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PARTIES OF RECORD
FORD-NIEMI PRELIMINARY PLAT
LUA08-001, PP, ECF
Karen DeBruyn
313 S 19th Street
Renton, WA 98055
tel: (425) 271-2397
(party of record)
Karen L. Uitting & Margaret A.
Sebelist
1940 Shattuck Avenue S
Renton, WA 98055
tel: ( 425) 277-0898
(party of record)
Tom Touma
Touma Engineers
6632 S 191st Place ste: #E-102
Kent, WA 98032
tel: (425) 251-0665
( contact)
Dan & Sokhim Wallem
319 S 19th Street
Renton, WA 98055
tel: (425) 255-6702
(party of record)
Glen Ford
1925 Shattuck Avenue S
Renton, WA 98055
tel: ( 425) 255-9794
(owner)
Jeff Sebak
President
Valley Vue Estates HOA
332 S 20th Place
Renton, WA 98055
tel: (425) 687-0151
(party of record)
Ted Niemi
1917 Shattuck Avenue S
Renton, WA 98055
tel: (425) 271-6329
( owner)
Updated: 02/06/08 (Page 1 of 1)
May 12, 2008
Community Services: Sister
City Visit to Nishiwaki, Japan
ADMINISTRATIVE
REPORT
CONSENT AGENDA
Council Meeting Minutes of
5/5/2008
CAG: 08-045, Earlington
Sanitary Sewer Interceptor, RL
Alia Company
Plat: Ford-Niemi, Shattuck
Ave S,_ PP-08-00 I
Human Resources:
Neighborhood Program
Assistant Salary Grade
Human Resources: 2008
Group Health Cooperative
Medical Coverage Contracts
Renton City Council Minutes Page 160
Judge Jurado reported that the court is now using an official court seal that
reflects the professionalism and permanence of the court. The Judge stressed
that the court strives to maintain high standards of customer service and he is
proud of the work of the court. Councilmember Parker noted that the Judge
performs marriage ceremonies, and Councilmember Corman and Mayor Law
extended compliments for the quality of the court report and for the court's
efforts on the Photo Enforcement Program.
Community Relations and Event Coordinator Mejlaender reported on the recent
trip which City of Renton delegates took to visit Renton's Sister City,
Nishiwaki, Japan. She named the 16 delegates, some of whom were present in
the audience, and noted that all delegates paid for their own travel and personal
expenses. Displaying photographs of the trip, Ms. Mej laender described the
various activities undertaken during the visit, as well as sites seen.
Ms. Mejlaender stated that the strength and vitality of long-term sister city
relationships rest in the hands of citizen volunteers and participants. In 2009,
Renton celebrates its 40-year relationship with Nishiwaki. Councilmember and
delegate Corman said the trip produced a lifetime of memories for all the
delegates, and he noted the graciousness of the Nishiwaki hosts. Mr. Corman
also voiced his appreciation to Ms. Mejlaender for organizing the event.
Chief Administrative Officer Covington reviewed a written administrative
report summarizing the City's recent progress towards goals and work programs
adopted as part of its business plan for 2008 and beyond. Items noted included:
* The Washington State Department of Transportation plans to repair portions
of SR-900 on May 19. The work will result in lane closures but no total
street closures.
lit The City of Renton, the American Red Cross, and Renton Technical
College will hold a Business Continuity Workshop on May 20 to provide
participants with tools to evaluate risks and pre-plan strategies for
economically surviving emergency events.
Items on the consent agenda are adopted by one motion which follows the
listing.
Approval of Council meeting minutes of 5/5/2008. Council concur.
City Clerk reported bid opening on 5/6/2008 for CAG-08-045, Earlington
Sanitary Sewer Interceptor; seven bids; engineer's estimate $783,703.46; and
submitted staff recommendation to award the contract to low bidder, R.L. Alia
. Company, in the amount of$737,894.19. Council concur.
\Hearing Examiner recommended approval, with conditions, of the Ford-Niemi
\
Preliminary Plat; nine lots on 94,960 square feet located at 1917 and 1925
1
Shattuck Ave. S. Council concur.
Human Resources and Risk Management Department recommended approval of
salary grade al6 for the Neighborhood Program Assistant position, effective
4/1/2008. Council concur.
Human Resources and Risk Management Department recommended approval of
the 2008 Group Health Cooperative medical coverage contracts for LEO FF I
Retirees and all active employees. Council concur.
l ' OF RENTON COUNCIL AGEND.
Submitting Data: For Agenda of: 5/12/2008
Dept/Div/Board .. Hearing Examiner
Staff Contact.. .... Fred J. Kaufman, ext. 6515 Agenda Status
Consent.. ............ X
Subject: Public Hearing ..
Correspondence ..
Ford-Niemi Preliminary Plat Ordinance .............
File No. LUA-08-001, PP, ECF Resolution ............
Old Business ........
Exhibits: New Business .......
Hearing Examiner's Report and Recommendation and Study Sessions ......
Zoning Map Information .........
Recommended Action: Approvals:
Legal Dept ........ .
Council Concur Finance Dept.. ... .
Other. ............. .
Fiscal Impact:
Expenditure Required .. . NIA Transfer/ Amendment. ..... .
Amount Budgeted ...... . Revenue Generated ........ .
Total Project Budget City Share Total Proi ect..
SUMMARY OF ACTION:
The hearing was held on March 25, 2008. The Hearing Examiner's Report and Recommendation on the
Ford-Niemi Preliminary Plan was published on April 7, 2008. The appeal period ended on April 21,
2008. No appeals were filed.
STAFF RECOMMENDATION:
Approve the Ford-Niemi Preliminary Plan as outlined in the Examiner's Report and
Recommendation.
Rentonnet/a1:,TJ1bill/ bh
CITY ~F RENTON 0~~Ro"' ~ · + City Clerk ~ ~ . ~ Denis Law, Mayor · Bonnie I. Walton
~N~o1;-~----~~~.-~~~~~~~~----~~~~~~-
May 13, 2008
Tom Touma
Touma Engineers
6632 S. 191st Place, Ste. E-102
.Kent, WA 98032
Re: Ford-Niemi Preliminary Plat, File LUA-08-001, PP, ECF
1917 and 1925 Shattuck Ave. S.
Dear Mr. Touma:
At the regular Council meeting of May 12., 2008, the Renton City Council adopted the
recommendation of the hearing examiner to approve the referenced preliminary plat,
subjectto conditions to be met at later stages of the platting process.
Pursuant to RCW, a final plat meeting all requirements of State law and Renton
Municipal Code shall be submitted to the City for approval withfo five years of the date
of preliminary plat approval.
IfI can provide additional information or assistance, ple;ise feel free to call.
Sincerely,
Bonnie I. Walton
City Clerk
cc: fylayor Denis LaW
Council President Marcie Palmer
Jennifer Henning, Principal Planner
Parties of Record (8)
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. @ Tots paper contains 50% recyr::led material, 30% post consumer
AHE.A_D OF T~E CURVE
Ford-Niemi Preliminary Plat
Fil<; No.: LUA-08-001, PP, E~.
April 7, 2008
Page 10
TRANSMITTED THIS 7th day of April 2008 to the parties of record:
Andrea Petzel
Development Services
Renton, WA 98057
Glen Ford
1925 Shattuck Ave S
Renton, WA 98055
Tom Touma
Touma Engineers
6632 S 19l''Place, Ste. E-102
Kent, WA 98032
Neil Watts
Development Services Director
Renton, WA 98057
Jeff Sebak
332 South 20'" Place
Renton, WA 98055
Karen DeBruyn
313 S 19th Street
Renton, WA 98055
TRANSMITTED THIS 7'" day of April 2008 to the following:
Mayor Denis Law Dave Pargas, Fire
Ted Niemi
1917 Shattuck Ave S
Renton, WA 98055
Karen Uitting & Margaret A. Sebelist
1940 Shattuck Ave S.
Renton, WA 98055
Dan & Sokhim Wallem
319S 19'•street
Renton, WA 98055
Jay Covington, Chief Administrative Officer
Julia Medzegian, Council Liaison
Gregg Zimmerman, PBPW Administrator
Alex Pietsch, Economic Development
Jennifer Henning, Development Services
Stacy Tucker, Development Services
Renton Reporter
Larry Meckling, Building Official
Planning Commission
Transportation Division
Utilities Division
Neil Watts, Development Services
Janet Conklin, Development Services
Pursuant to Title IV, Chapter 8, Section IOOGofthe City's Code, request for reconsideration must be filed in
writing on or before 5:00 p.m., April 21, 2008. Any aggrieved person feeling that the decision of the
Examiner is ambiguous or based on erroneous procedure, errors oflaw or fact, error in judgment, or the
discovery of new evidence which could not be reasonably available at the prior hearing may make a written
request for a review by the Examiner within fourteen (14) days from the date of the Examiner's decision. This
request shall set forth the specific ambiguities or errors discovered by such appellant, and the Examiner may,
after review of the record, take further action as he deems proper.
An appeal to the City Council is governed by Title IV, Chapter 8, Section 110, which requires that such appeal
be filed with the City Clerk, accompanying a filing fee of $75.00 and meeting other specified requirements.
Copies of this ordinance are available for inspection or purchase in the Finance Department, first floor of City
Hall. An appeal must be filed in writing on or before 5:00 p.m., April 21, 2008.
If the Examiner's Recommendation or Decision contains the requirement for Restrictive Covenants, the
executed Covenants will be required prior to approval by City Council or final processing of the file. You
may contact this office for information on formatting covenants.
The Appearance of Fairness Doctrine provides that no ex parte (private one-on-one) communications may occur
concerning pending land use decisions. This means that parties to a land use decision may not communicate in
private with any decision-maker concerning the proposal. Decision-makers in the land use process include both
the Hearing Examiner and members of the City Council.
April 7, 2008
OFFICE OF THE HEARING EXAMINER
CITY OF RENTON
Minutes
APPLICANT/OWNER:
CONTACT:
LOCATION:
SUMMARY OF REQUEST:
SUMMARY OF ACTION:
DEVELOPMENT SERVICES REPORT:
/
PUBLIC HEARING:
Glen Ford and Ted Niemi
1917 Shattuck Ave S
Renton, WA 98055
Tom Touma
Touma Engineers
6632 S 191" Place, Ste. E-102
Kent, WA 98032
Ford-Niemi Preliminary Plat
FileNo.: LUAOS-001,PP,ECF
1917 and 1925 Shattuck Avenue S
Approval for subdivision of 94,960 square feet into a 9-lot
subdivision.
Development Services Recommendation: Approve subject to
conditions
The Development Services Report was received by the
Examiner on March 18, 2008.
After reviewing the Development Services Report, examining
available information on file with the application, field
checking the property and surrounding area; the Examiner
conducted a public hearing on the subject as follows:
MINUTES
Tliefollowing minutes are a summary of the March 25, 2008 hearing.
The legal record is recorded on CD.
The hearing opened on Tuesday, March 25, 2008, at 9:00 a.m. in the Council Chambers on the seventh Door of
the Renton City Hall. Parties wishing to testify were affirmed by the Examiner.
The following exhibits were entered into the record:
Exhibit No. 1: Yellow file containing the original Exhibit No. 2: Neighborhood Detail Map
application, proof of posting, proof of publication and
other documentation pertinent to this request.
Exhibit No. 3: Preliminary Plat Plan Exhibit No. 4 Topography and Tree Survey
Exhibit No. 5: Grading and Utilities Plan Exhibit No. 6: Landscaoe Plan
Ford-Niemi Preliminary Plat
File No.: LUA-08-001, PP, EC.
April 7, 2008
Page2
Exhibit No. 7: Comment Letter from Neighbors Exhibit No. 8: Zoning Map
The hearing opened with a presentation of the staff report by Andrea Petzel, Senior Planner, Development
Services, City of Renton, 1055 S Grady Way, Renton, Washington 98055. The project is located at 1917 and
1925 Shattuck Ave S. There are two parcels of land that are proposed lo be subdivided into 9 lots.
Environmental Review Committee issued a Determination of Non-Significance -Mitigated with 10 mitigation
measures. No appeals were filed.
The property is located in the R-8 zone and the Residential Single-Family Comprehensive Plan Land Use
designation. The net density was calculated to be 7.14 dwelling units per acre, which is within the density
range required.
All lots appear to be in compliance with the required lot width, depth and size standards. All proposed lots have
enough area to meet the building setback requirements for the new residences. This would be reviewed at the
time of building permit review. One existing house on proposed Lot 10 would be removed, along with several
detached accessory structures. The existing house on Lot I would remain and currently meets setback
requirements for the R-8 zone. The height and lot coverage of the new residences would be verified at the time
of application for building permits. All lots have adequate room.
A detailed landscape plan would be submitted with final plat approval, and the revised landscape plan should
address the 5-foot planting strip, which should extend the full width of Lots I and 2, and the length of the right-
of-way along Shattuck Ave S.
An internal 26-foot wide private access easement would serve Lots 7, 9, and 10. Five feet ofright-of-way
dedication is required along Shattuck Avenue S to provide half of the required SO-foot right-of-way. Street
improvements along Shattuck Avenue Swill also be required.
The site is situated on a plateau at the top ofa very steeply sloped hillside. The east one-quarter of the property
slopes at 13 percent from its frontage along Shattuck toward the west. The center half slopes from south to
north at an average of about 20 percent. The steepest area of the property is on the west side and in the
northwest comer, which will be part of a Native Growth Protection Easement.
Vegetation on the site consists primarily of mature forest with a mixture of deciduous and evergreen trees.
There are approximately 22 significant trees on the site, the applicant proposes to clear the site but will retain 11
of the trees and these must be indicated on the final landscape plan.
Traffic, Fire and Park Mitigation Fees have been imposed by the Environmental Review Committee.
Given the steep slopes and drainage issues on surrounding properties, the 2005 King County Surface Water
Design Manual is required for both detention and water quality.
The site is within the City ofRenton's water service area and sewer service area. There are existing water and
sewer mains that will serve this site.
Tom Touma, 6632 S 191" Place, Ste. E-102, Kent, WA 98032 stated that he is the engineer and land surveyor
that prepared the plat for the applicant. He did not receive notification of the removal of Lot 8 until last week,
he believed Lot 8 should not have been omitted.
Ford-Niemi Preliminary Plat
File No.: LUA-08-001, PP, ECF
April 7, 2008
Page 3
The Examiner stated that it was too late to raise the issue of the loss of a lot. It was not challengeable at this
time. The appeal period for the ERC reconunendations expired on February 25.
A 5-minute recess was taken to detennine if notification was sent to Mr. Touma in a timely manner.
Glen Ford, 1925 Shattuck Avenue S, Renton, 98055 stated that he is one of the applicants and that due to his
being in the hospital, he did not receive the letter until he had returned home. He called the City and he was
told that he could raise his questions at the public hearing. There was no chance to dispute the removal of Lot 8.
The Examiner stated that the letter was mailed, and that Mr. Touma and Mr. Niemi did receive their copies in a
timely manner. He further stated that they could proceed today with the plat as proposed or the applicants could
withdraw their permission to move forward and try getting the ERC to issue a new decision. Costs and timing
would weigh heavily on the decision the applicants made today.
Mr. Watts stated that the applicants could apply for another plat, there could be two separate Preliminary Plats
for the same property. There appears to be no advantage to canceling today, it would not assist or hinder
anything that would be looked at on the second Plat application. He did question the ability for the ERC to
come up with a new SEPA decision. The analysis has already been done on this plat, there most likely would
not be any new information that would allow for a new SEPA decision.
Mr. Touma continued that another issue seems to concern where the water goes. Utility plans have been
designed for this plat and were submitted to staff for review. In the cul-de-sac there will be a tank that would
pick up all the water and discharge it into an underground conveyance pipe and take it up to 19°' Street.
Presently run off from the site is via a sheet flow and is concentrated in about the middle of both parcels. That is
where the water sheet flows across the property to the north. They are proposing that the run off from the street
and future homes would all be tied to the storm drainage into the tank and out to the north. Public Works stated
that use of the 1998 manual would be based on whether there was detention or no detention, and it was
determined that no detention would be required and therefore, it would be okay to use the 1998 manual. If
detention was needed, it was requested that the 2005 manual be used. The report showed that detention would
not be required, only water quality, but because the asphalt was more than 5,000 square feet, water quality
would be required and that is what they have provided. A profile for that area was submitted showing the water
conveyance system and what it would look like. They will be doing some filling around Lots 1-6 and part of
Lot 7 in order to be able to pick up the roof drainage and take it into the low point of the catch basin.
He now understands that the water utility plans should be designed based on the 2005 manual, but when they
designed the layout of the plat, they designed it based on the fact that if there was no detention required then
they would not have to use 2005, if detention was required then they would use the 2005 manual.
The Examiner stated that the ERC, in considering whatever information was submitted by Mr. Touma and the
geotech information that was submitted, detennined that the 2005 manual for both detention and water quality
facility would be used. The City has various standards and uses different manuals.
The neighbors are also concerned about the retaining wall and grading that will occur on the north side of the
site. There also may be some people concerned about the road cuts along the south side of the site.
Mr. Touma continued stating that there is an existing wall that runs to the west edge of the cul-de-sac. That was
built in conjunction with Valley Vue Estates development. They are looking at the possibility of a two-foot wall
in the south end of the property. On the north end there would be no wall, they would grade it to a 3: 1 slope.
Mr. Ford stated that the Examiner suggested that the owners accept the plan as submitted, but then afterwards he
could have a discussion with the Examiner as to what to do next.
Ford-Niemi Preliminary Plat
File No.: LUA-08-001, PP, EC!<
April 7, 2008
Page4
The Examiner stated that it was not with himself, but that Mr. Ford could talk with Ms. Henning or some other
staff member. He further stated that the property currently belongs to Mr. Ford and the City cannot do anything
with it, including a plat over it if he is not interested in doing that.
Discussion was had between the Examiner and Mr. Ford regarding potential use of Lot 8 that the ERC removed
from the original Preliminary Plat application. The Native Growth Protection Easement standards would still be
in force and it would depend what would be allowed.
JeffSebak, 332 South 20th Place, Renton 98055 stated that he is the representative/president of the Homeowners
Association for Valley Vue Estates. He lives south of the proposed project. They do want to be and have good
neighbors, they are present today to discuss their concern over certain water issues, as well as some new
concerns that have come forward during today's testimony.
Mr. Touma stated the he was going to put a wall in from Lot I to Lot 4 of the proposed project, approximately
two feet in height. There currently is a wall that ranges anywhere from three feet to six feet, which then leads to
exactly what proportion the slope is, the City says it is 16 feet and Mr. Touma stated that it was 15 feet. There
presently are drains behind Lots I and 4 of Valley Vue that go out towards the back of that property. They want
to make sure those drains are addressed, some of the water off the roofs of 1 through 4 and perhaps partially 5
go down into those drains. They have had problems with those drains and they want to make sure that when the
new houses are built, the owners will not have the same type of problems. They are concerned how the drainage
system for this new development would or could affect the homeowners in Valley Vue.
Further, they are concerned with protecting their existing retaining wall that runs the entire length of the north
property line of Valley Vue. The wall at it's lowest is approximately 3-1/2 to 4-1/2 feet and continues to go up,
by Lot 2 it is over six feet tall. They want to make sure that the road will not damage that wall. They are also
concerned about water pressure, the pressure has decreased as other homes are built.
There are some significantly tall trees that are located along the property line approximately where the existing
garage is located. There are concerns that these tall trees would be compromised. They are large enough to
cause serious damage. They were also concerned about the possibility of streetlights going in.
Ms. Petzel pointed out the trees on the Tree Retention Plan and stated that they were going to be removed.
Neil Watts, Director, Development Services stated that the building footprints for Lots 5 and 6 are sufficient size
to build a two-story, single family home.
ERC requirement was for compliance with the 2005 manual, which would require detention. The detention
vault would be considerably bigger than what is currently shown on the plan. There seems to be some
misunderstanding about what a pre-application review is. It is not an approval of any type, it is a review, the
applicant is informed about what submittal requirements would be, and they point out major problems with the
project. On this project earlier pre-apps were done for two separate short plats, the difficulties were pointed out
in trying to do that.
The drainage requirements are very important. This whole neighborhood has issues with drainage, it does not
have good percolation here and there are many challenges with construction in the neighborhood. The storm
line that is going to connect out into South 19"' Street should be constructed as part of the erosion control plan.
As the site is cleared and temporary erosion control collection ponds are built there needs to be a place for that
to discharge to. That line would need to be constructed early in the project. He also requested that the
preliminary plat be conditioned on having all the lots tightlined to the new storm drainage system, and that a
Ford-Niemi Preliminary Plat
File No.: LUA-08-001, PP, ECF
April 7, 2008
Page 5
condition be added for swales along the north side of the property. There is sufficient fall to make the system
work. The storm line would be fairly deep and they need to be picking up the runoff.
The Native Growth Protection Easement was required as part of the SEPA conditions by the Environmental
Review Committee that would preclude being able to build on Lot 8 at a future date.
Any short plat or plat over four lots does require streetlights. There would probably be a minimum of one
streetlight at the entrance at Shattuck and the new street and probably two to three streetlights on the interior.
The new street design would allow for the street to be 6-7 feet away from the south property line. There would
also be a curb on the south side of the new street.
Any pipe discharges that come onto this site would need to be picked up and tightlined into the new storm
system being built. It would not require additional detention, but would affect the design of the vault.
Mr. Touma stated that he had no problems with Mr. Watts's recommendations for the north side treatment of
walls, they will include his recommendations into the design.
The right-of-way that has been provided for in the plat for the cul-de-sac was 43 feet, Mr. Watts indicated that if
it could be done at 45 feet it would give more room on the south side to be able to have a small area and not
encroach on the property to the south.
When this plat was designed, it was based on the information given by the staff. The 1998 manual reflects what
was submitted to the staff and what they approved.
The Examiner stated that the pre-application gives guidance but does not approve the plat. This hearing is held
and the public is invited to come and testify or give information, the Hearing Examiner then makes a decision.
The 2005 manual plus other information comes out with recommendations that must be done before the plat can
be approved. Even what the staff recommends can be changed along the line until the Examiner and the Mayor
and City Council sign the plat certificate. The developer needs to be prepared for change and must be flexible.
Karen Uitting, 1940 Shattuck Ave S., Renton 98055 stated that she lives east of Lot 2, across Shattuck Avenue,
above the property. She understands that they are going to be filling in the property and would like to know if
there is going to be a height restriction on these homes. She has a view lot and does not want to lose that.
Mr. Watts stated that finished floor elevations are approximately 140 -150 feet, the height of a single family, 2-
story structure is limited to 30 feet. That is somewhat higher than it is today. The natural contour of the land
would be increased approximately 10 feet and then the house would add an additional 30 feet plus a peak roof,
which could make it 35-40 feet finished.
The Examiner further commented that views are not always preserved, the natural contours of the site should not
be altered that much. Code does give the City the right to maintain natural topography.
Mr. Watts stated that the driving factor is getting reasonable access into the property. The road is designed at an
8% slope and it could go steeper than that, but 8% is a reasonable design. The finished floor elevations are
based off of that height.
Mr. Sebak asked for parking clarification for the road that will be cut in, will there be parking allowed on that
new street?
Ford-Niemi Preliminary Plat
File No.: LUA-08-001, PP, EC,
April 7, 2008
Page 6
Mr. Watts stated that the right-of-way is less than the SO-foot standard requirement, but the street section that
gets built will be the standard width of 32-feet that allows parking on both sides of two lanes of traffic.
The Examiner called for further testimony regarding this project. There was no one else wishing to speak, and
no further comments from staff. The hearing closed at 10:40 a.m.
FINDINGS, CONCLUSIONS & RECOMMENDATION
Having reviewed the record in this matter, the Examiner now makes and enters the following:
FINDINGS:
I. The applicant, Tom Touma for Glen Ford and Ted Niemi, filed a request for a Preliminary Plat.
2. The yellow file containing the staff report, the State Environmental Policy Act (SEPA) documentation
and other pertinent materials was entered into the record as Exhibit #1.
3. The ERC's review determined that a large portion of Proposed Lot 8 would be constrained by critical
areas -namely, steep slopes. The ERC required that Proposed Lot 8 be eliminated and its area be
consolidated with other steep slopes in a Native Growth Protection Area. That changes the Plat from
the initial I 0-lot plat to a 9-lot plat.
4. The Environmental Review Committee (ERC), the City's responsible official issued a Determination of
Non-Significance -Mitigated (DNS-M). At the Public Hearing but subsequent to the time for
submitting appeals of the environmental determination the applicant and owner objected to conditions
dealing with steep slopes and stormwater requirements. The owner of that portion of the subject site
constrained by the steep slope condition objected to the loss of the proposed lot. Similarly, the ERC
imposed stormwater detention requirements governed by the 2005 King County Surface Water Design
Manual for detention and water quality. The applicant had anticipated the guidelines of the 1998
Manual wherein detention would not have been required. The owner and separate applicant indicated
that they did not receive notice of these conditions. The record appears to indicate that the normal
notices were mailed to the various parties indicating the ERC decision. Those issues are not subject to
review at this proceeding.
5. The subject proposal was reviewed by all departments with an interest in the matter.
6. The subject site is located at 1917 and 1925 Shattuck Avenue South. The subject site is located on the
west side of Shattuck between South 19th and South 23rd Streets.
7. The subject site is generally rectangular. It is comprised of two separate legal lots that would be re-
platted creating a larger number of smaller lots. The two lots are aligned one behind the other rather
than side-by-side. The rear lot does have a long, approximately 300-foot pipestem, running to Shattuck.
The subject site is 2.18 acres or 94,960 square feet. The site is 600 feet deep and approximately 165
feet wide at Shattuck and 150 feet wide at the rear.
8. Two existing single-family homes are located on the subject site. The one on the western portion of the
site will be removed. The eastern home will be retained on what will be Proposed Lot l.
9. The map element of the Comprehensive Plan designates the area in which the subject site is located as
suitable for the development of single-family homes, but does not mandate such development without
Ford-Niemi Preliminary Plat
File No.: LUA-08-001, PP, ECF
April 7, 2008
Page 7
consideration of other policies of the Plan.
10. The subject site is currently zoned R-8 (Single Family-8 dwelling units/acre).
11. The subject site was annexed to the City with the adoption of Ordinance 1547 enacted in June 1956.
12. The subject site slopes downward to the north and west with critical slopes located in the northwest and
western areas of the subject site. The applicant initially reported critical slopes on the western portion
of the subject site and those were to be set aside in a Native Growth Protection Easement. The ERC
review found that a substantial portion of the northwestemmost proposed lot, Proposed Lot 8, also
contained slopes that met the definition of critical slopes and conditioned their DNS-M on removing all
of Proposed Lot 8 from development and requiring it be incorporated into the Native Growth area.
13. A survey showed that the subject site contains approximately 22 significant trees. The applicant
proposes preserving 50 percent of those trees or eleven trees. The subject site also does contain a
mature forest in the areas that are not currently developed with the existing homes and outbuildings.
The areas in the west will b, set aside due to their critical slopes in the native growth area. In addition,
the applicant is required to provide street trees and trees on each building lot as part of code
requirements.
14. The applicant had proposed dividing the subject site into ten (10) lots. As noted above, the ERC
required that the critical slopes located in Proposed Lot 8 be protected and placed in the native growth
area along with the most westerly slopes. That action changed the plat to a nine (9)-lot plat. The staff
report and lot numbering does not reflect this condition. To avoid potential confusion, this office will
refer to the plat as a nine-lot plat and renumber the lots from Proposed Lot I to Proposed Lot 9. The
lots are generally aligned along the north side of a new east-west road and cul-de-sac. Proposed Lots 1
and 2 both front Shattuck with Proposed Lot I in the northeast comer of the plat. Proposed Lots 3 to 6
then run east to west along the north side of the roadway. An easement road will provide access to the
interior lots, Proposed Lot 7, 8 and 9. Proposed Lot 7 would be oriented in a north-south orientation.
Proposed Lots 8 and 9 would be located at the rear or westernmost portion of the lot and they would
both be oriented east to west. Proposed Lot 9 would be at the southwest comer of the developed plat.
15. The proposed lots are in the main rectangular and each appears capable of sustaining a detached single
family home. Proposed Lots 5 and 6 are on the bulb of the cul-de-sac but are both of sufficient area to
allow reasonable home development according to staff.
16. Access to the subject site will be via a cul-de-sac roadway entering from Shattuck and running to the
west. It will run along the south edge of the site. An casement roadway will extend to the west from the
south edge of the cul-de-sac and provide access to three lots, Proposed Lots 7, 8 and 9. A modification
has been approved to allow a 42-foot wide right-of-way and a 45-foot diameter for the cul-de-sac. A
sidewalk would be provided along the northern edge of the road. Staff noted that there should be
sufficient room to provide a separation between the south edge of the road and the properties
immediately south of the roadway. Similarly, staff believed that a radius curve where the new road
meets Shattuck could be provided along its south edge.
17. The applicant will be required to dedicate five (5) feet along Shattuck to allow it to be widened to 50
feet. The applicant will be required to make appropriate improvements both along Shattuck and the new
internal public roadway.
18. The density for the plat would be 7.14 dwelling units per acre after subtracting sensitive areas and
Ford-Niemi Preliminary Plat
File No.: LUA-08-00 I, PP, EC,
April 7, 2008
Page 8
roadways and reducing the lot count to nine lots.
19. The subject site is located within the Renton School District. The project is expected to generate
approximately 3 or 4 school age children. These students would be spread across the grades and would
be assigned on a space available basis.
20. The development will generate approximately 10 trips per unit or approximately 70 new trips for the
seven new homes (two existing homes would have generated approximately 20 trips).
21. Stormwater detention and treatment has been required by the ERC. The applicant will have to abide by
the ERC conditions which require following the criteria in the 2005 King County Stormwater Manual.
An appropriately sized tank will be provided under the street system and convey water to 19th Street,
north of the site. In addition, staff recommended additional conditions as a result of concerns expressed
by neighbors (see below)
22. Both sewer and domestic water will be provided by the City.
23. Neighbors were concerned with flooding problems in this area. They wanted assurance that
development of this site would not exacerbate those problems. Staff recommended that both erosion
control and tightlining of the stormwater system be implemented with any grading, clearing or other
development work so it immediately is effective in dealing with stormwater from this proposal. Staff
also recommended that a swale system be employed along the northern lots where grading might affect
stormwater and/or sheet flows. The system will have to be designed to accommodate offsite flows that
now enter the subject site. There were also concerns about retaining walls or rockeries developed along
the property lines. The applicant will engineer similar structures on the subject site and observe
appropriate setbacks and cautions when working along the edges of the property.
CONCLUSIONS:
1. The proposed nine-lot plat appears to serve the public use and interest. The applicant will be preserving
the steeper slopes and setting aside those critical areas in a Native Growth Protection Area. The
subdivision will permit urban infill in an area with urban services and allow the development of 7
additional homes on property now supporting only two homes.
2. There appear to be challenges in developing this site but it appears that it can be reasonably developed if
cautions and regulations are appropriately followed. As noted, the steepest slopes, those both disclosed
by the applicant and discovered by the City will be protected in a Native Growth Protection area. In
addition, staff has recommended that both immediate erosion control and stormwater control systems be
implemented as development of the subject site commences. These precautions should suitably protect
both the subject site and surrounding property.
3. In addition, staff noted that grading and engineering of slopes and retaining walls should be able to
allow development without harming adjacent property. It appears that there is sufficient room along the
south edge of the proposed roadway to allow some setback from adjacent slopes and structures. Staff
recommended the implementation of grading a swale along the north side of the plat to also protect
adjacent property from stormwater runoff. In addition, the storm system will be designed to
accommodate offsite flows that now enter the subject site
4. The ERC imposed a condition allowing development only in the dry season, which should also help
avoid creating or exacerbating stormwater problems.
Ford-Niemi Preliminary Plat
File No.: LUA-08-001, PP, ECF
April 7, 2008
Page 9
5. The plat will provide additional housing opportunities for those wanting detached single-family homes
in an area with urban services. The development will also increase the tax base of the City, which
should help offset some of the impacts of developing the subject site. Finally, the ERC imposed
mitigation fees to help offset the impacts on parks, transportation corridors and emergency services.
6. In conclusion, the development of the subject site will clearly change the character of the site but
appears to reasonably protect critical resources and provide reasonable building lots. The plat should be
approved by the City Council.
RECOMMENDATION:
The City Council should approve the proposed plat as a NINE-LOT plat subject lo the following conditions:
1. The applicant shall comply with all requirements of the Detennination of Non-Significance
Mitigated, issued by the Environmental Review Committee on February 4, 2008.
2. A demolition permit shall be obtained and all required inspections completed for the removal of
the existing house and garage prior to the recording of the final plat.
3. A homeowner's association shall be established for the development, to ensure that
responsibility is taken for maintenance of common improvements and tracts within the plat
prior to final plat approval. A draft of the agreement, HOA and/or CC&R documents shall be
submitted at the time of application for utilities construction permits, so that it may be reviewed
by the City Attorney and the Development Services project manager.
4. The applicant shall work with staff to implement a system of immediate erosion control and
stormwater control as development of the subject site commences.
5. Staff shall review and approve a swale along the north side of the plat to protect adjacent
property from stormwater runoff.
6. The storm system will be designed to accommodate offsite flows that now enter the subject site.
7. The applicant shall tightline all lots of the plat.
ORDERED THIS 7th day of April 2008.
\~
Ford-Niemi Preliminary Plat
File No.: LUA-08-001, PP, ECr
April 7, 2008
Page 10
TRANSMITTED THIS 7th day of April 2008 to the parties of record:
Andrea Petzel
Development Services
Renton, WA 98057
Glen Ford
1925 Shattuck Ave S
Renton, WA 98055
Tom Touma
Touma Engineers
6632 S 191't Place, Ste. E-102
Kent, WA 98032
Neil Watts
Development Services Director
Renton, WA 98057
JeffSebak
332 South 20th Place
Renton, WA 98055
Karen DeBruyn
313 S 19th Street
Renton, WA 98055
TRANSMITTED THIS 7th day of April 2008 to the following:
Mayor Denis Law Dave Pargas, Fire
Ted Niemi
1917 Shattuck Ave S
Renton, WA 98055
Karen Uitting & Margaret A. Sebelist
1940 Shattuck Ave S.
Renton, WA 98055
Dan & Sokhim Wallem
319 S 19th Street
Renton, WA 98055
Jay Covington, Chief Administrative Officer
Julia Medzegian, Council Liaison
Gregg Zimmerman, PBPW Administrator
Alex Pietsch, Economic Development
Jennifer Henning, Development Services
Stacy Tucker, Development Services
Larry Meckling, Building Official
Planning Commission
Transportation Division
Ren ton Reporter
Utilities Division
Neil Watts, Development Services
Janet Conklin, Development Services
Pursuant to Title IV, Chapter 8, Section I OOGof the City's Code, request for reconsideration must be filed in
writing on or before 5:00 p.m., April 21, 2008. Any aggrieved person feeling that the decision of the
Examiner is ambiguous or based on erroneous procedure, errors of Jaw or fact, error in judgment, or the
discovery of new evidence which could not be reasonably available at the prior hearing may make a written
request for a review by the Examiner within fourteen (14) days from the date of the Examiner's decision. This
request shall set forth the specific ambiguities or errors discovered by such appellant, and the Examiner may,
after review of the record, take further action as he deems proper.
An appeal to the City Council is governed by Title IV, Chapter 8, Section 110, which requires that such appeal
be filed with the City Clerk, accompanying a filing fee of $75.00 and meeting other specified requirements.
Copies of this ordinance are available for inspection or purchase in the Finance Department, first floor of City
Hall. An appeal must be filed in writing on or before 5:00 p.m., April 21, 2008.
If the Examiner's Recommendation or Decision contains the requirement for Restrictive Covenants, the
executed Covenants will be required prior to approval by City Council or final processing of the file. You
may contact this office for information on formatting covenants.
The Appearance of Fairness Doctrine provides that no ex parte (private one-on-one) communications may occur
concerning pending land use decisions. This means that parties to a land use decision may not communicate in
private with any decision-maker concerning the proposal. Decision-makers in the land use process include both
the Hearing Examiner and members of the City Council.
Ford-Niemi Preliminary Plat
File No.: LUA-08-001, PP, ECF
April 7, 2008
Page 11
All communications concerning the proposal must be made in public. This public communication permits all
interested parties to know the contents of the communication and would allow them to openly rebut the
evidence. Any violation of this doctrine would result in the invalidation of the request by the Court.
The Doctrine applies not only to the initial public hearing but to all Requests for Reconsideration as well as
Appeals to the City Council.
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EXHIBIT "A"
PARCEL A:
The North 15 feet of Lot(s) 67 and the North 15 feet of the East 20 feet of Lot(s) 78 and all of Lot(s) 79, RENTON
CO-OP COS AKER TRACTS NO. 2, according to the plat thereof recorded in Volume 9 of Plats, page(s) 27,
records of King County, Washington.
PARCELB:
Lot(s) 66, PLAT NO. 2 OF RENTON CO-OPERATIVE COAL COMPANY'S ACRE TRACTS, according to the
plat thereof recorded in Volume 9 of Plats, page(s) 27, records of King County, Washington.
BOTH SITUATE in the County of King, State of Washington.
END OF EXHIBIT "A"
0756698 Page2
AFFIDAVIT OF SERVICE BY MAILING
STATE OF WASHINGTON)
) ss.
County of King )
Nancy Thompson being first duly sworn, upon oath, deposes and states:
That on the 7th day of April 2008, affiant deposited via the United States Mail a sealed
envelope(s) containing a decision or recommendation with postage prepaid, addressed to
the parties of record in the below entitled application or petition.
Signature:
ilb '\ . ('\
SUBSCRIBED AND SWORN to before me this ~~/day of '0,._,rJ
\ \ \ <;_) '~\
, 2008.
Notary bhc i,;i and for the State of Was · gton
Residing at L .. ~0C',, , therein.
Application, Petition or Case No.: Ford-Niemi Preliminary Plat
LUA 08-001, PP, ECF
The Decision or Recommendation contains a complete list of the Parties of Record.
HEARING EXAMINER'S REPORT
April 7. 2008
OFFICE OF THE HEARING EXAMINER
CITY OF RENTON
Minutes
APPLICANT/OWNER:
CONTACT:
LOCATION:
SUMMARY OF REQUEST:
SUMMARY OF ACTION:
DEVELOPMENT SERVICES REPORT:
PUBLIC HEARING:
Glen Ford and Ted Niemi
1917 Shattuck Ave S
Renton, WA 98055
Tom Touma
Touma Engineers
6632 S 191" Place, Ste. E-102
Kent, WA 98032
Ford-Niemi Preliminary Plat
FileNo.: LUAOS-001,PP,ECF
1917 and 1925 Shattuck Avenue S
Approval for subdivision of 94,960 square feet into a 9-lot
subdivision.
Development Services Recommendation: Approve subject to
conditions
The Development Services Report was received by the
Examiner on March l 8, 2008.
After reviewing the Development Services Report, examining
available information on file with the application, field
checking the property and surrounding area; the Examiner
conducted a public hearing on the subject as follows:
MINUTES
The following minutes are a summary of the March 25, 2008 hearing.
The legal record is recorded 011 CD.
The hearing opened on Tuesday, March 25, 2008, at 9:00 a.m. in the Council Chambers on the seventh floor of
the Renton City Hall. Parties wishing to testify were affirmed by the Examiner.
The following exhibits were entered into the record:
Exhibit No. 1: Yellow file containing the original Exhibit No. 2: Neighborhood Detail Map
application, proof of posting, proof of publication and
other documentation pertinent to this request.
Exhibit No. 3: Preliminary Plat Plan Exhibit No. 4 Topograohy and Tree Survey
Exhibit No. 5: Grading and Utilities Plan Exhibit No. 6: Landscape Plan
Ford-Niemi Preliminary Pla.
File No.: LUA-08-001, PP, ECF
April 7, 2008
Page 2
Exhibit No. 7: Comment Letter from Neighbors
The hearing opened with a presentation of the staff report by Andrea Petzel, Senior Planner, Development
Services, City of Renton, 1055 S Grady Way, Renton, Washington 98055. The project is located at 1917 and
1925 Shattuck Ave S. There are two parcels of land that are proposed to be subdivided into 9 lots.
Environmental Review Committee issued a Determination of Non-Significance -Mitigated with 10 mitigation
measures. No appeals were filed.
The property is located in the R-8 zone and the Residential Single-Family Comprehensive Plan Land Use
designation. The net density was calculated to be 7.14 dwelling units per acre, which is within the density
range required.
All lots appear to be in compliance with the required lot width, depth and size standards. All proposed lots have
enough area to meet the building setback requirements for the new residences. This would be reviewed at the
time of building permit review. One existing house on proposed Lot 10 would be removed, along with several
detached accessory structures. The existing house on Lot I would remain and currently meets setback
requirements for the R-8 zone. The height and lot coverage of the new residences would be verified at the time
of application for building permits. All lots have adequate room.
A detailed landscape plan would be submitted with final plat approval, and the revised landscape plan should
address the 5-foot planting strip, which should extend the full width of Lots I and 2, and the length of the right-
of-way along Shattuck Ave S.
An internal 26-foot wide private access easement would serve Lots 7, 9, and 10. Five feet ofright-of-way
dedication is required along Shattuck Avenue S to provide half of the required 50-foot right-of-way. Street
improvements along Shattuck Avenue Swill also be required.
The site is situated on a plateau at the top of a very steeply sloped hillside. The east one-quarter of the property
slopes at 13 percent from its frontage along Shattuck toward the west. The center half slopes from south to
north at an average of about 20 percent. The steepest area of the property is on the west side and in the
northwest comer, which will be part of a Native Growth Protection Easement.
Vegetation on the site consists primarily of mature forest with a mixture of deciduous and evergreen trees.
There are approximately 22 significant trees on the site, the applicant proposes to clear the site but will retain 11
of the trees and these must be indicated on the final landscape plan.
Traffic, Fire and Park Mitigation Fees have been imposed by the Environmental Review Committee.
Given the steep slopes and drainage issues on surrounding properties, the 2005 King County Surface Water
Design Manual is required for both detention and water quality.
The site is within the City ofRenton's water service area and sewer service area. There are existing water and
sewer mains that will serve this site.
Tom Touma, 6632 S 191" Place, Ste. E-102, Kent, WA 98032 stated that he is the engineer and land surveyor
that prepared the plat for the applicant. He did not receive notification of the removal of Lot 8 until last week,
he believed Lot 8 should not have been omitted.
Ford-Niemi Preliminary Plat
File No.: LUA-08-001, PP, ECF
April 7, 2008
Page 3
The Examiner stated that it was too late to raise the issue of the loss of a lot. It was not challengeable at this
time. The appeal period for the ERC recommendations expired on February 25.
A 5-minute recess was taken to determine if notification was sent to Mr. Touma in a timely manner.
Glen Ford, 1925 Shattuck Avenue S, Renton, 98055 stated that he is one of the applicants and that due to his
being in the hospital, he did not receive the letter until he had returned home. He called the City and he was
told that he could raise his questions at the public hearing. There was no chance to dispute the removal of Lot 8.
The Examiner stated that the letter was mailed, and that Mr. Touma and Mr. Niemi did receive their copies in a
timely manner. He further stated that they could proceed today with the plat as proposed or the applicants could
withdraw their permission to move forward and try getting the ERC to issue a new decision. Costs and timing
would weigh heavily on the decision the applicants made today.
