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LUA97-087
_• .- g.;,----.;:f.41, -.----"':-: '------., -....=1,--- "-i. L43:".. • jf:%:-7-44,-i---.)\----1--. - -- ,____---l—F----------.1-- ink . 2 i::,• .vaili• 3'fl° '.- '1 . R _1 • I "„ /I int _....0. ,, l' :•',-. ,..,.-—,- 1 ... /6.• i311,- : !II r1 ,. .:1401,1,_,=. •DM LC---tt n•-co,. ,! ' R„...,..„, ._........,. .,..,._,.., j . 1---P-1 -- ':ZCOE CO(P) R-1 -...- 100D DETAIL MAP. '' • MEI i,,,,,,,, ---- I ..._..._ -- h ,:.:-__S,' • RM-1 '°"'" a "®? ----c-r--74` • '% -6`1 _. Nu +,, ID4 ' SITE 4r -.-- , , ,• I/ Zr ' ' --;\Er., , '''''' 'I El" r. ! ' 00 1..f. 'io .‘ \s..,. •...A-el .. I;.P9 • MililatEV.,'''.isiM11 • erg:-:.@---, g5 o 6" ,.',.,0_-_"El_, ,_ .... _ wAv.,..:' _„ '-! ii .". ME—, .V. •! .111r N N ---- I' . '''''''''"'""' ""''' I+ ...91gpii,•4..io:,\,fik.th _ d ft.64 " ne•4119 —,,...-•""" ' t w,, -- ltac.•••,'"' '----. - ' AM. .. R-14 -.-,.. I -=li 4-'----'15"...-::''''''''''. 'it_ii- 0 i ..;ii,/1 T '•Jan -,-.-mZe!. 4 - • . '..,'..:...-,-;_w• MM, I ' ''-''''''''INV. ...• 1 (lb°'6 1..... tip.on'c;o I..7:'. Mi. '. 1 xii,,%* , rittlaii•ip totb W-Tt,ZIONI r['''..a., ;,„......,_ h . _,.. ..., -1'—"'--- .; • .- Oi:•FAttFIS ' — A PORTION OF THE S 1/2 OF THE NE 1/4 &I N 1/2 OF THE SE 1/4, SEC 31, T 23 N, R 5 E, W.M. I /' _ I J gQ= I 4 j ..-. U TRIAD ASSOCIATES 1181411151.1,121. 98.09 �c I i Fax Tm�Fax_� _ "� 2� SCALE: 1'=50' I m Dbniperret I —. .. x I • Z I ..... T ; �l*z .� 3 ;I1 " * STATE OF WASHINGTON PROPERTY • _ . ! . I , r r III 'I� \•,;,.:�_� *,,- 1 I!! ,R I!II;I+'!'Ig; IIBi §',, :VI'!,„'%' 1;�N89VIaFI \*i• / I VICINITY MAP . 6 s� W l l; fl i '11' \t,t,';':,'` '`\`` :I;,.' I '� .s.— - % a, [• - -= - [.s NGr ro SCRs£ (.5 11 :'I,'I�y1!''''�T] \y`.',1•`1, 'li' I�,II#i''f - tc1 /``', I ' ' ^' -,o. / STATE OF WASHINGTON PROPERTY �gPr�q� ,� �v./ '1; '',1';11' rl '1 ,�„' i,•' IT r1-'_I1 s._-ItC 4l - Sm[w[ i I 11, IIII „I;,'!'ii,',,1f J' I' �' y' 1 r- -' 1 II r - --I 1 Y -1 I' 77''���I 'I\','\,;III, ,I';�;;:, I ,� '/ ',=_1.':I,, TF .1',.erAY.j rr., Lass [T.�1'-',' _ - _- ' ____- 1\, \\ II r Q. 5� '16' 79 �N� •i� 4 I _ E-.-- _ R1 Rn�m J _-7.s�i 'Ii'IV Ili ' `'Ij 'li;r 0,"1/r n/ _ L i L \ i •-J L_- rJ '',J' ` Ii '+f mr�r,r wn 2 1;; ';1, III , ,, I;I,,1 ,;J1 t/(( y',II ,'(., .�1. ;1 .✓- 1 '!,'f II �,' 1►7�/y) • - .i i_ � - ,- , —• E 183RD PL. �_ _,1,_,I_ —�o��\\ 1' d k CO 1Ii: 11,7?l , , III; {II '^ '\:fd �. ,�illy;ll jl, {{ F= YJ'y ii, rr� "'f^.'; P c [..arc cm J� 11�\' Ii lli o itpilii ylilllll F in , H��^o �`j� s: -U ,y ! I ,j [,.Or. Tu.rcx[[ '. EII,'1;ril'la 1 �; l' f I/;IIi I 111 il� ii3l y bI —, lib.`pPr'^'AI... H I ,s'I„ \ 'T�i?: 2 �{ AI 1 Yr,7 ? Nr _ ti1',iIy' II ,• O , r%. d' I; a1"'1 I JdnC�.mrr,, .{�fSJ !„2zQ/I� ffi - m[,ss„[xr x[AMR. 1� jj o II ,l'�l'' ,''�":. {- I.0 ant/ \ \11' I i .I 'Qr 4,L r_ )3'!! L-s.� J 11 _ ,n ,r u 1 `i IIII,II IS I6' I3S5,"e ,-1 CI`J' - I` W 'f° ,,1\';',1 LIsk '\-4 I_ ] IF ,1� ° I 4,,1 p' I1) e° e rc > J 1/. `L'-`b''1, . „ \'`,';; . I I lid +' _ '2'-y '"� I- • TRACT A PRIVATE ACCESS EASEMENT [,. ' I 1'I '' `41'u;i:rlt};I�rllf;li;J ';Hg ,'n; saraew'r? ;,p �C,;' t• ' -- sr -- [ Cr S q 01 p1 III 117 T''II ', ! . .Ifii s 41IXik;4;;i4;;IX!,g. i4,il',W,4i14,,,% i;/, 'I' R ; I ' ' a '•1 �' ..a ma I ;I;li;;i, ilitgi!lll Ili i;0hllr; �' , re /i;'. K ..lee. • luui • ' �I� r A wxn I u�r.� �1I .c,r �I1. SITE INFORMATION I • 'H j, ,i! J�a e.07.eo I ;s: �\ I' °, „ ovou°e° 0,55 awm `w�w� `,��.j 7yi SeExP, 102ND AVE S.E. '�O1�` �1"' ■ � � I Maw/'�0902 TROD ASSOC.. _ �, tX HEIGHTS �, m swam cv-n.-:.eo TACO.wAshavonv se.e9 I ..--,:.m"n'.7.-[x.ire '. 4'-la,-r ..m.,.s le orlTOT.Sae MLR 4.55 ARCS NORD,Or LOTS 10 rs DATUM AND BASIS OF BEARING I o.,t e�slnT OCSDNG Ma. CTIY Or RM._ < f' ' L . WARR Cr ONUS.PROPOSED ICIRLD woa TPemo.°a �aA,®+cs xxwrs 'weor.MR v Pwro. I I re' re [ [.rn[» / -S.E. 185TH PL.PROPOSAD WO USX 50.0. AMY um.Lor SAL 4500 sr S.E.(0 183RD)PL. e[e,".� IN IN n_" xx„w GOT M TO RCA oamr,[mo.wx ":ate' �u"`i.TIN - „T.�n�,n /r ' '4 CA roAR PLASVISOUNO MP, - LEGAL DESCRIPTION NOTES I ¢ I �- 1,404‘.--' NU.MORO AS MLR. [[cam wvemP i x= .wus[.x >ac'w[ Emve°°TiS 4 Br�c v[urea i I re re ` I1e P � SORT Cr m[xmw s,orts n rrc J ¢rowK r�ms�[y Ti:m a¢r n. �II�",ID ....) _ DAISISCADDANDOATED M m x 9 me r m ORICIm'""' I .on�RDJ ,aew,� POW Cr alIERSLTMII P.M RC SAMAR orc,°� S.E. 183RD PL. a far r, _ — — 97-006 0 LASTING M[ex[. u ro��N Pcs.v mcd,.x. .csT.ALONG sw[Asr rer RR TO m[ I S.E.185TH ST. '6 4 , Q: A PORTION OF THE S 1/2 OF THE NE 1/4 & N 1/2 OF THE SE 1/4, SEC 31, T 23 N, R 5 E, W.M. 1 I 1st TRIAD ASSOCIATES I RutmlL w 1NB 16Prym •� I Taxa.WA MOM Fm.'e6HrI5zBl Pm 20604]450 — —Td••r SCALE: 1-=50' I� I ""2.2"'°tmwe< � •'x. �P I I V I h I 3 IIII 1>���\\\\��\,, STATE OF WASHMCTON PROPERTY I InIIIII 1H IIIIIIIIIIIII I I�i\�\\\�>)>)/��„ )r- / I III � l\ Jam. J >���< II I,1r 110111lsIIIlp.111 o1111,I I I I I /r�/, —�5�.">� / x Lu .\\ I 'I /'lllliUe9D1'OTNR / / Vie/— %� II, II'I'y, \\U\G>,\\ \ 111 I(�u - - , Q. s IIII \\\\ ,', I)1111 l , /A 1-,V^^ c —°I 1—. II I r' - '\ /S SJATE OF WASHiNGTON PROPEFII' \ Q O IIII \I1�^?Ji, II///41 \ (INN I// II 94 /14—_ 51 18 II 7 84 I w W_/ VV LI I > \ t �uII �/, l I II !� �. I / ��_I N� i \\ .'I' I Irlr• — J ruill � � � lr� 1\ III III �_— I R Amr— \\ I I III�I..ff, y /1 4 F / ..yam �� z,; ) / / , \\ I P,: �I I�jIIg kill I IIII /II Illf f I�j� �•-- '�' �_ �s =--'z r x O ��II. IIII�IIIII }b 1 I I — ��• — CI �.a .- v �} pg' j _ Il _ �89RD PL. �� y ! Parr rmviw 2 Ca �, ;� III IIII}j IIIIII IIIIIi� III GI / �i �I% 'c j' 1�� unr ��v 1 yyy� �dwll vI r �Im Ifi� Y �ui�l i f � ,11 r 6 i 1 i 1 / � ,,, r/�' \\` E eCE Q Iri a ii,"II1111IIIIIIII)\ d K ill 6l I I I I III on 111 ,,d, I I' II mo�cs ..�� % r, w 1 \,A V .,KI�lIIil /�e.�.,����s II �111I'���,�,III I, IIII"I � y C i�lAi o� / c �� f�"I� I a.K,�l. \V\ , c l l l -2.- 9 Ili ' ,II llll,j II • �r�tumfc��r II : A lbs. O71' ' fish/Kr, _ W ts9Ls I III N I I. .--...,•___ ikl1 J r� / I Ll — 'i;gl; Ty,,_ \',r ._1%. ,, \\ �� iJ, r` 3 O ,��• �Xr.l FEAR Po I a° Daaa d111)I'1n11 If111111 IlltT(1'IIATI / ''*.m-Wiry/ //y'9-, i— _=r • __ / / s null o IUIxIilto„!///rr r ,' ", 1I:: %I I I gIInIIN^0lllk'llll ll I ^ III'Illji!l ///i ''°/ II l I I ;I / $ ( ter`'.,. I I Illllllntllil111,1 WHIN?I I�illlhinbilllll//////7/j/J/ I 1 / \ /bI ' µl rre.MO , J l D 1 I I I III •; G.Ta 1/ f, "rar Nma.', I 1 ` au, II A roiiWtNO50RA�:sas _ 'Ai - HEIGHTS i.Y..:I nr.��nA 1..1 ' acu"ae1°wr(,nli ncm I - NOTES I f;�Ea°,,o/Y; I I0 \ IL .so 6... s° LEGEND WA.PLANS OVA PLANS AY SOGT maK.AR RRWROOO AALr. PoWa re' ►/ =S.F. 185TH PL . SIM STORM DRAIN PIPE CATCH BA .TYPE I — SEWER MAIN • SIN CATCH BARN.TYPE II uL NOUQs ` r�.'�ry t::•1 .1.— SEWER SERVICE • QEANOUi •NA m PAW F�saaourtW asrmrEnI vor ivy -WATER MAIN a YARD DRAIN ----BOUNDARY • SEWER MANHOLE ' . LOT UNE • CLEANDUT I �� , cHT-oF-WAY DETENTION VOLUMES 'Di ( � CUTTER.FLOW N CURB UNE 'Di CENTER UNE m '� Ird \ EASEMENT 0,5-si�rt-�vi Fne 25 •� -BUILDING SETBACK UNE(BSBL) .mr rmKa-•vo Fn R JtOxeL •••— SCALE OR DITCHFENCE FROG m uF'Ipsmu�[-•Jw TrJ `. •.— ASPHALT PAVEMENT KWA,AMPAAG-Al.FM , °...Fz.ne. 2 C500AOCONTOURS prowrI VW'sI/�sm' -I e..F J S 1'CONTOURS ^®.'„ SIDEWALK w.TOW s na-3iwG nJ ���T TOP OF CON SLOPESTAseNoT MM. IMES SIGNED MOM'. 'wow. —— EDGE OF WETLAND Eri GRAVEL 1 A I I—I-DAYLIGHT urvE ❑ WETLAND I . — m�N 97-006 gI S.E. 185TH ST. 3 0, 4 �c 1 • A PORTION OF THE S 1/2 OF THE NE 1/4 & N 1/2 OF THE SE 1/4, SEC 31, T 23 N, R 5 E, W.M. ing I • 1 P` 1 =Q= TRIAD ASSOCIATES wreNE Il QagmAvo 206.8212.448 H Tub 213481 &az Me I. ��-® SCALE: 1'=50' Presc0__ i I ° i IIIIV I I I \N STATE GP WASHINGTON PROPERTY 1 3 18111'2I IIIIIIIIIIm ICI r/ 2folr / J—.JS�� \\ am. GwsI Pr 1 ^�.^Illollll"III \ I �°A/.,,G.� > / -� �� x lV III I -T,.. . _ II I.1I' ;Rt1\\ ) hill) JI llllial i - 1 /„�4 :rr- . �r a .4 0 r , 1�)) 11111 II,' �' *6 STATE OF WASH,IGTGN PROPERTY fv� 4 V I 1 III � j{ r I O_, I t--1-T Y��.�_ ��� IIIII 111/�/ '1t' !/r/// IY/.; ,i 14— �s I 11s III W.A.17+�1: 'I 1 19r4.....4 \\�\I\I I 117— - I 2 O I 1 11 { s. �i! F I / 1 �?C7 �t I — \\ I l //, / \111IIII11 �''r �k. 1I w . ��+m''.- ---- / \\V"I Ir,-' > o Cc • rill 11;' r° l,./ ay/ifirr '--------4 r I S,�.r. �: l I/ /�PG w N �r___iEs / RI�r 'I Iujl luulil.l' 1111'�jc? 1 1 ��31.� __ __ r= gg tl)1'., y r- 1 I IO'Vr Iw III '111 I 411 r b 1-IIII r� r I it 7.417. - - _ _ �i iEt r++ ICI III' i I I I 11. °I .III IIII m 1� �1'`rry° •1rl• �"`'14� ��iP`a �i���;ml 1 �ji' / / / �' � �[ =�ic �i \ \\� ���'♦ ,� � J II CO IIIII�I 1 III .11.^I, , 1 ,t I`O °�i`I �116 �/°Inlli� I T `„ \F 1I, rliif IL Q w ,g II,III��IIII IIII IIII` �? I ,71 0�s:' , �,�+,f '� o�_! iL F I'I irY+� oKG.�� I\ t a • I lui r11 IIII H`�lryI'. .r - G� r �_Jlu 1 1, "° 'e..,.�tt "�I 'I I`m._L .6�. .�rmcs 7 !I d •n •I \1\\ I Z'� i.rIl111I i,: P 0 YI ,A.t:+a• j �I 6 016,v i1,. � I I i „ e I • 1)„,„,,A, o ell II:1ii,,I al 'rd'Y��l`<I �A 1►� (.5•I 1 Ids 8VV.L i31111i L--_iVi I , ' W 4a b w/K a 'A fre I_J 1J 4 IOpL>4 .^ + Oi*rx T i I I crs eo.ao rzxtt 4 no n l 1r ` _ ps r�'G-- y �tata. r tea/l 1` f o u. c. '.!Ij1l l„ Iill11111 Il,i, >• / ., a..W ,.......',.-1, ,a.. - , / 1 r'''''s of ha IIII 81 o 11lrl,Il//////,a//�/� I I i S 1111Inilllll�iul�llllllii IIII1111R1 />/�i /r / \ /bray 1�1I:: �IDa DATE REMO. . a I y ' III i : s r . 0 S.:; 4 5o1 keg 1 :.::: .',' W'INDSOR 4 I _�. _ ,10... HEIGHTS LEGEND �^. • ' N: TY s,H a ewvaTeuxnccx .wam a.rs m rro o II I g.z wv., _ _C ''''. s.,u 1 Po m x Y =S.E. 185TH PC. VErr• 200 m+s,MAW mvrax I no gv.nf n , I��' O 1 i 1 SO 9-10-97 S.E. 185TH ST. 2 w 4 6$ I 1 @— • PORTION SECTION 31, T 23 N, R 5 E, W.M. TRIAD ASSOCIATES s�Aw ¢vu.m WA980.14 sue.. W�96.09 • rut.aazuai EN0 0 0 x x m 3 410, 410 I I IQ HI.POW SLY A 1.1110.130 1 n 12123 o t J .1."°q 40o .e " t a R� i a Q O ga4 pyy � y 0 m q s re.r / - !„,, 1�V. I °1 M'I x O ao I 31 / \ • R u > o —-- ; -- r------ Na nril. arm 370[--__ .—___-.CA-�ay 370 I 360'', I 360 """"m` GM rove PIIBITS SUM S.E. 183RD PLACE 102ND AVE S.E. OE90N SPE?,30 N.P.H. 0E9N SPED 30 N.P.H. 110.1 R h ^ ; , =A S; 4 , ,; RIB '. � RI �� �^ ^A il fff fR a � a a 8 t.:°ao ' 20+00 19+00 18+00 17+00 16+00 15+00 14+00 13+00 12+00 11+00 10+00 9+00 8+00 7+00 t fs 0-16-97 STAAPNOTVAITCY xeN11.01. 97-006 N 4EN 4 Ft immimmi I PTN NE 1/4 AND SE 1/4 SEC 31, TWP 23 N, RGE 5 E, W.M.-CITY OF RENTON A PTN NW 1/4 AND SW 1/4 SEC 31, TWP 23 N, RGE 5 E, W.M. - KING COUNTY A�" • 9 j� 14 �� / 'P" .>J' TRIAD ASSOCIATES I NB9rol Ozw :y ,� .' imoie. , y.� l' 1 IIBII IISN Aw N6 ISOeryw Aw ;:::::: ri .„0„, ,, i,„,?„.,:illi,ilf.,., ',+� •�•SYIBNBA� T�wA9&�..,....,. ..,. . ...., ..,‘ .,, .0.. .0, . ,,, - yy �' 3� FuBBYIJI81 ?lNW 3 �'WHW+'J '�•r'S Fu 9l6R12,B0 c, ., .IL:,,,. „"S ,p ;I: ::: - A li'i: CI v.. :.: , . , , 1 . , :I ./ . ... '.,--.''' ,..,....:;,„,'.*'. ,.,,, . 10, : ':::,,,,::..- .,, .,,,, „., i .,.0 • Ca J ".J,, a pp SCALE��1",.40• Q. • M )5 A A A .i H 5TI!• h • 2 •, • IL IL f C BASIS OF BEARINGS CITY OF RENTON INVERSE BETWEEN CONTROL — — — = mimiomm POINTS 1227 AND 1022. -•- H=" = T,,FAY.. NY IX F I DATUM: NGVD 1988 CITY OF RENTON LO R I _ I m 02 ORIGINAL BENCHMARK: R.P.SPIKE 36'UP EAST SIOE POWER POLE ' V _ -� —II 1-• 1316159,WEST SIDE OF TALBOT ROAD,STATION eY CC 1,1 p � Ill I I W • • 06185. ELEV.•153.80' g 9 * k yZy 03 N , SOT BENCHMARK: TOP OF 1'%1'CONC.MDN W/fACK W LEAD g I P,. d' 3 — — — AT I/1 SEC.COP. ELEV..378.50' i •16 I a Ia gL L g 4 21 NOTES •W Y• . • „FA 75 4• 4 GV. 2 3 ooR 11ry X Y '5 \ \ IJ INSTRUMENTATION FOR THIS SURVEY WAS E 1 MINUTE .A L.;6�. �'�,'°5°1�® 44;r'7..N CT'NA�' 'Ar''°AST MEODOVTE ANO ELECTRONIC DISTANCE MEASURING UNIT. �, ✓ � pp Y" PROCEDURES USED W THIS SURVEY WERE FIELD TRAVERSE FI = — *' i. 4 � �E._ r: :i� ty.4. '9.a5' g r 1 '3'S '3AV ONE% MEETING OR EXCEEDING STANDARDS SET BY WAC 332-130-090. - 9.2312 uoG a 1.) UNOERCROUNO UTILITIES WERE LOCATED BASED UPON ME `� .,� �•TI .1 C Y"LT ,,, OAS 7% SURFACE EUNCE OF UTILITIES(PAINT NARKS,SAW CUTS IN 1��1EW" E. p1,.� I/IB/9) THE PAVEMENT,COVERS,LIDS,ETC.) ANC AS-BUILT -1„ —� l� q INFORMATION PRONGED BY THE UTILITY PURVEYORS THE TX �`, 1 w, p� ,••25XT ., ANT y•� S'wifl CONTRACTOR SHALL VERIFY THE EXACT LOCATION.ELEVATION 190 "'!!!" —_n a P \ tl AND SIZE OF CASTING UTILITIES PRIOR TO CONSTRUCTION. .. � .--��' y y yyyq p goy R 4 3.) THE INFORMATION DEPICTED ON MIS MAP REPRESENTS THE - HA K aY R '-0 -( �?:!'A P� d �, h `� yg g.P IN RESULTS CO A SURVEY SANE 011 THE DATE N INDICATED AND CONDITIONS ' gtltltltl S 1 .°,.o PE$y O §m y k' S' i ONLY BE CONSIDERED AS INDICATING THE GENERAL CONDITIONS }. ,'f $ a F ' g ,.,a^B+ 5 3^ B•,a gi ." EASING AT THE THE F5 ygo c YE k' „ �� a g '� �....`( ; E• 3aW: t�5. LEGAL DESCRIPTION OF SITE: • 'p —•k-°'S, �• G 3aCir ,f.1 A PORTION OF THE SOUTH HALF OF THE NORTHEAST QUARTER AND OF THE NORTH HALF 'in -2----' •'� y / OF THE SOUTHEAST QUARTER OF SECTION 31,TOWNSHIP 23 NORTH.RANGE 5 EAST, W.N.,DESCRIBED TE QUA �' 550 - p BEGINNING AT THE EAST QUARTER A CORNER OF SAID SECTION; a 4 THENCEAISOUTHECI OI'160.6-FEET,ALONE THE EASTI EINE THE NORTH 5ACSOUTHEAST QUARTER •- NO THIDAL OF ID SO FEET THE SOUTH LINE OF THE NORTH 5 ACRES OF THE THENCE HALF OF SAID SOUTHEASTWEST. QUARTER: 1' I $� idol? TOINCENORTH B9TTION TEST,ALONG OT ERL SOUTH USE,659.56 FEET TO A '1� POINT OF INTERSECTION WITH THE ACRES OF PROLONGATION A OF THE EAST LINT OF i• NIPP THE WEST HALF OF THE NORTH 5 ACRES OF THE SOUTH 9 ACRES OF ME SOUTH HALF R OF THE NORTHEAST OVARTER OF SAID SECTION; THENCE NORTH SHE 0•EAST,ALONG SAID PROLONGATION,30071 FEET TO THE 9 lot� NORTH UNE OF THE SOUTH 1 ACRES OF SAID SOUTH HALF; ,' •i, , ^ OTOCSOO THENCE SOUTH BEGINNING. •EAST.ALONG SAID SOUTH HAS,660.I8 0 TO THE \ yATu EAST LEE OF ME NORTHEAST O OF SAID SECTION; \\1 9. THENCE SOUTH NING. B'NEST,ALONG SAID EAST TEE,131.81 FEET TO THE 97-006 POINT OF BEGINNING. ACAL N¢6THV1mke w 16F 1 ii DEJELOPMENT PLANNING CITY OF RENTON MAY 1 q 1999 RECOV D May 14, 1999 TRIAD ASSOCIATES Project Management Civil Engineering Jennifer Henning Land Surveying City of Renton Land Use Planning Municipal Building- 6th Flr Landscape Architecture 1055 South Grady Way Site Design Renton, Washington 98055 RE: Talbot Ridge Development Triad Job No. 97006 Dear Jennifer: As you may be aware, our client, White Star Development, entered into a Developer's Extension Agreement with Soos Creek Sewer and Water District to provide water service to the Talbot Ridge Development. The reason that Soos Creek is serving this area, is that the elevation of the development is too high for Renton's water system to serve. Therefore the city deferred to Soos Creek to provide service. In late December 1998, the engineer for the District, Mr. John Block, of Roth/Hill Engineers received a letter from your Fire Marshall's office signed by Mr. Corey Thomas, which rejected the water system design because it was not a looped system. Unfortunately, Triad Associates did not become aware of this until mid April 1999. In discussions with the District and with Roth/Hill Engineers, they have indicated that Soos Creek endeavors to provide a looped system. However, in instances when there are 20 lots or fewer, and providing a looped system is' problematic, they do not require looping the system. The design as presented to the City of Renton meets the requirements of the Soos Creek Water and Sewer District. The pre-construction conference for this development was held at the City of Renton on May 13, 1999. In that meeting Corey Thomas recommended providing a redundant, eight-inch water main with a separation of 10 feet, which reconnects to the water main on 102nd Avenue. In my opinion, this proposed solution is flawed. The redundant system adds a cost of over $46,000 to the project. Since the entire water system in the northern portion of 102nd Avenue is already a dead end, we see no benefit to providing a looped system back to a dead end line. We are hereby requesting your reconsideration of the looped water system requirement. You may be aware that the two parcels of land to the south of Talbot Ridge are slated for development in the near future. The developer is negotiating an emergency secondary access route for that development which would then satisfy the requirement for looping the water system. Our best estimate on the timing of that development is approximately two and one half years. • • 11814 115th Avenue NE,Kirkland,Washington 98034-6923 Phone 425.821.8448 Toll Free 800.488.0756 Fax 425.821.3481 Internet www.triadassoc.com Page 2 Jennifer Henning City of Renton May 14, 1999 It is my understanding that Mr. Ron Speer, general manager for the Soos Creek Water and Sewer District is planning to either discuss this issue or meet with the appropriate personnel at the City of Renton to come to an agreement on this issue. I highly encourage us to meet and resolve this as quickly as possible. Thank you for your consideration. I may be reached at(425) 821-8448. Sincerely, SSOCIATES Ronald E. Guest,PE Project Manager REG Xc: Mr. Ross Case White Star Development Mr. Neil Watts City of Renton nnrhomes, �inc. schneide 6510 Southcenter Boulevard•Suite#1•Tukwila,WA 98188•(206)248-2471•FAX(206)242-4209 May 21, 1999 :,. 11/ Mr.Paul Lumbert 9� City of Renton '<< s. '9 Development Services % Six Floor 1055 South Grady Way Renton,WA 98055 Re: Proposed Land Use Action on Campen Property Adjacent to Talbot Ridge Dear Mr.Lumbert: Ross Case has asked me to contact you for the purpose of informing you of our plans to develop property located adjacent to the Talbot Ridge project. I understand there are some water issues he is being faced with that may be avoided if the city of Renton has some assurances that the property to the south will be developed in the foreseeable future. Schneider Homes,Inc. is under contract to purchase Lila Campen's twenty acres located on the east side of Talbot Rd. S. While we are currently working on a proposal to create 152 condo/townhouse units on the ten acres located at the toe of the slope,no application has been made to develop the approximately 7 acres located at the top of the hill. We have every intention to submit a development application for the balance of the property once we have the Site Plan Approval for the lower portion in hand. Since we have a July 8, 1999 date before the Community Planning Committee for the purpose of addressing our appeal of the Hearing Examiner's decision,I can assure you that no applications will come in before that time. But, in the event the Council overturns the Examiner's decision,we will most likely apply for development permits on the balance of the property before the end of 1999. If you have any questions,please feel free to call me at(206)248-2471. S incer- enneth E. Peckham Schneider Homes, Inc. SC-HN-EI-245 PB �I 1 CITY OF RENTON NAL HEARING EXAMINER MEMORANDUM Date: July 27, 1998 To: Jennifer Henning From: Fred J. Kaufman • Re: Talbot Ridge Prelimina Plat File No. LUA97-087,PP,CU-H,V After reviewing the matter, this office will forward the preliminary plat onto the City Council for their review. CITY OF RENTON PLANNINGBUILDING/PUBLIC WORKS MEMORANDUM DATE: July 17, 1998 TO: Fred Kaufman,Hearing Examiner FROM: Jennifer Toth Henning 00 SUBJECT: Talbot Ridge Preliminary Plat(File No. LUA-97-087,PP,CU-H,V) The applicant has submitted a revised preliminary plat map which modifies the previous submittal in January of this year, and which addresses Conditions No. 1 from the Hearing Examiner's Decision and Recommendation (dated December 4, 1997). Staff has reviewed the proposed plat drawing for compliance with the recommended conditions of plat approval and the development standards of the R-8 Zone. A summary of that analysis follows: R-8 Zone. The Hearing Examiner's Decision and Recommendation approves the Conditional Use Permit and Variance, and recommends approval of the Preliminary Plat for 16 to 18 lots, subject to conditions. The applicant submitted a revised plan in January that showed 17 lots and a temporary cul-de-sac on an easement that would be included on a tract of land (Tract C). The applicant proposed creating a tract for the turnaround, that could later be short platted to create an additional buildable lot, when the road was extended off-site. Separate tracts (Tracts A and B)were shown on the January 1998 submittal for Native Growth Protection Easement. The revised Talbot Ridge Preliminary Plat is 18 residential lots, each suitable for the construction of one detached single family residential home. The former Tract C is now shown as new Lot No. 4, and the temporary cul-de-sac turnaround has been moved off-site to the abutting property on the south. Burnett Avenue South would be extended to tie into the abutting property for the turnaround, until such time that Burnett is extended through the property to the south. The applicant has provided a draft easement agreement between the property owners for the granting of the easement. The proposal for 18 lots is consistent with the Hearing Examiner's Decision and Recommendation and also with the primary permitted uses in the R-8 Zone. Tracts. One tract is delineated on the revised preliminary plat mat. Tracts A represents the steep slope area on the west portion of the site. This area shown is the Native Growth Protection Easement for the site. Previously shown Tracts B and C have been eliminated. Tract B was combined with Tract A and Tract C was converted to a residential lot. Based on discussions with the City Attorney, staff is recommending that the applicant that a covenant be recorded on the property which states that the Homeowner's Association be responsible for maintaining the Native Growth Protection Easement and paying taxes on the property. Development Standards. The preliminary plat drawing indicates lot size, width and depth dimensions, and setbacks. Each of the proposed lots meets the minimum lot size, width and depth \\TS_SERVER\SYS2:\COMMON\-H:\DIVISION.S\DEVELOP.SER\DEV&PLAN.INGVTH\TALRDHXDOC\sj Page 2 requirements. Lots No. 5 and 7 are pipestem lots that meet the minimum size, width, depth and setback requirements exclusive of the pipestem portion of the lot. Lot No. 11 has a front width dimension of 35 feet, which technically qualifies the parcel as a pipestem lot. Lot No. 11 would still have sufficient lot area when the pipestem portion of the parcel is eliminated from the calculation. Lot 11, could also be considered to be located on a turning circle of a road, and therefore, the 35-foot width is acceptable as is. Density. The proposal for 18 residential parcels complies with the density range permitted in the R-8 Zone. A maximum of 18 residential parcels would be permitted given the current configuration which includes a temporary turnaround located off-site. The density achieved under the 18-lot configuration has been calculated at 7.75 dwelling units per acre. This is within the permitted range of 5.0 to 8.0 du/ac as permitted in the R 8 Zone. Access. Each of the proposed residential building lots would be accessed form the new public street, South 47th/Burnett Avenue South. Lots 5 and 7 would access via a 20-foot wide pipestems, 80 and 100 feet long respectively. Lots No. 11, 12, and 13 would utilize a 26-foot wide private street for access from the new public streets (consistent with Code Section 4-34-5, Street Improvements). I belive this proposal addresses all of your concerns and meets the conditions of the Decision and Recommendation of December 4, 1997. Please feel free to contact me if you have any questions or comments regarding this project. I can be reached at 430-7286. cc: Project File H .1 . O 'DONN_ELL JR . J n .;0ucn 4- 5376 MHY Ub ' yb. b U1 No .UU 1 F' .u2 a5/05/88 TUE 14 41 FZ ali r ouya FAX NQ, 242 41 p OZ!!LLLC.YUL TEMPORARY f'UTADESAC RAMMIENT For valuable consideration, the receipt of which is hereby aelmowi,ged, Ula Carnpca, a single woman.(hereafter Grant r )hereby grew and waveY s to the Development Partners, L.L,C, (hereafter " Chy of Keaton and to TalbotTalbot�) a wiry r ,ts cluaive easement over,under anti scrim the red PropettY logeily described on Exhibit A for the construerion. maintenatact art repair of a temporary sal-de-sac it the end of Duman Avenue OD the scutbrrn edge of the plat of Talbot Ridge, on the tern, and condition ad forth herein, evens,:Section 1. This ofeasement terminate lfinal plat *o completely upon the lot of the foIlowing two (1) The recording r the party subject to said easements, aret (2)the acceptance by the City of Renton of the completed roadways on said plat, Section 2. Grimes geed to Indemnify and hold Grantor and the property harmless from any cost, claims Ilona or llabIlky, includingroasoaabie rya' . in carunettion with the construction, maintenance and repair Of said roadway rinds-sae. Section 3. The cul-de-sae roadway base and pavement will be built to City of Renton atandarda for a subdivision roadway so the Grantor can Use moat of it as part of the roadway in Its future iubdivl'ion. Section 4, Talbot will clean up and remove from the Granter's property all rubbish and waste which result from its work on or about the cull-sue. Talbot will maintain the,easement area. Etna S. This Temporary Cul-De-Sac Easement Is btu upon the Damien and their heirs, succeasora and signs. The eaSernent nay be used by members of the public under the game terms and Condltio nb as other similar Renton public roadway . DATED this T day of /1i.at _ ,, 1998' c NTOR. GRANTEE: aTY OF RENTON Z-i ) BY:fin, s e woman Print Nero: �... Its:. `____.r`__""".`'---•- GRAN'IEE: TALBCOT DEVELOPMENT PARTNERS L.L.C. 8Y PrinzNana; 's k CJ . \ �► C Its:_.�� h,� �►..� r-- 11011101,01 O ' DONNELL JR 1';?Ub-b24-56(b MHY ub ' yb b : uJ No .uu 1 l t tr: tiurlt� FAX NO n .�.. w�Lo n�; I � FAR N�. i 42 �20g 06/Ohl/81 TUE 14;41 PAL i16� 6044 ,'r4�i>t DLyLLV4-•L P. 03 • STATE OP WASHINGTON ) COUNTY OP KING ) ss' i I twits Mat I Jww ur have satisfactory evidence that LILA CAMPEN, a single morose. is • the person wh® appeared before me, and said person acknowledged that said person alined this instalment and acknowledged it to be said persons free and voluntary as for the uses and purposes mentioned in this taste anent. • Dead dus I day of I:1Th ,"7 1998. t FJI. Cosh (y/ l/ C : s 'E lsiMos� �ie� 71, 1 C,.,.. , cn, � II ` i`r''+�•1 6-0 ' . ��.'CI a�d6l�icar�Ifo.aufixeaC'� + •�;y� Notary die star of Washington, +...6. •, s public • for -1 „ r�"fi• „er residing `%\%%%.:;-1-4` MY *Po Mira r/,SQL' STATE OP WASHINGTON ) ) 'a, COUNTY OF KING • ) I certify.that I know or have satisfactory evidence that is the person who appeared before me, and said person afterwiedgiee that sad person signed this thswumaat, on oath stated that said person was authorized to execute the fnst:tutnent and acknowledged it as the . of CITY OF RENTON,a Washington municipality, to be the frog and voluntary Set of such municipal* for the was and purposes neutered in the instrument. Datad this day of , 199S. oti....t NNW T1Ob Pee or Amp xm..tx.ur) Notary pnbtic to and for the state of Washington, residing at My appointment*zeros imam H .J . 0 'DONNLLL J K 1 11 : 2Ub-b24-5S(b I�H r ub ' yb b u� „iv vu•� e� w u ru , t IVEN HU IES FAX NO. 242 4209 05/0819b TICE 14:41 FAX 4Z4 duo. rr DOL .vu P. 04 • STATE OF WASHINGTON ) COUNTY OP ) cs. I certify that I know or have satisfactory evidence diet s" C ' the pence who appeared befmrp me. and said person aciayow. that said parson signed Imo, on cash stated ttlait lied person was authorized W execute the instrument tad isgrowiedged !t ss the of TALBOT DEVELOPMENT PARTNERS L.L,C„ a Washington limited ]iab th' sap, to be the free and voluntary company for the uses and 1 U set Toned la the fnatrument alit of such limited liability Died this day of 1998. elljn 60(n1.1 . ELLEN F. SMITH t"omo "'°"m STATE OF WASHINGTON . Et.t. NOTARY PUBLIC astYtr Magi nisp waist N9.pq NotWY COuIIISSION EXPIRES 11-05-00 residing publictIn �Auni OAF- tnt of W My te)poinnt expires H .J . O 'DONNELL JR 19 : 2Ob-b24-537b MHY Ub ' yb 6 :U4 No .UUI r .0 ., I ,n,a uO.3 u Hn•n ; EH) .UEk HOMES FAX N0. 242 4209 oS/o518S TUE 14:41 FAX 425 5U44 lr � �tL��u� P. 05 f EXHIBIT A ) Aid 23,1996 Triad 97AO6 TAI,AD'I'Sign LEGAL DESCRa'TIRN roams TVi1.A1•AItoUA1fl JJ3A/SMEN'1') • THAT POiRT1O14 OF A TRACT'OF LAND DESCRIBED IN AN INSTRUMENT RECORDED UNDER RDG`DRDWO NUMBER 9612312260,bEINO A PORTION OF THE NORTH HALF OF Try NOkTif 1cALF (!F WE SOUTHEAST QUARTER OF SECTION 31,TOWNSHIP 23 1,408017,RANGE B EAST. 1 WILL.AMEII'E MERIDIAN,IN KINO COl1KTY,WASH)NQ'COP,LYINO wilitEN A 30 Poor WIDE STRIP OP LAND,THE CUNTEW.INE OF WHICH IS MORE PARTICULARLY DESCRIBED AS FOLLOWS: j • C'OMMGNCINO AT THU NORTHEAST coo=OP SAID MIT/HEW WAIVE=OF UECTION 31: THENCE NORTH O1°14'48"EAST,ALONG THE EAST LINE OPINE NORMEA$T QUA RTft!t OF SAID SJiCr!ON 31.11.01 FUT TO Tim 3PO1N1 OF SWIMMING-,THENCE ALONE SArb CENTERLINE, SOUTH Or26'2r WEST 178,22 FEET TOME BEGINNING OF A CURVE CONCAVE TOME 1 SOUTHEAST HAWNr3 A RADIUS 071o0.DO FEET, NCE WESTERLY AND SOUTHERLY ALONG SAID CURVE THROUGH A CEN RAI•ANGLE OF 41.13'22"AN ARC°11•TANCX OF 3.91 P, ,t; THENCE SOUTH 01'14'07"WEST 151.17 MET TO THU TERMINUS OF'MIS C3:NTERE:N'E. TOGETHER MTh ONE ARE INCLUDED V47THiN ME CIRCUMFERENCE OF A CIRCLE HHAV O A RADIUS OF 30.0u eWST,TIi1Fi OWED.Or WHICH is'ME AFOR8AE$CsuFiED raltmi ius PolNT. Art)TOOJFFNE Q wITH TKAT PORTION OF$Ain TRACT OP LAND LYING SOUTHEASTERLY OF A ' CURVE CONCAVE TO THE NOKTHWEST NAVIN°A OF 23TS T,4aIOENT TO EQ771 AFt)A8 &D SCR1 FC fi AI:LE HAVRADING A RADN WHICHST 1 5 KAN}3THE 1 WEST LINE OF THE SO FOOT STRIP, AND TOGETHa wm.1 THAT PORTION OF SAID TRACT OF LAND LYING SOUTHWES'1'u3U.Y OF A CURVE COIdCAV1I TO ThYi NOkTH&AST HAVP.d3 A RADIUS OIL 25 PD!7 WHICH CURVE 16 , TANGENT TO BOTH THII AFOREDESCR1LIUb CIRCLE HAVING A RADIOS OF 31 ran ANDTHI EAST LINE OP THE SO POUT WIDE DRIP. /Fr;- fir'1,.17111 G acIRD: ATE. ' ii ... . ' • :. ly.':.:'...... 4/fi W` % •L= ... ..10.0. 7 I TRIAD ASSOCIATEb 4 11814 115m Avenue N.L. 1 KJddhnd,WA 90014 • 426 021.04461 Fox 42e 121-S401 .- 4`+"A H .J . O ' NNEL JR T " '"?U6-624-5376 MHY U6 ' yb b :U4 NO . UUJ F' .Ub DO vv h io.J 1 rU 1 t 11)1 HOMES FAX-NO. 242 4209 05/05/98 TUE 14:42 FAX 42a _ __ 5044 F'PhS BELLEVUE p• 06 YLluuo .�' , , ,-:„... - ..7 _ 111111.111Maim MP WI 1 .. ,A ,, 1.14;: •. ii, \ \ 1 ! __ I c. :.-w:io ., 1 Sr __ _ \ \ I . / . b °Mut 4To i_......., 04 Pik 4— 13 1 ' ---1 A., it• i I t3 111 BURNETT A 8Na��� +�if �� 1 tqf `i ', • 0 N 44€1 4Z I ill a, • 1 r kl II I P' 44 tee a . a i Elit . . SEC7IO l WIC L --3 t— . . . PO VONT r 4��r 1*12 Mr' A 't 7�i�LSD T' RID EANNMI R k r�s oetarr 4nina n,evow �lOD6Cx�DWG ;y- 4� CIT . OF RENTON ... : .. . �r'�; Hearing Examiner Jesse Tanner,Mayor Fred J.Kaufman February 24, 1998 DEVELOPMENT RENTO PLANNINGN Ms.Jennifer Henning F E B 2 4 1998 Development Services Division RECEIVE City of Renton 200 Mill Avenue S . Renton,WA 98055 Re: Talbot Ridge Preliminary Plat LUA97-087,PP,,CU-H,V Dear Jennifer: This office has reviewed the latest submittals from the applicant and staff. It appears that most of the pre-conditions.have been satisfied regarding lot and road dimensions. . . There is still a concern over creating Tract C. This would provide a separate tract that would be used to accommodate the cul-de-sac bulb. Since there is no time-frame in place for the expansion or connection of the road system to create a through street,the tract could be in existence for a long period of time. That raises the possibility that the portions of the tract not occupied by road will slip into a non- maintained appearance..If ownership were to remain with the applicant;.there would be no way to burden the remaining homeowners with the costs or responsibilities to maintain the excess property. Therefore, it should be added to Proposed Lot 3,remaining subject to the easement for the cul-de-sac bulb. If the road is eventually extended and the cul-de-sac abandoned,then that portion of enlarged Lot 3 can be segregated according to the then existing zoning standards. Therefore,Tract C should be eliminated and made part of Proposed Lot 3. There does not appear to be any reason to complicate the plat or legal descriptions by creating a Tract B, which appears to be part of and subject to the same Native Growth Protection Easement standards as the much larger Tract A._It is merely separated by an easement. It should be eliminated and incorporated into Tract A. The homeowners shall be clearly responsible for the maintenance of the Native Growth Protection Easement and it shall not be sold or developed other than for the currently proposed utility . easement. It appears that the discrepancy in the legal description has been rectified. With the submission of a Plat map incorporating Tract C into Lot 3 and the consolidation of the Native Growth area into.one tract,the plat can be submitted to the City Council. If this office can be of further,assistance,please feel free to write. Sincerely, • Fred J.Kaufman • Hearing;Examiner` 200 Mill Avenue South -Renton,Washington 98055 =;(206)235-2593 -. - Thie n�ner,.nnlninc'Rf1/ ' ,'larl n to ri& 9f1%nnef,'nncumP� CITY OF RENTON PLANNINGBUILDING/PUBLIC WORKS MEMORANDUM DATE: January 27, 1998 r TO: Fred Kaufman,Hearing Examiner FROM: Jennifer Toth Henning d SUBJECT: Talbot Ridge Preliminary Plat--LUA-97-097,PP,CU-H,V The applicant for the Talbot Ridge Preliminary Plat, Triad Associates, has resubmitted the preliminary plat map in compliance with Condition No. 1 of the Hearing Examiner's Decision and Recommendation (dated December 4, 1997). Staff have reviewed the proposed plat for compliance with the recommended conditions of plat approval and the development standards of the R-8 Zone. A summary of that analysis follows. R-8 Zone. The revised Talbot Ridge Preliminary Plat is shown with 17 residential lots, suitable for the construction of detached single family residential homes. The proposed use is consistent with primary permitted uses in the R 8 Zone. Tracts. Three tracts are delineated on the plat map. Tracts A and B include the steep slope area on the western half of the site, and are shown as being reserved as Native Growth Protection Easements (NGPE). A 15-foot wide utility easement for stormwater and sanitary sewer lines separates the two NGPE tracts. Based on recent discussions with the City Attorney, staff will recommend to the applicant that only one NGPE tract be established and recorded for the steep slope area. The utility easement will be established within that NGPE. Furthermore, the City Attorney has advised that a covenant be recorded which states that the Homeowner's Association be responsible for maintaining the NGPE and paying taxes on the property. The applicant shows Tract C for future development, and intends to create an additional residential lot in the future when Burnett Avenue South is extended off-site to the south, and the temporary cul-de- sac is vacated. A future short plat would be needed to create the additional residential lot at the time that the temporary turnaround is vacated. Application for the short plat could be made consistent with state subdivision law. Development Standards. The preliminary plat drawing indicates lot size, width and depth dimensions,and setbacks. Each of the proposed lots (including Tract C)meets the minimum lot width and depth requirements. In addition each of the lots (Nos. 9, 10, and 13) lying around the cul-de-sac exceed the 4,500 square foot minimum lot size requirement exclusive of the easement and consistent with Condition No. 2. Lots No. 5 and 6 are pipestem lots and meet the minimum size, width, depth and setback requirements exclusive of the pipestem portion of the lot. Lot No. 10 would also be considered to be a pipestem lot, since it does not meet the minimum lot frontage requirements. However, it too meets the minimum size requirement of 4,500 square feet after deducting the area for the temporary turnaround and the pipestem portion of the parcel. \\TS SERVER\SYS2:\COMMON\-H:\DIVISION.S\DEVELOP.SER\DEV&PLAN.INGVTH\TLRD122.DOC\jth January 22, 1998 Page 2 Density. The proposal for 17 residential parcels complies with the density range permitted in the R-8 Zone. .A maximum of 17 residential parcels would be permitted given the current configuration which includes a temporary turn-around. Once the turnaround is vacated (assuming extension of the public street to the south), the additional land area available could accommodate one more lot and still be within the density range of 5.0 du/ac minimum and 8.0 du/ac maximum. With 17 parcels the density would be 7.75 du/ac. When the additional right-of-way is vacated, and if another lot was approved via a short plat,the density would also be 7.75 du/acre. Access. Each of the proposed residential building lots would be accessed from the new public street, South 47thBurnett Avenue South. Lots No. 5 and 6 would access via a pipestem that would be 20 feet wide and 80 to 100 feet in length. (These distances are within the regulations governing pipestem lots as stated in Code Section 9-12-19:D.) Lots No. 12 and 13 would access via a joint-use driveway located on a permanent 26-foot wide access and utility easement consistent with Code Section 4-14 (Parking and Loading Ordinance). The access/utility easement would be partially located on Lot Nos. 10, 11, 12 and 13. Please feel free to contact me if you have any questions or comments regarding this project. I can be reached at Extension 6186. cc: Project File Jim O'Donnell Talbot Development Partners,LLC Talbot Ridge Preliminary Plat File No.:LUA-97-087,PP,CU-H,V December 4, 1997 Page 12 (60)days of publication. If such a plat and written documentation is not submitted in a timely fashion, the matter will be reopened for additional public hearing. DECISION AND RECOMMENDATION The Conditional Use Permit and Variance are approved,as is a Preliminary Plat for 16 to 18 lots subject to the following conditions: 1. The preliminary plat map demonstrating the appropriate aspects of Exhibits 7 and 8 shall be resubmitted for review by staff who shall forward said plat and written documentation indicating that each lot meets all City standards within sixty(60)days of publication. If such a plat and written documentation is not submitted in a timely fashion,the matter will be reopened for additional public hearing. 2. All lots shall have sufficient lot area exclusive of any easement. That is,all lots lying around the cul- de-sac shall contain 4,500 square feet exclusive of any easement property. 3. All public rights-of-way within the site shall be developed to the City's 50(fifty)foot roadway standards. The cul-de-sac shall meet all turning radii standards. 4. The applicant shall submit a tree altered as although the distribution may bedetermin determined by the City. The applicant shall post a bond to assure compliance with this condition.The City shall be responsible for planting the trees. d as 5. All land clearing both in the plat and particularly along as much thespractical toslopes the immed'at ll be as Ivicinity of the possible. two In the steep slopes all clearing shall be limited utility lines. 6. The applicant is required to comply with the mitigation measures which were required by the ERC prior to the issuance of a construction or building permit. 7. The applicant shall draft and record a maintenancel agreement storm w ter detention vaula wut lity easements, er's association for the maintenance of all common plat improvements access easements). A draft of the document shall be submitted to the City for review and approval by the City Attorney prior to the recording of the plat. 8. The applicant lop a define and recordso w ter detention ative Growth a Protection. The Easement cant shall adhere to the City for the steep slope areas west of the s code requirements for such areas. 9. The access tract shown for any lots shall be eliminated and that area incorporated into one of the lots as a pipestem,with an access easement for the other lot. 10. The applicant shall be required to install slope stabilization devices as recommended by the applicant's engineer or geotechnical consultant. CITY OF RENTON PLANNINGBUILDING/PUBLIC WORKS MEMORANDUM DATE: February 11, 1998 TO: Fred Kaufman,Hearing Examiner FROM: Jennifer Toth Henning SUBJECT: Talbot Ridge Preliminary Plat(File No. LUA-97-087,PP,CU- H,V,ECF) The preliminary plat map reviewed by Bob MacOnie is the same one that was forwarded to you with my February 9th memo. Your copy was not date stamped. The drawings were received by Development Services on February 6, 1998 and have been stamped with the February 6, 1998 date. A copy is attached. cc: Bob MaoOnie \\TS_SERVER\SYS2:\COMMON\-Document3\jth CITY OF RENTON PLANNINGBUILDING/PUBLIC WORKS MEMORANDUM DATE: February 10, 1998 TO: Fred Kaufmann Hearing Examiner FROM: Bob Mac Onie Mapping Supervisor SUBJECT: Legal Description for Talbot Ridge PP I have reviewed the legal description on the latest submittal for the subject preliminary plat, stamped "Received February 10, 1998." The legal on this submittal corrects the flaws found on the original. cc: File Jennifer Toth-Henning \\TS_SERVER\SYS2:\COMMON\-C:\TEMP\RV980210.DOC\mjf a `g9g CITY OF RENTON H PLANNINGBUILDING/PUBLIC WO ' ~� MEMORANDUM DATE: February 9, 1998 TO: Fred Kaufman,Hearing Examiner FROM: Jennifer Toth Henning jai SUBJECT: Talbot Ridge Preliminary Plat(File No. LUA-97-087,PP,CU- H,V,ECF) You have requested clarification of two issues pertaining to the above-referenced preliminary plat. The first has to do with errors on the legal description shown on the previously submitted plat drawing. Your second concern was with regard to ownership of Tract C. 1. The attached preliminary plat drawing has been revised by the applicant to address the concerns regarding errors in the legal description. The legal has been revised and approved as acceptable by Bob MacOnie,Property Services. Written documentation of that approval will be forwarded to your office separately. 2. According to Brian Johnson of Triad Engineers, the owner, Jim O'Donnell intends to retain ownership of Tract C until such time that application is made to further sub-divide the parcel. 'That application could not be made until the public street is extended, and the restrictions for use of Tract C for temporary turn-around are removed. Alternatively, Tract C could be incorporated into either Lot No. 3 or Lot No. 4, and the owner of either Lot 3 or 4 could make application for the future subdivision. Should you have any other questions,please contact me at Extension 6186. cc: \\TS_SERVER\SYS2:\COMMON\-H:\DIVISION.S\DEVELOP.SER\DEV&PLAN.INGUTH\TALRD2.DOC\jth / M 2 bmil JAN 2 71998 { ' MRM NER CITY OF RENTON PLANNINGBUILDING/PUBLIC WORKS MEMORANDUM DATE: January 27, 1998 TO: Fred Kaufman,Hearing Examiner FROM: Jennifer Toth Henning C1 SUBJECT: Talbot Ridge Preliminary Plat--LUA-97-097,PP,CU-H,V The applicant for the Talbot Ridge Preliminary Plat, Triad Associates, has resubmitted the preliminary plat map in compliance with Condition No. 1 of the Hearing Examiner's Decision and Recommendation (dated December 4, 1997). Staff have reviewed the proposed plat for compliance with the recommended conditions of plat approval and the development standards of the R-8 Zone. A summary of that analysis follows. R-8 Zone. The revised Talbot Ridge Preliminary Plat is shown with 17 residential lots, suitable for the construction of detached single family residential homes. The proposed use is consistent with primary permitted uses in the R-8 Zone. Tracts. Three tracts are delineated on the plat map. Tracts A and B include the steep slope area on the western half of the site, and are shown as being reserved as Native Growth Protection Easements (NGPE). A 15-foot wide utility easement for stormwater and sanitary sewer lines separates the two NGPE tracts. Based on recent discussions with the City Attorney, staff will recommend to the applicant that only one NGPE tract be established and recorded for the steep slope area. The utility easement will be established within that NGPE. Furthermore, the City Attorney has advised that a covenant be recorded which states that the Homeowner's Association be responsible for maintaining the NGPE and paying taxes on the property. The applicant shows Tract C for future development, and intends to create an additional residential lot in the future when Burnett Avenue South is extended off-site to the south, and the temporary cul-de- sac is vacated. A future short plat would be needed to create the additional residential lot at the time that the temporary turnaround is vacated. Application for the short plat could be made consistent with state subdivision law. Development Standards. The preliminary plat drawing indicates lot size, width and depth dimensions, and setbacks. Each of the proposed lots (including Tract C)meets the minimum lot width and depth requirements. In addition each of the lots (Nos. 9, 10, and 13) lying around the cul-de-sac exceed the 4,500 square foot minimum lot size requirement exclusive of the easement and consistent with Condition No. 2. Lots No. 5 and 6 are pipestem lots and meet the minimum size, width, depth and setback requirements exclusive of the pipestem portion of the lot. Lot No. 10 would also be considered to be a pipestem lot, since it does not meet the minimum lot frontage requirements. However, it too meets the minimum size requirement of 4,500 square feet after deducting the area for the temporary turnaround and the pipestem portion of the parcel. \\TS_SERVER\SYS2:\COMMON\-H:\DIVISION.S\DEVELOP.SER\DEV&PLAN.INGUTH\TLRD122.DOC\jth January 22, 1998 Page 2 Density. The proposal for 17 residential parcels complies with the density range permitted in the R 8 Zone. A maximum of 17 residential parcels would be permitted given the current configuration which includes a temporary turn-around. Once the turnaround is vacated (assuming extension of the public street to the south), the additional land area available could accommodate one more lot and still be within the density range of 5.0 du/ac minimum and 8.0 du/ac maximum. With 17 parcels the density would be 7.75 du/ac. When the additional right-of-way is vacated, and if another lot was approved via a short plat,the density would also be 7.75 du/acre. Access. Each of the proposed residential building lots would be accessed from the new public street, South 47thBurnett Avenue South. Lots No. 5 and 6 would access via a pipestem that would be 20 feet wide and 80 to 100 feet in length. (These distances are within the regulations governing pipestem lots as stated in Code Section 9-12-19:D.) Lots No. 12 and 13 would access via a joint-use driveway located on a permanent 26-foot wide access and utility easement consistent with Code Section 4-14 (Parking and Loading Ordinance). The access/utility easement would be partially located on Lot Nos. 10, 11, 12 and 13. Please feel free to contact me if you have any questions or comments regarding this project. I can be reached at Extension 6186. cc: Project File MIK MEM January 14, 1997 V TRIAD ASSOCIATES Project Management Jennifer Toth Henning Civil Engineering Senior Planner ; p REN A LP. Land Surveying City of Renton Community Developme+ arc tom.ly Land Use Planning 200 Mill Avenue South AN 1 41998 Landscape Architecture Renton, WA 98055 J Site Design RE: Talbot Ridge BUILDING DIVISION Triad Job No. 97-006 Dear Ms. Henning: In accordance with the Hearing Examiner's decision, dated December 4, 1997, we provide the following responses to each of the ten conditions addressed in the Hearing Examiners report: Condition No. 1 The preliminary plat map demonstrating the appropriate aspects of Exhibits 7 and 8 shall be resubmitted for review by staff who shall forward said plat and written documentation indicating that each lot meets all City standards within sixty (60) days of publication. If such a plat and written documentation is not submitted in a timely fashion, the matter will be reopened for additional public hearing. The preliminary plat has been modified to include all appropriate aspects of Exhibits 7 and 8. The revised plat depicts all lots meeting all the required minimum standards for the City's R 8 zone. Each lot within this plat will have a minimum lot size of 4,500 square feet. Also, all lots will have the required 50-foot minimum lot width and 65 feet of lot depth. Each lot will provide a minimum of 15-foot front yard setbacks, 20-foot rear setbacks, and 5-foot side yard setbacks. Tract C, if developed, would not meet the setback criteria for the City of Renton due to the temporary turn-around. Therefore, Tract C is considered a Future Development Tract for this preliminary plat. As a result, until Burnett Avenue South extends through to the south and the cul-de-sac can be replaced, Tract C will not be built upon at this time. Also, as required in the above condition, the applicant has until February 2nd (60 days from December 4th) in which to resubmit the revised plat. Therefore, the applicant has resubmitted the plat in a timely matter according to the Hearing Examiner's conditions. Condition No. 2 All lots shall have sufficient lot area exclusive of any easement. That is, all lots lying around the cul-de-sac shall contain 4,500 square feet exclusive of any easement property. As shown on the revised preliminary plat, all developed lots have a minimum area of 4,500 square feet exclusive of any easements. 11814 115th Avenue NE,Kirkland,Washington 98034-6923 Phone 425.821.8448 Toll Free 800.488.0756 Fax 425.821.3481 Internet www.triadassoc.com Page Two City of Renton Community Development January 14, 1998 Condition No. 3 All public rights-of-way within the site shall be developed to the City's 50 (fifty)foot roadway standards. The cul-de-sac shall meet all turning radii standards. The preliminary plat has been revised and depicts a 50-foot right-of-way and a turning radius of 55 feet which is in accordance with the City of Renton road standards. Condition No. 4 The applicant shall submit a tree planting plan showing a minimum of two (2) street trees for each lot, although the distribution may be altered as determined by the City. The applicant shall post a bond to assure compliance wit this condition. The City shall be responsible for planting the trees. The applicant will comply with the Hearing Examiner's decision and submit a tree planting plan which will show a minimum of two trees for each lot, or a number to be later determined by the City. Condition No. 5 All land clearing both in the plat and particularly along the steep slopes shall be as limited as possible. In the steep slopes all clearing shall be limited as much as practical to the immediate vicinity of the two utility lines. All clearing within the slope area will be minimal, limited to the placement and maintenance of the storm sewer lines only. Condition No. 6 The applicant is required to comply with the mitigation measures which were required by the ERC prior to the issuance of a construction or building permit. The applicant will comply with all mitigation measures required by the ERC prior to the issuance of a construction or building permits. Condition No. 7 The applicant shall draft and record a maintenance agreement or establish a homeowner's association for the maintenance of all common plat improvements (storm water detention vault, utility easements, access easements). A draft of the document shall be submitted to the City for review and approval by the City Attorney prior to the recording of the plat. The applicant will establish a homeowners association for the maintenance of Talbot Ridge. The documents for the homeowners association will be submitted to the City for review prior to the recording of the plat. Page Three City of Renton Community Development January 14, 1998 Condition No. 8 The applicant shall define and record a Native Growth Protection Easement on the face of the ' plat for the steep slope areas west of the storm water detention vault. The applicant shall adhere to the City code requirements for such areas. The plat has been revised to include an NGPE for the sloped areas on the western portion of the site. The plan depicts two separate NGPE areas, separated by the storm sewer utility easement. Condition No. 9 The access tract shown for any lots shall be eliminated and that area incorporated into one of the lots as a pipe stem, with an access easement for the other lot. The revised preliminary plat drawing eliminates the access tract which was associated with the original preliminary plat. Condition No. 10 The applicant shall be required to install slope stabilization devices as recommended by the applicant's engineer or geotechnical consultant. The applicant will install slope stabilization devices recommended by the engineering firm, Triad Associates, or the geotechnical consultant, Associated Earth Sciences Inc. If you should have any additional comments or questions regarding the above conditions, please do not hesitate to contact me at 425-821-8448. Sincerely, TRIAD • OCIATES ' Brian Johnson Planner BDJ/cyt CITY OF RENTON PLANNINGBUILDING/PUBLIC WORKS MEMORANDUM DATE: January 28, 1998 TO: Fred Kaufman Hearing Examiner FROM: Bob Mac Onie 6 7) SUBJECT: Talbot Ridge Preliminary Plat The Technical Services Section of the Planning/Building/Public Works Department reviews but does not provide legal descriptions for private development projects. In September of last year, I reviewed some of the initial submittal materials for the subject project. As part of that review, I checked the legal description included with the Master Application, against descriptions contained in the King County tax rolls and a title report submitted to the city. All these legal descriptions were consistent except for a missing word in the title report legal, which was correctly included in the others. A second and more thorough review of the legal description for this project initiated by the receipt of your request has revealed that all the legal descriptions cited above contains serious flaws. I have contacted the title company and the surveyor for this project and requested that they make the necessary corrections to the legal description for this project. cc: Jennifer Toth Henning \\TS SERVER\SYS2:\COMMON\$\FILE.SYS\LND\10\0328\RV980128.DOOrtm � J CITY OF RENTON HEARING EXAMINER MEMORANDUM Date: January 27, 1998 To: Bob MacOnie From: Marilyn Moses, Hearing Examiner's Secre ry • Re: Talbot Ridge Preliminary Plat J a N 2 7 i098 LUA97-087, PP tENTOi\N L.,,L,.,1,,,ring Dept Would you please provide this office with a correct legal description for the above plat for submittal to the City Council for approval. Thanks .wr . CITY f jIF 'RENTON::: • • Hearing Examiner Jesse Tanner,Mayor.. Fred J.Kaufman January 6, 1998 Mr. Gregg Zimmerman II. Public Works Administrator . City of Renton 200 Mill Avenue S Renton,WA 98055 Re: Request for Clarification/Reconsideration regarding Talbot Ridge Preliminary Plat,File No. LUA97-097,PP, CU-H,V Dear Mr. Zimmerman: I have reviewed your requests for clarification and reconsideration in the above matter. Condition No. 1 As you might expect,the date that the decision was issued is the date of publication mentioned in Condition No. 1. Condition No. 2 Condition No. 2 is not intended to exclude the normal utility easements for water, sewer or private gas, electric,phone or cable TV lines. It was intended to refer to access easements and the proposed cul-de-sac. As you might expect,when an application is as sketchy as this one(with changes submitted during the public hearing),there,are few concrete details upon which to base a decision,requiring instead the necessarily vague attempts to define what is not accurately represented in any of the submissions or exhibits. This lack of both detail and staff review of the late submissions by the applicant is what gives rise to the Condition No..1 where this office needs the assurance that the plat actually does meet code requirements. Condition No. 3 • The plans were submitted with the larger road dimensions and those were the plans reviewed. The changes should have been made prior to the public hearing in order for them to have been considered. Like other aspects of this application,too much was left for conjecture or altered after staff review,making some aspects of review quite problematic. This is not to say that modifications after staffs recommendations should be out of the ordinary;but some aspects of this plat were clearly unacceptable and should have been refined prior to the public hearing. Condition No. 4 This office adopted the staff recommendation in regards to the number and general arrangement of the street trees. This office will modify the decision to accept any legal method that assures 200 Mill Avenue South -Renton; Washington 98055 - (206)235-2593 This paper contains 50%recycled material,20%post consumer that the trees are bonded and installation accomplished. The condition requiring the planting was to insure that the City act on the bond or other legal guarantee as it would any other bonded obligation, either contracting out the installation of the improvements as they would street lighting or similar improvements, or making sure the work is completed. This office hopes this letter appropriately addresses your concerns regarding this application. Sincerely, C . Fred J. Kaufman Hearing Examiner cc: Mayor Jesse Tanner Gregg Zimmerman,Plan/Bldg/PW Admin. Members,Renton Planning Commission Jim Hanson,Development.Services Dir. 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 Parties of Record it 1@lOWNT DEC 18I997 ! CITY OF RENTON PLANNINGBUILDING/PUBLIC WORKS MEMORANDUM DATE: December 17, 1997 TO: Fred Kaufman,Hearing Examiner FROM: Gregg Zimmerman 5 SUBJECT: Talbot Ridge Preliminary Plat(LUA-97-087,PP,CU-H,V) --Request for Clarification/Reconsideration I have read your decision and recommendation of December 4, 1997 for the proposed Talbot Road Preliminary Plat. Condition No. 1 states that the preliminary plat map shall be resubmitted for review by staff "within sixty (60) days of publication." It appears that the publication referenced is the date of the Hearing Examiner's decision, however, it could be interpreted differently. Please clarify this condition. Condition No. 2 states that: "All lots shall have sufficient lot area exclusive of any easement. That is, all lots lying around the cul-de-sac shall contain 4,500 s.f. exclusive of any easement property." This condition requires additional clarification. Does the condition pertain to "any" easement including franchise utilities, City systems, access easements, drainage features, and the like? Or, was the intent of the condition only for the access easement associated with the proposed cul-de-sac? Condition No. 3 states that: "All public rights-of-way within the site shall be developed to the City's 50 (fifty) foot roadway standards. The cul-de-sac shall meet all turning radii standards." City Code Section 4-34-11:D allows a reduction of required right-of-way by the Department Administrator for new residential access streets within a subdivision "to forty-two feet (42') when the extra area from the reduction is used for the creation of an additional lot(s) which could not be platted without the reduction; or when the platting with the required right-of-way width results in the creation of lots with less than one hundred feet (100) in depth. The Department may require additional easements be provided for the franchise utilities outside of the dedicated right-of-way when such a right-of-way reduction is approved. In no case shall a reduction in the required right-of-way be approved unless it is shown that there will be no detrimental effect on the public health, safety or welfare if the right-of- way is reduced,and that the full right-of-way width is not needed for current or future development." With a reduced right-of-way width of 42-feet, the resulting travel lane is 32 feet, the same width of travel lane as would occur with a 50-foot-wide right--of-way. I understand that the Fire Prevention Bureau was concerned about adequate roadway width, turning radii, and turnarounds. Please clarify whether you would permit the applicant to apply for a reduced right-of-way per Code Section 4-34- 11:D. Condition No. 4 requires the applicant to submit a tree planting plan showing a minimum of two (2) street trees for each lot, with the possibility of the distribution being altered as determined by the City. The requirement would result in 32 to 38 trees being planted in association with the plat. Planting of trees on the individual lots, or in the right-of-way adjacent to the lots would not be practical, since many of the new lots have narrow street frontage,frontage on an access easement, or driveways taking December 17, 1997 Page 2 up much of the street frontage. The preference of the Planning/Building/Public Works Department (PB/PW) is to require the planting of the required trees in the right-of-way for the new public street (South 47th Street). The trees could be installed along with other street improvements and prior to the recording of the plat. Therefore, no surety device or bond would be necessary. We rarely bond for required landscaping, unless a deferral is granted, and I would not support it for this project. In addition,I strongly yet respectfully disagree with the second portion of the condition requiring the City to plant the trees mitigating impacts of private developmnet. We do not have the personnel to accomplish this, and it would set a precedent for other plats,that is not supported by this Department. Again, if the street trees were installed by the applicant/developer in conjunction with required street improvements,this could be accomplished in a timely manner, and prior to recording of the plat. In summary, I am requesting clarification of Conditions No. 1, 2, and 3, and reconsideration of Condition No. 4. Please do not hesitate to contact me if you have questions regarding this correspondence. cc: H:\W W60DOT\MEMO.DOT\bh / 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 4th day of December ,1997, 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. Signature: SUBSCRIBED AND SWORN to before me this <A day of , 1997. , 70/144% Notary Public i and for the State of Washington, residing at ,therein. Application, Petition, or Case No.: Talbot Ridge Preliminary Plat LUA97-087,PP,CUP,V The Decision or Recommendation contains a complete list of the Parties of Record December 4, 1997 OFFICE OF THE HEARING EXAMINER CITY OF RENTON REPORT AND RECOMMENDATION APPLICANT: Jim O'Donnell Talbot Development Partners,LLC Talbot Ridge Preliminary Plat File No.: LUA-97-087,PP,CU-H,V LOCATION: 700 West of 102nd Ave SE SUMMARY OF REQUEST: To subdivide a 2.7 acre portion of 4.55 acres into 19 lots for single family residences SUMMARY OF ACTION: Development Services Recommendation: Approve with conditions DEVELOPMENT SERVICES REPORT: The Development Services Report was received by the Examiner on November 11, 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 November 18, 1997 hearing. The legal record is recorded on tape. The hearing opened on Tuesday,November 18, 1997, at 9:03 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 map Exhibit No.4: 1966 topography map Exhibit No. 5: 1996 Topography map Exhibit No. 6: Alternate plat map Exhibit No.7: Second alternate plat map Exhibit No. 8: Overlay of alternate plat map At the time of the hearing several last-minutes changes had been made to the Preliminary Report to the Hearing Examiner on the part of both applicant and City staff. Because of the timing, staff had not had an opportunity Jim O'Donnell Talbot Development Partners, LLC Talbot Ridge Preliminary Plat File No.: LUA-97-087,PP,CU-H,V December 4, 1997 Page 2 to thoroughly review the changes. The presentation was made on the application submitted as well as the alternate layout. The presentation of the staff report was given by JENNIFER HENNING,Project Manager, Development Services, City of Renton, 200 Mill Avenue South, Renton, Washington 98055. This is an application not only for a preliminary plat, but for a conditional use permit and a variance in order to build site utilities. This site is 4.55 acres in size,with 2.7 acres being proposed for the subdivision. This property is located east of Talbot Road and west of 102nd Avenue SE,which is a street in King County, in the Talbot Hill portion of the City. There is split zoning on the site. The R-1 zone,which is a low density zone, encompasses a steep slope area on the western portion. The eastern portion of the site which is to be developed is zoned R-8 and is in the residential single family Comprehensive Plan(CP)designation. This parcel is currently landlocked and in order to develop the parcel the applicant would have to extend an existing street, 102nd Avenue SE, about 200 feet to the north which would end at the point where the City of Renton and King County boundaries meet. A new street, South 47th Street,would be extended to the west from 102nd Avenue SE into the site. The property the new street would be located on is currently owned by the State of Washington Department of Transportation and they are willing to deed over the right of way needed for this street. This site has steep slopes that occur on the western portion that range from 25 to 70 percent, and is designated as a green belt. The eastern portion of the site is flatter ranging from about 5 to 25 percent slopes. There is extensive vegetation on the site. Applicant has provided geotechnical reports to address the steep slope issues where the utilities would be constructed, as well as whether or not the homes that were proposed on the western portion of the developable area would require any special foundations or setbacks and such. The conclusion of the report was that conventional engineering would suffice. The new street would be extended into the plat and S 47th Street would end in a cul-de-sac to serve the new 19- lot plat. There is also a proposal to access some of the lots through a private street system. Lots 1, 2, 3,4, 5 and 6 would be on a private easement from S 47th Street to the south. There would be a driveway access easement that would serve Lots 9 and 10 in the southwest corner. Lots 8 and 13, as well as Lots 9 or 10 would be pipestem lots. The other lots, 7, 8, 9, 10, 11, 12, 13, 14, and 15,meet the minimum radius of 35 feet for location on the cul-de-sac. This site is zoned R-1 on the west and R-8 on the east. There is a proposal to put a storm water detention vault at the top of the slope, still within the R-8 area. The proposal includes the extension of utility systems,waste water and storm water to the southwest corner of the site where there is an existing stub at the Springbrook Condominiums. Water is being provided by Soos Creek Water District. In order to build S 47th Street from 102nd,there is a drainage swale to be crossed. Because of its size it does not require any special mitigation, but the applicant is proposing to revegetate the disturbed areas with native and riparian vegetation. The Environmental Review Committee(ERC)heard this proposal on October 21, 1997. They issued a Determination of Non-Significance- Mitigated(DNS-M)with six mitigation measures. The applicant was required to provide additional geotechnical information to determine whether or not the homes that were being proposed would require special engineering or setbacks. They were required to provide additional detention of storm water through the 100 year storm event. They will be required to pay the appropriate transportation, HEARING EXAMINER'S REPORT Jim O'Donnell Talbot Development Partners, LLC Talbot Ridge Preliminary Plat File No.: LUA-97-087,PP,CU-H,V December 4, 1997 Page 3 parks and fire mitigation fees, and also to revise their construction mitigation plan to restrict construction- related traffic to the off-peak hours between 8:30 a.m. and 3:30 p.m. There is no sewer available in this portion of King County. The only viable choice is to go downslope and tie into the City system at Springbrook. When the Springbrook project was approved, it was intended that properties to the east would tie into the system at this location. The City zoned this area for single family residential lots at a density of up to 8 units to the acre,minimum lot size of 4,500 square feet. The community needs to absorb additional growth per the mandates of the Growth Management Act and the only viable way to do that is to tie into the existing utility systems down slope. In order to build the storm water and waste water lines that would connect to the stubs in the Springbrook Condominium area in the southwest corner of the site,the applicant has proposed a 20 foot wide utility corridor through the steep slope designated greenbelt area. In order to do that they need to be granted a CUP. There would be minimal clearing of vegetation. The applicant proposed to install both the waste water and the storm water line on the surface, but the State Department of Ecology does not permit sanitary sewer systems to be laid on top of the ground. In this instance the storm water line would be on top of the ground,the waste water line would be buried. The actual excavation width would be about 6 feet. The remainder of the greenbelt area would be undisturbed. Staff is recommending that the remainder of the greenbelt area be placed in a native growth protection easement that would be recorded. Development of the utility lines to serve this single family plat would be compatible with the existing and proposed residential scale of the area. There would be minimal disturbance of the slope to construct the utility systems. The applicant is proposing to place hill-holders or other slope stabilizing mechanisms through the slope that would ensure the stability of the line. Vegetation would need to be managed over time so that maintenance could occur, but undergrowth