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LUA97-157
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'�\ / . 4 \ 8 \ S\Ow\ Tommy BATNam R�'.Ear.x�vTM um or ME v.a�R°R.. 6 ,�; RENTON ICHLANDS NO. 2 Z 1m VD DA IRE ,RePeFTe�..:F. VOL.5 PCS.92-98 \ N \ \ TOME Sam orwrar•EsTS27 Fat \ s\\3%/, \ CORRE TION PLAT \ 30 \ E® ,N �R.�],,,F37.Se . N3 6 \ 2 BL CK 4. ,oIMO"PM=wEco0om swoon.a.MC Isse Raamev�mu.mmmOe 0,4642 '' \ °° SJAH 3 sow..w'RE onof moue 04 orvw,wavn"VuvD scut v...vmm,M i "KIRKLAND AVE..NE I\•s yF \ _ °kV. } - PROPERTY OWNERS SITE INFORMATION°BLOCK 3 // \ > \______------- P - Rare,.... R LOr 20 e Lo,s RIN \ \ j' a."' 'WDi7tR 1pjpi LOT n.4 m.M. Lm.103313 m.M. \ R LOT am33 SO.n. LOT ni 3313 SO.n. / APPLICANT/PURCHASER LOT u mm SO.F E LOT nE 3Sm m.n. 5 \\� // vaaanm aw.+'r .NARcura.w 1n/0OWw n. Lm n LOT i uiom OA M. LOT w PM SO FT. LOT/1353]3 m.M. \ f j // LEGEND NOTE: JACKSON CO.a°° w6021&R */1+ om M. 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P,m mswau E / / // /'//''l•A • 1 _-_we- I e nre t« //// / / / 70"N 0110'0 E '.�676 / % wm, 1:11 - 7a. 74%14- 8) ITS„�11ila.0li• 3ii111 sl .. #,, ;,�r- -s �,r,�o" 9 =_.,-„-�� mT:.17.. :'"/ 4' I) jI/I/III1I1111/////// / /% k's'\`:,\16 `I //' I%g I% -1 9 i / I g i B;> _ %,�/////////i// / 19 1- L L--,�:% � �'�,�j,(!'• — J `EOM TTE':����////////////// / 1// I I •�`a,..71 F i. .E� T1 WAS HT Z •I* \ D De.. II i '"8 / Q IR, • T7 4 s I *?",q Et 7�i��i/Aef7'�y/ / / / / / ='z""4� Nis�4:CNN i )3 y . 12 j'0�,.\yI 11,.. I °�`s'�' 60. i3 / 7 ////////0/ 6JS E 1Ii •!,-4I -1', I / 71 U , ..__- PROPOSED RV RADE ,e ,f��/ �`�/ / / / /�` '7 �1 .`�i+a 4.��� = c,� PP6{a-•: �� -,,: ; �,---- ���E ��y1� •"'EMERGENCY TV y63,A / // / //:�" "AN. s,�" �Y•• (TT.• _ �-w Rom. EMERGE C WIRC '-' -- //// / a� r nS ll,aill a, °,1( ill 1'�� ]0'.,6Y IMOfnv,YRn I r/ / / / _ as HL D"' -- :. %�� _• 'u I•1 r„m ,p mEaPMCNNEE . I f l //// /f 49" ✓ a-'-- n 3 /1 r—' � —I r I 7 r I�_ I••• O °.z- 1.1°I':: 120522 I f7 / /// ��i"' AREA ROAD 1 i I 'i- I I I 1/I I I 6 �x'_ g ,fir 1 I 0 SET RARRO•0 SPIKE POLE ;/) // /// y ✓ vecn Eo m 4 /1 1 z I 3 I i i4 /(i.-5--0-- �'T �/ I .>e / 1///4441' j/ : I,' I I£ I I I I )/ ill I I 7}pd i4 / t/i ✓• L—J L—J L,—_.J_L7—�J LiJ L— �� 11.9Y / 'u ,6Q 9 C - / ear ,6V \ MO.\_ 6aC _/1 5. __ __ __ 6a N 019.'IN E 3ODOO•.. \ 1 I ( ( GE:�"I ., ',, i\C �� le �-INVRgym ACCEPTED Po9Mx12128 � \B�\ .1 1 \ • T U\/ -- 4' \® \ 3 \y e,4 \ 4 5 6 \ i'1r / RENTON ICHLANOS NO. 2 \ ` .f� VOL.S pall \ NIL • \ �\\ CORRE T-ION PLAT \ \ \ 6 \ qyO / 2 Bt cx 4. — �-- •yF \ '// R KIRKLAND AVE. NE I NE aTN s7.sD EXETER BLOCK 3 \ 1 Y "PK��!� zz/N s \ \ LEGEND . NOTE: \ M // EXISTING PROPOSED WOW MI IIILEOPKIC=WO / MOMS RSV=MOM I010 4 • Rif OW If ROITO. d / ® WARRN T NN sv.Tarr.TE•.n Fii TREECE 8 COMPANY / / PROVIDED FM m. ENGINEERING AND DEVELOPMENT CONSULTANTS TRANSNATION TIME / =. Na 'Ap1 410°' CITY OF RENTON V sCOlORS. SOR n DEPARTMENT OF PUBLIC WORKS EDGE 6 VE VEGETATE. PAVING AND GRADING PLAN GENERAL UTILITY ^-- @ iA- CO Is CO Asmu KIRKLAND COURT g EPRE ISDNXT T I -I OESVOIER wTE T/,Nn7 TILE CO W.P, I PRR Y 6.ME - - NO RDB6N a. .PPR. D. *PO.,as s..,._,,.,,,.. NE 1/4,TRACT"A' SW 1/4, SEC.4, TWP.23N., RGE.5E., W.M. .,- GRAPHIC SCALE RENTON SP 020-91 9303039001 / / / �//�//�` /I\9 � -/ 9 .m+. --_-yae-_ CLEARING 11Y1T.TYP. 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I\ \ 3 a '1 RENTON ICHLANDS NO. 2 \ Z 1 \ _ VOL.S PCS.92-98 N \\ "�'P,�\\ CORRE TION PLAT \ ae \ 6 \ yy 2 BL CK 4. �� p \ -• \ ° ' RO.amp syF � / "KIRKL4ND AVE. NE� BLOCK 3 \ I _�- IN PANEL v PROPERTY OWNERS SITE INFORMATION �\ \ \ / / _ R — M110.1.4 MID GM LA DT x D w 00 D .•. \ /_ LOTn D�•m R. wT rio ala m.n. wTnmwm n. LOT n,mDmPr. \ ,,,,,,,, / APPLICANT/PURCHASER LOT r VOTO w`T. 1LOT n.OT SOO 0 R: \`�y/ // 1REPxxOla. Lm w soz m n. wT n.WU m R. $ W T 1.50N CO.r ` ,wnine'°°Cs�xir`Tr. �i nea:vma n. \ � / LEGEND NOTE: q. E.A w wT�>x>xi FT. LOT n>mODm T. wTp n,Tm Pr. wT ne ensm Pr. m nv v,mmPT. ammo no.rap Ens.No p N n�mml m,o:1 A� ENGINEER/CONTACT AEu / E- a naEYi P.L FRE >Z.: TIC ACCOLCI LT NWT.60 x�LNm ,awK / s ..,m VALVE0 TELTPx�. .vamv.vDn s1ac,: .70 m/AC $ / / afA° "*, ppo m Fii REECN & COMPANY / ENGINEERING AND DEVELOPMENT CONSULTANTS Ja. SIGN POST sm..o // _5 .Low mw,.DATE.Y.P.la 1w> CITY OF RENTON --- EDGE OF VEGETATON DEPARTMENT OF PIDDLED WORKS 8p 3 CLEARING LIMITS KIRKLAND COURT OS>/,v/m FILE MUD a1mcLTmc 1 w. WAS. m .PPa w1E APPRO.. DT.� .�. SMELT 3 Of . � Clr V 0T' 'K2...EA-Yr.:2,0 - C)C--P.<•c--) X)//V Ca k-- I , -7,c,0 rk 4-L. (... Pckd - -7 ( i.• 12.4710 Tc.)110/ il• • ct 8 a C C-7 49 cA 1:2-1- (›c_i- , r - e(w..1:c e=c-i--- Lzi A 7 - ( s---1, TN ( 5- C S -r0 t.....&-c yoc-4._ k-ewo t-,-.) --c-,--( "..-z- „t 4.2(.-4--)it,••-. 5 C 0 I P"-- I 6 cz_E---Ai To A-)/ L .3 it..., i A.03 a-, Te._-&-G2 t.t&c r -r-krio- iv 0 s cc)'.-& Lk-)11/4 (--A.c (--i- ---.-- k--c-t,c,:e ID ,..t..,-) ...f 9--c*-- (`'' '' c9"V' 69 LL CI- C.- D Co . . -T S k_cp Loft< V^ 0 ik-N 6. 1?-1#46.s A“2-'e1'\ rz_p,c....i I KS 6, i 0 e__--1.----- - Y 3t01 ),. .e: 13 .)--- Not,14 1 to J rtl i 3 -d, vsz..1,,/ ...)(„. c)41/4s2.14.,,,,,A 6, 1 , D a z. 1 - - 4 d 1 d, 4 DEVELOPMENT PLANNING i CITY OF RENTON 1 DEC 07 1998 RECEIVED - cecx- 1`)---cL6 ‹-- 2- Sc---- ''. e3. 2 ."-"(-- Wvi---. 4-2-s-- --r-c-3 -0(f:. ce 3-sre---k-z 3r C 4, . mho_ 6:.c3L.,ece-- , cc, ) i (2,e1=c-,-c , , Washington State Northwest Region Department of Transportation 15700 Dayton Avenue North P.O. Box 330310 Sid Morrison Seattle,WA 98133-9710 Secretary of Transportation (206) 11 DEC 2 9 1997 CITY HEARING EXAMINER DATE: December 12, 1997 TO: Peter Rosen City of Renton, Project Manager 200 Mill Avenue South Renton WA 98055 Subject: SR 900 MP 13.10 CS 1743 Mitigated Determination of Nonsignificance-Kirkland Court —191-675 Prelimin 1` File No.LUA-97-157,PP,SA-H,ECF TrIr FROM: Robert A. Josephson, PE, Manager of Planning & Local Coordination Washington State Department of Transportation Northwest Region 15700 Dayton Avenue North, MS 122 P. O. Box 330310 Seattle, WA 98133-9710 Thank you for giving us the opportunity to review this project, which is located 20xx Kirkland Place NE. Our response is below: We have reviewed this subject document and have no comments. The Project will have no significant impact on the state highway system. If you have any questions, please contact Don Hurter at 440-4664 or Vickie Erickson at 440-4915 of my Developer Services section VEE:vee File Name February 23. 1998 Renton City Council Minutes Pane 65 Plat Blueberry Lane, Development Services Division recommended approval of the Blueberry Lane Final, NE 6th/Duvall Ave, final plat; 57 attached townhomes on 9.17 acres in the vicinity of NE 6th St. FP-97-169 and Duvall Ave. NE (File No. FP-97-169). Council concur. (See page 67 for resolution.) Plat: Kirkland Court Hearing Examiner recommended approval, with conditions, of the Kirkland Preliminary, 2000 Court preliminary plat; 19 single family lots on 3.96 acres at 2000 Kirkland P1. Kirkland P1 NE, PP-97- NE (File No. PP-97-157). Council concur. 157 CAG: 97-070, SW 16th St Transportation Systems Division sumitted CAG-97-070, SW 16th Street (Oakesdale to Raymond), (Oakesdale Ave SW to Raymond Ave. SW); and requested approval of the RW Scott Construction project, authorization for final pay estimate in the amount of $14,940.02; commencement of 60-day lien period, and release of retained amount of $38,635.78 to R.W. Scott Construction Co., Inc., contractor, if all required releases are obtained. Council concur. MOVED BY EDWARDS, SECONDED BY NELSON, COUNCIL APPROVE THE CONSENT AGENDA AS PRESENTED. CARRIED. OLD BUSINESS Planning & Development Committee Vice Chair Schlitzer presented a report Planning & Development regarding the proposed zoning amendments to gas stations, vehicle service, Committee mini-marts and related uses. The Committee has discussed the proposed staff EDNSP: CD Zone Changes recommendations at meetings on February 12 and 19, 1998. The proposed re Gas Stations, Vehicle amendments would: Service etc. 1. Add or modify zoning definitions of a variety of terms, including body shops, car washes, gas stations, landscaped visual barrier, large and small vehicle, mini-marts, and vehicle service and repair. 2. Adjust land use allowances for gas stations, vehicle service, mini- marts and related uses in the commercial and industrial zones. 3. Clarify/refine some existing landscape/screening requirements in the commercial and industrial zones, for screening next to abutting residential zones, screening of outdoor storage, etc. The. Committee recommended that a public hearing be scheduled for March 16, 1998, and that an ordinance be prepared consistent with the staff proposal. This item should remain with the Committee pending the outcome of the public hearing. MOVED BY SCHLITZER, SECONDED BY CLAWSON, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. Transportation Committee Transportation (Aviation) Committee Chair Schlitzer presented a report Transportation: SW 27th regarding the installation of a traffic signal at SW 27th St. and Lind Ave. SW. St/Lind Ave SW Traffic Based on increased traffic and vehicle delays at Lind Ave. SW and SW 27th Signal Installation St., coupled with the 1998 construction of Oakesdale Ave. SW from SW 16th to 27th Streets, the Committee recommended that Council authorize the Administration to design and construct a traffic signal. The design of the traffic signal at Lind Ave. SW and SW 27th St. will be done by City staff with • construction funded through Transportation Mitigation fees. MOVED BY SCHLITZER, SECONDED BY CORMAN, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. Airport: Boeing Co Lease Transportation (Aviation) Committee Chair Schlitzer presented a report of Apron C (Termination recommending that Council approve Addendum #98-18 to the Boeing of Other Lessees), LAG- Commercial Airplane Company lease (LAG-65-877), and that the Mayor and 65-877 City Clerk be authorized to execute the addendum. MOVED BY SCHLITZER, SECONDED BY CORMAN, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. •• C ITYF.RENTON Planning/Building/Public Works Department J e Tanner,Mayor Gregg Zimmerman P.E.,Administrator November 26, 1997 Mr. Barton Treece, Jr. Treece &Company 320 Second Avenue South, Suite#200 Kirkland, WA 98033 SUBJECT: Kirkland Court Preliminary Plat Project No. LUA-97-157, PP, SA-H, ECF Dear Bart; I am writing to affirm our telephone conversation today concerning site plan requirements for the Kirkland Court Preliminary Plat. Site Plan Review is required for all development in the R-10 zone and the code specifies; "In the event that there is no specific residential development planned with a subdivision application, the applicant shall be required to provide structural footprints (including setbacks) for each of the lots which would result from the proposed subdivision of property." The subject proposal is for a preliminary plat/subdivision of 19 lots and there are no development plans included with the application. The project narrative states that the 19 lots are intended for single family residential development; however, this is not included on the site plan. The maximum density standard of the R-10 zone allows up to 10 dwelling units per acre, which would permit several of the lots to be developed with duplexes. The site plan needs to be revised to indicate development plans, specifying the type of residential unit proposed on each lot. If the site plan is approved with single family residential lots and the applicant decides later to modify the site plan for duplexes, the modified site plan would be required to go back through the site plan review permit process. A revised site plan should be submitted which specifies the type of residential development proposed on each of the lots, and includes building envelopes on each lot with respect to required setbacks. In addition, the site plan should include site plan elements to distinguish it from the preliminary plat, including sidewalks, proposed landscaping, etc. Please submit a revised site plan by December 4 in order to maintain the present schedule for a public hearing on December 16. If you have any questions or if I can be of further assistance, please call me at (425) 235-2719. Sincere! , rr+� `Peter osen Project Manager • cc: Barry Margolese, Applicant Jana Huerter, City of Renton Land Use Review Supervisor SITPLREQ.DOC 200 Mill Avenue South - Renton, Washington 98055 as_. 11/13/1997 11:39 2068228758 H D A PAGE 01 TREECE & COMPANY ENGINEERING AND DEVELOPMENT CONSULTANTS 320 2nd Ave South,Sutte 200, Kirkland,Washington 98033 Phone(206)822-2577 Fax(206) 822-8758 November 13, 1997 Mr. Peter Rosen Associate Planner Development Services Division City of Renton 200 Mill Avenue S. Renton, WA 98055 RE: KIRKLAND COURT Dear Peter: As discussed this morning,we are hereby amending our submittal to delete any proposed grading with the construction of the subdivision itself in the vicinity of Lots 16, 17, 19 adjacent to Tract "A". Further, we would propose that those three lots, at time of building permit submittal, include a site specific soils engineering analysis that would address any slope issues in light of the proposed builder's product for those lots. Peter, we appreciate your assistance and cooperation. Please call should you need additional information or have further questions. Best regards, TREECE & COMPANY, INC. /4/VZ Barton G. Treece, Jr., P.E. • President BGT:vg: nl3 cc: Barry Margolese-West Jackson Company post-if Fax Note 7671 Data /•/ • pwQes . ',Rev) 1 Ni II• iill a 12. 7"e7-4-.72, tA) fr.i. 12-.Z Q12-05.-EC-r MO. L ca "Tria fr7i PP, siok74, 4 -7-0 ioe ( 8 ti. tru t4L,frohj 0 Ave , 1 Al si. c'7 c,g</-4. V t2-A./t4 P t. Ac.,6•V 0 id 1,Th- t 5:3 5.4,k 0 LA Li;› k).a t + k.t4 1 it \rk C—IN•••-) ) jdo L. 0.....)E 1?(,,c,„“,s, i IF D. ot-t A(3.0aE p1ic,23-- c_r .0r...&_ 'CI fr•Z c, 1— 1;e. ke0(....0 is,--c::) To (,) t{,.. (..,.c? ‘......) 1- - 7-rifri<A) -4ec:2- '5LI,2-e....) . RECENED DLL IS 1997 TLe-e-cker.4-A / t-4--10A--- CITY()F qENTON PUBLli; tii-IKS ADMIN. reC)sr& _ ..,, ,,___,.„_.___.___ ,.._________.,._4 .,,,_... ,, ___:,:__...,..:. _ .. _ .„.,.•_„.:; „4: C C !IR_ re---.- z( hAt-- -f?"-(# o c--- '. -,1 iZ ;".,,. , - --- • . *'-' - 1 2 -t.,. ., .-,..... /1 P--- G R-EG / ti fr-ra-a_ #.--coi\---,0 • Curt< e._ T2- E-7/ 00U - 2__c_Dc: 1-1 (L,c-_, Pt-3,. S cc2_,---- 0-c----oot.)1 c...)--)/1 . • ..F3 'Se:16'MS 4,2.1.1ek'S liflu 1 Illtinhtiltititlilitilliiibittilllitatilitlil MT■� TREECE & COMPANY ENGINEERING AND DEVELOPMENT CONSULTANTS 320 2nd Ave South, Suite 200, Kirkland,Washington 98033 Phone (206)822-2577 Fax(206)822-8758 December 9, 1997 Mr.Peter Rosen,Associate Planner Development Services Division City of Renton 200 Mill Avenue S. Renton,WA 98055 RE: KIRKLAND COURT-FIRE DEPARTMENT SECONDARY ACCESS Dear Peter: As requested,we have reviewed both alignment and grade to verify conformance with the"Advisory Notes"from the MDNS for the referenced project. In particular,we reviewed the ability to install a 25-foot inside turning radius,a 45-foot outside turning radius and the horizontal alignment of the 20-foot fire and utility easement. Also,we analyzed the proposed vertical alignment for this facility to confirm the maximum grade will not exceed 15%. Attached are sketch-level plans of both horizontal and vertical alignment. Based upon the agreement between Mr.Looney and West Jackson,Inc.,the final location and width of the easement will be set upon approval of fmal engineering plans. Please note there are two small areas,to obtain curvature restrictions,would fall outside of either the existing or proposed easements; however, based upon the agreement with Mr. Looney the slight deviations will be acceptable. At approximately Station 1+50 there is a bank that is 6 feet high,the natural grade of which exceeds 15%(it is approximately 18%). As shown on our preliminary profile,with a cut of 1 foot near the top and a fill of somewhat less than 1 foot near the bottom,the gradient for emergency access would be 15% or less. Peter, we trust this answers any of staff's questions concerning this facility. Please call should you need additional information. Best regards, TREECE&COMPANY,INC. OPW Barton G. Treece,Jr.,P.E. President BGT:vg:rosen.do9 Enclosures cc: West Jackson Company,Inc. 1 CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) ADVISORY NOTES APPLICATION NO(S): LUA-97-157,PP,SA-H,ECF APPLICANT: Barry J. Margolese PROJECT NAME: Kirkland Court Preliminary Plat DESCRIPTION OF PROPOSAL: The applicant proposes to subdivide a 3.76 acre parcel into 19 single family lots ranging between 5,000 and 7,709.7 square feet in size. The proposal has a net density of 7.8 dwelling units per acre. A 1.03 acre steep slope area in the northeast corner of the property is to be preserved as a separate Native Growth Protection Area (NGPA) tract. The subdivision application does not propose construction of residences on the created lots. LOCATION OF PROPOSAL: 20XX Kirkland Place NE 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. FIRE 1. The minimum fire flow required is 1,000 gpm for dwellings up to 3,600 square feet in area. One fire hydrant is required within 300 feet of the structures. For dwellings over 3,600 square feet minimum fire flow is 1,500 gpm and a minimum of two hydrants within 300 feet is required. Existing fire hydrant shall be upgraded to include a 5-inch storz fitting. 2. Dead-end roadways that exceed 750 feet are required to have a second means of approved access. Secondary access roadways are required to be a fully paved 20 foot minimum width, with a turning radius of 25-feet inside and 45-feet outside and not exceeding 15% grade. Minimum cul-de-sac turnaround is 90 feet of pavement inside of the sidewalk. Secondary access road is required to be signed per City fire lane ordinance. PLAN REVIEW EXISTING CONDITIONS Water- There is an existing 8-inch diameter stub in Kirkland Place NE as well as an existing hydrant. Fire flow is modeled at 1,200 gpm and a static pressure of 70 psi. In Kirkland Avenue NE at the intersection with NE 18th there is an existing looped 8-inch diameter main with flow modeled at 2,200 gpm and a static pressure of 72 psi. The proposed plat is in APA Zone 2. Sewer- There is an existing 8-inch diameter sewer main and manhole in Kirkland Place NE. Stormwater- There are existing storm drain lines in NE 16th Street at Kirkland Ave NE. A preliminary drainage report was submitted with the application and is acceptable with the possibility of amendment during the civil review. Streets - Kirkland Place NE is partially constructed. All other street frontages within the proposed plat do not exist at this time. CODE REQUIREMENTS Water 1. The System Development Charge shall be at the current rate of $850 per single family site. (19 lots x $850 = $16,150) This fee is payable with the construction permit. 1 , 10 9 / I � �� I / / o LOT 2 �;1 / �' o �� I KCSP 1085017—8608260 86 1 \ \ \ .°I�I35.0' '` o fl I A 14 ; .� (� i '',et \ "' 14 �� / �� p'D�' ELEC. METER ' xo x o x I o ON POST �39 � 'M I 0 , -) 4"x 4" POST I 4 '`1 - w / W/TV SATELLITE �i ;` �� RECIEVER DISH J5,.Q _Q5.Q' I I — _1Q5.4' _ I 0 CO i /D LAWN ;EMENT I ACCESS EASEMENT '1I13.0'13.0'i I GATE-DR 1 2 �o I i\\\ CHAIN ®.\fE in "� a,1 26,4' .4 to , 0 1 CO in / N `� i 7 , I - ._ o°. I \ ELEC. S d' 1 2 6 Sp \ f y c� ;� GfVEI ; JUNC. - ------- t \ / N� R, `'1���. M\ • .1--‘,.\.;_,...._\L.4 j BOX �f /0 �. O` 1 N, .o , '�. '�\ 14' - PROPOSED 20' ----L-L - i 396 �P / g2.9 �I ARE N , , N - -fit, fit►. EMERGENCY VD 4' F _ �► ACCESS & UTIL 41.3' 38.1' �� o a N20 `" LAWN o I _` j ► ESM'T p too �� 62-5 / \ ' t / 1 ,z�srl-� ..,.i' Q 30'x 165' UNDERGR N \ O��S ,BEN 2 i - \ 1 UTILITY ESM'T. REC. ryq i'iEP DOUBLE-WIDE ii 8605090949. / MOBILE HOME ._ - - _ ap ! \ SI 24' INGRESS, EGRE`- -- --__ ? N 00 1 a , & UTILITIES ESM'T - 398- ---- --- -_, �5 `Z \ 50.0' 50.0' 46.0' 4.0' 1 `� • �� �, ! I HEAVIL WOODED ! �6---.-== LOT I ; I j 9' CHAIN W/ AN .TTERED ,,' I 1 oKCSP >085017— 8� I,lb� LINK FENCE 6 J 12"-39" D A. AVG. 1 / I r �� III is BENCHMA I I I I I i I I I _ 1 SET RAILF I `� —394— c� 5 c �. i IN POWER 1 2 1 3 1 4 4 �� / = 3 �� ��0ti /1 -- - __ { as - - . ELEV IX I lX I I iI l I 392 , v /IN S ( � i I ; r�,I ( Q di x ��' �=h ^pc 50.0' 50.0' 50.0' 50.0' N 50.0' (1,_ �.,_,, / •= — — j t:,a e N 01'04'53" E 300.00' ( x •) I I R'� PIPE 39 M i t 6" CONC. . 3ITI �o,`° 8N ��`' I r ! EDGE OF RET. WALL x� x� I I I �, . ASPHIT . .sue\ es , 4 5 I 6 . .\ CAP Ti 1 .- _l t. AT- _r.`-�1`r H1,2 �' _�. ,: ;!� . 2 \ \ y -, O 1 II $ � 400 egg N 5 - .........ore9/12.4 C 15°4 _cox `? alf roe n,s1 \Ce ', - . , , 14/178 34' . 0 bi'lhif.1 6LI. Flee :)1641,4•4<*tr5 I • "yr,&ttil di f A4e 4Ate-JET !.:_ oi ► J �°'Lece f , 4ie, : CIT :3F RENTON ..�.4� City Clerk Jesse Tanner,Mayor • Marilyn J.Petersen February 24, 1998 • Bart Treece Treece & Copany 320 2nd Avenue South Kirkland, WA 98033 • Re: Kirkland Court Preliminary Plat; File No. PP-97-157 Dear Mr. Treece: At the regular Council meeting of February 23, 1998, the Renton City Council approved the referenced preliminary plat application as recommended by the Hearing Examiner. In accordance with Renton City Code Section 9-12-6, a final plat shall be submitted for approval within three(3)years of the date of preliminary plat approval. Your plat will lapse on February 2, 2001. By filing a written a written request to the hearing examiner at least 30 days prior to the expiration date, a one year extension shall be granted if the applicant demonstrates that a good faith effort has been made to submit the final plat within the three year period. If I can provide additional information or assistance,please do not hesitate to call. Sincerely, Marilyn PFrsen - City Clerk cc: Mayor Jesse Tanner Council President Bob Edwards Fred J. Kaufman, Hearing Examiner Peter Rosen,Development Services Division 200 Mill Avenue South - Renton, Washington 98055 - (425)235-2501 /FAX(425)235-2513 ®This paper contains 50%recycled material,20%post consumer CIT' tie RENTON COUNCIL AGENDA BILL AI #: 53 SUBMITTING DATA: FOR AGENDA OF: Dept/Div/Board.. HEARING EXAMINER Staff Contact... Fred J. Kaufman,ext. 2593 AGENDA STATUS: Consent XX SUBJECT: Kirkland Court Preliminary Plat Public Hearing.. Correspondence.. Location: 2000 Kirkland P1 NE Ordinance XX File No.LUA-97-157,PP,SA-H Resolution Old Business.... EXHIBITS: 1. Hearing Examiner's Report&Recommendation New Business.... Study Session... Other RECOMMENDED ACTION: Approve Hearing Examiner's Recommendation ( APPROVALS: Legal Dept Finance.Dept.... Other FISCAL IMPACT: N/A Expenditure Required... Transfer/Amendment.. Amount Budgeted Revenue Generated... SUMMARY OF ACTION: The Hearing Examiner's Report and Recommendation on Kirkland Court Preliminary Plat was published on January 12, 1998. A request for reconsideration was received on January 22, 1998. Condition 7 of the Recommendation was altered to allow the dedication of the steep slopes to the City of Renton if they chose to ;accept such dedication. The Examiner did not alter Condition 9 of the Recommendation as requested by applicant. The Examiner recommends approval of the.proposed preliminary plat, subject to the above condition and the conditions outlined on pages 8 and 9 of the Report and Recommendation. This office notes that the ''conditions placed on this project are to be met at later stages of the platting process. STAFF RECOMMENDATION: Staff recommends approval of the Kirkland Court Preliminary Plat. to ::::.. '.: E : : :`': .. ...... ........ :;:.;>:.>:::.>:.>:.. ii. ............................. .,..:i'`::::::k;:�::'�`'.iY��•'�•���•�:::::>: ::::::::i::i::;:ii:{::<::�f ::::::::`::':;r:i:::i:::::::::i::::i::'r:?:'r::::::::i::;:iii:: ::::::::::i::::::::$iiiii::i::::i?;.{i::i:?:i:::ri 5;:i::i::i::;{:is:::ii::::::i`i;:iii::i ::}}};}:: ,>NICI '' ;<?'111401N°:.:.<> ><><> <>> ;:` BE O if t C3 G CO.UNGLL`CH�I�......:�5 SE:....flIV....:::�� OOR�:RENT:..::II�:...�.::..:1..:.:A�,:BU.�,...::L <:>:;:::::>::>:«:»::::>:;<:>::>::: li .00:ROPPsted.a..:::trt.:or.....:.:OP ....PcO#on::0);(01ber..:o... ii40 t:.fi.:r1e:.:ess. :rl..::xh.e.:ord:...r..::t which:: earif9 a .e is .. .. .. ::>: ..:......n ...t:#h�:dsctettgf►:of... • PROJECT NAME: Barbee Mill Maintenance Dredging • PROJECT NUMBER: LUA-97-156,SP • PROJECT DESCRIPTION: The applicant seeks a five year permit in order to dredge the mouth of May Creek where sediments collect. The five year permit, if granted, would allow for the removal of 2,200 cubic yards of material annually to keep the mouth of the stream open and to prevent upstream flooding. Location: 4101 Lake Washington Blvd. PROJECT NAME: Estates at Hidden Creek PROJECT NUMBER: LUA-97-050,PP PROJECT DESCRIPTION: Preliminary Plat approval to subdivide 1.5 acres into 12 lots. Location: 860 Chelan Ave. NE. This project was first heard on October 14, 1997. Due to a discrepancy in the legal description contained within the file a second public hearing has been scheduled. • PROJECT NAME: Kirkland Court Preliminary Plat PROJECT NUMBER: LUA-97-157,PP,SA-H PROJECT DESCRIPTION: The applicant proposes to subdivide a 3.76 acre parcel into 19 single family lots ranging between 5,000 and 7,709.7 square feet in size. The proposal has a net density of 7.6 dwelling units per acre. A 1.03 acre steep slope area in the northeast corner of the property is to be preserved as a separate Native Growth Protection Area (NGPA) tract. The subdivision and site plan application does not propose construction of residences on the created lots. The site plan indicates that single family residences would be constructed on the proposed lots. Location: 20XX Kirkland Place NE. • AGNDA.DOC -:C-IT:Y110E--:RE' Hearing EX •.r,amine Jesse Tanner,Mayor Fred J,Kaufman • February 19, 1 998 Mr. Barton Treece Treece&Company Y 320 2nd Avenue S,#200 Kirkland,WA 98033 Re: KIRKLAND COURT PRELIMINARY PLAT • FILE No. LUA97-157,PP,SA-H Dear Mr.,Treece• The Examiner's Report Request and Recommendation°and the for •p Reconsideration on the above referenced matter were not appealed within the 14-day period established by ordinance. Therefore,this matter is being transmitted to the City Clerk this-date for transmittal to the City Council for review. You will receive notification of fmal approval from the City Clerk, and will be notified of all action taken by the City Council upon approval of the request. Please feel free to contact this office if further assistance or information is required. Sincerely, Fred J. Kaufman Hearing Examiner FJK/mm cc: Peter Rosen Sandi Seeger,Development Services • 200 Mi11 Avenue South-Renton, Washington 98055 - (206)235-2593 62)This paper contains 50%recycled material,20%post consumer 91 - 1si t PIS BOARD OF PUBLIC WORKS 8:30 a.m. Renton Municipal Building Wednesday, January 14, 1998 5th Floor Conference Room IN ATTENDANCE: Jim Hanson, Chairman Larry Meckling,Building Official Ron Straka,Utility Engineering Supervisor Corey Thomas,Fire Prevention Plan Review Arneta Henninger,Plan Review Tom Boyns,Property Service Supervisor Mickie Flanagan,Recording Secretary VISITORS: Ted Halady,Jr.,representing Bright&Bold Laundry Variance Request Gerald Rieker Jeff Rieker Tom Touma, representing Rieker Short Plat Deferral Request MINUTES 1. CALL TO ORDER: Chairman Hanson called the meeting to order at 8:30 am. 2. APPROVAL OF MINUTES: MOVED BY GERBER,SECONDED BY THOMAS to approve meeting minutes dated,December 3, 1997. 3. REQUESTED ACTION: • STREET VACATION; VAC 97-007,the portion of Kirkland Place NE- applicant Keller&Abrahamson requests vacating this portion of the City right-of-way to subdivide adjoining property allowing for development of 19 single family homes (Kirkland Court) on lots with reasonable slopes. Discussion: There has been a history of complaints concerning this section of paved road surface being narrow and frequently constricted further by parked vehicles. During plan review,the Transportation Division felt that the remaining 42 feet of right-of-way be configured to include a 32 foot wide roadway with 5 foot sidewalks on both sides of the roadway. If the applicant adds as many lots as they plan to, safety would be an issue having sidewalks on both sides of the street. Action: After reviewing roadway plans,MOVED BY HANSON, SECONDED BY STRAKA to approve the vacation with the following conditions: 1) that the applicant meet that portion of the Subdivision Ordinance which requires sidewalks on the East side of the street with minimum paving width per the Subdivision Ordinance; and 2)that the city retain a utility easement. MOTION CARRIED. • OFF-SITE DEFERRAL, Gerald Rieker Short Plat,LUA 97-083, 2400 Aberdeen Ave NE, - applicant requests a deferral for the installation of street widening, curbs, gutters, sidewalks, storm systems and street lights. . "S I e:• :`-'r?' gs°=^tea^.o-s=`x'" lY^' •4n °r � fT> • '::.r; i r...n•_:,....\.. ®\:..J :. F.a:..d-..,.Y�:.ti•i -_ F..'.;f.N ^,l.'. 4rF' '..�:.:s w":� - .•�-. r•:h e _ - 'rH aria x , g Examiner -:Fred J. f an .'T ��er Ma or'' Kau m 1.77es January29;:1998 ' • °Mr.Barton G.Treece,Jr: Treece&Company...• '::. , :320 2nd Avenue S,#200 Kirkland,WA 98033 •:;'; Re: 1Kirkland Court.Preliminary Plat r;' ': ; • File No.LUA97-157,PP,SA-H Dear Mr.Treece: I have reviewed your letter of January 22, 1998. For purposes of this response,it will be treated as a Request for Reconsideration. It would appear appropriate to provide the flexibility needed to allow a dedication of the steep slopes to the Renton Parks.Department. Clearly,that Department should undertake acceptance after it determines that it will not create any maintenance hardships in retaining the soils and vegetation on those slopes. It appears that creating a natural path,the proposed emergency.roadway,'will invite or encourage pedestrian usage. This should be:accoinmodated in a legal fashion: Further,while the area does not lend itself entirely to a street grid system'with links between streets,this emergency corridor will provide a minimum semblance of grid system by allowingpedestrians":and school children another route through the community. The condition is intended to apply-with the development of this emergency road and not some time in the future. The applicant can negotiate this as part of the easement. Therefore,the recommendation will be altered to''allow the dedication of the steep slopes to the City of Renton if they choose to accept such dedication. If this decision is not acceptable,it maybe appealed to the City Council by paying the appropriate fee. Any appeal must be filed not later than 5:00 p.m:;February 12,`1998 If this office can be of further assistance,please feel free to write. Sincerely, r1C1'-t\Y'l .4" Fred J.Kau an - Hearing Examiner cc: Mayor Jesse Tanner Gregg Zimmerman,Plan/Bldg/PW Admin. Members,Renton Planning Commission Jim Hanson,Development.Services Director Art Larson,Fire Marshal Mike Kattermann,Technical Services Director Lawrence J. Warren,City Attorney Larry Meckling,Building Official Transportation Systems Division Jay Covington,Chief Administrative Officer Utilities System Division Councilperson Kathy Keolker-Wheeler South County Journal Parties of Record 200 Mill Avenue South- Renton,Washington 98055 - (206)235-2593 This paper contains 50%recycled material,20%post consumer IIISIOVEIN FT� TREECE & COMPANY1-11111 JAN261998 iENGINEERING AND DEVELOPMENT CONSULTANTS 320 2nd Ave South, Suite 200, Kirkland,Washington 98033 MY OF RENTON Phone(206)822-2577 Fax(206)822-8758 HEARING EXAMINER January 22, 1998 Mr. Fred J. Kaufman Hearing Examiner Office of the Hearing Examiner City of Renton 200 Mill Avenue S. Renton, WA 98055 RE: KIRKLAND COURT PRELIMINARY PLAT FILE NO. LUA-97-157, PP, SA-H Dear Mr. Kaufman: We are in receipt of your January 12, 1998 "Report and Recommendation" on the above referenced application. In your recommendations for approval we have some questions concerning recommendations number 7 and 9. In recommendation 7 you noted the steep slopes should be set aside as a Native Growth Protection area to be held as common property by the Homeowners Association. The City of Renton Parks Department has expressed an interest in acquiring that property - could we have the flexibility to dedicate to the Parks Department should they so desire? Recommendation 9 directs us to design the emergency access roadway to accommodate pedestrians. While we could certainly design a pedestrian passageway at our south line onto this easement on the adjoining property, we cannot grant the right for pedestrian passage over property we neither own nor was a part of our proposal. Please remember our direction from City of Renton staff was to obtain access for emergency vehicles only. Is the allowance for future pedestrian access at our south line the only intent of this recommendation? Mr. Fred J. Kaufman January 22, 1998 Page 2 We would appreciate some guidance from you on the above requests. It is our desire that these issues be clarified on an informal basis not affecting the expiration of the appeals period on February 26, 1998. However, should process or code require a formal Request for Reconsideration, please consider this letter as such. Sincerely, TREECE& COMPANY, INC. sZ5a4_,ti �,7.Q�2t'CL Grp Barton G. Treece, Jr., P.E. President BGT:vg:kausnan.120 cc: Peter Rosen,City of Renton West Jackson Company,Inc.,Applicant AFFIDAVIT OF SERVICE BY MAILING STATE OF WASHINGTON ) ss. County of King ) MARILYN MOSES , being first duly sworn, upon oath, deposes and states: That on the 12th day of January ,1998, affiant deposited in the mail of the United States 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. rp_a:9 Signature: %f SUBSCRIBED AND SWORN to before me this day of \JO/11,0-111- , 199/ S Notary Public in and for the State of Washington, residing at I ,therein. Application, Petition, or Case No.: Kirkla nd Court Preliminary Plat LUA97-157,PP, SA-H The Decision or Recommendation contains a complete list of the Parties of Record. 4 ,6\ T N & AMI REPORT HEARING EXAMINER'S REPORT January 12, 1998 OFFICE OF THE HEARING EXAMINER CITY OF RENTON REPORT AND RECOMMENDATION APPLICANT: Barry J.Margolese West Jackson Company,Inc. Kirkland Court Preliminary Plat File No.: LUA-97-157,PP, SA-H LOCATION: 2000 Block of Kirkland Place NE SUMMARY OF REQUEST: To subdivide 3.96 acre parcel into 19 single family lots ranging between 5,000 and 9,126 square feet. SUMMARY OF ACTION: Development Services Recommendation: Approve with conditions DEVELOPMENT SERVICES REPORT: The Development Services Report was received by the Examiner on December 9, 1997. PUBLIC HEARING: 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 December 16, 1997 hearing. The legal record is recorded on tape. The hearing opened on Tuesday,December 16, 1997, at 9:32 a.m. in the Council Chambers on the second floor of the Renton Municipal Building. 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: Vicinity map application,proof of posting,proof of publication and other documentation pertinent to this request. Exhibit No.3: Preliminary plat Exhibit No.4: Site plan The hearing opened with a presentation of the staff report by PETER ROSEN,Project Manager,Development Services, City of Renton,200 Mill Avenue South,Renton,Washington 98055. The proposal is to subdivide 3.96 acres into 19 single family lots which would range in size from 5,000 square feet and 9,126 square feet. The proposal has a net density of 7.2 dwelling units per acre. In the northeast corner of the site is a 1.03 acre steep slope area that is proposed to be preserved as a native growth protection tract. There is no proposal for Barry J.Margolese West Jackson Company,Inc. Kirkland Court Preliminary Plat File No.: LUA-97-157,PP, SA-H January 12, 1998 Page 2 construction of residences on the lots. The application at this point is for preliminary plat approval. Site plan approval is also required for all development in the R-10 zone in which this is located. The R-10 zone specifies that if there is no specific residential development plan with the subdivision,the applicant shall be required to provide structural footprints for each of the lots that would result from subdivision of property. Primary access to the subdivision would be an extension of Kirkland Place NE that is accessed via Harrington. There is an existing public right-of-way where the applicant is proposing to extend Kirkland Place NE. In the northeast corner there is a very steep slope which drains down to Honey Creek. The development would avoid all the impacts to that slope area. The site also drops off on the east side into that drainage. There is existing development that surrounds the property on the west. The neighborhood is primarily developed with duplexes with some single family. The applicant has an application to the City for vacation for part of the right-of-way along Kirkland Place NE. The request is for 18 feet that would go into the lot areas of Lots 18 and 19. They are proposing from the existing 60 foot right of way a 42 foot public right of way that would be improved with 32 feet of pavement and a 4 foot sidewalk on both sides. The street improvement ordinance does allow this reduction in public right of way area. Two private streets are proposed that would come off the extension of Kirkland Place NE. These would access Lots 14 through 17 and Lots 8 through 11. The private streets as well as the emergency access tracts and utility easement tracts originally came in as tracts,but have been resubmitted as easements. The proposal went through the Environmental Review Committee(ERC)and on November 18, 1997, a Determination of Non-Significance-Mitigated(DNS-M)was issued. Several mitigation measures were adopted,the first one requiring a geotechnical study to specifically address building setbacks from the top of the steep slope area on Lots 16, 17 and 19. Other mitigation measures were for temporary erosion controls to be installed and maintained,parks,fire and traffic mitigation fees required, and a revision to the construction plan to restrict hauling hours to between 8:30 a.m. and 3:30 p.m. The Comprehensive Plan(CP)designation is Residential Options(RO). There is a minimum density of 7 dwelling units per acre in the CP policies and this proposal would have a net density of 7.2 dwelling units per acre. There is also a policy for range and variety of lot sizes to be encouraged. The subject site is in the R-10 zone and it meets the minimum density of the R-10 which is 7 dwelling units per acre and that is assuming that all the lots are developed with single family residences. There is a minimum lot size of 4,500 square feet and the proposal complies with that. It also complies with the lot dimension requirements of the R-10 zone. There is a minimum lot width of 50 feet for interior lots, 60 feet for corner lots and a minimum lot depth of 65 feet. The Zoning Ordinance does have a definition of calculating lot width which is basically the average or mean of side lot lines,and the triangular shaped lots do meet the requirement. Most of the lots are configured with side lot lines at right angles to the streets. Because the proposed private streets are easements,essentially the required setbacks are from the lot lines and not from the easement. However,on the plat the applicant shows the building envelope as starting from the edge of the easement. The applicant is proposing a 20 foot wide utility access easement that would be an emergency access easement. It would come off the south end of the cul-de-sac bulb of Kirkland Place NE and essentially connect into NE 18th Street. A letter has been submitted which indicates the property owner will grant an access easement. The applicant has submitted a road profile which shows that they can accomplish the turning radius and slope requirements. This would be an emergency access and would be gated or closed off to through traffic. Because of the short length of the private streets,Fire Department is not requiring that there be a full turnaround. Barry J.Margolese West Jackson Company,Inc. Kirkland Court Preliminary Plat File No.: LUA-97-157,PP, SA-H January 12, 1998 Page 3 The proposed lot sizes are smaller than most in the vicinity; however,most of the lots are developed with duplex units so there is a different land use pattern than what is being proposed. The site is somewhat isolated from the surrounding neighborhood,being that it has steep slopes on both the north and east sides. The lots are all designed so that they are facing each other, giving it an interior focus. The back yards would face the back yards of other existing development. There are sufficient resources from the Fire and Police Departments as well as utilities to provide services for this proposal. This proposal is expected to generate approximately 9.5 vehicle trips per single family residence or an additional 181.45 average daily trips. Applicant is required to provide curb, gutter and sidewalk along the entire property frontage, even where it abuts the steep slope area. Regarding storm water,what has been proposed is detention in an easement area on the south end of the site. The storm water would be detained and piped to NE 18th into the existing storm sewer. The applicant has been talking with Renton Housing Authority about using their storm water facility. Staff recommends approval of this proposal, subject to several conditions. Applicant shall comply with the ERC mitigation measures. The applicant shall record the emergency access easement prior to or concurrent with the recording of the final plat, and the emergency access easement shall meet the standards of and be approved by Fire Department and Development Services Division. The applicant shall record covenants for access and maintenance of the private street easements on each of the lots to gain access from the private street. The applicant shall record a covenant on all the lots for a common storm water facility use and maintenance agreement. Regarding site plan approval, if two additional dwelling units were proposed which would represent over 10 percent increase of the approved number of dwelling units,the applicant shall be required to seek approval of the Hearing Examiner for such a revision. Bart Treece, Treece&Company,320 2nd Avenue South,Kirkland, Washington 98033,representing the applicant herein, stated that the issue of a site plan for a preliminary plat or residential subdivision development is somewhat unusual. At this point applicant has no idea what shape of housing or housing plans may go there because that is a function of the builders who would buy those lots once development of the land is completed. The site plan does indicate all building setbacks or any building restriction area. To prevent future attempts to build duplex structures on any lots,the applicant has clearly labeled single family lots on the site plan title block. Regarding lot arrangements and the triangular shaped lots,Mr.Treece explained that the applicant liked the idea of clustering where the homes tended to face each other,primarily in the areas off the private street easements. Regarding fire access,the plans call out that it be either chained or gated at the property line. The intent of this was to provide emergency vehicle circulation only. Pedestrian access was never discussed, and it was felt that the adjacent property owner would not look favorably upon it being a pedestrian access. The plan at this time is to bring storm sewer to a detention tract, detaining it, carrying it in a pipe down to 18th and then connecting to an existing system. The Renton Housing Authority has been asked to consider allowing applicant to discharge directly to their very large detention pond in this general location. They are considering this at their next board meeting. Barry J.Margolese West Jackson Company,Inc. Kirkland Court Preliminary Plat File No.: LUA-97-157,PP, SA-H January 12, 1998 Page 4 Dixie Steinke,2020 Kirkland Place NE,Renton,Washington 98056,an adjacent landowner, stated that she was in opposition to the road access on Kirkland Place NE. Her house is located in the triangle directly across from the northeast corner of the proposal. She stated her concern over the 60 foot right of way and whether it would take a portion of her property. She stated that the steep slope is very unstable and questioned whether there - was sufficient width for the roadway. She requested that 18th be made the main access to the site and Kirkland Place be the emergency access. Ron Steinke,2020 Kirkland Place NE,Renton,Washington 98056,adjacent landowner,reiterated his concerns about the steep slope. He stated that when the trees and all the vegetation are removed from Lot 19,with nothing to soak up the water, it is not going to hold the ground very well. He was also concerned about the additional traffic volume. This is now a quiet dead-end road with a lot of kids playing in the street. Kayren Kittrick,Plan Review,Development Services,City of Renton,200 Mill Avenue South,Renton, Washington 98055, explained that a portion of Kirkland Avenue NE is a substandard 17 feet wide and would have to be widened to a minimum of 20 feet. The entire eastern frontage of the section of road which is Kirkland Place,from the northwest corner will have curb,gutter and sidewalk. It is believed it will stabilize that section as it will help control the storm water that currently just goes over the edge. Regarding access to the plat,the applicant does not own the two lots tothe south. Since there is already an access through Kirkland,there was no reason to try and enforce going through to 18th. Mr.Rosen addressed the issue of a grid system. He commented that CP policies for Residential Options do address that development should occur on a flexible grid system to the extent feasible,given environmental constraints,traffic flow and pattern of existing development. In this vicinity,the surrounding neighborhood is a largely curvilinear street system with no really predominant grid pattern. The steep slopes are also an environmental constraint on the site. 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 11:00 a.m. FINDINGS,CONCLUSIONS&RECOMMENDATION Having reviewed the record in this matter,the Examiner now makes and enters the following: FINDINGS: 1. The applicant,Barry J.Margolese,filed a request for approval of a 19-lot Preliminary Plat and Site Plan. 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 Environmental Review Committee(ERC),the City's responsible official, issued a Declaration of Non-Significance-Mitigated(DNS-M)for the subject proposal. Geotechnical Engineering Study Kirkland Court`. Kirkland Place NE Renton, Washington; i .. 1:0 PROJECT,DESCRIPTION : Theproposed Kirkland Court project is-a 20-lot1'residential'subdivision.• The lot and roadwa .'configurationis based on the preliminary,plat.'site.plan dated July,10, 1997 shown on attached Figure'1, provided to us`byTreece' and.Company. 