Mr. Watts stated that the applicants could apply for another plat, there could be two separate Preliminary Plats
for the same property. There appears to be no advantage to canceling today, it would not assist or hinder
anything that would be looked at on the second Plat application. He did question the ability for the ERC to
come up with a new SEPA decision. The analysis has already been done on this plat, there most likely would
not be any new information that would allow for a new SEP A decision.
Mr. Touma continued that another issue seems to concern where the water goes. Utility plans have been
designed for this plat and were submitted to staff for review. In the cul-de-sac there will be a tank that would
pick up all the water and discharge it into an underground conveyance pipe and take it up to 19•• Street.
Presently run off from the site is via a sheet flow and is concentrated in about the middle of both parcels. That is
where the water sheet flows across the property to the north. They are proposing that the run off from the street
and future homes would all be tied to the storm drainage into the tank and out to the north. Public Works stated
that use of the 1998 manual would be based on whether there was detention or no detention, and it was
determined that no detention would be required and therefore, it would be okay to use the 1998 manual. If
detention was needed, it was requested that the 2005 manual be used. The report showed that detention would
not be required, only water quality, but because the asphalt was more than 5,000 square feet, water quality
would be required and that is what they have provided. A profile for that area was submitted showing the water
conveyance system and what it would look like. They will be doing some filling around Lots 1-6 and part of
Lot 7 in order to be able to pick up the roof drainage and take it into the low point of the catch basin.
He now understands that the water utility plans should be designed based on the 2005 manual, but when they
designed the layout of the plat, they designed it based on the fact that if there was no detention required then
they would not have to use 2005, if detention was required then they would use the 2005 manual.
The Examiner stated that the ERC, in considering whatever information was submitted by Mr. Touma and the
geotech information that was submitted, determined that the 2005 manual for both detention and water quality
facility would be used. The City has various standards and uses different manuals.
The neighbors are also concerned about the retaining wall and grading that will occur on the north side of the
site. There also may be some people concerned about the road cuts along the south side of the site.
Mr. Touma continued stating that there is an existing wall that runs to the west edge of the cul-de-sac. That was
built in conjunction with Valley Vue Estates development. They are looking at the possibility ofa two-foot wall
in the south end of the property. On the north end there would be no wall, they would grade it to a 3:1 slope.
Mr. Ford stated that the Examiner suggested that the owners accept the plan as submitted, but then afterwards he
could have a discussion with the Examiner as to what to do next.
Ford-Niemi Preliminary Plat
File No.: LUA-08-001, PP, ECF
April 7, 2008
Page 4
The Examiner stated that it was not with himself, but that Mr. Ford could talk with Ms. Henning or some other
staff member. He further stated that the property currently belongs to Mr. Ford and the City cannot do anything
with it, including a plat over it ifhe is not interested in doing that.
Discussion was had between the Examiner and Mr. Ford regarding potential use of Lot 8 that the ERC removed
from the original Preliminary Plat application. The Native Growth Protection Easement standards would still be
in force and it would depend what would be allowed.
Jeff Sebak, 332 South 20'h Place, Renton 98055 stated that he is the representative/president of the Homeowners
Association for Valley Vue Estates. He lives south of the proposed project. They do want to be and have good
neighbors, they are present today to discuss their concern over certain water issues, as well as some new
concerns that have come forward during today's testimony.
Mr. Touma stated the he was going to put a wall in from Lot I to Lot 4 of the proposed project, approximately
two feet in height. There currently is a wall that ranges anywhere from three feet to six feet, which then leads to
exactly what proportion the slope is, the City says it is 16 feet and Mr. Touma stated that it was 15 feet. There
presently are drains behind Lots I and 4 of Valley Vue that go out towards the back of that property. They want
to make sure those drains are addressed, some of the water off the roofs of I through 4 and perhaps partially 5
go down into those drains. They have had problems with those drains and they want to make sure that when the
new houses are built, the owners will not have the same type of problems. They are concerned how the drainage
system for this new development would or could affect the homeowners in Valley Vue.
Further, they are concerned with protecting their existing retaining wall that runs the entire length of the north
property line of Valley Vue. The wall at it's lowest is approximately 3-1/2 to 4-1/2 feet and continues to go up,
by Lot 2 it is over six feet tall. They want to make sure that the road will not damage that wall. They are also
concerned about water pressure, the pressure has decreased as other homes are built.
There are some significantly tall trees that are located along the property line approximately where the existing
garage is located. There are concerns that these tall trees would be compromised. They are large enough to
cause serious damage. They were also concerned about the possibility of streetlights going in.
Ms. Petzel pointed out the trees on the Tree Retention Plan and stated that they were going to be removed.
Neil Watts, Director, Development Services stated that the building footprints for Lots 5 and 6 are sufficient size
to build a two-story, single family home.
ERC requirement was for compliance with the 2005 manual, which would require detention. The detention
vault would be considerably bigger than what is currently shown on the plan. There seems to be some
misunderstanding about what a pre-application review is. It is not an approval of any type, it is a review, the
applicant is informed about what submittal requirements would be, and they point out major problems with the
project. On this project earlier pre-apps were done for two separate short plats, the difficulties were pointed out
in trying to do that.
The drainage requirements are very important. This whole neighborhood has issues with drainage, it does not
have good percolation here and there are many challenges with construction in the neighborhood. The storm
line that is going to connect out into South 19th Street should be constructed as part of the erosion control plan.
As the site is cleared and temporary erosion control collection ponds are built there needs to be a place for that
to discharge to. That line would need to be constructed early in the project. He also requested that the
preliminary plat be conditioned on having all the lots tightlined to the new storm drainage system, and that a
...
Ford-Niemi Preliminary Plat
File No.: LUA-08-001, PP, ECF
April 7, 2008
Page 5
condition be added for swales along the north side of the property. There is sufficient fall to make the system
work. The storm line would be fairly deep and they need to be picking up the runoff.
The Native Growth Protection Easement was required as part of the SEPA conditions by the Environmental
Review Committee that would preclude being able to build on Lot 8 at a future date.
Any short plat or plat over four lots does require streetlights. There would probably be a minimum of one
streetlight at the entrance at Shattuck and the new street and probably two to three streetlights on the interior.
The new street design would allow for the street to be 6-7 feet away from the south property line. There would
also be a curb on the south side of the new street.
Any pipe discharges that come onto this site would need to be picked up and tightlined into the new storm
system being built. It would not require additional detention, but would affect the design of the vault.
Mr. Touma stated that he had no problems with Mr. Watts's recommendations for the north side treatment of
walls, they will include his recommendations into the design.
The right-of-way that has been provided for in the plat for the cul-de-sac was 43 feet, Mr. Watts indicated that if
it could be done at 45 feet it would give more room on the south side to be able to have a small area and not
encroach on the property to the south.
When this plat was designed, it was based on the information given by the staff. The 1998 manual reflects what
was submitted to the staff and what they approved.
The Examiner stated that the pre-application gives guidance but does not approve the plat. This hearing is held
and the public is invited to come and testify or give information, the Hearing Examiner then makes a decision.
The 2005 manual plus other information comes out with recommendations that must be done before the plat can
be approved. Even what the staff recommends can be changed along the line until the Examiner and the Mayor
and City Council sign the plat certificate. The developer needs to be prepared for change and must be flexible.
Karen Uitting, 1940 Shattuck Ave S., Renton 98055 stated that she lives east of Lot 2, across Shattuck Avenue,
above the property. She understands that they are going to be filling in the property and would like to know if
there is going to be a height restriction on these homes. She has a view lot and does not want to lose that.
Mr. Watts stated that finished floor elevations are approximately 140 -150 feet, the height of a single family, 2-
story structure is limited to 30 feet. That is somewhat higher than it is today. The natural contour of the land
would be increased approximately l O feet and then the house would add an additional 30 feet plus a peak roof,
which could make it 35-40 feet finished.
The Examiner further commented that views are not always preserved, the natural contours of the site should not
be altered that much. Code does give the City the right to maintain natural topography.
Mr. Watts stated that the driving factor is getting reasonable access into the property. The road is designed at an
8% slope and it could go steeper than that, but 8% is a reasonable design. The finished floor elevations are
based off of that height.
Mr. Sebak asked for parking clarification for the road that will be cut in, will there be parking allowed on that
new street?
Ford-Niemi Preliminary Pia,
File No.: LUA-08-001, PP, ECF
April 7, 2008
Page 6
Mr. Watts stated that the right-of-way is less than the 50-foot standard requirement, but the street section that
gets built will be the standard width of 32-feet that allows parking on both sides of two lanes of traffic.
The Examiner called for further testimony regarding this project. There was no one else wishing to speak, and
no further comments from staff. The hearing closed at 10:40 a.m.
FINDINGS, CONCLUSIONS & RECOMMENDATION
Having reviewed the record in this matter, the Examiner now makes and enters the following:
FINDINGS:
I. The applicant, Tom Touma for Glen Ford and Ted Niemi, filed a request for a Preliminary Plat.
2. The yellow file containing the staff report, the State Environmental Policy Act (SEPA) documentation
and other pertinent materials was entered into the record as Exhibit #1.
3. The ER C's review determined that a large portion of Proposed Lot 8 would be constrained by critical
areas -namely, steep slopes. The ERC required that Proposed Lot 8 be eliminated and its area be
consolidated with other steep slopes in a Native Growth Protection Area. That changes the Plat from
the initial 10-lot plat to a 9-lot plat.
4. The Environmental Review Committee (ERC), the City's responsible official issued a Determination of
Non-Significance -Mitigated (DNS-M). At the Public Hearing but subsequent to the time for
submitting appeals of the environmental determination the applicant and owner objected to conditions
dealing with steep slopes and stormwater requirements. The owner of that portion of the subject site
constrained by the steep slope condition objected to the loss of the proposed lot. Similarly, the ERC
imposed stormwater detention requirements governed by the 2005 King County Surface Water Design
Manual for detention and water quality. The applicant had anticipated the guidelines of the 1998
Manual wherein detention would not have been required. The owner and separate applicant indicated
that they did not receive notice of these conditions. The record appears to indicate that the normal
notices were mailed to the various parties indicating the ERC decision. Those issues are not subject to
review at this proceeding.
5. The subject proposal was reviewed by all departments with an interest in the matter.
6. The subject site is located at 1917 and 1925 Shattuck Avenue South. The subject site is located on the
west side of Shattuck between South 19th and South 23rd Streets.
7. The subject site is generally rectangular. It is comprised of two separate legal lots that would be re-
platted creating a larger number of smaller lots. The two lots are aligned one behind the other rather
than side-by-side. The rear lot does have a long, approximately 300-foot pipestem, running to Shattuck.
The subject site is 2.18 acres or 94,960 square feet. The site is 600 feet deep and approximately 165
feet wide at Shattuck and 150 feet wide at the rear.
8. Two existing single-family homes are located on the subject site. The one on the western portion of the
site will be removed. The eastern home will be retained on what will be Proposed Lot I.
9. The map element of the Comprehensive Plan designates the area in which the subject site is located as
suitable for the development of single-family homes, but does not mandate such development without
...
Ford-Niemi Preliminary Plat
File No.: LUA-08-001, PP, ECF
April 7, 2008
Page 7
consideration of other policies of the Plan.
I 0. The subject site is currently zoned R-8 (Single Family -8 dwelling units/acre).
11. The subject site was annexed to the City with the adoption of Ordinance 1547 enacted in June 1956.
12. The subject site slopes downward to the north and west with critical slopes located in the northwest and
western areas of the subject site. The applicant initially reported critical slopes on the western portion
of the subject site and those were to be set aside in a Native Growth Protection Easement. The ERC
review found that a substantial portion of the northwesternmost proposed lot, Proposed Lot 8, also
contained slopes that met the definition of critical slopes and conditioned their DNS-M on removing all
of Proposed Lot 8 from development and requiring it be incorporated into the Native Growth area.
13. A survey showed that the subject site contains approximately 22 significant trees. The applicant
proposes preserving 50 percent of those trees or eleven trees. The subject site also does contain a
mature forest in the areas that are not currently developed with the existing homes and outbuildings.
The areas in the west will be set aside due to their critical slopes in the native growth area. In addition,
the applicant is required to provide street trees and trees on each building lot as part of code
requirements.
14. The applicant had proposed dividing the subject site into ten (10) lots. As noted above, the ERC
required that the critical slopes located in Proposed Lot 8 be protected and placed in the native growth
area along with the most westerly slopes. That action changed the plat to a nine (9)-lot plat. The staff
report and lot numbering does not reflect this condition. To avoid potential confusion, this office will
refer to the plat as a nine-lot plat and renumber the lots from Proposed Lot I to Proposed Lot 9. The
lots are generally aligned along the north side of a new east-west road and cul-de-sac. Proposed Lots 1
and 2 both front Shattuck with Proposed Lot 1 in the northeast comer of the plat. Proposed Lots 3 to 6
then run east to west along the north side of the roadway. An easement road will provide access lo the
interior lots, Proposed Lot 7, 8 and 9. Proposed Lot 7 would be oriented in a north-south orientation.
Proposed Lots 8 and 9 would be located at the rear or westernmost portion of the lot and they would
both be oriented east to west. Proposed Lot 9 would be at the southwest comer of the developed plat.
15. The proposed lots are in the main rectangular and each appears capable of sustaining a detached single
family home. Proposed Lots 5 and 6 are on the bulb of the cul-de-sac but are both of sufficient area to
allow reasonable home development according to staff.
16. Access to the subject site will be via a cul-de-sac roadway entering from Shattuck and running to the
west. It will run along the south edge of the site. An easement roadway will extend to the west from the
south edge of the cul-de-sac and provide access to three lots, Proposed Lots 7, 8 and 9. A modification
has been approved to allow a 42-foot wide right-of-way and a 45-foot diameter for the cul-de-sac. A
sidewalk would be provided along the northern edge of the road. Staff noted that there should be
sufficient room to provide a separation between the south edge of the road and the properties
immediately south of the roadway. Similarly, staff believed that a radius curve where the new road
meets Shattuck could be provided along its south edge.
17. The applicant will be required to dedicate five (5) feet along Shattuck to allow it to be widened to 50
feet. The applicant will be required to make appropriate improvements both along Shattuck and the new
internal public roadway.
18. The density for the plat would be 7 .14 dwelling units per acre after subtracting sensitive areas and
Ford-Niemi Preliminary Pia,
File No.: LUA-08-001, PP, ECF
April 7, 2008
Page 8
roadways and reducing the lot count to nine Jots.
19. The subject site is located within the Renton School District. The project is expected to generate
approximately 3 or 4 school age children. These students would be spread across the grades and would
be assigned on a space available basis.
20. The development will generate approximately IO trips per unit or approximately 70 new trips for the
seven new homes (two existing homes would have generated approximately 20 trips).
21. Stormwater detention and treatment has been required by the ERC. The applicant will have to abide by
the ERC conditions which require following the criteria in the 2005 King County Stormwater Manual.
An appropriately sized tank will be provided under the street system and convey water to 19th Street,
north of the site. In addition, staff recommended additional conditions as a result of concerns expressed
by neighbors (see below)
22. Both sewer and domestic water will be provided by the City.
23. Neighbors were concerned with flooding problems in this area. They wanted assurance that
development of this site would not exacerbate those problems. Staff recommended that both erosion
control and tightlining of the stormwater system be implemented with any grading, clearing or other
development work so it immediately is effective in dealing with stormwater from this proposal. Staff
also recommended that a swale system be employed along the northern lots where grading might affect
stormwater and/or sheet flows. The system will have to be designed to accommodate offsite flows that
now enter the subject site. There were also concerns about retaining walls or rockeries developed along
the property lines. The applicant will engineer similar structures on the subject site and observe
appropriate setbacks and cautions when working along the edges of the property.
CONCLUSIONS:
1. The proposed nine-lot plat appears to serve the public use and interest. The applicant will be preserving
the steeper slopes and setting aside those critical areas in a Native Growth Protection Area. The
subdivision will permit urban infill in an area with urban services and allow the development of7
additional homes on property now supporting only two homes.
4-\ ,.
2. There appear to be challenges in developing this site but it appears that it can be reasonably developed if
cautions and regulations are appropriately followed. As noted, the steepest slopes, those both disclosed
by the applicant and discovered by the City will be protected in a Native Growth Protection area. In
addition, staff has recommended that both immediate erosion control and stormwater control systems be
implemented as development of the subject site commences. These precautions should suitably protect
both the subject site and surrounding property.
3. In addition, staff noted that grading and engineering of slopes and retaining walls should be able to
allow development without harming adjacent property. It appears that there is sufficient room along the
south edge of the proposed roadway to allow some setback from adjacent slopes and structures. Staff
recommended the implementation of grading a swale along the north side of the plat to also protect
adjacent property from stormwater runoff. In addition, the storm system will be designed to
accommodate offsite flows that now enter the subject site
4. The ERC imposed a condition allowing development only in the dry season, which should also help
avoid creating or exacerbating stormwater problems.
..
Ford-Niemi Preliminary Plat
File No.: LUA-08-001, PP, ECF
April 7, 2008
Page 9
5. The plat will provide additional housing opportunities for those wanting detached single-family homes
in an area with urban services. The development will also increase the tax base of the City, which
should help offset some of the impacts of developing the subject site. Finally, the ERC imposed
mitigation fees to help offset the impacts on parks, transportation corridors and emergency services.
6. In conclusion, the development of the subject site will clearly change the character of the site but
appears to reasonably protect critical resources and provide reasonable building lots. The plat should be
approved by the City Council.
RECOMMENDATION:
The City Council should approve the proposed plat as a NINE-LOT plat subject to the following conditions:
1. The applicant shall comply with all requirements of the Determination of Non-Significance
Mitigated, issued by the Environmental Review Committee on February 4, 2008.
2. A demolition permit shall be obtained and all required inspections completed for the removal of
the existing house and garage prior to the recording of the final plat.
3. A homeowner's association shall be established for the development, to ensure that
responsibility is taken for maintenance of common improvements and tracts within the plat
prior to final plat approval. A draft of the agreement, HOA and/or CC&R documents shall be
submitted at the time of application for utilities construction permits, so that it may be reviewed
by the City Attorney and the Development Services project manager.
4. The applicant shall work with staff to implement a system of immediate erosion control and
stormwater control as development of the subject site commences.
5. Staff shall review and approve a swale along the north side of the plat to protect adjacent
property from stormwater runoff.
6. The storm system will be designed to accommodate off site flows that now enter the subject site.
7. The applicant shall tightline all lots of the plat.
ORDERED THIS 7'" day of April 2008.
FRED J. KAUFM
HEARING EXANH'N
Ford-Niemi Preliminary Pla.
File No.: LUA-08-001, PP, ECF
April 7, 2008
Page 10
TRANSMITTED THIS 7th day of April 2008 to the parties ofrecord:
Andrea Petzel
Development Services
Renton, WA 98057
Glen Ford
1925 Shattuck Ave S
Renton, WA 98055
Tom Touma
Touma Engineers
6632 S 191" Place, Ste. E-102
Kent, WA 98032
Neil Watts
Development Services Director
Renton, WA 98057
JeffSebak
332 South 20th Place
Renton, WA 98055
Karen DeBruyn
313 S 19th Street
Renton, WA 98055
TRANSMITTED THIS 7th day of April 2008 to the following:
Mayor Denis Law Dave Pargas, Fire
Ted Niemi
1917 Shattuck Ave S
Renton, WA 98055
Karen Uitting & Margaret A. Sebelist
1940 Shattuck Ave S.
Renton, WA 98055
Dan & Sokhim Wallem
319S 19'hStreet
Renton, WA 98055
Jay Covington, Chief Administrative Officer
Julia Medzegian, Council Liaison
Gregg Zimmerman, PBPW Administrator
Alex Pietsch, Economic Development
Jennifer Henning, Development Services
Stacy Tucker, Development Services
Renton Reporter
Larry Meckling, Building Official
Planning Commission
Transportation Division
Utilities Division
Neil Watts, Development Services
Janet Conklin, Development Services
Pursuant to Title IV, Chapter 8, Section IOOGofthe City's Code, request for reconsideration must be filed in
writing on or before 5:00 p.m., April 21, 2008. Any aggrieved person feeling that the decision of the
Examiner is ambiguous or based on erroneous procedure, errors of law or fact, error in judgment, or the
discovery of new evidence which could not be reasonably available at the prior hearing may make a written
request for a review by the Examiner within fourteen (14) days from the date of the Examiner's decision. This
request shall set forth the specific ambiguities or errors discovered by such appellant, and the Examiner may,
after review of the record, take further action as he deems proper.
An appeal to the City Council is governed by Title IV, Chapter 8, Section 110, which requires that such appeal
be filed with the City Clerk, accompanying a filing fee of $75 .00 and meeting other specified requirements.
Copies of this ordinance are available for inspection or purchase in the Finance Department, first floor of City
Hall. An appeal must be filed in writing on or before 5:00 p.m., April 21. 2008.
If the Examiner's Recommendation or Decision contains the requirement for Restrictive Covenants, the
executed Covenants will be required prior to approval by City Council or final processing of the file. Yon
may contact this office for information on formatting covenants.
The Appearance of Fairness Doctrine provides that no ex parte (private one-on-one) communications may occur
concerning pending land use decisions. This means that parties to a land use decision may not communicate in
private with any decision-maker concerning the proposal. Decision-makers in the land use process include both
the Hearing Examiner and members of the City Council.
..
Ford-Niemi Preliminary Plat
File No.: LUA-08-001, PP, ECF
April 7, 2008
Page 11
All communications concerning the proposal must be made in public. This public communication permits all
interested parties to know the contents of the communication and would allow them to openly rebut the
evidence. Any violation of this doctrine would result in the invalidation of the request by the Court.
The Doctrine applies not only to the initial public hearing but to all Requests for Reconsideration as well as
Appeals to the City Council.
Project Location: 1917 and 1925 Shattuck Avenue S.
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STATE OF WASHINGTON, COUNTY OF KING }
AFFIDAVIT OF PUBLICATION
PUBLIC NOTICE
Linda M Mills, being first duly sworn on oath that she is the Legal
Advertising Representative of the
Renton Reporter
a bi-weekly newspaper, which newspaper is a legal newspaper of
general circulation and is now and has been for more than six months
prior to the date of publication hereinafter referred to, published in
the English language continuously as a bi-weekly newspaper in King
County, Washington. The Renton Reporter has been approved as
a Legal Newspaper by order of the Superior Court of the State of
Washington for King County.
The notice in the exact form annexed was published in regular issues
of the Renton Reporter (and not in supplement form) which was
regularly distributed to its subscribers during the below stated period.
The annexed notice, a:
Public Notice
was published on February 9, 2008.
The full amount of the fee charged for said foregoing publication is
thesumof $117.60.
~,.;tI:i m ;;r,)ttf1
inda M. Mills
'"'"" \\,,,,, ,,,, LlY o.,, 111 ,, :,;,-, "'<." 1,
'~ ,,\\\\\\\111, "<': ,, -. ,.... S101., 111 " ~ ....... :: ... \s ,,, ,&_L1,
1
,-... ',
Legal Advertising Representative, Renton Reporter
Subscribed and sworn to me this 14th day of February, 2008.
--"' ·"'" "T"'l)lt \JI , = ~O~ +OT,1,P ?)% .
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i11\11111'''' G . -I; -.--.. ,<::. 11 ~ ''·Ac;',,,,, I/ "V •
1111 \ I 1_,, \ \ 1' or the State of Washington, Residing
NOTICE OF ENVIRONMENTAL
DETERMINATION
ENVIRONMENTAL REVIEW
COMMITTEE AND PUBLIC HEARING
RENTON. WASHINGTON
The Environmental Review Commiucc
has issued a Determination of Nun-
Significance-Mitigated for the following
project under the authority of the Renton
Municipal Code.
Ford-Niemi Preliminary Plat
LUAOS-001. PP. ECF
Location: 1917 and 1925 Shattuck Ave
South. The applicant has requested an
environmental (SEPA) determination
and preliminary plat approval for a 10
lot subdivision located in the R-8 Zone.
One tract of land containing steep slopes
on the west portion of the site, would be
set aside a~ a Native Growth Protection
Area. The applicant has requested
modifications from s1reet standard~ to
allow a 42-foot wide right-of-way and a
45-foot diameter cul-de-sac. The project
will require a public hearing.
Appeals of the environmental dctcrrni nation
must be filed in writing on or before 5:00
PM on February 25. 2008. Appeals must be
filed in wri1ing together with the required
$75.00 application fee with: Hearing
Examiner, City of Renton, l 055 Somh
Grady Way, Renton, WA 98057. Appeals
to the Examiner are governed by City of
Renton Municipal Code Sec1ion 4-8-110.B.
Additional infonnation regarding the appeal
process may be obtained from the Renton
City Clerk's Office, (425) 430-6510.
A Public Hearing will be held by the
Renton Hearing Examiner in the Council
Chambers, City Hall, on March 18, 2008
at 9:00 AM to consider the Preliminary
Plat. If the Environmenta.1 Detennination
is appealed, the appeal will be heard as part
of this public hearing. Interested parties are
invited to a!lend the public hearing.
Published in the Renton Reporter on
February 9, 2008. #46510
STATE OF WASHINGTON, COUNTY OF KING }
AFFIDAVIT OF PUBLICATION
PUBLIC NOTICE
Linda M Mills, being first duly sworn on oath that she is the Legal
Advertising Representative of the
Renton Reporter
a bi-weekly newspaper, which newspaper is a legal newspaper of
general circulation and is now and has been for more than six months
prior to the date of publication hereinafter referred to, published in
the English language continuously as a bi-weekly newspaper in King
County, Washington. The Renton Reporter has been approved as
a Legal Newspaper by order of the Superior Court of the State of
Washington for King County.
The notice in the exact form annexed was published in regular issues
of the Renton Reporter (and not in supplement form) which was
regularly distributed to its subscribers during the below stated period.
The annexed notice, a:
Public Notice
was published on February 2, 2008.
The full amount of the fee charged for said foregoing publication is
the sum of $79.80.
NOTICE OF APPEAL HEARING
RENTON HEARING EXAMINER
RENTON.WASHINGTON
An appeal Hearing will be held by the
Renton Hearing Examiner in the Council
Chambers on the seventh floor of Renton
City Hall, 1055 South Grady Way, Renton,
Washington, on February 12, 2008 at 9:00
AM to consider the following petitions:
Blueberry Haven Short Plat Appeal
LUA07-131, SHPL-A,ECF
Location: 2010 Jones Avenue NE.
Appeal of the City's approval of a 2-lot
short plat in the R-4 Zone. Appellant
contends that the City erred in granting
the short plat approval due to the
presence of a stream and wetland on the
property, which they maintain have not
been properly classified.
Legal descriptions of the tiles noted above
are on file in the City Clerk's Office, Seventh
Floor, City Hall, Rcmon. All interested
persons are invited to be present at the
Public Hearing to express their opinions.
Questions should be directed to the Hearing
Examiner at 425-430-6515.
Published in the Renton Reporter on
February 2. 2008. #43492
//~;?di-.,
mdaM. Mills
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:~ ;::--~ i:,\ON E"-t_; r,,, \)' 'l Legal Advertising Representative, Renton Reporter
Subscribed and sworn to me this 4th day of January, 2008.
-~ ~~ .o,. ,, 'l.
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'I :..>.. \, '0-19'"--~ 0 = I "7}.. J1 1 ,, ... --_,. ;:-
. . . ~r,t-,. 1111111""''' ,, -or the State ofWashmgton, Res1d.,.t, ,-OF wf>.S'<' ,-::--,,, , ............
11111\\\\\'''
On the 18th day of March, 2008, I deposited in the mails of the United States, a sealed envelope
containing Preliminary Report to the Hearing Examiner documents. This information was sent to:
.,.,
Tom Touma, Touma Engineers
Ted Niemi
Glen Ford
Karen DeBruyn
Dan & Sokhim Wallem
Jeff Sebak
Karen L. Uitting & Margaret A. Sebelist
(Signature of Sender): _ . ..; fferJ t:dttlhtv'
STATE OF WASHINGTON )
) ss
COUNTY OF KING )
-· .. "; . . ";
Rl:1Dre$entina .. .. """·· ....
Contact
Owner
Owner
Party of Record
Parties of Record
Party of Record
Parties of Record
I certify that I know or have satisfactory evidence that Stacy Tucker
signed this instrument and acknowledged it to be his/her/their free and voluntary act for the USf.~ \\nd
.. ,-.
purposes mentioned in the instrument. , ,:-t/\-... :-
Dated: 3 l I B / q3 -I.~• ,, . 1
• -,~~~~:/-·;,,,
Notary Pul'>lic in and fo e State of ~as-J'.tington · '.~ ~
.e' .. i :;
~ ;:
Notary (Print).:_ -iAc::' ._.w,'°"-b'-'"''"--'-c--'L"-'l'{~I0'-1...L0-'-4/-':./ol.L.L.£C ... m'---'--'--"'q__,.n.,__ __ -;.....c,;;..'""-., ---'-----" 3
My appointment expires: ;:;:,-19 _ 10 ·,
Ford-Niemi Preliminary Plat
LUAOB-001, PP, ECF
CITY OF RENTON
HEARING EXAMINER
PUBLIC HEARING
March 25, 2008
AGENDA
COMMENCING AT 9:00 AM,
COUNCIL CHAMBERS, 7TH FLOOR, RENTON CITY HALL
The application(s) listed are in order of application number only and not necessarily the order in which they will be
heard. Items will be called for hearing at the discretion of the Hearing Examiner.
PROJECT NAME: Ford-Niemi Preliminary Plat
PROJECT NUMBER: LUAOB-001, PP, ECF
PROJECT DESCRIPTION: The applicant has requested subdivision. by means of the Preliminary
Plat process, of two parcels of land located on Talbot Hill in Renton. The two parcels total 94,960 sf
in area and would be divided into ten lots and one tract. The lots would be suitable for future
development for single-family residential structures. The track, consisting of regulated slopes, would
be dedicated as a Native Growth Protection Area. The project is in the Residential Single-family
Comprehensive Plan designation, which is implemented by Residential-8 zoning.
HEX Agenda 3-25-08.doc
PUBLIC
HEARING
City of Renton
Department of Planning I Building I Public Works
PRELIMINARY REPORT TO THE HEARING EXAMINER
A. SUMMARY AND PURPOSE OF REQUEST:
Public Hearing Date:
Project Name:
Owners:
Contact:
File Number
Project Description:
Project Location:
March 25, 2008
Ford-Niemi Preliminary Plat
Glen Ford and Ted Niemi
1917 Shattuck Ave. S.
Renton, WA 98055
Tom Touma
Touma Engineers
6632 S. 191 st Place, Suite E 102
Kent, WA 98032
LUA 08-001, PP, ECF Project Manager: Andrea Petzel, Associate Planner
The applicant has requested an environmental (SEPA) determination and preliminary
plat approval for a 9-lot subdivision located in the Residential-8 dwelling units per
acre zone. There would be one tract of land, consisting of steep slopes on the
northwest portion of the site, that would be set aside as a Native Growth Protection
Area. A request for modifications from City of Renton street standards has been
requested to allow a 42-foot right-of-way for a new public street and a 45-foot
diameter cul-de-sac. The project will require a public hearing.
1917 and 1925 Shattuck Avenue S.
City of Renton P/B/PW Departmen
FORD-NIEMI PRELIMINARY FLAT
Preliminary Reporl to the Hearing Examiner
LUA 08-001, PP, ECF
PUBLIC HEARING DA TE: March 25, 2008 Page 2of9
8. HEARING EXHIBITS:
Exhibit 1: Project file ("yellow file") containing the application, reports, staff comments, and other
material pertinent to the review of the project.
Exhibit 2:
Exhibit 3:
Exhibit 4:
Exhibit 5:
Exhibit 6:
Exhibit 7:
Exhibit 8:
Neighborhood Detail Map
Pre I im inary Plat Plan
Topography and Tree Survey
Grading and Utilities Plan
Landscape Plan
Comment Letters from Neighbors
Zoning Map
C. GENERAL INFORMATION:
1. Zoning Designation:
2. Comprehensive Plan Land Use
Designation:
3. Existing Site Use:
4. Neighborhood Characteristics:
North:
East:
South:
West:
Residential -8 (R-8) dwelling units/per acre (du/ac)
Residential Single Family (RSF)
Existing home to remain
Single family residential, R-8 zoning
Single family residential, R-8 zoning
Single family residential, R-8 zoning
Single family residential, R-8 zoning
5. Access: Proposed internal public street and private access easement
6. Site Area: 94,960 square feet (2.18 acres)
7. Project Data:
Existing Building Area:
New Building Area:
Total Building Area:
Area
N/A
N/A
N/A
D. HISTORICAUBACKGROUND:
Action
Annexation
Comprehensive Plan
Zoning
Land Use File No.
N/A
N/A
N/A
Comments
Existing home to be removed
N/A
N/A
Ordinance No.
1547
5099
5100
E. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Land Use Districts
Section 4-2-020: Purpose and Intent of Zoning Districts
Date
06/05/1956
11/01/2004
11/01/2004
City of Renton PIBIPW Departmen
FORD-NIEMI PRELIMINARY PLAT
Preliminary Report to the Hearing Examiner
LUA 08-001, PP, ECF
PUBLIC HEARING DA TE: March 25, 2008 Page 3 of 9
F.
1.
Section 4-2-070: Zoning Use Table
Section 4-2-110: Residential Development Standards
2. Chapter 4 Property Development Standards
Section 4-4-030: Development Guidelines and Regulations
Section 4-4-060: Grading, Excavation and Mining Regulations
Section 4-4-080: Parking, Loading and Driveway Regulations
Section 4-4-130: Tree Cutting and Land Clearing Regulations
4. Chapter 6 Streets and Utility Standards
Section 4-6-060: Street Standards
5. Chapter 7 Subdivision Regulations
Section 4-7-050: General Outline of Subdivision. Short Plat and Lot Line Adjustment
Procedures
Section 4-7-080: Detailed Procedures for Subdivision
Section 4-7-120: Compatibility with Existing Land Use and Plan-General Requirements and
Minimum Standards
Section 4-7-150: Streets -General Requirements and Minimum Standards
Section 4-7-160: Residential Blocks -General Requirements and Minimum Standards
Section 4-7-170: Residential Lots -General Requirements and Minimum Standards
6. Chapter 9 Procedures and Review Criteria
7. Chapter 11 Definitions
DEPARTMENT ANALYSIS:
PROJECT DESCRIPTION/BACKGROUND
The proposed project, the Ford-Niemi Preliminary Plat, is located on Talbot Hill fronting on Shattuck Avenue S,
south of S 19th Street. Valley Vue Estates abuts the property to the south. An existing 2-story residential
structure, built in 1937 and remodeled in 1985 would remain at 1917 Shattuck Avenue S. A second residence,
built in 1908, would be removed from 1925 Shattuck Avenue S. All other garages and outbuildings would be
removed.
Two Jots (722200-0400 and 722200-0410) would be consolidated and then subdivided into nine single-family
residential lots and one tract. The applicant originally submitted materials for a ten-lot subdivision, but the
Environmental Review Committee found that the slopes found on proposed Lot 8 should be included as part of
the Native Growth Protection easement, thereby reducing the development to nine lots. The northwest portion of
the property is very steeply sloped and consists of regulated slopes. This area would be within a recorded
easement designated a Native Growth Protection Area (Tract A).
The property is designated Residential Single-family on the Comprehensive Plan map; this designation is
implemented by Residential-8 Zoning (R-8). The 94,960 sf (2.18 acres) combined properties have approximately
13,624 sf of critical areas (regulated slopes), 19,180 sf of public street area, and 2,165 sf of private streets. The
net area of the site would be 59,991 sf (1.38 a). The density of the proposed 9-lot subdivision (with one NGPE
tract) would be 7.26, which is within the range allowed by the development standards of the zone.
Access to Lot 1 would be directly from Shattuck, Lots 2 -4 from a new public street off Shattuck, Lots 5 and 6
directly from a cul-de-sac, and Lots 7 -1 O from private access easements. A modification from street standards
has been requested and approved that would allow a 45 ft right-of-way for a new internal public street, rather
than the required 50 ft. Improvements would be required along the new internal street, as well as along Shattuck
Avenue S.
City of Renton P/8/PW Departmen
FORD-NIEMI PRELIMINARY PLAT
Preliminary Report to the Hearing Examiner
LUA 08-001, PP, ECF
PUBLIC HEARING DA TE: March 25, 2008 Page 4 of 9
2. ENVIRONMENTAL REVIEW
Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21 C, 1971 as amended), on
February 4, 2008, the Environmental Review Committee issued a Determination of Non-Significance -Mitigated
(DNS-M) for Ford-Niemi Preliminary Plat. A 14-day appeal period ended on February 25, 2008; no appeals of
the determination were filed. The DNS-M included the following ten mitigation measures:
1. The area of Lot 8 shall remain undeveloped and be added to the Native Growth Protection Area (Tract
'A').
2. The applicant shall follow the recommendations of the Report, "Subsurface Exploration, Geologic
Hazard and Geotechnical Engineering Report," by Geosource Engineering, Inc., June 28, 2007.
3. Plans designed by an engineer shall be submitted to the Development Services Division for all retaining
walls prior to issuance of construction permits.
4. A 25-foot building setback shall be required along the top of the 40 percent slope, the edge of which is
defined by the east boundary of Tract 'A'. Such building setback line shall be recorded on the face of the
plat
5. Project site work shall occur during the dry season of the year, with dates as specified in the most recent
Department of Ecology Stormwater Management Manual.
6. This project shall be subject to the 2005 King County Surface Water Design Manual for both detention
and water quality facilities.
7. The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan
(TESCP) designed pursuant to the Department of Ecology's erosion and sediment control requirements
outlined in Volume II of the most recent Department of Ecology Stormwater Management Manual.
8. The applicant shall pay the appropriate Parks Mitigation Fee based on $530. 76 per new single-family lot,
for seven lots, estimated to be $3,715.32, prior to the recording of the final plat.
9. The applicant shall pay the appropriate Traffic Impact Fee based on $75.00 per each new average daily
trip associated with the project, for seven additional lots, estimated to be $5,024.25, prior to the
recording of the final plat.
10. The applicant shall pay the appropriate Fire Impact Fee based on a rate of $488.00 per new single-
family lot, for seven additional lots, estimated at $3,416.00, prior to the recording of the final plat.
Staff recommends as a condition of approval that the applicant comply with the requirements of the
Environmental Review Committee's mitigation measures.
3. STAFF REVIEW COMMENTS
Representatives from various City departments have reviewed the application materials to identify and address
site plan issues from the proposed development. These comments are contained in the official file, and the
essence of the comments has been incorporated into the appropriate sections of this report and the
Departmental Recommendation at the end of the report.
4. CONSISTENCY WITH PRELIMINARY PLAT CRITERIA:
Approval of a plat is based upon several factors. The following preliminary plat criteria have been established to
assist decision makers in the review of the subdivision:
City of Renton P/8/PW Departmen
FORD-NIEMI PRELIMINARY PLAT
PUBLIC HEARING DATE: March 25, 2008
Preliminary Report to the Hearing Examiner
LUA 08-001, PP, ECF
Page 5 of 9
A. Compliance with the Comprehensive Plan Designation. The subject site is designated Residential Single
Family (RSF) on the Comprehensive Plan Land Use Map. Land designated RSF is intended for quality detached
residential development organized into neighborhoods at urban densities. It is intended that larger subdivision,
infill development, and rehabilitation of existing housing be carefully designed to enhance and improve the
quality of single-family living environments. The proposed plat is consistent with the following Residential Single
Family Land Use, and Community Design Elements of the Comprehensive Plan:
Land Use Element
Policy LU-147. Net development densities should fall within a range of 4.0 to 8.0 dwelling units per net
acre in Residential Single Family neighborhoods.
,/ Policy Objective Met D Not Met
Policy LU-148. A minimum lot size of 5,000 square feet should be allowed on in-fill parcels of less than
an acre (43,560 square feet) in single-family designations. Allow a reduction in lot size to 4,500 square
feet on parcels greater than an acre to create an incentive for aggregation of land. The minimum lot size
is not intended to set the standard for density in the designation, but to provide flexibility in
subdivision/plat design and facilitate development within the allowed density range.
,/ Policy Objective Mel D Nol Met
Policy LU-152. Single family lot size, lot width, setbacks, and impervious surface should be sufficient to
allow private open space, landscaping to provide buffers/privacy without extensive fencing, and sufficient
area for maintenance activities .
./ Policy Objective Met
Environmental Element
D Not Met
Policy EN-70. Land uses on steep slopes should be designed to prevent property damage and
environmental degradation, and to enhance greenbelt and wildlife habitat values by preserving and
enhancing existing vegetation to the maximum extent possible.
,/ Policy Objective Met D Not Met
B. Compliance with the Underlying Zoning Designation. The 2.18-acre site is designated Residential -8
Dwelling Units per Acre (R-8) on the City of Renton Zoning Map.
Density-The allowed maximum density in the R-8 zone is a minimum of 4.0 dwelling units per net acre
(du/ac) to a maximum of 8.0 dwelling units per net acre. Net density is calculated after public right-of-
way, private access easements, and critical areas are deducted from the gross acreage of the site. After
the deduction of 19,180 square feet of proposed right-of-way dedication, 2,165 sf for private access
easements, 13,624 sf for critical areas (slopes) and an additional 4,895 sf (lot 8, as a ERG mitigation
measure) of critical areas there are 55,096 net sf (1.26 acres), with a resulting net density of 7.12 dulac,
which is within the permitted density range in the R-8 zone.
Lot Dimensions and Size -The minimum lot size required in the R-8 zone for sites over one acre in size
is 4,500 sq. feet. The minimum lot width required is 50 ft for interior lots and 60 feet for corner lots, and
a minimum lot depth of 65 feet is required. The proposed plat would create 9 lots and one Native
Growth Protection Tract. As demonstrated in the following table, all lots appear to be in compliance with
the required lot width, depth and size standards.
City of Renton P/8/PW Departmen
FORD-NIEMI PRELIMINARY PLAT
Preliminary Report to the Hearing Examiner
LUA 08-001, PP, ECF
PUBLIC HEARING DA TE: March 25, 2008 Page 6 of 9
Lot Net Lot Size {sf) Width Depth Front Yard
Orientation
1 5,453 60' 90.89' East
2* 5,319 60' 90.89 East
3 6,600 55' 120' South
4 6,205 51.7' 120' South
5 5,638 61.61' 65.01' (shortest side) South
6 6,291 91' 65.01' (shortest side) South
7 7,500 50' 150' South
8 NIA -lot is part of the NGPE per ERG Mitigation Measures
9 4,543 50' 104.13' (shortest side) East
10 4,926 50' 116.09' (shortest side) East
*Corner Lot
Setbacks -Building setbacks required in the R-8 zone include a front yard and side yard along a street
setback of 15 feet for the primary structure and 20 feet for attached garages, an interior side yard
setback of 5 feet, and a rear yard setback of 20 feet. It appears that the proposed lots have enough
area to meet the building setback requirements for the new residences. This would be reviewed at the
time of building permit review.
One existing house on proposed Lot 7 would be removed, along with several detached accessory
structures. Staff recommends as a condition of approval that a demolition permit be obtained and all
required inspections be completed for the removal of the house and garage prior to the recording of the
final plat. The existing house on Proposed Lot 1 would remain and meets setback requirements for the
R-8 zone.