could re-grow in a particular area. The entire corridor would not have to be clear at all times. Staff is recommending approval of the CUP with a condition associated with both the CUP and variance that the applicant be required to install slope stabilization devices recommended by their engineer. A variance is needed in order to manage and clear the vegetation in this steep slope area. The clearing which would occur for the utility lines would tie into the existing sewer stub to the west. There are no other gravity fed sewer system options existing for this site. The proposed hill holders would help ensure that this project would not be detrimental to the hillside and it would minimize the impacts to the slope and the greenbelt. All clearing activities would need to be accomplished in accordance with City codes and policies. Regarding preliminary plat criteria,this is a proposal for 19 lots and it is within the required density. In this zone and CP designation, lots are permitted as small as 4,500 square feet. In this proposal the smallest lot size is 4,500 and the largest lot is 5,642 square feet. These are smaller than the existing lots in the area, but they are compatible with the R-8 designation. The R-8 zone provides for minimum densities of 5 units to the acre and maximum of 8 units to the acre. The latest calculation takes into account the additional area zoned R-8 to the west of the site. The 19 lot proposal would result in a density of 7.68 dwelling units per acre. The lots all meet the minimum size, shape and orientation of the lots with the exception of the pipe stem lots. Because there are private street approaches for Lots 1 through 6, staff looks at how these lots lay out and the lot actually goes to the center line of that private street. Regarding minimum width and depth requirements,this application Jim O'Donnell Talbot Development Partners, LLC Talbot Ridge Preliminary Plat File No.: LUA-97-087,PP,CU-H,V December 4, 1997 Page 4 appears to meet those with some possible fine-tuning of Lots 1 and 6. They may need some additional area to meet the setbacks needed from the public street,but it appears there is room to accommodate that. The number of traffic trips generated from this project would be about 181 new average daily trips. Applicant has proposed sidewalks on both sides of the street. South 47th Street leading into the plat would be at full 50 foot right of way with sidewalks on both sides. In order to extend this street and have a dead-end cul-de-sac at this point, the Fire Department would require that the street be at full City right of way with 32 feet of travel lane and all the homes would have to be sprinkled. One of the biggest concerns for this plat is the precedent it would set for dead-end cul-de-sacs coming into this parcel from 102nd Avenue SE. It has been recommended that applicant be required to provide a public street to the south and also to the north; a public street extension that could connect to these other parcels. Applicant had two options as to how they would be able to provide that plan. Either a 35 foot dedicated right of way on the eastern property line that would have 28 feet of pavement, sidewalk and curb along the west side of the street; or provide 42 feet of right of way within the plat boundaries that would be a fully developed 32 feet of pavement with curb and sidewalks along both sides with street lighting. That would occur somewhere in the plat. The rest of the street improvements for the plat have been analyzed by staff and are acceptable as shown on the preliminary plat submittals. The Fire Department did grant a modification to the dead-end street length requirement. Typically it is not allowed to have a dead-end street exceed 500 feet without sprinkling or to exceed 700 feet total. Since this is about 930 feet from its secondary point of access,the Fire Department did agree if there was a wider access street going in and all the units were sprinkled,that they would support this. City standards do not support or permit the construction of a private street if adjacent property needs to be served. If a public street were extended on the site,the area for the public right of way does need to be taken out from the density calculations and that can affect the overall density. The site slopes from east to west with severe slopes up to 70 percent. The area that is proposed for development would be in the 5 to 20 percent range with the steeper slopes occurring on the western portion, Lots 10, 11, 12 and 13. The project site is vacant along with sites to the north and south. The storm water would be collected by a tight line conveyance system and would be routed and conveyed to the underground detention vault just west of Lots 11 and 12. From there the storm water would be tight-lined down the slope to the west to tie into the existing system in Springbrook Condominium. Talbot Road South does have a system of storm water ditches. Runoff from about half an acre of the frontage improvements would be conveyed to the on-site detention facility. There has been localized flooding in the Talbot road area in the past. The ERC did recognize this and is requiring additional storm water detention through the 100 year storm water event to minimize those impacts downstream. The appropriate police, fire and recreation facilities are available to serve this proposal. Renton School District has indicated they would be able to accommodate the number of children generated from 19 new homes. Staff would recommend approval of this preliminary plat subject to the following: (1)compliance with the ERC mitigation measures; (2)drafting of a homeowners association or maintenance agreement to maintain the common plat improvements such as storm water detention vault, utility and access easements; (3) establishment of a native growth protection easement for the area on the west that is not included in the utility corridor. Staff has recommended modification of the plat to provide a north-south public street,but would like to revise that to a south public street only. There are extreme slopes to the north with a quarry owned by the State Department of Transportation, and an extension of a road would basically just fall off. The fifth recommendation is to modify Lots 1 through 6 in order to meet the zoning and subdivision standards. Jim O'Donnell Talbot Development Partners,LLC Talbot Ridge Preliminary Plat File No.: LUA-97-087,PP,CU-H,V December 4, 1997 Page 5 Because staff does not know at this point where the public street will be located and its affect on layout of the lots,their sizes and setbacks, it is a general recommendation to meet requirements. The applicant is proposing a private street for Lots 1 through 6 and a public street in a different configuration. This plat generally meets the City's requirements,but staff feels it is appropriate to require a public street. There have been other plats which have temporary fire turnarounds that are proposed on lots and at such time when a connection goes through then those lots could be developed. Staff is also asking that the applicant be required to submit a tree planting plan that would provide a minimum of two street trees to be planted for each lot developed within the plat,or 38 trees. These would be planted in the right of way and would be street trees approved by the City. They would need to be maintained by the property owners and/or homeowners association. The applicant has responded to these recommended staff conditions with a new lot layout. They are proposing 18 lots by giving up Lot 8. They are keeping their private street for access to Lots 1 through 6. Instead of having the cul-de-sac in the center of the site, it becomes a temporary cul-de-sac off-site on the adjacent property to the south. There is no written confirmation that that easement would be granted by the off-site property owner. In the alternative,the applicant has stated they could pull the turnaround back and at such point that the property to the south develops,then they could develop Lot 7 as a residential lot. Applicant has also extended the configuration to the west slightly. Previously the lots were all held back behind the detention basin. Now Lots 8, 9 and 12 would extend to the west slightly. Staff does not have geotechnical information regarding that extension of Lot 12 to the west. Colin M.Lund, 11814 115th Avenue NE,Kirkland,Washington 98034,applicant herein, addressed several items in the staff report. He stated that they had provided and staff had concluded that the density range was 19 lots. Regarding the requirement for Lots 1 and 6 to be corner lots and meet the minimum 60 foot in width,he stated that after discussions with staff it was concluded that Lots 1 and 6 would not be corner lots. However, they recognized that additional setbacks may be needed than shown on the plat. A discussion then ensued among the Examiner, Ms.Henning and Mr. Lund as to the determination of corner lots on public or private streets. Regarding the Fire Department right-of-way in the plat,Mr.Lund asserted that a 42 foot right-of-way would be adequate within the plat boundaries. It would provide the same roadway improvements that a 50 foot right of way would. Mr.Lund addressed the conditions of approval. Regarding No.4,he concurred that it would not be possible to put a road to the north because of the topography,but concurred that a road to the south should be provided. Condition 6 discusses the density and applicant has provided additional information that based on the plan submitted 19 lots would be within the permissible density range. Mr.Lund introduced Exhibit 7,their most recent plat map, and discussed the changes from the previous plat map. This one indicates 18 lots. The road to the south was extended and required removal of one lot. Applicant is proposing an offsite temporary cul-de-sac turnaround,but an easement has not yet been secured. If that option is not available, applicant would locate the cul-de-sac generally in the same location as earlier proposed. Jim O'Donnell Talbot Development Partners,LLC Talbot Ridge Preliminary Plat File No.: LUA-97-087,PP,CU-H,V December 4, 1997 Page 6 Mr.Lund concluded that the revised layout addressed staffs concerns and recommended conditions and was an appropriate use of this land. Jim Gray,Assistant Fire Marshal,City of Renton,200 Mill Avenue South,Renton,Washington 98055, stated he had not seen the latest plat maps until the previous afternoon and was at a disadvantage to comment. Normally a cul-de-sac of this length would not be approved without special conditions. Paul Lumbert,Plan Review,Development Services Division,City of Renton,200 Mill Avenue South,Renton, Washington 98055, explained that the 20 foot utility easement is basically to keep the two utilities separate from each other,particularly in this case where one is anchored above ground and the other is buried. The Examiner called for further testimony regarding this project. There was no one else wishing to speak, and no further comments from staff. The hearing closed at 10:45 a.m. FINDINGS,CONCLUSIONS&RECOMMENDATION Having reviewed the record in this matter,the Examiner now makes and enters the following: FINDINGS: 1. The applicant, Jim O'Donnell,filed a request for approval of a 19-lot Preliminary Plat called Talbot Ridge. 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. 4. The subject proposal was reviewed by all departments with an interest in the matter. 5. The subject site is located approximately 700 feet west of 102nd Avenue SE. The site is directly west of SE 184th Street if it were extended to the west(King County street designations). 6. The subject site is an approximately 2.7 acre parcel which is part of a larger 4.55 acre property. The 4.55 acres are divided by a Zoning District boundary that divides the site into the 2.7 acre,R-8 (Single Family: 8 dwelling units/acre)district and a 1.85 acre,R-1 (Single Family: 1 dwelling unit/acre) district. 7. The portion of the site which is the subject of this hearing is the R-8 portion,noted above. It appears that the actual Zoning District line may not have been appropriately located as it was to correspond to the demarcation between the more level portions of the site and the steep slopes found on the west portion of the site. 8. The subject site was annexed to the City with the adoption of Ordinance 3268,enacted in December 1978. Jim O'Donnell Talbot Development Partners,LLC - Talbot Ridge Preliminary Plat File No.: LUA-97-087,PP,CU-H,V December 4, 1997 Page 7 9. The map element of the Comprehensive Plan designates the area in which the subject site is located as suitable for the development of single family residential uses,but does not mandate such development without consideration of other policies of the Plan. 10. In addition to the general policies found in the Comprehensive Plan there are specific policies regarding the development of the City's street system, including grid patterns and through access. The following policies are applicable: Policy LU-41. Development should occur on a flexible grid street system to the extent feasible given environmental constraints. Objective LU-M: Reduce congestion on arterials and provide more linkages within and between neighborhoods by developing a system of residential streets which serves both vehicles and pedestrians and creates a continuous,efficient,interconnected network of roads and pathways throughout the City. Policy LU-70. Streets, sidewalks,pedestrian or bike paths in a neighborhood development should be arranged as an interconnecting network. Cul-de-sacs should be limited to areas where natural barriers occur. Grid pattern streets are preferable to connect adjacent and future development. 11. The subject site is a rectangular parcel. It is approximately 660.18 feet deep(east to west)by approximately 300.71 feet wide. 12. The approximately one-third westernmost portion of the site has very steep slopes approaching 70 percent. The remaining site has slopes that vary from 10 percent or less(the eastern half(Proposed Lots 1-8 and 16-19))up to 20 percent for the middle section of the site. 13. The site was reviewed for wetlands on two occasions. The report found a small creek that runs north to south east of the actual site but in the area where the access road would be developed. A small, approximately 1,800 square foot wetland was identified. It is a Class 3 because of its small size and limited habitat. 14. The main access to the site would be a cul-de-sac public roadway. In order to provide access to some of the resulting parcels that would lack frontage on a public right-of-way,the applicant has proposed creating a private north-south street to serve proposed Lots 1-6 and a roadway for Proposed Lots 9 and 10 over a separate Tract A. Proposed Lots 1 and 6 would actually front on the new public street but would gain access from the proposed private street. 15. The applicant proposes dividing the subject site into 19 single family lots ranging in size from approximately 4,500 square feet to 5,642 square feet. 16. Staff noted that the location of the site coupled with limited access to other parcels would require the applicant to create a public street extending to the south. This requirement would reduce the number of lots to 18 or less. 17. Staff also noted that the creation of a tract,Tract A, is not permitted but that a pipestem to one or both and an easement to the other would be acceptable. Jim O'Donnell Talbot Development Partners,LLC Talbot Ridge Preliminary Plat File No.: LUA-97-087,PP,CU-H,V December 4, 1997 Page 8 18. The proposed cul-de-sac extends beyond the 500 foot"dead-end" length permitted by the Fire Department. It is acceptable as long as the homes are provided with sprinkler systems and the roadway has a 32 foot wide paved roadbed and sidewalks on one side of the off-site street improvements. 19. The applicant submitted some alternative plat layouts that would extend a road south from the vicinity of the now proposed cul-de-sac. One would extend the roadway to the south creating the actual cul-de- sac bulb on the adjoining lot to the south. No formal agreement for use of this adjoining parcel has been executed. Another proposal would extend the roadway south from the cul-de-sac creating an easement for the bulb that could be dissolved allowing lot development in the future. 20. The nearest practical sewer connection is west of the site well down the steep slopes. Another development was required to install a City sewer stub to eventually serve the area in which the subject site is located. Similarly, storm water would need to be conveyed over and down the steep slope to a City facility. 21. These lines will disturb the steep slope which is designated Greenbelt in the Comprehensive Plan. A Conditional Use Permit is required to install utility lines in designated Greenbelts. In addition,the removal of vegetation on these slopes requires a Variance under the Land Clearing and Tree Cutting Ordinance. 22. The utility corridor will be 20 feet wide. State law requires sanitary sewer lines to be buried. The storm water line will be aligned along the surface. The applicant will be clearing only as much of the slope as necessary to dig its trench and bury the line. The slope would be re-stabilized with techniques including "hill holder" devices. The slope would also be replanted to prevent erosion although the vegetation would be such as to prevent interference with the operation or maintenance of the utility lines. 23. The development of the subject site would generate approximately 9.55 daily vehicles trips per dwelling. The proposed 19 dwelling units would generate approximately 181.45 trips overall. Staff has indicated that the underlying road system can handle this traffic. Eighteen lots would generate approximately 170 trips. 24. Development of the subject site will generate approximately 14 students. They will be spread over the grades of the Renton School system which apparently has sufficient capacity. 25. The new roadway will run north and then west to the subject site. It will be located in both the City and King County. It will cross State land. The State has indicated a willingness to dedicate the right-of- way to the City. There will be approximately 980 lineal feet of roadway constructed between the subject site and the existing road, SE 102nd Street. The new roadway will continue SE 102nd Street north for approximately 280 feet,then will turn west where it will be South 47th Street in Renton. This leg will be 700 feet in length. As noted,it will have a 32 foot wide road surface to provide emergency access vehicles adequate room. Two overall widths were noted in the staff report. 26. Staff has recommended that the applicant submit a plan showing the planting of street trees. 27. A geotechnical analyses demonstrates that homes and detention system may be placed along the top of the slope as long as certain construction standards are complied with by the applicant. Jim O'Donnell Talbot Development Partners,LLC Talbot Ridge Preliminary Plat File No.:LUA-97-087,PP,CU-H,V December 4, 1997 Page 9 CONCLUSIONS: Greenbelt Encroachment Conditional Use Permit 1. The applicant for a Conditional Use Permit must demonstrate that the use is in the public interest,will not impair the health, safety or welfare of the general public and is in compliance with the criteria found in Section 4-31-36(C)which provides in part that: a. The proposal generally conforms with the Comprehensive Plan; b. There is a general community need for the proposed use at the proposed location; c. There will be no undue impacts on adjacent property; d. The proposed use is compatible in scale with the adjacent residential uses, if any; e. Parking,unless otherwise permitted,will not occur in the required yards; f. Traffic and pedestrian circulation will be safe and adequate for the proposed project; g. Noise, light and glare will not cause an adverse affect on neighboring property; h. Landscaping shall be sufficient to buffer the use from rights-of-way and neighboring property where appropriate; and i. Adequate public services are available to serve the proposal. The requested conditional use appears justified. 2. While the Comprehensive Plan designates the site for Greenbelt or low density single family uses,that does not completely exclude the development,with reasonable protections, of utility corridors. In addition,the Greenbelt regulations permit utility lines. The intrusion should be minimal although the storm water line will be above the surface. Clearly a surface line will create a visual intrusion but minimizes the disturbance of the underlying soils and the vegetation. 3. Whether there is a community need for this line is a matter of timing. This site is "hostage"to access to utilities. The only utilities are those down below the steep slopes. If there is a community need for this particular development and its additional housing,then there is a need for the utility lines to be extended down a steep slope and across a designated greenbelt. It would appear that until lines are brought in from the east,the subject site,which is zoned for eight dwelling units per acre, could not be developed as envisioned in the Comprehensive Plan. One could argue that the Comprehensive Plan did not truly understand the nature of this area. Property to the east of the site along the plateau is actually less developed than the areas below along Talbot Road. Therefore,the only practical,current solution is the proposed corridor. 4. The development of the site, if managed appropriately so that erosion or slippage does not occur, should not affect adjacent property. The two lines are a minimal intrusion and slope restoration and vegetation should eventually screen the refilled sewer trench and soften the appearance of the above- ground storm line. Jim O'Donnell Talbot Development Partners,LLC Talbot Ridge Preliminary Plat File No.: LUA-97-087,PP,CU-H,V December 4, 1997 Page 10 5. The line itself should not generate much traffic after construction activity,only periodic maintenance or inspections, and not be out of scale due to the nature of the project. There should not be any unacceptable noise, light or glare once construction is completed. 6. The slope will be replanted with appropriate materials to prevent slippage or erosion but allow maintenance. Land Clearing Variance 7. Variances may be granted when the property generally satisfies all the conditions described in part below: a. The applicant suffers undue hardship caused by special circumstances such as:the size, shape, topography,or location where code enforcement would deprive the owner of rights and privileges enjoyed by others similarly situated; b. The granting of the variance would not materially harm either the public welfare or other property in the vicinity; c. The approval will not constitute a special privilege inconsistent with the limitations on other property in the vicinity; and d. The variance is the minimum variance necessary to allow reasonable development of the subject site. The applicant's property appears ripe for the variance requested. 8. It appears that the only reasonable corridor for the two utility lines is across the vegetated steep slope. The location of the site makes any other route impractical since there are no sewer lines to hook up to other than the one below the slope. Additionally,the storm line needs gravity which necessitates dropping the storm line over the bank and down the slope. 9. The approval will alter the natural surface of the site,but if done correctly should not cause any long term harm to neighboring properties or the public welfare. 10. The approval should not grant the applicant a special privilege. The lines will be available to serve other nearby properties,reducing the need for similar intrusions into other areas along this slope. In addition,the unique circumstances should limit the precedent created by granting this variance. 11. The land clearing should be limited to the immediate vicinity of the two lines. The trenched line will require more width but will not require the removal of vegetation from the entire easement width. The surface line will require less ground disturbance. The areas disturbed will be the minimum necessary to accomplish the work. Preliminary Plat 12. The proposed plat, subject to the conditions noted below, appears to serve the public use and interest. Although it might be premature to develop the subject site due to the need to step around a variety of Jim O'Donnell Talbot Development Partners,LLC Talbot Ridge Preliminary Plat File No.: LUA-97-087,PP,CU-H,V December 4, 1997 Page 11 limitations, staff has noted that the proposal is compatible with the Comprehensive Plan and Zoning which both call for up to 8 homes per acre. The development will provide additional housing choices although extending services to this area does require both a Conditional Use and Variance to provide the site with sanitary and storm water systems. In addition, an access road must be extended without a master plan of where the street grid system will be located which will ultimately serve the site and surrounding area. 13. The plat represented by Exhibit Number 7 with the Exhibit Number 8 overlay shall be the plat that is developed for this project if it can be demonstrated that it meets the necessary code provisions for lot area and setback for front yards and corner lots. The cul-de-sac shall be created solely on the subject site and the off-site cul-de-sac is not approved. Preliminary Plat approval is not speculative. While modest alterations might be accommodated,a specific plan for streets as well as the various utilities is necessary for the approval of a Preliminary Plat. It is inappropriate to approve a conjectural plan at this time. In addition, since development of the adjacent properties may not occur for a long period of time, any cul-de-sac may be a long term access requirement. Therefore,while it may be created as an easement which may be dissolved if the roadway is extended creating a through grid pattern, all lots shall have sufficient lot area exclusive of any such easement at this time. That is,all lots lying around the cul-de-sac shall contain 4,500 square feet exclusive of any easement property. This is similar to the requirement that all lots shall have the minimum lot area exclusive of any pipestem access. Again,any extension that creates a through street system could be years off and all lots should have the minimum lot area as well as front, side and rear yard areas. 14. The creation of a separate legal tract to provide access to interior lots is inappropriate, creating maintenance and ownership complications that can be avoided. The applicant shall provide the appropriate access to any interior lots over an easement roadway and not a separate tract. 15. The private street to provide access to Proposed Lots 1 - 6 appears reasonable, although a more long- term street grid system probably should have been carefully analyzed so that the applicant would have had more information on which to base some of their plat decisions. 16. Since access to the site is basically a long dead-end street and emergency access in such a situation is very important, all rights-of-way within the site shall be developed to the City's 50(fifty)foot roadway standards. 17. The lots appear to be as rectangular as possible given the need for a cul-de-sac bulb to accommodate a turnaround location and emergency access. 18. The development will increase the tax base of the City. It appears that utility services can be extended to serve the site. 19. As staff has suggested,the applicant shall submit a tree planting plan showing a minimum of two(2) street trees for each lot,although the distribution shall be altered as determined by the City. 20. In conclusion,while many aspects of the plat still appear vaguely defined,the concept after staff calculates the lot area,yard setbacks and appropriate zoning demarcation,generally appears to serve the public use and interest. The matter will not be forwarded to the City Council for review until a plat has been submitted to staff which meets all requirements and said plat has been submitted to the Hearing Examiner with a written statement indicating that each lot meets all City standards within sixty Jim O'Donnell Talbot Development Partners,LLC Talbot Ridge Preliminary Plat File No.: LUA-97-087,PP,CU-H,V December 4, 1997 Page 12 (60)days of publication. If such a plat and written documentation is not submitted in a timely fashion, the matter will be reopened for additional public hearing. DECISION AND RECOMMENDATION The Conditional Use Permit and Variance are approved,as is a Preliminary Plat for 16 to 18 lots subject to the following conditions: 1. The preliminary plat map demonstrating the appropriate aspects of Exhibits 7 and 8 shall be resubmitted for review by staff who shall forward said plat and written documentation indicating that each lot meets all City standards within sixty(60)days of publication. If such a plat and written documentation is not submitted in a timely fashion,the matter will be reopened for additional public hearing. 2. All lots shall have sufficient lot area exclusive of any easement. That is,all lots lying around the cul- de-sac shall contain 4,500 square feet exclusive of any easement property. 3. All public rights-of-way within the site shall be developed to the City's 50(fifty)foot roadway standards. The cul-de-sac shall meet all turning radii standards. 4. The applicant shall submit a tree planting plan showing a minimum of two(2)street trees for each lot, although the distribution may be altered as determined by the City. The applicant shall post a bond to assure compliance with this condition. The City shall be responsible for planting the trees. 5. All land clearing both in the plat and particularly along the steep slopes shall be as limited as possible. In the steep slopes all clearing shall be limited as much as practical to the immediate vicinity of the two utility lines. 6. The applicant is required to comply with the mitigation measures which were required by the ERC prior to the issuance of a construction or building permit. 7. The applicant shall draft and record a maintenance agreement or establish a homeowner's association for the maintenance of all common plat improvements(storm water detention vault,utility easements, access easements). A draft of the document shall be submitted to the City for review and approval by the City Attorney prior to the recording of the plat. 8. The applicant shall define and record a Native Growth Protection Easement on the face of the plat for the steep slope areas west of the storm water detention vault. The applicant shall adhere to the City code requirements for such areas. 9. The access tract shown for any lots shall be eliminated and that area incorporated into one of the lots as a pipestem,with an access easement for the other lot. 10. The applicant shall be required to install slope stabilization devices as recommended by the applicant's engineer or geotechnical consultant. Jim O'Donnell Talbot Development Partners,LLC Talbot Ridge Preliminary Plat File No.: LUA-97-087,PP,CU-H,V December 4, 1997 Page 13 ORDERED THIS 4th day of December, 1997. .7- tn61,1AN(aAA- FRED J.KA HEARING EXAMINER TRANSMITTED THIS 4th day of December, 1997 to the parties of record: Jennifer Henning Colin M.Lund Jim Gray 200 Mill Avenue S 11814 115th Avenue NE 200 Mill Avenue S Renton, WA 98055 Kirkland,WA 98034 Renton,WA 98055 Paul Lumbert Huw and Theresa Salmon Kolin Taylor 200 Mill Avenue S 18414 102nd Avenue SE 12505 Bell-Red Road,#212 Renton, WA 98055 Renton,WA 98055 Bellevue,WA 98005 Nina Nolan Mike Campen Lila Campen 18855 102nd Avenue SE 4902 Talbot Road S 4908 Talbot Road S Renton,WA 98055 Renton,WA 98055 Renton,WA 98055 Bill Barclift David Tankersley Jerry Prouty 10410 SE 189th Ct 330 SW 43rd Street,#373 19222 108th Avenue SE Renton,WA 98055 Renton,WA 98055 Renton, WA 98055 Hugh Simon Fred Gustafson 18414 102nd Avenue SE 18439 102nd Avenue SE Renton, WA 98055 Renton,WA 98055 TRANSMITTED THIS 4th day of December, 1997 to the following: Mayor Jesse Tanner Gregg Zimmerman,PlanBldg/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 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.,December 18,1997. 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 Jim O'Donnell Talbot Development Partners,LLC Talbot Ridge Preliminary Plat File No.: LUA-97-087,PP,CU-H,V December 4, 1997 Page 14 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. All communications concerning the proposal must be made in public. This public communication permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence. Any violation of this doctrine would result in the invalidation of the request by the Court. The Doctrine applies not only to the initial public hearing but to all Requests for Reconsideration as well as Appeals to the City Council. . - isiimmeimmimmonal ' . 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L., • I _ _ / ji I K.......:111."1111":11111"- 4.1.7"-jaill6"141.1..-- ' L f - n - ACCESS: I N. E.ASEVIENT 410P 0 N • liI 5 2 I P I o 7 1 LI , . i c,:-., 8 0 4 S . . .. - Li......... .....1 mEMME lull NOV 2 01997 CITY ...� HEARING AMNER CITY OF RENTON PLANNINGBUILDING/PUBLIC WORKS MEMORANDUM DATE: November 19, 1997 TO: Fred Kaufman,Hearing Examiner FROM: Jennifer Toth Henning al\ SUBJECT: Talbot Ridge Preliminary Plat(File No. LUA-97-087,PP,CU- H,V,ECF) After the public hearing today, I researched some of the items discussed and would like to add the following information to the project file: Schools. The factor used to calculate the average number of school-age children generated by residential development is discussed in the Renton Draft EIS for the Land Use Element of the Comprehensive Plan(January 1992) The Renton School District uses the following factors: Single Family Residential: Elementary: 0.443 children per unit Middle: 0.171 children per unit High: 0.145 children per unit TOTAL: 0.759 children per single family residential home A total of school-age 14.4 children would be expected to reside in the proposed 19 homes (0.759 children/unit X 19 homes)= 14.4 children. Density Calculations. The revised density calculation sheet for the proposed plat, as discussed during the public hearing is attached. All of the area of the parcel was included minus sensitive areas, and the public right-of-way (South 47th Street). The calculation assumes that all of the area zoned R-8 (from the top of slope to the east)minus the public right-of-way is available for development. This differs from the discussion in the staff report(page 10,,item 7(b)) in that staff did not previously consider all of the R-8 area in the density calculation. That portion of the subject property east of the top of slope and west of the proposed property lines for lots 10 through 13 is within the R-8 Zone, and is not considered to be sensitive, or greenbelt. Therefore, this area (shown in diagonal lines on the attached map)should have been included in the original analysis. Based on this,the applicant would be able to provide a minimum of 13 dwelling units, or a maximum of 19 dwelling units and be within allowable density of 5.0 to 8.0 du/acre. With 19 lots the density would be 7.68 du/acre. Street Names. According to Code Section 9-11-2, private roads (streets) with three or more houses are designated according to the adopted City street grid system. The proposed private street within the plat would be assigned a name in accordance with the grid, and would likely be named,either: Burnett November 18, 1997 Page 2 Place South, or Burnett Court South, or Burnett Lane South. Since this would not be a public street, the street name sign would indicate"private street"or"private road". A new north/south public right- of-way would likely be assigned the name Burnett Avenue South per Code Section 9-11. Number of Existing Parcels. The subject site is presently one parcel. The applicant provided a copy of a title report that is included in the project file. A lot line adjustment was approved in 1996 as part of the Springbrook Residential Development project (File No. LUA-96-004, SA, LLA, ECF). Previously the Talbot Ridge site was a portion of two east/west lots that extended from Talbot Road to the eastern boundary of the Talbot Ridge site. King County recorded the lot line adjustment under recording number 9609179003. The east/west property line was dissolved and a north/south property line created at the bottom of the steep slope area as part of the lot line adjustment. Staff Recommendation No. 7 (page 14 of Preliminary Report to the Hearing Examiner). Based on further staff discussion,we would like to revise the Recommended Condition No. 7 for the planting of street trees. The recommendation should state: "The applicant/owner shall be required to submit a tree planting plan which provides for the installation of street trees along the 50-foot wide public right-of-way leading into the plat (South 47th Street and/or 102nd Avenue SE). The minimum number of trees to be planted is equal to two trees per lot. The type of trees installed is subject to review and approval of the City's Development Services Division project manager. Installation would be required at the same time that plat improvements are installed. Maintenance of the trees would be the responsibility of the individual homeowner, or the homeowner's association." This proposed revision stems from the practical difficulty of enforcing and inspecting for the previously recommended condition on a lot-by-lot basis. Installing the street trees in the public right- of-way leading to the plat, rather than inside the plat, simplifies matters since the trees could be installed with street improvements, rather than having the requirement tied to individual building permits. Please feel free to contact me at Extension 6186 if you have any questions. Talbot Ridge 11/18/97 City of Renton Density Worksheet for Development in the R-8 Zone According to Renton's City Code, the standards for new development in the R-8 Zone require that residential densities fall within a range of 5 to 8 dwelling units per net developable acre. (Section 4-31-5.D.2) The code does not require that the lots be developed simultaneously. However, the land must be platted so as not to preclude future development at an appropriate density. 1) Total parcel size minus street r-o-ws and sensitive areas: . 107820.80 square feet 2) Net Acreage (line 1 divided by 43560): 2.48 acres dwelling units net density 3) Maximum and minimum allowed dwelling units Max. 19 7.68 units/net acre and respective net densities: Min. 13 5.25 units/net acre 4) 107820.80 sq ft and - 19 dwelling units result in a density of 7.68 d.u./acre. Deductions from gross area: 19,718.5 for roadway. U/CALCD EN.XLS SCA 100 I 025 50 c— N Tort* • STATE OF 1s!45riiNGTi?71! PROPERTY z.,.. ,, !i1I i i,,`\Y„\,,\;,,`,`�,,„1�. .. _mil s l # 1! i i 1 }111 i i i / r.�_`s `�„ $):Oil) ``.-^J'7` r r iil ! 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P ` l,��,{( 1-TRACT 450, gt 45b0. .FT1:: .,4•9' •'. ,I ..545 r .\""`ir,-- -1 r {t 1 �I i i ! I ,.4 ;t 1 rrcSin L ' r I i i t'COW j 1 1 t't tity f \ Ir, 1 f \' ' 1 i i 7 , x .f1,, ' i i ' '1}1 / 1 A 1 [ 's y_`I ` 1 i 1 1 t f' I 1 h i'.* j — EX wiRE FEn i »`40 11 , Ir, itttt t t t -F t—A T .,.-'5b76 Fli I i�'J '\l$ I f i J , 4 ,, t. ; 1 - I , / i.*• .S,t,t q,i i\l\\ f j i ;py j� / ( '� f r- _ 0". J I-* _7._ . J• , t III �i i 'stilt' '*'t�' 1 1.7 S ¢ tu. y �l t` .` .yin`. �' 1 'fC"�. F..../ i I _ N t t I r. a Est a.ri[i!f' :'I i .B MP ' r r t 1 ,659.5• r f '" I I l i 7u I t t t ti i i I 1 i 1 I 1 , i 1 1 f J i ttit t r r// // i • I 7 i , i 3 fq 1 1 t 1' aril to ;,5I WI ;;1 i !Will/ 1lccttrl! / / / / / / f I 7 3` p f ,.. I"ii ".'i 1 ; \\ \\ 'Il1p iiil!iii Ilk iti ( I O �tii-t�p117t ,t zt tic f lta � / 7 1 i f t i k 1 12 1"t'l 1,llai I, I t 4 I t t i^lI 1 l I^ii l i i'7f i 1 Jr /r / /r i �� t i fi i t tI1 .. , 11 i tliry ,ilryill! Ill , f i,llitil, iitifl l/ / j / j j r //� /r i I I / 7 1 1 1 1 1 Esl ':IIIIiil WI WI; t 1 ri Firttiir! i 11! / ; ,/ / / : .. I r / t r i i ' I I illiiil iililili) WI 11111 I 1 ,riiiiliiil„Ii1 / / �/ t, l ' r c3'x / I SITE INFORMATION Aft WWashington State Northwest Region AP Department of Transportation 15700 Dayton Avenue North P.O.Box 330310 Sid Morrison Seattle,WA 98133-9710 Secretary of Transportation (206)440-4000 7)EVELOPMENT PLANNING CITY OF PFKITON DATE: November 7, 1997 NOV 1 91997 TO: Jennifier Toth Henning City of Renton, Project Manager ECEIVED 200 Mill Avenue South Renton WA 98055 Subject: SR 515 MP 4.10 CS 1714 Mitigated Determination of Nonsignificance-Talbot Ridge Preliminary Plat — /5•Leto File No.LUA-97- 4411087,PP,CU,V,ECF FROM: RobeP .'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 6000 feet east of 102nd Avenue SE and SE 184th. Our response is below: We have reviewed the subject document and would like the opportunity to review the traffic impact analysis. 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 NOTICE OF ENVIRONMENTAL DETERMINATION AFFIDAVIT OF PUBLICATION ENVIRONMENTAL REVIEW COMMITTEE RENTON,WASHINGTON The Environmental Review Committee Non- Kristina Thompson, beingfirst dulysworn on oath states that he/she is the Legal Clerk of (ERC) has issued a Determination of wiPSignificance - Mitigated for the following the project under the authority of the Renton Municipal Code. SOUTH COUNTY JOURNAL TALBOT RIDGE PRELIMINARY PLAT LUA-97-087,PP,CU,V,ECF 600 S. Washington Avenue, Kent, Washington 98032 The applicant, Triad Associates, propos- es to subdivide 4.55 acres of a vacant site into 19 lots for single family homes. The a daily newspaper published seven (7)times a week. Said newspaper is a legal site is zoned R-1 and R-8. Project requires newspaper ofgeneralpublication and is now and has been for more than six months environmentaloval, onreview, preliminary varpla- prior approval, conditional use permit and var- prior to the date of publication, referred to, printed and published in the English language iance to construct storm sewer lines in a continually as a daily newspaper in Kent, King County, Washington. The South County steep slope/greenbelt area. A new street Journal has been approved as a legal newspaper order of the Superior Court of the t would serveb extended from 102nd Avenue St. pp gby p to the plat. Location: approx. 600 ft. State of Washington for King County. east of 102nd Ave.SE and SE 184th. The notice in the exact form attached, was published in the South County The 15 o comment d con appeal period for this project will run concurrently. The Journal (and not in supplemental form) which was regularly distributed to the subscribers comment/appeal periods for this project will during the below stated period. The annexed notice, a end at 5:00 PM on November 10, 1997. Written comments shall be forwarded to the Development Services Division Land Talbot Ridge Preliminary Tract Use Review Supervisor. Information on the project file and the mitigation measures on: 10/27/97 imposed by the City of Renton's as publishedEnvironmental Review Committee are available at the Development Services The full amount of the fee charged for said foregoing publication is the sum of$67.38 Division, Third Floor, Municipal Building, Renton, Washington 98055. Phone: 235- Legal Number 3795 2550. Appeal procedures are available in the City Clerk's office, First Floor,Municipal Building. A h RentonPublic HearingHearing Examinerwillbe at hiseld regulabyther L �l Clerk, S uth CountyJournal meeting in the Council Chambers on the second floor of City Hall, Renton. • Washington, on November 18, 1997 at y OcX _ , 900 AM to consider the Conditional Use Subscribed andsworn before me on this )1 Of19 Permit, Variance and Preliminary Plat. If the Environmental Determination is appealed,ofthisthe a will be heard as part ` t � this topublic hearing.he Interestedblichea parties are �`11111111►fi p invited to attend the public hearing. ,0 M. F 1/41°i October Pu27blished in the 3 South 5 th CountyJournal • `�-Ssiov F'S °. Notary Public of the State of Washington ;�?:o�`� �9F.'y% residing in Renton Q. ;>OTARy `� .�,_ King County, Washington —°— _ •o--LIT) IT OF RENTON .aL �'` Planning/Building/Public Works Department J e�Tanner,Mayor Gregg Zimmerman P.E.,Administrator November 13, 1997 Brian Johnson Triad Associates 11814 - 115th Avenue NE Kirkland, WA 98034 SUBJECT: Talbot Ridge Preliminary Plat LUA-97-087,PP,ECF,CU,V Dear Mr. Johnson: 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. This decision is final. The applicant must comply with all ERC Mitigation Measures. As you have previously been advised, 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 November 18, 1997 at 9:00 AM to consider the Conditional Use Permit, Preliminary Plat, and Variance. 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 277-6186. For the Environmental Review Committee, _foci/3 . ennifer Toth Henning Project Manager cc: Parties of Record Talbot Development Partners,LLC/Property Owners DOCUMENT2 200 Mill Avenue South - Renton, Washington 98055 CITY OF RENTON PLANNING/BUILDING/PUBLIC WO'° G °�� MEMORANDUM ' DATE: November 17, 1997 TO: Fred Kaufman,Hearing Examiner FROM: Jennifer Toth Henning e5V\ SUBJECT: Talbot Ridge Preliminary Plat(LUA-97-087,PP,CU-H,V,ECF) Attached are several items received since the Preliminary Report to the Hearing Examiner for the above-referenced project was delivered to your office. These should be added to the project file. The attachments include: 1. Revised Geotechnical Report from Associated Earth Sciences,) dated November, 1997. 2. Letter dated November 14, 1997 from C. Gary Schulz, Wetlands/Forest Ecologist, regarding an additional on-site wetlands investigation. 3. Revised plat layout and density calculations from Brian Johnson, Triad Associates, dated November 12, 1997. 4. Fee Review Sheet from Sonja Fesser,Property Services, dated November 12, 1997. The following items have not been received as of this time, but the applicant is aware that they are needed for the public hearing: a. Revised lot dimensions and sizes for the new plat layout(referenced in"3."above). b. Draft easement or draft agreement with the adjacent property owner to the south allowing the proposed off-site cul-de-sac. _ I1/17/87 13:34 %2206 8; 481 TRIAD ASSOCIATES WP 001 m.. I TRIAD ASSOCIATES FAX COVER SHEET Date: November 17, 1997 �$nofie,i,t To: Jennifer Toth Henning (1 Firm/Agency: City of Renton nFV�COP �' 4797 Fax#: 425-277-4455 �/ry FRN.Pirq From: Jodi Zeutschel R�iyTONN/NG Re: Talbot Ridge Geotech Report Pages: 17 (Including Cover) Hard Copy: ❑ Will Be Sent ® Will Not Be Sent Message: Jennifer, Here is a copy of the Talbot Ridge Geotechnical Report. • • • CONFIDENTIALITY NOTICE: The material contained in this FAX transmission is private and confidential, and Is intended only for use by the individuals named on this sheet. Use, disclosure. copying, distribution or reliance upon the information contained in this FAX by anyone other than the individuals named is prohibited_ If you have received this FAX in error, please call 821-8448 or 1-800-488-0756 to arrange for the return of this material. Don xz 1i/17/97 13:34 $206 8i- 181 TRIAD ASSOCIATES I1002 SUBSURFAC E EXPLORATION AND PRELIMINARY GEOTECHNICAL ENGINEERING REPORT • TAL$4T RIDGE RENTON, WASIIINGTON • PREPARED FOR Talbot Development Partners, L.L.C. PROJECT NO. G97177A NOVEMBER 1997 CORPORATE OFFICE 911 Fifth Avenue,Suit*100 ASSOCIATE Fruitland,Washington 98033 EAIITI'I FAX (206)0 827-5424 SCIENCES, INC FAX BAINSRIDGE ISLAND OFFICE 179 Madrone lane North 8ain6ridgo Island,WA 98110 (206)780-9370 FAX(206)780-9438 • 12/17/97 13:34 22206 8e`- L81 TRIAD ASSOCIATES Cj003 • SUBSURFACE EXPLORATION ANI) PRELIMINARY GEOTECHNICAL ENGINEERING REPORT TALBOT RIDGE 102' AVENUE SE RENTON, WASHINGTON November 13, 1997 Project No. G97177A • I. PROJECT AND SITE CONDITIONS • 1.0 INTRODUCTION This report presents the results of our subsurface exploration and preliminary geotechnical engineering feasibility study for the proposed 19 lot single-family home, and storm water detention vault located approximately one-fifth of a mile west of the end of 102' Avenue SE (Figure 1). The proposed vault and lot layout and the approximate locations of the explorations accomplished for this study are presented on the Site and Exploration Plan, Figure 2. After site access is available for construction equipment, additional exploration pits are recommended to verify subsurface and shallow ground water conditions in the vault and home areas. In the event that any changes in the nature, design or location.of the structures are planned, or if subsurface conditions are found to differ significantly from those encountered in the explorations for this study, the conclusions and recommendations contained in this report should be reviewed and modified, or verified, as necessary. 1.1 Purpose and Scope The purpose of this study was to provide subsurface data and preliminary geotechnical recommendations to be utilized in the design and development of the subject project Our study included a review of available geologic literature, 9 hand borings, and performing geologic studies to assess the type, thickness, distribution and physical properties of the subsurface sediments and shallow ground water conditions. Preliminary geotechnicaI engineering studies were also completed to determine slope building setbacks from the top of the on-site slope, the type of suitable foundation, allowable foundation soil bearing pressures, anticipated foundation settlements and drainage considerations. This report summarizes our current field work and offers development recommendations based on our present understanding of the project and surrounding geologic conditions. 11'/17/97 13:35 T2206 82. -- 181 TRIAD ASSOCIATES fI 004 1.2 Authorization Verbal authorization to proceed'with this study was granted by Mr. Brian Johnson of Triad Associates on behalf of the owner, Talbot Development Partners, L.L.C. Our work was completed in accordance with our proposal dated June 10, 1997 and subsequent discussions with Brian Johnson. This report has been prepared for the exclusive use of. Talbot Development Partners, L.L.C. and their agents, for specific application to this project. Within the limitations of scope, schedule and budget, our services have been performed in accordance with generally accepted geotechnical engineering and engineering geology practices in effect in this area at the time our report was prepared. No other warranty, expressed or implied is made. Our observations, findings, and opinions are a means to identify and reduce the inherent risks to the owner. 2.0 PROJECT AND SITE DESCRIPTION This report was completed with an understanding of the project based on a site plan with topographic information referenced as Preliminary Plat Talbot Ridge, sheet 1 of 4, completed by Triad Associates dated June 5, 1997, that showed the site with elevation contours, the planned locations of lots, paved roadways, and the detention vault. The proposed development area in the upper, eastern portion of the property measured roughly 380 feet east-west by 300 feet north-south with a change in elevation of approximately 40 feet. West of this area, slope gradients steepen to approximately 50 percent with a vertical relief of about 100 feet on the Property. We understand that the development will include 19 single family lots, an approximate 900 foot long extension of SE 183n1 Place, and construction of a storm water detention vault. The 20 foot (east-west) by 100 foot (north-south) by 12 foot deep storm water detention vault will be located on the west end of the proposed housing development (Figure 1). Borings HB- 1, HB-2 and HB-3 were completed on June 16, 1997 in the original vault location. Since then, the detention vault was moved approximately 35 feet west and 20 feet south to the current location shown on Figure 1. H3-9 was located in the new vault area. The 900 foot long extension of SE 183cd Place will run west from 102' Avenue SE and end in a cul-de-sac in the central portion of the development area. Elevation change across the road length will be approximately 20 feet. Vegetation on the site consisted of fir and cedar trees with moderate to thick underbrush. Other land uses in the vicinity consisted of residential and undeveloped land. 2 ' 11/17/97 13:35 $208 87 181 TRIAD ASSOCIATES [005 3.0 SUBSURFACE EXPLORATION Our field study included advancing a series of 9 hand borings to gain information about the subsurface soil and shallow ground water conditions at the site. . The various types of sediments; as well as the depths where characteristics of the sediments changed are indicated on the exploration logs presented in the Appendix. The depths indicated on the logs where conditions changed may represent gradational variations between sediment types in the field. Our borings were approximately located in the field by measuring from known site features shown on the site and topographic map. The conclusions and recommendations presented in this report are based on our geologic reconnaissance. and the hand borings completed for this study. Because of the nature of exploratory. work .below ground and limited depth capability of hand exploration methods, extrapolation of subsurface conditions is necessary, and it should be noted that differing ' subsurface conditions may sometimes be present due to the random nature of deposition and the alteration of topography by past grading, or.filling. The nature and extent of any variations in soil conditions may not become fully evident until equipment access is secured for exploration pits or until construction. If variations are observed at that time, it may. be necessary to re-evaluate specific recommendations in this report and make appropriate changes. 3.1 Hand Borings Hand borings HB-1 through HB-3 were completed on June 16, 1997 and HB-4 through HB-9 were completed on November 7, 1997 using hand auger methods. Materials encountered from the borings were studied and classified by a geologist from our firm. All borings were backfilled after examination and logging. Selected samples were' then transported to our laboratory for further visual classification as necessary. 4.0 SUBSURFACE CONDITIONS A review of the Geologic Map of the Renton Quadrangle, King County, Washington by D.R. Mullineaux 1965 showed that the soils within the lower portions of the property (including the vault location) consisted of undifferentiated glacial deposits. Soils within the upper portion of the property (home and road locations) were mapped as glacial moraine deposits. Our interpretation of the sediments encountered in our hand auger holes generally agree with the geologic map, as discussed below. Subsurface conditions on the parcel were inferred from the field explorations accomplished for this study, visual reconnaissance of the site and review of published geologic literature. As shown on the field logs, the upper portion of the borings generally encountered about 1/2 to 2 feet of loose, moist, dark brown to brown silty sand (topsoil) with varying amounts of roots and other organic materials. 3 11'/17/97 13:36 22206 82 l81 TRIAD ASSOCIATES V1 006 The encountered undifferentiated glacial deposits generally consisted of loose/soft, grading to medium dense/stiff, damp to moist, brown, silty sand to sandy silt. Some organics, scattered cobbles and gravel lenses were also encountered_ These sediments were encountered in HB-1, HB-2, HB-3, HB-4, HB-6, HB-7 and'HB-9. In HB-1, HB-2, HB-3 and HB-9 these undifferentiated glacial deposits extended to below the termination depth of the borings (deepest at 7 feet 6 inches below surface grade). Beneath the undifferentiated glacial deposits in HB-4, HB-6 and HB-7 and near the surface in HB-5 and HB-8, dense glacial moraine deposits were encountered. The glacial moraine - deposits generally consisted of dense/stiff to hard, moist, reddish-brown, very fine to medium sand and silt with varying amounts of gravel. In HB-4, HB-6 and HB-7, the depth to dense glacial moraine deposits were 3.5 feet, 4 feet, and 3.5 feet, respectively. In HB-5 and HB-8, dense sediments were encountered approximately 1 to 2 feet below the surface. 4.1 Hydrology • Ground water seepage was not encountered in the borings at the times of our field studies. The location and rate of ground water seepages may vary with changes in rainfall. A drainage swale was present adjacent to 102' Avenue SE. and sloped down to the northwest. Based on a USGS topographic map, this is a seasonal drainage that is only affected by heavy precipitation_ • • 11/17/97 13:36 12206 82 81 TRIAD ASSOCIATES I1 007 November 13, 1997 Project No. G97177A II. PRELIMINARY DESIGN.RECOMMENDATIONS 5.0 INTRODUCTION Our explorations, geologic reconnaissance and interpretations of published geologic Iiterature indicate that from a geotechnical standpoint, the site is suitable for the proposed development. The bearing strata (medium dense to dense sand or stiff to hard silt) was relatively shallow (within 1 to 3 feet of ground surface) in most of our exploration borings_ No evidence of past landslide or debris flow activity was observed in the vicinity of the vault or the lots, nor were they mapped in the geologic literature. It is our opinion that the vault and homes may be constructed using a conventional, shallow foundation and retaining walls, without a significant adverse impact on slope stability. Provided that the foundation and drainage recommendations in this report are followed, no setback of the house or vault foundations from the slopes are required from a geotechnical standpoint. 6.0 SITE PREPARATION • Site preparation for the planned vault and homes should consist of stripping and removing the upper, organic topsoil horizon. This material may be.set aside for later reuse as a mulch layer to promote germination and growth of natural plants. Once the foundation footprint is stripped, excavation for the foundations may proceed. It is anticipated that the depth of foundation excavations below existing grade will be on the order of 6 feet for the vault and 2 to 3 feet for the homes. Based on our exploration borings, we anticipate loose, grading to dense, silt, sand and gravel sediments will be encountered. We do not expect that significant ground water seepage will be encountered in the excavations, however, seepage zones may occur during the wetter periods of the year. The on-site sediments contained a high percentage of fine-grained material which makes them moisture sensitive and subject to disturbance when wet. The contractor must use care during site preparation and excavation operations so that the underlying soils are not softened. If disturbance occurs, softened soils should be removed and the area brought to grade with structural fill compacted to a minimum of 95 percent of ASTM:D-1557 (modified Proctor). 5 11'/17/97 13:37 22206 82 81 TRIAD ASSOCIATES Zoos Once the excavation is completed to the required depths and any softened soils removed and replaced by structural fill, the subgrade should be recompacted to at least 95 percent of the above standard prior to foundation construction_ After the subgrade is prepared and approved by the geotechnical engineer, foundation construction can begin_ 7.0 STRUCTURAL FILL For the proposed development we do not anticipate the need for structural fill under home Iocations. However, structural fill will be required to backfill utility trenches within the planned roadway. The on-site soils will be suitable for structural fill if placed within approximately 2 percent of the optimum soil moisture content. As previously mentioned, the on-site soils are moisture-sensitive and near optimum moisture content. Therefore, their use as structural fill should be limited to favorable dry weather and dry subgrade conditions. Structural fill is defined as non-organic soil, acceptable to the field engineer, placed in maximum 8 inch Ioose lifts, with each lift compacted to at least 95 percent of the modified • Proctor maximum density (ASTM:D-1557). The top of compacted fill should extend horizontally outward a minimum distance of 3 feet beyond pavement edges before sloping down at a maximum angle of 2H:1 V (Horizontal:Vertical). A representative from our firm should be present during the placement of structural fill to observe the work and perform a representative number of in-place density tests. 8_Q FOUNDATIONS Conventional spread footings may be used for support of the vault and homes when founded on the medium dense to dense natural sands, stiff silts, or structural fill placed as previously discussed. For the vault, we recommend that an allowable soil bearing pressure of 2,500 pounds per square foot (psf) be utilized for design purposes, including dead and live loads. For the homes, we recommend that an allowable soil bearing pressure of 2,000 psf be utilized for design purposes, including dead.and live loads. For frost protection all exterior footings must be buried at least 18 inches below surrounding grades. However, all footings must penetrate to the prescribed bearing strata and no footings should be founded in or above loose/soft or organic soils. All footings should have a minimum width of 16 inches. The area bounded by lines extending downward at a 1 H:l V inclination from any footing must not intersect another footing or intersect a filled area which is not being compacted to at least 95 percent of ASTM:D-1557. • Anticipated settlement of footings founded on medium dense to dense sand, stiff silt or approved structural fill should be less than I inch_ However, disturbed soil not removed from footing excavations prior to footing placement, could result in increased settlements. All 6 11/17/97 13:37 22206 82- -,81 TRIAD ASSOCIATES I ]009 footing areas should be inspected by Associated Earth Sciences, Inc. (AESI) prior to placing concrete to verify that the design bearing capacity of the soils has been attained and that the construction conforms to the recommendations contained in this report. Such inspections may also be required by the governing municipality. 9.0 TEMPORARY AND PERMANENT CUT SLOPES In our opinion, stable construction slopes should be the responsibility of the contractor and should be determined during construction based on the encountered soil and ground water conditions. For estimating purposes, we anticipate that temporary, unsupported cut slopes in the silt, sand and gravel sediments may be made at a maximum slope of 111:1V. As is typical with earthwork operations, some sloughing and raveling may occur and cut slopes may have to • be adjusted in the field_ In addition, WISHA/OSHA recommendations should be followed at all times. Permanent cut slopes may be made at a maximum slope of 2H:1V. 10.0 LATERAL WALL PRESSURES Horizontally backfilled walls which are free to yield laterally at least 0.1 percent of their height may be designed using an equivalent fluid equal to 35 pounds per cubic foot (pcf)_ Fully restrained, horizontally baclfilIed rigid walls which cannot yield should be designed for an equivalent fluid of 50 pcf. The upper, east wall of the vault will likely have a sloping backfill condition at an approximate inclination of 5H:1V and should be designed for an equivalent fluid of 40 pcf for yielding conditions and 60 pcf for restrained conditions. The lateral pressures presented above are based on the conditions of a uniform backfill consisting of a select on-site sand/silt and/or gravel backfill compacted to 90 percent of the ASTM:D-1557. A higher degree of compaction is not recommended as this. will increase the pressure acting on the walls. • Proper drainage must be provided so that hydrostatic pressures do not.develop against the walls. This would involve installation of a minimum 1 foot wide blanket drain for the full height of the wall using imported, washed gravel. A perforated, rigid, PVC pipe should be placed at the wall base elevation and sloped to drain to a suitable outlet location. The drain pipe must be hydraulically connected to the wall blanket drain. 11.0 DRAINAGE RECOMMENDATIONS • All perimeter foundation and retaining walls should he provided with a drain at the base of the wall. Drains should consist of rigid, PVC, perforated pipe baclffilled within 1 foot of ground surface with washed drain rock. The size of the drain rock must be greater than the diameter of the pipe perforations. The bottom of the pipe should be set approximately 2 inches below the bottom of the foundation and should he constructed with sufficient gradient to allow gravity 7 11%17/97 13:38 22206 82: - 81 TRIAD ASSOCIATES ti O10 discharge away from the homes. Roof and surface runoff should not discharge into the footing drain system but should be handled by a separate tightline drain_ In planning, exterior grades adjacent to walls should be sloped downward away from the structures to achieve surface drainage. All drains must be tightlined to a suitable engineered storm water conveyance system. 12.0 SLOPE REMEDIATION Once the vault and outfall pipe are constructed, the areas disturbed by the construction should be restored and planted to reduce the potential for erosion and slope instability. In general, we recommend that the following measures be used. • 1. All excavations should be hack filled with granular, natural soils derived from on-site, and compacted to at least 90 percent of ASTM:D-1557. 2. Finished grades should be contoured to blend into the surrounding natural slopes, and to avoid concentrated flows of runoff water. Concentrated runoff must not be directed onto or above more steeply sloping areas of the site_ 3_ Disturbed areas should be revegetated with a suitable hydroseed mixture. To promote plant germination and growth, mulching the slopes with the on-site topsoil sediments is recommended prior to hydroseeding. The mulch/topsoil thickness should not exceed 1 foot. 13.0 CLOSURE At time of this report, site grading, structural plans, and construction methods had not been finalized. The recommendations presented in this report are therefore preliminary and should be reviewed and/or modified as necessary as new design infortlaation becomes available. We are available to provide additional geotechnical engineering exploration or consultations as the project design develops and possibly changes from that upon which this report is based. We are also available to provide geotechnical engineering and monitoring services during • construction. The integrity of the foundations depends on proper site preparation. and construction procedures. In addition, engineering decisions may have to be made in the field in the event that variations in subsurface conditions become apparent. 8 11'/17/97 13:38 V208 82 81 TRIAD ASSOCIATES - l011 We have enjoyed working with you on this study and are confident that our recommendations will aid in the successful completion of your project. If you have any questions or require additional information, please do not hesitate to call. Sincerely, ASSOCIATED EARTH SCIENCES, INC. Kirkland, Washington Joseph B. Clare, E.I.T. ,� ,��, z, c:‘ .� Staff Geotechnical Engineer LExPiaE5 T 1 3/4 Andrea S. Lonn r Bruce L. 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',sr/, �r--- ;sa—a�.t/•� �r�~ T Js —rJ •' N Li IK 'Ili I I 1r 1 /rrt i , h1`� - / '1—;- rt- y 1,7 ,1 oil, : ' Sll' I I t.[1-'' 1 .; i rtii(1 rj�• ,r t1 1 , - �' -{-` '�1 rq' - f,) 4� I,r 11 1r•11 i if III, . 1 I r, I. 1 '•'r l J r 11 r 1 r I J 1 %%�1 a- r 3� ,�., �I .'�' 6'O.41 Li14£ T_ c CL ,r. e1'1. I1(I, j„k)r1r,, I ( 11+ �1 I;II ,�/ #--',f1C .A ..1 / ' I: �+ �i• I j . ASQt£NT�,I fiO1 1 !�-1 • Z 'I [ •� '�! +, 1 , 'i t.. 111I�1• I r '�if +j$'-� F r[•b..� 5 - ;:R� >r 1 t l 1 I 1 I I'•. i,'.1 �! ' / r r / 1r 1' 't i e • Tr'� (i, i 1i P"�ti� - -�, .' r ti$ m i ,• .�t r (,. , r r t , I 1 � 1 � i. t� I �•� tbi6 S,O.f. ' SG9 �0.FT I t ' 4111�t11'I';1,I 11`E , ,1 1 , r ! It.�, 1 > t t � C'I' I 1 I l� J ,�+ I � � � 1 NORTH 0 . J !± t:ii %t1iI1,I1111.11 �� 1 1 IIVI1r ' 1 ,I I, I0 ' Nti/f---9�•-I'C-. 0a• =1.tr--J� • 4 cn-! tr! 1!II!Iltf' ,'1I11 , 1 .Cl r�r 111 ',I°. --- _(7 • Acr `` S I:.Ipi4 O I�sa `I` - =, in I.. -HB-B J ir. % i . Ij11, 1'11! , , ,I It1 '�jy ice` 4 % _;ci I•s \j+ � i i = t , �:)� I ( '�" I•k J- -Jbr •fT—�r•,, J - - 7 •✓ I„ j ,'./ :% .e ,..1 r ii 1- 1 �r .. � • 'r,� � 1 sr' • f y��y''{{ 1 11 r i 1.'1 1 r ! i I it 1 11 J l 09vV-5o / i /. ,� r ''�4j. 1 r / 1 • ,c. I •i ; i 1 ! tiilrliir'11,11 11 I 'r I J' ;ifirl,,, ,! r!f , J , ; , , I i I T O , ; • 1 1 a l l �' ' S 'I %Ii ; l ill 10,I11 �1t0 + 1I 11i ; � {t; lir1';"r�it�' ' � ;n, • J ' 1 rl I 1 top Qp , 1 i ,- ,,1;1 1} !• + , , I Q 1 1 1 1 11 ' 1,p•1 F11 i JN 1 1 /A 1 J IR r , , f; r�. , r. , '� , , I , rr I ' = 1 1 . i '' ' 1 ' j '"11 (I1 "III j !. lb, 1 i r I r1li 1r1r1rl i!i.Jillri�, ' i / i'/,r/ ,-r, ,,.' 1 i' r1 1 1' P 1 i ; 1 ' Ljl ;11 IIr11p1IIr• i I irJ1I , I 1 i 1 r11...11111 rri r,,I , •, , /, , i ! ; rr Ig lEEf6isJr1• TRIAD ASSOCIATES YAP TITLED•PRE.M4ARY PLAT-TALJOT ADM',OAT®a/ersr. • TALBOT RIDGE LEGEM:l RENTON,KING COUNTY,WA HB-1 acne cabala t,ralan of hand PROJECT NO.G9T1 TA exploration pR a:anted,M.1907Ig •Ilac. HS-4 Apr>+�bu„9 hand NOVEMBEA 1997 c • P4 . 1 sap:cation plt aaeonataellawernbar IOW /An'. SCALE IrFeer AB I I eECNCCIEATNC 11/17/97 13:40 $206 82- - 181 TRIAD ASSOCIATES [ i013 • HANDEXPLORATION HOLE Number HB-1 Forest duff/topsoil. — Soft to medium dense, moist,tan, silty, fine SAND with occasional medium to coarse sand; increases in silt content and red and gray mottling with depth; occasional organics. 