SNOHOMISH COUNTY COUNCIL Snohomish County, Washington MOTION NO

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1 SNOHOMSH COUNTY COUNCL Snohomish County, Washington MOTON NO COUNCL DECSON ON REQUEST FOR PRELMNARY SUBDVSON APPROVAL EXTENSON PURSUANT TO SCC 30.41A.300(3) FLE NO WOODRDGE 5 WHEREAS, the Snohomish County Hearing Examiner issued a decision on May 26, 2006, approving the preliminary subdivision of Woodridge 5, File No , subject to conditions; and WHEREAS, pursuant to RCW , preliminary plats approved prior to December 31, 2007, are valid for 10 years, and this 1 0-year time period has been administratively recognized by PDS; and WHEREAS, the applicant, Terra Firma Development Co., L TO, filed a request for an additional four month extension with the Snohomish County Council on January 25, 2016, pursuant to sec A.300(3); and WHEREAS, Terra Firma Development Co., LTD, has demonstrated a continued good faith effort to complete the final subdivision and has provided justification of the extenuating circumstances as to why the additional four months are required; NOW, THEREFORE, ON MOTON, the Snohomish County Council hereby grants an additional four-month extension of the preliminary subdivision approval for Woodridge 5, File No The preliminary subdivision approval will now expire on September 26, PASSED this_ day of, SNOHOMSH COUNTY COUNCL Snohomish County, Washington ATTEST: Council Chair Asst. Clerk of the Council

2 ENGNEERNG CO. Debbie Eco, Clerk of the Council Randy reed, Assistant Clerk of the Council Snohomish County council 3000 Rockefeller Ave. MS 609 Everett, W A ( 425) January 25,2016 Re: Plat Extension Request for Woodridge 5 Pursuant to SCC 30.41A.300 (3) Snohomish County File No SD Dear Debbie and Randy, On behalf of your client for the approved preliminary plat of Woodridge V, we are respectfully requesting a four month extension pursuant to Ord No and codified in SCC 30.41A.300 (3 ). The following items are enclosed in support of our request for extension. 1. One copy of Snohomish County Hearing Examiner Decision dated May26, One copy ofthe Snohomish County SEPA determination ofnon-significance (DNS) dated May11, 2006 Per the preliminary subdivision approval, the deadline to finish the final plat is May Most of the site development work including utilities and grading are completed and we are in process of getting the asbuilts approved. The final plat review has also been submitted and is in process. The project was delayed due to several extenuating circumstances. The downturn in the economy delayed the start of construction until spring of Also, during construction, a conflict in the offsite sewer line easement construction was discovered that further delayed sewer construction by several months. P.O Box 1478 Everett, WA P: F: info@insightengineering.net

3 We are confident that all the issues have been resolved and we will be able to record the final plat upon an extension approval. Therefore, kindly grant us the request. Please feel free to contact me with any questions or comments you may have. Sincerely, Santhosh J. Moolayil, BSCE, Project Manager P.O Box 1478 Everett, WA P: F:

4 BEFORE THE SNOHOMSH COUNTY HEARNG EXAMNER DECSON of the DEPUTY HEARNG EXAMNER n the Matter of the Application of ) ) RALPH KRUTSNGER (TERRA FRMA) ) ) Preliminary plat for a 27 -lot subdivision utilizing lot size averaging and a rezone from Rural Conservation (RC) and R-9,600 to R-9,600 ) FLE NO DATE OF DECSON: May 26, 2006 PLAT/PROJECT NAME: Woodridge 5 DECSON (SUMMARY): The requested 27-lot subdivision and concurrent rezone are CONDTONALLY APPROVED. BASC NFORMATON GENERAL LOCATON: ACREAGE: NUMBER OF LOTS: AVERAGE LOT SZE: MNMUM LOT SZE: DENSTY: ZONNG: This project is located at Seattle Hill Road, located at the north end of 54 1 h Drive SE, Snohomish, Washington acres 27 5,379 square feet 4,168 square feet 2.92 dulac (gross) 8.11 dulac (net) CURRENT: RC and R-9,600 PROPOSED: R-9, DOC

5 COMPREHENSVE PLAN DESGNATON: General Policy Plan Designation: Urban Low Density Residential (4-6 dulac) Subarea Plan: North Creek Subarea Plan Designation: Suburban (1-4 dulac) UTLTES: Water/Sewer: Silver Lake and Cross Valley Water District SCHOOL DSTRCT: Snohomish No. 201 FRE DSTRCT: No.1 SELECTED AGENCY RECOMMENDATONS: Department of: Planning and Development Services (PDS): Public Works (DPW): Approval subject to conditions Approval subject to conditions NTRODUCTON The applicant filed the Master Application on April27, (Exhibit 1) The Department of Planning and Development Services (PDS) gave proper public notice of the open record hearing as required by the county code. (Exhibits 18, 19 and 20) A SEPA determination was made on April 6, (Exhibit 17) No appeal was filed. The Examiner held an open record hearing on May 11, 2006, the h day of the 120-day decision making period. Witnesses were sworn, testimony was presented, and exhibits were entered at the hearing. PUBLC HEARNG The public hearing commenced on May 11, 2006 at 1:03 p.m. 1. The Examiner announced that he had read the PDS staff report, reviewed the file and viewed the access area and therefore was generally apprised of the particular request involved. 2. The applicant, Ralph Krutsinger (Terra Firma) was represented by Ken Williams of nsight Engineering. Snohomish County was represented by Paul MacCready of the Department of Planning and Development Services and by Norm Stone of the Department of Public Works. 3. By letter (Exhibit 22), Regina Tyyska of McClellan Ridge expresses concern about the impact of the proposed plat's traffic through McClellan Ridge, especially at the hillcrest where children, bikers and walkers are present. Gasrnette Carpenter testified to traffic concerns. By letter (Exhibit 23), testimony and photographs (Exhibits 36-A through H), Stephen A Lehtinen, P.E., challenges, inter alia, (1) traffic impacts on McClellan Ridge, (2) steep slope DOC 2

6 and wetland impacts including springs outside the delineated wetland boundary and (3) threats to the habitat of the pileated woodpecker DOC 3

7 The hearing concluded at 2:01 p.m. NOTE: For a complete record, an electronic recording of this hearing is available in the Office of the Hearing Examiner. FNDNGS OF FACT FNDNGS, CONCLUSONS AND DECSON Based on all the evidence of record, the following findings of fact are entered. 1. The master list of exhibits and witnesses which is a part of this file and which exhibits were considered by the Examiner, is hereby made a part of this file as if set forth in full herein. 2. The PDS staff report has correctly analyzed the nature of the application, the issues of concern, the application's consistency with adopted codes and policies and land use regulations, and the State Environmental Policy Act (SEPA). That staff report is hereby adopted by the Examiner as if set forth in full herein. 3. The subject site's 9.25 acres are zoned R-9,600 but for 2.71 acres zoned Rural Conservation (RC) which the applicant requests be rezoned to R-9,600 in order to construct a 27-lot subdivision on the entire 9.25 acres using lot size averaging. Average weekday vehicle trips are 258, of which 20 are a.m. peak hour trips and 27 are p.m. peak hour trips. 4. Vehicular access is via 54th Drive SE, an open and constructed countymaintained roadway. (The note on sheet c3 of 4 indicating a private road is a drafting error per Exhibit 34.) Thus, the plat road is considered an extension of an existing public road terminating at the eastern property line. 5. The project would comply with park mitigation requirements under Chapter 30.66A SCC (Title 26A SCC) by the payment of $1, for each new singlefamily home. 6. The DPW reviewed the request with regard to traffic mitigation and road design standards. This review covered Title 13 SCC and Chapter SCC (Title 268 SCC) as to road system capacity, concurrency, inadequate road conditions, frontage improvements, access and circulation, and dedication/deeding of rightof-way, state highway impacts, impacts on other streets and roads, and Transportation Demand Management. As a result of this review, the DPW has determined that the development is concurrent and has no objection to the requests subject to various conditions. 7. School mitigation requirements under Chapter 30.66C SCC (Title 26C SCC) have been reviewed and set forth in the conditions DOC 4

8 8. One riparian Category 2 wetland that is associated with a Type 4 stream is located in the northern and western sections of the subject site. Steep slopes were located adjacent to the Type 4 stream. Both the wetland and stream continue offsite to the north and are connected to an extensive wetland system. Mitigation for construction of the sewer line and a 6-foot wide gravel access road was included. The stream, wetland, and their associated buffers will be placed in a Native Growth Protection Area (NGPA), Tract DOC 5

9 9. The PDS Engineering Division has reviewed the concept of the proposed grading and drainage and recommends approval of the project subject to conditions, which would be imposed during full detailed drainage plan review pursuant to Chapter 30.63A SCC (Title 24 SCC). 10. The Snohomish County Health District has no objection to this proposal provided that public water and sewer are furnished. Public water and sewer service and electrical power will be available for this development. 11. The property is designated Urban Low Density Residential (ULDR 4-6 dulac) on the General Policy Plan (GPP) Future Land Use Map (FLUM) and is located within an Urban Growth Area (UGA). Land in this category may be developed at a density of 4-6 dulac and one of the implementing zones is the R-9,600 zone which is the case here. 12. The proposed use (single-family detached development) is essentially compatible with existing single-family detached developments on larger lots. Because the property is within a UGA, policies were adopted to promote urban densities of development. A comparison with the present lower density character of much of the area is inappropriate since the present density of development in much of the surrounding area is inconsistent with both the adopted comprehensive plans and the present zoning. 13. The request complies with the Snohomish County Subdivision Code, Chapter 30.41A SCC (Title 19 SCC) as well as the State Subdivision Code, RCW The proposed plat complies with the established criteria therein and makes the appropriate provisions for public, health, safety and general welfare, for open spaces, drainage ways, streets or roads, alleys, other public ways, transit stops, potable water supplies, sanitary wastes, parks and recreation, playgrounds, schools and school grounds, and other planning features including safe walking conditions for students. 14. Chapter 30.42A covers rezoning requests and applies to site-specific rezone proposals that conform to the Comprehensive Plan. The decision criteria under sec 30.42A.1 00 provides as follows: The hearing examiner may approve a rezone only when all the following criteria are met: (1) the proposal is consistent with the comprehensive plan; (2) the proposal bears a substantial relationship to the public health, safety, and welfare; and (3) where applicable, minimum zoning criteria found in Chapters 30.31A through 30.31F SCC are met. t is the finding of the Examiner that the request meets these requirements generally and should be approved DOC 6