Building Standards -The R-8 zone permits one residential structure per lot. Each of the proposed lots
would support the construction of one detached single-family residence. Accessory structures are
permitted at a maximum number of two per lot at 720 square feet each, or one per lot at 1,000 square
feet in size. Accessory structures are permitted only when associated with a primary structure located
on the same parcel.
Building height in the R-8 zone is limited to two stories and 30 feet for primary structures and 15 feet for
detached accessory structures. The R-8 zone restricts lots greater than 5,000 square feet in size to a
maximum building coverage of 35% or 2,500 square feet, whichever is greater. Lots less than 5,000
square feet are allowed building lot coverage of 50%. The height and lot coverage of the new
residences would be verified at the time of application for building permits.
Parking -Each detached dwelling unit is required to provide two off-street parking stalls per unit. The
proposed lots appear to be adequately sized for the provision of the required parking.
Landscaping -The City's landscaping regulations require the installation of landscaping within the public
right-of-way. The minimum width of landscaping required along the street frontage for sites abutting an
non-arterial street is five feet. The landscaping proposed shall either consist of drought resistant
vegetation or shall be irrigated appropriately. In addition, the applicant is required to plant two
ornamental trees, a minimum caliper of 1-1/2 inches (deciduous) or 6 -8 feet in height (conifer), within
the 15-foot front yard setback area for the proposed lots or within the proposed planting strip.
The applicant provided a conceptual landscape plan with the project application. A 5-foot planting strip
is proposed for installation within the front yard areas of the proposed lots abutting the public right-of-
way, but the plan does not give details for proposed species of shrubs or ground cover. The proposed
street trees are Autumn Blaze Red Maple and Patmore Ash, and each lot contains two, as required by
code.
The applicant is advised that the requirement for a 5-foot planting strip extends to the width of Lots 1 and
2, the length of the right-of-way along Shattuck Ave. S. Renton Municipal Code requires that a detailed
landscape plan be submitted with final plat approval, and the revised landscape plan should address this
City of Renton PJB/PW Departmen
FORD-NIEMI PRELIMINARY PLAT
PUBLIC HEARING DA TE: March 25, 2008
Preliminary Report to the Hearing Examiner
LUA 08-001, PP, ECF
Page 7 of 9
area, as well as provide details on the plantings that will be included in the 5-foot planting strip. The
applicant is further advised that the fence height for front yards and side yards along a street is 48
inches. If the applicant intends to install a fence, the location and fence details are required as part of
the landscape plan.
C. Compliance with Subdivision Regulations
Lot Arrangement: Side lot lines are to be at right angles to street lines, and each lot must have access
to a public street or road. The proposed lots are at right angles to the streets and have access to public
roads.
Lots: The size, shape and orientation of lots must meet the minimum area and width requirements of the
applicable zoning classification and must be appropriate for the type of development and use
contemplated. Each of the proposed lots is rectangular in shape and satisfies the minimum lot area and
dimension requirements of the R-8 zone. The front yards of each lot are oriented towards a public street
or access easement. When considering the required setbacks, as well as access points for each lot, the
proposed lots appear to have sufficient building area for the development of detached single-family
homes.
Property Corners at Intersections: All lot corners at intersections of dedicated public rights-of-way,
except alleys, shall have minimum radius of 15 feet. The plat design appears to exceed this criterion
and provides 25-foot radius dedication.
Access and Street Improvements: Primary access to the lots would be from an extension of a new 45-
wide cul-de-sac from Shattuck Avenue S. An internal 26-foot wide private access easement would serve
lots 7, 9 and 10. Per City Code, five feet of right-of-way dedication is required along Shattuck Avenue S.
to provide half of the required 50-foot right-of-way. In addition to the internal improvements, street
improvements along Shattuck Avenue S. will be required. The face of the new curb along Shattuck
should be 16 feet from centerline ROW to provide 32-foot roadway width.
Topography and Vegetation: The site is situated on a plateau at the top of a very steeply sloped
hillside. The east one-quarter of the site slopes at 13 percent from its frontage along Shattuck toward
the west. The center half of the site slopes from south to north at an average of about 20 percent. The
steepest area of the property is on the west side and in the northwest corner, and is part of a Native
Growth Protection Area easement (Tract A and Lot 8 as mitigation measure by the Environmental
Review Committee). Access roads are sloped at 8 percent (new public street) and 15 percent (new
private access easement), which are the upper limits of allowable grades for roads.
To mitigate the potential for erosion to occur from the subject site, the City's Environmental Review
Committee required that the construction of the project comply with the Department of Ecology's
Erosion and Sediment Control Requirements as outlined in Volume II of the most current Stormwater
Management Manual.
Vegetation on the project site consists primarily of a mature forest with a mixture of deciduous and
evergreen trees as well as an understory of brush and saplings. Significant vegetation, including mature
evergreen and deciduous trees would be removed from the site. The applicant has provided information
that there are approximately twenty-two (22) protected trees on the site. The applicant proposes to clear
the site of the majority of existing trees and vegetation to accommodate grading and building site
preparation. The City of Renton requires the retention of 30 percent of the protected trees in the R-8
zone during development. The applicant proposes to retain 11 of the trees, for a 50% retention rate.
These trees must be indicated for retention on the final landscape plan, and all utility construction plans
to be submitted and approved prior to recording the final plat.
Relationship to Existing Uses: The project site is bounded to the north and south by existing single-
family residential development. The 9 lots on the project site would be of similar character with the
existing or recent development in the surrounding area.
City of Renton P/8/PW Departmen
FORD-NIEMI PRELIMINARY PLAT
PUBLIC HEARING DA TE: March 25, 2008
D. Availability and Impact on Public Services (Timeliness)
Preliminary Report to the Hearing Examiner
LUA 08-001, PP, ECF
Page Bof9
Police and Fire: Police and Fire Prevention staff indicate that sufficient resources exist to furnish
services to the proposed development, subject to the applicant's provision of Code required
improvements and fees. The City's Environmental Review Committee is requiring payment of a Fire
Mitigation Fee based on a rate of $488 per new single-family lot. The fee is estimated at $3,416.00 (7
potential new structures x $488 = $3,416) and is payable prior to the recording of the plat.
Recreation: The proposal would not include any on-site recreation space for future residents of the
proposed plat. There are no existing recreational facilities in the immediate vicinity of the subject
property. It is anticipated that the proposed development would generate future demand on existing City
Parks and recreational facilities and programs. Therefore, the City's Environmental Review Committee
is requiring the applicant to pay a Parks Mitigation Fee based on $530.76 per new single-family lot. The
fee is estimated at $3,715.32 (7 new lots x $3,715.32) and is also payable prior to the recording of the
plat.
Schools: The site is located within the boundaries of the Renton School District No. 403. According to
the Draft Environmental Impact Statement for the City of Renton Land Use Element (January 16, 1 992),
the City of Renton has a student generation factor of 0.44 students per single-family residential dwelling.
Based on the student generation factor, the proposed plat would potentially result in 3 additional
students (0.44 x 7). The School District has indicated that it could accommodate the new students. The
children would be assigned to the following schools: Talbot Hill Elementary, Dimmitt Middle School, and
Renton High School.
Storm Drainage/Surface Water: The applicant submitted a surface water control study, "Storm
Drainage Report Level I, Ford-Niemi Preliminary Plat, City of Renton," by Touma Engineers, dated
October 23, 2007. Given the steep slopes and historic drainage issues on surrounding properties, the
Environmental Review Committee imposed several mitigation measures, including that the project be
subject to the 2005 King County Surface Water Design Manual for both detention and water quality
facilities, limiting construction to the dry season, and the applicant shall provide a Temporary Erosion
and Sedimentation Control Plan (TESCP) designed pursuant to the Department of Ecology's erosion
and sediment control requirements outlined in Volume II of the most recent Department of Ecology
Stormwater Management Manual. A Surface Water System Development Charge, based on the
current rate of $1,012.00 per new single-family lot, would be required prior to the issuance of
construction permits for the plat.
Staff received several comment letters from surrounding property owners concerned with the impacts of
this development. According the letters in Exhibit 7, the neighboring Valley Vue Estates to the south
has had issues with runoff, erosion and landslides. There is an existing retaining wall that would be
adjacent to the proposed access road to the Ford-Niemi Plat, which has been unstable in the past.
Neighbors wrote letters expressing their concern for the integrity of the existing wall, as well as their
drainage systems.
In order to maintain utility and access easements, and NGPE tracts, staff recommends as a condition of
approval that a Homeowner's Association (HOA) shall be established for the development, to ensure
that responsibility is taken for maintenance of common improvements and tracts within the plat prior to
final plat approval. A draft of the agreement, HOA and/or Codes, Covenants and Restrictions (CC&R)
documents shall be submitted at the time of application for utilities construction permits, so that it may be
reviewed by the City attorney and the Development Services project manager.
Water Utilities: The site is within the City of Renton's water service area, and the site has an 8-inch
water main within Shattuck Avenue S. New water service shall be connected from the existing water
main and the applicant is required to pay a Water System Development Charge based on the size of the
meter. All new construction must have a fire hydrant capable of delivering a minimum of 1,000 gpm fire
flow and shall be located within 300 feet of the structure. If the proposed residential structures exceed
City of Renton PIBIPW Departmen
FORD-NIEMI PRELIMINARY PLAT
PUBLIC HEARING DA TE: March 25, 2008
Preliminary Report to the Hearing Examiner
LUA 08-001, PP, ECF
Page 9of9
3,600 square feet in area (including garage area), the minimum fire flow increases to 1,500 gpm and
requires two hydrants within 300 feet of the structure. This distance is measured along the travel route.
All fire hydrants must meet City specifications regardless of the water district boundaries. Any existing
hydrants to be counted towards the fire flow requirements shall be field verified. The applicant will show
the location and distance of all existing fire hydrants within 300 feet of the site. Existing and new
hydrants will be required to be retrofitted with Storz "quick disconnect" fittings, if not already in place.
Sanitary Sewer: The subject property is served by City of Renton sewer service. There is an existing 8-
inch sanitary sewer main in Shattuck Avenue S. and S. 19'" Street, which will need to be extended to
serve the new lots. The new main will require a 15-foot utility easement with drivable access to all
manholes. Any existing septic systems would need to be abandoned in accordance with the King
County Dept. of Health prior to recording. System Development Charges would be required, and are
based on meter size. Payment is due prior to the issuance of any utility construction permit.
G. RECOMMENDATIONS:
Staff recommends APPROVAL of the Ford-Niemi, Project File No. LUA 08-001 PP, ECF subject to the
following conditions:
1. The applicant shall comply with all requirements of the Determination of Non-Significance -
Mitigated, issued by the Environmental Review Committee on February 4, 2008.
2. A demolition permit shall be obtained and all required inspections completed for the removal of the
existing house and garage prior to the recording of the final plat.
3. A homeowner's association shall be established for the development, to ensure that responsibility is
taken for maintenance of common improvements and tracts within the plat prior to final plat approval.
A draft of the agreement, HOA and/or CC&R documents shall be submitted at the time of application
for utilities construction permits, so that it may be reviewed by the City attorney and the
Development Services project manager.
EXPIRATION PERIODS:
Preliminary Plats (PP): Five (5) years from final approval (signature) date.
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JEI/ELOPMENT PLANNING
Cll'Y OF RENTON
JAN -4 2008
RECEIVED
January 18, 2008
To: Elizabeth Higgins Sr Planner of Renton 425-430-7382
From: Jeff Sebak and Valley Vue Estates Home Owners Association
Re: Ford-Niemi Plat 917-925 Shattuck Ave South
DEVELOPMENT PLANNING
CITY OF RENTON
JAN 2 2 2008
RECEIVED
I would like to be a person of record on the above mentioned development. I am writing on behalf of myself as well as our
neighborhood home owner's assoc as I am acting president. The land sits directly below and behind our neighborhood
development.
We had a few concerns and questions:
1) Drainage Concerns: Our main concern is water drainage/ run off etc. We have had bad problems with water
run off, land slides erosion etc as documented at the city. There are 5 homes that have rain water/ gutter systems
that tie into a culvert drain that runs onto the discussed property. We talked to the city about this many years ago
when our neighborhood was being built. The city said there was a water right away granted. At one point several
years ago the culvert drain accidentally blocked and this created huge water issues for homes in our
neighborhoods: flooded yards, water coming in basements etc. Some type of drain system will certainly need to
be in place to accommodate the existing homes in our neighborhood as well as new houses being built. The
present plan looks like a house would be built very close or on top of the area of concern for water. We want to
make certain our homes maintain the proper established drainage as well as protect new homes from any
problems.
2) Protection of Retaining Wall: There is a retaining wall running the length of our neighborhood that would be
right next to a road needed to access the new homes and we need to be certain that nothing is done to
compromise our retaining wall(s). We have had horrific problems with portions of that wall as is noted at the city.
These problems have been fixed by owners and builders via law suits but not before portions of the wall blew out
and landed on the property being developed. Thus the need for caution when digging for roads etc as well as for
proper drainage needing to be maintained for the welfare of our homes and the new homes being built.
3) Road Proximity: We obviously will have concerns for how the road is put in as it will be right next to many of our
back yards and the mentioned retaining wall(s).
4) Water Pressure Concerns: Additionally we have very poor water pressure for our houses right now and it is
imperative that the addition of new homes will not further decrease our water pressure or give the new homes low
pressure.
5) Density Concerns: It appears the plan is calling for several more homes per area than the existing surrounding
neighborhood. Our neighborhood has 6-7 houses for the same area whereas this new the plan is looking to have
10 homes.
6) Native Growth Protection Area: The plan calls for this protected area but does not specify how much land that
is.
7) Style of Single Family Homes: Does the plan call for all single family free standing homes to match the
surrounding neighborhoods?
Thanks for your help. We look forward to working with you and/or the developer/owners to answer any questions.
Additionally we look forward to watching Renton grow and to welcoming the new neighbors.
Sincer y, ~ . --, r~~-
Jeff ebak
Valley Vue HOA Pres
Home 425-687-0151
Cell 253-988-3385
332 South 20th Place
Renton, WA 98055
Exhibit 7
Comments to Ford-Niemi Preliminary Plat
January 16, 2008
To Elizabeth Higgins
We have concerns about the proposed construction often houses to the south of our
property outlined by the Ford-Niemi plat proposal. Our land has been subject to excess
water run-off on the existing horse pasture. Building ten homes will reduce the capability
of the land to absorb some of this water and thus aggravate current run-off water
problems. As it is, there are minor sink holes and underground water channels formed
from the existing run-off water and we do not desire to have any more that will further
damage our yard and cause flooding to our neighbor to the west ofus. We request that
this project be reconsidered such that storm run-off water will be eliminated.
Respectfully,
Dan Wallem, Sokhim Wallem
319 S 19th St
Renton, W A98055
( 425)255-6702
Exhibit 7
Karen DeBru¥,n
313 South 19 h Street
Renton, WA 98055
425.271.2397
January 14, 2008
TO: Elizabeth Higgins
Senior Planner
Development Services Division
1055 South Grady WA
Renton, WA 98057
RE: Land Use Number: LUA08-001, PP, ECF ; Project Name: Ford-Niemi Preliminary Plat
It is my understanding that the developer for the Ford-Niemi Plat is in the process of securing city
approval for the development of 10 houses on two combined parcels of land. I am outlining my
concerns regarding this development since the two sections of land involved are both adjacent to
my property located at 313 South 19th Street, Renton, Washington. It is not my intention to stall
the development in any way, but it is my intention to protect my property prior to the City of
Renton's approval.
Below are my concerns:
1. The runoff of surface water before and after construction
2. The runoff of underground water before and after construction
3. The height of the property since it begins to gain height as it runs along my back property line.
a. What type of retaining wall will be in place in order to hold the soil in place and
b. What type of drainage will be used in order that water run off from the backyards (upon
completion) will not invade my property when we get one of our 100 year storms.
Since moving to this location in 1989 I have continued to have run off from this same property
and others. In order to protect my property I have installed a crawl space drainage and pump
system that handles the current drainage. I am very concerned that once this hillside is disturbed
in the early/final construction phases I will have problems with water and mud invading my
property.
I intend to attend the public hearing on this project on March 18, 2008 at 9 a.m. which may or
may not provide some of the answers to my concerns. Therefore I would like to have these
issues addressed in writing followed by a one-on-one conversation with a representative of the
City of Renton and the developer prior to the beginning of the development.
I can be reached during the day at my work number: 425.235.2426.
Sincerely
'"'l a/u,;:.-,JLz ./fut-c(IL/
Karen DeBruyn ,_;
[ Exhibit 7 J
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jAN 14 2008
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BESJPENTU.L
@ Re11ourc-e Con11ervation
~ Residential I du/ac
~ Reaidential 4 du/ac
~ Raaidentie.l a du/ac
~ Reaidential Manufactured Homea
~ Reaidential 10 du/ac
I R-141 Reaidential H du/ac
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INDUSTRIAi
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(Pl Publicly owned
----Renton City Llmits
---·-·-Adjacent City Limits
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Printed by Print & Mail Services, City of Renton
• May include Overlay Dirtrl~t.9. See Appendix
map11. For additional regulations In Overlay
Di1:1tricUI, plea1:1e 1:1ee RMC oi-:3,
PAGE# INDEX
COMMENCING AT 9:00 AM,
CITY OF RENTON
HEARING EXAMINER
PUBLIC HEARING
March 25, 2008
AGENDA
COUNCIL CHAMBERS, 7TH FLOOR, RENTON CITY HALL
The application(s) listed are in order of application number only and not necessarily the order in which they will be
heard. Items will be called for hearing at the discretion of the Hearing Examiner.
PROJECT NAME: Ford-Niemi Preliminary Plat
PROJECT NUMBER: LUAOB-001, PP, ECF
PROJECT DESCRIPTION: The applicant has requested subdivision, by means of the Preliminary
Plat process, of two parcels of land located on Talbot Hill in Renton. The two parcels total 94,960 sf
in area and would be divided into ten lots and one tract. The lots would be suitable for future
development for single-family residential structures. The track, consisting of regulated slopes, would
be dedicated as a Native Growth Protection Area. The project is in the Residential Single-family
Comprehensive Plan designation, which is implemented by Residential-8 zoning.
HEX Agenda 3-25-08.doc
COMMENCING AT 9:00 AM,
CITY OF RENTON
HEARING EXAMINER
PUBLIC HEARING
March 18, 2008
AGENDA
COUNCIL CHAMBERS, 7TH FLOOR, RENTON CITY HALL
The application(s) listed are in order of application number only and not necessarily the order in which they will be
heard. Items will be called for hearing at the discretion of the Hearing Examiner.
PROJECT NAME: Conner Heliport Temporary Use Permit Appeal
PROJECT NUMBER: LUA07-097, TP
PROJECT DESCRIPTION: Two appeals filed regarding the granting of a Temporary Use Permit to
allow the use of an existing site, located at 3001 Mountain View Drive, as a private helicopter landing
and takeoff area. The site is on private property within the R-8 Zoning designation.
PROJECT NAME: Ford-Niemi Preliminary Plat
PROJECT NUMBER: LUA08-001, PP, ECF
PROJECT DESCRIPTION: The applicant has requested subdivision, by means of the Preliminary
Plat process, of two parcels of land located on Talbot Hill in Renton. The two parcels total 94,960 sf
in area and would be divided into ten lots and one tract. The lots would be suitable for future
development for single-family residential structures. The track, consisting of regulated slopes, would
be dedicated as a Native Growth Protection Area. The project is in the Residential Single-family
Comprehensive Plan designation, which is implemented by Residential-8 zoning.
HEX Agenda 3-18-08.doc
' '·
DATE:
TO:
FROM:
SUBJECT:
CITY OF RENTON
PLANNING/BUILDING/PUBLIC WORKS
MEMORANDUM
February 29, 2008
~f'e~el
Sonja J. Fesser ,M
Ford-Niemi Plat, LUA-08-001, PP
Format and Legal Description Review
Bob Mac Onie and I have reviewed the above referenced preliminary plat submittal and have the
following comments:
Comments for the Applicant:
Note the name of the street lying southerly of Lots I through 9 of Valley View Estates
(southerly of the subject plat property).
Note the name of the city street to the west of the subject property (Lake Ave SJ and show
the centerline of said street with a dimension of 30' from said centerline to the west
property line of the plat.
Review the dimensions given for the south line of the plat -the surveyor needs to correct a
problem with said dimensioning and adjust the lot lines and areas if needed.
The word "REMOVED" is misspelled in the reference to a building shown on Lot 7.
Note the plat name and lot numbers for the plat to the north of the subject plat. Tax Lot
Account numbers are not needed.
Review, for accuracy, the "TOTAL AREA" square feet number noted under the "PLAT
DATA" block.
See the attachment for items concerning the "SURVEY NOTES" block.
Note the date that City of Renton Mon #230 was visited.
\H:\File Sys\LND -Land Subdivision & Surveying Records\LND-10 -Plnts\0466\RV080229.doc
March 13, 2008
Page 2
See the attachment for corrections needed for the Ford property legal description -in both
the plat certificate document and as the description for "PARCEL B" on the preliminary
plat submittal. The title company should be made aware of the change needed.
The Plat of Valley Vue Estates is claimed to be the source of the basis of bearing on the
preliminary submittal; however, there are no corresponding bearings between the two
surveys.
Information needed for final plat approval includes the following:
Note the City of Renton land use action number and land record number, LUA-OX-XXX-FP and
LND-10-0466, respectively, on the drawing, preferably in the upper right-hand corner. The type
size used for the land record number should be smaller than that used for the land use action
number. Please note that the land use action number for the final plat will be different from the
preliminary plat and is unknown as of this date.
Two City of Renton monuments are referenced, but dimensions are needed, together with ties to
existing monuments on Shattuck Ave S. Directly tie the subject plat property to the City of
Renton Survey Control Network.
Provide plat and lot closure calculations.
Complete City of Renton Monument Cards, with reference points of all new right of way
monuments set as part of the plat.
Required City of Renton signatures, for plat approval, include the Administrator of Public Works
Department (note the new title), the Mayor and the City Clerk. An approval block for the city's
Finance Director is also required.
Appropriate King County approval blocks need to be noted on the plat drawing. Include "KING
COUNTY" in the title of this approval block.
All vested owners of the plat property need to sign the final plat document. Include notary blocks
as needed.
Include a declaration block on the plat drawing.
Indicate what has been, or is to be, set at the corners of the proposed lots.
Remove all references to utilities facilities, topog lines and other items not directly impacting the
subdivision.
Remove the "OWNERS" block from the final plat submittal.
Note encroachments, if any.
H:\File Sys\LND -Land Subdivision & Surveying Rccords\LND-lO-Plrits\0466\RV080229.doc\cor
March 13, 2008
Page 3
Note all easements, agreements and covenants of record on the drawing.
Note discrepancies between bearings and distances of record and those measured or calculated, if
any.
The city will provide addresses for the proposed lots after the preliminary plat is approved. The
addresses will need to be noted on the plat document.
Remove references to density and zoning information on the final plat drawing.
What does "BHI" stand for (noted southerly of the centerline of S 23'' Street)? There is also a
bearing and dimension used with said "BHI". There is nothing to indicate what the dimension
and bearing relate to.
If there is a Restrictive Covenants, Conditions & Restrictions document for this plat, then
reference the same on the plat drawing and provide a space for the recording number thereof.
Note that if there are restrictive covenants, agreements or casements to others (neighboring
property owners, etc.) as part of this subdivision, they can be recorded concurrently with the plat.
The plat drawings and the associated document(s) are to be given to the Project Manager as a
package. The recording number(s) for the associated document(s) (said documents recorded
concurrently with, but following the plat) need to be referenced on the plat drawings.
If there is to be a Homeowners' Association (HOA) for this plat, the following language
concerning ownership of "Tract A" (the Native Growth Protection Easement Area) applies to this
plat and should be noted on the final plat drawing as follows:
Upon the recording of this plat, Tract A is hereby granted and conveyed to the Plat of
Ford/Niemi Homeowners' Association (HOA) for a Native Growth Protection
Easement area. All necessary maintenance activities for said Tract will be the
responsibility of the HOA. In the event that the HOA is dissolved or otherwise fails
to meet its property tax obligations, as evidenced by non-payment of property taxes
for a period of eighteen (18) months, then each lot in this plat shall assume and have
an equal and undivided ownership interest in the Tract previously owned by the HOA
and have the attendant financial and maintenance responsibilities.
Otherwise, use the following language on the final plat drawing:
Lots I through IO, inclusive, shall have an equal and undivided ownership interest in
"Tract A".
The foregoing statement is to be accompanied by language defining the maintenance
responsibilities for any infrastructure located on the Tract serving the plat or reference to a
separate recording instrument detailing the same.
An updated Plat Certificate will be required.
H:\File Sys\LND -L1nd Subdivision & Surveying Recorrls\LND-10 -Plats\0466\RV080229.doc\cor
•
March 13, 2008
Page4
The new 26' and 20' private access/utilities easement (noted over proposed Lots 6, 7, 9 and I 0) is
for the benefit of future owners of Lots 7 through 10. Since the new lots created via this plat are
under common ownership at the time of plat recording, there can be no new easement created
until ownership of the lots is conveyed to others, together with and/or subject to specific easement
rights.
Add the following Declaration of Covenant language on the face of the subject plat drawing, i[
the previous paragraph applies:
DECLARATION OF COVENANT:
The owners of'the land embraced within this plat, in return for the benefit to accrue
from this subdivision, by signing hereon covenant and agree to convey the beneficial
interest in the new easement shown on this plat to any and all future purchasers of
the lots, or of any subdivisions thereof This covenant shall run with the land as
shown on this plat.
The new private access /utilities easement requires a "NEW PRIVATE EASEMENT FOR
INGRESS, EGRESS & UTILITIES MAINTENANCE AGREEMENT" statement noted on the
plat drawing. See the attachment.
Fee Review Comments:
The Fee Review Sheet for the preliminary plat review is provided for your use and information.
H:\Filc Sys\LND -Land Subdivision & Surveying Records\LND-10-Plats\0466\RV080229.doc\cor
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GRAPHIC SCALE
30 60 120
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( IN FEET )
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I SURVEY NOTES
INSTRUMENT: TOPCON GPT 3000W TOTAL STATION
METHOD USED: FIELD TRAVERSE WITH ACTUAL r .
I
FIELD MEASUREMENTS AND ANGLES Med-f"l~ v-equ;.-ewt'4'\t-,, 9,,f-
h,,..,. t-\\ •I'\ WAC 332-130-090 • ;
DA TE OF SURVEY: APRIL 2006 8-, J....
BASIS OF BEARING: PLAT OF VALLEY VUE ESTATES .1. .. .f Tl-\1'-1'c;, I vue-
RECORDEO IN VOLUME 184 OF PLATS, Th,i.,y1, 1,()1\11 o.,¥.'tMV'C..,
PAGE 45-48, RECORDS OF KING 1 7,. I'~ J_.~J .... GI
COUNTY. ~ "tY v11'rv't'!lf""""' "I -0-BENCHMARK: CITY OF RENTON MONUMNET NO. 230 -P.,ea,tir11'J /t'\ fl\M
I ELEVATION = 230. Plo.t-1.--f£-,e.,U11dtr'1Mf
.·-9;;gCK? Plctf-?
I
I
NUMBER OF LOTS
RIGHT OF WAY
ACCESS EASEMENT
TRACT A
ZONE
DENSITY
SMALLEST LOT I _!:ROPOSED USE r-SOIL TYPE
DRAINAGE ---···~-........ ,_,..
19,180 SF
2,165 SF
13,624 SF
2.18 ACRES
10 LOTS
0.44 AC.
0.05 AC.
0.31 AC. SENSITIVE AREA
R 8 SINGLE FAMILY
7.26 DU/ACRE
4543 S.F
SINGLE FAMILY HOME
ALDERWOOD (AgC)
MODERATE DRAINED
)
6.09' -31'38
.f.
.f.)
LEGAL DESCRIPTION
PARCEL A (NIEME'S PROPERTY)
LOT 66, PLAT NO. 2 OF RENTON CO-OPERATIVE COAL COMPANv'S ACRE
TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 9 OF P l
I PAGE 27, IN KING COUNTY, WAHINGTON.
PARCEL B (FORD'S PROPERTY) flct--No. -z,. ,
ltf THE NORTH 15 FEET OF LOTii7 AND THE NORTH 15 OF THE EAST 20 _
LOT 78, AND ALL OF LOT 79, TON CO-OPERATIVE COAL COMPANY -
TRACTS, ACCORDING TO THE lHEREOF, RECORDED IN VOLUME 9 OF
f PLATS, PAGE 27, IN KING C TY, WASHINGTON
I \ --r;\-\~ R~fi"'~ ~ef!d9 'ti' t,e et~e! ~d .fo, ~t,\~
;' , ___ _. tEfXrfUsMe-c..l j7e'!,c, Vi<--W
~~-• , LOT 1 5453 SF O\\>IER& 'cff/, GLEN FORD
f;b,' LOT 2 5319 SF 1925 SHATTUCK AVE S
CN LOT 3 6600 SF RENTON, WA 98055
7
LOT 4 6205 SF PHONE ( 425) 255-9794
LOT 5 5638 SF
LOT 6 10,974 SF (6291) SF
LOT 7 7500 SF (6114) SF
LOT 8 4895 SF
LOT 9 5533 SF ( 4543) SF
LOT 10 5916 SF (4926) SF
TED NIEMI
1917 SHAITUCK AVE S
RENTON, WA 98055
PHONE ( 425) 271-6929
•
,r
Title for both of the following paragraphs:
NEW PRIVATE EASEMENT FOR INGRESS, EGRESS & UTILITIES
MAINTENANCE AGREEMENT
Use the following paragraph if there are two or more lots participating in the agreement:
NOTE: NEW PRIVATE EXCLUSIVE EASEMENT FOR INGRESS, EGRESS AND
UTILITIES IS TO BE CREATED UPON THE SALE OF LOTS SHOWN ON THIS
PLAT. THE OWNERS OF LOTS SHALL HAVE AN EQUAL AND
UNDIVIDED INTEREST IN THE OWNERSHIP AND RESPONSIBILITY FOR
MAINTENANCE OF THE PRIVATE ACCESS EASEMENT APPURTENANCES.
THESE APPURTENANCES AND MAINTENANCE RESPONSIBILITIES INCLUDE
THE REPAIR AND MAINTENANCE OF THE PRIVATE ACCESS ROAD,
DRAINAGE PIPES, AND STORM WATER QUALITY AND/OR DETENTION
FACILITIES WITHIN THIS EASEMENT, PRIVATE SIGN AGE, AND OTHER
INFRASTRUCTURE NOT OWNED BY THE CITY OF RENTON OR OTHER
UTILITY PROVIDERS. MAINTENANCE COSTS SHALL BE SHARED EQUALLY.
PARKING ON THE PAVING IN THE ACCESS EASEMENT IS PROHIBITED,
UNLESS PAVEMENT WIDTH IS GREATER THAN 20 FEET.
Use the following paragraph if there is one lot subject to the agreement:
NOTE: NEW PRIVATE EXCLUSIVE EASEMENT FOR INGRESS, EGRESS AND
UTILITIES IS TO BE CREATED UPON THE SALE OF LOTS SHOWN ON THIS
PLAT. THE OWNER OF LOT SHALL HAVE OWNERSHIP AND
RESPONSIBILITY FOR MAINTENANCE OF THE PRIVATE ACCESS EASEMENT
APPURTENANCES. THESE APPURTENANCES AND MAINTENANCE
RESPONSIBILITIES INCLUDE THE REPAIR AND MAINTENANCE OF THE
PRIVATE ACCESS ROAD, DRAINAGE PIPES, AND STORM WATER QUALITY
AND/OR DETENTION FACILITIES WITHIN THIS EASEMENT, PRIVATE
SIGNAGE, AND OTHER INFRASTRUCTURE NOT OWNED BY THE CITY OF
RENTON OR OTHER UTILITY PROVIDERS. MAINTENANCE COSTS SHALL BE
SHARED EQUALLY. PARKING ON THE PAVING IN THE ACCESS EASEMENT
IS PROHIBITED, UNLESS PAVEMENT WIDTH IS GREATER THAN 20 FEET.
PRC'DERTY SERVICES FEE REVIEW No. 2008-__Q"'-
.. G:J ~11.f~~ii.e'."~l>!"""•f·~ct~'. y~ Il!~i¥f\}i'¥~1."'· .. _--~..--
ArrucANT: ! l=cRI:> 1 q,LJEi,J & "1:EO N 11:M I ]
JonAooREss, I 1q17 3( 1qe5 s1-1ATTu.::~J...Yl!i:,6. · ·· · · ··
NATUREOFWORK: I 10-t.oi:i?14:J:r1:nso·Ni-eMJ Pl 51) ·---! LNDNo. 10 -~
;::::SU::::B:::::JE::::CT:::::::::P=R=OP=E:::::R:::TY:::P:=A::::R:::ENT:::::::::P::l~D:!::N:::!oc::(~S)~· ~~l~7':'f!~2~;2.=:Q'!:_ ~0=-=~ ~04oo':=:'=_ :'.""_'f::e'Q'::A-=)=0====::' --------··--··---··---,-·------·
I
': ····::: ·
·"'"'"~-. " " "' '" "' '"
/i ' ... · ' . .· ' -·
... E-o " :,: DIST. PARCEL NO.OF .,,
'" E-o ;?; V) 0 No. No. METHOD OF ASSESSMENT UNITS AMOUNT
D SAD D LATECOMER D D D -
0SAD D LATECOMER D D D ~
0SAD D LATECOMER D D D -
0SAD D LATECOMER D D D -
0SAD D LATECOMER D D D -
JOINT USE AGREEMENT (METRO) D D D ~ -····,,-.... · .. ~i/i :'!'i'i' . · .. .
WATER' WASTEWATER•
METER SIZE Water Service Fee Amount Fire Service Fee Amountbc Wastewater Fee Amount
5/8" X 3,,\" $2,236 $292 $1,591
1" $5,589 $729 $3,977
lV2" $11,179 $1,458 $7,954
2" $17,886 $2,332 $12,726
3" $35,711 $4,665 $25,452
4" $55,893 $7,288 $39,768
6" $111,786 $14,577 $79,537
8" $178,857 $23,323 $127,258
a Actual fee will be based on total of new meters minus total credit of existing meters
b Based upon the size of the fire service (NOT detector bypass rnetPr)
C Unless a separate fire service is provided, the System Development Charge(s) shall bl:! based upon the size of the meter installed and a separate fire
service fee will not be chare:ed.
: '.-}f '.'!_-.:_·_ ,.' --· ·-,/;·-'..'"""'"""~:-/·,, ''"' "' " '"· .
LAND USE TYPE No. OF UNITS/ SQ. FTG. SDC FEE --
New Single Family Residential (SFR) • $1,012/unit x 10 · .si,o 12.0. oo
--·) ·-
Addition of~ 500 sf to existing SFR"" $0.405/sq ft of new impervious area x
All Other Uses Y $0.405/sq ft of new impervious area x
a Includes mobile home dwellings and manufactured homes
0 Fee shall not be greater than $1,012
y Fee shall not be less than $1,012
, ,.;.., ...... ·.-, n 'qL ,. .rL J 2 L1.-1./0A
Sig.98t1re c(YReviewing Authority
J I Date
• It is the intent ofthis development fee analysis to put the developer/owner on notice, that the quoted fees may be applicable to the ... "' subject site upon developmt>nt of the property. All quoted fees are potential charges that may be due and payable at the time the "' 0 ., 0 ~-00 corntruction permit is issued to install the on-site and off-site improvements (i.e. underground utilities, street improvements, etc.) "' .
Triggering mechanisms for the SDC fees will be based on current City ordinances and determined by the applicable Utility Section. ~ 0
• The quoted fees do NOT include inspection fees, side sewer permits, r/w permit fet>s, the cost of water meters, or traffic benefit fees. :, tll " • If subject property is within an LID, it is the developer's responsibility to check with the Finance Dept. for paid/un-paid status. s
• Please note that these fees are subject to change without notice. Final fees will be based on rates in effect at time of requirement to pay "" " per Ordinance. ...
EFFECTIVE: January 14, 2008
P: \Administrative\ Forms\ FeeReview \ 2008FeeRvw .doc
City o nton Department of Planning I Building I Pub .. , . .'arks
ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET
REVIEWING DEPARTMENT PROPERTY SVCS
APPLICATION NO: LUA08-001
APPLICANT: Ted Niemi & Glen Ford
PROJECT TITLE: Ford-Niemi Preliminarv Plat
SITE AREA: 94,960 sauare feet
LOCATION: 1917 & 1925 Shattuck Avenue S
COMMENTS DUE: JANUARY 24, 2008
DATE CIRCULATED: JANUARY 10, 20 rr.J\ICn
PLANNER: Elizabeth Himins
PLAN REVIEWER: Rick Moreno
BUILDING AREA (oross): NIA CITY OF RENTOl>J
-
WORK ORDER NO: 77857
SUMMARY OF PROPOSAL: The applicant has requested an environmental (SEPA) determination and preliminary plat approval for
a 10 lot subdivision located in the Residential 8 dwelling units per acre zone. There would be one tract of land, consisting of steep
slopes on the west portion of the site, that would be set aside as a Native Growth Protection Area. A request for modifications from
City of Renton street standards has been requested to allow a 42 foot right-of-way for a new public street and a 45 foot diameter cul-
de-sac. The project will require a public hearing.
A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS
Element of the Probable Probable Mare Element of the Probable Probable Mora
Environment Minor Major Information
Impacts Impacts Necessary
Environment Minor Major Information
Impacts Impacts Necessary
Earlh Housir1n
Air Aesthetics
Water Liaht/Glare
Plants Recreation
Land/Shoreline Use Utilities
Animals Transnorlation
Environmental Health Public Services
Energy!
Natural Resources
Historic/Cultural
Preservation
A1rporl Environment
10,000 Feet
14.000 Feet
B. POLICY-RELATED COMMENTS
C. CODE-RELATED COMMENTS
We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or
areas where additional information is needed to properly assess this proposal.
Signature of Director or Authorized Representative Date
March 11, 2008
Torn Touma
Touma Engineers
6632 S 191 st Place ste: #E-102
Kent, WA 98032
SUBJECT: Ford-Niemi Preliminary Plat
LUAOS-001, PP, ECF
Dear Mr. Touma:
CITY 1F RENTON
Department of Community and
Economic Development
Alex Pietsch, Administrator
This letter is to inform you that the public hearing scheduled for March 18, 2008 for the
above subject prnj-ect has been rescheduled for March 25, 2008.
The applicant or representative(s) of the applicant are required to be present at the public
· hearing. A copy of the staff report will be mailed to you prior to the scheduled hearing.
If you have any questions, please contact me at ( 425) 430-7270.
Sincerely,
,/!tvu~
knv/:d:e~~tzel ·
U v' Associate Planner ·
AP/srnt
cc: Glen Ford, Ted Ni~mi / Owner(s)
Karen DeBruyn. Dan & Sokhim Wallem, JeffSebak, Karen L. Uitting & Margaret A Sebelist /
Party(ies) of Record
---,-----,o-5-5-So_u_th_G_r_ad_y_W_a_y---R-en-to_n_, W_as_h_in_gt-on-9-80_5_7 ______ ~
@ This paperCQritains 50% recycled material, 30% post C011sumer
AHEAD OF THE C·URVE.
ENVIRONMENTAL DETERMINATION AND PUBLIC HEARING
ISSUANCE OF A DETERMINATION OF NON-SIGNIFICANCE -MITIGATED (ONS-M)
POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENIAL ACTION
PROJECT NAME: Forti-Niemi Preliminary Plat
PROJECT NUMBER: LUAOB-001, PP, ECF
LOCATION: 1917 and 1925 St,1ttuckAvenue S
DESCRIPTION: The applicant has requested subdivision, by meane of the Prallminary Plat process, of
two pan::els of land locaied on Talbot HIii in Renton. The tw11 pan::els tntal 94,960 sf In a,rea and would be divided
into 10 Jots and 1 tract. The lots W<Juld be suitable for future development for slngle-t.imlly resklentlal structures.
The track, consisting of regulated slopes, would be dedicated as a Native Growth Protection Area. The praJecl Is
in the Residential Single-family Cornprehen~lve Plan designation, whi,;;h is Implemented by Residential 8 zoning.
THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITIEE (ERC} HAS DETERMINED THAT
THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE
ENVIRONMENT.
App,:,als of the envlronm,:,ntal determination must be flied in writing on or before 5:00 PM on F&bruary 25, 2008.
App,:,als must be filed in writing 1ogether with the required $75.00 application f,:,e with: Hearing Examiner, City of
Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to !he Examiner are governed by City of Renton
Municipal Code Section 4-8-110.B. Additional Information regarding the appeal proce55 may be obtain~ Trom the
Renton Ci!y Clerk's Offi,;;e, (425) 430-6510.
A PUBLIC HEARING Will BE HELD BY THE RENTON HEARING EXAMINER AT HIS REGULAR
MEETING IN THE COUNCIL CHAMBERS ON THE 7TH FLOOR OF CITY" HALL, 1055 SOUTH GRADY
WAY. RENTON. WASHINGTON, ON MARCH 18, 200B AT 9:00 AM TO CONSIDER THE
PRELIMINARY PLA.T. IF THE ENVIRONMENTAL DETERMINATION IS APPEALED, THE APPEAL
Will BE HEARD AS PART OF THIS PUBLIC HEARING.
,
FOR FURTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTON, DEVELOPMENT
SERVICES DIVISION AT (425) 430-7200.
DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION
Please inClude the project NUMBER when calling for propi!ir file identification.
CERTIFICATION
'3
ATTEST: Subscribed and sworn before me, a Notary Public, in and for the State of Washington resid"
_,'&""""ct"'-"fl--'-le~-· on the day of ~ bnJCt.ry
ENVIRONMENTAL DETERMINATION AND PUBLIC HEARING
ISSUANCE OF A DETERMINATION OF NON-SIGNIFICANCE -MITIGATED (DNS-M)
POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENfAL ACTION
PROJECT NAME: Ford-Niemi Preliminary Plat
PROJECT NUMBER: LUA08-001, PP, ECF
LOCATION: 1917 and 1925 Shattuck Avenue S
DESCRIPTION: The applicant has requested subdivision, by means of the Preliminary Plat process, of
two parcels of land located on Talbot Hill in Renton. The two parcels total 94,960 sf in alea and would be divided
into 10 lots and 1 tract. The lots would be suitable for future development for single4amily residential structures.
The track, consisting of regulated slopes, would be dedicated as a Native Growth Protection Area. The project is
in the Residential Single-family Comprehensive Plan designation, which is implemented by Residential 8 zoning.
THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERC) HAS DETERMINED THAT
THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE
ENVIRONMENT.
Appeals of the environmental determination must be filed in writing on or before 5:00 PM on February 25, 2008.
Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of
Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by City of Renton
Municipal Code Section 4-8-110.B. Additional information regarding the appeal process may be obtained from the
Renton City Clerk's Office, (425) 430-6510.
A PUBLIC HEARING WILL BE HELD BY THE RENTON HEARING EXAMINER AT HIS REGULAR
MEETING IN THE COUNCIL CHAMBERS ON THE 7TH FLOOR OF CITY HALL, 1055 SOUTH GRADY
WAY, RENTON, WASHINGTON, ON MARCH 18, 2008 AT 9:00 AM TO CONSIDER THE
PRELIMINARY PLAT. IF THE ENVIRONMENTAL DETERMINATION IS APPEALED, THE APPEAL
WILL BE HEARD AS PART OF THIS PUBLIC HEARING.