2.5 • — Medium dense, moist, mottled red and gray, silty, fine SAND; occasional rootlets. @ 3'-8'; lenses of — medium to coarse sand. 5— Medium stiff, moist, mottled gray and red, fine, sandy SILT, trace cobbles. - Medium stiff, moist, light brown,fine, sandy SILT with occasional coarse sand and small gravel. 7.5 - BOH@T-6" — Note: No seepage_ Number HB-2 0 - - Forest duff/topsoil. — Loose, moist, brown, medium SAND, some slit; occasional coarse sand and organics_ 2.5 • Medium dense, moist, light brown, medium to coarse SAND with some cobbles; increasing in 7 coarseness with depth. _ BOH ©3'-7" Note: Terminated due to difficult digging. No seepage_ 5 — • 7.5 Subsurface conditions depicted represent our observation at the time and location of this exploratory hole.modified by geologic interpretation.engineering analysis,and Judgment They are not nee n,y representative of other times and location. We will not accept responsibility for We use or interpretation by others of information presented on this log. • Reviewed By ' Associated Earth Sciences, inc. Talbot Ridge Detention Vault 911 Fifth Avenue, Suite 100 Renton/King County, Washington Kirkland, Washington 98033 Project Nei, G97177A Phone: 425-827-7701 11/17/97 13:40 $206 82- -181 TRIAD ASSOCIATES - Z1 014 HAND EXPLORATION HOLE Number HB-3 0 - Forest duffltopsoil. Loose, moist, reddish-tan, silty, fine SAND with organics. Loose, moist, reddish-tan, silty,fine SAND _some coarse sand; occasional cobbles. 2.5- Loose, moist, brown SAND with cobbles. 5 J Loose to medium dense, moist, mottled red and gray, silty, fine SAND; lenses of medium sand_ Medium dense, moist, reddish-brown, silty SAND with red and gray mottling. BOH Q 6'-6" — Note: No seepage. 7.5 Number 0 2.5 • • • 7.5 subaurfaca conditbns depicted represent our observation at the time and location of this exploratory tole,modmed by geologic Interpretation.engineering analysis,and judgment They are not necessarily representative of other times and location. We will not accept responsibility for the use or Interpretation by others of information presented on this log. • Reviewed By a Associated Earth Sciences, Inc. Talbot Ridge Detention Vault 911 Fifth Avenue, Suite 100 Renton/King County, Washington Kirkland, Washington 98033 Project No. G97177A Phone: 425-827-7701 11'/17/97 13:40 $206 82' ',:,81 TRIAD ASSOCIATES U1 015 HAND EXPLORATION HOLE Number HBO o Forest duff/topsoil. Medium dense to dense with depth, moist, reddish-brown, silty, fine to medium SAND, trace gravel; charcoal fragments and rootlets in upper 1/2 of unit. 2.5 Dense, moist, reddish-brown to tan, gravelly, fine to medium SAND, some silt. BOH Q 3'-10" 5 Note: Terminated due to difficult digging. No seepage. 7.5 • Number HB-5 Topsoil/forest duff. Medium dense, moist, reddish-brown, silty, fine SAND, trace gravel, charcoal fragments, and rootlets. 2.5 Dense, moist, reddish brown,fine to medium SAND, some silt, trace gravel; grades to silty, fine SAND with depth, and at 5'-2"to a gravelly SAND; contains lenses of dense, moist, tan, fine sand. 5 . BOH 411 5'-3" • Note: Terminated due to difficult digging. No seepage. 7.5 — Subsurface conditions depicted represent our observation at the time and location of this exploratory hole,modified by geologic Interpretation.engineering analysis,and judgment_ They are not necessarily representative of other times and location. We will not accept responsibility for the use or interpretation by others of information presented on thia log. Reviewed By Associated Earth Sciences, Inc. Talbot Ridge 911 Fifth Avenue, Suite 100 Fenton/King County, Washington Kirkland, Washington 98033 Project No. G97177A Phone: 425-627-7701 11'/17/97 13:41 $206 82' --Si TRIAD ASSOCIATES I 016 HAND EXPLORMTION HOLE Number HB-6 Topsoil. Medium dense, moist reddish-brown, silty, fine SAND, trace gravel, charcoal fragments, and rootlets. 2.5— — Medium dense to dense/Stiff to hard with depth, moist, reddish-brown to tan, very fine SAND AND SILT; occasional rootlets in upper 6". 5 • — Hard, moist, tan SILT, trace fine sand. • 7:5 • BOH 4 T-T' Note: No seepage. Number HB-7 o _ - Topsoil_ _ Medium dense, moist, reddish-brown, silty, fine SAND, trace gravel, charcoal fragments, and rootlets. 2.5 — Medium dense to dense/Stiff to hard with depth, moist, reddish-brown to tan, very fine SAND AND SILT; — trace gravelly sand increasing with depth. BOH@4'-2" • Note: Terminated due to difficult digging_ No seepage_ 5 7.5 Subsurface conditions depicted represent our observation at the lime and location of this exploratory hole,modified by geologic interpretation.engineering analysis.and Judgment Tney ere not necessarily representative of other times and location. We will not accept responsibility for the use or Interpretation by others of information presented on this log. Reviewed By ( 1 Associated Earth Sciences, Inc. Talbot Ridge 911 Fifth Avenue, Suite 100 Renton/King County, Washington Kirkland, Washington 9$033 Project 425-827- 701 Na. G97177A !►l owe...,Smirk*. 4 007 1.1/17/97 13:41 12206 82' 181 TRIAD ASSOCIATES W 017 MOLE HAND EXPLORhTIO.N Number HB-8 Topsoil. — Loose to dense with depth, moist, reddish-brown, silty, fine to medium SAND, trace rootlets and — charcoal upper 1/2'; trace gravelly sand with depth. 2.5 BOH @ 3'-2" Note: Terminated due to difficult digging. No seepage. 5_. • 7.5 w Number HB-9 Loose, wet, black, silty, fine SAND with organics to very fine sandy SILT. (Topsoil) Loose, wet, brown,silty, fine SAND with some gravel and medium to coarse sand. — Medium dense,wet, brown, silty SAND with gravel and cobbles. 2.5 • — Medium dense, moist to wet, mottled brown to red, silty, fine to medium SAND with some gravel. BOH 4' . — Note: Terminated due to difficult digging. No seepage. 5 — , 7.5 — Subsurface conditions depicted repie:Cot our observation at tha time and location of this exploratory hole.modified by geologic interpretation.engineering analysis,and judgment They are not necessarily representative of other limes and location. We will not apt responsiblhbr for the use or interpretation by others of information presented on this log. Reviewed By Associated Earth Sciences, Inc_ Talbot Ridge 911 Fifth Avenue, Suite 100 Renton/King County, Washington Kirkland, Washington 98033 Project No. G97'i 77A Phone: 425-827-7701 _.L.__ �ne-r 11/14/97 15:13 22206 82'. 81 TRIAD ASSOCIATES V1 001 Effira �wwt TRIAD ASSOCIATES FAX COVER SHEET Date: November 14, 1997 To: Jennifer Henning Firm/Agency: City of Renton Fax#: (425) 277-4455 From: Colin Lund Re: Talbot Ridge Wetland Recon. Pages: 3 (Including Cover) Hard Copy: ® Will Be Sent ❑ Will Not Be Sent Message: Attached is a copy of Gary Schulz letter indicating that there are no wetlands on the development portion or the steep sloped areas of the Talbot Ridge site. We will bring a copy to the hearing on Tuesday. CONFIDENTIALITY NOTICE: The material contained in this FAX transmission is private and confidential, and is intended only for use by the individuals named on this sheet. Use, disclosure, copying. distribution or reliance upon the information contained in this FAX by anyone other than the individuals named is prohibited_ If you have received this FAX in error, please call 821-8448 or 1-800-488-0756 to arrange for the return of this material. Doam 2 11/14/97 15:13 $`20t3 82' -'"81 TRIAD ASSOCIATES - 002 November 14, 1997 Mr_Colin Lund Director of Planning Triad Associates, Inc. 11814 1 t 5th Avenue N.E. Kirkland, WA 98034 Re: Wetland investigation: Talbot Ridge Preliminary Subdivision - City of Renton. Dear Mr. Lund: • Per your request, a wetland investigation was conducted on November 9, 1997. The Talbot Ridge project Is a preliminary residential sut)rlivision plat on approximately 4.5 acres. The subject site Is located west of the end of 102nd Avenue S.E. within the city of Renton • King County, Washington (Section 31, Township 23 North. Range 5 East, WM). The proposed access is a 50-foot right-of--way, about /00 feet long, that wilt extend from 102nd Avenue S.E. Most of the right-of-way area consists of mature, deciduous upland forest but includes a small drainage corridor that will need to hot Crossed_ A wetland/stream investigation for the proposed right-of-way crossing was conducted during the summer of 1997 (Schulz-Letter Report, 7/30/97). Site/Project Description The Talbot Ridge subdivision proposal consists of 19 rlew residentiai lots. The Talbot Ridge site is also a forested area extending to the east valley rim of steep slope areas. No significant development is proposed on the steep slope area. According to the King County Area Soif Survey (US Soil Conservation Service 1973), the property is mapped as Alderwood gravelly sandy loam soil, 6 to 15 percent slopes (AgC). The Alderwood mapped soil unit Is associated with upland habitats. Smaller areas of poorly drained Soils included within this map unit are reported its Norma, Bellingham, Seattle, Tukwila, and Sh altar series. The site is described as having a mixed deciduous, forest cover throughout the plateau area_ Dominant tree species include red alder(Alnus rubra) and big leaf maple (Acermacrphyffum) with some scattered Douglas lir(Pseudotsuga menziesir) and western red cedar(Thuja p/icata)conifer trees. The western slope area Is an open forest comprised or mostly intermediate-aged Douglas fir mixed with some big leaf maple trees. Shrub and groundcover spades are typical of the Pacific Northwest and the majority are mostly found growing in upland habitats. b55$-ZZZ-90Z#3NOHd ZO' d S00' oN �S: ZT Z6. bT AUN £SZ8-LZZ-90Z: 131 11/14/97 15:14 22206 821 n441 TRIAD ASSOCIATES IJ 003 . r • Mr.Colin Lund November 14, 1997 Page 2 • investigation Findings • The Talbot Ridge site was field-Investigated on 11/9/97 for the potential presence cif wetland habitat. The site visit included walking the steep slope area on the west side of the property. The methodology used is consistent with the U.S. Army Corps of Engineers 1987 Wetlands Delineation Manual (Environmental Laboratory 1987). Three 0.01-acre data plots were established on the site and soli samples were taken :at all data plots. Data plot field forms are attached to this report with an approximate location real)_ In summary, all soil investigations found the Alderwond series associated with upland areas. No surface water drainage or groundwater seepage was observed. As a result,wetland habitat was also not observed anywhere on the subdivision project property. If there are any questions or concerns regarding this investigation report, please feel free to contact rne. Sincerely. 2 e. 24 - C. Gad(Schulz Wetland/Forest Ecologist 7700 S.Lakeridge Dr. Seattle. WA 98178 (206) 772-6514 Cr): White Star Development cn• a cnn• nM CC• 7T JF t7T Anti eCJQ-JJ7-Qn7: 1a 1 F,C�R-JJ7-4r17tt'ahlrll-l.-I 11/12/97 10:12 73'206 821 3481 TRIAD ASSOCIATES al 001 K TRIAD ASSOCIATES FAX COVER SHEET Date: November 12, 1997 • To: Jennifer Henning Firm/Agency: City of Renton Fax#: • 425-277-4455 From: Brian Johnson Re: Talbot Ridge Triad Job No. 97-008 Pages: 4 (Including Cover) Hard Copy: l Will Be Sent • ® Will Not Be Sent Message: Jennifer, Here is the new layout with the new density calculations for Talbot Ridge. Call me with any questions, 821-8448. Thanks! CONFIDENTIALITY NOTICE: The material contained in this FAX transmission is private and confidential, and is intended only for use by the individuals named on this sheet. Use, disclosure, copying, distribution or reliance upon the information contained in this FAX by anyone other than the individuals named is prohibited. If you have received this FAX in error, please call 821-8448 or 1-800-488-0756 to arrange for the return of this material. ' 11/12/97 10:12 22206 821 3481 TRIAD ASSOCIATES fin002 • Lir r♦ November 12t', 1997 TRIAD ASSOCIATES Jennifer Toth Henning • Senior Planner Prajeel MrinayurneAT City Renton Development Services Civil Engineering 200 Mill Ave. S. Land 8ervcyin;l• Renton, WA Land Use Planning 98055 7P . l anriccapr:Archiir:Clete • Site Design RE: Talbot Ridge Triad Job No. 97-006 Dear Jennifer: Here is a copy of the new preliminary layout for Talbot Ridge. There were a few minor changes to the original layout as depicted on the attached drawing. I have prepared the new density calculations as indicated below for this revised proposal_ The density range, based on our calculations, is between 13 and 19 lots for the property. We did,however, • lose one lot as a result of the road stub to the south and are now down to 18 lots. • The new density calculations are as follows: • Total parcel size(including detention) 125298 sq. ft • Sensitive areas 155 sq_ ft • R-O-W 18154 sq. ft I) Total parcel size minus street r-o-w's and sensitive areas: 106989 sq_ ft 2) Net Acreage 2.46 acres dwelling units net density 3) Maximum and minimum allowed dwelling max 19 7.72. • units and respective net densities mini 13 5.28 4) 106989 sq. ft and 18 dwelling units result in a density of 7.32 d.u./acre As noted above, the new layout shows a stub which will provide access to the southern property per your request. However,Colin and T visited the site after our Monday meeting to check the feasibility of an additional stub road to the north and it is physically not feasible. The slope to the north which we discussed at our meeting is extremely steep, 11814 115th A,,Cnee NE.Kirkland.Washington 98034-5927 Phone '41i fi:'1 A44f1 Toll Free AQp 4138 0756 Fan anr:1 1371 3481 11/12/97 10:13 15•206 821 3481 TRIAD ASSOCIATES IJ 003 in excess of 40%(sloping down into the gravel pit at least 150-200 feet below the elevation of Talbot Ridge). Therefore, a northern access stub is not feasible and should not be required for this project. Should you have any additional questions with the new layout and/or density calculations, or would like to discuss these issues any further, please don't hesitate to contact me, 821- 8448. Sin a y, rian Johnson Planner 11/12/97 10:13 /2206 821 3481 TRIAD ASSOCIATES V1004 • 151; t_ :?, . rr�y ~ V h . N 0r? ti _. 44 Hi '`.-- - • - . _ .-• f rt_.a A_ _,_... ,_......, ..... ..._, ` `� Q t,. 41 • . v , \I.- > , t ki it, • ri-41 i :1 (21 ~��. m�`W o.S ,a 'N..... ^ w �M kti% at-4 br ��L i_ CITY OF RENTON PLANNINGBUILDING/PUBLIC WORKS MEMORANDUM DATE: November 12, 1997 TO: Jennifer Toth Henning FROM: Sonja J.Fesser SUBJECT: Talbot Ridge,LUA-97-087-PP Fee Review Sheet Attached is the Fee Review Sheet for the above referenced preliminary plat. It is based on the preliminary plat drawings received by the city on September 19, 1997, which noted a total number of 19 lots. I understand from Paul Lumbert that domestic water and water for fire flow will be provided by Soos Creek. Therefore, the Valley Medical Center/South Talbot Hill SAD is not applicable, and the only system development charges to be collected by the city will be for sewer and surface water... PROPER iERVICES FEE REVIEW FOR SUBIf ;IONS No. 97- oho -APPLICANT: t -1 UL11=i LIJI • RECEIVED FROM JOB ADDRESS: GCX1'` CIF 10Z LID .4V1= S!u Sl=- IF34-rH • Sr WO# 78�Sq date) NATURE OF WORK: Iq L�f- LOL14 -pL T (T1.L d1 1�17�C-� ) LND# 10-038 PRELIMINARY REVIEW,OF SUBDIVISION B LONG PLAT, .NEED MORE INFORMATION:- ❑-LEGAL DESCRIPTION \ SHORT PLAT,BINDING SITE PLAN,ETC. ❑ PID#'s ❑. VICINITY MAP 0 FINAL REVIEW OF SUBDIVISION,THIS REVIEW REPLACES 0 SQUARE FOOTAGE 0 OTHER PRELIMINARY FEE REVIEW DATED 0 FRONT FOOTAGE 0 SUBJECT PROPERTY PARENT PID# 31���p�-�_90F,3 k NEW KING CO. TAX ACCT.#(s)are required when 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. 0 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 - _ VALLEY LEY cU]R/5.rt"�s,L -HILL 84c, Lu„491.1-i Special Assessment District/WATER1, azi Special Assessment District/WASTEWATER Joint Use Agreement(METRO) o - Local Improvement District _ Traffic Benefit Zones - $75.00 PER TRIP,CALCULATED BY TRANSPORTATION -0- FUTURE OBLIGATIONS -C_ SYSTEM DEVELOPMENT CHARGE-WATER 0 Estimated #OF UNITS/ SDC FEE 0 Pd Prev. U Partially Pd(Ltd Exemption) 0 Never Pd SQ.FTG. Single family residential$850/unit x •bill es.'c' L.1A. 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 Prev. 0 Partially Pd(Ltd Exemption) 0 Never Pd Single family residential$585/unit x l q .5 I I ) 115.ou 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 ❑ Estimated ❑ Pd Prev. ❑Partially Pd(Ltd Exemption) 0 Never Pd _ Single family residential and mobile home dwelling unit$385/unit x I q 43 7,315.00 All other properties$0.129sq ft of new impervious area of property x - (not less than$385.00) pp I PRELIMINARY TOTAL $ IS -3 o cAh-n ate �tt,or>f 4 ) 11/IZ Jq 7 Signal t�re of Iddviewing Authority DAT 0 El "If subject property is within an LID,it is developers responsibility to check with the Finance Dept.for paid/un-paid status. ❑ Square footage figures are taken from the King County Assessor's map and are subject to change. co 0 c� , ❑ Current City SDC fee charges apply to c:/template/feeapp1/tgb EFFECTIVE July 16,1995/Ord.Nos.4506,4507,4508,4525,and 4526 iii}itiiiii'r:!�iiiiiii:4 iiiY:S:iii:'r,'+i�i?:+'.' .......:..:...:..:......::::..........:.............:.:.::.:...:.. 1 :.0 NT . .................................................................. 1 t. .l t IVtV NG t7 O :»: ...................................................:.......................................... <.;.0 REN T:�:Pt�4 S ....... .................... .... :'„BY:M AILI <AFFtDAV11';0P S .l�"..Illl.. . G...............:.................:.:.:.:..................:... • On the 1L't•1 day of. V\ovehne , 1997, I deposited in the mails of the United . States, a sealed envelope containing o•A -1e Heart rc hn‘wur— documents. This information was sent to: • Name Representing • • • ivtiat" 1.06S_o_rt Tho d Ptc&oc1'b 1c8 1tw% dOah vet I Tai66A. be.teloPmet* PartheK QuW aond —7hht rCSoc. Salvinoto Koli4, -t or . • 11tna. NaLs. , • rin1ks • • L‘14, Camp, . • atu (3aurcl ict Z a\1 d. -Teu ke. e,,1 • (Signature of Sender) 11,tj,4 v • —_—)`r'' STATE OF WASHINGTON ) ) SS COUNTY OF KING ) • I certify_that I -know or have satisfactory evidence that S ea. *• See e1=. signed this . instrument and acknowledged it to be his/her/their free and voluntary act foYthe uses and purposes mentioned in the instrument.. • Dated: 12 41k. ~i)OV 1 q97 < in n • /� . ,.,, Notary Publi and for the State of shington 0 i<.44 ".,, . � Notary.(Print ttlygmk_siN_KAmeREF.F____— �.t►�M My appointor .r n t i ,°�t '�, COMMISSION EXPIRES 6/29/99 . � "1 r�• ' .`- a16SC R%dole. ?reltw►t P1Zr v iP cfje91!It hIber. QUAVi• ' . 0En, PPS Vt ELI° NOTARY.DOC . • C:.: : „.:.:..>:..,.:;::::>..: _ REN ON MUNICI:.:: .. BUILDI :' ` >'` mag : .�U tV:C�LHA111��ER�� .��`E...:l"�ND.�L��R.::.:........:.:::.�..:..::lVCU1�.:...:1 PAL BiI.[LDt1�tG............................ «n(s) li<::ed .><rder'of'application numbe on and'i of necessa`:>::;: :he o :: a rd ::::Iterrms:wili::b:e:€called>farheann :at:the:::discretion:>afthea earin' Ex m ner <::::>::> :>:;::>:>;:>>::;>:::::the.;::wiTl;:be.:h...�:.....:�..................................................................... ..................................................................... ..........................:::�::::.:::.:�::::::::::::::: PROJECT NAME: Boeing Crew Shelters PROJECT NUMBER: LUA-97-143,CU-H,ECF DESCRIPTION: In 1990 the Boeing Company obtained a conditional use permit(CU-081- 90)to locate ten Crew Shelters and a Crew Support Building on Aprons B &C of the Renton Municipal Airport. This permit was given a termination date that has now expired. The Boeing Company is requesting a new permit in order to continue the use of the buildings in their existing locations. A Temporary Use Permit for the buildings was issued to cover the time period until the City can consider the new application. The Crew Shelters and Crew Support Building are used to provide a location for Boeing's employees to read blue prints and store tools while working on the adjacent aircraft. If the conditional use permit is approved there will be no change in the site as the buildings will remain where they are presently located. Location: Aprons B &C Renton Municipal Airport(West side of main runway). PROJECT NAME: Talbot Ridge Preliminary Plat PROJECT NUMBER: LUA-97-087,PP,ECF,CU-H,V DESCRIPTION: The applicant, Triad Associates, proposes to subdivide 4.55 acres of a vacant site into 19 lots for single family homes. The site is zoned R-1 and R-8. Project requires environmental review, preliminary plat approval, conditional use permit and variance to construct storm sewer lines in a steep slope/greenbelt area. A new street would be extended from 102nd Avenue SE to serve the plat. Location: 600 feet east of 102nd Avenue SE and SE 184th. PROJECT NAME: GTE PCS Monopole/Duvall-Continuation PROJECT NUMBER: LUA-97-103,CU-H,V-H,ECF DESCRIPTION: GTE proposes to construct a Personal Communications Service (PCS) facility located at 1160 Duvall Avenue NE. The proposed facility calls for a 120 foot monopole with three (3) antenna arrays. Each antenna will include four (4) PCS antenna (approximately 60" x 6") for a total of 12 antennas. Site development will also include two equipment cabinets. Each cabinet will be approximately 8 feet long by 2.5 feet wide by 6 feet tall. The total project area will be approximately 800 square feet. The applicant is seeking a variance of 285 feet from the required 300 foot setback from • residential property and a variance from the height limit of 65 feet to allow a 120 foot monopole structure. Ordinance 4666 which became effective on June 2, 1997, prior to the submittal of this application, list this proposed monopole structure as a prohibited use as it is within 300 feet of property zoned R-8. Location: 1160 Duvall Ave. NE. • AGNDA.DOC 0, 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: November 18, 1997 Project Name: Talbot Ridge Preliminary Plat Applicant/ Jim O'Donnell Address: Talbot Development Partners, LLC . 703 Skinner Building 1326 5th Avenue Seattle, WA 98101 • Owner/ Same as Applicant (above) Address: File Number: LUA-097-087, PP, CU-H, V, Project Manager: Jennifer Toth ECF Henning Project Description: The applicant proposes to subdivide 2.7 acres of a 4.55 acre of a vacant site into 19 lots suitable for the development of single family residential homes. The resulting parcels would range in size from 4,500 square feet to 5,642 square feet. A new public street (South 47th Street)would be extended west from 102nd Avenue SE to serve the plat. And, 102nd Avenue SE would be extended north from SE 185th Place. The site is zoned both R-1 and R-8. The proposal requires environmental review, preliminary plat approval, conditional use permit and a variance to construct storm sewer lines in a steep slope/greenbelt area. Project Location: approximately 700 feet east of 102nd Ave SE (where it would intersect SE 184th Street-- if extended) I e.n—/'. . !$/'_z]]t �,f�a ;�ll, R-1{ • ifs #144 it, L__..P-1 .oCCe C0(13), , . .,�•- , R-1 1 HOOD DETAIL MAP .. , ®'' ysr�` y1 -..... �« �0 ' ./.• M �._. �,�.o R-14 Ps -0. 7' a :4 i' c W _ :67%M. H...., E ..-..:::.o,<:::-:_:_;_ `. z • a�:..a l�1? ti City of Renton P/B/PW Department - Preliminary Report to the Hearing Examiner TALBOT RIDGE PRELIMINARY PLAT LUA-97-087, PP, CU-H,V,ECF PUBLIC HEARING DATE: NOVEMBER 18, 1997 Page 2 of 15 B. GENERAL INFORMATION: 1. Owner of Record: Jim O'Donnell Talbot Development Partners, LLC 2. Zoning Designation: Residential- 8 Dwelling Units Per Acre (R-8), Residential - 1 Dwelling Unit per Acre (R-1) 3. Comprehensive Plan: Land Use Residential-Single Family (RSF), Residential Rural (RR) Designation 4. Existing Site Use: vacant 5. Neighborhood Characteristics: North: Vacant land owned by Washington Department of Transportation (former gravel quarry at north end) �' East: Vacant, rural, and single family residential neighborhoods (King County) South: Vacant and single family residential properties West: steep slopes, vacant 6. Access: via a new road extension from 102nd Avenue SE 7. Site Area:• 4.55 acres 8. Project Data: area • comments Existing Building Area: N/A New Building Area: N/A Total Building Area: N/A C. HISTORICAUBACKGROUND: Action Land Use File No. Ordinance No. Date Annexation N/A 3268 12/14/78 Comprehensive Plan N/A 4489 2/20/95 Zoning Code N/A 4404 6/7/93 D. PUBLIC SERVICES: 1. Utilities: Water: to be provided by Soos Creek Water District Sewer: Talbot Ridge proposes to connect to an existing stub on the west property line (Springbrook Condominiums). The project would tie into the City of Renton wastewater system. HEXRPT.DOC City of Renton P/B/PW Departmen, Preliminary Report to the Heating Examiner TALBOT RIDGE PRELIMINARY PLAT LUA-97-087, PP, CU-H,V, ECF PUBLIC HEARING DATE: NOVEMBER 18, 1997 Page 3 of 15 Surface Water/Storm Water: Talbot Ridge proposes to connect to existing storm sewer lines in the Springbrook Condominiums to the west. An existing storm ditch system is in Talbot Road South. 2. Fire Protection: per City of Renton Fire Department 3. Transit: Metro Transit Route 163 serves the area on 108th Avenue SE, SE Carr Road/SW 43rd Street; Route 167 operates on SR 167; and Route 169 operates north on Talbot Road and south on 108th Avenue SE. No direct connections are available from the site. 4. Schools: Elementary-- Renton Park Middle School -- Nelsen Middle School High School -- Lindbergh High School 5. Recreation: Springbrook Park Springbrook Watershed Park Panther Creek Wetland Thomas Teasdale Park 6. Other: E. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Zoning Code- Residential: Section 4-31-4.2 - Residential - 1 Dwelling Unit per Acre (R-1); and, Section 4-31-5- Residential 8 du/ac(R-8) 2. Land Clearing and Tree Cutting Ordinance: Section 4-9 3. Greenbelt Regulations: Section 4-31-35 3. Wetlands Management Ordinance: Section 4-32 4. Street Improvements: Section 4-35 5. Subdivision Ordinance: Section 9-12 6. Parking and Loading Ordinance: Section 4-14 F. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element- Residential Rural, Residential-Single Family Policy LU-34. Net development densities of 8 dwelling units per acre should be allowed in Residential Single Family neighborhoods. (pg. 1-10) Policy LU-34. Net development densities of 8 dwelling units per acre should be allowed in Residential Single Family neighborhoods. (pg. 1-10) Policy LU-23. New development within all residential designations should achieve a minimum density. The minimum density may be adjusted to reflect constraints on a site. (pg. 1-9) HEXRPT.DOC City of Renton PB/PW Department Preliminary Report to the Hearing Examiner TALBOT RIDGE PRELIMINARY PLAT LUA-97-087,PP, CU-H,V, ECF PUBLIC HEARING DATE: NOVEMBER 18, 1997 Page 4 of 15 Policy LU-77. Sidewalks should be provided along both sides of residential streets. Sidewalk with should be ample to safely and comfortably accommodate pedestrian traffic. (pg. 1-15) Policy LU-78. Trees should be planted along residential streets. (pg. 1-15) 2.' Housing Element 3. Environmental Element 4. Utilities Element G. DEPARTMENT ANALYSIS: 1. PROJECT DESCRIPTION/BACKGROUND The applicant proposes to subdivide 4.55 acres of a vacant site into 19 lots suitable for the development of single family residential homes. The resulting parcels would range in size from 4,500 square feet to 5,642 square feet. A new public street (South 47th Street) would be extended west from 102nd Avenue SE to serve the plat. And, 102nd Avenue SE would be extended north from SE 185th Place. Approximately 980 lineal feet of the new 50-foot wide right-of-way street would be located off-site, on land presently owned by the State of Washington. Of this, 700 lineal feet would be within the City of Renton, and 280 feet would be the extension of 102nd Avenue SE, a King County street. The.3,500 square feet of land on State land that would be developed as South 47th Street would be dedicated to the City of Renton. Negotiations are currently underway with the Washington Department of Transportation to transfer title of that portion of the property to the City. A 26-foot wide private street (Burnett Avenue South) would provide access to new lots Nos. 1 through 6, although Lots 1 and 6 would also have access to the new public street. An access easement would provide vehicular access to new Lots No. 9 and 10 from the cul-de-sac of the public street. Development would occur on approximately 2.7 acres of a 4.55 acre site. The new parcels would be created on the eastern half of the site, which is zoned Residential - 8 dwelling units per acre (R-8). The western half is zoned R-1 due to the steep slopes. Only the construction of a sanitary sewer line, stormwater detention vault, and stormwater conveyance facilities is proposed to occur on the western portion of the property. A site-specific wetland investigation report was prepared to determine whether wetland habitat was present in the off-site area proposed for the public right-of-way. The report determined that an unclassified steam flows from south to north through the area of the proposed road. The area is partially within the jurisdiction of both the City of Renton and King County. A small wetland was identified associated with the stream. The delineated wetland exists within the stream corridor and the delineated area is approximately 1,800 square feet in size. Most of the riparian area existing within King County's jurisdiction. According to the King County Sensitive Areas Ordinance, the riparian area of the stream would be rated a Class 3 because of it's small size and limited habitat. The stream is not rated by the City of Renton, and could be rated Class 3 because it is seasonal and does not support salmonid fish species. The stream is mapped as a tributary to Panther Creek, located to the north. Construction of the proposed right-of-way would result in the placement of fill and culverting of an area of approximately 9000 square feet. Half of this impacted area would be within King County, and the remainder in Renton. The site is zoned both R-1 and R-8. The proposal requires environmental review, preliminary plat approval, conditional use permit and a variance to construct storm sewer lines in a steep slope/greenbelt area. HEXRPT.DOC City of Renton P/B/PW Departmem Preliminary Report to the Hearing Examiner TALBOTRIDGEPRELIMINARYPLAT LUA-97-087,PP, CU-H,V,ECF PUBLIC HEARING DATE: NOVEMBER 18, 1997 Page 5 of 15 2. ENVIRONMENTAL REVIEW Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on October 21, 1997 the Environmental Review Committee issued a Determination of Non-Significance- Mitigated. 3. COMPLIANCE WITH ERC MITIGATION MEASURES 1. The applicant shall follow the recommendations of the geotechnical engineering study as prepared for the Talbot Ridge Preliminary Plat by Associated Earth Sciences,'Inc. In addition, the applicant will be required to submit a supplemental geotechnical report which specifies recommendations for appropriate construction methods and setbacks from slopes for the homes which would be constructed in the plat. Compliance: The applicant has ordered additional geotechnical studies to be performed by their consultants. Results of these investigations should be available prior to the public hearing. If the geotechnical studies recommend setbacks or other measures which affect the proposed plat configuration, then staff recommended conditions of plat approval would be revised at the public hearing. 2. The applicant shall be required to provide additional detention of stormwater through the 100- year storm event, in order to minimize stormwater drainage impacts presently occurring downstream. Compliance: The applicant will need to work with City staff during the review of civil drawings for construction permits to meet this condition. The applicant intends to comply. 3. The applicant shall pay the applicable Transportation Mitigation Fee, at a rate of$75.00 per each new average daily trip attributable to the project. The fee is payable prior to the recording of the plat. Compliance: The applicant intends to pay the applicable fee prior to recording of the plat. 4. The applicant would need to revise the construction mitigation plan to restrict construction-related traffic to off-peak hours between 8:30 a.m. and 3:30 p.m., unless approved in advance by the Development Services Division. Compliance: The applicant intends to comply with this measure. A revised construction mitigation plan is required prior to issuance of the construction permit. 5. The applicant shall pay a Park's Department mitigation fee of$530.76 per each new single family dwelling unit. The required mitigation fee shall be paid prior to the recording of the plat. Compliance: The applicant intends to pay the applicable fee prior to recording of the plat. 6. The applicant shall pay the appropriate Fire Mitigation Fee equal to $488 per single family residential lot. The Fire Mitigation Fee is payable prior to the recording of the plat. Compliance: The applicant intends to pay the applicable fee prior to recording of the plat. 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. HEXRPT.DOC City of Renton P/B/PW Departnenk - Preliminary Report to the Hearing Examiner TALBOT RIDGE PRELIMINARY PLAT LUA-97-087,PP, CU-H,V,ECF PUBLIC HEARING DATE: NOVEMBER 18, 1997 Page 6 of 15 5. CONSISTENCY WITH CONDITIONAL USE CRITERIA City Code Section 4-31-35F.2 requires a Conditional Use Permit for the construction of utilities in a designated greenbelt area. The subject application includes construction of stormwater and sanitary sewer lines within the greenbelt portion of the site. The following analysis discusses only the construction of the proposed utility lines. Section 4-31-36 lists 11 criteria that the Hearing Examiner is asked to consider, along with all other relevant information, in making a decision on a Conditional Use application. These include the following: (5A) CONSISTENCY WITH THE COMP. PLAN, ZONING CODE& OTHER ORDINANCES: The proposed use shall be compatible with the general purpose, goals, objectives and standard of the Comprehensive Plan, the Zoning Ordinance and any other plan, program, map or ordinance of the City of Renton. (1) COMPREHENSIVE PLAN LAND USE ELEMENT The proposed storm and sanitary sewer lines would be constructed in a steep slope area of a designated greenbelt. The Comprehensive Plan Land Use designation for the area is Residential Rural (RR) and states that open space and natural resources and environmentally sensitive areas should be preserved and protected by limiting residential development in critical areas (Objective LU-I). Low density residential development (1 du/acre) should be permitted in areas with significant environmental constraints, including steep slopes (Policy LU-26). Proposed utility lines would not result in higher density residential development in the RR designated area. Minimal clearing of vegetation would occur within the 20-foot wide utility corridor in order to install the storm water line above ground. More extensive clearing within the 20-foot wide corridor would need to be accomplished to install the sanitary sewer line below ground in accordance with State Department of Ecology regulations. The proposed corridor is a designated greenbelt due to steep slopes. No wetland or wetland buffers appear to be located within the proposed corridor. The applicant's wetlands biologist has visited the site with instructions to delineate wetlands in the corridor. None were found during the November, 1997 visit. (2) ZONING CODE The Residential - 1 Dwelling Unit per Acre (R-1) Zone (Section 4-31-4) permits single family residential development at low densities. Small utilities are also permitted as a primary use. The proposal complies with permitted uses and applicable development standards of the R-1 Zone. (3) GREENBELT REGULATIONS The Greenbelt Regulations (Code Section 4-31-35) guides development activities allowed greenbelt areas. Utilities are permitted with the approval of a Conditional Use Permit. The proposal to construct a sanitary sewer line and storm sewer line within a 20- foot wide utility corridor,would result in the removal of vegetation on the slope within the greenbelt. The applicant has proposed minimal disturbance of vegetation by installing both utility lines on the surface of the slope. However, State Department of Ecology (DOE) does not allow wastewater lines to be installed above ground. Clearing and digging would be required to construct the sewer line at the appropriate depth required by DOE. A stormwater and wastewater stub connection was installed in the abutting Springbrook Condominium development to the west, and the Talbot Ridge plat would tie into that stub. HEXRPT.DOC City of Renton P/B/PW Department Preliminary Report to the Hearing Examiner TALBOT RIDGE PRELIMINARYPLAT LUA-97-087,PP, CU-H,V,ECF PUBLIC HEARING DATE: NOVEMBER 18, 1997 Page 7 of 15 (5B) COMMUNITY NEED: There shall be a community need for the proposed use at the proposed location. In the determination of community need, the Hearing Examiner shall consider the following factors, among all other relevant information: (a) The proposed location shall not result in either the detrimental over concentration of a particular use within the City or within the immediate area of the proposed use. Two utility systems to serve the plat would be located within the greenbelt. Both stormwater and sanitary sewer would be constructed within a 20-foot wide utility easement that would traverse the slope to connect with existing stormwater and wastewater stubs in the Springbrook Condominiums project to the west. The remainder of the greenbelt area would be undisturbed. (2) That the proposed location is suited for the proposed use. A utility stub connection exists on the abutting property to the west (4700 block of Talbot Road South). Eventual development of the parcel to the east was anticipated during the design and construction of the Springbrook Residential community, and the stub-out was installed to connect with the Talbot Ridge parcel. (5C) EFFECT ON ADJACENT PROPERTIES: The proposed use at the proposed location shall not result in substantial or undue adverse effects on adjacent property. The following site requirements shall be required: (1) Lot Coverage: Lot coverage shall conform to the requirements of zone in which the proposed use is to be located. Not applicable (2) Yards: Yards shall conform to the requirements of the zone in which the proposed use is to be located. Additions to the structure shall not be allowed in any required yard. Not applicable (3) Height: Building and structure heights shall conform to the requirements of the zone in which the proposed use is to be located. Spires, belltowers, public utility antennas or similar structure may exceed the height requirement upon approval of a variance. Building heights should be related to surrounding used in order to allow optimal sunlight and ventilation, and minimal obstruction of views from adjacent structures. Not applicable (5D) COMPATIBILITY: The -proposed use shall be compatible with the residential scale and character of the neighborhood. (Ord 3599, 1-11-82) Development of utility lines to serve the single family residential plat would be compatible with the existing and proposed residential scale of the area. Minimal disturbance of the vegetated slope would occur to construct the utility systems. The applicant proposes to place "hill holders" or other slope stabilizing mechanisms appropriately throughout the slope to insure stability. Vegetation would need to be managed over time to provide for maintenance access as needed. (5E) PARKING: HEXRPT.DOC City of Renton P/B/PW Department Preliminary Report to the Hearing Examiner TALBOT RIDGE PRELIMINARY PLAT LUA-97-087, PP, CU-H,V,ECF PUBLIC HEARING DATE: NOVEMBER 18, 1997 Page 8 of 15 Parking under the building structure should be encouraged. Lot coverage may be increased to as much as seventy-five percent(75%) of the lot coverage requirement of the zone, in which the proposed use is located, if all parking is provided underground or within the structure. (Ord.3903, 4-22-85) Not applicable (5F) TRAFFIC: Traffic and circulation patterns of vehicles and pedestrians relating to the proposed use and surrounding area shall be reviewed for potential effects on, and to ensure safe movement in the surrounding area. Not applicable (5G) NOISE, GLARE: Potential noise, light and glare impacts shall be evaluated based on the location of the proposed use on the lot and the location of on-site parking areas, outdoor recreational areas and refuse storage areas. Not applicable (5H) LANDSCAPING: Landscaping shall be provided in all areas not occupied by building or paving. The Hearing Examiner may require additional landscaping to buffer adjacent -properties from potentially adverse effects of the proposed use. Not applicable (5/) ACCESSORY USES: Accessory uses to conditional uses such as day schools, auditoriums used for social and sport activities, health centers, convents, preschool facilities, convalescent homes and others of a similar nature shall be considered to be separate uses and shall be subject to the provisions of the use district in which they are located. Not applicable (5J) CONVERSION: No existing building or structure shall be converted to a conditional use unless such building or structure complies, or is brought into compliance, with the provisions of this Chapter. Not applicable (5K) PUBLIC IMPROVEMENTS: The proposed use and location shall be adequately served by and not impose an undue burden on any public improvements, facilities, utilities, and services. Approval of a conditional use permit may be conditional upon the provision and/or guarantee by the applicant of necessary public improvements, facilities, utilities, and/or services. The proposal is to provide necessary utility systems to adequately serve the proposed plat to the ' east. HEXRPT.DOC I City of Renton P/B/PW Department - - Preliminary Report to the Hearing Examiner TALBOT RIDGE PRELIMINARY PLAT LUA-97-087,PP, CU-H,V,ECF PUBLIC HEARING DATE: NOVEMBER 18, 1997 Page 9 of 15 6. CONSISTENCY WITH VARIANCE CRITERIA: The proposal to remove vegetation on a steep slope in order to construct the storm sewer and wastewater utility lines would result in the removal of trees and vegetation. The applicant has applied for a variance from Code Section 4-9-10:C in order to cut trees and clear land in steep slope areas. City Code Section 4-31-19 F. states that the Hearing Examiner has authority to grant a variance upon making a determination, in writing, that the conditions specified below have been found to exist: a. That the applicant suffers undue hardship and the variance is necessary because of special circumstances applicable to subject property, including size, shape, topography, location or • surroundings of the subject property, and the strict application of the Zoning Code is found to deprive subject property owner of rights and privileges enjoyed by other property owners in the vicinity and under identical zone classification: The clearing which would occur for the utility lines would tie into the existing Springbrook development (downslope to the west). This is the only feasible way in which to serve the proposed Talbot Ridge plat with the necessary storm and sanitary sewer facilities. The subject site is located adjacent to the Renton/King County boundary, and Renton is the only utility purveyor with the ability to serve the site with sanitary sewer. No other gravity fed sewer system option presently exists for the site which is both zoned for and designated in the Comprehensive ,Plan for up to 8 dwelling units per acre. b. That the granting of the variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which subject property is situated: The developer is proposing to install "hill holders" or other slope stabilizing mechanisms to help stabilize the slope. This would help insure the utility connection would not be detrimental to the hillside and would help minimize the impacts to the slope and greenbelt area. All clearing activities would need to be accomplished in accordance with City codes and policies. c. That approval shall not constitute a grant of special privilege inconsistent with the limitation upon uses of other properties in the vicinity and zone in which the subject property is situated: The portion of the property that would be developed for the residential lots occupies a bluff overlooking a valley area. Land to the east of the subject site is within King County jurisdiction, and south is a limited triangular portion of the City of Renton which is designated for single family residential development at up to 8 dwelling units per acre. Because this property sits at a higher elevation adjacent to the easterly boundary to the City, the only potential for Renton sewer service is downhill to the west. Without the sewer connection, the development could occur, since septic systems are not permitted for new residential development of this density. Utilities Policy U-56 states that: "All new developments should be required to connect to the sanitary sewer system, except low density single family residential development located away from environmentally sensitive areas." There are only a limited number of properties which require variances for utilities extending westerly through the greenbelt and steep slope areas. d. That the approval as determined by the Reviewing Official is a minimum variance that will accomplish the desired purpose: The proposal is to develop a utility corridor within the steep slope area for an above-ground storm water pipe and an underground sanitary sewer pipe to serve the Talbot Ridge plat. Construction within the 20-foot wide utility easement would be the minimum variance needed to serve the plat with sanitary and stormwater facilities. HEXRPT.DOC • City of Renton P/B/PW Department - -- Preliminary Report to the Hearing Examiner TALBOTRIDGEPRELIMINARYPLAT LUA-97-087,PP, CU-H,V,ECF PUBLIC HEARING DATE: NOVEMBER 18, 1997 Page 10 of 15 7. 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 proposal is consistent with the Comprehensive Plan designation of Residential Rural (RR) and Residential - Single Family (RSF). (b) Compliance with the Underlying Zoning Designation. The proposal site is designated R-1 and R-8, on the City of Renton Zoning Map. The proposed development would allow for future construction of up to 19 new dwelling units. Minimum lot size permitted in both the R-1 and R-8 Zones is 4,500 sf. The proposed plat provide 19 lots all within the R-8 portion of the project and ranging in size from 4,500 square feet to 5,642 square feet. These lot sizes are smaller than other existing lots in this area, but compatible with the R-8 designation that applies to other parcels located south of the subject site. The R-8 Zone permits densities of 5.0 dwelling units per net acre minimum to 8.0 dwelling units per acre maximum. Net density is determined by deducting the right-of-way and sensitive areas from the overall site area. It appears that the 19 lots proposed exceed maximum density requirements of the R-8 Zone. Based on staff calculations, the applicant would be permitted a minimum of 12 units or a maximum of 17 units. This calculation could change based on requirements for dedication of additional right-of-way. In any event, staff will recommend that the applicant modify the plat to meet the density requirements of the R-8 Zone. It appears that this modification could occur through the reduction of the number of lots in the plat. A detailed analysis will be presented during the public hearing. (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 easement street per the requirements of the Street Improvement Ordinance (Code Section 4-34). The nineteen proposed lots generally meet the requirements for side lot lines to be at right angles to streets. The lots proposed for the turning circle of the cul-de-sac are irregularly shaped and the side lot lines at the frontage intersect the cul-de-sac somewhat irregularly. However,the intent of the lot arrangement criteria is met. 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 parcels would meet minimum size, shape and orientation requirements. Width and depth requirements are also generally met. Proposed lots Nos. 1 and 6 would be located both on the new public street (South 47th Street) and the new private street (Burnett Avenue South). If they are considered to be corner lots, then the width would need to be adjusted to the minimum 60-foot width requirement. This minor adjustment could be accomplished by shifting the lot lines slightly for Lots 2/3 and 4/5. This would be considered to be a minor adjustment. The applicant has indicated the building envelopes for each of the proposed lots in accordance with the applicable development standards. Property Corners at Intersections: All lot corners at intersections of dedicated public rights-of-way, except alleys, shall have minimum radius of 15 feet. HEXRPT.DOC City of Renton P/B/PW Department Preliminary Report to the Hearing Examiner TALBOT RIDGE PRELIMINARY PLAT LUA-97-087,PP, CU-H,V,ECF PUBLIC HEARING DATE: NOVEMBER 18, 1997 Page 11 of 15 The proposal would comply with the minimum radius requirement. (d) Reasonableness of Proposed Boundaries Access The proposal is anticipated to generate up to 181.45 new average daily trips. Access would be from 102nd Avenue SE, a King County street. This street would be extended north, and a new east/west public street would be constructed (South 47th Street) to serve the plat. This street would end in a cul-de-sac. A new private street (Burnett Avenue South) serving up to six lots (Nos. 1 through 6) would be constructed. Lots 9 and 10 are shown accessing from a tract (Tract A). Objective LU-M of the Comprehensive Plan calls for more linkages within and between neighborhoods by developing a system of residential street which serve both vehicles and pedestrians and creating a continuous, efficient, interconnected network of roads and pathways throughout the City. Policy LU-70 states that: "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." The proposed plat would not provide the interconnecting street system envisioned by the policies of the Comprehensive Plan. Adjacent parcels would continue to be landlocked. Therefore, staff will recommend as a condition of plat approval, that the Talbot Ridge Plat should be modified to provide dedicated public right-of-way to allow for future access to the undeveloped properties north and south of the site. The property to the north appears to have limited development potential due to the R-1 zoning, and the existence of a large pit near this site. The right-of-way to the north property line will not need to improved at this time, since it is not possible to determine the number of lots which will be developed to the north, and therefore the level of street improvements required. This right-of-way must be either 35 feet in width if provided along the east property line, or 42 feet in width if provided within the plat boundaries. The property to the south clearly has the potential for development of 20 to 30 parcels. This right-of-way, and related street improvements may be provided in one of two ways: 1. Provide for half street improvements along the east property line, with 35 feet of dedicated right-of-way, 28 feet of pavement, sidewalk and curb along the west side of the street and street lighting, or 2. Provide 42 feet of right-of-way within the plat boundaries, with a fully developed 32 feet of pavement,with curb and sidewalks along both sides, and street lighting. The rest of street improvements for the plat (South 47th Street and 102nd Avenue SE) have been analyzed by City staff and are acceptable as shown on the preliminary plat submittals. The Fire Department, in consultation with the Planning/Building/Public Works Department Department, granted a modification to the dead-end street length to allow for a system which exceeds 700 feet in length. This modification was granted based on the conditions of providing a full 32 feet pavement width for the entire length of the single access to the plat, along with a sidewalk along one side of this off-site street improvement. Additionally, all the houses within the new plat must be constructed with sprinkler systems. This wider street section (standard code requirement for off-site width is 20 feet minimum) will allow for reliable access for emergency vehicles,with adequate room to get around any blocking vehicles within the roadway. City street standards (Section 4-34-5D) do not permit the construction of a private street if the adjacent property needs to be served. The private street serving Lots 1 - 6 (Burnett Avenue South) would not be acceptable as depicted. The applicant would need to demonstrate an HEXRPT.DOC City of Renton P/B/PW Department Preliminary Report to the Hearing Examiner TALBOT RIDGE PRELIMINARY PLAT LUA-97-087,PP, CU-H,V,ECF PUBLIC HEARING DATE: NOVEMBER 18, 1997 Page 12 of 15 appropriate connection to the abutting south parcel with a public street. Either the private street would need to be revised to a public right-of-way width, or an additional public street right-of-way would need to be proposed to the south. In addition, Tract A, shown serving Lots 9 and 10 would not be permitted. However, this tract could be incorporated into either of the lots as a pipestem, provided the other lot was granted an access easement. This would be a minor modification for the proposed plat. Topography The site slopes from east to west. Severe slopes of up to 70% are present on the western one- half of the property. This area is designated as greenbelt by the City, and zoned for low density residential development (R-1). No development of building lots is proposed in the greenbelt area/R-1 portion of the site. Low to moderate slopes (less than 10%) are found on the easternmost parcels -- proposed lots No. 1 through 8 and 16 through 19. The westernmost parcels- Lots 8 through 15 have slopes of up to 20%. Additional geotechnical studies for the western portion of the site were required as a mitigation measure. According to the applicant, the studies have not resulted in additional recommendations affect how the lots could be developed. City Code limits maximum driveway slope for single family residential uses to 15% (Code Section 4-14-4:B.7.a). The applicant would need to provide slotted drains at the lower end of driveways exceeding 8% slope, with positive drainage discharge to restrict runoff from entering the garage/residence or crossing any public street. Relationship to Existing Uses The project site is presently vacant. Access and utility constraints have kept the parcel from developing until now. This area is at the boundary of King County and City of Renton. Development is occurring within the City of Renton to the west, along Talbot Road South. These sites have zoning which permits higher densities than proposed here. Adjacent parcels on the top of the plateau are typically undeveloped and are from one to five acres, unless subdivision has taken place under King County. Fredericks Place, a subdivision east of 102nd Avenue SE and SE 186th has lots that are generally 6,000 to 7,000 square feet in size, with larger undeveloped open space tracts. The proposal would differ from the existing residential uses surrounding it, but only for such time that those parcels remain undeveloped or underdeveloped based on current zoning. The steep slope and wetland areas on the slopes are zoned for low intensity residential uses (1 unit per acre) and would not be developed in the foreseeable future. (e) Availability and Impact on Public Services(Timeliness) Police and Fire Police and Fire Prevention Bureau staff indicate that sufficient resources exist to furnish services to the proposed development, subject to the condition that the applicant provide Code required improvements and fees. Recreation The proposal would impact the local park and recreation facilities, however, no further conditions would be required to off-set those impacts, provided that the applicant pays the required Park Mitigation Fee. HEXRPT.DOC City of Renton P/B/PW Department - Preliminary Report to the Heating Examiner TALBOT RIDGE PRELIMINARY PLAT LUA-97-087,PP, CU-H,V,ECF PUBLIC HEARING DATE: NOVEMBER 18, 1997 - Page 13 of 15 Schools The Renton School District was contacted regarding the proposal to construct 19 lots suitable for single family residences. A response was received and the School District indicated that they would be able to accommodate the additional students such a development would generate. The students would attend Renton Park Elementary, Nelsen Middle School or Lindbergh High School. Storm water Stormwater would be collected by a tightline conveyance system and routed to conveyed to an underground detention vault. The vault would be constructed at the top of the slope, west of proposed lots 10, 11, and 12. From there, the stormwater would be tightlined downslope to the west, and tie into an existing stub in the Springbrook Condominium development. Talbot Road South is developed with a system of stormwater ditches. Runoff from 0.44 acre of frontage improvements would be conveyed to the onsite detention facility. Runoff from the remaining frontage improvements would be conveyed to a detention pipe which would discharge into an existing swale. There has been localized flooding in the area. The City's Environmental Review Committee has required that additional stormwater detention-through the 100-year storm event- be provided to minimize the stormwater drainage impacts presently occurring downstream. Water and Sanitary Sewer Utilities Talbot Ridge Plat would be served by Soos Creek Water District. A Certificate of Water Availability from the Soos Creek Water and Sewer District has been provided as part of the plat application. Soos Creek does not have sewer facilities serving this property. City of Renton would provide sanitary sewer service. The applicant has proposed to tie into an existing wastewater connection at the common property boundary between the Springbrook Condominiums and Talbot Ridge Plat. Adequate capacity exists in the City's system to accommodate the proposed 19 lots. Street Improvements: The proposal would result in the extension of an existing County street (102nd Avenue SE) and the construction of a new public street (South 47th Street) and private street (Burnett Avenue South). The parcel would be landlocked without this street extension. Since the proposal is more than 700 feet from a secondary point of access, the Renton Fire Department is requiring that the proposed street(South 47th Street) be constructed at full City right-of-way standards- 50 feet in width. In addition, all of the homes within the plat will be required to have fire sprinklers. City Code permits the construction of new private streets only if the proposed private street is not anticipated by the Department to be necessary for existing or future traffic and/or pedestrian circulation though the subdivision or to serve the adjacent property. Since adjacent properties are landlocked, a recommended condition of plat approval will be for the extension of a public street north and south. Improvements in the form of curb, gutter, sidewalks and street lighting would be required for the southerly extension. Dedication would be required for the northern extension, but improvements would not be required. South 47th Street would need to meet City street standards for curb, gutter, sidewalk and street lighting. HEXRPT.DOC City of Renton P/B/PW Department - Preliminary Report to the Hearing Examiner TALBOT RIDGE PRELIMINARY PLAT LUA-97-087,PP, CU-H,V,ECF PUBLIC HEARING DATE: NOVEMBER 18, 1997 Page 14 of 15 H. RECOMMENDATION: Staff recommends approval of the Talbot Ridge Preliminary Plat, Project File No. LUA-97-087, PP, CU- H,V, ECF subject to the following conditions: (1) Compliance with ERC Mitigation Measures: The applicant/owner is required to comply with the Mitigation Measures which were required by the Environmental Review Committee Threshold Determination prior to the issuance of a construction or building permit as applicable. (2) Drafting of a Homeowner's Association/Maintenance Agreement: The applicant/owner shall draft and record a maintenance agreement or establish a homeowner's association for the maintenance of all common plat improvements (stormwater detention vault, utility easements, access easements). A draft of the document shall be submitted to the City for review and approval by the City Attorney prior to the recording of the plat. (3) Establishment of a Native Growth Protection Easement: The applicant/owner shall define and record a Native Growth Protection Easement on the face of the plat for the steep slope areas west of the stormwater detention vault. The applicant/owner shall adhere to the City Code requirements for such areas. (4) Modification of the Plat to Provide a North/South Public Street: The applicant/owner shall modify the plat to provide a north/south roadway extension. This right-of-way and related improvements may be provided in one of two ways: a) Provide for half street improvements along the east property line, with 35 feet of dedicated right-of-way, 28 feet of pavement, sidewalk and curb along the west side of the street and street lighting; or, b) Provide 42 feet of right-of-way within the plat boundaries, with a fully developed 32 feet of pavement, with curb and sidewalks along both sides, and street lighting. (5) Modification of Lots 1 - 6, 9, and 10 to meet Zoning and Subdivision Standards: The applicant/owner shall modify the proposed plat to meet minimum lot dimension requirements (i.e., 60- foot width for corner lots). Furthermore, the access tract shown for Lots 9 and 10 shall be eliminated and that area incorporated into one of the lots as a pipestem, with an access easement for the other lot. (6) Modification of the Plat to Meet R-8 Density: The applicant shall modify the proposed plat to meet density requirements of the R-8 Zone. Permitted densities are a minimum of 5.0 units per acre and a maximum of 8.0 units per acre. Compliance with this condition may result in the loss of one or more lots. (7) Tree Planting Plan: The applicant/owner shall be required to submit a tree planting plan which provides for a minimum of two street trees to be planted for each lot developed within the plat. The type of trees planted would be subject to the review and approval of the City's Development Services Division project manager, and would need to be installed prior to issuance of a certificate of occupancy for the new home. Maintenance of the trees would be responsibility of either the individual homeowner, or the homeowner's association. Staff recommends approval of the Talbot Ridge Conditional Use Permit and Variance, Project File No. LUA-97-087, PP, CU-H,V, ECF subject to the following conditions: \. (1) Installation of Slope Stabilizers: The applicant/owner shall be required to install slope stabilization devices as recommended by the applicant's engineer or geotechnical consultant. HEXRPT.DOC City of Renton P/B/PW Departmenr Preliminary Report to the Hearing Examiner TALBOT RIDGE PRELIMINARY PLAT LUA-97-087,PP, CU-H,V,ECF PUBLIC HEARING DATE: NOVEMBER 18, 1997 Page 15 of 15 EXPIRATION PERIODS: Preliminary Plats (PP): Three (3)years from final approval (signature) date. Conditional Use Permit: Two (2)years from final approval date. Variance: Two (2)years from final approval date. HEXRPT.DOC CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) MITIGATION MEASURES APPLICATION NO(S): LUA-97-087,PP,CU,V,ECF • APPLICANT: Jim O'Donnell Talbot Development Partners, LLC PROJECT NAME: Talbot Ridge Preliminary Plat DESCRIPTION OF PROPOSAL: The applicant,Triad Associates, proposes to subdivide 4.55 acres of a vacant site into 19 lots for single family homes. The site is zoned R-1 and R-8. Project requires environmental review, preliminary plat approval, conditional use permit and variance to construct storm sewer lines in a steep slope/greenbelt area. A new street would be extended from 102nd Avenue SE to serve the plat. LOCATION OF PROPOSAL: 600 feet east of 102nd Avenue SE and SE 184th Mitigation Measures: 1. The applicant shall follow the recommendations of the geotechnical engineering study as prepared for the Talbot Ridge Preliminary Plat by Associated Earth Sciences, Inc. In addition, the applicant will be required to submit a supplemental geotechnical report which specifies recommendations for appropriate construction methods and setbacks from slopes for the homes which would be constructed in the plat. 2. The applicant shall be required to provide additional detention of stormwater through the 100- year storm event, in order to minimize stormwater drainage impacts presently occurring downstream. 3. The applicant shall pay the applicable Transportation Mitigation Fee, at a rate of$75.00 per each new average daily trip attributable to the project. The fee is payable prior to the recording of the plat. 4. The applicant would need to revise the construction mitigation plan to restrict construction- , related traffic to off-peak hours between 8:30 a.m. and 3:30 p.m., unless approved in advance by the Development Services Division 5. The applicant shall pay.a Park's Department mitigation fee of$530.76 per each new single family dwelling unit. The required mitigation fee shall be paid prior to the recording of the plat. 6. The applicant shall pay the appropriate Fire Mitigation Fee equal to $488 per single family residential lot. The Fire Mitigation Fee is payable prior to the recording of the plat. . • CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) ADVISORY NOTES APPLICATION NO(S): LUA-97-087,PP,CU,V,ECF APPLICANT: Jim O'Donnell Talbot Development Partners, LLC PROJECT NAME: Talbot Ridge Preliminary Plat DESCRIPTION OF PROPOSAL: The applicant,Triad Associates, proposes to subdivide 4.55 acres of a vacant site into 19 lots for single family homes. The site is zoned R-1 and R-8. Project requires environmental review, preliminary plat approval, conditional use permit and variance to construct storm sewer lines in a steep slope/greenbelt area. A new street would be extended from 102nd Avenue SE to serve the plat. LOCATION OF PROPOSAL: 600 feet east of 102nd Avenue SE and SE 184th 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. . Plan Review- Transportation 1. New curb, gutter, sidewalk, driveways, street paving and street lighting will be required per City Code/Standards. 2. A traffic mitigation fee of$75.00 per each new single family residence will be required. The fee is discussed in the mitigation measures and is estimated to be $13,608.75 (9.55 trips x 19 new homes= 181.45 new daily trips x$75.00 per trip= $13,608.75). The fee is due prior to recording of the plat. 3. The access to the site (proposed to run through the State of Washington property)would need to be dedicated to the City of Renton. The right-of-way would need to be a minimum of 50 feet in width to meet minimum City design standards. 4. City Code limits maximum driveway slope to 15%; provided that slopes exceeding 8% shall provide slotted drains at the lower end with positive drainage discharge to restrict runoff from entering the garage/residence or crossing any public sidewalk. If any proposed driveways exceed 15%,then the applicant would need to seek a variance. Plan Review-Water 5. The site will be served by the Soos Creek Water District. The water system must meet Renton Fire Department Standards/Regulations and the current Fire Code. Fire hydrants will need to supply 1,000 gallons per minute. Any system development charges needed for the water system should be paid to and per the requirements of the Soos Creek Water District. Plan Review-Surface Water 6. Drainage system and temporary erosion control plans for the site shall be designed in accordance with the 1990 King County Surface Water Design Manual, as adopted by the City of Renton. Surface Water(SDC) fees of$385 per each new single family lot will be required. 7. The conceptual drainage report has been reviewed and is approved. The conceptual plan includes detention and water quality features. Flooding problems do occur downstream within the drainage basin. A condition is recommended • to provide extra detention through the 100-year storm event in order to minimize additional flooding problems downstream. Plan Review-Wastewater 8. The sewer main will need to be extend in an easement to be held by the City of Renton to reach the proposed site. Sidesewer permits will be required at a cost of$585 per single family lot will be required. Fire Prevention • • Talbot Ridge Preliminary Plat LUA-97-087,P P,C U,V,EC F Advisory Notes (Continued) Page 2 of 2 9. The minimum fire flow for the single family structures is 1,000 gpm with one fire hydrant within 300 feet of the structure. Fire flow would be a minimum of 1,500 gallons per minute (gpm)with two fire hydrants required if single family structures exceed 3,600 square feet total floor area (including garage and basements). 10. The fire mitigation fees are applicable at the rate of$488 per single family building: 19 single family units x$488.0.0 = $9,272.00. The fire mitigation fees are discussed under the mitigation measures. The fee is due prior to recording of the plat. 11. An approved fire sprinkler system is required to be installed throughout all the structures. All building shall have the sprinkler system monitored by an approved alarm company. 