16 lots. As a PRD alternative design standard allowance, the pavement width will be allowed to narrow to 18-ft. • 5-ft sidewalks shall be provided on both sides of the street and rolled curb shall be provided. • 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%. Public Easements: • Water and sewer easements shall be provided to Olympic View Water and Sewer District as required by the District. Public Comments: A comment letter was received from Mitch Lemas and Kathy Martinelli, owners of adjacent properties respectively — 10609 and 10615 2261" St SW, Edmonds. Both homes are currently on septic systems and have requested connection to the public sewer main as part of the subject development. Mr. Lemas was informed that the sewer main is owned by the Olympic View Water and Sewer District (OVWSD) and the City did not have the ability to require the developer to connect properties that fall outside the limits of the proposed development. It was recommended, however, that the property owners work directly with the developer and OVWSD to understand the feasibility of this proposal and subsequent connection to the sewer main. Exhibit 22 - Green PLN2022-004 Packet Pg. 660 1.w Another comment letter was received from Lisa and John Lecky of 10820 Kulshan Rd, Woodway. Concerns were expressed regarding stormwater runoff and changes that may occur as a result of development. While underground natural drainage patterns cannot fully be controlled, the stormwater runoff surface flows will be managed according to established City of Edmonds and Department of Ecology regulations. As a condition of approval, stormwater surface flows will be collected and discharged to an approved stormwater management facility. Compliance with all applicable codes and requirements will be reviewed in detail during the civil construction plan review phase of the project, which follows preliminary approval. 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 final plat approval from the Planning Division, the applicant will be required to submit civil construction plans addressing all plat conditions. • Civil plans are to be submitted electronically through MyBuildingPermit.com. Contact engineeringpermits@edmondswa.gov with any questions related to this submittal process. A civil plan review fee is to be paid at the time of submittal. Currently the civil construction plan review fee for plats is $5333. Upon submittal of civil construction plans you will be prompted to make payment so review of the project can commence. The following information is provided to assist with the civil construction plan review process and is not intended to address all potential comments that may arise from a complete civil construction plan review. 1) While the preliminary stormwater management design was found to be feasible, a few comments have been provided by the City's consulting Stormwater Engineer and provided under separate cover. Please refer to comments and address each during the civil plat phase of the project. 2) WSDOT approved permit and plans shall be submitted to the City prior to final approval of the civil plans by the City. 3) Civil plan sheets shall include an approval block similar to that provided on the City website. 4) 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 OVWSD project approval prior to final approval of the civil plans by the City. 5) Include utility purveyor information consistent with EUC Handout #E28, available on the City website. Add Stormwater purveyor, City of Edmonds as well as South County Fire. Exhibit 22 - Green PLN2022-004 Packet Pg. 661 1.w 6) Include/Update General Notes for consistency with notes found on the City website and reference current year of codes/standard specifications. 7) Include construction sequence consistent with that found on the City website. Include phasing of work and protection of areas where low impact development techniques will be used to meet stormwater management requirements or where tree retention/protection is required. 8) Civil plans shall clearly identify improvements to be constructed as part of the subdivision and those improvements to be constructed as future building permit improvements. Typically, existing and future separate building permit improvements are shown in a light line weight. Improvements and notes specific to the construction of the subdivision improvements shall be shown using a dark line weight. 9) A separate demolition permit is required for demolition of structures on the property. Plans shall note this requirement. 10) Where fire sprinkler systems are required to comply with fire department requirements, the single-family residence will typically need a 1" water meter with 1" service line from water main to property line. Water service line from meter to house to be a minimum of 1 %". 2 Thank you. Exhibit 22 - Green PLN2022-004 Packet Pg. 662 1.w CITY OF EDMONDS v J STORMWATER REVIEW COMMENTS ENGINEERING DIVISION (425) 771-0220 City Website: www.edmondswa.gov DATE: October 11, 2023 TO: Permit Coordinator FROM: Taylor Brown, PE, Stormwater Engineer RE: Application #: PLN2022-0053 Project: Greenwalk Park Address: 540 Edmonds Way It is recommended that the project be approved to move into engineering design. Note that this approval is in no -way intended to be a warranty as to the proposed system's adequacy and the project engineer is responsible for ensuring the drainage system can be designed to meet all design and maintenance standards without impacting the building footprint or site plan. The review comments below are specific concerns found during preliminary review which must be addressed for final stormwater approval. 1. Per Appendix B, Checklist 6 — item 35: Additional infiltration test pits are needed. At least one test pit or test hole per 5,000 square feet of basin infiltrating surface (minimum of two per basin) 2. Downspout Full Infiltration Systems used to meet Minimum Requirement #5 shall be designed using guidance in Appendix D, Checklist 13. 3. All other infiltration facilities must be sized using guidance in Appendix C, Checklist 6. 4. The project must obtain coverage for work under the Depart of Ecology Construction General Stormwater Permit 5. An appropriate overflow method shall be identified for Sediment Trap West. The method must demonstrate that all runoff from the trap shall be dispersed onsite, conveyed to the public stormwater system, or transported off site. Runoff shall not create a flooding or erosion problem on neighboring properties or in the right-of-way. o If infiltration is proposed, the detailed method must be used to size the facility (see Appendix B, Checklist 6 — item 35). The geometry and design shall still comply with BMP C240/241 Exhibit 22 - Green PLN2022-004 Packet Pg. 663 1.w v 121 5`h Ave N Edmonds WA. 98020 12425 Meridian Ave, Everett, WA 98208 Serving the cities of Brier, Edmonds, Lynnwood and Mountlake Terrace Department of Fire Prevention FIRE COMMENTS From: Fire Marshal Karl Fitterer Date: July 18, 2022 Re: Greenwalk Park 540 Edmonds Way 1. Approved turnaround 2. Need a hydrant at the hammerhead intersection Lot #4 per Edmonds Municipal Code19.25.055 3. Hydrant on Edmonds way will need a, UL approved, 4" Storz type fitting 4. All underground vaults or infiltration galleries, in drive isles will need to be built in excess of HS20 for ladder truck operations. 5. All homes over 3,000 square feet will be required fire sprinklers. A 13D type is recommended for cost and installation. A 1 inch meter is required unless it can be shown that a smaller meter will be sufficient. 6. Lots #10, 13, 14, 15 and 16 will be required to have fire sprinklers because of driveway access, no matter the square footage. Exhibit 22 - Green PLN2022-004 Packet Pg. 664 1.w of EDA40�V s t INC. i S'� J SECTION A SEWER AVAILABILITY APPLICATION Complete and submit this form through www.MyBuildingPermit.com. Submit as a new application using the following prompts: Application Type — Utilities, Activity Type — Utility Availability, Scope of Work — Sanitary Sewer Main. Applicant Contact/Applicant Name Phone Number Email Address City State Zip Property Project Name Address City State Zip Parcel No. Does the property currently have sewer service? ❑ Yes (City of Edmonds sewer) ❑ No Describe project (number of buildings, number of units, number of stories per building): In what phase is the project? ❑ Design Review ❑ Preliminary Plat ❑ Building Permit ❑ Rezone or Other Associated permit application number(s), if applicable: SECTION B Exemptions from Utility Availability Study: 1) Single-family residence; 2) Multi -family project of four units or less; 3) Short plat subdivision (four single-family lots or less). Please check one of the following: ❑ A utility availability study IS NOT requested/required. The applicant certifies that this project is exempt from needing a study as described above and is not requesting a full utility availability study at this time. Please sign below and submit this form through www.MyBuildingPermit.com. ❑ A utility availability study IS requested/required for the project, and associated fees will be due. Please submit the complete application through www.MyBuildingPermit.com. APPLICANT SIGNATURE: DATE: APPLICANT PRINTED Form Updated 3 Packet Pg. 665 1.w CITY OF EDMONDS 121 - 5TH AVENUE NORTH, EDMONDS, WA 98020 PUBLIC WORKS DEPARTMENT - ENGINEERING DIVISION REQUIREMENTS FOR PLATS To: Planning Division From: Jeanie McConnell, Engineering Program Manager Engineering Division Date: October 17, 2023 Project: Greenwalk Plat/PRD Address: 540/550 Edmonds Way File Number: PLN2022-0049 PRD PLN2022-0053 PLAT Required as a Required as a Requirement Condition of Condition of Already Subdivision Building Permit Satisfied 1. Right -of Way Dedication for Public Streets: N/A 2. Public Street Improvements & Access (Asphalt, curb, gutter and sidewalks): a) Edmonds Way (SR-104) improvements shall comply with W SDOT street X standards for the specific roadway classification. b) Curb and gutter shall be removed and replaced along property frontage as X required to comply with WSDOT and ADA standards and requirements. c) Existing sidewalk to be removed and replaced along property frontage on Edmonds Way (SR-104) as required to comply with WSDOT and ADA X standards and requirements. d) Plat entrance improvements shall comply with WSDOT standards and requirements. X e) All lots shall take access from a single shared point of access on Edmonds X Way (SR-104) per WSDOT requirements and approval. 3. Private Access Requirements & Improvements: a) All lots shall take access from private access road. X b) Private access road shall be paved to a minimum of 18.0-feet in width. X c) Rolled curbs shall be provided on each side of the private access road to City X standards. d) 5-ft wide sidewalk shall be constructed along each side of the private access X road to City standards. e) Slope of private access road and driveways shall comply with City Codes and standards. X f) Cross slope of private access road shall not exceed 2%. X g) Driveway entrance for each point of access shall be provided to City standards. X h) Provide asphalt or concrete driveway approaches on each lot per City Code. X 4. Street Turnaround: a) Provide on -site turnaround for individual lots as required. X b) Construct hammerhead turnaround along private access road per City standards and fire department requirements. X 1 of 3 ENG REQUIREMENTS PLN2022-0049 PRD and PLN2022-0053 PLAT printed 10/17/2023 Exhibit 22 - Green PLN2022-004 Packet Pg. 666 1.w Required as a Condition of Subdivision Required as a Condition of Building Permit Requirement Already Satisfied 5. Easements (City utilities, private access, other utilities): --,&bb a a 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 a minimum 32 (thirty-two) feet in width. X 6. Street Lights: a) Install street lighting, as required, at entrance to and within plat. Lighting requirements and spacing shall be determined by a licensed professional engineer experienced in street lighting. X b) Light poles on Edmonds Way (SR-104) shall comply with WSDOT requirements. X 7. Street Trees/Planting Strip a) Street trees shall be planted along Edmonds Way (SR-104) per WSDOT and City of Edmonds requirements. X 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) Public hydrant spacing shall meet requirements of ECDC 19.25. X c) Provide water service stub to each Lot X d) Connect to public water system. X X e) Install storz adapter on existing fire hydrant, as required. X 9. Sanitary Sewer System Improvements: a) Subject property is a City of Edmonds sewer customer, but sewer connection is to an Olympic View Water and Sewer District (OVWSD) main. Applicant must meet requirements set forth by both the City of Edmonds and OVWSD for connection to public sewer system. X b) Provide new sewer laterals within access/utility easements sized to comply with Department of Ecology and City of Edmonds requirements. X c) Provide new 4" side sewer to individual lots. X X d) Connect to public sewer system. X X 10. Stormwater System Improvements: a) Provide a Stormwater Management Report and Site Plan that shows compliance with ECDC 18.30, Stormwater Addendum and 2019 Department of Ecology Stormwater