10 15. The proposal has been evaluated by PDS for compliance with the lot size averaging provisions of SCC 30.41A.240 and SCC This proposal is consistent with these provisions. 16. The request is consistent with Section SCC (Section SCC), which requires, pursuant to RCW , that all project permit applications be consistent with the GMACP, and GMA-based county codes. 17. Any finding of fact in this decision which should be deemed a conclusion is hereby adopted as such DOC 7

11 CONCLUSONS OF LAW Based on the findings of fact entered above, the following conclusions of law are entered. 1. The Examiner having fully reviewed the PDS staff report, hereby adopts said staff report as properly setting forth the issues, the land use requests, consistency with the existing regulations, policies, principles, conditions and their effect upon the request. t is therefore hereby adopted by the Examiner as a conclusion as if set forth in full herein, in order to avoid needless repetition. There are no changes to the recommendations of the staff report. 2. The Department of Public Works recommends that the request be approved as to traffic use subject to conditions specified below herein. Witnesses Edward Koltonowski of Gibson Traffic Consultants and Norm Stone of Snohomish County's Department of Public Works testified in response to citizen concerns. Also, if traffic calming devices are found to be needed after use has been ongoing to allow observation, the Department of Public Works stands willing to consider that issue at that time. 3. The request is consistent with the (1) GMACP, GMA-based County codes, (2) the type and character of land use permitted on the site, (3) the permitted density, and(4) the applicable design and development standards. 4. The request is for a rezone and therefore must comply with Chapter 30.42A. This is a site specific rezone that conforms to the Comprehensive Plan. Because no evidence was submitted of non-compliance with requirements of Chapter 30.42A, the application is presumed to meet those requirements. 5. The Washington Department of Wildlife document, "Management Recommendations for Priority Species" (Exhibit 21) points out that the pileated woodpecker has been selected as a management indicator species for old growth conifer forests because its highest densities occur in old growth. Absent the protected status of formal designation as threatened or endangered, the pileated woodpecker's presence here does not warrant plat denial or special conditions upon plat approval. 6. The conclusions of law immediately above herein are entered with awareness of the public concerns expressed in this record. However, the higher density infill in lieu of sprawl implements the applicable law and policies. 7. The request should be approved subject to compliance by the applicant with the following conditions: CONDTONS A. The revised preliminary plat received by the Department of Planning and Development Services on March 7, 2006 (Exhibit 16) shall be the approved plat configuration. Changes to the approved plat are governed by SCC 30.41A DOC 8

12 B. Prior to initiation of any further site work; and/or prior to issuance of any development/construction permits by the County: i. All site development work shall comply with the requirements of the plans and permits approved pursuant to Condition A, above DOC 9

13 ii. iii. The platter shall mark with temporary markers in the field the boundary of all Native Growth Protection Areas (NGPA) required by Chapter SCC, or the limits of the proposed site disturbance outside of the NGPA, using methods and materials acceptable to the county. A final mitigation plan based on the Conceptual Mitigation Plan for Woodridge 5, prepared by The Jay Group, nc., Revision #3, dated February 8, 2006 (Exhibit 11) shall be submitted for review and approval during the construction review phase of this project. C. The following additional restrictions and/or items shall be indicated on the face of the final plat: i. "The dwelling units within this development are subject to park impact fees in the amount of $1, per newly approved dwelling unit pursuant to Chapter 30.66A. Payment of these mitigation fees is required prior to building permit issuance; provided that the building permit has been issued within five years after the application is deemed complete. After five years, park impact fees shall be based upon the rate in effect at the time of building permit issuance." ii. iii. "The lots within this subdivision will be subject to school impact mitigation fees for the Snohomish School District No. 201 to be determined by the certified amount within the Base Fee Schedule in effect at the time of building permit application, and to be collected prior to building permit issuance, in accordance with the provisions of SCC 30.66C.010. Credit shall be given for 2 existing parcels. Lots 1 through 2 shall receive credit." Chapter SCC requires the new lot mitigation payments in the amounts shown below for each single-family residential building permit: $2, per lot for mitigation of impacts on county roads paid to the County, $75.75 per lot for transportation demand management paid to the County, $ per lot for mitigation of impacts on the City of Mill Creek streets paid to the City. Proof of payment to the city is required, $ per lot paid to the county for the Washington State Department of Transportation as traffic impact mitigation to State highways. These payments are due at the time of building permit issuance for each singlefamily residence. Notice of these mitigation payments shall be contained in any deeds involving this subdivision of the lots therein. Once building permits have been issued all mitigation payments shall be deemed paid. iv. All roads within the development shall be shown as public roads. v. All Critical Areas shall be designated Native Growth Protection Areas (NGPA) (unless other agreements have been made) with the following language on the face of the plat; DOC 10

14 "All NATVE GROWTH PROTECTON AREAS shall be left permanently undisturbed in a substantially natural state. No clearing, grading, filling, building construction or placement, or road construction of any kind shall occur, except removal of hazardous trees. The activities as set forth in SCC N.01 0 are allowed when approved by the County." l6l doc 11

15 D. Prior to recording of the final plat: i. Pedestrian facilities to provide save walking conditions for school children shall be provided for the road serving lots 8 through 13. ii. Native Growth Protection Area boundaries (NGPA) shall have been permanently marked on the site prior to final inspection by the county, with both NGPA signs and adjacent markers which can be magnetically located (e.g.: rebar, pipe, 20 penny nails, etc.). The platter may use other permanent methods and materials provided they are first approved by the county. Where an NGPA boundary crosses another boundary (e.g.: lot, tract, plat, road, etc.), a rebar marker with surveyors' cap and license number must be placed at the line crossing. NGPA signs shall have been placed no greater than 100 feet apart around the perimeter of the NGPA. Minimum placement shall include one Type 1 sign per wetland, and at least one Type 1 sign shall be placed in any lot that borders the NGPA, unless otherwise approved by the county biologist. The design and proposed locations for the NGPA signs shall be submitted to the Land Use Division for review and approval prior to installation. iii. The final mitigation plan shall be completely implemented. E. All development activity shall conform to the requirements of Chapter 30.63A sec. Nothing in this recommended approval excuses the applicant, owner, lessee, agent, successor or assigns from compliance with any other federal, state or local statutes, ordinances or regulations applicable to this project. Preliminary plats which are approved by the county are valid for five (5) years from the date of approval and must be recorded within that time period unless an extension has been properly requested and granted pursuant to sec 30.41A Any conclusion in this decision which should be deemed a finding of fact is hereby adopted as such. DECSON Based on the findings of fact and conclusions of law entered above, the decision of the Hearing Examiner on the application is as follows: The requests for a preliminary plat for a 27- lot subdivision utilizing lot size averaging provisions and for a rezone from Rural Conservation and Residential-9,600 to Residential-9,600 are hereby CONDTONALLY APPROVED, subject to the conditions set forth in Conclusion No. 7 above. Decision issued this 26 1 h day of May, DOC 12

16 Hearing Examiner Ed Good, Deputy l6! doc 13

17 XPLANATON OF RECONSDERATON AND APPEAL PROCEDURES The decision of the Hearing Examiner is final and conclusive with right of appeal to the County Council. However, reconsideration by the Examiner may also be sought by one or more parties of record. The following paragraphs summarize the reconsideration and appeal processes. For more information about reconsideration and appeal procedures, please see Chapter SCC and the respective Examiner and Council Rules of Procedure. Reconsideration Any party of record may request reconsideration by the Examiner. A petition for reconsideration must be filed in writing with the Office of the Hearing Examiner, 2nd Floor, County Administration-East Building, 3000 Rockefeller Avenue, Everett, Washington, (Mailing Address: M/S #405, 3000 Rockefeller Avenue, Everett WA 98201) on or before JUNE 5, There is no fee for filing a petition for reconsideration. "The petitioner for reconsideration shall mail or otherwise provide a copy of the petition for reconsideration to all parties of record on the date of filing." [SCC ] A petition for reconsideration does not have to be in a special form but must: contain the name, mailing address and daytime telephone number of the petitioner, together with the signature of the petitioner or of the petitioner's attorney, if any; identify the specific findings, conclusions, actions and/or conditions for which reconsideration is requested; state the relief requested; and, where applicable, identify the specific nature of any newly discovered evidence and/or changes proposed by the applicant. The grounds for seeking reconsideration are limited to the following: (a) (b) (c) (d) (e) (f) The Hearing Examiner exceeded the Hearing Examiner's jurisdiction; The Hearing Examiner failed to follow the applicable procedure in reaching the Hearing Examiner's decision; The Hearing Examiner committed an error of law; The Hearing Examiner's findings, conclusions and/or conditions are not supported by the record; New evidence which could not reasonably have been produced and which is material to the decision is discovered; or The applicant proposed changes to the application in response to deficiencies identified in the decision. Petitions for reconsideration will be processed and considered by the Hearing Examiner pursuant to the provisions of SCC Please include the County file number in any correspondence regarding this case DOC 14

18 Appeal An appeal to the County Council may be filed by any aggrieved party of record. Where the reconsideration process of sec has been invoked, no appeal may be filed until the reconsideration petition has been disposed of by the hearing examiner. An aggrieved party need not file a petition for reconsideration but may file an appeal directly to the County Council. f a petition for reconsideration is filed, issues subsequently raised by that party on appeal to the County Council shall be limited to those issues raised in the petition for reconsideration. Appeals shall be addressed to the Snohomish County Council but shall be filed in writing with the Department of Planning and Development Services, 2nd Floor, County Administration-East Building, 3000 Rockefeller Avenue, Everett, Washington (Mailing address: M/S #604, 3000 Rockefeller Avenue, Everett, WA 98201) on or before JUNE 9, 2006 and shall be accompanied by a filing fee in the amount of five hundred dollars ($500.00); PROVDED, that the filing fee shall not be charged to a department of the County or to other than the first appellant; and PROVDED FURTHER, that the filing fee shall be refunded in any case where an appeal is dismissed without hearing because of untimely filing, lack of standing, lack of jurisdiction or other procedural defect. [SCC ] An appeal must contain the following items in order to be complete: a detailed statement of the grounds for appeal; a detailed statement of the facts upon which the appeal is based, including citations to specific Hearing Examiner findings, conclusions, exhibits or oral testimony; written arguments in support of the appeal; the name, mailing address and daytime telephone number of each appellant, together with the signature of at least one of the appellants or of the attorney for the appellant(s), if any; the name, mailing address, daytime telephone number and signature of the appellant's agent or representative, if any; and the required filing fee. The grounds for filing an appeal shall be limited to the following: (a) (b) (c) (d) The decision exceeded the Hearing Examiner's jurisdiction; The Hearing Examiner failed to follow the applicable procedure in reaching his decision; The Hearing Examiner committed an error of law; or The Hearing Examiner's findings, conclusions and/or conditions are not supported by substantial evidence in the record. [SCC ] Appeals will be processed and considered by the County Council pursuant to the provisions of Chapter SCC. Please include the County file number in any correspondence regarding the case. Staff Distribution: Department of Planning and Development Services: Paul MacCready Department of Public Works: Norm Stone DOC 15