12. The fire main serving this subdivision shall be looped to the supply serving the existing residential building fire hydrants. Fire hydrants shall be provided at 600-foot interval spacing along the looped fire main. 13. Access roadways appear adequate as proposed. Building Construction 14. The soils report did not contain the analysis for potential liquefaction as required by the 1996 Uniform Building Code. (Note: The applicant has submitted additional information as requested by the Building Department to supplement the geotechnical study.) Parks and Recreation 15. The Parks Mitigation Fee applies to this proposal and is discussed in Mitigation Measures. The fee will be charged at a rate of$530.76 per each new single family residential home. The fee is estimated to be $10,084.44 (19 homes x $530.76) and is due prior to recording of the plat. Police • 16. Police have estimated 14.06 calls for service annually. Additional comments regarding crime prevention will be sent to the applicant separately. Property Services 17. Several comments regarding the preliminary plat drawings were submitted and will be forwarded to the applicant separately. General 18. All required utility, drainage and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a registered Civil Engineer. The construction permit application must include a itemized cost estimate for these improvements. The fee for review and inspection of these improvements is 5% of the first $100,000 of the estimated construction costs; 4% of anything over$100,00 but less than $200,000, and 3% of anything over$200,000. Half of this fee must be paid upon application for building and construction permits, and the remainder when the permits are issued. There may be additional fees for water service related expenses. � r SEP 15 1997 CITY OF RENTON DEvELo&MENr P PLANNING/BUILDING/PUBLIC WORKS CITYOPReN oNN1NG MEMORANDUM DATE: September 15, 1997 TO: Jennifer Toth Henning FROM: Bob Mac Onie SUBJECT: Talbot Ridge Preliminary Plat No.,LUA-97-087-PP Initial Review I have reviewed the above referenced preliminary plat submittal and have the following comments: The 50' right-of-way extending into the site is apparently not part of the property under plat and • therefore will require separate approval of the dedication. It may be possible to have council act on it concurrently if it is specifically noted as a spearate dedication. N-Information needed forfinal plat approval includes the following: Show ties to the City of Renton Survey Control network.network.—See-attaolietl. The geometry will be checked when the ties have been provided. Provide plat and lot closure calculations. Note discrepancies between bearings and distances of record and those measured or calculated,if any. Note the ity's land use action number (LUA-97-XXX-FP) and the city's land record number (LND- 10-032yron 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. The owner(s) of the property needs to sign the final lot document(include notary blocks as required). Include a dedication/certification block on the drawing. Required signature blocks are: (1) City of Renton Administrator of Planning, Building and Public Works, (2) City of Renton Mayor, (3) City of Renton City Clerk, and (4) City of Renton Director of Finance,Department of Finance. The appropriate King County approvals are also needed. The addresses for the proposed lots will be sent under separate.cover. V Include the basis of bearing,per WAC 332-130-050 1.b.iii. Include a statement of equipment and procedures used,per WAC 332-130-100. September 15, 1997 Page 2 Indicate what is,or has been,set at the corners of the proposed lots. Note the date the existing monuments were visited, per WAC 332-130-150-1:f.iv., and what was found. Note to whom the new easements are to be granted(private or City-held). Note thatj( there are easements, 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). "(new easements, like the access easement, are shown for the benefit of future owners of the proposed lots, then include the following statement on the drawing,juxtaposed to the subject easements: "Area reserved for private exclusive easement for to be created upon the sale of the lots shown on this plat." Since the lots created via this plat are under common ownership at the time of recording, there can be no easement until such time as ownership of one, or more, of the lots is conveyed to others,together with and/or subject to specific easement rights. 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. An updated Plat Certificate , dated within 45 days of Council action on the approval of the plat, is needed. Complete City of Renton Monument Cards,with reference points for new right-of-way monuments. The surveyor needs to stamp,sign and date the drawings before recording. Fee Review Comments 7 The Fee Review Sheet for this preliminary review is provided for your use and information. cc: File \\TS SERVER\SYS2:\COMMON\FILE.SYS\LND\10\0323RV970915.DOC CITY OF RENTON PLANNING/BUILDING/PUBLIC WORKS DEPARTMENT MEMORANDUM DATE: NOVEMBER 6, 1997 TO: JENNIFER HENNING FROM: NEIL WATTS SUBJECT: - ADDITIONAL STREET IMPROVEMENT REQUIREMENTS TALBOT RIDGE PLAT The Talbot Ridge Plat should be modified to provide dedicated public right-of-way to allow for future access to the undeveloped properties north and south of the site. The property to the north appears to have limited development potential due to the R-1 zoning, and the existence of a large pit near this site. The right-of-way to the north property line will not need to improved at this time, since it is not possible to determine the number of lots which will be developed to the north, and therefore the level of street improvements required. This right-of-way must be either 35 feet in width if provided along the east property line, or 42 feet in width if provided within the plat boundaries. The property to the south clearly has the potential for development of 20 to 30 parcels. This right-of-way, and related street improvements may be provided in one of two ways: 1. Provide for half street improvements along the east property line, with 35 feet of dedicated right-of-way, 28 feet of pavement, sidewalk and curb along the west side of the street and street lighting, or 2. Provide 42 feet of right-of-way within the plat boundaries, with a fully developed 32 feet of pavement, with curb and sidewalks along both sides, and street lighting. The rest of street improvements for the plat are acceptable as shown on the preliminary plat submittals. The Fire Department, in consultation with the PBPW Department, granted a modification to the dead-end street length to allow for a system which exceeds 700 feet in length. This modification was granted based on the conditions of providing a full 32 feet pavement width for the entire length of the single access to the plat, along with a sidewalk along one side of this off-site street improvement. Additionally, all the houses within the new plat must be constructed with sprinkler systems. This wider street section (standard code requirement for off-site width is 20 feet minimum) will allow for reliable access for emergency vehicles, with adequate room to get around any blocking vehicles within the roadway. cc: Paul Lumbert City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL &DEVELOPMENT APPLICATION REVIEW SHEET Reviewing Department: Plan Review-Water Comments Due: 9/9/97 Application No.:LUA97-087, PP, ECF Date Circulated: 8/26/97 Applicant: Jim O'Donnell/Talbot Development Project Manager: Jennifer Toth Henning Partners Project Title: Talbot Ridge Preliminary Plat Work Order No: 78259 Location: 600 feet east of 102nd Ave SE and SE 184th Site Area: 4.55 acres Building Area(gross): A. Environmental Impact(e.g.Non-Code) Comments No comment. B. Policy-Related Comments No comment. C. Code-Related Comments This site will be served by Soos Creek Water District. The water system must meet Renton.Fire Department Standards/Regulations and current Fire Code. Fire hydrants will need to supply 1,000 g.p.m. Any system development charges needed for the water system should be paid to and per Soos Creek Water District requirements. • ?7 Signature of Director or Authorized Representative Date talbotl City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL &DEVELOPMENT APPLICATION REVIEW SHEET Reviewing Department: Surface/Wastewater Comments Due: 9/9/97 Application No.:LUA97-087, PP, ECF Date Circulated: 8/26/97 Applicant: Jim O'Donnell/Talbot Development Project Manager: Jennifer Toth Henning Partners Project Title: Talbot Ridge Preliminary Plat Work Order No: 78259 Location: 600 feet east of 102nd Ave SE and SE 184th Site Area: 4.55 acres Building Area(gross): A. Environmental Impact(e.g.Non-Code) Comments No comment. B. Policy-Related Comments No comment. C. Code-Related Comments Surface Water: Drainage system and temporary erosion control plans for the site shall be designed in accordance with the 1990 KCSWDM as adopted by the City of Renton. Surface Water (SDC) fees of $385/single family lot will be required. Waste Water: The sewer main will need to be extended in an easement to be held by the City of Renton to reach the proposed site. Sidesewer permits will costL$60/connection sewer (SDC) fees of$585/single family lot will be required. • • (it6 s 7- fir-9 ? . Signature of Director or.Authorized Representative Date talbot City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL &DEVELOPMENT APPLICATION REVIEW SHEET Reviewing Department: Transportation Comments Due: 9/9/97 Application No.:LUA97-087, PP,ECF Date Circulated: 8/26/97 Applicant: Jim O'Donnell/Talbot Development Project Manager: Jennifer Toth Henning Partners Project Title: Talbot Ridge Preliminary Plat , Work Order No: 78259 Location: 600 feet east of 102nd Ave SE and SE 184th Site Area: 4.55 acres Building Area(gross): A. Environmental Impact(e.g.Non-Code) Comments No comment. • B. Policy-Related Comments No comment. C. Code-Related Comments New curb, gutter, sidewalk, driveways, street paving and street lights will be required per City Code/Standards. A traffic mitigation fee of$75,?ar'single family residence will be required. The access to the site (proposed to run through W.S.D.O.T. property) needs to be dedicated right-of-way to the City of Renton. The above right-of-way needs to be a minimum of 50 feet in width to meet minimum Design Standards. • ,e6e../4-z.e44T 7&--77 Signature of Director or Authorized Representative Date talbot2 2.(_ • C3S.IC 7 AR Kfro,s,„-,,,,-- .5TF 1 SRC RTy : KT GNII 1f17rGAM O I FEE-.ry.<N •.o.a.mew.rr,?..ww..wa,+:gwri�vi.w!xr.Yv.�vAi•.: o •.gsaawkoAwxaw.v.o�u,»wawarnwo.cn+i�•.wra Project Name TA 11104 Kik,e Plc(t 1 Project Address 5 4 7 tir Ct % la/bo7 Roan Contact Person By'iah 7o11115ovi T✓+uc( ASsocrates Address !IS IL} - 115-fb1 Ave_ Ivt , Kvkkild WA Phone Number 6125 )- 82I - $LW q Permit Number LvA - 47 " O87 Project Description I g lot siile fu v ,ll plat . Land Use ype: Method_oj Calculation: n r(�1 O)pale 258 • Residential 0' ITE Trip Generation Manual ���� • cr.55 l ❑ Retail 0 Traffic Study f'�' ❑ Non-retail 0 Other Calculation: ijc-t view axle✓uoe otailcl toes « -.55) CM) 1 '2 1 . '1 5 daily tvie5 - _ At- $75 ia.a.1 -try ( NI •I-15) ( $75) tr5 ) 6°S' 75 Transportation Mitigation Fee: $ 13, 6,o 8. 7 5 Calculated by: Oa wa Date: 44,4 7 Account Number: Z(:.g Date of Payment • F�.OJECT LUA-97-087, PP, L 2F Talbot Ridge 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 BUILDINGS 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 occuring 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 OF RENTON Y o FIRE PREVENTION BUREAU 41.0 MEMORANDUM -'NTo DATE: September 3, 1997 TO: Jennifer Toth Henning, Senior Planner FROM: Corey Thomas, Plans Review Inspector SUBJECT: Code-related Comments for Talbot Ridge Preliminary Plat • 1. The minimum fire flow for the single family structures is 1,000 gpm with one fire hydrant within 300-feet of the structure. Fire flow would be a minimum of 1,500 gpm with two fire hydrants required if single-family structures exceed 3,600,square feet total floor area including garage and basements. 2. The fire mitigation fees are applicable at the rate of$488 per single family building: 19 single family units x $488.00 = $9,272.00 3. An approved fire sprinkler system is required to be installed throughout all the structures. All buildings shall have the sprinkler system monitored by an approved alarm company. 4. The fire main serving this sub-division shall be looped to the supply serving the existing residential building fire hydrants. 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'J 4, ,,401.,, 1 L}T F-i-,--,-TJ /� TRACT A PRIVATE ACCESS EASEMENT 1 9 A • S nJ.+ ,1;1,1sY 1' -r:i, ,�1K; ,b {Jt ". >y,S �" � i_ rx, �/ •rl Imo' i' 11 •111'1;11 'Ij1�111.j., ,}1 .n;hwsrooae•w'..}-i- ,''1,0 1 /___.9 . r r r V ,F,,:;!Riixiiiaiii$jii!$I r�1,4:;a?C 'sP/`i',` i ; 'Is 1 .k. .Ta i I '•11.'.1.....m:it:NH:IMO. i!'Ii1111111 ' f /r , I I . .1 .*`I mum..o,.., SITE INFORMATION ;U:1 ••i gIg ~ J A.�..faoW� 1 i1� II r oenircraooe r ANE �.a `1 I r RR! .m 102ND AVE S.E. 0,„a w '.• 1 . WLYOSOR NIMIIMENIMMIni rr o.E.iaa,rw ;MELON A I x �`t xEmars ..,.� ru.r.nE.oeADMLIM moue 'AiA�,;emu ap•04 k T L • .Na.:<o`�WAGER Of �.R fir OS LOIS DATUM AND BASIS OF BEARING I ,s ,a S. _ n I ..,n ep�m _ _ y�} r � .aav- I L uRArn erAacs rs�vQ r,"� �� I / r� Ns n rzr.s( S.E.185TN P1. von Ray o-.RD -KR6-';"7I'y^j',b MAY.LOT MR! 50 nEr ..o.,r�..Aa .a.ER mT I S.E. 183RD PL. n • ,...w OF'roux RI MT m2e,ns o Taow,rnea, _ Ti`"' •°•� II soNa :« SET sr:R,NT SET�,o.,..e MPCR4 C RCN U.. nn0,,•,rb i A€}Wa .,,� - MOROI NOTES I 1 7 . MOVE us Nur PoLEGAL DESCRIPTION I 1 c I\: M �] so'a/a L k'r�.0 nr �"'�aJ M a "'T[As�""` ,., _DIE USED r I MS_..,�.�r.. :M ,., I ,. o I— ' Cve'aR > M MOM RAY Or.0 scull-cur M Ko "wMs AMC sr,R. A, SLAWACE Meta Cf MATS uwawo2,'.YAWS� CUM RI I �`�s ,S��sar<.0 fon"saslAwwnn fono.or harm 5947,5.NESE ALCM sa0 mum uric curse Far ro A INFORVIVION PPCNOCD Of DC mum REMO.. NEr,or.iaD ase _ nu orsrrIAL,OT Mr mum„I AOTSS Or AR "'•.err, "' I S.E. 183RD PL. MOM LAI E Cf PC SCUM•'NNE 5 OE S.SCUM NAMseam,rr,ro rar �• .�..bar 00.1.19000•0 . , au r R.,,„ra"r«,»oe I — 97-006 10 Amur sour.rum..msr.uoso suo scum mur.va.,o-a”.MAGONWG ..sr sax s..E.ST,va fs,.,f¢T To n< ms n I S.E.185TH ST. 1 4 @@ - - @Z A PORTION OF THE S 1/2 OF THE NE 1/4 & i 1/2 OF THE SE 1/4, SEC 31, T 23 N, R 5 E, W.M. �� I It TRIAD ASSOCIATES l ffi 640 WA 66409 • I In ID18°1101 206042460 -— —7r....e SCALE:1'=50' - I ,—• fax 9.11.4 0 23 SO tO3 I x I ° _ I `_ 3 STATE OF WASHINGTON PROPERTY I ",I{;i'I1:1111lllllliilllllllll li�'`�'%'''IL'.1 � i. , r I <� / / ..s I l l lal l I r 1 ;'. ',6..' ,,y.,='0 /; ' �T.<,,. MU j .. i I a W �' "1 III�II' t ,tea of\ d."c ;� s u •.� ,• i����;y' , /,.,q' ,'': ��( L s. ('3 ,j1 �, 1 r-�_ _ . STATE OF WASHP'GTON PROPERTY Q. II 'II ,, I /11 2 `'ar-1 slay 181 i`i p0 i`i 18 \\\\ \ _I 2 I AIGti1;t 'll '.+'^, 1 IIIII'll s' '�. 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I [ I' l x 11!IlAl g11,1x IN61;1 ; ,"illl''1.;' ,I j 1 11k/ .0 ..a iiill�iii q' , 1r: ,NIG:I 'i", i l _ u `1.iI !II+". v I 111ui1111"''I;I,!rilwJ i ' !// ' l l I I`1 ' ! I k1 I • . Witt earW oirs ,b,¢Eww,m mw ' DSOR ' j I sr 11 .f —u N �Tw / LEGEND I �' ..,�E � � • Lf r,. „Q 6/3/97 --• , RPaP� , O DAM L _ ,.z r_so <rzwwA°aO�nT I E xmrnel' •S.E.185TH PL. in —250—,.,s.wee ca I nog,z.'""S E I•' 'IR"ours 1 P�W roorsm. ., ...,.. roof �— — :ter. „I I t'4�s :(owe.WS ro a RENO,m I ,tri I : L 1 0' I— I F•9-10-9750.1,0143T YAM . I I „ram I 97-006 FE el ` I S.E. 185TH ST. 2 m 4 $i PORTION SECTION 31, T 23 N, R 5 E, W.M. • TRIAD ASSOCIATES IIII.UMA...N 1s&Ave •wesWnsaw sm.tt .141.E lIceny W„m,6, ha=CCM t W, . s, . x 0 . u N 3 I IQ ^��'» aa K 4 " EC `t CC 6�'�° • as ,a a �� — '� O. ~ — as -- — ' '#— ✓— -- — CO g i Cc 390, - .i - ._ _ -_ ____—__—____—.__._ ___ — --_ ___-- 6.--. 390 • I i o g=as 11111I ti aaaaa — MS BATE 110.M.4— -- — 4 ayaaI ., 370 'F•Ary I j - --- -- -- --_-- ------ - ----— ------------- 370 E —' I _�� — __._--.____--_________.--__—.-- ____..__ / - i i .. _______-- — _ ---.—_—_—_ — .._- i II. aacr, I i ' I S.E. 183RD PLACE 102ND AVE S.E. ' lims ' i I DESIGN�®JO M.P.H. 1 OESIN SPEED JO MPH i ` �" 20+00 19+00 18+00 17+00 16+00 15+00 14+00 13+00 12+00 11+00 10+00 9+00 8+00 7+00 �_'� 9-70-97 m»m• 97-006 4 or 4 p • I r,, PTN NE 1/4 AND SE 1/4 SEC 31,TWP 23 N, RGE 5 E,W.M.-CITY OF RENTON � PTN NW 1/4 AND SW 1/4 SEC 31,TWP 23 N,RGE 6 E, W.M. -KING COUNTY �� II 1 � \>) ) f d rf' re �+ f sr�• !j gNe `3 FA, •d l % •'� TRIAD ASSOCIATES �. f150.15' .f �,• _ 1111111NA AN.Ne ISO,FNAn 111:i)(?1,(ttg • ,rA• ihr4WANON Tf®INYAWS4 J •r.,,, �SLIY]YI ]OS,IU.AOFuaTUNS• 1 00+^� ,.e :"' ( ,fr •d .+'' ` ' I.�rev.., m•s/."..,. ';': t ' �7 ,,e',L���d 4, .d .,r' ,d ..' ,d ;I, ;,, .d .d Y=i i I I 1 i • 11IIIF . d ••,- !�/I'" ,.',, •- WI-.Ltt� f• Aft 3 I 31 \ ::: t:: • ) 11 e ..0 ....-0---•• I ,-, • I • ���.+ rI, aa '-gj, ::: :r. - . ,..,..______je >.. (.5 rCo P. D. . t nid .i irfif!1"/(Iiiirr : lf' d f SCALE: I.e40 o CC m H Ig Eli Rill• y 6• 9 sew� ._ 559.55• (.,.., /,.. l.... .f • 1 I -* I I r- - - f O ASIS Of BEARINGS Cltt•Or RENTS INVERSE BETWEEN CONTROL a I I NI u POINTS TM AND IB)2. '•' = 1t L[FTOWT tt 6 ii3 DATUM: SOUR TOM CITY OF RENTON �N.N. fV I W I COI CO N 4- O RIGINAL BENCHMARK: R.R.SPIKE 3.6•UP EAST SIDE POWER POLE — V N s_ -' /3I6159,REST SIDE OF TALBOT ROAD,STATION T. r C ill • W I I W • 108485. ELEV. I5].BB AS, k N N • Et SET BENCHMARK: TOP OF 4•X 4•CONC.Y0N w/TACK IN LEAD S I ,Yx 7W 0 AT 1/4 SEC.CDR. ELEV. 370.58' E Yg aa 1% 6 — H .,^8 'i 4 ISag . yg g 4 s. C.,- . . .NOTES •_ w •F l4 'a��'�,/!w �1gN �40,pa� .'w ,S I / \ ii )1- I,) MSTRWENTATION FOR THIS WIVE,.wAS A 1 NINUTE '� •O\.,�lRi�iD'S1,�•SLeRi: 'Rww - / a An, y, ""'NWJ_IS.G ` THuanT4.wlm THEOEOITE AHD ELECTRONIC DISTANCE E HELDING MT. � '�'V� . . 4 R PROCEDURES USED IN STANDARDS SURVEY WERE BY WAG 11332-1SE, vq� � 7 `: a, ,`,,, '3'S '3Atl ONZOL MEMO ON EXCEEDING SIANOARDS SET BY wAC]J2-I30-094 k upo w 2.) UNDER/MOUND UTILITIES WERE LOCATED BASED UPON THE •�` Mrs—r �_4.44 -----'-'• `r�1 — — — CAn SURFACE EVIDENCE OF UTILITIES(PAINT NARKS,SAw NTS DI ?• rye/ �' ^• - E� Mtn THE PAVEMENT,COVERS,LIDS ETC.) AND AS-BUILT `J ,C,.�'% . —�' V' T/IS/D) • INFONNATION FRONDED BY THE UTILITY PMVEN:NS THE ! ` '1 9.\ O.- •'` `' F IL iY& Iv2 I•-4D• CONTRACTOR SNAIL VERIFY PIE EXACT LOCATION,SCION. 1.. 3� ' l�1 •4-II P _ \ it- V' AND SIZE Q CASTING UNTIES PRHXH TO CONSTRUCTION. T 6 1J THE INFORMATION DEPICTED ON HMS YAP REPRESENTS DIE - 4 yg T 6 A9 7 y •�y RESULTS OF A SURVEY MADE ON THE DATE INDICATED AND CAN X C C R},.t S'g &I 0 EO K k 'A. ONLY BE CONSIDERED AS INDICATING THE GENERAL CONDITIONS • 1 ?,Y� tl 8 '•tl$�tl 3 RLgy �.•S -k pE EMSTING AT ME TYL 4 •� Xd �Jl 6 ., 0 •dw2M 'A a5 E •Igc 6,* a > 1 " i MOLL DEscsnvnoN or s¢: e >- • M A PORTION OFTH AS SOUTH HALF W ME NORTHEAST WARIER AND OF THE EAST. NAIL d �r 4J �t ` Vll OF THE NORTHEAST QUARTER OF SAID SECTION: fiT THENCE NORM 0197'00•EAST,ALONG SAM PROLONGATION,30071 FEET TO THE �y ��� NORM UNE Of INC SOUTH 4 ACRES OF SAID SOUTH HALF ,' • 'F. • aTnmL THENCE SOUTH 5991.02•EAST.ALONG SAID SMITH HALF.650.I5 FEET TO THE • EAST E SOUTH OT I0E NORTHWEST WMTCR K EO UNION: CAST I OrOET NORT MST,ALSO SEIO EASTIDUNE,131.01 FEET TO THE \\\\ 97-006 PONT a BEONNIN4 TAT=1 wuTl6mm a, o4,awM( 1 CI 1 1i a CITY OF RENTON PLANNING/BUILDING/PUBLIC WORKS DEPARTMENT MEMORANDUM DATE: NOVEMBER 6, 1997 TO: JENNIFER HENNING FROM: NEIL WATTS SUBJECT: ADDITIONAL STREET IMPROVEMENT REQUIREMENTS TALBOT RIDGE PLAT The Talbot Ridge Plat should be modified to provide dedicated public right-of-way to allow for future access to the undeveloped properties north and south of the site. The property to the north appears to have limited development potential due to the R-1 zoning, and the existence of a large pit near this site. The right-of-way to the north property line will not need to improved at this time, since it is not possible to determine the number of lots which will be developed to the north, ' , and therefore the level of street improvements required. This right-of-way must be either 35 feet in width if provided along the east property line, or 42 feet in width if provided within the plat boundaries. The property to the south clearly has the potential for development of 20 to 30 parcels. This right-of-way, and related street improvements may be provided in one of two ways: 1. Provide for half street improvements along the east property line, with 35 feet of dedicated right-of-way, 28 feet of pavement, sidewalk and curb along the west side of the street and street lighting, or 2. Provide 42 feet of right-of-way within the plat boundaries, with a fully developed 32 feet of pavement, with curb and sidewalks along both sides, and street lighting. The rest of street improvements for the plat are acceptable as shown on the preliminary plat submittals. The Fire Department, in consultation with the PBPW Department, granted a modification to the dead-end street length to allow for a system which exceeds 700 feet in length. This modification was granted based on the conditions of providing a full 32 feet pavement width for the entire length of the single access to the plat, along with a sidewalk along one side of this off-site street improvement. Additionally, all the houses within the new plat must be constructed with sprinkler systems. This wider street section (standard code requirement for off-site width is 20 feet minimum) will allow for reliable access for emergency vehicles, with adequate room to get around any blocking vehicles within the roadway. cc: Paul Lumbert NECF VED CITI 3F. REN.TON' OCT 28 Planning/Building/Public Works Department �r , Jesse Tanner;Mayor • - : suPERiNrENDENT Gregg Zimmerman P.E.,Administrator October 23, 1997 Superintendent's Office �V�' cijy�°ti ,a, r , 435 Main Avenue trict Sout#403 _ UFR`,NoNryvG " , Renton, WA 9805.5 . The City of Renton Development Services Division has received an application for:the Talbot Ridge _ Preliminary Plat, a 19-lot preliminary plat to be located"on a vacant 4.55 acre site. The property is • located'generally 600 feet east of'102nd Avenue SE and SE 184th Street. The site'is'on the boundary of King County and City of Renton. • ' : ' In order to process this.application,,the Development Services Division needs to know'which Renton " schools would be attended by children living in residences at the location:indicated above: Would you ' ' please fill in`the appropriate schools on the list below and return this letter to the Development Services - . Division, City of Renton; 200 Mill Avenue South;Renton, Washington 98055. . Elementary School: Renton 'Park, ' Middle School: Nelsen . . ' • . High School: •• . • Lindbergh. ; " Will the schools you have indicated be able to handle the impact of the additional students estimated to come the proposed development? Yes X No , Any Comments ; Thank you for providing this important information. Sincerely, .. , • Jennifer Toth Henning'' .,, . .. - , :Project Manager -, r • school/ /kac 200 Mill Avenue South- Renton, Washington 98055 ' . This paper contains 50%recycled material,20%post consumer ' . ' • • • • • iii AFFIDAVT`OF SERV.ICE<BY`>MAIUN:..... ° ` << ' < '' <>' `< >' >_;``'<<> On the 23- day of do bber , 1997, I deposited in the mails of the United States, a sealed envelope containing • cvc, dt Wtty o-11QTV1S 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) SaLndaa.V-• r.ie' STATE OF WASHINGTON ) SS COUNTY OF KING ) I certify that I know or have satisfactory evidence that o1/7&. � signed this instrument and acknowledged it to be his/her/their free and voluntary act for th uses and purposes mentioned in the instrument. Dated: c`.vt . �-q, 1917 `' 7( }}V. �'a ir)e-l . / Notary Publi in and for the State o f ashington •• K.q ,;,.r, ;•cy:�" • Notary(Print) p RILYN KAMCHEFF y . .,1 •.. ,�, My appointment ex it J. "' ` 0. -n COMMISSION EXPIRES 6/29/99 ,•,, . ProiedotNaf:ne: • a rt' i�.dc1G Pre\‘mt r o... ' P1 ° Prolelumber: LU?c 411 0 CL 1, FF1 CV,V 1 G l NOTARY.DOC CITY ,_)F RENTON tall. I N Planning/Building/Public Works Department Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator October 22, 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 October 21,1997: DETERMINATION OF NON-SIGNIFICANCE-MITIGATED TALBOT RIDGE PRELIMINARY PLAT LUA-97-087,P P,C U,V,EC F The applicant,Triad Associates,proposes to subdivide 4.55 acres of a vacant site into 19 lots for single family homes. The site is zoned R-1 and R-8. Project requires environmental review,preliminary plat approval,conditional use permit and variance to construct storm sewer lines in a steep slope/greenbelt area. A new street would be extended from 102nd Avenue SE to serve the plat. Location: Approx.600 feet east of 102nd Avenue SE and SE 184th. Comments regarding the environmental determination must be filed in writing on or before 5:00 PM November 10,1997. 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 be 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 November 10,1997. 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. If you have questions,please call me at(425)277-6186. For the Environmental Review Committee, (adr fleta 14- p'' oth • enning 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) Rita Perstac,Puget Power AGNCYT.TR no)r'\ 200 Mill Avenue South -Renton, Washington 98055 ®This paper contains 50%recycled material,20%post consumer CITY OF RENTON c. Planning/Building/Public Works Department Jesse Tanner Mayor Gregg Zimmerman P.E.,Administrator October 22, 1997 Mr. Brian Johnson Triad Associates 11814- 115th Avenue NE Kirkland, WA 98034 SUBJECT: Talbot Ridge Preliminary Plat Project No. LUA-97-087,PP,CU,V,ECF Dear Mr. Johnson: This letter is written on behalf of the Environmental Review Committee (ERC) have completed their review of the subject project. The ERC, on October 21, 1997, issued a threshold Determination of Non- Significance-Mitigated with Mitigation Measures. Please see the enclosed Mitigation Measures document. Comments regarding the environmental determination must be filed in writing on or before 5:00 PM November 10, 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 be 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 November 10, 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. DNSMLTR.DOC 200 Mill Avenue South - Renton, Washington 98055 Mr. Brian Johnson Triad Associates Talbot Ridge Preliminary Plat Project No. LUA-97-087,PP,CU,V,ECF Page 2 of 2 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 November 18, 1997 at 9:00 AM to consider the Conditional Use Permit, Preliminary Plat, and Variance. The applicant or representative(s) of the applicant is required to be present at the public hearing. A copy of the staff report will be mailed to you one week before the hearing If the Environmental Determination is appealed, the appeal will be heard as part of this public hearing. The preceding information will assist you in planning for implementation of your project and enable you to exercise your appeal rights more fully, if you choose to do so. If you have any questions or desire clarification of the above, please call me at(425)277-6186. For the Environmental Review Committee, ' klAi, nnifer oth Henning Project Manager cc: Parties of Record Talbot Development Partners,LLC/Property Owners dnsmltr a • CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) • • APPLICATION NOS`. LUA-97-087,PP,CU,V,ECF - " APPLICANT: Jim O'Donnell Talbot Development Partners, LLC PROJECT NAME: Talbot Ridge Preliminary Plat DESCRIPTION,OF PROPOSAL:_ . :.'The applicant,Triad Associates,proposes to subdivide 4.55 acres of a vacant site into ;... .-.19 lots-for single family homes. The siteis zoned R-1 and R-8. Project requires environmental review, preliminary plat approval, :,.conditional use permit and-variance,to construct storm sewer lines in a steep slope/greenbelt area. _A new street would be extended from 102nd-Avenue SE to serve the plat. - LOCATION OF PROPOSAL: 600 feet east of 102nd Avenue SE and SE 184th 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 November 10, 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 be 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 November 10, 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: October 27,1997 • DATE OF DECISION: October 21, 1997 V. SIGNATURES: q.7 ')/g7 Gregg im an mf�trator DATE De artmenfPla nin /Buildin /Public Works hastai , dminis ator DATE Community Service Department may. ' j/ +� LeeAlieeler, Fire Chief DATE Renton Fire Department DNSMSIG.DOC II • _ t • I, CITY OF RENTON ,. DETERMINATION OF NON-SIGNIFICANCE . . (MITIGATED) MITIGATION MEASURES _ .. APPLICATION NO(S): LUA-97-087,PP,CU,V,ECF: APPLICANT: Jim O'Donnell Talbot Development Partners, LLC PROJECT NAME: .. . Talbot Ridge Preliminary Plat - I DESCRIPTION OF PROPOSAL: The applicant,Triad Associates, proposes to subdivide 4.55 acres of a vacant site into 19 lots for single family homes. The site is zoned R-1 and R-8. Project requires environmental review, preliminary plat approval, conditional use permit and variance to construct storm sewer lines In a steep slope/greenbelt area. A new street would be extended from 102nd Avenue SE to serve the plat. LOCATION OF PROPOSAL: 600 feet east of 102nd Avenue SE and SE 184th Mitigation Measures: 1. The applicant shall follow the recommendations of the geotechnical engineering study as prepared for the Talbot Ridge Preliminary Plat by Associated Earth Sciences, Inc. In addition, the applicant will be required to submit a supplemental geotechnical report which specifies recommendations for appropriate construction methods and setbacks from slopes for the homes which would be constructed in the plat. 2. The applicant shall be required to provide additional detention of stormwater through the 100- year storm event, in order to minimize stormwater drainage impacts presently occurring downstream. 3. The applicant shall pay the applicable Transportation Mitigation Fee, at a rate of$75.00 per each new average daily trip attributable to the project. The fee is payable prior to the recording of the plat. 4. The applicant would need to revise the construction mitigation plan to restrict construction- related traffic to off-peak hours between 8:30 a.m. and 3:30 p.m., unless approved in advance by the Development Services Division 5. The applicant shall pay a Park's Department mitigation fee of$530.76 per each new single family dwelling unit. The required mitigation fee shall be paid prior to the recording of the plat. 6. The applicant shall pay the appropriate Fire Mitigation Fee equal to $488 per single family residential lot. The Fire Mitigation Fee is payable prior to the recording of the plat. CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) ADVISORY NOTES APPLICATION NO(S): LUA-97-087,PP,CU,V,ECF APPLICANT: Jim O'Donnell Talbot Development Partners, LLC PROJECT NAME: Talbot Ridge Preliminary Plat DESCRIPTION OF PROPOSAL: The applicant,Triad Associates, proposes to subdivide 4.55 acres of a vacant site into 19 lots for single family homes. The site is zoned R-1 and R-8. Project requires environmental review, preliminary plat approval, conditional use permit and variance to construct storm sewer lines in a steep slope/greenbelt area. A new street would be extended from 102nd Avenue SE to serve the plat. LOCATION OF PROPOSAL: 600 feet east of 102nd Avenue SE and SE 184th 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. Plan Review- Transportation 1. New curb, gutter, sidewalk, driveways, street paving and street lighting will be required per City Code/Standards. 2. A traffic mitigation fee of$75.00 per each new single family residence will be required. The fee is discussed in the mitigation measures and is estimated to be $13,608.75 (9.55 trips x 19 new homes= 181.45 new daily trips x$75.00 per trip= $13,608.75). The fee is due prior to recording of the plat. 3. The access to the site (proposed to run through the State of Washington property)would need to be dedicated to the City of Renton. The right-of-way would need to be a minimum of 50 feet in width to meet minimum City design standards. 4. City Code limits maximum driveway slope to 15%; provided that slopes exceeding 8% shall provide slotted drains at the lower end with positive drainage discharge to restrict runoff from entering the garage/residence or crossing any public sidewalk. If any proposed driveways exceed 15%,then the applicant would need to seek a variance. Plan Review-Water 5. The site will be served by the Soos Creek Water District. The water system must meet Renton Fire Department Standards/Regulations and the current Fire Code. Fire hydrants will need to supply 1,000 gallons per minute. Any system development charges needed for the water system should be paid to and per the requirements of the Soos Creek Water District. Plan Review-Surface Water 6. Drainage system and temporary erosion control plans for the site shall be designed in accordance with the 1990 King County Surface Water Design Manual, as adopted by the City of Renton. Surface Water(SDC) fees of$385 per each new single family lot will be required. 7. The conceptual drainage report has been reviewed and is approved. The conceptual plan includes detention and water quality features. Flooding problems do occur downstream within the drainage basin. A condition is recommended to provide extra detention through the 100-year storm event in order to minimize additional flooding problems downstream. Plan Review- Wastewater 8. The sewer main will need to be extend in an easement to be held by the City of Renton to reach the proposed site. Sidesewer permits will be required at a cost of$585 per single family lot will be required. Fire Prevention Talbot Ridge Preliminary Plat LUA-97-087,PP,CU,V,ECF Advisory Notes (Continued) Page 2 of 2 9. The minimum fire flow for the single family structures is 1,000 gpm with one fire hydrant within 300 feet of the structure. Fire flow would be a minimum of 1,500 gallons per minute (gpm)with two fire hydrants required if single family structures exceed 3,600 square feet total floor area (including garage and basements). 10. The fire mitigation fees are applicable at the rate of$488 per single family building: 19 single family units x $488.00 = $9,272.00. The fire mitigation fees are discussed under the mitigation measures. The fee is due prior to recording of the plat. 11. An approved fire sprinkler system is required to be installed throughout all the structures. All building shall have the sprinkler system monitored by an approved alarm company. 12. The fire main serving this subdivision shall be looped to the supply serving the existing residential building fire hydrants. Fire hydrants shall be provided at 600-foot interval spacing along the looped fire main. 13. Access roadways appear adequate as proposed. Building Construction 14. The soils report did not contain the analysis for potential liquefaction as required by the 1996 Uniform Building Code. (Note: The applicant has submitted additional information as requested by the Building Department to supplement the geotechnical study.) Parks and Recreation 15. The Parks Mitigation Fee applies to this proposal and is discussed in Mitigation Measures. The fee will be charged at a rate of$530.76 per each new single family residential home. The fee is estimated to be $10,084.44 (19 homes x $530.76) and is due prior to recording of the plat. Police 16. Police have estimated 14.06 calls for service annually. Additional comments regarding crime prevention will be sent to the applicant separately. Property Services 17. Several comments regarding the preliminary plat drawings were submitted and will be forwarded to the applicant separately. General 18. All required utility, drainage and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a registered Civil Engineer. The construction permit application must include a itemized cost estimate for these improvements. The fee for review and inspection of these improvements is 5% of the first $100,000 of the estimated construction costs; 4% of anything over$100,00 but less than $200,000, and 3% of anything over$200,000. Half of this fee must be paid upon application for building and construction permits, and the remainder when the permits are issued. There may be additional fees for water service related expenses. CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) MITIGATION MEASURES APPLICATION NO(S): LUA-97-087,PP,CU,V,ECF APPLICANT: Jim O'Donnell Talbot Development Partners, LLC PROJECT NAME: Talbot Ridge Preliminary Plat DESCRIPTION OF PROPOSAL: The applicant,Triad Associates, proposes to subdivide 4.55 acres of a vacant site into 19 lots for single family homes. The site is zoned R-1 and R-8. Project requires environmental review, preliminary plat approval, conditional use permit and variance to construct storm sewer lines in a steep slope/greenbelt area. A new street would be extended from 102nd Avenue SE to serve the plat. LOCATION OF PROPOSAL: - 600 feet east of 102nd Avenue SE and SE 184th Mitigation Measures: • 1. The applicant shall follow the recommendations of the geotechnical engineering study as prepared for the Talbot Ridge Preliminary Plat by Associated Earth Sciences, Inc. In addition, the applicant will be required to submit a supplemental geotechnical report which specifies recommendations for appropriate construction methods and setbacks from slopes for the homes which would be constructed in the plat. 2. The applicant shall be required to provide additional detention of stormwater through the 100- year storm event, in order to minimize stormwater drainage impacts presently occurring downstream. 3. The applicant shall pay the applicable Transportation Mitigation Fee, at a rate of$75.00 per each new average daily trip attributable to the project. The fee is payable prior to the recording of the plat. 4. The applicant would need to revise the construction mitigation plan to restrict construction- related traffic to off-peak hours between 8:30 a.m. and 3:30 p.m., unless approved in advance by the Development Services Division 5. The applicant shall pay a Park's Department mitigation fee of$530.76 per each new single family dwelling unit. The required mitigation fee shall be paid prior to the recording of the plat. 6. The applicant shall pay the appropriate Fire Mitigation Fee equal to $488 per single family residential lot. The Fire Mitigation Fee is payable prior to the recording of the plat. CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) ADVISORY NOTES APPLICATION NO(S): LUA-97-087,PP,CU,V,ECF APPLICANT: Jim O'Donnell Talbot Development Partners, LLC PROJECT NAME: Talbot Ridge Preliminary Plat • DESCRIPTION OF PROPOSAL: The applicant,Triad Associates, proposes to subdivide 4.55 acres of a vacant site into 19 lots for single family homes. The site is zoned R-1 and R-8. Project requires environmental review, preliminary plat approval, conditional use permit and variance to construct storm sewer lines in a steep slope/greenbelt area. A new street would be extended from 102nd Avenue SE to serve the plat. LOCATION OF PROPOSAL: 600 feet east of 102nd Avenue SE and SE 184th 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. Plan Review-Transportation 1. New curb, gutter, sidewalk, driveways, street paving and street lighting will be required per City Code/Standards. 2. A traffic mitigation fee of$75.00 per each new single family residence will be required. The fee is discussed in the mitigation measures and is estimated to be $13,608.75 (9.55 trips x 19 new homes= 181.45 new daily trips x$75.00 per trip= $13,608.75). The fee is due prior to recording of the plat. 3. The access to the site (proposed to run through the State of Washington property)would need to be dedicated to the City of Renton. The right-of-way would need to be a minimum of 50 feet in width to meet minimum City design standards. • 4. City Code limits maximum driveway slope to 15%; provided that slopes exceeding 8% shall provide slotted drains at the lower end with positive drainage discharge to restrict runoff from entering the garage/residence or crossing any public sidewalk. If any proposed driveways exceed 15%,then the applicant would need to seek a variance. Plan Review- Water 5. The site will be served by the Soos Creek Water District. The water system must meet Renton Fire Department Standards/Regulations and the current Fire Code. Fire hydrants will need to supply 1,000 gallons per minute. Any system development charges needed for the water system should be paid to and per the requirements of the Soos Creek Water District. Plan Review-Surface Water 6. Drainage system and temporary erosion control plans for the site shall be designed in accordance with the 1990 King County Surface Water Design Manual, as adopted by the City of Renton. Surface Water(SDC) fees of$385 per each new single family lot will be required. 7. The conceptual drainage report has been reviewed and is approved. The conceptual plan includes detention and water quality features. Flooding problems do occur downstream within the drainage basin. A condition is recommended to provide extra detention through the 100-year storm event in order to minimize additional flooding problems downstream. Plan Review-Wastewater 8. The sewer main will need to be extend in an easement to be held by the City of Renton to reach the proposed site. Sidesewer permits will be required at a cost of$585 per single family lot will be required. Fire Prevention Talbot Ridge Preliminary Plat LUA-97-087,PP,CU,V,ECF Advisory Notes (Continued) Page2of2 9. The minimum fire flow for the single family structures is 1,000 gpm with one fire hydrant within 300 feet of the structure. Fire flow would be a minimum of 1,500 gallons per minute (gpm)with two fire hydrants required if single family structures exceed 3,600 square feet total floor area (including garage and basements). 10. The fire mitigation fees are applicable at the rate of$488 per single family building: 19 single family units x$488.00 = $9,272.00. The fire mitigation fees are discussed under the mitigation measures. The fee is due prior to recording of the plat. 11. An approved fire sprinkler system is required to be installed throughout all the structures. All building shall have the sprinkler system monitored by an approved alarm company. 12. The fire main serving this subdivision shall be looped to the supply serving the existing residential building fire hydrants. Fire hydrants shall be provided at 600-foot interval spacing along the looped fire main. 13. Access roadways appear adequate as proposed. Building Construction 14. The soils report did not contain the analysis for potential liquefaction as required by the 1996 Uniform Building Code. (Note: The applicant has submitted additional information as requested by the Building Department to supplement the geotechnical study.) Parks and Recreation 15. The Parks Mitigation Fee applies to this proposal and is discussed in Mitigation Measures. The fee will be charged at a rate of$530.76 per each new single family residential home. The fee is estimated to be $10,084.44 (19 homes x $530.76) and is due prior to recording of the plat. Police 16. Police have estimated 14.06 calls for service annually. Additional comments regarding crime prevention will be sent to the applicant separately. Property Services 17. Several comments regarding the preliminary plat drawings were submitted and will be forwarded to the applicant separately. General 18. All required utility, drainage and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a registered Civil Engineer. The construction permit application must include a itemized cost estimate for these improvements. The fee for review and inspection of these improvements is 5% of the first $100,000 of the estimated construction costs; 4% of anything over$100,00 but less than $200,000, and 3% of anything over$200,000. Half of this fee must be paid upon application for building and construction permits, and the remainder when the permits are issued. There may be additional fees for water service related expenses. .N1::))1"1 ICE . • • ENVIRONMENTAL DETERMINATION POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION • I PROJECT NAME: TALBOT RIDGE PRELIMINARY PLAT PROJECT NUMBER: LUA-97-087,PP,CU,V,ECF The applicant,Triad Associates,proposes to subdivide 4.55 acres of a vacant site Into 19 lots for single family homes. •The site Is zoned R-1 and R41. Project requires environmental review,preliminary plat approval, conditional use permit and variance to construct slam)sewer lines In a sleep slope/greenbelt area.A new street would be extended from 102nd Avenue SE to serve the plat.Location:approx.600 feet East of 102nd Avenue SE end SE 184th. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERC) HAS DETERMINED THAT THE PROOSED ACTION ENVIRONMENTPAN ENVIRONMENTAL O IMPACT STATEMENT WILLNOTE REQUIRED.ES NOT HAVE A SIGNIFICANT ADVERSE IMPACT THE • Comments regarding the environmental determination must be filed In writing on or before 5:00 PM November 10,1997.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 lime 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 them will be 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 limeframe. 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 an 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 November 10,1997. Appeals must be filed in writing together with the required 575.00 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 ING MEETING IN LIC EARING WILL BE HELD BY THE RENTON THE COUNCIL CHAMBERS ON THE SECOND RFLOOE EXAMINER HALL RENTON, • WASHINGTON, ON NOVEMBER 18, 1997 AT 9:00 AM TO CONSIDER THE PROPOSED CONDITIONAL USE PERMIT,PRELIMINARY PTHE DETERMINATION IS APPEALED,THE A PEALAT WILL BEANDAH IEARDEASFART OF ENVIRONMENTAL THIS PUBLIC ' HEARING. - 11- - • i - .. --- R-1 I a.._ a oI r.- •:Zits'I co(r)= I R I _ RMI T U.if$- _ {_ ii .. a ,.yi R 14__ _''it .. ^"int. (,Si��' y'ay�.{,4 :l _ • j�_ R-14-•— '-R-t1.• _,1.,• .E • • FOR FURTHER INFORMATION,PLEAS E CON DIVISA AT THE CITY OF RENTON,DEVELOPMENT 550. DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION IPlease Include the project NUMBER when calling for proper file Identification.:'' CE.RTIFICATIO--N- • 1, • flpjejjft(prefri in . hereby certify that , copies of the above document were posted by me in a. conspicuous places on or nearby the described property on • 2cToa'? Z3/11g7 Signed: • • deit,,wit9/ ' . STATE OF WASHINGTON ) • • r SS • s- 't't✓bkJNTfY OF KING ) . . 'r 1 /7l7 % i • ;: `''.J,�.ertif i'hat 1 know or have satisfactory evidence that i'13a L-F.y �' nr.s;igired tits. instrument and acknowledged it to be his/her/their free and voluntary act for the uses c. er,,pad ur,poses mentioned in the instrument. r • Dated: 'Od . -_--9 I 7 Notary Pu is in and for the Stal f Washington • Notary (Print)_JARH YN K„ iV ` -1,FF • • My appointment taciii. NOTArtY,DOC i ENVIRONMENTAL DETERMINATION POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: TALBOT RIDGE PRELIMINARY PLAT PROJECT NUMBER: LUA-97-087,PP,CU,V,ECF The applicant,Triad Associates, proposes to subdivide 4.55 acres of a vacant site into 19 lots for single family homes. The site is zoned R-1 and R-8. Project requires environmental review, preliminary plat approval, conditional use permit and variance to construct storm sewer lines in a steep slope/greenbelt area. A new street would be extended from 102nd Avenue SE to serve the plat. Location: approx.600 feet East of 102nd Avenue SE and SE 184th. 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 November 10,1997. Any aggrieved person feeling that the environmental determination of the Environmental Review Committee is based on erronedus 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 be 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 November 10, 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 NOVEMBER 18, 1997 AT 9:00 AM TO CONSIDER THE PROPOSED CONDITIONAL USE PERMIT, PRELIMINARY PLAT AND VARIANCE. IF THE ENVIRONMENTAL DETERMINATION IS APPEALED, THE APPEAL WILL BE HEARD AS PART OF THIS PUBLIC HEARING. _ — ..-„T . .....-... i x $ a-'CO..: • P-1 •s CO(P),. --- i R-1 _•_ • )R11D00 DETAIL MAP il.,'.�.'*.•a+z F - :IBM. „, liaal ii ---___._.._. _1 R 14 i a r ? _-0 nR�' 3.-4 �! o: * o -- ik, 'I.- -- .w"--..EL-, -It itt. a pp li$ R 1' € 111:0 R P FOR FURTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTON, DEVELOPMENT SERVICES DIVISION AT 235-2550. DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION en callln °for:: to er::f a agent :10001.1W :: ::>.:<: Please.include>the,:project.:NUMBER:wh„, _ .,. 9 ,p,,.,p:..::::..:.:.::: . .:. I . k. CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) APPLICATION NO(S): LUA-97-087,PP,CU,V,ECF APPLICANT: Jim O'Donnell Talbot Development Partners, LLC PROJECT NAME: Talbot Ridge Preliminary Plat DESCRIPTION OF PROPOSAL: The applicant,Triad Associates, proposes to subdivide 4.55 acres of a vacant site into 19 lots for single family homes. The site is zoned R-1 and R-8. Project requires environmental review, preliminary plat approval, conditional use permit and variance to construct storm sewer lines in a steep slope/greenbelt area. A new street would be extended from 102nd Avenue SE to serve the plat. LOCATION OF PROPOSAL: 600 feet east of 102nd Avenue SE and SE 184th 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 43.21C.030(2)(c). Conditions were imposed as mitigation measures by the Environmental Review Committee under their authority of Section 4-6-6 Renton Municipal Code. These conditions are necessary to mitigate environmental impacts identified during the environmental review process. Comments regarding the environmental determination must be filed in writing on or before 5:00 PM November 10, 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 be 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 November 10, 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: October 27,1997 DATE OF DECISION: October 21, 1997 SIGNATURES: Gregg dminCstrator DATE 1 "qq7 Deparrtmento�f Pla ning/Building/Public Works Chastai , dmrnis ator DATE Community Service Department ./ Le eeler, Fire Chief DATE Renton Fire Department DNSMSIG.DOC CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) MITIGATION MEASURES APPLICATION NO(S): LUA-97-087,PP,CU,V,ECF APPLICANT: Jim O'Donnell Talbot Development Partners, LLC PROJECT NAME: Talbot Ridge Preliminary Plat DESCRIPTION OF PROPOSAL: The applicant,Triad Associates, proposes to subdivide 4.55 acres of a vacant site into 19 lots for single family homes. The site is zoned R-1 and R-8. Project requires environmental review, preliminary plat approval, conditional use permit and variance to construct storm sewer lines in a steep slope/greenbelt area. A new street would be extended from 102nd Avenue SE to serve the plat. LOCATION OF PROPOSAL: 600 feet east of 102nd Avenue SE and SE 184th Mitigation Measures: 1. The applicant shall follow the recommendations of the geotechnical engineering study as prepared for the Talbot Ridge Preliminary Plat by Associated Earth Sciences, Inc. In addition, the applicant will be required to submit a supplemental geotechnical report which specifies recommendations for appropriate construction methods and setbacks from slopes for the homes which would be constructed in the plat. 2. The applicant shall be required to provide additional detention of stormwater through the 100- year storm event, in order to minimize stormwater drainage impacts presently occurring downstream. 3. The applicant shall pay the applicable Transportation Mitigation Fee, at a rate of$75.00 per each new average daily trip attributable to the project. The fee is payable prior to the recording of the plat. 4. The applicant would need to revise the construction mitigation plan to restrict construction- , related traffic to off-peak hours between'8:30 a.m. and 3:30 p.m., unless approved in advance by the Development Services.Division 5. The applicant shall pay.a Park's Department mitigation fee of$530.76 per each new single family dwelling unit. The required mitigation fee shall be paid prior to the recording of the plat. 6. The applicant shall pay the appropriate Fire Mitigation Fee equal to $488 per single family residential lot. The Fire Mitigation Fee is payable prior to the recording of the plat. • CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) ADVISORY NOTES APPLICATION NO(S): LUA-97-087,PP,CU,V,ECF APPLICANT: Jim O'Donnell Talbot Development Partners, LLC PROJECT NAME: Talbot Ridge Preliminary Plat DESCRIPTION OF PROPOSAL: The applicant,Triad Associates, proposes to subdivide 4.55 acres of a vacant site into 19 lots for single family homes. The site is zoned R-1 and R-8. Project requires environmental review, preliminary plat approval, conditional use permit and variance to construct storm sewer lines in a steep slope/greenbelt area. A new street would be extended from 102nd Avenue SE to serve the plat. LOCATION OF PROPOSAL: 600 feet east of 102nd Avenue SE and SE 184th 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. Plan Review- Transportation 1. New curb, gutter, sidewalk, driveways, street paving and street lighting will be required per City Code/Standards. 2. A traffic mitigation fee of$75.00 per each new single family residence will be required. The fee is discussed in the mitigation measures and is estimated to be $13,608.75 (9.55 trips x 19 new homes= 181.45 new daily trips x$75.00 per trip= $13,608.75). The fee is due prior to recording of the plat. 3. The access to the site (proposed to run through the State of Washington property)would need to be dedicated to the City of Renton. The right-of-way would need to be a minimum of 50 feet in width to meet minimum City design standards. 4. City Code limits maximum driveway slope to 15%; provided that slopes exceeding 8%shall provide slotted drains at the lower end with positive drainage discharge to restrict runoff from entering the garage/residence or crossing any public sidewalk. If any proposed driveways exceed 15%,then the applicant would need to seek a variance. Plan Review-Water 5. The site will be served by the Soos Creek Water District. The water system must meet Renton Fire Department Standards/Regulations and the current Fire Code. Fire hydrants will need to supply 1,000 gallons per minute. Any system development charges needed for the water system should be paid to and per the requirements of the Soos Creek Water District. Plan Review-Surface Water 6. Drainage system and temporary erosion control plans for the site shall be designed in accordance with the 1990 King County Surface Water Design Manual, as adopted by the City of Renton. Surface Water(SDC) fees of$385 per each new single family lot will be required. 7. The conceptual drainage report has been reviewed and is approved. The conceptual plan includes detention and water quality features. Flooding problems do occur downstream within the drainage basin. A condition is recommended to provide extra detention through the 100-year storm event in order to minimize additional flooding problems downstream. Plan Review-Wastewater 8. The sewer main will need to be extend in an easement to be held by the City of Renton to reach the proposed site. Sidesewer permits will be required at a cost of$585 per single family lot will be required. Fire Prevention Talbot Ridge Preliminary Plat LUA-97-087,PP,CU,V,ECF Advisory Notes (Continued) Page 2 of 2 9. The minimum fire flow for the single family structures is 1,000 gpm with one fire hydrant within 300 feet of the structure. Fire flow would be a minimum of 1,500 gallons per minute (gpm)with two fire hydrants required if single family structures exceed 3,600 square feet total floor area (including garage and basements). 10. The fire mitigation fees are applicable at the rate of$488 per single family building: 19 single family units x$488.00 = $9,272.00. The fire mitigation fees are discussed under the mitigation measures. The fee is due prior to recording of the plat. 11. An approved fire sprinkler system is required to be installed throughout all the structures. All building shall have the sprinkler system monitored by an approved alarm company. 12. The fire main serving this subdivision shall be looped to the supply serving the existing residential building fire hydrants. Fire hydrants shall be provided at 600-foot interval spacing along the looped fire main. 13. Access roadways appear adequate as proposed. Building Construction 14. The soils report did not contain the analysis for potential liquefaction as required by the 1996 Uniform Building Code. (Note: The applicant has submitted additional information as requested by the Building Department to supplement the geotechnical study.) • Parks and Recreation 15. The Parks Mitigation Fee applies to this proposal and is discussed in Mitigation Measures. The fee will be charged at a rate of$530.76 per each new single family residential home. The fee is estimated to be $10,084.44 (19 homes x $530.76) and is due prior to recording of the plat. Police 16. Police have estimated 14.06 calls for service annually. Additional comments regarding crime prevention will be sent to the applicant separately. Property Services 17. Several comments regarding the preliminary plat drawings were submitted and will be forwarded to the applicant separately. General 18. All required utility, drainage and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a registered Civil Engineer. The construction permit application must include a itemized cost estimate for these improvements. The fee for review and inspection of these improvements is 5% of the first $100,000 of the estimated construction costs; 4% of anything over$100,00 but less than $200,000, and 3% of anything over$200,000. Half of this fee must be paid upon application for building and construction permits, and the remainder when the permits are issued. There may be additional fees for water service related expenses. 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. TALBOT RIDGE PRELIMINARY PLAT LUA-97-087,PP,CU,V,ECF The applicant, Triad Associates, proposes to subdivide 4.55 acres of a vacant site into 19 lots for single family homes. The site is zoned R-1 and R-8. Project requires environmental review, preliminary plat approval, conditional use permit and variance to construct storm sewer lines in a steep slope/greenbelt area. A new street would be extended from 102nd Avenue SE to serve the plat. Location: approx.600 ft east of 102nd Ave.SE and SE 184th. 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 November 10, 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 November 18, 1997 at 9:00 AM to consider the Conditional Use Permit, Variance and Preliminary Plat. 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: October 27, 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 October 20, 1997 Project Name Talbot Ridge Preliminary Plat Applicant Jim O'Donnell Talbot Development Partners, LLC 703 Skinner Building 1326 5th Avenue Seattle, WA 98101 File Number LUA-097-087,PP,CU-H,V, ECF Project Manager Jennifer Toth Henning , ��° ? p,.' . • ® � q° 4is R-1... _ I ..w. ®� � .-,,. a • P-1- I:" .u."CO � -..P-1, s_. COo :I- CO(P) .... R-1 I i )RHOOD DETAIL MAP! .•" —. .. .�� ..6 vs..z O n �, 'p6" I am .SITE '° -nw7�..•al �' . W., RM-1 • r. m • I' o R-14 e e .... fk r; ' , . r+ wr Project Location Map ERCRPT.DOC City of RentonPB/PWDepartment =.__;_ronmentalReview Committee Staff Report TALBOT RIDGE PRELIMINARY PLAT LUA-97-098,PP,CU-H,V ECF REPORT OF OCTOBER 20,1997 Page2 of 8 The applicant proposes to subdivide 4.55 acres of a vacant site into 19 lots suitable Project Description for the development of single family residential homes. The resulting parcels would range in size from 4,500 square feet to 5,642 square feet. A new public street would be extended from 102nd Avenue SE to serve the plat. Approximately 980 lineal feet of the new 50-foot wide right-of-way street would be located off-site, on land presently owned by the State of Washington. Of this, 700 lineal feet would be within the City of Renton, and 280 feet would be the extension of 102nd Avenue S.E., a King County street. A 26-foot wide private street would provide access to new lots Nos. 1 through 6, although Lots 1 and 6 would also have access to the new public street. An access easement would provide vehicular access to new Lots No. 9 and 10 from the cul-de-sac of the public street. Development would occur on approximately 2.7 acres of a 4.55 acre site. The new parcels would be created on the eastern half of the site, which is zoned Residential- 8 dwelling units per acre (R-8). The western half is zoned R-1 due to the steep slopes. Only the construction of a sanitary sewer line, stormwater detention vault, and stormwater conveyance facilities is proposed to occur on the western portion of the property. A site-specific wetland investigation report was prepared to determine whether wetland habitat was present in the off-site area proposed for the public right-of-way. The report determined that an unclassified steam flows from south to north through the area of the proposed road. The area is partially within the jurisdiction of both the City of Renton and King County. A small wetland was identified associated with the stream. The delineated wetland exists within the stream corridor and the delineated area is approximately 1,800 square feet in size. Most of the riparian area existing within King County's jurisdiction. According to the King County Sensitive Areas Ordinance,the riparian area of the stream would be rated a Class 3 because of it's small size and limited habitat. The stream is not rated by the City of Renton, and could be rated Class 3 because it is seasonal and does not support salmonid fish species. The stream is mapped as a tributary to Panther Creek, located to the north. Construction of the proposed right-of-way would result in the placement of fill and culverting of an area of approximately 9000 square feet. Half of this impacted area would be within King County, and the remainder in Renton. The site is zoned both R-1 and R-8. The proposal requires environmental review, preliminary plat approval, conditional use permit and a variance to construct storm sewer lines in a steep slope/greenbelt area. Project Location approximately 600 feet east of 102nd Avenue SE and 184th Exist. Bldg. Area gsf N/A Proposed New Bldg. Area gsf N/A Site Area 4.55 acres Total Building Area gsf N/A RECOMMENDATION Staff Recommend that the Environmental Review Committee issue a Determination of Non-Significance-Mitigated B. RECOMMENDATION Based on analysis of probable impacts from the proposal, staff recommend that the Responsible Officials make the following Environmental Determination: ERCRPT.DOC • City of Renton PB/PWDepartment y..;.ronmental Review Committee Staff Report . TALBOT RIDGE PRELIMINARY PLAT L UA-97-098,PP,CU-H,V ECF REPORT OF OCTOBER 20,1997 Page3 of 8 DETERMINATION OF X 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 follow the recommendations of the geotechnical engineering study as prepared for the Talbot Ridge Preliminary Plat by Associated Earth Sciences, Inc. In addition,the applicant will be required to submit a supplemental geotechnical report which specifies recommendations for appropriate construction methods and setbacks from slopes for the homes which would be constructed in the plat. 2. The applicant shall be required to provide additional detention of stormwater through the 100-year storm event, in order to minimize stormwater drainage impacts presently occurring downstream. 3. The applicant shall pay the applicable Transportation Mitigation Fee, at a rate of$75.00 per each new average daily trip attributable to the project. The fee is payable prior to the recording of the plat. 4. The applicant would need to revise the construction mitigation plan to restrict construction-related traffic to off-peak hours between 8:30 a.m. and 3:30 p.m., unless approved in advance by the Development Services Division 5. The applicant shall pay a Park's Department mitigation fee of$530.76 per each new single family dwelling unit. The required mitigation fee shall be paid prior to the recording of the plat. 6. The applicant shall pay the appropriate Fire Mitigation Fee equal to $488 per single family residential lot. The Fire Mitigation Fee is payable prior to the recording of the plat. 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. Plan Review-Transportation 1. New curb, gutter, sidewalk, driveways, street paving and street lighting will be required per City Code/Standards. 2. A traffic mitigation fee of$75.00 per each new single family residence will be required. The fee is discussed in the mitigation measures and is estimated to be $13,608.75 (9.55 trips x 19 new homes= 181.45 new daily trips x$75.00 per trip= $13,608.75). The fee is due prior to recording of the plat. 3. The access to the site (proposed to run through the State of Washington property)would need to be dedicated to the City of Renton. The right-of-way would need to be a minimum of 50 feet in width to meet minimum City design standards. 4. City Code limits maximum driveway slope to 15%; provided that slopes exceeding 8% shall provide slotted drains at the lower end with positive drainage discharge to restrict runoff from entering the garage/residence or crossing any public sidewalk. If any proposed driveways exceed 15%, then the applicant would need to seek a variance. Plan Review-Water 5. The site will be served by the Soos Creek Water District. The water system must meet Renton Fire Department Standards/Regulations and the current Fire Code. Fire hydrants will need to supply 1,000 gallons per minute. Any system development charges needed for the water system should be paid to and per the requirements of the Soos Creek Water District. ERCRPT.DOC City of RentonPB/PWDepartment .an✓ironmental Review Committee Staff Report • TALBOT RIDGE PRELIMINARY PLAT LUA-97-098,PP,CU-H,VECF REPORT OFOCTOBER 20,1997 Page4 of 8 Plan Review-Surface Water 6. Drainage system and temporary erosion control plans for the site shall be designed in accordance with the 1990 King County Surface Water Design Manual, as adopted by the City of Renton. Surface Water(SDC) fees of$385 per each new single family lot will be required. 7. The conceptual drainage report has been reviewed and is approved. The conceptual plan includes detention and water quality features. Flooding problems do occur downstream within the drainage basin. A condition is recommended to provide extra detention through the 100-year storm event in order to minimize additional flooding problems downstream. Plan Review-Wastewater 8. The sewer main will need to be extend in an easement to be held by the City of Renton to reach the proposed site. Sidesewer permits will be required at a cost of$585 per single family lot will be required. Fire Prevention 9. The minimum fire flow for the single family structures is 1,000 gpm with one fire hydrant within 300 feet of the structure. Fire flow would be a minimum of 1,500 gallons per minute (gpm) with two fire hydrants required if single family structures exceed 3,600 square feet total floor area (including garage and basements). 10. The fire mitigation fees are applicable at the rate of$488 per single family building: 19 single family units x $488.00 = $9,272.00. The fire mitigation fees are discussed under the mitigation measures. The fee is due prior to recording of the plat. 11. An approved fire sprinkler system is required to be installed throughout all the structures. All building shall have the sprinkler system monitored by an approved alarm company. 12. The fire main serving this subdivision shall be looped to the supply serving the existing residential building fire hydrants. Fire hydrants shall be provided at 600-foot interval spacing along the looped fire main. 13. -Access roadways appear adequate as proposed. Building Construction 14. The soils report did not contain the analysis for potential liquefaction as required by the 1996 Uniform Building Code. (Note: The applicant has submitted additional information as requested by the Building Department to supplement the geotechnical study.) Parks and Recreation 15. The Parks Mitigation Fee applies to this proposal and is discussed in Mitigation Measures. The fee will be charged at a rate of$530.76 per each new single family residential home. The fee is estimated to be $10,084.44 (19 homes x$530.76) and is due prior to recording of the plat. Police 0 16. Police have estimated 14.06 calls for service annually. Additional comments regarding crime prevention will be sent to the applicant separately. Property Services 17. Several comments regarding the preliminary plat drawings were submitted and will be forwarded to the applicant separately. General 18. All required utility, drainage and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a registered Civil Engineer. The construction permit application must include a itemized cost estimate for these improvements. The fee for review and inspection of these improvements is 5% of the first$100,000 of the estimated construction costs; 4% of anything over$100,00 but less than $200,000, and 3% of anything over$200,000. Half of this fee must be paid upon application for building and construction permits, and the remainder when the permits are issued. There may be additional fees for water service related expenses. ERCRPT.DOC City of Renton PB/PWDepartment .....,ronmental Review Committee Staff Report • TALBOT RIDGE PRELIMINARY PLAT LUA-97-098,PP,CU-H,VECF REPORT OF OCTOBER 20,1997 Page5 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. Has the applicant adequately identified and addressed environmental impacts anticipated to occur in conjunction with the proposed development? 