Manual. i. Stormwater management design shall account for proposed plat improvements and future lot development. ii. Stormwater management system to be located on private property. X b) Connect all new hard surfaces to storm system as required. X X c) Provide storm sewer stub to all proposed lots, as applicable. X d) Connect to public storm system or manage stormwater on site if soils allow. X X e) Public and private storm catch basins shall be installed as required. X 11. Underground Wiring per Ord. 1387 a) Required for all new services. X X 2 of 3 ENG REQUIREMENTS PLN2022-0049 PRD and PLN2022-0053 PLAT printed 10/17/2023 Exhibit 22 - Green PLN2022-004 Packet Pg. 667 1.w Required as a Condition of Subdivision Required as a Condition of Building Permit Requirement Already Satisfied 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 and Striping per City Engineer): a) All signs shall be vinyl letters and to City standards. X b) Provide high intensity stop sign at the intersection of Edmonds Way (SR-104) and the private access road. X c) Provide "No Parking - Fire Lane" signage/striping as required by Fire Dept. X d) Install fire and aid address signage. X 14. Survey Monumentation(per Ord., Sect. 12.10.120 : N/A . As -built Drawings(per City Engineer): a) Provide an as -built drawing of all street and utility improvements in electronic format. X 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 f) Maintenance agreements X g) Transportation Impact Study as required by WSDOT. X h) Transporation Impact Fee Analysis X 17. Engineering Fees: a) Storm system development charge (public road & shared hard surface) X b) Storm system development charge (each new lot) X c) Sewer general facility charge X d) Water general facility charge - OVWSD X X e) Water meter fee - OVW SD X X f) Transportation impact fee per each new SFR X g) Parks impact fees X h) Plat/PRD civil plan review fee X i) Right -of -Way Construction Permit X j) Inspection fees X w a� .y d _ _ M a M _ E L a L a 3 a� 0 3 of 3 ENG REQUIREMENTS PLN2022-0049 PRD and PLN2022-0053 PLAT printed 10/17/2023 Exhibit 22 - Green PLN2022-004 Packet Pg. 668 1.x 01, ED2,j lJ CITY OF EDMONDS rest, isc)o 121 5TH AVENUE NORTH, EDMONDS, WA 98020 (425) 771-0220 DETERMINATION OF NONSIGNIFICANCE Description of proposal: The proposal is for a preliminary formal subdivision of a 2.88-acre site into 16 single family residential lots using the planned residential development (PRD) process. All existing improvements would be removed, and a new plat road constructed to serve the new lots with access to Edmonds Way (SR-104). The site is zoned Single Family Residential — Master Plan (RS-MP). A master plan like a planned residential development allows development at the site to achieve an RS-8 zoning density (5.5 du/acre) while being able to modify some of the RS-12 development standards that apply to the site (excluding height). A PRD first requires review of home designs and site layout, including usable open space, by the Architectural Design Board (ADB). The ADB reviewed the project and made a recommendation on design to the Hearing Examiner on July 27, 2023. The Hearing Examiner makes the final decision on the preliminary PRD and preliminary formal subdivision following a public hearing. Proponent: Fernandez Barnes LLC (Steve Barnes) Location of proposal, including street address if any: 540 & 550 Edmonds Way (Tax ID #s 27032500308300 & 27032500308400) 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. X This DNS is issued under WAC 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 October 18, 2023. Project Planner: Mike Clugston, AICP, Acting Planning Manager Responsible Official: Mike Clugston, AICP, Acting Planning Manager Contact Information: City of Edmonds 1 121 5th Avenue North, Edmonds WA 98020 1 425-771-0220 Date. October 4, 2023 Signature.. XX You may appeal this determination to Mike Clugston, AICP, Acting 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 no later than October 25, 2023. You should be prepared to make specific factual objections. Contact Mike Clugston to read or ask about the procedures for SEPA appeals. XX Posted on October 4, 2023, at City Hall, the Edmonds Public Safety Building, and Edmonds Public Library. Published in the Everett Herald. Uploaded to the Department of Ecology SAW. r w a Page 1 of 2 SEPA DNS PLN2022-0049 & -0053 Exhibit 23 - Green 10/4/23.SEPA PLN2022-004 Packet Pg. 669 1.x XX Distribute to "Checked" Agencies below. The SEPA Checklist, DNS, and associated documents can be obtained online at https://www.edmondswa.gov/services/public involvement/public notices/development notices under permit number PLN2022-0049/PLN2022-0053 and, by emailing the project planner (michael.clugston@edmondswa.gov), 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 ❑ City of Shoreline ❑ WSDOT — Ferries ❑X 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 © 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 ❑ 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 ❑X Community Transit ❑X Tulalip Tribe ❑ Other pc: File No. SEPA Notebook Page 2 of 2 SEPA DNS PLN2022-0049 & -0053 Exhibit 23 - Green 10/4/23.SEPA PLN2022-004 Packet Pg. 670 OF EDAf O #P%1 1.x St. i Purpose of Checklist. CITY OF EDMONDS ENVIRONMENTAL CHECKLIST The State Environmental Policy Act (SEPA), chapter 43.21C 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: Greenwalk Park 2. Name of applicant: Fernandez & Barnes LLC. 3. Address and phone number of applicant and contact person: 28720 SE 63''d Street, Issaquah, WA 98027 Justin Barnes 206-228-2564 Steve Barnes 206-550-9296 4. Date checklist prepared: 1-24-22 5. Agency requesting checklist: City of Edmonds Revised on 9116116 Environmental Checklist - (SEPA - MS Word version).doc Exhibit 23 - Green P 'ge 1 of 27 PLN2022-004 Packet Pg. 671 1.x 6. 7. 8. 9. Proposed timing or schedule (including phasing, if applicable): Subdivision construction will start in 2023 and project will extend through 2024-2025 (STAFF COMMENTS) Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. Once the subdivision is complete we will construct the houses. (STAFF COMMENTS) List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. Geotechnical stud y_performed by Associated Earth Sciences dated January 11. 2022. (STAFF COMMENTS) Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? If yes, explain. State of Washington Department of Transportation for access to SR 104. (STAFF COMMENTS) Revised on 9119116 Environmental Checklist - (SEPA - MS Word version).doc Exhibit 23 - Green P 'ge 2 of 27 PLN2022-004 Packet Pg. 672 1.x 10. 11 12. List any government approvals or permits that will be needed for your proposal, if known. Washington DOT for right of way improvements, water main extension, side sewer permits, power and data to site, (STAFF COMMENTS) 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. Creating a subdivision and taking two parcels and platting into 16 parcels along with entry drive and access/utility easements. (STAFF COMMENTS) 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. On the south side of SR 104 where it transitions into 5" Ave near downtown Edmonds. (STAFF COMMENTS) Revised on 9119116 Environmental Checklist - (SEPA - MS Word version).doc Exhibit 23 - Green P 'ge 3 of 27 PLN2022-004 Packet Pg. 673 1.x 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: Flat (STAFF COMMENTS) b. What is the steepest slope on the site (approximate percent slope)? 10% except one small slope on site next to existing garage. (STAFF COMMENTS) 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. Sand (STAFF COMMENTS) d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. No (STAFF COMMENTS) Revised on 9119116 Environmental Checklist - (SEPA - MS Word version).doc Exhibit 23 - Green P 'ge 4 of 27 PLN2022-004 Packet Pg. 674 1.x ►P1 e. f. 9. h. AIR a. Describe the purpose, type, total area and approximate quantities and total affected area of any filling, excavation, and grading proposed. Indicate source of fill. Site will be graded with only organics being removed from the site and import material will only be used for utiliies and under or around the new buildings. (STAFF COMMENTS) Could erosion occur as a result of clearing, construction, or use? If so, generally describe. No (STAFF COMMENTS) About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? 20% (STAFF COMMENTS) Proposed measures to reduce or control erosion, or other impacts to the earth, if any: Erosion control measures will be put in place. (STAFF COMMENTS) 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. Standard construction activities, development is single family residential. (STAFF COMMENTS) Revised on 9119116 Environmental Checklist - (SEPA - MS Word version).doc Exhibit 23 - Green P 'ge S of 27 PLN2022-004 Packet Pg. 675 1.x C. Are there any off -site sources of emissions or odor that may effect your proposal? if so, generally describe. No (STAFF COMMENTS) Proposed measures to reduce or control emissions or other impacts to the, if any: N/A (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) (2) Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? If yes, please describe and attach available plans. N/A (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) Revised on 9119116 Environmental Checklist - (SEPA - MS Word version).doc Exhibit 23 - Green P 'ge 6 of 27 PLN2022-004 Packet Pg. 676 1.x (4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. N/A (STAFF COMMENTS) (5) Does the proposal lie within a 100-year floodplain? If so, note location on the site plan. No (STAFF COMMENTS) (6) Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. No (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. There is an existing well on site that will be maintained for future irrigation system. (STAFF COMMENTS) Revised on 9119116 Environmental Checklist - (SEPA - MS Word version).doc Exhibit 23 - Green P ge 7 of 27 PLN2022-004 Packet Pg. 677 1.x C. (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. N/A. nroiect is on citv sewer. (STAFF COMMENTS) 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. There will be no water running off the site once completed, all storm water will be infiltrated. (STAFF COMMENTS) (2) Could waste materials enter ground or surface waters? If so, generally describe. No (STAFF COMMENTS) (3) Does the proposal alter or otherwise affect drainage patterns in the vicinity of the site? If so, describe. No (STAFF COMMENTS) Revised on 9119116 Environmental Checklist - (SEPA - MS Word version).doc Exhibit 23 - Green P 'ge 8 of 27 PLN2022-004 Packet Pg. 678 1.x d. Proposed measures to reduce or control surface, ground, runoff water, and drainage pattern impacts, if any: Infiltration systems will be installed for all pervious areas. 4. Plants a. b. (STAFF COMMENTS) Check or circle types of vegetation found on the site: X deciduous tree: alder, maple, aspen, other:_ X evergreen tree: fir, cedar, pine, other: X shrubs X grass 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) What kind and amount of vegetation will be removed or altered? Most vegetation on the site will be altered for new development, significant trees will be maintained and protected as required by city. (STAFF COMMENTS) Revised on 9119116 Environmental Checklist - (SEPA - MS Word version).doc Exhibit 23 Green P ge 9 of 27 PLN2022-004 Packet Pg. 679 1.x C. d. e. List threatened or endangered species known to be on or near the site. N/A (STAFF COMMENTS) Proposed landscaping, use of native plants, or other materials to preserve or enhance vegetation on the site, if any: Native plants and trees will be planted as appropriate for single family residential development. (STAFF COMMENTS) List all noxious weeds and invasive species known to be on or near the site. N/A (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: hawk, heron, eagle, songbirds, other: N/A mammals: deer, bear, elk, beaver, other: N/A fish: bass, salmon, trout, herring, shellfish, other: N/A (STAFF COMMENTS) Revised on 9119116 Environmental Checklist - (SEPA - MS Word version).doc Exhibit 23 - Green a e 10 of 27 PLN2022-004 Packet Pg. 680 1.x b. List any threatened or endangered species known to be on or near the site. N/A (STAFF COMMENTS) C. Is the site part of a migration route? If so, explain. No (STAFF COMMENTS) d. Proposed measures to preserve or enhance wildlife, if any: N/A (STAFF COMMENTS) e. List any invasive animal species known to be on or near the site. N/A (STAFF COMMENTS) 6. Energy and Natural Resources Revised on 9119116 Environmental Checklist - (SEPA - MS Word version).doc Exhibit 23 - Green a e 11 of27 PLN2022-004 Packet Pg. 681 1.x 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 for heating and cooling, natural gas for cooking appliances. r _ m E a 0 d (STAFF COMMENTS) a) �a _ d .N d b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally M0 M0 describe. 0 No c 0 a M c E P L IL Y L (STAFF COMMENTS) a Y_ M 3 _ a) a) L- 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: cn z Buildings will be contructed to meeting current energy standards required by residential energy code. c �a m t (STAFF COMMENTS) Q n w U) Y L IL 7. Environmental Health Y M 3 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. P No ' M N B L K W _ 4) E (STAFF COMMENTS) 0 R Q Revised on 9119116 Environmental Checklist - (SEPA - MS Word version).doc age 12 of 27 Exhibit 23 - Greern� .