19 The following statement is provided pursuant to RCW : "Affected property owners may request a change in valuation for property tax purposes notwithstanding any program of revaluation." A copy of this Decision is being provided to the Snohomish County Assessor as required by RCW DOC 16

20 Snohomish County Planning & Development Services Commercial/Land Use Division STAFF RECOMMENDATON Project File Number: SD Tax Acct. Numbers: Project Name: Woodridge 5 Nature of Request: 27 lot subdivision on 9.25 acres utilizing lot size averaging with concurrent rezone of2.71 acres to R-9600 Hearing Date: Date of Report: Application Complete: 120-Day Status: May 11, 2006 May 4, 2006 April 27, Owner/ Applicant: Contact: Acreage: 9.25 Lots: 27 Lot Size Averaging: Ralph Krutsinger; Terra Firma th Dr SE Snohomish, W A Emily Fuller; nsight Engineering Hoyt Avenue Everett, W A Average Lot Area: 5,379 square feet Smallest Lot Area: 4, 168 square feet 13,328 Gross Density: 2.92 dulac Net Density: 8.11 dulac Location: Seattle Hill Road located at the north end of 54th Dr SE in Section 27, Township 28 North, Range 5 East, W.M., Snohomish County, Washington Current Zoning: RC & R-9600 Comprehensive Plan General Policy Plan: Subarea Plan: Subarea Plan Designation: Proposed Zoning: R-9600 Urban Low Density Residential (4-6 du/acres) North Creek Suburban ( 1-4 du/ acre) School District: Snohomish #201 Water Source: Silver Lake Water District Cross Valley Water District Fire District: # 1 Sewer Service: Silver Lake Water District

21 STAFF RECOMMENDATON: APPROVE WTH CONDTONS. NATURE OF APPLCATON A. Request The applicant is requesting approval of a preliminary subdivision of 9.25 acres for 27 single family lots utilizing the lot size averaging (LSA) provisions as specified in Snohomish County Code (SCC) The property is currently zoned R-9600, except for 2.71 acres, which is zoned Rural Conservation (RC). Because RC is not an implementing zone in the urban growth area, the applicant proposes to rezone that portion of the property to R The subdivision will result in the creation of 27 new building lots. Access will be gained from the south via 54th Drive SE through the existing plat of McClellan Ridge. Two open space tracts are proposed. One tract is to be used for stormwater detention; and one large tract will be a Native Growth Protection Area (NGPA) containing a Category 2 wetland and Type 4 stream. The largest of the proposed building lots is 7,504 square feet; the smallest is 4, 168. The average lot size based on lot size averaging is 13,328 square feet. Silver Lake Water District will provide public sewer service to all the proposed lots, and will provide public water service to approximately half of the lots. Cross Valley Water District will provide water service to the rest of the lots. The proposal also includes the establishment of a 15-foot wide sewer easement, plus a 6-foot wide gravel access road, that includes wetland mitigation for approximately 1400 feet of the sewer located offsite. B. Project Chronology/Background The preliminary plat and rezone application was originally submitted to Planning and Development Services (PDS) on April 27, 2005, and was determined to be complete as of the submittal date. Resubmittals of the application were received on December 28, 2005, February 9, 2006, and March 7, As of the hearing date, 139 days of the 120-day review period will have elapsed. C. Site Description The subject site is 9.25 acres, consists of two original parcels and is undeveloped. The site is forested with a mix of conifer and deciduous trees, with a dense shrub layer dominated by salmonberry. There is a Category 2 wetland and a Type 4 stream located in the northern and western sections of the property. The site gently slopes to the north. The steepest slopes are approximately 25 percent and located in the northernmost portion of the site. The soil is classified as Alderwood Urban Land Complex and Everett Gravelly Sand according to the Soil Survey of Snohomish County. D. Adjacent Zoning/Uses The subject site is within the Urban Growth Area (UGA), and is currently zoned R-9600 and Rural Conservation (RC). The plat of McClellan Ridge, zoned R 9-600, abuts the southern boundary and provides the only access for the proposed plat. Unplatted residential property, zoned RC, borders the eastern boundary. NGPA open space tracts are adjacent to the proposed NGPA tract along the northern and western boundaries. The adjacent open space tracts are zoned R-9600 and PRD PFN: SD Woodridge 5 Author: Paul MacCready C :\U sers\smoolayil\appdata\local\m icrosoft\ W indows\netcache\e\ Y2DPZ5SR \ DOC Page 2

22 . SSUES OF CONCERN Four public comments letters were received by the County, although three were from the same person. Their concerns include increased traffic due to access solely through McClellan Ridge, adequate traffic, critical area, and stormwater drainage reviews, concern about potential nesting of pileated woodpeckers. No alternative access to this project is possible due to the extensive wetland system to the north and west and the undeveloped property to the east. The applicant is required to provide a road stub to the east property line to allow a second connection should that property develop in the future. This application received the same full traffic, critical area, and drainage reviews that are required for all subdivision applications. Evidence of a possible pileated woodpecker's nest was noted to have been seen on the property. This bird is a priority species, but not a threatened or endangered species. Please see the Washington States Department of Wildlife's Management Recommendations for Priority Species (Exhibit 21).. PROJECT CONSSTENCY WTH ADOPTED CODES AND POLCES Parks Mitigation (Chapter 30.66A SCC) The proposal is within Nakeeta Beach District No. 307 and is subject to Chapter 30.66A SCC, which requires payment of $1, per each new single-family residential unit, to be paid prior to building permit issuance for each unit. Such payment is acceptable mitigation for parks and recreation impacts in accordance with county policies. Traffic Mitigation and Road Design Standards (Title 13 SCC & Chapter SCC) PDS Traffic Review has reviewed the proposal for compliance with Title 13 and Chapter of Snohomish County Code (SCC), Snohomish County Engineering Design and Development Standards (EDDS), and the appropriate policies and procedures. l. Road System Capacity [SCC 30.66B.310] The impact fee for this proposal is based on the new average daily trips (ADT) generated by 27 new single family residences (SFR). According to the 7th Edition of the TE Trip Generation Report (Land Use Code 21 0), this type of development will generate 9.57 ADT/SFR. The subject development will generate new ADT, new a.m. peak hour trips (PHT) and new p.m. PHT. The development will have a road system capacity impact fee of $58, ($2, /SFR), based on $226/ ADT. This impact fee shall be paid prior to building permit issuance. Calculations (27 New SFR) x (9.57 ADT SFR) = (27 New SFR) x (0.75 AM PHT/SFR) = (27 New SFR) x (1.01 PM PHT/SFR) = ADT AM PHT PM PHT PFN: SD Woodridge 5 Author: Paul MacCready C:\Users\smoolayil\AppData\Local\M icrosoft\ W indows\netcache\e\ Y2DPZ5SR\ DOC Page 3

23 2. Concurrency [SCC ] The subject development has been evaluated for concurrency under the provisions of SCC and a preliminary determination has been made that the development is concurrent as of June 30, The expiration date of the concurrency determination will be June 30, 20. The development has been deemed concurrent on the following basis: Medium-Sized Development in TSA with no arterial unit in arrears, SCC ( 4) The subject development is located in TSA D, which, as of the date of submittal of the application, had no arterial units in arrears. The subject development generates new a.m. PHT and new p.m. PHT which is not more than the threshold of fifty PHT in which case the development would also have to be evaluated under sec nadequate Road Condition (RC) [SCC ] The subject proposal will not impact any nadequate Road Condition (RC) locations identified within TSA D with three or more p.m. peak hour trips (PHT) nor will it create an RC anywhere. Therefore, it is anticipated that mitigation will not be required with respect to inadequate road conditions. No restrictions to building permit issuance or certificate of occupancy/final inspection will be imposed under this section of Chapter SCC. 4. Frontage mprovements [SCC ] The subject property is an extension of 54th Dr. SE; therefore, no frontage improvement is required. 5. Access and Circulation [SCC ] Access is proposed from 54th Dr. SE, an open and constructed county maintained roadway. The proposed road does not meet the road circulation requirement. According to EDDS Chapter 3-01(8)(4), any road serving more than 250 ADT shall be connected to at least two locations with another public road. The proposed access road provides access for ADT. The proposal shows the public road extending to the eastern boundary. Sheet C3 of 4 shows a cross section proposed for a private road. This development is a lot size averaging preliminary plat in which private roads are not allowed without a modification to the code. The plat is drawn such that no break occurs in the public road right-of-way line indicating that a private road is not anticipated. 6. Dedication of Right-of-Way [SCC and ] The only right-of-way dedication for additional right-of-way will be for the public roads within the plat since the plat road is an extension of the existing public road and the road frontage on 52nd Drive SE does not require additional right-of-way deduction. 7. State Highway mpacts [SCC ] This development is subject to the Washington State Department of Transportation (WSDOT)/County lnterlocal Agreement (LA) which became effective on applications determined complete on or after December 21, PFN: SD Woodridge 5 Author: Paul MacCready C :\Users\smoolayii\AppData\Locai\M icrosoft\ Windows\NetCache\E\ Y2DPZ5 SR\ DOC Page 4