FOR FURTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTON, DEVELOPMENT
SERVICES DIVISION AT (425) 430-7200.
DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION
Please include the proj~ct NUMBER when calling for proper file identification.
Denis Law, Mayor
February 6, 2008
Tom Touma
Touma Engineers
6632 S 191 st Place #E-102
Kent, WA 98032
SUBJECT: Ford-Niemi Preliminary Plat
LUAOS-001, PP, ECF
Dear Mr. Touma:
CITY )F RENTON
Planning/Building/Public Works Department
Gregg Zimmerman P.E., Administrator
This letter is written on behalf of the Environmental Review Committee (ERC) to advise you that they
have completed their review of the subject project and have issued a threshold Determination of Non-
Significance-Mitigated with Mitigation Measures. Please refer to the enclosed ERC Report, Part 2,
Section B for a list of the Mitigation Measures.
Appeals of the environmental determination must he filed in writing on or before 5:00 PM on
February 25, 2008. Appeals must be filed in writing together with the required $75.00 application fee
with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the
Examiner are governed by City of Renton Municipal Code Section 4-8-110.B. Additional information
regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510.
A Public Hearing will he held by the Renton Hearing Examiner in the Council Chambers on the
seventh floor of City Hall, 1055 South Grady Way, Renton, Washington, on March 18, 2008 at 9:00
AM to consider the preliminary plat. The applicant or representative(s) of the applicant is required to be
present at the public hearing. A copy of the staff report will be mailed to you one week before the
hearing. If the Environmental Determination is appealed, the appeal will be heard as part of this public
hearing.
The preceding information will assist you in planning for implementation of your project and enable you
to exercise your appeal rights more fully, if you choose to do so. If you have any questions or desire
clarification of the above, please call me at ( 425)430-7286.
I'or the Environmental Review Committee,
~~n~
() ~ Current Planning Manager
JTH/smt
Enclosure
cc: Glen Ford & Ted Niemi/ Owner(s)
Karen DeBruyn, Dan & Sokhim Wallem, Jeff Sebak, Margaret Sebelist & Karen Uitting / Party(ies) of
Record
---'----,-0-55-So-u-th_G_r-ad_y_W-ay ___ R_e_n-to-n,-W-as-h1-.n-gt-on-9-80_5_7 _______ ~
@ This paperCOntains 50% recycled material, 30% post consumer
AHEAD OF THE CURVE
o~~Y ~~ CITY )F RENTON ·*' + ~;;; O~ Denis Law, Mayor
Planning/Building/Public Works Department
Gregg Zimmerman P,E,, Administrator
~'N<f
February 6, 2008
Washington State
Department of Ecology
Environmental Review Section
PO Box 47703
Olympia, WA 98504-7703
Subject: Environmental Determination
Transmitted herewith is a copy of the Environmental Determination for the following project reviewed by
the Environmental Review Committee (ERC) on February 4, 2008:
DETERMINATION OF NON-SIGNIFICANCE -MITIGATED
PROJECT NAME:
PROJECT NUMBER:
LOCATION:
Ford-Niemi Prelimina1-y Plat
LUA08-00J, PP, ECF
1917 and 1925 Shattuck Avenue S
DESCRIPTION: The applicant has requested subdivision, by means of the Preliminary Plat
process, of two parcels of land located on Talbot Hill in Renton. The two parcels total 94,960 sf in
area and would be divided into ten lots and one tract. The lots would be suitable for future
development for single-family residential structures. The track, consisting of regulated slopes, would
be dedicated as a Native Growth Protection Area. The project is in the Residential Single-family
Comprehensive Plan designation, which is implemented by Rcsidential-8 zoning.
Appeals of the environmental determinati.on must be filed in writing on or before 5:00 PM on
February 25, 2008. Appeals must be filed in writing together with the required $75.00 application fee
with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the
Examiner are governed by City of Renton Municipal Code Section 4-8-110.B. Additional information
regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510.
If you have questions, please call me at ( 425) 430-7286.
For the Environmental Review Committee,
~~~
1) "1 Current Planning Manager
JTH/smt
Enclosure
cc: King County Wastewater Treatment Division
WDFW, Stewart Reinbold
David F. Dietzman, Department of Natural Resources
WSDOT, Northwest Region
Duwamish Tribal Office
Karen Walter, Fisheries, Muckleshoot Indian Tribe
Melissa Calvert, Muckleshoot Cultural Resources Program
US Army Corp. of Engineers
Stephanie Kramer, Office of Archaeology & Hi.storic Preservation ·~
------1-0-55-So-u-th_G_r-ad_y_W-ay---R-e-n-to_n_, W-a.-hi--n-gt-on-9-80-5-.7-------RE N T Q N
@ This ~aper contains 50% recycled material, 30% post consumer
AHEAD OF THE CURVE
CITY OF RENTON
DETERMINATION OF NON-SIGNIFICANCE-MITIGATED
MITIGATION MEASURES
APPLICATION NO(S):
APPLICANT:
PROJECT NAME:
LUAOB-001, PP, ECF
Ted Niemi and Glen Ford
Ford-Niemi Preliminary Plat
DESCRIPTION OF PROPOSAL: The applicant has requested subdivision, by means of the Preliminary
Plat process, of two parcels of land located on Talbot Hill in Renton. The two parcels total 94,960 sf in area and
would be divided into ten lots and one tract. The lots would be suitable for future development for single-family
residential structures. The track, consisting of regulated slopes, would be dedicated as a Native Growth
Protection Area. The project is in the Residential Single-family Comprehensive Plan designation, which is
implemented by Residential-8 zoning.
LOCATION OF PROPOSAL:.
LEAD AGENCY:
MITIGATION MEASURES:
1917 and 1925 Shattuck Avenue S
The City of Renton
Department of Planning/Building/Public Works
Development Planning Section
1. The area of Lot8 shall remain undeveloped and be added to the Native Growth Protection Area (Tract 'A').
2. The applicant shall follow the recommendations of the Report, "Subsurface Exploration, Geologic Hazard
and Geotechnical Engineering Report," by GeoSoun::e Engineering, Inc., June 28, 2007.
3. Plans designed by an engineer shall be submitted to the Development Services Division for all retaining
walls prior to issuance of construction permits.
4. A 25-foot building setback shall be r§!ql.iired along the top of the 40 percent slope, the edge of which is
defined by the east boundary of Tract, 'A'. Such building setback line shall be recorded on the face. of the
plat
5. Project site work shall occur during the dry season of the year, with dates as specified in the most recent
Department of Ecology Storm water Management Manual.
6. This project shall b.e subject to ·the 2005 King C6ut1ty Surface Water Design Manual for both detention and
water quality facilities. '
7. The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP)
designed pursuant to the Department of Ecology's erosion and sediment control requirements outlined in
Volume 11 of the most recent Department of Ecology Stormwater Management Manual. ·
8. · The applicant shall pay the appropriate Parks Mitigation Fee based on $530.76 per new single-family lot,
for seven lots, estimated to be $3,715.32, prior to the recording ofthe final plat.. ·
9. The applicant shall pay the appropriate Traffic Impact Fee based on $75.00 per each new average daily
trip associated with the project, for seven additional lots, estimated to be $5,024.25, prior to the recording
of the final plat.
10. The applicant shall pay the appropriate Fire Impact Fee based on a rate of $488.00 per new single-family
lot, for seven additional lots, estimated at $3,416.00, prior to the recording of the final plat.
ERC Mitigation Measures Page 1 of 1
CITY OF RENTON
DETERMINATION OF NON-SIGNIFICANCE-MITIGATED
ADVISORY NOTES
APPLICATION NO(S)
APPLICANT:
PROJECT NAME:
LUAOS-001, PP, ECF
Ted Niemi and Glen Ford
Ford-Niemi Preliminary Plat
DESCRIPTION OF PROPOSAL: The applicant has requested subdivision, by means of the Preliminary
Plat process, of two parcels of land located on Talbot Hill in Renton. The two parcels total 94,960 sf in area and
would be divided into ten lots and one tract. The lots would be suitable for future development for single-family
residential structures. The track, consisting of regulated slopes, would be dedicated as a Native Growth
Protection Area. The project is in the Residential Single-family Comprehensive Plan designation, which is
implemented by Residential-8 zoning.
LOCATION OF PROPOSAL:
LEAD AGENCY:
1917 and 1925 Shattuck Avenue S
The City of Renton
Department of Planning/Building/Public Works
Development Planning Section
Advisory Notes to Applicant:
The following notes are supplemental information provided in conjunction with the environmental determination.
Because these notes are provided as information only, they are not subject to the appeal process for
environmental determinations.
Planning
1. RMC section 4-4-030.C.2 limits haul hours between 8:30 a.m. to 3:30 p.m., Monday through Friday unless
otherwise approved by the Development Services Division. The Development Services Division reserves
the right to rescind the approved extended haul hours at any time if complaints are received.
2. Within thirty-(30) days of completing the grading work; the applicant shall hydroseed or plant an
appropriate ground cover over any portion of the site that is graded or cleared of vegetation. Where no
further construction work will occur, permanent landscaping shall be installed within ninety-(90) days.
Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County
Surface Water Management Design Manual as adopted by the City of Renton may be proposed between
the dates of November 1st and March 31st of each year. The Development Services Division's approval of
this work is required prior to final inspection and approval of the permit.
3. Commercial, multi-family, new single-family and other nonresidential construction activities shall be
restricted to the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through
Friday. Work .on Saturdays shall be restricted to the hours between nine o'clock (9:00) a.m. and eight
o'clock (8:00) p.m. No work shall be permitted on Sundays.
Fire Prevention
1. A fire hydrant with 1,000 GPM fire flow is required within 300-ft of all new single-family structures. If the
building square footage exceeds 3,600 sq ft in area, the minimum fire flow increases to 1,500 GPM and
requires two hydrants within 300 ft of the structures.
2. Fire Department access roads are required to be paved, 20-foot wide.
3. Street addresses shall be visible from a public street.
Plan Review -Surface Water
1. There are storm drainage facilities in Union Avenue NE and to the south of the proposed project.
ERC Advisory Notes Page 1 of 3
2. The Surface Water System Development Charge is $759.00 per building lot. This fee is payable at the time
the utility construction permit is issued.
Plan Review -Water
1. The proposed subdivision is within the water service area of the City of Renton.
2. The property is within the 300-pressure zone and the static pressure at the main is approximately 65 psi at
street level.
3. There is an existing eight-inch water line in Shattuck Avenue S that can deliver a maximum flow of 1,600
gpm.
4. The applicant and engineer shall field verify and show the location and distance of all existing fire hydrants
within 300 ft of the site.
-5. System Development charges of $2,236.00 (assuming %-inch meter) per each new lot are required. The
Development charges are collected as part of the construction permit.
Plan Review -Sewer
1. There is an existing eight-inch sanitary sewer in Shattuck Avenue S and another eight-inch main in S 19 1
h
Street.
2. All proposed lots are required to be served through a gravity sewer.
3. All lots shall provide a separate side sewer, with a minimum slope of 2 percent, to each building. No duel
side sewers are allowed.
4. The sanitary sewer main will be extended via a 15-ft utility easement with drivable access to all manholes.
5. Existing septic systems shall be abandoned in accordance with the King County Health Department prior to
recording the final plat.
6. The Sanitary Sewer System Development Charge (SOC) is $1,591.00 per building lot. This fee is payable
at the time the utility construction permit is issued. · ·
Plan Review -Street Improvements
1. Street lights would be required to be installed by this project on Shattuck Avenue S and in the new plat.
All street lighting shall be designed and installed per City of Renton standards and specifications. Private
(including PSE) street lighting systems are not allowed.
2. The applicant submitted a street modification request for the proposed reduction in the required right-of-
way width from 50 to 45 ft.
3. The applicant submitted profiles of all proposed driveways within the plat. The maximum slope of roads is
15 percent.
4. All lot corners at intersections of dedicated public rights-of-way shall have a minimum radius of 15 ft.
5. Street improvements including, but not limited to paving, 5 ft sidewalk, curb and gutter, landscape, and
street signs will be required.
6. .All new electrical, phone, cable services, and lines must be installed underground per the City of Renton
Undergrounding Ordinance. The construction of these franchise utilities must be inspected and approved
by a City of Renton Public Works inspector prior to recording the plat.
General
1. All required utility, drainage, and street improvements will require separate plan submittals prepared
according to City of Renton's drafting standards by a licensed Civil Engineer.
2. All projects are required to be tied to a minimum_ of two of the City of Renton's current horizontal and
vertical control network.
ERC Advisory Notes Page 2 of3
3. Permit application must include an itemized cost estimate for these improvements. The fee for review and
inspection of these improvements is 5 percent of the first $100,000 of the estimated construction costs; 4
percent of anything over $100,000 but less than $200,000, and 3 percent of anything over $200,000. Half
of the fee must be paid upon application for building and construction permits, and the remainder when
the permits are issued. There may be additional fees for water service related expenses. See Drafting
Standards.
ERC Advisory Notes Page 3 of 3
CITY OF RENTON
DETERMINATION OF NON-SIGNIFICANCE
(MITIGATED)
APPLICATION NO(S)
APPLICANT:
LUA08-001, PP, ECF
Ted Niemi and Glen Ford
Ford-Niemi Preliminary Plat PROJECT NAME:
DESCRIPTION OF PROPOSAL: The applicant has requested subdivision, by means of the Preliminary
Plat process, of two parcels of land located on Talbot Hill in Renton. The two parcels total 94,960 sf in area and
would be divided into 10 lots and 1 tract. The lots would be suitable for future development for single-family
residential structures. The track, consisting of regulated slopes, would be dedicated as a Native Growth
Protection Area. The project is in the Residential Single-family Comprehensive Plan designation, which is
implemented by Residential 8 zoning.
LOCATION OF PROPOSAL:
LEAD AGENCY:
1917 and 1925 Shattuck Avenue
The City of Renton
Department of Planning/Building/Public Works
Development Planning Section
The City of Renton Environmental Review Committee has determined that it does not have a probable significant adverse
impcict on the environment. An Environmental Impact Statement (EIS) is not required under RCW 43.21C.030(2)(c).
Conditions were imposed as mitigation measures by the Environmental Review Committee under their authority of
Section 4-6-6 Renton Municipal Code. These conditions are necessary to mitigate environmental impacts identified
during the environmental review process.
Appeals of the environmental determination must be filed in writing on or before 5:00 PM on February 25, 2008.
Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton,
1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by City of Renton Municipal Code
Section 4-8-11 O.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's
Office, (425) 430-6510.
PUBLICATION DATE:
DATE OF DECISION:
SIGNATURES:
Terry Higashiyama, Administrator
Community Services
February 9, 2008
February 4, 2008
d6Yjai~~ Dal§ I.Dav~s. fuhief
Fire Department
Date
ENVIRONMENTAL REVIEW COMMITTEE
MEETING NOTICE
February 4, 2008
To: Gregg Zimmerman, Planning/Building/Public Works Administrator
Terry Higashiyama, Community Services Administrator
I. David Daniels, Fire Chief
Alex Pietsch, EDNSP Administrator
From: Jennifer Henning, Development Planning
Meeting Date: Monday, February 4, 2008
Time: 3:00 PM
Location: Sixth Floor Conference Room #620
Agenda listed below.
Tall Firs Lot 11 Variances (Petzel)
LUA0?-107, V-A, V-A, V-A, ECF
Application for Environmental Review for the development of a single-family home on Lot 11 of Tall Firs at Honey
Creek. The project site is located in the R-8 Zone. The site has critical slopes and abuts Honey Creek, a Class 2
stream. In order to build the single-family home, three adminstrative variances are requested; a reduced front yard
setback, building on a critical slope, and a reduction in the stream buffer. There are no wetlands onsite.
Ford-Niemi Preliminary Plat (Henning)
LUAOB-001, PP, ECF
The applicant has requested subdivision, by means of the Preliminary Plat process, of two parcels of land located on
Talbot Hill in Renton. The two parcels total 94,960 sf in area and would be divided into 10 lots and 1 tract. The lots
would be suitable for future development for single-family residential structures. The track, consisting of regulated
slopes, would be dedicated as a Native Growth Protection Area. The project is in the Residential Single~family
Comprehensive Plan designation, which is implemented by Residential 8 zoning.
Helipad Zoning Code Amendment (Conkling)
LUAOS-004, ECF
Amend the zoning code to allow he Ii pads as an accessory use in the R~B zone with a conditional use permit.
cc: D. Law, Mayor
J. Covington, Chief Administrative Officer
S. Dale Estey, Economic Development Director®
D. Pargas, Assistant Fire Marshall
N. Watts, P/B/PW Development Services Director ®
F. Kaufman, Hearing Examiner
B. Van Horne, Deputy Fire Chief®
J. Medzegian, Council
P. Hahn, P/B/PW Transportation Systems Director
R. Lind, Economic Development
L. Warren, City Attorney ®
ERG
REPORT
City of Renton
Department of Planning/ Building / Public Works
ENVIRONMENTAL REVIEW COMMITIEE REPORT
ERC MEETING DATE: February 4, 2008
Proiect Name: Ford-Niemi Preliminary Plat
Owner: Ted Niemi; 1917 Shattuck Ave S; Renton WA 98055 and
Glen Ford; 1925 Shattuck Ave S; Renton WA 98055
Applicant: same as above
Contact: Tom Touma; Touma Engineers; Kent WA 98032
File Number: LUAOS-001, PP, ECF
Project Manager: Elizabeth Higgins, Senior Planner
Project Summary: The applicant has requested subdivision, by means of the Preliminary Plat process,
of two parcels of land located on Talbot Hill in Renton. The two parcels total
94,960 sf in area and would be divided into ten lots and one tract. The lots would
be suitable for future development for single-family residential structures. The
track, consisting of regulated slopes, would be dedicated as a Native Growth
Protection Area. The project is in the Residential Single-family Comprehensive
Plan designation, which is implemented by Residential-8 zoning.
Project Location: 1917 and 1925 Shattuck Ave S
Exist. Bldg Arca SF.·
Site Area:
STAFF
RE CO MM ENDA TION:
NIA
94,960 sf(2.18 a)
Proposed New Bldg. Area (fiiotprint):
Proposed New Bldg. Area (gross):
Total Building Area GSF:
NIA
NIA
NIA
Staff recommends that the Environmental Review Committee issue a
Determination of Non-Significance -Mitigated (MDNS)
-----------------
Proj eel Location Map
ERC REPORT 08-001.doc
City a/Renton PIE/PW Departme,
FORD-NIEMI PRELIMINARY
Report offebruary 4, 2008
T
II PART ONE: PROJECT DESCRIPTION/ BACKGROUND
Enviro ntal Review Committee Staff Report
LUAOS-001, PP, ECF
Page 2 of9
The proposed project, the Ford-Niemi Preliminary Plat, is located on Talbot Hill fronting on Shattuck Avenue S,
south of S 19'" Street [Exhibit l ]. Valley Vue Estates abuts the property to the south [Exhibit 2]. An existing 2-
story residential structure, built in 1937 and remodeled in 1985 would remain at 1917 Shattuck. A second
residence, built in 1908, would be removed from 1925 Shattuck. All other garages and outbuildings would be
removed.
The two lots (722200-0400 and 722200-0410) would be consolidated and then subdivided into ten single-family
residential lots. The west portion of the property is very steeply sloped and consists ofregulated slopes. This area
would be within a recorded casement designated a Native Growth Protection Area (Tract A) [Exhibit 3].
The property is designated Residential Single-family on the Comprehensive Plan map. This designation is
implemented by Residential-8 Zoning (R-8) [Exhibit 4]. Residential-8 zoning allows a range of density between
a minimum of four dwelling units per net acre (du/a) and a maximum of eight per net acre. The 94,960 sf (2.18
acres) combined properties have approximately 13,624 sf of critical areas (regulated slopes), 19,180 sf of public
street area, and 2,165 sf of private streets. The net area of the site would be 59,991 sf (1.38 a). The density of the
proposed 10-lot subdivision would be 7.26, which is within the range allowed by the development standards of
the zone.
Access to Lot 1 would be directly from Shattuck, Lots 2 -4 from a new public street off Shattuck, Lots 5 and 6
directly from a cul-de-sac, and Lots 7 -10 from private access easements.
A modification from street standards has been requested and approved that would allow a 45 ft right-of~way for a
new public street, rather than the required 50 ti.
Landscaping would be required and a landscaping plan has been submitted as has a Tree Retention Worksheet
[Exhibit 5].
PART TWO: ENVIRONMENTAL REVIEW
In compliance with RCW 43.21 C.240, the following enviromnental (SEPA) review addresses only those project
impacts that are not adequately addressed under existing development standards and environmental regulations.
A. Environmental Threshold Recommendation
Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials:
Issue a Determination of Non-Significance with Mitigation (DNS-M) with a 14-day Appeal Period.
B. Mitigation Measures
I. The area of Lot 8 shall remain undeveloped and be added to the Native Growth Protection Area
(Tract 'A').
2. The applicant shall follow the reconm1endations of the Report, ''Subsurface Exploration, Geologic
Hazard and Geotechnical Engineering Report," by GeoSource Engineering, Inc., June 28, 2007.
3. Plans designed by an engineer shall be submitted to the Development Services Division for all
retaining walls prior to issuance of construction permits.
4. A 25-foot building setback shall be required along the top of the 40 percent slope, the edge of which
is defined by the cast boundary of Tract· A'. Such building setback line shall be recorded on the face
of the plat
5. Project site work shall occur during the dry season of the year, with dates as specified in the most
recent Department of Ecology Stormwater Management Manual.
ERC REPORT08-00l.doc
City of Renton FIB/PW Departmen
FORD-NIEMI PRELIMINARY r
Enviro ntal Review Committee .\'taff Report
LUAOS-001, PP, ECF
Report of February 4, 2008 Page 3 of9
C.
6. This project shall be subject to the 2005 King County Surface Water Design Manual for both
detention and water quality facilities.
7. The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan
(TESCP) designed pursuant to the Department of Ecology's erosion and sediment control
requirements outlined in Volume II of the most recent Department of Ecology Storm water
Management Manual.
8. The applicant shall pay the appropriate Parks Mitigation Fee based on $530.76 per new single-
family lot, for seven lots, estimated to be $3,715.32, prior to the recording of the final plat.
9. The applicant shall pay the appropriate Traffic Impact Fee based on $75.00 per each new average
daily trip associated with the project, for seven additional lots, estimated to be $5,024.25, prior to the
recording of the final plat.
10. The applicant shall pay the appropriate Fire Impact Fee based on a rate of$488.00 per new single-
family lot, for seven additional lots, estimated at $3,416.00, prior to the recording of the final plat.
Exhibits
Exhibit I
Exhibit 2
Exhibit 3
Exhibit 4
Exhibit 5
Exhibit 6
Exhibit 7
Exhibit 8
Exhibit 9
Vicinity Map
Aerial Photograph
Plat Plan
Zoning Map
Tree Retention Worksheet
Renton Critical Areas Map -Regulated Slopes
Gcotcchnical Report Site and Exploration Plan
Renton Critical Areas Map -Coal Mines
Partial Geologic Structure Map of Renton Coal Mines
D. Environmental Impacts
The Proposal was circulated and reviewed by various City Departments and Divisions to determine whether
the applicant has adequately idenhjied and addressed environmental impacts anticipated to occur in
eonjunction with the proposed development. Staff reviewers have identified that the proposal is likely to
have the.following probable impacts:
1. Earth
Impacts: The site is situated on a plateau at the top of a very steeply sloped hillside. The east one-quarter of
the site slopes at 13 percent from its frontage along Shattuck toward the west. The center half slopes from
south to north at an average of about 20 percent. The steepest area of the property is on the west side and in
the northwest comer. The most westerly portion of the property will not be developed due to the slopes. This
13,624 sf area would be preserved within a Native Growth Protection Area casement (Tract A). In the
northwest comer of the proposed development, Lot 8 has slopes that range from 35 to 70 percent. [Exhibit 6]
Within the building footprint area of the proposed Lot 8, there is a vertical rise of 16 ti and a slope angle of
46 percent (horizontal distance of 36 ti). This meets the definition of a ''protected slope" (RMC 4-11-190.
"Slope, Protected"). Therefore, staff recommends that the 4,895 sf area of Lot 8 be added to the 13,624 sf of
the Native Growth Protection Area (Tract 'A').
Access roads are sloped at 8 percent (new public street) and 15 percent (new private access easement), which
are the upper limits of allowable grades for roads.
The degree lo which slopes are considered to be potential hazards to development is based not only on the
angle of the slope, but also on the underlying soil type and conditions.
ERC REPORT 08-001.doc
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FORD-NIEMI PRELIMINARY
Report of February 4, 2008
T
Enviro ntal Review Committee Staff Report
LUA08-001, PP, ECF
Page 4 of9
The applicant submitted a geotechnical engineering report, "Subsurface Exploration, Geologic Hazard and
Geotechnical Engineering Report,'' by GeoSource Engineering, Inc., June 28, 2007 (Report). The
conclusions and recommendations of the report were based on several resources, including three exploration
pits excavated to a depth of 6 or 7 ft (Pit No. 2 and Pits 1 and 3, respectively). [Exhibit 7]
According to the subsurface exploration, the top layer of material (to 2.5 ft deep) consists of silty, fine to
coarse sand with organic material. The next layer is weathered "Renton Formation" (to 4.5 fl deep), which
consists of very dense sandstone. The material at the bottom of the test pit is unweathered Renton Formation
sandstone.
Organic topsoil and weathered sandstone on slopes represents a "moderate" erosion hazard due to the silt
content of the material. Silt tends to cause water to flow across exposed slopes, rather than infiltrate into the
slope. The Report makes several reco111111endations to reduce the erosion hazard on the site. These include the
following:
• Stockpiled topsoil should be covered by plastic sheeting and surrounded by hay bales.
• Land on sloped areas should not be cleared of vegetation. Groundcover should be reestablished as
soon as possible where clearing is required for development.
• All stonn water should be conveyed into a tight-lined system.
• Landscaping that requires watering along the tops of slopes should be avoided. Plants with extensive
root systems should be planted on sloped areas.
Staffreco111111cnds that the applicant follow the recommendations of the Rep01t, "Subsurface Exploration,
Geologic Hazard and Geotechnical Engineering Report," by GeoSource Engineering, Inc .. June 28, 2007, as
a mitigation measure for the project.
The proposed plan indicates extensive retaining walls would be required to create building pads, particularly
along the north property boundary. These walls may be in excess of 8 ft in height and would support created
slopes of 50 percent or greater up to the structure foundation at the rear of the building. Staff rcco111111cnds
that a mitigation measure be adopted that requires submittal of plans designed by an engineer for all retaining
walls.
Geotechnical observation of the site did not reveal signs of landslides or other slope movement. There is,
however, a potential risk of seismically induced shallow earth slides that could occur in the weathered
sandstone layer, particularly along the steeper areas at the westerly portion of the site. Therefore, a 25-ft
building setback is reconunended in the Report, with staff concurrence, along the top of the 40 percent slope,
the edge of which is defined by the east boundary ofTract 'A'.
The Report addresses the potential for hazards related to abandoned coalmines in the vicinity. Review of
available data indicates a former mine shaft of the Old Patten Mine may be located approximately 150 ft
from the north property boundary. [Exhibits 8 and 9] Although the historical record of mineshaft locations is
inexact, the Report states that it is unlikely based on the location of the Patton Syncline (outer limit of
presence of coal) that shafts would underlie the property. Therefore the risk of soil collapse from the
proximity of the mineshaft is low.
Mitigation Measures:
I. The area of Lot 8 shall remain undeveloped and be added to the Native Growth Protection Area
(Tract 'A').
2. The applicant shall follow the reco111111endations of the Report, "Subsurface Exploration,
Geologic Hazard and Gcotcchnical Engineering Report," by Geosource Engineering, Inc., June
28, 2007.
3. Plans designed by an engineer shall be submitted for all retaining walls prior to issuance of
construction permits.
ERC REPORT 08-001.duc
City of Renton FIB/PW Departme,
FORD-NIEMI PRELIMINARY
Report of February 4, 2008
T
Envin 'nlai Review Cammi/lee StaffReport
LUAOS-001, PP, ECF
Page 5 of9
4. A 25-foot building setback shall be required along the top of the 40 percent slope, the edge of
which is defined by the east boundary of Tract' A'. The building setback line shall be recorded
on the face of the plat.
Nexus: RMC 4-3-0SOJ, "Geologic Hazards;" RMC 4-4-060, "Grading, Excavation, and Mining
Regulations;" SEPA
2. Air
Impacts: During construction, dust and emissions from construction equipment and excavation and pile
driving activities would be expected. Following construction, there will be emissions from residents'
vehicles.
Mitigation Measures: No mitigation is proposed because such emissions are regulated by state and federal
agencies.
Nexus: Not applicable
3. Water
a. Wetland, Streams, Lakes
Impacts: There are no known wetlands, streams, or other surface bodies of water on the site.
Mitigation Measures: No mitigation required
Nexus: Not applicable
b. Ground Water
Impacts: The ·'Subsurface Exploration, Geologic Hazard and Geotechnical Engineering Report." by
GeoSource Engineering, Inc., June 28, 2007, states that no ground water seepage was encountered in
the excavated test pits.
Mitigation Measures: No mitigation required
Nexus: Not applicable
c. Storm Water
Impacts: Due to the steep slopes on the property, staff recommends that site work occur during the
dry season of the year, with dates as specified in the most recent Department o/Fcolngy Storm water
Management Nfanual.
The applicant submitted a surface water control study, "Storm Drainage Report I.eve! I, Ford-Niemi
Preliminary Plat, City of Renton," by Touma Engineers, dated October 23, 2007. Staff recommends
that the project be subject to the 2005 King County Surface Water Design Manual for both detention
and water quality facilities.
In addition, due to surficial soil conditions and the necessity to remove vegetation in sloped areas,
staff recommends that the applicant be required to provide a Temporary Erosion and Sedimentation
Control Plan (TESCP) designed pursuant to the Depai1ment of Ecology's erosion and sediment
control requirements outlined in Volume II of the most recent Department o/Eco/ogy Stormwater
1\1anagernent Afanual.
ERC REPORT 08-001.doc
City of Renton FIB/PW Departmer
FORD-NIEMI PRELIMINARY
Report of February 4, 2008
Mitigation Measures:
T
Enviro 'ntal Review Committee StajfReport
Ll!AOS-001, PP, ECF
Page 6 of9
1. Project site work shall occur during the dry season of the year, with dates as specified in the most
recent Department ofEcology Storm water Management Manual.
2. The project shall be subject to the 2005 King County Surface Water Design Manual for both
detention and water quality facilities.
3. The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan
(TESCP) designed pursuant to the Department of Ecology's erosion and sediment control
requirements outlined in Volume II of the most recent Department a/Ecology Stormwater
Management Afanua/.
Nexus: SEPA regulations
4. Vegetation
Impacts: Significaut vegetation, including mature evergreen and deciduous trees would be removed from
the site. The proposed development site is developed with existing structures dating from 1908 at the west
end and 1937 at the east end of the property, outbuildings, and driveways.
The applicant has provided information that there are approximately twenty-two (22) trees on the site. The
applicant proposes to clear the site of the majority of existing trees and vegetation to accommodate grading
and building site preparation.
The City of Renton requires the retention of 30 percent of the protected trees in the R-8 zone during
development. Therefore, in addition to other landscaping requirements, eight (8) trees meeting the
requirements for size and type must be planted. These trees must be indicated on the final landscape plan, to
be suhmitted and approved prior to recording the final plat.
All pervious areas of the subdivision are required to be landscaped, including front and side yards of
residential lots and detention tracts. The Renton Municipal Code requires that two street trees be provided
for each residential lot, located in front of the primary structure. Consistent with RMC 4-10-11 OA, the
applicant will also be required to provide five (5) feet of landscaping along the frontages of Shattuck J\ venue
Sand the new public street.
The site clearing, loss of vegetated habitat, and subsequent provision of landscaping and street trees is
typical for urbanizing areas, as the resulting subdi vidcd lots are not large enough to feasibly retain
significant numbers of trees or other native vegetation while accommodating the proposed residential
development. The required landscaping and street trees will provide aesthetic appeal for the post-
development neighborhood and adjacent street frontages, and buffer established nearby neighborhoods from
the new development.
Tree removal and replacement regulated by Renton Municipal Code will be addressed in the preliminary plat
staff report.
Mitigation Measures: None
Nexus: NIA
5. Wildlife
ERC REPORT 08-001.doc
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FORD-NIEMI PRELIMINARY
Report of February 4, 2008
T
Enviro ntal Review Committee Staff Report
LUAOS-001, PP, ECF
Page 7 of9
Impacts: The environmental checklist submitted by the applicant indicates that songbirds and small
mammals are present on the site. A consequence of urbanization of outlying areas of the City is that long-
standing habitat is disturbed or destroyed.
Mitigation Measures: None
Nexus: Not applicable
6. Parks and Recreation
Impacts: The proposed development is anticipated to generate future demand on existing and future City
parks, recreational facilities, and programs. Therefore, staff recommends that the applicant be required to
pay a Parks Impact Fee based on $530.76 per each new single-family lot. The fee is estimated at $3,715.32
(7 lots x $530. 76 = $3,715.32). Staff recommends that this fee be payable prior to the recording of the final
plat.
Mitigation Measures: The applicant shall pay the appropriate Parks Mitigation Fee based on $530.76 per
new single-family lot, for seven lots, estimated to be $3,715.32, prior to the recording of the final plat.
Nexus: SEPA Enviromnental Regulations; Parks Mitigation Fee Resolution No. 3082, Ordinance 4527.
7. Transportation
Impacts: The project would be accessed from Shattuck Avenue S on the east. Improvements including
pavement, curb, gutter, and sidewalk, would be required by Renton Municipal Code.
New streets interior to the plat must be developed to City of Renton standards, which are: 42-feet right-of-
way (a street standard modification was requested and approved); full 32-feet pavement width; curbs;
gutters; 5-foot wide sidewalks; and street lighting.
Streetlights will be required to be installed on Shattuck Avenue S and within the plat.
The project would result in an increase in traffic trips; therefore, staff recommends that the applicant pay a
Traffic Impact Fee based on a rate of $75.00 per new trip. Each new lot is expected to generate
approximately 9.57 trips per day. For the proposal, the Traffic Impact Fee is estimated at $5,024.25 (9 new
lots -2 existing residences= 7 x 9.57 trips x $75 per trip= $5,024.25). Staff recommends that this fee be
payable prior to the recording of the final plat.
Mitigation Measnres: The applicant shall pay the appropriate Traffic Impact Fee based on $75.00 per
each new average daily trip associated with the project, for seven additional lots, estimated to be $5,024.25,
prior to the recording of the final plat.
Nexus: SEPA Environmental Re.,>ulations; Transportation Mitigation Fee Resolution No. 3100, Ordinance
4527.
8. Fire & Police
Impacts: Fire Prevention staff indicates that sufiicient resources exist to furnish services to the proposed
development; subject to the condition that the applicant provides required improvements and fees. As the
proposal would add seven new lots to the City, staff recommends that the applicant be required to pay a Fire
Impact Fee in the amount of $488.00 per new single-family lot with credit given for the two existing
residences. The total fee is estimated at $3,416.00 (9 new lots -2 existing residences= 7 x $488.00 =
53,416.00). Staff recommends that the payment of the fee be required prior to the recording of the final plat.
ERC REPORT 08-001.doc
City ~/Renton PIE/PW Departme,
FORD-NIEMI PRELIMINARY
Enviro ·ntal Review Committee Staf{Report
T LUAOS-001, PP, ECF
Report of February 4, 2008 Page 8 of9
Mitigation Measures: The applicant shall pay the appropriate Fire Impact Fee based on a rate of $488.00
per new single-family lot, for seven additional lots, estimated at $3,416.00, prior to the recording of the final
plat.
Nexus: SEPA Environmental Regulations; Fire Mitigation Fee Resolution No. 2913, Ordinance 4527.
E, Comments of Reviewing Departments
The proposal has been circulated to City Departments and Division Reviewers. Where applicable, their
comments have been incorporated into the text of this report and/or "Advisory Notes to Applicant."
./ Copies of all Review Comments are contained in the Official File and may be attached to this
report.
Environmental Determination Appeal Process Appeals of the environmental determination must be filed
in writing on or before 5:00 PM, February 25, 2008,
Renton Municipal Code Section 4-8-1 !0.B governs appeals to the Hearing Examiner. Appeals must be filed in
writing at the City Clerk's office along with a $75.00 application fee. Additional infornrntion regarding the
appeal process may be obtained from the City Clerk's Office, Renton City Hall -7th Floor, I 055 S. Grady Way,
Renton WA 98057.
ADVISORY NOTES TO APPLICANT
The following notes are supplemental information provided in conjunction with the administrative land
nse action. Because these notes are provided as information only, they are not subject to the appeal process for
the land use ac:tions.
Planning
I. RMC section 4-4-030.C.2 limits haul hours between 8:30 a.m. to 3:30 p.m., Monday through Friday unless
otherwise approved by the Development Services Division. The Development Services Division reserves the
right to rescind the approved extended haul hours at any time if complaints are received.
2. Within thirty-(30) days of completing the grading work; the applicant shall hydroseed or plant an
appropriate ground cover over any portion of the site that is graded or cleared of vegetation. Where no
further construction work will occur, permanent landscaping shall be installed within ninety-(90) days.
Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County
Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the
dates of November l st and March 3 l st of each year. The Development Services Division's approval of this
work is required prior to final inspection and approval of the permit.
3. Commercial, multi-family, new single-family and other nonresidential construction activities shall be
restricted to the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through
Friday. Work on Saturdays shall be restricted to the hours between nine o'clock (9:00) a.m. and eight o'clock
(8:00) p.m. No work shall be permitted on Sundays.
Fire Prevention
I. A fire hydrant with 1,000 GPM fire Dow is required within 300-ft of all new single-family structures. If the
building square footage exceeds 3,600 sq ft in area, the minimum fire flow increases to 1,500 GPM and
requires two hydrants within 300 ft of the structures.
2. Fire Department access roads arc required to be paved, 20-foot wide.
3. Street addresses shall be visible from a public street.
Plan Review -Surface Water
I. There arc storm drainage facilities in Union Avenue NE and to the south of the proposed project.
2. The Surface Water System Development Charge is $759.00 per building lot. This fee is payable at the time
the utility construction permit is issued.
Plan Review -Water
1. The ro osed subdivision is within the water service area of the Cit of Renton.
ERC REPORTOS-001.doc
City ofRenton FIB/PW Departme,
FORD-NIEMI PRELIMINARY
Enviro 'ntal Review Committee Staff Report
T LUAOS-001, PP, ECF
Report of February 4. 2008 Page 9 of9
2. The property is within the 300-pressure zone and the static pressure at the main is approximately 65 psi at
street leveL
3. There is an existing eight inch water line in Shattuck Avenue S that can deliver a maximum flow of 1,600
gpm.
4. The applicant and engineer shall field verify and show the location and distance of all existing fire hydrants
within 300 ft of the site.
5. System Development charges of $2,236.00 (assuming Y.-inch meter) per each new lot are required. The
Development charges are collected as part of the construction permit.
Plan Review -Sewer
1. There is an existing eight-inch sanitary sewer in Shattuck Avenue Sand another eight-inch main in S 19 1
h
Street.
2. All proposed lots are required to be served through a gravity sewer.
3. All lots shall provide a separate side sewer, with a minimum slope of 2 percent, to each building. No duel
side sewers are allowed.
4. The sanitary sewer main will be extended via a 15-ft utility easement with drivable access to all manholes.
5. Existing septic systems shall be abandoned in accordance with the King County Health Department prior to
recording the final plat.
6. The Sanitary Sewer System Development Charge (SDC) is $1,591.00 per building lot. This fee is payable at
the time the utility construction pennit is issued.
Plan Review -Street Improvements
1. Street lights would be required to be installed by this project on Shattuck Avenue S and in the new plat. All
street lighting shall be designed and instalkd per City of Renton standards and specifications. Private
(including PSF) street lighting systems are not allowed.
2. The applicant submitted a street modification request for the proposed reduction in the required right-of~
way width from 50 to 45 ti.
3. The applicant submitted profiles of all proposed driveways within the plat. The maximum slope of roads is
15 percent.
4. All lot comers at intersections of dedicated public rights-of-way shall have a minimum radius of 15 ft.
5. Street improvements including, but not limited to paving, 5 ft sidewalk, curb and gutter, landscape, and
street signs will be required.
6. All new electrical, phone, cable services, and lines must be installed underground per the City of Renton
Undergrounding Ordinance. The construction of these franchise utilities must be inspected and approved by
a City of Renton Public Works inspector prior to recording the plat.
General
1. All required utility. drainage, and street improvements will require separate plan submittals prepared
according to City ofRcnton's drafting standards by a licensed Civil Engineer.
2. All projects are required to be tied to a minimum of two of the City ofRenton's current horizontal and
vertical control network.
3. Pennit application must include an itemized cost estimate for these improvements. The fee for review and
inspection ofthcsc improvements is 5 percent of the first $100,000 of the estimated construction costs; 4
percent of anything over $100,000 but less than $200,000, and 3 percent of anything over $200,000. Half of
the fee must be paid upon application for building and construction pcm1its, and the remainder when the
permits are issued. There may be additional fees for water service related expenses. See Dratiing Standards.
ERC REPORT 08-001.doc
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5319
CITY OF RENTON
__ ~EE RETENTION
WORKSHEET
PORO-NIEMI PRELIMINARY PLAT
1. Total number of trees over 6" in diamter1 on project 1 22 trees -----
2. Deductions: Certain trees are excluded from the retention calculations:
Trees that are dead, diseased, or dangerous
Trees is proposed public trees
Trees in proposed private access easements/tracts
Trees in critical areas3 and buffers
Total number of excluded trees
3. Subtract line 2 from line 1:
trees
9 trees
2 trees
trees
2 11 trees -----
3 11 trees ----=="-
4. Next to determine the number of trees must be retained4, multiply line 3 by
0.3 in zones RC, R-1, R-4, or R-8
0.1 in all other residential zones
0.05 in all commercial and industrial zones 4 3 trees -----
5. List the number of 6' or larger trees that you are proposing to retain
5 3 trees -----
6. Subtract line 5 from line 4 for trees to replaced 6 o trees -----
7. Multiply line 6 by 12" for number of required replacement inches
7 0 inches -----8. Proposed size of trees to meet additional planting requirements
(Minimum 'Z' caliper trees required) 8 ____ O_ inches
per tree
9. Divide line 7 by line 8 for number of replacement trees6:
(if remainder is 0.5 or greater, round up to the next whole number)
9 0 trees -----
1. Measured at chest height
2. Dead, diseased or dangerous trees must be certified as such by a forester, registered
landscaping architect, or certified arborist, and approved by the City.