-"- � PLN2022-0041 Packet Pg. 682 1.x (1) Describe any known or possible contamination at the site from present or past uses. N/A (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. N/A (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. N/A (STAFF COMMENTS) (4) Describe special emergency services that might be required. N/A (STAFF COMMENTS) (5) Proposed measures to reduce or control environmental health hazards, if any: N/A Revised on 9119116 Environmental Checklist - (SEPA - MS Word version).doc Exhibit 23 - Green a e 13 of 27 PLN2022-004 Packet Pg. 683 1.x b. (STAFF COMMENTS) Noise (1) What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? Single family residential zoning surrounds the site, SR 104 services the site so there will be road traffic close to the right of way. (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. Contruction noise while the site is beingdeveloped. eveloped. (STAFF COMMENTS) (3) Proposed measures to reduce or control noise impacts, if any: None (STAFF COMMENTS) Revised on 9119116 Environmental Checklist - (SEPA - MS Word version).doc Exhibit 23 - Green a e 14 of 27 PLN2022-004 Packet Pg. 684 1.x 8. Land and Shoreline Use a. C. 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. Single family residential, same as being proposed. (STAFF COMMENTS) 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 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? No (STAFF COMMENTS) (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: No (STAFF COMMENTS) Describe any structures on the site. Three existing residential buildings and two free standine garages. (STAFF COMMENTS) Revised on 9119116 Environmental Checklist - (SEPA - MS Word version).doc Exhibit 23 - Green a e 15 of 27 PLN2022-004 Packet Pg. 685 1.x d. e. f. 9. Will any structures be demolished? If so, what? Yes, all existing structures will be demolished. (STAFF COMMENTS) What is the current zoning classification of the site? RS-MP (STAFF COMMENTS) What is the current comprehensive plan designation of the site? Single Family Urban 1 (STAFF COMMENTS) If applicable, what is the current shoreline master plan designation of the site? N/A (STAFF COMMENTS) Has any part of the site been classified critical area by the city? if so, specify. No (STAFF COMMENTS) Revised on 9119116 Environmental Checklist - (SEPA - MS Word version).doc Exhibit 23 - Green a e 16 of 27 PLN2022-004 Packet Pg. 686 1.x j• k. In. Approximately how many people would reside or work in the completed project? (STAFF COMMENTS) Approximately how many people would the completed project displace? 0 (STAFF COMMENTS) Proposed measures to avoid or reduce displacement impacts, if any: N/A (STAFF COMMENTS) Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: Project will meet all requirements of existing and proposed land uses. (STAFF COMMENTS) Proposed measures to reduce or control impacts to agricultural and forest lands of long-term commercial significance, if any: N/A (STAFF COMMENTS) Revised on 9119116 Environmental Checklist - (SEPA - MS Word version).doc Exhibit 23 - Green page 17 of 27 PLN2022-004 Packet Pg. 687 1.x 9. Housing a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. 16 Middle to High income homes. (STAFF COMMENTS) b. Approximately how many units, if any would be eliminated? Indicate whether high, middle, or low-income housing. 0 (STAFF COMMENTS) C. Proposed measures to reduce or control housing impacts, if any: Project will have a variety of house and lot sizes to satisfy a variety of housing needs. (STAFF COMMENTS) 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? 25' — 30' with sloped roofs. (STAFF COMMENTS) Revised on 9119116 Environmental Checklist - (SEPA - MS Word version).doc Exhibit 23 - Green page 18 of 27 PLN2022-004 Packet Pg. 688 1.x 11. b. What views in the immediate vicinity would be altered or obstructed? (STAFF COMMENTS) C. Proposed measures to reduce or control aesthetic impacts, if any: N/A (STAFF COMMENTS) Light and Glare a. What type of light or glare will the proposal produce? What time of day would it mainly occur? None (STAFF COMMENTS) b. Could light or glare from the finished project be a safety hazard or interfere with views? No (STAFF COMMENTS) C. What existing off -site sources of light or glare may affect your proposal? Street lights along right of way. (STAFF COMMENTS) Revised on 9119116 Environmental Checklist - (SEPA - MS Word version).doc Exhibit 23 - Green page 19 of 27 PLN2022-004 Packet Pg. 689 1.x d. Proposed measures to reduce or control light and glare impacts, if any: EL m E a 0 (STAFF COMMENTS) d �a r a� 12. Recreation a. What designated and informal recreational opportunities are in the immediate vicinity? Recreational space (common space) for 10% of the overall site area is being provided. a M E L a Y L (STAFF COMMENTS) a R 3 _ a� m L b. Would the proposed project displace any existing recreation uses? If so, describe. CD No Z _ c� N a� s (STAFF COMMENTS) a w U) Y L a A C. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: 3 _ None a� L C9 M N Z t (STAFF COMMENTS) k W m E t c� r w Q Revised on 9119116 Environmental Checklist - (SEPA - MS Word version). doc gage 20 of 27 Exhibit 23 - Greem� -"- � PLN2022-0041 Packet Pg. 690 1.x 13. Historic and Cultural Preservation a. b. C. d. 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. (STAFF COMMENTS) 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. No (STAFF COMMENTS) 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. N/A (STAFF COMMENTS) 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. N/A (STAFF COMMENTS) Revised on 9119116 Environmental Checklist - (SEPA - MS Word version).doc Exhibit 23 - Green a e 21 of 27 PLN2022-004 Packet Pg. 691 1.x 14. Transportation a. b. C. d. 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. New access/utility easements for access will be provided off SR 104, there is no other access to the site nor will there be in the future. (STAFF COMMENTS) 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? Yes, there are bus routes and bus stops along SR 104 within walking distance of the development. (STAFF COMMENTS) How many additional parking spaces would the completed project or nonproject proposal have? How many would the project or proposal eliminate? 32 in driveways. (STAFF COMMENTS) 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). Right of way improvements will be required along SR 104. Revised on 9119116 Environmental Checklist - (SEPA - MS Word version).doc Exhibit 23 - Green page 22 of 27 PLN2022-004 Packet Pg. 692 1.x e. f. 9. h. (STAFF COMMENTS) Will the project or proposal use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. No (STAFF COMMENTS) 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? The site traffic is 13 net new PM peak hour trips. (STAFF COMMENTS) 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) Proposed measures to reduce or control transportation impacts, if any: N/A Revised on 9119116 Environmental Checklist - (SEPA - MS Word version).doc Exhibit 23 - Green page 23 of 27 PLN2022-004 Packet Pg. 693 1.x (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. No (STAFF COMMENTS) b. Proposed measures to reduce or control direct impacts on public services, if any: N/A (STAFF COMMENTS) 16. Utilities a. Circle utilities currently available at the site: electricity, natural gas, water, refuse service, telephone, sanitary sewer, septic system, other: Electricity, natural gas, public water, refuse service, telephone and data, sanitary sewer. (STAFF COMMENTS) b. Describe the utilities that are proposed for the project, the utility providing the service, and the general construction activities on the site or in the immediate vicinity which might be needed. Site will have power from Snohomish county PUD, water from Olympic Veiw water district, sewer from city of Edmonds or Olympic view water district, phone and data from local supplier. Revised on 9119116 Environmental Checklist - (SEPA - MS Word version).doc Exhibit 23 - Green page 24 of 27 PLN2022-004 Packet Pg. 694 1.x (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. that the lead agency is relying on them to make its decision. !�� i� �—� Signature of Proponent Date Submitted I understand Revised on 9119116 Environmental Checklist - (SEPA - MS Word version).doc Exhibit 23 - Green Rage 25 0 27 PLN2022-004 Packet Pg. 695 1.y CITY OF EDMONDS NOTICE OF PUBLIC HEARING AND SEPA THRESHOLD DETERMINATION 'hC. tgy1J PROJECT DESCRIPTION: The proposal is for a preliminary formal subdivision of a 2.88-acre site into 16 single family residential lots using the planned residential development (PRD) process. All existing improvements would be removed, and a new plat road constructed to serve the new lots with access to Edmonds Way (SR-104). The site is zoned Single Family Residential — Master Plan (RS-MP). A master plan like a planned residential development allows development at the site to achieve an RS-8 zoning density (5.5 du/acre) while being able to modify some of the RS-12 development standards that apply to the site (excluding height). A PRD first requires review of home designs and site layout, including usable open space, by the Architectural Design Board (ADB). The ADB reviewed the project and made a recommendation on design to the Hearing Examiner on July 27, 2023. The Hearing Examiner makes the final decision on the preliminary PRD and preliminary formal subdivision following a public hearing. PROJECT LOCATION: 540 & 550 Edmonds Way (Tax ID #s: 27032500308300 & 27032500308400) NAME OF APPLICANT: Fernandez Barnes LLC (Steve Barnes) FILE NO.: PLN2022-0049 & PLN2022-0053 REQUESTED PERMIT: Preliminary planned residential development and preliminary formal subdivision (consolidated Type III -A Permit, Public Hearing and Decision by the Hearing Examiner) COMMENTS ON PROPOSAL DUE: October 26, 2023 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.eov/public-notices-text/development-notices.html under the development notice for application number PLN2022-0049/PLN2022-0053, 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 hybrid public hearing will be held by the Hearing Examiner on October 26, 2023 at 3 p.m. The physical location is Edmonds City Hall, 121 5th Avenue N, 3rd Floor, Brackett Room. Or join the Zoom meeting at: https://us06web.zoom.us/I/84274057639?pwd=ZFdpQzg4bOFEUU9ZcElVbkd4bnF5UT09 Meeting ID: 842 7405 7639 Passcode: 882737 Or via phone by dialing 253-215-8782 Exhibit 24 - Green PLN2022-004 Packet Pg. 696 1.y 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: October 4, 2023 SEPA COMMENTS: Any comments regarding the SEPA determination are due October 18, 2023. SEPA APPEAL: 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 October 25, 2023 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. CITY CONTACT: Mike Clugston, AICP, Acting Planning Manager michael.clugston@edmondswa.gov 425-771-0220 RNERSTONE IITECTUNAL GROUP Exhibit 24 - Green PLN2022-004 Packet Pg. 697 Cityof Edmonds ureenwaiK ram AUjaceni rroperty monRA.%ll ALGOfVQU/N RD 1 1219 01 IL 3 12k1 129IN • o0 12� �Q P4RAO 3� 1314 6 KULSH� RD s/ 1351 40,/ps 0iq�s � -i4 10708 10624 22f O.' W W z .fl Ab 226TH ST SW z26v, 11 v 0 2<6l_ 22612 I 22MO 226z10 22G zr ' •c 22ij 227� 22M [j. 3,031 O zz 1.y M E •L O la Legend Sections Boundary d Sections i Edmonds Boundary 0 ArcSDE.GIS.PROPERTY_BUILDIP 0) ArcSDE.GIS.STREET_CENTERLIN — <all other values> Interstate 2 Principal Arterial .0 7 Minor Arterial; Collector 13 Local Street; On Ramp State Highways p <all other values> C 0 E 1 L 2 County Boundary d Parks LU to ArcSDE.GIS.PROPERTY_WASHII " ArcSDE.GIS.PROPERTY_CITIES W ArcSDE.GIS.PROPERTY_CITIES o City of Edmonds Z City of Lynnwood N City of Mountlake Terrace Unincorporated King Co; Unincor t x City of Woodway LLJ Citv of Arlington: Citv of Bothell: ( r � d c Notes v to 0 252.60 505.2 Feet Parcels within 300' of 540 & 550 4z 4,514 376.2 This map is a user generated static output from an Internet mapping site and is for Edmonds Way Q reference only. Data layers that appear on this map may or may not be accurate, Files: PLN2022-0049 & -0053 WGS_1984_Web-Mercator _Auxiliary -Sphere current, or otherwise reliable. © City of Edmonds THIS MAP IS NOT TO BE USED FOR DESIGN OR CONSTRUCTION E xpibit 24 - Green _ Packet Pg. 698 1.y PARCEL_ID OWNERNAME OWNERLINEI OWNERCITY OWNERSTATE OWNERZIP 00384700500200 ECONOMOU CHRIS & MARLA 10828 KULSHAN RD WOODWAY WA 98020 27032500307100 HALE LINDSAY K & GARY KENDALL K 619 PARADISE LN EDMONDS WA 98020-4651 27032500308100 OWENS OWEN L 401K TRUST PO BOX 12922 MILL CREEK WA 98082 E 00539100000100 PENA MICHAEL G & TERRI L 1370 6TH PL S EDMONDS WA 98020 L d 00539100004100 CIVARRA JAMES & MARTHA 1371 6TH PL S EDMONDS WA 98020 27032500302600 PARADISE HEIGHTS HLD LLC 190 W DAYTON ST STE 103 EDMONDS WA 98020 27032500303200 REEDY PATRICK L 541 EDMONDS WAY EDMONDS WA 98020-4638 (L Y 27032500303300 OWENS OWEN L & JACQUELINE L PO BOX 12922 LYNNWOOD WA 98082 ca = 27032500303400 NEWKIRK DARALEE LOUISE & SCOTT 13404 N ECHO LAKE RD SNOHOMISH WA 98296-6193 00384700500100 LECKY LIVING TRUST 10820 KULSHAN RD WOODWAY WA 