1. Earth Impacts: The proposed development of new lots would be limited to the eastern half of the site (approximately 2.7 acres), in order to avoid construction within the steep slope area on the west. The ground surface on the west portion of the site slopes approximately 7.5% (west to east). The west half has slopes that are approximately 70%. Slopes on individual parcels would not exceed 20% and the steeper slopes would b for lots abutting the west edge. Clearing and grading on the east part of the site would be necessary in order to create streets, install utilities, and develop building pads. The applicant has not provided estimates for the amount of material that would be cut and either exported or reused as fill on the site, or for the amount of material of fill thatwould be imported for the construction of roads, building pads, and site improvements. A subsurface exploration and preliminary geotechnical engineering report prepared by Associated Earth Sciences, Inc. (AES)was submitted with the project application. This analysis was specifically to determine the engineering feasibility for proposed stormwater detention vault on the subject site. The report determined that the vault could be constructed using a conventional, shallow, foundation and retaining walls,without.a significant adverse impact on slope stability.: No soils report or geotechnical recommendations were provided with regard to the construction methods or appropriate setbacks from the steep slope area to the west. The applicant will be required to submit a supplemental geotechnical report which specifies recommendations for appropriate construction methods and setbacks from slopes for the homes which would be constructed in the plat. A supplemental letter was submitted by AES regarding the liquefaction potential at the subject site. The letter concluded that based on subsurface data from the geotechnical study, and knowledge of the regional geology and ground water conditions,that their interpretation is that the risk of seismic induced liquefaction on the site is low, which would not require mitigation measures. Mitigation Measures: The applicant shall follow the recommendations of the geotechnical engineering study as prepared for the Talbot Ridge Preliminary Plat by Associated Earth Sciences, Inc. In addition,the applicant will be required to submit a supplemental geotechnical report which specifies recommendations for appropriate construction methods and setbacks from slopes for the homes which would be constructed in the plat. Nexus: Environmental (SEPA) Ordinance (Section 4-6) 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 Temporary Erosion/Sedimentation Control Plan 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 resident traffic. Vehicle emissions are regulated by the State of Washington. Overall,air impacts would be relatively minor in nature and not considered significant to warrant special mitigation measures. Mitigation Measures: No further mitigation required. Nexus: N/A ERCRPT.DOC 0 City of Renton PB/PWDepartment environmental Review Committee Staff Report TALBOT RIDGEPRELIMINARYPLAT LUA-97-098,PP,CU-H,VECF REPORT OFOCTOBER 20,1997 Page6 of 8 3. StormWater Impacts: The stormwater runoff generated from the project site including roads, dirveways, and roofs would be collected in a series of catch basins,and routed to a detention system constructed on-site. The stormwater would be released as a control rate not to exceed that of the post development rate for the 2, 10, and 100-year/24 hour storm events. The detention outfall would be tightlined along the southerly property line, and would tie into the storm system of Talbot Park located west of the subject site. In addition of this,there would be a separate detention system for the construction of the off-site access roadway. This detention system would discharge water flows into the wetland. Localized flooding presently occurs downstream from the subject parcel. Additional upstream development would worsen the existing downstream flooding as the amount of impervious surface would increase. The project would meet current Code requirements for stormwater facilities, but would still contribute to the off-site flooding, unless additional detention is provided. Mitigation Measures: The applicant shall be required to provide additional detention of stormwater through the 100- year storm event, in order to minimize stormwater drainage impacts presently occurring downstream. Nexus: Environmental Ordinance SEPA(4-6) 4. Transportation Impacts: The proposed preliminary plat development 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. The trip generation values are based on the ITE Trip Generation Manual which estimates 9.55 average daily trips per single family residence, or a total of 181.45 new average daily trips for the 19-lot development. The Transportation Mitigation Fee is calculated to be$75 per average daily trip attributable to the project. The traffic mitigation fee is estimated to be$13,608.75 and would need to be paid prior to the recording of the plat. The applicant has indicated that construction hauling would occur during the hours of 7:00 am to 9:00 pm Monday through Friday, and if necessary, 9:00 am to 5:00 pm Saturday and Sunday. City Code precludes site construction on weekends, except construction on Saturdays may occur with special permission. The applicant would need to revise the construction mitigation plan to restrict construction-related traffic to off-peak hours between 8:30 a.m. and 3:30 p.m., unless approved in advance by the Development Services Division. Mitigation Measures: The applicant shall pay the applicable Transportation Mitigation Fee, at a rate of$75.00 per each new average daily trip attributable to the project. The fee is payable prior to the recording of the plat. The applicant would need to revise the construction mitigation plan to restrict construction-related traffic to off-peak hours between 8:30 a.m. and 3:30 p.m., unless approved in advance by the Development Services Division. Nexus: Transportation Mitigation Fee Resolution and adopting ordinance; Environmental Ordinance (SEPA) 4-6. 5. Wetlands and Streams Impacts: A swale and wetland are present off-site in the location proposed for the site access road. The new 50-foot wide public street would require the import of fill material and the installation of culverts to pipe the existing stream under the proposed road. The stream and wetland area in the stream swale are located within both the City of Renton and King County. The stream is not classified by the City and is considered to be a Class III stream by King County. The wetland area would be considered to be a Category 3 wetland by the City. Filling of the approximately 900 square feet of wetland area is proposed, and the wetland report suggests that the impact can be mitigated through the restoration of disturbed areas with native wetland and riparian species. According to the City's Wetlands Ordinance, a hydrologically isolated Category 3 wetland of less than 5,000 square feet within a property boundary is exempt from the requirements of the Ordinance. Mitigation Measures: No further mitigation required. Nexus: N/A ERCRPT.DOC ' City of RentonPB/PWDepartment ironmentalReview Committee Staff Report TALBOT RIDGE PRELIMINARY PLAT LUA-97-098,PP,CU-H,V ECF REPORT OFOCTOBER 20,1997 Page7 of8 6. Parks and Recreation Impacts: The proposal would allow for the construction of 19 detached single family residential units. Future residents would make use of the existing and future City park and recreation facilities throughout the City. In order to mitigate the impact of the development on the City's parks and recreation facilities the City has adopted a mitigation fee of$530.76 per each new single family residence. The fee would be payable prior to recording of the plat. Mitigation Measures: The applicant shall pay a Park's Department mitigation fee of$530.76 per each new single family dwelling unit. The required mitigation fee shall be paid prior to the recording of the plat. Nexus: Parks Mitigation Fee Resolution, Environmental Ordinance (SEPA) 4-6. 7. Fire and Police Services Impact: The proposal would add new construction to the City and would potentially impact the City's Fire Department. A Fire Mitigation Fee would apply to all new construction at a rate of$488 per each new single family unit, for an estimated total of$9,272.00 (19 lots X$488 = $9,272). The Fire Mitigation Fee is payable prior to the recording of the plat. Mitigation Measures: The applicant shall pay the appropriate Fire Mitigation Fee equal to $488 per single family residential lot. The Fire Mitigation Fee is payable prior to the recording of the plat. Nexus: Fire Mitigation Fee Resolution and adopting ordinance, Environmental Review(SEPA) 8. Vegetation Impacts:. The applicant has submitted a preliminary grading plan which depicts trees that would be saved and those that would be removed for construction of the project. Trees on the wooded west slope would not generally be disturbed, except to install the stormwater detention vault and wastewater utility line. The grading plan shows five fir trees and approximately five maple trees that would be retained on the edges of the site. Mass grading for the proposal would result in the removal of all site vegetation within the clearing limits. Since the proposed parcels are generally 4,500 square feet to 5,500 square feet, the construction of access, building pads and installation of utilities would impact the majority of the trees on the eastern 2.7 acres of the site. In order to mitigate this impact, staff will recommend during the preliminary plat hearing that the applicant be required to establish a Native Growth Protection Easement for the steep hillside area. Mitigation Measures: No additional mitigation measures required. Nexus: N/A 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. Environmental Determination Comment Process Comments regarding the environmental determination must be filed in writing on or before 5:00 PM November 10, 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 ERCRPT.DOC City of Renton PB/PWDepartment —._: ronmental Review Committee Staff Report • TALBOT RIDGE PRELIMINARY PLAT LUA-97-098,PP,CU-H,VECF REPORT OF OCTOBER 20,1997 Page8 of 8 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 be 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. •Environmental Determination Appeal Process Appeals of the environmental determination must be filed in writing on or before 5:00 PM November 10, 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. ERCRPT.DOC 4S--ile /e, /99 7 - , e)J- i-exer--i;____. , .aw Zia � 2 . 1997 LOcT17 UILDING DIVISION! 4 „Ittai--&-4,,,....) ii„,4„,.,,-, ,__ ,-,4& 'I*. ›d---- -,-/... --25._ .- ✓�i/L ��'' _, L,•__ -- '7/1-• ?"--1--- � �'LGJ�� � -ter-✓ E w /D.•2 1Z- at- , ,&ef ".- j - 10/13/97 08:43 0206 821 3481 TRIAD ASSOCIATES Q 001 WOW.. �ti' yKSk. .t • nnuII'wia TRIAD ASSOCIATES FAX COVER SHEET Date: October 13, 1997 To: • Jennifer Toth Henning • Firm/Agency: City of Renton Fax#: 425-277-4455 From: Brian Johnson Re: Talbot Ridge • Triad Job No. -97-006 Pages: 3 (Including Cover) Hard Copy: 0 Will Be Sent Will Not Be Sent Message: Jennifer, Attached is a Ietter from Bill Blyton of Associated Earth Sciences with his assessment of the liquefaction potential on the Talbot Ridge site_ Should you have any questions or comments regarding the contents of this letter, please don't hesitate to contact me, 821-8448. Thanks! Brian Johnson Planner • CONFIDENTIALITY NOTICE: The material contained in this FAX transmission is private and • confidential, and Is intended only for use by the individuals named on this sheet. Use, disclosure, copying, distribution or reliance upon the information contained in this FAX by anyone other than the individuals named is prohibited_ If you have received this FAX in error, please call 821-8448 or 1-800-488-0756 to arrange for the return of this material. C`.•1Wnrlrina Fllyd TATAIL!C\CLT IrTaT R4rin.F3Nf)IT 51 TTAX.in.: 10/13/97 08:43 ' '206 821 3481 TRIAD ASSOCIATP Z 002 OCT 10 '97 10:01 TRIAD ASSOCIATES P.2 • CORPORATE OFFICE ASIASSOCIATED 911 Fifth Mnu.,Suite 100 EAR • kkitd,Weihin�jtdn 98033 SCIETNIICES, INC FAX 4 s)82751 �saz4 • • • BAINBRIDGE ISLAND OFFICE • 179 Madro na Lane Noll, Bainbridge Lilgnd.WA 98110 (206)780-9370 • FAX(206)780-9438 • • October 8, 1997 . • • Project No. G97177A • • • • Talbot Development•Partners, LLC • • C/o Triad'Associates • . • 15 Oregon Avenue, Suite 306 Tacoma, Washington 98409 • • • • . Attention: Ron Guest, P.E. Subject: Liquefaction Assessment Talbot Ridge Detention Vault. . • Renton, Washington • Dear Mr. Guest: • We understand that the City of Renton has expressed concerns regarding seismic liquefaction potential at the subject site. The. explorations completed for Associated Earth Sciences, Inc.'s (AESI's) June 20; 1997 Subsurface Exploration and Preliminary Geotechnical Engineering Report for this project generally encountered loose grading to medium stiff, or medium dense sand, silt and gravel. These sediments were interpreted as glacial outwash. No ground water was encountered in any of the three exploration.holes dug for this study, nor were any evidence of seepages or hillside springs noted during our geologic:reconnaissance of the hillside. With the possible exception of localized perched ground water during and after periods of heavy precipitation, it is our interpretation that there are no adverse ground water conditions in the vicinity of the proposed detention vault. Based on this subsurface data from our geotechnical study, and our knowledge of the regional geology and ground water conditions,• it is our interpretation'that the risk of seismic induced liquefaction on this site is low, and that no mitigating measures for liquefaction are necessary. 10/13/97 08:44 T2206 821 3481 TRIAD ASSOCIA"'"'' E1003 - OCT 10 '97 10:02 TRIAD ASSOCIATES • P.3 • • • • We trust that this letter will meet your current project needs. If you have any questions, or require additional information, please feel free to contact our office. Sincerely, • ASSOCIATED EARTH SCIENCES, INC. Kirkland, Washington • • JG� B L 3.T. qq��04,va Qy,,vc Qj �T �! • k ., - 41 2sdoo. *fttsti..1 44° k'. • Exv s 73 973. • Bruce L_ Blyton, P.E. Associate Engineer • • • • • • • • • xc: Talbot Development Parmers, LLC Attu: Jim O'Donnell • arena G97177A3 tOfl A7 ld-WP7 2 lipop SEP 2g 7997 CITY OF RENTON CI TMOFR ONNI"G PLANNINGBUILDING/PUBLIC WORKS MEMORANDUM DATE: September 25, 1997 TO: Jennifer Toth Henning FROM: Sonja J.Fesser Q SUBJECT: Talbot Ridge Preliminary Plat,LUA-97-087-PP Correction to Review Memo dated September 15, 1997 Please note that the land record number we provided in the above referenced memo is incorrect. The number should be LND-10-0328 (not LND-10-0329). We regret any inconvenience this may cause. REcEI V ED SEp 15 7997 CITY OF RENTON uEVE MENTPUNNING PLANNING/BUILDING/PUBLIC WORKS OFRL'NT N MEMORANDUM DATE: September 15, 1997 TO: Jennifer Toth Henning FROM: Bob Mac Onie SUBJECT: Talbot Ridge Preliminary Plat No.,LUA-97-087-PP Initial Review I have reviewed the above referenced preliminary plat submittal and have the following comments: The 50' right-of-way extending into the site is apparently not part of the property under plat and • therefore will require.separate approval of the dedication. It may be possible to have council act on it concurrently if it is specifically noted as a spearate dedication. -Information needed forfinal plat approval includes the following: Show ties to the City of Renton Survey Control network.—geeasked. The geometry will be checked when the ties have been provided. Provide plat and lot closure calculations. Note discrepancies between bearings and distances of record and those measured or calculated,if any. Note the ity's land use action number (LUA-97-XXX-FP) and the city's land record number (LND- 10-032on 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. The owner(s) of the property needs to sign the final lot document(include notary blocks as required). Include a dedication/certification block on the drawing. Required signature blocks are: (1) City of Renton Administrator of Planning, Building and Public Works, (2) City of Renton Mayor, (3) City of Renton City Clerk, and (4) City of Renton Director of Finance, Department of Finance. The appropriate King County approvals are also needed. The addresses for the proposed lots will be sent under separate cover. Include the basis of bearing,per WAC 332-130-050 1.b.iii. Include a statement of equipment and procedures used,per WAC 332-130-100. , September 15, 1997 Page 2 Indicate what is, or has been, set at the corners of the proposed lots. Note the date the existing monuments were visited, per WAC 332-130-150-1.f.iv., and what was found. Note to whomthe new easements are to be granted(private or City-held). Note that there are easements, 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). Ifnew easements, like the access easement, are shown for the benefit of future owners of the proposed lots, then include the following statement on the drawing,juxtaposed to the subject easements: "Area reserved for private exclusive easement for to be created upon the sale of the lots shown on this plat." Since the lots created via this plat are under common ownership at the time of recording, there can be no easement until such time as ownership of one, or more, of the lots is conveyed to others,together with and/or subject to specific easement rights. 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. An updated Plat Certificate , dated within 45 days of Council action on the approval of the plat, is needed. Complete City of Renton Monument Cards, with reference points for new right-of-way monuments. The surveyor needs to stamp,sign and date the drawings before recording. Fee Review Comments 7 The Fee Review Sheet for this preliminary review is provided for your use and information. cc: File \\TS SERVER\SYS2:\COMMON\FILE.SYS\LND\10\0323RV970915.DOC r'arY OF ,,.RF�T't��s CITY OF RENTON SE'p 3 4 799 PLANNINGBUILDING/PUBLIC WORKS MEMORANDUM DATE: September 26, 1997 TO: Green Folder Reviewers FROM: Jennifer Henning(X6186) M SUBJECT: Talbot Ridge Preliminary Plat(File LUA-97-087,PP,ECF, CU,V) The applicant has revised drawings for the proposed 19-lot plat to meet requirements of the zoning and subdivision regulations. In addition,a written narrative has been submitted for the conditional use permit needed to construct proposed utility lines in a greenbelt area and for a variance to clear vegetation on a steep (over 40%) slope. Please review these materials and revise your comments as appropriate. Comments will be due on October 8, 1997. Thank you. (°wt.(e-tuae ✓Gc)vlAar Vepo✓-t yell Ittot 't ot/ L€i(1 -I�CYotie , C� trcf/Cl�cu,� PI WO Iwc staid dt f evltto� 4 lcc�ute✓ c(ri Ill fC�llc,owl l Ilcz Gtti does e)(tryIevlc' 1lova:441 /9vo-6 Z c- o0w S1✓ecc4-ii7 tote-Gttit, l;le c t" vtacie2Cf 4-I . u)f. ve c Kt.?ivtd S 6 P co ,,, cc: �/ H:\WW60DO11MEMO.DOT1bh t� .R/)(tVfit -c'& CC ill 1;0/4 /!n✓o“9 / Sio✓►� 1 �V e,lam. �U� 0M I l'I�v,I a a"d i r ,,,1 -f/or /he, P vo-ge m4 ct !�G b!U 5 I ve&v) . VAJASFloAlaktnel 'ITY OF RENTON R, ter-.^,rr-'- SEP 3 0 1997 CITY OF RENTON �ud�ui�d uiVISION PLANNINGBUILDING/PUBLIC WORKS MEMORANDUM DATE: September 26, 1997 TO: Green Folder Reviewers FROM: Jennifer Henning(X6186) M SUBJECT: Talbot Ridge Preliminary Plat(File LUA-97-087,PP,ECF, CU,V) The applicant has revised drawings for the proposed 19-lot plat to meet requirements of the zoning and subdivision regulations. In addition, a written narrative has been submitted for the conditional use permit needed to construct proposed utility lines in a greenbelt area and for a variance to clear vegetation on a steep (over 40%) slope. Please review these materials and revise your comments as appropriate. Comments will be due on October 8, 1997. Thank you. jvu vtIl5IOv1S (o eccvki-1 GvwllM-evtt 5 �2 i '�z/a) cc: H:\W W6ODOT1MEMO.DOT1bh rive fireueviur , RENTON FIRE DEPT FIRE PREVENTION BUREAU SEP 3 01997, CITY OF RENTON PLANNING/BUILDING/PUBLIC WORlai D MEMORANDUM Cl7y nr RWM�MI DATE: September 26, 1997 QC T a 1 1997 TO: Green Folder Reviewers �Vi�t.��v�a L+iv i()N FROM: Jennifer Henning(X6186) SUBJECT: Talbot Ridge Preliminary Plat(File LUA-97-087,PP,ECF, CU,V) The applicant has revised drawings for the proposed 19-lot plat to meet requirements of the zoning and subdivision regulations. In addition,a written narrative has been submitted for the conditional use permit needed to construct proposed utility lines in a greenbelt area and for a variance to clear vegetation on a steep. (over 40%) slope. Please review these materials and revise your comments as appropriate., Comments will be due on October 8, 1997. Thank you. 10o trtVISIOA5 to pvsOl GovviwleWll Jo t/t) ,o fr,A7 cc: H:\W W6ODOT\MEMO.DOT\bh City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL . 8 DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: F1re fexita.yn COMMENTS DUE: 10/07/97 APPLICATION NO: LUA97-087,PP,CU,V,ECF DATE CIRCULATED: 9/29/97 APPLICANT: Jim O'Donnell/Talbot Development Partners PROJECT MANAGER: Jennifer Toth Henning PROJECT TITLE: Talbot Ridge Preliminary Plat WORK ORDER NO: 78259 LOCATION: 600 feet east of 102nd Ave SE and SE 184th SITE AREA: 4.55 acres I BUILDING AREA(gross): SUMMARY OF PROPOSAL: Applicant proposes to subdivide 4.55 acres of a vacant site into 19 lots for single family homes. The site is zoned R-1 and R-8. Project requires environmental review and preliminary plat approval, a conditional use permit and variance to construct storm sewer lines in a steep slope/greenbelt area. A new street would be extended from 102nd Avenue SE to serve the plat. 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/ HistorldCultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet /t/d / , Abte_d B. POLICY-RELATED COMMENTS IV A C. CODE-RELATED COMMENTS#11-c%eJ Cool in eriA �naih 74_ sgCin e— We have review d this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where add 'one nformation is ne I � to properly assess this proposal. y/c3o/y, Signature of irector or Authorii-' Repr-.ntative Date r1,1//11M171 Rev.10/93 rvY CITY OF RENTON A FIRE PREVENTION BUREAU 4 ,1R ;NTO MEMORANDUM DATE: September 3, 1997 TO: Jennifer Toth Henning, Senior Planner FROM: Corey Thomas, Plans Review Inspector SUBJECT: Code-related Comments for Talbot Ridge Preliminary Plat • 1. The minimum fire flow for the single family structures is 1,000 gpm with one fire hydrant within 300-feet of the structure. Fire flow would be a minimum of 1,500 gpm with two fire hydrants required if single-family structures exceed 3,600,square feet total floor area including garage and basements. 2. The fire mitigation fees are applicable at the rate of$488 per single family building: 19 single family units x $488.00 = $9,272.00 3. An approved fire sprinkler system is required to be installed throughout all the structures. All buildings shall have the sprinkler system monitored by an approved alarm company. 4. The fire main serving this sub-division shall be looped to the supply serving the existing residential building fire hydrants. Fire hydrants shall be provided at 600-foot interval spacing along the looped fire main. 5. Access roadways appear adequate as proposed. CT:ct tridge • City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT:a d,cy, sNtc COMMENTS DUE: 10/07/97 APPLICATION NO: LUA97-087,PP,CU,V,ECF DATE CIRCULATED: 9/29/97 APPLICANT: Jim O'Donnell/Talbot Development Partners PROJECT MANAGER: Jennifer Toth Henning PROJECT TITLE: Talbot Ridge Preliminary Plat WORK ORDER NO: 78259 LOCATION: 600 feet east of 102nd Ave SE and SE 184th SITE AREA: 4.55 acres I BUILDING AREA(gross): SUMMARY OF PROPOSAL: Applicant proposes to subdivide 4.55 acres of a vacant site into 19 lots for single family homes. The site is zoned R-1 and R-8. Project requires environmental review and preliminary plat approval, a conditional use permit and variance to construct storm sewer lines in a steep slope/greenbelt area. A new street would be extended from 102nd Avenue SE to serve the plat. 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. POLICY-RELATED COMMENTS iVoN6 C. CODE-RELATED COMMENTS 0116 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 itional information Is needed to property assess this proposal. p �(� � 14. i nature or Dir or or A'i Represent Re Date ncveDO nnr. // Rev.10/93 City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: 1%'tc_G COMMENTS DUE: 10/07/97 APPLICATION NO: LUA97-087,PP,CU,V,ECF DATE CIRCULATED: 9/29/97 APPLICANT: Jim O'Donnell/Talbot Development Partners PROJECT MANAGER: Jennifer Toth Henning PROJECT TITLE: Talbot Ridge Preliminary Plat . WORK ORDER NO: 78259 LOCATION: 600 feet east of 102nd Ave SE and SE 184th SITE AREA: 4.55 acres I BUILDING AREA(gross): SUMMARY OF PROPOSAL: Applicant proposes to subdivide 4.55 acres of a vacant site into 19 lots for single family homes. The site is zoned R-1 and R-8. Project requires environmental review and preliminary plat approval, a conditional use permit and variance to construct storm sewer lines in a steep slope/greenbelt area. A new street would be extended from 102nd Avenue SE to serve the plat. 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/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet • zik„ 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 ad:onal information is needed to properly a this proposal. Signaturiof Director or Authorized Representative Date nave DO nnr Rev.10/93 City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL 8 DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: tS COMMENTS DUE: 10/07/97 APPLICATION NO: LUA97-087,PP,CU,V,ECF DATE CIRCULATED: 9/29/97 APPLICANT: Jim O'Donnell/Talbot Development Partners PROJECT MANAGER: Jennifer Toth Henning PROJECT TITLE: Talbot Ridge.Preliminary Plat WORK ORDER NO: 78259 LOCATION: 600 feet east of 102nd Ave SE and SE 184th SITE AREA: 4.55 acres I BUILDING AREA(gross): SUMMARY OF PROPOSAL: Applicant proposes to subdivide 4.55 acres of a vacant site into 19 lots for single family homes. The site is zoned R-1 and R-8. Project requires environmental review and preliminary plat approval, a conditional use permit and variance to construct storm sewer lines in a steep slope/greenbelt area. A new street would be extended from 102nd Avenue SE to serve the plat. 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. POLICY-RELATED COMMENTS 6 e/(71"17-1 / C. CODE-RELATED COMMENTS ate-riX3 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 whe a ditional information is ne d d to properly assess this proposal. ! 7 b /? Signature of Director or Authorized Representative Date nFvaaa nor: Rev.10/93 CITY OF RENTON PLANNINGBUILDING/PUBLIC WORKS MEMORANDUM 4/4% D0 ,v/`i DATE: October 6, 1997061, TO: Jennifer Toth Henning O/))904, Op ETA FROM: Sonja J. Fesser l RA /4,/T 4 SUBJECT: Revised Drawings,Talbot Ridge Preliminary Plat,LUA-97-087-PP Response to September 26, 1997 Memo Bob Mac Onie and I have reviewed the above referenced drawings and have no comments concerning the zoning and subdivision requirements imposed on the applicant. However, we noted that the street name was changed to SE 183rd Place on the revised submittal (the first submittal reviewed named the subject street South 47th Court). This street is within the City of Renton city limits and should therefore be named SE 47th Street (per Jan Conklin). In addition, note that the 26' private access over Lots 1 through 6, inclusive, has been given a name (Burnett Avenue South). See the attachment for a complete overview of street names and addresses pertaining to this proposed plat. All comments noted in our review memo for this proposed subdivision (dated September 15, 1997) apply to this revision. I I ,0 ' STATE OF WASHIlNi:TON PROPERTY • \tom. . S r)r f r 1,!r j�r=�•� l J`.`�,* ' �� rr f / rf I ll w,.1.11 9 P .92.11 „err r/ \1 ...'" d! ,.... "...-.:66 8-^ s' ..... "'"/ / r r Qrl "" 4' ,...).47..... .... . ems.��i.. f 15'1 t /1' / r 54 �. .ate., 3 .,.5" Pf i v,i 1 ‘ - VC1--1 I7-, _ ,.,. ,---':----,2-1 1--—--i--1-1 v r—t—4471 --- •,„,,,,,i• . : , r;'f #° `'? r3 1,3'", -- �'.-fr-14-----4 I 5 ; tt I t } 160 g2 i 17""� .-Ivfib,�'/k, $/ 1 t y`' ! 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"t � f I 1 r i I li f;r� . rjf , " . 4=— r I t ! z # t 1 r"`d • 3 r # r� `"�" t� =W #. x j 1e 1 !: a,,'• vz''t 15 ,,,,,a,,,,„.i t r Q f 6' PRN�AICCES cV . t s4- --I 5Q r� Ljr- ! �'' f I •. #1 ..,.• ASEMENT /rI i - t.�y.� 3 f r r � r 1g� I co # 7 } t .1 11. t g c --9#- t 'ACT tit qi, . 45EO �O.FTI{t.I 4s64 I{ '15456` q :T;► ———/— h ' ' \ l T T # a , s i' , \EX.1401IRE FENCE ti t a L�� �� 1 { \ r i 76 S FT 1 C, T Iz, it,lay{ s ®' #/z,5 S '}4, �i i { — r sa{.Uir�,. r!r/'' /" rrr r t j;."*'' €r j ''�.•6„ 9. 6 i ce` a+'� i�+_�� / / r z z / / / // / // , t {/'1,Y✓+�j , t f i t p F !ir`!r' r rr //r /�r ,.fS�1 £ { £ i / 1 ! i I A. /' /' // ,/ ✓ rr' / { rt 1 f 1 .. 6/ / / / / /,r ,, { t t S i r > 1 ' r /r ff �� r r 1 �I2 l r ,/ r ' cZ' Y I 5 . `r10U..1 31-4 3-0 5 ) 5E 1�,. I City tenton Departmeniof Planning/Building/I'. Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: Ob0ce ;COMMENTS DUE: 9/9/97 APPLICATION NO: LUA97-087,PP,ECF \DATE CIRCULATED: 8/26/97 APPLICANT: Jim O'Donnell/Talbot Development Partners PROJECT MANAGER: Jennifer Toth Henning PROJECT TITLE: Talbot Ridge Preliminary Plat WORK ORDER NO: 78259 LOCATION: 600 feet east of 102nd Ave SE and SE 184th SITE AREA: 4.55 acres I BUILDING AREA(gross): SUMMARY OF PROPOSAL: Applicant proposes to subdivide 4.55 acres into 19 lots for single family homes. The site is zoned R- 1 and R-8. Project requires environmental review and preliminary plat approval. Note: This was reviewed during Preapp as "Springbrook East." 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/ Hlstorlc/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet /22Z ,, a-f-Lg d / p ere i azthit,f� B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to property assess this proposal. AAZ>el---) 9—/dam 77 Signaturaf of Director or Authorized Representative Date DEVAPP.DOC - Rev.10/93 I __3JECT LUA-97-087, PP, _'F Talbot Ridge 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 BUILDINGS 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 occuring crimes in this city. It is important that sufficient street lighting be provided leading to each home, as well as for any outside parking. 13r,EIVED SEP 15 1997 CITY OF RENTON JEVELOPMEN?p PLANNING/BUILDING/PUBLIC WORKS ciiyoFRev oNNING MEMORANDUM DATE: September 15, 1997 TO: Jennifer Toth Henning FROM: Bob Mac Onie ei0 SUBJECT: Talbot Ridge Preliminary Plat No.,LUA-97-087-PP Initial Review I have reviewed the above referenced preliminary plat submittal and have the following comments: The 50' right-of-way extending into the site is apparently not part of the property under plat and therefore will require separate approval of the dedication. It may be possible to have council act on it concurrently if it is specifically noted as a spearate dedication. Information needed forfinal plat approval includes the following: Show ties to the City of Renton Survey Control network. See attached. The geometry will be checked when the ties have been provided. Provide plat and lot closure calculations. Note discrepancies between bearings and distances of record and those measured or calculated,if any. Note the city's land use action number (LUA-97-XXX-FP) and the city's land record number (LND- 10-0329) 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. The owner(s) of the property needs to sign the final lot document(include notary blocks as required). Include a dedication/certification block on the drawing. Required signature blocks are: (1) City of Renton Administrator of Planning, Building and Public Works, (2) City of Renton Mayor, (3) City of Renton City Clerk, and (4) City of Renton Director of Finance, Department of Finance. The appropriate King County approvals are also needed. The addresses for the proposed lots will be sent under separate cover. Include the basis of bearing,per WAC 332-130-050 I.b.iii. Include a statement of equipment and procedures used,per WAC 332-130-100. 15, September 1997 p Page 2 Indicate what is, or has been, set at the corners of the lots. proposed Note the date the existing monuments were visited, per WAC 332-130-150-1.f.iv., and what was found. Note to whomthe new easements are to be granted(private or City-held). Note thatj( there are easements, 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). Ifnew easements, like the access easement, are shown for the benefit of future owners of the proposed lots, then include the following statement on the drawing,juxtaposed to the subject easements: "Area reserved for private exclusive easement for to be created upon the sale of the lots shown on this plat." Since the lots created via this plat are under common ownership at the time of recording, there can be no easement until such time as ownership of one, or more, of the lots is conveyed to others,together with and/or subject to specific easement rights. 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. An updated Plat Certificate , dated within 45 days of Council action on the approval of the plat, is needed. Complete City of Renton Monument Cards,with reference points for new right-of-way monuments. The surveyor needs to stamp, sign and date the drawings before recording. Fee Review Comments The Fee Review Sheet for this preliminary review is provided for your use and information. cc: File \\TS_SERVER\SYS2:\COMMON\FILE.S YS\LND\10\0323RV 970915.DOC rY as• () + a" + " ``'w` .:..• "' '`>"ti: o"p'°`.l'.'LUf>.?W`"•Y°0'�.4•!�».�N-?!' EC94; .+05" �. ➢ , 4+N. r . YT.. 1oPQRT4,TrC} ISIfl�k0 Project Name TA noo/ Iicic,e Pi I Project Address 5 y 711r Ct 6/0la/bo/ Foa'( Contact Person By'icth �014115oa'I , Tv la 4 Assoc._tales Address 111 114 — 115{" Ave, 'O } K0, s I(q 1i cl WA . Phone Number 0-1 2 5 )- 8 2 f — $IM Permit Number LOA - q7 - 0 S7 Project Description / 61 J vA s I o r1 Ie is wi i I ci I'l c.{ Land Use ype: Method_oi Calculation: 11 r Cz!O) �,v_ 258 0 Residential (0'ITE Trip Generation Manual 0 Retail 0 Traffic Study �`����• `� 55 �, I 0 Non-retail 0 Other Calculation: J t ilea) a1e✓cle cc /c1 tops (1.55) Or() = IS I • '15 otoil y -tvips Al $75 p./2.1 -try . ( i .145) C $75) = $ 13 , 608. 75 Transportation Mitigation Fee: $ 13) 6,C 8• 7 5 Calculated by: lieu (,LJ 1 Date: Ve A? Account Number: Date of Payment City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL &DEVELOPMENT APPLICATION REVIEW SHEET Reviewing Department: Transportation Comments Due: 9/9/97 Application No.:LUA97-087, PP, ECF Date Circulated: 8/26/97 Applicant: Jim O'Donnell/Talbot Development Project Manager: Jennifer Toth Henning Partners Project Title: Talbot Ridge Preliminary Plat Work Order No: 78259 Location: 600 feet east of 102nd Ave SE and SE 184th Site Area: 4.55 acres Building Area(gross): A. Environmental Impact(e.g.Non-Code) Comments No comment. B. Policy-Related Comments No comment. C. Code-Related Comments New curb, gutter, sidewalk, driveways, street paving and street lights will be required per City Code/Standards. A traffic mitigation fee of$75,4single family residence will be required. The access to the site (proposed to run through W.S.D.O.T. property) needs to be dedicated right-of-way to the City of Renton. The above right-of-way needs to be a minimum of 50 feet in width to meet minimum Design Standards. /944/0"a4 7-8-77 Signature of Director or Authorized Representative Date talbot2 City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL &DEVELOPMENT APPLICATION REVIEW SHEET Reviewing Department: Plan Review-Water Comments Due: 9/9/97 Application No.:LUA97-087,PP, ECF Date Circulated: 8/26/97 Applicant: Jim O'Donnell/Talbot Development Project Manager: Jennifer Toth Henning Partners Project Title: Talbot Ridge Preliminary Plat Work Order No: 78259 Location: 600 feet east of 102nd Ave SE and SE 184th Site Area: 4.55 acres Building Area(gross): A. Environmental Impact(e.g.Non-Code) Comments No comment. B. Policy-Related Comments No comment. C. Code-Related Comments This site will be served by Soos Creek Water District. The water system must meet Renton Fire Department Standards/Regulations and current Fire Code. Fire hydrants will need to supply 1,000 g.p.m. Any system development charges needed for the water system should be paid to and per Soos Creek Water District requirements. /f) 0(e.),e4.r.-11‘Wr--- 7 Signature of Director or Authorized Representative Date talbotl City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL &DEVELOPMENT APPLICATION REVIEW SHEET Reviewing Department: Surface/Wastewater Comments Due: 9/9/97 Application No.:LUA97-087, PP, ECF Date Circulated: 8/26/97 Applicant: Jim O'Donnell/Talbot Development Project Manager: Jennifer Toth Henning Partners Project Title: Talbot Ridge Preliminary Plat Work Order No: 78259 Location: 600 feet east of 102nd Ave SE and SE 184th Site Area: 4.55 acres Building Area(gross): A. Environmental Impact(e.g. Non-Code) Comments No comment. B. Policy-Related Comments No comment. C. Code-Related Comments Surface Water: Drainage system and temporary erosion control plans for the site shall be designed in accordance with the 1990 KCSWDM as adopted by the City of Renton. Surface Water (SDC) fees of $385/single family lot will be required. Waste Water: The sewer main will need to be extended in an easement to be held by the City of Renton to reach the proposed site. Sidesewer permits will cost$60/connection sewer (SDC) fees of$585/single family lot will be required. 4z-t-1-1-1,-€A,1`---. 7— ?-9? Signature of Director or Authorized Representative Date talbot r itry I UN EiF E DE)"T FIRE PREVENTION RUREAU City enton Department of Planning/Building/P' -Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REV? giVg7ET REVIEWING DEPARTMENT: %rt PVdjen COMMENTS DUE: 9/9/97 RtUEIVED APPLICATION NO: LUA97-087,PP,ECF DATE CIRCULATED: 8/26/97 APPLICANT: Jim O'Donnell/Talbot Development Partners PROJECT MANAGER: Jennifer Toth Henning PROJECT TITLE: Talbot Ridge Preliminary Plat WORK ORDER NO: 78259 LOCATION: 600 feet east of 102nd Ave SE and SE 184th SITE AREA: 4.55 acres I BUILDING AREA(gross): SUMMARY OF PROPOSAL: Applicant proposes to subdivide 4.55 acres into 19 lots for single family homes. The site is zoned R- 1 and R-8. Project requires environmental review and preliminary plat approval. Note: This was reviewed during Preapp as "Springbrook East." 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 41V‘e- B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS -‘.0-e cc 4'4-'0^ d P g3/ We have reviewed this application withparticular attention to those areas in which we have expertise and have identified areas ofprobable impact or areas PPG P P where additional information is needed to properly assess this proposal. Signature of Director or Authorized Representative Date DEVAPP.DOC Rev.10/93 CITY OF RENTON I ,STY O FIRE PREVENTION BUREAU MEMORANDUM �'NTo DATE: September 3, 1997 TO: Jennifer Toth Henning, Senior Planner FROM: Corey Thomas, Plans Review Inspector SUBJECT: Code-related Comments for Talbot Ridge Preliminary Plat 1. The minimum fire flow for the single family structures is 1,000 gpm with one fire hydrant within 300-feet of the structure. Fire flow would be a minimum of 1,500 gpm with two fire hydrants required if single family structures exceed 3,600 square feet total floor area including garage and basements. 2. The fire mitigation fees are applicable at the rate of$488 per single family building: 19 single family units x $488.00 = $9,272.00 3. An approved fire sprinkler system is required to be installed throughout all the structures. All buildings shall have the sprinkler system monitored by an approved alarm company. 4. The fire main serving this sub-division shall be looped to the supply serving the existing residential building fire hydrants. Fire hydrants shall be provided at 600-foot interval spacing along the looped fire main. 5. Access roadways appear adequate as proposed. CT:ct tridge City in rienton Department of Planning/Building/Pe�._ Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: %c_iiov1/4 small COMMENTS DUE: 9/9/97 APPLICATION NO: LUA97-087,PP,ECF DATE CIRCULATED: 8/26/97 CITY nr. c±:k.-rnm APPLICANT: Jim O'Donnell/Talbot Development Partners PROJECT MANAGER: Jennifer Toth Henning PROJECT TITLE: Talbot Ridge Preliminary Plat WORK ORDER NO: 78259 Atja ^ 7 11-197 LOCATION: 600 feet east of 102nd Ave SE and SE 184th SITE AREA: 4.55 acres I BUILDING AREA(gross): SUMMARY OF PROPOSAL: Applicant proposes to subdivide 4.55 acres into 19 lots for single family homes. The site is zoned R- 1 and R-8. Project requires environmental review and preliminary plat approval. Note: This was reviewed during Preapp as I "Springbrook East." 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. POLICY-RELATED COMMENTS 5261.tZ , e74e/,•%Y . (edtaed /k1d} 74--e-414 /E:We 199y efAga 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 additi I information Is needed to property aoposal. ifs 4?71 & ��7 Signature of Director Authorized Representative D�t� DEVAPP.DOC (7 Rev.10193 Cif ,enton Department of Planning/Building/P _,.:Works ENVIRONMENTAL 8 DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: PeurVs COMMENTS DUE: 9/9/97 APPLICATION NO: LUA97-087,PP,ECF DATE CIRCULATED: _8/26/97 APPLICANT: Jim O'Donnell/Talbot Development Partners PROJECT MANAGER: Jennifer Toth Henning PROJECT TITLE: Talbot Ridge Preliminary Plat WORK ORDER NO: 78259 LOCATION: 600 feet east of 102nd Ave SE and SE 184th SITE AREA: 4.55 acres I BUILDING AREA(gross): SUMMARY OF PROPOSAL: Applicant proposes to subdivide 4.55 acres into 19 lots for single family homes. The site is zoned R- 1 and R-8. Project requires environmental review and preliminary plat approval. Note: This was reviewed during Preapp as "Springbrook East." 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. POLICY-RELATED COMMENTS tea_. por24J /7-1 .41-7 594 4 7 z� C. CODE-RELATED COMMENTS /47) /ez/)/del_ lye 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 pro assess this proposal.ir igna re of Director or Authoriz-• Representative Date DEVAPP.DOC Rev.10/93 CITX OF RENTON Planning/Building/Public Works Department Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator • October 06, 1997 Brian Johnson • Triad Associates 11814- 115th Avenue NE Kirkland, WA 98034 SUBJECT: Talbot Ridge Preliminary Plat LUA-97-0 87,P P,E C F,C U,V Dear Mr. Johnson: 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 - October 14, 1997. Prior"to that review,you will be notified if any additional information is required to continue processing your application.` The date of Tuesday, November 18,1997 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. The applicant or representative 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 277-6186, if you have any questions. • Sincerely, • ni er. o Henning • Project Manager • cc: Mr. Jim O'Donnell//Talbot Development Partners, LLC Parties of Record • - • errcn TR nnr 200 Mill Avenue South - Renton, Washington 98055 ' [Y7 Thie'nonnrrnnfoine Ff1 rnrvrinri rr�nrori�l 9ll0%nnef rnnmimcr 1;' S — :K:V�'1:+.'•::i.' . :::r::.;:{:::�::.:.}i:>jTisviiif'{} �ii:;::?;'';:?:y:si�ij:iy:�S::?;:?'::ii. v:<J>.'.::in:;:,:.y::;':ii::::i':::?::iii'$::ih;:;>i: r IST OF SURROUNDING PROPERTY OWNERS • �3PROJECT NAME: Talbot Ridge ivr�l►ry►►vi P1a zVy r APPLICATION NO: LUfN 91. 081i PP1 (V V e( The following is a list of property owners within 300 feet of the subject site. The Development Services Division will notify these individuals of the proposed development. NAME ADDRESS ASSESSOR'S PARCEL NUMBER Alun E. Vick 4827 Talbot Rd. S. 312305 9022 Renton, WA 98055 Simpson Housing Limited Par 3201 S. Tamarac Dr. , #200 312305 9041 Denver, CO 80231 ' Lila M. Campen 4908 Talbot Rd. S. 312305 9048 Renton, WA 98055 Paul & Leona Longville 4521 Talbot Rd. S. 312305 9051 Renton, WA 98055 Andrew & Pfargaret"[Teak•`-•""•"`•"..4509 Talbot Rd. S. 312305 9061 ;Renton, WA 98055 ' i• 9'• E.•.t� J^e tt Arthur D. ' i� �4i''' ' Tna;. i4512 Talbot Rd. S. 312305 9069 a.,td1)4 --c—YRArOlft. (Renton, WA 98055 ot William O & �,. " .:i "F• v..: 1.•h'' ' o • Teresa M "-Andrews---------- --- 4701 Talbot Rd. S. 312305 9090 Renton, WA 98055 Grover W. Shegrud 17408 14th Ave. W. 312305 9094 Lynnwood, WA 98037 Burnstead Construction Co. 1215 120th Ave. NE, #201 312305 9149 Bellevue, WA 98005 'Carl G. Falk ' 18415 102nd Ave. SE 3223305 9022 Renton, WA 98055 Gr. , Fred E. & Debra Gustafson 18439 102nd Ave. SE 322305 9096 <� ��, Renton, WA 98055 r�• e�� !'•' • 0 cw3-- ,�* 1-4:t., ,Joseph MacKenzie 18467 102nd Ave. SE 922305 Renton, WA 98055. i ..:.. �J+•q,�`,f6 _9.ty� s, .IYy v,5,�.i `¢) t,,:::€4:vi 3.jr2 5'4. ",?;' ;(_Attacih additional sheets, if necessary) • (Continued) c NAME ADDRESS ASSESSOR'S PARCEL NUMBER • • Applicant Certification I, 4'/Ai v^-i0 , hereby certify that the above list(s) of adjacent property (Print Name) - owners and their addresses were obtained from: C] City of Renton Technical Services Records 13cTi Co ► . . y Records , .....,._y...).„0:4111gAdifiF7 A ssessors Records Sign':• . Date G� �9 7 Applicant) NOTARY dit H• N ATTESTED: Subscribed and sworn before me, a Nota Public, in a Id fora e o ashing�ton, residing at �y ('Du�t� on the yif ay of a$TATE OF WASHINOT/4. Signed - NOTARY--• PUBLIC (Notary Public) MY COMMISSION EXPIRES 5-26-01 .2.....�• ........ .. .:.::: ...::i:•y:.i:•;}Lii;:r{:?;6:w:.;v.;::.;w::::x:.}i}•.�::::n�:{:.:::::i:::•.iyi:•.i: :isr i::�Y:.ii::i�i:•:C�.`•$'i$i::ii:i:y;i:{4 3::i'�<i:•iii:::ti�i:�::!•i:4:•:�:tii:ii::iy�.ty� :*.'�':�::#ii•rr:.:::::..;.:?:r:::::?•i::v::4.t6::pi:•:•i:•i::i•::.:.•%•i:•i::6:b::vii:•i:•i:i4:}::8•. .................... ti:Od�:. •'�: :.f::•:hereby::cer,:tify.:::that::►.otices of:<t. <: r. 'd a i.' �' !M r ::. I >; <:>:>:;::>::.;:.;; :... ............:.... <>....:...,,......................::.::::....... h�..p:.opose...a . .1..cat.an::.....a.:e:�na�..ed:;t�.:.�::::;:>::::::<: • Agoolgoggittimpit§wormuktegiliggrameuttigmemgeggingagsgenningemosin:!. :. ..•.�:::::::::::::::.�:::::::::::::::::•.>•.::.�:::::..�:.�.;;::::::::::.:.:ter•:::.:. TY yMR' ;:Lji:r}:}'?'iii::}jii;:jy,:;:;:?.iiiiii:�'iis�:?�:��J:i�i:�:v�:�<ii:�i':;'.�i'ri::i}is�iiii:�:�:!::�i:"i:�ii:ry:iiii:'�iiiii::;':;:ri :•:>!:::r:>:ii}S>iii'r:�i is�i?:�ii':�}i$i:::3�:;:;:j�::•.:iY:�ii:�::•}L:::iiiiv!;.;:;.;:;:{;:;::i:'{.:{:;.:{���;�: .;:;ii,.:j{,y;.::y:;:;:.}:; ,It:::?isti�i:•T:�:�:::'::::•i::•:'is�'�:•is�i:i:•:�i:i�i:i:;:;.•.:;:;:;:;:;:t:�:�:�:•:�iii:i;:;:�:�:•:::(:;::,:::•.:j:i�:�:�:�i::is�:•:ti':•i:�:::i:•i';i'?ti•i:.:.ii:!;:::•:;::.:i:i�::ii:i::�:•::ii�:ii::::�:•:':i�:�:4•i:•iii::':�:•:�:�:::i`isii::i::�iii::ii}j:::i:;:;sti;:y;:;i:;:.isisii�i:•:•:!�i::is�:':•:•:•:!�::iivi�i:�ii:•:::i�': ..fv:'::vi:4:•ii:•iii}i}i:•:v'>.fii}w::::ti•isvi:•iiiii:4iiiv:•iiiiii':::::::4:iJ:i•}?:•iii:�:ii6:•ii i::i'.}}::w:w:::.�:w::::::::::::::.�:::.�:::•:ii::?}:3'Gii}}}}X:mx.;-i::;rr;.�:;::::::::::::::::::ii:v::? s F.::::nubs.crapes::a. .d::sw�r,.� b.ef.Q�c>:m. :<:a' ..'. a..:: �I� >>•: :.: : :: :;:... :;.::.::.:O ;:.�•.: . • ..... :.::.::::.::::r.:....:.:.:... .........�....:.Ot.-.. .....u......c:.tt#:.a c1::<fR.r.:::t. >:$ e:::. f><W >:::>::::>::::>:.1• .. ........ .:�.:.�::.:.::::::::�.:::...... ........... .he....tat...o.......:.�sh).ngton:.::::::::::. a:a y� a ::::::::::::::.::::::::::.:::::::....:. . ....................... :............................... list ro .doi: REV 07/95 - KAMCHEFF 2 <::AE .}:::.:::::::.:�.: ii::w:::•:}}•:•.}•.::::::::.;,i.:;,.; .�.}'CJ:�:•}}}:•}}v.4�i:iY?C{:?.}}•:.;::.}•{::.:$}:LS}iii:�i:?�i:�i:;i:?::i;;;?:}::v{: ;:',v_;:;:��:>}i':i}ii?{ii:::'r:i:}:;:;:;:;:;:;:i?;:;:;: ii';:'r';;:':~`•. �. •' ::$ i:�+•'i••�::��� i::: :: `';:. •� :..:. ry.•:':.:}.:.':.�:.n::::.�.•..•{;: . . y<':•.;{.}:::}}:? t.. :}'::ri•i}:i.:isl{{.:•}:}:•i:•:.i:::•��..{::::�� i:'•�:i::ii::j.i:::i::.i•.`:::::i>{:::}y:i.j::ii•:::5}�;:i{::::::;: :LIT::::O'}F:::;::SURRo.U.Na G : .:: :. h PROJECT NAME: Talbot Ridge • APPLICATION NO: The following is a list of property owners within 300 feet of the subject site. The Development Services Division will notify these individuals of the proposed development. . NAME ADDRESS ASSESSOR'S PARCEL • NUMBER King County ` 500 A King County Admin. Bldg. 312305 9067 Seattle, WA 98104 Charles L. Cornett - P.O. Box 330310 • 312305 9083 Seattle, WA 98133-9710 322305 9183 • • • • • Cft (Attach additional sheets, if necessary) - , (Continued) NAME ADDRESS ASSESSOR'S PARCEL NUMBER Applicant Certification I, , hereby certify that the above list(s) of adjacent property (Print Name) owners and their addresses were obtained from: ❑ City of Renton Technical Services Records ❑ Title Company Records ❑ King County Assessors Records Signed Date (Applicant) NOTARY ATTESTED: Subscribed and sworn before me, a Notary Public, in and for the State of Washington, residing at on the day of , 19 Signed (Notary Public) :••:..::::::}:..::::::}}:.:.}:•::.}::::.::.::.............r::}:::.::........ .i t•.f: tv ;4:>%::F;:�::}'.`•F:'•FF:?:::F?;{::i:�:i?'rF.r•FFFF}:�F:':FF:>k::::%FF}:'F'r.'vF:::FFFF:;::F}:::FhiF:}{{isF•}:F>FF}`%F:}!:%}:%}::F::FF:::}}}}:t::t•}::}:?ti?}}}:4F}':>F:F':'>'??F.,.:r'} is??:•}}:mom^::. ..n...... t.....:w::n,::nv;}:.?6}}:i??.;:::}:.•}:::}:^:.v:•}::::::}:}::tw}:J}:?�:.::.};:::::::::::.v::}:•:?O:?:?•.v.;..:........ ..?..:v::•:::::}::.v::.......... ..,..{..n.................................n............ :6F::r.•n:.n.::::.:::r: .....................m::::::.v::::::•:}}}}::,.:::...... v.v:::.tty}}:::...................y.:.,...•...:ri::::}...:.w:::::::.,:v.. :F;:}'F:�::............}}r}}:;•}}}}%:h}}:.i}•:n,.::n}•t'•:i:?.'?;??.}}:w:::::.:.::::..:}}:?fii}'•}}:?}}::...'t.:r::::•}}:v.:::::.v::::................ ..}........... .......................... ................................ : n•:?w;:}}•::•}}F:??it t.}•:}:»'{:F?'i:;:FF:;?%F:{?FFF':•}:v:t?•:•}:•};.t}i:•}}}}}}F}}}}F:•F:i:}F}}}:?+:???•}:r•}:;•i:•}}:•}$}}:•:•}:?ti::ii:%iF:i::i:::i::};} .............. ..........}}}}}}:?^:•}:•}:^i}:::::.v}:•}}}:t•FFFF$;{•}'nvy;.!..:.:w;:n•::.v:; :::: ..........:F...... :. .. ...........t....... ......................:.................. ...::v..vF::}{}:J:.}}::vt?v}:?Q%tv}}:F•:titi4:F'L:t•}±i:;:•:+:F'(?::?•}:•}}}}:?y:????•}}:�}}}}}}}•' E FiT F.:I<. 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DATE: September 30,1997 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: Talbot Ridge Preliminary Plat LUA-97-087,PP„CU,VECF DESCRIPTION: The applicant,Brian Johnson of Triad Associates,proposes to subdivide 4.55 acres of a vacant site Into 19 lots for single family homes. The site Is zoned R-1 and R-8. Project requires environmental review,preliminary plat approval,conditional use pennit and variance to construct stone sewer lines in a sleep slope/greenbelt area.A new street would be extended from 102nd Avenue SE to serve the plat. • GENERAL LOCATION: 600 feel east of 102nd Avenue SE and SE 184th ' STUDIES REQUIRED/OR AVAILABLE: Project File Wetland Report and Delineation Geolechnical Engineering Report Storm Drainage Report ' PUBLIC APPROVALS: Environmental Review Preliminary Plat Construction Permit Building Permit Comments on the above application must be submitted In writing to Jennifer Toth Henning,Project Manager, Development Services Division,200 Mill Avenue South,Renton,WA 98055,by 5:00 PM on October 28,1997.This • matter is also scheduled for a public hearing on Tuesday,November 18,1997 at 9:00 AM,Council contact theSecond Floor Municipal Building.200 MITI Ave.South.If you are Interested in attending the hearing,please 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 mail,contact Jennifer Toth Henning,Project Manager,at 277.6186.Anyone who • submits written comments will automatically become a party of record and will be notified of any decision on this project. I PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER.FILE IDENTIFICATION I • DATE OF APPLICATION: June 26,1997 S • NOTICE OF COMPLETE APPLICATION: September 28,1997 DATE OF NOTICE OF APPLICATION: September 30,1997 1 .,R_I4 e rt.CO _.T _._ • RM_I r_u _ . I R-14 .. _R'y _1 _ i ..,t. y; - car ,. - GENM4lOT.000 • III e" _ _- — -@ { fI FI CERTI CATION • Ir Aar riNn(al , hereby certify that G copies of the above document were posted by me in e7 conspicuous places on or nearby the described property on SePT: 10�/f?-7 • Signed: :,,d/774 STATE OF WASHINGTON ) • 1 ) SS COUNTY OF KING ) certify that I know or have satisfactory evidence that fl147T !�!A/A// Tl signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument,c Dated: shin �0 �`� ,r. •��� '1 -- / Notary P 11c in an or the Stale ot.Wa 9ton . •t • Notary (Print) MARGARET J. PULLAR • My appointment ex . . PTIMMISSION EXPIRES 6/9/98 ►oTARY,OOC I **************************************************************** City of Renton WA Reprinted: 10/02/97 15 : 10 Receipt **************************************************************** Receipt Number: R9706312 Amount: 1, 250 . 00 10/02/97 15 : 10 Payment Method: CHECK Notation: #43395 TRIAD Init: LMN Project # : LUA97-087 Type: LUA Land Use Actions Parcel No: 312305-9063 Location: APPROX 600' E OF 102ND AV SE & SE 184TH (IF EX Total Fees: 3 , 760 . 88 This Payment 1, 250 . 00 Total ALL Pmts : 3 , 760 . 88 Balance: . 00 **************************************************************** Account Code Description Amount 000 . 345 . 81 . 00 . 0006 Conditional Use Fees 1, 000 . 00 000 . 345 . 81 . 00 . 0019 Variance Fees 250 . 00 a • Date: October 2, 1997IIII. K To: Jana Huerter yr City of Renton 200 Mill Ave S TRIAD ASSOCIATES Renton,WA 98055 Project Management Civil Engineering Job No: 97-006 Land Surveying Land Use Planning Project: Talbot Ridge Landscape Architecture ' Site Design Enclosed are: These have been sent: El Prints ❑For Your Use El Copies El For Your Review/Approval El Reproducibles El For Your Signature/Return El Reports //At Your Request ❑Documents ❑For Your Records ❑Specifications El For Your Information /Z/ Other El Other Quantity Date Description 1 10/2/97 Check in the amount of$1250 made payable to the City of Renton Remarks: 7 Sent By: Copies To: B o nson Planner 17nrnment7 11814 115th Avenue NE, Kirkland,Washington 98034-6923 Phone 206.821.8448 Toll Free 800.488.0756 Fax 206.821.3481 �= - CITX _OF RENTON Planning/Building/Public Works Department Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator September 26, 1997 Brian Johnson . Triad Associates 11814 115th Avenue NE Kirkland,WA 98034 SUBJECT: TALBOT RIDGE PRELIMINARY PLAT(FILE NO.LUA-97-087,PP, ECF, CU,V) . Dear Mr."Johnson:. We have received revised drawings and your statement of justification for the conditional use and variance for the above-referenced project.. These items have been routed to staff to continue their review, but we cannot take your project off of its "on-hold" status until such time that the fee for the conditional use permit and•variance is submitted. As we discussed, this fee is $1,250.00 and can be submitted during regular office hours at our third floor customer assistance counter(Mon- Fri, 8:00 am to 5:00 pm). .. Based on the amount of time needed to review the materials and prepare staff reports, the project .will be reviewed by the Environmental Review Committee on either October 14th or October 2-1st. Following issuance of the environmental threshold determination and completion of the comment/appeal periods,the public hearing will be held. We anticipate that this date is now ." November 18th. The previous date of November 4th will not allow adequate time to complete the " mandated comment/appeal period, and November, 11th is a legal holiday (Veteran's Day) with government offices closed. - . I will be away from the'office the week of September 29th,but will be in contact with you upon my return. If you have any questions regarding this correspondence in the interim,please contact Jana Huerter at(425)235-2518. — -- " - Sincerely, tv. 0„„ , Post-it®Fax Note 7671 Date el 12.42 Pages► To From Co./Dept. - ) I_-�J I 1 v Co. Pe'n% vl Jennifer Toth Henning Phone# Phone# r2„�9 & t5( • Project Manager Fax# u'Z� `j 21 '.24-q I Fax# r GWl — 114 S 5 Ge .- cc: Colin Lund Jim O'Donnell Triad Associates Talbot Development Parsers,LLC. 11814 115th Avenue NE 1326 5th Avenue,Suite 703 Kirkland,WA 98034 Seattle,WA 98101 • H.\DIVISION.SIDEVELOP.SERIDEV&PLAN.INGIPROJECTS197-0871926LTRDOC. ". 200 Mill Avenue South- Renton, Washington 98055 This nanar contains 5n%rem/cis('maferial-9n%nnnt r•.nnsumer - ' Justification for a Conditional. Use Permit Talbot Ridge The followingoutlines the necessaryfindings of fact r uired to be met for the Renton g c9. Hearing Examiner to grant an approval of a Conditional Use Permit. The request is to allow the construction of utility lines within a greenbelt area in association with the Talbot Ridge development pursuant to Renton Code, Section 4-31-35F.2: Where the provisions of these regulations limit construction of public or private . utilities or appurtenant structures, approval for such construction may he granted by approval of a conditional use permit subject to a showing of necessity and compatibility of the use with these regulations. 1. Comprehensive Plan: The proposed use shall be compatible with the general purpose, goals, objectives,_and standards of the comprehensive plan, the zoning ordinance, and any other plan,program,"map, or ordinance of the City of Renton. This project is within the guidelines outlined by the City of Renton Zoning Code and the City's Comprehensive plan. The site which the utilities will be associated with is zoned R-S. This follows all the housing policies and goals with housing for the City within the designated zone. Policy H-14- Minimum density requirements shall be established in all zones which allow residential development to ensure adequate capacity for growth and create greater efficiency in the provision of urban services. Policy H-85 - Provide homeownership opportunities in all neighborhoods. In addition,this project will provide for infill development, a condition of the comprehensive plan: Policy H-4- Encourage infill development as a means to increase capacity. In order for this development to take place,utilities must be available at the site. The only feasible connection of utilities is to tie into the existing systems(sewer and stormwater)within the Springbrook Condominiums located to the west of the subject site. For thus connection to take place, it must be made through the greenbelt area. In addition,this development will preserve as much greenbelt space as possible, and will create better stability on the slope by providing an up to date drainage plan which will help control any existing erosion and sedimentation for the surrounding area. ECE VED SEP 2 6 1997 DEVELVrMENT PLANNING CITY OF RENTON • 7nnlfi CATVT" lCCV (TVTNT TOb( T70 On7T7 O(1_IT IR/b7/11fl 2. Community Need: There shall be a community need for the proposed use at the proposed location. In the determination of community need, the Hearing Examiner shall consider the following factors among all other relevant information: 1). The proposed location shall not result in either the detrimental overconcentration of a particular use within the City or within the immediate area of the proposed use. 2). That the proposed location is suited for the proposed use. With the smaller lots being created as a result of the development, a differing housing type and value will be available at this site. However,in order for this development to take place,utilities must be available to the developer. The only feasible option is to provide a utility line directly from the proposed Talbot Ridge to the existing Springbrook development located down the hill and to the west. The Springbrook development anticipated this utility connection and provided the appropriate sewer sizing and stub to serve the proposed project. 3. Effect on Adjacent Properties: The proposed rise at the proposed location shall not result in substantial or undue adverse effects on adjacent property. Clearing the greenbelt for utilities is the only feasible alternative for this site. It will not result in any undue or adverse impacts to the surrounding area. Hill holders,or other slope stabilizing mechanisms,will be placed appropriately throughout the slope to insure stability. All clearing activities will be during approved hours of operation and will strictly follow city codes and ordinances. • II Justification for a Variance Request Talbot Ridge The following outlines necessary findings of fact required to be met for the Renton Hearing Examiner to grant a Variance Request to allow the construction of utility lines in an area where the predominant slope is greater than 40% pursuant to Renton City Code Section 4-9-5D: No tree cutting or land clearing is permitted within twenty five feet of any shoreline area, within twenty five feet of the ordinary high water mark of creeks, in a wetland area, or on parcels where the predominant slope or individual slope is in excess of forty percent except enhancement activities. ,4_ That the applicant suffers undue hardship and the variance is necessary because of special circumstances applicable to subject property, including size, shape, topography, and location or surroundings of the subject property; and the strict application of the Building&Zoning Code is found to deprive subject property owner of rights and privileges enjoyed by other property owners in the.vicinity and under identical classification. The clearing which will take place is a direct result of the utilities which will Lie in to the existing Springbrook development down the slope and to the west. This is the only feasible way in which to provide the site with the necessary utilities. This property is adjacent to the King County boundary line and the City of Renton is the only utility purveyor serving this site with sewer. No other gravity fed sewer system option exists for this site which is both zoned for and designated in the comprehensive plan for up to 8 units per acre. All clearing for the proposed utility lines will strictly apply to all Renton codes, ordinances and laws. B. That the granting of the variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which subject property is situated. The developer would install hill holders or other slope stabilizing mechanisms to help stabilize the slope. This will help insure the utility connection will not be detrimental to the hillside and will help minimize the affect this development will have on the slope and greenbelt areas. All clearing will be in accordance with the City of Renton's codes and ordinances. C. That approval shall not constitute a grant of special privilege inconsistent with the limitation upon uses of other properties in the vicinity and zone in which the subject property is situated The property sits on a bluff overlooking the green river valley. East of the subject site is King County jurisdiction and south is a limited triangular portion of the city designated R- 8 by the city zoning code. Because this property sits at a higher elevation adjacent to the easterly boundary to the city,the only potential for Renton sewer service is downhill to the west. Without this sewer connection,the development could not meet the growth management minimum density of the site when assuming IA acre lots for on-site septic. There is only a limited number of properties within this small triangle of R-8 zoning where similar conditions apply and would require similar variances for utilities extending westerly through the greenbelt and steep sloped areas_ D_ That the approval, as determined by the Hearing Examiner or Board of Adjustment, is a minimum variance that will accomplish the desired purpose. If approved,the only action that will take place within the steep slope will be to build an above ground storm pipe and a underground sewer line tying in with the existing Springbrook utility lines. No other activity is proposed within this area. ' wg 1•. : CIT -OF. RENTON l i`` • : Planning/Building/Public Works De a tment - --�I �. : � , P . Jesse Tanner,'Mayor s - . ' _ Gregg Zimmerman P.E.;Administrator. '" September 5,•1997 • - .` . ; _ Brian Johnson Triad Associates , . . - . 11814 115th Avenue SE : - Kirkland,WA 98034 . Via: -Facsimile and US Mail SUBJECT: :: TALBOT RIDGE PRELIMINARY PLAT(FILE.NO.LUA-97-087,PP,ECF) ' Dear Mr.Johnson: . - ' - - -, .. As we discussed today;staff has been reviewing the Talbot Ridge Preliminary Plat application and -. -has concerns regarding the proposed configuration:of the‘lots. ' The plat configuration does 'not : • - . ' '' - `':presently comply with the City's,'Subdivision`Ordinance (Code Section 9-12), and the,proposed private streetiaccess'easement does not comply with the City's Street Standards (Code Section 4-,• - 34-5):: Specifically, the lot:width:for lots 8 through 14 does not meet the minimum requirements, _ - - :; .,: :::Lo - - , _ ; 'ts on the,turning cucle of a cul de:.sac must be a minimumof 35•:feet wide at the-street frontage, .' . • :: '_• :, unless they are pipestem lots, and then,the pipestem must be aminimu n,of 20 feet wide,with no • ``;adjacent separate(back-to-back) pipeste.s m place..of a sh ared private:�access road. Lots:8 =,14 would all be considered to be pipestem,lots, and would all.be back-to-back "- i .+5' :The pro osedprivate access easement-must•be a minimum'of..20 feet:of.pavement on on a 26-foot - `. wide easement. :This would be termed a `private street"and would.be'pemuttedto serve up to six _: lots, providing that at least:two:of those lots front on a public Street.,,;.!,As currently proposed,:the 20-foot wide access easement meets the definition of a.private.driveway,and only two lots would . : be permitted to".access from this. :Since it.appears;that;:a private street is needed to serve the parcels,then Lots No. 1 and No.;:6 would be considered to be corner lots. :Corner lots must be a ' ' '- • 'minimum of 60 feet In- Width and have'15 foot sideyard setbacks for the sideyard along the public or private`street.; : Enclosed are subsections_of the CityCode that aPply to pi estem lots and the creation of rivate: = streets. In•addition, staff has commented that the soils report submitted for the proposal doe not contain the ':'; analysis for potential liquefaction as required by the 1994 Uniform Building Code: I should note, :: . that not-all of the staff comments have been received at this time,and are due to me on September': ,:. .. 9th: ::..Because you will need'to_'revise and resubmit: the preliminary plat,grading,:and utility • , ;.` =drawings;''and PMT's we will place the-project,on hold, and;remove'it from the:Environmental: :.Review Committee calendar:on September:16th:_`In order:to-make it to the Hearing Examiner'On''':,' :• :. . • November 4th,'we would.need your schedule-the project.:.With the ERC,for'•September 30th or " . earlier Revised materials would be needed by:September 17th,:sothat"staff'could review the:plans - mments and' revs e co VELOP.SER\DEV&PLANINGk. PROJECTS\97-087\HOLDLTRDOC.".•' 'H:�DIVISION.S�DE -.. .• - ° I if. -::': `,- Mill Avenue.South: Renton,-Washinton 9.8055 ;,: : '200 ,• g Page t September 5, 1997 Please feel free to contact meat(425) 277-6186 to discuss this correspondence. 'I would be happy to meet with you to discuss the project and discuss the Code requirements Sincerely, I • M ennifer Toth Henning Project Manager • • • • " f r +, 9-12-2 9-12-2 creating the Hearing Examiner, and prepares a street right-of-way line) and the rear-most record, findings of fact and conclusions on such points of the side lot lines in the rear. In the applications. case of pipestem lots, the pipestem portion of the lot shall be ignored for purposes of the HILLSIDE SUBDIVISION: A subdivision in calculation of avera:e de•t• - which the average slope is twenty percent(20%)or -__- - in which any street in the subdivision has grades B. Width of a lot shall be considered to be the greater than fifteen percent(15%)at any point. average distance between the side lines con- necting front and rear lot lines, except .for , HOME OWNERS ASSOCIATION: An incorpo- pipestem lots, where the pipestem portion of rated nonprofit organization operating under the lot shall be ignored for purposes of calcu- recorded land agreements through which: 1) each lating the average width. In addition, width lot owner is automatically a member, and 2) each between side lot lines at their foremost points lot is automatically. subject to a proportionate (i.e., the points where the side lot lines inter- share of the expenses for the organization's activi- sect with the street right-of-way line) shall ties, such as maintaining common property. not be less than eighty percent (80%) of the required lot width except in the cases of: 1) LOT: A fractional part of divided lands having . pipestem lots, which shall have a minimum fixed boundaries, being of sufficient area and width of twenty feet(20')pursuant to subsec- dimension to meet minimum zoning requirements tion 9-12-19D, and 2) lots on the turning cir- for width and area.The term shall include"tracts" cle of cul-de-sac shall be a minimum of thirty or"parcels". five feet(35')for nonpipestem lots. LOT, CORNER: A lot abutting upon two (2) or OT OF RECORD:A lot which is part of a subdivi- more streets at their intersection, or upon two (2) sion recorded in the office of the County Assessor, parts of the same street, such streets or parts of or a lot or parcel described by metes and bounds or the same street forming an interior angle of less aliquot parts, the description of which has been so than one hundred thirty five degrees(135 degrees) recorded in conformance with all applicable regu- within the lot lines. lations in effect at the time of recording. LOT, FRONTAGE: The front of a lot shall be that LOT, PIPESTEM: A lot not meeting minimum portion nearest the street except on a corner,lot in frontage requirements and where the access is by which case the user of a corner lot has the option of a narrow,private right-of-way or driveway. determining which part of the lot fronting on a street shall become the lot frontage. LOT, THROUGH: A lot that has both ends front- ing on a street. LOT LINE ADJUSTMENT: A lot line adjustment is the adjusting of common property line(s) or MEANDER LINE: A line along a body of water boundaries between adjacent lots, tracts, or par- intended to be used solely as a reference for sur- cels for the purpose of accommodating a transfer of veying property boundaries. land, rectifying a disputed property line location, or freeing such a boundary from any differences or OFFICIAL PLANS: Those maps, development discrepancies. The resulting adjustment shall not plans or portions thereof, adopted by the City create any additional lots, tracts or parcels and all Council of the City of Renton as amended. reconfigured lots, tracts or parcels shall contain sufficient area and dimension to meet minimum PERFORMANCE BOND OR GUARANTEE: That requirements for zoning and building purposes. security which may be accepted in lieu of a requirement that certain improvements be made LOT LINES:The property lines bounding the lot. before the City Council approves the final plat, including performance bonds, escrow agreements, LOT MEASUREMENTS: and other similar collateral or surety agreements. A. Depth of a lot shall be considered to be the PLANNING COMMISSION: That body as defined average distance between the foremost points in chapters 36.70, 35.63, or 35A.63 RCW as desig- of the side lot lines in front (i.e., the points nated by the legislative body to perform a planning where the side lot lines intersect with the 397 City of Renton 9-12-17 9-12-19 located beneathpaved surfaces B. CommunityAssets: Due regard shall be utilities to be g shall be installed, including all service con- shown to all natural features such as large - nections, as approved by the Department. trees, water courses, and similar community Such installation shall be completed and assets which, if preserved, will add attrac- approved prior to the application of any sur- tiveness and value to the property. (Ord: face material.Easements may be required for 4522,6-5-95) the maintenance and operation of utilities as specified by the Department. 