3. Critical Areas, such as wetlands, streams, floodplains and protected slopes, are
defined In Section 4-3-050 of the Renton Municipal Code (RMC)
4. Count only those trees to be retained outside of critical areas and buffers
5. The City may require modification of the tree retention plan to ensure retention of the
maximum number of trees per RMC 4-4-130H7a
6. Inches of street trees, inches of trees added to critical areas/buffers, and inches
of trees retained on site that are less than 6" but are greater than 'Z' can be used to
EXHIBIT
5
meet the tree replacement requirements. DEveLOPMeNT
crrv OF RE~~NING
JAN -4 2008
RECEIVED
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Site plan provided by Touma Engineers
FORD-NIEMI SHORT PLAT
1925 Shattuck Avenue South
Renton, Washington
SITE AND EXPLORATION PLAN -FIG. 1
Geosource
PROJECT NO.
C070506
ENGINEERING, INC.
DATE
6/2812007
FILE NO.
C070506 Site Plan.vsd
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EXHIBIT
7
Tuesday, January 29, 2008 2:20 PM
Renton City Limits
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EXHIBIT
8
Tuesday, January 29, 2008 3:00 PM
C070506 Ford-Niemi Short Pl ,ort, 5/28/2007, Page 4 of 10
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Partial Geologic Structure Map of Renton Coat Mine EXHIBIT
9
' '
City a ... en tan Department of Planning I Building I Pub .. c . larks
ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET
REVIEWING DEPARTMENT: ECONOMIC DEV COMMENTS DUE: JANUARY 24, 2008
APPLICATION NO: LUA08-001 DATE CIRCULATED: JANUARY 10, 2008
APPLICANT: Ted Niemi & Glen Ford PLANNER: Elizabeth Hiaains
PROJECT TITLE: Ford-Niemi Preliminary Plat PLAN REVIEWER: Rick Moreno
SITE AREA: 94,960 square feet BUILDING AREA (qross): N/A
LOCATION: 1917 & 1925 Shattuck Avenue S WORK ORDER NO: 77857
SUMMARY OF PROPOSAL: The applicant has requested an environmental (SEPA) determination and preliminary plat approval for
a 10 lot subdivision located in the Residential 8 dwelling units per acre zone. There would be one tract of land, consisting of steep
slopes on the west portion of the site, that would be set aside as a Native Growth Protection Area. A request for modifications from
City of Renton street standards has been requested to allow a 42 foot right-of-way for a new public street and a 45 foot diameter cul-
de-sac. The project will require a public hearing.
A. ENVIRONMENTAL IMPACT (e.g. Nan-Code) COMMENTS
Element of the Probable Probable More Element of the Probable Probable More
Environment Minor Major Information Environment Minor Major Information
Impacts Impacts Necessary Impacts Impacts Necessary
Eart/J Housinq
Air Aesthetics
Water LiohUGlare
Plants Recreation
Land/Slloreline Use Utilities
Animals Transoorlalion
Environmental Health Public Services
Energy/ Historic/Cultural
Natural Resources Preservation
Airport Environmenl
10,000 Feet
14,000 Feet
B. POL/CY-RELATED COMMENTS
C. CODE-RELATED COMMENTS
We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or
areas where additional information is needed to properly assess this proposal.
/tlltt/;,:f,,
Signature of Director or Authorized Representative Date 1
;:
PLANNING/BUILDING/
PUBLIC WORKS DEPARTMENT
MEMORANDUM
DATE: January 29, 2008
Elizabeth Higgins
Rick Moreno
TO:
FROM:
SUBJECT: Niemi-Ford Short Plat, LUAOS-001
The following Utility and Transportation comments concern the Environmental and
Development Application review for the subject project.
EXISTING CONDITIONS
WATER -The site is within the City of Renton water service area. There is an 8-inch
water main within the existing roadway (Shattuck Ave S.). The project site is
located in the 300-water pressure zone. The site is outside of zone 2 of the
Aquifer Protection Area. Fire Flow available to the site is approximately 1,600
gpm. Static water pressure is approximately 65 psi.
SEWER -There is an 8-inch sewer main within Shattuck Ave S. along with an 8-inch
sewer main within S. 191h Street.
All proposed lots are required to be served through a gravity sewer.
STORM -A preliminary plan and drainage report will be required with the site plan
application. The report shall address detention and water quality requirements
as outlined in the 1990 King County Surface Water Manual. If preliminary
calculations indicate detention will be required under the 1990 manual, staff
will recommend a condition that the project comply with the 2005 King
County Surface Water Design Manual to meet both detention (Conservation
Flow Control-a.k.a. Level 2) and water quality improvements.
The surface water drains to the Black River Basin.
STREET -No current street improvements to back lots.
CODE REQUIREMENTS
WATER
1. In accordance with the Fire Department requirement (prior to recording the
subdivision), at a minimum, one hydrant within 300 feet of any proposed single-
family structure is required. Additional fire flow and hydrants are required if the
total square footage of the new single-family structures are greater than 3600
square feet.
H:\Division.s\Develop.ser\Plan.rev\Rick\LUA-2007\Niemi-Ford Short Plat.doc
,•
Page 2 of 3
2. The Water System Development Charge is $2,236.00 per new single-family
residence with the assumption of a %" meter in use.
3. Where water pressure is 80 psi or above, Uniform Plumbing Code requires a
pressure reducing valve be installed "downstream" of the water meter. The PRY
shall be installed, operated and maintained at the owner's cost and expense.
4. All short plats shall provide a separate water service to each building lot prior to
recording of short plat.
5. The new water service shall be connected from the existing 8" water main
fronting the property along Shattuck Ave S.
SANITARY SEWER
1. The Sewer System Development Charge is $1,591.00 per new single-family
residence per%" water meter service (more if larger sized meter is installed). This
fee is due with the construction permit.
2. All short plats shall provide a separate side sewer to each building lot prior to
recording the short plat.
3. No duel side sewer is allowed.
4. Side sewer shall be a minimum of 2% slope.
5. The sanitary sewer main will be extended via a 15-foot utility easement with
drivable access to all manholes.
6. Existing septic systems shall be abandoned in accordance with the King County
Health prior to recording the short plat.
SURFACE WATER
I. Surface Water System Development Charge is $1,012.00 per new dwelling unit.
This fee is due with the construction permit.
2. Drainage requirements must meet the 1990 King County Surface Water Design
Manual.
TRANSPORTATION
l. The traffic mitigation fee of $75 per additional generated trip shall be assessed per
additional single family home at a rate of 9.57 trips per day and is calculated to be
$5,742.00. This fee is payable at time of recording the plat.
2. All new electrical, phone and cable services must be underground. Construction
of these franchise utilities must be inspected and approved by a City of Renton
public works inspector prior to recording of the short plat.
3. Per City Code, a five-foot right-of-way dedication is needed along Shattuck Ave
S. frontage of the plat site to provide half of the City Coded required 50-ft. right-
of-way. Street improvements per city code required along Shattuck Ave. S.
H:\Division.s\Develop.ser\Plan.rev\Rick\LUA-2007\Niemi-Ford Short Plat.doc
Page 3 of 3
frontage as well as for the new street interior of the short plat. Face of the new
curb along Shattuck Ave. S. should be located l 6 feet from the centerline of the
right-of-way to provide ultimate 32-foot roadway width.
4. ADA curb ramps required at intersection of Shattuck Ave S. and new dedicated
street interior to the short plat.
FIRE DEPARTMENT
I. A fire hydrant with 1000 GPM fire flow is required within 300 feet of all new
single-family structures. If the building square footage exceeds 3600 square feet
in area. the minimum fire flow increases to 1500 GPM and requires two hydrants
within 300 feet of the structure.
2. A fire mitigation fee of $488.00 is required for all new single-family structures.
3. Fire department access roadways require a minimum 20-foot wide paved
roadway. Fire department turnarounds are required for roads over 150-foot in
length.
4. All building addresses shall be visible from a public street.
CONDITIONS
I. Temporary Erosion Control shall be installed and maintained in accordance with
the Department of Ecology Standards and staff review.
2. Access to the new lot will be limited to Shattuck Ave S .. This should be
identified in the language on the recorded Short Plat.
H:\Division.s\Develop.ser\Plan.rev\Rick\LUA-2007\Niemi-Ford Shorl Plat.doc
•
City o ... _nton Department of Planning I Building I Pub , . tarks
ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET
REVIEWING DEPARTMENT: PLAN REVIEW COMMENTS DUE: JANUARY 24, 2008
APPLICATION NO: LUAOB-081 DATE CIRCULATED: JANUARY 10, 2008
APPLICANT: Ted Niemi & Glen Ford PLANNER: Elizabeth Hinnins
PROJECT TITLE: Ford-Niemi Preliminary Plat PLAN REVIEWER: Rick Moreno
SITE AREA: 94,960 sauare feet BUILDING AREA /cross\: N/A
LOCATION: 1917 & 1925 Shattuck Avenue S WORK ORDER NO: 77857
. ..-u, .... ;..,,, , ... , -'' ··--.,·~·
SUMMARY OF PROPOSAL: The applicant has requested an environmental (SEPA) determination and preliminary plat approval for
a 1 O lot subdivision located in the Residential 8 dwelling units per acre zone. There would be one tract of land, consisting of steep
slopes on the west portion of the site, that would be set aside as a Native Growth Protection Area. A request for modifications from
City of Renton street standards has been requested to allow a 42 foot right-of-way for a new public street and a 45 foot diameter cul-
de-sac. The project will require a public hearing.
A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS
Element of the Probable Probable
Environment Minor Major
fmpacts Impacts
Earth
Air
Water
Plants
Land/Shoreline Use
Animals
Environmental Health
Energy/
Natural Resources
B. POLICY-RELATED COMMENTS
5,a, p,./-f ?...ult..t.) /V\b 1..1/J c.">
c. CODE-RELATED COMMENTS
A.Hc~-J
More
Information
Necessary
Element of the Probable Probable More
Environment Minor Major Information
Impacts Impacts Necessary
Housinri
Aesthetics
Linh/JG/are
Recreation
Utihties
T raosnortation
Public Services
Hisroric!Cultural
Preservation
Airport Environment
10,000 Feet
14,000 Feet
I-Z<z-O~
We have reviewed this app ation with particular attention to those areas in which we /Jave expertise and have identified areas of probable impact or
areas wh additio I f ation is needed to properly assess this proposal.
!~ 1-210r
Sig Date
FIRE DEPARTMENT
MEMORANDUM
DATE: 1/24/08
TO:
FROM:
Elizabeth Higgins, Senior Planner
David Pargas, Assistant Fire Marshal Xt /
SUBJECT: LUAOS-001 Ford -Nemi Preliminary Short Plat Approval
A review of the plans and material as well as an on site review of the Ford-Nemi Short
Plat was conducted. The review was conducted for the Preliminary Plat Approval
process. My review of the plans and material as well as the on site review disclosed the
following Fire Code requirements needing to be met for Preliminary Plat Approval.
1. The Fire Conditions noted in the July 7, 2006 Pre-application review meeting still
need to be met and are still applicable to this permit. A copy of those conditions
shall accompany this review.
2. HYDRANTS: During the grading, clearing and groundwork process is when any
Hydrants needing to be installed should be conducted.
3. Emergency Access: During construction an Emergency Access shall be
maintained for Fire Apparatus Access.
4. Temporary Address: Temporary address shall be posted identifying the location
of the project for emergency responders to readily and easily identify the site
when responding to an emergency.
5. Fire Mitigation Fees: A fire mitigation fee of$488.00 is required for all new
single-family structure. Fees to be paid prior to Final Plat recording.
Any questions or concerns regarding the Fire reviewer's comments on this Preliminary
Plat approval may be directed to Assistant Fire Marshal, David Pargas at 425-430-7023
i:\city rncmos\08 final & prclim rcv\lua08-001 nerni preliminary short plat approval.doc
City o ... enton Department of Planning I Building I Pub, . larks
ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET
r--.. .
REVIEWING DEPARTMENT: FIRE COMMENTS DUE: JANUARY 24, 2008
APPLICATION NO: LUA08-001 DATE CIRCULATED: JANUARY 1·0,2008··
APPLICANT: Ted Niemi & Glen Ford PLANNER: Elizabeth Hiaains 1 1.u 1 n ~nno . ---
PROJECT TITLE: Ford-Niemi Preliminary Plat PLAN REVIEWER: Rick Moreno i
-, ___ _J
SITE AREA: 94,960 square feet BUILDING AREA laross): N/A
LOCATION: 1917 & 1925 Shattuck Avenue S WORK ORDER NO: 77857 -----'
SUMMARY OF PROPOSAL: The applicant has requested an environmental (SEPA) determination and preliminary plat approval for
a 1 O lot subdivision located in the Residential 8 dwelling units per acre zone. There would be one tract of land, consisting of steep
slopes on the west portion of the site, that would be set aside as a Native Growth Protection Area. A request for modifications from
City of Renton street standards has been requested to allow a 42 foot right-of-way for a new public street and a 45 foot diameter cul-
de-sac. The project will require a public hearing.
A ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS
Element of the Probable Probable More Element of the Probable Probable More
Environment Minor Major Information
Impacts Impacts Necessary
Environment Minor Major Information
Impacts Impacts Necessary
Earth Housinq
Air Aesthetics
Water Liof11JG/are
Plants Recreation
Land/Shoreline Use Utilities
Animals Transoorla/ion
Environmental Heal/11 Public Services
Energy/ H1s/ooc/Cultural
Natuml Resources Preservation
Airport Environment
10,000 Feet
14,000 Feet
/f-./TA--Cfi-t!'d c"'1#/l""1"75
]) A.r,;~ fi<L,1& ~
/1.fST 1'11t·f'I' #~A;,I
B. POLICY-RELATED COMMENTS
C. CODE-RELATED COMMENTS
We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or
areas where cJdditional information 1s needed ro properly assess this proposal.
Signature of Director or Authorized Representative Date
Margaret Sebelist
Karen U i tting
1940 Shattuck Ave S.
Renton, WA 98055
City of Renton
Planning Dept (Development)
1055 S. Grady Way
Renton, WA 98057
Attn: Elizabeth Higgins, Senior Planner
RE: Ford-Niemi Preliminary Plat
Dear Sir:
Our concerns are Surface water run off and sidewalks.
JA'' ; 0 .,..,U,8 I,_ .• ._, :. ~t
Is there a 5 Year Plan for Development in the Talbot Hill Area or is it just development
as it comes along without any planning? We have been the victims of the Wills Short
Plat started in 2006 and are not impressed with the City of Renton and its examiners,
planners or engineers.
Thanks,
~~~a, ;£i4~;1-
Margaret A. Sebelist
K~!,;.W§
)
January 18, 2008
To: Elizabeth Higgins Sr Planner City of Renton 425-430-7382
From: Jeff Sebak and Valley Vue Estates Home Owners Association
Re: Ford-Niemi Plat 917-925 Shattuck Ave South
OE'!ELOPMENT PLANNIIJG
CiTY OF H':NTOi<J
JAN 2 2 2DOB
RECEIVED
I would like to be a person of record on the above mentioned development. I am writing on behalf of myself as well as our
neighborhood home owner's assoc as I am acting president. The land sits directly below and behind our neighborhood
development.
We had a few concerns and questions:
1) Drainage Concerns: Our main concern is water drainage/ run off etc. We have had bad problems with water
run off, land slides erosion etc as documented at the city. There are 5 homes that have rain water/ gutter systems
that tie into a culvert drain that runs onto the discussed property. We talked to the city about this many years ago
when our neighborhood was being built. The city said there was a water right away granted. At one point several
years ago the culvert drain accidentally blocked and this created huge water issues for homes in our
neighborhoods: flooded yards, water coming in basements etc. Some type of drain system will certainly need to
be in place to accommodate the existing homes in our neighborhood as well as new houses being built. The
present plan looks like a house would be built very close or on top of the area of concern for water. We want to
make certain our homes maintain the proper established drainage as well as protect new homes from any
problems.
2) Protection of Retaining Wall: There is a retaining wall running the length of our neighborhood that would be
right next to a road needed to access the new homes and we need to be certain that nothing is done to
compromise our retaining wall(s). We have had horrific problems with portions of that wall as is noted at the city.
These problems have been fixed by owners and builders via law suits but not before portions of the wall blew out
and landed on the property being developed. Thus the need for caution when digging for roads etc as well as for
proper drainage needing to be maintained for the welfare of our homes and the new homes being built.
3) Road Proximity: We obviously will have concerns for how the road is put in as ii will be right next to many of our
back yards and the mentioned retaining wall(s).
4) Water Pressure Concerns: Additionally we have very poor water pressure for our houses right now and ii is
imperative that the addition of new homes will not further decrease our water pressure or give the new homes low
pressure.
5) Density Concerns: It appears the plan is calling for several more homes per area than the existing surrounding
neighborhood. Our neighborhood has 6-7 houses for the same area whereas this new the plan is looking to have
10 homes.
6) Native Growth Protection Area: The plan calls for this protected area but does not specify how much land that
is.
7) Style of Single Family Homes: Does the plan call for all single family free standing homes to match the
surrounding neighborhoods?
Thanks for your help. We look forward to working with you and/or the developer/owners to answer any questions.
Additionally we look forward to watching Renton grow and to welcoming the new neighbors.
Sinclr y, . ·~
/, // ~ .· .. ·
. £, ,0 . ;:::4 ,..~/'--~ /,:·. "/• .-·< -··
~bak
Valley Vue HOA Pres
Home 425-687 -0151
Cell 253-988-3385
332 South 201
" Place
Renton, WA 98055
L-l!Pr O ~ -c,t7 /
Comments to Ford-Niemi Preliminary Plat
January 16, 2008
To Elizabeth Higgins
We have concerns about the proposed construction of ten houses to the south of our
property outlined by the Ford-Niemi plat proposal Our land has been subject to excess
water run-off on the existing horse pasture. Building ten homes will reduce the capability
of the land to absorb some of this water and thus aggravate current run-off water
problems. As it is, there are minor sink holes and underground water channels formed
from the existing run-off water and we do not desire to have any more that will further
damage our yard and cause flooding to our neighbor to the west ofus. We request that
this project be reconsidered such that storm run-off water will be eliminated.
Respectfully,
Dan Wallem, Sokhim Wallem
319 S 19th St.
Renton, W A9805 S
(425)255-6702
City o .. ,enton Department of Planning I Building I Pub .. " . Vorks
ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET
REVIEWING DEPARTMENT:
APPLICATION NO: LUAOS-001
APPLICANT: Ted Niemi & Glen Ford
PROJECT TITLE: Ford-Niemi Preliminar Plat
SITE AREA: 94,960 s uare feet
LOCATION: 1917 & 1925 Shattuck Avenue S WORK ORDER NO: 77857
PLEASE RETURN TO ELIZABETH HIGGINS IN DEVELOPMENT PLAN!'W$3 5TH F1QQIR
, ...
SUMMARY OF PROPOSAL: The applicant has requested an environmental (SEPA) determination and preliminary plat approval for
a 1 O lot subdivision located in the Residential 8 dwelling units per acre zone. There would be one tract of land, consisting of steep
slopes on the west portion of the site, that would be set aside as a Native Grmvth Protection Area. A request for modifications from
City of Renton street standards has been requested to allow a 42 foot right-of-way for a new public street and a 45 foot diameter cul-
de-sac. The project will require a public hearing.
A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS
Element of the Probable Probable More Element of the Probable Probable More
Environment Minor Major Information
Impacts Impacts Necessary
Environment Minor Major Information
Impacts Impacts Necessary
Earlh Housinn
Air Aesthetics
Water Liof11/Glare
Plants Recreation
Land/Shoreline Use Utilities
Animals Transnortation
Environmental Health Public Services .....
Energy/ Historic/Cultural
Natural Resources Preservation
Airport Environment
10,000 Feet
14,000 Feel
B. POLICY-RELATED COMMENTS
C. CODE-RELATED COMMENTS
We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or
areas where additio al information is needed to properly assess this proposal.
/-JJ-{)(
Date
..
A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS
"It is anticipated that the proposed development would generate future residents
that would utilize existing City park and recreation facilities and programs. The
City has adopted a Parks Mitigation Fee of $530.76 per each new single family
lot to address these potential impacts."
Parks Mitigation Fee
City o ... en ton Department of Planning I Building I Pub,_ Norks
ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET
REVIEWING DEPARTMENT: PARKS COMMENTS DUE: JANUARY 24, 2008
APPLICATION NO: LUA08-001 DATE CIRCULATED: JANUARY 10, 2008
APPLICANT: Ted Niemi & Glen Ford PLANNER: Elizabeth Hinnins Q .
~Q ~ ~ c-< z PROJECT TITLE: Ford-Niemi Preliminarv Plat PLAN REVIEWER: Rick Moreno
SITE AREA: 94,960 sauare feet BUILDING AREA larossl: NIA zo ., .. -~~ .. LOCATION: 1917 & 1925 Shattuck Avenue S WORK ORDER NO: 77857
mz"'
SUMMARY OF PROPOSAL, The applicant has requested an environmental (SEPA) determination and preliminary plalnliro@or
a 10 lot subdivision located in the Residential 8 dwelling units per acre zone. There would be one tract of land, consi~ of $11!ep
slopes on the west portion of the site, that would be set aside as a Native Growth Protection Area. A request for modiS2;~ ons from
City of Renton street standards has been requested to allow a 42 foot right-of-way for a new public street and a 45 foot cliameter cul-
de-sac. The project will require a public hearing.
A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS
Element of the Probable Probable More Element of the Probable Probable More
Environment Minor Major Information
Impacts Impacts Necessary
Environment Minor Major Information
Impacts Impacts Necessary
Earth Housino
Air Aesthetics
Water Lioht/G/are
Plants Recreation
Land/Shoreline Use Utilities
Animals Transportation
Environmental Health Public Services
Energy/ Hisloric/Cu/tura/
Natural Resources Preservation
Airporl Environment
10,000 Feet
14,000 Feet
B. POLICY-RELATED COMMENTS
C. CODE-RELATED COMMENTS
7/u{R_ DA MA~yn~ 13 ~[}JI
(')
111 ....
We have reviewed this application with pal1.icular attention to those areas in which we have expel1.ise and have identified areas of probable impact or
areas where ad · ional information is eded to properly assess this proposal
~
Date
City o ... enton Department of Planning I Building I Pub1,c Works
ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET
REVIEWING DEPARTMENT TRANSPORT AT/ON COMMENTS DUE: JANUARY 24, 2008
APPLICATION NO: LUA08-001 DATE CIRCULATED: JANUARY 10, 2008
APPLICANT: Ted Niemi & Glen Ford PLANNER: Elizabeth Hinnins
PROJECT TITLE: Ford-Niemi Preliminary Plat PLAN REVIEWER: Rick Moreno
SITE AREA: 94,960 square feet BUILDING AREA larossl: NIA
LOCATION: 1917 & 1925 Shattuck Avenue S WORK ORDER NO: 77857
,_, -i.._w.:,~v !.)1,,.;'0i0J\J
SUMMARY OF PROPOSAL: The applicant has requested an environmental (SEPA) determination and preliminary plat approval for
a 10 lot subdivision located in the Residential 8 dwelling units per acre zone. There would be one tract of land, consisting of steep
slopes on the west portion of the site, that would be set aside as a Native Growth Protection Area. A request for modifications from
City of Renton street standards has been requested to allow a 42 foot right-of-way for a new public street and a 45 foot diameter cul-
de-sac. The project will require a public hearing.
A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS
Element of the Probable Probable More Element of the Probable Probable More
Environment Minor Major Information
Impacts Impacts Necessary
Environment Minor Major Information
Impacts Impacts Necessary
Earth Housina
Air Aesthetics
Waler Lioht!Glare
Plants Recreation
Land/Shoreline Use utrlities
Animals Transoorlation •
Environmental Health Public Services . .
Energy/ H1storic/Cu/lural
Natural Resources Preservation
Airpor1 Environment
10,000 Feet
14.000 Feet
B. POLICY-RELATED COMMENTS
We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or
areas where addit,onat information 1s needed lo properly assess this proposal / /
Bk~ 1it~po.tq.tr•~ S'ysr~.-, On·. I !..!GI t>S
Signature of~rized Representative 11:f.VCI.III ('.,aitl,,VAf'l)4. Date I /
Karen DeBrur,n
313 South 19 h Street
Renton, WA 98055
425.271.2397
January 14, 2008
TO: Elizabeth Higgins
Senior Planner
Development Services Division
1055 South Grady WA
Renton, WA 98057
RE: Land Use Number: LUA08-001, PP, ECF; Project Name: Ford-Niemi Preliminary Plat
It is my understanding that the developer for the Ford-Niemi Plat is in the process of securing city
approval for the development of 10 houses on two combined parcels of land. I am outlining my
concerns regarding this development since the two sections of land involved are both adjacent to
my property located at 313 South 19th Street, Renton, Washington. It is not my intention to stall
the development in any way, but it is my intention to protect my property prior to the City of
Renton's approval.
Below are my concerns:
1 . The runoff of surface water before and after construction
2. The runoff of underground water before and after construction
3. The height of the property since it begins to gain height as it runs along my back property line.
a. What type of retaining wall will be in place in order to hold the soil in place and
b. What type of drainage will be used in order that water run off from the backyards (upon
completion) will not invade my property when we get one of our 100 year storms.
Since moving to this location in 1989 I have continued to have run off from this same property
and others. In order to protect my property I have installed a crawl space drainage and pump
system that handles the current drainage. I am very concerned that once this hillside is disturbed
in the early/final construction phases I will have problems with water and mud invading my
property.
I intend to attend the public hearing on this project on March 18, 2008 at 9 a.m. which may or
may not provide some of the answers to my concerns. Therefore I would like to have these
issues addressed in writing followed by a one-on-one conversation with a representative of the
City of Renton and the developer prior to the beginning of the development.
I can be reached during the day at my work number: 425.235.2426.
Sincerely
Karen DeBruyn vlTYOfAENTOt,
qECEIV~D
jAN 14 2008
:lUILDINGDIVIS!ON
City o ... enton Department of Planning I Building I Pub.,, . .larks
ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET
REVIEWING DEPARTMENT: CONSTRUCT/ON COMMENTS DUE: JANUARY 24, 2008
APPLICATION NO LUAOS-001 DATE CIRCULATED: JANUARY 10, 2008
APPLICANT: Ted Niemi & Glen Ford PLANNER: Elizabeth Hinnins
n
PROJECT TITLE: Ford-Niemi Preliminarv Plat PLAN REVIEWER: Rick Moreno
SITE AREA: 94,960 sauare feet BUILDING AREA /aross\: N/A
LOCATION: 1917 & 1925 Shattuck Avenue S WORK ORDER NO: 77857
kU!Lun,,n;l U' \' ;,.Ji-...,
SUMMARY OF PROPOSAL: The applicant has requested an environmental (SEPA) determ1nat1on and preliminary plat approval for
a 10 lot subdivision located in the Residential 8 dwelling units per acre zone. There would be one tract of land, consisting of steep
slopes on the west portion of the site, that would be set aside as a Native Growth Protection Area. A request for modifications from
City of Renton street standards has been requested to allow a 42 foot right-of-way for a new public street and a 45 foot diameter cu I-
de-sac. The project will require a public hearing.
A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS
Element of the Probable Probable More Element of the Probable Probable Mora
Environment Minor Major Information Environment Minor Major Information
Impacts Impacts Necessary Impacts Impacts Necessary
Earth Housino
Air Aesthetics
Waler UohVGlare
Plants Recreation
Land/Shoreline Use Utilities
Animals Transoorrat,on
Environmental Health Public Services
Energy/ HistoridCultural
Natural Resources Preservation
Airport Environment
10,000 Feet
14,000 Feet
B. POLICY-RELATED COMMENTS
C. CODE-RELATED COMMENTS
NOTICE OF APPLICATION
AND PROPOSED DETERMINATION OF
NON-SIGNIFICANCE-MITIGATED (DNS-M)
DATE:
lAND USE NUMBER·
PROJECT NAME:
Januar1 I 0. 20C8
LUA08-0U1. PP ECF
Proposed Mitigation Measures· The folln,,·ing Mitigation Measures will l1ke!y be imposed on the proposed proJed
These recommended M1t1gat1an Measures address projed impacts not covered
~y existing cedes and regulations as c,!ed above
The appficanr w/11 be required to pay the appropriate Transportation Mitigation Fee;
The app/jcant will be required to pay the appropriate Fire Mitigatrnn Fee; and
The applicant w,!I be required lo pay the appropnate Parks Miligarion Fae
The applicant will be required !O record a Native Growth Protection Easement
Comments on the abow, application must be submitted in writing to Elizabeth Higgins, Senior Planner,
Development Servi~es Division, 1055 South Grady Way, Renton, WA 98057, by 5:00 PM on January 24, 2008. This
matter Is also tentatively scheduled for a public hearing on March 18, 2008, at 9:00 AM, Counc,I Chambers, Seventh
Floor. Renton City Hall 1055 Sout11 Grady Way. Renton If you are interested m attBMing the haaring please contact lhe
Development Serv>ees Divis>On tc an,ure thal lhe heanng hes not been rescheduled at (425) 430.7282 U wmmenls
cannot be submitted in writing by the date indicated above. yo" may still appear at the heanng and present iour oornments
on the proposal before \11e He,m11y Exammer If you have qJeslions about this proposal, or wish to be made a party of
record and rece,ve add1bonal 1nformat<on by mail, please contact lhe project manager Anyone who subrmts wnllen
comments w<II automaUcally become a party of record and will be notified of any decision on th,s projecl
PROJECTDESCRIPTION, Tt,e a;,pl1can( has requested an enwonrnental (SEPAi determ1nat1on and
prelrminary plal apprueal fur a 10 101 subd1v1s1on located 1n the Res1de'\i1al 8 dwellmg units per acre zone Thece would be
one tract of land. cons1sl1ng of steep slopes on lhe west portion of the site, that would be set aside as a Natr,e Growth CONTACT PERSON: Elizabeth Higgins, Senior Planner; Tel: (425) 430-7382;
Eml: ehiggins@ci.renton.wa.us f'rotecUon Area A request for mW,f1ca11ons from C•l\' of Renton s:reet standards has been requested to allow ~ 42 foci
wide nght--0f-way for a new publrc street and a 45 fo,J: diameter cul-de-sac The project WIii require a puol1c heanng
PROJECT LOCATION: 1917-1S25 Shattuck Avenue S
OPTIONAL DETERMINATION OF NON-SIGNIFICANCE, MITIGATED \DNS-MI: As \he lead Agency. the City of Renton
has determ,ned that s1gn1f1can'. envoronmental rmpacts are unl1kel·1 lo result from the proposed pro_iect Therefore as
permitted under lhe RCV'/ 43 21C 110. the C,ty of Renton ,s using the Opt10nal DNS-M process to give notice \11al a DNS-
M is likely to t>e ,ssued Corr.men! renods tor tie proJec: anc the pro"°sed DNS-M are integrated into a single oomment
penod There will t>e nc com men\ period following the issuance of the l hreshold Determ nation of Non-S1gn1l1r;ance-
Mltigated (DNS-M) A 14-dat appeal pencd w,1· toll ow the issuance of the DNS·M
PERMIT APPLICATION DATE:
NOTICE OF COMPLETE APPLICATION:
January 4. 2008
January '0, 2008
APPLICANT/PROJECT CONTACT PERSON· Tom Touma, Touma Engineers; Tel: {425) 251--0665
P&nnlts/Revlew Requested: Environmental (SEPA) Review, Prelimlna,y Plat approval
Other Permits which may be required· Construction, Building P,mnlts
RequHted Studies: Geotechnical, Storm Drainage Reports
Location where application may
be reviewed: Planning/8uild1ng!Public Worts Department, Development Services
Division, Si~th Floor Renton City Hall, 1055 South Grady Way, Renton, WA
98057
PUBLIC HEARING: Putl,c t1e~11ng ,s tenlal1ve1y scheduled for March 18 200B before the Renton
Hearing Examine, in Renton Council Chambers Hearings t>egin at 9 00 AM on
Ille 7th floo, of ti,:;, new Renton c,ty Hal: localed at· 055 South Grady Way
CONSISTENCY OVERVIEW:
Zoning/Land Use:
Envlronmental Documents that
Evaluate the Proposed Projecl:
Development Regulations
Used For Project Mitigation:
ThE subject s1le ,s designaled Residential Single Fam,ly (RSF\ on the City of
Renlon Comprehensi·,e L~nd Use Map and ResidEnlial . 8 /R-8) on the City's
Zoning Map
Fnvimnrnental, $EPA) Che~~l1sl
Th€ ~roJect will he subJ~CI lo !he> Crly's SF.PA ordinance. and other applicable
PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION
codes and regulalions as apµrup,iate 11 you would like to be made a party 01 record to receive further mformatmn on this proposed pro1ect complete
this form and re1um to· City of Renton. Development Planning 1055 So Grady Way, Renton, WA 98057
Name/File No Ford-Niemi Preliminary Plat'LUA08-001, PP, ECF
NAME
MAILING ADDRESS
TELEPHONE NO.:
CERTIFICATION
I, P~+n'c,k:: ?ed._,.,,,· ri , hereby certify that S copies of the above document
were posted by me in ~ conspicuous places or nearby the described prop~n-~
-:;7 \ -----_) ""'\\\\\\\\11,
,,,--,oc7,f---:Y'.C/' -~~ ' ~--" ':~,-~{~,,,. DA TE:_! _-_1 o_-~o~K~-SIGNED:
A TIEST: Subscribed and sworn before me, a Notary Public, in and for the State of Washington residing in
_,~ .... .,a,.:r,;;;t;J,...,.,_..._,. on the 't" ,,-;-.
J l day of ,Ao.y,.u~
"..&°' t:, ·?7~
ff _..ot"-+;. _;,·~
~'1 ·.. ~
1 .3 :. .. ' -Ult\..~ .f:./!::
lfx, <-19-\0..;,"J...O,:
~.-Q H1tm,,~~$ It 'I" WAS,,.,.,.._ 1111111""''"
CITY OF RENTON
CURRENT PLANNING DIVISION
AFFIDAVIT OF SERVICE BY MAILING
On the 10th day of January, 2008, I deposited in the mails of the United States, a sealed envelope
containing Acceptance Letter, NOA, Environmental Checklist, & PMT's documents. This
information was sent to:
Name
Agencies
Ted Niemi -Accpt Ltr & NOA
Glen Ford -Accpt Ltr & NOA
Tom Touma, Touma Engineers -Accpt Ltr
Surrounding Property Owners
(Signature of Sender): _ ~ ~
STATE OF WASHINGTON )
) ss
COUNTY OF KING )
Project Name: Ford-Niemi Preliminary Plat
Project Number: LUAOB-001, PP, ECF
template -affidavit of service by mailing
Reoresentina
See Attached
Owner
Owner
Contact
See Attached
-·--Dept. of Ecology •
Environmental Review Section
PO Box 47703
Olympia, WA 98504-7703
WSDOT Northwest Region •
Attn: Ramin Pazooki
King Area Dev. Serv., MS-240
PO Box 330310
Seattle, WA 98133-9710
US Army Corp. of Engineers •
Seattle District Oftice
Attn: SEPA Reviewer
PO Box C-3755
Seattle, WA 98124
Boyd Powers •
Depart. of Natural Resources
PO Box 47015
Olvmoia, WA 98504-7015
KC Dev. & Environmental Serv.
Attn: SEPA Section
900 Oakesdale Ave. SW
Renton, WA 98055-1219
Metro Transit
Senior Environmental Planner
Gary Kriedt
AGENCY (DOE) LETTER MAILING
(ERG DETERMINATIONS)
WDFW -Larry Fisher• Muckleshoot Indian Tribe Fisheries Dept. •
1775 12th Ave. NW Suite 201 Attn: Karen Walter or SEPA Reviewer
Issaquah, WA 98027 39015 -172°' Avenue SE
Auburn, WA 98092
Duwamish Tribal Office • Muckleshoot Cultural Resources Program *
4717 W Marginal Way SW Attn: Ms Melissa Calvert
Seattle, WA 98106-1514 39015 172"' Avenue SE
Auburn, WA 98092-9763
KC Wastewater Treatment Division * Office of Archaeology & Historic
Environmental Planning Supervisor Preservation*
Ms. Shirley Marroquin Attn: Stephanie Kramer
201 S. Jackson ST, MS KSC-NR-050 PO Box 48343
Seattle, WA 98104-3855 Olvmoia, WA 98504-8343
City of Newcastle City of Kent
Attn: Mr. Micheal E. Nicholson Attn: Mr. Fred Satterstrom, AICP
Director of Community Development Acting Community Dev. Director
13020 SE 72°' Place 220 Fourth Avenue South
Newcastle, WA 98059 Kent, WA 98032-5895
Puget Sound Energy City of Tukwila
Municipal Liason Manager Steve Lancaster, Responsible Official
Joe Jainga 6300 Southcenter Blvd.
201 South Jackson Street KSC-TR-0431 PO Box 90868, MS: XRD-01 W Tukwila, WA 98188
Seattle, WA 98104-3856 Bellevue, WA 98009-0868
Seattle Public Utilities State Department of Ecology
Real Estate Services NW Regional Office
Title Examiner 3190 160'" Avenue SE ' 700 Fifth Avenue, Suite 4900 Bellevue, WA 98008-5452
PO Box 34018
Seattle, WA 98124-4018
Note: If the Notice of Application states that it is an "Optional DNS", the marked agencies and
cities will need to be sent a copy of the checklist, PMT's, and the notice of application. •
template -affidavit of service by mailing
I
!
886050025008
1ST HORIZON
3400 188TH ST SW #400
LYNNWOOD WA 98037
722200042009
BEST WILLIAM+LEWIS,VERON!CA
2109 SHATIUCK AVES
RENTON WA 98055
886050012006
CHINN MARCUS
2017 DAVIS AVE S
RENTON WA 98055
886050005000
CURTIS JEREMY E+JENNIFER SMART-
CURTIS
308 S 20TH PL
RENTON WA 98055
886050032004
DOMINOV RESTEM
315 S 20TH PL
RENTON WA 98155
722200041001
FORD GLEN
1925 SHATIUCK AVE
RENTON WA 98055
722200051208
GREGORIS NINFA
223 S 19TH ST
RENTON WA 98055
722200037207
GUILD-TAYLOR JONATHAN 0
1920 SHATIUCK AVES
RENTON WA 98055
886050008004
HOBSON LEE C
DIGGS-HOBSON MARY
206 S 20TH PL
RENTON WA 98055
722200042207
KIRKMAN DANIEL V+ TERESE I
2228 SE 8TH PL
RENTON WA 98055
722200036100
ALLEN ELMA
1906 SHATIUCK AVES
RENTON WA 98055
886050006008
CHAVIS ELROY
302 S 20TH PL
RENTON WA 98055
722200018603
CONLEY KENNETH MARVIN+JOSAL
2020 SHATIUCK AVE S
RENTON WA 98055
334040147608
DALE ROBERT H+SHARON L
1814 DAVIS AVE S
RENTON WA 98055
722200036209
DUVAL DENNIS D
411 S 19TH ST
RENTON WA 98055
334040111000
FRANCOIS MOLIERE
12430 SE 160TH ST
RENTON WA 98058
886050031006
GRUENDER scon A+DEBRA D
307 S 20TH PL
RENTON WA 98055
722200035102
HAYES LEROY
1818 SHATIUCK AVES
RENTON WA 98055
722200018405
IVANOV VICTOR+SARTOVA OKSANA
2012 SHATIUCK AVE S
RENTON WA 98055
722200036308
KOCH DANIEL L+ELIZABETH A
425 S 19TH ST
RENTON WA 98055
722200037504
ARMSTRONG LEA ANNE+SKURA
PRISCILLA+ARMSTRONG/SKURA
1934 SHATIUCK AVES
RENTON WA 98055
722200037108
CHIKAMURAJUNEE+MASAKO
1918 SHATIUCK AVES
RENTON WA 98055
886050030008
COTIAGE COURT F.W. #57022
C/0 EXECUTIVE HOUSE INC
7517 GREENWOOD AVE N
SEATILE WA 98103
722200039401
DEBRUYN KAREN A
313 S 19TH ST
RENTON WA 98055
886050034000
FLORES MARISA
327 S 20TH PL
RENTON WA 98055
886050007006
GARCIA MARIA M
22613 SE 271ST ST
MAPLE VALLEY WA 98038
722200018009
GRW CONSTRUCTION INC
11250 SE 293RD ST
AUBURN WA 98092
722200018504
HIZON JUN+CARMELITA
2016 SHATIUCK AVE
RENTON WA 98055
722200017506
KATZER FREDERICK & TERI
2103 TABOT RDS
RENTON WA 98055
722200036001
KOCH JEROME F+KATHLEEN A
2207 S 304TH
FEDERAL WAY WA 98003
886050027004
KOZAK ANDREY+NATALIYA
316 S 21ST ST
RENTON WA 98055
886050011008
MAI JOANNE
2011 DAVIS AVE S
RENTON WA 98055
722200035003
MARTIN CHERI L
1824 SHATIUCK AVE S
RENTON WA 98055
334040132105
MOLA CHRISTINE R
320 S 19TH ST
RENTON WA 98055
722200040003
NIEMI T L+NANCY M
1917 SHATIUCK AVES
RENTON WA 98055
334040132501
ROSA RAYMOND P+ADA A
307 S 19TH ST
RENTON WA 98055
722200035201
SHOLDRA STEVEN E
1823 MORRIS AVE S
RENTON WA 98055
886050033002
TAN LEAKHENA
321 S 20TH PL
RENTON WA 98055
334040132006
THOMPSON MELANIE A
1819 DAVIS AVES
RENTON WA 98055
886050026006
YOON YOUNG J
322 S 21ST ST
RENTON WA 98055
722200018306
LIU ZHAOXUAN
2008 SHATIUCK AVE S
RENTON WA 98055
722200039302
MALETIC STEPHEN
325 S 19TH ST
RENTON WA 98055
722200039203
MC DOWELL JAMES G
1909 SHATIUCK AVES
RENTON WA 98055
722200038205
MOORMAN CLAUDIA A
8238 118TH AVE SE
RENTON WA 98056
722200041209
PENALOZA WILLIAM
2003 SHATIUCK AVE S
RENTON WA 98055
886050001009
SEBAK JEFFREY T
332 S 20TH PL
RENTON WA 98055
886050002007
SIDHU BANT +BALWIN DER
326 S 20TH PL
RENTON WA 98055
722200039104
THAPA ANU R
1901 SHATIUCK AVES
RENTON WA 98055
722200039005
WALLEM DANIEL RAY
319 S 19TH ST
RENTON WA 98055
886050013004
LUONG HINH
2023 DAVIS AVE S
RENTON WA 98055
886050004003
MARINO KATHRYN
CONOTOREJOHN
314 S 20TH PL
RENTON WA 98055
886050029000
MICU SATURNINO
2020 DAVIS AVE S
RENTON WA 98055
886050010000
NGUYEN THUAN Q+ANH NGOC
545 INDUSTRY DR
TUKWILA WA 98188
886050028002
ROBINSON ANN M
310 S 21ST ST
RENTON WA 98055
722200037009
SEBELIST MARGARET A
1940 SHATIUCK AVES
RENTON WA 98055
886050003005
TAN DANA
320 S 20TH PL
RENTON WA 98055
886050009002
THOENNES NICHOLAS A
200 S 20TH PL
RENTON WA 98055
722200037306
WHALE JAMES A
1922 SHATIUCK AVES
RENTON WA 98055
NOTICE OF APPLICATION
AND PROPOSED DETERMINATION OF
NON-SIGNIFICANCE-MITIGATED (DNS-M)
DATE:
LAND USE NUMBER:
PROJECT NAME:
January 10, 2008
LUAOB-001, PP ECF
Ford-Niemi Preliminary Plat
PROJECT DESCRIPTION: The applicant has requested an environmental (SEPA) determination and
preliminary plat approval for a 10 lot subdivision located in the Residential 8 dwelling units per acre zone. There would be
one tract of land, consisting of steep slopes on the west portion of the site. that would be set aside as a Native Growth
Protection Area. A request for modifications from City of Renton street standards has been requested to allow a 42 foot
wide right-of-way for a new public street and a 45 foot diameter cul-de-sac. The project will require a public hearing.