24 The impact mitigation measures under the LA, Section V ( 4.1 )(b), may be accomplished through one of the following: (a) (b) (c) (d) Voluntary negotiated construction of improvements, Voluntary negotiated payment in lieu of construction, Transfer of land from the developer to the State, or A voluntary payment in the amount of $36.00 per ADT The subject applicant has chosen to the voluntary payment option (b) to mitigate their impact to the state highway system. The latest submittal includes an offer to pay to the WSDOT the amount of$9, as traffic impact mitigation which amounts to the standard $36.00 per average daily trip. 8. Other Streets and Roads [SCC ] The County has an interlocal agreement (LA) with the City of Mill Creek. The subject development is within the influence area that requires traffic mitigation be considered for the City. The applicant's traffic study indicates that trips will pass through the City to such an extent that traffic mitigation is required. According to the methodology outlined by the LA and the applicant's traffic study, dated received April 27, 2005, the mitigation that is required by the City is $ Mitigation payment to the City will be one of the conditions of approval. Comments from Mill Creek dated June 21, 2005 state that the traffic impacts to the City of Mill Creek, shown in Figure 2B of the Traffic Study submitted with the application, indicate that the directional p.m. peak hour trip (PHT) distribution within the City should be as follows: Segment # oftrips Seattle Hill Road/ Mill Creek Road 2 64th Street SE 0 Dumas Road 1 Main Street 0 North Creek Drive 0 Mill Creek Boulevard 0 Trillium Boulevard 0 Village Green Drive 0 9th Avenue SE 0 Old Seattle Hill Road 0 48th Street SE 0 TOTAL 3 At $996 per PHT, this results in a Mill Creek traffic mitigation fee in the amount of$2, There are no other jurisdictions that have an interlocal agreement with the county that will be significantly impacted by the subject development. 9. Transportation Demand Management (TDM) [SCC 30.66B.630] All new developments in the urban area shall provide Transportation Demand Management (TOM) measures. Sufficient TOM measures shall be provided to indicate the potential for removing a minimum PFN: SD Woodridge 5 Author: Paul MacCready C :\U sers\smoolayii\appdata\locai\microsoft\ W indows\netcache\e\ Y2DPZ5SR \ DOC Page 5

25 of five percent of a development's p.m. PHT from the road system. The TOM obligation can be fulfilled via one of the following options: (a) (b) (c) Construction of onsite design features. [SCC 30.66B.640] Construction of offsite TOM measures. [SCC 30.66B.620 and 30.66B.625] Voluntary payment equal to the subject development's TOM obligation. [SCC 30.66B.615] t has been determined that the cost of removing one PHT from the road system is approximately $1,500. This is based on the average cost of one stall in a park and ride lot and the average cost of one "seat" in a S-passenger van. A development that is required to provide TOM, the development's TOM obligation will equal $1,500 times the required five percent trip reduction percentage times the development's PHT generation [SCC 30.66B.615]. The TOM obligation for subject development is therefore equivalent to the following: 0.05 x new p.m. PHT x $1, = $ The subject applicant has chosen Option C and an acceptable written offer has been submitted by the applicant. 10. Pedestrian Facilities [RCW ] The County is required to make findings regarding safe walking conditions for school children that may reside in the subject development. PDS requests notification of any and all comments received from the local school district regarding the location of school bus stops nearest the subject property and/or if any school children will be required to walk to school. Comments have been received from the Snohomish School District dated May 16, 2005 stating that the students will attend the following schools and will: School Type Elementary Middle School High School School Name Seattle Hill Valley View Middle Snohomish High School Elementary School Walk to School Yes No No Walk to School Bus No Yes Yes Will busses pick up children within/adjacent to No No No this project Bus Stop 25th St Seattle 25th St Seattle Walk to School Locations Hill Road Hill Road There will be sidewalks from the new development to the bus stop at 125th St SE and a walkway adjacent to Seattle Hill Road from the!25th St SE/Seattle Hill Road intersection to the access into the elementary school. PDS finds that the safe walking conditions will be in place at the time of the recording of this development. PFN: SD Woodridge 5 Author: Paul MacCready C:\Users\smoolayil\AppData\Local\Microsoft\ Windows\! NetCache\lE\ Y2DPZ5SR\ DOC Page 6

26 School Mitigation (Chapter 30.66C SCC) The Snohomish County Council amended Chapter 30.66C SCC by Amended Ordinance , adopted November 17, 1997, which became effective January 1, 1999, in accordance with Amended Ordinance , to provide for collection of school impact mitigation fees at the time of building permit issuance based upon certified amounts in effect at that time. The subject application was determined to be complete after the effective date of amended Chapter 30.66C SCC. Pursuant to Chapter 30.66C SCC, school impact mitigation fees will be determined according to the Base Fee Schedule in effect for the Snohomish School District No. 201, at the time of building permit submittal and collected at the time of building permit issuance for the proposed units. Credit is to be given for the two lots. PDS has included a recommended condition of approval for inclusion within the project decision to comply with the requirements of Chapter 30.66C SCC. Drainage and Grading (Chapters 30.63A and 30.63B SCC) The site contained one drainage basin that flows north into the wetland. A detention vault, to be located in Tract 999, is proposed to detain stormwater from the new developed area. Discharge from the vault will be directed towards a spreader trench where it will enter the wetland and flow north to follow its natural drainage path to the stream. A storm filter will be used downstream of the detention vault to filter stormwater from the developed area. Planning and Development Services (Engineering) has reviewed the concept offered and is recommending approval of the project, subject to conditions which would be imposed during full drainage plan review pursuant to Chapter 30.63A SCC. Grading quantities are anticipated to be approximately 20,000 cubic yards of cut and 20,000 cubic yards of fill, primarily for road, drainage facility, and home site construction. Water quality would be controlled during construction by use of silt fences and straw bales in accordance with a Temporary Erosion and Sedimentation Control Plan (TESCP) required by Chapter 30.63A SCC. Critical Areas Regulations (Chapter SCC) One riparian Category 2 wetland that is associated with a Type 4 stream is located in the northern and western sections of the subject site. Steep slopes were located adjacent to the Type 4 stream. Both the wetland and stream continue offsite to the north and are connected to an extensive wetland system. Mitigation for construction of the sewer line and a 6-foot wide gravel access road was included. The stream, wetland, and their associated buffers will be placed in a Native Growth Protection Area (NGPA), Tract 998. PDS has reviewed the Critical Areas Study and Conceptual Mitigation Plan (Exhibit 11) and determined that the project complies with the critical areas regulations. GMA Comprehensive Plan (General Policy Plan, GPP) Four elements of the Snohomish County GMA Comprehensive Plan (GMACP) were adopted pursuant to Ordinance , which became effective on July 10, These elements are: the General Policy Plan (GPP); the Transportation Element; the Capital Facilities Plan; and the Comprehensive PFN: SD Woodridge 5 Author: Paul MacCready C :\Userslsmoolayii\AppData\Locai\M icrosoftl W indows\netcache\e Y2DPZ5 SR DOC Page 7

27 Parks & Recreation Plan. On November 27, 1996, effective December 12, 1996, the Council adopted Amended Ordinances , and which amended the map and text of the Snohomish County GMA Comprehensive Plan, and adopted an area-wide rezone within the Urban Growth Areas of the county respectively. This application was complete on April 27, 2005 after the effective date of Amended Ordinances and This application has been evaluated for consistency with the version of the GMA Comprehensive Plan, which became effective on December 12, 1996, as revised through the completeness date of the application. The subject property is designated Urban Low Density Residential (ULDR: 4-6 DU/Ac) on the GPP Future Land Use map, and is located within an Urban Growth Area (UGA). According to the GPP, the Urban Low Density Residential designation "covers various sub-area plan designations, which allow mostly detached housing developments on larger lot sizes. Land in this category may be developed at a density of four to six dwelling units per acre. mplementing zones include the R-7200, PRD-7200, R- 8400, PRD-8400, R-9600, PRD-9600 and WFB zones." PDS finds the requested rezone to be consistent with the General Policy Plan's Urban Low Density Residential designation of the property. The property is designated Suburban (l-4 du/acre) on the pre-gma North Creek Subarea Plan. n resolving the GPP text discussion regarding the structural relationship of the subarea plans to the GPP, previous hearing examiner decisions have held that the definitive statement in the GMACP adoption ordinance that "the existing subarea comprehensive plans are not part of the county's GMA comprehensive plan..." must be accorded primacy. Therefore, the comprehensive plan to be utilized in the consistency determination procedure required by RCW B.030(2) and SCC is the GMACP, and not the pre-gma subarea plan. The 27 lots proposed are consistent with the density provisions of Snohomish County's GMA-based zoning regulations under Subtitle Zoning (Chapter 30.2 SCC) This project meets zoning code requirements for lot size, including lot size averaging provisions, bulk regulations and other zoning code requirements. The proposal has been evaluated for compliance with the lot size averaging (LSA) provisions of SCC , which provide that the minimum lot area of the applicable zone is deemed to have been met if the area in lots plus critical areas and their buffers and areas designated as open space or recreational uses, if any, divided by the number of lots proposed, is not less than the minimum lot area requirement. n no case shall the density achieved be greater than the gross site area divided by the underlying zoning. n determining the appropriate calculation, lots may not be less than 3,000 square feet in area, and any lot having an area less than the minimum zoning requirement must provide a minimum lot width of not less than 40 feet, and right-of-way (ROW) setbacks of 15 feet, except that garages must be setback 18 feet from the ROW (except alleys) and corner lots may reduce one ROW setback to no less than 10 feet. Lot coverage for this proposed subdivision is a maximum of 55%. The LSA calculation is as follows: Area in Lots (145,354 square feet) + Critical Areas and Buffers (214,488 square feet) = 359,842 square feet 27 lots= 13,328 square feet PFN: SD Woodridge 5 Author: Paul MacCready C :U serslsmoolayii\appdata\local\m icrosoftl W indows\netcache\e\ Y2DPZ5SR DOC Page 8