9-12-18: GENERAL REQUIREMENTS AND E. Cable TV Conduits: Any cable TV conduits MINIMUM STANDARDS;BLOCKS: shall be undergrounded at the same time as other basic utilities are installed to serve A. Width: Blocks shall be wide enough to allow each lot.Conduit for service connections shall two (2)tiers of lots, except where fronting on be laid to each lot line by subdivider as to major streets or prevented by topographical obviate the necessity for disturbing the street conditions or size of the property. area, including sidewalks, or alley improve- ments when such service connections are B. Walkways: Where circumstances warrant, extended to serve any building. The cost of the Hearing Examiner may require one or trenching, conduit, pedestals and/or vaults more public crosswalks or walkways of not and laterals as well as easements therefore less than six feet (6') in width dedicated to required to bring service to the development the City to extend entirely across the width of shall be borne by the developer and/or land- the block at locations deemed necessary. owner. The subdivider shall be responsible Such crosswalks or walkways shall be paved only for conduit to serve his development. for their entire width and length with a per- Conduit ends shall be elbowed to final ground manent surface and shall be adequately elevation and capped. The cable TV company lighted at the developer's cost. (Ord. 4522, 6- shall provide maps and specifications to the 5-95) subdivider and shall inspect the conduit and certify to the City that it is properly installed. 9-12-19: GENERAL REQUIREMENTS AND , F. Latecomer Agreements: Where a develop- ) MINIMUM STANDARDS;LOTS s ment is required to construct utility improve- WITHIN RESIDENTIAL PLATS: ments that may also be required by other developments or by future development of A. Arrangement: Insofar as practical, side lot other parcels in the vicinity, then the devel- lines shall be at right angles to street lines or oper may request establishment of a late- radial to curved street lines. Each lot must corner agreement to reimburse the developer have access to a public street or road. Access for all initial costs of the improvements. The may be by private access easement street per procedure to follow in making application for the requirements of the Street Improvement the latecomer agreement and the steps to be Ordinance. followed by the City are as detailed in Sec- tions 9-5-1 through 9-5-16. (Ord. 4522, 6-5- B. Minimum Size: The size, shape, and orienta- 95) tion of lots shall meet the minimum area and width requirements of the applicable zoning classification and shall be appropriate for the 9-12-17: . GENERAL REQUIREMENTS AND type of development and use contemplated. MINIMUM STANDARDS;PUBLIC USE AND SERVICE AREAS: C. Property Corners At Intersections:All lot cor- Due consideration shall be given by the ners at intersections of dedicated public subdivider to the allocation of adequately-sized rights-of-way, except alleys, shall have mini- areas for public service usage. mum radius of fifteen feet(15'). A. Easements For Utilities: Easements may bE.___._. Lots Allowed:Pipestem lots maybe required for the maintenance and operatiod for new plats to achieve densities of utilities as specified by the Department. d within the Zoning Code when no other feasible alternative to 397 City of Renton 9-12-19 - 9-12-19 achieving the permitted density. The pip- estem lot shall contain the required area for the zoning classification exclusive of the area of the pipestem and providing the pipestem shall not exceed one hundred fifty feet (150') in length and not less than twenty feet (20') in width. Pipestem lots shall not be created that have adjacent separate, pipestems for access in place of a shared private access road. However,the pipestem portion of a pip- estem lot may provide access to both the pip- estem lot itself and a lot adjacent to it with an access easement to be established to serve the adjacent lot. A restrictive covenant will be required on both parcels for maintenance of the pipestem driveway. (Ord.4522,6-5-95) .1 l � 397 City of Renton 4-34-5 4-34-5 property line to the 'curb with provisions maximum grade for the private street shall made for street trees and other landscaping not exceed fifteen percent (15%), except for requirements, street lighting, and fire hy- within approved hillside subdivisions. drants. E. Shared Driveway: A shared private driveway D. Private Streets: Private streets are allowed may be permitted for access to two (2) lots. for access to six (6) or less lots, with no more The private access easement shall be a mini- than four (4) of the lots not abutting a public mum of twenty foot (20') in width, with a right of way. Private streets will only be minimum of a twelve foot (12') paved drive- permitted if the proposed private street is way. not anticipated by the Department to be necessary for existing or future traffic and/or F. Pavement Thickness: New pavement must pedestrian circulation through the subdivi- asphalt with a minimum thickness of four sion or to serve adjacent property. Such pri- inches (4") of asphalt over six inches (6") of vate streets shall consist of a minimum of a crushed rock. Pavement thickness for new twenty six foot (26') easement with a twenty arterial or collector streets or widening of foot (20') pavement width. The private street arterials or collector streets must be ap- shall not exceed five hundred feet (500') in proved by the Department. Pavement thick- length, and shall provide a turnaround meet- ness design shall be based on standard engi- ing the minimum requirements of this Chap- neering design methods. For the purposes of - ter. Appurtenant traffic control devices in- asphalt pavement design, the procedures. eluding installation of traffic and street described by the "Asphalt Institute's Thick- name signs, as required by the Department, ness Design Manual" (latest edition) will be shall be provided by the subdivider. The accepted by the Department. Alternate de- street name signs will include a sign labeled sign procedures or materials may be used if' "Private Street". A restrictive covenant will approved by the Department through the be required to create the private street, spec- alteration and modification process. _ ifying the private street must be installed prior to recording of the plat unless deferred. G. Alley Standards: The minimum design stan- No sidewalks are required for private streets, dards for alleys are outlined in the following however drainage improvements per City Table B. Alleys may be used for vehicular Code are required, as well as an approved access to the adjacent lots, but are not to be pavement thickness (minimum of 4 inches considered as primary access for emergency asphalt over 6 inches crushed rock). The or Fire Department concerns. TABLE B MINIMUM ALLEY DESIGN STANDARDS Zoning Type. Right-of-Way Width Paving Width All residential 16 ft. 14 ft. Commercial 16 ft. 16 ft. Downtown Area and industrial 20 ft. 20 ft. 995 City of Renton - ........... IIIIIIIV SST OF SURROUNDING PROPERTY OWNERS PROJECT NAME: Talbot Ridge APPLICATION NO: LUP - q1 +081 FP, ECt The following is a list of property owners within 300 feet of the subject site. The Development Services Division will notify these individuals of the proposed development. • NAME ADDRESS ASSESSOR'S PARCEL NUMBER Alun E. Vick 4827 Talbot Rd. S. 312305 9022 Renton, WA 98055 Simpson Housing Limited Par 3201 S. Tamarac Dr. , #200 312305 9041 Denver, CO 80231 . ' Lila M. Campen 4908 Talbot Rd. S. 312305 9048 Renton, WA 98055 Paul & Leona Longville ' 4521 Talbot Rd. S. 312305 9051 Renton, WA 98055 Andrew &r 4argare ."13VER—" "" 4509 Talbot Rd. S. 312305 9061 :,ii: : fit :a?„# I, Renton, WA 98055 Arthur D. v f"4,W ��+ 3TAie 4512 Talbot Rd. S. 312305 9069 f, ;l=? yRI&TOi ' jRenton, WA 98055 William ' „`� s•u' il^Y i;Ffi?i?ir}1:? J. a Teresa Mi A Tdrews--=~-"~••-m -r•--44701 Talbot Rd. S. 312305 9090 Renton, WA 98055 Grover W. Shegrud 17408 14th Ave. W. 312305 9094 Lynnwood, WA 98037 'Burnstead Construction Co. 1215 120th Ave. NE, #201 312305 9149,E . Bellevue, WA 98005 e9 `` Carl G. Falk 18415 102nd Ave. SE 3223305 902:2 \cfi Renton, WA 98055 `�� Fred E. & Debra Gustafson 18439 102nd Ave. SE 322305 9096: - A,..e Renton, WA 98055a�, y Joseph MacKenzie 18467 102nd Ave. SE 922305 9171 r1-- i Renton, WA 98055 N okfrakg='s (Attach additional sheets, if necessary) • (Continued) • NAME ADDRESS ASSESSOR'S PARCEL NUMBER Applicant Certification I, Go 4...Ai ci A,0 , hereby certify that the above list(s) of adjacent property (Print Name) owners and their addresses were obtained from: pi City of Renton Technical Services Records C3; Ti y Records • Illisitwelliiir"p" Pgi • ssessors Records • 1111-#/4-F ,„_411111/ iii C97 2 yi 9 7 Sign:. dirirr Date Applicant) NOTARY ,LIN ATTESTED: Subscribed and sworn before me, a Notary Public, in a Id folikttelgatel'or Svvashington,, residing at /(illel on the /fay of V."- aSTATE OF WASHINMt. NOTARY-0—PUBLIC Signed (Notary Public) MY COMMISSION EXPIRES 5-26-01 .111.1111••••••••• - • CERTFJeATION OF MAILING I, JdiAX.' £ 1ereby certify that notices of the proposed application were rnadecl to • 1 • MfiningAVAM:61gIoneach listed properly owner Signed iagg;mE.EiimniELM:g:,::ini.ciiimilliiiiiiiiiimiiiiiiiwei:AISOMMENEntgai:Milami::.:EmEnimigan • ••• •••••• •• •••••••••••• •:.. NOTARY WEvbscrjbef arid sworn before me, a Notary Public, nAnd for the State of Washington 4:04.itittMiafkfAgVgigiZClttgifXf.fN.':iZiittigin0,4t.fgikfgik;6f:RWVtr,OgggigiigiggNlgigiMgggai]i;V: :JR" ••44-4400:0400NigigningigniiiMR :EffiliiiMMINgigniengigggii..:::i.iiiigigigg.:::ageMERMENEWIE:1::iiiiiEnsii::::::E:: 149434".• •• t-c'q 2 .rnignignrinignaiiiiiiiainrigiri.MigainEamopintfrirogemenningogiiimustygempogiamooppopiggi seiggitansisignmegnossititytedgmeNT.ttii.v.[00.wolyt:sto:•6.teingismaimminggisenfilin 111:111.111STIORSURROUNDINGIPROPERTYMOWNERSwithin 300 feet of the $ubjet sito III PROJECT NAME: Talbot Ridge APPLICATION NO: The following is a list of property owners within 300 feet of the subject site. The Development • Services Division will notify these individuals of the proposed development. NAME ADDRESS ASSESSOR'S PARCEL NUMBER King County ' 500 A King County Admin. Bldg. 312305 9067 Seattle, WA 98104 Charles L. Cornett P.O. Box 330310 312305 9083 Seattle, WA 98133-9710 322305 9183 • • • , • . • , • • •,;‘, • " • (Attach additional sheets, if necessary) • I rl, • (Continued) • NAME ADDRESS ASSESSOR'S PARCEL NUMBER Applicant Certification I, , hereby certify that the above list(s) of adjacent property (Print Name) - 'owners and their addresses were obtained from: 17 City of Renton Technical Services Records D Title Company Records • King County Assessors Records Signed Date (Applicant) NOTARY ATTESTED: Subscribed and sworn before me, a Notary Public, in and for the State of Washington, residing at• on the day of , 1 g Signed (Notary Public) .:.... .Cfitv:.:of:{.Rent :::' .}}'::::...w:.......-,.:<}:.:.:.I.}::,.:::.:,.:::::.,::.::.:.}}::::::::.::.:}: •}f•:G::.}}}:::iiii:•ism::}i::':i•}::•}:4}:4:?�i}:�ii::}�:•k�:•:�'titi5�}:ti::•iii:{i:ti�i}:f:�iji:�:::}.::::.:::::.:..:::•:.::;}}x:?p Y.}::?:t{• ::}1.i:4' :•}}4.4}'�:?•}:-?:•};::•+}}:-}}:•}}'-}}}".r4}:;4•.}:•}:4}.•:{•:•:Ji}}}}:???::}i4}?iii'r:� r.,. :j•:'1'�?ri+}�M1:ii.'•:�i};{i;:rr.}::•}{{}ii::i t:{•iTi: iij;i{j:;i::$iiY?i::`::�i?:ti�:�::�•:::ti$:•}:t%}::{:i};:�:'i��}ii:v:�:i}:�•iiiiiiiiii}?:t{::}i:�}i}:::.v:.v:.v::::::::::::: I'.:}:};. 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'r.+.w:::::-:r r:}.?:•:}:::r:l..................... :..;..,:..: .r..:x:::.v:x:::::;}:f:::.::x::::.;•.4:;;:::::::::v:::::4:.v:r..:::t...::::w::,4};:::::::w::::w::.v:::Y?{?:•}}}:•i:::•}:{+,.w::::::.v::x::::nt......... ..... .t.::::•;;;•;;.•v:v.v:::::::::.v}:::. .v r{.:.:....::::�:w::::v.v::::::??w:,x••w:f•:%w.v.v,w:.v:::•.::v.' i}:4:4:4}::::;v:x:::::}}}4:.v.v:.v:::.:v?r}}}}::::::•.v�.v:::.v::::•'f.•}:v..v.vv:.v:{.}:•:4::?:•}}}::;::::::.v:::::::}::rr.v::::::}}:?4}:4::::.vm::...n. S i listprop.doc REV 07/95 2 . _ Okty 0 4 . C.0L'Nrc0' NOTICE OF APPLICATION + PLANNING/BUILDING/PUBLIC WORKS - • DATE: August 29,1997 A Preliminary Plat and an Environmental Review 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 1 Approvals. PROJECT NUMBER/NAME: Talbot Ridge Preliminary Plat ' LUA-97-087,PP,ECF • DESCRIPTION: The applicant, Brian Johnson of Triad Associates, seeks preliminary plat approval in order to subdivide 4.55 acres into 19 lots suitable for single family homes.The lots would range In size from 4,536 square feet to 6,042 square feet. The project site is forested and undeveloped. It Is located Just east of Talbot Road,and site access would be achieved via an off-site extension of 102nd Avenue SE.A new cul-de-sac road,South 47th Court would be constructed from 102nd Avenue SE to serve the plat.The site Is zoned R-8 on the eastern portion and R-1 on the west where steep slopes in excess of 40%limit development.Approximately 3,800 square feel of an off- site wetland would be Impacted by the development of the access road into the site. The project requires environmental review and preliminary plat approval. , GENERAL LOCATION: 600 feet east of 102nd Avenue SE and SE 184th STUDIES REQUIRED/OR • AVAILABLE: Project File Wetland Report and Delineation Geolechnical Engineering Report . Storm Drainage Report PUBLIC APPROVALS: Environmental Review ' Preliminary Plat Construction Permit , Building Permit Comments on the above application must be submitted In writing to Jennifer Toth Henning,Project Manager, • ' Development Services Division,200 Mill Avenue South,Renton,WA 98055,by 5:00 PM on October 6,1997.This matter is also scheduled for a public hearing on Tuesday,November 4,1997 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 salt appear at the hearing and present your comments on the proposal • before the Hearing Examiner.If you have questions about this proposal,or wish to be made a party of record and • receive additional information by mail,contact Jennifer Toth Henning,Project Manager,at 277-6186.Anyone who • • submits written comments will automatically become a party of record and will be notified of any decision on this project. 9 I PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION • DATE OF APPLICATION: June 26,1997 • i NOTICE OF COMPLETE APPLICATION: August 28,1997 DATE OF NOTICE OF APPLICATION: August 29,1997 "1L7-7: i4tit2J (e • l W [[,,,� 7 . GENMALOTAOC • a-14 - _ --_•_N_Ii. s i—ly.`i'+�a0- CERTiFICATIO• N . i, .lenni • n l" H614h1 , hereby certify that Iiiiia copies of the above document were posted by me in 3 conspicuous places on or nearby the described properly on . Aria/ci- •74, tql 7 . le,tiji.j. . . rg STATE OF WASHINGTON ) • • ) SS COUNTY OF KING ) I certify that i know or have satisfactory evidence that c9. / ,+ signed this instrument and acknowledged it to be his/her/th i free nd vokAar 'a.ct for, the es and purposes mentioned in the instrument. •"'• ,' -b ° Dated: g f f q / %. .• `f• w . / a Pub •c in and f he Sta' e•,d(, asfi�i•tiglon Notary � . �c , Notary (Pun ) MARGARET 1 PULLA,R My appointment ex • NO IARY.00C "S,( L)0 k...joit •cvN�k NOTICE OF APPLICATION PLANNING/BUILDING/PUBLIC WORKS DATE: August 29, 1997 • q Preliminary Plat and an Environmental Review 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: Talbot Ridge Preliminary Plat LUA-97-087,PP,ECF DESCRIPTION: The applicant, Brian Johnson of Triad Associates, seeks preliminary plat approval in order to subdivide 4.55 acres into 19 lots suitable for single family homes. The lots would range in size from • 4;536 square feet to 6,042 square feet. The project site is forested and undeveloped. It is located just east of Talbot Road,and site access would be achieved via an off-site extension of 102nd Avenue SE. A new cul-de-sac road, South 47th Court would be constructed from 102nd Avenue SE to serve the plat. The site is zoned R-8 on the eastern portion and R-1 on the west where steep slopes in excess of 40%limit development. Approximately 3,800 square feet of an off- site wetland would be impacted by the development of the access road into the site. The project requires environmental review and preliminary plat approval. GENERAL LOCATION: .. 600 feet east of 102nd Avenue SE and SE 184th STUDIES REQUIRED/OR AVAILABLE: Project File Wetland Report and Delineation. Geotechnical Engineering Report Storm Drainage Report • PUBLIC APPROVALS: Environmental Review Preliminary Plat Construction Permit Building Permit Comments on the above application must be submitted in writing to Jennifer Toth Henning,Project Manager, Development Services Division,200 Mill Avenue South,Renton,WA 98055,by 5:00 PM on October 6,1997. This matter is also scheduled for a public hearing on Tuesday,November 4,1997 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 mail,contact Jennifer Toth Henning,Project Manager,at 277-6186..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 DATE OF APPLICATION: June 26,1997 NOTICE OF COMPLETEAPPLICATION: August 28,1997 DATE OF NOTICE OF APPLICATION: . August 29,1997 \s P�1._ yl 'no a' ,e P-I •-0O3: co(P)u R-I I -'-• 11111.1 I. RM-I ii Hp°-'-- SITE' .. —=._ •s. ;- '7 i3s�per { ' iNs i ••�1 lstk GENMALOT.DOC R-14 ' ii' "R 1I� _. 1 • CI 1 . OF RENTON = Planning/Building/Public Works Department Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator . • August 28, 1997 Brian Johnson Triad Associates 11814- 115th Avenue NE Kirkland, WA 98034 SUBJECT: Talbot Ridge Preliminary Plat LUA-97-087,PP,ECF Dear Mr. Johnson: 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 September 16, 1997. Prior to that review, you will be notified if any additional information is required to continue processing your application. The date of Tuesday, November 4, 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. The applicant or representative 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 277-6186, if you have any questions. Sincerely, k UI Lr\ )") .enNVIA-C) Jennifer Toth Henning Project Manager cc: Jim O'Donnell Parties of Record ACCPTLTR.DOC 200 Mill Avenue South - Renton,Washington 98055 �a_.. ---. . . July 11, 1997 Vr Leslie Nishihira TRIAD ASSOCIATES Planning Technician Project Management Development Services Division Civil Engineering 200 Mill Ave S Land Surveying Renton, WA 98055 Land Use Planning Landscape ArchiteR CEP F Site Design RE: Talbot Ridge JUL Triad Job No. - 97-006 1 19 ? DEVELOPMENT PLANNING CITY OF RENTCN Dear Leslie: Thankyou foryourquick response to our submittal of Talbot Ridge. Regarding your June 27th pg g ,A c_ letter, enclosed is a map of Talbot Ridge with the existing and proposed zoning boundary lines. is, To help you understand the proposed zoning boundary line better, I will explain to you the t ` y J•5 methodology in reaching this decision: 1""� ) 1. We calculated the top of slope line within the proposed Talbot Ridge and Summit Park itor developments(see attached sheets). L.P 2. On the Kroll map (see attached), I drew the current zoning line using the City of Renton's r, " ' Zoning Map. Plus, I connected the top of slope lines for Talbot Ridge and Summit Park. X 3. After defining the new zoning line for the R8/R1 zone, using top of slope, I then attached the top of slope line to the Talbot Ridge site. 4. Using this methodology, this should be the new zoning line(approx.) Under the current zoning boundary, Talbot Ridge has 2.12 acres in the R8 zone, and 2.43 acres in the Rl zone. Under the new zoning boundary, the R8 zone increases to 2.88 acres, and the R1 zone decreases to 1.67 acres. I hope this answers any questions you may have. Should you have any more questions or require any additional information, please don't hesitate to call me, 821-8448. Also, please note that the copies of the wetland report and delineation are forthcoming. Sincer , Brian Johnson Planner Enclosure 11814 115th Avenue NE,Kirkland,Washington 98034-6923 Phone 206.821.8448 Toll Free 800.488.0756 Fax 206.821.3481 CI7_ , OF RENTON ••ll. I Planning/Building/Public Works Department Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator June 27, 1997 Brian Johnson Triad Associates 11814 115th Avenue NE Kirkland, WA 98034 Dear Mr. Johnson: Thank you for your June 26th land use application for the Talbot Ridge Preliminary Plat (LUA97-087). In order to process this application, we will need the following information requested in your February 5, 1997 Pre-Application meeting with Mark Pywell. Attached is a copy of his memo for that meeting listing additional information which would be required at the time of submittal. Your application can not be reviewed without the following information: 1. One (1) copy of a revised site plan indicating the acreages of both the area zoned as R-1 and the area zoned as R-8 based upon the line representing the top of the slope. 2. Five (5) copies of a wetland report and delineation. At this time your project application is incomplete. We will need the above information in order to formally accept and review your application. If you have any questions regarding these submittal requirements, please feel free to call me at 277-6170. Sincerely, i 1 Lesley Nishihira Planning Technician 200 Mill Avenue South - Renton, Washington 98055 eThis paper contains 50%recycled material,20%post consumer • CITY OF RENTON Planning / Building / Public Works MEMORANDUM DATE: February 5, 1997 TO: Pre-Application File FROM: Mark R. Pywell, AICP SUBJECT: Springbrook East Preliminary Plat Pre-App 97-08 We have completed a preliminary review of the pre-application for the proposed development. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision makers (e.g., Hearing Examiner, Zoning Administrator, Board of Adjustment, Board of Public Works, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. 1. The project site is located to the east of Talbot Road S. and is south of SE Carr Road. The project site appears to have a split zoning R-1 and R-8, copies of these zones are attached for your review. 2. The applicant is proposing a subdivision for 14 lots. These lots would be used for the construction of single-family homes. 3. The applicant will need to prepare a plan that demonstrates the area of steep slope and the area that is zoned R-8 and the area that is zoned R-1. The acreage of these areas should be shown on the plan. This plan should be submitted with the subdivision application. A copy of the subdivision application is attached for your use. All items listed on the application must be submitted with the application and any other information requested herein must also be submitted at the same time. 4. Seeps and wetlands have been identified in the area of this site. The applicant will need to have a biologist walk the to identify the fauna and flora on-site. Any wetlands identified by the biologist will need to be delineated and a report will be required with the application. If no wetlands are identified a letter should be submitted indicated that no wetlands were identified on this site. 5. A slope map for the steep slope and the portion of the site to be developed will need to be submitted with the application. 6. A geologic report discussing soil types, slope stability and any required setbacks from the steep slope area will need to be submitted with the application. Coal mines have been identified to the north of this site. The geologist should review the appropriate records to ensure that the site does not have any identified coal mine shafts that will need to be addressed. 7. The plans should demonstrate any required cut and fills, the quantity of material required, and if any material will need to be removed on imported. :i+:1.:p:..;:F):^::4:{+y,.. .....::........:... ..............:::•vim•:•.�.�::..��:::.�:::: .............................)}:..'G}):}:.):}}FF:4:•:^;.;�):•:ti.:•:iiP:i•:>tj}i:})i)n?iv)i:):. .......... ......vv.......:.n.... ................... .........•..........'d. :...............:•::::..w::::v::::::i•i::: .. ....,,.. t':t)'f�:t:i:!�i:'{`:;':•i'�::;i:;:;is;S:::i+'?i;:;:;X;:;:l:iiM1jiiii• ..........................� ti, :ri;jiis ::i}:f•'�":iiiii :: ::.�::::.{{:.�.::.}�:::::::..::::.�::::::::::::.}::iiC:•isi•i):ii?•isi?':•:i:•i:�ii):•iTjl?t�i):�':{�:� µ.�, :.mot.:...:::)1:�:.:�::.:�::.:' � �r,' ..1111111111111 SCE':::i:4);;. r ,�::•.:})�{:.,:.:•..:.}v;:})'.�.����v��.Y�i: i`j::'v;III ;r�i.����'4::''Y:`;`i`?:)i.S ^}?<'!'�:::•':j}J'):t;:::..':.;}:vY.•�:�:. 11. +•}•{.�:::::.:.::..::tii:>.{:>S:vv?i:•:?ti•)•:�:%;:::.::•i::>):i;:�::)�:::):4:':;:•:::::'.::•:):Ci)i:<yYp;{n><::v)i:i:i::r':%: ..... ..::�!!�).>'• n♦[ ::;`:;:::::;:•.;0::::::L:::i:::::::::::::::::::::::::::::::::i'::i:{:i'iL:::::Lji;:::::Y}::::i:::ji:::::::i::{t::i::i:::yii::):.::.i::{:.�:;))ii)i:.i)}?i)):•ii})):.)):{�))?i:.):.)):::}ii:.::::):.i))i:.ii}ii)T:i:'.:?:�Y i)ii):i::.:4))):.i:{^?i:.i)))X¢))ism}}))•i:.))))T)is}ii})))i?i:.iii:{{.?Y)i:{ri)). ii'f. 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ADDRESS: 703 Skinner Building . Section 31 , Town ship 23N, Range 1 326 5th Avenue _ 5E, W.M. _11 PPRo i `ems¢-01 /OOv4(, KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): CITY: Seattle • ZIP: 98101 • • 312305-9063-06 • TELEPHONE NUMBER: 2 0 6-6 2 4-6 4 8 6 EXISTING LAND USE(S): • Undeveloped ) ;;:. »:::: Cx![VT405IfhW than.aw&rYNISONI :.... ......:<>:: PROPOSED LAND USES: NAME: same as property owner 19 lot SF residential plat • • • COMPANY(if applicable): EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: Residential SF 7f-41h. i .n .rem' ADDRESS: �`.I PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION (if applicab e�.'.w 2 6 '997 N/A CITY: DEVELZIp?iicDNT PLANNING EXISTING ZONING: CITY OF RE•NTON • R-8 SF zoning • TELEPHONE NUMBER: PROPOSED ZONING (if applicable): • N/ A • ingRESINERia:OIVTA :T>P. RS01 :::.:<.):.))): :i.: :.:::i.) • f t' ' ` ..• °4'`,. SITE AREA (SQ. FT. OR ACREAGE): NAME: BBri>a''".F" ii,;f,John,son• - '` 1 ,, 4. 55 acres -�o�`-�R o • :;', _•::::!. . .......: Triad Associates ��+At-, COMPANY=1if ap lica�la):.o>, PROJECT VALUE. 4>,r\c„' �. s' °' Land value,,; $r1 0'8, 000 ry. I,�. �`'r• ' Construction costs — $575 , 000 ' `' Home values - Urikn 'wn at this time ADDRESS: •••'1,11g'1,4 115th Avenue NE pd"'� IS THE SITE LOCATED;IN4THE AQUIFER PROTECTION AREA? No. CITY: Kirkland ZIP: WA ' • q e/O IS THE SITE LOCATED IN ANY OTHER TYPE OF ENVIRONMENTALL' SENSITIVE AREA? • There is an existing wetland located TELEPHONE NUMBER: 425-821 -8448 J off-site, and there are existing steep , slopes located on the western portion of the site. • ....;;...;..:.....+..t:::::.t:s.}}:.::ss.:...x:.::::.:.:•>:-r cs-,: �-:s::.:t«.:•->ss::::.s:;•s+::+a:ss:.�::::..:::oss}ss:.:.s. ... ........................:.........:.:::54 TI:t�:N:<QF:P:RQPERT:: ::::::. /� t�. h::: :>: :>:i :::< � ' : ;::>:>:}::::>::>;t.>:«:;t.::<:> ..:......:.:......... .. . .......................:......... ........:::::::::::...Y....::i.:.�:t.::.::..c....::.:;s�„���:,sf�:��.x:.}:f}t><.::c:�.s...s;�:rye>::>:;::>::>::>:>::;;:>: ( see attached) • ::;:::::>::}::>:<:::>::::::»::<:::><:<::::::>::<:::>::»>::>::»:::<:<:«:::::>:<::::;::;::>::::<:>:::»::::<::: .T...PE O . . P... ... .................................... ......................... . ................................. �}...Pl�M.GAT`f.ON:N:<.:f~.gf`.5:::::::.::::.:';:::::::::::.::::.:::.....:::::::.....:::::::"::::::.:.}:.}.•:o.:.}::. k::::al[::::.h.ec . I ' r.. :::Pp ....................Y. :a.:..Ct. At.a. . ...PC.it ...sta..f..#.:v)rt.lf:.:dete.r.lnl.. :.:. . . . .:.:..... _ANNEXATION $ SUBDIVISION:- _ COMP. PLAN AMENDMENT $ _ REZONE $ _ LOT LINE ADJUSTMENT $ _SPECIAL PERMIT $ • _ SHORT PLAT $ _TEMPORARY PERMIT $ _ 0-0TENTATIVE PLAT $ ' . _ CONDITIONAL USE PERMIT $ a-PRELIMINARY PLAT $ Q®®p,g • _ SITE PLAN APPROVAL $ _ FINAL PLAT $ _GRADE & FILL PERMIT $ (NO. CU. YDS: 1 PLANNED UNIT.DEVELOPMENT: • $ _ VARIANCE $ (FROM SECTION: ) _ PRELIMINARY —WAIVER $ FINAL _WETLAND PERMIT $ ' — ROUTINE VEGETATION MOBILE HOME PARKS: $ MANAGEMENT PERMIT $ _ BINDING SITE PLAN $ SHORELINE REVIEWS: _ SUBSTANTIAL DEVELOPMENT $ _ CONDITIONAL USE $ _ VARIANCE $ _ EXEMPTION $No Charge xENVIRONMENTAL REVIEW $ 59D.� _ REVISION $ .................. ........:. ...:.:: ... ..... ..... s .. r.rs < ..::. . :: ::.}. ..::::. I, (Print Name)ci7/,,t L U A d ,declare that I am(please check one)_the owner of the property involved in this application,,24I e . authorized representative to act for the property owner(please attach proof of authorization), and that the foregoing statements and answers he contained and the information herewith submitted are in all respects true and correct to the best of my knowledge and belief. + cj E. Q I'll C(p/'^ C v.4 ATTEST: Subscribed ancLs :gliafig('f Notary Public,in an for the State of GY •�� • (Name of • , entatly: Jii Is ? i. ��v� doiliggri— -iiiift, Signature of Own- -epresentative) ,,,tea * (Si ure of Notary/Pi ' "%%%%"%% l:ry :iit :: ::!.:.g....;n!s.t:;: n:: .;.•.}�>s:::•:i}s:i :iri::•>.:.: :}:•:::;•}:.}:•};:•}t : :::::(:T; }:-<sec :: e.. o(>t. et: ei. : O•.{... to Ew: :: :r : : :::•::::::::: :: . ..: : .. .. . .:.::..:..: : . .•::: .}::; : :•:Ci :tileNmer .: ; : :�� : :: :.}' : A .�: HL< <CJ� LA:< : < <::: p: ��: VM:�.. : :::::: :: � : � : :��:»>::::>:>:::<::::<:>::>:»<::.;:'.:::::� .::.�: ::::::::.......:r. ..........T(a<T�1t.:I:'.Q:STAG1w..,.: .: D. . ..�. ::::1:::.. .� : .. . ::::::.:...:. :::.:..:.:::::::::... MASTERAP.DOC REVISED 9/96 A portion of the south half of the northeast quarter and of the north half of the southeast quarter of section 31 , township 23 north, range 5 east, W.M. , described as follows: Beginning at the east quarter corner of said section: Thence south 01 ' 13 ' 36 west, along the east line of the southeast quarter of ' said section, 168. 92 feet to the south line of the north 5 acres of the north half of said southeast quarter; Thence north '89 ' 00 ' 56" west, along said south line, 659. 56 feet to a point of intersection with the southerly prolongation of the east line of the west half of the north 5 acres of the south 9 acres of the south half of' the northeast quarter of said section; Thence north 01 ' 07 ' 00"east, along said prolongation, 300 . 71 feet to the north line of the south 4 acres of said south half Thence south 89 ' 01 ' 02" east, along said south half, 660 . 18 feet to the east line of the northeast quarter of said section; Thence south 01 ' 14 ' 48" west, along said east line, 131 . 81 feet to the point of beginning. • ifpf rYopAeN o IVIN 703 SKINNER BUILDING TELEPHONE(206)624-8480 1328 FIFTH AVENUE FAX(208)824-6376 SEATTLE,WASHINGTON 98101 June 23, '1997 VIA FACSIMILE • Mr. Ronald E . Guest Triad Associates 11814 115th Avenue NE Kirkland, WA 98034 RE: Talbot Ridge Dear Ron: • This letter is to . authorize either you, Ronald E. Guest or Colin Lund, to sign any documents on my behalf as they concern the preliminary plat application on the property commonly referred to as Talbot Ridge. Ron, if you have any questions or concerns, please let me know. Very Truly Yours TALBOT DEVELOPMENT PARTNERS, L.L.C. • Jim O' Donnell Managing Member HJO/kjj - JN2u1397 DEVELv-MtNT PLANNING CITY OF RENTON • • fin• nTn• nkl n7 • c i s C`7 hinr O ) C_h7a_an7 • rtT m InfT . n • f• N Project Narrative for the Preliminary Plat of Talbot Pam. p.i 06 p The preliminary plat of Talbot Ridge is a 19-lot single-family detached project on 4.55 acres of land. The tax parcel number of the forested and undeveloped land is 312305- 9063-06. The site is located just east of Talbot Road, however, the only access to the site will be via an off-site extension of 102'd Avenue SE. The roadway extension will end in a cul-de-sac within the proposed development and no access will be provided through the site to Talbot Road. The proposed lots will primarily be served by the proposed South 47th Ct. However, lots 1-6 will be served by a private 20-foot wide access easement. The site maintains two zoning districts. The easterly portion of the property, where development is anticipated to take place, is zoned R-8. The westerly portion on the site is zoned R-1 primarily as a result of the steep slopes. The City of Renton has confirmed that the zoning boundary between the R-1 and R-8 districts is the top of slope and the plan has been designed to represent this boundary line. The zoning densities are consistent with the comprehensive plan. The westerly portion of the site contains steep slopes which are in excess of 40 percent. No development, other than necessary utilities, are proposed within the steep sloped areas. For the most part, the trees and understory on the steep slopes will be preserved. A preliminary geotechnical report has been prepared and submitted with this application. An off-site wetland exists to the east of the site which will be impacted by the development of the access roadway. Based on the proposed grading plan and surveyed wetland location, approximately 3,800 square feet of the wetland would be impacted by the development of the roadway. The wetland disturbance is partially within King County jurisdiction and partly in the City of Renton. A wetland report is being prepared and will be submitted as an addendum to this application. Hydrology of the wetland feature is conceptually being Y gY P Y maintained by a proposed 24"culvert under the proposed access roadway. This storm water conveyance system ultimately flows to the Green river and out to the Puget Sound. The existing King County access road(102nd Avenue SE)maintains curb, gutter and sidewalk on the easterly side of the street in the vicinity of the proposed project. The westerly side of the roadway is a thickened edge section. This development anticipates extending 102nd Avenue SE to the north and tying into an access roadway(47rh Court) at the City of Renton boundary limits. 47th Court will be developed as a full street with a sidewalk, curb and gutter on the north side. The plat will provide rolled curbs and a sidewalk extending along both sides of the street and around the cul-de-sac bulb. A final grading plan has not been developed to date, however, it is anticipat® -fhat�mo�,,ct f the vegetation on the portion of the site to be developed will be removed. ' he vegetat`id n az in the steep sloped areas will be retained, except where conflicts with necessary utility lines exist. It is anticipated that an export of material will be required for this development. The quantity will not be substantial, given the size of the project. Construction of the project will occur as soon as all necessary approvals and permits have been issued by the City of Renton. Estimated start of construction is July 1998. • Preliminary Plat of Talbot Ridge Construction Mitigation Plan (June 24, 1997) A) What are the proposed construction dates (beginning and ending dates) and phasing, if P P (bg g any: Construction is anticipated to begin in the summer of 1998 with the plat being recorded by spring of 1999. At this time no phasing is anticipated with the project development. B) What are the anticipated hours of construction related operations: The hours of construction related activities would be limited to those customary for the City of Renton. It is estimated that construction related activities would generally be from 7:00 A.M. to 9:00 P.M. Monday through Friday and, if necessary, 9:00 A.M. to 5:00 P.M. on Saturday and Sunday. C) What are the proposed hauling/transportation routes: It is not known at this time if exportation of soils will be required as a result of the proposed development. However,if hauling is necessary,the site is near Talbot Road which is a main north/south arterial. South 55th Street and 102nd Avenue SE may be used to provide access from Talbot Road to Highway 167. D) Measures to be implemented to minimize dust, traffic, and transportation impacts, mud, noise, and other noxious characteristics: Frequent watering of the site during construction would limit the quantity of dust particulates created by workers' vehicles and heavy machinery. Because the site is adjacent to a main north/south arterial, no substantial impacts on traffic and transportation are anticipated other than road improvement related construction. Soils being transported off the site and onto 102nd Avenue SE could be minimized by placing crushed rock at the entrance to the development site during construction. Frequent watering of the entry location and street sweeping would further help control transient soils. Noise and other generally noxious characteristics associated with land development will be temporary and generally would not beginning prior to sunrise and would generally not continue beyond sunset. Because the area is primarily surrounded by single-family low density residential housing,the impacts to the existing neighborhood would be minimal. SC l) Bordeaux at Beaver Crest-SEPA checklist FOR AGENCY USE ONLY City of Renton -SEPA Checklist A. BACKGROUND 1. NAME OF PROPOSED PROJECT, IF APPLICABLE: Talbot Ridge 2. NAME OF APPLICANT Talbot Ridge Partners, LLC. DEVELOPMENT 'LANNING 3. ADDRESS AND PHONE NUMBER OF APPLICANT AND CONTACT PERSONorryoF REfTON Applicant: Jim O'Donnell Talbot Ridge Partners, LLC. 703 Skinner Bldg. 132 5th Avenue Seattle, WA 98101 (206)624-6480 Contact: Ronald E. Guest, P.E. TRIAD ASSOCIATES 11814 115th Avenue NE Seattle, WA 98034 (425) 821-8448 4. DATE CHECKLIST PREPARED: June 23, 1997 5. AGENCY REQUESTING CHECKLIST: City of Renton Community Development Department 6. PROPOSED TIMING OR SCHEDULE (INCLUDING PHASING, IF APPLICABLE): The proponent anticipates construction of the proposed development as soon as possible following the acquisition and approval of all necessary permits. Estimated start of residential construction would be July 1998. 7. DO YOU HAVE ANY PLANS FOR FUTURE ADDITIONS, EXPANSION OR FURTHER ACTIVITY RELATED TO OR CONNECTED WITH THIS PROPOSAL? IF YES, EXPLAIN. No. 8. LIST ANY ENVIRONMENTAL INFORMATION YOU KNOW ABOUT THAT HAS BEEN PREPARED, OR WILL BE PREPARED, DIRECTLY RELATED TO THIS PROJECT. An environmental assessment will be made based on the review of this SEPA Environmental Checklist. No other environmental information is known to have been prepared for the development site. Wetland flagging for off-site wetland associated with a road use permit to be processed in King County. 1 Bordeaux at Beaver Crest-SEPA checklisi FOR AGENCY USE ONLY 9. DO YOU KNOW WHETHER APPLICATIONS ARE PENDING FOR GOVERNMENTAL APPROVALS OF OTHER PROPOSALS DIRECTLY AFFECTING THE PROPERTY COVERED BY THIS PROJECT? IF YES, EXPLAIN. Not known. 10. LIST.ANY GOVERNMENT APPROVALS OR PERMITS THAT WILL BE NEEDED FOR YOUR PROPOSAL, IF KNOWN Preliminary Plat approval Road and Storm Plans approval Utility Plan approval Building Permit approval Grading Permit NPDES Permit Right-of-Way Permit(King County) 11. GIVE A BRIEF, COMPLETE DESCRIPTION OF YOUR PROPOSAL, INCLUDING THE PROPOSED USES AND THE SIZE OF THE PROJECT AND SITE. The site is located within the jurisdictional boundaries of the City of Renton, within Section 31, Township 23 North, Range 5E, W.M., and consists of approximately 4.55 acres in size. It is proposed to subdivide the site into 19 lots for the development of detached single family housing units. The project would also include a road to be built as an access to the site from 102"4 Avenue. 12. LOCATION OF THE PROPOSAL The project is located within Section 31, Township 23 North, Range 5E, W.M., consisting of approximately 4.55 acres. B. ENVIRONMENTAL ELEMENTS 1. EARTH A. GENERAL DESCRIPTION OF THE SITE: FLAT, ROLLING, HILLY, STEEP SLOPES, MOUNTAINOUS B. WHAT IS THE STEEPEST SLOPE ON THE SITE (APPROXIMATE PERCENT SLOPE)? The steepest slope on the site is located on the westerly boundary of the site, and it is approximately a 70% slope. No development is anticipated within the steep slope areas. C. WHAT GENERAL TYPES OF SOILS ARE FOUND ON THE SITE? IF YOU KNOW THE CLASSIFICATIONS OF AGRICULTURAL SOILS, SPECIFY THEM AND NOTE ANY PRIME FARMLAND. According to the King County Soil Survey, Alderwood Gravelly Sandy Loams (AgC and AgD) are the primary soil types in the area. The majority of the site is underlain by AgC type soils which are generally found in areas with slopes ranging between 0 to 6 percent. The western perimeter of the site is underlain by AgC type soils which are normally found in areas with slopes ranging from 15 and greater. For more information, please refer to the study completed by Associated Earth Sciences, Inc., and made part of this application. 2 • Bordeaux at Beaver Crest-SEPA checklist FOR AGENCY USE ONLY ' D. ARE THERE SURFACE INDICATIONS OF A HISTORY OF UNSTABLE SOILS IN THE IMMEDIATE VICINITY? IF SO, DESCRIBE. Unstable slopes do not appear to exist on-site. E. DESCRIBE THE PURPOSE, TYPE AND APPROXIMATE QUANTITIES OF ANY FILLING OR GRADING PROPOSED. INDICATE SOURCE OF FILL. A detailed grading plan has not been prepared to date. However, it is anticipated that grading activity would be required for the construction of the roadway and utilities. F. COULD EROSION OCCUR AS A RESULT OF CLEARING, CONSTRUCTION, OR USE? IF SO, GENERALLY DESCRIBE. Erosion could occur as a result of the initial construction on-site, but a majority of resulting sediments would be contained on-site through the use of an approved Temporary Erosion and Sedimentation Control Plan (TESCP). G. ABOUT WHAT PERCENT OF THE SITE WILL BE COVERED WITH IMPERVIOUS SURFACES AFTER PROJECT CONSTRUCTION? Construction plans have not been prepared to date. However, single-family residential developments typically do not cover more than 35 percent of the site with impervious surfaces. H. PROPOSED MEASURE TO REDUCE OR CONTROL EROSION, OR OTHER IMPACTS TO THE EARTH, IF ANY: During construction,temporary erosion/sedimentation control devises would be implemented to minimize erosion. Key elements of a typical erosion control measure would consist of clear marking of clearing limits, installation of ditches, sedimentation traps, filter fabric fencing and biofiltration areas prior to the start of construction. A plan including part or all of the above items will be submitted for review and approval to the City of Renton prior to any grading activity on the subject site. In addition,the project will comply with NPDES requirements and will be covered under the State Waste Discharge General Permit. 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. An increase of some airborne dust particulates could occur during construction of this project. Short-term impacts include emissions from automobiles and construction equipment; long-term impacts will be those associated with automobiles and other emissions associated with residential development. B. ARE THERE ANY OFF-SITE SOURCES OF EMISSIONS OR ODOR THAT MAY AFFECT YOUR PROPOSAL? IF SO, GENERALLY DESCRIBE. No. 3 Bordeaux at Beaver Crest-SEPA checklist' FOR AGENCY USE ONLY C. PROPOSED MEASURE TO REDUCE OR CONTROL EMISSIONS OR OTHER IMPACTS TO AIR, IF ANY: Frequent watering of the site during the construction phase of the project would help control dust and other particulates. 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 STREAM , SALTWATER, LAKES, PONDS, WETLANDS)? IF YES, DESCRIBE TYPE AND PROVIDE NAMES, IF APPROPRIATE, STATE WHAT STREAM OR RIVER IT FLOWS INTO. There is a wetland located in the adjacent property to the east. An access road, to be constructed,will traverse across the wetland feature. This drainage feature ultimately drains into the Green River. 2) WILL THE PROJECT REQUIRE ANY WORK OVER, IN, OR ADJACENT TO (WITHIN 200 FEET)THE DESCRIBED WATER? IF YES, DESCRIBE AND ATTACH AVAILABLE PLANS. Yes, a proposed 24-inch culvert will convey drainage under the proposed access road. 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 AFFFECTED. INDICATE THE SOURCE OF FILL MATERIAL. Approximately 400 cubic yards of fill material will be place in the swale. On-site cut material is expected to be used as fill material. 4) WILL THE PROPOSAL REQUIRE SURFACE WATER WITHDRAWALS OR DIVERSIONS? GIVE A GENERAL DESCRIPTION, PURPOSE, AND APPROXIMATE QUANTITIES, IF KNOWN. No. 5) DOES THE PROPOSAL LIE WITHIN A 100-YEAR FLOOD PLAIN? IF SO, NOTE THE LOCATON OF THE SITE PLAN. No. 6) DOES THE PROPOSAL INVOLVE ANY DISCHARGES OF WASTE MATERIALS TO SURFACE WATER? IF SO, DESCRIBE THE TYPE OF WASTE AND ANTICIPATED VOLUMES OF DISCHARGE. No. B. GROUND: 1) WILL GROUND WATER BE WITHDRAWN, OR WILL WATER BE DISCHARGED TO GROUND WATER? GIVE GENERAL DESCRIPTON, PURPOSE AND APPROXIMATE QUANTITIES, IF KNOWN. No. 4 Bordeaux at Beaver Crest-SEPA checklist FOR AGENCY USE ONLY 2) DESCRIBE WASTE MATERIAL THAT WILL BE DISCHARGED INTO THE GROUND FROM SEPTIC TANKS OR OTHER SOURCES, IF ANY. DESCRIBE THE GENERAL SIZE OF THE SYSTEM, THE NUMBER OF SUCH SYSTEMS, THE NUMBER OF HOUSES TO BE SERVED, OR THE NUMBER OF ANIMALS OR HUMANS THE SYSTEM(S)ARE EXPECTED TO SERVE. N/A C. WATER RUNOFF 1) DESCRIBE THE SOURCE OF RUNOFF (INCLUDING STORM WATER)AND METHOD OF COLLECTION AND DISPOSAL, IF ANY(INCLUDE QUANTITIES, IF KNOWN). WHERE WILL THIS WATER FLOW? WILL THIS WATER FLOW INTO OTHER WATER? IF SO, DESCRIBE. Storm water runoff generated from impervious surfaces including roads, driveways, and roofs would be collected in a series of catch basins and routed to a detention system constructed specifically for this development site. The storm water would be released as a control rate not to exceed that of the post development rate for the 2, 10, and 100 year/24-hour storm events. The detention outfall will be tightlined along the southerly property line, and will tie into the storm system of Talbot Park located west of the subject site. In addition to this,there will be a separate detention system for the construction of the off-site access roadway. This detention system will discharge water flows into the wetland feature. 2) COULD WASTE MATERIALS ENTER GROUND OR SURFACE WATERS? IF SO, GENERALLY DESCRIBE. Some pollutants normally associated with residential development could enter the surface water, however,the amount would be minimal since the on-site drainage will include the use of treatment facilities in conformance with current city standards. The proposed plans for stormwater and run-off control are expected to minimize waste materials or pollutants entering ground water resources and/or surface waters. D. PROPOSED MEASURES TO REDUCE OR CONTROL SURFACE, GROUND,AND RUNOFF WATER IMPACTS, IF ANY: The proposed drainage system and temporary erosion control and sedimentation plans will be designed and implemented in accordance with city standards. These standards are developed to minimize potential surface, ground, and run-off impacts. 4. PLANTS A. CHECK OR CIRCLE TYPES OF VEGETATION FOUND ON THE SITE: X DECIDUOUS TREE:ALDER, MAPLE, ASPEN, OTHER X EVERGREEN TREE: FIR, CEDAR, HEMLOCK, PINE, OTHER X SHRUBS X GRASS PASTURE CROP OR GRAIN WET SOIL PLANTS: CATTAIL, BUTTERCUP, BULLRUSH, SKUNK CABBAGE, OTHER WATER PLANTS: WATER LILY, EELGRASS, MILFOIL, OTHER 5 Bordeaux at Beaver Crest-SEPA checklist FOR AGENCY USE ONLY B. WHAT KIND AND AMOUNT OF VEGETATION WILL BE REMOVED OR ALTERED? To generate site grades appropriate for the proposed residential lots, roads, and utilities associated with this application, a majority of the vegetation within these areas will be removed. The vegetation on the steep sloped portion of the site will be retained except removal of vegetation necessary for utility installation. C. LIST THREATENED OR ENDANGERED SPECIES KNOWN TO BE ON OR NEAR THE SITE. There are no known threatened or endangered species on or near the site. D. PROPOSED LANDSCAPING, USE OF NATIVE PLANTS, OR OTHER MEASURES TO PRESERVE OR ENHANCE VEGETATION ON THE SITE, IF ANY: A landscape plan has not been prepared for the subject site to date. However, it's anticipated that significant,native vegetation will be retained on the steep sloped area. 5. ANIMALS A. CIRCLE ANY BIRDS AND ANIMALS WHICH HAVE BEEN OBSERVED ON OR NEAR THE SITE, OR ARE KNOWN TO BE ON OR NEAR THE SITE: X BIRDS: HAWK, HERON, EAGLE, SONGBIRDS, OTHER: RAPTORS MAMMALS: DEER, BEAR, ELK, BEAVER FISH: BASS, PERCH, SALMON, TROUT, HERRING, SHELLFISH, OTHER B. LIST ANY THREATENED OR ENDANGERED SPECIES KNOWN TO BE ON OR NEAR THE SITE. There are no known threatened or endangered species located on or near the site. C. IS THE SITE PART OF A MIGRATION ROUTE? IF SO, EXPLAIN. No. D. PROPOSED MEASURES TO PRESERVE OR ENHANCE WILDLIFE, IF ANY: Preservation of the significant vegetation within the steep sloped area will provide habitat for urban tolerant animals. 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. It is anticipated that electricity and/or natural gas will be used to meet the energy needs of the proposed housing development. B. WOULD YOUR PROJECT AFFECT THE POTENTIAL USE OF SOLAR ENERGY BY ADJACENT PROPERTIES? IF SO, GENERALLY DESCRIBE. No. 6 Bordeaux at Beaver Crest-SEPA checklist . FOR AGENCY USE ONLY 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. 7. ENVIRONMENTAL HEALTH A. ARE THERE ANY ENVIRONMENTAL HEALTH HAZARDS,INCLUDING EXPOSURE TO TOXIC CHEMICALS, RISK OF FIRE AND EXPLOSION, SPILL, OR HAZARDOUS WASTE, THAT COULD OCCUR AS A RESULT OF THIS PROPOSAL? IF SO, DESCRIBE. No. 1) DESCRIBE SPECIAL EMERGENCY SERVICES THAT MIGHT BE REQUIRED. N/A 2) PROPOSED MEASURES TO REDUCE OR CONTROL ENVIRONMENTAL HEALTH HAZARDS, IF ANY: State regulations regarding safety and the handling of hazardous materials would be enforced during the construction process. Equipment refueling areas would be located in areas where a spill could be quickly contained and where the risks of the hazardous material entering surface water is minimized. B. NOISE 1) WHAT TYPES OF NOISE EXIST IN THE AREA WHICH MAY AFFECT YOUR PROJECT? The most frequent source of noise near the subject site is vehicular traffic generated from Talbot Road. 2) WHAT TYPES AND LEVELS OF NOISE WOULD BE CREATED BY OR ASSOCIATED WITH THE PROJECT ON A SHORT-TERM OR A LONG-TERM BASIS (FOR EXAMPLE: TRAFFIC, CONSTRUCTION, OPERATION, OTHER)? INDICATE WHAT HOURS NOISE WOULD COME FROM THE SITE. During periods of construction, noise levels could exceed 85 dba as a result of heavy machinery. No significant noise would be generated from the completed project. Long term effects would be from noise generated by typical residential development and would occur primarily during the peak hours of 7 a.m.to 8 a.m. and 5 p.m.to 7 p.m. Monday through Friday. 3) PROPOSED MEASURES TO REDUCE OR CONTROL NOISE IMPACTS, IF ANY: Construction activity will be limited to daytime hours which will help to mitigate the impacts of potential construction noise, primarily to the residents to the east. A significant portion of the site's western boundary will remain in wooded open space and will provide both an aesthetic and noise buffer from the existing residents to the west. 8. LAND AND SHORELINE USE A. WHAT IS THE CURRENT USE OF THE SITE AND ADJACENT PROPERTIES? 7 Bordeaux at Beaver Crest-SEPA checklist FOR AGENCY USE ONLY The subject site is primarily undeveloped. The surrounding uses are primarily low and medium density single family housing to the east, and high density to the west. ' B. HAS THE SITE BEEN USED FOR AGRICULTURE? IF SO, DESCRIBE. It does not appear that the property has been used for any significant agricultural use in the past. C. DESCRIBE ANY STRUCTURES ON THE SITE. There are no structures which currently exist on the subject site. D. WILL ANY STRUCTURES BE DEMOLISHED? IF SO, WHAT? No structures will be demolished as a result of this project. E. WHAT IS THE CURRENT ZONING CLASSIFICATION OF THE SITE? The area of the property to be developed is zoned R-8. F. WHAT IS THE CURRENT COMPREHENSIVE PLAN DESIGNATION OF THE SITE? The comprehensive plan designates the site as Residential Single Family. The proposed project will meet all policies and guidelines of the Residential Single Family Zone. G. IF APPLICABLE, WHAT IS THE CURRENT SHORELINE MASTER PROGRAM DESIGNATION OF THE SITE? N/A H. HAS ANY PART OF THE SITE BEEN CLASSIFIED AS AN "ENVIRONMENTALLY SENSITIVE"AREA? IF SO, SPECIFY. A wetland has been identified off-site, located in the same vicinity where the access road is to be built to connect the subject site to 102nd Avenue SE. Also, steep slopes have also been indicated by a topographic map. I. APPROXIMATELY HOW MANY PEOPLE WOULD RESIDE OR WORK IN THE COMPLETED PROJECT? Assuming 2.46 person per household, the completed project would support approximately 47 people. J. APPROXIMATELY HOW MANY PEOPLE WOULD THE COMPLETED PROJECT DISPLACE? None. K. PROPOSED MEASURES TO AVOID OR REDUCE DISPLACEMENT IMPACTS, IF ANY: None. L. PROPOSED MEASURES TO ENSURE THE PROPOSAL IS COMPATIBLE.WITH EXISTING AND PROJECTED LAND USES AND PLANS, IF ANY: 8 Bordeaux at Beaver Crest-SEPA checklist, FOR AGENCY USE ONLY The proposed development is consistent with the R-8 zoning classification density and the densities permitted by the City's Comprehensive Plan. The site will also comply with the minimum density requirements as outlined by the Renton Zoning Code. 9. HOUSING A. APPROXIMATELY HOW MANY UNITS WOULD BE PROVIDED, IF ANY? INDICATE WHETHER HIGH, MIDDLE, OR LOW-INCOME HOUSING. 19 new single-family residential units are proposed for the development site. Generally the homes will be considered medium 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: Adherence to existing zoning and growth management planning goals and policies would ensure that housing development is consistent with the adopted regulations of city, county, and state ordinances and codes. 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? Architectural plans have not been developed to date. However, it is anticipated that the proposed development will be able to comply with the height restrictions dictated by the City of Renton Zoning Code. B. WHAT VIEWS IN THE IMMEDIATE VICINITY WOULD BE ALTERED OR OBSTRUCTED? Views from the adjacent properties and roadways would be mildly altered as a result of this proposed-development. C. PROPOSED MEASURES TO REDUCE OR CONTROL AESTHETIC IMPACTS, IF ANY: The site plan has been developed to be consistent with the development regulations in place for an R-8 zoning district. The area of steep slopes will remain open space and undeveloped. Landscaping will also help to control aesthetic impacts. 11. LIGHT AND GLARE A. WHAT TYPE OF LIGHT OR GLARE WILL THE PROPOSAL PRODUCE?WHAT TIME OF DAY WOULD IT MAINLY OCCUR? Light and glare that will be produced by this project will be that which is typically generated by single-family residential development. Light and glare from the completed project would mainly occur during the evening hours. 9 Bordeaux at Beaver Crest-SEPA checklist FOR AGENCY USE ONLY B. COULD LIGHT OR GLARE FROM THE FINISHED PROJECT BE A SAFETY HAZARD OR INTERFERE WITH VIEWS? No. C. WHAT EXISTING OFF-SITE SOURCES OF LIGHT OR GLARE MAY AFFECT YOUR PROPOSAL? None. D. PROPOSED MEASURES TO REDUCE OR CONTROL LIGHT AND GLARE IMPACTS, IF ANY: None. 12. RECREATION A. WHAT DESIGNATED AND INFORMAL RECREATIONAL OPPORTUNITIES ARE IN THE IMMEDIATE VICINITY? Boulevard Lane, Soos Creek, and Thomas Teasdale parks are all located within two miles of the subject site. B. WOULD THE PROPOSED PROJECT DISPLACE ANY EXISTING RECREATIONAL USES? IF SO, DESCRIBE. No. C. PROPOSED MEASURES TO REDUCE OR CONTROL IMPACTS ON RECREATION, INCLUDING RECREATION OPPORTUNITIES TO BE PROVIDED BY THE PROJECT OR APPLICANT, IF ANY: None. 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. No. B. GENERALLY DESCRIBE ANY LANDMARKS OR EVIDENCE OF HISTORIC, ARCHAEOLOGICAL, SCIENTIFIC, OR CULTURAL IMPORTANCE KNOWN TO BE ON OR NEXT TO THE SITE. None. C. PROPOSED MEASURES TO REDUCE OR CONTROL IMPACTS, IF ANY: If any,,such historic or cultural evidence was encountered during construction or installation of improvements, work would be halted in the area and a state-approved archaeologist/historian would be engaged to investigate, evaluate and/or move or curate such resources, as appropriate. 10 Bordeaux at Beaver Crest-SEPA checklist FOR AGENCY USE ONLY 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 proposed project will be served by a new private access road to be located within the new development, connecting the subject site to 102nd Ave SE. B. IS SITE CURRENTLY SERVED BY PUBLIC TRANSIT? IF NOT, WHAT IS THE APPROXIMATE DISTANCE TO THE NEAREST TRANSIT STOP? The nearest bus stop is located at the intersection of Talbot Road and South 180th Street. C. HOW MANY PARKING SPACES WOULD THE COMPLETED PROJECT HAVE? HOW MANY WOULD THE PROJECT ELIMINATE? It is assumed that the completed project would provide at least two off-street parking stalls per residential units. The proposed project would not eliminate any parking spaces. 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). Yes,the proposal includes the development of a public roadway that will need to be constructed to serve the project area. In addition, frontage improvements to 102nd Ave. SE will also be constructed in connection with the proposal. 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. Assuming 19 residential structures and 10 vehicle trips per day per unit,the site would generate 190 daily vehicle trips during a 24-hour period. The peak traffic volume would likely occur between 7:00 A.M. and 8:00 A.M. during the weekdays. G. PROPOSED MEASURES TO REDUCE OR CONTROL TRANSPORTATION IMPACTS, IF ANY: None. 15. PUBLIC SERVICES A. WOULD THE PROJECT RESULT IN AN INCREASED NEED FOR PUBLIC SERVICES? IF SO, GENERALLY DESCRIBE. The proposed project would marginally increase the need for public safety, parks, and school facilities. 11 I Bordeaux at Beaver Crest-SEPA checklist FOR AGENCY USE ONLY B. PROPOSED MEASURES TO REDUCE OR CONTROL DIRECT IMPACTS ON PUBLIC SERVICES, IF ANY. The project will be designed and constructed with adequate water pressure, properly located fire hydrants, and streets constructed to allow adequate access for aid, fire, and police protection vehicles. 16. UTILITIES A. INDICATE UTILITIES CURRENTLY AVAILABLE AT THE SITE: ELECTRICITY, NATURAL GAS, WATER, REFUSE SERVICE, TELEPHONE, SANITARY SEWER, SEPTIC SYSTEM B: , DESCRIBE THE UTILITIES THAT ARE PROPOSED FOR THE PROJECT, THE UTILITY PROVIDING THE SERVICE,AND THE GENERAL CONSTRUCTION ACTIVITIES ON THE SITE OR IN THE IMMEDIATE VICINITY WHICH MIGHT BE NEEDED. Sanitary Sewer: City of Renton Water: Soos Creek Water and Sewer District Electricity: Puget Sound Energy Natural Gas: Puget Sound Energy Telephone: US West Cable TV: ICI Cablevision 12 Bordeaux at Beaver Crest-SEPA checklis FOR AGENCI USE ONLY • C. SIGNATURE THE ABOVE ANSWERS ARE TRUE AND COMP ETE TO THE BEST OF MY KNOWLEDGE. I UNDERSTAND THAT EAD AGENCY IS RELYING ON THEM TO MAKE ITS DELI ION. Signature: Date Prepared: 6 Z3 11 II 13 r _• • - • • • .-•„.. • ,.• • . CITY OF RENTON • .• • • •—• DEVELOPMENT SERVICES DIVISION . • • . ...,...„...• . . . . . A s ,•••. . • - •• , . • FFIDAVIT'OE.INSTALLATION..''. OF PUBLIC INFORMATION SIGN(S) • STATE OF WASHINGTON ) ) COUNTY OF KING , . • )01111,F , being first duly sworn on oath, deposes and says: 1. On the .Z(0 day of -1/Ak- -, 19 -1 , I installed — public information sign(s) of the property located at ,P Pi So,Alt a1itC4ffk'di 44-171:7 &mho for the following project: 164 Project name jiI OMdA „ . Owner Name - • • , 2. This/these public information sign(s) was/were construct • tailed in locations in conformance with the requirements of Re •n unicipal ions 9-12-8 G and 9-12-9-I 2a. ' • • . /7 • • Af •-• ........... 0 sYM j,-•• • 46\ ...... ai • . 00an, ,.. • SUBSCRIBED AND SWORN to before me this .2(0 day of : 91 . ol\N1 . NOTARY UBLIC andfor the State of Washington, -ce- • 41,,c t residing a 771AARGAREr-J-.1*UtLAR-. ,t)P My commission ettailiottexprzEsesser_. puBsiGNsRs. ov- • REV.4/97 v 0 r1 .J . U UUININCLL JK 11J • LUO-OL=F-JJ 1 O JUIN LJ y f r • J ) IVU . UUO r .UL COMMITMENT FOR TITLE INSURANCE Issued By RECEaVF-73 nr I PLANNING CiiVOFRENTON • TITLE COMPANY, INC. 206.233.0300 FAX.206.292.6303 1111 3rd Avenue • Suite 2600 • Seattle, WA 98.101 Form 1004-251 I I .J . U L U I Y I Y I—I—I— J I\ 1 L G.V V V L•'t J v I V — .+V i eL v .i .v . ...... • v., I 1 EVERGREEN TITLE COMPANY, INC 1111 Third Avenue, Suite 2600, Seattle, WA 98101 233-0300 A Fax: 292-6303 Jack Wheir, Senior Title Officer ♦ Jay Pugh, Senior Title OtTicer Unit 4 A Direct: 224-8766 A Fax: 292.6303 PLAT CERTIFICATE Reference: • Proposed Plat of n/a Order No.: 33167 Title Unit: I King County Building and Land Development 3600 136th Place Southeast Bellevue, WA 98006-1400 Gentlemen: In the matter of the plat submitted for your approval, this Company has examined the records of the County Recorder and County Clerk of King County, Washington, and the records of the Clerk of the United States Courts holding terms in said County, and from such examination hereby certifies that the title to the following described land situate in said King County, to wit: See Schedule A, attached. Vested in: TALBOT DEVELOPMENT PARTNERS, L.L.C., a Washington Limited Liability Company, by Deed recorded under King County Recording Number 9603150368. Free from all liens, encumbrances and objections except as follows: See Schedule B, attached. Records examined to: June 16, 1993 at 8:00 A.M. NOTE: This Report is restricted to the use of the addressee and is not to be used as a basis for closing any transaction affecting title to said property. Liability of the Company is limited to the compensation received therefor. - By: �,. -- / .-- . •-•lack-Whert Senior Title Officer U LUIV IVGLL JIC 1L •LVV-UL�F-JJfU JUIN Z.) DC,- I • J.+ IVU . UUV r W4 I Page 2 Order No.: 33167 SCHE1uJ E A A portion of the South half of the Northeast quarter of the North half of the Southeast quarter of Section 31, Township 23 North. Range 5 East, W.M., in King County, Washington, described as follows: Beginning at the East quarter corner of said section; THENCE South 01°13'36" West, along the East line of the Southeast quarter of said section, 168,92 feet to the South line of the North 5 acres of the North half of said Southeast quarter; THENCE North 89°00'56" West, along said South line, 658.56 feet to a point of intersection with the Southerly prolongation of the East line of the West half of the North 5acres of the South 9 acres of the South half of the Northeast quarter of said section; THENCE North 01 °07'00" East, along said prolongation, 300.71 feet to the North line of the South 4 acres of said South half; THENCE South 89°01'02" East, along said South half, 680.18 feet to the East line of the Northeast quarter of said section; THENCE South 01°14'48" West, along said East line, 131.8! feet to the Point of Beginning; (ALSO KNOWN AS Parcel C of the City of Renton Boundary Line Adjustment Number LUA-96-004, recorded under King County Recording Number 9609179003). ENE) OF SCHEDULE A II - • I� . 11 J U LUI'IIYLLL JIB 1L GVV VL`1 JVI V JVI1 LJ � i i ✓� i.� • vvv i •v✓ Page 4 Order No.: 33167 SCHEDULE B, 1. CITY OF RENTON, WASHINGTON ORDINANCE NO. 3790 AND THE TERMS AND CONDITIONS THEREOF: Recorded: March 26, 1984 Recording No.: 8403260504 _ 2. All covenants, conditions, restrictions, reservations, easements or other servitudes, if any, disclosed by City of Renton Boundary Line Adjustment Number LUA-96-004, recorded under King County Recording Number 9609179003. Rights or benefits, if any, which may be disclosed by the recorded document(s) above affecting land outside the boundary described in Schedule A. 3. GENERAL TAXES PAYABLE AFTER FEBRUARY 15TH: THE FIRST HALF TAXES ARE DUE PRIOR TO MAY 1ST: THE SECOND HALF TAXES ARE DUE PRIOR TO NOVEMBER 1ST: Year: 1997 Total Amount Billed: $1,510.63 Amount Paid: $ 755.32 Amount Due: $ 755.31 Tax Account No.: 312305-9063-06 Levy Code: 2127 • THE TOTAL AMOUNT BILLED INCLUDES THE FOLLOWING CHARGES: General Taxes: $1,509.38 Surface Water: $ 0.00 Surface Bond: $ 0.00 • Conservation: $ 1.25 Forest Patrol: $ 0.00 Fire District: $ 0.00 ASSESSED VALUATION PER KING COUNTY OFFICE OF FINANCE: Value of Land: $108,400.00 Value of Improvements: None (Continued) II .J . U LUIYIYLLL JI\ 1L LVV VG'I JV I V JVIY GV JI ✓✓ I\u VVV I . VV Plat Certificate Page 4 Order No. 33167 EXCEPTIONS (continued) 4. DEED OF TRUST, SECURITY AGREEMENT AND FIXTURE FILING.WITH ASSIGNMENT OF LEASES AND RENTS AND THE TERMS AND CONDITIONS THEREOF: Grantor: Talbot Development Partners L.L.C:., a Washington Limited Partnership Trustee: Rainier Credit Company ' Beneficiary: Bank of America NW, N.A., doing business as Seafirst Bank Original Amount: S6,000,000.00, plus interest. • Dated: September 23, 1996 Recorded: September 25, 1996 Recording No.: 9609250949 Loan Number: 605284 Affects: Said premises and other property The address of the lender or the last assignee, as disclosed of record is as follows: Bank of America NW, N.A. dba Seafirst Bank 701 5th Ave., 15th Fl. . Seattle, Washington 98104 NOTE 1: Short Legal Description for compliance with new recording statute: Lt C, BLA No. LUA-96-004, Rec. No. 9609179003 NOTE 2: A Record of Survey and matters relating thereto: Recorded: July 11, 1995 Recording No.: 9507119006 • END OF SCHEDULE B n .V . U LUIVIN .LL JIC 11) • ZVV-VL F-JJIU -"Uri L✓ 7i i • ✓✓ Ill.. • ��v I . � I 7 EVERGREEN ORDER NO. 33/s' if . 1 TITLE COMPANY. INC. Sec '/ Twm. _ 3 kg ^t2) • .J 0 a o T . o IN To • z • = 0 it uNrt. a r rr: . T. w Cr Z re No w�.wnr ik Y ; / 1 b i 7hAC7 Ali MIX •�� 04.1h I : !ARCS TRACT :t B �, �A PARCEL - ,_ a..ri"� — __ T— --- § _, _•_ 15;64--- �.-.mot ,�Tor""" a 4 ao� tla�MI R ! C. l�w0 �C -it �. -. r E i �'°as ` .r..os. -1 `` Tirocy-11 �►4 )\ 51 � 1Ji+�M 3 tY o 11CO I - s _•- II , ` Thisjketch 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, encroachments, or location of boundaries. It is not a part of, nor does i modify,the corn.mitrtent or policy to which it is attached. The Company assumes NO LIABILITY for arty matter related to this sketch. Reference should be made to an accurate survey for further information. , _7r 41 I I<11-1U r-1 cJLin I wH -- - -. . Certificate : 3146 This certificate provides information necessary to evaluate development c,�y�,p proposals. _F ^ �.: . , yi 7 t ,' tNNING SOOS CREEK WATERAND SEWER DIST I; == ` �at:iTON CERTIFICATE OF WATER AVAILABILITY Type: Preliminary Plat or PUD : Applicant's Name: Triad Associates Proposed Use: 19 Single Family Residences Location: Lot: Block: Development: Parcel: 312305 9063 Address: 4cNO SITE ADDRESS*, RENTON Information: WATER PURVEYOR INFORMATION 1. a Water will be provided by service connection only to an existing inch water main, feet from the;site, And Other b ® Water service will require an improvem:it to the water system of: (I) 1390 feet of water main to reach the site;and/or (2) The construction of a distribution system on the site; and/or (3) Other(describe All plans must be approved by Seas Creek Water and Sewer District and City of Renton Fire Marshall.Plat is located in City of Renton water service area and requires a release for SCWSD to provide service. 2, a 2) The water system is in conformance with a County approved water comprehensive plan, b ❑ The water system improvement will require a water comprehensive plan amendment, 3. a ® The proposed project is within the corporate limits of the district,or has been granted Boundary Review Board approval for extension of service outside the district or city, or is within the County approved service area of a private water purveyor. b ❑ Annexation or Boundary Review Board approval will be necessary to provide service. 