PROJECT LOCATION: 1917-1925 Shattuck Avenue S
OPTIONAL DETERMINATION OF NON-SIGNIFICANCE, MITIGATED (DNS-M): As the Lead Agency, the City of Renton
has determined that significant environmental impacts are unlikely to result from the proposed project Therefore, as
permitted under the RCW 43.21C 110, the City of Renton is using the Optional DNS-M process to give notice that a DNS-
M is likely to be issued. Comment periods for the project and the proposed DNS-M are integrated into a single comment
period. There will be no comment period following the issuance of the Threshold Determination of Non-S1gnif1cance-
Mitigated (DNS-M). A 14-day appeal period will follow the issuance of the ONS-M
PERMIT APPLICATION DATE:
NOTICE OF COMPLETE APPLICATION:
January 4, 2008
January 10, 2008
APPLICANT/PROJECT CONTACT PERSON: Tom Touma, Touma Engineers; Tel: (425) 251-0665
Permits!Review Requested:
Other Permits which may be required:
Requested Studies:
Location where application may
be reviewed:
PUBLIC HEARING:
CONSISTENCY OVERVIEW:
Zoninglland Use:
Environmental Documents that
Evaluate the Proposed Project:
Development Regulations
Used For Project Mitigation:
Environmental (SEPA) Review, Preliminary Plat approval
Construction, Building Permits
Geotechnical, Storm Drainage Reports
Planning!Building!Public Works Department, Development Services
Division, Sixth Floor Renton City Hall, 1055 South Grady Way, Renton, WA
98057
Public hearing is tentatively scheduled for March 18, 2008 before the Renton
Hearing Examiner 1n Renton Council Chambers. Hearings begin at 9:00 AM on
the 7th floor of the new Renton City Hall located at 1055 South Grady Way
The subject site is designated Residential Single Family (RSF) on the City of
Renton Comprehensive Land Use Map and Residential -8 (R-8) on the City's
Zoning Map
Environmental (SEPA) Checklist
The project will be subJect to the City's SEPA ordinance, and other applicable
codes and regulations as appropriate
Proposed Mitigation Measures: The following Mitigation Measures will likely be imposed on the proposed project
These recommended Mitigation Measures address project impacts not covered
by existing codes and regulations as cited above.
The applicant will be required to pay the appropriate Transportation Mitigation Fee;
The applicant will be required to pay the appropriate Fire Mitigation Fee; and
The applicant will be required to pay the appropriate Parks Mitigation Fee.
The applicant will be required to record a Native Growth Protection Easement.
Comments on the above application must be submitted in writing to Elizabeth Higgins, Senior Planner,
Development Services Division, 1055 South Grady Way, Renton, WA 98057, by 5:00 PM on January 24, 2008. This
matter is also tentatively scheduled for a public hearing on March 18, 2008, at 9:00 AM, Council Chambers, Seventh
Floor, Renton City Hall, 1055 South Grady Way, Renton. If you are interested in attending the hearing, please contact the
Development Services Division to ensure that the hearing has not been rescheduled at (425) 430-7282. If comments
cannot be submitted in writing by the date indicated above, you may still appear at the hearing and present your comments
on the proposal before the Hearing Examiner. If you have questions about this proposal, or wish to be made a party of
record and receive additional information by mail, please contact the project manager. Anyone who submits written
comments will automatically become a party of record and will be notified of any decision on this project
CONTACT PERSON: Elizabeth Higgins, Senior Planner; Tel: (425) 430-7382;
Eml: ehiggins@ci.renton.wa.us
I PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION
If you would like to be made a party of record to receive further information on this proposed project, complete
this form and return to City of Renton, Development Planning, 1055 So. Grady Way, Renton, WA 98057.
Name/File No .. Ford-Niemi Preliminary Plat/LUAOS-001, PP, ECF
NAME:
MAILING ADDRESS:
TELEPHONE NO.
I
CITY >F RENTON
Planning/Building/Public Works Department
Gregg Zimmerman P.E., Administrator
January 10, 2008
TomT.ouma
Touma Engineers
6632 S 191" Place #E-102
Kent, WA 98032
Subject: Ford-Niemi Preliminary Plat
LUA08,00J,PP, ECF
Dear Mr. Touma:
The Development Planning Section of the City of Renton has determined that the subject
application is complete according to submittal requirements and, therefore, is accepted
for review.
You will be notified if any additional information is required to continue processing your
application. In addition, this matter is tentatively scheduled for a Public Hearing on
March 18, 2008 at 9:00 AM, Council Chambers, Seventh Floor, Renton City Hall, 1055
South Grady Way, Renton. The applicant or representative(s) of the applicant are
required to be present at the public hearing. A copy of the staff report will be mailed to
you prior to the scheduled hearing.
Please contact me at (425) 430-7382 if you have any questions.
Sincerely,
£/;~,J.;d£ .)~
Elizabeth Higgins, AICP
Senior Planner
cc: Glen Ford, Ted Niemi/ Owners
------l-05_5_S_o_uth_Gr_ad_y_W_ay---R-e-nt-o-n,-W-as-hi-.n-gt_o_n_9_8_05_7_· -~----~
@ This paper contains 50% recycled material, 30% post consumer
AHEAD OF THE CURVE
y
~
CITY •F RENTON
Planning/Building/Public Works Department
Gregg Zimmerman P.E., Administrator
<:,;'-~~ ~~
~ ::!! i Denis Law, Mayor ~\'\l'\'o~------------------------------
January 10, 2008
Michael F orison
Department of Transportation
Renton School District
1220 N 4'' Street
Renton, WA 98055
Subject: Ford-Niemi Preliminary Plat
LUA08-001, PP, ECF
The City of Renton Devdoprnent Services Divisi~n1 has received Jn aprlication iOr a 10-lot single-famil1·
subdivision located at 1917 & 1925 Shattuck Avenue S. Please see the enclosed Notice of Application
for further details.
In order to process this application, the Development Services Division needs to know which Renton
schools would be attended by children living in residences at the location indicated above. Please fill in
the appropriate schools on the list below and return this letter to my attention, Development Services
Division, City of Renton, 1055 South Grady Way, Renton, Washington 98057 by January 24, 2008.
Elementary School: __ IJ-+-~/h-__ t)-o __ ,~)b~_l-L_· -·----------------
Middle School: ___ ...,U,c__,1__,M~f/11_,_,_.c.,l__,T.~r,__ ________________ _
High School: ------1£~1::'-~?JJ~77)~) ~A/~-----------------
Will the schools you have indicated be able to handle *mpact of the additional students estimated to
come from the proposed development? Yes No __ _
Any Comments: _______________________________ _
Thank you for providing this important information. lfyou have any questions regarding this project,
please contact me at (425) 430-7382.
Sincerely,
£/)7,,j;J-d_L .)~?,,;._~_
Elizabeth Higgins, AICP
Planner Title
Encl.
1055 South Grady Way -Renton, Washington 98057
@ This paper contains 50% recycled m<1terial, 30% post consumer
,\HEAD OF Till: CURVE
'....llt\Oi· oOI
,
City of Renton
LAND USE PERMIT
MASTER APPLICATION
PROPERTY OWNER(S) PROJECT INFORMATION
NAME: Glen Ford and Ted Niemi PROJECT OR DEVELOPMENT NAME:
FORD-NIEMI PRELIMINARY PLAT
ADDRESS: 1917 Shattuck Avenue S. PROJECT/ADDRESS(S)/LOCATION AND ZIP CODE:
CITY: Renton ZIP: 98055 1917 Shattuck Ave S./1925 Shattuck Ave S
KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S):
TELEPHONE NUMBER: 425-255-9794 or 722200~00 ancf'410
425-271-6929
APPLICANT (if other than owner)
EXISTING LAND USE(S): Residential
NAME: Same as property owners PROPOSED LAND USE(S): Residential
COMPANY (if applicable): EXISTING COMPREHENSIVE PLAN MAP DESIGNATION:
Sinale Family
ADDRESS: PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION
(if applicable): N/A
CITY ZIP:
EXISTING ZONING: R-8
TELEPHONE NUMBER
PROPOSED ZONING (if applicable): NIA
CONTACT PERSON SITE AREA (in square feet): 4!fi.j,q<t,O
NAME: Tom Touma SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE
DEDICATED: 19,180
COMPANY (if applicable): TOUMA ENGINEERS SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS
2165
ADDRESS: 6632 S. 191ST PL., STE E .102 PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET
ACRE (if applicable): 1 .-zG,
CITY: KENT ZIP: 98032
NUMBER OF PROPOSED LOTS (if applicable):
10
TELEPHONE NUMBER AND E-MAIL ADDRESS: NUMBER OF NEW DWELLING UNITS (if applicable)
425-251-0665 9
Q:web/pw/devscrv/formslplanning/masterapp.doc 10/22/07
... • PRI :CT INFORMATION (contin n
NUMBER OF EXISTING DWELLING UNITS (if applicable):
1
SQUARE FOOTAGE OF PROPOSED RESIDENTIAL
BUILDINGS (if applicable): 2500-3000
SQUARE FOOTAGE OF EXISTING RESIDENTIAL
BUILDINGS TO REMAIN (if applicable): 2096
SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL
BUILDINGS (if applicable): N/A
SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL
BUILDINGS TO REMAIN (if applicable) N/A
NET FLOOR AREA OF NON-RESIDENTIAL BUILDINGS (if
applicable): N/A
NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE
NEW PROJECT (if applicable): NB/A
PROJECT VALUE:
IS THE SITE LOCATED IN ANY TYPE OF
ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE
SQUARE FOOTAGE (if applicable):
0 AQUIFER PROTECTION AREA ONE
o AQUIFER PROTECTION AREA TWO
___ sq.ft. o JLOOD HAZARD AREA
,/ GEOLOGIC HAZARD M / I 3,, ~.2.-1-1 sq. ft.
1:1 HABITAT CONSERVATION
D SHORELINE STREAMS AND LAKES
D WETLANDS
___ sq.ft.
___ sq.ft.
___ sq.ft.
LEGAL DESCRIPTION OF PROPERTY
(Attach legal description on separate sheet with the following information included)
SITUATE IN THE NE QUARTER OF SECTION _N__, TOWNSHIP 23 , RANGEL. IN THE
CITY OF RENTON, KING COUNTY, WASHINGTON.
TYPE OF APPLICATION & FEES
: List all land use applications being applied for:
1. Preliminary Plat ·'2()00 3.
2. SEPA 5W 4.
nc.a,fi('(dz.o.---·h_y L../2.' Sh1::e-f !v/C
Staff will calculate applicable fees and postage: $ 2S c;o ,,
AFFIDAVIT OF OWNERSHIP
I, (Print Namels) Zf,,_,,hrt! /W~i. f' & /e-/i,,pf, declare that I am (please check one~he current owner of the property
involved in this application or~ the authorized representative to act for a corporation (please attach proof of authorization) and that the foregoing
statements and answers herein cor,(ained and the information herewith are in all respects true and correct to the best of my knowledge and belief.
J<... (Signature of Owner/Representative)
')(;,Signal re~ft':sn!IO!i,
STATE Of_. IIFIQT()N
NOTARY PUBUC
Q:web/pwldevserv/forms/planning/masterapp.doc
I certify that I know or have satisfactory evidence that ;;fa,d;y e Kh l!#-L-tr' f: /....I/;;,,(
signed this instrument and acknowledged it to be his/her/their free and voluntary act for the
uses and purposesc~· instrument
h~fl),,___
Notary Public in and for the State of Washington
Notary (Print)
My appointment expires:_4-3/t4-_,__,
1
/'-----'o{:...:.._O_I_J __ _
2 10/22/07
'··_.,..,
1
i'
.-;f
l DEVELOPMENT SERVICES DIVISIO~
i
I WAIVE:!'( OF SUBMITTAL REQUIRt:MENTS
FOR LAND USE APPLICATIONS
LAND U$E PSRMitSUBMITTAl. REQI.IIREMENrs£·· ...
Calculations 1
Flood Hazard Data ,
p1b"rp1iJci# .., J\ND4 .. ·.·
This requirement may be waived by:
1 . Property Services Section
2. Public Works Plan Review Section
3. Building Section
i. Development Planning Section
Q:\WEB\PW\DEVSERV\Forms\Planning\waivers.xls
MODJFIGO ar:·.
PROJECT NAME:-~=------------
DATE: __ f5_.,_/_3_,/'-----c_'i _c,,,_. __ _
NT pl.AflNING
cJSl/~i~ RENTON
JAN -4 2008
RECE\\JEO
05122/2006
DEVELOPMENT SERVICES DIVISlr
WA .. __iR OF SUBMITTAL REQ ~EMENTS
FOR LAND USE APPLICATIONS
LAND VSE PISRM\T sµ~t,iittAL .·
REOl:ilR$M$Ntsf ' ....
Parking, Lot Coverage & Landscaping Analysis 4
Plat Certificate or Title Report ,
Rehabilitation Plan 4
Site Plan 2 AND ,
~~~ i?t4~R¢$1l!4v: st~ilii~~xr
Stream or Lake Study, Supplemental,
$#ij~hrt~keMltill~1ii'irf'l~iii··•··.···········
Street Profiles 2
\it~iiiji,1~\.
T raffle Study 2
;1;~-~~iP1i~i~0~l~!il@i
Inventory of Existing Sites 2 MID,
Lease Agreement, Draft 2 MID 3
Map of Existing Site Conditions ,AND>
Map of View Area 2 MID ,
Photo simulations , AND,
WAIVED . a'iic· McioJFIEP. av:'.
This requirement may be waived by:
1. Property Services Section PROJECT NAME:--~-·----~-------~/u -~ / C(,,;, 2. Public Works Plan Review Section
3. Building Section DATE: ___ .L-----'--------
4. Development Planning Section
O:\WEB\PW\DEVSERV\Forms\Planning\waivers.xls 2 05/22/2006
/ELOPMENT SERVICES DIVISION
WAIVER OF SUBMITTAL REQUIREl'vu~NTS
FOR LAND USE APPLICATIONS
LANo· lJ.SI(i?5RM.rr ~Q~MltrAr
· RJ;QUIREMf:NJS;' ·
:::alculations 1
'lood Hazard Data 4
•1bofp1wis.J""o4·
:ing County Assessor's Map Indicating Site 4
?Aa~je~ i=>!#nf Pl:!#lffeiiriii1\i DC';<
lap of Existing Site Conditions 4
i##c~(APrN~tiiiil'f!i;lmf;J•V••.t,•••.••··········.
lonument Cards (one per monument) 1
1is requirement may be waived by:
Property Services Section
Public Works Plan Review Section
Building Section
Development Planning Section
Q:\WEB\PV\I\OEVSERV\Forms\Planning\waivers.xls
. .
CQ!\1M$t4TS:
' PROJECT NAME: __,_M-L-,_I =c'..~yY\,f ______ _
DATE: "r, / S / 0 &
DEVELOPMENT PLANNING
CITY OF RENTON
JAN -4 2008
RECEIVED
05/22/2006
DEVELOPMENT SERVICES 01v1s·-··
WA .. ...:R OF SUBMITTAL REQ~ .. iEMENTS
FOR LAND USE APPLICATIONS
LAND lJSE PSRMffSVBMITTALT·.
R~QUl~r.,t;ijt$'i . '
Plat Certificate or Title Report 4
Pi~t Narni Rl3$~t'iiaiti&11} .· .· ·····
Street Profiles 2
i':<;ip§Qf~~i ~*··········
Applicant Agreement Statement 2 AND 3
Inventory of Existing Sites 2 AND 3
Lease Agreement, Draft 2 AND 3
Map of Existing Site Conditions 2 AND 3
Map of View Area 2 AND ,
Photo simulations 2 AND 3
MODl:ft~D ijy;>·
This requirement may be waived by:
1 . Property Services Section PROJECT NAME: _ _:_N_t_l.......,h_vf_· _______ _
DATE: __ S'--'-/_3_;.__· _D_& _____ _ 2. Public Works Plan Review Section
3. Building Section
4. Development Planning Section
Q:\WEB\PYV\DEVSERV\Forms\Planning\waivers.xls 2 05122/2006
DEVELOPlvl\;il!T PLANNING
CITY OF REIIITON
.JAN -4 2008
RECEIVED
Pre-application meeting for the
Niemi Short Plat
Shattuck Avenue South
PRE06-083
City of Renton
Development Services Division
August 3, 2006
Contact information
Planner: Elizabeth Higgins, AICP, ( 425) 430-7382
Public Works Plan Reviewer: Juliana Fries, (425) 430-7278
Fire Prevention Reviewer: James Gray ( 425) 430-7023
Building Department Reviewer: Craig Burnell, ( 425) 430-7290
Please retain this packet throughout the course of your project as a
reference. Consider giving copies of it to any engineers, architects
and contractors who work on the project.
Pre-screening: When you have the project ready for submittal, have
it pre-screened before making all of the required copies.
The pre-application meeting is informal and non-binding. The comments
provided on the proposal are based on the codes and policies in effect at the time of
review. The applicant is cautioned that the development regulations are regularly
amended and the proposal will be formally reviewed under the regulations in effect
at the time of project submittal. The information contained in this summary is
subject to modification and/or concurrence by official decision-makers (e.g., Hearing
Examiner, Zoning Administrator, Public Works Administrator, and City Council).
CllY(Ji-Ht::NIVN
RECEIVED
JUL D 6 2006
BUILDING DIVISION
MEMORANDUM
DATE:
TO: Construction Servi9E)S, Fire Prevention, Economic Development,
Plan Review, Project Planner
FROM: Neil Watts, Development Services Division Director
SUBJECT: New Preliminary Application: ~A~}~/~(;A11A __ · _J_'/1_{Vf-__ A_1!ttf ___ _
LOCATION: --~10~[2~0_8_7 "'_i_c.q~tf-~J_. ~JJ~M~-~ftu=«<-,) __ _
PREAPP NO. _ __._{j={o~-~~--------------
A meeting with the applicant has been scheduled for 2'! . / / a,n,J , Thursday,
6 a.&, -3 i:t2f.-, in one of the 61h floor conference rooms. If this
meeting is scheduled at 10:00 AM, the MEETING MUST BE CONCLUDED PRIOR TO
11 :00 AM to allow time to prepare for the 11 :00 AM meeting.
Please review the attached project plans prior to the scheduled meeting with the
applicant. You will not need to do a thorough "pennit level" review at this time. Note
only major issues that must be resolved prior to fonnal land use and/or building pennit
application submittal.
Plan Reviewer assigned is ~J.\1.,1,;\(,'\.
Please submit your written comments to __ '_V_; ·_,l·_\·li_' -_, \_( ____ (Planner) at
least two (2) days before the meeting. Thank you.
M:>~-
-;/.ft~' 7/~
H:\Division.s\Develop.ser\Dev & Plan.ing\Template\Preapp2 Revised 1-05
DATE:
TO:
FROM:
SUBJECT:
FIRE DEPARTMENT
MEMORANDUM
July 7, 2006
Valerie Kinast, Associate Planner
1
/} J
James Gray, Assistant Fire Marshat),.AJ-
Neimi Short Plat, 1800 Blk ShattucK Ave S
Fire Department Comments:
1. A fire hydrant with 1000 GPM fire flow is required within 300 feet of all new single-
family structures. If the building square footage exceeds 3600 square feet in area, the
minimum fire flow increases to 1500 GPM and requires two hydrants within 300 feet of
the structure.
2. A fire mitigation fee of$488.00 is required for all new single-family structures.
3. Fire department access roadways require a minimum 20-foot wide paved roadway. Fire
department turnarounds are required for roads over 150 feet in length.
4. All building addresses shall be visible from a public street.
Please feel free to contact me if you have any questions.
i:\plat2.doc
To:_
From:
Date:
Subject:
Valerie Kiuast
PLANNING/BillLDING/
PUBLIC WORKS DEPARTMENT
MEMORANDUM
Juliana Fries (425) 430-7278
July 21, 2006
PreApplicatiou Review Comments PREAPP No. 06-083
Niemi Short Plat
NOTE ON PRELIMINARY REVIEW COMMENTS CONTAINED IN TIDS REPORT:
The following comments on development and permitting issnes are based on the pre-application submittals
made to the City of Renton by the applicant. The applicant is cautioned that information contained in this
summary may be subject to modification and/or concurrence by official decision makers (e.g. Hearing
Examiner, Boards of Adjustment, Board of Public Works and City Council). Review comments may also
need to be revised based on site planning and other design changes required by the City or made by the
applicant.
I have reviewed the preliminary application for this short plat, located at 1917 Shattuck Ave S and have
the following comments:
WATER
I. There is an 8-inch cast iron water main along Shattuck Ave S, fronting the parcel (Dwg W-1132).
2. Water main improvements within the development will be required to provide the required fire flow
demand and for domestic water service for this project. The improvements will include but not be
limited to the following:
• A water main extension within the new street and to the west property line will be required for
this project.
• At least one new fire hydrants, domestic and landscape water meters. The Fire Marshall will
determine the location of hydrants during the review of the project development plans. One fire
hydrant will be required for each 1,000 gpm of fire flow demand and must be located within 300
feet of the structures.
3. The derated fire flow in the vicinity is modeled at 1600 gpm with a static pressure varying around
65 psi.
4. The proposed project is located in the 300-water pressure wne and is outside the Aquifer Protection
Area.
5. New water service stubs to each lot must be installed prior to recording of the short plat.
6. The Water System Development Charge (SDC) would be triggered at the single-family rate of
$1,956 per new building lot. These are payable at the time the utility construction is issued.
SANITARY SEWER
I. There is an existing 8-inch sewer main on Shattuck Ave S.
2. There is an 8-inch sewer main on S 19th St.
Niemi Short Plat 07/20/2006 Page 2
3. The engineer has to show how the site will be served by sanitary sewer. All lots are required to be
served through a gravity sewer. Sewer main extension most likely will be needed. When sewer
mains are outside right-of-way, a 15-foot public utility easement is also required, with driveable
access to all manholes.
4. Existing septic systems shall be abandoned in accordance with King County Health prior to
recording of the plat.
5. The Sanitary Sewer System Development Charges (SDC) is $1,017 per lot. These are payable at the
time the utility construction permit is issued.
SURFACE WATER
I. A preliminary drainage plan and drainage report will be required with the site plan application. The
report shall address detention and water quality requirements as outlined in the 1990 King County
Surface Water Manual. If preliminary calculations indicate detention will be required under the
1990 manual, staff will recommend a condition that the project comply with the 2005 King County
Surface Water Design Manual to meet both detention (Conservation Flow control -a.k.a. Level 2)
and water quality improvements.
2. The Surface Water System Development Charges (SOC) are $759.00 per building lot. These are
payable at the time the utility construction pennit is issued.
TRANSPORTATION
I. Traffic Mitigation Fee of$75.00 per Average Daily Trip shall be assessed, at a rate of9.57 trips per
day per new single-family lot.
2. Private streets are allowed for access to six (6) or less lots, with no more than 4 of the lots not
abutting a public right-<if-way. Private streets are required to have a 26-feet easement with a 20-feet
pavement. The proposed private street straddles over Tract B (property adjacent to the south
and west) and exceeds the number of lots being served by a private street, since it also serves
as access to the property to the west.
3. Right of way dedication for a public street to the west property line will be required. Minimum
dedication for public street width is 42 feet. Any further reduction in the ROW width requires a
code modification.
4. Streets from 150 feet to 300 feet in length require a dedicated turnaround or cul-de-sac. For streets
over 300 feet in length, a cul-de-sac is required.
5. Street improvements including, but not limited to paving, sidewalks, curb and gutter, storm drain,
landscape, street lighting and street signs will be required along the frontage of the parcel with
Shattuck Ave NE and along the new street interior to the short plat.
6. All wire utilities shall be installed underground per the City of Renton Undergrounding Ordinance.
If three or more poles necessitate to be moved by the development design, all existing overhead
utilities shall be placed underground.
GENERAL COMMENTS
I. Permit application must include an itemized cost of construction estimate for these improvements.
The fee for review and inspection of these improvements is 5% of the first $100,000 of the
estimated construction costs; 4% of anything over $100,000 but less than $200,000, and 3% of
anything over $200,000. Half the fee must be paid upon application.
Niemi Short Plat 07/20/2006 Page 3
CC: Kayren Kittrick
CITY OF RENTON
Planning/Building/Public Works
MEMORANDUM
DATE: August 3, 2006
TO: Pre-Application File No. PRE06-083
FROM: Elizabeth Higgins, Senior Planner, (425) 430-7382
SUBJECT: Niemi Short Plat, Shattuck Avenue South
General: We have completed a preliminary review of the above-referenced development
proposal. The following comments on development and permitting issues are based on
the pre-application submittals made to the City of Renton by the applicant and the codes
in effect on the date of review. The applicant is cautioned that information contained in this
summary may be subject to modification and/or concurrence by official decision-makers ( e.g.,
Hearing Examiner, Zoning Administrator, Development Services Director,
Planning/Building/Public Works Administrator, and City Council). Review comments may
also need to be revised based on site planning and other design changes required by City staff
or made by the applicant. The applicant is encouraged to review all applicable sections of the
Renton Municipal Code. The Development Regulations are available for purchase for $50.00
plus tax, from the Finance Division on the first floor of City Hall and are available on the City
of Renton website (www.renton.ci.wa.us).
Project Proposal: The subject property is located on the west side of Shattuck Avenue S,
approximately midway between S. 19th and S. 20'h Streets. The proposal is to subdivide the
1.03 acre parcel into 5 single-family residential lots.
Current Use: The 44,782 square foot parcel has a residential structure, a 2 story, 4 bedroom
house built in 193 7 that would be removed.
Comprehensive Plan Land Use Designation: The property is located within the Residential
Single Family Comprehensive Plan land use designation.
Zoning: The property is located in the Residential 8 (R-8) zone. Single-family residential is
the primary use in the R-8 zone. The density range in the R-8 zone is between a minimum of
4 dwelling units per net acre ( du/a) and 8 du/a.
''Net density" is a calculation of the number of housing units and/or lots that would be
allowed on a property after critical areas, public rights-of-way, and legally recorded private
access easements are subtracted from the gross area of the property.
Environmental Review: Short plats of nine or fewer lots are exempt from Washington State
Environmental Policy Act (SEP A) review unless critical areas are known to be on or near the
site. Development of this particular property may be impacted by nearby abandoned coal
mines and potential hazards from seismic events, landslides, erosion, and steep slopes.
H:\Division.s\Develop.ser\Dev&plan.ing\ERH\Preapplicat:ion reports\2006 Preapplications\06-083 Niemi (R8, 5 SFR).doc
Niemi Short Plat Preapplication 1vfeeting
August 3, 2006
Page 2 of 5
Therefore, a geotechnical study, secondary engineering review, and an environmental review
by the City of Renton Environmental Review Committee will be required.
Encroachments and Easements: If there are any encroachment issues with neighboring lots,
we recommend that the applicant address these prior to commencing to develop the property.
A property survey, which is required with the land use master application submittal, will
indicate such encroachments.
Density: The minimum housing density in the R-8 zone is 4 units per acre and the maximum
is 8 units per acre. According to the King County Tax Assessor the lot is 45,084 square feet
(1.03 acres) in size. A verification of property size will be provided with the survey. The
preapplication included a density worksheet indicating the 5 lot subdivision would have a net
density of 5.53 dwelling units per net acre (du/a). This assumes a 5,374 sq. ft. deduction for a
private street.
Critical Areas: The site may have critical areas present. It is the applicant's responsibility to
ascertain whether critical areas will impact the proposed development.
Archaeological Areas: If any excavation is done on the site, the applicant is required to
inform their contractor in writing that the site is located in a potential archaeologically
significant area and is required to halt excavation activities, and immediately notify the
Washington State Office of Archaeology and Historic Preservation at (360) 586-3056, should
any archaeological deposits or human remains be encountered. A copy of the letter shall also
be provided to the project manager with the Development Services Division of the City of
Renton.
Development Standards: RMC 4-2-11 OA, "Development Standards for Single Family
Zoning Designations" apply to new development on the site. A copy of the development
standards, RMC 4-2-11 OA is being provided at the pre-application meeting.
Lot size and dimensions -The proposed single-family development narrative indicates that
the property will be subdivided into individual lots. The R-8 zone requires a minimum lot
size of 4,500 sq. ft. for parcels greater than one acre in size prior to subdivision. The
minimum width is 50 feet for interior lots and 60 feet for comer Jots. The minimum lot depth
is 65 feet.
Lot coverage -The R-8 zone allows a maximum building coverage of 35% or 2,500 sq. ft. on
lots 5,000 sq. ft. or greater.
Setbacks -Setbacks are the distance between the building and the property line or any private
access easement. Setbacks are different for the front, side, and rear yards. The fai;:ades
fronting on the access street will be considered the front. The front yard setback is required to
be a minimum of 15 feet for the primary structure and 20 feet for an attached garage accessed
from the front or side yard street.
It is not clear if Lot 1 will be accessed from Shattuck Avenue S. The minimum required side
yard setback is 15 feet for the lots that have a public street along one side. The interior lots
require 5 foot side yard setbacks.
The minimum rear yard setback is 20 feet.
Niemi Short Plat Preapplication Meeting
August 3, 2006
Page 3 of5
Building height -Building height is restricted to 20 feet and 2 stories in the R-8 zone.
Landscaping: The development standards require that all pervious areas be landscaped. All
landscape areas are to include an underground irrigation system.
A conceptual landscape plan shall be submitted at the time of application.
Access: The conceptual plan shows a private street providing access to this short plat and a
proposed short plat to the west. The number of lots proposed to be accessed from this private
street exceeds the maximum allowed (see Plan Review comments).
Permit Requirements: Short plats of five or more lots require a public hearing before the
Renton Hearing Examiner. After completion of the public hearing, the Examiner would
approve, approve with conditions, or deny the short plat. The process requires approximately
six to eight weeks.
If the preliminary short plat is approved, the applicant must complete the required
improvements and satisfy any conditions of the preliminary approval before the plat can be
recorded. The newly created lots may be sold only after the plat has been recorded.
Fees: In addition to the applicable building and construction permit fees, the following
mitigation fees would be required prior to the recording of the plat:
• A Transportation Mitigation Fee based on $75.00 per each new average
daily trip attributable to the project.
• A fire mitigation fee of$488.00 per new unit (single-family)
• A park and recreation fee of $530. 76. per new unit (multi-family)
Please see the comments from the Fire Prevention plans reviewer and Public Works plans
reviewer for a breakdown of the fees. A handout listing all of the City's Development related
fees is also included with the preapplication package for reference.
Expiration: The preliminary short plat approval is valid for two years with a possible one-
year extension.
Consistency with the Comprehensive Plan: The existing development is located within the
Residential Single Family (RSF) Comprehensive Plan Land Use designation. The following
proposed policies are applicable to the proposal:
Land Use Element
Objective LU-FF: Encourage re-investment and rehabilitation of existing housing, and
development of new residential plats resulting in quality neighborhoods that:
1. Are planned at urban densities and implement Growth Management targets,
2. Promote expansion and use of public transportation; and
3. Make more efficient use of urban services and infrastructure.
Policy LU-147. Net development densities should fall within a range of 4.0 to 8.0 dwelling
units per acre in Residential Single Family neighborhoods.
Niemi Short Plat Preapplication Meeting
August 3, 2006
Page 4 of5
Policy LU-148. A minimum Jot size of5,000 square feet should be allowed on in-fill parcels
ofless than one acre (43,560 sq. ft.) in single-family designations. Allow a reduction on Jot
size to 4,500 square feet on parcels greater than one acre to create an incentive for aggregation
of land. The minimum Jot size is not intended to set the standard for density in the
designation, but to provide flexibility in subdivision/plat design and facilitate development
within the allowed density range.
Policy LU-149. Lot size should exclude private sidewalks, easements, private road, and
driveway easements, except alley easements.
Policy LU-150. Required setbacks should exclude public or private legal access areas,
established through or to a Jot, and parking areas.
Policy LU-152. Single-family Jot size, Jot width, setbacks, and impervious surface should be
sufficient to allow private open space, landscaping to provide buffers/privacy without
extensive fencing, and sufficient area for maintenance activities.
Policy LU-154. Interpret development standards to support new plats and infill project
designs incorporating street locations, Jot configurations, and building envelopes that address
privacy and quality of life for existing residents.
Community Design Element
Policy CD-12. Infill development, defined as new short plats of nine or fewer Jots, should be
encouraged in order to add variety, updated housing stock, and new vitality to neighborhoods.
The following policies are advisory and are intended to inform the applicant of the City
Council's desired outcome for infill development. Code implementing these policies is
on the department's work program and may be adopted prior to formal review of
projects now at the pre-application stage.
Policy CD-13. Infill development should be reflective of the existing character of established
neighborhoods even when designed using different architectural styles, and/or responding to
more urban setbacks, height or lot requirements. Infill development should draw on elements
of existing development such as placement of structures, vegetation, and location of entries
and walkways, to reflect the site planning and scale of existing areas.
Policy CD-14. Architecture of new structures in established areas should be visually
compatible with other structures on the site and with adjacent development.
Visual compatibility should be evaluated using the following criteria:
a. Where there are differences in height ( e.g., new two-story development adjacent to
single-story structures), the architecture of the new structure should include details and
elements of design such as window treatment, roof type, entries, or porches that
reduce the visual mass of the structure.
b. Garages, whether attached or detached, should be constructed using the same pattern
of development established in the vicinity.
Structures should have entries, windows, and doors located to maintain privacy in
neighboring yards and buildings.
Niemi Short Plat Preapplication Meeting
August 3, 2006
Page 5 of 5
In advance of submitting the full application package, applicants are strongly encouraged
to bring in one copy of each application item for a pre-screening to the customer service
counter to help ensure that the application is complete prior to making all copies.
cc: Jennifer Henning
Pre-application meeting for the
Glen Short Plat
Shattuck Avenue South
PRE06-084
City of Renton
Development Services Division
August 3, 2006
Contact information
Planner: Elizabeth Higgins, AICP, ( 425) 430-7382
Public Works Plan Reviewer: Juliana Fries, (425) 430-7278
Fire Prevention Reviewer: James Gray (425) 430-7023
Building Department Reviewer: Craig Burnell, (425) 430-7290
DEVELOPMENT PLANNING
CITY OF RENTON
JAN -4 2008
RECEIVED
Please retain this packet throughout the course of your project as a
reference. Consider giving copies of it to any engineers, architects
and contractors who work on the project.
Pre-screening: When you have the project ready for submittal, have
it pre-screened before making all of the required copies.
The pre-application meeting is informal and non-binding. The comments
provided on the proposal are based on the codes and policies in effect at the time of
review. The applicant is cautioned that the development regulations are regularly
amended and the proposal will be formally reviewed under the regulations in effect
at the time of project submittal. The information contained in this summary is
subject to modification and/or concurrence by official decision-makers (e.g., Hearing
Examiner, Zoning Administrator, Public Works Administrator, and City Council).
CrTYV1'"1<141\/li..,rl'\f
RECEIVED
JUL O 6 2006
BUILDING DIVISION
MEMORANDUM
TO: Construction Services, Fire Prevention, Economic Development,
Plan Review, Project Planner
FROM: Neil Walts, Development Services Division Director
SUBJECT: New Preliminary Application: ~, Jh(f(I--flaz{--
LOCATION: /Bot2 B1£ 1rt~ci{_, /{lt,.1/w. !~
PREAPP NO. ffa-O<t/·'(
A meeting with the applicant has been scheduled for i (} tvrrJ , Thursday,
~ ,5 tfl1.. , in one of the 6th floor conference rooms. If this
meeting is scheduled at 10:00 AM, the MEETING MUST BE CONCLUDED PRIOR TO
11 :00 AM to allow time to prepare for the 11 :00 AM meeting.
Please review the attached project plans prior to the scheduled meeting with the
applicant. You will not need to do a thorough "permit level" review at this time. Note
only major issues that must be resolved prior to formal land use and/or building permit
application submittal.
Plan Reviewer assigned is 4 J;.,iiJ., v . _ .1. . _ i _ .{ ,
Please submit your written comments to ff;( i · '7 {/. iJ-tJ {Planner) at
least two (2) days before the meeting. Thank you.
H:\Division.s\Develop.ser\Dev & Plan.ing\Template\Preapp2 Revised 1-05
~~ .. ~ .... 1
DATE:
TO:
FROM:
SUBJECT:
Construction Services, Fire PrMmtion, Economic Development,
Plan Review, Project Planner ftt!,
Neil Watts, Development Services Division Director
New Preliminary Application: ~ Jf?Qft flazt
...... ·, i
LOCATION: /Boo B1tt 11-t~«w /{It,. Aw. JtJu!iv
PREAPP NO. ---~{X,-'-Q=---(3,=-<...,_( ___________ _
A meeting with the applicant has been scheduled for i Otvn-v , Thursday, ~ 15 /1?1.. , in one of the 6111 floor conference rooms. If this
meeting is scheduled at 10:00 AM, the MEETING MUST BE CONCLUDED PRIOR TO
11 :00 AM to allow time to prepare for the 11 :00 AM meeting.
Please review the attached project plans prior to the scheduled meeting with the
applicant. You will not need to do a thorough "permit level" review at this time. Note
only major issues that must be resolved prior to formal land use and/or building permit
application submittal.
Plan Reviewer assigned is ~ ,j_;,o.,\\ v
' Pleas -~·~~-~ t
least, o e meeting. Thank you.
~i i-e 'J>ep 1. Cm/hLA R 11-ltJ~/ r)<M' -?J1 A,
H:\Division.s\Develop.ser\Dev & Plan.ing\Template\Preapp2 Revised 1-05
DATE:
TO:
FROM:
SUBJECT:
FIRE DEPARTMENT
MEMORANDUM
July 7, 2006
Elizabeth Higgins, Senior Planner / !./
James Gray, Assistant Fire Marshal/\ /.q--
Glen Short Plat, 1800 Bllc ofShattubi'A:e. S
Fire Department Comments:
I. A fire hydrant with 1000 GPM fire flow is required within 300 feet of all new single-
family structures. If the building square footage exceeds 3600 square feet in area, the
minimum fire flow increases to 1500 GPM and requires two hydrants within 300 feet of
the structure.
2. A fire mitigation fee of$488.00 is required for all new single-family structures.
3. Fire department access roadways require a minimum 20-foot wide paved roadway. Fire
department turnarounds are required for roads over 150 feet in length. The turnaround
shall meet the minimum dimensions shown on the attached diagram.
4. All building addresses shall be visible from a public street.
5. All Jots between 500 and 700 feet on a dead end road are required to be sprinklered.
Please feel free to contact me if you have any questions.
i:\glensp.doc
FIRE APPARAlUS ACCESS ROADS
RENTON FIRE PREVENTION BUREAU ,c 'll,f;;-f/30-7000
EMERGENCY VEHICLE TURNAROUNb -CUL-t,E'-SA!!
CITY OF RENTON
Planning/Building/Public Works
MEMORANDUM
DATE: August 3, 2006
TO: Pre-Application File No. PRE06-084
FROM: Elizabeth Higgins, Senior Planner, ( 425) 430-7382
SUBJECT: Glen Short Plat, Shattuck Avenue South
General: We have completed a preliminary review of the above-referenced development
proposal. The following comments on development and permitting issues are based on
the pre-application submittals made to the City of Renton by the applicant and the codes
in effect on the date of review. The applicant is cautioned that information contained in this
summary may be subject to modification and/or concurrence by official decision-makers ( e.g.,
Hearing Examiner, Zoning Administrator, Development Services Director,
Planning/Building/Public Works Administrator, and City Council). Review comments may
also need to be revised based on site planning and other design changes required by City staff
or made by the applicant. The applicant is encouraged to review all applicable sections of the
Renton Municipal Code. The Development Regulations are available for purchase for $50.00
plus tax, from the Finance Division on the first floor of City Hall and are available on the City
of Renton website (www.renton.ci.wa.us).
Project Proposal: The subject property is located one parcel west of Shattuck Avenue S,
approximately midway between S. 19th and S. 20th Streets. The proposal is to subdivide the
1. 14 acre parcel into 5 single-family residential lots and a Native Growth Protection Area
( easement).
Current Use: The 49,803 square foot parcel has a residential structure, a 1 story, 1 bedroom
house built in 1908 that would be removed.
Comprehensive Plan Land Use Designation: The property is located within the Residential
Single Family Comprehensive Plan land use designation.
Zoning: The property is located in the Residential 8 (R-8) zone. Single-family residential is
the primary use in the R-8 zone. The density range in the R-8 zone is between a minimum of
4 dwelling units per net acre (du/a) and 8 du/a.
"Net density" is a calculation of the number of housing units and/or lots that would be
allowed on a property after critical areas, public rights-of-way, and legally recorded private
access easements are subtracted from the gross area of the property.
Environmental Review: Short plats of nine or fewer lots are exempt from Washington State
Environmental Policy Act (SEP A) review unless critical areas are known to be on or near the
site. Development of this particular property may be impacted by nearby abandoned coal
H:\Division.s\Develop.ser\Dev&plan.ing\ERH\Preapplication reports\2006 Preapplications\06-084 Glen (R8, 5 SFR).doc
Glen Short Plat Preapplication Me ___ g
August 3, 2006
Page2of5
mines and potential hazards from seismic events, landslides, erosion, and steep slopes.
Therefore, a geotechnical study, coal mine hazard assessment, secondary engineering review,
and an environmental review by the City of Renton Environmental Review Committee will be
required ..
Encroachments and Easements: If there are any encroachment issues with neighboring lots,
we recommend that the applicant address these prior to commencing to develop the property.
A property survey, which is required with the land use master application submittal, will
indicate such encroachments.
Density: The minimum housing density in the R-8 zone is 4 units per acre and the maximum
is 8 units per acre. According to the King County Tax Assessor the lot is 45,084 square feet
(1.03 acres) in size. A verification of property size will be provided with the survey. The
preapplication included a density worksheet indicating the 5 lot subdivision would have a net
density of7.69 dwelling units per net acre (du/a). This assumes a 7,537 sq. ft. deduction for a
private street and another deduction of 13,929 sq. ft. for steep slopes.
Critical Areas: The site may have critical areas present. It is the applicant's responsibility to
ascertain whether critical areas will impact the proposed development.
Archaeological Areas: If any excavation is done on the site, the applicant is required to
inform their contractor in writing that the site is located in a potential archaeologically
significant area and is required to halt excavation activities, and immediately notify the
Washington State Office of Archaeology and Historic Preservation at (360) 586-3056, should
any archaeological deposits or human remains be encountered. A copy of the letter shall also
be provided to the project manager with the Development Services Division of the City of
Renton.
Development Standards: RMC 4-2-11 OA, "Development Standards for Single Family
Zoning Designations" apply to new development on the site. A copy of the development
standards, RMC 4-2-11 OA is being provided at the pre-application meeting.