'Primary;access to the lots will be,from an extension;of Kirkland Place.NE,which will terminate in' a cul-de-sac • We anticipate that clearing and grading plans inay.call for'building pad cuts:and fills of generally-less than four feet.'Present roadway grading plans Will be at or near the existing.grade: The':.north steep:slope portion of thee. project will be reserve1 as'an•open space. ,Details.of actual house locations:on,individual.lots and their structural:'.'' loads were:notknown=at the time of our:study. We expect.that perimeter load-bearing walls will carry between one:andtwo kips per lineal foot and that isolated spread footings:may carry loads of up to approximately.20kips, We anticipate'that the proposed residences will,be one and two-stories, wood-framed with conventional spread footing foundations,and have.slab-on=grade floors. ••. The recommendations contained in the following sections of this report are based on this :site development : - information.- We should review.finaLdesigndrawings and specifications to verify that our‘recommendations have: been properly interpreted and:incorporated nit0 project design and construction 2.0 SCOPE OF WORK On,August 15, 1997, we excavated'seven"test pits tb.a maximum depth'of'9.5 feet below existing surface grades 'and'Made a'reconnaissance.of.the immediate area:Using the information obtained from-the subsurface exploration', and site reconnaissance; we performed analyses'to develop geoteehnical recommendations for'project design:and' , - -construction. Specifically,this report'addresses the following: Soil and,groundwater.conditions -- • Site,preparation and grading Building setbacks from steep slopes , - . • Foundation design. •,: Surface and-subsurface drainage • Pavements , . Barry J.Margolese West Jackson Company,Inc. Kirkland Court Preliminary Plat File No.: LUA-97-157,PP, SA-H January 12, 1998 Page 6 Proposed Lots 1 - 7 and 12, 13, 18 and 19 would be located along the proposed southerly extension of Kirkland Place NE. Proposed Lots Lot 8- 11 would be located off of the southerly spur road and 14- 17 would be located off of the northerly spur road. 14. The lots would range in size from 5,000 square feet to 9,126 square feet. 15. Eight of the proposed lots would be triangular in shape. Three lots,Proposed Lots 7, 12 and 13,would be oddly shaped by the intrusion of bulbous roadway features including a cul-de-sac turnaround and a widening to accommodate the northern private spur road access. 16. The roadway extension to serve the subject site would be varied in width as it turns south and enters the site. The portion of the road would be narrow at the north end,between 17 and 20 feet, and widen to a required 42 feet in the south half of the site. Staff reports that the public right-of-way already exists and portions of it are paved. No additional private property from third parties would be used to create or widen the roadway. 17. The applicant has applied for a vacation of a portion of the Kirkland Place right-of-way to allow the creation of additional lot area which would flow to Proposed Lots 18 and 19. Staff believes that this will be approved. 18. Staff anticipates that the paving of the road section along the northeast edge of the existing right-of- way will stabilize the slopes. 19. Due to the topography of the areas north and east of the site,there will be no practical need for any road extensions in those directions. 20. A 20 foot wide, secondary emergency access roadway will connect the site to NE 18th Street, a small spur road south of the subject site. The applicant has achieved an easement. Staff had anticipated that this secondary access would also provide for additional pedestrian circulation and serve to help tie the new development to the surrounding community. 21. A geotechnical report recommended that there be no grading to the edges of Proposed Lots 16, 17 and 19 which lie along the top of the steep slope. The applicant has agreed to abide by the report's recommendations. 22. The development of 19 lots would generate approximately 190 vehicle trips per day spread out over the course of an entire day. Staff has indicated that the proposed road and surrounding roads can handle the anticipated traffic. 23. The development will generate approximately 9 students who will be divided across the grades. Students are assigned to schools on a space available basis. 24. The subject site is located in Zone 2 of the aquifer protection zone. 25. Both water and sewer lines are available in Kirkland Place. Storm water will be routed through a detention system. The system will be located at the south end of the subject site either on an easement on Proposed Lot 6 or as a tract that will be maintained by the homeowners. The applicant has also proposed using Housing Authority property as an alternative. Barry J.Margolese West Jackson Company,Inc. Kirkland Court Preliminary Plat File No.: LUA-97-157,PP, SA-H January 12, 1998 Page 7 CONCLUSIONS: Preliminary Plat 1. The proposed plat appears to generally serve the public use and interest. It has some unique or odd features that create less than the traditional block and/or lot layout that the new goals or policies of the Comprehensive Plan supposedly seek. There are eight triangular lots which do not face each other. They are not rectangular and really do not create regular lot lines with their respective streets or access roads. 2. The plat provides a range, although not a huge range,of lot sizes that the Comprehensive Plan calls for in an area designated for residential options. It meets the Zoning Code provisions although some of the triangular shapes probably stretch the definition of lot width. 3. These lots do create additional housing and they do create unusual clustered patterns for single family homes. They diverge from the pattern seen in even some of the newer neo-traditional housing proposed. The underlying property shape and surrounding topography have limited some of the flexibility but a more normal layout of lots could have been achieved if the applicant had wanted to do so. 4. Be that as it may, if more traditional plats containing nearly rectilinear lots and housing facing each other across more traditional streets are desirable,then staff will have to work with applicants to achieve that and the City Council will have to make achieving such results less ambiguous. 5. The site is zoned residential options which does provide a certain latitude although it was intended to provide more of a mix of housing types like single family and duplex or low density multiple family, not necessarily solely a single family plat in an unusual pattern. The site meets the requirements of the R-10 zone. 6. The preservation of the steep slopes is appropriate,not that development would have been easily accommodated if the applicant had chosen to attempt development of that portion of the site. 7. The roadways proposed to serve as primary, secondary and easement access seem appropriate given the lot arrangement. The change in profile has been accommodated in as smooth a fashion as possible. There will be a transition partial bulb and a widening as the road curves south into the site. 8. If the vacation is not approved,then the dimensions of Lots 18 and 19 would have to be altered accordingly. 9. Utility services are or can be extended to serve the site. The applicant shall provide for storm water detention on the subject site. 10. As noted,the applicant has proposed this plat to be developed solely for single family homes. While the lots could possibly serve duplex development,the site plan and lot plan were not examined with that in mind. Therefore,the applicant will have to execute covenants restricting development to single family uses. The face of the plat shall also reflect that each of the lots shall only be developed with single family detached dwellings. Barry J.Margolese West Jackson Company,Inc. Kirkland Court Preliminary Plat File No.: LUA-97-157,PP, SA-H January 12, 1998 Page 8 11. The development of the site will undoubtedly create additional impacts on the existing residents along Kirkland Place as well as other residents in the general area. No doubt the development of those existing homes had similar impacts on the homes that preceded them. The impacts will be similar to those created by other single family homes and will not be unusual. There will be additional traffic and there will be the usual sounds associated with single family residences. 12. The development of the site will increase the tax base of the City and will provide additional housing choices for future residents. 13. The applicant will be required to set aside the steep slopes as a Native Growth Protection area which should be in common property owned by the homeowners association. Site Plan for Residential Options 14. There really is not much in the way of a site plan for review in this plat. The requirements that structural footprints be provided for single family lots have been met. 15. The development, as noted under the Preliminary Plat review, can adequately be served by utilities. The lots can serve for single family homes. Access is reasonable and adequate although served by some segments of substandard width roadway. 16. Since it is clear that pedestrians will find a way to use the emergency right-of-way,they should be accommodated in an official manner. Access for pedestrians shall be accommodated with a passage through any emergency gate erected at the south end of the subject site. 17. In conclusion,the proposed plat and site plan are adequate and should be approved by the City Council subject to the conditions noted below. RECOMMENDATION: The Preliminary Plat and Site Plan are approved subject to the following conditions: 1. The applicant shall comply with the mitigation measures imposed by the ERC. 2. The applicant shall record the emergency access easement prior to or concurrent with the recording of the final plat, and the emergency access easement shall meet the standards of and be approved by Fire Department and Development Services Division. 3. The applicant shall record covenants for access and maintenance of the private street easements on each of the lots to gain access from the private street. 4. The applicant shall record a covenant on all the lots for a common storm water facility use and maintenance agreement. 5. The applicant shall adjust as needed the proposed lot lines for Proposed Lots 18 and 19 if a street vacation is not approved. Such adjustment might entail the elimination of Lot 18 if there is insufficient lot area or other dimensional requirements cannot be attained. Barry J.Margolese West Jackson Company,Inc. Kirkland Court Preliminary Plat File No.: LUA-97-157,PP, SA-H January 12, 1998 Page 9 6. The applicant shall execute covenants restricting development to single family uses. The face of the plat shall reflect that each of the lots shall only be developed with single family detached dwellings. 7. The applicant will be required to set aside the steep slopes as a Native Growth Protection area which shall be held as common property owned by the homeowners association. 8. The applicant shall create a homeowners association which shall be responsible for maintaining common areas. 9. The emergency access roadway shall be designed to accommodate pedestrian access at all times. '10. All roadways shall be created as easements and not as separate tracts. ORDERED THIS 12th day of January, 1998. FRED J.KA N HEARING EXAMINER TRANSMITTED THIS 12th day of January, 1998 to the parties of record: Peter Rosen Bart Treece Dixie and Ron Steinke 200 Mill Avenue S 320 2nd Avenue S 2020 Kirkland Place NE Renton,WA 98055 Kirkland, WA 98033 Renton,WA 98056 Ed Shide Kayren Kittrick Norman and Carol Abrahamson P.O.Box 2550 200 Mill Avenue S 3408 NE 17th Street Renton,WA 98056 Renton,WA 98055 Renton,WA 98055 Russell and Ann Keller 3408 NE 17th Street Renton,WA 98055 TRANSMITTED THIS 12th day of January, 1998 to the following: Mayor Jesse Tanner Gregg Zimmerman,Plan/Bldg/PW Administrator Members,Renton Planning Commission Jim Hanson,Development Services Director Art Larson,Fire Marshal Mike Kattermann,Technical Services Director Lawrence J. Warren,City Attorney Larry Meckling,Building Official Transportation Systems Division Jay Covington,Mayor's Executive Assistant Utilities System Division Councilperson Kathy Keolker-Wheeler South County Journal Barry J.Margolese West Jackson Company,Inc. Kirkland Court Preliminary Plat • File No.: LUA-97-157,PP, SA-H January 12, 1998 Page 10 Pursuant to Title IV, Chapter 8, Section 15 of the City's Code, request for reconsideration must be filed in writing on or before 5:00 p.m.,January 26,1998. 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 16,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. 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. 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"' LEGAL DESCRIPTION b .>' ." / v,C.Rc B1 ,'1 I 2 I I 1 I v�' ":1. r' "./ / ...,4 �--J L—J Lam'—� L,'—J lL'�J L—�..._ . \..i �'"' o ., r..., ^....., A tool tl vp lcO. 'Op , _ 'lr /� / \ .w;¢o°.w�w+ "xp ? • ., K,m'.`u .oa•et on°O .rev a oc..m a...-..A. 14.4441 . \ \ 1tENTON f ICIILANUS NU. 2 \ N k \\\• ` ��4\\ L'Uliltt"TlON l'!•/IJ \ ' ] \ Moon,Mow.mar•10•'•'r.rmw.rmrm.. .. Cy \ / DI. CK 4. — • \,\ti \ \........... KIRKLAND AVE. NE 1�_ __ PROPERTY OWNERS SITE INFORMATION BLOCK 3 uric In AG Or 11 -- �\ \ \ // / _ r/PU to,/I pi POO • \ MO t f APPLICANT�PURCHASER LOT.', et"o:vT:i w n / / uOa+K TTT es D. w It LOT PS v,s.So n. LEGEND .•iced,rt 10° LOT Pemt wn ANT PT vE,,u n. s \ � / // NOTE: ,..":"..:a LOT tin LOT019PM/SOT;'. \ .. set ,• t00 r STRUTS n,nu•nn \� V.V..'" � 4 ENGINEER CONTACT 0.4a1 Omuta _. .. ) / ` • . nrnw,m.ra.c n[sa..: "¢'..Pt ,,.an ieT."c • 6 / / Y 1.4.rr`t ° / —� , K. r" TREECE COMPANY / ENGINEERING,No o[vno.NCNt CONSULTANTS • r / OMIT w mu t"ror WU INIANK6 Co e,. ,. r ... .•.•..,w.NR „rn0 lei / ^—UKeS�aw:[ "^'"`s�e•"�•'"O""^' CITY OF RENTON Dcf EPARTMENT Or OP PURLED WORKS r TOPOGRAPHY MAP AND 3 PREUMINARY PLAT KIRKLAND COURT eT. c•,L,/,O/.. ..L.•.c..w,0•c . ••ct. K.: r.N TR.m. ... 1 K. ^v. o. __._.— van. w. i CITY OF RENTON CURRENT PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the q day of hoVevwv02-r - , 1997, I deposited in the mails of the United States, a sealed envelope containing Cleve,A kteay,bn e<o t v a r- documents. This information was sent to: Name Representing Bar-ker, VrcccG , Sr. Y�or mav\ NO VIIJnawnso v NU" a k%• 4R1/41,411.c11 Ke►- tcc ' cE 8 IMavtjolese ' 1 ov►eld avid 'D.txtt Ste Iv% (Signature of Sender) < - �• ��co�-e.Y' STATE OF WASHINGTON ) ) SS COUNTY OF KING ) rr I certify that I know or have satisfactory evidence that 'ryJLet ?- ..)•c� signed this instrument and acknowledged it to be his/her/their free and voluntary act fo the uses and purposes mentioned in the instrument. Dated: 1q� . /01 �7���vw /Lyvl ,1ir,1 • Notary Publi i and for the State of :shington Notary (Print)MARILYN kf JHEFF My a ppointm etkikat Project Naine: K eic..1o.Vvi (u ?fek, x,v,a. td ptar Project Number: wA. cn • 151 , pi) • E NOTARY.DOC II AFFIDAVIT OF PUBLICATION NOTICE OF ENVIRONMENTAL DETERMINATION Kristina Thompson, being first duly sworn on oath_states that he/she is the Legal Clerk of ENVIRONMENTAL REVIEW COMMITTEE the RENTON,WASHINGTON The Environmental Review Committee (ERC)has issued a Determination of Non- SOUTH COUNTY JOURNAL Significance - Mitigated for the following project under the authority of the Renton Municipal Code. 600 S. Washington Avenue, Kent, Washington 98032 KIRKLAND COURT PRELIMINARY PLAT LUA-97-157,PP,SA-H,ECF Proposal to subdivide a 3.76 acre parcel a daily newspaper published seven (7) times a week. Said newspaper is a legal into 19 single family lots. The subdivision newspaper of general publication and is now and has been for more than six months application does not propose construction prior to the date of publication, referred to, printed and published in the English language of residences on the created lots.Location: 20XX Kirkland PI,N.E. continually as a daily newspaper in Kent, King County, Washington. The South County The 15 day comment and appeal period Journal has been approved as a legal newspaper by order of the Superior Court of the for this project will run concurrently. The State of Washington for King County. comment/appeal periods for this project will end at 5:00 The notice in the exact form attached, was published in the South County Written comments December on shall befrwarded to Journal (and not in supplemental form) which was regularly distributed to the subscribers the Development Services Division Land Use Review Supervisor. Information on the during the below stated period. The annexed notice, a project file and the mitigation measures imposed by the City of Renton's Kirkland Court Preliminary Plat Environmental Review Committee are available at the Development Services Division, Third Floor, Municipal Building, as published on: 11/24/97 Renton, Washington 98055. Phone: 235- 2550. Appeal procedures are available in the City Clerk's office,First Floor,Municipal The full amount of the fee charged for said foregoing publication is the sum of$56.15 Building. Legal Number 3918 A Public Hearing will be held by the Renton Hearing Examiner at his regular meeting in the Council Chambers on the second floor of City Hall, Renton, i Washington, on December 16, 1997 at ega Clerk, South County Journal 9:00 AM to consider the Preliminary Plat and Site Plan Approval. If the Environmental Determination is appealed, y'�' c� the appeal will be heard as part of this pub- Subscribed and sworn before me on this 7 day Of boy, 19 (� lic hearing. Interested parties are invited to attend the public hearing. Published in the South County Journal 1 November 24, 1997.3918 ON .. . N� M e .4:e , NotaryPublic of the State of Washington �` `��`'��'sio�i �Fti�', 9 A,:(,)4 �9 •. residing in Renton • E%0TH'y `� • �' i cn= King County, Washington _ . �'Uat�G o:'_ ' �1/%o� t/ S/ 4A �� 11114 � �``\ .. CITE )F RENTON sell. I Planning/Building/Public Works Department Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator December 12, 1997 Mr. Barton Treece, Jr. Treece & Company 320 Second Avenue South, Suite 200 Kirkland, WA 98033 SUBJECT: Kirkland Court Preliminary Plat Project No. LUA-97-157,PP,SA-H,ECF Dear Mr. Treece: This letter is to inform you that the comment and appeal periods have ended for the Environmental Review Committee's (ERC) Determination of Non-Significance - Mitigated for the above-referenced project. No appeals were filed on the ERC Determination. The applicant must comply with all ERC Mitigation Measures. As you know, a Public Hearing will be held by the Renton Hearing Examiner at his regular meeting in the Council Chambers on the second floor of City Hall, Renton, Washington, on December 16, 1997 at 9:00 AM to consider the Preliminary Plat (PP) and Site Plan Approval (SA). The applicant or representative(s) of the applicant is required to be present at the public hearing. If you have any questions, please feel free to contact me at 425-235-2719. For the Environmental Review Committee, Peter Rosen Project Manager cc: Mr. & Mrs. Norman Abrahamson/Owner Mr. & Mrs. Russell Keller/Owner Mr. Ed Shide/Party of Record FINAI DOC 200 Mill Avenue South - Renton, Washington 98055 ®This paper contains 50%recycled material,20%post consumer City of Renton PUBLIC Department of Planning/Building/Public Works HEARING PRELIMINARY REPORT TO THE HEARING EXAMINER A. SUMMARY AND PURPOSE OF REQUEST: Public Hearing Date: December 16, 1997 Project Name: Kirkland Court Preliminary Plat Applicant/ Barry J. Margolese Address: West Jackson Company, Inc. 108 S. Jackson, Suite 300 Seattle, WA. 98104 Owner/ Norman and Carol Abrahamson Address: Russell and Ann Keller 3408 NE 17th Street Renton, WA. 98055 File Number: LUA-097-157, PP, SA-H, ECF Project Manager: Peter Rosen • Project Description: The applicant proposes to subdivide a 3.96 acre parcel into 19 single family lots ranging between 5,000 and 9,126 square feet in size. The proposal has a net density of 7.2 dwelling units per acre. A 1.03 acre steep slope area in the northeast corner of the property is to be preserved as a separate Native Growth Protection Area (NGPA) tract. The subdivision and site plan application do not propose construction of residences on the created lots. The site plan indicates that the proposed lots are intended for single family residences. The primary access to the subdivision is proposed with an extension of Kirkland Place NE (via Harrington Avenue NE). Two private easement dead-end streets off Kirkland Place NE provide access to Lots 14 through 17 and Lots 8 through 11. A secondary emergency access is proposed via a 20 foot wide emergency vehicle }access and utility easement connecting south to NE 18th Street. Project Location: 20XX Kirkland Place NE • n•�;a _ �E, �Et''� e /II okv .1CH ", rn / /, s .zt IIII I 1 R a ` . � ,n •, I IIc NortI Highlands I 11 •,•y^•� D C1!'; 1.4 h [ ' Y City of Renton P/B/PW Department __fminary Report to the Hearing Examiner KIRKLAND COURT PRELIMINARY PLAT LUA-97-157,PP,SA-H,ECF PUBLIC HEARING DATE: DECEMBER 16, 1997 Page 2 of 13 B. GENERAL INFORMATION: 1. Owner of Record:: Norman and Carol Abrahamson, Russell and Ann Keller 2. Zoning Designation: Residential 10 DU/AC (R-10) 3. Comprehensive Plan Residential Options Land Use Designation: 4. Existing Site Use: Undeveloped 5. Neighborhood Characteristics: North: Undeveloped, Honey Creek drainage East: Undeveloped, Honey Creek drainage South: Single-family residential, duplex residential West: Duplex residential, single-family residential 6. Access: Kirkland Place NE 7. Site Area: 3.96 gross acres, 2.64 net acres 8. Project Data: area comments Existing Building Area: NA New Building Area: NA Total Building Area: NA C. HISTORICAUBACKGROUND: Action Land Use File No. Ordinance No. Date Annexation 1622 6-18-57 Comprehensive Plan 4498 2-20-95 Zoning Code 4404 6-7-93 D. PUBLIC SERVICES: 1. Utilities: Water: There is an existing 8-inch diameter stub in Kirkland Place NE as well as an existing hydrant. Fire flow is modeled at 1,200 gpm and a static pressure of 70 psi. In Kirkland Avenue NE at the intersection with NE 18th there is an existing looped 8-inch diameter main with flow modeled at 2,200 gpm and a static pressure of 72 psi. A water line extension sized to provide fire and domestic service will be required to serve the proposed plat. A System Development Charge shall be at the current rate of$850 per single family site. (19 lots x$850= $16,150) This fee is payable with the construction permit. HEXRPT.DOC City of Renton P/B/PW Department . . _'minary Report to the Hearing Examiner • KIRKLAND COURT PRELIMINARY PLAT LUA-97-157,PP, SA-H,ECF PUBLIC HEARING DATE: DECEMBER 16, 1997 Page 3 of 13 Sewer: There is an existing 8-inch diameter sewer main and manhole in Kirkland Place NE. An 8-inch diameter sanitary sewer extension is required to serve this plat. A System Development Charge shall be at the current rate of$585 per single family site. (19 lots x $585= $11,115) This fee is payable with the construction permit. Surface Water/Storm Water: There are existing storm drain lines in NE 16th Street at Kirkland Ave NE.. A preliminary drainage report was submitted with the application and is acceptable with the possibility of amendment during the civil review. A System Development Charge shall be at the current rate of$385 per single family site. (19 lots x$385 = $7,315) This fee is payable with the construction permit. 2. Fire Protection: The minimum fire flow required is 1,000 gpm for dwellings up to 3,600 square feet in area. One fire hydrant is required within 300 feet of the structures. For dwellings over 3,600 square feet,the minimum fire flow is 1,500 gpm and a minimum of two hydrants within 300 feet is required. 3. Transit: . Site is located within.909 Dart Service Area. Route 240 runs east/west along NE 12th Street. Route 105 runs north along Kirkland Ave. NE to 16th Street NE and then north on Edmonds Ave. N. 4. Schools: Hillcrest Elementary School, McKnight Middle School, Hazen High School 5. Recreation: .Honey Creek Greenbelt and North Highlands Neighborhood Center is within 1/4 mile of the site. Kennydale Lions Park is within 1/2 mile of the site. Gene Coulon Park is within 1 mile of the site. 6. Other: The proposed plat is in APA Zone 2. E. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Section 4-31-6, Residential-10 DU/AC (R-10) Zone 2. Section 3-34, Street Improvements 3. Section 9-12, Subdivision Ordinance F. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element-Residential Options and Residential Planned Neighborhood HEXRPT.DOC City of Renton P/B/PW Department __urinary Report to the Hearing Examiner • KIRKLAND COURT PRELIMINARY PLAT LUA-97-157,PP,SA-H,ECF PUBLIC HEARING DATE: DECEMBER 16, 1997 Page 4 of 13 G. DEPARTMENT ANALYSIS: 1. PROJECT DESCRIPTION/BACKGROUND The applicant proposes to subdivide a 3.96 acre parcel into 19 single family lots ranging between 5,000 and 9,126 square feet in size. The proposal has a net density of 7.2 dwelling units per acre. A 1.03 acre steep slope area in the northeast corner of the property is to be preserved as a separate Native Growth Protection Area (NGPA) tract and is not included in the density calculation.The subdivision and site plan application do not include construction of residences as part of the subject proposal. The site plan indicates that the proposed lots are intended for single family residences. The original application submittal indicated some grading activity on steep slope areas in the northeast corner of the property on Lots 16, 17, and 19. The grading appears to have been intended to extend the top of the slope and add buildable area to the lots. The proposed grading conflicted with recommendations of the geotech report. Subsequent to the environmental review process, the applicant submitted a letter and revised plans to eliminate the grading as a part of the subdivision and site plan review application. -. The primary access to the subdivision is proposed off Kirkland Place NE (via Harrington Avenue NE). Kirkland Place NE would be extended with street improvements proposed to consist of a 42 foot wide public right-of-way with 32 feet of pavement and a 4 foot sidewalk on both sides of the street. The proposal also includes two private dead-end streets off Kirkland Place NE, one for access to Lots 14 through 17 and the other to access Lots 8 through 11. The private streets are proposed as a common access easement. A secondary emergency access is proposed via a 20 foot wide emergency vehicle access and utility easement connecting south to NE 18th Street. 2. ENVIRONMENTAL REVIEW Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21 C, 1971 as amended), on November 18, 1997, the Environmental Review Committee issued a Determination of Non-Significance, Mitigated. The comment/appeal period for the SEPA threshold determination ended on December 8, 1997. No comments or appeals were received. 3 COMPLIANCE WITH ERC MITIGATION MEASURES 1. The applicant shall submit a geotechnical study that specifically addresses building setbacks from the top of the steep slope area and grading for construction of residences on Lots 16, 17, and 19. The report and recommendations shall be subject to approval of the Development Services Division prior to the issuance of building permits. 2. Temporary Erosion Controls shall be installed and maintained to the satisfaction of the representative of the Development Services Division for the duration of the project. 3. The applicant shall pay a Park's Department mitigation fee of $530.76 per single- family residential lot. The mitigation fee for the proposal is estimated at $10,084.44. This mitigation fee shall be paid prior to recording of the subdivision. 4. The applicant shall be required to pay a Traffic Mitigation Fee of $75 for each average daily trip associated with the project. The traffic mitigation fee is estimated to be $13,608.75. This mitigation fee shall be paid prior to recording of the subdivision. HEXRPT.DOC City of Renton P/B/PW Department . ._vinery Report to the Hearing Examiner • KIRKLAND COURT PREUMINARYPLAT _ _ LUA-97-157,PP,SA-H,ECF PUBLIC HEARING DATE: DECEMBER 16, 1997 Page 5 of 13 5. The Construction Mitigation Plan shall be revised to restrict haul hours to between 8:30 a.m. to 3:30 p.m. unless approved in advance by the Development Services Division. Construction hours shall be limited to between 7:00 a.m. and 7:00 p.m. Monday through Friday, Saturdays as arranged but no hours in excess of the weekday hours, and no Sunday construction. A traffic control plan shall be also be submitted. The revised Construction Mitigation Plan and traffic control plan shall be submitted for approval prior to issuance of construction permits. 6. The applicant shall pay the appropriate Fire Mitigation Fee equal to $488 per single family lot. The Fire Mitigation Fee is estimated to.be $9,272. This mitigation fee shall be paid prior to recording of the subdivision. 4. 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. 5. 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 plat: (a) Compliance with the Comprehensive Plan Designation. The subdivision is generally consistent with the Residential Options (RO) Comprehensive Plan designation. The applicant is proposing a net density of 7.2 dwelling units per acre, assuming all of the lots are developed with single-family residences. This complies with the Policy LU-50 requiring a minimum density of 7 dwelling units per acre. Policies of the RO Comprehensive Plan designation do not specifically address the subdivision of land except for Policy LU-42. A range and variety of lot sizes should be encouraged. 15 of the 19 proposed lots range in size between 5,000 and 6,000 square feet. The proposal does not include much variety in lot sizes because all of the lots are proposed for single family development rather than the allowed mix of housing types which would result in varying lot sizes. (b) Compliance with the Underlying Zoning Designation. The subject property is designated Residential 10 DU/AC (R-10), on the City of Renton Zoning Map. The proposed 19 lot subdivision would result in a net density of 7.2 dwelling units per acre assuming,the lots are developed with single family residences as is proposed. The minimum density;allowed in the R-10 zone is 7 dwelling units per net acre. The minimum lot size allowed for detached single-family dwellings is 4,500 square feet. The proposal complies with this requirement, the smallest of the proposed lots is 4,905 square feet. The lots meet the lot dimension requirements of the R-10 zone, a minimum lot width of 50 feet for interior lots and 60 feet for corner lots and a minimum lot depth of 65 feet. (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. Access may be by private access HEXRPT.DOC City of Renton P/B/PW Department __.ninary Report to the Hearing Examiner • KIRKLAND COURT PRELIMINARY PLAT LUA-97-157,PP,SA-H,ECF PUBLIC HEARING DATE: DECEMBER 16, 1997 Page 6 of 13 easement street per the requirements of the Street Improvement Ordinance (Code Section 4-34). Most of the lots are configured with the side lot lines at right angles to street lines. Lots 8 through 11 and 14 through 17 are of a triangular shape and one of the side lot lines is angled from the street line. The applicant is proposing to provide access to the lots by a combination of public streets and private street access easements. Lots 1 through 7 and Lots 12, 13, and 14 would gain access from a public street, an extension of Kirkland Place NE. Lots 8 through 11 and 14 through 17 would be accessed from a private access easement. The access easement complies with the requirements of the Street Improvement Code, having a minimum easement width of 26 feet and a minimum paved width of 20 feet. Lots: The size, shape and orientation of lots shall meet the minimum area and width requirements of the applicable zoning classification and shall be appropriate for the type of development and use contemplated. The proposed lots meet the minimum area and lot dimension requirements of the R-10 zoning designation. The building envelopes (the area available for building with respect to.setback requirements) are shown on.the proposed lots and all lots have sufficient area for development of single family residences as proposed. The Subdivision Ordinance includes a definition of lot width which specifies that lots must have a minimum width or frontage where side lot lines intersect the street. The intent of the requirement is to avoid a lot frontage that is improved over the entire width as a driveway. Lots 8 through 11 and 14 through 17 are accessed off private streets which are considered by definition of the code to be a cul-de-sacs. The Code requires lots along the turning circle of cul-de-sacs to have a minimum lot width or frontage of 35 feet. The proposed lots accessed from the private street easement meet this code requirement, the lots are 35 feet wide where intersecting with the street. The applicant has applied for a public right-of-way street vacation of an 18 foot width along the lot frontages of Lots 18 and 19. The remaining 42 foot right-of-way width would be sufficient to meet code requirements and expected street improvements. The vacation request has been routed to staff and there have been no issues identified. The Board of Public Works makes a recommendation to the City Council for approval of street vacations. Lots 18 and 19 would meet the minimum lot area requirement of 4,500 square feet in the case that the vacation was not approved. Property Corners at Intersections: All lot corners at intersections of dedicated public rights-of-way, except alleys, shall have minimum radius of 15 feet. Not applicable to proposal. (d) Reasonableness of Proposed Boundaries Access The applicant is proposing to extend the public right-of-way of Kirkland Place NE as the main access into the site. The applicant has proposed a 42 foot right-of-way width with 32 feet of paved surface and sidewalks along both sides of the street. The Street Improvement Ordinance allows a reduced right-of-way width to 42 feet when the extra area from the reduction is used for creation of an additional lot(s) (Section 4-34-11.D.). The reduced right- of-way width adds area to Lot 18 necessary to meet lot width requirements and adds buildable area to Lot 19 in order to avoid the steep slopes. The Plan Review section has I-IEXRPT.DOC City of Renton P/B/PW Department 1 ,a inary Report to the Hearing Examiner KIRKLAND COURT PRELIMINARY PLAT LUA-97-157,PP, SA-H,ECF PUBLIC HEARING DATE: DECEMBER 16, 1997 Page 7 of 13 approved the request for a reduced right-of-way width and the proposed street improvements. There are two short private street easements proposed off the extension of Kirkland Place NE for access to Lots 8 through 11 and 14 through 17. The private streets meet the standards of the Street Improvement Ordinance. The code allows private streets to access a maximum of 6 lots, with no more than 4 of the lots not abutting a public right-of-way. Private streets must have a minimum easement width of 26 feet with a 20 foot paved surface. The proposed private dead-end streets are short enough in length (less than 150 feet) that the Fire Department does not require a turnaround. City staff recommends that access and maintenance covenants be recorded for each of the lots that would gain access over the private road. The proposal includes a secondary emergency access which would provide a looped connection to NE 18th Street. The access is proposed as a 20 foot wide easement which is the minimum width acceptable to the Fire Department. The applicant has provided a copy of a signed agreement with the affected property owner to provide the easement. The applicant has also supplied a profile or cross section which shows that the secondary access could be constructed with regard to maximum slope requirements (less than 8%) and turning radiuses. The applicant should be required to record the emergency access easement prior to or concurrent with the recording of the final plat. The proposed subdivision is anticipated to generate 9.55 average daily trips per lot or a total of 181.45 average daily trips. The local road system would be able to accept the anticipated traffic flows. The Environmental Review Committee (ERC) required a traffic mitigation fee, of $75 per average daily trip or $13,608.75 which would be used for transportation related improvements off-site. Topography There is 1.03 acre steep slope area in the northeast corner of the subject site. The applicant is proposing to preserve this area as a Native Growth Protection Area (NGPA),thus avoiding direct impacts to the steep slopes. This north/northeast facing slope goes down approximately 150 vertical feet to the Honey Creek drainage. The steep slope area has an inclination of approximately 25 percent increasing to 60 percent or more near the lower reaches. The slope supports medium to large deciduous and evergreen trees and a moderate undergrowth of brush. According to a Geotechnical Engineering Study conducted by Terra Associates,the slope at this location appears to be in a stable configuration and does not show signs of past movement or instability. The preliminary plat indicates building envelopes showing the developable area on the lots relative to required building setbacks. It appears that there is sufficient lot area to construct single family residences and avoid the steep slopes. The Environmental Review Committee (ERC) imposed a mitigation measure requiring a geotech study to determine building setbacks from the top of the slope and for grading activity on Lots 16, 17, and 19. This would be required prior to issuance of building permits on the subject lots. The remainder of the subject site is relatively flat with about 6 feet of relief. The geotech report states that the undisturbed native soils or structural fill would be suitable for supporting residential structures on conventional foundations. Relationship to Existing Uses The proposal is for 19 single family residential lots. The proposed lot sizes are smaller than the prevailing land use pattern in the vicinity of the site. However, most of the surrounding lots are developed with duplex (2 family) residential units. The subject site is bordered on the north and east by undeveloped slopes of the Honey Creek drainage. This isolates the site from most surrounding development. The subdivision is designed with an interior focus, the lots face each other and rear yards would abut the rear yards of adjacent development. These factors make the proposal compatible with existing surrounding uses and minimize impacts of the proposed development. HEXRPT.DOC City of Renton P/B/PW Department m,.ninary Report to the Hearing Examiner • KIRKLAND COURT PRELIMINARY PLAT LUA-97-157,PP, SA-H,ECF PUBLIC HEARING DATE: DECEMBER 16, 1997 Page 8 of 13 (e) Availability and Impact on Public Services(Timeliness) Police and Fire Police and Fire Prevention Bureau staff indicate that sufficient resources exist to provide services to the proposed development, subject to the condition that the applicant provide Code required improvements and fees. The Environmental Review Committee (ERC) imposed a fire mitigation fee on the subdivision to fund future facilities and mitigate for the impact of additional residents on fire prevention services. Recreation The applicant is not proposing active recreation facilities as part of the proposed development. The Environmental Review Committee (ERC) imposed a park's mitigation fee on the subdivision to mitigate for the impact of additional residents on existing and future parks and recreation facilities within the City of Renton. Schools The proposed 19 lot single family subdivision would generate approximately 8 to 9 school age children, considering a factor of 0.44 children per single family residence. This is not expected to impact school district facilities. Stormwater The applicant is proposing a stormwater detention pond on Tract "E", at the south end of the property. Stormwater would be detained to the 100-year design standard and piped along NE 18th Street to Kirkland Avenue and then south to an existing storm sewer line at the intersection of NE 16th Street and Kirkland Avenue NE. The stormwater facilities will be required to meet the standards of the King County Surface Water Design Manual as adopted by the City. The applicant should record a covenant on all of the lots for common stormwater facility use and maintenance agreement. Water and Sanitary Sewer Utilities Sewer There is an existing 8-inch diameter sewer main and manhole in Kirkland Place NE. An 8- inch diameter sanitary sewer extension would be required to serve this plat. Water There is an existing 8-inch diameter stub in Kirkland Place NE as well as an existing hydrant. Fire flow is modeled at 1,200 gpm and a static pressure of 70 psi. In Kirkland Avenue NE at the intersection with NE 18th Street. There is an existing looped 8-inch diameter main with flow modeled at 2,200 gpm and a static pressure of 72 psi. A water line extension sized to provide fire and domestic service would be required to serve the proposed plat. Street Improvements The applicant has proposed a 42 foot right-of-way width with 32 feet of paved surface and sidewalks along both sides of the street. The Plan Review section has approved the request for a reduced right-of-way width and the proposed street improvements. HEXRPT.DOC City of Renton P/B/PW Department - ,oinary Report to the Heating Examiner KIRKLAND COURT PRELIMINARY PLAT _ LUA-97-157,PP,SA-H,ECF PUBLIC HEARING DATE: DECEMBER 16, 1997 Page 9 of 13 H. RECOMMENDATION: Staff recommends approval of the Kirkland Court Preliminary Plat Project File No. LUA- 97-157, PP,SA-H, ECF subject to the following conditions: (1) ' Compliance with ERC Mitigation Measures: The applicant is required to comply with the Mitigation Measures which were required by the Environmental Review Committee Threshold Determination prior to the issuance of a building permit. (2) The applicant shall record the emergency access easement prior to or concurrent with the recording of the final plat. The emergency access easement shall meet the standards of and be approved by the Fire Department.and the Development Services Division. (3) The applicant shall record covenants for access and maintenance of the private street easements on each of the lots that gain access from the private street. (4) The applicant should record a covenant on all of the lots for a common stormwater facility use and maintenance agreement. EXPIRATION PERIODS: Preliminary Plats (PP): Three(3)years from final approval (signature) date. HEXRPT.DOC City of Renton P/B/PW Department r,o,.,ninary Report to the Hearing Examiner KIRKLAND COURT PRELIMINARY PLAT LUA-97-157,PP, SA-H,ECF PUBLIC HEARING DATE: DECEMBER 16, 1997 Page 10 of 13 6. CONSISTENCY WITH SITE PLAN APPROVAL CRITERIA Section 4-31-33 (D.) "The Hearing Examiner and City staff shall review and act upon site plans based upon comprehensive planning considerations and the following criteria. These criteria are objectives of good site plans to be aimed for in development within the City of Renton. However, strict compliance with any one or more particular criterion may not be necessary or reasonable. These criteria also provide a frame of reference for the applicant in developing a site, but are not intended to be inflexible standards or to discourage creativity and innovation. The site plan Review criteria include, but are not limited to, the following:" Background Site Plan Review is required for all development in the R-10 zone and the code specifies; "In the event that there is no specific residential development planned with a subdivision application, the applicant shall be required to provide structural footprints(including setbacks) for each of the lots which would result from the proposed subdivision of property." The subject proposal is for a preliminary plat/subdivision of 19 lots and there are no development plans included with the application. The site plan submittal indicates in the title block that the proposed lots are intended for single family residential development. The site plan submittal includes the building footprints reflecting setback requirements on each of the lots. (6A) GENERAL CRITERIA: (1) CONFORMANCE WITH THE COMPREHENSIVE PLAN, ITS ELEMENTS & POLICIES The subdivision is generally consistent with the Residential Options (RO) Comprehensive Plan designation. The applicant is proposing a net density of 7.2 dwelling units per acre, assuming all of the lots are developed with single-family residences. This complies with the Policy LU-50 requiring a minimum density of 7 dwelling units per acre. The intent of the Residential Options (RO) Comprehensive Plan designation is to create and support residential neighborhoods that are more dense than a typical suburban neighborhood but that generally maintain the character of a single family neighborhood. RO neighborhoods may incorporate a variety of housing types from detached single family to small scale multi-family structures. The proposal is limited to single family residences and does not incorporate the variety of housing types that are allowed and perhaps encouraged but not required in the RO designation. The proposed lot sizes are predominantly small, (14 of the 19 lots ranging between approximately 5,000 and 5,500 square feet), achieving a density that is at the higher end of suburban single family residential development. The lots on the east part of the lot are clustered around the private street cul-de-sac which fosters a neighborhood design. The RO policies also address the circulation pattern expected of development. Policy LU-45. Development should occur on a flexible grid street and pathway system to the extent feasible given environmental constraints, traffic flow, and the pattern of existing development. Policy LU-70. Streets, sidewalks, pedestrian or bike paths in a neighborhood development should be arranged as an interconnecting network. The extensive or predominant use of cul-de- sacs and pipestems should be discouraged for new development. A "flexible grid"pattern of streets and pathways should be used to connect adjacent and future development. HEXRPT.DOC City of Renton P/B/PW Department 7inary Report to the Hearing Examiner KIRKLAND COURT PRELIMINARY PLAT LUA-97-157,PP,SA-H,ECF PUBUC HEARING DATE: DECEMBER 16, 1997 Page 11 of 13 The existing development pattern of the surrounding neighborhood is mostly curvilinear streets rather than a grid pattern. The proposal includes a secondary access connection to NE 18th Street which would create a loop and an interconnection (at least for pedestrians) that is consistent with the Comprehensive Plan policies. (2) CONFORMANCE WITH EXISTING LAND USE REGULATIONS The subject site is zoned Residential 10 DU/AC (R-10). The R-10 zone allows for detached single-family residential uses as a primary permitted use. The code does not require a mix of housing types, it does limit the percentage of attached dwelling units (e.g., townhouse, duplex, triplex, fourplex) to a maximum of 50% of the total units, required where a mix of housing types is proposed. The proposed site plan states in the title block that all lots are intended for single family development. The R-10 zone allows for a minimum density of 7 and a maximum density of 10 dwelling units per acre. The subject proposal has a net density of 7.2 dwelling units per acre. The maximum density standard of the R-10 zone would allow potential development of an additional 7 dwelling units and most of the proposed lots are of a sufficient size