28 The minimum zoning requirement is 9,600 square feet. No lot is less than 3,000 square feet, and all lots comply with minimum lot width and setback requirements. Roadways and surface detention/retention facilities are not counted toward the LSA calculations. PDS concludes that the proposal is consistent with the lot size averaging provisions of sec Environmental Policy (Chapter SCC) PDS issued a Determination of Nonsignificance (DNS) for the subject application on April 6, 2006 (Exhibit 17). The DNS was not appealed. Subdivision Code (Chapter A SCC) The proposed plat also meets Chapter 30.41A SCC requirements. A complete application for the proposed plat was received by PDS on April 27, The proposed plat as conditioned also meets the general requirements under Section A. 00 with respect to health, safety and general welfare of the community as noted in this report. As proposed, the subject lots will not be subject to flood, inundation or swamp conditions. The lots as proposed are outside of all regulated flood hazard areas. As conditioned, the plat will meet all SCC 30.41A.210 design standards for roads. Plats - Subdivisions - Dedications (Chapter RCW) The plat has been reviewed for conformance with criteria established by RCW ,.11 0,.120, and.195. Such criteria require that the plat conform with applicable zoning ordinances and comprehensive plans, and make appropriate provisions for the public health, safety and general welfare, for open spaces, drainage ways, streets or roads, alleys, other public ways, transit stops, potable water supplies, sanitary wastes, parks and recreation, playgrounds, schools and school grounds, and other planning features including safe walking conditions for students. The proposed plat conforms with applicable zoning codes and the comprehensive plan. There is open space provided within the plat in the form of wetland, and buffer areas, the single-family homes on small lots will be in character with the existing neighborhood. Provisions for adequate drainage have been made in the conceptual plat design which indicates that the final design can conform to Chapter 30.63A SCC and State DOE drainage standards. The plat, as conditioned, will conform to Chapters 30.66A, B and C SCC, satisfying county requirements with respect to parks and recreation, traffic, roads and walkway design standards, and school mitigation. Water service is to be provided by both Silver Lake and Cross Valley Water Districts. Sewer service is to be provided by Silver Lake Water District. V. CONCLUSONS A. The proposal is consistent with the GMACP; GMA-based county codes, the type and character of land use permitted on the project site, the permitted density and applicable design and development standards. B. Adequate public services exist to serve the proposal. PFN: SD Woodridge 5 Author: Paul MacCready C :\Users\smoolayi 1\AppData\Local\Microsoft\ W indows\netcache\e\ Y2DPZ5SR \ DOC Page 9

29 C. f approved with the recommended conditions, the proposal would make adequate provisions for the public health, safety and general welfare. V. STAFF RECOMMENDATON ON BEHALF OF THE EXECUTVE BRANCH APPROVAL of the proposed plat of Woodridge 5 and rezone to R-9600 is recommended subject to the following CONDTONS: CONDTONS A. The revised preliminary plat received by PDS on March 7, 2006 (Exhibit 16) shall be the approved plat configuration. Changes to the approved plat are governed by SCC A.330. B. Prior to mtttatton of any further site work; and/or prior to issuance of any development/construction permits by the county: 1. All site development work shall comply with the requirements of the plans and permits approved pursuant to Condition A, above. 11. The plattor shall mark with temporary markers in the field the boundary of all Native Growth Protection Areas (NGPA) required by Chapter SCC, or the limits of the proposed site disturbance outside of the NGPA, using methods and materials acceptable to the county A final mitigation plan based on the Conceptual Mitigation Plan for Woodridge 5, prepared by The Jay Group, nc., Revision #3, dated February 8, 2006 (Exhibit ) shall be submitted for review and approval during the construction review phase of this project. C. The following additional restrictions and/or items shall be indicated on the face of the final plat: 1. "The dwelling units within this development are subject to park impact fees in the amount of $1, per newly approved dwelling unit pursuant to Chapter 30.66A. Payment of these mitigation fees is required prior to building permit issuance; provided that the building permit has been issued within five years after the application is deemed complete. After five years, park impact fees shall be based upon the rate in effect at the time of building permit issuance." 11. "The lots within this subdivision will be subject to school impact mitigation fees for the Snohomish School District No. 20 to be determined by the certified amount within the Base Fee Schedule in effect at the time of building permit application, and to be collected prior to building permit issuance, in accordance with the provisions of sec 30.66C.O 0. Credit shall be given for 2 existing parcels. Lots through 2 shall receive credit." nt. Chapter 30.66B SCC requires the new lot mitigation payments in the amounts shown below for each single-family residential building permit: PFN: SD Woodridge 5 Author: Paul MacCready C :\Users\smoolayil\AppData\Local\M icrosoft\ W indows\netcache\e\ Y2DPZ5 SR \ DOC Page 10

30 $2, per lot for mitigation of impacts on county roads paid to the County, $75.75 per lot for transportation demand management paid to the County, $ per lot for mitigation of impacts on the City of Mill Creek streets paid to the City. Proof of payment to the city is required, $ per lot paid to the county for the WSDOT as traffic impact mitigation to State highways. These payments are due at the time of building permit issuance for each single-family residence. Notice of these mitigation payments shall be contained in any deeds involving this subdivision of the lots therein. Once building permits have been issued all mitigation payments shall be deemed paid. V. All roads within the development shall be shown as public roads. v. All Critical Areas shall be designated Native Growth Protection Areas (NGPA) (unless other agreements have been made) with the following language on the face of the plat; "All NATVE GROWTH PROTECTON AREAS shall be left permanently undisturbed in a substantially natural state. No clearing, grading, filling, building construction or placement, or road construction of any kind shall occur, except removal of hazardous trees. The activities as set forth in SCC 30.91N.010 are allowed when approved by the County." D. Prior to recording of the final plat: 1. Pedestrian facilities to provide save walking conditions for school children shall be provided for the road serving lots 8 through 13. n. Native Growth Protection Area boundaries (NGPA) shall have been permanently marked on the site prior to final inspection by the county, with both NGPA signs and adjacent markers which can be magnetically located (e.g.: rebar, pipe, 20 penny nails, etc.). The plattor may use other permanent methods and materials provided they are first approved by the county. Where an NGPA boundary crosses another boundary (e.g.: lot, tract, plat, road, etc.), a rebar marker with surveyors' cap and license number must be placed at the line crossing. NGPA signs shall have been placed no greater than 100 feet apart around the perimeter of the NGPA. Minimum placement shall include one Type 1 sign per wetland, and at least one Type 1 sign shall be placed in any lot that borders the NGPA, unless otherwise approved by the county biologist. The design and proposed locations for the NGPA signs shall be submitted to the Land Use Division for review and approval prior to installation. H. The final mitigation plan shall be completely implemented. E. All development activity shall conform to the requirements of Chapter 30.63A SCC. Nothing in this recommended approval excuses the applicant, owner, lessee, agent, successor or assigns from compliance with any other federal, state or local statutes, ordinances or regulations applicable to this project. PFN: SD Woodridge 5 Author: Paul MacCready C:\Users\smoolayii\AppData\Locai\Microsoft\Windows\NetCache\E\Y2DPZ5SR\ DOC Page

31 Preliminary plats which are approved by the county are valid for five (5) years from the date of approval and must be recorded within that time period unless an extension has been properly requested and granted pursuant to sec A.300. PFN: SD Woodridge 5 Author: Paul MacCready C:U serslsmoolayii\appdata\locai\m icrosoftl Windows\NetCache\E\ Y2DPZ5 SR DOC Page 12