Lot size and dimensions -The proposed single-family development narrative indicates that
the property will be subdivided into individual lots. The R-8 zone requires a minimum lot
size of 4,500 sq. ft. for parcels greater than one acre in size prior to subdivision. The
minimum width is 50 feet for interior lots and 60 feet for corner lots. The minimum lot depth
is 65 feet.
Lot coverage-The R-8 zone allows a maximum building coverage of35% or 2,500 sq. ft. on
lots 5,000 sq. ft. or greater.
Setbacks -Setbacks are the distance between the building and the property line or any private
access easement. Setbacks are different for the front, side, and rear yards. The fa9ades
fronting on the access street will be considered the front. The front yard setback is required to
be a minimum of 15 feet for the primary structure and 20 feet for an attached garage accessed
from the front or side yard street.
The interior lots require 5 foot side yard setbacks.
The minimum rear yard setback is 20 feet.
Glen Short Plat Preapplication Me-H .. g
August 3, 2006
Page 3 of5
Building height -Building height is restricted to 20 feet and 2 stories in the R-8 zone.
Landscaping: The development standards require that all pervious areas be landscaped. All
landscape areas are to include an underground irrigation system.
A conceptual landscape plan shall be submitted at the time of application.
Access: The conceptual plan shows a private street providing access to this short plat and a
proposed short plat to the east. The number of lots proposed to be accessed from this private
street exceeds the maximum allowed (see Plan Review comments).
Permit Requirements: Short plats of five or more lots require a public hearing before the
Renton Hearing Examiner. After completion of the public hearing, the Examiner would
approve, approve with conditions, or deny the short plat. The process requires approximately
six to eight weeks.
If the preliminary short plat is approved, the applicant must complete the required
improvements and satisfy any conditions of the preliminary approval before the plat can be
recorded. The newly created lots may be sold only after the plat has been recorded.
Fees: In addition to the applicable building and construction permit fees, the following
mitigation fees would be required prior to the recording of the plat:
• A Transportation Mitigation Fee based on $75.00 per each new average
daily trip attributable to the project.
• A fire mitigation fee of$488.00 per new unit (single-family)
• A park and recreation fee of $530. 76. per new unit (multi-family)
Please see the comments from the Fire Prevention plans reviewer and Public Works plans
reviewer for a breakdown of the fees. A handout listing all of the City's Development related
fees is also included with the preapplication package for reference.
Expiration: The preliminary short plat approval is valid for two years with a possible one-
year extension.
Consistency with the Comprehensive Plan: The existing development is located within the
Residential Single Family (RSF) Comprehensive Plan Land Use designation. The following
proposed policies are applicable to the proposal:
Land Use Element
Objective LU-FF: Encourage re-investment and rehabilitation of existing housing, and
development of new residential plats resulting in quality neighborhoods that:
I. Are planned at urban densities and implement Growth Management targets,
2. Promote expansion and use of public transportation; and
3. Make more efficient use of urban services and infrastructure.
Policy LU-147. Net development densities should fall within a range of 4.0 to 8.0 dwelling
units per acre in Residential Single Family neighborhoods.
Glen Short Plat Preapplication Me _____ g
August 3, 2006
Page 4 of5
Policy LU-148. A minimum lot size of 5,000 square feet should be allowed on in-fill parcels
of less than one acre (43,560 sq. ft.) in single-family designations. Allow a reduction on lot
size to 4,500 square feet on parcels greater than one acre to create an incentive for aggregation
ofland. The minimum lot size is not intended to set the standard for density in the
designation, but to provide flexibility in subdivision/plat design and facilitate development
within the allowed density range.
Policy LU-149. Lot size should exclude private sidewalks, easements, private road, and
driveway easements, except alley easements.
Policy LU-150. Required setbacks should exclude public or private legal access areas,
established through or to a lot, and parking areas.
Policy LU-152. Single-family lot size, lot width, setbacks, and impervious surface should be
sufficient to allow private open space, landscaping to provide buffers/privacy without
extensive fencing, and sufficient area for maintenance activities.
Policy LU-154. Interpret development standards to support new plats and infill project
designs incorporating street locations, lot configurations, and building envelopes that address
privacy and quality oflife for existing residents.
Community Design Element
Policy CD-12. Infill development, defined as new short plats of nine or fewer lots, should be
encouraged in order to add variety, updated housing stock, and new vitality to neighborhoods.
The following policies are advisory and are intended to inform the applicant of the City
Council's desired outcome for infill development. Code implementing these policies is
on the department's work program and may be adopted prior to formal review of
projects now at the pre-application stage.
Policy CD-13. Infill development should be reflective of the existing character of established
neighborhoods even when designed using different architectural styles, and/or responding to
more urban setbacks, height or lot requirements. Infill development should draw on elements
of existing development such as placement of structures, vegetation, and location of entries
and walkways, to reflect the site planning and scale of existing areas.
Policy CD-14. Architecture of new structures in established areas should be visually
compatible with other structures on the site and with adjacent development.
Visual compatibility should be evaluated using the following criteria:
a. Where there are differences in height (e.g., new two-story development adjacent to
single-story structures), the architecture of the new structure should include details and
elements of design such as window treatroent, roof type, entries, or porches that
reduce the visual mass of the structure.
b. Garages, whether attached or detached, should be constructed using the same pattern
of development established in the vicinity.
Structures should have entries, windows, and doors located to maintain privacy in
neighboring yards and buildings.
Glen Short Plat Preapplication Me g
August 3, 2006
Page 5 of5
In advance of submitting the full application package, applicants are strongly encouraged
to bring in one copy of each application item for a pre-screening to the customer service
counter to help ensure that the application is complete prior to making all copies.
cc: Jennifer Henning
CITY OF RENTON
I .tEE RETENTION
WORKSHEET
PORD-NIEMI PRELIMINARY PLAT
1. Total number of trees over 6" in diamter1 on project 1 22 trees ----=:c.
2. Deductions: Certain trees are excluded from the retention calculations:
Trees that are dead, diseased, or dangerous
Trees is proposed public trees
Trees in proposed private access easements/tracts
Trees in critical areas3 and buffers
Total number of excluded trees
3. Subtract line 2 from line 1:
trees
9 trees
2 trees
trees
2 11 trees -----
3 ___ ..,1.._1 trees
4. Next to determine the number of trees must be retained4, multiply line 3 by
0.3 in zones RC, R-1, R-4, or R-8
0.1 in all other residential zones
0.05 in all commercial and industrial zones 4 3 trees -----
5. List the number of 6' or larger trees that you are proposing to retain
5 ____ 3::..trees
6. Subtract line 5 from line 4 for trees to replaced 6 ----'-0 trees
7. Multiply line 6 by 12" for number of required replacement inches
7 ____ 0::..inches
8. Proposed size of trees to meet additional planting requirements
(Minimum 2'' caliper trees required) 8 ____ Oc... inches
per tree
9. Divide line 7 by line 8 for number of replacement trees6:
(if remainder is 0.5 or greater, round up to the next whole number)
9 ____ O::..trees
1. Measured at chest height
2. Dead, diseased or dangerous trees must be certified as such by a forester, registered
landscaping architect, or certified arborist, and approved by the City.
3. Critical Areas, such as wetlands, streams, floodplains and protected slopes, are
defined in Section 4-3-050 of the Renton Municipal Code (RMC)
4. Count only those trees to be retained outside of critical areas and buffers
5. The City may require modification of the tree retention plan to ensure retention of the
maximum number of trees per RMC 4-4-130H7a
6. Inches of street trees, inches of trees added to critical areas/buffers, and inches
of trees retained on site that are less than 6" but are greater than 2'' can be used to
meet the tree replacement requirements. :.lE\IELOPMENT PLANNING
CITY OF RENTON
JAN -4 2008
RECEIVED
DENSITY
WORKSHEET
City of Renton Development Services Division
1055 South Grady Way-Renton, WA 98055
Phone:425-430-7200 Fax 425-430-7231
1. Gross area of property: 1
DEVELOPMENT PLANNING
CITY OF RENTON
JAN -4 2008
RECEIVED
94 960 square feet
2. Deduction: Certain areas are excluded from density calculations.
Public street**
Private access easements**
Critical Areas*
Total excluded area:
3. Subtract Line 2 from line 1 for net area:
4. Divide lien 3 by 43,560 for net acreage
5. Number of dwelling units or lots planned
6. Divide line 5 by line 4 for net density
19 180
2 165
13,624
2
3
4
5
6
34.969 square feet
59 991 square feet
1.377 acres
10 uniUlots ---~
--~7~·=26= du/acre
* Critical Areas are defined as "Areas determined by the City to be not suitable for
development and which are subject to the City's Critical Areas Regulations
including very high landslide areas, protected slopes, wetlands or floodways"
Critical Areas buffers are not deducted/excluded.
** Alleys (public or private) donor have to be excluded,
Project: FORD-NIEMI PRELIMINARY PLAT Date 18-Dec-07
PLAT NAME RESERVATION CERTIFICATE
TO: DAN TOUMA
6632 S. 191 ST PLACE E, # 102
KENT, WA 98032
PLAT RESERVATION EFFECTIVE DATE: October 26, 2007
The plat name, FORD-NIEMI has been reserved for future use by GLEN FORD.
DEVELOPMENT PLANNING
CITY OF RENTON
JAN -4 2008
RECEIVED
I certify that I have checked the records of previously issued and reserved plat names. The requested name has not
been previously used in King County nor is it currently reserved by any party.
This reservation will expire October 26, 2008, one year from today. II may be renewed one year at a time. If the plat
has not been recorded or the reservation renewed by the above date it will be deleted.
Deputy A~dito, -/2 . .f..J ••. ,n_.L-......
( L.e.,(f, Cko.-clw 1·J<-)
PROJECT NARRATIVE
FORD-NIE.Ml PRELIMINARY PLAT
.• ,,1;:1..0PMENT pl.ANNING
~-' CrT'I OF RENTON
IAN -4 2008
qECE\VEO
The proposed preliminary plat consists of two parcels of land, covering a total area of 2.17
acres. The property is situated in the south end of the City. It is bounded on the east by
Shattuck Avenue South and on the west by unplatted properties. It is bounded on the north, by
one row of single family residences and South 19th Street, and it is bounded on the south by
Valley Vue Estates subdivision. It is located in the northeast quarter of Section 19 Township
23 North, Range 5 East, W.M.
The proposed development will create 10 single family lots. Access to the property will be
from Shattuck Avenue South. A short cul de sac about 3 50 feet long will serve lots 2 through
6, and a private road will be constructed along the westerly portion of the property that will
serve the remaining lots 7 through 10. Lot 1 will continue to be served from Shattuck Avenue
South.
There exists two homes and detached garages and sheds on both properties. The house on
proposed Lot I will remain, and the rest of the structures will be removed.
The project area is hilly. The easterly portion of the two parcels slopes from east to west
toward the center of the two parcels, and likewise westerly portion of the parcels slopes from
west to east toward the center of the two parcels. There are steep slopes along the most
westerly portion of the property measured at more than 40%. The steep areas will be protected
by including them in a separate tract.
Grading will follow the natural contour of the property. Large amount of grading and
excavation will not be required. The excavated material is estimated at 1480 cu yard. Majority
of the material will be used as fill on site, and balance material, such as unsuitable material
and ground cover will be trucked away from the site to site to acceptable disposable site.
The development falls within one basin. The existing surface water sheet flows to the center
of the two parcels, and thence north at an average slope of6.0 percent through an existing
storm easement secured from adjacent neighbors directing the flow to existing storm system
in South 19th Street. The flow from South 19th Street is directed west and eventually into the
valley floor.
The soil type of the site is Alderwood (AgC), glacial till. Existing groundcover consists
mainly of Alder and Fir forest, with ground cover shrubs. A soil study was prepared by
Geosource Engineering addressing soil and the sensitive areas. A copy of this report is under
the requirement for geotechnical studies.
The City of Renton designates the site with a R-8 zone. The R-8 zone allows for a minimum
lot size of 4500square feet and a maximum density of 8 units per acre. The setbacks allowed
in the R-8 zone are as follows: front yard setbacks, 20 feet; rear yard setbacks, 20 feet, and
side yards setbacks, 5 feet on all interior lots. The City of Renton Comprehensive Plan
designates the site as Single-Family Residence that is consistent with present zoning.
The proposed development creates 9 new single-family lots with a minimum lot area of 4500
square feet. The smallest lot area is 4543 square feet and the largest is 10,974 square feet. The
dwelling unit density calculates at 7.32 units per net developed area.
A public road is being considered to access lots 2 through 6, and a private road is being
considered to access lots 7 through I 0. The improvements for the public roads will be built
with asphalt with curb, gutters and sidewalks, storm, sewer and water mains, and street
lighting will be provided per City codes. The private portion will be constructed with a
minimum of20-foot asphalt street to serve the westerly lots. A maximum grade of7.2.0% is
anticipated for the cul-de-sac.
We request right of way reduction for the proposed residential road and cul-de-sac. In
accordance with 4-6-060, a right of way width of 45 feet in width may be granted when the
number oflots served by the new street is less than 100 lots. The proposed residential street is
serving only four lots, and possibility of additional lots to be served by the new street is nil.
We also request to use a 100-foot diameter cul-de-sac. The proposed will still accommodate a
45-foot radius required by the Fire Department.
There are several trees and under brush scattered over the entire site. The vegetation
throughout the properties, especially near the existing structures consists primarily of general
landscaping and ground cover. The sites middle portion contains some deciduous and
evergreen trees. The steep slope area situated on the west is densely vegetated with forest and
native undergrowth.
Traffic circulation and vehicular access to the property is proposed from Shattuck Avenue
South, via a short cul-de-sac and private road that would serve the proposed 10 lots. The
proposed preliminary plat will be designed in accordance with City Codes and Regulations.
i::::;i!i:? TOUMA EN._,/NEERS AND
l!if!= LAND SURVEYORS, PLLC
Mr. Neil Watts
City of Renton
1055 Grady Way South
Renton, WA 98055
RE: Ford-Niemi Preliminary Plat-Roadway Right of Way Variance
January 3, 2008 G
NTPLANNIN
JEV'a~'ti~ RENTON
JAN -4 2008
RECEIVED
We request a variance from the City Improvement Standards, 4-34-5.A, to reduce the right-of-way width from 50
feet to 45 feet for construction of a residential access street. The typical residential street consisting of 32 feet (cmb
to curb) aod five-foot sidewalks on both sides of the proposed new street will be constrocted in accordaoce with
City's Standards.
The following justification for the above-referenced variance is written in a fonnat acceptable to the Hearing
Examiner.
a. 11 That the applicant su.ffers undue hardship and the variance is necessary because of special circumstances
applicable to subject property, including size, shape, topography, and location of surroundings of the
subject property;, and the strict application of the Building & Zoning Code is found to deprive subject
property owner of rights and privileges enjoyed by other property owners in the vicinity and under
identical classifications 11
Discussion: The variance request is to reduce of right of way from 50 feet to 45 feet. 1bis will provide
sufficient width to construct a short cul-de-sac that will serve nine of the proposed 10 lots subdivision. The
proposed right of way width will be sufficient to constroct local access residential street (32-foot cmb to
curb, aod sidewalks on both sides) in accordaoce with City's standards. The additional 2 feet of right is
needed for slope treatrnent.(combination of slope aod constroction of short walls). The entire street cross-
section will fall within the proposed 45-foott public right of way.
b. "That the granting of the variance will not be materially detrimental to the public welfare or injurious to
the property or improvements in the vicinity and zone in which subject property is situated. 11
Discussion: Graoting the variaoce will not impact vehicles to maoeuver through this section of roadway.
The City's standards for a local access residential street will be constrocted. Therefore, the applicaot feels
the variaoce is necessary in order to develop the site in such a manner to ensure the rights of the property
owner, which would be enjoyed by other properties in under the similar circumstances.
c. " That approval shall not constitute a grant of special privilege inconsistent with the limitation upon uses of
other properties in the vicinity and zone in which the subject property is situated "
Discussion -The proposed waiver is not detrimental to the public welfare or injurious to the property in the
vicinity. The proposed reduction of right of way provides a safe pedestriao aod vehicular traffic for the
proposed plat.
d. 11 That the approval as determined by the City staff is a minimum variance that will accomplish the desired
purpose. 1r
Discussion: The approval of this variaoce is minimal, aod it would not have ao impact upon the desired
purpose of developing the site into single family lots within the designated SF zone. This variance will not
have no appreciable impact upon either the vehicular or pedestriao traffic within aod adjacent to the
proposed development.
Based on the justifications identified above for the Elle Rain Place preliminary plat, the applicaot requests this
variaoce from the City Code to be approved.
6632 S. 191st Pl., Suite E-102 • Kent, Washington 98032 • Phone: (425) 251-0665 • Fax: (425) 251-0625
e-mail: mhtouma@aol.com
CONSTRUCTION MITIGATION PLAN
For
FORD-NIEMI PRELIMINARY PLAT
PROPOSED CONSTRUCTION DATES
.JEVELOPMENT PLANNING
CITY OF REITTON
JAN -4 2008
RECEIVED
The proposed construction of the road and utilities on the project will proceed once the final construction
drawings are approved by the Cicy of Renton, and all applicable permits are received. This construction will be
performed under one contract for the entire development without phasing. Extension of construction time may be
required. The construction of the houses will begin after the road and utilities have been completed and accepted by the
Cicy.
HOURS OF OPERATION
The hours of operation will be limited to hours between 8:00 am to 5:00 PM. These hours may be shortened or
lengthened with the approval of the Cicy of Renton Department of Public Works. Typically, construction of this nature
will occur during the daytime hours, 5 or 6 days a week.
PROPOSED HAULING/TRANSPORTATION ROUTES
The earthwork anticipated on this project encompasses excavation of roadway right of way and filling portion of the
property for construction the internal road and adjacent lots. The earthwork presents a balanced condition. All
vegetation and non-marketable small trees will be chipped and hauled off site to an approved disposal site. Stripping
(topsoil) that may be taken from the site area depending on the qualify of the material. If the material is acceptable, it
may be spread along the front and back of the lots for planting of lawns. In the event disposal of the chipped material is
required, then the hauling and disposal will be to an acceptable site, as allowed by the Cicy of Renton. All marketable
trees are cut and removed from the site.
The hauling and transportation routes will be mainly via Shattuck Avenue S. The hauling from the site may take a route
to the north toward S 15th Street, or to the south toward S 23'd Street. The hauling will be limited to excavated access
material and new material to be used for construction of the plat improvements.
CONSTRUCTION MITIGATION
Construction equipment used on this site will be cypical backhoes, CAT, grader, and roller. The equipment will be used
in accordance with the Cily of Renton requirements. The measures to be implemented during construction to minimize
dust, traffic and transportation impacts, mud, noise, etc. will be adhered to the mitigating measures proposed under the
SEP A requirements.
Erosion control measures will be implemented during construction, such as silt fences, temporary ditches and ponds.
Detail erosion plans will be prepared showing control facilities.
CITY OF RENTON
ENVIRONMENTAL CHECKLIST
A.
1.
BACKGROUND
NAME OF PROPOSED PROJECT, IF APPLICABLE:
Ford Niemi Preliminary Plat
2. NAME OF APPLICANT
Glen Ford and Theodore L Niemi
DE'IELOPMENT Pl.ANNING
GITY OF AENTOM
JAN -~ 2008
RECEIVED
3. ADDRESS AND PHONE NUMBER OF APPLICANT AND CONTACT PERSON:
Applicants
Agent:
Mr. Glen Ford
1925 Shattuck Avenue S
Renton, WA 98055
(425) 255-9794
Mr. Theodore L. Niemi
1917 Shattuck Avenue S
Renton, WA 98055
(425) 271-6929
Mr. Tom Touma
Touma Engineers
6632 South 191st Place, Suite E-102
Kent, Washington 98032
(425) 251-0665
4. DATE CHECKLIST PREPARED:
October 5, 2007
5. AGENCY REQUESTING CHECKLIST:
City of Renton
6. PROPOSED TIMING OR SCHEDULE (INCLUDING PHASING, IF
APPLICABLE) :
Construction of the proposed project will begin as soon as all
necessary Permits and approvals are received from the City and other
governmental Agencies. The project will be developed under one phase.
7. DO YOU HAVE ANY PLANS FOR FUTURE ADDITIONS, EXPANSION OR FURTHER
ACTIVITY RELATED TO OR CONNECTED WITH THIS PROPOSAL? IF YES, EXPLAIN.
No
8. LIST ANY ENVIRONMENTAL INFORMATION YOU KNOW ABOUT THAT HAS BEEN
PREPARED, OR WILL BE PREPARED, DIRECTLY RELATED TO THIS PROJECT:
Geotechnical study was performed by Geosource Engineering, Inc. A copy
of the soil report is made a part of this checklist.
Page l of 12
9. DO YOU KNOW WHETHER APPLICATIONS ARE PENDING FOR GOVERNMENTAL APPROVALS
OF OTHER PROPOSALS DIRECTLY AFFECTING THE PROPERTY COVERED BY THIS
PROJECT? IF YES, EXPLAIN.
No.
10. LIST ANY GOVERNMENT APPROVALS OR PERMITS THAT WILL BE NEEDED FOR YOUR
PROPOSAL, IF KNOWN:
City of Renton Development Services Division
Environmental Review
Preliminary and Final Short Plat approval
Streets, storm, water and sewer improvements plans approval
11. GIVE BRIEF, COMPLETE DESCRIPTION OF YOUR PROPOSAL, INCLUDING THE
PROPOSED USES AND THE SIZE OF THE PROJECT AND SITE.
The project consists of two parcels of land owned by two separate
individuals. The proposal is to subdivide a total of 2.18 acres of land
owned by the two individuals into 10 lots suitable for single-family
residences. The improvements for this subdivision will constructed
after approval of the preliminary plat and it consists of streets,
storm drainage system, water and sewer system. Also a complete
underground utilities and lighting facilities will be installed.
Access to the proposed development will be from Shattuck Avenue South
via a short cul-de-sac to serve the proposed single family lots.
12. LOCATION OF THE PROPOSAL. GIVE SUFFICIENT INFORMATION FOR A PERSON TO
UNDERSTAND THE PRECISE LOCATION OF YOUR PROPOSED PROJECT, INCLUDING A
STREET ADDRESS, IF ANY, AND SECTION, TOWNSHIP, AND RANGE OF IF KNOWN.
IF A PROPOSAL WOULD OCCUR OVER A RANGE OF AREA, PROVIDE THE RANGE OR
BOUNDARIES OF THE SITE. PROVIDE A LEGAL DESCRIPTION, SITE PLAN,
VICINITY MAP, AND TOPOGRAPHIC MAP, IF REASONABLY AVAILABLE. WHILE YOU
SHOULD SUBMIT ANY PLANS REQUIRED BY THE AGENCY, YOU AR NOT REQUIRED TO
DUPLICATE MAPS OR DETAILED PLANS SUBMITTED WITH ANY PERMIT APPLICATION
RELATED TO THIS CHECKLIST.
The proposed project is located in the south end of town. Bounded on
the north and south by developed single family lots, and on the west it
is bounded by steep area to be set aside as a Native Growth Protective
Easement. The sites are located in Section 19, Township 23 North, Range
5 East, W.M., in the City of Renton, State of Washington.
B. ENVIRONMENTAL ELEMENTS :
1. EARTH
a. GENERAL DESCRIPTION OF THE SITE:
The site is hilly. Steep Slopes noted on the westerly portion of
the sites.
b. WHAT IS THE STEEPEST SLOPE ON THE SITE?
Page 2 of 12
The steepest slope on the sites exceeds 40 percent slopes along
the west side in the vicinity of proposed lots 7, Band 10. This
area will be set aside as A Native Growth Protection Easement
{NGPE) under a separate Tract "A".
c. WHAT GENERAL TYPES OF SOILS ARE FOUND ON THE SITE? IF YOU KNOW
THE CLASSIFICATIONS OF AGRICULTURAL SOILS, SPECIFY THEM AND NOTE
ANY PRIME FARMLAND.
According to the USDA Soil Conservation Service's King County
Soil Survey, the soil on the site is classified as Alderwod
(AgC). Refer to attached soil report prepared for these two
sites.
d. ARE THERE SURFACE INDICATIONS OF A HISTORY OF UNSTABLE SOIL IN
THE IMMEDIATE VICINITY? IF SO, DESCRIBE.
The steep slopes are subject to superficial failures, but
generally stable. Refer to attached soil study performed for the
site.
e. DESCRIBE THE PURPOSE, TYPE AND APPROXIMATE QUANTITIES OF ANY
FILLING OR GRADING PROPOSED. INDICATE SOURCE OF FILL.
The proposed site will be designed to follow the natural terrain
to the maximum extent feasible. The basic topographic features
will not be altered by the proposed project. Majority of the
grading is done in conjunction with a demolition two existing
structures on the westerly site, construction of a public and
private roads, storm systems and utilities. It is estimated
approximately 1480 C.Y. of material will be graded for the road
construction and building pads.
f. COULD EROSION OCCUR AS A RESULT OF CLEARING, CONSTRUCTION OR USE?
IF SO, GENERALLY DESCRIBE.
There will be temporary water erosion resulting from clearing and
grading for roadway. This will be mitigated by proper
construction of temporary erosion and sedimentation control
facilities.
g. ABOUT WHAT PERCENT OF THE SITE WILL BE COVERED WITH IMPERVIOUS
SURFACES AFTER PROJECT CONSTRUCTION?
70-75% of the site area will be covered with impervious surfaces
consisting of paved streets, roofs and private driveways to serve
the individual home.
h. PROPOSED MEASURES TO REDUCE OR CONTROL EROSION, OR OTHER IMPACTS
TO THE EARTH, IF ANY.
Page 3 of 12
An approved temporary erosion and sedimentation control plan will
be implemented during construction of the short plat
improvements. This plan will include typical use of fabric
fences, temporary ponds or other drainage features to mitigate
potential erosion.
2. AIR
A. WHAT TYPES OF EMISSIONS TO THE AIR WOULD RESULT FROM THE PROPOSAL
DURING CONSTRUCTION AND WHEN THE PROJECT IS COMPLETED? IF ANY,
GENERALLY DESCRIBE AND GIVE APPROXIMATE QUANTITIES IS KNOWN.
Ultimately there will be 9 additional single-family residents on the
Site. Approximately 90 additional automobile trips will be associated
with this development.
These emissions will be controlled by present U.S. Environmental
Protection Agency emission control regulations. Heating will be
primarily by natural gas or electricity. Some of the homes may have
fireplaces. These items may contribute smoke, particulate matter and
heat to the ambient air. Temporary deterioration will occur during
construction due to dust, exhaust emission and smoke from trash
burning. These items will be mitigated by sprinkling of streets for
dust control, placing required pollutant control devices on equipment
and minimal burning.
B. ARE THERE ANY OFF-SITE SOURCES OF EMISSIONS OR ODOR THAT MAY AFFECT
YOUR PROPOSAL? IF SO, GENERALLY DESCRIBE.
During construction, objectionable odors may be encountered with the
uncovering of decaying vegetation, street paving and exhaust emissions.
C. PROPOSED MEASURES TO REDUCE OR CONTROL EMISSIONS OR OTHER IMPACTS TO
AIR, IF ANY:
Air emissions noted above may contribute to changes in the air quality
in the immediate proximity of the project.
3. WATER
A. SURFACE
1) IS THERE ANY SURFACE WATER BODY ON OR IN THE IMMEDIATE VICINITY
OF THE SITE? IF YES, DESCRIBE TYPE AND PROVIDE NAMES. IF
APPROPRIATE, STATE WHAT STREAM OR RIVER IT FLOWS INTO.
No.
2) WILL THE PROJECT REQUIRE ANY WORK OVER, IN OR ADJACENT TO (WITHIN
200 FEET) THE DESCRIBED WATERS? IF YES, DESCRIBE AND ATTACH
AVAILABLE PLANS.
No.
3) ESTIMATE THE AMOUNT OF FILL AND DREDGE MATERIAL THAT WOULD BE
PLACED IN OR REMOVED FROM SURFACE WATER OR WETLANDS AND INDICATE
THE AREA OF THE SITE THAT WOULD BE AFFECTED, INDICATE THE SOURCE
OF FILL MATERIAL.
None
Page 4 of 12
4) WILL THE PROPOSAL REQUIRE SURFACE WATER WITHDRAWALS OR
DIVERSIONS? GIVE GENERAL DESCRIPTION, PURPOSE AND APPROXIMATE
QUANTITIES, IF KNOWN.
No
5) DOES THE PROPOSAL LIE WITHIN A 100-YEAR FLOODPLAIN? IF SO, NOTE
LOCATION ON THE SITE PLAN.
No
6) DOES THE PROPOSAL INVOLVE ANY DISCHARGES OF WASTE MATERIALS TO
SURFACE WATERS? IF SO, DESCRIBE THE TYPE OF WASTE AND ANTICIPATED
VOLUMES OF DISCHARGE.
No
B. GROUND
1) WILL GROUND WATER BE WITHDRAWN, OR WILL WATER BE DISCHARGED TO
GROUND WATERS? GIVE GENERAL DESCRIPTIONS PURPOSE AND APPROXIMATE
QUANTITIES, IF KNOWN.
No
2) DESCRIBE WASTE MATERIAL THAT WILL BE DISCHARGED INTO THE GROUND
FROM SEPTIC TANKS OR OTHER SOURCES, IF ANY. DESCRIBE THE GENERAL
SIZE OF THE SYSTEM, THE NUMBER OF SUCH SYSTEMS, THE NUMBER OF
HOUSES TO BE SERVED OR THE NUMBER OF ANIMALS OR HUMANS THE
SYSTEM(S) ARE EXPECTED TO SERVE.
None
C. WATER RUNOFF
1) DESCRIBE THE SOURCE OF RUNOFF (INCLUDING STORM WATER) AND METHOD
OF COLLECTION AND DISPOSAL, IF ANY. WHERE WILL THIS WATER FLOW?
WILL THIS WATER FLOW INTO OTHER WATERS? IF SO, DESCRIBE.
The surface drainage from the two sites drain as sheet flow from
southwest to northeast across the two sites. Thence the flow is
directed toward existing single family lots abutting South 19th
Street. From this point the flow is picked up by underground
culverts in S 19~ Street, which directs the flow west to the
valley floor a quarter of mile from the site.
2) COULD WASTE MATERIAL ENTER GROUND OR SURFACE WATERS? IF SO,
GENERALLY DESCRIBE.
As in common with urban development, surface water quality will
be reduced as urban pollutants (oil, grease, lawn fertilizer,
heavy metals) enter surface and ground water more frequently
after development.
Ground water quality and quantity will also be affected by this
development. As pollutants leach into the soil, the quality will
be affected. The quantity of ground water will be reduced as the
area of impervious surface increase. However, this will not be
significant problem as the Site does not contribute to public
water supplies.
D. PROPOSED MEASURES TO REDUCE OR CONTROL SURFACE, GROUND AND RUNOFF
WATER IMPACTS, IF ANY:
Temporary erosion/sedimentation control will be employed during
construction to intercept all potential silt laden runoff prior
to discharging into natural flow area. This control will remain
in effect until the ground cover is re-established and the
possibility of erosion is reduced to existing conditions.
4. PLANTS
A. CHECK TYPES OF VEGETATION FOUND ON THE SITE:
-X-deciduous trees: alder, maple, aspen. other
evergreen trees: fir, cedar, pine. other
-X-shrubs
-X-grass
-X-pasture
crop or grain
wet soil plants: cattail, buttercup, bulrush, skunk
cabbage. other
water plants: water lily, eelgrass, millfoil. other
other types of vegetation
B. WHAT KIND AND AMOUNT OF VEGETATION WILL BE REMOVED OR
ALTERED?
The vegetation that will be removed is limited to areas such as new
building pads, driveways and short private road that would serve the
proposed five lots. There are several evergreen and deciduous trees
scattered over the north and west portion of the site. Certain amount
of trees will be removed upon clearing the single family lots
C. LIST THREATENED OR ENDANGERED SPECIES KNOWN TO BE ON OR NEAR THE SITE.
There are no known unique, rare or endangered species of flora on the
Site.
D. PROPOSED LANDSCAPING, USE OF NATIVE PLANTS OR OTHER MEASURES TO
PRESERVE OR ENHANCE VEGETATION ON THE SITE, IF ANY:
Graded areas around future homes will replanted with grass, shrubs and
trees common to similar residential developments.
5. ANIMALS
A, CIRCLE ANY BIRDS AND ANIMALS WHICH HAVE BEEN OBSERVED ON OR NEAR THE
SITE OR ARE KNOWN TO BE ON OR NEAR THE SITE:
birds:
mammals:
fish:
Page6 ofl2
songbirds
small mammals
n/a
B. LIST ANY THREATENED OR ENDANGERED SPECIES KNOWN TO BE ON OR NEAR THE
SITE.
None
C. IS THE SITE PART OF A MIGRATION ROUTE? IF SO, EXPLAIN.
The site is not known to be a part of migration route.
D. PROPOSED MEASURES TO PRESERVE OR ENHANCE WILDLIFE, IF ANY:
None
6. ENERGY AND NATURAL RESOURCES
A. WHAT KINDS OF ENERGY WILL BE USED TO MEET THE COMPLETED PROJECT'S
ENERGY NEEDS? DESCRIBE WHETHER IT WILL BE USED FOR HEATING,
MANUFACTURING, ETC.
Electricity and natural gas to meet the energy needs will serve the
site.
B. WOULD YOUR PROJECT AFFECT THE POTENTIAL USE OF SOLAR ENERGY BY ADJACENT
PROPERTIES? IF SO, GENERALLY DESCRIBE.
No
C. WHAT KINDS OF ENERGY CONSERVATION FEATURES ARE INCLUDED IN THE PLANS OF
THIS PROPOSAL? LIST OTHER PROPOSED MEASURES TO REDUCE OR CONTROL ENERGY
IMPACTS, IF ANY:
Building codes for residential development and construction will be
implemented, and energy conservation material will be encouraged.
7. ENVIRONMENTAL HEALTH
A. ARE THERE ANY ENVIRONMENTAL HEALTH HAZARDS, INCLUDING EXPOSURE TO TOXIC
CHEMICALS, RISK OF FIRE AND EXPLOSION, SPILL, OR HAZARDOUS WASTE, THAT
COULD OCCUR AS A RESULT OF THIS PROPOSAL? IF SO, DESCRIBE.
No.
1) DESCRIBE SPECIAL EMERGENCY SERVICES THAT MIGHT BE REQUIRED.
N/A
2) PROPOSE MEASURES TO REDUCE OR CONTROL ENVIRONMENTAL HEALTH
HAZARDS, IF ANY:
N/A
Page 7 of 12
B. NOISE
1) WHAT TYPES OF NOISE EXIST IN THE AREA WHICH MAY AFFECT YOUR
PROJECT?
The most frequent source of noise on the site is vehicular
traffic originating from Shuttuck Avenue South situated along the
easterly portion of the site.
2) WHAT TYPE AND LEVELS OF NOISE WOULD BE CREATED BY OR ASSOCIATED
WITH THE PROJECT ON A SHORT-TERM OR A LONG-TERM BASIS? INDICATE
WHAT HOURS NOISE WOULD COME FROM THE SITE.
Construction activities on the site will temporarily increase the
noise levels. The completed project would result in a slight
increase in ambient noise levels in the vicinity.
Limited construction activities on site to daylight hours during
weekdays only.
3) PROPOSED MEASURES TO REDUCE OR CONTROL NOISE IMPACTS, IF ANY.
No unusual noise levels will be anticipated.
8. LAND AND SHORELINE USES
A. WHAT IS THE CURRENT USE OF THE SITE AND ADJACENT PROPERTIES?
The site is currently used by the two owners. There are two small
structures (mobile home) and sheds on the westerly parcel, and fairly
nice house with detached garage on the easterly parcel. All structures
will be removed, except for the existing house occupying Lot 1 of this
proposed subdivision.
B. HAS THE SITE BEEN USED FOR AGRICULTURE? IF SO, DESCRIBE.
No
C. DESCRIBE ANY STRUCTURES ON THE SITE.
There are two structures on the site consisting of a mobile home and
sheds on the westerly parcels, and a single family with a detached
garage is situated on the easterly parcel.
D. WILL ANY STRUCTURES BE DEMOLISHED? IF SO, WHAT?
Yes, the mobile home and sheds will be removed from the property upon
development, and the other structures, after securing permit from the
City to be removed or demolished.
The single family house on the easterly parcel will remain
E. WHAT IS THE CURRENT ZONING CLASSIFICATION OF THE SITE?
R-8
Page 8 of 12
F. WHAT IS THE CURRENT COMPREHENSIVE PLAN DESIGNATION OF THE SITE.
The City Comprehensive Plan designates the site as single family with
maximum of 8 units per acre.
G. IF APPLICABLE, WHAT IS THE CURRENT SHORELINE MASTER PROGRAM DESIGNATION
OF THE SITE?
N/A
H. HAS ANY PART OF THE SITE BEEN CLASSIFIED AS AN "ENVIRONMENTALLY
SENSITIVE" AREA, IF SO, SPECIFY.
Steep slopes of 40 percent and greater observed along the westerly
portion of the property, adjacent to the proposed Lots 7 through 10.
The steep areas were separated from the rest of the site and designated
as a Native Growth Protection Easement. Building setback will be
observed from NGPE limits as depicted on the proposed short plat
drawing.
I. APPROXIMATELY HOW MANY PEOPLE WOULD RESIDE OR WORK IN THE COMPLETED
PROJECT?
The development of nine additional lots will increase the population to
approximately 10-12 people.
J. APPROXIMATELY HOW MANY PEOPLE WOULD THE COMPLETED PROJECT DISPLACE?
None
K. PROPOSED MEASURES TO AVOID OR REDUCE DISPLACEMENT IMPACTS, IF ANY:
N/A
L. PROPOSED MEASURES TO ENSURE THE PROPOSAL IS COMPATIBLE WITH EXISTING
AND PROJECTED LAND USES AND PLANS, IF ANY:
The project is compatible with existing land uses and the proposed lots
are consistent with current zoning.
9. HOUSING
A. APPROXIMATELY HOW MANY UNITS WOULD BE PROVIDED, IF ANY? INDICATE
WHETHER HIGH, MIDDLE OR LOW-INCOME HOUSING.
Nine new single family homes will be built for middle income housing.
B. APPROXIMATELY HOW MANY UNITS, IF ANY, WOULD BE ELIMINATED? INDICATE
WHETHER HIGH, MIDDLE, OR LOW-INCOME HOUSING.
None
C. PROPOSED MEASURES TO REDUCE OR CONTROL HOUSING IMPACTS, IF ANY:
None
Page 9 of 12
10. AESTHETICS
A. WHAT IS THE TALLEST HEIGHT OF ANY PROPOSED STRUCTURE(S), NOT INCLUDING
ANTENNAS? WHAT IS THE PRINCIPAL EXTERIOR BUILDING MATERIAL(S)
PROPOSED?
Height limitation will conform to the City building codes.
B. WHAT VIEWS IN THE IMMEDIATE VICINITY WOULD BE ALTERED OR OBSTRUCTED?
None
C. PROPOSED MEASURES TO REDUCE OR CONTROL AESTHETIC IMPACTS, IF ANY:
None
11. LIGHT AND GLARE
A. WHAT TYPE OF LIGHT OR GLARE WILL THE PROPOSAL PRODUCE? WHAT TIME OF DAY
WOULD IT MAINLY OCCUR?
Street, homes, automobiles and yard lights will increase light and
glare in the area upon completion of the project. Illumination would
occur during night time.
B. COULD LIGHT OR GLARE FROM THE FINISHED PROJECT BE A SAFETY HAZARD OR
INTERFERE WITH VIEWS?
No
C. WHAT EXISTING OFF-SITE SOURCES OF LIGHT OR GLARE MAY AFFECT YOU
PROPOSAL.
None
D. PROPOSED MEASURES TO REDUCE OR CONTROL LIGHT AND GLARE IMPACTS, IF ANY:
None
12. RECREATION
A. WHAT DESIGNATED AND INFORMAL RECREATIONAL OPPORTUNITIES ARE IN THE
IMMEDIATE VICINITY?
Talbot Hill Park, Phillip Arnold Park and Cedar River Park are within a
mile from the site.
B. WOULD THE PROPOSED PROJECT DISPLACE ANY EXISTING RECREATIONAL USES? IF
SO, DESCRIBE.
No
C, PROPOSED MEASURES TO REDUCE OR CONTROL IMPACTS ON RECREATION, INCLUDING
RECREATION OPPORTUNITIES TO BE PROVIDED BY THE PROJECT OR APPLICANT, IF
ANY:
None
Page 10 of 12
13. HISTORIC AND CULTURAL PRESERVATION
A. ARE THEY ANY PLACES OR OBJECTS LISTED ON, OR PROPOSED FOR, NATIONAL,
STATE OR LOCAL PRESERVATION REGISTER KNOWN TO BE ON OR NEXT TO THE
SITE? IF SO, GENERALLY DESCRIBE.
No
B. GENERALLY DESCRIBE ANY LANDMARKS OR EVIDENCE OF HISTORIC,
ARCHAEOLOGICAL, SCIENTIFIC OR CULTURAL IMPORTANCE KNOWN TO BE ON OR
NEXT TO THE SITE.
None
C. PROPOSED MEASURES TO REDUCE OR CONTROL IMPACTS, IF ANY:
N/A
14. TRANSPORTATION
A. IDENTIFY PUBLIC STREET AND HIGHWAYS SERVING THE SITE, AND DESCRIBE
PROPOSED ACCESS TO THE EXISTING STREET SYSTEM. SHOW ON SITE PLANS, IF
ANY:
New internal street (short cul-de-sac) will be constructed in
conjunction with the development of the property. And off-site
improvements for Shattuck Avenue South will constructed with existing
City Codes. The improvements will consist of internal cul-de-sac to
serve nine of the ten proposed lots. The street will be built in
accordance with the City's street standards, and will be dedicated to
the City upon completion. The access to the site will be from Shattuck
Avenue South.
B. IS SITE CURRENTLY SERVED BY PUBLIC TRANSIT? IF NOT, WHAT IS THE
APPROXIMATE DISTANCE TO THE NEAREST TRANSIT STOP.
Metro Buses 101, 148 AND 169 serve the area at Talbot Road South (SR
515)
C. HOW MANY PARKING SPACES WOULD THE COMPLETED PROJECT HAVE? HOW MANY
WOULD IT ELIMINATE?
On-site parking will be provided as each lot is developed.
D. WILL THE PROPOSAL REQUIRE ANY NEW ROADS OR STREETS, OR IMPROVEMENTS TO
EXISTING ROADS OR STREETS, NOT INCLUDING DRIVEWAYS? IF SO, GENERALLY
DESCRIBE.
New street will be constructed with all improvements to serve the plat.
The street will be built in accordance with the City of Renton Street
Standards, and will be dedicated to the City upon completion.
E. WILL THE PROJECT USE WATER, RAIL OR AIR TRANSPORTATION? IF SO,
GENERALLY DESCRIBE.
No.
Page 11 of 12
F. HOW MANY VEHICULAR TRIPS PER DAY WOULD BE GENERATED BY THE COMPLETED
PROJECT? IF KNOWN, INDICATE WHEN PEAK VOLUMES WOULD OCCUR.
Assuming 10 ADT per single family dwelling, the project will generate
additional 90 trips per day based on peak hour volumes. The peak
volumes will occur during the morning and afternoon corrunuting hours
G. PROPOSED MEASURES TO REDUCE OR CONTROL TRANSPORTATION IMPACTS, IF ANY:
None. Traffic condition on adjacent street is operating at adequate
level.