to accommodate development of duplexes to attain this density. If the site plan is approved with single family residential lots, and the applicant decides later to modify the site plan for duplexes, the modified site plan would be required to go back through the site plan process with review by the original approval body, if the adjustment involves more than a 10% change to the original site plan. Thus, if the applicant proposes to add 2 or more units, it would exceed a 10% change (2 units added to the 19 approved lots) and the modified site plan would have to go back through the review process. After the plat is recorded, staff will place a condition on the addresses of all the lots through the Sierra permit tracking system, to ensure that building permits are issued only for single family residences unless a revised site plan is approved. This would prevent the issuance of a building permit for a duplex if proposed for an individual lot. The proposal complies with the minimum lot area requirement of 4,500 square feet. All of the lots meet the minimum lot width and depth requirements of the R-10 zone. The building envelopes are shown on the site plan for all of the lots and there is sufficient buildable area with consideration of setback requirements. If the requested vacation of 18 feet of the east side of the Kirkland Place NE right-of-way is not approved, the applicant would have to revise Lot 18 on the site plan to provide a sufficient lot width or depth dimension. There are no other development standards of the R-10 zone that apply to a subdivision proposal. (3) MITIGATION OF IMPACTS TO SURROUNDING PROPERTIES AND USES; The proposal would not adversely impact surrounding properties or uses. The proposed lot sizes are generally smaller than the prevailing land use pattern in the vicinity of the site. However, most lots in the vicinity are developed with duplex (2 family) residential units. The subject site is bordered on the north and east by undeveloped slopes of the Honey Creek drainage. This isolates the site from most surrounding development. The subdivision is designed with an interior focus, the lots face each other and rear yards would abut the rear yards of adjacent development. These factors make the proposal compatible with existing surrounding uses and minimize impacts of the proposed development. There have been stormwater drainage problems reported in the vicinity of the site. The applicant is proposing a stormwater detention pond on Tract "E", at the south end of the property. The stormwater would be detained to the 100-year design standard and piped along NE 18th Street to Kirkland Avenue and then south to an existing storm sewer line at the intersection of NE 16th Street and Kirkland Avenue NE. The proposal would not exasperate existing drainage problems in the vicinity. HEXRPT.DOC City of Renton P/B/PW Department I'.,` :inary Report to the Hearing Examiner • KIRKLAND COURT PRELIMINARY PLAT LUA-97-157,PP, SA-H,ECF PUBLIC HEARING DATE: DECEMBER 16, 1997 Page 12 of 13 After completion of the project, there would be some impacts on surrounding properties related to increased traffic volumes, noise and other activities normally associated with residential neighborhoods. (4) MITIGATION OF IMPACTS OF THE PROPOSED SITE PLAN TO THE SITE; The applicant is proposing to preserve a 1.03 acre steep slope area in the northeast corner of the subject site as a Native Growth Protection Area (NGPA). This would avoid direct impacts to the environmentally sensitive steep slopes. The top of the steep slope area extends onto the northeast corners of Lots 16, 17, and 19. The Environmental Review Committee (ERC) imposed a mitigation measure requiring a geotech study to determine building setbacks from the top of the slope and to review grading activities Lots 16, 17, and 19. This would ensure that the proposed development protects slope stability. The subject site is heavily wooded with a mix of deciduous trees and some larger conifer trees. Most of the developable area of the site would be cleared with the proposed development. Code requirements for erosion controls and construction mitigations would limit impacts of construction on the site. (5) CONSERVATION OF AREA WIDE PROPERTY VALUES; The development of the site for a single-family residential project should maintain or improve area-wide property values. d (6) SAFETY AND EFFICIENCY OF VEHICLE AND PEDESTRIAN CIRCULATION; The proposed site plan includes safe and efficient circulation for both vehicles and pedestrians. The applicant is proposing to extend the public right-of-way of Kirkland Place NE as the main access into the site. The applicant has proposed a 42 foot right-of-way width with 32 feet of paved surface and sidewalks along both sides of the street. The Plan Review section has approved the request for a reduced right-of-way width and the proposed street improvements. The proposal includes a secondary emergency access which would provide a looped connection to NE 18th Street. The access is proposed as a 20 foot wide easement which is the minimum width acceptable to the Fire Department. The applicant has provided a copy of a signed agreement with the affected property owner to provide the easement. The applicant has also provided a profile or cross section which shows that the secondary access could be constructed with regard to maximum slope requirements (less than 8%) and turning radiuses. Although the secondary access would not remain open for regular vehicular use, it would provide an important pedestrian connection to the surrounding neighborhood. The proposal includes two short private street easements off Kirkland Place NE for access to Lots 8 through 11 and 14 through 17. The code allows private streets to access a maximum of 6 lots, with no more than 4 of the lots not abutting a public right-of-way. Private streets must have a minimum easement width of 26 feet with a 20 foot paved surface. The proposed private dead-end streets are short enough in length (less than 150 feet)that the Fire Department does not require a turnaround. (7) PROVISION OF ADEQUATE LIGHT AND AIR; The subject proposal does not include building plans for development of residences. Future construction on the site would be required to meet the setback standards of the R-10 zone which are intended to ensure light and air access between buildings. The lot areas appear HEXRPT.DOC City of Renton P/B/PW Department _jminary Report to the Hearing Examiner • KIRKLAND COURT PRELIMINARY PLAT LUA-97-157,PP,SA-H,ECF PUBLIC HEARING DATE: DECEMBER 16, 1997 Page 13 of 13 to be sufficient to provide adequate spacing between buildings for the movement of air and for adequate sunlight to reach the buildings. (8) MITIGATION OF NOISE, ODORS AND OTHER HARMFUL OR UNHEALTHY CONDITIONS; It is anticipated that the greatest impacts of noise, odor and other potentially harmful conditions would occur during the construction phase of the project. The applicant has submitted a Construction Mitigation plan which lists mitigations for potential construction impacts. The residential development should not generate any harmful or unhealthy conditions. Noise associated with the completed project would be mainly associated with cars and other sounds as normally associated with a residential project. (9) AVAILABILITY OF PUBLIC SERVICES AND FACILITIES TO ACCOMMODATE THE PROPOSED USE;AND The applicant has been advised of the water and sewer main utility extensions and connections that would be required to serve the proposal. The applicant would be assessed fire, park, and traffic mitigation fees and utility system development charges to compensate for the increased demand on public services and utilities. (10) PREVENTION OF NEIGHBORHOOD DETERIORATION AND BLIGHT. The proposal would improve a vacant, undeveloped site. The introduction of a residential population and the investment of new homes into the area would serve to prevent neighborhood deterioration and blight. H. RECOMMENDATION: Staff recommends approval of the Kirkland Court Preliminary Plat, Project File No. LUA-97- 157, PP,SA-H, ECF with no conditions of approval. EXPIRATION PERIODS: Site Plan Approvals (SA): Two (2)years from the final approval (signature) date. HEXRPT.DOC CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) MITIGATION MEASURES APPLICATION NO(S): LUA-97-157,PP,SA-H,ECF APPLICANT: Barry J. Margolese PROJECT NAME: Kirkland Court Preliminary Plat DESCRIPTION OF PROPOSAL: The applicant proposes to subdivide a 3.76 acre parcel into 19 single family lots ranging between 5,000 and 7,709.7 square feet in size. The proposal has a net density of 7.8 dwelling units per acre. A 1.03 acre steep slope area in the northeast corner of the property is to be preserved as a separate Native Growth Protection Area (NGPA) tract. The subdivision application does not propose construction of residences on the created lots. r• LOCATION OF PROPOSAL: 20XX Kirkland Place NE MITIGATION MEASURES: • 1. The applicant shall submit a geotechnical study that specifically addresses building setbacks from the top of the steep slope area and grading for construction of residences on Lots 16, 17, and 19. The report and recommendations shall be subject to approval of the Development Services Division prior to the issuance of building permits. 2. Temporary Erosion Controls shall be installed and maintained to the satisfaction of the representative of the Development Services Division for the duration of the project. 3. The applicant shall pay a Park's Department mitigation fee of$530.76 per single-family residential lot. The mitigation fee for the proposal is estimated at$10,084.44. This mitigation fee shall be paid prior to recording of the subdivision. 4. The applicant shall be required to pay a Traffic Mitigation Fee of$75 for each average daily trip associated with the project. The traffic mitigation fee is estimated to be$13,608.75. This mitigation fee shall be paid prior to recording of the subdivision. 5. The Construction Mitigation Plan shall be revised to restrict haul hours to between 8:30 a.m.to 3:30 p.m. unless approved in advance by the Development Services Division. Construction hours shall be limited to between 7:00 a.m. and 7:00 p.m. Monday through Friday, Saturdays as arranged but no hours in excess of the weekday hours, and no Sunday construction. A traffic control plan shall be also be submitted. The revised Construction Mitigation Plan and traffic control plan shall be submitted for approval prior to issuance of construction permits. 6. The applicant shall pay the appropriate Fire Mitigation Fee equal to $488 per single family lot. The Fire Mitigation Fee is estimated to be$9,272. This mitigation fee shall be paid prior to recording of the subdivision. CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) ADVISORY NOTES APPLICATION NO(S): LUA-97-157,PP,SA-H,ECF APPLICANT: Barry J. Margolese PROJECT NAME: Kirkland Court Preliminary Plat DESCRIPTION OF PROPOSAL: The applicant proposes to subdivide a 3.76 acre parcel into 19 single family lots ranging between 5,000 and 7,709.7 square feet in size. The proposal has a net density of 7.8 dwelling units per acre. A 1.03 acre steep slope area in the northeast corner of the property is to be preserved as a separate Native Growth Protection Area (NGPA) tract. The subdivision application does not propose construction of residences on the created lots. LOCATION OF PROPOSAL: 20XX Kirkland Place NE 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. FIRE 1. The minimum fire flow required is 1,000 gpm for dwellings up to 3,600 square feet in area. One fire hydrant is required within 300 feet of the structures. For dwellings over 3,600 square feet minimum fire flow is 1,500 gpm and a minimum of two hydrants within 300 feet is required. Existing fire hydrant shall be upgraded to include a 5-inch storz fitting. 2. Dead-end roadways that exceed 750 feet are required to have a second means of approved access. Secondary access roadways are required to be a fully paved 20 foot minimum width,with a turning radius of 25-feet inside and 45-feet outside and not exceeding 15% grade. Minimum cul-de-sac turnaround is 90 feet of pavement inside of the sidewalk. Secondary access road is required to be signed per City fire lane ordinance. PLAN REVIEW EXISTING CONDITIONS Water-There is an existing 8-inch diameter stub in Kirkland Place NE as well as an existing hydrant. Fire flow is modeled at 1,200 gpm and a static pressure of 70 psi. In Kirkland Avenue NE at the intersection with NE 18th there is an existing looped 8-inch diameter main with flow modeled at 2,200 gpm and a static pressure of 72 psi.The proposed plat is in APA Zone 2. Sewer-There is an existing 8-inch diameter sewer main and manhole in Kirkland Place NE. Stormwater- There are existing storm drain lines in NE 16th Street at Kirkland Ave NE. A preliminary drainage report was submitted with the application and is acceptable with the possibility of amendment during the civil review. Streets- Kirkland Place NE is partially constructed. All other street frontages within the proposed plat do not exist at this time. CODE REQUIREMENTS Water 1. The System Development Charge shall be at the current rate of$850 per single family site. (19 lots x$850 = $16,150) This fee is payable with the construction permit. Kirkland Court Preliminary Plat LUA-97-157,PP,SA,ECF Advisory Notes(Continued) 2. A water line extension sized to provide fire and domestic service is required to serve the proposed plat. Sanitary Sewer 1. The System Development Charge shall be at the current rate of$585 per single family site. (19 lots x $585= $11,115) This fee is payable with the construction permit. 2. An 8-inch diameter sanitary sewer extension is required to serve this plat. Surface Water 1. The System Development Charge shall be at the current rate of$385 per single family site. (19 lots x$385 = $7,315) This fee is payable with the construction permit. Transportation 1. Full street improvements including, but not limited to, paving, sidewalks, curb&gutter, street signs and street lights are required. 2. The second access required for this plat may be in conjunction with the utility easements. The surface shall be four(4") inches of asphalt over six(6") inches of gravel to protect the underlying infrastructure from vehicular damage.The width of the pavement shall be twenty (20)feet to accommodate the fire department standard. PLAN REVIEW-GENERAL 1. All plans shall conform to the Renton Drafting Standards. 2. A construction permit is required. When plans are complete three copies of the drawings,two copies of the drainage report, a construction estimate, application and appropriate fee shall be submitted to the fourth floor counter. A fee worksheet is attached for your use. However, it is recommended to call 235-2631 to verify the fees as generated,by the permit system prior to issuing a check. POLICE-14.06 Police Calls for Service Estimated Annually CONSTRUCTION PHASE Theft from construction sites is one of the most common reported crimes in the city. To protect materials and equipment it is recommended that all materials and tools be locked up when not in use. The site will need security lighting and any construction trailer should be fenced in with portable chain-link fencing. The fence will provide both a physical and psychological barrier to any prospective thief and will demonstrate that this area is private property. COMPLETED HOMES The single-family residences should have solid core doors, preferably metal or metal over solid wood with peep holes and heavy-duty dead bolt locks. The bolts need to be at least 1-1/2" in length when extended and installed with 3"wood screws. Sliding windows, including the glass patio doors,will need additional locks;these locks will need to secure the windows from being pried out of the frames vertically. This means the locks will need to be placed into the top or bottom of the frames, in addition to any lock that limits horizontal movement. Any stairways should be constructed of lattice or metal railing so visibility is possible. There should not be any solid walls in any stairway that would serve to limit the visibility up and down the stairs and provide a place for a criminal to hide while waiting for a homeowner to return home. In addition, any fencing around the homes should be made of either metal or wood lattice or railing-no solid fencing for the same reason. The homes should have the addresses listed clearly,with numbers at least 6"in height, of a color that contrasts with the color of the homes, and placed under a light. This will aid police or medics who respond to a call in finding the address that they need to go to. Landscaping around the exterior of the property should not be too dense or high. It is important to allow visibility. Too much landscaping will give the property the look of a fortress and make the homeowner feel isolated, and could also possibly give a burglar sufficient coverage to break into the residences. Theft from motor vehicle is one of the most common occurring crimes in this city. It is important that sufficient street lighting be provided leading to each home, as well as for any outside parking. I Kirkland Court Preliminary Plat LUA-97-157,PP,SA,ECF Advisory Notes (Continued) AIRPORT The project site is located 10,000 feet from the airport runway, at a ground elevation of 396 feet above sea level. A Notice of Proposed Construction is required if the structures will be higher than 129 feet above sea level, as required by Federal Aviation Regulation (FAR) part 77.13, but if shielded as identified in FAR Part 77.15, a notice is not required. Project should be identified in the City Comprehensive Plan as a use compatible with the operation of the airport and the operation of aircraft at low altitudes in the vicinity of the site. Aircraft are allowed to operate at altitudes as low as 279 feet above sea level at the site location,which is lower than the site • - elevation. Complaints have been received by the airport, in the past,that residents of other high elevation areas have seen airplanes flying at altitudes lower than their house. This may not be the case at the proposed site, but residents should be made aware of low altitude operation within the Horizontal Surface area of the airport. CITY OF RENTON MEMORANDUM Date: November 4, 1997 To: Peter Rosen From: Kayren K. Kittrick, Plan Review • Subject: Kirkland Court Plat • LUA-97-157, PP, SA-H, ECF EXISTING CONDITIONS WATER- There is an existing 8-inch diameter stub in Kirkland Place NE as well as an existing hydrant. Fire flow is modeled at 1,200 gpm and a static pressure of 70 psi. In Kirkland Avenue NE at the intersection with NE 18th there is an existing looped 8-inch diameter main with flow modeled at 2,200 gpm and a static pressure of 72 psi. The proposed plat is in APA Zone 2. SEWER-There is an existing 8-inch diameter sewer main and manhole in Kirkland Place NE. STORM - There are existing storm drain lines in NE 16th Street at Kirkland Av NE. A preliminary drainage report was submitted with the application and is acceptable with the possibility of amendment during the civil review. STREETS - Kirkland Place NE is partially constructed. All other street frontages within the proposed plat do not exist at this time. CODE REQUIREMENTS WATER 1. The System Development Charge shall be at the current rate of $850 per single family site. (19 lots x$850 = $16,150) .This fee is payable with the construction permit. 2. A water line extension sized to provide fire and domestic service is required to serve the proposed plat. SANITARY SEWER 1. The System Development Charge shall be at the current rate of $585 per single family site. (19 lots x $585 = $11,115) This fee is payable with the construction permit. 2. An 8-inch diameter sanitary sewer extension is required to serve this plat. SURFACE WATER 1. The System Development Charge shall be at the current rate of $385 per single family site. (19 lots x$385 = $7,315) This fee is payable with the construction permit. KIRKCTGF.DOC TRANSPORTATION f • 1. The traffic mitigation fee of $75 per additional generated trip shall be assessed per single family home. There is a basic rate of 9.55 trips per day for single family residences per the ITE manual, therefore a total fee of$13,608.75 shall be collected prior to recording of the plat. 2. Full street improvements including, but not limited to, paving, sidewalks, curb & gutter, street signs and street lights are required. 3. The second access required for this plat may be in conjunction with the utility easements. The surface shall be four (4") inches of asphalt over six (6') inches of gravel to protect the underlying infrastructure from vehicular damage. The width of the pavement shall be twenty (20') feet to accommodate the fire department.standard. PLAN REVIEW- GENERAL 1. All plans shall conform to the Renton Drafting Standards. 2. A construction permit is required. When plans are complete three copies of the drawings, two copies of the drainage report, a construction estimate, application and appropriate fee shall be submitted to the fourth floor counter. A fee worksheet is attached for your use. However, it is recommended to call 235-2631 to verify the fees as generated by the permit system prior to issuing a check. RECOMMENDED CONDITIONS 1. Temporary Erosion Control shall be installed and maintained to the satisfaction of the representative of the Development Services Division for the duration of the project. 2. A construction plan indicating haul route and hours, construction hours and a traffic control plan shall be submitted for approval prior to any permit being issued. Haul hours shall be restricted to 8:30 a.m. to 3:30 p.m. unless approved in advance by the Development Services Division. 3. Construction hours shall be limited to between 7:00 a.m. and 7:00 p.m., Monday through Friday, Saturdays as arranged but no hours in excess of the weekday hours, and no Sunday construction. CC: Neil Watts KIRKCTGF.DOC 1/7 • • • '• • M . ' wc.+:e+.w.a,.rxr..v.•,vgtli�.;+ »z.�tw.wao�„rf�yalw:w..�. �yv�lY.t F€•E"'^'."'Y� ^'X�^' Project Name Kivl.0aiiG4' (O v j Pi 7- Project Address 2 )O0 K,v k i,fi1G Pl A)6-- Contact Person Bar i s vi 1 Y •e�C e 7•reece E Co • , Address 3 2 O - 2 Al/e 5 SI;tIG 200 Y kla14vf I1()A `l 053 Phone Number 0y 2 5 $2 2 - Z 5 7 - Permit Number L_U.A - 9 7 - 15 7 Project Description IOT MI id tel l�l P/ • Land Use Type: , Method ..of Calculation: [3"Re side ntial E ITE Trip Generation Manual c•• < �,,, ❑ Retail 0 Traffic Study I P' ❑ Non-retail 0 Other '' �` c Calculation: tJeK1 c(c(11l t';p. - ( Iq) _I,5J5) — l g 1 . I J afai/ i1 i I � Q j A - 1.75 f-e., "t rip I ( IS /J15) 0 ) = 13,6-0S, 75 Transportation Mitigation Fee: 13, CDs . 7 5 Calculated by: A)ejt(k/6 .,U Date: I v � ,��(7 Account Number: Date of Payment • PR . raCT LUA-97-157, SA-H, , Kirkland Court Preliminary Plat City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL&DEVELOPMENT APPLICATION REVIEW SHEET (Continuation) POLICE RELATED COMMENTS 14.06 Police Calls for Service Estimated Annually CONSTRUCTION PHASE Theft from construction sites is one of the most common reported crimes in the city. To protect materials and equipment it is recommended that all materials and tools be locked up when not in use. The site will need security lighting and any construction trailer should be fenced in with portable chain-link fencing. The fence will provide both a physical and psychological barrier to any prospective thief and will demonstrate that this area is private property. COMPLETED HOMES The single-family residences should have solid core doors, preferably metal or metal over solid wood with peep holes and heavy-duty dead bolt locks. The bolts need to be at least 1-1/2" in length when extended and installed with 3" wood screws. Sliding windows, including the glass patio doors, will need additional locks;these locks will need to secure the windows from being pried out of the frames vertically. This means the locks will need to be placed into the top or bottom of the frames, in addition to any lock that limits horizontal movement. Any stairways should be constructed of lattice or metal railing so visibility is possible. There should not be any solid walls in any stairway that would serve to limit the visibility up and down the stairs and provide a place for a criminal to hide while waiting for a homeowner to return home. In addition, any fencing around the homes should be made of either metal or wood lattice or railing-no solid fencing for the same reason. The homes should have the addresses listed clearly, with numbers at least 6" in height, of a color that contrasts with the color of the homes, and placed under a.light. This will aid police or medics who respond to a call in finding the address that they need to go to. Landscaping around the exterior of the property should not be too dense or high. It is important to allow visibility. Too much landscaping will give the property the look of a fortress and make the homeowner feel isolated, and could also possibly give a burglar sufficient coverage to break into the residences. Theft from motor vehicle is one of the most common occurring crimes in this city. It is important that sufficient street lighting be provided leading to each home, as well as for any outside parking. f City o`r Renton Department of Planning/Bidding/Pi....,c Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: .7 COMMENTS DUE: NOVEMBER 4, 1997 APPLICATION NO: LUA-97-157,PP,SA-H,ECF DATE CIRCULATED: OCTOBER 21, 1997 APPLICANT: BARRY MARGOLESE/WEST JACKSON CO. PROJECT MANAGER: PETER ROSEN PROJECT TITLE: Kirkland Court Preliminary Plat WORK ORDER NO: 78296 LOCATION: 20XX Kirkland Place NE SITE AREA: 3.76 acres BUILDING AREA(gross): N/A SUMMARY OF PROPOSAL: The applicant proposes to subdivide a 3.76 acre parcel into 19 single family lots ranging between 5,000 and 7,709.7 square feet in size. A 1.03 acre steep slope area in the Northeast corner of the property is to be reserved as a separate Native Growth Protection Area (NGPA)tract. Access is proposed off Kirkland Place NE (via Hpanington Avenue NE)with a secondary emergency access connecting to NE 18th Street. A. ENVIRONMENTAL IMPACT(e.g.Non-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 Earth Housing Air Aesthetics Water Ught/Glare Plants Recreation Land'Shorellne Use Utilities Animals Transportation Environmental Health Public Services Energy/ HlstortclCulturai Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet .,1/4--,/' 7(E) laCt4;_e___ / -/--C- /C- a6.a4 ("/1.6.612zire4,3 irbkL--eq,44-71----- 6/ /unC__ B. POLICY-RELATED COMMENTS 1°04A51- /ru /-2 - o&_. ' 536 r 2.5- -ec/G4__ . ,,..Q a,e.4L--- ,./D y°Get.,,a/7__Lfi-(7) ' \-770a-c-A---- ccerY) .6-e cf/2-4,9--)76-7 ..er/i,c--ci7) 33)o ) ( 742....ta 02e...hre.-91-7(c)- , ..,d1_, ---- C. CODE-RELATED COMMENTS 7 Z) 7 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. (52>L7GL-a-_,J /4/z//?? Signature of Director or A prized Representative Date Rev.10/93 DEVAPP.DOC r - CITY OF RENTON PLANNINGBUILDING/PUBLIC WORKS MEMORANDUM DATE: November.6, 1997 TO: Peter Rosen FROM: Sonja J. Fesser ) SUBJECT: Kirkland Court,LUA-97-157,PP Format and Legal Description Review Bob Mac Onie and I have reviewed the above referenced preliminary plat and have the following comments: Note all existing easements of record on the drawing. The proposed 20 foot wide emergency vehicle access and utility easement is shown as intersecting with a 24 foot wide ingress, egress and utilities easement on property to the south of the subject property. Does the applicant have a beneficial interest in this second easement,or is it also proposed? Information needed for final plat approval includes the following: Any portion of the road to be vacated will require a street vacation petition. The street vacation process is handled separately from the subdivision process. Contact Tom Boyns in Property Services for a petition form and information on the vacation process. Note the city's land use action number (LUA-97-XXX-FP) and the city's record number (LND-10- 0330) 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 is different from the preliminary plat number and is unknown as of this date. Make ties to the City of Renton Survey Control Network. Provide plat and lot closure calculations. Note discrepancies between bearings and distances of record and those measured or calculated,if any. Include a statement of equipment and procedures used,per WAC 332-130-100. Indicate what is to be set at the corners of the proposed lots. Note the date the existing monuments were visited,per WAC 332-130-050 1.f.iv. l November 3, 1997 Page 2 Note that jLthere are restrictive covenants or agreements to others as part of this subdivision,they can be recorded concurrently with the plat. The plat drawing and the associated document(s) are to be given to the City Clerk's office as a package. The plat shall have the first recording number. The recording number(s) for the associated document(s) will be referenced on the plat in the appropriate location(s). Note to whom new easements, if any, are to be granted(private or City-held). An updated plat certificate,dated within 45 days of Council action on approval of the plat, is needed. Complete City of Renton Monument Cards,with reference points for new right-of-way monuments. Addresses for the proposed lots will be provided by the City after the preliminary review. The addresses will need to be noted on the drawing. The property owners' signatures need to be notarized and the signatures should be preceded with a certification and dedication block. Required City of Renton signatures are: the Administrator of Planning/Building/Public Works, the Mayor and the City Clerk. An approval block for the city's Finance Director is also required. Because this property is located within Zone 2 of Renton's Aquifer Protection Area, the Aquifer Protection Notice needs to be noted on the drawing. See attached. The land surveyor needs to stamp, sign and date the drawings. Fee Review Comments: The Fee Review Sheet for this preliminary review is provided for your use and information. PROPEI SERVICES FEE REVIEW FOR SUE VISIONS No. 97- 058 . oY APPLICANT: V_ST Spl—J GO. I1..1G.(A & uoRMi6.LJ+CAP5tL1RECEIVED FROM ' J (date) JOB ADDRESS: »'sLN WIRK Al-lt' pi. l.1 1 MIUU WO// 762q�o NATURE OF WORK: Iq !_cy l 'Ll -PLAT (Klt=lc--L„4.L-tl) e'nl s LND fl 10-o330 ❑ PRELIMINARY. REVIEWOF SUBDIVISION BY LONG PLAT, NEED MO INFORMATION:- ❑-LEGAL.DESCRIPTION SHORT PLAT,BINDING SITE PLAN,ETC. 0 PID#'s 0 VICINITY MAP ❑ FINAL REVIEW OF SUBDIVISION,THIS REVIEW REPLACES 0 SQUARE FOOTAGE 0 OTHER PRELIMINARY FEE REVIEW DATED 0 FRONT FOOTAGE ❑ SUBJECT PROPERTY PARENT PID#04205-q23� NEW KING CO.TAX ACCT.#(s)are required when --9098 assigned by King County. It is the intent of this development fee analysis to put the developer/owner on notice,that the fees quoted below may be applicable to the subject site upon development of the property. All quoted fees are potential charges that may be due and payable at the time the construction 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. Please note that these fees are subject to change without notice. Final fees will be based on rates in effect at time of Building Permit/Construction Permit application. ❑ The existing house on SP Lot# ,addressed as has not previously paid SDC fees,due to connection to City utilities prior to existance of SDC fee Ord. SP Lot# will be subject to future SDC fees if triggering mechanisms are touched within current City Ordinances. ❑ We understand that this subdivision is in the preliminary stage and that we will have the opportunity to review it again before recordation. The following quoted fees do NOT include inspection fees,side sewer permits,r/w permit fees or the cost of water meters. SPECIAL ASSESSMENT DISTRICT PARCEL METHOD OF ASSESSMENT ASSESSMENT DISTRICTS NO. NO. ASSESSMENT UNITS OR FEE Latecomer Agreement(pvt)WATER -O- Latecomer Agreement(pvt)WASTEWATER -o - Latecomer Agreement(pvt)OTHER -o - Special Assessment District/WATER - • Special Assessment District/WASTEWATER -O- Joint Use Agreement(METRO) -O- Local Improvement District * -o Traffic Benefit Zones - $75.00 PER TRIP,CALCULATED BY TRANSPORTATION -0- FUTURE OBLIGATIONS I . -o - SYSTEM DEVELOPMENT CHARGE-WATER 0 Estimated •#OF UNITS/ SDC FEE ❑Pd Prey. 0 Partially Pd(Ltd Exemption) 0 Never Pd SQ.FTG. Single family residential$850/unit x 19 16 t 150.O Mobile home dwelling unit$680/unit in park Apartment,Condo$510/unit not in CD or COR zones x Commercial/Industrial, $0.113/sq.ft.of property(not less than$850.00)x Boeing,by Special Agreement/Footprint of Bldg plus 15 ft perimeter(2,800 GPM threshold) SYSTEM DEVELOPMENT CHARGE-WASTEWATER 0 Estimated . ❑ Pd Prey. .❑Partially Pd(Ltd Exemption) 0 Never Pd Single family residential$585/unit x iq I I , I15j.oe' Mobile home dwelling unit$468/unit x Apartment,Condo$350/unit not in CD or COR zones x Commercial/Industrial$0.078/sq.ft.of property x(not less than$585.00) SYSTEM DEVELOPMENT CHARGE-SURFACEWATER 0 Estimated ❑ Pd Prey. 0 Partially Pd(Ltd Exemption) 0 Never Pd Single family residential and mobile home dwelling unit$385/unit x - 19 All other properties$0.129sq ft of new impervious area of property x (not less than$385.00) PRELIMINARY TOTAL `- .00 t 0 lJri�tJJG) I I/-4/c 7 Signature Revie mg Authority . DATE ' • ❑ *If subject property is within an LID,it is developers responsibility to check with the Finance Dept.for paid/unpaid status. ❑ Square footage figures are taken from the King County Assessor's map and are subject to change. ❑ Current City SDC fee charges apply to c:/template/feeappl/tgb EFFECTIVE July 16,1995/Ord.Nos.4506,4507,4508,4525,and 4526 • ti�Y o CITY OF RENTON -' A �) FIRE PREVENTION BUREAU MEMORANDUM �'N'r0 DATE: October 23, 1997 TO: Peter Rosen, Associate Planner FROM: Corey Thomas, Plans Review Inspector SUBJECT: Code-Related Comments for Kirkland Court Preliminary Plat 1. The minimum fire flow required is 1,000 gpm for dwellings up to 3,600 square feet in area. One fire hydrant is required within 300-feet of the structures. For dwellings over 3,600 square feet minimum fire flow is 1,500 gpm and a minimum of two fire hydrants within 300-feet is required. Existing fire hydrant shall be upgraded to include a 5-inch storz fitting. 2. The fire mitigation fees are applicable at the rate of$488 per single family residence. This fee is payable prior to recording of the plat. 3. Dead-end roadways that exceed 750-feet are required to have a second means of approved access. Secondary access roadways are required to be fully paved 20-feet minimum width with turning radius of 25-feet inside and 45-feet outside and not exceeding 15 % grade. Minimum cul-de-sac turnaround required is 90-feet of pavement inside of the sidewalk. Secondary access road is required to be signed per city fire lane ordinance. CT:ct Kirkland City or rtanton Department of Planning/Building/PL Works ENVIRONMENTAL 8 DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: I WYP 00— COMMENTS DUE: NOVEMBER 4, 1997 APPLICATION NO: LUA 97-157,PP,SA H,ECF DATE CIRCULATED: OCTOBER 21, 1997 APPLICANT: BARRY MARGOLESEIWEST JACKSON CO. PROJECT MANAGER: PETER ROSEN PROJECT TITLE: Kirkland Court Preliminary Plat WORK ORDER NO: 78296 LOCATION: 20XX Kirkland Place NE SITE AREA 3.76 acres I BUILDING AREA(gross): N/A SUMMARY OF PROPOSAL:The applicant proposes to subdivide a 3.76 acre parcel into 19 single family lots ranging between 5,000 and 7,709.7 square feet in size. A 1.03 acre steep slope area in the Northeast corner of the properly is to be preserved as a separate Native Growth Protection Area (NGPA)tract. Access is proposed off Kirkland Place NE (via Harrington Avenue NE)with a secondary emergency access connecting to NE 18th Street. A. ENVIRONMENTAL IMPACT(e.g.Non-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 Earth 'c Housing X. Air X Aesthetics X Water X L1ghVGiare X Plants X Recreation X • Land/Shorellne Use X Utilities X Animals. 'C Transportation X Environmental Health X Public Services X Energy/ 1 HlstorldCuitural -F Natural Resources Preservation Airport Environment 10,000 Feet 1V O 14,000 Feet The project site is located 10,000 feet from the airport runway, at a ground elevation of 396 feet above sea level . A Notice of Proposed Construction is required if the structures will be higher than 12R feet above sea level , as required by Federal Aviation Regulation (FAR) Part 77.13 (see attached notice form) , but if shielded as identified in FAR Part 77.15, a notice is not required. B. POLICY-RELATED COMMENTS Project should be identified in the City Comprehensive Plan as a use compatible with the operation of the airport and the operation of aircraft at low altitudes in the vicinity of the site. Aircraft are allowed to operate at altidues as low as 279 feet above sea level at the site location, which is lower than the site elevation. Complaints have been received by the airport, in the past, that residents of other high elevation areas have seen airplanes flying at altitudes lower than their house. This may not be the case at the proposed site, but residents should be made aware of low altitude operation within the Horizontal Surface area of the airport. C. CODE-RELATED COMMENTS None. 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 Inform ' n Is needed to property assess this proposal. 0 161•6624' 2.31 Iggq Signatu 4.f Director or Authorized Representative Date Rev.10/83 DEVAPP.�•� • • TRACT"A" GRAPHIC 1/4, SW 1/4, SEC.4, TWP.23N., RGE.5E., W.M. 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ALLEGE: VLIPC .1 • - K �, w r. _ "1.03 AC-'.//''.' �///1�1►1 c�'a°'-VP .3p 111Ct -- .F.- . ° IILIIY n ... ;: N.yTT,Y6a''I/�� 21GG a�,.9'/ b. .J .xa 'C' O ° ryry /i . w �,a. I ESY'T r r n �N . - AS,NK / R I � .10,Lee'UNDOMRD,P° 'I I':{ '\ ,i ,° / �•.. : , : amgcn: _ 11`1 t „ c: !m a `__.r',..\. .f, •�a1 •; / - - ' R . a frfN f• R Mmu No.c }{1I I owaoa .i,„! . �',�. BE 4' OOH `"rt' I.I lI I :WV .CORM r _ i, .o ...,`� F: ' 't i� "^ .�A_�D .—••• -_.--__ , dd l z II m `((`- fff tc�tg4:;) .•-/• r ,1' N,.e' HSIJIT 3 •�N • xia_ wY L / I__ LOT .'I I 1 Vag { o- .FIW;'�`�i!i�1�'li\=�:\ . PEc No,r"82'emlm» 1 1_ // ,� / wa.ivi ° I KCSP/0890T>- 8 0 M. b I'—/ r ti r I t i I 6 r e��1 0 VICINITY MAP —_ ' /g. :, EXCESS ROAD n$I // I I '--� A� I I I I _- 1 ; / AREA 10 BE ,�iin POI.POLE a e4. /'" VACATED o- /•I I 2 I 3 I 1 ;4 /1 /'-5-1 3 T s�'� I »,� LEGAL DESCRIPTION 7 r' 2-E d/'?.4'/.'A/ `Qaj� 1. I I' 1 I' I I i I IL I I Vl a m sv�a :a,nr=•..'mom'a.a. '� i�." u.M L—J I——J Lf—J Lj—Li L` _� L—--I t / aan"I/s�>A.;n.ae.0 .9Y u� £ x° {e° _ w° MO:17 �. xo' / ° t Yy ___ ,oroor000lorawv.na:par a.O...aro `/ \ rrA. N maa'GS'E ](10.00' MC • 'II I ,��y ••s®,. m.xvm nonce vm°E'n°N \ Dyxi�,�,pr ac..0 ...mx °n or Rom.m.n or m.nn o...wcm. '.vac.P.a COMP \ �„ 4 5 8 \ �\°.\ 3001/.157 1/4 MNroe„.13 M A r r.r..° ,22 \ RENTON /CHLANDS N0. 2 y \® ,��\ / NOES PGS.92-98 Mt \ a •\ n \ CORRE TION PLAT \ zo \ __ _ ��q4, 2 BL CK 4. \----"---------- KIRKLAND AVE. NE 1 PROPERTY OWNERS SITE INFORMATION BLOCK 3 \ 7 -'- n,•..,. I* LOTS o'°''c LOT \ , ,x„ APPLICANT/PURCHASER/PURCHASER LW p.Poo°m rr. LOT m / / orNwmO s°rt LOT na nr».vmrt. / w.m amum IT. LOT p yu r"m rr.LOr M um,.rt. 5IKST IK x '0° mpma.,art.wr nG..,,Rmrt.\ \i" j ./ LEGEND NOTE' m M. w apl SM. Pa graxaaawPr. LOT pe]OAea rt. LOT n,Yrrwe.FT. \ OTpv12Yw rt. LOT ne Gmxa sa IT. ,,.....,LOT no aaen rt. W. y ENGINEER/CONTACT t-- GOT eNo.a r¢µ a.PI. TRUCE•/ m�N°NE RwA CROS -- -- / a ° TaaN Wr °«.mo8'"cR rD,Bw.E. .,xuaae» wl ,,,�,. Aar., dK .A,aa. ° WO.: T,ea, 03 k / / o SIGN * uRcmc o.¢M MIRY.CO F:11.3 TREECE COMPANY / ENGINEERING D DEVELOPMENT CONSULTANTS 'ra lml'ua�`a'n�ru fiwli°srvmwra MU toodso.n.NO 10 / — Tttx SAX aoRa YARN M.Lao, CITY OF RENTON 6 DEPARTMENT OF PUBLIC WORKS TOPOGRAPHY MAP AND PRELIMINARY PLAT KIRKLAND COURT 5 QM;,non, nc,a.,,a„LArmc Nt I ro. x..avr n WM. Dort umam ..a s„�..e, srta. r r. 3 TRACT-A- NE 1/4, SW 1/4, SEC.4, TWP.23N., RGE.5E., W.M. GRAPHIC SCALE '9E.\'T0.\'SP 020-91 9303039001 IN FT. /'rx°Neu•c.. ro { .n�. Ss. I 1 ,weh IN. / 0lls•s.o NOYO'90-E eJ80 __ ___ _'_ ___ •gymr,ea IOU 'I1 [. "_ l ..:il; /:! 16: /411 M. 9 � • f £8 fs28o080986 r o 0K �• 419 ma Raga •3 MO. °.O. ! >m t C- •e a tyros, a«K usart ,Mv !•N as N• 88 [.w EST.r.18 13 = 12 '� , ONAN,L4 CNO. TRACT'A" , nu[u.[Av` -• •x $•b •AT%Y. • . ! .,-1.. _ NCPA \v • \+( ',Nye"yC, PROP.CURE .fw• -�PROPOSED SO'MIDE • \\\\wi'. \ •m'\]0' • v.• IVP.) , °d .0,Qt^— -R® ACCESSNkTU11B1Y� • ( s!° 'n .�Dh1•�p, Egli J" k•'°�"- ,r ! °tS - - • 3 U•e • , Sa.�eT urmu9iRN C I 9.4c xu ®B•^` ® W ►. =���� ., . _•, �s "n4 i 1 . uH![sty, rya �/,("d Fg e ;yA ! a saw o%. ,e LOT i I' tV o.o.a • �'/,+ / svw ud d xi•H wmm KfSP IOB60/9-8f. 9T,co'•• ac xamtiRa`sxi_. / 6 a•'77 m;.e tr-Jv:..v 6 A i 2 I ♦ / EXCESS ROAD m•8 ,gym 42)S[ 3 4� ° AREA TO BE $ ' S9 1 1\I' I D[v mJ.m r o�� / cArtD g{=_ •I - f2 8 f3 9 •4 - _ tJ ` Ig'�• / 3 /N u <2 , .4 .9 J' taw w!d ma ',sox,. wU _ DO __ ma iL ___ xi _ter -N 019.'!J•E 300.00' Ny- - u�•d wv-Seam '8 Za°' r \ ,...� \ 4 5 6 \ ,. / RENTON ;ICHOANDS NO 2 \'..i\u.:, ® \tip\� COKRE TION PLAT \ \C \\ .9' \ 2• BL CK 4. -- .\�\�# \ --- oR,9 �� F i "KIRKLAND AVE. NE NE ei„Si.SD STS'. -- \ / •-'\ \\�wmj / LEGEND NOTE: \ N / E)<ISIINO PROPOSEDWAIN.NM TM MUM MO B . 8 i e T▪ Il INESII x�m, .. ,w ▪X[w.�t.NNR / $ .. u[Nn FT.i [:REE C AND E D[v[�COMPATNANri / FS IN J ,.+ . to awn V •- C LIMY CTIT manic ON NO 22.5910.N.U.K.!13...7 mw TM)•NuiN IN wgiN-.+S a / ,Rwi CITY OF RENTON ARY p,IRK —SS— • •,a DEPARTMENT OF PUBLIC WORKS —•— °. —•— GENERAL UTILITY -.-- TM S lcx,Aew PAYING AND GRADING PLAN i4- TINY OF COST..nix.[ KIRKLAND COURT ..vim A�4T I. I , MCC. n.„,r,,P9/N TILL rNxE m-[.-,o-c it . .a°xasm l..N[ — — NIL WON. .. NIL. w,[ aPwocP e�t.._..�. ,a. N SME[Tm, a! • TRACT"A" NE 1/4, SW 1/4, SEC.4, TWP.23N., RGE.5E., W.M. —' GRAPHIC SCALE RENTON SP 020-91 9303039001 1 I GP 3 f •• .. Jre CLEARWO mitt TIP.��.n]a'C ;' / //,////N 0[10S0.E `/6]69T---' '' _ __ ___ _!_ ___ nvo un v'ui T Il lne-l-Il Ii 'r /' / T3�C� , r+eD� _ •� �[�v>i-uYo=af��/.mL a 8 m ff,, e.( I d d tr I f! 1 I I 1 1 I 1' '',t .,,, odo,.;ye , ,_ i [r-w•o. —P.:a.....o. III f I;I I I „/•iI /', d 16i 2 -'15 ;B5 i .•o_ 10 Aw8 9 S. a LOT z = I I 1 I,i i ll;Hi I' 'i' I , 1 ' '/ �" /' g `' KCSi'1085017-8808260:R0 !Ai:, //,!i;;ii 101;l1I a ,° S? 17 • __14=/ ; 11 tl i rB ' 11 - : -��.i '.r,./';///�;i:�//(/!/%• �r I xiv .aa `__ • xi and I _ / , / / / /ep:D«..n , / ,d - TRACT•6`e ,1t TRACT'C" `!, DfJt . I. E //•//,//,/Q5x Inca swa ig eao R•Y rR no' us a ' I . %/////�/ /.y.;/�"va R. s fare v.s 4 gWaE /'$uN 'yw - -1__ //TRACT;A% '' ��al/ //,•/oasYC n i''t6` a7 9 13 _' 12 �, P]nr n 17 1 `rt Cd.¢�x ''e'R' I. NG. .,/ /,I 1/ , /. ` ••Cw / T_ _ PROPOSED'Cr VAOE aTt 1.0J AC" //%i/'!/// .\a�� - �_- -mh 9 i 1 EMERGENCY nur3E \� ACCESS C VElOC . vxµ a. D D• a Y 1 ' ' a0,To.3.u GUT.Metlie "I.-- /, �.i'!i/.�Dc. " �.s :{`. ,.sox : + DfgCTi• oael[ .a .I - // .,,/ ' i,',' v a ,e /'-'A'A E •c•u 1'1 e�u�o:m �/ ,.�•{ , / ^~—Dd' „ aor -- __--� __ q+p das• 0 k14 1,. 1'14 � II . • �� D OAD 'toff ' l / SOOTawl W I / TOY. KCSP 108501T-$I0 8 60 :. w.Rxa ao1p :o#= •J•leo t i '^/Ns EXCESS ROAD 8 I ,r-J3-Ancona.va I / 6 r 11 f4I I 1' /' ' 4'l / AREA TO BEii / a 1 S ___Ja.--C- III 61IN ',/'/I1 I / `/86 / VACATEDI,'t a 2 e_ {3 a 1)a i/g/, ;._Ja 1 �(1 6 DE..e+.a -:,,'/ 1 ir",/ T 1 �'y� CLEARING MIT.,YP. I _ I i , ]-��,I 6 \ N o19e9Y•E .I /IJ / `A F Vxc=��.z I�Sl��ola¢T i•L�¢0�/fat. I �e� ___ ../_� ____ �V.., __ __ ` +u� :` " N 0,9e'SJ•E .100.00' _ 'I ! Dom`\,., +"d an ` + I I�mtiFRT.Full \ \ 3 ,./A ... .,,,,,..,. RENTON f ICHLANDS NO. 2 S L \ VOL.5 PCS.92-98 \ a \. 'I \ CORRE TION PLAT \ \ `9 2 BL CK 4. `� yF\ \ -- R KIRKLAND AVE. NE \ K.WTTOTMOOARROOVUCRS OWNERS SITE INFORMATIOorSCC BLOCK 3 \ 1 / '- s ,10OM w 4' • O al: LOT LLM GGT OAO I / \ \ \ / J_-- M+m. •Baw wT wT nuwu`aoa T. wT nil \ a..'°_>an/ j / APPLICAA NT/PURCHASER LT N solo sa n wT n:'Nn.O.rt. wi Mama.nrt. L ap 1 _ wr p a].aa SO rt Lot OS ssaus•w rt 5 \ V/ /� LEGEND NOTE: ;. NJw a'p °":an. w OAT n OASIS so T. LoT ne...a•San \ LT Pa]eaeM naR,n+ss1•e 30 F. wTw 3125 snn OAT MI s»a]mn w'"'.3'" C ENGINEER/CONTACT B /) 8 / Jo¢x N.T N n m m L 1„DE, .umvmn oo�an�mtuND 'w 8 o ® ..TO vu TREECE COMPANY ' // / R Ov �� F•i CNDINEERu+O.NO DEv(LOYLLO [ / / n� TIE'rtlwT aw.vm aµm .D'wU.xiS _,_�SAX UNLIT WC ,nErn LI.o"�a lw+ CITY OF RENTON tl / --"-- CIICS a K33'33,33' DEPARTMENT OF PUBLIC WORKS $a CLEARING LIMITS KIRKLAND COURT yceocoso 0 Of. o.T:,/Toro+ ,A N.a Cum.,o•o >', •CT. ..n. C-m ,mom ,.: IxD. MG. DT AKA O. .wean mD,: a OF. s DIXIE M. STEINKE ■ 2020 Kirkland Place N.E. • Renton, WA 98056 ■ (425) 227-0733 "r December _ IV To City of Renton: DEC 0 9 199y �EVELUF•ivltnj7 p�NN Re: Kirkland Court Preliminary Plat/ LUA-97-157,PP,SA-H,ECF cry of INGR�'NroN I am very concerned about the new development being designed on Kirkland Place NE. The notice I received in the mail says the roads will be widened and a sidewalk will be installed. Well, since the roads and sidewalk will be modified the city is going to take away some of my yard. One of the major reasons my husband and myself purchased this house to live in, is the nice quite dead end street with only two houses past our home. There are two reasons making Kirkland Place NE the main street is of poor judgment. (1) Kirkland Place NE is narrow street and has a sharp 90 degree turn on it (2) Lots of children play next to or in the street, there has been close calls of children almost getting hit with the traffic on the street currently. An alternative of using NE 18th Street as the main street access to the possible new development it a better idea, rather than just using NE 18th as a secondary emergency access. With leaving Kirkland Place NE alone, or using it as a emergency access would also save money and time. To use NE 18th as either a main street or emergency access a road there is the need for construction, why do more construction on Kirkland Place NE when it may not need as much or any? The hill side doesn't seem to be very stable on Kirkland Place NE., on the corner, where it turns at approximately a 90 degree angle, we have watched over the last 5 years, the green telephone box on the ground tipping over and appears to be sliding down the hill. If more trees and bushes get cut down to widen the road, this could lead to hill side problems. Will the city and the taxpayers have to pay for these problems to be fixed? I am very upset and concerned about this new project, I would like to be kept on events, and get any information future and past about this project. incerely, Dixie M. Steinke Email- steinked@gte.net RONALD L. STEINKE ■ 2020 Kirkland Place N.E. • Renton, WA 98056 ■ (425) 227-0733 RECEIVED OEC 09 1997 DEVELOPMENT.PLANNING To City of Renton: CITY OF RENTON Re: Kirkland Court Preliminary Plat/ LUA-97-157,PP,SA-H,ECF I am very concerned about the new development being designed on Kirkland PL. NE The notice I received in the mail says the roads will be widened and a sidewalk will be installed. Well, since the roads and sidewalk will be modified the city is going to take away some of my yard, and have people walking through my yard for the sidewalk. This upsets me considerably!I I II One of the major reasons my wife and myself purchased this house to live in, is the nice quite dead end street with only two houses past my home. Kirkland PL NE is narrow street and has a sharp 90 degree turn on it and lots of children play next to or on the street,these are two reasons this project is a poor decision to make. Using NE 18th Street as a straight access to the possible new development is a better idea, then just using it as a secondary emergency access. The hill side doesn't seem to be very stable on Kirkland PL NE. On the corner over the past years we have watched the green telephone box on the ground tipping over and appears to be sliding down the hill. If more trees and bushes get cut down this going to lead to worse hill side problems the city will have to fix. I am very upset and concerned about this new project, I would like to be kept on events, and get any information future and past about this project. Sincerely, ( atd,/.41.71 Ronald Steinke Email- steinked@gte.net ::::::::::::i:;::::::£3:<r::::::::i:;;::`%:':'•<?:'•': :;:r:::;r;i5;;:i:::<:+$i::i:::•';::::r::::;`;; :: ::::::::::::;�.