98020-6127 L 27032500302900 KIM BYUNG H & IM HEE-SUNG 10826 KULSHAN RD WOODWAY WA 98020-6127 C9 27032500308300 FERNANDEZ & BARNES LLC 10529 NE 58TH ST KIRKLAND WA 98033 27032500308400 MOLNAR BUILDING LLC PO BOX 55576 SHORELINE WA 98155 L 27032500308500 BONN DALE W PO BOX 72 EDMONDS WA 98020 m 27032500307300 1ST SECURITY BANK 6920 220TH ST SW STE 208 MOUNTLAKE TERRACE WA 98043 00384700501100 ZEVENBERGEN JOHN & JACLYN 10901 ALGONQUIN RD WOODWAY WA 98020-6108 s2 27032500308900 EDMONDS WESTGATE LLC 606 EDMONDS WAY EDMONDS WA 98020 3 Q 27032500310000 GEORGE LORI J 10605 226TH ST SW EDMONDS WA 98020 27032500308800 LEWIS SCOTT F & MARGARITA 0 612 EDMONDS WAY EDMONDS WA 98020-4641 00384700501200 MILLER GLENN R & CATHERINE A 5916 STANDREWS DR MUKILTEO WA 98275-4847 = O 27032500309900 NELSON MICHAEL LEE 10607 226TH ST SW EDMONDS WA 98020-6100 27032500310400 KOFLER RALPH R & IRENE M 10611 226TH ST SW EDMONDS WA 98020 = 27032500308700 REDELFS RICHARD HENRY & LIU XIAO WEI 606 EDMONDS WAY EDMONDS WA 98020-4641 E 27032500310100 MARTINELLI MICHAEL 10615 226TH SW EDMONDS WA 98020 m 27032500309800 LEMAS MITCHEL J & ALICE 10609 226TH ST SW EDMONDS WA 98020-6100 27032500316200 MAHMOUD MOHAMMED & MAHMOUD-HOWELL BETH 10705 226TH ST SW EDMONDS WA 98020-6132 a 27032500316400 BAYER KIM/AUGUSTAVO ED 10707 226TH STREET SW EDMONDS WA 98020 W 27032500316300 WILSON JAMES R & SHARON 10703 226TH ST SW EDMONDS WA 98020-6132 0 27032500310700 PETERS MARVIN T & LLYNDA F 10525 226TH ST SW EDMONDS WA 98020-5123 a) t2 27032500311000 KIMMELMAN LEE/SHU HUI HOU TTEE 1054 9TH AVENUE S EDMONDS WA 98020 C 27032500310800 SHEPSIS VLADIMIR & ANETA TRUST 8034 CYRUS PL EDMONDS WA 98026 Z 27032500316500 HELLEREN LEIF T & KIMBERLY J 2522 192ND ST SHORELINE WA 98177 1; 27032500316700 JOHANNESSEN JOHN M CREDIT TRUST 10727 226TH ST SW EDMONDS WA 98020-6132 N r 27032500308400 MOLNAR BUILDING LLC 1240 NE 175TH ST STE A SHORELINE WA 98155 Exhibit 24 - Green PLN2022-004 Packet Pg. 699 1.y File No.: PLN2022-0049/0053 Applicant: Fernandez and Barnes LLC DECLARATION OF MAILING On the 4th day of October, 2023, the attached Notice of SEPA Determination and Public Hearing was mailed as prescribed by Ordinance and to property owners within 300 feet of the property that is the subject of the above - referenced application. 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 4th day of October, 2023 at Edmonds, Washington. Signed: Exhibit 24 - Green PLN2022-004 Packet Pg. 700 1.y File No.: PLN2022-0049 & PLN2022-0053 Applicant: Fernandez and Barnes LLC DECLARATION OF POSTING On the 4th day of October, 2023, 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. It was not posted at the Edmonds Library since it is being renovated following the 2022 water leak. 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 4th day of October, 2023, at Edmonds, Washington. Signed: Exhibit 24 - Green PLN2022-004 Packet Pg. 701 1.y 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 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 SIIOIIOI111SI1 County, State of Washington, by order dated .tune 16, 1941, and that the annexed is a true copy of EDI-1985194 PLN2022-0049 & 0053 as it was published in the regular and entire issue of said paper and not as a supplement form thereof for a period of I issue(S), such publication commencing on 10/04/2023 and ending on 10/04/2023 and that said newspaper was regularly distributed to its subscribers during all of said period. The amount of the ee for such blic- $122.12. Subscribed and sworn boo—rp me on this day of 1 Notary Public in and for the State oil Washington. Cuy M Edmonds D—I.pmcm Scn —1 86031703 M IC'HA EL C'LUGS'I'ON Linda Phillips Notary Public State of Washington My Appointment Expires 8/29/2025 Commission Number 4.417 Exhibit 24 - Green PLN2022-004 Packet Pg. 702 Classified Proof 1.y CITY OF EDMONDS NOTICE OF PUBLIC HEARING AND SEPA THRESHOLD DETERMINATION PROJECT DESCRIPTION: The proposal is for a preliminary formal subdivision of a 2.88-acre site Into 16 single family residential lots using the planned residential development (PRD) process. All existing Improvements would be removed, and a new plat road constructed to serve the new lots with access to Edmonds Way (SR-104). The site is zoned Single Family Residential - Master Plan (RS-MP). A master plan like a planned residential development allows development at the site to achieve an RS-8 zoning density (5.5 dulacre) while being able to modify some of the RS-12 development standards that apply to the site (excludrnq height). A PRD first requires review of home designs and site layout, including usable open space, by the Architectural Design Board (ADS). The ADS reviewed the project and made a recommendation on design to the Hearing Examiner on July 27, 2023. The Hearing Examiner makes the final decision on the preliminary PRD and preliminary fomlal subdivision following a public hearing. PROJECT LOCATION: 540 & 550 Edmonds Way (Tax ID Ill 27032500308300 & 27032500308400) NAME OF APPLICANT: Fernandez Barnes LLC (Steve Barnes) FILE NO.: PLN2022.OD49 & PLN2022-0053 REQUESTED PERMIT: Preliminary planned residential development and preliminary formal subdivision (consolidated Type III -A Permit, Public Hearing and Decision by the Hearing Examiner) COMMENTS ON PROPOSAL DUE: October 26, 2023 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 ins 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 hltp://ecimondswa .govlpublic-notices-lex t/deve to pme nt- nobces.htiml under the development notice for application number PLN2022- 00491PLN2022-0053, by emalling the City contact listed below, or by calling the City of Edmonds al 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 hybrid public hearing will be held by the Hearing Examiner on October 26, 2023 a( 3 p.m. The physical location Is Edmonds City Hall, 121 51h Avenue N, 3rtl Floor. Brackett Room. Or join the Zoom meeting at; hltpsl/uso6web.zoom.uslyB42740576397pwd=ZFdpQzg4hOFEUU 9ZcElybkd4bnF$UT09 Meeting ID: 842 7406 7639 Passcode:882737 Or via phone by chafing 263.215.8782 SEPA DETERMINATION: Notice is hereby given that the City of Edmonds has issued a Determination of Nonsidnificance under WAC 197-11-340 for the above project. DATE OF ISSUANCE: October 4, 2023 SEPA COMMENTS: Any comments regarding the $EPA determination are clue October 18, 2023. SEPA APPEAL: This SERA determination may be appealed by filing a written appeal citing the specific reasons for appeal with the required appeal fee no later than October 25, 2023 by 4:00 p.m. Only parties of record as defined in ECDC 20.08.020 have standing to initiate an administrative appeal to the Hearing Examiner. CITY CONTACT: Mike Clugston, AICP, Acting Planning Manager mlchael.clulslonQe dma ndsw a. gov 425.771.020 Published: October4,2023. EOH985194 Proofed by Phillips, Linda, 10/04/2023 09:22:30 am :W d V O Z N L K W Page:2 r Q Exhibit 24 - Green PLN2022-004 Packet Pg. 703 1.z Clugston, Michael From: ECY RE NW SEPA (NWRO) <nwsepa@ECY.WA.GOV> Sent: Wednesday, October 18, 2023 7:41 AM To: Clugston, Michael Cc: Myers, Michelle A. (ECY) Subject: ECY SEPA 202304801 - Greenwalk Park Planned Residential Development and Formal Plat - Comments Attachments: 202304801_ECYCommentLetter.pdf Good Morning, Thank you for the opportunity to comment on the Greenwalk Park Planned Residential Development and Formal Plat project (Lead Agency File No(s). PLN2022-0049 & PLN2022-0053). Ecology's comments are attached. [ Statewide SEPA Register No. 202304801 ] Kelli Price (she/her) ERTS & SEPA Coordinator 15700 Dayton Ave N I Shoreline, WA 98133 Department of Ecology I Northwest Region Desk: (206) 594-0014 ECOLOGY NOTICE: This communication is a public record and may be subject to disclosure pursuant to the Public Records Act (RCW 42.56). Exhibit 25 - Green PLN2022-004 Packet Pg. 704 sTA'' 1.Z z oy STATE OF WASHINGTON DEPARTMENT OF ECOLOGY Northwest Region Office PO Box 330316, Shoreline, WA 98133-9716 • 206-594-0000 October 18, 2023 Michael Clugston, AICP, Acting Planning Manager City of Edmonds 121 51h Ave N Edmonds, WA 98020 Re: Greenwalk Park Planned Residential Development and Formal Plat File# PLN2022-0049 & PLN2022-0053, Ecology SEPA# 202304801 Dear Michael Clugston: Thank you for the opportunity to provide comments on the State Environmental Policy Act (SEPA) determination of nonsignificance (DNS) for the Greenwalk Park Planned Residential Development and Formal Plat project. Based on review of the checklist associated with this project, the Department of Ecology (Ecology) has the following comments: This project proposal includes onsite grading. The Snohomish County property database indicates that the property contains two residences, one built in the 1940s and one in the 1950s. Homes constructed prior to the mid-1960s were commonly fueled by heating oil from underground storage tanks (USTs). If USTs are encountered during construction of the project, they must be decommissioned in accordance with local fire department regulations. In addition, if soil or groundwater contamination is encountered during UST decommissioning, the contamination must be characterized and cleaned up in accordance with Ecology regulations (WAC 173-340). If a release is encountered, it may be reported via Ecology's web form (https://ecology.wa.gov/Footer/Report-an-environmental-issue/statewide-issue-reporting- form). Thank you for considering these comments from Ecology. If you have any questions or would like to respond to these comments, please contact Michelle Myers from the Toxics Cleanup Program at (206) 773-3498 or by email at michelle.myers2@ecy.wa.gov. Sincerely, Exhibit 25 - Green PLN2022-004 Packet Pg. 705 1.z Michael Clugston October 18, 2023 Page 2 Kelli Price SEPA Coordinator Sent by email: Michael Clugston, michael.clugston@edmondswa.gov ecc: Michelle Myers, Ecology Exhibit 25 - Green PLN2022-004 Packet Pg. 706 1.z Clugston, Michael From: Alm, Peter <AlmP@wsdot.wa.gov> Sent: Wednesday, October 4, 2023 12:06 PM To: Clugston, Michael Cc: Betourne, Lauren Subject: RE: [EXTERNAL] Notice of Public Hearing and SEPA Determination for Greenwalk Park preliminary plat and planned residential development Follow Up Flag: Follow up Flag Status: Completed Hi Mike, WSDOT is waiting for the developer to send us the finalized plat map. Once we have the plat map we can complete the process to upgrade their access to these properties. So I guess whatever stage after the approved plat map is issued, is where this should be a requirement. Thank you, Peter Alm WSDOT — NW Region Development Services 206-450-2338 Cell 206-440-4711 Office PO Box 330310 MS 240 15700 Dayton Avenue North Seattle, WA 98133-9710 From: Clugston, Michael <Michael.Clugston@edmondswa.gov> Sent: Wednesday, October 4, 2023 9:42 AM To: Alm, Peter <AlmP@wsdot.wa.gov> Cc: Betourne, Lauren <BetourL@wsdot.wa.gov> Subject: RE: [EXTERNAL] Notice of Public Hearing and SEPA Determination for Greenwalk Park preliminary plat and planned residential development Hi Peter, Understood. Regarding the timing of your permit and ours, how does that go? Subdivisions in Edmonds are a three -step process: preliminary (feasibility phase), civil subdivision plan (construction doc phase), and final review (prior to recording at County). My thought is I could include your information below as a proposed condition to the Hearing Examiner as part of the preliminary phase and the applicant would continue to work with WSDOT on permit approval during the civil plan phase. If there is another way to approach it, please let me know. Thanks Mike Clugston I Acting Planning Manager City of Edmonds 425-771-0220, ext. 1330 michael.clugston@edmondswa.gov Exhibit 25 - Green PLN2022-004 Packet Pg. 707 1.z From: Alm, Peter <AlmP@wsdot.wa.gov> Sent: Wednesday, October 4, 2023 9:24 AM To: Clugston, Michael <Michael.Clugston@edmondswa.gov> Cc: Betourne, Lauren <BetourL@wsdot.wa.gov> Subject: RE: [EXTERNAL] Notice of Public Hearing and SEPA Determination for Greenwalk Park preliminary plat and planned residential development Hi Mike, WSDOT has been working with the developer for access to this site. The developer needs to acquire revised access rights from WSDOT and then WSDOT will issue a permit for the construction of the new access point within the SR 104 limited access right of way. Thanks. Thank you, Peter Alm WSDOT — NW Region Development Services 206-450-2338 Cell 206-440-4711 Office PO Box 330310 MS 240 15700 Dayton Avenue North Seattle, WA 98133-9710 From: Clugston, Michael <Michael.Clugston@edmondswa.gov> Sent: Wednesday, October 4, 2023 9:06 AM To: bill@townofwoodway.com; Nelson, Kurt <knelson@tulaliptribes-nsn.gov>; sepa@dahp.wa.gov; Alm, Peter <AlmP@wsdot.wa.gov>; Reviewteam@commerce.wa.gov; Roland.behee@commtrans.org; kellyb@ovwater.com; bobd@ovwater.com; cmmurphy@snopud.com; Burt, Chris (Fire District Address) <cburt@southsnofire.org>; customercare@pse.com Subject: [EXTERNAL] Notice of Public Hearing and SEPA Determination for Greenwalk Park preliminary plat and planned residential development WARNING: This email originated from outside of WSDOT. Please use caution with links and attachments. Good morning, Please find attached a notice of public hearing and SEPA checklist/determination for the proposed Greenwalk Park development