32 DEDCATON KNOW ALL MEN {PERSONS) BY 'THESE: PRESENTS THAT TERRA FlRMA DEVELOPMENT COMPANY, ltd., A WASHNGTON CORPORA llon, THE UNDERSGNED Ov.NER, N FEE StMPL OF THE LAND HEREBY PlA TED, HEREBY DECLARE THS PLAT AND DEDCATE TO THE US OF" THE PUBLC FORE'YER ALL STREETS, AVENUES, Pl.AC(S AND SEWER EASEMENTS OR WHAtEVER PUBUC PROPERTY THERE S SHO'NN ON 'THE PlAT AND the USE FOR ANY ANO ALL PUBUC PURPOS 5 NOT NCONSSTENT 'MlH the USE THEREOF for PUBLC HGHWAY PURPOSES. ALSO, THE RGHT TO MAK All NECESSARY SLOPES FOR CUTS AND FlLLS UPON LOTS, BLOCKS. TRACTS, ETC. SHOWN ON THS PLAT!N 'THE REASONABLE ORGNAL GRADNG Of ALL THE SlREETS, AVENUES. PLACES. ETC. SHOWN HEREON. AlSO, THE RGHT TO DRAN ALL SlREETS OV R AND ACROSS ANY LOT OR LOTS 'MiERE WATER WGHT TAKE A NA11JRAL COURSE AFTER the STREET OR STREETS AR GRADED. ALSO, ALL ClAMS FOR DAMAGE AGANST ANY GOVERNMENTAL AUTHORTY ARE WA\1 0 WHCH MAY 9 OCCASONED TO THE ADJACENT LAND BY THE ESTABUSHED CONSTRUCllON, DRANAG. AND t.antenance OF' SAD ROADS. FOLLO'MNG ORGNAL REASONABLE GRADNG Of ROADS AND WAYS HEREON, NO DRANAGE WATERS ON ANY LOT OR LOTS SHAll BE DVERTED OR BlOCKED FROM THER NATURAL COURSE SO AS TO DSCHARGE UPON ANY PUBUC ROAD RGHTS-Of-WAY TO HAMPER PROPER ROAD DRANAGE. THE OWNER Of ANY LOT OR LOTS, PROR TO MAKNG ANY Al. TERA TON N THE DRANAGE SYSTEM AFTER 1HE RECORDNG Of THE Pl.A T, MUST MAKE APPUCA TON TO AND RECEVE APPROVAL FROM TliE DRECTOR OF THE DEPARTMENT Of PUBUC WORKS F"OR SAD ALTERATON. ANY ENCLOSNG Of DRANAGE WATERS N CULVERTS OR DRANS OR REROUTNG THEREOF ACROSS ANY LOT AS MAY BE UNDERTAKEN BY OR F"OR nie O~R OF ANY LOT SHAll. BE DONE BY AND AT TH EXPENSE Of SUOi Ovto~ER. TRACTS 998 THROUGH 999 ARE HEREBY GRANlED AND CONVEYED TO THE WOODRDGE GLEN ~~~~~ ~~r J~~ UP:o ~~ OfTO TH~C»i~SH SU~CJTY:O O=~~~~ri MANT'El-ANCE Of SAD TRACTS CONSSTENT Vr'TH COUNTY CODE SHAll. BE THE RESPONSBJUTY OF THE HOA UNLESS AND UNTL TRACT OVNERSHP BY All LOTS WTHN THS SUBO'v1SON S AUTHORtZED PURSUANT TO A ANAL PlAT ALTERATON. USE Of SAD TRACTS S RESTRClEO TO lhat SPECiflED N THE APPROVED ANAL PlAT. THE HOA AND THE OWNERS OF ALL LOTS 'MTHN THE SUBO'v1SON SHAll. COMPLY WTH THOSE COUNTY REGULATONS AND CONDTONS OF ANAL SUBOMSON APPROVAL SPECAEO ON THE PL.A T. THE HOA SHALL REMAN N EXSTENCE UNLESS AND UNTL AU. LOTS WTHN THS SUBDMSON HAVE ASSUMED COMMON OWNERSHP Of SAD TRACTS. N THE EVENT THAT THE HOA SHOULD BE DSSOlVED, THEN EAOi LOT SHALL HAVE AN EQUAL AND UNDMOED O'WNERSHP NTEREST N THE TRACTS PRE'v10US..Y O'WNED BY THE HOA AS WEll. AS RESPONSBUTY F"OR MANTANNG THE TRACTS. MENBERSHP N THE HOA AND PA'YWENT Of DUES OR OTHER ~ENTS for MANTENANCE PURPOSES SHAll BE A REQUREMENT Of LOT O'f'NERSHtP, AND SHAll. RDAN AN APPURTENANCE TO AND NSEPARABLE FROtol EAD-1 LOT. THS CO\ENANT SHALL BE B!NONG UPON AND NURE TO THE BENEflT OF THE HOA, THE OWNERS OF AU. LOTS W'THN THE SUBO\<1SON AND ALL OTHERS HA\<1NG ANY N~EST N THE TRACTS OR LOTS. N WTNESS WHEREOf, WE SET OUR HANDS AND SEALS THS --- DAY Of TERRA ARMA DEVELOPMENT COMPANY, LTD., A WASHNGTON CORPORATON NOORON SAYAN! /PRESDENT ACKNO~EDGEMENTS STAlE Of WASHNGTON COUNTY OF KNG ) ss. ) CERTFY THAT KNOW OR HAVE SATSF"ACTORY EVDENCE THAT NOORON SAYAN! S T-lE PERSON WHO APPEARED BEFORE ME., AND SAD PERSON ACKNOw...EDGEO THAT HE SGNED THS NSTRUMENT, ON OATH STATED HE WAS AUTHORZED TO EXECUTE THE NSTRUMENT AND ACKNOW..EOGEO T AS THE ;:;1\No;;Oc;vot.=u;;:;N"-TARo;Y;;-;:AC;;,Tc-,OF;«SU;-;CH=Po.Ao;;RrfF"OR THE USES AND PURPOSES MENTONED N nr~ ~~~;:~~ DATED THS --DAY OF" 016. NOTARY PUBUC N AND FOR THE STATE OF WASHNGTON OATED' SGNAlURE: PRNTED NAME NOTARY REPUBUC N THE AND FOR THE STATE OF WASHNGTON RESDNG AT MY APPONTMENT EXPRES AUDTOR'S CERTFCATE FLED F"OR RECORD AT lhe REQUEST Of GARY T. CHRSTENSEN THS DAY Of 2016, AT --- MNUTES PAST M, AND RECORDED N VOL --- OF PLATS, PAGE --- AF'N RECORDS Of SNOHOMSH COUNTY, WASHNGTON. AUDTOR, SNOHOMSH COUNTY ~urrt~coo~nt~~~rn'-t~~ WOODRDGE GLEN SW & SE 1/4, NW 1/4 OF SECTON 27, 1WP. 28N., RGE. OSE., W.M. LAND SURVEYOR'S CERTFCATE HEREBY CERTFY THAT THE PLAT Of WOODRDGE GlEN S BASED UPON AN AClUAL SURVEY AND SUBOt\<1SON Of SECl10N 27, TO'WNSHP 28 NORTH, RANGE 05 EAST, W.M. AS REQURED BY STAlE STAlUTES; THAT THE DSTANCES. COURSES AND ANGLES ARE SHO~ THEREON CORRECTLY; THAT T-lE MONUMENTS SHALL BE SET AND LOT AND BlOCK CORNERS SHALL BE STAKED CORRECTLY ON THE GROUND, THAT FULLY COMPUED WTH THE PROVSONS Of lhe STATE AND LOCAL STAlUlES AND REGULATONS GO'v RNNG PLATTNG. PROFESSONAL LAND SURVEYOR : CERTF"CA TE NO. : LS 30«4 DAlE : 2016 GARY T CHRSTENSEN TREASURER'S CERTFCATE ~ 't~.~'f!l!!s:r; -...~.~-~~ :*f! ~\ "CC:.. '*:c:: \.. /J <P.s-;-"~r.\t\\"~ on.n L"'~\'1 L. HEREBY CERTFY THAT ALL STATE AND COUNTY TAXES HERETOF"ORE LEVED AGANST THE PROPERTY DESCRBED HEREN, ACCORDNG TO THE BOOKS AND RECORDS Of MY OfflCE, HA\E BEEN FULLY PAD AND DSCHARGED, NCLUDNG---- TAXES. TREASURER, SNOHOMSH COUNTY B6h» "ut=coo=n"t""""l10e=as'"u"'rer;-- APPROVALS: COUNTY ENGNEER APPROVAL EXAMNED AND APPROVED THS DAY OF 2016 SNOHOMSH COUNTY ENGNEER PLANNNG & DEVELOPMENT SERVCES APPROVAL EXAMNED AND APPROVED lhs DAY OF" SNOHOMSH COUNTY PlANNNG t DEVELOPMENT SER\<1CES DRECTOR CHARMAN, COUNTY COUNCL EXAMNED, FOUND TO BE N CONFORMTY 'MTH APPUCABl.E ZONNG AN0 OTHER LAND USE CONTROLS, AND APPROVED THS DAY OF 2016 COUNTY COUNCL Oi AR PERSON SNOHOMSH COUNTY, WASHNGTON DATE GENERAL NOTES 1. NO FURTHER D\<1SON Of ANY LOT S ALLOWED WTHOUT SUBMTTNG F"OR A NEW SUBO\<1SON OR SHORT SUBDMSON. 2. THE SAL OR LEASE Of LESS lhan A fiole LOT N ANY SUBO\<1SON PlATTED ANO ALED UNDER CHAPlER A sec S EXPRESSlY PROHBtliD EXCEPT N COMPUANCE WTH CHAPTER 30.41A SCC. 3. ALL LANDSCAPED AREAS N PUBUC RGHTS-OF-WAY SHAll. BE MANTANED BY THE DEVELOPER OR HS SUCC SSOR(S) AND MAY BE REDUCED OR EUMNATEO F OEDED NECESSARY FOR OR DETRMENTAL TO COUNTY ROAD PURPOSES. 4. LOTS 1 THROUGH 27 HAVE BEEN APPROVED BASED ON AN APPROV 0 DRANAGE PLAN. SEE DRANAGE PLAN FOR DETALS. 5. THE OWE..UNG UNTS WllHN THS DEVELOPMENT ARE SUB. CT TO PARK MPACT FEES N THE AMOUNT Of $1, PER NE\\t.Y APPROVED O'M!l.UNG UNT PURSUANT TO CHAPTER 30.66A. PA'YWENT Of THESE MTGATON FEES S REQURED PROR TO BUfl.DNG PERMT SSUANCE; PR0\<10ED THAT THE BULDNG PERMT HAS BEEN SSUED WTHN AVE '\'EARS AF"TER THE APPUCA TON S DEEMED COMPLETE. AFTER AVE YEARS. PARK MPACT F"EES SHALL BE BASED UPON THE RATE N EfFECT AT THE TME OF" BULDNG PERMT SSUANCE. 6. THE LOTS 'MlHN THS SUBO\<1SlON 'MLL 8 SUB. CT TO SCHOOL MPACT MTGATON FEES FOR lhe SNOHOMSH SCHOOL DSTRCT NO. 201 TO BE OE'JERMNED BY THE CERTAED AMOUNT WTHN lhe BASE FEE SCHEDULE N EFFECT AT THE TME OF" THE BULDNG PERMT APPLCATON, AND TO 8 COUECTED PROR TO THE BULDNG PERMT SSUANCE, N ACCOROANCE WTH THE PROVSONS OF SCC J0.66C.010. CREDT SHAll BE Q\'EN for 2 EXSTNG PARCElS. LOTS 1 THROUGH 2 SHALL RECEVE CREDT. 7. D-!APTER J0.66B SCC REQURES THE NEW LOT MTGATON PAYMENTS N THE AMOUNTS SHOWN BELOW F"OR EACH SlNGLE-F"AMLY RESDENTAL BULDNG PERMT: $ PER LOT FOR MTGATON OF MPACTS ON COUNTY ROADS PAD TO THE COUNTY, $ PER LOT F"OR TRANSPORTATON DEMAND MANAGEMENT PAD TO THE COUNTY, $ PER LOT FOR MTGATON Of MPACTS ON THE CTY OF" MLl CREEK STREETS PAD TO THE CTY. PROOf OF PAY!tENT TO THE CTY S REQURED, $ PER LOT PAD TO THE COUNTY FOR THE WASHNGTON STATE DEPARTMENT OF TRANSPORTATON AS TRAFFlC MPACT MTGATlON TO STATE HGHWAYS. THESE PAYMENTS ARE DUE AT THE TME Of BULDNG PERMT SSUANCE FOR EACH SNGLER-F"ANLY RESDENCE. NOTCE Of THESE MTGATON PAYMENTS SHALL BE CONTANED N ANY DEEDS NVOL\<1NG THS SUBO'v1SON Of THE LOTS lheren. ONCE BULDNG PERMTS HAVE BEEN SSUED AU. MTGATON PAYMENTS SHAll. BE DEEMED PAD. 8. ALL NATVE GROWTH PROTECTON AREAS SHAU. BE LEFT PERMANENTlY UNDSlURBEO N A SUBSTANTALLY NAlURAL STATE. NO CLEARNG, GAADNG, FlWNG, BULDNG CONSTRUCllON OR PLACEMENT, OR ROAD CONSTRUCTON Of ANY KND SHAll. OCCUR, EXCEPT REMOVAL Of HAZAROOOS TREES. THE ACT\<1TES AS SET FORTH N sec 30.91N.010 ARE AU.0 0 WHEN APPROVED BY THE COUNTY. LEGAL DESCRPTON LOT 9, PLAT OF WOOOROCE HEGHTS D\<1SON NO. 2. ACCORDNG TO THE PLAT THEREOf RECOROED N VOlUME 47 Of PLATS. PAGES 219 AND 220, RECORDS Of SNOHOMSH COUNTY, WASHNGTON: ALSO THAT PORTON OF THE SOUTHEAST QUARTER Of THE NORTHWEST QUARTER Of SECTlON 27. TOWNSHP 28 NORTH, RANGE 5 EAST, W.M., BENG MORE PARTCULARLY DESCRBED AS FOLlOWS; BEGNNNG AT THE SOUTHWEST CORNER OF THE SOUlHEAST QUARTER OF THE NORTHv.EST QUARTER OF SAD SECTON 27, SAD PONT ALSO BENG THE SOUlHEAST CORNER OF LOT 9, PlAT Of WOOOROGE HEGHTS DVSON NO. 2. AS RECORDED UNDER AUDTORS ALE NO , RECORDS OF SNOHOMSH COUNTY, WASHNGTON; THENCE NORlH 00'47'07" EAST ALONG THE EAST UNE OF SAD LOT 9 A DSTANCE Of FEET TO THE SOUTHWEST CORNER Of TRACT 907, PLAT Of OUTLOOK RDGE Ol'v1SON 1, AS RECORDED UNDER AurnTORS FilE NO RECORDS OF SNOHOMSH COUNTY WASHNGTON; THENCE SOUTH 87'58'40 EAST AlONG THE SOUTH UNE Of SAD lract 907 A DSTANCE Of FEET; THENCE SOU1H 00'47'07" WEST A DSTANCE OF 221.o4a FEET; THENCE SOUTH 7T08'25" EAST A DSTANCE Of 3.38 FEET; THENCE SOUTH 44'54'07" EAST A DSTANCE Of FEET; THENCE SOUTH 18'07'29 WEST A DSTANCE Of FEET; THENCE SOUTH 06'09'15" WEST A DSTANCE OF F"EET TO A PONT ON THE NORTHERLY UNE Of TRACT 101, PLAT Of MCCLELLAN RDGE AS RECORDED UNDER AUDTORS ALE NO , RECORDS OF SNOHOMSH COUNTY, WASHNGTON: THENCE NORTH 87'57'20" v.est ALONG lhe NORTH UNE Of SAD TRACT 101 A DSTANCE OF FEET TO THE PONT OF' BEGNNNG. (ALSO KNO.,.,.. AS PARCEl A OF SNOHOMSH COUNTY BOUNOARY UNE AO..lJSTMENT NO , Rf:COROEO UNDER AUDTORS ALE NO AND MNOR CORRECllON RECORDED UNDER AUDTORS f1le NO ) STUATE N THE COUNTY OF SNOHOMSH, STATE OF WASHNGTON. WOODRDGE GLEN FNAL PLAT PFN SD SW & SE 1/4, NW 1/4 OF SECTON 27, 1WP. 28N., RGE. 05E., W.M. SNOHOMSH COUNTY WASHNGTON CHRSTENSEN VAN MOURK, PLLC JOB No. PROFESSONAL LAND SURVEYORS WASHNGTON, OREGON, DAHO rd Dr SE SVD BY: GTC/RW Bothell, WA OWN BY' GTC Phone (206) Fax (425) File p<~th.t Nome CHKD BY: 1 OF 4