-.::.. ...::.:: :::..;: .. ..::: .:::..cii;:c:;>;i:•:::;G:;2>•::::i;::;:;;::;;:;:?:r;::>:::.:;;:::.:;;:;::;c:::»:::;:::>;:::::::::>::;:>:.:.::s::.::::::;:. • • • • • On the Zcth day of 11Vt1Hlbei' , 1997, I deposited in the mails of the United States, a sealed envelope containing Vac. deermtocAms documents. This information was sent to: Name Representing Department of Ecology Don Hurter WSDOT • . KC Wastewater Treatment Division • Larry Fisher Washington Department of Fisheries David F.Dietzman Department of Natural Resources Shirley Lukhang Seattle Public Utilities Duwamish Indian Tribe • Rod Malcom Muckleshoot Indian Tribe Rita Perstac Puget Power • • (Signature of Sender) ' d & soyr..r STATE OF WASHINGTON ) ) SS COUNTY OF KING ) _ I certify that I know or have satisfactory evidence that Hats!. * .v v signed this instrument and acknowledged it to be his/her/their free and voluntary act for a uses and purposes mentioned in the instrument: Dated:`1ipv- 241 / qq7 Notary ublic i d for the State of Washi n Notary(Print) My appointment ex COMMISSION EXPIRES 6/29/99 Project Name: V 04a.lnd Cfi'. Fireivian tvutKi ?hit' Project Number: WPP ,G1"1 , I "i PP, SP scp NOTARY.DOC :� ) • CITE JF RENTON 1• , Planning/Building/Public Works Department , Greggimmerman Administrator Jesse Tanner,Mayor � gg P.E., November 20, 1997 • Washington State Department of Ecology •Environmental Review Section - PO Box 47703 . , Olympia,WA 98504-7703 . . Subject Environmental Determinations -, -. Transmitted herewith is a copy of the Environmental Determination and Environmental Checklist for the following project reviewed by the Environmental Review Committee(ERC)on November 18,1997: : . DETERMINATION OF NON-SIGNIFICANCE-MITIGATED KIRKLAND COURT PRELIMINARY.PLAT/LUA-97-157,PP,SA-H,ECF - ; The applicant proposes to subdivide a 3.76 acre parcel into 19 single family lots ranging between 5,000 and 7,709.7. square feet in size. The proposal has a net density of 7.8 dwelling units per acre. A 1.03 acre steep slope area in the • northeast corner of the property is to be preserved as a separate Native Growth Protection-Area(NGPA)tract.The subdivision application does not propose construction of residences on the created lots. Location: 20XX Kirkland Place NE. Comments regarding the environmental determination must be filed in writing on or before 5:00 PM December.8, 1997. Any aggrieved person feeling that the"environmental determination of the Environmental Review Committee is 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 time of the determination may;submit written comments.After review/of the comments,if Environmental Review -Committee finds there is not sufficient evidence to amend its original determination,then there will no further extension of the appeal period. Any person wishing to,take further action would need to-file a formal appeal within the original 15-day timeframe. Written comments must be filed with:;Jana Huerter,Land Use:Review Supervisor,City of Renton Development Services ' Division,200 Mill Avenue South, Renton,WA 98055. if an appeal of the environmental determination is also filed with the . Hearing Examiner during the same 15-day comment period,then the Environmental Review Committee will first take action on the request for reconsideration and the appellant will be notified that the appeal is,on hold pending the Committee's decision on the reconsideration request. The City will notify the appellant/person requesting"reconsideration and parties of record and the Hearing Examiner of the Environmental Review Committee's final determination. The appeal process will then be continued unless the appellant notifies the Hearing Examiner in writing that he wishes to withdraw the appeal..Appeals of the environmental determination must be filed inwriting on or before 5:00 PM December 8,1997; Appeals must be filed in writing together with the required$75.00 application fee with:Hearing Examiner,City of Renton,200 Mill Avenue South, Renton, WA 98055. Appeals to the Examiner are governed by'City of Renton Municipal Code Section 48-11 B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office,(425)-235-2501. " If you have questions,please call me at(425)235-2719. • For the Environmental Review Committee, Peter Rosen ' , Project Manager" , cc: King County Water Pollution Control Division, Metro ,: Larry Fisher, Department of Fisheries David F. Dietzman, Department of Natural Resources ••: . ...Don Hurter, Department of Transportation ' • . Shirley Lukhang,Seattle Public Utilities ' - - . :.Duwamish Tribal Office Rod Malcom,Fisheries,Muckleshoot Indian Tribe;(Ordinance) ` .Joe Jainga,Puget Sound Energy :r;:::: ,- AGNGYT.TR IlO('� :200 Mill Avenue Sotith Renton, Washington 98055 : ' • • .JF 'RENTON ..iL .r Planning/Building/Public Works Department • Jesse Tanner,Mayor : ' Gregg Zimmerman P.E.,Administrator November 20, 1997 Mr. Barton Treece, Jr. • :`.Treece &Company_ . ; '320 Second Avenue South, Suite 200 Kirkland,WA 98033 SUBJECT Kirkland Court Preliminary Plat• - • - Project No.,LUA-97-157,PP,SA-H,ECF • Dear Mr.Treece: - Thisletter is written on behalf of the Environmental;YReviewCommittee (ERC) and is to advise you that they have completed their review of the:subject:project.::-The'ERC, on November:18;`,1997, issued.a :threshold Determination of Non-Significance-Mitigated.:with•'Mitigation'Measures.;::`See`the:enclosed '.:: = Mitigation Measures document: • Comments regarding the,environmental determination must`be filed.in writing on ror before 5:00 :`.• .. 'PM December 8•.-1997..:An-, y.':aggrieved,,u•person:feeing:=that'the :environmental determination of"the�:, ';.;. .:<;,:• Environmental Review Committee:is based on erroneous,procedure, errors of"law or:fact, error •. .judgment;',or the discovery of new evidence which could not be reasonably available at the time of the: :, - determination,may submit written comments`After:review of the'comments, if Environmental Review Committee,finds there is„not sufficient evidence`.`to amend its.Original determination,•then there will no . • :• '`further extension..of the appeal period. Any person wishing to take further action would need to file a formal appeal within the original 15-.day timeframe. ;Written comments must be filed with: :'Jana Huerter, :. Land:Use Review Supervisor,'°City of;Renton Development Services Division, 200 Mill Avenue South, Renton, WA 98055. If an appeal.;of=the environmental,:determination is also"filed'With:the Hearing : Examiner during the same•15-day;corriment'period,"then the::Environmental Review Committee will first take action on the request for reconsideration and the a pellant-wiill be notified that the a eal is on hold ' •. PP , PP ndin m e• .p g .the .Comittee's.:,decision on•;"'the..:reconsideration'_request. _• =The::'City .will•;:notify the' appellantlperson requesting' reconsideration and 'parties of record:and :the. Hearing 'Examiner of the .. ' .. Environmental Review Committee's final determination. The appeal process Will then:,be .continued unless the appellant notifies the Hearing Examiner"in'writing that,he wishes to withdraw the appeal. Appeals.of the environmental .:determination'must be`filed in writing on 'or:,before 5:00. PM December 8, 1997. .Appeals must be filed in writing together with the required$75.00 application fee ".with: Hearing Examiner.,.City of,Renton, 200 Mill Avenue South,'Renton, WA 98055. Appeals.to the'. .Examiner:are governed by',City.,of Renton Municipal.Code,,Section 4-8-11B :'Additional :information • regarding the appeal process may be obtained from the:Renton City Clerk's Office, (425)2:35-2501.: „A Public Hearing will be held_by the Renton Hearing Examiner at his regular`meeting:in the .Council " • :..Chambers onthe second floor of City Hall, Renton,•Washington,`on December 16:1997 at'9:00 AM to nsider_the Preliminary`.Plat(PP):and.Site Plan Approval (SA). The applicant or representative(s) of j • , + •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'pad of this ublic hearin - j .• .. ..,,.. -n - _ _ • N_MLTR.DOC D 200 Mi11 Avenue•.Sou• - Renton`Was th .R , g liin tori 98055 • , + • Mr. Barton Treece, Jr. .. '. Treece &Company .. . LUA-97-157,PP,SA-H,ECF Kirkland Court Preliminary Plat ' Page 2 of 2 . I 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)2.35-2719... 1 For the Environmental Review Committee, Peter Rosen Project Manager s A ; cc: • _ Mr. Mrs:Norman Abrahamson/Owner. ;; :a " Mr. & Mrs: Russell Keller/Owner <j;: !:-4;' -, Mr.Ed Shide/Party of Record A" `!.., 1 . Enclosure • 1 5. dnsmltr • • • CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED)• .. MITIGATION MEASURES • APPLICATION NO(S): • LUA-97-157,PP,SA-H,ECF APPLICANT: Barry J. Margolese PROJECT NAME: Kirkland Court Preliminary Plat ' DESCRIPTION OF PROPOSAL: The applicant proposes to subdivide a 3.76 acre parcel into 19 single family lots ranging between 5,000 and 7,709.7 square feet in size. The proposal has a net density of 7.8 dwelling units per acre. A 1.03 acre steep slope area in the northeast corner of the property is to , be preserved as a separate Native Growth Protection Area (NGPA) tract. The subdivision application does not propose construction of residences on the created lots. LOCATION OF PROPOSAL 20XX Kirkland PlaceNE • :. MITIGATION MEASURES: r 1. -.The applicant shall submit a geotecfnical,study"that,s•pecifcally addresses building setbacks ' • from the top of the stee ,slo`,e area`:and radin for:construction of residences on Lots 16, 17, p, P 9, 9 �. . and19. The report and recommendationsshall.be subjectgto approval of the Development Services Division prior to the Issuance;of:building permits.;' 'X`. 2. Temporary Erosion Controls.`shall be installed and maintained to the satisfaction of the representative of the Development Services Division forthe'duration of the project. • 3. The applicant shall pay a Park's'Depaitment mitigation fee of$530.76 per single-family • - - residential lot. The mitigation fee for the proposal is estimated at$10,084.44. This mitigation fee shall be paid prior to recording of the subdivision. ;.Yf,:` _ 4. ' The applicant shall be required to pay:a Traffic-Mitigation Fee-of$75 for each average daily trip • associated with the project. The traffic mitigation fee is'estimated to be$13,608.75. This mitigation fee shall be paid prior to recording of the subdivision. 5. The Construction Mitigation Plan shall be revised to restrict haul hours to between 8:30 a.m.to ; 3:30 p.m.unless approved in advance by the Development Services Division..Construction hours shall be limited to between 7 00 a.m. and 7:00 p.m. Monday through Friday, Saturdays es arranged but no hours in excess of the weekday hours, and no Sunday construction.-A traffic control plan shall be also be submitted. The revised Construction Mitigation Plan and traffic , ' control plan shall be submitted for approval prior to issuance of construction permits. 6. The applicant shall pay the,appropriate Fire Mitigation Fee equal to $488 per single family lot. ; • The Fire Mitigation Fee is estimated to be,$9,272: This mitigation fee shall be paid prior to recording of the,subdivision. . _ - l • : • CITY OF F RENTON - DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) . • ADVISORY NOTES • , APPLICATION NO(S): LUA-97-157,PP,SA-H,ECF : . APPLICANT: Barry J. Margolese PROJECT NAME: Kirkland Court Preliminary Plat ' DESCRIPTION OF PROPOSAL: The applicant proposes to subdivide a 3.76 acre parcel into 19 , single family lots ranging between 5,000 and 7,709.7 square feet in size. The proposal has a net density of 7.8 dwelling units per acre. A 1.03 acre steep slope area in the northeast corner of the property is to be preserved as a separate Native Growth Protection Area (NGPA) tract. The subdivision application does not propose construction of residences on the created lots. LOCATION OF PROPOSAL 20XX Kirkland Place NE - ,,�,,,;, ,;ire : .• . Advisory Notes to Applicant 4 µ:re.. .� The following notes are supplemental.information provided in conjunction with the • environmental determination.:`Because these notes are provided as information only, they not subject to the appeal process for environmental.determinations.°�. :-:_.'_ 1.;•The minimum'fire flow required is 1,000gpm for;dwellings up to+3;600 square feet in area. One fire'• • hydrant is required within 300 feet of,thestructures.`°sFor dwellings over 3,600 square feet minimum fire flow is 1,500 gpm and a minimum of two hydrants within 300 feet is required::Existing fire hydrant shall be upgraded to include a 5-inch:storz.ftting. .w: _ 2. Dead-end roadways that exceed 750,feet are required to have a second means of approved access. . Secondary access roadways are required to be a fully paved 20 foot minimum width, with.a turning radius of 25-feet inside and 45-feet outside and`not"exceeding 15%o;.grade. Minimum cul-de-sac • turnaround is 90 feet of pavement inside of the sidewalk:'.Secondary access road is required to be signed per City fire lane ordinance. w - :PLAN REVIEW : .- EXISTING CONDITIONS Water-There is an existing 8-inch diameter stub in Kirkland Place NE as well as an existing hydrant., Fire flow is modeled at 1,200 gpm and a static pressure of 70 psi. In Kirkland Avenue NE at the -intersection with NE 18th there is an existing looped 8-inch diameter main with flow modeled at 2,200 gpm and a static pressure of 72 psi.The proposed plat is in APA Zone 2. Sewer-There is an existing 8-inch diameter sewer main and manhole in Kirkland Place NE. Stormwater-There are existing storm drairi lines in NE 16th Street at Kirkland Ave NE. -A preliminary, drainage report was submitted with the application and is acceptable with the possibility of amendment :; during the civil review. . Streets-Kirkland Place NE is partially constructed. All other street frontages within the proposed plat do •not exist at this time.- • • • CODE REQUIREMENTS e Wat r 1:• The System Development Charge shall beat the"current rate of$850 par_single family Site.,(19 lots `; - x$850= $16,15,0) This fee is payable with the construction.permit. Kirkland Court Preliminary Plat • LUA-97-157,PP,SA,ECF - Advisory Notes (Continued) 2. A water line extension sized to provide fire and domestic service is required to serve the proposed plat. Sanitary Sewer • - ' 1. •The System Development Charge shall be at the current rate of$585 per single family site. 0(19 lots 'x $585 = $11,115) This fee is payable with the construction permit. 2. An 8-inch diameter sanitary sewer extension is required to serve this plat. Surface Water- 1: The System Development Charge shall be at the current rate of$385 per single family site. (19 lots x$385= $7,315) This fee is payable with the construction permit. Transportation, - -. 1. Full street improvements including, but not limited to, paving, sidewalks, curb&gutter, street signs . - ' and street lights are required. 2. The second access required for this plat may be in conjunction with the utility easements. The . surface shall be four(4") inches of asphalt over six(6") inches of gravel to protect the underlying infrastructure from vehicular damage.The width of the pavement shall be twenty (20) feet to accommodate the fire department standard. PLAN REVIEW- GENERAL ; . ,;°~.. ::,:.::: • - 1. All plans shall conform to the Renton Drafting Standards' : =2. A construction permit is required: When.,plans are complete three copies of the drawings,two copies - • : : •of the drainage report, a construction estimate, application and appropriate fee shall be submitted to ='the fourth floor counter. A fee worksh.eet is attached for your use However, it is recommended to " call 235-2631 to verify the fees as generated by the permit system prior to issuing a check. • - POLICE -14.06 Police Calls for Service".Estimated"Anu nally. • • • CONSTRUCTION PHASE ' Theft,from construction sites is one of the most common reported,crimes in.the city. To protect materials - and equipment it is recommended that all materials and tools be:locked up when notin use.-The site will need security lighting and any construction trailer should be fenced in with`portable chain-link fencing. The fence will provide both a physical and psychological barrier to any,prospective thief and will demonstrate that this area is private property.,::_ :COMPLETED HOMES • The single-family residences should have solid core doors,',preferably metal or metal over solid wood • with peepholes and heavy-duty dead bolt locks: The bolts need to be at least 1-1/2" inlength;when • extended and installed with 3 wood screws: Sliding windows, including the glass patio`doors,will need additional locks;these locks will need to secure the windows from being pried out of the frames vertically. This means the locks will need to be placed into the top or bottom of the frames,in addition to any lock that limits horizontal movement. 'Any stairways should be constructed of lattice or metal railing so visibility is possible. There should not be any solid walls in any stairway that would serve to limit the visibility up and down the stairs and 'Provide a place for a criminal to hide while waiting for a homeowner to return home:'-In addition, any - ' fencing around the homes should be made of either metal or wood lattice or.railing= no solid fencing for the same reason. - - _ _ .. _ The homes should have the addresses listed clearly,with numbers at least 6"in height, of a color that ' contrasts with the color of the homes, and placed under a light. This will aid police or medics who respond to a call in finding the address that they need to go to: Landscaping around the.exterior of the propertyallow, should not,be too dense or high. It is'important to visibility. Too much landscaping will give the property the look of a fortress and make thehomeowner :., :feel isolated, and could also possibly give a burglar sufficient:coverage to break into the residences: ': ' . • heft fro motor vehicle is one of the mostcommon crimes comm occumng crimes in this city. It is important that ,=. .-sm su fficient street lighting-be provided leading to each home, as:well as for any outside parking of 'I Kirkland Court Preliminary Plat LUA-97-157,P P,SA,EC F Advisory Notes (Continued) AIRPORT I The project site is located 10,000 feet from the airport runway, at a ground elevation of 396 feet above sea level. A Notice of Proposed Construction is required if the structures will be higher than 129 feet above sea level, as required by Federal Aviation Regulation (FAR) part 77.13, but if shielded as identified in FAR Part 77.15, a notice is not required. Project should be identified in the City Comprehensive Plan as a use compatible with the operation of the airport and the operation of aircraft at low altitudes in the vicinity of the site. Aircraft are allowed to _ operate at altitudes as low as 279 feet above sea level at the site location,which is lower than the site elevation. Complaints have been received by the airport, in the past,that residents of other high elevation areas have seen airplanes flying at altitudes lower than their house. This may not be the case at the proposed site,but residents should be made aware of low altitude operation within the Horizontal Surface area of the airport. • r_ CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) APPLICATION NO(S): LUA-97-157,PP,SA-H,ECF APPLICANT: Barry J. Margolese PROJECT NAME: Kirkland Court Preliminary Plat DESCRIPTION OF PROPOSAL: The applicant proposes to subdivide a 3.76 acre parcel into 19 single family lots ranging between 5,000 and 7,709.7 square feet in size. The proposal has a net density of 7.8 dwelling units per acre. A 1.03 acre steep slope area in the northeast corner of the property is to be preserved as a separate Native Growth Protection Area (NGPA) tract. The subdivision application does not propose construction of residences on the created lots. LOCATION OF PROPOSAL: 20XX Kirkland Place NE LEAD AGENCY: 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 impact on the environment. An Environmental Impact Statement (EIS) is not required under RCW 43.21 C.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. Comments regarding the environmental determination must be filed in writing on or before 5:00 PM December 8, 1997. Any aggrieved person feeling that the environmental determination of the Environmental Review Committee is 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 time of the determination may submit written comments. After review of the comments, if Environmental Review Committee finds there is not sufficient evidence to amend its original determination, then there will no further extension of the appeal period. Any person wishing to take further action would need to file a formal appeal within the original 15-day timeframe. Written comments must be filed with: Jana Huerter, Land Use Review Supervisor, City of Renton Development Services Division, 200 Mill Avenue South, Renton, WA 98055. If an appeal of the environmental determination is also filed with the Hearing Examiner during the same 15-day comment period, then the Environmental Review Committee will first take action on the request for reconsideration and the appellant will be notified that the appeal is on hold pending the Committee's decision on the reconsideration request. The City will notify the appellant/person requesting reconsideration and parties of record and the Hearing Examiner of the Environmental Review Committee's final determination. The appeal process will then be continued unless the appellant notifies the Hearing Examiner in writing that he wishes to withdraw the appeal. Appeals of the environmental determination must be filed in writing on or before 5:00 PM December 8, 1997. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 200 Mill Avenue South, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-11 B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425)-235-2501. PUBLICATION DATE: November 24, 1997 DATE OF DECISION: November 18, 1997 SIGNATURES: ���� // /4/97 G e g"21m ma ,Administrator DAT Departm t f P nning/Building/Public Works Sa Chastain,Administrator DATE//07 Communit erv' a Department 77 --7./1- r-efie derk-?-- Lee eeler, Fire Chief DATE Renton Fire Department DNSMSIG.DOC CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) MITIGATION MEASURES APPLICATION NO(S): LUA-97-157,PP,SA-H,ECF APPLICANT: Barry J. Margolese PROJECT NAME: Kirkland Court Preliminary Plat DESCRIPTION OF PROPOSAL: The applicant proposes to subdivide a 3.76 acre parcel into 19 single family lots ranging between 5,000 and 7,709.7 square feet in size. The proposal has a net density of 7.8 dwelling units per acre. A 1.03 acre steep slope area in the northeast corner of the property is to be preserved as a separate Native Growth Protection Area (NGPA) tract. The subdivision application does not propose construction of residences on the created lots. LOCATION OF PROPOSAL: 20XX Kirkland Place NE MITIGATION MEASURES: 1. The applicant shall submit a geotechnical study that specifically addresses building setbacks from the top of the steep slope area;and grading for construction of residences on Lots 16, 17, and 19. The report and recommendations Shall be subject to approval of the Development Services Division prior to the issuance of building permits.; 2. Temporary Erosion Controls shall be installed and maintained to the satisfaction of the representative of the Development Services Division for the duration of the project. 3. The applicant shall pay'a Park's Department mitigation fee of$530.76 per single-family residential lot. The mitigation fee for the proposal is estimated at$10,084.44. This mitigation fee shall be paid prior to recording of the'subdivision. .. 4. The applicant shall.be required to pay a Traffic Mitigation Fee of$75 for each average daily trip associated with the project. The traffic mitigation fee is estimated to be$13,608.75. This mitigation fee shall be paid prior to recording of the subdivision. 5. The Construction Mitigation Plan shall be revised to restrict haul hours to between 8:30 a.m.to 3:30 p.m. unless approved in advance by the Development Services Division. Construction hours shall be limited to between 7:00 a.m. and 7:00 p.m. Monday through Friday, Saturdays as arranged but no hours in excess of the weekday hours, and no Sunday construction. A traffic control plan shall be also be submitted. The revised Construction Mitigation Plan and traffic control plan shall be submitted for approval prior to issuance of construction permits. 6. The applicant shall pay the appropriate Fire Mitigation Fee equal to $488 per single family lot. The Fire Mitigation Fee is estimated to be$9,272. This mitigation fee shall be paid prior to recording of the subdivision. CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) ADVISORY NOTES APPLICATION NO(S): LUA-97-157,PP,SA-H,ECF APPLICANT: Barry J. Margolese PROJECT NAME: Kirkland Court Preliminary Plat DESCRIPTION OF PROPOSAL: The applicant proposes to subdivide a 3.76 acre parcel into 19 single family lots ranging between 5,000 and 7,709.7 square feet in size. The proposal has a net density of 7.8 dwelling units per acre. A 1.03 acre steep slope area in the northeast corner of the property is to be preserved as a separate Native Growth Protection Area (NGPA) tract. The subdivision application does not propose construction of residences on the created lots. LOCATION OF PROPOSAL: 20XX Kirkland Place NE 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. FIRE 1. The minimum fire flow required is 1,000 gpm for dwellings up to 3,600 square feet in area. One fire hydrant is required within 300 feet of the structures. For dwellings over 3,600 square feet minimum fire flow is 1,500 gpm and a minimum of two hydrants within 300 feet is required. Existing fire hydrant shall be upgraded to include a 5-inch storz fitting. 2. Dead-end roadways that exceed 750 feet are required to have a second means of approved access. Secondary access roadways are required to be a fully paved 20 foot minimum width,with a turning radius of 25-feet inside and 45-feet outside and not exceeding 15% grade. Minimum cul-de-sac turnaround is 90 feet of pavement inside of the sidewalk. Secondary access road is required to be signed per City fire lane ordinance. PLAN REVIEW EXISTING CONDITIONS Water-There is an existing 8-inch diameter stub in Kirkland Place NE as well as an existing hydrant. Fire flow is modeled at 1,200 gpm and a static pressure of 70 psi. In Kirkland Avenue NE at the intersection with NE 18th there is an existing looped 8-inch diameter main with flow modeled at 2,200 gpm and a static pressure of 72 psi.The proposed plat is in APA Zone 2. Sewer-There is an existing 8-inch diameter sewer main and manhole in Kirkland Place NE. Stormwater- There are existing storm drain lines in NE 16th Street at Kirkland Ave NE. A preliminary drainage report was submitted with the application and is acceptable with the possibility of amendment during the civil review. Streets- Kirkland Place NE is partially constructed. All other street frontages within the proposed plat do not exist at this time. CODE REQUIREMENTS • Water 1. The System Development Charge shall be at the current rate of$850 per single family site. (19 lots x$850= $16,150) This fee is payable with the construction permit. Kirkland Court Preliminary Plat LUA-97-157,PP,SA,ECF Advisory Notes(Continued) 2. A water line extension sized to provide fire and domestic service is required to serve the proposed plat. Sanitary Sewer 1. The System Development Charge shall be at the current rate of$585 per single family site. (19 lots x $585 = $11,115) This fee is payable with the construction permit. 2. An 8-inch diameter sanitary sewer extension is required to serve this plat. Surface Water 1. The System Development Charge shall be at the current rate of$385 per single family site. (19 lots x$385 = $7,315) This fee is payable with the construction permit. Transportation 1. Full street improvements including, but not limited to, paving, sidewalks, curb&gutter, street signs and street lights are required. 2. The second access required for this plat may be in conjunction with the utility easements. The surface shall be four(4") inches of asphalt over six(6") inches of gravel to protect the underlying infrastructure from vehicular damage.The width of the pavement shall be twenty (20)feet to accommodate the fire department standard. PLAN REVIEW- GENERAL 1. All plans shall conform to the Renton Drafting Standards. 2. A construction permit is required. When plans are complete three copies of the drawings,two copies of the drainage report, a construction estimate, application and appropriate fee shall be submitted to the fourth floor counter. A fee worksheet is attached for your use. However, it is recommended to call 235-2631 to verify the fees as generated by the permit system prior to issuing a check. POLICE -14.06 Police Calls for Service Estimated Annually CONSTRUCTION PHASE Theft from construction sites is one of the most common reported crimes in the city. To protect materials and equipment it is recommended that all materials and tools be locked up when not in use. The site will need security lighting and any construction trailer should be fenced in with portable chain-link fencing. The fence will provide both a physical and psychological barrier to any prospective thief and will demonstrate that this area is private property. COMPLETED HOMES The single-family residences should have solid core doors, preferably metal or metal over solid wood with peep holes and heavy-duty dead bolt locks. The bolts need to be at least 1-1/2" in length when extended and installed with 3"wood screws. Sliding windows, including the glass patio doors,will need additional locks; these locks will need to secure the windows from being pried out of the frames vertically. This means the locks will need to be placed into the top or bottom of the frames, in addition to any lock that limits horizontal movement. Any stairways should be constructed of lattice or metal railing so visibility is possible. There should not be any solid walls in any stairway that would serve to limit the visibility up and down the stairs and provide a place for a criminal to hide while waiting for a homeowner to return home. In addition, any fencing around the homes should be made of either metal or wood lattice or railing- no solid fencing for the same reason. The homes should have the addresses listed clearly,with numbers at least 6"in height, of a color that contrasts with the color of the homes, and placed under a light. This will aid police or medics who respond to a call in finding the address that they need to go to. Landscaping around the exterior of the property should not be too dense or high. It is important to allow visibility. Too much landscaping will give the property the look of a fortress and make the homeowner feel isolated, and could also possibly give a burglar sufficient coverage to break into the residences. Theft from motor vehicle is one of the most common occurring crimes in this city. It is important that sufficient street lighting be provided leading to each home, as well as for any outside parking. • • Kirkland Court Preliminary Plat LUA-97-157,PP,SA,ECF Advisory Notes (Continued) AIRPORT The project site is located 10,000 feet from the airport runway, at a ground elevation of 396 feet above sea level. A Notice of Proposed Construction is required if the structures will be higher than 129 feet above sea level, as required by Federal Aviation Regulation (FAR) part 77.13, but if shielded as identified in FAR Part 77.15, a notice is not required. Project should be identified in the City Comprehensive Plan as a use compatible with the operation of the airport and the operation of aircraft at low altitudes in the vicinity of the site. Aircraft are allowed to operate at altitudes as low as 279 feet above sea level at the site location,which is lower than the site elevation. Complaints have been received by the airport, in the past,that residents of other high elevation areas have seen airplanes flying at altitudes lower than their house. This may not be the case at the proposed site, but residents should be made aware of low altitude operation within the Horizontal Surface area of the airport. rill-14 .—i F- rt • .1\.] t t ENVIRONMENTAL DETERMINATION . _ POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION• PROJECT NAME: KIRKLAND COURT PRELIMINARY PLAT PROJECT NUMBER: LUA-97-157,PP,SA-H,ECF The applicant proposes to subdivide a 3.78 acre parcel Into 19 single family lots ranging between 5,000 and 7,709.7 square feet in size.The proposal has a net density of 7.8 dwelling units per acre. A 1.03 acre steep slope area In the northeast corner of the properly Is to be preserved as a separate Native Growth Protection Area(NGPA)tract The subdivision application does not propose construction of • residences an the created lots.Location:20)O(Kirkland Place NE. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ' ENVIRONMENT. AN ENVIRONMENTAL IMPACT STATEMENT WILL NOT BE REQUIRED. Comments regarding the environmental determination must be filed In writing on or before 6:00 PM December 8, 1997. Any aggrieved person feeling that the environmental determination of the Environmental Review Committee Is 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 time of the determination may submit written comments.After review of the comments,it Environmental Review Committee finds there Is not sufficient evidence to emend its original determination,then them will no further extension of the appeal period. My person wishing to take further action would need to file a formal appeal within the original 15day timerrame. Written comments must be filed with: Jena Huerter,Lend Use Review Supervisor,City of Renton Development Services Division,200 Mill Avenue South,Renton,WA 98055. If en appeal of the environmental determination Is also filed with the Hearing Examiner during the same 15-day comment period,then . the Environmental Review Committee will first take action on the request for reconsideration and the appellant will be • notified that the appeal Is on hold pending the Committee's decision on the reconsideration request.The City will notify • the appellant/person requesting reconsideration end parties of record_and the Hearing Examiner of the Environmental Review Committee's final determination. The appeal process will then be continued unless the appellant notifies the • Hearing Examiner In writing That he wishes to withdraw the appeal.Appeals of the environmental determination must be filed In writing on or before 5:00 PM December 5,1997.Appeals must be filed In writing together with the required $75.00 application fee with:Hearing Examiner,City of Renton,200 Mill Avenue South,Renton,WA 98055. Appeals to the Examiner am governed by City of Renton Municipal Code Section 4-8-11B. Additional information regarding the . appeal process may be obtained from the Renton City Cleric's Office,(425)-235-2501. A PUBLIC HEARING WILL BE HELD BY THE RENTON HEARING EXAMINER AT HIS REGULAR MEETING IN THE ' . COUNCIL CHAMBERS ON THE SECOND FLOOR OF CITY HALL,RENTON,WASHINGTON,ON DECEMBER 16 • 1997 AT 9:00 AM TO CONSIDER THE PRELIMINARY PLAT(PP)AND SITE PLAN APPROVAL(SA). IF THE ENVIRONMENTAL DETERMINATION IS APPEALED,THE APPEAL WILL BE HEARD AS PART OF THIS PUBLIC HEARING. _ d.�Vp7 Ml j I . Na • K2,,• I if ;_.,1. ,� ., ;t , , r �L4 ..., .. 1, . I l i rill •tl... `Tc.1 r I•I 0 Bra A ia.li. tiffs • f g'r =Ft; tr.. FOR FURTHER INFORMATION,PLEASE CONTACT THE CITY OF RENTON,DEVELOPMENT SERVICES DIVISION AT 235-2550. DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION I. . -.Please include the project NUMBER when calling for proper file Identification..-• - .,,' • CERTIFICATION tr fi,{IT MI/IA// i( • , hereby certify that 3 copies of the above document • were posted by me in 3 conspicuous places on or nearby the described property on • No✓eA 9 rz z,o i9'7 Signed: :% • STATE OF WASHINGTON ) ) .SS . COUNTY OF KING ) . I certify that 1 know or have satisfactory evidence that c ` ,e,i ivaZ„; .signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. 1, , ' • Dated ov. 2.Lj .igci7 __ Notary Public i nd for he Stale of inglon Notary (Print)• �MCHEFF — My appointment e . COMMISSION EXPIRES 6/29/99 NOiARY.00C • 1\101M.10E" , ENVIRONMENTAL DETERMINATION POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION . PROJECT NAME: KIRKLAND COURT PRELIMINARY PLAT • PROJECT NUMBER: LUA-97-157,PP,SA-H,ECF The applicant proposes to subdivide a 3.76 acre parcel into 19 single family lots ranging between 5,000 and 7,709.7 square feet in size. The proposal has a net density of 7.8 dwelling units per acre. A 1.03 acre steep slope area in the northeast corner of the property is to be preserved as a separate Native Growth Protection Area (NGPA) tract. The subdivision application does not propose construction of residences on the created lots. Location: 2OXX Kirkland Place NE. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT. AN ENVIRONMENTAL IMPACT STATEMENT WILL NOT BE REQUIRED. 'Comments regarding the environmental determination must be filed in writing on or before 5:00 PM December 8, 1997. Any aggrieved person feeling that the environmental determination of the Environmental Review Committee is 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 time of the determination may submit written comments.After review of the comments,if Environmental Review Committee finds there is not sufficient evidence to amend its original determination,then there will no further extension of the appeal period. Any person wishing to take further action would need to file a formal appeal within the original 15-day timeframe. Written comments must be filed with: Jana Huerter, Land Use Review . Supervisor,City of Renton Development Services Division,200 Mill Avenue South, Renton,WA 98055. If an appeal of the environmental determination is also filed with the Hearing Examiner during the same 15-day comment period,then the Environmental Review Committee will first take action on the request for reconsideration and the appellant will be notified that the appeal is on hold pending the Committee's decision on the reconsideration request. The City will notify the appellant/person requesting reconsideration and parties of record and the Hearing Examiner of the Environmental Review Committee's final determination. The appeal process will then be continued unless the appellant notifies the Hearing Examiner in writing that he wishes to withdraw the appeal. Appeals of the environmental determination must be filed in writing on or before 5:00 PM December 8,1997. Appeals must be filed in writing together with the required $75.00 application fee with:Hearing Examiner,City of Renton,200 Mill Avenue South, Renton,WA 98055. Appeals to • the Examiner are governed by City of Renton Municipal Code Section 4-8-11B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office,(425)-235-2501. A PUBLIC HEARING WILL BE HELD BY THE RENTON HEARING EXAMINER AT HIS REGULAR MEETING IN THE COUNCIL CHAMBERS ON THE SECOND FLOOR OF CITY HALL, RENTON,WASHINGTON, ON DECEMBER 16, 1997 AT 9:00 AM TO CONSIDER THE PRELIMINARY PLAT (PP) AND SITE PLAN APPROVAL (SA). IF THE ENVIRONMENTAL DETERMINATION IS APPEALED, THE APPEAL WILL BE HEARD AS PART OF THIS PUBLIC HEARING. t,s,,_ Z'i .41 . 1 gi gig'- - '^� l LE .,, s``i,' .Fh31'r,. ..aO .., .,'_so:. .' •2' II. i,.y ' d. / " P6 7 is / , 00 •,., % • • -„,‘ rar.c� ,,, n''.,...q..., j !' North.Highlands i f—� „- j' I T' YE ¢ . 7?UN- I B N t.- E -.• sr • ell s DES{ ".1-" • r� i W� SIzfg45 'sue'''"-.. "a`..; r ?' : i .. I. ...,,, 7•.1/fix, FOR FURTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTON, DEVELOPMENT SERVICES DIVISION AT 235-2550. DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION . ::>'::::: ::<::<::<> . u ;the:: rn e�t;NUMBER:wh�.n:�aMUrt :fnr: r6 �r:fil.�<rOdat:.:tf..:..:.:..:...:.:::.:....:.:.::::....::.:.::. P.:.Itrase.�rrc1,;.,d:..:_.:<::;.p::...� ..:..< :: :::::.:.:... .::.:.....: . .:.:�. :......t�::::::p..::.:::::.:...... ....... ..... . . .. ...... :.. . ........ NOTICE OF ENVIRONMENTAL DETERMINATION ENVIRONMENTAL REVIEW COMMITTEE RENTON, WASHINGTON The Environmental Review Committee (ERC) has issued a Determination of Non-Significance - Mitigated for the following project under the authority of the Renton Municipal Code. KIRKLAND COURT PRELIMINARY PLAT LUA-97-157,PP,SA-H,ECF Proposal to subdivide a 3.76 acre parcel into 19 single family lots. The subdivision application does not propose construction of residences on the created lots. Location: 20XX Kirkland PI. NE. The 15 day comment and appeal period for, this project will run concurrently. The comment/appeal periods for this project will end at 5:00 PM on December 8, 1997. Written comments shall be forwarded to the Development Services Division Land Use Review Supervisor. Information on the project file and the mitigation measures imposed by the City of Renton's Environmental Review Committee are available at the Development Services Division, Third Floor, Municipal Building, Renton, Washington 98055. Phone: 235-2550. Appeal procedures are available in the City Clerk's office, First Floor, Municipal Building. A Public Hearing will be held by the Renton Hearing Examiner at his regular meeting in the Council Chambers on the second floor of City Hall, Renton, Washington, on December 16, 1997 at 9:00 AM to consider the Preliminary Plat and Site Plan Approval. If the Environmental Determination is appealed, the appeal will be heard as part of this public hearing. Interested parties are invited to attend the public hearing. Publication Date: November 24, 1997 Account No. 51067 dnsmpub.dot STAFF City of Renton REPORT Department of Planning/Building/Public Works ENVIRONMENTAL REVIEW COMMITTEE A. BACKGROUND ERC MEETING DATE November 18, 1997 Project Name Kirkland Court Preliminary Plat Applicant Barry J. Margolese File Number LUA-97-157, PP, SA-H, ECF Project Manager Peter Rosen Project Description 11 The applicant proposes to subdivide a 3.76 acre parcel into 19 single family lots ranging between 5,000 and 7,709.7 square feet in size. The proposal has a net density of 7.8 dwelling units per acre. A 1.03 acre steep slope area in the northeast corner of the property is to be preserved as a separate Native Growth Protection Area (NGPA) tract. The subdivision application does not propose construction of residences on the created lots. The primary access to the subdivision is proposed off Kirkland Place NE (via Harrington Avenue NE). Street improvements are proposed to consist of a 42 foot wide right-of-way with 32 feet of pavement and a 4 foot sidewalk on one side of the street. A secondary emergency access is proposed via a 20 foot wide emergency vehicle access and utility easement connecting south to NE 18th Street. Project Location 20XX Kirkland Place NE Exist. Bldg. Area gsf N/A Proposed New Bldg. Area gsf NA Site Area 3.76 acres Total Building Area gsf NA RECOMMENDATION Staff recommends that the Environmental Review Committee issue a Determination of Non-Significance- Mitigated. 'b;`. 4 -� ••..• 4rv'� Q i ai : ....I..Q gl u�'tl,�•x, "5:zr^ ,mp,.ao � S,..,.., z r C •d. / tiw a _ No„ N tH I Bptl 6° 16TN ® ...6T. ticitorr ...• fwu SET •� E _f, R .3 JYY���9,W N_...; I. 2Y' vo -j �f' Project Location Map '`•"''p p ';p ERCRPT:DOC 48645,E ��4�p{Cq�qq3 ..,u .rM..... Q ///' City of Renton P/B/PW Department Envin Pntal Review Committee Staff Report KIRKLAND COURT PRELIMINARY.1- - LUA-97-157,PP,SA-H,ECF REPORT OF NOVEMBER 18, 1997 Page 2 of 8 B. RECOMMENDATION Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials make the following Environmental Determination: DETERMINATION OF DETERMINATION OF NON-SIGNIFICANCE NON-SIGNIFICANCE-MITIGATED. Issue DNS with 14 day Appeal Period. X Issue DNS-M with 15 day Comment Period with Concurrent 14 da A eal Period. Issue DNS with 15 day Comment Period Issue DNS-M with 15 day Comment Period with Concurrent 14 day Appeal Period. followed by a 14 day Appeal Period. C. MITIGATION MEASURES 1. The applicant shall submit a geotechnical study that specifically addresses building setbacks from the top of the steep slope area and grading for construction of residences on Lots 16, 17, and 19. The report and recommendations shall be subject to approval of the Development Services Division prior to the issuance of building permits. 2. Temporary Erosion Controls shall be installed and maintained to the satisfaction of the representative of the Development Services Division for the duration of the project. 3. The applicant shall pay a Park's Department mitigation fee of$530.76 per single-family residential lot. The mitigation fee for the proposal is estimated at$10,084.44. This mitigation fee shall be paid prior to recording of the subdivision. 4. The applicant shall be required to pay a Traffic Mitigation Fee of$75 for each average daily trip associated with the project. The traffic mitigation fee is estimated to be$13,608.75. This mitigation fee shall be paid prior to recording of the subdivision. 5. The Construction Mitigation Plan shall be revised to restrict haul hours to between 8:30 a.m.to 3:30 p.m. unless approved in advance by the Development Services Division. Construction hours shall be limited to between 7:00 a.m. and 7:00 p.m. Monday through Friday, Saturdays as arranged but no hours in excess of the weekday hours, and no Sunday construction. A traffic control plan shall be also be submitted. The revised Construction Mitigation Plan and traffic control plan shall be submitted for approval prior to issuance of construction permits. 6. The applicant shall pay the appropriate Fire Mitigation Fee equal to$488 per single family lot. The Fire Mitigation Fee is estimated to be $9,272. This mitigation fee shall be paid prior to recording of the subdivision. ERCRPT.DOC City of Renton P/B/PW Department Envir ntal Review Committee Staff Report • KIRKLAND COURT PRELIMINARY,- T LUA-97-157,PP, SA-H,ECF REPORT OF NOVEMBER 18, 1997 Page 3 of 8 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. FIRE 1. The minimum fire flow required is 1,000 gpm for dwellings up to 3,600 square feet in area. One fire hydrant is required within 300 feet of the structures. For dwellings over 3,600 square feet minimum fire flow is 1,500 gpm and a minimum of two hydrants within 300 feet is required. Existing fire hydrant shall be upgraded to include a 5-inch storz fitting. 