at 540 and 550 Edmonds Way. Mike Clugston I Acting Planning Manager City of Edmonds 425-771-0220, ext. 1330 michael.clugston@edmondswa.gov The Building, Planning & Engineering Permit Center is open for walk-in service M-F 8:30am to 2pm (closed for lunch 12- 1 m. Staff is available via phone, email and/or by appointment during working hours (typically 8-5pm) For general service: Phone / 425.771.0220 Exhibit 25 - Green PLN2022-004 Packet Pg. 708 1.z Email / enpineeringpermits@edmondswa.gov GIS / www.maps.edmondswa.gov Exhibit 25 - Green PLN2022-004 Packet Pg. 709 1.z Adft V,#Washington State Department of Transportation March 1, 2023 Fernandez and Barnes LLC Attn: Steve Barnes 28720 SE 63id St. Issaquah, WA 98027 RE: Access Modification Dear Steve: Northwest Region 15700 Dayton Avenue North P.O. Box 330310 Seattle, WA 98133-9710 206-440-4000 llY 1-800-833-6388 www.wsdot.wa.gov The Washington State Department of Transportation (WSDOT) has approved of the purchase of an upgraded access point on SR 104 that you requested. However, we cannot go through with the purchase until we have Access approval, which needs the final plat configuration from the City of Edmonds. Also needed will be the payment for the purchase of the upgraded access point and any engineering review/documentation required. Sincerely, Marty Stickford WSDOT NWR stickml@wsdot.wa.gov Property Management Supervisor/NWRPM 520-647-1659 Exhibit 25 - Green PLN2022-004 Packet Pg. 710 of ED_o CITY OF EDMONDS PLAN REVIEW COMMENTS PLANNING DIVISION Est. 1 890 (425) 771-0220 City Website: www.edmondswa.gov DATE: October 18, 2023 TO: Mike Clugston FROM: Deb Powers, Urban Forest Planner RE: PLN2022-0053 (Plat)/PLN2022-0049 (PRD) Greenwalk Park 16-Lot PRD/Subdivision 540 & 550 Edmonds Way Comments 1 — August 2, 2022 Comments 2 — December 15, 2022 Comments 3 - February 3, 2023 Comments 4 — April 13, 2023 The comments provided below are based upon a fourth review of tree retention plans submitted for a Planned Residential Development (PRD) and preliminary 16-lot subdivision at the location shown above. Given that the applicant has proposed sufficient information under the preliminary Tree Retention Plan, the submittal is procedurally complete per ECDC 23.10. The following comments in bold are listed as conditions for PRD/subdivision approval: 1. Site plan. Resubmitted Sheets L3.1-2 do not show proposed tree removals and tree protection fencing and instead reference the arborist report and Sheets Al, L1 and L2. Revised Sheets Al, L1 and L2 not were submitted. The site map embedded in the arborist report is not legible due to the reduced scale. CONDITION FOR APPROVAL: Submit a full-size site plan showing required information per ECDC 23.10.060.B.2.b with the submittal of subsequent development permits, including demolition, civils and building permit submittal. 2. Tree Protection Instructions. The applicant's response dated June 8, 2023 indicate that changes to Sheets L1 and L2 show special instructions to minimize construction impacts to retained trees. Revised Sheets Al, L1 and L2 not were submitted. CONDITION FOR APPROVAL: Submit revised Sheets L1 and L2 showing the diagrams and instructions noted in the response letter dated June 8, 2023 with the submittal of subsequent development permits, including demolition, civils and building permit submittal. 3. Fees in lieu. The applicant may opt to use the $2.00 per square feet of lot area "cap" allowed per ECDC 23.10.080.E.4, versus mitigating viable trees greater than 24 inches DBH removed with development through payment of their approased value. CONDITION FOR APPROVAL: With the submittal of subsequent development permits, show on revised Sheet L1 or L2 the preferred option for mitigating removed viable trees >24" DBH and the total fee in lieu amount. Pa Packet Pg. 711 The conditions noted herein are not intended to address all potential comments that may arise from subsequent civil or building permit plan review. Note that fees in lieu shall be deposited into the City's Tree Fund prior to the issuance of the associated development permit (civils). Tree(s) identified for retention and replacement on an approved tree retention plan shall, as a condition of permit issuance, record a notice on title of the property with the Snohomish County auditor's office. Thank you. Applicable codes, handouts, the City's GIS, and other permit assistance is available at: https://www.edmondswa.gov Pa Packet Pg. 712 CITY OF EDMONDS RE -NOTICE OF PUBLIC HEARING AND SEPA THRESHOLD DETERMINATION '12C. 1 gy1J PROJECT DESCRIPTION: This project is being re -noticed due to an error with the original mailed notice to property owners within 300 feet of the site. The public hearing is rescheduled from October 26 to November 9, 2023. The proposal is for a preliminary formal subdivision of a 2.88-acre site into 16 single family residential lots using the planned residential development (PRD) process. All existing improvements would be removed, and a new plat road constructed to serve the new lots with access to Edmonds Way (SR-104). The site is zoned Single Family Residential — Master Plan (RS-MP). A master plan like a planned residential development allows development at the site to achieve an RS-8 zoning density (5.5 du/acre) while being able to modify some of the RS-12 development standards that apply to the site (excluding height). A PRD first requires review of home designs and site layout, including usable open space, by the Architectural Design Board (ADB). The ADB reviewed the project and made a recommendation on design to the Hearing Examiner on July 27, 2023. The Hearing Examiner makes the final decision on the preliminary PRD and preliminary formal subdivision following a public hearing. PROJECT LOCATION: 540 & 550 Edmonds Way (Tax ID #s: 27032500308300 & 27032500308400) NAME OF APPLICANT: Fernandez Barnes LLC (Steve Barnes) FILE NO.: PLN2022-0049 & PLN2022-0053 REQUESTED PERMIT: Preliminary planned residential development and preliminary formal subdivision (consolidated Type III -A Permit, Public Hearing and Decision by the Hearing Examiner) COMMENTS ON PROPOSAL DUE: November 9, 2023 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.eov/public-notices-text/development-notices.html under the development notice for application number PLN2022-0049/PLN2022-0053, 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 hybrid public hearing will be held by the Hearing Examiner on November 9, 2023 at 3 p.m. The physical location is Edmonds City Hall, 121 5th Avenue N, 3rd Floor, Brackett Room. Or join the Zoom meeting at: https://us06web.zoom.us/i/84274057639?pwd=ZFdpQzg4bOFEUU9ZcElybkd4bnF5UT09 Meeting ID: 842 7405 7639 Exhibit 27 - Green PLN2022-004 Packet Pg. 713 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 REISSUANCE: October 26, 2023 SEPA COMMENTS: Any comments regarding the SEPA determination are due November 9, 2023. SEPA APPEAL: 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 November 16, 2023 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. CITY CONTACT: Mike Clugston, AICP, Acting Planning Manager michael.clugston@edmondswa.gov 425-771-0220 9 RNERST0NE Exhibit 27 - Green PLN2022-004 Packet Pg. 714 of EDA, 1.ab q o s CITY OF EDMONDS r, goo 121 5TH AVENUE NORTH, EDMONDS, WA 98020 (425) 771-0220 DETERMINATION OF NONSIGNIFICANCE - REISSUE Description of proposal: This determination is being re -issued due to an error with the original mailed notice to property owners within 300 feet of the site. The proposal is for a preliminary formal subdivision of a 2.88-acre site into 16 single family residential lots using the planned residential development (PRD) process. All existing improvements would be removed, and a new plat road constructed to serve the new lots with access to Edmonds Way (SR-104). The site is zoned Single Family Residential — Master Plan (RS- MP). A master plan like a planned residential development allows development at the site to achieve an RS-8 zoning density (5.5 du/acre) while being able to modify some of the RS-12 development standards that apply to the site (excluding height). A PRD first requires review of home designs and site layout, including usable open space, by the Architectural Design Board (ADB). The ADB reviewed the project and made a recommendation on design to the Hearing Examiner on July 27, 2023. The Hearing Examiner makes the final decision on the preliminary PRD and preliminary formal subdivision following a public hearing. Proponent: Fernandez Barnes LLC (Steve Barnes) Location of proposal, including street address if any: 540 & 550 Edmonds Way (Tax ID #s: 27032500308300 & 27032500308400) 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. X This DNS is issued under WAC 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 November 9, 2023. Project Planner: Mike Clugston, AICP, Acting Planning Manager Responsible Official: Mike Clugston, AICP, Acting Planning Manager Contact Information: City of Edmonds 1 121 5th Avenue North, Edmonds WA 98020 1 425-771-0220 Date: October 26, 2023 Signature: XX You may appeal this determination to Mike Clugston, AICP, Acting Planning Manager, at 121 iu 5th Avenue North, Edmonds, WA 98020, by filing a written appeal citing the specific reasons for the appeal with the required appeal fee no later than November 16, 2023. You should be prepared to make specific factual objections. Contact Mike Clugston to read or ask about the procedures for SEPA appeals. r t. Q Page 1 of 2 REISSUE SEPA DNS PLN2022-0049 & -0053 Exhibit 27 - Green I0/26/23.SEPA PLN2022-004 Packet Pg. 715 XX Posted on October 26, 2023, at City Hall, the Edmonds Public Safety Building, and Edmonds Public Library. Published in the Everett Herald. Uploaded to the Department of Ecology SAW. XX Distribute to "Checked" Agencies below. The SEPA Checklist, DNS, and associated documents can be obtained online at https://www.edmondswa.gov/services/public involvement/public notices/development notices under permit number PLN2022-0049/PLN2022-0053 and, by emailing the project planner (michael.clugston@edmondswa.gov), 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 0 Parties of Record ❑ Dept. of Ecology - Shorelands ❑ City of Lynnwood ❑ Dept. of Natural Resources ❑ City of Mountlake Terrace ❑ US Army Corps of Engineers 0 Dept. of Commerce ❑ City of Mukilteo ❑ US Fish and Wildlife Z WSDOT ❑ City of Shoreline ❑ WSDOT— Ferries ❑X Town of Woodway © Puget Sound Energy ❑ Dept. of Fish & Wildlife © Snohomish PUD ❑ Dept. of Health — Drinking Water ❑ Snohomish Co. Public Works © Olympic View Water & Sewer Z 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 ❑ Puget Sound Clean Air Agency ❑ King County - Transit © South County Fire ❑ Puget Sound Regional Council ❑ King County— Environ. Planning ❑ Swedish Hospital ❑ Puget Sound Partnership © Community Transit Z Tulalip Tribe ❑ Other pc: File No. SEPA Notebook Page 2 of 2 REISSUE SEPA DNS PLN2022-0049 & -0053 Exhibit 27 - Green I0/26/23.SEPA PLN2022-004 Packet Pg. 716 Cityof Edmonds ureenwaiK ram AUjaceni rroperty monRA.%ll ALGOfVQU/N RD 1219 7 3 12k1 1291� - • o0 12� o 6 � KULSH� RD s ��., •, _ 1351 40,/ps 0iq�s � -i4 10708 10624 22f O.' W W z .fl Ab 226TH ST SW z26v, 0 2<6l_ 22612 11 r I 22� 226z10 221601§ zr ' c 22Wi1 v 22ij 227� 22M zz 1. 