33 WOODRDGE GLEN SW & SE 1/4, NW 1/4 OF SECTON 27, TWP. 28N., RGE. 05E., W.M. EASEMENTS AND COVENANTS EASEMENT AN EASEMENT S HEREBY RESERVED FOR AND GRANTED TO ALL UllUllES SER-.,.,NG SUB.ECT PLAT AND THER RESPECTVE SUCCESSORS AND ASSGNS, UNDER AND UPON nie EXlEROR 10 FEET PARALLEl WTH AND ADJONNG THE STREET FRONTAGE Of ALL lots. lracts AND eot.mon AREAS N 'MilCH TO NSTALL. LAY, CONSTRUCT, RENEW, OPERATE AND MANTAN UNDERGROUND CONDUTS,. CABlES. PPE. AND VMES WTH NECESSARY F'AOUTES AND OTH R EQUPMENT FOR THE PURPOSE Of SERw.G THS SUBDVSON AND OTHER PROPERTY 'MTH ELECTRtC. TEl PHONE, GAS. TELEVSON CABLE AND OTHER UllUTY SER'VCES TOGElHER WTH THE RGHT TO ENTER UPON THE LOTS, TRACTS AND COMMON AREAS AT All TMES FOR llie PURPOSES HEREtH STATED. DRANAGE EASEMENTS DESGNATED ON THE PlAT ARE HEREBY RESERVED FOR AND GRANTED TO SNOHOMSH COONTY, EXCEPT THOSE DESGN A TED ON THE PLAT AS PRVATE EASEMENTS. TOGETHER wrrn THE RGHT OF NGRESS AND EGRESS AND THE RGHT TO EXCAVATE. CONSlRUCT, OPERATE. MANTAN, REPAR AND/OR REBULD AN ENCLOSED OR OPEN CHANNEL STORM WATER CONVEYANCE SYSTEM AND/OR OTHER DRANAGE FACUTlES. UNDER, UPON OR THROUGH THE DRANAGE EASEMOT. DRANAGE FACLTY MANTENANCE COVENANT ~::=11~ ~... ~~~~TOOf ri: ~~T~N.:t~ ~~N~t~GREElHrA~E;r:: SUCCESSORS. AND ASSGNS. GRANTOR AGREES THAT THS COVENANT TOUCHES AND CONCERNS n-e LAND DESCRBED HEREN AND SHALL RUN WTH TH LAND. GRANTOR BY EXECUTON Of THS CO\'.NANT ACKNO'M..EDGES THAT THE BENEFlTS Of ths CO't NANT NURE TO GRANTOR, DO"*'STREAM PROPERTY OWNERS, AND 1HE GENERAL PUBLC, AND THAT SNOHOWSH COUNTY {COUNTY) AS THRD-PARTY BENEflC1ARY OF THS CO'v NANT HAS the RGHT, BUT NOT THE OBUGATON, TO ENFORCE THS COVENANT ON BEHALF OF DO'toiSlREAM PROPERTY O..,_,ERS AND 1HE GENERAL PUBUC. COUNTY REQURES THS COVENANT TO PROTECT PRVATE AND PUBUC PROPERTY, PRVATE AND PUBUC DRANAGE NFRASTRUCTURE. AND NATURAL RESOURCES Of DOWNSTREAM PROPERTY 0'/NERS AND THE GENERAL PUBUC. OOANTOR, N CONSOERA lion OF THE APPROVAL Of THS SUBDVSON, HEREBY COVENANTS TO PERFORt.l REGULAR MANTENANCE UPON THE DRANAGE FACUTES NSTAU.EO, OR TO BE NSTALLED, UPON GRANTORS PROPERTY. REGULAR MANTENANCE SHALL NCLUDE, AT A MNMUM, ANNUAL NSPEC'TON OF lhe STORM WATER DRANAGE SYSTEM, AS APPUCABLE. THE SYSTEM SHALL NCLUDE THE STORM WATER CONVEYANCE SYS'TEM PPES, DTCHES, SWALES. AND CATCH BASNS; STORM WATER FLOW REGULATON SYS''Elll DETENTON PONDS, VAULTs, PPES. RETENTON PONDS, FLOW REGULATON AND CONTROl STRUCTURES; NFlLTRA'TlON SYSTEMS AND WATER QUAUTY CONTROL SYSTEM. THE SCOPE Of THS CO'v NANT AND RGHT or ENTRY SHALL BE ADEQUATE TO PROVDE FOR THE ACCESS, NSPECl10N, AND MANTENANCE Of THE STORM WATER DRANAGE SYSTEM, AND SHAll. BE SUB. CT TO THE FOU.OWNG TERMS AND CONDTONS: 1. COUNTY SHALL HAVE THE PERPETUAL RGHT Of ENTRY ACROSS ADJACOH LANDS Of THE GRANTOR FOR PURPOSES or NSPECTlNG, AUDTNG. OR CONDUCTNG REQURED MANTENANCE Of THE DRANAGE FAOUTY. 2 F COUNTY NSPECTON OE'TERMNES THAT MANTENANCE S NOT BENG PERFORMED, COUNTY SHALL ENDEAVOR TO PROVDE GRANTOR REASONA8LE ADVANCE N0Tif1CATON OF THE NEED TO PERFORM THE MANTENANCE AND A REASONABLE OPPORTUNTY FOR GRANTOR TO PERFORM T. N THE E\' NT THAT GRANTOR FALS TO COMPLElE THE REQUtRED MANTENANCE 'MlHN A REASONABLE TME PEROD, COUNTY SHAll. HA\o THE RGHT TO PERFORM OR CONTRACT WTH OTHERS TO PERFORM T AT THE SOL EXPENSE Of THE GRANTOR. F COUNTY N TS SOL OSO*:TON DETERMNES THAT AN MMNENT OR PRESENT DANGER EXSTS. REQURED MANTENANCE AND/OR REPAR MAY BEGN MMEDATELY AT GRANTORS EXPENSE WllHOUT PROR NOTCE TO GRANTOR. N SUCH EVENT, COUNTY SHALL PROVDE GRANTOR WTH A 'ARTTEN STATEMENT AND ACCOUNTNG OF ALL WORK PERFORWEO AND THE FEES. CHARGES. AND EXPENSES NCURRED N MAKNG SUCH REPARS. GRANTOR SHALL AGREE TO REMBURSE COUNTY OR PAY COUNTY'S VENDORS DRECTLY FOR ALL REASONABlE FEES. CHARGES. AND EXPENSES OENTif1ED N COUNTYS STATEMENT. J. F COUNTY S REQURED TO ACT AS A RESULT Of GRANTORS FALURE TO COMPLY 'MlH THS COVENANT, COUNTY MAY REMOVE ~y OBSTRUCTONS AND/OR NTERFERENCES THAT N THE SOLE OPNON or COUNTY MPAR THE OPERATON Of" THE DRANAGE FAOUTY OR THE MANTENANCE THEREOf. GRANTOR AGREES TO HOLD COUNTY, TS OFflCERS, EMPLOYEES. AND AGENTS HARMLESS FROW ANY AND AU. CLAMS, ACTONS, SUTS, UABLTY, LOSS. EXPENSES. DAMAGES AND..UDGMENTS OF ANY NATURE WHA'TSClE'YtR, NQ.UONG COSTS AND ATTORNEYS FEES. NOJRREO BY THE REMOVAL Of VEGETATON OR PHYSCAL NTERFERENCE FROM THE DRANAGE FAOUTY. 4. WHEN EXERCSNG THE MANTENANCE PROVSONS OF THE COVENANT, N THE EVENT OF NONPAYMENT, COUNTY MAY BRNG SUT TO RECOY R SUCH COSTS, NClUDNG ATORNEYS FEES. AND UPON OBTANNG A..\JOGMENT, SUCH AMOUNT SHALL BECOME A UEN AGANST THE PROPERTY OF GRANTOR AS PROVDED N RCW GRANTOR COVENANTS THAT AU. OF THE O..,_,ERS, CONTRACT PURCHASERS AND UEN HOlDERS OF THE PROPERTY DESCRBED HEREN HAVE SGNED THE DmlCATON AND/OR DECLARATON OF THS SUBDVSON, THAT THEY HA\o lhe RGHT TO GRANT THS COVENANT ON THE PROPERTY, AND lhat THE Tin. TO THE PROPERTY S FREE AND CLEAR OF ANY ENOJMBRANCES WHCH WOULD NTERFERE WTH THE ABUTY TO GRANT THS COVENANT. LNE TABLE NGPA Curve Table Une 1 Length Direction Curve Length Radius Delta l N12"a2'44"E C '!1'18'" N12"a2'44"E C3 S1.2J '0!1'!52" L4... N12'S2'44"E C4..., '01'27"... N87'S7"12"W...,,... N87'S7"12"W C to... ~ C "35'21'" L sew u~-w C S1.7S 27'02'00" L N87'57"20"W co a.sn '0!1'!52" L9 2"60 H~i20"W C '48'17" L N1rtlr5S"W C n1'18'" L Ne7"37"32"'E C '48'&15'" L12 3!5.46 S64"22'28"E C13 3.e '41'12"' L "&:1'42'" C "48'17" L14 1a.tM 578'22'28"E C ()1) &4'!52'46'" us '2e"E C "21'18" L Ne.Y43"04"'E C ! '40'32'" L17... N9"28'01 C !5.50 '.3"2'TS:l L N3815Tn- C20 JU '22"1~ uo 8.70 N1Y26'2TE C "28'37" l N28"24'04"'E C '05' l N78"25'11"W = '!57"05. l22 19.SK N72"08'39"W C !5.50 3&"24'!57" l NS01rt48"W C "!54' NN'48'25"W C2< T40"' L2ll S25'04'.a-w C '00'30" l27,... N6'5TOO E C21l '01'07" l2b... N77'08'~"w ṙ ~}!!'!!~:.~. i/"}~ ;1~ " #;.:{f!l 'TJo L >.. ~~ :~ ~. ~- ~his\\,. ~ c,..:s.. Qo/oN;.;:L~'f\"i.l --A -~~. NW 1/4, SECTON 27, TWP. 28N., RGE. 5E., W.M. "~~ ~ 834.~ ~ i'f- J'''-"' ' -J W/2-1/2" BRASS CJP &: 28 ~ 27 ~p:- :l _L -~ ~ - - ~ 1!1~ t: FNO OONC4X4 CONC ~ ~ ;::: ~ M- ~-~ i:~[-~1i d PUNO<, ON 0.0' N CASE _ ' 2/20/ co 4.94' S' NBT5T2Q"W i1 REFERENCE OUltOO< RDGE DV. 1 AUDTORS flle NO REFERENCE 1. PLAT Of OUltOOK RDGE DV. 1 ALE NO PlAT Of OUltOOK RDGE DV. J FLE NO !$ J. WOODRDGE HEGHTS DV. 2 ALE NO PlAT Of McCLEJ..AN RDGE FLE NO BOUNDARY LNE ADJUSTMENT FLE NO. 2006D BASS OF BEARNG THE WEST UNE OF THE NORTH~T QUARTER OF SECTON 27 BEARNG NORlH 00'59'01 EAST BE~N MONUMENTS FOUND AT THE WEST QUARTER CORNER AND lhe NORTHWEST CORNER OF SECTON 27 HORZONTAL DATUM NAD 8.3/91 NORTH ZONE WOODRDGE GLEN FNAL PLAT PFN SD SW & SE 1/4, NW 1/4 OF SECTON 27, TWP. 28N., RGE. 05E., W.M. SNOHOMSH COUNTY WASHNGTON JOB No. CHRSTENSEN VAN MOURK, PLLC PROFESSONAL land SURVEYORS WASHNGTON, OREGON, DAHO rd Dr SE SVD BY' Bothell, WA DWN BY' GTC Phone (208) Fax (425) Flle path &: Name CHKD BY' GTC/RVM 2 OF 4