2. Dead-end roadways that exceed 750 feet are required to have a second means of approved access. Secondary access roadways are required to be a fully paved 20 foot minimum width,with a turning radius of 25-feet inside and 45-feet outside and not exceeding 15% grade. Minimum cul-de-sac turnaround is 90 feet of pavement inside of the sidewalk. Secondary access road is required to be signed per City fire lane ordinance. PLAN REVIEW EXISTING CONDITIONS Water-There is an existing 8-inch diameter stub in Kirkland Place NE as well as an existing hydrant. Fire flow is modeled at 1,200 gpm and a static pressure of 70 psi. In Kirkland Avenue NE at the intersection with NE 18th there is an existing looped 8-inch diameter main with flow modeled at 2,200 gpm and a static pressure of 72 psi. The proposed plat is in APA Zone 2. Sewer-There is an existing 8-inch diameter sewer main and manhole in Kirkland Place NE. Stormwater- There are existing storm drain lines in NE 16th Street at Kirkland Ave NE. A preliminary drainage report was submitted with the application and is acceptable with the possibility of amendment during the civil review. Streets - Kirkland Place NE is partially constructed. All other street frontages within the proposed plat do not exist at this time. CODE REQUIREMENTS Water 1. The System Development Charge shall be at the current rate of$850 per single family site. (19 lots x$850 = $16,150) This fee is payable with the construction permit. 2. A water line extension sized to provide fire and domestic service is required to serve the proposed plat. Sanitary Sewer 1. The System Development Charge shall be at the current rate of$585 per single family site. (19 lots x $585 = $11,115) This fee is payable with the construction permit. 2. An 8-inch diameter sanitary sewer extension is required to serve this plat. Surface Water 1. The System Development Charge shall be at the current rate of$385 per single family site. (19 lots x$385 = $7,315) This fee is payable with the construction permit. Transportation 1. Full street improvements including, but not limited to, paving, sidewalks, curb&gutter, street signs and street lights are required. 2. The second access required for this plat may be in conjunction with the utility easements. The surface shall be four(4") inches of asphalt over six(6") inches of gravel to protect the underlying infrastructure from vehicular damage. The width of the pavement shall be twenty(20) feet to accommodate the fire department standard. PLAN REVIEW-GENERAL 1. All plans shall conform to the Renton Drafting Standards. 2. A construction permit is required. When plans are complete three copies of the drawings, two copies of the drainage report, a construction estimate, application and appropriate fee shall be submitted to the fourth floor counter. A fee worksheet is attached for your use. However, it is recommended to call 235-2631 to verify the fees as generated by the permit system prior to issuing a check. ERCRPT.DOC City of Renton P/B/PW Department Envir 9ntal Review Committee Staff Report • KIRKLAND COURT PRELIMINARY,-r.AvT - LUA-97-157,PP,SA-H,ECF REPORT OF NOVEMBER 18, 1997 Page 4 of 8 POLICE -14.06 Police Calls for Service Estimated Annually CONSTRUCTION PHASE Theft from construction sites is one of the most common reported crimes in the city. To protect materials and equipment it is recommended that all materials and tools be locked up when not in use. The site will need security lighting and any construction trailer should be fenced in with portable chain-link fencing. The fence will provide both a physical and psychological barrier to any prospective thief and will demonstrate that this area is private property. COMPLETED HOMES The single-family residences should have solid core doors, preferably metal or metal over solid wood with peep holes and heavy-duty dead bolt locks. The bolts need to be at least 1-1/2" in length when extended and installed with 3" wood screws. Sliding windows, including the glass patio doors,will need additional locks;these locks will need to secure the windows from being pried out of the frames vertically. This means the locks will need to be placed into the top or bottom of the frames, in addition to any lock that limits horizontal movement. Any stairways should be constructed of lattice or metal railing so visibility is possible. There should not be any solid walls in any stairway that would serve to limit the visibility up and down the stairs and provide a place for a criminal to hide while waiting for a homeowner to return home. In addition, any fencing around the homes should be made of either metal or wood lattice or railing- no solid fencing for the same reason. The homes should have the addresses listed clearly,with numbers at least'6" in height, of a color that contrasts with the color of the homes, and placed under a light. This will aid police or medics who respond to a call in finding the address that they need to go to. Landscaping around the exterior of the property should not be too dense or high. It is important to allow visibility. Too much landscaping will give the property the look of a fortress and make the homeowner feel isolated, and could also possibly give a burglar sufficient coverage to break into the residences. Theft from motor vehicle is one of the most common occurring crimes in this city. It is important that sufficient street lighting be provided leading to each home, as well as for any outside parking. AIRPORT The project site is located 10,000 feet from the airport runway, at a ground elevation of 396 feet above sea level. A Notice of Proposed Construction is required if the structures will be higher than 129 feet above sea level, as required by Federal Aviation Regulation (FAR) part 77.13, but if shielded as identified in FAR Part 77.15, a notice is not required. Project should be identified in the City Comprehensive Plan as a use compatible with the operation of the airport and the operation of aircraft at low altitudes in the vicinity of the site. Aircraft are allowed to operate at altitudes as low as 279 feet above sea level at the site location,which is lower than the site elevation. Complaints have been received by the airport, in the past,that residents of other high elevation areas have seen airplanes flying at altitudes lower than their house. This may not be the case at the proposed site, but residents should be made aware of low altitude operation within the Horizontal Surface area of the airport. ERCRPT.DOC City of Renton P/B/PW Department Envit, ante!Review Committee Staff Report \, • KIRKLAND COURT PRELIMINARY rg T LUA-97-157,PP,SA-H,ECF REPORT OF NOVEMBER 18, 1997 Page 5 of 8 D. ENVIRONMENTAL IMPACTS In compliance with RCW 43.21 C. 240, the following project environmental review addresses only those project impacts that are not adequately addressed under existing development standards and environmental regulations. 1. Earth Impacts: The subject site totals 3.76 acres. 1.03 acres in the northeast corner of the site is a steep slope area that is proposed to be preserved as a Native Growth Protection Area (NGPA),thus avoiding direct impacts to the steep slopes. This area is at the top of a north/northeast facing slope which goes down approximately 150 vertical feet to the Honey Creek drainage. The steep slope area has an inclination of approximately 25 percent increasing to 60 percent or more near the lower reaches. The slope supports medium to large deciduous and evergreen trees and a moderate undergrowth of brush. According to a Geotechnical Engineering Study conducted by Terra Associates,the slope at this location appears to be in a stable configuration and does not show signs of past movement or instability. The application submittal indicates some grading activity in the steep slope area on Lots 16, 17, and 19, intended to extend the top of the slope to the north and add buildable area to the lots. It appears the grading would add approximately 3 to 9 feet of fill material to extend the top of the slope. The geotech study recommends that fill on the lots should not exceed 5 feet in depth and also recommends review of grading on the lots. The study states there should be a building setback line of 25 feet from the top of the steeper north slopes at about elevation 375 to mitigate the steep slope hazard. The proposed grading appears to conflict with recommendations of the geotech report..The applicant has submitted a letter to revise the preliminary plat application eliminating the proposed grading as a part of the subdivision application. The preliminary plat indicates building envelopes showing the developable area on the lots relative to required building setbacks. It appears that there is sufficient lot area to construct single family residences and avoid the steep slopes. There is no other site or utility work associated with the subdivision which would require disturbance of the steep slope area. Therefore,the subject proposal for the subdivision of the property would not result in impacts to the steep slopes. Staff recommends a mitigation measure requiring a geotech study to determine building setbacks from the top of the slope and for grading activity on Lots 16, 17, and 19. This would be required prior to issuance of building permits on the subject lots. The remainder of the subject site is relatively flat with about 6 feet of relief. The geotech report states that the undisturbed native soils or structural fill would be suitable for supporting residential structures on conventional foundations. The site would be stripped of surface vegetation,topsoil, and organic soil for construction of building pads and paved surfaces. Potential erosion impacts that could occur during site preparation and construction would be mitigated by City Code requirements for a Temporary Erosion and Sedimentation Control Plan (TESCP) and a Construction Mitigation Plan. Staff recommends a mitigation measure to ensure that temporary erosion controls are implemented throughout the duration of construction of the project. Mitigation Measures: The applicant shall submit a geotechnical study that specifically addresses building setbacks from the top of the steep slope area and grading for construction of residences on Lots 16, 17, and 19. The report and recommendations shall be subject to approval of the Development Services Division prior to the issuance of building permits. Temporary Erosion Controls shall be installed and maintained to the satisfaction of the representative of the Development Services Division for the duration of the project. Nexus: Environmental Ordinance. 2. Air Impacts: Impacts to air quality can be anticipated during construction and after occupancy of the proposed project. Impacts during construction would include increased levels of airborne particulates (especially dust)from disturbance of exposed soils. Construction impacts would be short term in nature and would be mitigated through best management practices of the required TESCP and with the Construction Mitigation Plan. Emissions from construction equipment exhaust would have a minor impact on local air quality. Exhaust from construction vehicles is regulated by State and City Codes. After construction,the impacts would be associated primarily with vehicle exhaust from residential traffic. Vehicle emissions are regulated by the State of Washington. Overall air ERCRPT.DOC City of Renton P/B/PW Department Envir 9ntal Review Committee Staff Report • KIRKLAND COURT PRELIMINARY,- T - LUA-97-157,PP,SA-H,ECF REPORT OF NOVEMBER 18, 1997 Page 6 of 8 impacts related to the proposed project would be relatively minor in nature and are not considered significant to warrant special mitigation measures. Mitigation Measures No mitigation measures are recommended. Policy Nexus NA • 3. Water Impacts: There are no surface water bodies or wetlands on the site. Honey Creek is located approximately 260 to 300 feet to the northeast of the site.. The proposal would not disturb the steep slope embankment down to the creek and therefore would not result in direct or indirect impacts to the creek. The project site is not located within the 100-year floodplain. Approximately 1/3 of an acre of the site would be cleared for street and utility construction and 2 acres for homesites. Additional stormwater runoff would be generated by added impervious surfaces associated with the residential development. According to a soils investigation conducted by Terra Associate, stormwater infiltration is not an option for the project. The applicant is proposing a stormwater detention pond on Tract"E", at the south end of the property. The stormwater would be detained to the 100-year design standard and piped along NE 18th Street to Kirkland Avenue and then south to an existing storm sewer line at the intersection of NE 16th Street and Kirkland Avenue NE. The stormwater facilities will be required to meet the standards of the King County Surface Water Design Manual as adopted by the City. No additional mitigation measures are recommended. Mitigation Measures:No mitigation measures are recommended. Policy Nexus: NA 4. Land Use Impacts: The subject site is located in the Residential 10 DU/AC (R-10)zoning designation. The proposal complies with the types of residential uses and the density allowed in the R-10 zone. It is anticipated that the proposed residential use would be compatible with existing, surrounding land uses and the future land use types envisioned under the Comprehensive Plan and Zoning Code. Mitigation Measures: No mitigation measures are recommended. Policy Nexus: NA. 5. Recreation Impacts: The applicant is proposing 19 single family lots. There are no on-site recreation facilities and future residents would use existing and proposed recreation facilities located throughout the City. In order to mitigate for impacts to the City of Renton's recreation facilities,the City requires a mitigation fee of$530.76 per residential lot created by the subdivision. The mitigation fee for the 19 single family residential lots is estimated at$10,084.44. The applicant may dedicate the open space Tract"A"to the Renton Parks Department and receive credit for up to 33% of the required Parks impact fee. Mitigation Measures: The applicant shall pay a Park's Department mitigation fee of$530.76 per single-family residential lot. The mitigation fee for the proposal is estimated at$10,084.44. This mitigation fee shall be paid prior to recording of the subdivision. Nexus: Parks Mitigation Fee Resolution, Environmental Ordinance (SEPA) 6. Transportation Impacts: The primary access to the subdivision is proposed off Kirkland Place NE (via Harrington Avenue NE). Street improvements are proposed to consist of a 42 foot wide right-of-way with 32 feet of pavement and a 4 foot sidewalk on one side of the street. A secondary emergency access is proposed via a 20 foot wide emergency vehicle access and utility easement connecting south to NE 18th Street. ERCRPT.DOC City of Renton P/B/PW Department Envi 9ntal Review Committee Staff Report KIRKLAND COURT PRELIMINARY i-LAT LUA-97-157,PP,SA-H,ECF REPORT OF NOVEMBER 18, 1997 Page 7 of 8 The project would result in an increase in traffic trips on the local street system and therefore would be subject to the City's Transportation Mitigation Fee to offset potential impacts to the City roadway system. The Transportation Mitigation Fee is calculated to be$75 for each average daily trip attributable to the project. Trip generation values are based on the ITE Manual and are estimated to be 9.55 vehicle trips per day for each single family residence. The traffic mitigation fee for the proposal is estimated at$13,608.75 (19 lots X 9.55 trips X$75 = $13,608.75). The applicant has submitted a Construction Mitigation Plan which gives proposed hauling routes and states that construction hours would be limited to 7 a.m.to 6 p.m. Monday through Saturday. Construction-related truck traffic could impact traffic flows if occurring during peak traffic flow periods. Staff recommends a mitigating measure to ensure that truck traffic is limited to off-peak hours. Mitigation Measures: The applicant shall be required to pay a Traffic Mitigation Fee of$75 for each average daily trip associated with the project. The traffic mitigation fee is estimated to be $13,608.75.. This mitigation fee shall be paid prior to recording of the subdivision. The Construction Mitigation Plan shall be revised to restrict haul hours to between 8:30 a.m.to 3:30 p.m. unless approved in advance by the Development Services Division. Construction hours shall be limited to between 7:00 a.m. and 7:00 p.m. Monday through Friday, Saturdays as arranged but no hours in excess of the weekday hours, and no Sunday construction. A traffic control plan shall be also be submitted. The revised Construction Mitigation Plan and traffic control plan shall be submitted for approval prior to issuance of construction permits. Nexus: Transportation Mitigation Fee Resolution, Environmental Ordinance (SEPA) 7. Public Services Impacts: The proposed development would result in an increased demand for public services including fire and police protection, and schools. Police have estimated there would be 14 police calls for service annually that would result from the proposed development. According to the Comprehensive Plan,there are 0.44 school-age children generated per single family residence. Therefore, the proposal would add approximately 8 to 9 children to school district facilities. These impacts are not considered to be significant and cumulative impacts of projected residential growth on public facilities was considered with the environmental analysis conducted for adoption of the Comprehensive Plan. The proposal would add new residences to the City which would potentially impact the services of the City's Fire Department. A Fire Mitigation Fee of$488 per new single family lot is assessed to offset potential impacts. The fee for the proposed development is estimated at$9,272 (19 lots X$488= $9,272). Mitigation Measures: The applicant shall pay the appropriate Fire Mitigation Fee equal to $488 per single family lot. The Fire Mitigation Fee is estimated to be$9,272. This mitigation fee shall be paid prior to recording of the subdivision. Nexus: Fire Mitigation Fee Resolution and adopting ordinance, Environmental Review(SEPA) E. COMMENTS OF REVIEWING DEPARTMENTS The proposal has been circulated to City Departmental/Divisional Reviewers for their review. Where applicable, these comments have been incorporated into the text of this report as Mitigation Measures and/or Notes to Applicant X Copies of all Review Comments are contained in the Official File. Copies of all Review Comments are attached to this report ERCRPT.DOC • City of Renton P/B/PW Department Envi Bntal Review Committee Staff Report KIRKLAND COURT PRELIMINARY r-LAT _ LUA-97-157,PP,SA-H,ECF REPORT OF NOVEMBER 18, 1997 Page 8 of 8 Environmental Determination Comment Process Comments regarding the environmental determination must be filed in writing on or before 5:00 PM December 8, 1997. Any aggrieved person feeling that the environmental determination of the Environmental Review Committee is 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 time of the determination may submit written comments. After review of the comments, if Environmental Review Committee finds there is not sufficient evidence to amend its original determination, then there will no further extension of the appeal period. Any person wishing to take further action would need to file a formal appeal within the original 15-day timeframe. Written comments must be filed with: Jana Huerter, Land Use Review Supervisor, City of Renton Development Services Division, 200 Mill Avenue South, Renton, WA 98055. If an appeal of the environmental determination is also filed with the Hearing Examiner during the same 15-day -. comment period, then the Environmental Review Committee wilF first take action on the request for reconsideration and the appellant will be notified that the appeal is on hold pending the Committee's decision on the reconsideration request. The City will notify the appellant/person requesting reconsideration and parties of record and the Hearing Examiner of the Environmental Review Committee's final determination. The appeal process will then be continued unless the appellant notifies the Hearing Examiner in writing that he wishes to withdraw the appeal. Environmental Determination Appeal Process Appeals of the environmental determination must be filed in writing on or before 5:00 PM December 8, 1997. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 200 Mill Avenue South, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-11B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425)-235-2501. ERCRPT.DOC 0 - a Peter Rosen From: Kayren K. Kittrick To: Peter Rosen Cc: Neil R. Watts Subject: Kirkland Court Plat Proposed Street Improvements Date: Wednesday, November 19, 1997 9:08AM To clarify the issues, the 42-foot wide right-of-way is acceptable with 5 foot wide curb, gutter, and sidewalk on all frontages. The drawing is unclear, but the sidewalk, curb and gutter is required,to be extended along the full frontage of the property. This includes the NGPA tract. • Page 1 ■T■ TREECE & COMPANY l � ENGINEERING AND DEVELOPMENT CONSULTANTS heCteiv eb 320 2nd Ave South,Suite 200, Kirkland,Washington 98033 Phone (206)822-2577 Fax(206)822-8758 NOV ' 7 97 November 13, 1997 o erryoF PLAN oN Mr. Peter Rosen Associate Planner Development Services Division City of Renton - 200 Mill Avenue S. Renton, WA 98055 RE: KIRKLAND COURT Dear Peter: As discussed this morning,we are hereby amending our submittal to delete any proposed grading with the construction of the subdivision itself in the vicinity of Lots 16, 17, 19 adjacent to Tract"A". Further, we would propose that those three lots, at time of building permit submittal, include a site specific soils engineering analysis that would address any slope issues in light of the proposed builder's product for those lots. Peter, we appreciate your assistance and cooperation. Please call should you need additional information or have further questions. Best regards, TREECE& COMPANY, INC. /47.Z.Ve Barton G. Treece, Jr., P.E. President BGT:vg:rosen.n13 cc: Barry Margolese-West Jackson Company 11/13/1997 11:39 2068228758 H D A PAGE 01 - v, .T■ TREECE & COMPANY I!jI ENGINEERiNG AND DEVELOPMENT CONSULTANTS 320 2nd Ave South,Suite 200, Kirkland,Washington 98033 Phone(206)822-2577 Fax(206)822-8758 November 13, 1997 Mr. Peter Rosen Associate Planner Development Services Division City of Renton 200 Mill Avenue S. Renton,WA 98055 RE: KIRKLAND COURT Dear Peter: As discussed this morning,we are hereby amending our submittal to delete any proposed grading with the construction of the subdivision itself in the vicinity of Lots 16, 17, 19 adjacent to Tract"A". Further, we would propose that those three lots, at time of building permit submittal, include a site specific soils engineering analysis that would address any slope issues in light of the proposed builder's product for those lots. Peter, we appreciate your assistance and cooperation. Please call should you need additional information or have further questions. Best regards, TREECE& COMPANY, INC. Barton G. Treece, Jr., P.E. President BGT:vg:,n.rn.„ts cc: Barry Margolese-West Jackson Company _ .. ---. 7671 Dare AN • 1.:::. 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P�fier Fri a�-c cp Vro CLM scwerz- OE'T, i RE utr REN P®�N N LION BUREAU Citj lenton Department of Planning/Building/1 Worksrff 1 �qq� ENVIRONMENTAL & DEVELOPMENT APPLICATION REVCitiV `SF7'E°ET REVIEWING DEPARTMENT: re w.eue..,„chgv\ COMMENTS DUE: NOVEMBER 4; 7997 APPLICATION NO: LUA-97-157,PP,SA-H,ECF DATE CIRCULATED: OCTOBER 21, 1997 APPLICANT: BARRY MARGOLESE/WEST JACKSON CO. PROJECT MANAGER: PETER ROSEN PROJECT TITLE: Kirkland Court Preliminary Plat WORK ORDER NO: 78296 LOCATION: 20XX Kirkland Place NE SITE AREA: 3.76 acres I BUILDING AREA(gross): N/A SUMMARY OF PROPOSAL:The applicant proposes to subdivide a 3.76 acre parcel into 19 single family lots ranging between 5,000 and 7,709.7 square feet in size. A 1.03 acre steep slope area in the Northeast corner of the property is to be preserved as a separate Native Growth Protection Area (NGPA)tract. Access is proposed off Kirkland Place NE (via Harrington Avenue NE)with a secondary emergency access connecting to NE 18th Street. A. ENVIRONMENTAL IMPACT(e.g.Non-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 Earth Housing Air Aesthetics Water Light/Glan3 Plants Recreation • Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Eby/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS 'c C. CODE-RELATED COMMENTS Q Cam �� aL04 10 3/97 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. /0 2. 97 Signature of Director or Authorized Representative Date DEVAPP.DOC Rev.10/93 �Y CITY OF RENTON C.) � FIRE PREVENTION BUREAU MEMORANDUM UNTO DATE: October 23, 1997 TO: Peter Rosen, Associate Planner FROM: Corey Thomas, Plans Review Inspector SUBJECT: Code-Related Comments for Kirkland Court Preliminary Plat 1. The minimum fire flow.required is 1,000 gpm for dwellings up to 3,600 square feet in area. One fire hydrant is required within 300-feet of the structures. For dwellings over 3,600 square feet minimum fire flow is 1,500 gpm and a minimum of two fire hydrants within 300-feet is required. Existing fire hydrant shall be upgraded to include a 5-inch storz fitting. 2. The fire mitigation fees are applicable at the rate of$488 per single family residence. This fee is payable prior to recording of the plat. 3. Dead-end roadways that exceed 750-feet are required to have a second means of approved access. Secondary access roadways are required to be fully paved 20-feet minimum width with turning radius of 25-feet inside and 45-feet outside and not exceeding 15 % grade. Minimum cul-de-sac turnaround required is 90-feet of pavement inside of the sidewalk. Secondary access road is required to be signed per city fire lane ordinance. CT:ct Kirkland CITY OF RENTON MEMORANDUM Date: November 4, 1997 To: Peter Rosen From: Kayren K. Kittrick, Plan Review Subject: Kirkland Court Plat LUA-97-157, PP, SA-H, ECF EXISTING CONDITIONS WATER- There is an existing 8-inch diameter stub in Kirkland Place NE as well as an existing hydrant. Fire flow is modeled at 1,200 gpm and a static pressure of 70 psi. In Kirkland Avenue NE at the intersection with NE 18th there is an existing looped 8-inch diameter main with flow modeled at 2,200 gpm and a static pressure of 72 psi. The proposed plat is in APA Zone 2. SEWER- There is an existing 8-inch diameter sewer main and manhole in Kirkland Place NE. STORM - There are existing storm drain lines in NE 16th Street at Kirkland Av NE. A preliminary drainage report was submitted with the application and is acceptable with the possibility of amendment during the civil review. STREETS - Kirkland Place NE is partially constructed. All other street frontages within the proposed plat do not exist at this time. CODE REQUIREMENTS WATER 1. The System Development Charge shall be at the current rate of $850 per single family site. (19 lots x$850 = $16,150) This fee is payable with the construction permit. 2. A water line extension sized to provide fire and domestic service is required to serve the proposed plat. SANITARY SEWER 1. The System Development Charge shall be at the current rate of $585 per single family site. (19 lots x $585 = $11,115) This fee is payable with the construction permit. 2. An 8-inch diameter sanitary sewer extension is required to serve this plat. SURFACE WATER 1. The System Development Charge shall be at the current rate of $385 per single family site. (19 lots x$385 = $7,315) This fee is payable with the construction permit. KIRKCTGF.DOC TRANSPORTATION 1. The traffic mitigation fee of $75 per additional generated trip shall be assessed per single family home. There is a basic rate of 9.55 trips per day for single family residences per the ITE manual, therefore a total fee of$13,608.75 shall be collected prior to recording of the plat. 2. Full street improvements including, .but not limited to, paving, sidewalks, curb & gutter, street signs and street lights are required. 3. The second access required for this plat may be in conjunction with the utility easements. The surface shall be four(4") inches of asphalt over six (6") inches of gravel to protect the underlying infrastructure from vehicular damage. The width of the pavement shall be twenty (20') feet to accommodate the fire department standard. PLAN REVIEW-GENERAL 1. All plans shall conform to the Renton Drafting Standards. 2. A construction permit is required. When plans are complete three copies of the drawings, two copies of the drainage report, a construction estimate, application and appropriate fee shall be submitted to the fourth floor counter. A fee worksheet is attached for your use. However, it is recommended to call 235-2631 to verify the fees as generated by the permit system prior to issuing a check. RECOMMENDED CONDITIONS 1. Temporary Erosion Control shall be installed and maintained to the satisfaction of the representative of the Development Services Division for the duration of the project. 2. A construction plan indicating haul route and hours, construction hours and a traffic control plan shall be submitted for approval prior to any permit being issued. Haul hours shall be restricted to 8:30 a.m. to 3:30 p.m. unless approved in advance by the Development Services Division. 3. Construction hours shall be limited to between 7:00 a.m. and 7:00 p.m., Monday through Friday, Saturdays as arranged but no hours in excess of the weekday hours, and no Sunday construction. CC: Neil Watts KIRKCTGF.DOC + Ana ''a ♦ ,� 2 ... '41TR NSPQRTY: MTIGAMII VGA AG>C:^flN�/wpf%Yw.Y.•.Y.;�} �LViY,73YliW�9F1..MMN 'i1Wp�J%{Ja, pw,p�.:ypo(ywM�7je•'.. ..... ..... . Project Name I<ivKlai�'t ComvtJ !plat Project Address 200 O K►✓k lam Plct%e. AJE Contact Person I3cTtcvi lyeece Tveece Co. Address 5Z0 — Zt,'dAve 5 Bache ZOO klavid VA 5W 3 Phone Number ( 2 5) Z a- Z 5 7 -1 • Permit Number . I_U.A - 617 — 15 7 Project Description i 9 I s II4& /e fcc�Vc��c( flu Land Use ype: Method_o�f Calculation: Residential ITE Trip Generation Manual C(, -tvips ❑ Retail 0 Traffic Study is 0 Non-retail 0 Other Calculation: , tJe u c(c I t f�p 5 - C II) (`1.5 5) = i 81 • LI 5 of e(l t i'v s At $75 reA t r►� ( IS is q 5) ( 75) _ $ 13,40$, 75 Transportation Mitigation Fee: I3, 60$ • 7 5 Calculated by: ! t Date: 1°/°` 07 Account Number: Date of Payment City or Minton Department of Planning/Building/Fuurr:Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: 54 ,*. IU bS E , . COMMENTS DUE: NOVEMBER 4, 1997 APPLICATION NO: LUA-97-157,PP,SA-H,ECF DATE CIRCULATED: OCTOBER 21 RENTON APPLICANT: BARRY MARGOLESEMIEST JACKSON CO. PROJECT MANAGER: PETER ROSEN PROJECT TITLE: Kirkland Court Preliminary Plat WORK ORDER NO: 78296 iv 7 1 199'1 LOCATION: 20XX Kirkland Place NE O1`J9S1O SITE AREA: 3.76 acres I BUILDING AREA(gross): N/A �.6"`0`'Yv� SUMMARY OF PROPOSAL:The applicant proposes to subdivide a 3.76 acre parcel into 19 single family lots ranging between 5,000 and 7,709.7 square feet in size. A 1.03 acre steep slope area in the Northeast corner of the property is to be preserved as a separate.Native Growth Protection Area (NGPA)tract. Access is proposed off Kirkland Place NE (via Hamngton Avenue NE)with a secondary emergency access connecting to NE 18th Street. A. ENVIRONMENTAL IMPACT(e.g.Non-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 Earth Housing Air Aesthetics Wafer Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS Se 'MEMO bA`IM C «/.t I 7 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. //V/f 7 S4 <rtt'vJci f Director or Authorized Representative Date DEVAPP. O Rev.10/93 ' . City.:.:centon Department of Planning/Building/P.c.'Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: 1atA gte o-U bkv- COMMENTS DUE: NOVEMBER 4, 1997 APPLICATION NO: LUA-97-157,PP,SA-H,ECF DATE CIRCULATED: OCTOBER 21, 1997 APPLICANT: BARRY MARGOLESE/WEST JACKSON CO. PROJECT MANAGER: PETER ROSEN CITY OF RENTON Rff';ictlrrI). PROJECT TITLE: Kirkland Court Preliminary Plat WORK ORDER NO: 78296 LOCATION: 20XX Kirkland Place NE UL 2 3 1997 SITE AREA: 3.76 acres BUILDING AREA(gross): N/A BUILUIi'u DIVISION SUMMARY OF PROPOSAL:The applicant proposes to subdivide a 3.76 acre parcel into 19 single family lots ranging between 5,000 and 7,709.7 square feet in size. A 1.03 acre steep slope area in the Northeast corner of the property is to be reserved as a separate Native Growth Protection Area (NGPA)tract. Access is proposed off Kirkland Place NE (via Hpanington Avenue NE)with a secondary emergency access connecting to NE 18th Street. A. ENVIRONMENTAL IMPACT(e.g.Non-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 Earth Housing Air Aesthetics Water Light/Glare Plants Recreation. • Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Histodc/Cuitural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS Sk16— IAC-7N0 caL 1 I/4 9 7 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. k IGL Ill 4117 Sig 1%i- of Director or Authorized Representative Date DEVAP • Rev.10/93 . ' City or rienton Department of Planning/Building/1`a.;..::Works ' ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: V Svjplrla'11ev\ COMMENTS DUE: NOVEMBER 4, 1997 APPLICATION NO:. LUA-97-157,PP,SA-H,ECF DATE CIRCULATED: OCTOBER 21, 1997 APPLICANT: BARRY MARGOLESE/WEST JACKSON CO. PROJECT MANAGER: PETER ROSEN CI OF I1 ON .9vsl PROJECT TITLE: Kirkland Court Preliminary Plat WORK ORDER NO: 78296 OCT LOCATION: 20XX Kirkland Place NE 19�� SITE AREA 3.76 acres I BUILDING AREA(gross): N/A �UI�4r'ei V ti- iji VlyiON SUMMARY OF PROPOSAL:The applicant proposes to subdivide a 3.76 acre parcel into 19 single family lots ranging between 5,000 and 7,709.7 square feet in size. A 1.03 acre steep slope area in the Northeast corner of the property is to be preperved as a separate Native Growth Protection Area (NGPA)tract. Access is proposed off Kirkland Place NE (via Iamngton Avenue NE)with a secondary emergency access connecting to NE 18th Street. A. ENVIRONMENTAL IMPACT(e.g.Non-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 Earth Housing Air Aesthetics Water LighVGlare Plants Recreation LandlShorellne Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS SEE Mato DATED it/q/q7 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. -tS. - lc. "✓t c/ 97 Sign f Director or Authorized Representative u e �, Date DEVAPP. Rev.10/93 City orRQnton Department of Planning/Banding/Pc....—Works ENVIRONMENTAL 8 DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: tzbi(CC, COMMENTS DUE: NOVEMBER 4, 1997 APPLICATION NO: LUA-97-157,PP,SA-H,ECF DATE CIRCULATED: OCTOBER 21, 1997 APPLICANT: BARRY MARGOLESEMIEST JACKSON CO. PROJECT MANAGER: PETER ROSEN PROJECT TITLE: Kirkland Court Preliminary Plat WORK ORDER NO: 78296 LOCATION: 20XX Kirkland Place NE SITE AREA: 3.76 acres I BUILDING AREA(gross): N/A SUMMARY OF PROPOSAL:The applicant proposes to subdivide a 3.76 acre parcel into 19 single family lots ranging between 5,000 and 7,709.7 square feet in size. A 1.03 acre steep slope area in the Northeast corner of the property is to be preperved as a separate Native Growth Protection Area (NGPA)tract. Access is proposed off Kirkland Place NE (via Hamngton Avenue NE)with a secondary emergency access connecting to NE 18th Street. A. ENVIRONMENTAL IMPACT(e.g.Non-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 Earth Housing Air Aesthetics Water Light/Glare Plants Recreation • • Land/Shorellne Use Utilities Animals Transportation Environmental Health Public Services i Eby/ Historic./Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet • 6-infile4/4 jataed pie ywore' e/- ciaecieu_/—. 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 a done!information is needed to properly ass this ��ind—el Op /4 "077-7'2 Sig 4�of Director or Authorized Representative Date DEVAPP.DOC Rev.10/93 P1 JECT LUA-97-157 SA-H .1 CF Kirkland Court Preliminary Plat City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL&DEVELOPMENT APPLICATION REVIEW SHEET (Continuation) POLICE RELATED COMMENTS 14.06 Police Calls for Service Estimated Annually CONSTRUCTION PHASE Theft from construction sites is one of the most common reported crimes in the city. To protect materials and equipment it is recommended that all materials and tools be locked up when not in use. The site will need security lighting and any construction trailer should be fenced in with portable chain-link fencing. The fence will provide both a physical and psychological barrier to any prospective thief and will demonstrate that this area is private property. COMPLETED HOMES The single-family residences should have solid core doors, preferably metal or metal over solid wood with peep holes and heavy-duty dead bolt locks. The bolts need to be at least 1-1/2" in length when extended and installed with 3"wood screws. Sliding windows, including the glass patio doors, will need additional locks; these locks will need to secure the windows from being pried out of the frames vertically. This means the locks will need to be placed into the top or bottom of the frames, in addition to any lock that limits horizontal movement. Any stairways should be constructed of lattice or metal railing so visibility is possible. There should not be any solid walls in any stairway that would serve to limit the visibility up and down the stairs and provide a place for a criminal to hide while waiting for a homeowner to return home. In addition, any fencing around the homes should be made of either metal or wood lattice or railing-no solid fencing for the same reason. The homes should have the addresses listed clearly, with numbers at least 6" in height, of a color that contrasts with the color of the homes, and placed under a light. This will aid police or medics who respond to a call in finding the address that they need to go to. Landscaping around the exterior of the property should not be too dense or high. It is important to allow visibility. Too much landscaping will give the property the look of a fortress and make the homeowner feel isolated, and could also possibly give a burglar sufficient coverage to break into the residences. Theft from motor vehicle is one of the most common occurring crimes in this city. It is important that sufficient street lighting be provided leading to each home, as well as for any outside parking. City 'enton Department of Planning/Building/f Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: (cam, COMMENTS DUE: NOVEMBER 4, 1997 APPLICATION NO: LUA-97-157,PP,SA H,ECF DATE CIRCULATED: OCTOBER 21, 1997 APPLICANT: BARRY MARGOLESE/WEST JACKSON CO. PROJECT MANAGER: PETER ROSEN PROJECT TITLE: Kirkland Court Preliminary Plat WORK ORDER NO: 78296 LOCATION: 20XX Kirkland Place NE SITE AREA: 3.76 acres I BUILDING AREA(gross): N/A SUMMARY OF PROPOSAL:The applicant proposes to subdivide a 3.76 acre parcel into 19 single family lots ranging between 5,000 and 7,709.7 square feet in size. A 1.03 acre steep slope area in the Northeast corner of the property is to be reserved as a separate,Native Growth Protection Area (NGPA)tract. Access is proposed off Kirkland Place NE (via Harrington Avenue NE)with a secondary emergency access connecting to NE 18th Street. A. ENVIRONMENTAL IMPACT(e.g.Non-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 Earth Housing Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet I Q i / B. POLICY-RELATED COMMENTS f)'Ce76,61- /;2- 2,. . jhar&— 536, 76" a .f� �0ZC__. c ,die Grzw-) 77 .er/i/cr-17) 33)0 ose-06r47 - C. CODE-RELATED COMMENTS We have reviewed this application with partScular attention to those areas in which we have expertise and have Identified areas of probable impact or areas where additional information is needed to property assess this proposal. /6/Z//F2 Signature of Director or Aut orized Representative Date DEVAPP.DOC Rev.10/93 CITY OF RENTON PLANNINGBUILDING/PUBLIC WORKS MEMORANDUM DATE: November 6, 1997 TO: Peter Rosen FROM: Sonja J.FesserR SUBJECT: Kirkland Court,LUA-97-157,PP Format and Legal Description Review Bob Mac Onie and I have reviewed the above referenced preliminary plat and have the following comments: Note all existing easements of record on the drawing. The proposed 20 foot wide emergency vehicle access and utility easement is shown as intersecting with a 24 foot wide ingress, egress and utilities easement on property to the south of the subject property. Does the applicant have a beneficial interest in this second easement, or is it also proposed? Information needed for final plat approval includes the following: Any portion of the road to be vacated will require a street vacation petition. The street vacation process is handled separately from the subdivision process. Contact Tom Boyns in Property Services for a petition form and information on the vacation process. Note the city's land use action number (LUA-97-XXX-FP) and the city's record number (LND-10- 0330) 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 is different from the preliminary plat number and is unknown as of this date. Make ties to the City of Renton Survey Control Network. Provide plat and lot closure calculations. Note discrepancies between bearings and distances of record and those measured or calculated, if any. Include a statement of equipment and procedures used,per WAC 332-130-100. Indicate what is to be set at the corners of the proposed lots. Note the date the existing monuments were visited,per WAC 332-130-050 1.f.iv. November 3, 1997 - Page 2 Note that jLthere are restrictive covenants or agreements to others as part of this subdivision,they can be recorded concurrently with the plat. The plat drawing and the associated document(s) are to be given to the City Clerk's office as a package. The plat shall have the first recording number. The recording number(s) for the associated document(s) will be referenced on the plat in the appropriate location(s). Note to whom new easements, if any, are to be granted(private or City-held). An updated plat certificate, dated within 45 days of Council action on approval of the plat, is needed. Complete City of Renton Monument Cards, with reference points for new right-of-way monuments. Addresses for the proposed lots will be provided by the City after the preliminary review. The addresses will need to be noted on the drawing. The property owners' signatures need to be notarized and the signatures should be preceded with a certification and dedication block. Required City of Renton signatures are: the Administrator of Planning/Building/Public Works, the Mayor and the City Clerk. An approval block for the city's Finance Director is also required. Because this property is located within Zone 2 of Renton's Aquifer Protection Area, the Aquifer Protection Notice needs to be noted on the drawing. See attached. The land surveyor needs to stamp, sign and date the drawings. Fee Review Comments: The Fee Review Sheet for this preliminary review is provided for your use and information. 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ADDfliettI—T-Hicf—L-efe--1--Ttifiett611-16-131--WARREN45—ADDITIettst ARE tOCATED WITHIN ZONE 2 OF 'RENTON'S AQUIFER PROTECTION AREA AND ARE ' SUBJECT TO THE REQUIREMENTS OF THE CITY OF RENTON ORDINANCE • #4367. THIS CITYS SOLE SOURCE OF DRINKING WATER IS SUPPUED FRCM A SHALLOW ACQUIFER UNDER THE CITY SURFACE. THERE IS NO NATURAL • • BARRIER BETWEEN THE WATER TABLE AND GROUND SURFACE. EXTREML ' • . CARE SHOULD BE EXERCISED WHEN HANDLING OF ANY LIQUID SUBSTANCE • OTHER THAN WATER TO PROTECT FROM CONTACT WITH THE GROUND • SURFACE. IT IS THE •HeMEOVvNERS RESPONSIBILITY .TO PROTECT THE CITY'S • 'DRINKING WATER. • • . . • . • . • . . t . _-- • • • • • •• . .. ' . . , •,. . . • . . . . . . . • . . . • . . . . • •. . . •- . • •• . . . • . . , . ' • • . . .. ,. ._ . . 1 • . . • . PROPE] "SERVICES FEE REVIEW FOR SIM JISIONS No. 97 - o5g Ro 1 o1 R.S APPLICANT: yqz,b-r � - . .... (t.<45/=1444FtrrliZ:;'5L51-)L�Uc1=tM4 AJ4 t cAt=c LJRECEIVED FROM (date) JOB ADDRESS: 4SrE#=sLY So .b1 c51=1-<11RI.4l.AIJ371>.L Ll>=1MIUU✓ WO# 782P1 NATURE OF WORK: Iq LOT l oLIG-pL4�- (Kl��l�lar_tl r:nuf rT LND# 10-03 O PRELIMINARY. REVIEW,OF SUBDIVISION BY LONG PLAT, NEED MO E INFORMATION: 0,LEGAL DESCRIPTION SHORT PLAT,BINDING SITE PLAN,ETC. ❑ PID#'s 0 VICINITY MAP O FINAL REVIEW OF SUBDIVISION,THIS REVIEW REPLACES ❑ SQUARE FOOTAGE 0 OTHER PRELIMINARY FEE REVIEW DATED 0 FRONT FOOTAGE ❑ SUBJECT PROPERTY PARENT PID#O42305-g432 ` NEW KING CO. TAX ACCT.#(s)are required when -9098 assigned by King County. It is the intent of this development fee analysis to put the developer/owner on notice,that the fees quoted below may be applicable to the subject site upon development of the property. All quoted fees are potential charges that may be due and payable at the time the construction 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. Please note that these fees are subject to change without notice. Final fees will be based on rates in effect at time of Building Permit/Construction Permit application. ❑ The existing house on SP Lot# ,addressed as has not previously paid SDC fees,due to connection to City utilities prior to existance of SDC fee Ord. SP Lot# will be subject to future SDC fees if triggering mechanisms are touched within current City Ordinances. ❑ We understand that this subdivision is in the preliminary stage and that we will have the opportunity to review it again before recordation. The following quoted fees do NOT include inspection fees, side sewer permits,r/w-permit fees or the cost of water meters. SPECIAL ASSESSMENT DISTRICT PARCEL METHOD OF ASSESSMENT ASSESSMENT DISTRICTS NO. NO. ASSESSMENT UNITS OR FEE Latecomer Agreement(pvt)WATER -0- Latecomer Agreement(pvt)WASTEWATER -0- Latecomer Agreement(pvt)OTHER -o - Special Assessment District/WATER o - Special Assessment District/WASTEWATER -o- Joint Use Agreement(METRO) -O- Local Improvement District * o- Traffic Benefit Zones - $75.00 PER TRIP,CALCULATED BY TRANSPORTATION -O- FUTURE OBLIGATIONS -o - SYSTEM DEVELOPMENT CHARGE-WATER 0 Estimated #OF UNITS/ SDC FEE ❑Pd Prey. 0 Partially Pd(Ltd Exemption) 0 Never Pd SQ.FTG. Single family residential$850/unit x I q $ IG t 150.cen Mobile home dwelling unit$680/unit in park Apartment,Condo$510/unit not in CD or COR zones x Commercial/Industrial, $0.113/sq. ft.of property(not less than$850.00)x Boeing,by Special Agreement/Footprint of Bldg plus 15 ft perimeter(2,800 GPM threshold) SYSTEM DEVELOPMENT CHARGE-WASTEWATER 0 Estimated 0 Pd Prey. 0 Partially Pd(Ltd Exemption) ❑ Never Pd Single family residential$585/unit x Iq 1 I , 115.od Mobile home dwelling unit$468/unit x Apartment,Condo$350/unit not in CD or COR zones x Commercial/Industrial$0.078/sq.ft.of property x(not less than$585.00) SYSTEM DEVELOPMENT CHARGE-SURFACEWATER 0 Estimated ❑ Pd Prey. 0 Partially Pd(Ltd Exemption) 0 Never Pd Single family residential and mobile home dwelling unit$385/unit x • 19 6 7,3 15.od All other properties$0.129sq ft of new impervious area of property x (not less than$385.00) I PRELIMINARY TOTAL $ 34,5eo.0 0 t / ) (irf oc h) I z-4,/c1.7 Signature Revi jhng Authority . AE Q ❑ *If subject property is within an LID,it is developers responsibility to check with the Finance Dept.for paid/un-paid status. 