3,031 O I 1.ab I d C C M a 0 c c Legend Sections Boundary d Y Sections M Edmonds Boundary Y ArcSDE.GIS.PROPERTY_BUILDIF 3 ArcSDE.GIS.STREET_CENTERLIN y — <all other values> i Interstate Principal Arterial •L Minor Arterial; Collector d Local Street; On Ramp = V State Highways <all other values> d 0 '♦3 C 1 Q 2 a W County Boundary to Parks C aD ArcSDE.GIS.PROPERTY_WASHII ArcSDE.GIS.PROPERTY_CITIES 0 ArcSDE.GIS.PROPERTY_CITIES City of Edmonds City of Lynnwood N a� City of Mountlake Terrace =_ t Unincorporated King Co; Unincor W City of Woodway C Citv of Arlinaton: Citv of Bothell: ( d Notes r 0 252.60 505.2 Feet Parcels within 300' of 540 & 550 376.2 This ma is a user generated static output from an Internet mapping site and is for Edmonds Wa 4,514 p B p Pp B Y reference only. Data layers that appear on this map may or may not be accurate, Files: PLN2022-0049 & -0053 WGS_1984_Web-Mercator _Auxiliary -Sphere current, or otherwise reliable. © City of Edmonds THIS MAP IS NOT TO BE USED FOR DESIGN OR CONSTRUCTION ibit 27 - Green Packet Pg. 717 00384700500200 27032500307100 27032500308100 ECONOMOU CHRIS & MARLA HALE LINDSAY K & GARY KENDALL K OWENS OWEN L 401K TRUST 10828 KULSHAN RD 619 PARADISE LN PO BOX 12922 WOODWAY, WA 98020 EDMONDS, WA 98020-4651 MILL CREEK, WA 98082 00539100000100 00539100004100 27032500302600 PENA MICHAEL G & TERRI L CIVARRA JAMES & MARTHA PARADISE HEIGHTS HLD LLC 1370 6TH PL S 1371 6TH PL S 190 W DAYTON ST STE 103 EDMONDS, WA 98020 EDMONDS, WA 98020 EDMONDS, WA 98020 27032500303200 27032500303300 27032500303400 REEDY PATRICK L OWENS OWEN L & JACQUELINE L NEWKIRK DARALEE LOUISE & SCOTT 541 EDMONDS WAY PO BOX 12922 13404 N ECHO LAKE RD EDMONDS, WA 98020-4638 LYNNWOOD, WA 98082 SNOHOMISH, WA 98296-6193 00384700500100 27032500302900 27032500308300 LECKY LIVING TRUST KIM BYUNG H & IM HEE-SUNG FERNANDEZ & BARNES LLC 10820 KULSHAN RD 10826 KULSHAN RD 10529 NE 58TH ST WOODWAY, WA 98020-6127 WOODWAY, WA 98020-6127 KIRKLAND, WA 98033 27032500308400 27032500308500 27032500307300 MOLNAR BUILDING LLC BONN DALE W 1ST SECURITY BANK PO BOX 55576 PO BOX 72 6920 220TH ST SW STE 208 SHORELINE, WA 98155 EDMONDS, WA 98020 MOUNTLAKE TERRACE, WA 98043 00384700501100 27032500308900 27032500310000 ZEVENBERGEN JOHN & JACLYN EDMONDS WESTGATE LLC GEORGE LORI J 10901 ALGONQUIN RD 606 EDMONDS WAY 10605 226TH ST SW WOODWAY, WA 98020-6108 EDMONDS, WA 98020 EDMONDS, WA 98020 27032500308800 00384700501200 27032500309900 LEWIS SCOTT F & MARGARITA 0 MILLER GLENN R & CATHERINE A NELSON MICHAEL LEE 612 EDMONDS WAY 5916 ST ANDREWS DR 10607 226TH ST SW EDMONDS, WA 98020-4641 MUKILTEO, WA 98275-4847 EDMONDS, WA 98020-6100 27032500310400 27032500308700 27032500310100 KOFLER RALPH R & IRENE M REDELFS RICHARD HENRY & LIU XIAO WEI MARTINELLI MICHAEL 10611 226TH ST SW 606 EDMONDS WAY 10615 226TH SW EDMONDS, WA 98020 EDMONDS, WA 98020-4641 EDMONDS, WA 98020 27032500309800 27032500316200 27032500316400 LEMAS MITCHEL 1 & ALICE MAHMOUD MOHAMMED & MAHMOUD- BAYER KIM/AUGUSTAVO ED 10609 226TH ST SW HOWELL BETH 10707 226TH STREET SW EDMONDS, WA 98020-6100 10705 226TH ST SW EDMONDS, WA 98020 EDMONDS, WA 98020-6132 27032500316300 27032500310700 27032500311000 WILSON JAMES R & SHARON PETERS MARVIN T & LLYNDA F KIMMELMAN LEE/SHU HUI HOU TTEE 10703 226TH ST SW 10525 226TH ST SW 1054 9TH AVENUE S EDMONDS, WA 98020-6132 EDMONDS, WA 98020-5123 EDMONDS, WA 98020 Exhibit 27 - Green PLN2022-004 Packet Pg. 718 27032500310800 SHEPSIS VLADIMIR & ANETA TRUST 8034 CYRUS PL EDMONDS, WA 98026 27032500308400 MOLNAR BUILDING LLC 1240 NE 175TH ST STE A SHORELINE, WA 98155 27032500316500 HELLEREN LEIF T & KIMBERLY J 2522 192ND ST SHORELINE, WA 98177 27032500316700 JOHANNESSEN JOHN M CREDIT TRUST 10727 226TH ST SW EDMONDS, WA 98020-6132 Exhibit 27 - Green PLN2022-004 Packet Pg. 719 OF EDAf O #P%1 St. i Purpose of Checklist. CITY OF EDMONDS ENVIRONMENTAL CHECKLIST The State Environmental Policy Act (SEPA), chapter 43.21C 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: Greenwalk Park 2. Name of applicant: Fernandez & Barnes LLC. 3. Address and phone number of applicant and contact person: 28720 SE 63''d Street, Issaquah, WA 98027 Justin Barnes 206-228-2564 Steve Barnes 206-550-9296 4. Date checklist prepared: 1-24-22 5. Agency requesting checklist: City of Edmonds Revised on 9116116 Environmental Checklist - (SEPA - MS Word version).doc Exhibit 27 - Green P 'ge 1 of 27 PLN2022-004 Packet Pg. 720 6. 7. 8. 9. Proposed timing or schedule (including phasing, if applicable): Subdivision construction will start in 2023 and project will extend through 2024-2025 (STAFF COMMENTS) Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. Once the subdivision is complete we will construct the houses. (STAFF COMMENTS) List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. Geotechnical stud y_performed by Associated Earth Sciences dated January 11. 2022. (STAFF COMMENTS) Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? If yes, explain. State of Washington Department of Transportation for access to SR 104. (STAFF COMMENTS) Revised on 9119116 Environmental Checklist - (SEPA - MS Word version).doc Exhibit 27 - Green P ge 2 of 27 PLN2022-004 Packet Pg. 721 10. 11 12. List any government approvals or permits that will be needed for your proposal, if known. Washington DOT for right of way improvements, water main extension, side sewer permits, power and data to site, (STAFF COMMENTS) 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. Creating a subdivision and taking two parcels and platting into 16 parcels along with entry drive and access/utility easements. (STAFF COMMENTS) 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. On the south side of SR 104 where it transitions into 5" Ave near downtown Edmonds. (STAFF COMMENTS) Revised on 9119116 Environmental Checklist - (SEPA - MS Word version).doc Exhibit 27 - Green P 'ge 3 of 27 PLN2022-004 Packet Pg. 722 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: Flat (STAFF COMMENTS) b. What is the steepest slope on the site (approximate percent slope)? 10% except one small slope on site next to existing garage. (STAFF COMMENTS) 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. Sand (STAFF COMMENTS) d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. No (STAFF COMMENTS) Revised on 9119116 Environmental Checklist - (SEPA - MS Word version).doc Exhibit 27 - Green P 'ge 4 of 27 PLN2022-004 Packet Pg. 723 ►P1 e. f. 9. h. AIR a. Describe the purpose, type, total area and approximate quantities and total affected area of any filling, excavation, and grading proposed. Indicate source of fill. Site will be graded with only organics being removed from the site and import material will only be used for utiliies and under or around the new buildings. (STAFF COMMENTS) Could erosion occur as a result of clearing, construction, or use? If so, generally describe. No (STAFF COMMENTS) About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? 20% (STAFF COMMENTS) Proposed measures to reduce or control erosion, or other impacts to the earth, if any: Erosion control measures will be put in place. (STAFF COMMENTS) 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. Standard construction activities, development is single family residential. (STAFF COMMENTS) Revised on 9119116 Environmental Checklist - (SEPA - MS Word version).doc Exhibit 27 - Green P 'ge S of 27 PLN2022-004 Packet Pg. 724 C. Are there any off -site sources of emissions or odor that may effect your proposal? if so, generally describe. No (STAFF COMMENTS) Proposed measures to reduce or control emissions or other impacts to the, if any: N/A (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) (2) Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? If yes, please describe and attach available plans. N/A (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) Revised on 9119116 Environmental Checklist - (SEPA - MS Word version).doc Exhibit 27 - Green P 'ge 6 of 27 PLN2022-004 Packet Pg. 725 (4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. N/A (STAFF COMMENTS) (5) Does the proposal lie within a 100-year floodplain? If so, note location on the site plan. No (STAFF COMMENTS) (6) Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. No (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. There is an existing well on site that will be maintained for future irrigation system. (STAFF COMMENTS) Revised on 9119116 Environmental Checklist - (SEPA - MS Word version).doc Exhibit 27 - Green P 'ge 7 of 27 PLN2022-004 Packet Pg. 726 C. (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. N/A. nroiect is on citv sewer. (STAFF COMMENTS) 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. There will be no water running off the site once completed, all storm water will be infiltrated. (STAFF COMMENTS) (2) Could waste materials enter ground or surface waters? If so, generally describe. No (STAFF COMMENTS) (3) Does the proposal alter or otherwise affect drainage patterns in the vicinity of the site? If so, describe. No (STAFF COMMENTS) Revised on 9119116 Environmental Checklist - (SEPA - MS Word version).doc Exhibit 27 - Green P 'ge 8 of 27 PLN2022-004 Packet Pg. 727 d. Proposed measures to reduce or control surface, ground, runoff water, and drainage pattern impacts, if any: Infiltration systems will be installed for all pervious areas. 4. Plants a. b. (STAFF COMMENTS) Check or circle types of vegetation found on the site: X deciduous tree: alder, maple, aspen, other:_ X evergreen tree: fir, cedar, pine, other: X shrubs X grass 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) What kind and amount of vegetation will be removed or altered? Most vegetation on the site will be altered for new development, significant trees will be maintained and protected as required by city. (STAFF COMMENTS) Revised on 9119116 Environmental Checklist - (SEPA - MS Word version).doc Exhibit 27 - Green P ge 9 of 27 PLN2022-004 Packet Pg. 728 C. d. e. List threatened or endangered species known to be on or near the site. N/A (STAFF COMMENTS) Proposed landscaping, use of native plants, or other materials to preserve or enhance vegetation on the site, if any: Native plants and trees will be planted as appropriate for single family residential development. (STAFF COMMENTS) List all noxious weeds and invasive species known to be on or near the site. N/A (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: hawk, heron, eagle, songbirds, other: N/A mammals: deer, bear, elk, beaver, other: N/A fish: bass, salmon, trout, herring, shellfish, other: N/A (STAFF COMMENTS) Revised on 9119116 Environmental Checklist - (SEPA - MS Word version).doc Exhibit 27 - Green page 10 of 27 PLN2022-004 Packet Pg. 729 b. List any threatened or endangered species known to be on or near the site. N/A (STAFF COMMENTS) C. Is the site part of a migration route? If so, explain. No (STAFF COMMENTS) d. Proposed measures to preserve or enhance wildlife, if any: N/A (STAFF COMMENTS) e. List any invasive animal species known to be on or near the site. N/A (STAFF COMMENTS) 6. Energy and Natural Resources Revised on 9119116 Environmental Checklist - (SEPA - MS Word version).doc Exhibit 27 - Green a e 11 of27 PLN2022-004 Packet Pg. 730 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 for heating and cooling, natural gas for cooking appliances. IL d E a 0 a) (STAFF COMMENTS) 4) 7a 2 _ m b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally 4) describe. No m c �a a M c E a (STAFF COMMENTS) a Y_ M 3 _ 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: .� Buildings will be contructed to meeting current energy standards required by residential energy code. co L M m x a (STAFF COMMENTS) Q a w U) w 0 7. Environmental Health d 0 a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and 0 m explosion, spill, or hazardous waste, that could occur as a result of this proposal? If so describe. No � N L x w c m E z 0 (STAFF COMMENTS) ;± Q Revised on 9119116 Environmental Checklist - (SEPA - MS Word version).doc age 12 of 27 Exhibit 27 - Greern� .-"- PLN2022-0041 Packet Pg. 731 (1) Describe any known or possible contamination at the site from present or past uses. N/A (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. N/A (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. N/A (STAFF COMMENTS) (4) Describe special emergency services that might be required. N/A (STAFF COMMENTS) (5) Proposed measures to reduce or control environmental health hazards, if any: N/A Revised on 9119116 Environmental Checklist - (SEPA - MS Word version).doc Exhibit 27 - Green a e 13 of 27 PLN2022-004 Packet Pg. 732 b. (STAFF COMMENTS) Noise (1) What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? Single family residential zoning surrounds the site, SR 104 services the site so there will be road traffic close to the right of way. (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. Contruction noise while the site is beingdeveloped. eveloped. (STAFF COMMENTS) (3) Proposed measures to reduce or control noise impacts, if any: None (STAFF COMMENTS) Revised on 9119116 Environmental Checklist - (SEPA - MS Word version).doc Exhibit 27 - Green a e 14 of 27 PLN2022-004 Packet Pg. 733 8. Land and Shoreline Use a. b. C. 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. Single family residential, same as being proposed. (STAFF COMMENTS) 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 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? No (STAFF COMMENTS) (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: No (STAFF COMMENTS) Describe any structures on the site. Three existing residential buildings and two free standing garages. (STAFF COMMENTS) Revised on 9119116 Environmental Checklist - (SEPA - MS Word version).doc Exhibit 27 - Green page 15 of 27 PLN2022-004 Packet Pg. 734 d. e. f. 9. Will any structures be demolished? If so, what? Yes, all existing structures will be demolished. (STAFF COMMENTS) What is the current zoning classification of the site? RS-MP (STAFF COMMENTS) What is the current comprehensive plan designation of the site? Single Family Urban 1 (STAFF COMMENTS) If applicable, what is the current shoreline master plan designation of the site? N/A (STAFF COMMENTS) Has any part of the site been classified critical area by the city? if so, specify. No (STAFF COMMENTS) Revised on 9119116 Environmental Checklist - (SEPA - MS Word version).doc Exhibit 27 - Green a e 16 of 27 PLN2022-004 Packet Pg. 735 j• k. In. Approximately how many people would reside or work in the completed project? (STAFF COMMENTS) Approximately how many people would the completed project displace? 0 (STAFF COMMENTS) Proposed measures to avoid or reduce displacement impacts, if any: N/A (STAFF COMMENTS) Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: Project will meet all requirements of existing and proposed land uses. (STAFF COMMENTS) Proposed measures to reduce or control impacts to agricultural and forest lands of long-term commercial significance, if any: N/A (STAFF COMMENTS) Revised on 9119116 Environmental Checklist - (SEPA - MS Word version).doc Exhibit 27 - Green page 17 of 27 PLN2022-004 Packet Pg. 736 9. Housing a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. 