34 ---~1 'T, FOUND 2 BRASS CAP W/PUN01 DO'WN. 0.5' f NelnJ'tJ w ' i.... ' "e; J fc1~ C ldo j ~, ll~ ----~---- WOODRDGE GLEN SW & SE l/4, NW 1/4 OF SECTON 27, lwp. 28N., RGE. 05E., W.M. -,~ 1 \\~ j 1 \ L_ )!/~t--/ r/x --, /, 25' BUFfER FROM TOP OF BANK--... _, / TRACT 998 WETlAND A ~,. i~ ' c~ 0)&- ~ ~J?V;j v"' & {5 ~~ ~ o o*' 'v'?' ~0 4.~ ~., ~. "!!" _j LOT 19 -!'i - z """" 0.4'.. """ W/'JN<>< ""r>:ror S Wf1l F1LE NO. EASENEN, ~ :, ;;> 'i 02/20/10 o.oj's x o.oz "':' CAlC. Posma< OUTLO \1-~ftt ~L AUDTORS FL~K N~DGE OV. 3 ~ ~~ ca<c, '""" ~ ~ '1 1 0\~,., 01,.. SEWER ~\ ~ AUOilllRS ~l NOEASENENT ~ /1 ~-~ - > ~ --,,_,- ~ ~ 0...,\,., " / ~~~ 9. C) 8 10' ACOESS l'i /y "' 28 21'54'41" lj AU!l'TO!'S F1LE N<>,EASENENT ( J 'a.~,f 2 &J' ~c; "' ; --~ - " \.- - ~\'&. " "' -~,:----~ " ~ 8~ ~ '"', _..., ::-'lh L ~s. ~ "',. 1 ~ ;; - -r<:--- " ttot- - ;&: 40.11' '-----'=--==-- - ~ FOUND "'" 1-1/2' 4 x4 CONC. WON RASS CN" W/'JN<>< DmiN 0.3' N CASE 1 AT CALC. POS'OON / WETlAND A : 02/20/ / "' :~ P 1i.'~;~ LEGEND N~'Mt: 41.08" _ -r-- -,,::.er--e:.::---- " '--. a"fl'!';, &/f "' ' ---' ' " ' -,,... 77'08"~ '... 'k =-R: - 10;'S W 1l EASENENT r-'j",!"&,: / 1s ~ ~i'" --N44"$4'0TW t1.4s' -~BU~~D i*48"0j"w 126.oo' 2' NGRESS EGRESS EASDEHT 0~ LOT 10 Flit ACCESS ROAO ~o,r:f cfro' 0 REFERENCE 1. PLAT Of OUl\.OOK RDGE OlV. 1 AL NO PlAT Of OUl\.OOK RDGE DV..3 AL NO. 2()(M WOODRDGE HDGHlS DtV. 2 AL NO PlAT Of McCl.El.LAN RDGE F1L NO BOUNDARY UNE AD.AJSTMENT F1LE NO ,.. "'!? 15' WATER UHE...,8'01'57 ' ~ EASEMD4T AUDTORS / R ' AlE NO. 2CJO!100301H / - L 80.20' Ne~r20 w ' L "' - Nanrzo-w..,,..., / '*' (/) ~..,,.,.,.,.._, ~ F'OUHO x COHC. M<JC?:" BRASS CJP WjPUNQi DOYtt\l 0.5' N CASE O.OO'N X 0.01'W Of' CALC. 02/20/10 --l~' r--... FOUND CONC. MON. AS N01ED 0 SET 1/'Z" X 24 REBAR.t CAP LS (T'r1'1CAL) BASS OF BEARNG THE WEST LNE Of THE NORTHWEST QUARTER Of SECTON 27 BEARNG NORTH 00"59'01 EAST BETV EN MONUMENTS FOUND AT THE -.tst QUARTER CORNER AND THE NORTH 1EST CORNER Of SECTON 27 HORZONTAL DATUM NAO BJ/91 / A "' / / r -VrR-70000' \ / o:l" O.OO'W X 0.01'S OF CALC il ~1n5'1o' J.. ', '0 / '\) W/'JN<><"""" 0.0'.. CASE F'OUHO 1-t/2 BRASS CJP L ' 03/1 5 W/'JN<>< """"~.. N CASE _L-11 \ //' / ~ 11t1S ~!HE lion!hat S REfERRED 0.01'W X 0.02'5 OF OF CALC. _L _ / v TO N QCO 95010& /20/ ~ // " / ~ FOUND 1-t/2 BRASS CAP L_ 1 '22.1!2' ~.,_, _...,. )" ' / W,/'PUHOi DO'WN 0.5' N CASE O.O!'W X 0.03'$ OF CALC....j. 1.,,.,.1,;:-- -- \25TH DRVE ',:1 '?" 02~~5 -- & - o-.r- - s --. ~ "' ~ PE1l REAQ)(),.. ~ Nai'J0-:;,..~..'! ' - ~'Jo~~ ">-~ f11j. / <.:- CENTER OF SEcna< -=.oo ~ / 4J L-O:Z.tse' McCLELLAN RDGE "~'\~ / FOUND 1-1 / 2 ' BRASS CAP AUDTORS FLE NO ''b y/ -FOUND 2'X2' ~lion W,/Pt.N01 ON. 0.0' N CASE : W./LEAO PLUG DO'WN 0.9' N CASE O.OO'W X O.OJ'N OF CALC. 0.04'5 X 0.07'W OF CALC. ~/20/10 ~ /.-/ PRECSON OF CONTROL lravt:rse ts AT HGHER LE'. THAN MNMUM STANDARDS REQURED BY WAC FlELO SURVEY CONDUCTED USNG A COMBNATON Of' GPS USNG THE WASHNGTON STATE REfERENCE NETWORK {WSRN) AND/OR A 5 SECOND DRECT METHOD: GPS. TRA'v RSE AND RADAl SURVEY. CHRSTENSEN VAN MOURK, PLLC PROFESSONAL LAND SURVEYORS WASDNGTON, OREGON, DAHO rd Dr SE Bothell, 'ra Phone (206) Fax (425) File path a: Nome 0: \CW\PR0.. CTS\2013 PRO.ECTS\13-17 OiEE\SUR\o Y\DWG\1.l-14 FSP.DWG FNAL PLAT BOUNDARY & EASEMENTS SW & SE 1/4, NW l/4 OF SECTON 27, TWP. 28N., RGE. 05E., W.M. PFN 05-ll8677SD SNOHOMSH COUNTY WASHNGTON JOB No ""' SVO BY: OWN BY:... CHKD BY: GTC 3 OF 4