9 ❑ Square footage figures are taken from the King County Assessor's map and are subject to change. e ❑ Current City SDC fee charges apply to c:/template/feeappl/tgb EFFECTIVE July 16,1995/Ord.Nos.4506,4507,4508,4525,and 4526 • • 1 City of Ronton Department of Planning/Building/Ptona Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: AW.p COMMENTS.DUE: NOVEMBER.4, 1997 APPLICATION NO: LUA-97-157,PP,SA H,ECF DATE CIRCULATED: OCTOBER 21, 1997 APPLICANT: BARRY MARGOLESEIWEST JACKSON CO.. PROJECT MANAGER: PETER ROSEN , PROJECT TITLE: Kirkland Court Preliminary Plat WORK ORDER NO: 78296 LOCATION: 20XX Kirkland Place NE SITE AREA 3.76 acres. BUILDING AREA(gross): N/A SUMMARY OF PROPOSAL The applicant proposes to subdivide a 3.76 acre parcel into 19 single family lots ranging between 5,000 and_7,709.7 square feet in size. A 1.03 acre steep slope area in the Northeast corner of the property is to be preserved as a separate Native Growth Protection Area (NGPA)tract. Access is proposed off Kirkland Place NE (via Harrington Avenue NE)with a secondary emergency access connecting to NE 18th Street. A. .ENVIRONMENTAL IMPACT(e.g.Non-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 Earth . IC Housing at Air X Aesthetics A Water . tc Ligh'Glare X Plants X' Recreation X • • Land/Shoreline Use 3( Utilities _ 7( Animals. X Transportation X Environmental Health. *t Public Services X Nattural Resources P toridC�►al ..k Airport Environment 10,000 Feet `y O 14,000 Feet The project site is located 10,000 feet from the airport runway, at a ground elevation of 396 feet above sea level . A Notice of Proposed Construction is required if the structures will be higher than flag feet above sea level ,_;asc:r..equired by Federal Aviation Regulation (FAR) Part 77.13 (see attached notice form) , but if shielded as identified in FAR Part 77.15, a notice is not required. B. POLICY-RELATED COMMENTS Project should be identified in the City Comprehensive Plan as a use compatible with the operation of the airport and the operation of aircraft at low altitudes in the vicinity of the site. Aircraft are allowed to operate at altidues as low as 279 feet above sea level at the site location, which is lower than the site elevation. Complaints have been received by the airport, in the past, that residents of other high elevation areas have seen airplanes flying at altitudes lower than their house. This may not be the case at the proposed site, but residents should be made aware of low altitude operation within the Horizontal Surface area of the airport. C. CODE-RELATED COMMENTS None. 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 Inform ' n is needed to properly assess this proposal. "1114A% 2.31 1cq j Signatu 4.f Director or Authorized Representative Date Rev.10/93 DEVAPP. •, • .i1/ ' -.."..;.:-.:-...-:-:.-7.-:-:-.:-:-::::-.7.-_-::-.1 Lx.,_jti`.1.;_ L_,,u j jurtELug :-.:-:-:-:-:-:::::::::::::::::::::::::_::::::::_ j.xi i F s._____I ..... ::::E:::__—___:::.....—.......:__—:::—__:::_.....:_—_::::__:::_—__.....::__—::::..:-E.:...:_.....—E__—:::: (j q".;i 171"2 1.' 0°—21 1 L iiratijit,a,lig iimi ,ip,,i, ---------..---_---_---_-----------_----_-_--:_!-I-i 1 _ _", ,., - -114. 1.-8-H. ::::::::_:_:_:_,_,_:_,_:_z_:__ , i MI • ::::-:::::::::::::::-:-H-:-.7::: -1C-----:-:-.:-:::-::::::::::_:_:-:-iy, ,,,... ___________________________ ,,,. _ l r-ai I. ,. p 2." _:::::::-:-:-:-:-:-.::::::::-:-_-- Ile / • l;, . . \ k V , . ..-__:_-_-:_-_-_-_:_-_-_-_-:_-_-_:_-_-_-_-_-_-_-_-_-_-_-_ -4: i irk ::::::::::::::EtEtE::-::::":-....:::-___ .11 :I "1"4„.. -:-.7-7.-:-::::::::::::::::-__ /I' fp il 7,14 ,. , , ., . r.-- c:)'14., 0 I ::::::::-::::::::-::::-:__::::E:::::::::::::, —Lu... ,.;...;,_____ _ /....::::21.-::i:1:::::::::::1:::_::::::::11:::::::itt::: .ti 1 .10% Ilk. - _' ::::::::::::::::::::::-.7-:-:-.7--/ A, ri ::::_____::::::::::::::::::::::::::„::::__ . ), ..,__:_::::__,_,_,_,...,_:_,_,_:_,_,.:_,,,,,,i ,, . wit,/ i , ir :,-,_:::_:--,,,,,,,,,__:-_:„:_:-_.:„..„..„:„..:, , , __::::::::::::_:_:::::::::::„.„.„:„.:_:_:::.__,„, _ ,_ ,s,. _. , ._ , , , , ,. , .,,./t „„ _____________________________ _______________________________ .,,,,,, :::::::::.:41.-- :-:-:-:-:-:-:-:::::::::::::-:---7.-x-:--- _-_-_ 1 -:-:-:-:-:-.3-::::::::::::::::::::::::::::::::_x_y*KA. p4,, t-, .) 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P. ri I 11111 .1.17, IIC " Tk 1.41 1*,•;4„.40 .,'.1\114 iki'-'-lit:y6 -*"...,..,6490". , .. ./T. ....1„.- - J../.0 i/f-;errimicorimi t 11 ,a-air IfIt'' ., .. to., J. l*: . 741\ N. 11., LQ'�i 1 J \ Y 4 ,,,„ ...t.;,,A, _�I�7 Al a n�a_2 R 7 Ld. if, l 'eCY;1 l ' NOTICE OF PROPOSED CONSTRUCTION OR ALTERATION §77.13 Construction or alteration requiring noticE §77.15 Construction or al' "w1 not requiring notice. (a) Except as provided in §77.15,each sponsor wh loses any of the following No person is required to l he Administrator for any of the following construc- construction or alteration shall notify the Administrawr in the form and manner lion or alteration: . prescribed in§77.17: (a) Any object that would be shielded by existing structures of a permanent and (1)Any construction or alteration of more than 200 feet in height above the ground substantial character or by natural terrain or topographic features of equal or greater level at its site. height, and would be located in the congested area of a city, town, or settlement (2)Any construction or alteration of greater height than an imaginary surface extending where itevident beyond all reasonable doubt that the structure so shielded will is outward and upward at one of the following slopes: not adversely affect safety in air navigation. (i) 100 to 1 for a horizontal distance of 20,000 feet from the nearest pant of (b)Any antenna structure of 20 feet or less in height except one that would increase the nearest runway of each airport specified in subparagraph(5)of this paragraph height of another antenna structure. with at least one runway more than 3,200 feet in actual length,excluding heliports. (c) Any air navigation facility, airport visual approach or landing aid, aircraft arrest- (ii) 50 to 1 for a horizontal distance of 10,000 feet from the nearest pant of ing device, or meteorological device, of a type approved by the Administrator, or the nearest runway of each airport specified in subparagraph(5)of this paragraph an appropriate military service on military airports, the location and height of which with its longest runway no more than 3,200 feet in actual length,excluding heliports. is fixed by its functional purpose. (iii) 25 to 1 for a horizontal distance of 5,000 feet from the nearest pant of (d)Any constriction or alteration for which notice is required by any other FAA regulation. the nearest landing and takeoff area of each heliport specified in subparagraph (5)of this paragraph. §77.17 Form and time of notice. (3) Any highway, railroad, or other traverse way for mobile objects, of a height (a) Each which,if adjusted upward 17 feet for an Interstate Highway that is part of the National personwho is required to notify the Administrator under §77.13 (a) shall System of Military and Interstate Highways where overcrossings are designed for send one executed form set of FAA Form 7460-1, Notice of Proposed Construction a minimum of 17 feet vertical distance, 15 feet for any other public roadway, 10 or Alteration,to the Manager,Air Traffic Division,FAA Regional Office having jurisdiction feet or the height of the highest mobile object that would normally traverse the over the area within which the construction or alteration will be located. Copies of road, which aver is greater, for a private road, 23 feet for a railroad, and for a FAA Form 7460-1 may be obtained from the headquarters of the Federal Aviation waterway or any other traverse way not previously mentioned, an amount equal Administration and the regional offices. to the height of the highest mobile object that would normally traverse it, would (b) The notice required under §77.13 (a) (1) through (4) must be submitted at least exceed a standard of subparagraph(1)or(2)of this paragraph. 30 days before the earlier of the following dates— (4) When requested by the FAA, any construction or alteration that would be in (1)The date the proposed construction or alteration is to begin. an instrumentapproach area(defined in the FAA standards (2)The date an application for a constructionsed permit is to be filed. governing instrument However, a notice relating to proposed construction or alteration that is subject to approach procedures)and available information indicates it might exceed a standard the licensing requirements of the Federal Communications Act may be sent to the of Subpart C of this part FAA at the same time the application for construction is filed with the Federal (5)Any construction or alteration on any of the following airports(including heliports): Communications Commission,or at any time before that filing. (i)An airport that is available for public use and is listed in the Airport Dir of the current Airman's Information Manual or in either the Alaska or Paac (c)A proposed structure or an alteration to an existing structure that exceeds 2,000 Airman's Guide and Chart Supplement feet in height above the ground will be presumed to be a hazard to air navigation (ii) An airport under construction, that is the subject of a notice or proposal on and to result in an inefficient utilization of airspace and the applicant has the burden file with the Federal Aviation Administration, and except for military airports, it of overcoming that presumption.Each notice submitted under the pertinent provisions is clearly indicated that that airport will be available for public use. of Part 77 proposing a structure in excess of 2,000 feet above ground,or an alteration (iii)An airport that is operated by an armed force of the United States. that will make an existing structure exceed that height must contain a detailed showing directed to meeting this burden.Only in exceptional cases,where the FAA concludes (b) Each sponsor who proposes construction or alteration that is the subject of a that a clear and compelling showing has been made that it would not result in an notice under paragraph (a) of this section and is advised by an FAA regional office inefficient utilization of the airspace and would not result in a hazard to air navigation, that a supplemental notice is required shall submit that notice on a prescribed form will a determination of no hazard be issued. to be received by the FAA regional office at least 48 hours before the start of the construction or alteration. (d) In the case of an emergency involving essential public services, public health, or public safety,that requires immediate construction or alteration,the 30 day require- (c) Each sponsor who undertakes construction or alteration that is the subject of merit in paragraph (b) of this section does not apply and the notice may be sent a notice under paragraph(a)of this section shall,within 5 days after that construction by telephone, telegraph, or other expeditious means, with an executed FAA Form or alteration reaches its greatest height,submit a supplemental notice on a prescribed 7460-1 submitted within five (5) days thereafter. Outside normal business hours, form to the FAA regional office having jurisdiction over the area involved,if— emergency notices by telephone or telegraph may be submitted to the nearest FAA (1) The construction or alteration is more than 200 feet above the surface level Flight Service Station. of its site,or (e) Each person who is required to notify the Administrator by paragraph (b) or (c) (2) An FAA regional office advises him that submission of the form is required. of §7713, or both, shall send an executed copy of FAA Form 7460-2, Notice of Actual Construction or Alteration,to the Manager, Air Traffic Division, FAA Regional Office having jurisdiction over the area involved. ADDRESSES OF THE REGIONAL OFFICES Western Pacific Region Southern Region Great Lakes Region New England Region HI,CA,NV,AZ,GU KY,TN,NC,SC,GA,AL, ND,WI,MI,SD,IL,OH,MN,IN MA,NH,VT,RI,CT,ME Western-Pacific Regional Office MS,FL,VI,PR Great Lakes Regional Office New England Regional Office Air Traffic Division,AWP-530 Southern Regional Office Air Traffic Division,AGL-530 Air Traffic Division,ANE-530 15000 Aviation Boulevard Air Traffic Division,ASO-530 2300 East Devon Avenue 12 New England Executive Park Hawthorne,CA 90260 3400 Norman Berry Drive Des Plaines,IL 60018 Burlington,MA 01803 Tel.310-297-1365 East Point GA 30344 Tel.312-694-7568 Tel.617-273-7143 Mail Address: Tel.404-763-7646 Southwest Region Eastern Region AWP-530 Mail Address: NM,TX,OK,AR,LA NY,PA,WV,VA,DC,MD,DE,NJ P.O.Box 92007 Federal Aviation Administration Regional Worldway Postal Center Southern Regional Office Regional Office Eastern eg al Office Los Angeles,CA 90009 Air Traffic Division,ASO-530 Air Traffic Division,ASW-530 Air Traffic Division,AEA-530 Alaskan Region P.O.Box 20636 4400 Blue Mound Road JFK International Airport Atlanta,GA 30320 Fort Worth,TX 76193 Fitzgerald Federal Building AK Tel.817-624-5534 Jamaica,NY 11430 Alaskan Regional Office Northwest Mountain Region Mail Address: Tel.718-553-1228 Air Traffic Division,AAL-530 WA,OR,MT,ID,WY,UT,CO Department of Transporation Fax:718-553-1384 222 West 7th Avenue Northwest Mountain Regional Office Federal Aviation Administration Anchorage,AK 99513 Air Traffic Division,ANM-530 Fort Worth,TX 76193-0530 Tel.907-271-5893 1601 Lind Avenue,SW Central Region Mailing Address: Renton,WA 98055-4056 NE,IA,MO,KS Federal Aviation Administration Tel.206-227-2530 Alaskan Regional Office Fax:206-227-1530 Central Regional Office Air Traffic Division,AAL-530 Air Traffic Division,ACE-530 222 West 7th Avenue,Box 14 601 East 12th Street Anchorage,AK 99513-7587 Kansas City,MO 64106 Tel 816-426-3408 FAA Form 7460-1 (1-93)Supersedes Previous Edition o 21a4 a O g /4 3 2. 0.64Ac rra 'I---i30, -y • a, 509.;LS� U . ,n • 62.51 62'50 6/5/ 00 j 1 (�� a 34.68 Ac. W l J m ti ^.1 N (2) (31 (4) ii 7.C.22 0`m 77 •ao • ,23990 T /oZ94 `7/.35 84,2 60 //3.be 70 7/54 72.73 41.60'\ l7/42 �-• 32 .20 CCN.)SEC. o 4 • 3 4 �'''A z zo(zZ�a .3 4 S ` �' �i h. m• 97.8 ow• //2.88 '� c� •. 0 ��•., �z 70 b0 Chester J. we,', ,y �> P' vo oN3� ®\ ` .x5 Hartsock. /0° v 50 2 IA \'� 0D ^ . E yj 'St.0• 1 o s (o �� 3 p Z „..,��P �� o Io.01 r.C.24 n n 1. S� •� �\ lobgl Go ` a/ �77. .?..• Vs � �` .5 -2-- 0 o •,(b7 /ri i W "Z *It1167:67 '%'V'' • 1 / 0 tn �� �� `� O �t�,. 5 til o Sandra J. Miller • 1 0 o,` � /49.90 I\ 2.21 A c. ! �1 � Nr c 10 T c.^3 n Ill).1. • ' o, . \ av 181 a �' a! 11 '/y 156'� 1 c (I) (2) Q. �-- TRAC 5 b`° �:c_� , 73 i S, •s--.-.; •,?''S.P.t1085017 ni n' E.181H 0,80t. /50 I /70.96 CC I / 00 11 alol I O •• {}�1�0 NE.IBTH O ,1 /CS r` I RACDNO 0.74 Ac. 1 c i "�ol wio T.C.143 • a 4- . NE.16TH 22 Lc, . ,AfANa`= North Highlands j.�3UNIT68, 1.05Ac j G 1- 5 g n Lu ,R :8 a�l ,b • rc.286 C _TED L T °6so o i 1 . • a 0> ',0O g5 j33. 1.05 At. i • pi ore. ti^ f-a r A /05• o gi!6 �� n . rt./C>8 �. ^ ° s:fp xQ EC 1® Z 2 N j _ 20 tu s' .. da s r. 638: 1E67 v 1 966Ac. N 76 ,/Gsy^, �'AO Y sC I2 s 9? o� r 4.9 77 1.05 Ac I 41 T.L//5 q i"� 7A 77 NSF; •9G 1A �' ®\: • 3J ,3 y g$ /3S.q, / o I. 0 �� ��oT 5\ I\ ��5��: 18 31515 • 95 �� . 54 \�\a° 1yV • N.E. ; jSl, -5�. ERR�co ( 7 - N' . • \1 /Jt A.' 15 A. V 75 n, `'`.� - •1� `o �o ^�'� \,1( IS W .;'/6 �6 APl n, ^\ ,��ct, /� _I(J// 2 ^N, • • R 1 n .i.,i, w.5 �� 1 1817 ^ 4'�e ^ Is 4 ril 1 JO ,t1 l- , 0' 4 , • ct N� /g45 /2.9./% I �� V /E �0 o �T.. 7. 8/�.zz d / �/'/ "' 41 �c. •� . 72 o I5I• ®7 i 15 0 p Q 1502 ,Tr i Q i T.[.269 1.�9Ac. T.C.97 i a ;.1.; 3 v tl °, 'o I 3 °` 1500 o_ / f.159./S) 459.25 /29.94• 4 �151 3s / 150I .26.73 - /. I` 01 .7. I.5.39 " 624./9 _-_ /. Qi ®i2 is/23 `^ N.E \ \ u, �r0. c,:i ram,, rr _ E. 1 fie'sln _r--,9 ram, I ,. ~, / ' ., ". ." �" � — w/o �/ / City in-rlenton Department of Planning/Building/1-um a Works ENVIRONMENTAL 8 DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT:Co v‘bk-iftkchcAA. �.imicC,‘ COMMENTS DUE: NOVEMBER_4, 1997 APPLICATION NO: LUA-97-157,PP,SA-H,ECF DATE CIRCULATED: OCTOBER 21, 1997 APPLICANT: BARRY MARGOLESENVEST JACKSON CO. PROJECT MANAGER: PETER ROSEN. or RENTO i PROJECT TITLE: Kirkland Court Preliminary Plat WORK ORDER NO: 78296 LOCATION: 20XX Kirkland Place.NE fOT 7 ) 1997 SITE AREA: 3.76 acres I BUILDING AREA(gross): N/A SUMMARY OF PROPOSAL:The applicant proposes to subdivide a 3.76 acre parcel into 19 single familyToiiill between 5,000 and 7,709.7 square feet in size. A 1.03 acre steep slope area in the Northeast corner of the properly is to be preserved as a separate Native Growth Protection Area (NGPA)tract. Access is proposed off Kirkland Place NE (via Harrington Avenue NE)with a secondary emergency access connecting to NE 18th Street. A. ENVIRONMENTAL IMPACT(e.g.Non-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 Earth Housing Air Aesthetics Water Light/Glare • Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. PO/ICY-RELATED COMMENTS A4 A/6 C. CODE-RELATED COMMENTS /JWW 6 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 addfd n I information is needed to properly assess this proposal. � A ,/4'; //f7 ature of Director A orized Representative Date DEVAPP.DOC Rev.10/93 • , . , • • . , .. 4,.*:asmiimmamoma,..mionmemigovireopatootoswili.ogrowsioromfo45..,094"47p/ oineQapomPf2„,,:iiimmv*,.:.„,i:.,A,,::x.,.,..:..*,..4:::::,. ..,:,,, k: *... rioviomm0404.,,konf.,;„,..:4A,40 WANANOMMUMANAMD.Evetominesrpoptqwomp.......wommatgompsivno.A0.?: weloginswessomasofwmoomp,is,:w4piiimompok.orri:v.,. ,?,444 . 111121STROPISURRO UN DINGOPROPERM OWNERS . • ::....,a4,, a...0., ,,,,&....m,i.,,,,,,mwm.QA .mbiwpomosoimmompalmq somoinawomiommigammewittiiivisooletivettiet.o.olemoutimeimmmommommitamth , , . , •:..1 .•:!:1 . 1 PROJECT NAME: 401:1. ds4f Al . Pre4tri)tv‘o.49 ii'la1 .• •• . . :.,.•: ...,,.. .. ,: . , • z .0).174 -- -, .: •,,, . .-,,,,: -:.:,,, ..:.:,, ,.:::::-.,,,,, ,,...,.:::::.:,„ ,,,:;,, i„,• ..:. .. ;,, ,,, ,,•*. :*iw,Tk • ,,• •,...„:•..: ..A,.,,• ;:::.:• : .:,:;,..,„.,::.4 ,.:_.• .w:::..,..,44e.:.,:„„:::::•:;„,:.:::;:,•,:;:f: ,;;::i,, ::::.•:..:i.:••,; :ii;:!.• ••: ., ::. • ,7;i:r..: -".- itylikeigitfarirVq$1: :ier§ pti:•:..e..:: ..,izi;.:,i,i, ;:i:i,:.:,: :: ,; :i:•i8:i;iV!.:N1 • .-•'::.• . , APPLICATION NO:•• • •,‘ :,•'''•:••••'• •''''• •''' •i•••••• :)•..; st • .• ..!,i... ••,,t.• --:.••:•-•.,...:•:..,:;,:.81ilvl .,.. . The following is a list of property owners within 300 feet of the subject site The Development : . ,-::::-.:::,:::: • - - .•.:::.•:- Serves Division will notify these individuals of the proposed development. • • • ' • • 04ziyal,v-zz-u9 . ,: '4-'u"-"--iu4ASSESSOR'S PARCEL PERES$ HONtrtREEK ASSOCIATES L A , Do,999 RENTON HOUSINhUkiatiORITY 897777 1 1215 120TH AVENUE NORTHEAST SUITE 970 HARRINGTON NE BELLEVUE WA . ' 98005. . i-. RENTON WA - -, 98056 042305-9242-03 . 042305-9301-01 : . - \ POTTER DAVID E+PAULETTE L 179999 STEINKE • RONALD LEE+01X1E -MA4N9999 2104 DAYTON AVE NE ' 2020 •KIRKLAND PLACE NE RENTON WA 98056 RENTON WA 98025 . . • -• • 042305-9334-02 - ' :042305-9336-00. - • 1 LOEBE DAVID A . 33A009 CITY OF : RENTON 669800 • 2040 KIRKLAND PL NE . , • , PARK DEPT RENTON WA ' -- 98056 ' 200 ' HILL 'AVE SOUTH • . . RENTON WA - 98055 042305-9341-03 • • • 042305-9342.r02 . . _.• , RENTON HOUSIN&- AUTRORITY3:49800 RENTON. HOUSING AUTHORITY , 349800 . A. ,, • . 970 .HARRINGTON. NE • ' • • '- ' . 970 'HARR:INGTON NE RENTON WA :, 98056 RENTON ,WA . . 98056 . _ • , , , • , • ,. • ..• ••:-.:... - • •-•••:-:- 312305-T9001-01 SCOTT AR • W CONST . 00 109999 , ., 9840 S CARR RD -.. ' . - . RENTON WA 98055 . 354770-0010-07 354770-0020-05 . ' SHOJI MACK S+AIKO 609999 • MCDONALD ,JAMES R ' 719999 2300 JEFFERSON 'AVE NE 0A 101. v 2300 JEFFERSON AVE NE fA 102 . RENTON • WA 98056 RENTON WA' ,- -;16056. ' . _ :-`' -,•'.) - - • , ' ,:., 354770-0030-03 354770-0040-01 . KLUTH BEVERLY J --. 769999 LIFF ROBERT NE RA W 2300 JEFFERSON AVE NE 0A103 - DC . 2300„ JEFFERSON AVE f-A!t1.0.4.(c'i' • ,- RENTON WA . 98056 RENTON WA ' ''- '-`,.,.1.- ;:?•,980'56,:-- .--: , - I (Attach additional sheets, if necessary) „. . . , ..t• :•, „, ;„A''.?.1ARANA . . .-i•. ;L;i!'•:,,•_-' ',-'''''''0 ' '' - - ""-' • .-, • . . - •,-.,-., ,.,„,.-i4: ".f.t4,,I,'! , . (Continued) • • NAME ADDRESS ASSESSOR'S PARCEL NUMBER • I• 1I • I . . 1 • oar;cant Certification , A I, �A " ' "�J� , hereby certify that the above list(s) I(Print Name) of adjacent property j owners and their addresses were obtained from: ❑ City of Renton Technical Services Records c] Title Company Records • 0" King County Assessors Records 1 Signed iii447 -2,--- . Da . 1 , (Applicant 1 ATTESTED: Subscribed and sworn before me, a No arryy P residing at Iut'tL on the L mod. . ' , - hington, -- - of�SIB"�UBLIC � Q STA ASHINGTON Signed . j MICHAEL G. MICKIEWICZ (Notary Public) • MY eppointmi4rtt Erpires June 1f 2000 ... I I r ',C R... T I. ...MA ILI IL '.: t:no �ces;.of;the: ro o ,:...::.:.:..:..::..: .:.Y,imp[oyee):.<::.;... :.�;:::::..E::»..::::::;::::.:�.::;:.;. .�: :.. .::..:..:. .;:PP..cation'.were.: .>;:: :>. :.mai ed: ;:;;:»: . c,..;listed�� r ;• �� .:.:�:::;::.:....:. P..:.. P.e ..:owner... :;;:.� . :::.::... ::.:,:::::.::.::.�:..�:.�.�:,;..�.�.:�::::::.:::::� :.::. :::::.::.:.�::.�:::::.�:::,:.�:.:.:.::::..:.:�.:::...:.:::::..::.:: I .....:�:::.....::.v:;...:•::;:v'.::::v:;:.� . ..... .;i: :is`: ) ge:.g Date ... .. V ........:. Ati .:.:..'; .isN0 » ; N.;. ::.:>i; :i•i:•::.i'.i ::;;.::.:;: :.:?.;:::.:..:'.. • ubscrbeda n. swor n�b efore.me :.. ... :; : ..:.;":. ;.::. , n ,, ri:;a:d::fo .:.th:e:S:t.atoo,f:;WVahi�. . . :04.a:t: . .6>. : :: : : ;:' .•,.. . 1�-Z:. ' .. r ..::. ::. :.::•:::•is is;:;•>; REV 07/95 MARILYN KAMCHEFF EXPIRES 99 2 i ' 354770-0050-08 I . 354770-0060-06 JOHNSON ROBERT. E+SAGA':- Y : J6N9999 HOOVER 0 ;EY-- A 710145 2300 JEFFERSON AVE NE _ -201 1., ; . 2300 . JEF.- SON - AVE NE VA-202 RENTON. WA 98056 RENTON WA 98056 354770-0070-04 . 354770-0080-02 MOSS. GARY L+KATHLEEN M 609999 GOEBELCHERYLA . 679999 2300 • JEFFERSON AVE NE VA203 • 2500 JEFFERSON ' AVE NE *A204 RENTON WA ' 98056 - RENTON WA 98056 354770-0090-00 354770-0100-08 - RICHTER RODNEY: W+RIE M :769999 :VANFLANDERN.. KEVIN+JENNIFER 60999 9 - 2300 . JEFFERSON AVE NE VB105 2300JEFFERSON - AVE NE :;;8-106 • RENTON .WA • 98056 RENTON: WA - 98056 - - . . .. . . ...... •. ------ - --- -•-- ------.._ .. _.' • . . . -- ------------- __ __ . .. . ._- 354770-0110-06 354770-0120-04' -SOUTHAM CAROLYN M 609999 ROGERS:JOHN -.L+ELIZABETH A 6N9999 2300 JEFFERSON AVE NE VB107- 2300:.JEFFERSON ;AVE NE nB108 RENTON .WA 98056 . RENTON. WA ' - 98056 354770-0130-02 -- - 354770-0140-00 DETORE ELMER .A 689999 SCOFIELD ;MARJORIE -719999 2300 JEFFERSON - AVE NE 0 8109 ' 2300 :JEFFERSON AVE NE uC110 RENTON WA - 98056 RENTON . WA 98056 T 354770-0150=07 J 354770-0160-05._ YILMA- AMSALE - .7.79999 TSUCHIYA :KIMIO • :729999 2300 .JEFFRESON AVE NE 0C111 2300::JEFFERSON ' AVE NE VC112 • - 1 RENTON WA. 98056 • RENTON .WA . 98056 354770-0170-03 354770-0180-01i O'LAUGHLIN MICHAEL :J . '609999 LUANAVA SELSO .H 690099 2300 JEFFERSON AVE NE 0C113 HAGANDER-LUANAVA JENNIFER •A 1 RENTON WA . 98056 2300JEFFERSON . AVE .NE ;:C-114- -' _ RENTON : WA 98056 354770-0190-09 354770-0200-07 STENDER ERIC M . 729999 FERGUSON GREGORY • 769999 2300 JEFFERSON AVE NE VD 115 2300 :JEFFERSON AVE NE 00116 RENTON WA 98056 RENTON WA 98056 354770-0210-05 354770-0220-03 - PERSINGER CAROL JEAN 739999 MCGANNTROY.. V+AMY L . 61)9999 2300 JEFFERSON - AVE -NE tD117. • 2300 =JEFFERSON - AVE NE VD 118..;. •: RENTON WA - 98056 RENTON WA -'',;<913Q56 . .,. 354770-0230-01 354770-0240-09 KLEMCZYK CHRISTOPHER 609999 STONE TAMMY L+JONATHA-N E.. '7;T99f9.9-` 2300 JEFFERSON AVE NE OD-215 . 2300 JEFFERSON AVE NE 002.1O-- -, - ' . RENTON WA 98056 RENTON WA -- `9' 8056 • 354770-0250-06 354770-0260-04 MILLER JEFF A+LISA. M. - 729999 SCHOUTEN DEENA M- ET AL 699999 2300 JEFFERSON AVE NE V0217 2300 JEFFERSON AVE NE 'VD 218 RENTON WA 98056 RENTON WA = - 98056 ' 354770-0270-02 i' 354770-0280-00 HONEY CREEK . ASSOC LLC 749800 HONEYCF7—K ASSOC LLC 749800 . 1215 120TH AVE NE i..' 1215 . 12( AVE NE BELLEVUE WA 98005 - BELLEVUE WA 98005 _ i, , 354770-0290-08 i. . 354770-0300-06 - • UNGEFUG VERONICA P 769999 HONEY ;CREEK ASSOC -LLC 749800 2300 - JEFFERSON AVE NE OH134 A1215 120TH . AVE NE RENTON WA 98056 BELLEVUE WA • 98005 354770-0310-04 - 354770-0320-02 WALKER TERRILL MARTIN 779999 HONEY:CREEK ' ASSOC LLC .749800 2300.. JEFFERSON AVE NE VH232 1215 120TH AVE NE RENTON WA . 98056 BELLEVUE WA 98005 • 354770-0330-00 354770-0340-08 CARTER VICKY L 769999 BULLOCK PAULJ.. 759999 2300 JEFFERSON AVE NE VH234s 2300 JEFFERSON AVE NE VH235 RENTON WA 98056 RENT-ON .WA 98056 354770-0350-05 354770-0360-03 FALKNER KRISTIN M 759999 HONEY. CREEK ASSOC LLC 749800 2300 JEFFERSON AVE NE 01136 1215 120TH AVE NE ' RENTON WA 98056 BELLEVUE WA 98005 . 354770-0370-01 H 354770-0380-09 HONEY CREEK ASSOC LLC 749800 HONEY.-CREEK- ASSOC LLC 749800 1215 120TH AVE NE 1215 120TH AVE NE BELLEVUE WA 98005 BELLEVUE WA . 98005 354770-0390-07 - 354770-0400-05 HONEY CREEK - ASSOC LLC 7498.00 HONEY: CREEK ASSOC LLC 749800 1215 120TH AVE NE . 1215 . 120TH . AVE NE BELLEVUE WA 98005 BELLEVUE WA 98005 • • 354770-0410-03 354770-0420-01 BRADLEY TRACY L 789999 MORAN: KATHRYNE F 769999 2300 JEFFERSON AVE NE ;:J142 2300 - JEFFERSON AVE NE 11J143 RENTON WA 98056 RENTON- WA 98056 354770-0430-09 354770-0440-07 POLF EDDIE C+LOIS C 779999 SCHMIDT :PATRICIA A+JOHN F S779999 2300 JEFFERSON AVE NE 0J240 2300 JEFFERSON AVE NE VJ241 RENTON WA 98056 RENTON WA 98056 354770-0450-04 354770-0460-02 ELDRIDGE MICHAEL R 769999 SHARP JON D+JENNIFER C 759999 2300 JEFFERSON AVE NE fJ242 2300 - JEFFERSON AVE NE VJ243 RENTON WA 98056 • RENTON WA 98056 354770-0470-00 354770-0480-08 WEAVER JIM P 789999 HONEY CREEK ASSOC LLC 749800 2300 JEFFERSON AVE NE. 0K144 1215 120TH - AVE NE RENTON WA 98056 BELLEVUE WA 98005 mt ' 354770-0490-06 i:. »ti r (v-v�vv-v-t HONEY :CREEK ASSOC LL`' 749800 HONEY: C° EK ASSOC LLC 749800 1215 120TH AVE NE 1215 1; H . AVE NE BELLEVUE WA - 98005 }. BELLEVUE WA 98005 ?;. 354770-0510-02 i 722780-0090-06 LEE LINDA L . .759999 i SCOTT BRECK . W 699999 2300 JEFFERSON AVE NE VK148 PO .BOX 2752 , RENTON .WA 98056 I RENTON WA 98056 . 722780-0095-01 722780-0100-04 WILSON GREG 609999 SCOTT .BRECK W 699999 15466 RENTON ISSAQUAH RD PO BOX 2752 r>, RENTON .WA 98059 i RENTON: WA 98056 722780-0102-02 ' 722780-0105-09 WILSON GREG 609999 WILLIAMS GERALDINE WILSON -26-9999 15466 RENTON ISSAQUAH RD 617 CAMAS AVE NE RENTON WA 98059 RENTON WA 98055 722780-0110-02 722780-0115-07 . ' ZIMMERMAN MARK E 4N0438 GREISING GERI .N+PAUL L 719999 4600 NE 12TH ST . - 4 1010 KIRKLAND :PL NE RENTON WA 98059 RENTON WA 98056 ' . 7227800120-00 722780-0125-05 BAACK CHARIS L 101095 PAULUS: GERALD .. J C EUNICE 8 402325 2202 NE 24TH ST 1617 JONES AVE NE RENTON WA 98056 RENTON WA 98056 • 722780-0130-08 722780-0135-03 ' SECREST VIRGINIA 779999 RENTON SCHOOL DIST 403 712777 3106 LAKE WASHINGTON LVO NO 435 MAIN AVE S RENTON WA 98056 RENTON WA 98055 722780-0140-06 722780-0145-01 RENTON HOUSING AUTHORITY 912777 CITY OF RENTON 912777 970 HARRINGTON NE BENNETT W E RENTON WA 98056 200 MILL AVE S RENTON WA 98055 722780-0165-06 722780-0180-07 PERSSON TERRY+BILLIE 380016 RICHARO+EVELYN 'KACHEL TRUST359999 . 2821 NE 8TH PLACE . 621 SW 297TH ST RENTON WA 98056 FEDERAL WAY WA 98021 722780-0190-05 860300-0005-09 WOOD MYRON E 630550 SHOO EDWARD G 605678 3017 NE 16TH ST 12303 206TH PL SE RENTON WA 98056 ISSAQUAH WA 98027 860305-0005-04 860305-0005-04 SHDO EDWARD G 605678 ****;<**,; *********,ti******* ,* ,t**** 12303 206TH PL SE *************##*****#********at*** ISSAQUAH WA 98027 K****; ***; ****x***************,F* *******f ***** ****************** • Uti�Y �.4,, NOTICE OF APPLICATION • PLANNING/BUILDING/PUBLIC WORKS • DATE: OCTOBER 21,1997 A Master Application has been filed and accepted with the Development Services Division of the City of Renton. The. following briefly describes the application and the necessary Public Approvals. PROJECT NUMBERINAME: LUA-97-157,PP,SA-H,ECF I KIRKLAND COURT PRELIMINARY PLAT DESCRIPTION: The applicant,West Jackson Company,Inc.,proposes to subdivide a 3.78 acre • ' parcel Into 19 single family lots ranging between 5,000 and 7,709.7 square feet In size.A 1.03 acre steep slope area in i the Northeast corner of the property Is to be preserved as a separate Native Growth Protection Area(NGPA)tract. Access Is proposed off Kirkland Place NE(vie Harrington Avenue NE)with a secondary emergency access connecting to NE 18th Street. Street improvements are proposed to consist of a 42 foot wide right-of-way with 32 feet of pavement and a four(4)foot sidewalk on one side of the street. The subdivision application does not propose construction of residences on the created lots. GENERAL LOCATION: 20XX Kirkland Place NE STUDIES REQUIRED/OR AVAILABLE: Conceptual Drainage Study Geotechnical Report • • PUBLIC APPROVALS: Environmental Review' Site Plan Approval Preliminary Plat Approval • . Building Permit Comments on the above application must be submitted in writing to Peter Rosen,Project Manager,Development Services Division,200 Mill Avenue South,Renton,WA 98055,by 5:00 PM on December 8,1997.This matter is also scheduled for a public hearing on December 16,1997 at 9:00 AM,Council Chambers,Second Floor Municipal Building, 200 Mill Ave.South.If you are interested in attending the hearing,please contact the Development Services Division, 277-5582,to ensure that the hearing has not been rescheduled.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 mall,contact Peter Rosen at(425)235-2719.Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. 'PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION I • DATE OF APPLICATION: OCTOBER 17,1997 $ NOTICE OF COMPLETE APPLICATION: OCTOBER 21,1997 _ DATE OF NOTICE OF APPLICATION: OCTOBER 21,1997 j n-I t' ' I I� lik � cam,, A3'"t �. 'ter/� i • 1 CO '.iE ISa I) • f � 1 TE Mrr �A� lt i a w n + • meCO 4_ GENIMLOT.DOd ., s -.-- dl,1 CERTIFICATION— - - • Ir fiff--rilliftviii in , hereby certify that 3 copies of the above document were posted by me in -3 conspicuous places on or nearby the described property on OCT 4,erect --),( r('7 • - • • Signed: : - % v/ g , STATE OF WASHINGTON ) • ) SS COUNTY OF KING ) • I, certify that i know or have satisfactory evidence that %7T I Yoh I -II signed. this instrument and acknowledged it to be his/her/their free and voluntary act for the uses •' -. •and purposes mentioned in the instrument. \it.- ,r-• . • '". - " Not ry Pub1i�E�� and for the St -e-e ' hmgt q/K �Y� • if'Bl1w •. ? ` &Va u ,e- /'y5 de� ..q Print 1►A RI �lA1 •• NIG �� FF 2g•' Notary � ) �x xis , YTfYi�Y .Wr.� d.� ,,,�a,� My appointment expir-iit _-._ °"z 5-.4_.:I..-f-: ':+ .•T_ .- VC)TARY,COC ♦ NOTICE OF APPLICATION PLANNING/BUILDING/PUBLIC WORKS DATE: OCTOBER 21, 1997 A Master Application has been filed and accepted with the Development Services Division of the City of Renton. The following briefly describes the application and the necessary Public Approvals. PROJECT NUMBER/NAME: LUA-97-157,PP,SA-H,ECF/KIRKLAND COURT PRELIMINARY PLAT DESCRIPTION: The applicant,West Jackson Company, Inc., proposes to subdivide a 3.76 acre parcel into 19 single family lots ranging between 5,000 and 7,709.7 square feet In size. A 1.03 acre steep slope area in the Northeast comer of the property is to be preserved as a separate Native Growth Protection Area (NGPA) tract. Access is proposed off Kirkland Place NE(via Harrington Avenue NE)with a secondary emergency access connecting to NE 18th Street.. Street improvements are proposed to consist of a 42 foot wide right-of-way with 32 feet of pavement and a four(4) foot sidewalk on one side of the street. The subdivision application does not propose construction of residences on the created lots. GENERAL LOCATION: 20XX Kirkland Place NE STUDIES REQUIRED/OR . AVAILABLE: Conceptual Drainage Study Geotechnical Report PUBLIC APPROVALS: Environmental Review • • Site Plan Approval Preliminary Plat Approval Building Permit • Comments on the above application must be submitted in writing to Peter Rosen,Project Manager,Development Services Division,200 Mill Avenue South,Renton,WA 98055,by 5:00 PM on December 8,1997. This matter is also (scheduled for a public hearing on December 16,1997 at 9:00 AM,Council Chambers,Second Floor Municipal Building, 200 Mill Ave.South. If you are interested in attending the hearing,please contact the Development Services Division, 277-5582,to ensure that the hearing has not been rescheduled. 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 mall,contact Peter Rosen at(425)235-2719. Anyone who submits written comments will automatically lbecome a party of record and will be notified of any decision on this project. PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION DATE OF APPLICATION: OCTOBER 17,1997 • NOTICE OF COMPLETE APPLICATION: OCTOBER 21,1997 o f•;:.' ( ; DATE OF NOTICE OF APPLICATION: OCTOBER 21,1997 _: , JJI �. ':_L fl dd :r 41 E• 4 • /` 71 :� '"CX) tt fa�Iigol i i. $' : ,. Bip:Vd'> TED �'., 161N rvon ' • Oak?. i `. au �; ES?), ta••-•.f•!i�p 6• arwe�sl GENMALOT.DOC y K IBL` -+--r-,..,ah i f �� ': `� CIT's OF RENTON ..i� -`.1 } Planning/Building/Public Works Department Jesse Tanner,Mayor Gregg Zimmerman RE.,Administrator • October 21, 1997 Mr. Barton Treece, Jr. Treece&Company 320 Second Avenue South, Suite#200 Kirkland, WA 98033 - SUBJECT: Kirkland Court Preliminary Plat ; Project No. LUA-97-157,PP-SA-H,ECF Dear Mr.Treece; 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. It is tentatively scheduled for consideration by the Environmental Review Committee on November 18, 1997. Prior to 'that review, you will be 'notified if any additional information is required to continue processing your application. The date of Tuesday, December 16, 1997, at 9:00 AM, has-been set for a public hearing - to review the above-referenced matter. The hearing, before Mr. Fred Kaufman, Renton - Hearing Examiner,will be held in the Council Chambers on the second floor of City Hall, Renton, Washington. Tha 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. Please contact me, at(425)235-2719, if you have any questions. Sincerely, • Peter Rosen Project Manager • cc: Mr. &Mrs. Norman Abrahamson/Property Owners Mr, &Mrs. Russell Keller/Property Owners ACCPTLR.DOC 200 Mill Avenue South - Renton, Washington 98055 VIII This oaoer contains 50%recycled material.20%cost consumer . - % ) y l 1 :::.::::.::::::::::::::.�: ::«:;: ::::;;::;.;:<.;;:.:":.;::::;;:: :::::.>:.;;:;•. �.;:.::.::.;;:. :.:DEVELOPMENT:: E V.CES D.I...1.SC.0N....... ..... ::;::;;::::PR•OJECT..INFORMATION > : Note ;if:;there:is more::than 9 one:fe"al owner l Pease'.'attach an;a dditi:o;nal' rio"taii2a.jM�ater A:i:ai: ti6ri1a Bache :caner ..'. . .. .,... .. ...:.. PROJECT OR DEVELOPMENT NLAME: NAME: ' r 4a4. C4Pa�fJ0/'Qdid So/l �C•!/' a.�/`ddlel -fd 9tt`/J4-nii ,fie//r•r• e Y PROPERTY/PROJECT` ADDRESS(S)/LOCATION:/ / /� / / ADDRESS: ' d 6 .AlG /7 ('�f"J ,47ader siod7riCely eiMeL ar/,i, i CITY: -� , `�j4, ZIP: l60 KING COUNTY•ASSESSOR'S ACCOUNT NUMBER(S), (>414 0 5 4 9098 -08 TELEPHONE NUMBER: • EXISTING LAND USE(S): 141114 • > > <APP:LI:CAN:T> if: otfie:r<lFiin.o...::.:e.:.).:::::.:.:.::.......... `�'' )• r//a PROPOSED LAND USES:: / NAME: h 'ry V /"� ✓1��`G'r ��1„ /e� /lf' oil! �.�1 ' i1�/y l4 . COMPANY (if a -pliicable):A EXISTING COMPREHENSIVES PLAN MAP DESIGNATION: ,,j -p 57 cI vl 4p 4ry�a.4y� J4 . /q �tQ• gill/o`/4C1/47g , ADDRESS:1413 • / / 's0 L 'ew PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION (if applicable): CITY: , , :A ZIP: .5s�� EXISTING ZONING: f�(�, ,�--/o TELEPHONE NUMBER: G PROPOSED ZONING (if applicable): ' E SO • SITE AREA (SQ. FT. OR ACREAGE): NAME: �i,1047!4 Gl. /•/k.e6ce.,4. /to /9�i0,#/3 /6, kt—G. COMPANY(if applicable): PROJECT VALUE: ,. , ,t, ADDRESS: IS THE SITE LOCATED IN THE AQUIFER PROTECTION AREA? Z0 , - ?-4 . i 1�,fo eel, ,SPA eArie 1 CITY: ZIP: teiri •sAGY/ n/�f 58011 IS THE SITE LOCATED IN ANY OTHER TYPE OF ENVIRONMENTALLY SENSITIVE AREA?TELEPHONE NUMBER: /1,1 4 oar �L ,I>`dW404G 115• €Z2. • Z17 iii. >`'» LEGA ..IDES>::::>;;>::»::>:<:»::>::>:.::::«::: OPE ...Y.. Attac. .s sheet:<:atf:::::(t► . esser::.:::.>:.;i:. ................................ ... .__:.._ :................................................................ i ....................................................Y.................. .. ... ...... • • ::::: :::::::::«::«:;::<::::.....................:.........:<:::> ....::::::::::::: :::::<:::::::::::: TYP I=..A ...t L1.CATl O S . > >»< >::<< : C. ec a .a . a# i ii e. t.. t . C.. ff .w►ll: .e rmf e: o. ..s.,.. .... . . . . .. . . ANNEXATION $ SUBDIVISION: _ — COMP. PLAN AMENDMENT $ ' _ REZONE $ _ LOT LINE ADJUSTMENT $ _ SPECIAL PERMIT - v - SHORT PLAT - - $ _TEMPORARY PERMIT $ TENTATIVE PLAT $ CONDITIONAL USE PERMIT $ XRELIMINARY PLAT $ .a•®®®,6-0 SITE PLAN APPROVAL $ 90, FINAL PLAT $ GRADE & FILL PERMIT $ (NO. CU. YDS: ) PLANNED UNIT DEVELOPMENT: $ _VARIANCE . $ (FROM SECTION: 1 1 PRELIMINARY _WAIVER $ FINAL I _WETLAND PERMIT $ ROUTINE VEGETATION MOBILE HOME PARKS: $ '4 — MANAGEMENT PERMIT $ --- _ BINDING SITE PLAN $ SHORELINE REVIEWS: — SUBSTANTIAL DEVELOPMENT $ CONDITIONAL USE $ 1— _VARIANCE $ _ EXEMPTION $No Charge .ENVIRONMENTAL REVIEW $ 854,1t _ REVISION $ :::>:>::>:<::::»»::»::>::>::>;»: : ::>• :.....A..El. AVlT..O.....O.WN. RSH............................... .. ::: ; I, (Print Name) \ ,declare that I am (please check one)8/:he owner of the property involved in this application,_the ' authorized representative to act for the property owner(please attach proof of authorization), and that the foregoing statements and answers herein contained and the information herewith submitted are in(all respects true and correct to the best of my knowledge and belief. .:T.eo SL d G. 4• /�EGLE/J �atz,- AN k . 0s3$kA Nerol.fo iJ . 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MASTERAP.DOC REVISED 8/97 it Order No. 2246910 LEGAL DESCRIPTION: PARCEL 1: THAT PORTION OF THE WEST 1/2 OF THE EAST 1/2 OF THE NORTHEAST 1/4 OF THE SOUTHWEST 1/4 OF SECTION 4, TOWNSHIP 23 NORTH, RANGE 5 EAST W.M. , DESCRIBED AS FOLLOWS: BEGINNING AT THE SOUTH 1/4 CORNER OF SAID SECTION 4; THENCE NORTH 01°16'12" EAST 1, 305. 19 FEET TO A 1/16 CORNER; THENCE NORTH 88°38'40" WEST 640. 23 FEET; THENCE NORTH 01°05'22" EAST 630 FEET TO THE TRUE POINT OF BEGINNING; THENCE NORTH 01°05'22" EAST 300 FEET; THENCE SOUTH 88°38'40" EAST 321. 60 FEET; THENCE SOUTH 01°10'52" WEST 300 FEET; THENCE NORTH 88°38'40" WEST 321. 12 FEET TO THE TRUE POINT OF BEGINNING; SITUATE IN THE CITY OF RENTON, COUNTY OF KING, STATE OF WASHINGTON. PARCEL 2 : THAT PORTION OF THE EAST 1/2 OF THE NORTHEAST 1/4 OF THE SOUTHWEST 1/4 OF SECTION 4, TOWNSHIP 23 NORTH, RANGE 5 EAST W.M. , DESCRIBED AS FOLLOWS: - BEGINNING AT THE SOUTH 1/4 CORNER OF SAID SECTION; THENCE NORTH 01°16'12" EAST 1,305. 19 FEET TO THE SOUTH LINE OF THE NORTH 1/2 OF THE SOUTHWEST 1/4; THENCE NORTH 88°38'40" WEST 640.23 FEET; THENCE NORTH 01°05'22" EAST 930 FEET TO THE TRUE POINT OF BEGINNING; THENCE NORTH 01°05'22" EAST 378. 81 FEET; THENCE SOUTH 88°19'21" EAST 322 . 19 FEET; THENCE SOUTH 01°10'52" WEST 377 FEET; THENCE NORTH 88°38'40" WEST 321. 60 FEET TO THE TRUE POINT OF BEGINNING; EXCEPT THAT PORTION GRANTED, CONVEYED AND QUIT CLAIMED FOR PUBLIC WELFARE TO THE CITY OF RENTON IN DOCUMENT RECORDED SEPTEMBER 26, 1957 AS RECORDED UNDER RECORDING NO. 483486; AND EXCEPT THAT PORTION LYING WESTERLY AND SOUTHERLY OF THE PORTION CONVEYED TO THE CITY OF RENTON IN DOCUMENT RECORDED SEPTEMBER 26, 1957 RECORDED UNDER RECORDING NO. 483486; SITUATE IN THE CITY OF RENTON, COUNTY OF KING, STATE OF WASHINGTON. Page 2 July 17, 1997 Mr. Peter Rosen Associate Planner Planning/Building/Public Works City of Renton 200 Mill Avenue S. • Renton, WA 98055 RE: KIRKLAND COURT(TAX LOT NOS. 042305-9232-05 AND 042305-9098-08) Dear Peter: As owners of the above referenced properties,this letter will act as our confirmation that Mr. Barry J. Margolese,West Jackson Company,Inc.,and Mr. Barton G. Treece, Jr., P.E., Treece and Company, are authorized to sign on our behalf in the matters of applications, SEPA review and for obtaining necessary permits. Should you or any of the agencies of the City of Renton, King County or the State of Washington have questions, please contact us at 3408 NE 17th Street, Renton, WA 98055. Sincerely, Norman and Carol Ab ahamson i Russell and Ann Keller alc4P4- 7r • • .•••• •••••• ••••:::• •••• ••••••••'•••.• >€>;> >» >< :• •><:• ••••; »€ :C :• •••••F RENT ...... A LLATION `'`` ` ........AFFIDAVIT OF INS`TAL: ......:.:...:.. :.::::.::::..::.::::. ::.:::.::.:::.:::.::..::.:::.::::::.::::.::.::.::.::.::.:::.::.::.::.: nsiiiiininum STATE OF WASHINGTON ) COUNTY OF KING ) • ,�Q P404 c , `v►neace.e tfp-- , being first duly sworn on oath, deposes and says: bd- 1. On the c4u day f J of k,L/ , 19 497 , I installed / public information sign(s) of the property located at asl4E-as ✓�y—dizitaivL/ 74e.sil is - for the following project: • a keo.4.4.-se/' fi�aca ,cI6 Project name Owner Name 2. This/these public information sign(s) was/were constructed and installed in locations in conformance with the require► ents of Renton Municipal Sections 9-12-8 G and 9-12-9-I 2a. r//1)(----7.e% ffiant SUBSCRIBED AND SWORN to before me this t oil day of OCT-0 CQCTL , 19Q7 . NOTARY PUBLIC • STATE OF WASHINGTON MICHAEL G.MICKIEWICZ _ fJ /4. My appointment Expires June 11,2000 �'w[ ] . ..` NOTARY PUBLIC in and for the State of Washington, residing at 13GTt.t 67.4„. {r. Ission expires on J Vwe 1(4 ZooQ • op- PUBSIONS.DOC 7 lan REV.EV95 r- Ciry l'eNToy A/G PROJECT NARRATIVE KIRKLAND COURT CITY OF RENTON,WASHINGTON The Kirkland Court project envisions the development of 19 single family lots on a 3.76 acre parcel located south and easterly of the existing Kirkland Place.NE in Renton, Washington. The site is bounded on the south by a two lot development containing two double-wide mobile homes, on the west by single family lots and homes, on the north by a combination of single family lots and homes and the property immediately east is undeveloped. There is an area in the northeast portion of the site that slopes steeply to the east and north(labeled as Tract A on the preliminary plat). Approvals sought at this time are: 1. Preliminary plat 2. Site plan 3. SEPA Additionally,we are requesting a partial vacation of street right-of-way as the existing 60-foot right- of-way is larger than the current 42-foot width requirement in this zoning. Water service to Kirkland Court will be obtained by the extension of an existing 8-inch water main located in Kirkland Place NE. There is an existing fire hydrant in the vicinity of proposed Lot 19 which has been tested at 1,200 gallons-per-minute with a static pressure of 70 psi. By extending a water line southerly to a point within the proposed cul-de-sac and installing a fire hydrant in the vicinity of Lots 4/5, all homes will be within the required 300 foot radius and, since this fire hydrant will be lower in elevation than the existing hydrant near Lot 19, one could anticipate slightly higher pressures and a similar flow. Additionally, fire protection access will be through both the extension of Kirkland Place NE and the requested 20-foot-wide emergency vehicle easement which has been negotiated with the adjacent property owner to the south (Mr. Looney). Sanitary sewer service will be gained by a combination ofa southerly extension from an existing main in Kirkland Place NE and construction of a new main along the mentioned emergency access easement, thence westerly to the intersection of NE 18th and Kirkland Avenue NE. Based upon soil's investigations by Terra Associates, Inc., stormwater infiltration is not an option on this property. Therefore,stormwater will be detained to the 100-year design standard and piped along NE 18th to Kirkland Avenue and southerly on Kirkland Avenue to an existing storm sewer line at the intersection of NE 16th Street and Kirkland Avenue NE. Street improvements will consist of 32 feet of pavement within a 42-foot right-of-way with a 4 foot sidewalk on one side. For that portion of Kirkland Place NE that is currently improved, the easterly '"ECENED bt4:kiddand.naz 1 OCT 1 7 1997 DEVELOPMENT PLANNING CITY OF RENTON side will be upgraded with curb, gutter and sidewalk with a transition to the existing paving section westerly of proposed Lot 19. Upon receipt of approvals and construction of the above mentioned improvements, the final plat will be completed, filed of record and the lots sold to homebuilders. Each builder will be responsible for obtaining the individual building permits necessary for his lot(s). Site information, including lot square footages and density calculations are shown on the preliminary plat. bt4:kirkland.nar 2 CONSTRUCTION MITIGATION KIRKLAND COURT RENTON,WASHINGTON Based upon our current understanding of processing and hearing scheduling times, we would anticipate,with an early September submittal of applications,to be complete with the preliminary plat, site plan and SEPA processes in November 1997. Prior to that time, final construction plans and plat design efforts will have commenced and submittals for appropriate review and approvals scheduled concurrent with final approvals of site plan, etc. We, therefore, anticipate a start of construction sometime as early as January 1998 with a completion in six to eight weeks thereafter. It is envisioned that construction, once begun, will be performed between the hours of 7:00 a.m. and 6:00 p.m. - or other hours as specified by the City of Renton ordinances, six days per week. We would anticipate hauling and transportation routes would utilize Kirkland Avenue and Sunset Way. During construction minimization of dust, mud, noise and other noxious characteristics will be accomplished by the appropriate methods, sprinkling, wheel washing, street steeping, erosion control and all equipment will be muffled. Construction will proceed as expeditiously as possible to minimize the overall time frame. As always, the owners, contractors and the engineer will work closely with the City of Renton staff and building inspectors to address any anticipated problems in a speedy and efficient manner. GI=V::OPrylttVl'pLgIyNING • CITY OF ReNTon bt4:kirkland.mit rib TREECE & COMPANY ENGINEERING AND DEVELOPMENT CONSULTANTS 320 2nd Ave South, Suite 200, Kirkland,Washington 98033 Phone(206) 822-2577 Fax(206) 822-8758 September 15, 1997 9664.07 Peter Rosen,Associate Planner Development Services Division City of Renton 200 Mill Avenue S. Renton,WA 98055 RE: KIRKLAND COURT(PRE-APPLICATION FILE 97-36) Dear Peter: Attached please find our application materials in support of this request for SEPA Environmental Review, Site Plan Review and preliminary plat subdivision approvals. We are also hereby requesting that the City of Renton grant a request for the abandonment of a portion of Kirkland Place NE that is currently unimproved and the current right-of-way(60 feet)is wider than the current City standard(42 feet). The land area involved in this request is approximately 2,970 square feet, which will be replaced by approximately 12,632 square feet of additional street right-of-way. Please note,we have obtained an easement from the adjacent land owner which should satisfy Jim Gray's request for a second fire department access. This proposed development anticipates installation of improvements (streets, utilities and storm drainage), recordation of the Final Plat and sale of lots to individual buyer/builders. As our client,West Jackson Company, Inc.,will not be involved in the actual home construction,no site landscaping has been shown and therefore a "Landscaping"Plan has been omitted from the submittal package. Based upon direction received in our pre-application conference in April, the extension of Kirkland Place is shown with a 42 foot right-of-way with 32 feet of pavement centered. The question of you and the engineering staff is what width of sidewalks should we anticipate, and should we install sidewalks on both sides of the street. We would appreciate a response to this question with your first review cycle so that information may be incorporated into our final submittal. Peter,we appreciate your assistance. Please call should you need additional information or have questions of us. Best regards, TREECE&COMPANY. 