4. a E Water is/or will he available at the rate of flow and duration indicated below at no less than 20 psi measured at the nearest fire hydrant 91.7 feet from the building/property (or as marked on the attached map): Rate of Flow: 1,000 gpm or More Duration: 2 hours or More b ❑ Water systems is not capable of providing fire flow. Cross Connection Control devices must be in conformance with state laws. Service is subject to the applicants agreement to comply and perform to make such installation and/or connections to the standards,regulations,requirements and conditions o this District and such other agency or,agencies having jurisdiction, ,This District is not representing that it's facilities :Will be extended or otiYei-WisO:nipdifiod th n3rikv such service available 'Co thd applicant. It is the responsibility of the applicant to make;any required extension of facilities to serve their property. . I hereby certify that the above water purveyor Information Is true. This certification shall be valid for one year from date of signature. SOOS CREEK WATER&SEWER DISTRICT Alice R,Marshall 6/24/97 Agency Nome • Signatory Name Dam Development Coordinator • 671 /7 true Signatur 1 e / SnugCrr6IWGWr&SererMuta-rpik.ai1SinylePonclAeiWater?ir TAI...,BOT RIDGE City of Renton, Washington t- � Preliminary Storm Drainage Report Prepared by: Brett K. Pudists, E.I.T. Reviewed by: Mark A. Reeves, P.E. r-� � � r e MINIM /1111 MEMc M 114111 TRIAD ASSOCIATES June 16 1997 Triad Job No . 97 - 006 TALBoT izEDGE City of Renton, Washington Preliminary Storm Drainage Report RECEIVED JUN 2 6 1997 Prepared by: ®EV CIlY�OF RENT N IiI Brett K. Pudists, E.I.T. Reviewed by: Mark A. Reeves, P.E. ENGINEER'S STAMP NOT VALID UNLESS SIGNED. AND DATED A• RE / (! ►) 20401 4� I IEXPIRES: 4/26/411 I n 1~ 11~ • TRIAD ASSOCIATES June- 16 1997 Triad Job No . 97 - 006 I TABLE OF CONTENTS INTRODUCTION 1 VICINITY MAP 2 DRAINAGE CONCEPT 3 DOWNSTREAM ANALYSIS 4 DETENTION CALCULATIONS- 5 ONSITE CONVEYANCE SYSTEM 6 Existing Conditions 6 Developed Conditions 7 Live Storage 9 Dead Storage 10 FRONTAGE CONVEYANCE SYSTEM 10 Existing Conditions 10 Developed Conditions 11 Live Storage 13 Dead Storage 13 APPENDIX_ Soils Map Curve Number Table TIR for Springbrook 2, 10, & 100-Year Isopluvials Downstream Exhibits Tributary Area Map COMPUTER OUTPUT Level Pool Table Summaries Stage Discharge Tables Hydrograph Summaries Basin Summaries PRELIMINARY STORM DRAINAGE REPORT FOR TALBOT RIDGE-PAGE-i INTRODUCTION The proposed project is to construct 19 single family dwelling units on approximately 4.55 acres located between Talbot Road and 102nd AVE SE in the City of Renton. In order to provide site access, frontage improvements will be done from the existing pavement of 102nd AVE SE to the site(approximately 935 linear feet of proposed road). The 4.55 acre site is covered predominantly with a combination of scattered trees and brush. The site slopes from east to west at approximately 5 to 40 percent. Runoff will be collected by a tightline conveyance system and routed to an underground detention facility. Runoff will leave the detention facility and connect to the existing tightline conveyance system for the Springbrook development located west of the property. Runoff from approximately 0.44 Ac of the frontage improvements will be conveyed to the onsite detention facility. The remaining runoff from the frontage improvements will be conveyed to a detention pipe which will discharge into an existing swale. According to the "Soil Survey-King County Area", the site is underlain with Alderwood, type 'C' soils. PRELIMINARY STORM DRAINAGE REPORT FOR TALBOT RIDGE-PAGE-1 II 14' I - 8 4STH &'g ST ce a j BUBJEC�rPROPERYEiRACE •� E `{ S Tee*�� Bl U ST i & SE 167TH ST / S 187TH st :'C Q . i • S 190TH ST SE 190TH ST, • SE 1901H ST 1 / S ssTH ST 1 • S 192ND ST _ SE 192ND ST _ IX • S 194 i4 1y OF < ST O X w aENTON �_` A -- s 196TH ST 9 gg& SE 196TH ST S 198TH 5T t3 0 S 18 i id I \----/---)< < < S 200TH ST , $ I IAIxbi SE 200TH sr VICINITY MAP Not to Scale I 1 PRELIMINARY STORM DRAINAGE REPORT FOR TALBOT RIDGE-PAGE-2 , 1_ • DRAINAGE CONCEPT The storm drainage systems for the proposed project were designed with reference to standards found within the 1990 King County Surface Water Design Manual (KCSWDM). The onsite drainage system will convey runoff from the developed site and a portion of the frontage improvements within a tightline drainage system to an underground detention vault located near the west property line. The detained storm drainage will connect to an existing tightline conveyance system located in the Springbrook project just west of the site. The drainage system for the frontage improvements will convey runoff to a detention pipe located in SE 183`d PL. The detained storm water will then be discharged into an existing swale. Both detention facilities were designed to provide peak rate runoff control for the 2, 10, and 100-year, 24-hour storm events. The facilities were designed such that the post- developed peak runoff rates are attenuated to the pre-developed peak runoff rates for each of the 2, 10, and 100-year, 24-hour storm events. A 30-percent volume correction factor (factor of safety) will also be applied to the live storage volume for each facility. Water quality enhancement will be provided within the facilities through the use of "dead storage". The amount of"dead" storage provided is equal to the volume of the "water quality" (6-month) storm event. The precipitation to be used for the water quality storm event will be 64% of the 2-year, 24-hour precipitation. PRELIMINARY STORM DRAINAGE REPORT FOR TALBOT RIDGE-PAGE-3 DOWNSTREAM ANALYSIS Runoff leaving the site will connect with the Springbrook project's conveyance system located west of the site. A downstream analysis was performed by Triad Associates for the Springbrook project. Please reference excerpts from the Springbrook Technical Information Report located in the appendix of this report. In general, the downstream conveyance system is considered in"good" condition and shows "no evidence of drainage related problems". , Runoff leaving the detention pipe located in SE 183rd PL will drain into an existing swale. The swale, labeled as tributary #0010 by The King County Basin Reconnaissance Program, flows into tributary #0060 approximately'0.4 miles downstream of the site. Please reference the Basin Exhibits located in the appendix of this report. Ultimately the tributaries flow into the Black River stream bed and are conveyed to the Green River. PRELIMINARY STORM DRAINAGE REPORT FOR TALBOT RIDGE-PAGE-4 DETENTION CALCULATIONS The following detention calculations were performed using Engenious Systems, Inc.'s hydrology program Water Works. The hydrographs were developed using the S.B.U.H. methodology with a King County Type I-A, 24-hour (User 1) rainfall distribution. Separate S.C.S. curve numbers were applied for the impervious and pervious portions of the site. Approximately 0.44 acres of the frontage improvements will be conveyed by the onsite system to the detention facility located near the west property line. A separate conveyance system will direct runoff from the remainder of the frontage improvements to a detention pipe located along SE 183`d PL. The detention pipe will discharge into an existing swale. The developed hydrographs for each detention system were routed through a "theoretical" structure to determine the theoretical volume of storage required. The theoretical volume of live storage was then increased by the 30-percent volume correction factor (factor of safety) to determine the actual volume of live storage required. Please refer to the Existing and Developed Condition Maps and the table of Curve Numbers located in the Appendix of this report. The total precipitation for the water quality, 2, 10, and 100-year, 24-hour storm events are 1.28", 2.00", 2.90", and 3.90", respectively. Elevations used for the detention facilities are assumed. Exact elevations will be used in the final engineering design and accompanying report. _ o -_I PRELIMINARY STORM DRAINAGE REPORT FOR TALBOT RIDGE—PAGE—5 ONSITE CONVEYANCE SYSTEM Existing Conditions Total Area= 3.14 Ac Impervious Area= 0.00 Ac Pervious Area=3.14 Ac @ CN-81 (young second growth) Time of Concentration=46.46 min. Reach 1: 300' Sheet Flow @ 6.0%; 'n' = 0.4 (Forest with light underbrush) Reach 2: 196' Shallow Concentrated Flow @ 6.0%;"k' = 5.0 (Brush) Reach 3: 292' Shallow Concentrated Flow @ 35.0%; `k' = 5.0 (Brush) Existing Condition Hydrograph I ' Rainfall Type User 1 Time of Conc. 46.46 min. Baseflows 0.00 cfs Total Area 3.14 Ac Abstraction Coeff. 0.20 Pervious Area 3.14 Ac @ CN=81 Time Interval 10.00 min. Impervious Area 0.00 Ac @ CN=98 Existing Condition Hydrograph Summaries Precip. Peak Flow Volume Time of Peak Storm [in] [cfs] [Ac-ftl [min.] 2-Year 2.0 0.18 0.16 500 10-Year 2.9 0.48 0.32 490 100-Year 3.9 0.88 0.53 490 PRELIMINARY STORM DRAINAGE REPORT FOR TALBOT RIDGE-PAGE-6 Allowable Release Rates 2-yr Allowable Release Rate=Existing 2-yr Flow 2-yr Allowable Release Rate= 0.18 cfs 10-yr Allowable Release Rate=Existing 10-yr Flow 10-yr Allowable Release Rate= 0.48 cfs 100-yr Allowable Release Rate=Peak Rate -Existing 100-yr Flow 100-yr Allowable Release Rate=.0.88 cfs Developed Conditions Total Area=3.14 Ac Impervious Area= 1.95 Ac @ CN=98 (Pavement, Roofs) Pervious Area = 1.19 Ac @ CN=86 (Landscaped) Time of Concentration= 5.00 min. (Conservative) Existing Condition Hydrograph Rainfall Type User 1 Time of Conc. , 5.0 min. Baseflows 0.00 cfs Total Area 3.14 Ac Abstraction Coeff. 0.20 Pervious Area 1.19 Ac @ CN=86 Time Interval 10.00 min. Impervious Area 1.95 Ac @ CN=98 Existing Condition Hydrograph Summaries Precip. Peak Flow Volume Time of Peak Storm [in] [cfs] [Ac-ft] [min.] 2-Year' 2.0 1.22 0.37 470 10-Year 2.9 1.96 0.59 470 100-Year 3.9 2.80 0.84 470 Water Quality 1.28 0.66 0.21 470 PRELIMINARY STORM DRAINAGE REPORT FOR TALBOT RIDGE-PAGE-7 STAGE STORAGE TABLE RECTANGULAR VAULT ID No. THEORETICAL Description: THEORETICAL VAULT Length: 74.00 ft. Width: 20.00 ft. COMBINATION DISCHARGE ID No. Cl Description: COMBINATION Structure: W 1 Structure: 01 MULTIPLE ORIFICE ID No. 01 Description: ORIFICE Outlet Elev: 100.00 Elev: 98.00 ft Orifice Diameter: 1.8120 in. Elev: 104.20 ft Orifice 2 Diameter: 3.3300 in. NOTCH WEIR ID No. W 1 Description: WEIR Weir Length: 0.3000 ft. Weir height(p): 6.7000 ft. Elevation : 106.70 ft. Weir Increm:0.10 STAGE\STORAGE\DISCHARGE STAGE STORAGE STORAGE DISCHARGE [FT] [CF] [Ac-FT] [CFS] 100.00 0 0.0000 0.0000 100.50 740 0.0170 0.0630 • 101.00 1480 0.0340 0.0891 101.50 2220 0.0510 0.1091 102.00 2960 0.0680 0.1260 102.50 3700 0.0849 0.1409 103.00 4440 0.1019 0.1543 _ 103.50 5180 0.1189 0.1667 104.00 5920 0.1359 0.1782 104.50 6660 0.1529 0.3538 105.00 7400 0.1699 0.4684 105.50 8140 0.1869 0.5521 106.00 8880 0.2039 0.6220 106.50 9620 0.2208 0.6835 106.60 9768 0.2242 0.6951 106.70 9916 0.2276 0.7064 106.80 10064 0.2310 0.7466 106.90 10212 0.2344 0.8048 107.00 10360 0.2378 0.8689 107.50 11100 0.2548 1.1230 PRELIMINARY STORM DRAINAGE REPORT FOR TALBOT RIDGE-PAGE-8 • Level Pool Routing The following level pool table summary represents the results of routing the developed area 2, 10, and 100-year hydrographs through a theoretical detention structure. Please note that in all cases the discharge rates are less than or equal to the allowable release rates. Please refer to the Water Works outputs located in the Appendix. d1._ THEORETICAL LEVEL POOL TABLE SUMMARY Description Inflow Storage Dischrg P.Stage Volume Outflow P. Time [CFS] ID ID [FT] [CF] [CFS] [Min] 2 YR THEORETICAL 1.22 THEO Cl 104.00 5921 0.178 900 10 YR 1.96 THEO Cl 105.08 7515 0.483 540 THEORETICAL 100 YR 2.80 THEO Cl 107.01 10376 0.876 530 THEORETICAL • Live Storage The theoretical volume of live storage required is 10,376 cubic-feet: In addition to the 30% volume correction factor required by the Department of Ecology and additional 3% volume correction factor was applied to the live storage volume to account for inaccuracies during vault construction. Therefore, the actual volume of live storage required is 13,800 cubic feet (1.33 x 10,376 ft). The actual detention vault was designed to provide 14,000 cubic feet of live storage(20'x 100'x 7'). PRELIMINARY STORM DRAINAGE REPORT FOR TALBOT RIDGE-PAGE-9 Dead Storage The facility will be designed to provide "dead" storage in the amount equal to the volume of the water quality storm event. The volume of the water quality hydrograph(64% of the 2 year precipitation)' was determined to be 0.21 Ac-ft or 9,150 cubic-feet as stated previously in the Developed Condition Hydrograph Summary. A 3 % factor of safety was then applied to account for inaccuracies that may occur during vault construction. The required volume of dead storage is therefore 9,925 cubic feet (1.03 x 9,150). The actual detention vault was designed to provide 10,000 cubic feet of dead storage (20'x 100'x 5'). The detention vault will have a total depth of 12 feet ti FRONTAGE CONVEYANCE SYSTEM Existing Conditions Total Area=0.60'Ac Impervious Area=0.00 Ac Pervious Area = 0.66 Ac @ CN-81 (young second growth) Time of Concentration=30.00 min. (Assumed) Existing Condition Hydrograph Rainfall Type User 1 Time of Conc. 30.00 min. Baseflows 0.00 cfs Total Area 0.60 Ac Abstraction Coeff. 0.20 Pervious Area 0.60 Ac @ CN=81 Time Interval 10.00 min. Impervious Area 0.00 Ac @ CN=98 Existing Condition Hydrograph Summaries Precip. Peak Flow Volume Time of Peak Storm [in] [cfsl [Ac-ftl [mina 2-Year 2.0 0.04 0.03 490 10-Year 2.9 0.11 0.06 480 100-Year 3.9 0.21 0.10 480 PRELIMINARY STORM DRAINAGE REPORT FOR TALBOT RIDGE-PAGE- 10 r- Allowable Release Rates - - 2-yr Allowable Release'Rate=Existing 2-yr Flow 2-yr Allowable Release Rate= 0.04fs 10-yr Allowable Release Rate=Existing 10-yr Flow 10-yr Allowable Release Rate=0.11fs 100-yr Allowable Release Rate=Peak Rate -Existing 100-yr Flow 100-yr_Allowable Release Rate=0.21fs Developed Conditions Total Area=0.60 Ac Impervious Area=0.46 Ac @ CN=98 (Pavement) Pervious Area = 0.14 Ac @ CN=86 (Landscaped) Time of Concentration= 50.00 min. (Conservative) Existing Condition Hydrograph Rainfall Type User 1 Time of Conc. 5.0 min. Baseflows 0.00 cfs Total Area 0.60 Ac Abstraction Coeff. 0.20 Pervious Area 0k14 Ac @ CN=86- Time Interval 10.00 min. Impervious Area 0.46 Ac @ CN=98 Existing Condition Hydrograph Summaries Precip. Peak Flow Volume Time of Peak Storm [in] [cfs] [Ac-ft] Imin.] 2-Year 2.0 0.26 0.08 470 10-Year 2.9 0.40 0.12 470 100-Year 3.9 0.56 0.17 470 Water Quality 1.28 0.15 • 0.04 470 PRELIMINARY STORM DRAINAGE REPORT FOR TALBOT RIDGE-PAGE-11 r__ i STAGE STORAGE TABLE i UNDERGROUND PIPE ID No. THEORETICAL Description: THEORETICAL PIPE Diameter: 7.00 ft. Length: 51.00 ft. Slope...: 0.0050 ft/ft MULTIPLE ORIFICE ID No. OP Description:DETENTION PIPE ORIFICE Outlet Elev: 100.00 Elev: 100.00 ft Orifice Diameter: 0.875 in. Elev: 104.20 ft Orifice 2 Diameter: 1.75 in. STAGE\STORAGE\DISCHARGE STAGE STORAGE STORAGE DISCHARGE [FT] [CF] [Ac-FT] [CFS] �.. 100.00 0 0.0000 0.0000 100.50 42 0.0010 0.0147 101.00 142 0.0033 0.0208 101.50 272 0.0063 0.0254 102.00 ' 422 0.0097 0.0294 102.50 586 0.0135 0.0329 103.00 759 0.0174 0.0360 103.50 936 0.0215 0.0389 104.10 1149 0.0264 0.0421 104.50 1289 0.0296 0.0896 105.00 1458 0.0335 ' . ,0.1208 105.50 1616 0.0371 0.1435 106.00 '1757 0.0403 0.1624 _ 106.50 1875 0.0430 0.1790 107.00 1951 0,0448 0.1940 I , PRELIMINARY STORM DRAINAGE REPORT FOR TALBOT RIDGE-PAGE-12 • Level Pool Routing - The following level pool table summary represents the results of routing the developed area 2, 10, and 100-year hydrographs through a theoretical detention structure. Please note that in all cases the discharge rates are less than or equal to the allowable release rates. Please refer to the Water Works outputs located in the Appendix. THEORETICAL LEVEL POOL TABLE SUMMARY Description Inflow Storage Dischrg P.Stage Volume Outflow P. Time [CFS] ID ID [FT] [CF] [CFS] [Min] 2 YR THEORETICAL 0.26 THEO OP 103.86 1064 0.041 780 _ 10 YR 0.40 THEO OP 104.87 1415 0.114 540 THEORETICAL 100 YR 0.56 THEO OP 106.97 1949 0.193 510 THEORETICAL Live Storage The theoretical volume of live storage required is 1,949 cubic-feet. A 30 % volume correction factor (factor of safety) was then applied to the live volume. The actual volume of live storage required is 2,534 cubic feet(1.30 x 1,949 f). Dead Storage The facility was designed to provide "dead" storage in the amount equal to the volume of the water quality storm event. The volume of the water quality hydrograph (64% of the 2 year precipitation) was determined to be 0.15 Ac-ft or 1,742 cubic-feet as stated previously in the Developed Condition Hydrograph Summary. The required volume of dead storage is therefore 1,742 cubic feet The total required volume is 4,276 cubic feet(2,534+1,742). The actual detention pipe was designed to provide 4,348 cubic feet of total storage in 113 lineal feet of 7' diameter pipe. PRELIMINARY STORM DRAINAGE REPORT FOR TALBOT RIDGE-PAGE-13 n APPENDIX Technical Report SPRTNGBROOK CITY OF RENTON, WASHINGTON TRIAD ASSOCIATES - 11814 - 115th Avenue N.E. Kirkland, WA 98034 Phone: (206) 821-8448 Prepared by: Shawn G. Moore, E.I.T. Reviewed by: Roy E. Lewis, Jr., P.E. _ y E. LEWis`•10 4. dF"r"A* �4 �� A .( z;" , mow••:/ WAMIINIO TRIAD ASSOCIATES 41;72.- APRIL 24 1996 TRIAD JOB # 95 - 202 Section III: OFF-SITE ANALYSIS A downstream drainage analysis was performed on December 7, 1995, a cloudy and cold day. Please refer to the Downstream Drainage Map, located in the Appendix, along with the following description of the downstream system. There was a small quantity of runoff being conveyed within the existing drainage ditches and tightline storm drainage systems. Runoff from the site currently sheet flows in a westerly direction and is collected within the existing drainage ditch located on the east side of Talbot Road South. The drainage ditch is approximately two to three feet deep and has side slopes of 2:1, with a one foot base width. The ditch runs northerly along Talbot, Road South, at a slope of approximately one-half to one percent, while conveying flows through a series of(3) 12- inch diameter culverts. Immediately north of the subject property, flows are conveyed beneath an existing driveway via a 12-inch diameter HDPE culvert. Runoff then continues northerly within the ditch for approximately 200 feet. Then, runoff is collected within a City of Renton storm drainage system via a 12-inch diameter CMP culvert (located across from South 45th Place). Runoff is conveyed within this tightlined conveyance system to a point beyond one quarter-mile downstream. The downstream conveyance system was in good shape and showed no evidence of drainage related problems (flooding, erosion, etc.). The system appears to have more than adequate capacity to handle the existing flows. The King County Sensitive Areas Folio was researched and the site was not found, nor was it tributary to (within at least a quarter mile), any sensitive areas (wetlands, erosion hazard areas, etc). As such, it is our opinion that a detention standard more restrictive than matching the pre-existing flows for the 2, 10, and 100-year, 24-hour storm events is not warranted. TECHNICAL INFORMATION REPORT-Page III-1 . � 'nt �t.t, a. o'' ;L'��12�:K • :{C.:I {• "' • iY j I _ •. Al t' -, T S.',,dy 1'. 1 ��7 "sty 'v' \\• �1 17 �C 1 '4 _ \1 '4'•' ra f. . a; `, 4 CC'{i7 . ,•r- . I le • `-,•i �'1 s • 'f, fir` ktr f t 1'r v! t\! ,,,7 r �lr I �� rJ�r-L�.:h_ A1�'_1 '' rl`1 ••.fn ...r_ - ' =a:- - i -"-- : 1 , '4 ! � liZ' t !'I .i 1,1' y_ •Ip 44T3 i„-•, »f91A9�1 ,ttr'wl. )• �. '7.. 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INIL b . . . - 10-YEAR 24-HOUR PRECIPITATION • '- 3.4� ISOPLUVIALS OF 10-YEAR 24-HOUR (2" \` 4Wf r Y�u�l TOTAL PRECIPITATION IN INCHES ,30 WO," 3N eli 0 1 2 3 4 • 5 6 7 8 Mlles th -ev.- eh' 1:300,000 3.5.1-10 `335 1/90 4.0_ r--- KING COUNTY, W'__ IHINGTON, SURFACE Wi _- ER DESIGN MANUAL - FIGURE 3.5.1C 2-YEAR 24-HOUR ISOPLUVIALS '\------ ' -•._,:,,, - ,) - - , m , __..- - :�:.---- --- --- ..------ ---- 11 • OglaW filOrplp V oikilit-tvc , A lik& , Rims Aiiiii..1 le. , �� l ,/.moral4 qiii/1LULD - .. a ! 10 - ii--1 . - - -7 - ii- .-Pkti •Allim lir* i .,. ,,,. orp•nii polar. , , , . . \,. -iii.40,,,-4- 2.y IL 4:4401.,.. ............. 40-1. -; • ltilliorkaijr:t 44.,., I \,, I. 'ig ' An ..t4 . —- — 11*AP I Si''i 1%-.I.---- 14, L 'Ilwrilf Z \ !Is.;9.%;.-g.-41161 , AIM..11::;://aink ,D 114. 1 ' ) 1 '''. 4:40, ViAZT —Alt ALCIplirilliti AL 44A ,0 fr 1 __) 1 . ... . vztrit :: - greinik,- Am' _: ' '--". f-O!' 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IP-, . ,, Art , , i .. ,.. 2-YEAR 24-HOUR PRECIPITATION 1 "' i��f' i;�ir� ••,�, 0.3.4•�' ISOPLUVIALS OF 2-YEAR 24-HOUR �► '�'=� _ 3 TOTAL PRECIPITATION IN INCHES ���- � W ti -, . - • 'r 0 1 2 3- 4 5 6 7 8 Mlles A 'V -v ©. - 1:300.000 3.5.1-8 1/90 KING COUNTY, W _ III NGTON, SURFACE WIe ___ "ER DESIGN MANUAL TABLE 3.5.2B SCS WESTERN WASHINGTON RUNOFF CURVE NUMBERS SCS WESTERN WASHINGTON RUNOFF CURVE NUMBERS (Published by SCS in 1982) '— Runoff curve numbers for selected agricultural, suburban and urban land use for Type 1A rainfall distribution, 24-hour storm duration. , CURVE NUMBERS BY HYDROLOGIC SOIL GROUP LAND USE DESCRIPTION A B C D • Cultivated land(1): winter condition 86 91 94 95 Mountain open areas: low growing brush and grasslands 74 82 89 92 Meadow or,pasture: 65 78 85 89 Wood or forest land:. undisturbed or older second growth 42 64 81 Wood or forest land: young second growth or brush 55 72 86 Orchard: with cover crop ., 81 88 --92 94 Open spaces, lawns, parks, golf courses, cemeteries, , landscaping. good condition: • grass cover on 75% or more of the area 68 80 0 90 i~ fair condition: grass cover on 50% I _i to 75% of the area 77 85 90 92 Gravel roads and parking lots 76 85 89 91 Dirt roads and parking lots 72 82 87 89 r Impervious surfaces, pavement, roofs, etc. 98 98 5) 98 Open water bodies: lakes, wetlands, ponds, etc. 100 100 r 00 100 j Single Family Residential (2) Dwelling Unit/Gross Acre % Impervious (3) _ 1.0 DU/GA 15 Separate curve number 1.5 DU/GA 20 shall be selected 2.0 DU/GA 25 for pervious and 2.5 DU/GA 30 impervious portion 3.0 DU/GA 34 of the site or basin 3.5 DU/GA 38 4.0 DU/GA 42 4.5 DU/GA 46 5.0 DU/GA 48 , 5.5 DU/GA 50 6.0 DU/GA 52 6.5 DU/GA 54 7.0 DU/GA 56 • Planned unit developments, % impervious ` condominiums, apartments, must be computed I commercial business and industrial areas. • (1) For a more detailed description of agricultural land use curve numbers refer to National Engineering Handbook, Section 4, Hydrology, Chapter 9, August 1972. (2) Assumes roof and driveway runoff is;directed into street/storm system. (3) The remaining pervious areas (lawn) are considered to be in good condition for these curve numbers. • (.( '--,� 3.5.2-3 11/92 • BLACK RIVER BASIN Y :% I }`- 5) Rento . ��: • • GeV.►,- _-•:'. ': ;���- • Basin Boundary \ ��_-„� • �� Subcatchment Boundary ®+\ , ' 0` • °. _• _ �;�.< - OCollection Point ': °°o" I `� Stream :� %+ ��+LCO is, 0006 Tributary Numberukwi�a • �� ' �' '....._.-:.;:14::,,-/.--7 . . .'.,::.... ., ' ' �0301 Proposed Project • ` �' R i!'�: :Srnnh ' `;` 0'006 igt, ._,... .. s.:;......::,.i....: ' 4 l�Tl - . r j � \o.o6A '. . .. . i(l�fi b 1 b r j h 1r 3 1 �J _ f oO� IR 4 Car • i ! • nP n { Oill RIDGE L. • 1;-...:;,-:1 July.1987 a�-© .. 11.'‘W. X, �O,r ;( Il '"F u; ,0 4 f t. _ O'f'/ �iS�.T �a e,� \ i ll. ii% +_... • is / =-�C�� �. r, -� �� o 00 i i � � O �' .0301 t . v: 0014 Ale . --,, ••,-,,,--:,:- .. . . ,... . , , , .,,_-0 023-1 .,,..:.2'.-,-L.s:-/ ,, :" /,'.. :,,'I,.. \ 0 liii .,....._,..,.:.,.. , :-...,. ./ .. , —7,-, ,,,i . /', 1 , ........ . ,....„,...„..s. 1 .t. .._ • i ., , A. 0012 . , / ,i A :i 1 \ a• .. Des MDines'_ I. O ,F 1 II 1 °� Kent ', � A � °� [Xs Moines /• n vrn s '• i-- I l a 'fi = i .. i. \z.... ,. '..).;,'. .'..;-.-; , ..... rit' ".- ,---. ' . '; ..-....:14 ..-7,-.1:•:.....1 . :-..: -..,,:,„,,,...,,,...,•?; 1,6 , .,.• 0 :‘, . .. .. „ . .. i „ , • • ., • . :....., : ,.....,4,,.., 0 .iz' : , ..-,,, -,..- ,-,.. .3•,. ..‘ o 9 ;. --i- ,..• :, • , i % sa 1 i 1 0;(� '� _ �li Ik ?• . I lI _ _ '- i ' DOWNSTREAM EXHIBIT Trib. & Collect. Existing Anticipated Item River Mile Point Category Prop. Proj. Conditions and Problems Conditions and,Problems Recommendations 18 0006, 8 Geology Large landslide(transla- Slide will continue to Direct surface runoff away from RM'2.15 tional and rotational contribute to sedimentation top of slope to(gravel pit failure), with raw slope downstream. - (to west). remaining; gullying of slope. Apparently caused by combination of under- cutting by stream and r routing of road drainage over slope from above. 19 0006 10 I-Iabitat Stream in good condition. Possible erosion and loss of - Maintain stream flows at non- RM 2.55- Setbacks and protective habitat if future develop- . erosive levels 3.00 vegetation needed at points ment increases volume and - Maintain a natural stream cord- along the. stream. Some rate of flow. dor from Panther Lake down into - good pools and spawning and along Panther Creek. gravel in a few places. 20 0006 10 Ilydrology 0301 Panther Lake is a #1-C Future development in this The sensitive nature of the RM 3.40 wetland that provides a area will triple the amount wetland would require precise large amount of natural of impervious area. The boundary surveys and control over storage; the downstream available area for regional the amount of water artificially system is in fair R/D facilities may soon be retained by the proposed control. condition with some exausted and the system Use Panther Lake as an R/D facili- erosion. The contributing will continue unchecked ty by constructing earthen berms drainage area is not downstream. Erosive on the north and west sides of the currently densely devel- soils throughout the area wetland area; construct a control oped. are further threatened outlet, enhance and increase the as higher amounts of runoff capacity of the downstream channel will increase the rate at (stabilize with vegetation), and which the existing stream obtain easements. erodes. PBR-APE-/mlm C-5 Trib. & Collect. Existing Anticipated Item River Mile Point Category Prop. Proj. Conditions and Problems Conditions and Problems Recommendations 12 0006 8, 10 Geology Channel downcutting at Problem will get much worse - Provide additional R/D facilities RM 1.40- upper end; bank erosion and as development proceeds in upper basin. 2.60 mass-wasting. Deposition along the ravine and in the - Restrict development along ravine , above 180th and at wet- upper basin. Ravine is edges. land below Talbot Rd. sensitive to high flows in - Route runoff around ravine or channel, and slopes are tightline it to bottom in a safe, susceptible to gullying. nonerosive manner (gully at Sediment is filling a major RM 2.50). wetland. , __ 0006 7 habitat Alluvial fan from upstream. Killing of trees from sedi- Provide a sediment pond and increased RM 1.50 erosion; landslides filling ment inundation. Little or maintenance or reduce' flows upstream wetland and blocking no fish passage. to nonerosive levels. stream for fish use. 14 0006 8 Habitat 3' drop out of culvert Condition will remain. Improve system only if a fisheries RM 1.70 under Talbot Rd with biologist deems the Panther Creek no pool. Potential fish system viable for fish. barriers. 15 0006 8 Habitat Two debris jams pose Condition will remain. Remove debris or improve passage RM 1.75 potential fish barriers. through the debris jams. 16 0006 10 Habitat Extensive bank erosion, . Worsening of current condi- Same as Trib. 0006, RM 2.55-3.00. RM 1.80- channel downcutting and tions. (See Item 19 below.) 2.55 - sedimentation has elimi- nated most pools, fish, and benthic organisms. Both large organic debris and bedload material are active. - 17 0006 8 Ilabitat 12' waterfall and concrete No future fish access to If the upstream habitat justifies RM 1.95 channel creating fish upstream areas. improvement, then a fish ladder should barrier. be constructed over the falls. P:BR.APC/mlm C-4 < i 1 1 I 1 COMPUTER OUTPUT I 1 TALBOT - ONSITE BASIN SUMMARY BASIN ID: Al NAME: ONSITE 2 YR EXISTING SBUH METHODOLOGY TOTAL AREA..: 3.14 Acres BASEFLOWS : 0.00 cfs RAINFALL TYPE..: USER1 PERVIOUS AREA PRECIPITATION..: 2.00 inches AREA..: - 3.14 Acres TIME INTERVAL..: 10.00 min CN..: 81.00 TIME OF CONC..: 46.46 min IMPERVIOUS AREA ABSTRACTION COEFF : 0.20 AREA..: 0.00 Acres CN..: 98.00 I TcReach-Sheet L: 300.00 ns:0.4000 p2yr:2.00 s:0.0600 TcReach-Shallow L: 196.00 ks:5.00 s:0.0600 TcReach-Shallow L: 292.00 ks:5.00 s:0.3500 PEAK RATE: 0.18 cfs VOL: 0.16 Ac-ft TIME: 500 min BASIN ID: A2 NAME:ONSITE 10 YR EXISTING SBUH METHODOLOGY TOTAL AREA..: 3.14 Acres BASEFLOWS : 0.00 cfs RAINFALL TYPE..: USER1 PERVIOUS AREA PRECIPITATION..: 2.90 inches AREA..: 3.14 Acres TIME INTERVAL..: 10.00 min CN..: 81.00 TIME OF CONC..: 46.46 min IMPERVIOUS AREA ABSTRACTION COEFF : 0.20 AREA..: 0.00 Acres CN..: 98.00 I-- TcReach-Sheet L: 300.00 ns:0.4000 p2yr:2.00 s:0.0600 TcReach-Shallow L: 196.00 ks:5.00 s:0.0600 TcReach-Shallow L: 292.00 ks:5.00 s:0.3500 PEAK RATE: 0.48 cfs VOL: 0.32 Ac-ft TIME: 490 min BASIN ID: A3 NAME:ONSITE 100 YR EXISTING SBUH METHODOLOGY - TOTAL AREA..: 3.14 Acres _ BASEFLOWS : 0.00 cfs RAINFALL TYPE..: USER1 PERVIOUS AREA PRECIPITATION..: 3.90 inches AREA..: 3.14 Acres - TIME INTERVAL..: 10.00 min CN..: 81.00 TIME OF CONC..: 46.46 min IMPERVIOUS AREA ABSTRACTION COEFF : 0.20 AREA..: 0.00 Acres CN..: 98.00 { I TcReach-Sheet L: 300.00 ns:0.4000 p2yr: 2.00 s:0.0600 TcReach-Shallow L: 196.00 ks:5.00 s:0.0600 TcReach-Shallow L: 292.00 ks:5.00 s:0.3500 PEAK RATE: 0.88 cfs VOL: 0.53 Ac-ft TIME: 490 min FILE:ONSITEOUT.PRN WATERWORKS 06/16/97 BKP TALBOT - ONSITE BASIN SUMMARY BASIN ID: B1 NAME: ONSITE 2 YR DEVELOPED SBUH METHODOLOGY TOTAL AREA..: 3.14 Acres BASEFLOWS : 0.00 cfs RAINFALL TYPE..: USER1 PERVIOUS AREA PRECIPITATION..: 2.00 inches AREA..: 1.19 Acres TIME INTERVAL..: 10.00 min CN..: 86.00 TIME OF CONC..: 5.00 min IMPERVIOUS AREA ABSTRACTION COEFF : 0.20 AREA..: 1.95 Acres CN..: 98.00 PEAK RATE: 1.22 cfs VOL: 0.37 Ac-ft TIME: 470 min BASIN ID:B2 NAME:ONSITE 10 YR DEVELOPED SBUH METHODOLOGY TOTAL AREA..: 3.14 Acres BASEFLOWS : 0.00 cfs RAINFALL TYPE..: USER1 PERVIOUS AREA PRECIPITATION..: 2.90 inches AREA..: 1.19 Acres TIME INTERVAL..: 10.00 min CN..: 86.00 TIME OF CONC..: '5.00 min IMPERVIOUS AREA ABSTRACTION COEFF : 0.20 AREA..: 1.95 Acres CN..: 98.00 PEAK RATE: 1.96 cfs VOL: 0.59 Ac-ft TIME: 470 min BASIN ID:B3 NAME: ONSITE 100 YR DEVELOPED SBUH METHODOLOGY TOTAL AREA..: 3.14 Acres BASEFLOWS : 0.00 cfs RAINFALL TYPE..: USER1 PERVIOUS AREA PRECIPITATION..: 3.90 inches AREA..: 1.19 Acres TIME INTERVAL..: 10.00 min CN..: 86.00 TIME OF CONC..: 5.00 min IMPERVIOUS AREA ABSTRACTION COEFF : 0.20 AREA..: 1.95 Acres CN..: 98.00 PEAK RATE: 2.80 cfs VOL: 0.84 Ac-ft TIME: 470 min FILE:ONSITEOUT.PRN WATERWORKS 06/16/97 BKP TALBOT - ONSITE r I BASIN SUMMARY BASIN ID: WQ NAME: WATER QUALITY SBUH METHODOLOGY TOTAL AREA..: 3.14 Acres BASEFLOWS : 0.00 cfs RAINFALL TYPE..: USER1 PERVIOUS AREA PRECIPITATION..: 1.28 inches AREA..: 1.19 Acres TIME INTERVAL..: 10.00 min CN..: 86.00 TIME OF'CONC..: 5.00 min IMPERVIOUS AREA ABSTRACTION COEFF : 0.20 AREA..: 1.95 Acres CN..: 98.00 PEAK RATE: 0.66 cfs VOL: 0.21 Ac-ft TIME: 470 min I HYDROGRAPH SUMMARY' DESCRIPTION HYD PEAK TIME VOLUME AREA NUM [CFS] [Min] [CF] [Ac] 2 YR EXISTING 1 0.176 500 6891 3.14 10 YR EXISTING 2 0.479 490 14101 3.14 100 YR EXISTING 3 0.882 490 23226 3.14 2 YR DEVELOPED 4 1.219 470 16227 3.14 10 YR DEVELOPED 5 1.955 470 25703 3.14 `` 100 YR DEVELOPED 6 2.797 470 36554 3.14 WATER QUALITY 7 0.663 470 9055 3.14 2 YR THEORETICAL RELEASE 9 0.178 900. 16227 3.14 10 YR THEORETICAL RELEASE 10 0.483 540 25703 3.14 100 YR THEORETICAL RELEASE 11 0.876 530 36554 3.14 _ 2 YR ACTUAL RELEASE 12 0.161 1010 16224 3.14 , 10 YR ACTUAL RELEASE 13 0.376 660 25677 3.14 100 YR ACTUAL RELEASE 14 0.609 550 36525 3.14 - FILE:ONSITEOUT.PRN WATERWORKS 06/17/97 BKP TALBOT - ONSITE J STAGE STORAGE TABLE RECTANGULAR VAULT ID No. ACT Description: ACTUAL VAULT W\FOS Length: 100.00 ft. Width: 20.00 ft. COMBINATION DISCHARGE ID No. Cl ' Description: COMBINATION Structure: WI Structure: 01 • STAGE STORAGE STORAGE DISCHARGE [FT] [CF] [Ac-FT] [CFS] 100.00 0 0.0000 0.0000 100.50 1000 0.0230 0.0630 101.00 2000 0.0459 0.0891 101.50 3000 0.0689 0.1091 102.00 4000 0.0918 0.1260 102.50 5000 0.1148 0.1409 103.00 6000 0.1377 0.1543 103.50 7000 0.1607 0.1667 104.00 8000 0.1837 0.1782 104.50 9000 0.2066 0.3538 105.00 10000 0.2296 0.4684 105.50 11000 0.2525 0.5521 106.00 12000 0.2755 0.6220 106.50 13000 0.2984 0.6835 107.00 14000 0.3214 0.8689 • J FILE:ONSl"1"hOUT.PRN WATERWORKS 06/17/97 BKP TALBOT - ONSITE STAGE STORAGE TABLE RECTANGULAR VAULT ID No. THEO Description: THEORETICAL VAULT Length: 74.00 ft. Width: 20.00 ft. COMBINATION DISCHARGE ID No. Cl Description: COMBINATION Structure: W 1 Structure: 01 STAGE STORAGE STORAGE DISCHARGE [FT] [CF] [Ac-FT] [CFS] 100.00 0 0.0000 0.0000 100.50 740.00 0.0170 0.0630 101.00 1480 0.0340 0.0891 101.50 2220 0.0510 0.1091 102.00 2960 0.0680 0.1260 102.50 3700 0.0849 0.1409 103.00 4440 0.1019 0.1543 103.50 5180 0.1189 0.1667 104.00 5920 0.1359 0.1782 104.50 6660 0.1529 0.3538 _ 105.00 7400 0.1699 0.4684 105.50 8140 0.1869 0.5521 106.00 8880 0.2039 0.6220 106.50 9620 0.2208 0.6835 107.00 10360 0.2378 0.8689 FILE:ONSUEOUT.PRN WATERWORKS 06/17/97 BKP r TALBOT - ONSITE _ COMBINATION DISCHARGE ID No. Cl Description: COMBINATION Structure: W 1 Structure: 01 MULTIPLE ORIFICE ID No. 01 Description: ORIFICE Outlet Elev: 100.00 Elev: 98.00 ft Orifice Diameter: 1.8120 in. Elev: 104.20 ft Orifice 2 Diameter: 3.3300 in. NOTCH WEIR ID No. W 1 Description: WEIR Weir Length:0.3000 ft. Weir height(p): 6.7000 ft. Elevation : 106.70 ft. Weir Increm: 0.10 LEVEL POOL TABLE SUMMARY Description Inflow, Storage Dischrg P. Stage Volume Outflow P. Time [CFS] ID ID [FT] [Cl?] [CFS] [Min] 2 YR THEO 1.22 THEO Cl 104.00 5921 0.178 900 ` 10 YR THEO 1.96 THEO Cl 105.08 7515 0.483 540 100 YR THEO 2.80 THEO Cl 107.01 10376 0.876 530 2 YR ACTUAL 1.22 ACT Cl 103.28 6567 0.161 1010 10 YR ACTUAL 1.96 ACT Cl 104.58 9158 0.376 660 100 YR ACTUAL 2.80 ACT Cl 105.91 11811 0.609 550 \ i 1\ r II FILE:ONSITEOUT.PRN WATERWORKS 06/17/97 BKP ALBOT RIDGE -FRONTAGE BASIN SUMMARY • BASIN ID: Al NAME: ROAD 2 YEAR EXISTING SBUH METHODOLOGY TOTAL AREA..: 0.60 Acres BASEFLOWS : 0.00 cfs RAINFALL TYPE..: USER1 PERVIOUS AREA PRECIPITATION..: 2.00 inches AREA..: 0.60 Acres TIME INTERVAL..: 10.00 min CN..: 81.00 TIME OF CONC..: 30.00 min IMPERVIOUS AREA ABSTRACTION COEFF : 0.20 AREA..: 0.00 Acres CN..: 98.00 PEAK RATE: 0.04 cfs VOL: 0.03 Ac-ft TIME: 490 min BASIN ID: A2 NAME:ROAD 10 YEAR EXISTING SBUH METHODOLOGY TOTAL AREA..: 0.60 Acres BASEFLOWS : 0.00 cfs RAINFALL TYPE..: USER1 PERVIOUS AREA PRECIPITATION..: 2.90 inches AREA..: 0.60 Acres TIME INTERVAL..: 10.00 min CN..: 81.00 TIME OF CONC..: 30.00 min IMPERVIOUS AREA ABSTRACTION COEFF : 0.20 AREA..: 0.00 Acres CN..: 98.00 PEAK RATE: 0.11 cfs VOL: 0.06 Ac-ft TIME: 480 min BASIN ID: A3 NAME:ROAD 100 YR EXISTING SBUH METHODOLOGY TOTAL AREA..: 0.60 Acres _ BASEFLOWS : 0.00 cfs RAINFALL TYPE..: USER1 PERVIOUS AREA PRECIPITATION..: 3.90 inches AREA..: 0.60 Acres TIME INTERVAL..: 10.00 min CN..:- 81.00 TIME OF CONC..: 30.00 min IMPERVIOUS AREA ABSTRACTION COEFF : 0.20 AREA..: 0.00 Acres CN..: 98.00 PEAK RATE: 0.21 cfs VOL: 0.10 Ac-ft TIME: 480 min FILE:ROADOUT.PRN WATERWORKS 06/16/97 BKP _AiiLBOT RIDGE - FRONTAGE BASIN SUMMARY • BASIN ID:B1 NAME:ROAD 2 YEAR DEVELOPED SBUH METHODOLOGY TOTAL AREA..: 0.60 Acres BASEFLOWS : 0.00 cfs RAINFALL TYPE..: USERI PERVIOUS AREA PRECIPITATION..: 2.00 inches AREA..: 0.14 Acres TIME INTERVAL..: 10.00 min CN..:- 86.00 TIME OF CONC..: 5.00 min IMPERVIOUS AREA ABSTRACTION COEFF : 0.20 AREA..: 0.46 Acres CN..: 98.00 PEAK RATE: 0.26 cfs VOL: 0.08 Ac-ft TIME: 470 min BASIN ID:B2 NAME:ROAD 10 YEAR DEVELOPED SBUH METHODOLOGY TOTAL AREA..: 0.60 Acres BASEFLOWS : 0.00 cfs RAINFALL TYPE..: USER1 PERVIOUS AREA PRECIPITATION..: 2.90 inches AREA..: 0.14 Acres TIME INTERVAL..: 10.00 min CN..: 86.00 TIME OF CONC..: 5.00 min IMPERVIOUS AREA ABSTRACTION COEFF : 0.20 AREA..: 0.46 Acres CN..: 98.00 PEAK RATE: 0.40 cfs VOL: 0.12 Ac-ft TIME: 470 min BASIN ID:B3 NAME:ROAD 100 YEAR DEVELOPED SBUH METHODOLOGY TOTAL AREA..: 0.60 Acres BASEFLOWS : 0.00 cfs RAINFALL TYPE..: USER1 PERVIOUS AREA PRECIPITATION..: 3.90 inches AREA..: 0.14 Acres TIME INTERVAL..: 10.00 min CN..: 86.00 TIME OF CONC..: 5.00 min IMPERVIOUS AREA ABSTRACTION COEFF : 0.20 AREA..: 0.46 Acres CN..: 98.00 PEAK RATE: 0.56 cfs VOL: 0.17 Ac-ft TIME: 470 min • FILE:ROADOUT.PRN WATERWORKS 06/16/97 BKP i ALBOT RIDGE -FRONTAGE - BASIN SUMMARY BASIN ID: WQ NAME: WATER QUALITY SBUH METHODOLOGY TOTAL AREA..: 0.60 Acres BASEFLOWS : 0.00 cfs RAINFALL TYPE..: USER1 PERVIOUS AREA PRECIPITATION..: 1.28 inches AREA..: 0.14 Acres TIME INTERVAL..: 10.00 min CN..: 86.00 TIME OF CONC..: 5.00 min IMPERVIOUS AREA ABSTRACTION COEFF : 0.20 AREA..: 0.46 Acres CN..: 98.00 PEAK RATE: 0.15 cfs VOL: 0.04 Ac-ft TIME: 470 min HYDROGRAPH SUMMARY DESCRIPTION HYD PEAK TIME VOLUME AREA NUM [CFS] [Min] [CF] [Ac] 2 YR EXISTING 1 0.042 490 1317 ' 0.60 10YR EXISTING 2 : 0.111 480 2694 0.60 100 YR EXISTING 3 _ 0.205 480 4438 ' 0.60 2 YR DEVELOPED 4 0.260 470 3394 0.60 10 YR DEVELOPED 5 0.403 470 \_ 5258 0.60 100 YR DEVELOPED 6 0.565 470 7368 0.60 , WATER QUALITY 7 0.149 470. 1956 0.60 2 YR THEIRETICAL RELEASE 10 0.041 780' 3395 0.60 10 YR THEORETICAL RELEASE 11 0.114 540 5258 0.60 100 YR THEORETICAL RELEASE 12 0.193 510 7369 0.60 2 YR ACTUAL RELEASE 13 0.038 790 3395 0.60 ` 10 YR ACTUAL RELEASE 14_ _ 0.084 650 5258 0.60 100 YR ACTUAL RELEASE 15 0.153 540 7369 0.60 I � FILE:ROADOUT.PRN WATERWORKS 06/16/97 1 BKP �- I I , a,BOT RIDGE - FRONTAGE STAGE STORAGE TABLE UNDERGROUND PIPE ID No. ACT Description: ACTUAL DETENTION PIPE Diameter: 7.00 ft. Length: 66.00 ft. Slope...: 0.0050 ft/ft MULTIPLE ORIFICE ID No. OP Description:DETENTION PIPE ORIFICE Outlet Elev: 100.00 Elev: 100.00 ft Orifice Diameter: 0.8750 in. Elev: 104.20 ft Orifice 2 Diameter: 1.7500 in. STAGE STORAGE STORAGE DISCHARGE [FT] [CF] [Ac-FT] [CFS] 100.00 0 0.0000 0.0000 100.50 48 0.0011 0.0147 101.00 173 0.0040 0.0208 101.50 339 0.0078 0.0254 102.00 532 0.0122 0.0294 102.50 743 0.0170 0.0329 • 103.00 965 0.0222 0.0360 103.50 1194 0.0274 0.0389 104.00 1424 0.0327 0.0416 104.50 1652 0.0379 0.0896 105.00 1871 0.0429 0.1208 105.50 2076 0.0477 0.1435 106.00 2261 0.0519 0.1624 106.50 2415 0.0554 0.1790 107.00 2518 0.0578 0.1940 I FILE:ROADOUT.PRN WATERWORKS 06/16/97 BKP - 1 ,i_ 6 i ALBOT RIDGE - FRONTAGE STAGE STORAGE TABLE UNDERGROUND PIPE ID No. THEO ` Description: THEORETICAL PIPE Diameter: 7.00 ft. Length: 51.00 ft. Slope...: 0.0050 ft/ft MULTIPLE ORIFICE ID No. OP Description:DETENTION PIPE ORIFICE Outlet Elev: 100.00 Elev: 100.00 ft Orifice Diameter: 0.8750 in. 1 Elev: 104.20 ft Orifice 2 Diameter: 1.7500 in. 1 STAGE STORAGE STORAGE DISCHARGE [FT] [CF] [Ac-FT] [CFS] 100.00 0 0.0000 0.0000 100.50 42 0.0010 0.0147 101.00 142 0.0033 0.0208 101.50 272 0.0063 0.0254 102.00 422 0.0097 0.0294 102.50 586 0.0135 0.0329 103.00 759 0.0174 0.0360 103.50 936 0.0215 0.0389 1 104.10 1149 0.0264 0.0421 104.50 1289 0.0296 0.0896 105.00 1458 0.0335 0.1208 1 105.50 1616 0.0371 0.1435 106.00 1757 0.0403 0.1624 106.50 1875 0.0430 0.1790 107.00 1951 0.0448 0.1940 LEVEL POOL TABLE SUMMARY Description Inflow Storage Dischrg P. Stage Volume Outflow P. Time [CFS] ID ID [FT] [CF] [CFS] [Min] 2 YR THEO 0.26 THEO OP 103.86 1064 0.041 780 10 YR THEO 0.40 THEO OP 104.87 1415 0.114 540 100 YR THEO 0.56 THEO OP 106.97 1949 0.193 510 2 YR ACTUAL 0.26 ACT OP 103.37 1132 0.038 790 10 YR ACTUAL 0.40 ACT OP 104.44 1624 0.084 650 100 YR ACTUAL 0.56 ACT OP 105.75 2171 0.153 540 FILE:ROADOUT.PRN WATERWORKS 06/16/97 BKP , , 1 _ - , - ... - ditzgo - _../. ' • // --- / /-': ;.....: 6:: ."UL . /Ill • ' - a). - ---...1 --- -- .1.58.431. 7 k . __/ C-/ it Ili ::: 1--. • . ‘ ‘ ' .- c. '' c-.."!.., •k , .-.1. I 152.11 13.,.. cr a) 117 60 -•• ..c.r 2;3 4' ‘.3 7 r•1 . 18 Or° ; _1 c.s.: . . 'C-A_A• :: ../Z78 ii-23 :2 .).I((9, V Al tl 0 / t i '-•"*C- :::. ..,' 0 S. s " 14S 7 , 4 140 38 o j,4) 6% .• 2 I -a • 61, // q . vp /k. Ilk; -j •C E. N / • E R / /, / 0 ....• ci? 1 4 (I P.... .-252s6Z ,,, ,.... .... _si . • 11. NI 11111 8 / / L-4 4. A 1 vil / ,, ..... _-9C- ....,‘ .S‘4 V35. ..s ' - I .? ti .... 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Ro• Four: er - .; - - - / . : -• ,, - ___ 1:.. ., , . . ,/ i. : , . . ,. . • cn \\`..___..._ ... qj___--- MO > All • _ .. .• • ..:•• a ri.i ally. MI MI . :..• •111,, lo, / , --, _ . n II= v ' .... - 1 '--! rr et *Ka I I v • • ,:::• 0 n) o . . ,... - o • ' .. .n . 0 :.:.'19 0 k ,Fl‘\- -- ± :%••••• n . ,.• __ . IlOWNSTRF'ARA r1RAINAC1F MAP . • • SUBSURFACE EXPLORATION AND PRELIMINARY GEOTECHNICAL ENGINEERING REPORT TALBOT RIDGE RENTON, WASHINGTON PREPARED FOR �‘WC• White Star Development GCN PROJECT NO. G97177A JUNE 1997 CORPORATE OFFICE 911 Fifth Avenue,Suite 100 ASSOCIATED Kirkland,Washington 98033 EARTH (206)827-7701 FAX (206)827-5424 SCIENCES, INC BAINBRIDGE ISLAND OFFICE 179 Madrone Lane North Bainbridge Island,WA 98110 (206)780-9370 FAX(206)780-9438 SUBSURFACE EXPLORATION AND PRELIMINARY GEOTECHNICAL ENGINEERING REPORT TALBOT RIDGE 102ND AVENUE SE RENTON, WASHINGTON June 20, 1997 Project No. G97177A I. PROJECT AND SITE CONDITIONS 1.0 INTRODUCTION This report presents the results of our subsurface exploration and preliminary geotechnical engineering feasibility study for the proposed storm water detention vault located one-fifth of a mile west of the end of 102' Avenue SE (Figure 1). The approximate proposed vault location and approximate locations of the explorations accomplished for this study are presented on the Site and Exploration Plan, Figure 2. After site access is available for construction equipment, additional exploration pits are recommended to further evaluate subsurface conditions in the vault area. In the event that any changes in the nature, design or location of the-structure are planned; or if subsurface conditions are found to differ significantly from those encountered in the explorations for this study, the conclusions and'recommendations contained in this report should be reviewed and modified, or verified, as necessary. 1.1 Purpose and Scope The purpose of this study was to provide subsurface data and preliminary geotechnical recommendations to be utilized in the design and development of the subject project. Our study included a review of available geologic literature, 3 hand borings, and performing geologic studies to assess the type, thickness, distribution and physical properties of the subsurface sediments and shallow ground water conditions. Preliminary geotechnical engineering studies were also completed to determine the type of suitable foundation, allowable foundation soil bearing pressures, anticipated foundation settlements and drainage considerations. This report summarizes our current field work and offers development recommendations based on our present understanding of the project and surrounding geologic conditions. 1.2 Authorization - Verbal authorization to proceed with this study was granted by Mr. Ron Guest of Triad and Associates on behalf of the owner, White Star Development. Our work was completed in accordance with our proposal dated June 10, 1997. This report has been prepared for the exclusive use of White Star Development and their agents, for specific application to this project. Within the limitations of scope, schedule and budget, our services have been performed in accordance with generally accepted geotechnical engineering and engineering geology practices in effect in this area at the time our report was prepared. No other warranty, expressed or implied is made. Our observations, findings, and opinions are a means to identify and reduce the inherent risks to the owner. 2.0 PROJECT AND SITE DESCRIPTION This report was completed with and understanding of the project based on a May 28, 1997 grading and drainage plan completed by Triad and Associates that showed the site with elevation contours, existing structures, and,the planned locations of lots, paved roadways, and the detention vault. We understand that the development will include fourteen (14) lots for single family residences. Access is planned from the east off 102' Avenue SE. Present plans call for the construction of a 20 foot by 100 foot by 6 foot deep storm water detention vault located east of the proposed housing development. The north to south trending rectangular vault will be situated on a gently sloping ridge, also trending north to south, with well defined steep slopes on both the western and northern portion of the site. The steep, western slope is located about 100 feet west of the proposed detention vault, and extends down to a developing condominium site. Based on the previously referenced grading and drainage plan, the detention vault will be located in an area with an elevation change of about 40 feet from the end of 102nd Avenue SE. With the exception of a narrow mid-slope terrace, this slope has an approximate inclination of 2H:1 V (Horizontal:Vertical). Located approximately 200 feet northeast of the proposed vault, the steep, northern slope extends down to a road on the valley floor, with an approximate slope of 2H:1V. The site was generally vegetated with fir and cedar trees, and a moderate to thick covering of brush, ferns, and blackberries. Other land use in the vicinity consisted of residences and undeveloped land. Our geologic reconnaissance did not reveal evidence of debris flow or landslide activity in the vicinity of the proposed vault or surrounding slopes. No evidence of adverse ground water/springs or surface water conditions were observed on the slopes either. 3.0 SUBSURFACE EXPLORATION Our field study included advancing a series of 3 hand borings to gain information about the subsurface soil and shallow ground water conditions at the site. The various types of sediments, as well as the depths where characteristics of the sediments changed are indicated on the exploration logs presented in the Appendix. The depths indicated on the logs where 2 conditions'changed may represent gradational variations between sediment types in the field. Our borings were approximately located in the field by measuring from known site features shown on the topographic map. The conclusions and recommendations presented in this report are based on our geologic reconnaissance and the hand borings completed for this study. Because of the nature of exploratory work below ground and limited depth capability of hand exploration methods, extrapolation of subsurface conditions is necessary, and it should be noted that differing subsurface conditions may sometimes be present due to the random nature of deposition and the alteration of topography by past grading, or filling. The nature and extent of any variations in soil conditions may not become fully evident until equipment access is secured for exploration pits or until construction. If variations are observed at that time, it may be necessary to re-evaluate specific recommendations in this report and make appropriate changes`. 3.1 Hand Borings The borings were completed on June 16, 1997 using a hand auger. Materials encountered from the borings were studied and classified by a geologist from our firm. All borings were backfilled after examination and logging. Selected samples were then transported to our laboratory for further visual classification as necessary. 4.0 SUBSURFACE CONDITIONS Subsurface conditions on the parcel were inferred from the field explorations accomplished for this study, visual reconnaissance of the site and review of published geologic literature. As shown on the field logs, the upper portion of the borings generally encountered about 1 to 2 feet of loose, moist, dark brown to brown silty sand (topsoil) with varying amounts of roots and other organic materials. Beneath the topsoil were sediments that were interpreted as undifferentiated glacial deposits. • These undifferentiated glacial deposits consisted of loose grading to medium dense, damp to moist, brown silty sands and soft grading to medium stiff, moist to wet, mottled gray and red sandy silts. Some organics, scattered cobbles and gravel lenses were also encountered. A lens of loose, brown, well-rounded, cobbly sand was encountered at a depth of approximately 4 feet in HB-2 and HB-3, but was impenetrable in HB-2 after 4 separate borings were attempted. However, the continuation of HB-3 at 4 feet was successful, and medium dense, moist, brown, silty fine sand was encountered below the upper sand and silt. All of the undifferentiated deposits are most likely the result of glaciofluvial sediment deposition. 4.1 Hydrology Ground water seepage was not encountered in the borings at the time of our field study. • 3 A small drainage swale was present adjacent to 102nd Avenue SE, and sloped down to the northwest. Based on a USGS topographic map, this is a seasonal drainage that is only affected by heavy precipitation. 4 I June 20, 1997 Project No. G97177A II. PRELIMINARY.DESIGN RECOMMENDATIONS 5.0 INTRODUCTION Our explorations, geologic reconnaissance and interpretations of published geologic literature indicate that from a geotechnical standpoint, the site is suitable for construction of the proposed detention vault. The bearing strata (medium dense sand) was relatively shallow in 5 our exploration borings and should be encountered at the proposed 6 foot excavation depth for the vault foundation. No evidence of past landslide or debris flow activity were observed in the vicinity of the vault, nor were they mapped on geologic literature. It is therefore our opinion that the vault may be constructed using a conventional, shallow foundation and retaining walls, without a significant adverse impact on slope stability. The construction area should be restored by grading to match the surrounding, natural contours and revegetating with a suitable seed/plant mixture. 6.0 SITE PREPARATION Site preparation for planned vault should consist of stripping and removing the upper, organic topsoil horizon. This material may be set aside for later reuse as a mulch layer to promote germination and growth of natural plants. Once the vault-footprint is stripped, the excavation for the vault chamber may proceed. It is anticipated that the depth of the excavation will be on the order of 6 feet, and based on our exploration borings, we anticipate loose, grading to medium dense silt, sand and gravel sediment will be encountered. We do not expect that significant ground water seepage will be encountered in the planned excavation, however, seepage zones may occur during the wetter periods of the year. , In our opinion, stable construction slopes should be the responsibility of the contractor and should be determined during construction based on the encountered soil and ground water conditions. For estimating purposes, we anticipate that temporary, unsupported cut slopes in the silt, sand and gravel sediments may be-made at a maximum slope of 1.5H:1V. As is typical with earthwork operations, some sloughing and raveling may occur and cut slopes may have to be adjusted in the field. In addition, WISHA/OSHA recommendations should be followed at all times. Some of the on-site sediments contained a high percentage of fine-grained material which makes them moisture sensitive and subject to disturbance when wet. The contractor must use care during site preparation and excavation operations so that the underlying soils are not 5 . softened. If disturbance occurs, softened soils should be removed and the area brought to grade with structural fill compacted to a minimum of 95 percent of ASTM:D 1557. Once the excavation is completed to the required depths and any softened soils removed to replace by structural fill,. the subgrade should be recompacted to at least 95 percent of the above standard prior to foundation construction. After the subgrade is prepared and approved by the geotechnical engineer, foundation construction can begin. 7.0 FOUNDATIONS Conventional spread footings may be used for support of the vault when founded on the medium dense natural sands or structural fill placed as previously discussed. We recommend that an allowable soil bearing pressure of 2,500 pounds;per square foot (psf) be utilized for design purposes, including 'dead and live loads. Footings should be buried at least 18 inches below surrounding grades for frost protection. All footings must penetrate to the prescribed bearing strata and no footings should be founded in or above loose/soft or organic soils. All footings should have a minimum width of 16 inches. The area bounded by lines extending downward at a 1H:1V inclination from,any footing must not intersect another footing or intersect a filled area which is not being compacted to at least 95 percent of ASTM:D 1557. Anticipated settlement of footings founded on medium dense sand or approved structural fill should be less than 1 inch. However, disturbed soil not removed from footing excavations prior to footing placement, could result in increased settlements. All footing areas should be inspected by Associated Earth Sciences, Inc. (AESI) prior to placing concrete to verify that the design bearing capacity of the soils has been attained and that the construction conforms to the recommendations_,contained in this report. Such inspections may also be required by the governing municipality. 8.0 LATERAL WALL PRESSURES Horizontally backfilled walls which are free to yield laterally at least 0.1 percent of their height may be design using an equivalent fluid equal to 35 pounds per cubic foot (pcf). Fully restrained, horizontally backfilled rigid walls which cannot yield should be designed for an equivalent fluid of 50 pcf. The upper, east wall will likely have a sloping backfill condition at an approximate inclination of 5H:1V and should be designed for an equivalent fluid of 40 pcf for yielding conditions and 60 pcf for restrained conditions. The lateral pressures presented above are based on the conditions of a uniform backfill consisting of a select on-site sand and gravel backfill compacted to 90 percent of the ASTM:D 1557. A higher degree of compaction is not recommended as this will increase the pressure acting on the walls. Proper drainage must be provided so that hydrostatic pressures do not develop against the walls. This would involve installation of a minimum 1 foot wide blanket drain for the full height of the wall using imported, washed gravel. A perforated, rigid, PVC pipe should be placed at the wall base elevation and sloped to drain to a suitable outlet location. The drain `pipe must be hydraulically connected to the free-draining wall backfill material. • 9.0 SLOPE REMEDIATION Once the vault is constructed, the areas disturbed by the construction should be restored and planted to reduce the potential for erosion and slope instability. In general, we recommend that the following measures be used. • 1. All excavations should be backfilled with granular, natural soils derived from on-site, and compacted to at least 90 percent of ASTM:D 1557. 2. Finished grades should be contoured to blend into the surrounding natural slopes, and to avoid concentrated flows of runoff water. Concentrated runoff must not be directed onto or above more steeply sloping areas of the site. 3. Disturbed areas should be revegetated with a suitable hydroseed mixture. To promote plant germination and growth, mulching the slopes with the on-site topsoil sediments is recommended prior to hydroseeding. The mulch/topsoil thickness should not exceed 1 foot. 10.0 CLOSURE • At time of this report, site grading, structural plans, and construction methods had not been finalized. The recommendations presented in this report are therefore preliminary and should • be reviewed and/or modified as necessary as new design information becomes available. We are available to provide additional geotechnical engineering exploration or consultations as the project design develops and possibly changes from that upon which this report is based. We are also available to provide geotechnical engineering and monitoring services during construction. The integrity of the foundation depends on proper site preparation and construction procedures. In addition, engineering decisions may have to be made in the field in the event that variations.in subsurface conditions become apparent. • • We have enjoyed working with you on this study and are confident that our recommendations will aid in the successful completion of your project. If you have any questions or require additional information, please do not hesitate to call. Sincerely, ASSOCIATED EARTH SCIENCES, INC. Kirkland, Washington Cti BL � og\AS O •• • i / wqr �' 213300 R„ SSiotiAL�lG EXPIRES S�31Q�j Andrea S. Lonner Bruce L. Blyton, P.E. Staff Geologist Associate Engineer BLB/Id G97177A1 6/10/97 Id-WW 8 . • I (-:'1\ I I I I \\*.; /...7.1\ I I . I L_J $1Y 41L0e v+ „_....-3 I =5 In mt.go1 _ =S IV/ r i�I 17 • ALNncz CND! N h -�I .i 1 3S �1Y �VZ:: NI j W= _; / ^a. : 1 s I C.. O •j :dot e'o v Ca _CC1VL I! I �•. `e. u, l� j 3,\Y r41=0 i o /_ 11 � C :.,I21Y.: i _ �. � i ..--- ? u9 No1Nny J n :0 A10 n L' 103 �Y1- S 11Y ^uNZS 1 a • S 7.:AY HIc9 • 0d H m+ _ =I S 'Inv ti1_9 of 'I, al I i trs N i S sY N1Se 7 ' S yAY HLr9 5 - 1 �� �� fJl N . Associated Earth Sciences, Inc. 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TALBOT RIDGE DETENTION VAULT I. , • • s- - - • • , ....1%-. t _ -- , i k / • •53: ' • . . I f f •• .• • „.' • / / /r ..1• I i ' 5') 1 . ( I .• a 1 •.,ke'. /5 RENTON/KING COUNTY, WASHINGTON D'56"W ' ,' / .. : : ; • • ! ! •51••• . .. / ; • • r i I 659.56' E . i ' •--... \ i - i x i E- i 1 i 1 PROJECT NO G97117A , ., , i 1 1 ! I ----• .,8 , , • JUNE 1997 , , - , - / •-• • : / i • 0 • ; i . T; , ,.:-. / : . ,,, .- c..) i- I ;-, •I.S...) ! , . - t - i - : __ __ ____i_ _ 1' I ; ' '.'";' i •'• / I • / ./ i . : Pr) ! '; I ; •• '' , „.; • . ; : r i / • .„. / ., . • I .- ., . I . 1 . f ; ; / ./.• .„ • .„." ../„. i ! 4 •1. l 8--, ,. , , , : , „lc,. ASSOCIATED % " , „.- i ,,, , . , ; / i ! : , , .•• , ...• , , ! . . - - -........---so P ' / cj , , , , / ! ; .9 ‘ . NORTH r ..= s • • 1 1 i 'SIC 3. •• I k: ' EARTH , ...., • „, , / / : 5f4. I, to - .4.krEI. •. 3 , . ,* ,• i •••- . ' 1•••• Z SCIENCES, INC , , , i 40' St . . .• ,- f i 0 80 ' ' 'S' 6.... LIIIIIIIIMMI m I -- ' • - . SCALE IN FEET , • . . • " , . . . c • , I- AND EXPLORATION HOLE Number HB-1 0 Forest duff/topsoil. — Soft to medium dense, moist, tan, silty, fine SAND; increases in silt content and red and gray mottling - with depth; occasional organics and medium to coarse sand. 2.5 — Medium dense, moist, mottled red and gray, silty, fine SAND; occasional rootlets. @ 3'-8" — appearance of medium to coarse sand lenses. 5 Medium stiff, moist, mottled gray and red, fine, sandy SILT; @ 6' a 3"x 2"well rounded rock in shoe. - _ Medium stiff, moist, mottled gray and red, fine, sandy SILT with occasional coarse sand and small gravel. 7.5 BOH @ 7'-6" Number HB-2 Forest duff/topsoil. — Loose, moist, brown, medium SAND, some silt; occasional coarse sand and organics. 2.5 — Medium dense, moist, light brown, medium to coarse SAND; increasing in coarseness with depth. — BOH @ 3'-7" Note: Terminated due to difficult digging. 5 7.5 Subsurface conditions depicted represent our observation at the time and location of this exploratory hole,modified by geologic interpretation,engineering analysis,and judgment. They are not necessarily representative of other times and location. We will not accept responsibility for the use or interpretation by others of information presented on this log. Reviewed By Associated Earth Sciences, Inc. Talbot Ridge Detention Vault 911 Fifth Avenue, Suite 100 Kirkland, Washington 98033 Renton/King County, Washington No. G97117A Phone: 425-827-7701 Project - Fax: 425-827-5424 June 1997 • EM \ND EXPLOFATION HOLE Number HB-3 o _ — Forest duff/topsoil. _ Loose, moist, reddish-tan, silty, fine SAND with organics. • Loose, moist, reddish-tan, silty, fine SAND,some coarse sand; occasional cobbles. 2.5 • _ Loose, moist, brown SAND with cobbles. 5 Loose to medium dense, moist, mottled red and gray, silty, fine SAND; lenses of medium sand. — Medium dense, moist, reddish-brown, silty SAND with red and gray mottling. _ BOH @ 6-67 7.5 g Number • 2.5 • 7.5 Subsurface conditions depicted represent our observation at the time and location of this exploratory hole,modified by geologic interpretation,engineering analysis,and judgment. They are not necessarily representative of other times and location. We will not accept responsibility for the use or interpretation by others of information presented on this log. Reviewed By Associated Earth Sciences, Inc. Talbot Ridge Detention Vault 911 Fifth Avenue, Suite 100 Kirkland, Washington 98033 Renton/King County, Washington Na. G97117A Phone: 425-827-7701 Project Fax: 425-827-5424 June 1997 H) July 30, 1997 Mr. Colin Lund DE vEcoF�,F, T Triad Associates, Inc.Director of Planning C17yOFR&NoN�v/NG 11814 115th Avenue N.E. Kirkland, WA 98034 Re: Wetland Investigation: Right-of-Way for Talbot Ridge Subdivision - _ City of Renton. Dear Mr. Lund: Per your request, a site-specific wetland investigation was conducted on June 1, 1997. The subject site is a new right-of-way proposed for access into the Talbot Ridge preliminary subdivision. The site is located at the end of 102nd Avenue S.E. just north of the Windsor Heights residential development at S.E. 185th Place, King County, Washington (Section 31, Township 23 North, Range 5 East, Willamette). Most of the right-of-way site consists of mature, deciduous forest. The proposed right-of-way area was not field-located at the time of this investigation. Site/Project Description The subject site is a proposed 50-foot wide right-of-way about 700 feet long just inside the current south boundary of the City of Renton. The new street right-of-way, S. 47th Court, will run along the north boundary of King County, in the City of Renton, to extend access from 102nd Avenue S.E. The Talbot Ridge Subdivision project is an approximately 5-acre parcel located to the west. This parcel appears to be"landlocked"as there is no designated access easement. The Talbot Ridge subdivision proposal consists of 19 new residential lots. The State of Washington currently owns the land area proposed for S. 47th Court right-of-way access. The area is predominantly forest with significant deciduous tree cover. Site topography is described as being gently sloping except for a swale area on the eastern portion. The identified swale area conveys surface water runoff from mostly residential development located to the southeast along 102nd Avenue S.E. In order to provide access to the proposed Talbot Ridge project, the new road will need to cross over the subject swale area. Purpose/Method The primary purpose of the investigation was to determine if wetland habitat is present and provide assistance with County and City environmental permits. The City of Renton and King County require the U.S. Army Corps of Engineers 1987 Wetlands Delineation Manual (Environmental Laboratory 1987)be used for wetland determination. In accordance with a recent change, the new Washington State Wetlands Identification and Delineation Manual must be used by all jurisdictions(WADOE-3/31/97,Letter). The attached letter from Dept. of Ecology explains the new manual's consistency with 1987 Corps Manual methodology. • Mr. Colin Lund July 30, 1997 Page2 Public natural resource documents were reviewed for the site. King County's Sensitive Areas Map Folio (1990) has not mapped wetlands as being on the site; however has mapped the subject drainage as an "unclassified stream". Renton has not formally adopted wetland or,stream inventories; however, reported that this portion of the City has not been mapped yet. According to the King County Area Soil Survey (US Soil Conservation Service 1973), the property is mapped as Alderwood gravelly sandy loam soil,.6 to 15 percent slopes (AgC). The Alderwood mapped soil unit is associated with upland habitats. Smaller areas of poorly drained soils included within this map unit are reported as Norma, Bellingham, Seattle, Tukwila, and Shalcar series. If present, these soil inclusions may be associated with wetland habitats. Three 0.01-acre data plots were established within the swale area associated with the proposed right-of-way improvement. In addition to vegetative composition/cover data, soil samples were taken at all data plots. . Wetlands were delineated where vegetation, soils, and hydrology all reflect hydric conditions. Data plot field forms are attached to this report. Investigation Findings The following subsections include soil, hydrology, and plant community descriptions observed on the subject property during the 6/1/97 right-of-way investigation. An unclassified stream flows south to north through the subject site. A small wetland was identified associated with the stream. The delineated wetland exists within the stream corridor generally south of-Flags#2 and #12 (see attached map). As the slope gradient steepens the drainage channel narrows and is contained by steeper banks. The attached professional survey/site map was provided by Triad Associates, Inc. The total size of the delineated wetland area is approximately 1,800 square feet. Soil/Hydrology Generally, the investigated wetland soils have "A" horizon chroma values of 10YR 3/1 and 3/2, with mottles, extending to a depth of 18 inches. Adjacent upland soils have chroma values of 10YR 3/2 without mottles to about the same depth. The observed soils were sandy to very sandy barns that may be considered as variations within the Alderwood soil series. A significant contribution of seasonal runoff appears to originate from old and recent residential development to the south. Stormwater water runoff from the Windsor Heights residential development is conveyed under 102nd Avenue S.E. through a culvert directly into the stream channel. Generally, the site's intermittent, surface flows are confined to a channel less than 6 feet wide. Subsurface hydrology was observed in the wetland area during the 6/1/97 investigation. However, this drainage area is located in the upper portion of the stream corridor and it is probably dry during the summer months. Mr.Colin Lund July 30, 1997 Page 3 Wetland/Stream Community Due to unrelated, previous clearing, the subject wetland is an emergent area dominated by reed canarygrass. Additional species observed include common velvet grass (Holcus lanatus), speedwell (Veronica sp.), and giant horsetail (Equisetum telmateia). Using the US Fish and Wildlife Service classification system (USFWS .1979), this wetland is classified as palustrine, emergent with seasonal hydrology. Most of the riparian wetland area exists within King County's jurdisdiction. Therefore, using the Sensitive Areas Ordinance (King County 1990) it would be rated a Class 3 because of it's small size and limited habitat. The stream corridor has tree cover dominated by black cottonwood (Populus baslamifera). Big- leaf maple (Acermacrophyllum) and red alder (Alnus rubra) are also growing adjacent to the stream. Observed shrub species include salmonberry (Rubus spectabilis), Himalayan blackberry (Rubus discolor), Indian plum (Oemlaria cerasiformis), and thimbleberry (Rubus parvifiorus). Groundcover within the stream channel includes mannagrass (Glyceria sp.) and great hedgenettle(Stachys ciliata). • As reported, the City of Renton has not inventoried this stream. King County has mapped the drainage as an "unclassified stream" and it could be rated Class 3 because it is seasonal and does not support salmonid fish species. The subject stream is mapped as a tributary to Panther Creek which is located a significant distance to the north. Wetland/Stream Development Considerations The proposed right-of-way development for the Talbot Ridge project is somewhat complex because.it involves at least two governmental jurisdictions, Renton and King County, and will occur on land currently owned by the State. Wetland area associated with a stream drainage will have some construction impacts. In order to construct the proposed access road (S. 47th Court) across the subject stream corridor, some fill material will be necessary. Due to access needs, the impacts are considered to be unavoidable. The proposed wetland/stream road crossing will require a State Dept. of Fish & Wildlife Hydraulic Project Approval permit (HPA) for work in the water. This permit will be conditioned with appropriate construction design and,erosion control measures. A single, large culvert or several smaller culverts may be used for the road crossing. The preliminary mapping indicates the proposed wetland fill and piping for the new roadway is approximately 900 square feet (see attached map). Half of the total wetland area impact, approximately 450 square feet, will occur within King County on the south side of the new road right-of-way. The stream channel, on the north side, will be replaced by culvert and the addition of fill material that is necessary to support the new road. • • Mr. Colin Lund - July 30, 1997 Page 4 ' Due to limited right-of-way width for the access road, the topographic restraints, and the relatively small impacts, wetland replacement is not being proposed. In order to mitigate for unavoidable roadway crossing impacts, all disturbed areas be can planted with native wetland and riparian species. In accordance with King County's Environmentally Sensitive Areas code (Chapter 21 A.24.330), wetland road crossings can be allowed with mitigations that include restoration, enhancement, or replacement of disturbed areas. The City of Renton may require additional mitigation for impacts to wetland and stream area. This investigation and report needs to be verified by the appropriate agencies. If there are any questions or concerns regarding the wetland/stream investigation or other aspects this report, please feel free to contact me. Sincerely, C. Gary Schulz Wetland/Forest Ecologist 7700 S. Lakeridge Dr. Seattle, WA 98178 (206) 772-6514 cc: White Star Development • , F _ - Gt; AIIIM amei . STEAM CIOIDOR — WF-8 WF-7 \ d1=11.1=111 JIM 1=M. ill! mak. IIIIMMMEM1 Wrilall@MIF -. • i .... . TRIAD ASSOCIATES \\\.