15. PUBLIC SERVICES
A. WOULD THE PROJECT RESULT IN AN INCREASED NEED FOR PUBLIC SERVICES? IF
SO, GENERALLY DESCRIBE.
The addition of nine new residences will be insignificant on existing
public services.
B. PROPOSED MEASURES TO REDUCE OR CONTROL DIRECT IMPACTS ON PUBLIC
SERVICES, IF ANY:
None
16. UTILITIES
A. INDICATE UTILITIES CURRENTLY AVAILABLE AT THE SITE:
Electricity, natural gas, water, sanitary sewer, refuse service,
telephone.
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.
Power & Telephone are available to the Site from adjacent road serving
the Site. Puget Sound Energy will provide services to the Site.
Telephone services to the project Site will be provided by Qwest.
The water and sanitary sewer systems will be provided by the developer
for the Site. These systems will be built according to the City of
Renton standards and specifications.
A storm water drainage system will be constructed as required by the
City of Renton. Surface water will be designed in accordance with 1990
King County Surface Water Manual.
C. SIGNATURE
The above ans s are true and complete to the best my knowledge. I
understand hat th lead agency is relying on them to make its
r the Applicant
Date Submitted~~/._0~~-~~0_/';_t>-+--"J-~
I
Page 12 of 12
DATE: October 23, 2007
BY:
TOUMA ENGINEERS
6632 S. 191st Pl. Suite E-102
KENT, WA. 98032
PH. 425-252-0665
FAX 425-251-0625
pl),.NNING
oe1E5~i~WEwroN
-JAN-, 200S
RECE\\JED
TABLE OF CONTENTS
I. PROJECT OVERVIEW
II. PRELIMINARY CONDITIONS SUMMARY
Core and Special Requirements
III. OFF-SITE ANALYSIS ..... .
IV. RETENTION/DETENTION ANALYSIS AND DESIGN
V. CONVEYANCE SYSTEM ANALYSIS AND DESIGN
VI. SPECIAL REPORTS AND STUDIES
Refer to Sensitive Area Report
VII. BASIN AND COMMUNITY PLANNING AREAS
VIII. OTHER PERMITS
IX. EROSION/SEDIMENTATION CONTROL DESIGN
X. BOND QUANTITIES WORKSHEET ..
XI. MAINTENANCE AND OPERATIONS MANUAL
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I . PROJECT OVERVIEW
The proposed preliminary plat consists of two parcels of land,
covering a total area of 2.17 acres. The property is situated in
the south end of the City. It is bounded on the east by Shattuck
Avenue South and on the west by unplatted properties. It is
bounded on the north, by one row of single family residences and
South 19th Street, and it is bounded on the south by Valley Vue
Estates subdivision. It is located in the northeast quarter of
Section 19 Township 23 North, Range 5 East, W.M.
The proposed development will create 10 single family lots.
Access to the property will be from Shattuck Avenue South. A
short cul de sac about 350 feet long will serve lots 2 through 6,
and a private road will be constructed along the westerly portion
of the property that will serve the remaining lots 7 through 10.
Lot 1 will continue to be served from Shattuck Avenue South.
The project area is hilly. The easterly portion of the two
parcels slopes from east to west toward the center of the two
parcels, and likewise westerly portion of the parcels slopes from
west to east toward the center of the two parcels. There are
steep slopes along the most westerly portion of the property
measured at more than 40%. The steep areas will be protected by
including them in a separate tract.
The City of Renton designates the site with a R-8 zone. The R-8
zone allows for a minimum lot size of 4500square feet and a
maximum density of 8 units per acre. The setbacks allowed in the
R-8 zone are as follows: front yard setbacks, 20 feet; rear yard
setbacks, 20 feet, and side yards setbacks, 5 feet on all
interior lots. The City of Renton Comprehensive Plan designates
the site as Single-Family Residence that is consistent with
present zoning.
The proposed development creates 9 new single-family lots with a
minimum lot area of 4500 square feet. The smallest lot area is
4543 square feet and the largest is 10,974 square feet. The
dwelling unit density calculates at 7.32 units per net developed
area.
The soil type of the site is Alderwood (AgC), glacial till.
Existing groundcover consists mainly of Alder and Fir forest,
with ground cover shrubs. A soil study was prepared by Geosource
Engineering addressing soil and the sensitive areas. A copy of
this report is under the requirement for geotechnical studies.
A public road is being considered to access lots 2 through 6, and
a private road is being considered to access lots 7 through 10.
The improvements for the public roads will be built with asphalt
with curb, gutters and sidewalks, storm, sewer and water mains,
and street lighting will be provided per City codes. The private
portion will be constructed with a minimum of 20-foot asphalt
street to serve the westerly lots. A maximum grade of 7.2.0% is
anticipated for the cul-de-sac.
The development falls within one basin. The existing surface
water sheet flows to the center of the two parcels, and thence
north at an average slope of 6.0 percent through an existing
storm easement secured from adjacent neighbors directing the flow
to existing storm system in South 19th Street. The flow from
South 19th Street is directed west and eventually into the valley
floor.
Detention/infiltration facilities are not required. Water quality will
be addressed to treat runoff generated over asphalt surfaces. This will
be treated through a wet vault prior to releasing the storm runoff from
the site into existing facilities on Queen Avenue NE.
Traffic circulation and vehicular access to the property is
proposed from Shattuck Avenue South, via a short cul-de-sac and
private road that would serve the proposed 10 lots. The proposed
preliminary plat will be designed in accordance with City Codes
and Regulations.
II. PRELIMINARY CONDITIONS SUMMARY
CORE REQUIREMENTS 1-5
CORE REQUIREMENT #1: DISCHARGE AT NATURAL LOCATION
The allowable outflows from the site will be discharged within
its natural drainage basins and not rerouted to other drainage
basins.
CORE REQUIREMENT #2: OFF-SITE ANALYSIS
A level one downstream analysis is a portion of this report. See
the analysis later in this report below.
CORE REQUIREMENT #3: RUNOFF CONTROL AND WATER QUALITY
The increased peak runoff, due to any change in pervious
conditions is less than 0.5 cfs, thus a detention/retention
facility is not required.
Water quality treatment will be considered for this site, since
the added asphalt or surfaces exposed to vehicle traffic is
greater than 5000 square feet.
CORE REQUIREMENT #4: CONVEYANCE SYSTEM
The conveyance system will be designed using the rational method.
The drainage system will be designed to the City of Renton
standards and specifications. The drainage runoff will be
calculated using the King County modified rational method. The
pipe system will be designed to handle a minimum 25-year storm.
Then the system will be checked with a 100-year design situation
to discover any overtopping situations.
CORE REQUIREMENT #5: EROSION/SEDIMENTATION CONTROL PLAN
The erosion control plan will be designed using the King County
storm manual. A series of sediment traps are anticipated at
various locations. These will be situated and constructed to
minimize any impact to downstream or offsite areas.
SPECIAL REQUIREMENTS: THOSE APPLICABLE TO PROJECT
1. Critical Drainage Area -refer to attached report
2. Compliance with existing Master Drainage Plan -N/A
3. Conditions Requiring Master Drainage Plan -N/A
4. Adopted Basin or Community Plans -N/A
5. Special Water Quality Controls -N/A
6. Coalescing Plate Oil/Water Separators -N/A
7. Closed Depressions -N/A
8. Use of Lakes, Wetlands, or Depressions for Detention -N/A
9. Delineation of 100 Year Flood Plain -N/A
10. Flood Protection for Type 1 and 2 Streams -N/A
11. Geotechnical Analysis and Report -N/A
12. Soils Analysis and Report -refer to attached report
Pg. -6
III. OFF-SITE ANALYSIS
CORE REQUIREMENT #2: OFF-SITE ANALYSIS
UPSTREAM
The proposed project is presently occupied with two single family
residences, one on each parcel. The existing house on the westerly
parcel and auxiliary structures, such as sheds will be removed from
the property. The existing house on the easterly parcel, occupying
proposed Lot 1 is planned to remain.
No surface runoff enters the site from upland areas. The upland
areas are platted and surface runoff from the upland areas
intercepted and diverted to Shattuck Avenue S. No offsite runoff is
accounted for in this report.
DOWNSTREAM
The development falls within one basin. The existing surface water
sheet flows to the center of the two parcels, and thence north at
an average slope of 6.0 percent through an existing storm easement
secured from adjacent neighbors directing the flow to existing
storm system in South 19•• Street. The flow from South 19•• Street
is directed west and eventually into the valley floor, east of SR
167 and approximately a quarter of mile from the subject
properties.
IV. RETENTION/DETENTION ANALYSIS AND DESIGN
The following calculation reveals that a runoff control facility is
not required. Refer to the followings:
BASIN AREA ANALYSIS
TOTAL AREA
SENSITIVE AREAS
DEVELOPED AREAS
94500 sf
13624 sf
80876 sf
SOIL TYPE
Alderwood
AgC
Type "C"
EXISTING CONDITIONS
IMPERVIOUS
PERVIOUS
HOUSES
GARAGES
DRIVEWAYS
CONCRETE
SHEDS
MEADOW-PASTURE
POST CONDITIONS-EAST SUB-BASIN
IMPERVIOUS
3541
628
10050
1770
1236
17225
63663
HOUSES & DRWYS 40000
EASEMENT
ASPHALT & SIDEWALKS
PERVIOUS
LANDSCAPING
3408
18582
61990
18886
2.17 ACRES
0.31 ACRES BASIN B
1.86 ACRES BASIN A
0.40 ACRES CN
1 .46 ACRES CN
1.42 ACRES CN
0.43 ACRES CN
98
85
98
86
TIME OF CONCENTRATION -PRE DEVELOPMENT-FOR 10-YEAR, 24-HOUR STORM DESIGN
EAST SUB-BASIN
SHEET FLOW MANNING-n
OVERLAND-L
PRECIPITATION-P
SLOPE-S
T1
=
0.15
185 FEET
2.9 INCH
0.15 FT/FT
7.52 MINUTES
TIME OF CONCENTRATION -POST DEVELOPMENT -FOR 10-YEAR, 24-HOUR STORM DESIGN
SINCE THERE WILL BE A SHORT SHEET FLOW RUNOFF ANTICIPATED
THE TIME OF CONCENTRATION USED IS THE MINIMUM OF 6.3 MINUTES
K I N (; (" () ll N T Y, w A s II I N n 'I' () N, s II R r A C E w A T E R I) E s I (; N M A N ll A I,
TAIILE J.5.20 SCS WESTERN WASHINGTON RUNOF CURVR NUMIIERS ·----· .. -------------·-----· --------
---·· --·--··-. ·····------------------------
Sf,S WESTERN WASHINGTON RUNOFF CURVE NUMBERS (Published by SCS In 1902)
--·-------·-··--------·
If cwve numbers lor selecled agrlcullural, suburban and urban land use lor Type 1 A
--)-..
nuno
rainfa II dlstrlbullon. 24-hour storm durallon.
--··· -.. . ----------· ----------·
CURVE NUMBERS BY
HYDROLOGIC SOIL GROUP
LAND USE DES C ,RIPTION A B C D
-·-winier condition 88 91 94 95 --------
Cultlva1ed land(1 ):
Mountain open areas: low growing brush and gnuu,laOOl!I 74 82 89 92
65 70 B5 ,;_ B9 -Meadow or pas11lre:
·----.....
Wood 1r forest land: undisturbed 42 64 76 B1
Wood ,r fores1 land: young second growth or brush 55 72 B1 B6
Orchaod: with caver crop Bl BB 92 94
.. -----------------·-------·--····---·-, golf courses, cemelerles, O~en f.il8ces, 18Wl1s, paik s
landscsplng.
good condl11on: grass cover on 75%
or more of the area 66 BO 88 90
lair condition: grass cover on 50%
lo 75% of the area 77 85 90 92
-·-·-----
Gravel roads and parking I ots 76 85 89 91
Dirt roads and parking lol s 72 82 87 89
-
Impervious su1faces, pave m ent, roofs, etc. 98 98 98 98
Open water bodies: lakes, wellands, ponds, etc. 100 100 100 100
--
Slngle Family Reslclenllal ( 2 )
Dwelling Unh/Gross Acre % Impervious (3)
15 Separale cuNe number
20 shall he selecled
25 for porvloua and
30 Impervious portion
34 of Iha site or basin
~-0 DU/GA
1.5 DU/GA
2.0 DU/GA
2.5 DU/GA
,"'.0 DU/GA
::.5 DU/GA 30
4.0 DU/GA 42
46
48 '
~.s DU/GA
!3 0 DU/GA
55 DU/GA 50
6.0 DU/GA 52
F.5 DU/GA 54
., 0 DU/GA 56
% Impervious
must he computed
Planned unJI developmenls,
condondnltm1s, apartmenls.
comrnerclat busl11ess and
Industrial areas.
---~----------------·-----····-----·-·
(1)
(2)
(3)
-------· For a more detailed clescrlpllon ol agricultural land use curve numbers refer lo Nallo11al Engineering
Handbook, Sec11on 4, Hydrology, Chapter 9, August 1972.
Assumes roof and drtveway runoff Is directed lnlo street/slonn system.
The remaining pervlous areas {lawn) are considered lo be In good condition lor these curve numbers.
·--·-··-·-------------------
:15.2-] 2/R'I
I
I
I
I
I
I
I
I
I
I
I
I
•
I
• • • •
II
K I N G C O U N T Y,' W A S H I N G T O N, S U R F A C E W A T E R D E S I G N M A N U A L
FIGURE 3.5.lH 100-YEAR 24-HOUR ISOPLUVIALS
tO-YEAR 24-HOUR PRECIPITATION
1.4 -ISOPLUVIALS OF 100-YEAR 24-HOUR
TOTAL PRECIPITATION IN INCHES
0 l 2 3 4 5 6 7 8 MIies
1: 300,000
, 3.5.1-13
1/90
~.c.s. TYPE-lA RAINFALL DISTRIBUTION
ENTER: FREQ(YEAR), DURATION(HOUR), PRECIP(INCHES)
100,24,3.9
************* S.C.S. TYPE-lA DISTRIBUTION********************
**** 100-YEAR 24-HOUR STORM **** 3.90" TOTAL PRECIP. *********
ENTER: A(PERV), CN(PERV), A(IMPERV), CN(IMPERV), TC FOR BASIN NO.
1
1. 46, 85, 0. 4, 98, 7. 52
DATA PRINT-OUT:
AREA(ACRES) PERVIOUS IMPERVIOUS TC(MINUTES)
A CN A CN
1. 9 1. 5 85.0 . 4 98.0 7.5
PEAK-Q(CFS) T-PEAK(HRS) VOL(CU-FT)
1. 27 7.83 17872
ENTER [d:] [path]filenarne[.ext] FOR STORAGE OF COMPUTED HYDROGRAPH:
c:lOOyrex-ford
SPECIFY: C -CONTINUE, N -NEWSTORM, P -PRINT, S -STOP
C
ENTER: A(PERV), CN(PERV), A(IMPERV), CN(IMPERV), TC FOR BASIN NO.
2
0.43,86,1.42,98,6.3
DATA PRINT-OUT:
AREA (ACRES) PERVIOUS IMPERVIOUS TC(MINUTES)
A CN A CN
1. 8 . 4 86.0 1. 4 98.0 6.3
PEAK-Q(CFS) T-PEAK(HRS) VOL(CU-FT)
1. 65 7. 67 22726
ENTER [d:] [path]filenarne[.ext] FOR STORAGE OF COMPUTED HYDROGRAPH:
c: lOOyrd-ford
Detention is not required because the 100-year peak flows for
existing versus developed condition is 1.65-1.27 = 0.38 < 0.5 cfs
WETPOND CALCULATIONS
The standard wetpond calculations for the final design are to be
based on the following criteria:
Design Water Volume -Based on the runoff volume from a hydrograph
using one third of the 2 year storm for the drainage sub-basin.
pz/3 = 0.67"
S.C.S. TYPE-lA RAINFALL DISTRIBUTION
ENTER: FREQ(YEAR), DURATION(HOUR), PRECIP(INCHES)
1, 24, o. 67
*********** S.C.S. TYPE-lA DISTRIBUTION********************
1-YEAR 24-HOUR STORM * * * * . 67" TOTAL PRECIP. * * * * * * * * *
ENTER: A(PERV), CN(PERV), A(IMPERV), CN(IMPERV), TC FOR BASIN N0.1
0.43, 86,1.42,98,6.3
DATA PRINT-OUT:
AREA I ACRES )
1. 8
PEAK-Q (CFS)
.18
PERVIOUS
A
. 4
CN
86.0
T-PEAK(HRS)
7.83
IMPERVIOUS
A
1. 4
CN
98.0
VOL (CU-FT)
2542
TC(MINUTES)
6.3
ENTER [d:] [path]filename[.ext] FOR STORAGE OF COMPUTED HYDROGRAPH:
c: lyrd-ford
2542 cu.ft. of volume is required for water quality treatment.
It is proposed to use 84-inch CMP culvert for water quality
facility. The cross-section of an 84-inch pipe is 38.47 square
feet. We allow six inches for the bottom of the pipe for silts
settlements and one foot for the upper portion of the pipe for
clearance.
The net area to be used is= 33.89 square feet per lineal foot
75 lf x 33.89 = 2542 cu. ft matches the required volume
K I N G C O U N T Y, W A S II I N G T O N, S U R F A C E W A T " R D E S I G N M A N U A L
' \
.\ ,,, ...............
l~....__.....,
1fl'--t..IDU.71 17 lfl tr,
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I , i JI .. _.; ~
/ (
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!=
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~/
-YEAR 24-HOUR PRECIPITATION
3.4 --. ISOPLUVIALS OF. 2-VEAR 24-HOUR
TOTAL PRECIPITATION IN INCHES
o 1 2 3 4 5 6 7 BMlles
l; 300,000 3.5. 1-8
""...,
' ' '
,,.,_} ·,
J
.7°
ii
1/90
V. CONVEYANCE CALCULATIONS
N/A at this time
VI. SPECIAL REPORTS AND STUDIES
BIO-FILTRATION:
We have accommodated the bio-filtration action within the wetpond
as designed above in the Detention/Retention section of this
report.
VII. BASIN AND COMMUNITY PLANNING AREAS
N/A
VIII. OTHER PERMITS
N/A at this time
IX. EROSION/SEDIMENTATION CONTROL DESIGN
The temporary erosion plan will be designed to reduce the chances
that any construction related silt runoff leaving the site and
affect downstream facilities. The amount of cleared area for road
construction will be similar to the 2-year developed hydrograph.
X. BOND QUANTITIES
N/A at this time
XI. MAINTENACE AND OPERATIONS MANUAL
N/A
iAN -~ 2008
RECEIVED
SUBSURFACE EXPLORATION, GEOLOGIC HAZARD AND
GEOTECHNICAL ENGINEERING REPORT
FORD-NIEMI SHORT PLAT
Renton, Washington
prepared for
GLEN FORD & TED NIEMI
c/o TOUMA ENGINEERS
Project No. (070506
June 28, 2007
Geo Source
ENGINEERING, INC.
June 28, 2007
Project No. C070506
Geo Source
ENGINEERING, INC.
GEOTECHNICAL ENGINEERING
SUBSURFACE EXPLORATION, GEOLOGIC HAZARD AND
GEOTECHNICAL ENGINEERING REPORT
FORD-NIEMI SHORT PLAT
1925 SHATTUCK AVENUE SOUTH
RENTON, WASHINGTON
I. PROJECT AND SITE CONDITIONS
• INTRODUCTION
This report presents the results of our subsurface exploration, geologic hazard and
geotechnical engineering study for the abovementioned project. The proposed lot locations
and approximate locations of the explorations accomplished for this study are presented on
the Site and Exploration Plan, Figure 1. In the event that any changes in the nature, design
or location of the lots are planned, the conclusions and recommendations contained in this
report should be reviewed and modified, or verified, as necessary.
Authorization Conditions
Written authorization to proceed with this study was granted by Glen Ford and Ted Niemi,
owners. Our study was accomplished in general accordance with our Contract letter dated
5/14/2007. This report has been prepared for the exclusive use of Glen Ford and Ted Niemi
and their agents, for specific application to this project. Within the limitations of scope,
schedule and budget, our services have been performed in accordance with generally
accepted geotechnical engineering and engineering geology practices in effect in this area at
the time our report was prepared. No other warranty, expressed or implied is made. It must
be understood that no recommendations or engineering design can yield a guarantee of
4917 Evergreen Way, Suite 105 -Everett, WA 98233 425-870-8189 fax 360-757-3054
C070506 Ford-Niemi Short Pia ,ort, 512812007, Page 2 of 10
stable slopes. Our observations, findings, and opinions are a means to reduce the risks
inherent to property development.
• PROJECT AND SITE DESCRIPTION
This report was completed with an understanding of the project based on a meeting with,
and a site plan drawings, provided by Touma Engineers. Originally there were two separate
parcels totaling 11 lots (as shown on the preliminary site plan given to us), but present plans
are for a single 10 lot residential short plat. The structures will utilize conventional wood-
frame construction.
The property was situated in the 1900 block of Shattuck Avenue South in Renton,
Washington. Both ends of the 1000 foot by 165 foot rectangular-shaped parcel sloped
gently down toward a low point which crosses the eastern half of the property from southeast
to northwest. The westernmost edge is bounded by an 84% slope. Total elevation change
across the gently sloping portion of the property was on the order of 46 feet. Vegetation
consisted of scattered deciduous trees amongst pasture land.
• SUBSURFACE EXPLORATION
Our field study included excavating a series of exploration pits to gain information about the
site. The various types of sediments as well as the depths where characteristics of the
sediments changed are indicated on the exploration logs presented in the Appendix. The
depths indicated on the logs where conditions changed may represent gradational variations
between sediment types in the field. Our explorations were approximately located in the field
by measuring from known site features shown on a site plan/topographic survey provided by
Touma Engineers.
The conclusions and recommendations presented in this report are based on the exploration
pits completed for this study. The number, location, and depth 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 sometimes be
present due to the random nature of deposition and the alteration of topography by any past
grading. The nature and extent of variation from the field explorations may not become fully
evident, even at construction. However, if variations do become known, we should be given
the opportunity to re-evaluate specific recommendations in this report and make any
appropriate changes.
• SUBSURFACE CONDITIONS
Subsurface conditions at the project site were inferred from the field explorations
accomplished for this study, visual reconnaissance of the site, and past experience in the
area. The observed or anticipated soils consisted of the following (from top to bottom):
• Topsoil -The top layer was identified as topsoil which consisted of up to 2% feet
of silty, fine to coarse sand with organics.
• Renton Formation (geologic unit Tr) -This material consisted of very dense,
sandstone. The sand was deposited in saltwater during the early Tertiary period
of continent formation and later cemented by calcium carbonate which resulted in
C070506 Ford-Niemi Short Pia ,ort, 5/28/2007, Page 3 of 1 O
a very dense soil, however, the top 2 to 4 feet of this sand has typically been
weathered to a dense condition. This sand has low permeability characteristics
due to its cemented nature.
Affective Hydrology
Ground water seepage was not encountered in any of our exploration holes at the time of
our field study. Due to the impermeable nature of the sandstone, rain water seeping into the
upper topsoil or weathered sandstone may seep out of cuts.
II. GEOLOGIC HAZARDS AND MITIGATIONS
The following discussion of potential geologic hazards and mitigations are based on the
geologic, slope, and lack of ground water conditions observed on the site. The areas of
concern to be addressed include former coal mine activity, seismic, slope stability
(landslide), and erosion.
• COAL MINE HAZARDS
Many portions of the Renton and Coal Creek areas are underlain by coal deposits which
formed as organic materials were buried by sand and compressed over billions of years.
The 19th and 20'" centuries experienced considerable exploration and mining of these coal
deposits, consequently, many areas are underlain by abandoned, horizontal and low-angle
mine shafts as well as vertical pillar shafts. Sometimes the soils above the abandoned
shafts weaken and collapse into the empty space below. Sink holes are one result of such
collapse.
Geologists have some of the original maps of the mining companies, but early surveying
techniques used to produce these maps were not very accurate nor are the maps always
complete. Mining activities typically consisted of excavating horizontal or low-angle main
shafts which would enter the hillside at a "portal" and extend into the hill being explored. The
main shaft usually had a small-gauge track by which a train would bring excavated materials
out of the hillside. Secondary shafts off of the main shaft would then excavated looking for
coal. Often exploration shafts would be mined by excavating vertically upward and letting
the rock drop by gravity to be hauled out by train. This would result in an open "pillar" shaft
that had an unknown "roof thickness" of rock and soil between the top of the open pillar and
the ground surface above. Years later, if the roof weakens and collapses into the void
below, a sinkhole is formed.
In assessing the potential coal mine hazard for this property we reviewed the Geologic
Structure Map of Renton Coal Mine, Renton Coal Company, drawn by George Watkin
Evans, Consulting Mining Engineer. We could not locate the report which accompanies this
map nor was the City of Renton able to furnish us with this report.
The abovementioned mining map shows an exploration shaft which was mapped about 150
feet north of your property (see partial Geologic Structure Map of Renton Coal Mine, Figure
2.) This shaft was part of the Old Patton Mine.
C070506 Ford-Niemi Short Pia
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C070506 Ford-Niemi Short Pia ,ort, 5/28/2007, Page 5 of 10
As shown on the map in Figure 2, the axis of the Patton Syncline trends northwest-southeast
and crosses through your property. A syncline is where the soil/rock beds are folded upward
on either side of the axis to form and inverted fold. Structural geology tells us that any coal
seam would have been formed into a U-shaped fold and if coal were present, the exploration
shaft of drift would have encountered it before crossing the syncline axis. Because of this
folded geometry the exploration drift does not cross the syncline axis, and thus, the
exploration shaft (drift) does not appear to underlie your property.
The elevation of the portal for the Old Patton Mine was 120 feet and essentially sloped
upward slightly to the south. A side shaft (drift) heads west off of the main shaft but does
not cross the Patton Syncline. The nearest part of the mapped mine drift is 150 feet away
horizontally (in map view). The terminal end of this drift is shown along Lake Avenue S
where the ground surface elevation about 80 feet. The fact that the start of the drift is at an
elevation of at least 120 feet and the end of the drift is below elevation 80 feet, reveals that
the elevation of the drift where it is closest to your site is probably about 90 feet. In 3-
dimensions, the nearest part of your property is 150 feet horizontally and 30 feet vertically
away from this mine shaft. This separation is considered sufficient to preclude soil collapse
under your property.
In comparison to the level of risk that is generally considered acceptable in geotechnical
engineering and geologic hazard assessments, it is our opinion that the risk of soil collapse
due to the proximity of the mapped mine shaft is low.
• SEISMIC HAZARDS AND MITIGATION
Earthquakes occur in the Puget Lowland with great regularity. Fortunately, the vast majority
of these events are small and are usually not felt by man. However, large earthquakes do
occur as evidenced by the 1949, 7.2 magnitude event, the 1965, 6.5 magnitude event and
the recent 2001, 6.8 magnitude event. The 1949 earthquake appears to have been the
largest in this area during recorded history. Evaluation of earthquake return rates indicate
what to expect within the life of the structure (50 to 100 years): an earthquake of magnitude
between 5.5 and 6.0 will likely occur within the next 10 to 30 years; longer ranging, an
earthquake of magnitude 6.6 to 7.2 will likely occur within the next 50 to 100 years. The City
requires that engineering design be for a 100-year seismic event.
On this site, there are 3 types of potential geologic hazards associated with large seismic
events: 1) surficial ground rupture; 2) ground motion response; and 3) seismically induced
slope instability. Slope Stability potential will be discussed under that heading. The potential
for these hazards to adversely impact the proposed project is discussed below.
Surficial Ground Rupture
Generally, the largest earthquakes which have occurred in the Puget Sound area are sub-
crustal events with epicenters ranging from 50 to 70 kilometers in depth. No surficial faulting
or earth rupture as a result of deep seismic activity has been documented, to date, in the tri-
county Region. It is our opinion based on existing geologic data that the risk of surface
rupture impacting the proposed project is low.
C070506 Ford-Niemi Short Pia ort, 512812007, Page 6 of 10
Ground Motion Response
Based on the site stratigraphy, local geology and visual reconnaissance of the site, it is our
opinion that any earthquake damage to the proposed structures founded on suitable bearing
strata and following the enclosed setback limit recommendations, would be caused by the
intensity and acceleration associated with the event and would not be compounded by near-
surface soils. Because of this fact, we recommend that seismic design of the buildings
follow the minimum requirements of the International Building Code (IBC) standards.
The site is located within Seismic Design Category D (per Section 16.16 of 2003 IBC). The
site soil profile as defined by table 16.15 of the IBC is represented by Profile Class Sc.
• SLOPE STABILITY HAZARDS AND MITIGATION
Introduction
The Geologic Map of the Renton Quadrangle shows a large fault about a mile south of this
property. This indicates that there are geologic processes which create risk for the owners
of this property. There is no way to eliminate risk from sloping properties; it can only be
reduced by following Best Management Practices (BMP) and proper engineering
recommendations. Part of our assessment was to give our opinion regarding the stability of
the slope. In slope stability assessments, the term "stable" is sometimes used
inappropriately to indicate the level of risk. In reality, the terms "stable" and "unstable" are
actually endpoints on the O to 100% continuum known as the probability of slope
movements. Since probability is a difficult concept to comprehend, it is preferable to talk
about a level of risk relative to that which is generally considered acceptable in engineering
practice rather than stating that a slope is "stable" or not.
Building Setbacks and Buffer
First of all, our observations on the site revealed no signs of past slope movement (such as
leaning evergreen trees or hummocky ground). There is, however, a potential risk of
seismically-induced shallow earth slides occurring in the upper weathered sandstone along
the steep slopes to the west. Because of this potential, a building setback limit of 25 feet
from the top of the 40 percent or greater slope is recommended. This setback distance
should include a 10 feet wide buffer area adjacent to the top of slope which consists of
naturally-occurring or re-established vegetation.
With all slopes, Best Management Practices (BMP) call for surface drainage to be properly
controlled and directed away from sloping areas. Downspouts from roofs should be
tightlined into suitable storm water drainage systems. At no time should fill be pushed over
the top of the slope. Uncontrolled fill over tops of slopes may promote debris flow activity. In
addition, the sloping areas should not be cleared of vegetation or trees.
C070506 Ford-Niemi Short Pl, >Ort, 5/28/2007, Page 7 of 10
Level of Risk
In comparison to the level of risk that is generally considered acceptable in geotechnical
engineering and geologic hazard assessments, it is our opinion that the risk of soil
movement which could endanger houses on the westernmost lots, following the enclosed
buffer and setback recommendations, will be average relative to similar properties in this
area, if the recommendations made are properly followed. Past history would indicate that
the process of slope degradation is slow, although there is a slight risk that a large portion of
the hillside could come down at one time during an extraordinary seismic event. The
remaining lots have a low level of risk because they are well away from steep slopes.
• EROSION HAZARDS AND MITIGATION
The surficial topsoil and weathered sandstone on the sloping areas represents a moderate
erosion hazard because of the silt content. Silt will tend to cause water to flow across
exposed slopes rather than infiltrate into the slope. The erodability of the underlying, very
dense sandstone is considered low.
To mitigate and reduce the erosion hazard and offsite sediment transport potential, we
recommend the following Best Management Practices (BMP):
• Soils which are to be reused around the site should be stored in such a manner
as to reduce erosion. Protective measures may include, but are not necessarily
limited to, covering with plastic sheeting or the use of hay bales and/or silt fences.
• In order to reduce the potential for erosion, we recommend that clearing not be
done on the sloping areas. Areas stripped of natural vegetation during
construction should be replanted and stabilized as soon as possible. They must
also be protected during the interim by plastic sheeting or other means. Straw
mulching over hydroseeding, or fiber-reinforced hydroseeding should be used to
re-establish ground cover.
• All storm water from impermeable surfaces, including paved or concrete
driveways and roofs, should be directed into a tightlined City-approved storm
water system which discharges away from slopes. Uncontrolled discharge on
sloping areas may promote erosion.
• The plant type and amount of landscaping should be planned so as to avoid a
high water-demand. In addition, watering along the top-of-slope should be
minimized. Plants such as ivy, bamboo and others with extensive root systems
and broad leaves will tend to stabilize the top-of-slope and shed rain down the
slope.
• PROJECT DESIGN AND CONSTRUCTION MONITORING
At the time of this report, site grading, structural plans, and construction methods have not
been finalized. We are available to provide additional geotechnical consultation as the
project design develops and possibly changes from that upon which this report is based. We
recommend that Geosource Engineering perform a geotechnical review of the grading,
C070506 Ford-Niemi Short Pia ,ort, 5/2812007, Page 8 of 10
drainage, and building plans prior to final design completion. In this way, our earthwork and
foundation recommendations may be properly interpreted and implemented in the design.
We are also available to provide geotechnical engineering and quality control monitoring
services during construction. The integrity of the foundations and drain systems depends on
proper site preparation 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. Plan Review and Construction Monitoring services are not part of this current
scope of work. If these services are desired, please let us know and we will advise you of
the costs.
We have enjoyed working with you on this study and are confident that these
recommendations will aid in the successful completion of your project. If you should have
any questions, or require further assistance, please do not hesitate to call.
Sincerely,
Geosource Engineering, Inc.
Gary T. Lobdell, P.E., P.G.
Professional Engineer, Professional Geologist
Principal
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SCALE OF FEET
-LEGEND -
Exploration pit number and
approx. location.
Site plan provided by Touma Engineers
FORD -NIEMI SHORT PLAT
1925 Shattuck Avenue South
Renton, Washington
-----
SITE AND EXPLORATION PLAN -FIG. 1
Geosource
PROJECT NO.
C070506
ENGINEERING, INC.
DATE
6/2812007
FILE NO.
C070506 Site Plan.vsd
C070506 Ford-Niemi Short Pia ort, 5/28/2007, Page 9 of 10
APPENDIX
C070506 Ford-Niemi Short Pia ort, 512812007, Page 10 of 1 O
Depth (ft)
0.0-1.5
1.5-2.5
2.5-7+
Depth (ft)
0.0-2.5
2.5-4.5
4.5-6+
Depth (ft)
0.0-2.0
2.0-3.8
3.8-7+
EXPLORATION PIT LOGS
Ford -Niemi Short Plat
Renton, Washington
Project No. C070506
EXPLORATION PIT NO. l
Soil Description
Medium dense, dark brown, silty, fine to coarse sand (topsoil).
Dense, dry, tan with rust staining, medium sandstone (weathered Renton
Formation).
Very dense, dry, tan with rust staining, medium sandstone (unweathered
Renton Formation) ..
No Seepage in test pit.
No Caving in test pit.
EXPLORATION PIT NO. 2
Soil Description
Medium dense, dark brown, silty, fine to coarse sand (topsoil).
Dense, dry, tan with rust staining, medium sandstone (weathered Renton
Formation).
Very dense, dry, tan with rust staining, medium sandstone (unweathered
Renton Formation) ..
No Seepage in test pit.
No Caving in test pit.
EXPLORATION PIT NO. 3
Soil Description
Medium dense, dark brown, silty, fine to coarse sand (topsoil).
Dense, dry, tan with rust staining, medium sandstone (weathered Renton
Formation).
Very dense, dry, tan with rust staining, medium sandstone (unweathered
Renton Formation) ..
No Seepage in test pit.
No Caving in test pit.
Old Republic Title, Ltd.
PLAT CERTIFICATE
•• SECOND REPORT••
Order No.:
Fee:
Sales Tax:
Total:
5207056698
$ 250.00
$ 22.25
$ 272.25
Unit:
Date: October 26, 2007 at 8:00 a.m.
FOR INFORMATION AND ASSISTANCE ON THIS ORDER CONTACT: LYNNWOOD OFFICE
Stephanie Dvorak, Senior Title Officer, Unit Manager (sdvorak@ortc.com),
Don Peterson, Title Officer Rebecca Evans-Carter, nle Officer
Telephone: (425) 776-4305 Fax: (425) 776-3350
4114198th st SW, Suite #4, Lynnwood Washington 98036
Our staff can assist you with properties in both King and Snohomish Counties
Reference:
SHELLY FORD
P.O. BOX 1754
RENTON WA 98057
Ladies/Gentlemen:
In the matter of the plat submitted for your approval, the Company (Old Republic National Tme Insurance
Company) has examined the records of the County Auditor and County Clerk of King County, Washington, and
the records of the Clerk of the United States Courts holding terms in said County and from such examination ,~ .. -$ ........ ., .......... ,.....,,z~~ J
Vested in:
GLEN FORD, as his separate estate, as to Parcel A, and THEODORE LLOYD NIEMI, as his separate estate,
as to Parcel B
Legal Description:
SEE ATTACHED EXHIBIT "A" FOR LEGAL DESCRIPTION
FOR SPECIAL EXCEPTIONS, SEE ATTACHED:
0756698 Page 1
EXHIBIT"A"
PARCEL A:
The North 15 feet of Lot(s) 67 and the North 15 feet of the East 20 feet of Lot(s) 78 and all of Lot(s) 79, RENTON
CO-OP COS AKER TRACTS NO. 2, according to the plat thereof recorded in Volume 9 of Plats, page(s) 27,
records of King County, Washington.
PARCELB:
Lot(s) 66, PLAT NO. 2 OF RENTON CO-OPERATIVE COAL COMPANY'S ACRE TRACTS, according to the
plat thereof recorded in Volume 9 of Plats, page(s) 27, records of King County, Washington.
BOTH SITUATE in the County of King, State of Washington.
END OF EXHIBIT "A"
0756698 Page2
SPECIAL EXCEPTIONS:
1. RIGHTS OF PARTIES IN POSSESSION and claims that may be asserted under unrecorded
instruments, if any.
2. TAXES AND ASSESSMENTS, GENERAL AND SPECIAL, which are a lien, whether due, payable,
delinquent or otherwise.
Note: An examination of these matters is not being done at this time. Upon a specific request to do so,
we supplement our report accordingly.
Affects Parcels A and B.
3. DEED OF TRUST to secure an indebtedness of the amount stated below and any other amounts payable
under the terms thereof:
Grantor:
Trustee:
Beneficiary:
Amount
Dated:
Recorded:
Recording No.:
Glen Ford, a single man
Mailman, Reed, North, Ahrens & Malnati, Inc., P.S.
Brett Petrilli and Shelly Petrilli, husband and wife
$43,000.00
July 19, 2000
August 25, 2000
20000825000388
Said Deed of Trust is now held by Shelly Eileen Ford as disclosed by proceedings in King County
Superior Court Cause No. 02-3-06293-1.
Affects Parcel A.
4. MORTGAGE, AND THE TERMS AND CONDITIONS THEREOF:
Mortgagor:
Mortgagee:
Amount:
Dated:
Recorded:
Recording No.:
Affects Parcel A.
Glen Ford
King County Housing Rehabilitation
$6,000.00
July 22, 2005
August 2, 2005
20050802002097
5. MORTGAGE, AND THE TERMS AND CONDITIONS THEREOF:
Mortgagor:
Mortgagee:
Amount
Dated:
Recorded:
Recording No.:
Affects Parcel A.
0756698
Glen Ford
King County Housing Rehabilitation
$1,043.82
January 6, 2006
January 19, 2006
20060119001187
Page3
6. DEED OF TRUST to secure an indebtedness of the amount stated below and any other amounts payable
under the terms thereof:
Grantor:
Trustee:
Beneficiary:
Loan No.:
Amount:
Dated:
Recorded:
Recording No.:
Glen Ford, unmarried
U.S. Bank Trust Company, National Association
U.S. Bank National Association N.D.
Undisclosed
$163,000.00
August 3, 2007
August 31, 2007
20070831000060
Affects portion of Parcel A and includes other property.
NOTE 1:
The liability of the Company under this Plat Certificate shall be limited to the amount of actual loss sustained by
the addressee because of reliance upon the information set forth herein, but in no event shall such liability
exceed the fee paid tor this Plat Certificate.
SC/cm (sd 10131107)
0756698 Page4
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0!72 " 'I
AFFIDAVIT OF INSTALLATION OF
PUBLIC INFORMATION SIGN
City of Renton Development Services Division
1055 South Grady Way, Renton, WA 98055
Phone: 425430-7200 Fax: 425-430-7231
STATE OF WASHINGTON
)
COUNTY OF KING )
being first
1. On the ____ day of-------·· 20 , I installed public
information sign(s) and plastic flyer box on the property located at
.,...--------------r ___ for the following project:
(tf!7 / rcrv; ~/rizo -/\l,§111 P~w.Lf\f;n:'Ztf'PlA7' . I Project name . <e<ajt==e6'lo ~ Ta? tJ ceM,j
Owner Name _
2. I have attached a copy of the neighborhood detail map marked with an "X" to
indicate the location of the installed sign.
3. This/these public information sign(s) was/were constructed and installed in
locations in conformance with the requi~ s of Chapter 7 Title 4 of Renton Municipal
Code. (___ 7 __ :::.. ...... =~~~y_~~~====:::;;·-=--.
MOlNR H. TOUMA
STATE OF WASHINGTON
NOTARY PUBLIC
MY OOttllSSION EXPIRES
08-09-11
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Printed: 01-04-2008
Payment Made:
CITY OF RENTON
1055 S. Grady Way
Renton, WA 98055
Land Use Actions
RECEIPT
Permit#: LUAOS-001
Receipt Number:
Total Payment:
01/04/2008 03:06 PM
2,500.00 Payee: GLEN FORD
Current Payment Made to the Following Items:
Trans Account Code Description
5010 000.345.81.00.0007 Environmental Review
5011 000.345.81.00.0008 Prelim/Tentative Plat
Payments made for this receipt
Trans
Payment
Method
Check
Description
#3168
Amount
Amount
500.00
2,000.00
-------------------------------
Account Balances
Trans Account Code Description
3021 303.000.00.345.85 Park Mitigation Fee
5006 000.345.81.00.0002 Annexation Fees
5007 000.345.81.00.0003 Appeals/Waivers
5008 000.345.81.00.0004 Binding Site/Short Plat
5009 000.345.81.00.0006 Conditional Use Fees
5010 000.345.81.00.0007 Environmental Review
5011 000.345.81.00.0008 Prelim/Tentative Plat
5012 000.345.81.00.0009 Final Plat
5013 000.345.81.00.0010 PUD
5014 000.345.81.00.0011 Grading & Filling Fees
5015 000.345.81.00.0012 Lot Line Adjustment
5016 000.345.81.00.0013 Mobile Home Parks
5017 000.345.81.00.0014 Rezone
5018 000.345.81.00.0015 Routine Vegetation Mgmt
5019 000.345.81.00.0016 Shoreline Subst Dev
5020 000.345.81.00.0017 Site Plan Approval
5021 000.345.81.00.0018 Temp Use, Hobbyk, Fence
5022 000.345.81.00.0019 Variance Fees
5024 000.345.81.00.0024 Conditional Approval Fee
5036 000.345.81.00.0005 Comprehensive Plan Amend
5909 000.341.60.00.0024 Booklets/EIS/Copies
5941 000.341.50.00.0000 Maps (Taxable)
5954 650.237.00.00.0000 Special Deposits
5955 000.05.519.90.42.1 Postage
5998 000.231.70.00.0000 Tax
Remaining Balance Due: $0.00
Balance Due
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R0800064