9, Barton G. Treece,Jr.,P.E. oo�'op i�rp R roNN'//k BGT:vg:rosen.915 cc: Wes Jackson Company,Inc. CITY OF RENTON ENVIRONMENTAL CHECKLIST Purpose of Checklist: The State Environmental Policy Act (SEPA), Chapter 43.21C RCW, requires all governmental agencies to consider the environmental impacts of a proposal before making decisions. An environmental impact statement (EIS) must be prepared for all proposals with probable significant adverse impacts on the quality of the environment. The purpose of this checklist is to provide information to help you and the agency identify impacts from your proposal(and to reduce or avoid impacts from the proposal,if it can be done)and to help the agency decide whether an EIS is required. Instructions for Applicants: This environmental checklist asks you to describe some basis information about your proposal. Governmental agencies use this checklist to determine whether the environmental impacts of your proposal are significant, requiring preparation of an EIS. Answer the questions briefly,with the most precise information known,or give the best description you can. You must answer each question accurately and carefully, to the best of your knowledge. In most cases,you should be able to answer the questions from your own observations or project plans without the need to hire experts. If you really do not know the answer,or if a question does not apply to your proposal,write"do not know"or"does not apply." Complete answers to the questions now may avoid unnecessary delays later. Some questions ask about governmental regulations, such as zoning, shoreline, and landmark designations. Answer these questions if you can. If you have problems,the governmental agencies can assist you. The checklist questions apply to all parts of your proposal,even if you plan to do them over a period of time or on different parcels of land. Attach any additional information that will help describe your proposal or its environmental effects. The agency to which you submit this checklist may ask you to explain your answers or provide additional information reasonably related to determining if there may be significant adverse impact. Use of checklist for nonproject proposals: Complete this checklist for nonproject proposals,even though questions may be answered"does not apply." IN ADDITION,complete the SUPPLEMENTAL SHEET FOR NONPROJECT ACTIONS (part D). For project actions,the references in the checklist to the words"project,""applicant," and"property or site" should be read as"proposal,""proposer,"and"affected geographic area,"respectively. A. BACKGROUND 1. Name of proposed project,if applicable: Kirkland Court tilt COVED 2. Name of applicant: �"T 1 7 7997 Barry J.Margolese DEVELOPMENT�'L�NN�NG CITY OF RENITON bt4:966407.sec 1 of 13 • 3. Address and phone number of applicant and contact person: Applicant: West Jackson Company,Inc. Contact: Barton G. Treece,Jr.,P.E. 108 S.Jackson, Suite 700 Horton Dennis&Assoc.Inc. Seattle, WA 98104 320 Second Avenue S. (360) 387-4302 Kirkland, WA 98033 (206) 822-2525 4. Date checklist prepared: July 15, 1997 5. Agency requesting checklist: Planning/Building/Public Works 6. Proposed timing or schedule(including phasing,if applicable): Construction commencing Spring 1998 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes,explain. Yes-4 lot short plat on adjacent property to south. 8. List any environmental information you know about that has been prepared, or will be prepared,directly related to this proposal. None to our knowledge. 9. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? If yes,explain: None to our knowledge. 10. List any government approvals or permits that will be needed for your proposal,if known. City of Renton - Site plan, preliminary plat, final plat and construction plan approvals. Subsequent building permits by individual/buildings/lot purchasers. 11. Give brief, complete description of your proposal,including the proposed uses and the size of the project and site. There are several questions later in this checklist that ask you to describe certain aspects of your proposal. You do not need to repeat those answers on this page. (Lead agencies may modify this form to include additional specific information on project description.) Development of 19 single family lots on 3.76 acres together with necessary street and utility improvements. bt4:966407.sec 2 of 13 12. Location of the proposal. Give sufficient information for a person to understand the precise location of your proposed project,including a street address,if any,and section,township, and range,if known. If a proposal would occur over a range of area,provide the range or boundaries of the site(s). Provide a legal description,site plan,vicinity map,and topographic map,if reasonably available. While you should submit any plans required by the agency,you are not required to duplicate maps or detailed plans submitted with any permit applications related to this checklist. Located in the Southwest 1/4, Section 4, Township 23 North, Range 5 East, W.M., East and southerly of the present terminus of Kirkland Place NE. TO BE COMPLETED BY APPLICANT EVALUATION FOR AGENCY USE ONLY B. ENVIRONMENTAL ELEMENTS 1. EARTH a. General description of the site(underline one): Flat, rolling, hilly, steep slopes, mountainous. b. What is the steepest slope on the site (approximate percent slope)? 75%in northeast corner; 4%on balance c. What general types of soils are found on the site(for example, clay,sand,gravel,peat,muck)? If you know the classification of agricultural soils, specify them and note any prime farmland. Forest duff glacial till d. Are there surface indications or history of unstable soils in the immediate vicinity? If so,describe. None to our knowledge. e. Describe the purpose,type,and approximate quantities of any filling or grading proposed. Indicate source of fill. Approximately 460 cy of cut to fill-no fill import anticipated. bt4:966407.sec 3 of 13 f. Could erosion occur as a result of clearing, construction, or use? If so,generally describe. No. Standard erosion control measures will be employed,including stabilized construction entrances,silt fencing and mulching. g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? 30% h. Proposed measures to reduce or control erosion, or other impacts to the earth,if any: Same as 0 above. 2. AIR a. What types of emissions to the air would result from the proposal(i.e.,dust,automobile,odors,industrial wood smoke) during construction and when the project is completed? If any, generally describe and give approximate quantities if known. Dust from construction activity could be a temporary nuisance, but no long term impacts. b. Are there any off-site sources of emissions or odor that may effect your proposal? If so,generally describe. None to our knowledge. c. Proposed measures to reduce or control emissions or other impacts to air,if any: Transportation of materials on local streets would be controlled to minimize congestion during peak travel times. 3. WATER a. Surface: 1) Is there any surface water body on or in the immediate vicinity of the site (including year-round and seasonal streams, saltwater,lakes,ponds,wetlands)? If yes,describe type and provide names. If appropriate, state what stream or river it flows into. Honey Creek is northeast of the site. bt4:966407.sec 4 of 13 2) Will the project require any work over, in, or adjacent to (within 200 feet)the described waters? If yes,please describe and attach available plans. No -Nearest proximity of construction would be 250-300 feet away. 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. 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 volume of discharge. No. b. Ground: 1) Will ground water be withdrawn,or will water be discharged to ground water? Give general description, purpose, and approximate quantities if known. No. 2) Describe waste material that will be discharged into the ground from septic tanks or other sources,if any(for example: Domestic sewage; industrial, containing the following chemicals . . , agricultural; etc.). Describe the general size of the system,the number of such systems,the number of houses to be served (if applicable), or the number of animals or humans the system(s) are expected to serve. None. bt4:966407.sec 5 of 13 c. Water Runoff(including storm water): 1) Describe the source of runoff (including storm water) and method of et od collection and disposal,if any(include quantities,if known). Where will this water flow? Will this water flow into other waters? If so,describe. Additional runoff will be generated by additional impervious areas. This will be collected in a storm drainage/detention system and conveyed to existing storm sewer systems in Kirkland Avenue. 2) Could waste materials enter ground or surface waters? If so, generally describe. Surface water could be contaminated by runoff containing oil or gas from automobiles. This runoff will be directed to a water quality facility prior to discharge. d. Proposed measures to reduce or control surface,ground,and runoff water impacts,if any: On-site water quality/detention/infiltration facilities. 4. PLANTS a. Check or underline types of vegetation found on the site: X deciduous tree: alder,maple,aspen,other X evergreen tree:fir,cedar,pine,other: Hemlock X shrubs, grass pasture crop or grain wet soil plants: cattail,buttercup,bulrush,skunk cabbage, other water plants:water lily,eelgrass,milfoil,other other types of vegetation* Logging Slash b. What kind and amount of vegetation will be removed or altered? Approximately 1/3 acre will be cleared for street and utility construction and 2 acres for homesites. Additional amounts will be cleared by lot purchasers for home construction. c. List threatened or endangered species known to be on or near the site. None to our knowledge. bt4:966407.sec 6 of 13 • d. Proposed landscaping,use of native plants,or other measures P P g+ to preserve or enhance vegetation on the site,if any: Plantings, irrigation by homeowners. 5. ANIMALS a. Underline any birds and animals which have been observed on or near the site or are known to be on or near the site: birds:hawk,heron,eagle,songbirds,other: songbirds mammals:deer,bear,elk,beaver,other: rodents fish: bass, salmon,trout,herring,shellfish,other: None b. List any threatened or endangered species known to be on or near the site. None to our knowledge. c. Is the site part of a migration route? If so,explain. Not to our knowledge. d. Proposed measures to preserve or enhance wildlife,if any: None. 6. ENERGY AND NATURAL RESOURCES a. What kinds of energy (electric,natural gas, oil,wood stove, solar) will be used to meet the completed project's energy needs? Describe whether it will be used for heating, manufacturing,etc. Electricity-Power HVAC,Lighting Gas(if available)heating 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: None. Individual home builders will have to comply with the City of Renton codes and ordinances. bt4:966407.sec 7 of 13 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. None to our knowledge. 1) Describe special emergency services that might be required. Fire,Police and Ambulance services consistent with similar residential areas. 2) Proposed measures to reduce or control environmental health hazards,if any: None required.' b. Noise 1) What types of noise exist in thear ea a ea which may affect your project(for example:traffic,equipment,operation,other)? None. 2) What types of levels of noise would be created by or associated with the project on a short-term or a long-term basis.(for example: traffic, construction, operation, other)? Indicate,.': • what hours noise would come from the site. ; Short Term-Construction related(6±months) 7 a.m. to 7p.m. Long Term-None , 3) Proposed measures to reduce or control noise impacts,if any: None proposed. 8. LAND AND SHORELINE USE a. What is the current use of the site and adjacent properties?' Site is vacant Adjacent uses are single family homes.' b. Has the site been used for agriculture? If so,describe. No. bt4:966407.sec 8 of 13 c. Describe any structures on the site. None. d. Will any structures be demolished? If so,what? No e. What is the current zoning classification of the site? R-10 f. What is the current comprehensive plan designation of the site? RO g. If applicable, what is the current shoreline master program designation of the site? Does not apply. h. Has any part of the site been classified as an "environmentally sensitive" area? If so,specify. Steep slope in northeast corner of site - not proposed for significant modification. i. Approximately how many people would reside or work in the completed project. 50 j. Approximately how many people would the completed project displace? None. k. Proposed measures to avoid or reduce displacement impacts, if any: Not Applicable. I. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans,if any: The project anticipates eventual construction of 19 single family homes similar in size to existing adjacent uses. bt4:966407.sec 9 of 13 9. HOUSING a. Approximately how many units would be provided, if any? Indicate whether high,middle,or low-income housing. 19-Middle Income. b. Approximately how many units,if any,would be eliminated? Indicate whether high,middle,or low-income housing. None. c. Proposed measures to reduce or control housing impacts, if any: Not Applicable. 10. AESTHETICS a. What is the tallest height of any proposed structure(s), not including antennas: what is the principal exterior building material(s)proposed? Maximum per code for single family units - exteriors typically wood siding. 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? Only that associated with similar residential area during night. b. Could light or glare from the finished project be a safety hazard or interfere with views? No. bt4:966407.sec 10 of 13 c. What existing off-site sources of light or glare may affect your proposal: None to our knowledge. d. Proposed measures to reduce or control light and glare impacts,if any: None proposed 12. RECREATION a. What designated and informal recreational opportunities are in the immediate vicinity. North Highlands Park 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. 13. HISTORIC AND CULTURAL PRESERVATION a. Are there any places or objects listed on, or proposed for, national,state,or local preservation registers known to be on or next to the site? If so,generally describe. None to our knowledge. b. Generally describe any landmarks or evidence of historic, archaeological,scientific,or cultural importance known to be on or next to the site. None to our knowledge. c. Proposed measures to reduce or control impacts,if any: None needed bt4:966407.sec 11 of 13 14. TRANSPORTATION a. Identify public streets and highways serving the site, and describe proposed access to the existing street system. Show on site plans,if any. The site will access to the existing Kirkland Place NE, hence to Kirkland Avenue and Harrington Avenue NE. b. Is site currently served by public transit? If not,what is the approximate distance to the nearest transit stop? c. How many parking spaces would the completed project have? How many would the project eliminate? 2/dwelling;none eliminated d. Will the proposal require any new roads or streets, or improvements to existing roads or streets, not including driveways? If so,generally describe(indicate whether public or private). The proposal will require the extension of Kirkland Place NE (public) and several access tracts (private). e. Will the project use (or occur in the immediate vicinity of) water,rail,or air transportation? If so,generally describe. No. f. How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur. Approximately 190 trips per day would be generated by the completed project - peak volumes would occur at typical commuter AM&PM peaks. g. Proposed measures to reduce or control transportation impacts,if any: Payment of traffic mitigation fees at$750.00 per lot; construction of City Standard paving, sidewalks, signage and lighting. bt4:966407.sec 12 of 13 15. PUBLIC SERVICES a. Would the project result in an increased need for public services(for example:fire protection,police protection,health care,school,other)? If so,generally describe. The project would result in increased need for public services commensurate with similar single family developments. b. Proposed measures to reduce or control direct impacts on public services,if any. Construction of on-site streets and other public improvements, payment of applicable(if any)mitigation fees. 16. UTILITIES a. Underline utilities currently available at the site: electricity, natural gas,water,refuse service,telephone,sanitary sewer, septic system,other. b. Describe the utilities that are proposed for the project, the utility providing service,and the general construction activities on the site or in the immediate vicinity which might be needed. Extension of City of Renton water, sanitary sewer and storm sewer. C. SIGNATURE I, the undersigned, state that to the best of my knowledge the above information is true and complete. It is understood that the lead agency may withdraw any declaration of non-significance that it might issue in reliance upon this checklist should there be any willful misrepresentation or willful lack of full disclosure on my part. Signature: Printed Name: Ariiion Cat /rdg,Ce,.GeV Date Submitted: 9.4"r)7 bt4:966407.sec 13 of 13 TRANSNATION TITLE INSURANCE COMPANY 14450 N.E. 29TH PLACE BELLEVUE, WA 98007 Prepared for: Transnation No. : 2246910 Customer Reference: 100317CK TRANSNATION TITLE INSURANCE CO Escrow No. : Seller Abrahamson 16528 CLEVELAND ST. , STE. E Buyer/Borrower : Westjackson REDMOND, WA 98052 Attn: CINDY KOSANKE 3/1 By For sery ce i rder call: (206) 646-85 -8 -441-7701 LIZ SIMPSON, ROBERT L. IVERSON or MARGARET ORMBREK (FAX # (206) 646-0545) SCHEDULE A EFFECTIVE DATE: March 18, 1997 at 8: 00 A.M. 1. Policy or policies to be issued: Amount ALTA Owner's Policy $330,000. 00. Premium $721. 00 Standard Policy (Homeowner's Resale Rate) Tax $ 59. 12 Proposed Insured: WEST JACKSON CO, INC. , A WASHINGTON CORPORATION Total $780. 12 2 . Title to fee simple estate or interest in said land is at the effective date hereof vested in: NORMAN R. ABRAHAMSON AND CAROL M. ABRAHAMSON, HUSBAND AND WIFE AND • RUSSELL L. KELLER AND ANN E. KELLER, TRUSTEES OF THE RUSSELL L. AND ANN E. KELLER TRUST, AND SUCCESSORS 3 . The land referred to in this commitment is described as follows: See "LEGAL DESCRIPTION: " RECEIVED OCT 1 7 1997 DEVELOPMENT PLANNING CITY OF RENTON Order No. 2246910 LEGAL DESCRIPTION: PARCEL 1: THAT PORTION OF THE WEST 1/2 OF THE EAST 1/2 OF THE NORTHEAST 1/4 OF THE SOUTHWEST 1/4 OF SECTION 4, TOWNSHIP 23 NORTH, RANGE 5 EAST W.M. , DESCRIBED AS FOLLOWS: BEGINNING AT THE SOUTH 1/4 CORNER OF SAID SECTION 4; THENCE NORTH 01°16'12" EAST 1,305. 19 FEET TO A 1/16 CORNER; THENCE NORTH 88°38'40" WEST 640.23 FEET; THENCE NORTH 01°05'22" EAST 630 FEET TO THE TRUE POINT OF BEGINNING; THENCE NORTH 01°05'22" EAST 300 FEET; THENCE SOUTH 88°38'40" EAST 321. 60 FEET; THENCE SOUTH 01°10'52" WEST 300 FEET; THENCE NORTH 88°38'40" WEST 321.12 FEET TO THE TRUE POINT OF BEGINNING; SITUATE IN THE CITY OF RENTON, COUNTY OF KING, STATE OF WASHINGTON. PARCEL 2 : THAT PORTION OF THE EAST 1/2 OF THE NORTHEAST 1/4 OF THE SOUTHWEST 1/4 OF SECTION 4, TOWNSHIP 23 NORTH, RANGE 5 EAST W.M. , DESCRIBED AS FOLLOWS: BEGINNING AT THE SOUTH 1/4 CORNER OF SAID SECTION; THENCE NORTH 01°16'12" EAST 1,305. 19 FEET TO THE SOUTH LINE OF THE NORTH 1/2 OF THE SOUTHWEST 1/4; THENCE NORTH 88°38'40" WEST 640.23 FEET; THENCE NORTH 01°05'22" EAST 930 FEET TO THE TRUE POINT OF BEGINNING; THENCE NORTH 01°05'22" EAST 378.81 FEET; THENCE SOUTH 88°19'21" EAST 322 . 19 FEET; THENCE SOUTH 01°10'52" WEST 377 FEET; THENCE NORTH 88°38'40" WEST 321. 60 FEET TO THE TRUE POINT OF BEGINNING; EXCEPT THAT PORTION GRANTED, CONVEYED AND QUIT CLAIMED FOR PUBLIC WELFARE TO THE CITY OF RENTON IN DOCUMENT RECORDED SEPTEMBER 26, 1957 AS RECORDED UNDER RECORDING NO. 483486; AND EXCEPT . THAT PORTION LYING WESTERLY AND SOUTHERLY OF THE PORTION CONVEYED TO THE CITY OF RENTON IN DOCUMENT RECORDED SEPTEMBER 26, 1957 RECORDED UNDER RECORDING NO. 483486; SITUATE IN THE CITY OF RENTON, COUNTY OF KING, STATE OF WASHINGTON. Page 2 Order No. 2246910 SCHEDULE B REQUIREMENTS. Instruments necessary to create the estate or interest to be insured must be properly executed, delivered and duly filed for record. EXCEPTIONS. Schedule B of the policy or policies to be issued will contain exceptions to the following matters unless the same are disposed of to the satisfaction of the Company. A. Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the public records or attaching subsequent to the effective date hereof but prior to the date the proposed Insured acquires for value of record the estate or interest or mortgage thereon covered by this Commitment. B. Standard exceptions set forth in inside of back cover. C. Special exceptions: 1. Real Estate Excise Tax pursuant to the authority of RCW Chapter 82 . 45 and subsequent amendments thereto. As of the date herein, the tax rate for said property is . 0178. 2 . General Taxes, as follows, together with interest, penalty and statutory foreclosure costs, if any, after delinquency: (1st half delinquent on May 1; 2nd half delinquent on November 1) Tax Account No. Year Billed Paid Balance 042305-9232-05 1997 $1,526. 02 $0. 00 $1, 526. 02 (Covers Parcel 1) 042305-9098-08 1997 $1,387 .29 $0. 00 $1, 387 . 29 (Covers Parcel 2) The levy code for the property herein described is 2100 for 1997. 3 . Conservation (CON) Service Charge, as follows, together with interest, penalty and statutory foreclosure costs, if any, after delinquency: (1st half delinquent on May 1; 2nd half delinquent on November 1) Tax Account No. Year Billed Paid Balance 042305-9232-05 1997 $1.25 $0. 00 $1. 25 (Covers Parcel 1) 042305-9098-08 1997 $1.25 $0. 00 $1. 25 (Covers Parcel 2) Page 3 Order No. 2246910 4. Liability for Surface Water Management (SWM) Service Charge, if any, which are not presently assessed, but may appear on future rolls. 5. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: GRANTEE: Puget Sound Power & Light Company, a Washington corporation PURPOSE: Single line of poles AREA AFFECTED: The description contained therein is not sufficient to determine its exact location within the property herein described RECORDING NO. : 2517134 6. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: PURPOSE: Road AREA AFFECTED: The West 30 feet RECORDING NO. : 3465393 7 . EASEMENT AND THE TERMS AND CONDITIONS THEREOF: GRANTEE: Pacific Northwest Bell Telephone Company PURPOSE: Communication Lines AREA AFFECTED: North 10 feet of said premises RECORDING NO. : 7605120522 8. MATTERS SET FORTH BY SURVEY: RECORDED: September 23, 1991 RECORDING NO. : 9109239003 DISCLOSES: Discrepencies in angles and/or distances of record 9. DEED OF TRUST AND THE TERMS AND CONDITIONS THEREOF: GRANTOR: Norman R. Abrahamson and Carol M. Abrahamson, husband and wife and Russell L. Keller and AnnIE. Keller, husband and wife TRUSTEE: Land Title Company of Kitsap County BENEFICIARY: The Estate of Sally Hartsock or assigns ADDRESS: 8023 NE Hidden Cove Rd. , Bainbridge Island, WA 98110 LOAN NO. : --- ORIGINAL AMOUNT: $129, 000. 00 DATED: September 5, 1991 •RECORDED: September 10, 1991 RECORDING NO. : 9109101422 Investigation should be made to determine the present balance owing with the appropriate lender/agency/individual. Page 4 Order No. 2246910 10. FEDERAL TAX LIEN. Taxpayer: Ann Keller Amount: $44,724. 11 Identifying No. : 919403151 Recorded: February 18, 1994 Recording No. : 9402180702 Said item is a lien provided taxpayer is identical with Ann E. Keller. The effect of said notice of federal tax lien(s) depends upon the identity of the taxpayer with the above proposed insured. The enclosed statement of identity affidavit form should be completed and returned to the Company to assist in establishing proper identity. 11. TERMS AND CONDITIONS of the Trust under which title is claimed. A copy must be submitted for our review. Any proposed transaction must comply with the conditions provided for in RCW 11. 100. 140 and/or RCW 11. 110. 020. NOTE 1: According to the application for title insurance, the proposed insured(s) is/are West Jackson Co. , Inc. , a Washington corporation. We find no pertinent matters of record against the name(s) of said party(ies) . NOTE 2 : The above captioned description may be incorrect, because the application for title insurance contained only an address and/or Parcel Number. Prior to closing, all parties to the transaction must verify the legal description. If further changes are necessary, notify the Company well before closing so that those changes can be reviewed. Closing instructions must indicate that the legal description has been reviewed and approved by all parties. NOTE 3 : Assessed Valuation: Land: $110, 000. 00 Improvements: --- (Covers Parcel 1) Land: $100, 000. 00 Improvements: --- (Covers Parcel 2) NOTE 4 : The current property address is not available at this time. Page 5 Order No. 2246910 END OF EXCEPTIONS Investigation should be made to determine if there are any service, installation, maintenance or construction charges for sewer, water, or electricity. In the event this transaction fails to close, a cancellation fee will be charged for services rendered in accordance with our rate schedule. CLE/mjr ENCLOSURES: Sketch Vesting Deed Paragraphs 5-9 Questionnaire • Page 6 • I LL5'STIPG I? 7.2004.TIJC YOUR 1 Dar•?SH TY OD IS 20T GULF.L IZZO IG SNC4 ACCUR.►TZ YEASURMIXTE. �. I \ SCALE I " — IO( _ ......, oio 40"s ''0 �� s 7t.7S 4,,..r 2�t.O.tI 2 7 9 ..: a. - O2, c.>y or 33 Z.Ze o.r istit y 32. \-... • w 006 0 k �\ 4. w .t, !! 70 w tan,O \ y C- • C�? 0 i� A- - F Ili 4[ 1. 9 IV a orb 7. S P ' % 3 ^ "' . C,T'•�I N i I o 4 av �v +J � ; apF ^ 2 • 7� V. b '1 43 cli III t t �• y ^fie : S % 4C r tee+ 0. �A� v ,, aa • q. 0) U o �. '1,665/ Ism `IS/% I s o olio /�,n 9 �� - t,l6® '' (� \ in oie, 104, v C•oY roe hhn n o..� Ast= _ 777((( H,. f_ t NGS�4+0 y!®.Om .vro.v ono. I�off \ • 2 1 ?e �1i� oi7.o v �; e + / . , �,k , \ -I', 34 L., ,,,.,., it G In • Z 1 /Li.6T ; k 0 ^-0 o o�c 1 � o `' so i \ pc, "K sosu�s- 6T-4Jsi-gr 8S. wUUU i r i I ILli a MfiZ Q .. G ,1.ysle w ngo.• \see• •4 . .n.2 + !: C8 KC SP 1085017 -8608260686 8 ° ~ ;` •( LOT 1 ii g LOT 2 o K 0 �N• 5 �° lit • $��O ,s•17 �D��s y ~ 0 •'27e o k�•.f- O / o °0(��tt�+�v'a oBpG v l This sketch is provided, without charge, for your information. It is not intended to show all - matters related to the property including, but not limited to, area, dimensions, easements, en- croachments, or location of boundaries. It is not a part of, nor does it modify, the commitment or policy to which it is attached. The Company assumes NO LIABILITY for any matter related to this sketch. References should be made to an accurate survey for further information. . , •_ . , , . . ..• „ . - „ , , '- . .......... . ... ... „. ...„. ... . ... ...................„_........,,,,.....:.„.......,____ ., • - ...A.:•••%,-,:,$,6.,*-6,4 :•,,--,,,,4-..i",-..6..*,,,,,....--. ..............i$,',I,K,6:,K.::::::...,,:,0$,,,,..: ,1,;,i,;i!:;,...:::::•:„...:.,,,,,,,„,-,.:,-,,,,m1.:,,,,:,,-..:ii.i,-„-ii,,-„i,;ii,,•,:. . , • ' ..,,,••, ..,...........,.-.•.-."- ...7..:...•.Y.:::::::::.......'-',.,',.:';:,::::.,.•;:%':•.•.•.-*.-.` .. .......:.:.....,.....,........ .. ..................,........ . . ..... -...------.........-----................--.—. • , .9.:0 ••••:•,:,„ • . . . , , . . ,:::,„„:„ . . , s . 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Prepared for - • , . . , . , i::::,,•,.,.:,..„ . ::::::........: • ', 1 - • , ::.,,„,:,,,;,i,; , • . . . , 1 . .......,......„ • , . - . - West Jackson Company . ;...,,•:•-;:•i• • .. . • c/o Treece and• Company ,..,..,...: . --, : _ Kirkland, Washingtonii.„..,--.f.•.. i,...„..., . :::„...:..,. . ,--......,.., • -- i• ,,,,,,,.: , . ..:::::,„!„:.:.:..„- . •••,„,,,N - . . • , , 1 . op. . , ' . , • ,;::::....-:: , , . . . •, ••:. ' , . . . „:„.,,,..„: -- 1 .•:•:•••• , , . . , . , . „ :,:,:::,:::!:! .,:,,,•:., , R::::.•,:,„:;: • . :::::::,..i:::::::, , ', Igq• • - , , .„.....,., , i, , ,--., , , , • „ •.:.::.:. .i , . . , . , . ,.:,:::::::„. • _. • , , , . . . „....„.„:„„., , . , .„m•, , - 01'ic ET ei f E 17 V:9 i s 7 ei p t e m b e r 15, 1997F.,,m. 1 1, 1 , - ' '. • . .*.ii:fi::':::::::::':': . , '...:-,s..'..•'... „ LOPAnt:hri PLANNINta,...,. , 1..:•,:.1.i,i;:: , . . ,_ ::•:::.:•:.. , ... DEVE .$,,, . • . . • '-';',.':'-'.ifii CITY OF RENTON , , • :.....,..„.: , • .ii.,•:..g,.::,..-, . , • . . .. ,:...,....„,....,....,:x.:,..x,...,...,..%....,-.:.,...:„.:„...:...,...........,...,........„,.................... , . . . , , • . . . .' - . , . TERRA ASSOCIATES Inc. - - ' ,, , - :• ' Consultants in Gebtechnical Engineering, Geology ),..•,' :', •,), and,..,...„—,...„. .... ' • , : ''. Environmental Earth Sciences • : -: ' ' - ' ) -- , September 15, 1997 < . , : , • . _ , , ' , ' 1 •, ; r Project No. T-3734 : • , - - • - _ West Jackson Company do M .Bart Tréece , Treece and Company . . • , , , , : : : ' ' . : : ., ' . : - , ' 320—2nd AVenue South- . , ' , • Kirkland,Washington 98033 : , , • ' : ' _ , ' ' , ' • , , ., , , " _ . . , - Subject: , GeotechnicalEngincering Study , Kirkland. ,Court., • , „ , • , Kirkland Place NE Renton, Washington ---.. , Dear Mr Treece • - , . . _ , . ,.. , ,- As requested,,we have conducted a geotechnical engineering study for the Kirkland Court project The The'attached report presents our findings and recommendations for the,geOtechnical aspects of project design and construCtion. -, ,- • Our field exploration indicates the site is,underlain by medium:dense to very dense.-silty sand with varying amounts of gravel. Groundwater seepage-was not encountered in the test pits-or observed from the faces of the slopes at the site, We did not observe indications of-unstable slope cOnditionS. ,-.. • In our opinion, the site conditions encountered, would not preclude development as,planned. ' The undisturbed native soils-or structural,fill would be suitable for supporting residential structures and pavements, proyided the , • recomniendations,presented in this report are incorporated into project design and construction;;The.on-site soils, )- I ' • - , are fine-grained and moisture-sensitive and will be difficult to use as structural fill during the wet winter months: - - • , - , , • We appreciate the opportunity to be of service to you during the design phase of this project and look forward to . working with you during the final design and- construction phases, We trust the information presented in this , report is sufficient for our current needs. If you have any questions or require additional information, please call: , SincerelYYour;41-:-'.c$' TERRAAS '_, „ . -., :: : , , t_ICY ,.; ' ..a' •'s,f ' * ''' . '' ' • 4 . ‘7V-fs:"' ?!-') eo.pre J:-.c -9 p:f Arz .f, Principal En:::. (,- keoists09' 4 . , o , $ .o , .. , o . , - i •-, . ! - ,1n25 Willows Road, Suite 101,,Kirkland, Washington 98034 • Phone (425) 824-7.77 • ' ' P., ' 1.' :" , , TABLE OF CONTENTS . g. • 1.0 Project Description 1 ' 2.0 Scope of Work 1, 3.0 - Site Conditions 2_ 3.,1' Surface 2. 33 Groundwater 2 .. 4.0, Discussion and Recommendations 3 4:1 General 3 , . 1 . 4.2 Site Preparation and Grading 3 4.3 Building Setbacks from Steep Slopes: 4 •4.4 Foundations 5 4:5. Slabs-on=grade _'S 4.6 Drainage. 5 �; 4:7 Utilities :,6 4:8 Infiltration • 6 4.9 Pavements - 5.0. Additional Services." 7 6:0 Limitations :7. . - Vicinity.Map, Figure.1 Exploration Location Plan Figure 2, . Appendix - Field Exploration and Laboratory Testing ' Appendix A • • September 15; 1997 : :.ProjectNo:T-3734 3.0 SITE CONDITIONS" 3:1 Surface - The project site is an approximately 3.9-acre parcel located.between Kirkland'Place NE'and the unimproved. , extension of NE 18th.street'in Renton,Washington. Theapproxim'ate location of the site is shown on the Vicinity.'. Map,`Figure 1. A one-lane paved'access road leads to y the site from Kirkland Avenue NE, which'currently provides access;to the adjoining residential property at the northwest corner. The south and west property margins are bounded by single:family residential development while the north and east margins'remain undeveloped: The, property is bounded by a chain link fence along a.portion of the:western residential margin. A telephone utility easement is located along the north steep slope property margin. At the present time, debris on !'y the site includes dumped piles of trash, wood, 'yard debris, tires;and,scrap_metal. The site currently supports a " covering of grasses, brush,'Scot's.broom, ornamental shrubs; small to medium:sized:coniferous and deciduous t trees. Overall, the site is relatively flat with about six feet of relief. Steeper site slopes are located along the,northwest property margin making up'the majority of:site relief of approximately 150 feet. The slope has inclination on the order of-25 percent increasing to 60 percent'or more near the lower reaches.:The steep:slope supports medium to large deciduous'and evergreen trees and'a moderate undergrowth of brush. The slopes in this area face an east- west trending drainage Swale, Honey creek:The slopes below the site at this location appear to be in a stable • configuration and did.not_show signs of past movement or-instability.' As aresult,of surface runoff transporting, materials down slope, a portion of the surrounding slopes exhibit minor amounts:of,surface slope wash Soils. , • Several 'windfall,trees;and-stumps were rioted on the site slopes. Overall site drainage is.good':due to the sloping nature of the site_and near-surface granular soils. We did not observe any indications of:significant erosion, seepage, or ponding of surface water: 3.2 Soils The'soils encountered in the test_pits consist of approximately 6 to 12,.inches of forest'duff and;topsoil overlying ' silty sands with varying amounts.of gravel and cobbles. '`The silty sand-With gravel is generally medium dense to , dense and presently dry in,the upper 3.5 to;4:feet.Underlying the upper medium dense soil is dense to very dense, gravelly silty sand(glacially compacted till). The till soils underlay the site to the maximum depth explored at 9.5 ,-' feet below existing grade. Roots were encountered in. the test pits to depths ranging'from 2.5 to ,4.5 .feet. • Appendix A provides.a more detailed,:description'of the'subsurface conditions encountered in the test,pits. The approximate test pit locations are shown on Figure 2. 3.3 " Groundwater • We did.not observe:groundwater seepage or wet soils in-any of the test.pits excavated-:at the site. However;a seasonal perched Water table would be expected to exist on top of the very dense till during the wet winter and spring mmonths. The'medium dense ,upper soils are,slightly mottled in most of the,test,pits, indicating that a • - perched water table likelyexists'at times.Exposed" the steeper site slopes are.a result of surface erosion P , along p P - from site sur"face`runoff Page No:2 :September 15, 1997 „ - ProjectNo.,T-3:734 • 4.0 DISCUSSION AND,RECOMMENDATIONS 4'1 Greneral ; Based on our.study; in our opinion,:there are no geotechnical conditions which would:preclude development'AS proposed."The proposed homes can be supported on conventional spread footings.'bearing•:on competent native:. ' • soils below the upper 6 to 1'2 finches of surficial topsoils:` Alternatively, structural fill placed and compacted in'. , accordance with'our recommendations Will .be suitable for supporting the building foundations:'It:should be anticipated that in some foundation excavations, loose for disturbed soils maybe encountered'as a result:of ground clearing and stump removal: If encountered, these'areas should be replaced with structural fill,or;foundation carried to.frim native-soils. Floor slabs and pavements can:be similarly supported. Most,of the native_soils encountered at.the site contain a'significant amount of fines and Will be-difficult to compact as,structural fill when too,wet The ability to.Use native soil from.site excavations as structural fill will depend on` its',Moisture.content and the prevailing Weather conditions at the time, of construction. ; If' grading activities must take.place during the winter,season,the owner should,be prepared`,to import free-draining granular '. material for use as structural fill. a_nd backfill. - The following-recommendations should:.be incorporated.-into the project:design drawingsfand construction specifications. These recommendations are preliminary and maybe,altered or'augmented upon review of the final plans. • - 4.2` Site Preparation and'Grading , To prepare the:site for construction,all vegetation, organic surface soils,and other deleterious materials should be , • stripped and removed from the site. Surface stripping depths;of;about 6 to 12,inches-should be `expected to_ - remove organic debris and topsoil: Stripped vegetation debris should be removed from the:site; Topsoil will not, be suitable for use as:structural fill=but may be used for-limited'depths in non-structural'areas;or`for landscaping i purposes: ; Once clearing and stripping operations'are complete, cut and fill operations can be initiated to,establish desired pavement and building,grades. Prior to placing:fill, exposed surfaces should be proofrolled to determine if.any, isolated soft`and yielding areas are present. Proofrolling:should,also be:performed:in:,cut areas that will:provide. direct support'for new construction. ' If excessively yielding areas are:,observed,'and they'cannot be stabilized in place by;compaction,-they should be cut to,firm bearing and filled to grade with Structural-fill. If the depth,of',excavationito remove;unstable'soils is excessive, you could consider using.a geotextile fabric, such.as Mira :50.0X or-equivalent, in conjunction with _ granularg should,: . structural fill.:, A minimum-of'18:'inches of a clean. 'structural fill'over;;the eotextile;fabric establish a stable bearing surface: Page No. 3 September•"1S, 1997 Project No.T-3734 . A-representative of Terra Associates, Inc:should.observe"-all proofrolling operations: We also'recoinmend field:• evaluations at the time.of construction to'verify stable subgrades. , . • Our;stud�" indicates,'that the native" soils .contain,a si nificant: ercenta e of;fines= "silt and clay size, articles Y. g P g (� particles). These soils will be difficult to compact as"structural,fill if:they:are:too wet or too,dry Accordingly, the ability to • use native soils from site:excavations as:structural fill Will depend on their Moisture content and the prevailing weather conditions when site grading activities•'take place. _ Laboratory testing,indicates that at the time of our study,,the soil's'moistu're=content.was near or below,optimum. Provided these`soils are, laced durin dry weather conditions they should be suitable;.for direct.use as structural • l:. p g: �'. • : .fill. If grading activities are planned during the:wet winter,months;or;if.they are initiated. during the summer;and extend into''fall and winter,'the owner should be prepared import:wet weather structural fill .For this purpose,. we recommend importing a granular soil that meets the following grading requirements:, • • U.S. Sieve Siz'e'. Percent Passing' { 3 inches 100 {—. No:.4 75 maximum N.o.200,. 5 maximum*. ' *Based`on the 3/4 inch'fraction: Prior_to'use, 'Terra`Associates,,Inc. should examine and-:test all materials imported to the site:foruse as;structural•', fill ,_ Structural fill "should be•placed in uniform loose layers not exceeding 12 inches and compacted to a minimum'of 95 percent of:the soil's' maximum "dry-density as, determined by ASTM Test Designation D-698 (Standard Proctor). The,moisture content.of the soil.atthe'timeof compaction should;be within:two percent of its;optimum, as determined by this ASTM standard.''In=non-structural areas'or for, backfill.in:utility trenches below a depth Of four feet,'the degree of Compaction'cap be reduced to 90 percent.; " ._. 4:3; Building.Setbacks,froin Steep Slopes The soil and groundwater conditions we encountered during our subsurface":investigation".and the results of our-: visual,site reconnaissance indicate that slopes below-Lots 18, 19,`'and'20:ai•e currently stable"and Would be `. expected•to "remain'stable during;and after construction: Based.on.the soil."and• groundwater conditions we encountered in our test pits,the:surface conditions we observed and the nature of the'"proposed development,:we. , believe'that a building setback line of 25 feet from.-the top of the steeper northslopes-at about Elev..375 would - adequately mitigate the steep slope hazard:. We should review:"planned,grading on Lots;18, and 19 to o assess • stability:,_On a preliminary.basis;-if fill':'is placed on these lots, it should not exceed five feet in;depth., Page lo.4',' .. September 15, 1997 ;P•roject No:T-3734 4.4 _Foundations: ;.. The:building:may be`supported.on conventional spread footing,foundations bearing:on competent native,'Soils or on struCtural fills,placed above competentt-,native:soils'as'•recommended'in the Site. Preparation and.Grading'', section. Perimeter foundations,should be placed at least,1,..5:feet below final exterior';grades for'frost protection:,. Interior foundations can be constructed at any convenient depth.. ' We.'.recommend designing foundations for a net allowable bearing capacity Of 2;500 pounds per,square foot(Op:, For short-term loads,such as wind:,and seismic, a 1/3 increase in this allowable capacity can be used. For:the anticipated building loads and this bearing stress applied, building settlements should be negligible. For,designing foundations.to resist lateral loads, a base friction coefficient of,-0:4 can be..used. Passive earth,.,, pressures acting,on the,side of the,footing and buried portion of.the:foundation stem wall can"also be considered We.recommend calculating this.lateral resistance using an,equivalent;fluid weight of 300',pounds per cubic;foot (pet): .We recommend not including the upper 12 inches of soil in this;computation because it can be affected by weather',or- disturbed'by,future grading activity... This:value assumes:.:the foundation will .be;=constructed neat against competent native soil or backfilled with 'structural fill as described;in the Site.-Preparation'.and Grading section.The passive:value,recommended includes a safety':factor'of 1:5 . 4:5: Slabs°on- grade be'su� sub rd a ` :S(gabs=op;grade'`may .t, pported on g es prepared as recommended`in the'Site Preparation '.and Grading. . ` section::Immediately below the.floor slab,.we recommend placing a:four-inch thick:capillary.break layer of clean free-draining sand or gravel having,less than three:!percent passing,the.'''No..200'sieve::.This material will.reduce -the potential for upward capillary movement-of through the underlying soil'and subsequent`wetting,of the, floor'slab. Where'moisture by vapor transmission is undesirable, a;`'durable plastic membrane should be placed ` over,the'capillary break material.: The membrane should be covered with two.inches of Mclean moist sand to guard. against damage:during construction and to:'aid in curingof•the:concrete: 4.6 Drainage - . Surface. _ Final exterior grades should promote free arid positive drainage,away, from the.building .area: We recommend'.. _ providing;a,gradient of at least three percent for a minimum distance of ten feet from the.building perimeter;.; except:in.:paved:locations. ':In•paved.;locations,:`a'minimum:.,gradient'of one percent should be.provided unless,: provisions are:included for collection and disposal of surface water adjacent'the structure:,Surface.water,must not. be'allowed;to flow uncontrolled:over the crest of the slopes or onto the slope:faces. ',Surface water.should be 1. directed away from the slope crest to,a point of collection and controlled discharge.„If site grades do not allow for . " `y. 'directing surface water away,from the'slopes, then water-should be collected and tightlined to the bottom of the slope in,a controlled.manner,. Page No. 5 . N September Project No. T-3734'. Subsurface , We recommend installing a continuous drain along the outside lower edge of the perimeter.building foundations: Subsurface' drains:must;be laid with•.a gradient sufficient to promote positive-.flow to 'a.controlled :point' of 1 approved discharge._ The foundation'drains and,roof downspouts should be tightlined separately to an approved discharge facility:` 4:7 Utilities !' `:' Utility,pipes should be bedded'and in accordance with°American PubliclWorks Association(APWA)or City of Renton'.specificatiions: At minimum,trench backfill should be,placed and compacted as structural fill, as • described in the Site Preparation and Grading'section. As noted,soils.excavated on-site should be'Suitable for use.. as backfill material,-provided utility trenches`are backfilled during_relatively dry weather.: If utility construction Will,take..:place during the:winter, it may be necessary to 'import suitable wet,weather fill for .utility-.trench backfilling: 4.8 .Inf ltration.; 4,_ The'nature :compact ;glacial till soils characteristically exhibit a relatively low-permeability and:actually will .impede:the vertical migration of rainfall. This typically occurs-during the wet winter"months:and ,results`in • • shallow perched-groundwater. Because of these conditions, we'do„not recommend designing stormwater:facilities. " for discharge byinfiltration. ' 4.9, Pavements . _ :. Pavements should be constructed on subgrade prepared;as•described in the Site.`Preparation and Grading`section. Regardless of the degree of relative:compaction achieved,-the subgrade must be firm•and'.relatively unyielding.; before paving.,.The subgrade;should be proofrolled.with,heavy:construction:equipment to verify=this condition: The.thicknesses of the,".various components. of.the pavement depend on 'the'subgrade soils and,the;traffic - conditions to.