16 Middle to High income homes. (STAFF COMMENTS) b. Approximately how many units, if any would be eliminated? Indicate whether high, middle, or low-income housing. 0 (STAFF COMMENTS) C. Proposed measures to reduce or control housing impacts, if any: Project will have a variety of house and lot sizes to satisfy a variety of housing needs. (STAFF COMMENTS) 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? 25' — 30' with sloped roofs. (STAFF COMMENTS) Revised on 9119116 Environmental Checklist - (SEPA - MS Word version).doc Exhibit 27 - Green page 18 of 27 PLN2022-004 Packet Pg. 737 11. b. What views in the immediate vicinity would be altered or obstructed? (STAFF COMMENTS) C. Proposed measures to reduce or control aesthetic impacts, if any: N/A (STAFF COMMENTS) Light and Glare a. What type of light or glare will the proposal produce? What time of day would it mainly occur? None (STAFF COMMENTS) b. Could light or glare from the finished project be a safety hazard or interfere with views? No (STAFF COMMENTS) C. What existing off -site sources of light or glare may affect your proposal? Street lights along right of way. (STAFF COMMENTS) Revised on 9119116 Environmental Checklist - (SEPA - MS Word version).doc Exhibit 27 - Green page 19 of 27 PLN2022-004 Packet Pg. 738 d. Proposed measures to reduce or control light and glare impacts, if any: u a m E a 0 (STAFF COMMENTS) m �a r a� 12. Recreation a m w a. What designated and informal recreational opportunities are in the immediate vicinity? 0 Recreational space (common space) for 10% of the overall site area is being provided. r- a M E L a (STAFF COMMENTS) a Y_ R 3 _ d b. Would the proposed project displace any existing recreation uses? If so, describe. d No _ .L �a a� 2 2 3 a (STAFF COMMENTS) _ M Q (L w U) 4- 0 C. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be a) provided by the project or applicant, if any: c None m N t k w (STAFF COMMENTS) c m E t 0 t. r Q Revised on 9119116 Environmental Checklist - (SEPA - MS Word version). doc gage 20 of 27 Exhibit 27 - Greem� -"- PLN2022-0041 Packet Pg. 739 13. Historic and Cultural Preservation a. b. C. d. 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. (STAFF COMMENTS) 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. No (STAFF COMMENTS) 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. N/A (STAFF COMMENTS) 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. N/A (STAFF COMMENTS) Revised on 9119116 Environmental Checklist - (SEPA - MS Word version).doc Exhibit 27 - Green a e 21 of 27 PLN2022-004 Packet Pg. 740 14. Transportation a. b. C. d. 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. New access/utility easements for access will be provided off SR 104, there is no other access to the site nor will there be in the future. (STAFF COMMENTS) 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? Yes, there are bus routes and bus stops along SR 104 within walking distance of the development. (STAFF COMMENTS) How many additional parking spaces would the completed project or nonproject proposal have? How many would the project or proposal eliminate? 32 in driveways. (STAFF COMMENTS) 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). Right of way improvements will be required along SR 104. Revised on 9119116 Environmental Checklist - (SEPA - MS Word version).doc Exhibit 27 - Green page 22 of 27 PLN2022-004 Packet Pg. 741 e. f. 9. h. (STAFF COMMENTS) Will the project or proposal use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. No (STAFF COMMENTS) 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? The site traffic is 13 net new PM peak hour trips. (STAFF COMMENTS) 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) Proposed measures to reduce or control transportation impacts, if any: N/A Revised on 9119116 Environmental Checklist - (SEPA - MS Word version).doc Exhibit 27 - Green page 23 of 27 PLN2022-004 Packet Pg. 742 (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. No (STAFF COMMENTS) b. Proposed measures to reduce or control direct impacts on public services, if any: N/A (STAFF COMMENTS) 16. Utilities a. Circle utilities currently available at the site: electricity, natural gas, water, refuse service, telephone, sanitary sewer, septic system, other: Electricity, natural gas, public water, refuse service, telephone and data, sanitary sewer. (STAFF COMMENTS) b. Describe the utilities that are proposed for the project, the utility providing the service, and the general construction activities on the site or in the immediate vicinity which might be needed. Site will have power from Snohomish county PUD, water from Olympic Veiw water district, sewer from city of Edmonds or Olympic view water district, phone and data from local supplier. Revised on 9119116 Environmental Checklist - (SEPA - MS Word version).doc Exhibit 27 - Green page 24 of 27 PLN2022-004 Packet Pg. 743 (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. that the lead agency is relying on them to make its decision. !�� i� �—� Signature of Proponent Date Submitted I understand Revised on 9119116 Environmental Checklist - (SEPA - MS Word version).doc Exhibit 27 - Green Rage 25 0 27 PLN2022-004 Packet Pg. 744 File No.: PLN2022-0049 & PLN2022-0053 Applicant: Fernandez and Barnes LLC DECLARATION OF RE -POSTING On the 26th day of October, 2023, 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. It was not posted at the Edmonds Library since it is being renovated following the 2022 water leak. 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 26th day of October, 2023, at Edmonds, Washington. Signed: Exhibit 27 - Green PLN2022-004 Packet Pg. 745 File No.: PLN2022-0049/0053 Applicant: Fernandez and Barnes LLC DECLARATION OF RE -MAILING On the 26th day of October, 2023, the attached Notice of SEPA Determination and Public Hearing was mailed as prescribed by Ordinance and to property owners within 300 feet of the property that is the subject of the above - referenced application. 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 26th day of October, 2023 at Edmonds, Washington. Signed: Exhibit 27 - Green PLN2022-004 Packet Pg. 746 11/2/23, 8:33 AM CITY OF EDMONDS RE -NOTICE OF PUBLIC HEAR I Sound Search Within 50 Miles `., SOUND PUBLISHING INC COMMUNITY DEUVERED 98201 Search Q Enter Search Keyword ShareThis EVERYTHING » ANNOUNCEMENTS - LEGAL NOTICES - PUBLIC NOTICES 8 CITY OF EDMONDS RE -NOTICE OF PUBLIC HEAR 0 Watch O Unclip 4 Create Alert �; Print Placed on 10/26/2023 1 Views: 274 CITY OF EDMONDS RE -NOTICE OF PUBLIC HEARING AND SEPA THRESHOLD DETERMINATION PROJECT DESCRIPTION: This project is being re -noticed due to an error with the original mailed notice to property owners within 300 feet of the site. The public hearing is rescheduled from October 26 to November 9, 2023. The proposal is for a preliminary formal subdivision of a 2.88-acre site into 16 single family residential lots using the planned residential development (PRD) process. All existing Exhibit 27 - Green htti)s://secure.adoay.com/DetailsDisr)lay.asox?n=8895&itemid=18719670&networkview=False&catid=8901&i)catid=3030&iFr6M3ggg� Pac�Pg747 11/2/23, 8:33 AM CITY OF EDMONDS RE -NOTICE OF PUBLIC HEAR I Sound Search 1.ab improvements would be removed, and a new plat road constricted to serve the new lots with access to Edmonds Way (SR-104). The site is zoned Single Family Residential - Master Plan (RS-MP). A master plan like a planned residential development allows development at the site to achieve an RS-8 zoning density (5.5 du/acre) while being able to modify some of the RS-12 development standards that apply to the site (excluding height). A PRD first requires review of home designs and site layout, including usable open space, by the Architectural Design Board (ADB). The ADB reviewed the project and made a recommendation on design to the Hearing Examiner on July 27, 2023. The Hearing Examiner makes the final decision on the preliminary PRD and preliminary formal subdivision following a public hearing. PROJECT LOCATION: 540 & 550 Edmonds Way (Tax ID #s: 27032500308300 & 27032500308400) NAME OF APPLICANT: Fernandez Barnes LLC (Steve Barnes) FILE NO.: PLN2022-0049 & PLN2022-0053 REQUESTED PERMIT: Preliminary planned residential development and preliminary formal subdivision (consolidated Type Ill -A. Permit, Public Hearing and Decision by the Hearing Examiner) COMMENTS ON PROPOSAL DUE: November 9, 2023 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 http://edmondswa.gov/public-notices- text/development-notices.html under the development notice for application number PLN2022-0049/PLN2022-0053, 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 hybrid public hearing will be held by the Hearing Examiner on November 9, 2023 at 3 p.m. The physical location is Edmonds City Hall, 121 5th Avenue N, 3rd Floor, Brackett Room. Or join the Zoom meeting at: https:Hus06web.zoom.us/j/84274057639? pwd=ZFdpQzg4bOFEUU9ZcElybkd4bnF5 UT09 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 Exhibit 27 -Green httos://secure.adoay.com/DetailsDisr)lay.asr)x?r)=8895&itemid=18719670&networkview=False&catid=8901&ocatid=3030&opcl i Packet Pg. 748 11 /2/23, 8:33 AM CITY OF EDMONDS RE -NOTICE OF PUBLIC HEAR I Sound Search Nonsignificance under WAC 197-11-340 for the above project. DATE OF REISSUANCE: October 26, 2023 SEPA COMMENTS: Any comments regarding the SEPA determination are due November 9, 2023. SEPA APPEAL: 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 November 16, 2023 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. CITY CONTACT: Mike Clugston, AICP, Acting Planning Manager michael.clugston@edmondswa.gov 425-771-0220 Published: October 26, 2023. EDH986383 O LESS FEATURED Bring your RV I Tiny Home I Park Model! RELATED CITY OF EVERETT Public Notice: The City Back to Search Results Terms of Use Privacy Policy © 2014 Sound Publishing, Inc. All rights reserved. EXPERIENCED PRIVATE HOME CLEANER "Great... CITY OF MARYSVILLE NOTICE OF PUBLIC HEAR... Mpay The Port of Friday Harbor will hold a Pu... Report Abuse A About Us Our Titles Careers! Exhibit 27 - Green httos://secure.adpay.com/DetailsDisolay.asox?p=8895&itemid=18719670&networkview=Falsa&catid=8901&ocatid=3030&qrg 6§04Packet Pg. 749 Clugston, Michael From: Wicklund, Mary <MLWicklund@SNOPUD.com> Sent: Tuesday, October 31, 2023 1:52 PM To: Clugston, Michael Subject: PLN2022 0049 & PLN2022 0053 Greenwalk Park Attachments: 23-10-790 Greenwalk Park.doc Follow Up Flag: Follow up Flag Status: Flagged You don't often get email from mlwicklund@snopud.com. Learn why this is important Please see attached. Mary Wicklund Transmission & Distribution Engineering Snohomish County PUD mlwicklund(a)snopud.com 425-783-4318 Exhibit 28 - Green PLN2022-004 Packet Pg. 750 EP[OECDProviding quality water, power and service at a competitive price that our customers value October 31, 2023 Mike Clugston City of Edmonds 121 5th Avenue North Edmonds, WA 98020 Dear Mr. Clugston: Reference: PLN2022 0049 & PLN2022 0053 Greenwalk Park District DR Number: 23-10-790 The District presently has enough electric system capacity to serve the proposed development. However, the existing District facilities in the local area may require upgrading. Cost of any work, new or upgrade, to existing facilities that is required to connect this proposed development to the District electric system shall be in accordance with the applicable District policy. The developer will be required to supply the District with suitable locations/easements upon its property for any electrical facilities that must be installed to serve the proposed development. It is unlikely that easements will be granted on District - owned property, or consents granted within District transmission line corridors. Please be advised that per WAC 296-24-960 the minimum worker safety Building or structure clearance from an District distribution y on PUD Required Clearance 14'Min. for 12.47kV conductor is 10 feet. Therefore, the 20'Min. for 115kV District requires a minimum 14-foot WAC 296-24960 _ 4' clearance from any structure to 10'Min. accommodate workers, scaffolding and ladders. Minimum worker safety PUD Required Clearance clearance from 115kV transmission 14'Min.for 12.47kV wires is 20 feet. Scaffolding Any relocation, removal or undergrounding of District facilities to accommodate this project and the worker safety clearances shall be at the expense of the project developer and must be coordinated with the PUD in advance of final design. Please include any required utility work in the scope of all applicable Center of pole line land use/development/stormwater permits. 