•which the pavernenti will be subjected. We expect traffic to-mainly Consist'of light passenger vehicles.with only:occasional heavy service vehicles. '-Based on'.this:information,and-a properly:prepared and' stable subgrade,we recommend'the=following pavement sections: • Two inches of'asphalt:concrete(AC)over'four inches of crushed base(CRB) ; ;' • 1 _ •. Two inches of AC over.'four inches of asphalt treated-base(ATB); „. All paving materials should conform to.,the Washington State Department Of:Transportation ;(WSDOT)', specifications:for.Class B.asphalt concrete,`ATB,•and CRB. Page No.:6 September 15; 1997 Project:No.T-3734 Long-term paVement p.ertorrnanee'will depend•on surface drainage A.poorly-drainedpavement section will be, subject':to premature failure."as•-'a.-result:of surface'water infiltrating into, subgrade soils and reducing their; j supporting capability.,. ,For optimum performance, .we recommend,surface drainage tgradients of at least"two percent.° Some:degree of longitudinal,and:transverse:cracking of the pavement:surface,should be expected over • • time: Regular maintenance should;be planned to seal cracks when they occur. 5.0 ;ADDITIONAL SERVICES Terra 'Associates, Inc.,should review the final design'and specifications`in order, to verify.that earthwork.and • foundation: :recommendations have' 'been properly,'interpreted , and :incorporated into„:.project, ,design •and • construction.;:We should.also.provide,geotechnical'services during construction in.order to observe compliance - - with'the,design-:concepts, specifications;,and recommendations.';' This will also..allow.for design changes if subsurface conditions differ from those anticipated prior to the-start of construction..' 6.0 LIMITA:TION3. ., .; - -" We prepared this report in accordance with:generally,.accepted geotechnical.engineering practices. This report is. the;property.of Terra Associates, Inc. and is intended for specific`application to.the-Kirkland=Court project: This report, is for the exclusive use- of West: Jackson', Company,;Treece and.`Company,,and their authorized representatives;. No other::warranty,expressed or implied, is made.:_The analyses!and'-recommendations:presented in this report ar`e;based.upon data obtained from the on-site test pits: .Variations-in!soil:conditions can,occur, the nature and, extent')of which may_'not become..evi"dent until construction.'' If Variations appear evident,:Terra .• • Associates,:Inc.:should be requested-to reevaluate the recommendations:in this report prior to proceeding:with' construction.' ; { Page No 7 . x Ar x3vn ; �cr�yy rl . _ . �H1S►1•� _�`P'. 'c am.' - - - - '- - -€ ~....r _ _ _ - N _N- .- .1n .•, lazcr . Zp d.,,l% ,•��' _t- ZIZ - Pi l■?+�` !E �,M�yti.- i 5r�:yl�_, L7 s�,��,•�.``. sl r' 3S AY l •_I -AV oHl6j_ -.1 _ L� - 7 1• o • .- = !M .. 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II �. 111;_� I I "j p - ,. 4' /" / //. .. • 2-3a'oL Aw �' y I J. ,�. "!.�,1-1 I I. 'I I r �• i - /�'� 1'��ate\ 10 m 9. . . • . ' ' �, , I r Li I �,!1 • / ''��_ _ -' = a .,.__.,,. _ APPROXIMATE SCALE it// �/' / '/ 17 i l I I f i a; / 'il /:�l 19 T. TP"1 I / __ - .. . ` 80 0 80 160 feet ZL,i � ,I/. V / ' � � l /,/ -'�, , ;` .. ', - r - - / . i _ ,. . TP-� , y{' • - �•l'o • ro°'/ L //T . . . ^ ..ELEC•UEtER • -l''///// I// / ////) / / .I / 1// • 60.0 . Imo._ /6Qr,' .- 80.0' I., _ • SS.O' `• - EL v05T- _ 155 ^1,' / !! o •50.0'. ?o' S0.0' SQO' 20': SO.O' ®.'� _.710.0.. ;i3 a-..'POsi •. 16S�•I Y /JJ.II/ ,/ / /,/ 0 ..RR.' / f./// I „ / - J9. / o W� /Tv sATEwre .. - _ .. _ _ - , / / ../ / /// ./ SET/RwlRD.O E // � \1, 50.0' . .. y3�270 :?/ POMEiYPOLE •,s '/ qp • .. _ - 16 �� / ; '' 1'• l �4'/iy�' ..TP 2 , , '' P7* t 10. n ; '\ ".2 ' LEGEND•,. - 2 s o T , z9D�. -� / �/ / �/ i i /'./,i,/r A, e •'a 20. m 17 _..16 a ' - 1:7 ''= ELEG . 6-/3 / /� .' Oi'SJ' TP=6 �`' ,_�� _., -,1 � / / ..-..-....-',./, • , / , , /,; - �� \ \,�_ o- 6'+ \' PROPOSED 20' 'MDE 19' , -APPROXIMATE_TEST PIT' LOCATION '. ' , 55�J+� ✓/�/ �i.r'/ i '/ `/ .-. •.m���� �m� \ \'' m r/ \--�-] P . . �.-- ACCESSk•UTWtYEbM'7 j1oi6, Tr _y/. ./ �'% , ''i/,.:'• ,�._ 50.4 2e, 50.0' C, . .-20' 50:0' - n0' yR --. ,1 _ ..- " • •-_-I- JJ1't'� „ // �`. /.// ' • .\ �rf`9' TIST. V>, 66�. / +_ �. LA'.N � t ' •i ,.N ... _ JV 65'U DERCROUNO - ' 1 i / /// - ��./� J,•S- f)` •N # 0: I Tfl7 / P 1.4 Q _ M1pry .. f \, 1.,' ! UnUTY ESN T.REG NO. - - .I /_. ��� .(// / /.. .Jf 1wm ^ _r+__�Pi` •"� •A;. • - ca-DOUBLE-NOET. !WS-9909.9: ,. - -� � / /�r r. 0. ® _ 9. P i m,'uOBRE NONE `.' _,l '� 2i INGRESS EGRESS ' , �. .- '/ /// /% i � um` I •��'P' .� r •'i D7 i m " r.iWl r 'k UnUf1E5 E']!T .. . . I Ii. / /, /�/ / - _ _ I 0d. �•a a9.5' _/. -5?0= _ -��196- •7 J , ,t T I' - _ _ % / K -�� i ( • - i ce' ® v 'till •---.3 -�' _ .1� i I 9 .NaV e , - _ • Ir ./ /' '• �. / �i re• ' Ss.N ,.\ 'v`1 L' _ -,NLY*coo - • 3. _ pp ....._K` :�UNK PENCE'' - • ,. 10'TELEPnc..E E5N'T, . I. 1 i / �f -/ Am:::l a 1 TP 3- - '.,,,..1.SCARE?ED TF'-7 - ; `;t'I _ REC.NO.-7605120522 � /p,0' C/ ./,`i 9� MVL391.e0. W - .. , CONFIRMS:REES _ .,6.. III: -� ' _ - .-. ` I >o / z-w .. I ' ' / AREA TO,.BE - :"1n c o c .. .�, 11 l' (� S wOwfR ap .E' r i i; l, �?.! / N7 ./ -y p d S . , -I ' v i56 . . 4t I/� /�'j _ /, , VACATED:' .; - a?:� 1 . ,2 c 3 - 4 . _ -- �� jj !I/� _ r'>a .. 'S' 1,'✓/',�' / :lJ - Zv • i •.•' - _ 1 - ] • ._9r'�'-5,4 'J.1 : •_ . ! � L.w - _i _• - , •7 .50.C' 4.50,0' • i, 50 C' .�JC' • 50.05C0' ___ __ _ f '7 f - �+ • !/ K .�� i - r/ _ 1. w C104'53°E. SOO.CO' 'I: _� i ! \' -r • ,q�'�._ - - • • i. II14 - 6'CONc. T / L.NN S54N _ _ ,.. - ', 9 _ _ •I .'I` • -RE T. wiyy .. _ - I �c,� I RrwJ95.29 - ., ..;' ._ .\ .a, • , L -.SVH T .. , _ . . - , \ ri,cor . . . . , . \ ... \ \ so \ a _ I,� ;0 591N 0 \.... .....) V 76.7 3 B \�ti _ _ KIRKLAND AVE. NE -I _ , . r. • _ \ \ / S 5 ' . y- / /' REFERENCE:' . . • PRELIMINARY PLAT PLAN` PREPARED BY TREESE & COMPANY, , c • O 5 SHEET 1 OF 1` DATED 7 10 97. JOB No. 972 % EXPLORATION LOCATION PLAN /. • � T-: ` �".: .TERRA • KIRKLAND COURT -����\�\ RENTON, ,,WASHINGTON ' : :\���� .•. ASSOCIATES , ',' otechnical Consultants Rroj.: No.,3734 Date SEPT:` 1997: Figure '2 ; ', . I I . • • APPENDIX A , ;`FIELD.EXPLORATION`AND LABORATORY TESTING ' _ _ Kirkland Court'. • Kirkland'Place.NE .Renton Washington On August 15, :1997;: we performed our field exploration using "a track-mounted excavator. :We explored subsurface soil condition`s at the"site by excavating seven test pits to a maximum depth of 9.S feet below existing grades: The test pit depths were "limited=to.relatively.;shallow depths because of"very-hard-digging.; Thee', approximate test pit locations are shown on Figure 2.-,The test pit locations were;approximately:determined•by' pacing from known landmarks, such'as adjacent roadways,s,•SurVey markers and to o a hic;features: The Test • Pit Logs are presented..on Figures A-2 through.A=5. - y ;. An engineering geologist from Our'our;office conducted the field exploration and classified•;the.`soil:;conditions encountered, maintained.a•log of each test pit;-obtained representative soil samples,.,and,observed pertinent-site • .. ; features.' All soil-.samples):were':visually classified' in accordance with:'the, Unifed;Soil Classification System. {',.. ,(USCS). A copy of the USCS is shown n=on Figure.A-i j. .' Representative soil :samples:obtained from the test'pits were placed in sealed plastic; bags and...taken to our Fi ;'.laboratory''for further examination.•and testing.," The moisture,content.of:each,sample was"measured:and is reported on the Test Pit Logs. Grain size analyses Were performed on two of the samples,the results,of which;are : shown on Figure A-6. -,LETTER" MAJO R DIVISIONS TYPICAL' ' DESCRIPTION: SYMBOL Clean, Well graded'gravels,,gravel-sand. mixtures,"'little:'or no: fines. - _ GRAVELS Gravels _ , � less=char � •. J- .o ( Poorly-graded gravels,-gravel-sand.:mixtures, little or . N - More than 5% fines); GP - no;.fines.: ' - .50°/6 of'coarse '.` Silty gravels, gravel=sand-silt mixtures,.non-plastic • � �, fraction • G M ,�..� larger, tfian: ,No. Gravels.. . W �=cT) with fines; Z; ' y 4. sieve: GC• Clayey gravels gravel-sand-clay mixtures,.,plastic fines: = N� Clean _ o- - gravelly sands little or,no fines: U � • SANDS. SW ":Weil-graded'sands, 9 Y. sands, .., Sands W ..' c Z (less than'. Poorl `raded.sands or gravelly 'sands,Tittle o2 `.c�... More than 5% fines). "SP fines , 50%:of:;coarse 0, o. fraction;.is , SM Silty sands; sand"silt mixtures, non plastic fines. • • U �° ,smaller than 2 Sands :. No:' 4 sieve with; flees Clayeyy sands .sand-cla mixtures lastic fines: Inorganic silts,-rock'flour,; clayey•silts with'slight, - - I. cnJ ... �. SILTS .AND, ML: plasticity.:- . ��.•O .. _, Inorganic clays of low:to medium-plasticity, (lean'.clay). • E o,.0 /0 Liquid limit.is less than. 50 p o Z N: Or anic silts and organic clays of low lastici c. 0. M H,. Inorganic silts,'elastic. • . .m �' = SILTS AND CLAYS orga ays high pla city,.fat"clays - , . , s ;In� nic cl ''of ti at"cl . • Z' Liquid-limit;is:,'greater than 50% o Li."-� . 'Organic clays' of�hi •hplasticity• . • HIGHLY '',OR.GANIC SOILS PT . Peat. 'DEFINITION OF TERMS AND .SYMBOLS w. Standard.Penetration 2OUTSIDE' - -. ':DIAMETER SPLIT. OUTSIDE Density: Resistance in Blows%Foot - I SPOON-SAMPLER Very loose';. 0-4 2,4".INSIDE DIAMETER RING:SAMPLER Loose ' 4-10._ OR SHELBY.::TUBE SAMPLER ' o Medium dense 10-30 Y - WATER LEVEL (DATE) z Dense 30-50 ; ' "` Very,dense .>50. Tr `..TORVANE READINGS; tsf Standard-Penetration. Pp ,PENETROMETER,.READING,'tsf >- Consistency Resistance' in Blows/Foot` DD :DRY DENSITY; pounds per cubic foot ' v'_F Very'soft 0-2: LL ..'LIQUID LIMIT,-Percent, :• Soft 2-4. • ,Medium stiff- :4-8- PI PLASTIC INDEX • _ : - Stiff. • : 8-16; N' .:.STANDARD PENETRATION;.'blows'per foot • • Very' stiff'• .16=32 , !; Hard' '32 ' UNIFIED'SOIL: CLASSIFICATION SYSTEM ` `����\\\�; TERRA- :- : .. . KIRKLAND.-COURT ;ASSOCIATES :RENTON; WASHINGTON' Geotechnical Consultants Proj. No: '.T 3734 Date SEPT 1997. Figure:,'A-1: ;: Test Pit 'No TP-1 Logged'by. DKW : , • Approximate Elev. 396 ' Date: 8/15/,97. - Depth Moisture ft: �. .) Soil Description - (%) _ 6.inches duff and topsoil, • ' .B�own•silty;SAND with`gravel;.rriedium dense, moist to'dry. (SM),: Tan gravelly silty SAND with occasional cobble - very dense, moist (till) SM s6.6 • Test.ait'terminated at9.5 feet.:Groundwater not:encountered.: 10 , Test t -. Logged by: DKW. • Approximate'Elev:'395 Depth ;Moisture ft:. • Content ' Soil Description (%)= :. 0 8 inches duff and topsoil : ` . • • - Tan`gravelly silty SAND; medium,dense, moist to-dry. 8 8 , Roots to 4.5 feet. (SM) ' ` 5- , - Tan gravelly silty.SAND.with occasion_al cobble;: -very dense,moist. (till) (SM) - Test pit terminated at 8.5 feet Groundwater not encountered: ' r TEST .PIT .LOGS ` TERRA' KIRKLAND COURT: ' • �`� ASSOCIATES RENTON,, WASHINGTON Geotechnlcal,Consultants `- Proj •No::: T-3734 Date.SEPT 1997. Figure A-2 Test Pit: No.: ,TP_3 Logged by: DKW: , Approximate•Elev. 398' . Date: 8/15/97 Depth,. Moisture (ft.) . Soil Des •cription Content _ cy 8 inches duff and topsoil. ,,. _ . Tan.silty SAND with,gravel; medium dense, moist to,dry. (SM). 5_ • " 7a1 - Gray silty SAND with ocasionai cobble;. _ very,,dense, moist.;(till) (SM) • Test pit terminated at 8.5"feet..Groundweter.not encountered. • 10 • Test Pit "No. 'TP-4 - Logged by:.DKW 99• . ,Approximate_Elev: 396. Date: 8/15/97 Depth . Moisture Content -(ft � Soil:Description 0 '� 6 inches duff'and topsoil. :, ; 5 4 - Brown silty SAND with 'ravel; medium dense.moist: (SM 5- -- _ Gray gravelly silty SAND with occasional cobble; 7.4' very dense, moist. (till) (SM) Test pit terminated at 8:5 feet. Groundwater not.encountered:"' L , GS 'TEST PIT O '�e�*NN T TERRA KIRKLAND:.0OURT: W\��� ,RENTON,,WASHINGTON ' ASSOCIATES Geotechnical Consultants; Proj., No. T-3734 Date. SEPT 1997. Figure A-3 Test Pit. No., TPS ' Logged,by 'DKW _ = • ' . : ., , - - Approximate Elev. 394 , , Date: ._8/15/97 ' - Depth , , ' , Moisture' (ft.) _ - Content Soil Description (%o.) _ 8 inches duff and topsoil. ,. ' _ . • - ` Tan silty.SAND with'.gravel; medium-dense, Moist:(SM) 5 - Tan silty gravelly SAND with occasional'cobble; - very.dense,moist.(till)(SM) - ' Test`pit terminated at 9.0 feet.Groundwater'not encountered. ' 10 Test Pit No. .TP-6 : Logged:by::DKW - Approximate Elev. 396 Date:" 8/15/97. T Depth _ Moisture .. Content ` (ft.) ' • ' Soil Description •,(%) . ,8 inches duff and topsoil. -' - d - Tan gravelly'silty SAND;medium dense; moist,to.dry. (SM) - 5 . - = - Tan-gravelly-silty SAND with occasional cobble, . - `very dense, moist,(till) (SM) , { 10 `Test piit;terminated at9:0 feet.Groundwater.not e ncountered. , T - TEST PIT LOGS ' _ TERRA , , KIRKLAND .COURT : ' ����� RENTON' WASHINGTON. G ASSOCIATES ,. _ _ . .. Geotechnical Consultants' ': '`proj. No.: T-3734 Date SEPT:1.997:' Figure.-A-4 • Test Pit No. TP=7. Logged by• • Approximate Elev: 398 1. - Date: 8/15/97., I Depth Moisture, '(ft.) Content' ' . Sol Descri tion • 12 inches duff and topsoil. : . .,. _ -Tan gravelly silty SAND;•medium dense;'moist to dry..(SM) = 5 Tan'.gravelly silty SAND:with occasional_cobble; very dense, moist. (till) (SM)` , , . 'Test pit terminated at 8.5feet:Groundwater not encountered.,: - - 1.0 . • • TEST"PIT .LOGS. :,'TERRA" IRKLAND COURT . _ " ASSOCIATES. WREN TON,, ,WASHINGTO,N Geotechnical Consultants • Pro'.:No. , T-3734 Date'SEPT 1997 •Figure A-5 . - 1 I - ' • -. : 'SIEVE E=.ANALYSIS - '. - -•- .. HYDROMETER.;ANALYSIS: - • - , _ - - SIZE,.OF OPENING-'IN ..INCHES - I NUMBER OF' MESH PER INCH, U.S. STANDARD : _ ` ':GRAIN SIZEIN MM'.. _ jr - _ .. o o•_o o-. .. c_ i.:.• N .Of .-.W N. N�► ?ODN DD .1► ? O O .� O - -0�-- SOf-' a►'W N O OV A"W N _ _ /; . -_ 100 - 1 0 , C� 70 30. c7 �. rn �,. D. =� ..60 . 40_ n ' • N z _, 50. 50 40 . -0_ rTl 70:DJ o , • � ., w 20 SO :. 90 Z r ... - i--.- Z:� : • I I L' III 1 I . ' 1I`I I I i , II II I I' I , . . 111 1 100 W" Pj _.. �0�•ci - (.1 N �0 O• .0 0 -0 �. •.m m,. . .• - $.. : :O,O.O :.'� O.• O.. " . .O. - - -CO'CO 4' W , N, -• 'C 0, O Oi-,._ '-O 0 N O `P . • ' Ci GRAIN SIZE IN -'MILLIMETERS. p:Z COARSE FINE• COARSE I'•' MEDIUM• I .FINE r Z C COBBLES GRA SANG FINES•_ : z vi Key - Boring: or „Depth ; USCS . :. • Description ' - -Moisture:. Test:Pit= (ft.)', �= Content. (%) I - I TP-2 8:0 ' SM- . silty SAND- with :gravel - - - ' 0 • TF.-S 3.0 SP—SM gravelly SAND with;.silt CONCEPTUAL DRAINAGE REPORT FOR . KIRKLAND COURT Prepared for: Treece&Company 320 Second Avenue South Suite 200 Kirkland, WA 98033 Prepared by: Peterson Consulting Engineers 320 Second Avenue South Kirkland, WA 98033 F PE RECETIVED gym ', OCT 1 7 1997 o O IDEVCJ MtN'f PLANNING �'�s+ 018TE�� r `SIOIVAL� '' ELCITY OF RLITON DIKES 6f7f95 f September 10, 1997 Page 1 of 2 King County Building and Land Development Division TECHNICAL INFORMATION REPORT (TIR) WORKSHEET PART 1 PROJECT,OWNER AND y} = �' ° " `:PART'2 'PROJECT LOCATION , : �' s;;PROJECT ENGINEER+ r x�I } AND�DDESCRIPTION.:' f'rt x Project Owner ///61T�AZk4Q/v (,(J. . /(/e. Project Name /l 2ieh/MNP Address /P8 J. ciAL'C%l0/t/, JTE-JUO,ittiviAWA Wei Location Phone Township 2 /V Project Engineer 4�T T� F_ Range 5-E Section 4 Company %/eEEL'E COMPi9A/ Project Size (SET UF,//9ft.) AC Address Phone 0 JECUN1� Upstream Drainage Basin Size it//>9 AC / . MJ A 8ZZ— 5279 •PART 3 TYPE OF PERMIT APPLICATION PART 4,OTHER PERMITS ' •'' 11>< Subdivision I 1 DOF/G HPA [ I Shoreline Management I I Short Subdivision [ I COE 404 I I Rockery Grading I DOE Dam Safety [ Structural Vaults I I Commercial I I FEMA Floodplain I I Other 11 Other I I COE Wetlands I I HPA ' PART 5°SITE COMMUNITY'AND DRAINAGE.BASIN Community d Ty 0- /ESA Drainage Basin /v/gr '/E�CK &4.//A/ PART 6,,SITE.CHARACTERISTICS . : • :;" • • ' I ) River I I Floodplain I I Stream [ I Wetlands I I Critical Stream Reach I I Seeps/Springs Depressions/Swales I 'I High Groundwater Table I I Lake I j Groundwater Recharge Steep Slopes Other /-2/27— [ I Lakeside/Erosion Hazard PART:.7';SOILS 4 Soil Type Slopes Erosion Potential Erosive Velocities //),(42ZVX D 2 / T/-- _ l I Additional Sheets Attatched 1/90 TABLE OF CONTENTS I. PROPOSED SITE CONSTRUCTION 1 II. EXISTING ON-SITE DRAINAGE FEATURES 1 III. DEVELOPED ON-SITE DRAINAGE FEATURES 1 IV. CORE REQUIREMENTS 3 A. Core Requirement#1: Discharge at the natural location 3 B. Core Requirement#2: Off-site analysis 5 C. Core Requirement#3: Runoff control 5 D. Core Requirement#4: Conveyance System 5 E. Core Requirement#5: Temporary Erosion and Sediment Control Plan 5 V. DETENTION/RETENTION 6 VI. WATER QUALITY 0 6 VII. OFF-SITE ANALYSIS 7 VIII. CONCLUSION 7 I " Conceptual Drainage Study for Kirkland Court September 10, 1997 I. PROPOSED SITE CONSTRUCTION The 4+/- acre Kirkland Court site is a proposed residential subdivision containing approximately 19 single-family lots. The site is located within the City of Renton, northeast of Kirkland Avenue NE and directly southwest of Honey Creek. More specifically, the site is located within the Northeast quarter (NE 1/4) of the Southwest quarter(SW 1/4) of Section 4, Township 23 North, Range 5 East, W.M. Existing development adjacent to the site includes Renton Highlands No. 2 to the west and north and two mobile homes to the south(see Figure 1). Based on the results of an onsite detailed soil content analysis completed by Terra Associates, the site contains Alderwood soils. This soil type is considered hydrologic soil class C per the King County Surface Water Design Manual (SWDM). Curve number calculations for the onsite hydrologic analysis are included in Appendix I. II. EXISTING ON-SITE DRAINAGE FEATURES The existing conditions within the project boundary consist of heavily wooded area with many scattered trees ranging in diameter from 12" to 30". The onsite existing runoff is divided into two drainage basins consisting of the northeast portion of the site (approximately 1/3 of the total site area) and the southwest portion of the site (approximately 2/3 of the total site area). An existing ridge intersects the site from the northwest to the southeast and defines the boundary by which the two aforementioned drainage basins are defined. Northeast of the ridge, the existing on-site runoff discharges northeasterly into Honey Creek at a steep slope of approximately 75% +/-. This area is within a native growth protection area, and is not proposed to be used for development. Southwest of the ridge, the onsite runoff is discharged at a relatively mild slope of approximately 5% +/-. Please note that the site is only proposed to be developed within the southwest portion of the site. An analysis was completed utilizing the WaterWorks software to determine the existing and proposed runoff rates produced by the 2, 10 and 100 year, 24-hour storm event for the pre-developed conditions. All of the hydrologic parameters utilized in the calculations are included in Appendix I and the results summarized in Table 1. I - III. DEVELOPED ON-SITE DRAINAGE FEATURES The proposed on-site drainage patterns are similar to those of the existing conditions. The onsite development is only proposed to be located within the 2.73 Peterson Consulting Engineers Page 1 D:\DATA\PROJECTS\TREC00031TREE.DOC . r •• S. eA. LE A • •P•K• • Kit,ir; A-t rn • fi.: '.\3 9 ;-4 • RN.1 il ,''.; '- - = /, c 'I ci ' .:1- i ,, ,„•-,,, 1200' ' 11 i/ 4 ,/.-, ,,„ . • c.4k. ...... '...! ' .V.'' .c_i, ; •••',;,/ ';)If) i ;,A)7;'4:1:'.,.(1,31` 5'14' (-.)-• '.5'5,‘ ' ''. l'(} P 1 I SI / SE rj16IH c. ST .:?,. .t., '.,:iy.:...;:s ti•-• , --. ..., , •.2 _d ...• . • • - - - ,,_..--:-•-••••T i-:,-,--...1:('-"" ITIT;.--- r-!,L,,,, \ S!-.....,.16 A ../r--1 <D ---if, - .ft,i'c' ' .s..c76iiia' .:,,., f7-: t- - -1:-.; s.L.1.2 alp...•°: .„ ..7.11,16rii..... 6- - , ,LvicA,.....F2jv I • 4 4 • ' I T,51„ -, , — ,f_.> D f v\-------J> c, . , _.„----- T . it IF, S i• \ '.11 sE 754F1- ST e • 1,. 0 ti" .r,,\,., •k rizoo 11600 \ (/ -1 PL /rNI 43RD " - I 8/-7//sE.4. .., _ 7/ 8 ,T, ' I Cr' —i . R . Pt 1 . 81SI sf CD 1-1--i . t-t A WY ,r-:.3 --..\\ ' N) /111,I. Co Z S. Cr) co ... BZW > --'' ' -i BC 1 = . ,_.PA1 .K.......,-.' SE 83RD?i _., ".. ..., I cr) AV . l',1 N 40TH • ST _ '''f-4-9.•N W w 9__,, / • .-1 r-I sE 81111 .----.. , ,a,----- ----- -.-1:: . ..,..,... . .... - 1300 (r) .5., I SE 85TH • ›. !- ., . 1 : , .. PL . 'E 85TH ' cr) Z 1 ,--. ;8TH ST il -...- 1361-c: LPI SL.86TH ST PL r=. . 8S7E c\-.-. , , ./104„,,i ir SE 87TH ST co.......sT1.11 sE , 2 -4.---4„,-T. /../ . . r 4; .• ;64.1 i1H S T Z 87TH ,,, P.I i'•..L-- l'I!. '' ' .--4 NE 36TH -J. SE THy-N-CT.sT rs., -2- Q. , ST ...,- /---. ,,, v• (403 1600 - ,„, I \c1! LP X) ' ' Tw S 89TH ST /./.9---,_867-4, I ›- <<\ ' '' ------- •;),•-, SS.-- 1 -.t ST i LP ••ck- L PL t .,--7 Az PL . 1 , Z I__ S 90TH ST - 1 SE 44. ::,•,, 91ST ST MAY CREEK ST2 g „,..,1 "..., 2200 ' PK (-) < . 1 I S9E2ND ST • c, g . I sr Lk] 1 - ‘\.-)i'• . . _4- 1 , II ...,.. . 1-7--,J) t, SI. lo ii. 1.11.. \ v;•••••.... - - NE 31ST . Sr _ . I r--›. ow _ c) ...?,c. . . _ S. -, ...... ., II •1-. _ \ .........-- -...........,........ 1 = s-s 10 --- I ST (II _. .5. MAY CREEK .!( i SE.;: 954) ....-. ST . ..., .., 1300 110 72 . . .. -.PARK CREEK-----PARr. - ----- c--)_ 95V..--n-2-700 MAY ...- I> ri.7-91.11,..- '. - , • co • 1 .... ,c) 1k ,PL — ? iE- E 7TH ST •\ --- .-- --ST- \ ‘ . SE 96TH ._,7.25t i + 41- 5 z• 17-N 2 NE , ' 27TH --------- '. It1 SIERRA CT i 2100 M C3 t,..t R L -ttc 1...., HEIGHTS , t-c, t NE - .:>. LA 111 ‘Cel Im \ . r - 2611I ST >-- itIpor u.., X i'lp i ..pi _ i ..5•E ,\99TH ST . _ q • cl w {,,3‘ ,...., L.,.., Z . KENNYDALE . Nked I5TH ST PARK Q i ''1,1- LIONS 4.'. 1 li%-r' ,•-• < C 24TH IST zi E -ri- m, t7,7?,.-i''`---NE4 4.4J C\1 PARK 24Th ',--t -S-T-i v. i ---1 t 1 u..1 ri-------1700 ,.?,LJ -<, NE 23RD PL -x. \ < §....E___.......f---, , > PROPOSED .=''',‘ 1 l'---EMNE 3RD " SITE.. . • 7- = — 102ND F- SE 103RD ST vi,____ i•i.f.„ L 1.,,i i ! fly, 22NDT ST 1 ' 2E00 • = •-„ rn Lr'rrt 'CP e'Clitil*'' SE 104T11 NE 22ND ST - .2 4 r, - ie... LL, = 5 NE 21ST STf-ges'= -c w 1172 .<>r. 8 .. \ t„ - .400 1 12900 ST --A • c". - NE 21ST ST LI- 1', • ; j_ 1 C2, i CD cn c\C:3 '<C° 1 fr2 w ' - SE1.105TH' F W U C\i NE . 20TH w 2300 NE 20TH Sj •k.'• t ,-4 1700 LL..1 z 1 * sl NE 19-T_EL z >. L _ '5E I106TH ST NE < < 4., 1j0 0 z 3800 Lu -,. . • NE 18TH NNEE 1911i ST, 181-1 ST H I GH LANDS CP >. ci) Z to ‘-i•-1 PARK I— X NE -- r- l=r-NE-13J 'it-— 16171 --e3 5" S ',T. • - CC' < ill •111111.5"..' • • tj Uj 2400 l'ij PLGD = • • .A.. v) is,-,J ->z R ., ' §:uj : ci >, ,, 1 • FIGURE 1 CD NE .--, L.L.1 < a Z ,-D 1.4TH 3 ST t••"-i 00-I NE 3TH PL Ec i MID e. 0 CILVICi. ,i,k. u p,i ., LU CO (0 .,- ,-, Lid ill NE 13TH Slji, t.-151 ..:(.>,- ._,24j tii_jce„..1 NEe,--,c NiE3sTTH14TsT/H r---i VICINITY MAP Conceptual Drainage Study for Kirkland Court September 10, 1997 acres located to the southwest of the steep sloped area adjacent to Honey Creek. The project will result in the construction of 19 single-family homes, and vehicular roadways. As shown in Figure 2, the finished site will have approximately 2.27 acres of residential lots (48% impervious) and 0.46 acres of paved impervious (inclusive of both roadway and private access tracts). An onsite hydrologic analysis was completed utilizing the WaterWorks software to determine the 2, 10 and 100- year, 24-hour flowrates generated by the post-developed conditions. The parameters and calculations are included Appendix I and the results of the calculations are included in Table 1. A new storm drain collection and conveyance system will be constructed as part of the project. A detailed discussion of the proposed storm drain system is discussed in the section within this report entitled "offsite analysis." On-site storm detention will be provided, as discussed in the next section, to limit the on-site runoff to quantities defined by the existing drainage condition hydrologic analysis. To provide for water quality treatment, runoff from paved and landscaped areas will be collected and conveyed within a biofiltration swale located after the detention vault discharge (see Figure 2). TABLE 1 Storm Flo»'rate Precipitation Contributing Resulting Frequency Area Volume (cfs) (in) (acres) (acre-ft) Pre=Develo.merit 2-year 0.18 1.95 2.73 0.12 10-year 0.51 • 2.85 2.73 0.26 100- ear 0.98 3.85 2.73 0.43 Post-Develo ment` 2-year 0.83 1.95 2.73 0.29 10-year 1.37 2.85 2.73 0.47 100-year 1.98 3.85 2.73 0.68 IV. CORE REQUIREMENTS A. Core Requirement#1: Discharge at the natural location The proposed onsite conditions and patterns emulate those of the existing site conditions. The developed onsite runoff will be routed via surface flow within the onsite street section and discharged at the historical location. Peterson Consulting Engineers Page 3 D:\DATA\PROJECTs\TREC0003\TREE.DOC 1 . - • . _ I TRE . , I . • , • • ... • • • GRAPHIC SCALE • ,00 0 50 100 200 400 .. . . - . !orriti!500. mionim , . TRACT-A" NE 1/4, SW 1/4, SEC.4, TWP.23N., RGE.SE., W.M. RENTON SP 020-91 9303039001 ( IN FEET ) . 1 inch = 100 ft. , . wa• meow.a...Ka.,R•VR cuss er Examcs.wIST LAC ar.v•R-RT-N . PER on a-sE0Res WAFT mama.wr.c... I F.:. 2... ..1...,j,. j,' ' .;•,i;:•:;:i":/ • ",,, : t... c.'.r.'....'e.'..:,'t:.:.:2;R'A.2'5;;:7:1;R::'•4';1'..' l ..4:49;.'. .. ' . . ' 1 • • •;"T". -,,,••••,`?“,' 4 ,,i,e. 4-, - . . iiiii i --., ; : ; ; .,!; ,'r;r i i i ',,': i, • - -4> )) 41. ,' ....• . . • 16 2 -•-"T5 •.° —- . -.; ' A • - `........ 1 0 ii — ....----...... ,c ROlnert-20aSS*ASV 1 W Ce.PAWL PCINT wr-A.SST 6,KA 3/0/06 RR DC WW1.rw1PGEPTOR PRO.CC, ONTaA7=1 V;AD 6' • wo Lor 2 • .r. • • ' KCSP 1085017-8608260.86• - ,- . • . ,, 14• ' 11 , ,...8 : 4 t.' ---- "-• - . . , 4 zoo. 25-er 200' 20 O. ....... • . TRACT"B'g 194 'TR ACT"c „ aB,-l. ' -' .- 'r•..'; ' .: ' .q)''"6"'",..o,;tt.' ... mo• 9 5. 9.5.. 65 0. 95.0. ..1, . ON—SITE amt a. , 411' ii DRAINAGE ;:l .'2; 0TRACT A -INN 0 ft i r18 s., s., ,t t t is ,' 12 .,,,,; zo t .. I 11, P .• • „- - S.'..-;;;,1,1, -: - ...-" :,•' .,..1..,. ..'/......,.•,•,..'44,\WV.Vk....sM:0)1. . n..... ..L.:., dill EMERGENCY VEHICLE . .." 7 .R, Ivo,c 1"0 ...,.........r.a., , 11....M ACCESS&UTILITY • ..1.......4111=1111'MIEN, '.. ' o• ESTEE . ,.. , ,Aleinilegil • 4 a ,1,',1 P. ,•'• ,. ; "1,11 • . . . • .4..., ,..; PROPOSED .7. e , F..., . - . . • ..-.. . : ' 1'ilvi .- w .• ,,,,,A, -,,, BICIFILTRAMON 2 40 - ... - . . - . ..'... • , . . 4., . i,s' '''', .,. , i '• , I SWALE . R d ICA, WOODED i KCSP 1085017-8.08 6,0.:6 • ' . . 1..1 3 , . • VIMANY CAT1YRED PROPOSED • I • . . , : • - TR3 5 %DETENTION 6 , . - . . ,, : . . All, BETCHMARR i. EXCESS ROAD '0',: • . FACILITY •••• SE1 RAILROAD SPIKE AREA TO BE IN POWER POLE VACATED ELEV..387 56: 11 ";;- 2 ri 3 1' 4I4 5 -- ---''-: ..,, a , . .-,..• _ .s, • • . . . ..,,,.. , - ...., ,N 0E0453'E, - ." . ' . . • • . • .: .. , ...• ... ' ... '1 ,. : .1 .. . . N ... N 010453' 300.00'E , , '''',,, .. LAI. , ..,.. , - N• , e . 3 . 6 .51 s-,0 4 5 , 3S76A RENTON 'IGHLANDS NO. 2 • VOL.5 PCS.9 2-98 <3. • • CORRE3 TION PLAT 442olliiL ' BLOCK 4. - 6 • .3, 0. 4. BLOCK 3 5 LEGEND - NoTE: WIWI INNINATIO.51-17.IN DIPS ERAVIA4 TS A[DMA..Or TWA _ EXIS11NG PROPOSED - ,..,:-....,....EVILOCL We MOM PeNTOLOADRIOR WPCS I '0.1 4' POWER POLE &ASSCIAT[3 CAW CLRAWITEL g _ X GUY ANEW. - NC KONA°Tr UTUTY RUM MBA.MO TO,DGEW6 SuRv[TS V.I.VIC•AMC IK O TELEPHONE RISER 0 R[f OPI WASNTO. nRE 1.11DRANT • 5.SWI/A STERR 5.4 VI/2 WO '.9; X WATER VALVE 5.3VI/&SARITART WAS / / EB WATER LEYER ma REPORT PROMDED BY / / OC. UTILITY CAP .0. SI.POST TRANSNATION TITLE INSURANCE CO. FRANSNA RON NO 22.6910 EFFECTIVE DATE MARCH 18 1991 LT: TREECE COMPANY --——- --—IF.NI—ENGINFERING-AND-0FV'ELOPMENT-0:151.1e.,.ANTS 3 _s_ SAMTARY SEWER LthE VI: 320 2,1 At. So',SO.203 ERI•LAND.1,AS:J1M-Ch 20320 WATER UNE ,I0fli(IRE)8,!J-T/7 FAX(2C61 EYI-CSE VEGETAASPHALT TION CITY OF RENTON EDGE Of EIGST. PROPOSED AS.NALT i 1 DEPARTMENT OF PUBLIC WORKS FIGURE 2 .1. ON-SITE DRAINAGE BASINS AND PROPOSED FACILITIES KIRKLAND COURT ii g • _ DESIGNED: J.E.M. DATE:9/08/97 FILE_NAME DRAINAGE DWG DRAWN A L.J. • CHECK ED SCALE r = 100' . 5ID.0 9005: RAGE - . BY APPR. • , B GT'. NO. REVISION DATE APPROVED: nueTcristor pueLtc wo..cs SHEET: I OF. 1 .• Conceptual Drainage.i..Jy for Kirkland Court September 10, 1997 • B. Core Requirement#2: Off-site analysis A storm sewer system is proposed to be constructed with the site which will serve to capture the onsite surface flows and route them to an existing downstream stormsewer system (see discussion within Section VII, entitled "offsite analysis"). C Core Requirement#3: Runoff control Runoff control will be r vi p o ded for the Kirkland Court subdivision with the construction of an onsite detention basin capable of capturing the post- development flow rates and releasing them at the existing conditions peak runoff rates for the 2, 10 and 100-year, 24-hour storm events. Designing the system to the 100-year event resulted in a storage volume of 6,830 cubic feet. A detailed discussion of the design and calculations for the detention determination is included in the next section. D. Core Requirement#4: Conveyance System There are two onsite proposed conveyance systems. The first system is the onsite paved street section, which will route surface flows as shallow channel flow to the southern edge of the site, discharging into a proposed biofiltration swale. The second onsite conveyance is a proposed stormsewer system capable of capturing a portion of the onsite developed flows, discharging into the proposed onsite detention vault described above. E. Core Requirement#5: Temporary Erosion and Sediment Control Plan An erosion and sediment control plan will be prepared for the final submittal of the plans which will serve to minimize soil erosion/sedimentation during the proposed site construction. Temporary erosion and sediment control BMP's will be implemented during the project construction phase. BMP's will include perimeter protection silt fencing (where necessary), stabilized construction entrances, catch basin protection, and permanent cover protection(landscaping). Peterson Consulting Engineers Page 5 • D:\DATAV'ROJECTS\TREC0003\TREE.DOC Conceptual Drainage onuuy for Kirkland Court September 10, 1997 V. DETENTION/RETENTION A hydrologic analysis of the site was completed in order to determine the required on-site detention necessary to eliminate negative downstream impacts due to development. An analysis was completed utilizing the WaterWorks software to determine the existing and proposed runoff rates produced by the 2, 10 and 100 year, 24-hour storm event and to determine the corresponding required detention necessary to release rates equivalent to those produced by the pre-development condition. Additionally, the WaterWorks software was utilized to determine the required detention storage volume, as well as the required dimensions of the discharge facility. The WaterWorks output is included within Appendix II and indicates that the required on-site detention volume is approximately 6,830 cubic feet. The proposed detention vault outfall will be via a 12-inch pipe. VI. WATER QUALITY As previously mentioned, construction of the proposed Kirkland Court subdivision will create approximately 0.46 acres (19600 sf) of impervious area subject to vehicular travel (including roadway and private access tracts). Therefore, a biofiltration swale will be placed within the utility easement at the southerly edge of the subdivision at the terminus of the impervious area (see Figure 2). The biofiltration swale will be sized according to the design criteria outlined in Section 4.6.4 within the SWDM. Specific design requirements are discussed below. The proposed biofiltration swale for the Kirkland Court subdivision will be installed at the outfall of the proposed peak rate runoff facility, therefore it will be designed to capture the flowrate generated by the existing 2-year, 24-hour design storm. The swale is also capable of conveying the maximum flows generated for the developed conditions within the velocity parameters specified in the SWDM. The swale is proposed to be a grass-lined, trapezoidal channel with a 5-foot bottom width and 3:1 sideslopes. Preliminary biofiltration calculations were completed under the assumption that that a 200 if swale will be achievable with future construction. Biofiltration swale data is as follows: 2-year,24 Hour Storm flowrate: =0.17 cfs • Design Swale(2-year,24-hour design storm): • Length=200 feet • Width=3.0 feet • Slope=2.00% • `n"Value=0.35 Peterson Consulting Engineers Page 6 D:IDATA\PROJECTS\TREC0003\TREE.DOC Conceptual Drainage Si _For Kirkland Court September 10, 1997 • Depth of Flow=0.23 feet • Surface Area= 880 sq. ft. • Velocity=0.20 fps 100-year,24 Hour Storm flowrate: =0.89 cfs • Design Swale(100-year,24-hour storm): • Length=200 feet • Width=3 feet • Slope=2.00% • "n"Value=0.027 • Depth of Flow=0.14 feet • Surface Area= 770 sq. ft. • Velocity=1.91 fps Copies of the WaterWorks biofiltration swale calculations are included in Appendix III. VII. OFF-SITE ANALYSIS The City of Renton Surface Water Drainage system plan was utilized to determine an appropriate off-site discharge point for the proposed Kirkland Court development storm sewer system. As shown in Figure 3, an existing stormsewer is located within Kirkland Avenue NE up to NE 16th Street. It is proposed to construct approximately 450 LF of 12-inch storm sewer from the outfall of the detention facility, southwest within NE 18th Street and south within Kirkland Avenue NE to the existing stormsewer discussed above. An alternative proposed alignment may include the construction of approximately 250 if of 12-inch storm sewer from the outfall of the detention vault to the south, bypassing the existing mobile home detention pond and discharging into the existing 12-inch storm sewer within NE 16th Street. This alternative is dependent upon the ability to achieve utility width requirements and easements along the entire alignment. VIII. CONCLUSION Based on the information contained within this Conceptual Drainage Report, the construction of the proposed Kirkland Court subdivision is not expected to create a negative impact on the existing adjacent areas. Runoff from the site will be routed within the proposed on-site street section at an acceptable depth and velocity, conveyed to a detention vault within a biofiltration swale, and discharged into an existing off-site storm sewer system. Peterson Consulting Engineers Page 7 D:\DATA\PROJECTS\TREC0003\TREE.DOC r - N 2:2nd L B=•_e t QBS� E.BS-5 _ • ROPOSED SITE CITY OF RENTON W DRAINAGE SYSTEM -. \ SURFACE WATER Q, .: p C) .Cs-1 _ Z ' 5-�: o _. --, t - 'Ns4:,.: ....• .„..„„.... LEGEND O: w ) \ - 1 �: • • 5 5 :�5zotxl.:st 8.05 BBS o.Z... _': r-c- "---4, �Q `.,\�; ,...,... s 7 :....::- tli c .. ..085:8 , : ;:t Qit STORM SEWER LIDS _ p �o :: ; ITCH LINES : : s a+ 8.86-1 U NE 19th St • • • :" � p CATCH BASINS . . -• , - ......._ r- : t.... ...... &\1\I \\,, , • • z. . © MANHOLES • • > ' �.., NE 18th St a z ` ARROWS • 1� ¢; 6t' - - - B,E6 5� DIRECTION • �' d E 22 -." -EA CULVERT.. CRO$S9dG IZ: ...i. .. : /B,D6-2 8.6-3_� -0 ' • "`816_3v[-.:.,t • •7;L, 0) T... :r _ E6-12 -19 2) -: is a. �•'_ 1�E6 v�•: .7i+b-7.. . .. d. f ]C :8.56-1 • 9.E6.21 W 2' RENTON ,C6-1-,: QD6-1 • aTY LIMITS _ _ B,E6 7 :D§i-3 o cc 0 7j16-Il =` ``` ' • .tom _ �SB,E6_6+, &E6_y • 615 81-6-2 _ I Nr +a B.L7-2 J�,: -., ., :.8.06-6A:. �E6-II 8-E6-8 �88,E6-1a CI •."pr6-a • �e.E6-10 +_� - -f-. - O } _ _ _ _ ' FIGURE 3 l� 7.g15 7,H1 9 Lth S4 L ' e 13 o T,H7-13 - ��' 7,H7-157,H7-f1 -.--„- - -"•• B6.$:- W 08,D6 �' j Q ' 7,H7-5' - : Z BF7-5 { r O Uk Z : ... L eF 7 � NE 1 t:; o; - : O : to W" ...X i 3 ., q -a Z .... �.. - .•``. is -11' 7)17-6 E •.8.87-3 Qi ... C E7-2 BJ 7-10 - >ACC - �. ....� NE--.1Altb St '- B.E7 t . - O® 8.07-2 W A1MER • g x CL o ;�� DIS �'' _ !_ THIS INVENTORY INFORMATION FOR THE STORM DRAINAGE SYSTEM •.---"--". X • `]`B,E7-z Z' Of 7-1 IS SCHEMAi'IC ONLY. 1T VAS COMPILED FROM NUMEROUS SOURCES. '.; _ ITIS THE BEST INFORMATION AVAILABLE AT THIS TINE. AND SHOULD ��---= is S't,.. ---'-"' - ""-> BE USED F�JR GENERAL GUIDANCE ONLY. THE CITY OF RENTON ;: _ >r s ..NEv:.13:tb%mot."^:-v:-,.... :` ¢ IS•NOT RESPONSIBLE FOR ERRORS ROMISSIONS. MI SIONS.S DESIGNERSTHIS W nj •'' • 8,08-5 Cl. INFORMATION IS USED FOR ENGINEERING Z ��.' • y,'B,EB-1• a ARE TO FII,'LD VERIFY THIS INFORMATION. 0. , .. C TH8-7 ? - - ... • >. 2 .'.B-EB-6 - O B.BB-2 8.H8-t 8,C8-. 8,C8 7: B.CB-I &E�` QCe e a N a,DB L. �;B,EB ] 8.E8.2 B.D 12th E • ...-411212-{. • �:,,.,.:::,-:.:. _ ""B4OB- • 13.C2-7= i 13.D2-2 ;:" 2 :73. ,.,.,.:.,-•:. i7.E2-II J .. :1752_6.• 17.C2-2.' .. - 7,E2-IS - • • • : - 2 1t ... 0.......................... - _ •�EI7,E2-9. 1 3,D 12 H2-2 • :'Z ..-:13.01� .: �'�2 E2 l3.• 2 9. 13 B2-2 '�. ....:... 13.C2-y � 3.C2-?' �-� � � •� -5 •• . 1 E2-7 8 :!' 1 D n t7 Ez 1 .4 8 0 0 j I3.C2 1 17.D 6 • 17 E2-1 I7. - 1 v 10 ,17. Qi_ 2217.. ��� _ ,�+ ... - 2 U12-3' 13,E2- ' 13 ,P.L � w • • 13E361> • NE 11th .Pl 1 1 Dz- t2.13-6 - -',.. �; w , .:-•• ;• ..;3D3-a ; _. .. _ ,,a3,E2-:_ ------- - - TECHNICAL SERVICES D3 `V (�(� nL Q, .. / 13,03 1307-5� - �/7/� /96 `t. i� ' - --- -- 3_9- - - - _Q_: �`'3 NE-Ilah --1&H]-IS --- i.. )7.B q Q : ---- --Q.:- -- -� ;13.03-6- -- - .--J - - -- -- -- - -- - - -- - - -- ---- -- -- -- - - -- - - -- --- -- : : c = N 0 SW 174 5309 NW 1/4 APPENDIX I HYDROLOGIC O OGIC PARAMETERS AND CALCULATIONS • DRAINAGE CALCULATION INFORMATION Precipitation Site runoff, infiltration and water quality treatment rates were calculated using WaterWorks software with the SCS Type 1-A,24-hour storm event. Precipitation was determined from the King County SWDM Manual Isopluvial Maps for the 2, 10 and 100-year, 24-hour storm events. Precipitation rates are: • 2 Year,24 Hour Storm 1.95 inches • 10 Year,24 Hour Storm: 2.85 inches • 100 Year,24 Hour Storm: 3.85 inches Soil Class Based on a detailed onsite soils analysis completed by Terra Associates, the majority of the site contains Alderwood soils. This soil type is considered hydrologic soil class "C" per the SWDM. Curve Numbers The pre and post-development flow rates for the Kirkland Court site were calculated to determine the required onsite detention. Runoff for the pre-developed site is based on approximately 2.73 acres of heavily wooded area and the developed site is based on 0.46 acres of pavement and 2.27 acres of residential lots (calculated as 48% impervious). Curve number values for the pre and post-development calculations are: Pre Developed Condition • Pervious(heavily wooded) 2.73 acres @ CN=81 Post-Developed Condition • Impervious(Pvmt): 0.46 acres @ CN=98 • Pervious: 1.18 acres @ CN= 86 • Impervious(roofs and driveways) 1.09 acres @ CN=98 • • 9/5/97 3 :40 :49 pm Peterson Engineering Consulting page 1 KIRKLAND COURT HYDROLOGIC CALCULATIONS 2, 10 AND 100-YEAR, 24-HOUR STORM EVENTS BASIN SUMMARY BASIN ID: D-002 NAME: Developed 2 Yr Storm SCS METHODOLOGY TOTAL AREA • 2 . 73 Acres BASEFLOWS: 0 . 00 cfs RAINFALL TYPE • TYPE1A PERV IMP PRECIPITATION • 1.95 inches AREA. . : 1.18 Acres 1.55 Acres TIME INTERVAL • 10 .00 min CN • 86 . 00 .98 . 00 TC • 16 .56 min 1 . 75 min ABSTRACTION COEFF: 0 .20 TcReach - Sheet L: 100 . 00 ns: 0 . 1500 p2yr: 1.95 s : 0 . 0100 impTcReach - Sheet L: 20 . 00 ns: 0 . 0110 p2yr: 1.95 s: 0 .1000 impTcReach - Shallow L: 350 . 00 ks:27 . 00 s: 0 . 0200 PEAK RATE: 0 .83 cfs VOL: 0 .29 Ac-ft TIME: 510 min BASIN ID: D-010 NAME: Developed 10 Yr Storm SCS METHODOLOGY TOTAL AREA 2 . 73 Acres BASEFLOWS: 0 . 00 cfs RAINFALL TYPE • TYPE1A PERV IMP PRECIPITATION • 2 .85 inches AREA. . : 1.18 Acres 1 .55 Acres TIME INTERVAL 10 .00 min CN • 86 . 00 98 . 00 TC • 16 .56 min 1. 75 min ABSTRACTION COEFF: 0 .20 TcReach - Sheet . L: 100 . 00 ns : 0 .1500 p2yr: 1.95 s : 0 . 0100 impTcReach - Sheet L: 20 . 00 ns: 0 . 0110 p2yr: 1 . 95 s: 0 . 1000 impTcReach - Shallow L: 350 . 00 ks:27 . 00 s : 0 . 0200 PEAK RATE: 1.37 -cfs VOL: . 0 .47 Ac-ft TIME: 510 min BASIN ID: D-0100 NAME: Developed 100 Yr Storm SCS METHODOLOGY TOTAL AREA • 2 . 73 Acres BASEFLOWS : 0 . 00 cfs RAINFALL TYPE • TYPE1A PERV IMP PRECIPITATION • 3 .85 inches AREA. . : 1.18 Acres 1.55 Acres TIME INTERVAL • 10 .00 min . CN • 86 . 00 98 . 00 TC • 16 .56 min 1. 75 min ABSTRACTION COEFF: 0 .20 TcReach - Sheet L: 100 . 00 ns : 0 . 1500 p2yr: 1. 95 s: 0 . 0100 impTcReach - Sheet L: 20 . 00 ns: 0 . 0110 p2yr: 1.95 s: 0 .1000 impTcReach - Shallow L: 350 . 00 ks :27 . 00 s : 0 . 0200 PEAK RATE: 1 .98 cfs VOL: 0 . 68 Ac-ft TIME: 510 min 9/5/97 3 :40 :49 pm Peterson Engineering Consulting page 2 KIRKLAND COURT HYDROLOGIC CALCULATIONS 2, 10 AND 100-YEAR, 24-HOUR STORM EVENTS BASIN SUMMARY BASIN ID: E-002 NAME: Existing 2 Yr Storm SCS METHODOLOGY TOTAL AREA • 2 . 73 Acres BASEFLOWS : 0 . 00 cfs RAINFALL TYPE • TYPE1A PERV IMP PRECIPITATION • 1.95 inches AREA. . : 2 .73 Acres 0. 00 Acres TIME INTERVAL 10 . 00 min CN 81. 00 0 . 00 TC 46 . 64 min 0 . 00 min ABSTRACTION COEFF: 0 .20 TcReach - Sheet L: 100 . 00 ns: 0 .4000 p2yr: 1.95 s: 0 . 0100 TcReach - Channel L: 120 . 00 kc:5 . 00 s : 0.0258 TcReach - Shallow L: 200 . 00 ks:3 . 00 s:0 . 0200 PEAK RATE: 0 .17 cfs VOL: 0 .13 Ac-ft TIME: 530 min BASIN ID: E-010 NAME: Existing 10 Yr Storm SCS METHODOLOGY TOTAL AREA 2 . 73 Acres BASEFLOWS: 0 . 00 cfs RAINFALL TYPE TYPE1A PERV IMP PRECIPITATION • 2 . 85 inches AREA. . : 2 .73 Acres 0 . 00 Acres TIME INTERVAL 10 . 00 min CN 81. 00 0 . 00 TC 46 . 64 min 0 . 00 min ABSTRACTION COEFF: 0 .20 TcReach- Sheet L: 100 . 00 ns : 0 .4000 p2yr: 1.95 s : 0 . 0100 TcReach - Channel L: 120 . 00 kc:5 . 00 s:0 . 0258 TcReach - Shallow L: 200 . 00 ks:3 . 00 s: 0 . 0200 PEAK RATE: 0 .49 cfs VOL: 0 .26 Ac-ft TIME: 530 min BASIN ID: E-100. . NAME: Existing 100 Yr Storm SCS METHODOLOGY TOTAL AREA 2 .73 Acres BASEFLOWS: 0 . 00 cfs RAINFALL TYPE • TYPE1A PERV IMP PRECIPITATION 3 .85 inches AREA. . : 2 . 73 Acres 0 . 00 Acres TIME INTERVAL 10 . 00 min CN 81. 00 0 . 00 TC • 46 . 64 min 0 . 00 min ABSTRACTION COEFF: 0 .20 TcReach - Sheet L: 100 . 00 ns : 0 .4000 p2yr: 1 .95 s : 0 . 0100 TcReach - Channel L: 120 . 00 kc:5 . 00 s : 0 . 0258 TcReach - Shallow L: 200 . 00 ks:3 . 00 s: 0 . 0200 PEAK RATE: 0 . 90 cfs VOL: 0 .44 Ac-ft TIME: 520 min 9/5/97 3 :40 :49 pm Peterson Engineering Consulting page 3 KIRKLAND COURT HYDROLOGIC CALCULATIONS 2, 10 AND 100-YEAR, 24-HOUR STORM EVENTS HYDROGRAPH SUMMARY PEAK TIME VOLUME HYD RUNOFF OF OF Contribl NUM RATE PEAK HYDRO Area cfs min. cf\AcFt Acres 1 0 .174 530 5454 cf 2 .73 2 0.487 530 11452 Cf 2 . 73 3 0.902 520 19098 cf 2 . 73 4 0 .828 510 12763 Cf 2 . 73 5 1.365 510 20650 Cf 2 . 73 6 1.985 510 29735 cf 2 . 73 7 0 .174 740 12763 Cf 2 . 73 8 0.487 580 20650 Cf 2 . 73 9 0 .903 550 29735 cf 2 . 73 • APPENDIX II 9/5/97 3 :40 :51 pm Peterson Engineering Consulting page 6 KIRKLAND COURT HYDROLOGIC CALCULATIONS 2, 10 AND 100-YEAR, 24-HOUR STORM EVENTS LEVEL POOL TABLE SUMMARY MATCH INFLOW -STO- -DIS- <-PEAK-> STORAGE DESCRIPTION > (cfs) (cfs) --id- --id- <-STAGE> id VOL (cf) 2-yr release 0.17 0.83 Vault]. Orificel 104.91 7 3679.35 cf 10-yr release 0.49 1.37 Vaultl Orificel 106.86 8 5142.81 cf 100-year release 0.90 1.98 Vault]. Orificel 109.11 9 6830.50 cf r 5 97 9/ / 3 :40 :49 pm Peterson Engineering Consulting page 5 KIRKLAND COURT HYDROLOGIC CALCULATIONS 2, 10 AND 100-YEAR, 24-HOUR STORM EVENTS DISCHARGE STRUCTURE LIST MULTIPLE ORIFICE ID No. Orificel Description: Vaults outlet Outlet Elev: 100 . 00 Elev: 98 . 00 ft Orifice Diameter: 1. 7036 in. Elev: 105 .00 ft Orifice 2 Diameter: 2 .7539 in. Elev: 107 . 00 ft Orifice 3 Diameter: 2 .5078 in. 9/5/97 3 :40 :49 pm Peterson Engineering Consulting page 4 KIRKLAND COURT HYDROLOGIC CALCULATIONS 2, 10 AND 100-YEAR, 24-HOUR STORM EVENTS STORAGE STRUCTURE LIST RECTANGULAR VAULT ID No. Vaultl Description: Storage Vault Length: 50 .00 ft. Width: 15 . 00 ft. voids : 1 . 000 • it APPENDIX III BIOFILTRATION SWALE CALCULATIONS 9/9/97 1 :42 : 11 pm Peterson Engineering Consulting page 1 KIRKLAND COURT BIOFILTRATION SWALE CALCULATIONS EXISTING 2-YEAR, 24-HOUR STORM EVENT REACH SUMMARY • DITCH REACH ID No. BIO1 Ditch Length: 200 . 00 ft Ditch Width: 3 . 00 ft Side Slopes : 3 . 00 Ditch Slope: 0 . 0200 ft/ft Side Slope2 : 3 . 00 Contrib Bas : Mannings n : 0 .3500 Dn Invert 100 . 00 ft Dn W.S. Elev:100 .2500 Num Steps : 10 Trib Area: 2 . 73 Ac. Design Flow : 0 . 17 cfs Depth : 0 .23 ft Vel 0 .20 fps Upstream W.S. Elev: 0 . 00 ft. 9/9/97 1 :41 :51 pm Peterson Engineering Consulting page 1 KIRKLAND COURT BIOFILTRATION SWALE CALCULATIONS EXISTING 100-YEAR, 24-HOUR STORM EVENT REACH SUMMARY DITCH REACH ID No. BIO2 Ditch Length: 200 . 00 ft Ditch Width: 3 . 00 ft Side Slopel : 3 . 00 Ditch Slope: 0 . 0200 ft/ft Side Slope2 : 3 . 00 Contrib Bas : Mannings n : 0 . 0270 Dn Invert 100 . 00 ft Dn W.S . Elev:100 .1000 Num Steps : 10 Trib Area: 2 .73 Ac. Design Flow : 0 . 89 cfs Depth 0 .14 ft Vel 1 . 91 fps Upstream W.S . Elev: 0 . 00 ft. **************************************************************** City of Renton WA Receipt **************************************************************** Receipt Number: R9706659 Amount: 24 .96 10/17/97 15 :31 Payment Method: CHECK Notation: #1491 WEST JACK Init: LMN Project # : LUA97-157 Type: LUA Land Use Actions Total Fees : 13 , 109 .40 This Payment 24 . 96 Total ALL Pmts : 3 , 524 . 96 Balance: 9 , 584 .44 **************************************************************** Account Code Description Amount 000 . 05 . 519 . 90 .42 . 1 Postage 24 .96 **************************************************************** City of Renton WA Receipt **************************************************************** Receipt Number: R9706655 Amount: 500 . 00 10/17/97 15 :30 Payment Method: CHECK Notation: #1491 WEST JACK Init: LMN Project # : LUA97-157 Type: LUA Land Use Actions Total Fees :' 13 , 109 .40 This Payment 500 . 00 Total ALL Pmts : 1, 000 . 00 Balance: 12, 109 .40 *,*************************************************************** Account Code Description Amount 000 .345 . 81. 00 . 0007 Environmental Review 500 . 00 **************************************************************** City of Renton WA Receipt **************************************************************** Receipt Number: R9706656 Amount: 2, 000 . 00 10/17/97 15 :31 Payment Method: CHECK Notation: #1491 WEST JACK Init: LMN Project #: LUA97-157 Type: LUA Land Use Actions Total Fees : 13, 109 .40 This Payment 2 , 000 . 00 Total ALL Pmts : 3 , 000 . 00 Balance: 10, 109 .40 **************************************************************** Account Code Description Amount 000 . 345 . 81 . 00 . 0008 Prelim/Tentative Plat 2 , 000 . 00 **************************************************************** City of Renton WA Receipt **************************************************************** Receipt Number: R9706657 Amount: 500 . 00 10/17/97 15 :31 Payment Method: CHECK Notation: #1491 WEST JACK Init: LMN Project #: LUA97-157 Type: LUA Land Use Actions Total Fees : 13 , 109 .40 This Payment 500 . 00 Total ALL Pmts : 3 , 500 . 00 Balance: 9 , 609 .40 **************************************************************** Account Code Description Amount 000 . 345 . 81 . 00 . 0017 Site Plan Approval 500 . 00 **************************************************************** City of Renton WA Receipt *I*************************************************************** Receipt Number: R9706654 Amount: 500 . 00 10/17/97 15 :30 Payment Method: CHECK Notation: #1491 WEST JACK Init: LMN Project #: LUA97-157 Type: LUA Land Use Actions Total Fees : 13 , 109 .40 This Payment 500 . 00 Total ALL Pmts : 500 . 00 Balance: 12 , 609 .40 **************************************************************** Account Code Description Amount I 105 .400 . 00 . 318 . 70 Park Mitigation Fee 500 . 00