1802 — 751 Street S.W. • Everett, WA • 982031 Mailing Address: P.O. Box 1107 • Everett, WA • 98206-1107 425-783-4300 • Toll -free in Western Washington at 1-877-783-1000, ext. 4300 • www.snopud.com Exhibit 28 - Green PLN2022-004 Packet Pg. 751 The District policy requires the developer to provide a minimum 10-foot easement for underground electrical facilities that must be installed to serve the proposed development. In addition, the developer must maintain an 8-foot clearance between transformers and a 10-foot clearance between switch cabinets and any building/structures upon its property. Additional clearances may be required depending on the equipment in the area and accessibility of the equipment. Please contact the District prior to design of the proposed project. For information about specific electric service requirements, please call the District's Plat Development team at (425) 783-8465. Sincerely, Mc y w6ckUm& for Mark Flury, Senior Manager Transmission & Distribution System Operations & Engineering Exhibit 28 - Green PLN2022-004 Packet Pg. 752 Clugston, Michael From: Jacinda Carson <JacindaCarson@firstavenuelaw.com> Sent: Friday, November 3, 2023 11:00 AM To: Clugston, Michael Subject: RE: Greekwalk Park Nov. 9 Public Hearing Written Comment Attachments: Public Comment Final.pdf You don't often get email from jacindacarson@firstavenuelaw.com. Learn why this is important Mike, Our firm would like to submit the attached document as a written public comment to the Greenwalk Park Public Hearing (File No. PLN2022-0049 & PLN2022-0053). Please let me know if there is anything further that is needed. Thank you, Jacie Carson Associate Attorney FIRST AVENUE LAW GROUP PLLC 321 First Avenue West Seattle, WA 98119 206-447-1900 JacindaCarson@firstavenuelaw.com CONFIDENTIAL: The information contained in this transmission may be attorney -privileged and/or confidential, intended only for the use of the individual or entity named above. if the reader of this message is not the intended recipient, you are hereby notified that any dissemination, distribution, or copying of this communication is strictly prohibited. if you have received this communication in error, please notify us immediately and delete the e-mail that was erroneously sent to you. Thank you. NO TAXADVICE.- First Avenue Law Group, LLC does not provide tax or accounting advice. This material has been prepared for informational purposes only, and is not intended to provide, and should not be relied on for, tax or accounting advice. You should consult your own tax and accounting advisors before engaging in any transaction. From: Clugston, Michael <Michael.Clugston@edmondswa.gov> Sent: Wednesday, October 25, 2023 12:39 PM To: Jacinda Carson <JacindaCarson@firstavenuelaw.com> Subject: RE: Greekwalk Park Nov. 9 Public Hearing Written Comment Hi Jacie, Comments are accepted until the close of the public hearing. Send them to me, either as an email or an attachment to one, and I'll include them in the Hearing Examiner's packet. i Exhibit 29 - Green PLN2022-004 Packet Pg. 753 Thanks Mike Clugston I Acting Planning Manager City of Edmonds 425-771-0220, ext. 1330 michael.clugston@edmondswa.gov The Building, Planning & Engineering Permit Center is open for walk-in service M-F 8:30am to 2pm (closed for lunch 12- 1 m. Staff is available via phone, email and/or by appointment during working hours (typically 8-5pm) For general service: Phone 425.771.0220 Email engineeringpermits@edmondswa.gov GIS / www.maps.edmondswa.gov From: Jacinda Carson <JacindaCarson@firstavenuelaw.com> Sent: Wednesday, October 25, 2023 12:30 PM To: Planning <Planning@edmondswa.gov> Subject: Greekwalk Park Nov. 9 Public Hearing Written Comment Some people who received this message don't often get email from jacindacarson@firstavenuelaw.com. Learn why this is important Hello, Our firm would like to submit a written comment on the Greenwalk Park Public Hearing (File No. PLN2022-0049 & PLN2022-0053) that is now rescheduled for November 9. Would you please let me know the deadline for submitting a written comment as well as how we should submit it. Thank you, Jacie Carson Associate Attorney FIRST AVENUE LAW GROUP PLLC 321 First Avenue West Seattle, WA 98119 206-447-1900 JacindaCarson(@firstavenuelaw.com CONFIDENTIAL: The information contained in this transmission may be attorney -privileged and/or confidential, intended only for the use of the individual or entity named above. if the reader of this message is not the intended recipient, you are hereby notified that any dissemination, distribution, or copying of this communication is strictly prohibited. if you have received this communication in error, please notify us immediately and delete the e-mail that was erroneously sent to you. Thank you. NO TAXADVICE: First Avenue Law Group, LLC does not provide tax or accounting advice. This material has been prepared for informational purposes only, and is not intended to provide, and should not be relied Exhibit 29 - Green PLN2022-004 Packet Pg. 754 on for, tax or accounting advice. You should consult your own tax and accounting advisors before engaging in any transaction. Exhibit 29 - Green PLN2022-004 Packet Pg. 755 PUBLIC COMMENT TO PRELIMINARY PLANNED RESIDENTIAL DEVELOPMENT AND PRELIMINARY FORMAL SUBDIVISION PERMIT APPLICATION To: Phil Obrechts Hearing Examiner City of Edmonds From: Stephan D. Wakefield Attorney for Dale Bonn, Owner of Neighboring Property Project Location: 540 and 550 Edmonds Way (Tax ID # 27032500308300 & 27032500308400) FILE No.: PLN2022-0049 & PLN2022-0053 Hearing Date: November 9, 2023 The commenting/objecting party, Dale Bonn ("Bonn"), has for many years owned a single-family residence, constructed in 1952, located at 600 Edmonds Way, Edmonds, WA (the "Bonn Property"). While Bonn previously resided in the home on the Bonn Property, she has more recently leased it to tenants. Meanwhile, the neighboring parcels at 540 and 550 Edmonds Way, Edmonds, WA and the subject of the proposed subdivision (the "Development Property"), comprise 2.88 acres and are owned by Fernandez & Barnes, LLC ("Fernandez & Barnes"); a limited liability company formed in 2014 and based in Kirkland, WA. Fernandez & Barnes has made application with the City of Edmonds to subdivide the Development Property into 16 single family residential lots through the above referenced file number. Based upon information and belief, when the home on the Bonn Property was constructed in 1952, it was provided the use of, and has since been benefitted by, a side sewer easement which runs underneath the Development Property and is apparently shared with one or more existing homes on the 550 Edmonds Way portion of the Development Property (the "Sewer Easement"). A 1952 survey of the subject properties confirms the Sewer Line running under the Development Property (See attached Exhibit 1). It is understood that the same sewer line running under the Development Property pursuant to the Sewer Easement, has been the sole sewer line serving the home on the Bonn Property since it was constructed in 1952. Fernandez & Barnes currently seeks approval to subdivide the Development Property into 16 single family residential lots and remove the existing homes. Due to the Sewer Easement, Bonn is gravely concerned about the effect the proposed development will have on the Bonn Property Sewer Easement. The depiction of the proposed subdivision in the Notice of Public Hearing appears to place three new homes in the same location as the existing Sewer Easement. While the existing public access sewer easement is depicted in the project's renderings, there is no mention Exhibit 29 - Green PLN2022-004 Packet Pg. 756 or depiction of the Sewer Easement serving the Bonn Property. In this regard, while the developer Fernandez & Barnes acknowledged the existence of the Sewer Easement in a September of 2022 letter to Bonn, it did not offer any specific solution merely stating it will coordinate with Bonn (See attached Exhibit 2). Since September of 2022, Bonn has heard nothing more. Based on the above, Bonn respectfully requests that any approval of the subject project require sufficient and necessary measures to ensure the Sewer Easement remain fully intact and functioning, so it will continue to adequately serve without interruption, the Bonn Property. Further, Bonn requests that any demolition or construction activity on the Development Property be limited to specified hours of the day and week to avoid the disruption of noise and dust to the residents of the home on the Bonn Property (for example, Monday through Friday from 8:00 am to 6:00 pm). Thank you for your consideration. DATED this 3rd day of November, 2023. FIRST AVENUE LAW GROUP, PLLC s/s Stephan D. Wakefield Stephan D. Wakefield. WSBA #22762 FIRST AVENUE LAW GROUP, PLLC 321 First Avenue West Seattle, WA 98119 (206) 447-1900 Exhibit 29 - Green PLN2022-004 Packet Pg. 757 EXHIBIT 1 'F 0 cn FU E L 0 U- _ N❑ 6L a a) E 0_ 0 m as ❑ r m .N a� a= d _ _ 0 a _ E .@ L IL L a 3 m a� /L^ V _ a) E E 0 0 _ 0 W L U an N r� t X W w _ d E t U f� a Exhibit 29 - Green PLN2022-004 Packet Pg. 758 1. ram' f [-;IA COP�C�� .�� ,,y� / a-�3 S4/ 1.ad 4 67 Ivo V" tr w, clir- �tb ~�u� G��•cc��'�. -; �, ; �G ` ..sue- � � o 25 -�� Ir yaj �`� ins- � � i � � / /"�� � ! �s� s �6 ��oy�' �✓ � � ` -tea I � 1+VL/0 (�1 IrEEWE \�` SR r_ a MovSe47 a Ilk CL p'QoMAD �O ,+ �a I SHOP ; E -16 �—— o QC<AT CF soey.6y �� SCRLE: / S.�Q ,1; :. .l.. ` o4 04 elllvan4 _ l'Q.QT/O/Y O� %� IG NWT 1!4 ✓ lV �� YL� f . �S / Z 7/' n 3 w i .Sj1/C�/GJl�/.�� LO(JNT }', !/LN 1` _� y �; • ; � C -1 A,76yr v.1J,�.SY.� a Exhibit 29 Green PLN2022-004 Packet Pg. 759 EXHIBIT 2 'F 0 cn FU E L 0 U- _ N❑ 6L a a) E 0_ 0 m as ❑ r m .N a� a= d _ _ 0 a _ E .@ L IL L a 3 m a� /L^ V _ a) E E 0 0 _ 0 W L U an N r� t X W w _ d E t U f� a Exhibit 29 - Green PLN2022-004 Packet Pg. 760 GREENWALK DESIGNS LLC. 127�3 39TH AVE NE PHONE 20G 550.9296 SEATTLE, WA 98125 WAIL $BARN ESOCOW* RSTQNEARCH COM September 16, 2022 Dale Bonn PO Box 72 Edmonds, WA 98020 RE: Project Greenwalk Park 16-Lot Subdivision PLN2022-0053 & PLN2022-0049 Dale, We received the letter forwarded to us from the city. Sorry the invitation didn't make it to you for the neighborhood meeting but we are happy to communicate with you to reduce your concerns. We have renters on our site who we intend to keep through the first phase of construction so our hours of work and control of sound and dust will be a top priority during construction. Below are answers to your concerns as listed in your letter. 1. The sewer easement on 540 is public and we cannot interrupt service so it will stay as is. According to Mr Molnar your sewer doesn't go to the sewer easement but in fact is connected to the side sewer with the houses on 550 Edmonds way which goes directly into the sewer in SR104. We will need to coordinate this will you, but the disruption will be hours not days. 2. We are not a large developer and are always working on infill projects, so we do a very good job of controlling noise and dust. We will not be looking to work outside of the normal working hours allowed by the City of Edmonds. The noise we create will be short in duration and will not exceed the noise already being generated by traffic on the highway. We do intend to install a 6' cedar fence along our shared property line which will provide privacy for your outdoor spaces. 3. We have received permission from WSDOT to put in the new driveway for the 16 houses. WSDOT will be designing the intersection to reduce impacts to traffic and reduce left turns out of our drive. 4. We had an arborist tag and write a report identifying and measuring all the trees on the sites which is included in the required arborist report. Tags indicate tree numbers for the report, not indicating we are cutting down the tagged trees. We are only allowed to cut down a certain percentage of the on -site trees. All the trees along SR104 and along your property line are being saved. We will be planting about 100 new trees on the site along with other landscaping including shrubs and lawns. The city already has requirements for planting trees in this development which we will be meeting or exceeding. We are also concerned with global Exhibit 29 - Green PLN2022-004 Packet Pg. 761 warming and are designing our development accordingly with low impact design techniques and what are called best management practices for on site water collection and infiltration. 5. There will be two common spaces on our property to comply with City of Edmonds requirements. We haven't decided exactly what type of amenities we will put in the one adjacent to SR104 but we feel it's better to have a common space at that location than a house which would be more disrupted by the traffic noise. We will be building a number of new houses next to your property. The final layout will not change the current environment of your property, since there are already houses on S50 Edmonds way your neighbor. The homes we are building will be new and energy efficient. For the most part the drives are on the opposite side of the new homes from your property so our on -site vehicle traffic will not impact your property except for the added vehicles accessing SR104. Our development complies with zoning requirements and the cities comprehensive plan. Tree retention complies with city requirements. We are building to the latest energy codes and storm water development requirements for low impact design. We would be happy to meet with you or have a zoom or phone conference to address any other concerns you may have or provide more details to support my answers to your questions. We realize you have owned property adjacent to a very underutilized residential site and that will be going away. We know the neighbor to our south is continuing to develop their property as well. Sincerely, 5� J_� �4%� Steve Barnes Exhibit 29 - Green PLN2022-004 Packet Pg. 762