\ 43kI\ .- i' .• 1 ?' ,1 11814 115di AVE.NE 15 Oregon Ave • ..____ .....-- Kirkland,WA 98034 - Suite 306 1 i• ... . TeL 425.821.8448 Thome,WA 98409 Allik --- ., o Fax 425221.3481 TeL 253.474.2460 k . , 9 1 [ „....a' AMP.MIK •"" a' www.triadassoc.com Fax 253.4742480 I F-6 i . . hod (apt=rd Ctoili •. ,,,,, ' \ I- I u ROM ri viin •• \ 1 1 r I Landow Archaseture ..31; • ., . , 1 EMEINMINUMMININNINIIMINN I •, • • \ Wk .' 1 • j - ' I I I ...Z . . . , , •, . 1. .,. ...„, •. --' . . , I scr, 1" =20' 'V - I I ! .• (3. . .•. •. ., .„,....... . . \ I ,I 1 „ .. \ ' WF-5 f I ... • I . . . . . . , i ,...,4 I • . „ \ WF1,,1 0 II' i in . .. . .. • . . . .. ' s • 1 s . • • r .1 LIU .. ., J j . .. ". . • 1 . . , 1 . 1 :„....._,././ . . i j (5 , , i , ., • / . .. J,. ( I.... CI . , . . '., /A .,,..•. ''',,, ,,', \ , •. ... '....., .\•••.,. 4o-j4F. — 4 j / / ..... I ,L"--------.7-------- i 1 I".. Ct II , .• ,. . rr ,, .y ,At... .. . .• id' , Air .4c P.... Cl/ 13:1 IIIIIIIII ' . (0,1 Ai 000 ..&,... )4. .,' A • 1... 1 .......... 1 . •Q,, i E4A TA */* ii7..._______4_ 0, ,. ,, 1 PLOT 1 •,-, 1, • - (..) i. • , .. , . . . DA TA r-------- li 'I.• - .....0.1, ' • , !„...0 ' .....•.. • ,,.',. ',,, \ WF-14 LOT 3 ‘ ',., . •,,Il . 1ki l oi mi••••=4e • 1 , , . ., ,I a 1 \ MANAGER: . . ) WF- • , 1,i 1 l DESIGNED: , 1 ! I CADD: MRK ,....... • . ,L .1,1 • ,.,, i.. . •.. , .. CHECKED ., 1 ) i DATE •••...., ., \ '...., ... , • . >s. LLI .. \ WF-i'.. ,..., , . . SCALE: HORIZ: 1"=-20' (8, . . . S‹ 1 ... ., , , 1 . . , , . i_ VERT.: 0 I 1 , .• .. . ,IIII s's••••••.. . ' \ '. i 1 • 1 RERRINN=MOnmmoimml N- . \ • ., .. 's • , . , . • ........... ,\• . 1 i L JOB NUMBER it \EDGE, OF \WETLAND '".., --.... „„. , 1 ,1 97-006 h. , . , \ \l/ 1---- - ----- - - -- --- - - -------- - - --- ---0) -- .- -- - . ...• - 1 1, I SHEET NUMBER .....„ - - -- ,- -- DATA FORM R UTI E ONSITE DETERMINATION METHOD? Field Investigator(s): Date: - ProJect/Site: "rtl9 )_.Q State: //11/ County: . �1� Applicant/Owner: i-it fifvo �a12-s Plant Community #/Name: Note: If a more detailed site description is necessary, use the back of data form or a field notebook. Do nor al environmental conditions exist at the plant community? XjL 5 cp./ .(�'! ��'—p/-_ /�y .� No If no, explain a Yes � ( p n on back) /� � / ' Has the vegetation, s 'Is, and/or hydrology been significantly disturbed? 17 j4/P�j�f.� s /�o2 Yes No (If yes, explain on back) L ,� VEGETATION Indicator Indicator Domin nt P ant Species. , Status Strat m Dominant Plant Species Status Stratum .' ck 1. 11. ' r .`/oh 3 tP /Yh./v/ncrJ ' LXY �— 13. • ' 4. �L 11 14. /p 5 7 • 15. S.: 16. -- 7 ./ ? ,etA 8• (f SedkV1Tki'lls i/l�o 1t3. 9. 19. :::•1 10. 20. q ' Percent of dominant species that are OBL, FACW,and/or FAO ,j 0/0 Is the hydrophytic vegetation criterion met? Yes No - Rationale: 44)_ J 74,-; Ae_ / i1^Q. itki, 51,2 J Series/phase: ff! CtVp W , 4 SOILS Subgroup:2 Is the soil on the hydric soils list? Yes ,No Undetermined Is the soil a Histosol? Yes No t✓Histic epipedon present? Yes ' f No L./ Is the soil: Mottled? •Ypl / . Nt Gleyed? Yes No ?' '_ Matrix Color: 4 ,� �-- Mottle Colors: - Other hydric soil indicators Is the hydric soli criterio met? Ye v No*,./y1,4',..0 .I Rationale: � 0-- /i " / Y / 1 d C�v`A,fry� .SC1M0% 4ct,p' ii,may,P / 1 'p rY- / •, 1 HYDROLOGY Is the ground surface inundated? Yes No Surface wate depth: Is the soil saturated? Yes y No 4' Depth to free-standing water in pit/soil probe hole: - /ii < AR 5 List other field evidence of surface inundation or�soill saturation. Is the wetland hydrology criterion met? Yes [./ ••No - Rationale: JURISDICTIONAL DETERMINATION AND RATIONALE ,/IN Is the plant community a wetland? Yes No � ‘44... - Rationale for jurisdictional decision: 1 • _rev h/ CCC�� rah� ylf,L 7' i p pi.r is- /:, c olhQL e9AA-.e ie/76,i/vItt,/p9u-nciu..J7 1 This data form can be used for the Hydric Soil Assessment Procedure and the Plant Community Assessment Procedure. 2 Classification according to"Soil Taxonomy." B-2 , • • DATA FORM RO NE gNSITE DETERMINATION METHOD1 ! Field Investigators : /Z--. Date: / I 7 7 1-- ProjeCUSite: State: �� County: • ;iy Applicant/Owner: P-(Plant Community At/Name: Note: if a more detailed site description is necessary, use the back of data form or a field notebook. • Do norSn$I�miironmentai conditions exist at.the plant.community? Sp.fr/dit 64' #3 Yes .// No (If no,explain on back) ` !,:,;:.i,.; Ha • s the vegetation, �,and/or hydrology been significantly disturbed? ,I_ a��� / ^ ' • ' Yes No (if yes, explain on back), VEGETATION • Indicator Indicator • Dominant PI nt S eci s ) Status Stratum Dominant la Species . , . Status. Strat m / * 34 1, a •TR.P_11. k, Q,b 3. t • /) ' 13, L A J ♦ ! �7 l 4. 14. t1 / mterr 6 S c//Sco,h/^ mcm thi, 16. l Q,$ 8.Cf 2,rn f uati/t(. cis,/. < 102 d ' '" - .7-7 18: • 9: // 19. /aPu< • m 20. • . "r.' Percent of doMinant species that are OBL, FACW,and/o AC (Eh• o Is the hydrophytic vegetation criterion met? Yes No . Rationale: ,/ C OILS c -t/0o Y 1 Series/phase: � / Sutigroup:z Is the soil on the F ydric soils list? Yes No ,/,,'". Undetermined Is the soil a Histosol? Yes No. stir epipedon present? Yes •.- No Is the soil: Mottled? Ye No f/-Gieyed? Yes No � Mar' D � Matrix Color: ��„��/ 4-`Mottle Colors:. Other hydric soil indj ators: ' • Is the hydric soil criterion Y s. /No l/ YRationale: Q /p. Q �,S C ���v J �l � " /P.: HYDROL GY � . Is the ground surface inundated? Yes No Surface water depth: • Is the soil saturated? Yes [/ No ,.-_/( ' • Depth to free-standing water in pit/soil probe hole: .) '."`P 4let., /'r-y': List other field evidence of surface inundation or soil saturation. J • Is the wetland;hydrology criterion met? Yes I/ No • Rationale: • • JURISDICTIONAL DETERMINATION AND RATIONALE Is the plant community a wetland?. Yes: No �, / S / Rationale for iunsdictional decisi : h j(. J .A.: S W� �eCY� C�n�1�2/ � . t This data form can be used foe-the Hydric Soil Assessment Procedure and the Plant Community • Assessment Procedure. ;L ;c• lir:j 2.Classiflcatlon according to'Soil Taxonomy." • B-2. • • AINIIIMIIIIIMIIIMINIIIIMMIIIMEMINIIMIlilW • DATA FORM ROUTINE ONSITE/DET RMINATION METHODI • ;. Field Investigator(s):• 5CL►U�� Date: �� 17 Project/Site: "�' State:_, County ,-1)\4-9-/er�h�Ol� Applicant/Owner: y' Inf of 4 .7.', ':�.:'��; APP / f- t Plant Community�kMame: ��o Note: If a more detailed site description is necessary, use the back of data form.or a field notebook... • • Do normAenvlronmental conditions.exist at the plant community? Yes (/ No (If no, explain on back) / J '• 4 ;:Ir,k 11h Has the vegetation,.s ils, and/or hydrology been significantly disturbed? ///L yh '^' • Yes. ..No: �(If yes', explain on back) .. �l, o / � - • VEGETATION • ';': Indicator Indicator _•. !:`' Doming t Pant Species Status' Stra m Dominant Plant Species Status Stratum IF ?, 1•, r)4t' oLJ�'/S ol�"UA /,��dCe, 11. • • . fog 3. 1 tf ii U . • 4: •• • : . • a #:!,, Percent of dominant species that are OBL,.FACW, an Or FAC AA"b • .. Is.the hydrophytic vegetation criterion'met? Yes V No . Rationale: , . I/ LS.Series/phase 4j-iqi,oL dM Sub9 P rou :2 , ` __ Is the soil on the fiydric soils list? . Yes No • Undetermined v Is the soil a Histosol? Yes, _._No• .-Histic epipedon present?' Yes No ! . . •- Is the soil: Mott ? Y s No Gleyed? Yes No i • Matrix Color: 0YK f/ ;- Mottle Colors: • Other hydric soil in cators: Is the hydric soil c Radon mil? Yes ;; i; ;' . Rationa 1 O / 4 (a ty :S C d JP' `'oC SP' (it 7 .1 HYDRO GY ' Is theground surface inundated? Yes No Surface water epth: Is the soil saturated? Yes L,./ No ' . Depth to free-standing water in pit/soil probe hole: '- lit: •? S List other field:evidence of surface inundation or soil saturation. , Is the wetland hydrology criterion met? Yes No - ..Rationale: . JURISDICTIONAL DETERMINATION AND.RATIONALE Is the plant community a wetland? Yes No // 3 n/„r i 4 t �n ',��V Rationale for'jurisdictional decision: // �-/' • 1 This data form can'be used for the Hydric Soil Assessment Procedure and the Plant Community • • ` Assessment Procedure. ' .1,:'.'I.; , 2 Classification according to'Soil Taxonomy." • • ; . B-2. . .: STATE OF WASHINGTON DEPARTMENT OF ECOLOGY P.O. Box 47600 • Olympia, Washington 98504-7600 (360) 407-6000 • TDD Only (Hearing.Impaired) (360) 407-6006 March 31, 1997 Dear Local Government: Enclosed is a copy of the recently adopted Washington State Wetland Identification and Delineation Manual: Also enclosed is a copy of the revised state regulations (WAC 173-22) addressing wetland delineation. The 1995 state Legislature (in Senate Bill 5776) required that Ecology adopt into state regulations a wetlands delineation manual, consistent with the US Army Corps of Engineers (Corps) 1987 manual. All state and,local governments must now use this delineation manual to implement the state Shoreline Management Act and local wetlands regulations adopted pursuant to the Growth Management Act. For those local governments that have adopted either the 1987 or 1989 federal manuals into local regulations, it is not necessary to revise the local regulations in order to legally require use of the state manual since it is required by state statute. However,we recommend that you revise the regulations to reference the new state manual when it is convenient to do so. Because the delineation manual includes extensive background information, recommended field methods and technical information, Ecology adopted only the essential,mandatory portions of the manual into state rules. Ecology added these elements as new sections in an existing rule (Chapter 173-22 WAC, Adoption of Designations of Wetlands Associated with Shorelines of the State). The elements of the manual that were adopted into rule are: 1) criteria and indicators for vegetation, soils and hydrology, • 2)language on problem areas and atypical situations, and 3) an introduction on how to use and apply the manual. The Washington State Wetlands Identification and Delineation Manual includes all the language in the rule as well as recommended methods, references and appendices: Wetland delineators will be able to use the manual in the field. The Corps of Engineers and the Environmental Protection Agency concur that the state manual is consistent with the 1987 Corps Manual. Anyone conducting a delineation that will need approval from the Corps and either state or local governments should designate the delineation as being conducted using the State of Washington Manual and the 1987"Corps Manual. This will meet the necessary legal requirements of all agencies. • Additional paper,copies can be obtained from Ecology's Publication Office by calling(360) 407-7472. We realize there may be a high demand for multiple copies. However, due to budget constraints,we are limiting distribution to one copy per request. The document has no copyright and may be duplicated without requesting permission. Original copies may be downloaded from Ecology's World Wide Web home page at www.wa.gov/ecology/in the section called"Shorelands and Wetlands." RECEIVED APR 0 7 1997 GOMMUN1 • DEVELOPMENT Local government - March 31, 1997 • Page two We are planning to offer training workshops on the state delineation manual for local government staff in the late-spring or summer. Once dates and locations for these workshops are set we will send another mailing with the necessary registration information. If you have questions about the manual, please contact Andy McMillan at (360) 407-7272. Sincerely, • asuLeL Carol L. Fleskes, Program Manager Shorelands &Water Resources • Enclosures *************************************]I************************A* City of Renton WA Reprinted: 06/26/97 12 :39 Receipt **************************************************************** Receipt Number: R9704073 Amount: 2 , 500 . 00 06/26/97 12 :38 Payment Method: CHECK Notation: #9701 O'DONNELL Init: LMN Project #: LUA97-087 Type: LUA Land Use Actions Location: EAST OF TALBOT RD S & S OF SE CARR RD ABUTTING Total Fees : 2, 510 . 88 This Payment 2 , 500 . 00 Total ALL Pmts : 2, 500 . 00 Balance: 10. 88 **************************************************************** Account Code Description Amount 000 .345 . 81. 00 . 0007 Environmental Review 500 .00 000 . 345 . 81. 00 . 0008 Prelim/Tentative Plat 2, 000 . 00 REcENF ' JUN 2 8 1997 pEV CITY OF RENTONIfVG CITY.OF RENTON COUNCIL AGENDA BILL AI #: 4; A SUBMITTING DATA: FOR AGENDA OF: Dept/Div/Board.. HEARING EXAMINER Staff Contact... Fred J. Kaufman, ext. 2593 AGENDA STATUS: Consent XX SUBJECT: Talbot Ridge Preliminary Plat Public Hearing.. Correspondence.. Location: 102nd Avenue SE and SE 184th Ordinance File No.LUA-97-087,PP,CU,V Resolution Old Business.... EXHIBITS: 1. Hearing Examiner's Report&Recommendation .New Business.... • • Study Session... Other RECOMMENDED ACTION: Approve Hearing Examiner's Recommendation 1 APPROVALS: Legal Dept Finance Dept.... 1 Other FISCAL IMPACT: N/A Expenditure Required... Transfer/Amendment.. Amount Budgeted Revenue Generated... SUMMARY OF ACTION: The Hearing Examiner's Report and Recommendation on Talbot Ridge Preliminary Plat was published on December 4, 1997. A request for clarification/reconsideration was received on December 17, 1997, and the conditions were further clarified by the Hearing Examiner. The Examiner recommends approval of the proposed preliminary plat, subject to the clarification of conditions outlined in the response, and the conditions outlined on page 12 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:' Approve. c CITY 1. + RENTON L„ Hearing Examiner Jesse Tanner,Mayor Fred J.Kaufman August 18, 1998 Mr. Jim O'Donnell Talbot Development Partners, LLC 703 Skinner Building 1326 Fifth Avenue Seattle, WA 98101 Re: ' TALBOT RIDGE PRELIMINARY PLAT FILE No. LUA97-087,PP,CU-H,V Dear Mr. O'Donnell: The Examiner's Report and Recommendation and the Request for Reconsideration on the above referenced matter are being transmitted to the City Clerk this date for transmittal to the City Council for review. You will receive notification of final 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, • a4-‘ K -7/4 cfrso Marilyn K. Moses - Hearing Examiner's Secretary mm . cc: Jennifer Henning Sandi Seeger,Development Services • 200 Mill Avenue South - Renton, Washington 98055 - (425)235-2593 ®This paper contains 50%recycled material,20%post consumer T 1 December 4, 1997 OFFICE OF THE-HEARING EXAMINER CITY OF RENTON REPORT AND RECOMMENDATION APPLICANT: Jim O'Donnell Talbot Development Partners,LLC Talbot Ridge Preliminary Plat File No.: LUA-97-087,PP,CU-H,V LOCATION: 700 West of 102nd Ave SE SUMMARY OF REQUEST: To subdivide a 2.7 acre portion of 4.55 acres into 19 lots for single family residences SUMMARY OF ACTION: Development Services Recommendation: Approve with conditions DEVELOPMENT SERVICES REPORT: The Development Services Report was received by the Examiner on November 11, 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 November 18, 1997 hearing. The legal record is recorded on tape. The hearing opened on Tuesday,November 18, 1997, at 9:03 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 map Exhibit No.4: 1966 topography map Exhibit No.5: 1996 Topography map Exhibit No.6: Alternate plat map Exhibit No.7: Second alternate plat map Exhibit No.8: Overlay of alternate plat map At the time of the hearing several last-minutes changes had been made to the Preliminary Report to the Hearing Examiner on the part of both applicant and City staff. Because of the timing,staff had not had an opportunity I ti ' Jim O'Donnell Talbot Development Partners,LLC Talbot Ridge Preliminary Plat File No.: LUA-97-087,PP,CU-H,V December 4, 1997 Page 2 to thoroughly review the changes. The presentation was made on the application submitted as well as the alternate layout. The presentation of the staff report was given by JENNIFER HENNING,Project Manager,Development Services, City of Renton,200 Mill Avenue South,Renton,Washington 98055. This is an application not only for a preliminary plat,but for a conditional use permit and a variance in order to build site utilities. This site is 4.55 acres in size,with 2.7 acres being proposed for the subdivision. This property is located east of Talbot Road and west of 102nd Avenue SE,which is a street in King County, in the Talbot Hill portion of the City. • There is split zoning on the site. The R-1 zone,which is a low density zone,encompasses a steep slope area on the western portion. The eastern portion of the site which is to be developed is zoned R-8 and is in the residential single family Comprehensive Plan(CP)designation. This parcel is currently landlocked and in order to develop the parcel the applicant would have to extend an existing street, 102nd Avenue SE,about 200 feet to the north which would end at the point where the City of Renton and King County boundaries meet. A new street, South 47th Street,would be extended to the west from 102nd Avenue SE into the site. The property the new street would be located on is currently owned by the State of Washington Department of Transportation and they are willing to deed over the right of way needed for this street. This site has steep slopes that occur on the western portion that range from 25 to 70 percent,and is designated as a green belt. The eastern portion of the site is flatter ranging from about 5 to 25 percent slopes. There is extensive vegetation on the site. Applicant has provided geotechnical reports to address the steep slope issues where the utilities would be constructed,as well as whether or not the homes that were proposed on the western portion of the developable area would require any special foundations or setbacks and such. The conclusion of the report was that conventional engineering would suffice. The new street would be extended into the plat and S 47th Street would end in a cul-de-sac to serve the new 19- lot plat. There is also a proposal to access some of the lots through a private street system. Lots 1,2,3,4, 5 and 6 would be on a private easement from S 47th Street to the south. There would be a driveway access easement that would serve Lots 9 and 10 in the southwest corner. Lots 8 and 13,as well as Lots 9 or 10 would be pipestem lots. The other lots, 7, 8,9, 10, 11, 12, 13, 14,and 15,meet the minimum radius of 35 feet for location on the cul-de-sac. This site is zoned R-1 on the west and R-8 on the east. There is a proposal to put a storm water detention vault at the top of the slope, still within the R-8 area. The proposal includes the extension of utility systems,waste water and storm water to the southwest corner of the site where there is an existing stub at the Springbrook Condominiums. Water is being provided by Soos Creek Water District. In order to build S 47th Street from 102nd,there is a drainage swale to be crossed. Because of its size it does not require any special mitigation,but the applicant is proposing to revegetate the disturbed areas with native and riparian vegetation. The Environmental Review Committee(ERC)heard this proposal on October 21, 1997. They issued a Determination of Non-Significance-Mitigated(DNS-M)with six mitigation measures. The applicant was required to provide additional geotechnical information to determine whether or not the homes that were being proposed would require special engineering or setbacks. They were required to provide additional detention of storm water through the 100 year storm event. They will be required to pay the appropriate transportation, . , c Jim O'Donnell Talbot Development Partners,LLC Talbot Ridge Preliminary Plat File No.: LUA-97-087,PP,CU-H,V December 4, 1997 Page 3 parks and fire mitigation fees,and also to revise their construction mitigation plan to restrict construction- related traffic to the off-peak hours between 8:30 a.m.and 3:30 p.m. There is no sewer available in this portion of King County. The only viable choice is to go downslope and tie into the City system at Springbrook. When the Springbrook project was approved, it was intended that _ properties to the east would tie into the system;at this location. The City zoned this-area for single family residential lots at a density of up to 8 units to the acre,minimum lot size of 4,500 square feet. The community needs to absorb additional growth per the mandates of the Growth Management Act and the only viable way to . do that is to tie into the existing utility systems down slope. In order to build the storm water and waste water lines that would connect to the stubs in the Springbrook Condominium area in the southwest corner of the site,the applicant has proposed a 20 foot wide utility corridor through the steep slope designated greenbelt area. In order to do that they need to be granted a CUP. There would be minimal clearing of vegetation. The applicant proposed to install both the waste water and the storm water line on the surface,but the State Department of Ecology does not permit sanitary sewer systems to be laid on top of the ground. In this instance the storm water line would be on top of the ground,the waste water line would be buried. The actual excavation width would be about 6 feet. The remainder of the greenbelt area would be undisturbed. Staff is recommending that the remainder of the greenbelt area be placed in a native growth protection easement that would be recorded. Development of the utility lines to serve this single family plat would be compatible with the existing and proposed residential scale of the area. There would be minimal disturbance of the slope to construct the utility systems. The applicant is proposing to place hill-holders or other slope stabilizing mechanisms through the slope that would ensure the stability of the line. Vegetation would need to be managed over time so that maintenance could occur,but undergrowth could re-grow in a particular area. The entire corridor would not, have to be clear at all times. Staff is recommending approval of the CUP with a condition associated with both the CUP and variance that the applicant be required to install slope stabilization devices recommended by their engineer. A variance is needed in order to manage and clear the vegetation in this steep slope area. The clearing which would occur for the utility lines would tie into the existing sewer stub to the west. There are no other gravity fed sewer system options existing for this site. The proposed hill holders would help ensure that this project would not be detrimental to the hillside and it would minimize the impacts to the slope and the greenbelt. All clearing activities would need to be accomplished in accordance with City codes and policies. Regarding preliminary plat criteria,this is aproposal for 19 lots and it is within the required density. In this zone and CP designation, lots are permitted as'small as 4,500 square feet. In this proposal the smallest lot size: is 4,500 and the largest lot is 5,642 square feet. These are smaller than the existing lots in the area;but they are compatible with the R-8 designation. The R-8 zone provides for minimum densities of 5 units to the acre and maximum of 8 units to the acre. The latest calculation takes into account the additional area zoned R-8 to the west of the site. The 19 lot proposal would result in a density of 7.68 dwelling units per acre. The lots all meet the minimum size,shape and orientation of the lots with the exception of the pipe stem lots. Because there are private street approaches for Lots 1 through 6,staff looks at how these lots lay out and the lot actually goes to the center line of that private street. Regarding minimum width and depth requirements,this application Jim O'Donnell Talbot Development Partners,LLC Talbot Ridge Preliminary Plat File No.: LUA-97-087,PP,CU-H,V - December 4, 1997 Page 4 appears to meet those with some possible fine-tuning of Lots 1 and 6. They may need some additional area to - meet the setbacks needed from the public street,but it appears there is room to accommodate that. The number of traffic trips generated from this project would be about 181 new average'daily trips. Applicant has proposed sidewalks on both sides of the street. South 47th Street leading into the plat would be at full 50 foot right of way with sidewalks on both sides. In order to extend this street and have a dead-end cul-de-sac at this point, the Fire Department would require that the street be at full City right of way with 32 feet of travel lane and all the homes would have to be sprinkled. One of the biggest concerns for this plat is the precedent it would set for dead-end cul-de-sacs coming into this parcel from 102nd Avenue SE. It has been recommended that applicant be required to provide a public street to the south and also to the north;a public street extension that could connect to these other parcels. Applicant had two options as to how they would be able to provide that plan. Either a 35 foot dedicated right of way on the eastern property line that would have 28 feet of pavement,sidewalk and curb along the west side of the street; or.provide 42 feet of right of way within the plat boundaries that would be a fully developed 32 feet of pavement with curb and sidewalks along both sides with street lighting. That would occur somewhere in the plat. The rest of the street improvements for the plat have been analyzed by staff and are acceptable as shown on the preliminary plat submittals. The Fire Department did grant a modification to the dead-end street length requirement. Typically it is not allowed to have a dead-end street exceed 500 feet without sprinkling or to exceed 700 feet total. Since this is about 930 feet from its secondary point of access,the Fire Department did agree if there was a wider access street going in and all the units were sprinkled,that they would support this. City standards do not support or permit the construction of a private street if adjacent property needs to be served. If a public street were extended on the site,the area for the public right of way does need to be taken out from the density calculations and that can affect the overall density. The site slopes from east to west with severe slopes up to 70 percent. The area that is proposed for development would be in the 5 to 20 percent range with the steeper slopes occurring on the western portion, Lots 10, 11, 12 and 13. The project site is vacant along with sites to the north and south. The storm water would be collected by a tight line conveyance system and would be routed and conveyed to the underground detention vault just west of Lots 11 and 12. From there the storm water would be tight-lined down the slope to the west to tie into the existing system in Springbrook Condominium. Talbot Road South does have a system of storm water ditches. Runoff from about half an acre of the frontage improvements would be conveyed to the on-site detention facility. There has been localized flooding in the Talbot road area in the past. The ERC did recognize this and is requiring additional storm water detention through the 100 year storm water event to minimize those impacts downstream. The appropriate police,fire and recreation facilities are available to serve this proposal. Renton School District has indicated they would be able to accommodate the number of children generated from 19 new homes. Staff would recommend approval of this preliminary plat subject to the following: (1)compliance with the ERC mitigation measures;(2)drafting of a homeowners association or maintenance agreement to maintain the common plat improvements such as storm water detention vault,utility and access easements;(3) establishment of a native growth protection easement for the area on the west that is not included in the utility ! corridor. Staff has recommended modification of the plat to provide a north-south public street,but would like to revise that to a south public street only. There are extreme slopes to the north with a quarry owned by the State Department of Transportation,and an extension of a road would basically just fall off. The fifth recommendation is to modify Lots 1 through 6 in order to meet the zoning and subdivision standards. Jim O'Donnell Talbot Development Partners,LLC Talbot Ridge Preliminary Plat File No.:LUA-97-087,PP,CU-H,V December 4, 1997 Page 5 Because staff does not know at this point where the public street will be located and its affect on layout of the lots,their sizes and setbacks, it is a general_recommendation to meet requirements. The applicant is proposing a private street for Lots 1 through 6 and a public street in a different configuration. This plat generally meets the City's requirements,but staff feels it is appropriate to require a public street. There have been other plats which have temporary fire turnarounds that are proposed on lots and at such time when a connection goes through then those lots could be developed. Staff is also asking that the applicant be required to submit a tree planting plan that would provide a minimum . of two street trees to be planted for each lot developed within the plat,or 38 trees. These would be planted in the right of way and would be street trees approved by the City. They would need to be maintained by the property owners and/or homeowners association. The applicant has responded to these recommended staff conditions„with a new lot layout. They are proposing 18 lots by giving up Lot 8. They are keeping their private street for access to Lots 1 through 6. Instead of having the cul-de-sac in the center of the site, it becomes a temporary cul-de-sac off-site on the adjacent property to the south. There is no written confirmation that that easement would be granted by the off-site property owner. In the alternative,the applicant has stated they could pull the turnaround back and at such point that the property to the south develops,then they could develop Lot 7 as a residential lot. Applicant has also extended the configuration to the west slightly. Previously the lots were all held back behind the detention basin. Now Lots 8,9 and 12 would extend to the west slightly. Staff does not have geotechnical information regarding that extension of Lot 12 to the west. Colin M.Lund, 11814 115th Avenue NE,Kirkland, Washington 98034,applicant herein,addressed several items in the staff report. He stated that they had provided and staff had concluded that the density range was 19 lots; Regarding the requirement for Lots 1 and 6 to be corner lots and meet the minimum 60 foot in width,he stated that after discussions with staff it was concluded that Lots 1 and 6 would not be corner lots. However, they recognized that additional setbacks may be needed than shown on the plat. A discussion then ensued among the Examiner, Ms.Henning and Mr. Lund as to the determination of corner lots on public or private streets. Regarding the Fire Department right-of-way in the plat,Mr.Lund asserted that a 42 foot right-of-way would be adequate within the plat boundaries. It would provide the same roadway improvements that a 50 foot right of way would. Mr.Lund addressed the conditions of approval. Regarding No.4,he concurred that it would not be possible to put a road to the north because of the topography,but concurred that a road to the south should be provided. Condition 6 discusses the density and applicant has provided additional information that based on the plan submitted 19 lots would be within the permissible density range. Mr.Lund introduced Exhibit 7,their most recent plat map,and discussed the changes from the previous plat map. This one indicates,18 lots. The road to the south was extended and required removal of one lot. Applicant is proposing an offsite temporary cul-de-sac turnaround,but an easement has not yet been secured. If that option is not available, applicant would locate the cul-de-sac generally in the same location as earlier proposed. ''' Jim O'Donnell Talbot Development Partners,LLC Talbot Ridge Preliminary Plat File No.:LUA-97-087,PP,CU-H,V December 4, 1997 Page 6 Mr.Lund concluded that the revised layout addressed staffs concerns and recommended conditions and was an appropriate use of this land. Jim Gray,Assistant Fire Marshal,City of Renton,200 Mill Avenue South,Renton,Washington 98055, stated he had not seen the latest plat maps until the previous afternoon and was at a disadvantage to comment. Normally a cul-de-sac of this length would not be approved without special conditions. Paul Lumbert,Plan Review,Development Services Division,City of Renton,'200 Mill Avenue South,Renton, • Washington 98055,explained that the 20 foot utility easement is basically to keep the two utilities separate from each other,particularly in this case where one is anchored above ground and the other is buried. Ij The Examiner called for further testimony regarding this project. There was no one else wishing to speak,and no further comments from staff. The hearing closed at 10:45 a.m. FINDINGS,CONCLUSIONS &RECOMMENDATION Having reviewed the record in this matter,the Examiner now makes and enters the following: FINDINGS: , f 1. The applicant,Jim O'Donnell,filed a request for approval of a 19-lot Preliminary Plat called Talbot Ridge. 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. 4. The subject proposal was reviewed by all departments with an interest in the matter. f'. 5. The subject site is located approximately 700 feet west of 102nd Avenue SE. The site is directly west of SE 184th Street if it were extended to the west(King County street designations). 6. The subject site is an approximately 2.7 acre parcel which is part of a larger 4.55 acre property. The 4.55 acres are divided by a Zoning District boundary that divides the site into the 2.7 acre,R-8 (Single Family: 8 dwelling units/acre)district and a 1.85 acre,R-1 (Single Family: 1 dwelling unit/acre) district. 7. The portion of the site which is the subject of this hearing is the R-8 portion,noted above. It appears that the actual Zoning District line may not have been appropriately located as it was to correspond to the demarcation between the more level portions of the site and the steep slopes found on the west portion of the site. 8. The subject site was annexed to the City with the adoption of Ordinance 3268,enacted in December 1978. Jim O'Donnell Talbot Development Partners,LLC Talbot Ridge Preliminary Plat 1 File No.: LUA-97-087,PP,CU-H,V December 4, 1997 Page 7 • f 9. The map element of the Comprehensive Plan designates the area in which the subject site is located as suitable for the development of single family residential uses,but does not mandate such development without consideration of other policies of the Plan. 10. In addition to the general policies found in the Comprehensive Plan there are specific policies regarding the development of the City's street system, including grid patterns and through access. The following policies are applicable: Policy LU-41. Development should occur on a flexible grid street system to the extent • feasible given environmental constraints. Objective LU-M: Reduce congestion on arterials and provide more linkages within and between neighborhoods by developing a system of residential streets which serves both vehicles and pedestrians and creates a continuous,efficient, interconnected network of roads and pathways throughout the City. Policy LU-70. Streets,sidewalks,pedestrian or bike paths in a neighborhood development should be arranged as an interconnecting network. Cul-de-sacs should be limited to areas where natural barriers occur. Grid pattern streets are preferable to • connect adjacent and future development. 11. The subject site is a rectangular parcel. It is approximately 660.18 feet deep(east to west)by approximately 300.71 feet wide. 12. The approximately one-third westernmost portion of the site has very steep slopes approaching 70 percent. The remaining site has slopes that vary from 10 percent or less(the eastern half(Proposed Lots 1-8 and 16-19))up to 20 percent for the middle section of the site. 13. The site was reviewed for wetlands on two occasions. The report found a small creek that runs north to south east of the actual site but in the area where the access road would be developed. A small, approximately 1,800 square foot wetland was identified. It is a Class 3 because of its small size and limited habitat. 14. The main access to the site would be a cul-de-sac public roadway. In order to provide access to some of the resulting parcels that would lack frontage on a public right-of-way,the applicant has proposed creating a private north-south street to serve proposed Lots 1-6 and a roadway for Proposed Lots 9 and 10 over a separate Tract A. Proposed Lots 1 and 6 would actually front on the new public street but would gain access from the proposed private street. 15. The applicant proposes dividing the subject site into 19 single family lots ranging in size from approximately 4,500 square feet to 5,642 square feet. 16. Staff noted that the location of the site coupled with limited access to other parcels would require the applicant to create a public street extending to the south. This requirement would reduce the number of lots to 18 or less. 17. Staff also noted that the creation of a tract,Tract A, is not permitted but that a pipestem to one or both and an easement to the other would be acceptable. Jim O'Donnell Talbot Development Partners,LLC Talbot Ridge Preliminary Plat File No.: LUA-97-087,PP,CU-H,V December 4, 1997 Page 8 18. The proposed cul-de-sac extends beyond the 500 foot"dead-end"length permitted by the Fire Department. It is acceptable as long as the homes are provided with sprinkler systems and the roadway has a 32 foot wide paved roadbed and sidewalks on one side of the off-site street improvements. 19. The applicant submitted some alternative plat layouts that would extend a road south from the vicinity of the now proposed cul-de-sac. One would extend the roadway to the south creating the actual cul-de- sac bulb on the adjoining lot to the south. No formal agreement for use of this adjoining parcel has been executed. Another proposal would extend the roadway south from the cul-de-sac creating an easement for the bulb that could be dissolved allowing lot development in the future. 20. The nearest practical sewer connection is west of the site well down the steep slopes. Another development was required to install a City sewer stub to eventually serve the area in which the subject site is located. Similarly, storm water would need to be conveyed over and down the steep slope to a City facility. 21. These lines will disturb the steep slope which is designated Greenbelt in the Comprehensive Plan. A Conditional Use Permit is required to install utility lines in designated Greenbelts. In addition,the removal of vegetation on these slopes requires a Variance under the Land Clearing and Tree Cutting Ordinance. 22. The utility corridor will be 20 feet wide. State law requires sanitary sewer lines to be buried. The storm water line will be aligned along the surface. The applicant will be clearing only as much of the slope as necessary to dig its trench and bury the line. The slope would be re-stabilized with techniques including"hill holder" devices. The slope would also be replanted to prevent erosion although the vegetation would be such as to prevent interference with the operation or maintenance of the utility lines. - 23. The development of the subject site would generate approximately 9.55 daily vehicles trips per dwelling. The proposed 19 dwelling units would generate approximately 181.45 trips overall. Staff has indicated that the underlying road system can handle this traffic. Eighteen lots would generate approximately 170 trips. 24. Development of the subject site will generate approximately 14 students. They will be spread over the grades of the Renton School system which apparently has sufficient capacity. - 25. The new roadway will'run north and then west to the subject site. It will be located in both the City and King County. It will cross State land. The State has indicated a willingness to dedicate the right-of- way to the City. There will be approximately 980 lineal feet of roadway constructed between the subject site and the existing road, SE 102nd Street. The new roadway will continue SE 102nd Street north for approximately 280 feet,then will turn west where it will be South 47th Street in Renton. This leg will be 700 feet in length. As noted, it will have a 32 foot wide road surface to provide emergency access vehicles adequate room. Two overall widths were noted in the staff report. 26. Staff has recommended that the applicant submit a plan showing the planting of street trees. 27. A geotechnical analyses demonstrates that homes and detention system may be placed along the top of the slope as long as certain construction standards are complied with by the applicant. Jim O'Donnell Talbot Development Partners,LLC Talbot Ridge Preliminary Plat File No.: LUA-97-087,PP,CU-H,V December 4, 1997 Page 9 CONCLUSIONS: Greenbelt Encroachment Conditional Use Permit 1. The applicant for a Conditional Use Permit must demonstrate that the use is in the public interest,will not impair the health, safety or welfare of the general public and is in compliance with the criteria found in Section 4-31-36(C)which provides in part that: a. The proposal generally conforms with the Comprehensive Plan; • b. There is a general community need for the proposed use at the proposed location; c. There will be no undue impacts on adjacent property; d. The proposed use is compatible in scale with the adjacent residential uses, if any; e. Parking,unless otherwise permitted,will not occur in the required yards; f. Traffic and pedestrian circulation will be safe and adequate for the proposed project; g. Noise, light and glare will not cause an adverse affect on neighboring property; h. Landscaping shall be sufficient to buffer the use from rights-of-way and neighboring property where appropriate; and i. Adequate public services are available to serve the proposal. The requested conditional use appears justified. 2. While the Comprehensive Plan designates the site for Greenbelt or low density single family uses,that does not completely exclude the development,with reasonable protections,of utility corridors. In addition,the Greenbelt regulations permit utility lines. The intrusion should be minimal although the storm water line will be above the surface. Clearly a surface line will create a visual intrusion but minimizes the disturbance of the underlying soils and the vegetation. • 3. Whether there is a community need for this line is a matter of timing: This site is "hostage"to access to utilities. The only utilities are those down below the steep slopes. If there is a community need for this particular development and its additional housing,then there is a need for the utility lines to be extended down a steep slope and across a designated greenbelt. It would appear that until lines are brought in from the east,the subject site,which is zoned for eight dwelling units per acre;could not be developed as envisioned in the Comprehensive Plan. One could argue that the Comprehensive Plan did not truly understand the nature of this area. Property to the east of the site along the plateau is actually less developed than the areas below along Talbot Road. Therefore,the only practical,current solution is the proposed corridor. 4. The development of the site, if managed appropriately so that erosion or slippage does not occur, should not affect adjacent property. The two lines are a minimal intrusion and slope restoration and _ vegetation should eventually screen the refilled sewer trench and soften the appearance of the above- ground storm line. sha Jim O'Donnell Talbot Development Partners,LLC Talbot Ridge Preliminary Plat File No.: LUA-97-087,PP,CU-H,V December 4, 1997 Page 10 • • I� - i 5. The line itself should not generate much traffic after construction activity,only periodic maintenance or inspections,and not be out of scale due to the nature of the project. There should not be any unacceptable noise, light or glare once construction is completed. 6. The slope will be replanted with appropriate materials to prevent slippage or erosion but allow maintenance. Land Clearing Variance • 7. Variances may be granted when the property generally satisfies all the conditions described in part below: a. The applicant suffers undue hardship caused by special circumstances such as: the size, shape, topography,or location where code enforcement would deprive the owner of rights and privileges enjoyed by others similarly situated; b. The granting of the variance would not materially harm either the public welfare or other property in the vicinity; c. The approval will not constitute a special privilege inconsistent with the limitations on other property in the vicinity;and d. The variance is the minimum variance necessary to allow reasonable development of the subject site. The applicant's property appears ripe for the variance requested. 8. It appears that the only reasonable corridor for the two utility lines is across the vegetated steep slope. The location of the site makes any other route impractical since there are no sewer lines to hook up to other than the one below the slope. Additionally,the storm line needs gravity which necessitates dropping the storm line over the bank and down the slope. 9. The approval will alter the natural surface of the site,but if done a correctly should not cause any long term harm to neighboring properties or the public welfare. 10. The approval should not grant the applicant a special privilege. The lines will be available•to serve other nearby properties,reducing the need for similar intrusions into other areas along this slope. In _ addition,the unique circumstances should limit the precedent created by granting this variance. 11. The land clearing should be limited to the immediate vicinity of the two lines. The trenched line will require more width but will not require the removal of vegetation from the entire easement width. The surface line will require less ground disturbance. The areas disturbed will be the minimum necessary to accomplish the work. Preliminary Plat --- - - p G' 12. The proposed plat, subject to the conditions noted below,appears to serve the public use and interest. Although it might be premature to develop the subject site due to the need to step around a variety of 1 I . Jim O'Donnell Talbot Development Partners,LLC Talbot Ridge Preliminary Plat File No.: LUA-97-087,PP,CU-H,V December 4, 1997 Page 11 limitations, staff has noted that the proposal is compatible with the Comprehensive Plan and Zoning which both call for up to 8 homes per acre. The development will provide additional housing choices although extending services to this area does require both a Conditional Use and Variance to provide the site with sanitary and storm water systems. In addition,an access road must be extended without a master plan of where the street grid system will be located which will ultimately serve the site and surrounding area. 13. The plat represented by Exhibit Number 7 with the Exhibit Number 8 overlay shall be the plat that is developed for this project if it can be demonstrated that it meets the necessary code provisions for lot • area and setback for front yards and corner lots. The cul-de-sac shall be created solely on the subject site and the off-site cul-de-sac is not approved. Preliminary Plat approval is not speculative. While modest alterations might be accommodated, a specific plan for streets as well as the various utilities is necessary for the approval of a Preliminary Plat. It is inappropriate to approve a conjectural plan at this time. In addition, since development of the adjacent properties may not occur for a long period of time, any cul-de-sac may be a long term access requirement. Therefore,while it may be created as an easement which may be dissolved if the roadway is extended creating a through grid pattern, all lots shall have sufficient lot area exclusive of any such easement at this time. That is,all lots lying around the cul-de-sac shall contain 4,500 square feet exclusive of any easement property. This is similar to the • requirement that all lots shall have the minimum lot area exclusive of any pipestem access. Again;any extension that creates a,through street system could be years off and all lots should have the minimum lot area as well as front, side and rear yard areas. 14. The creation of a separate legal tract to provide access to interior lots is inappropriate,creating • maintenance and ownership complications that can be avoided. The applicant shall provide the appropriate access to any interior lots over an easement roadway and not a separate tract. 15. The private street to provide access to Proposed Lots 1 -6 appears reasonable,although a more long- term street grid system probably should have been carefully analyzed so that the applicant would have had more information on which to base some of their plat decisions. 16. Since access to the site is basically a long dead-end street and emergency access in such a.situation is very important,all rights-of-way within the site shall be developed to the City's 50(fifty)foot roadway standards. 17. The lots appear to be as rectangular as possible given the need for a cul-de-sac bulb to accommodate a turnaround location and emergency access. 18. The development will increase the tax base of the City. It appears that utility services can be extended to serve the site. 19. As staff has suggested,the applicant shall submit a tree planting plan showing a minimum of two(2) street trees for each lot,although the distribution shall be altered as determined by the City. 20. In conclusion,while many aspects of the plat still appear vaguely defined,the concept after staff calculates the lot area,yard setbacks and appropriate zoning demarcation,generally appears to serve the public use and interest. The matter will not be forwarded to the City Council for review until a plat has been submitted to staff which meets all requirements and said plat has been submitted to the Hearing Examiner with a written statement indicating that each lot meets'all City standards within sixty Jim O'Donnell Talbot Development Partners,LLC Talbot Ridge Preliminary Plat File No.: LUA-97-087,PP,CU-H,V December 4, 1997 Page 12 I ' (60)days of publication. If such a plat and written documentation is not submitted in a timely fashion, the matter will be reopened for additional public hearing. DECISION AND RECOMMENDATION The Conditional Use Permit and Variance are approved,as is a Preliminary Plat for 16 to 18 lots subject to the following conditions: 1. The preliminary plat map demonstrating the appropriate aspects of Exhibits 7 and 8 shall be resubmitted for review by staff who shall forward said plat and written documentation indicating that each lot meets all City standards within sixty(60)days of publication. If such a plat and written documentation is not submitted in a timely fashion,the matter will be reopened for additional public hearing. 2. All lots shall have sufficient lot area exclusive of any easement. That is,all lots lying around the cul- de-sac shall contain 4,500 square feet exclusive of any easement property. 3. All public rights-of-way within the site shall be developed to the City's 50(fifty)foot roadway standards. The cul-de-sac shall meet all turning radii standards. I' 4. The applicant shall submit a tree planting plan showing a minimum of two(2)street trees for each lot, although the distribution may be altered as determined by the City. The applicant shall post a bond to assure compliance with this condition.The City shall be responsible for planting the trees. 5. All land clearing both in the plat and particularly along the steep slopes shall be as limited as possible. In the steep slopes all clearing shall be limited as much as practical to the immediate vicinity of the two utility lines. 6. The applicant is required to comply with the mitigation measures which were required by the ERC prior to the issuance of a construction or building permit. p 7. The applicant shall draft and record a maintenance agreement or establish a homeowner's association for the maintenance of all common plat improvements(storm water detention vault, utility easements, access easements). A draft of the document shall be submitted to the City for review and approval by the City Attorney prior to the recording of the plat. 8. The applicant shall define and record a Native Growth Protection Easement on the face of the plat for the steep slope areas west of the storm water detention vault. The applicant shall adhere to the City j p code requirements for such areas. 9. The access tract shown for any lots shall be eliminated and that area incorporated into one of the lots as a pipestem,with an access easement for the other lot. 10. The applicant shall be required to install slope stabilization devices as recommended by the applicant's engineer or geotechnical consultant. I II I G' If I � Jim O'Donnell Talbot Development Partners,LLC Talbot Ridge Preliminary Plat File No.: LUA-97-087,PP,CU-H,V December 4, 1997 Page 13 ORDERED THIS 4th day of December, 1997. 4 6-A-A- FRED J.KAU ' HEARING EXAMINER TRANSMI F1'ED THIS 4th day of December, 1997 to the parties of record: Jennifer Henning Colin M.Lund • Jim Gray 200 Mill Avenue S 11814 115th Avenue NE 200 Mill Avenue S Renton, WA 98055 Kirkland,WA 98034 Renton,WA 98055 Paul Lumbert Huw and Theresa Salmon Kolin Taylor 200 Mill Avenue S 18414 102nd Avenue SE 12505 Bell-Red Road,#212 Renton,WA 98055 Renton, WA 98055 Bellevue,WA 98005 Nina Nolan Mike Campen Lila Campen 18855 102nd Avenue SE 4902 Talbot Road S 4908 Talbot Road S Renton,WA 98055 Renton,WA 98055 Renton,WA 98055 Bill Barclift David Tankersley Jerry Prouty 10410 SE 189th Ct 330 SW 43rd Street,#373 19222 108th Avenue SE Renton,WA 98055 Renton, WA 98055 Renton,WA 98055 Hugh Simon Fred Gustafson 18414 102nd Avenue SE 18439 102nd Avenue SE Renton,WA 98055 Renton,WA 98055 TRANSMITTED THIS 4th day of December, 1997 to the following: I � 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 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..December 18,1997. 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 Jim O'Donnell Talbot Development Partners,LLC Talbot Ridge Preliminary Plat File No.: LUA-97-087,PP,CU-H,V I December 4, 1997 I' Page 14 l I 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. I Ana appeal to the CityCouncil isgoverned byTitle IV,Chapter 8 Section 16,which requires that such appeal i 1 PP Pq PP 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 j 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. All communications concerning the proposal must be made in public. This public communication permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence. Any violation of this doctrine would result in the invalidation of the request by the Court. The Doctrine applies not only to the initial public hearing but to all Requests for Reconsideration as well as Appeals to the City Council. it ii " 9 iy I JJr I• I111� It DEC 1 8I997 tit I CITY OF RENTON PLANNINGBUILDING/PUBLIC WORKS MEMORANDUM DATE: December 17, 1997 . TO: Fred Kaufman,Hearing Examiner FROM: Gregg Zimmerman 6' SUBJECT: Talbot Ridge Preliminary Plat(LUA-97-087,PP,CU-H,V) —Request for Clarification/Reconsideration• I have read your decision and recommendation of December 4, 1997 for the proposed Talbot Road Preliminary Plat. Condition No. 1 states that the preliminary plat map shall be resubmitted for review by staff "within sixty (60) days of publication." It appears that the publication referenced is the date of the Hearing Examiner's decision, however, it could be interpreted differently. Please clarify this condition. Condition No. 2 states that: "All lots shall have sufficient lot area exclusive of any easement. That is, all lots lying around the cul-de-sac shall contain 4,500 s.f. exclusive of any easement property." This condition requires additional clarification. Does the condition pertain to "any" easement including franchise utilities, City systems, access easements, drainage features, and the like? Or, was the intent of the condition only for the access easement associated with the proposed cul-de-sac? Condition No. 3 states that: "All public rights-of-way within the site shall be developed to the City's 50 (fifty) foot roadway standards. The cul-de-sac shall meet all turning radii standards." City Code Section 4-34-11:D allows a reduction of required right-of-way by the Department Administrator for . new residential access streets within a subdivision "to forty-two feet (42') when the extra area from the reduction is used for the creation of an additional lot(s) which could not be platted without the reduction; or when the platting with the required right-of-way width results in the creation of lots with less than one hundred feet (100') in depth. The Department may require additional easements be provided for the franchise utilities outside of the dedicated right-of-way when such a right-of-way reduction is approved. In no case shall a reduction in the required right-of-way be approved unless it is shown that there will be no detrimental effect on the public health, safety or welfare if the right-of- way is reduced,and that the full right-of-way width is not needed for current or future development." With a reduced right-of-way width of 42-feet,'the resulting travel lane is 32 feet, the same width of travel lane as would occur with a 50-foot-wide right--of-way. I understand that the Fire Prevention Bureau was concerned about adequate roadway width, turning radii, and turnarounds. Please clarify whether you would permit the applicant to apply for a reduced right-of-way per Code Section.4-34- 11:D. Condition No. 4 requires the applicant to submit a tree planting plan showing a minimum of two (2) street trees for each lot,with the possibility of the distribution being altered as determined by the City. The requirement would result in 32 to 38 trees being planted in association with the plat. Planting of trees on the individual lots, or in the right-of-way adjacent to the lots would not be practical, since many of the new lots have narrow street frontage,frontage on an access easement, or driveways taking December 17, 1997 Page 2' up much of the street frontage. The preference of the Planning/Building/Public Works Department (PB/PW) is to require the planting of the required trees in the right-of-way for the new public street (South 47th Street). The trees could be installed along with other street improvements and prior to the recording of the plat. Therefore, no surety device or bond would be necessary. We rarely bond for required landscaping, unless a deferral is granted, and I would not support it for this project. In addition,I strongly yet respectfully disagree with the second portion of the condition requiring the City to plant the trees mitigating impacts of private developmnet. We do not have the personnel to accomplish this, and it would set a precedent for other plats,that is not supported by this Department. Again, if the street trees were installed by the applicant/developer in conjunction with required street improvements,this could be accomplished in a timely manner,and prior to recording of the plat:: In summary, I am requesting clarification of Conditions No. 1, 2, and 3, and reconsideration of Condition No. 4. Please do not hesitate to contact me if you have questions regarding this correspondence. cc: I . H:\W W60DO'IIMEMO.DO'I16h • • E - - j CITY =►F RENTON . .ii `'`{ , - Hearing Examiner Jesse Tanner,Mayor Fred J.Kaufman January 6, 1998 • • • Mr. Gregg Zimmerman Public Works Administrator City of Renton 200 Mill Avenue S Renton, WA 98055 Re: Request for Clarification/Reconsideration regarding Talbot Ridge Preliminary Plat,File No. LUA97-097,PP,CU-H,V Dear Mr. Zimmerman: I have reviewed your requests for clarification and reconsideration in the above matter. Condition No. 1 As you might expect,the date that the decision was issued is the date of publication mentioned in Condition No. 1. Condition No. 2 Condition No. 2 is not intended to exclude the normal utility easements for water, sewer or private gas, electric,phone or cable TV lines. It was intended to refer to access easements and the proposed cul-de-sac. As you might expect,when an application is as sketchy as this one(with changes submitted during the public hearing),.there,are few concrete details upon which to base a decision,requiring instead the necessarily vague attempts to define what is not accurately represented in any of the submissions or exhibits. This lack of both detail and staff review of the late submissions by the applicant is what gives rise to the Condition No. 1 where this office needs the assurance that the • plat actually does meet code requirements. •. Condition No. 3 The plans were submitted with the larger road dimensions and those were the plans reviewed. The changes should have been made prior to the public hearing in order for them to have been - considered. Like other aspects of this application,too much was left for conjecture or altered after staff review,making some aspects of review quite problematic. This is not to say that modifications after staffs recommendations should be out of the ordinary,but some aspects of •. this plat were clearly unacceptable and should have been refined prior to the public hearing. Condition No. 4 --This office adopted the staff recommendation in regards to the number and general arrangement of the street trees. This office will modify the decision to accept any legal method that assures 200 Mill Avenue South - Renton, Washington 98055 - (206)235-2593 , I'. • that the trees are bonded and installation accomplished. The condition requiring the planting was to insure that the City act on the bond or other legal guarantee as it would any other bonded obligation, either contracting out the installation of the improvements as they would street lighting or similar improvements, or making sure the work is completed. This office hopes this letter appropriately addresses your concerns regarding this application. Sincerely, Fred J. Kaufman • Hearing Examiner cc: Mayor Jesse Tanner Gregg Zimmerman,Plan/Bldg/PW Admin. Members,Renton Planning Commission Jim Hanson,Development Services Dir. 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 Parties of Record • • • • • • . I CITY F.: RE T N ON:: .Hearing Examiner Jesse Tanner,Mayor Fred J.Kaufman • February 24, 1998 Ms.Jennifer Henning Development Services Division City of Renton • 200 Mill Avenue S Renton,WA 98055 Re: Talbot Ridge Preliminary Plat LUA97-087,PP,CU-H,V . Dear Jennifer: This office has reviewed the latest submittals from the applicant and staff. It appears that most of the pre-conditions have been satisfied regarding lot and road dimensions. There is still a concern over creating Tract C. This would provide a separate tract that would be used to accommodate the cul-de-sac bulb. Since there is no time-frame in place for the expansion or connection of the road system to create a through street,the tract could be in existence for a long period of time. That raises the possibility that the portions of the tract not occupied by road will slip into a non- maintained appearance. If ownership were to remain with the applicant,there would be no way to burden the remaining homeowners with the costs or responsibilities to maintain the excess property. Therefore, it should be added to Proposed Lot 3,remaining subject to the easement for the cul-de-sac bulb. If the road is eventually extended and the cul-de-sac abandoned,then that portion of enlarged Lot 3 can be segregated according to the then existing zoning standards. Therefore,Tract C should be eliminated and made part of Proposed Lot 3. There does not appear to be any reason to complicate the plat or legal descriptions by creating a Tract B, which appears to be part of and subject to the same Native Growth Protection Easement standards as the much larger Tract A. It is merely separated by an easement. It should be eliminated and incorporated into Tract A. The homeowners shall be clearly responsible for the maintenance of the Native Growth Protection Easement and it shall not be sold or developed other than for the currently proposed utility easement. It appears that the discrepancy in the legal description has been rectified: With the submission of a Plat map incorporating Tract C into Lot 3 and the consolidation of the Native Growth area into one tract,the plat can be submitted to the City Council. If this office can be of further assistance,please feel free to write. Sincerely, t ` J(.. Fred J.Kaufman Hearing Examiner - - cc : 84412, C6J(tJGTflrt), OA/LiZL�J 200 Mill Avenue South - Renton,Washington 98055 - (206)235-2593 �►-.. --— SITE INF ?MA TION ' OWNER /DEVELOPER: . WHITE STAR DEVELOPMENT 703 SKINNER BUILDING • 1326 5TH AVENUE SEA7TLE WASHINGTON 98101 CONTACT JM O'DONNELL 206-624-6480 ENGINEER / SURVEYOR: TRIAD ASSOCIATES S 7�AVENUE NE KIRKLAND, WA 98034 425-821-8448 TOTAL SITE AREA: 4.55 ACRES j NUMBER OF LOTS: 18 LOTS NUMBER OF DWELLING UNITS: 18 EXISTING ZONING: R-8 PROPOSED ZONING: R-8 PROPOSED LAND USE: SINGLE FAMILY RESIDENTIAL MINIMUM LOT SIZE: 4500 SF MINIMUM LOT WIDTH: 50 FEET MINIMUM LOT DEPTH: 65 FEET U7XJ7Y SURVEYORS SANITARY SEWER CITY OF RENTON WATER SOOS CREEK WATER AND`SEWER DISTRICT SCHOOL RENTON SCHOOL DISTRICT FIRE CITY OF RENTON TELEPHONE US WEST POWER PUGET SOUND ENERGY LEGAL DESCRIPTION A PORTION OF THE SOUTH HALF OF THE SOUTHEAST QUARTER OF THE NORTHEAST QUARTER AND OF THE NORTH HALF OF 7HE NORTH HALF OF THE NORTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 31, TOWNSHIP 23 NORTH,.RANGE 5 EAST, W.M., DESCRIBED AS FOLLOWS: BEGINNING AT THE EAST QUARTER CORNER OF SAID SECTION; THENCE SOUTH 0173'36' WEST, ALONG THE EAST LINE OF THE NORTH HALF OF THE NORTH HALF OF THE NORTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SAID SECTION, 168.92 FEET TO THE SOUTH LINE OF THE NORTH 5 ACRES OF THE NORTH HALF OF THE NORTHEAST QUARTER OF SAID SOUTHEAST QUARTER; THENCE NORTH 89170'56' WEST, ALONG SAID SOUTH UNE, 659.56 FEET TO A POINT OF INTERSECTION WITH THE SOUTHERLY PROLONGATION OF THE EAST LINE OF THE WEST HALF OF THE NORTH 5 ACRES OF THE SOUTH 9 ACRES OF THE SOUTH HALF OF 7HE SOUTHEAST QUARTER OF THE NORTHEAST QUARTER OF SAID SECTION; THENCE NORTH 01'07'00' EAST, ALONG SAID PROLONGATION, 300.71 FEET TO THE NORTH UNE OF THE SOUTH 4 ACRES OF SAID SOUTH HALF; THENCE SOUTH 89'01'02'. EAST, ALONG SAID NORTH LINE, 660.18 FEET TO THE EAST LINE OF THE SOUTHEAST QUARTER OF THE NORTHEAST QUARTER OF SAID SECTION; THENCE SOUTH 0174'48' WEST, ALONG SAID EAST LINE, 131.81 FEET TO THE POINT OF BEGINNING. Apri123,1998 Triad 97-006-TALBOT RIDGE LEGAL DESCRIPTION (OFFSITE TURN-AROUND EASEMENT) THAT PORTION OF A TRACT OF LAND DESCRIBED IN AN INSTRUMENT RECORDED UNDER RECORDING NUMBER 9612312260,BEING A PORTION OF THE NORTH HALF OF THE NORTH HALF OF THE SOUTHEAST QUARTER OF SECTION 31,TOWNSHIP 23 NORTH,RANGE 5 EAST, WILLAMETTE MERIDIAN,IN KING COUNTY, WASHINGTON,LYING WITHIN A 50 FOOT WIDE STRIP OF LAND,THE CENTERLINE OF WHICH IS MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHEAST CORNER OF SAID SOUTHEAST QUARTER OF SECTION 31; THENCE NORTH 01°14'48"EAST,ALONG THE EAST LINE OF THE NORTHEAST QUARTER OF SAID SECTION 31,25.01 FEET TO TRUE POINT OF BEGINNING;THENCE ALONG SAID CENTERLINE, SOUTH 89°26'29" WEST 178.22 FEET TO THE BEGINNING OF A CURVE CONCAVE TO THE SOUTHEAST HAVING A RADIUS OF 100.00 FEET;THENCE WESTERLY AND SOUTHERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 88°12'22"AN ARC DISTANCE OF 153.95 FEET; THENCE SOUTH 01°14'07"WEST 151.17 FEET TO THE TERMINUS OF THIS CENTERLINE. TOGETHER WITH THE AREA INCLUDED WITHIN THE CIRCUMFERENCE OF A CIRCLE HAVING A RADIUS OF 55.00 FEET,THE CENTER OF WHICH IS THE AFOREDESCRIBED TERMINUS POINT. AND TOGETHER WITH THAT PORTION OF SAID TRACT OF LAND LYING SOUTHEASTERLY OF A CURVE CONCAVE TO THE NORTHWEST HAVING A RADIUS OF 25 FEET WHICH CURVE IS TANGENT TO BOTH THE AFOREDESCRIBED CIRCLE HAVING A RADIUS OF 55 FEET AND THE WEST LINE OF THE 50 FOOT STRIP. AND TOGETHER WITH THAT PORTION OF SAID TRACT OF LAND LYING SOUTHWESTERLY OF A CURVE CONCAVE TO THE NORTHEAST HAVING A RADIUS OF 25 FEET WHICH CURVE IS TANGENT TO BOTH THE AFOREDESCRIBED CIRCLE HAVING A RADIUS OF 55 FEET AND THE EAST LINE OF THE 50 FOOT WIDE STRIP. `c L -1 WRITTEN: JML r'-•V •'� CHECKED: BTF •6t'• 23 / �: • ,,LL AM/ MUM ' • 1. J1 IIIIFINNIMMINNI TRIAD ASSOCIATES •• •�� �• • 11814 115th Avenue N.E. % eo149 Kirkland,WA 98034ff (425)821-8448/Fax (425)821-3481 ,. . ' . - . • mo. otm.m. A PORTION OF THE 8 1/2 OF THE NE 1/4 8:N 1/2 OF THE.SE 1/4, SEC 31, T 23 N. 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(14.'"1"MritY164'i7.1C.t-11.2.-.1111141. . itZ g. la k ..... CJ"Y OF RENTON Planning/tsuilding/Public Works Department Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator ' CITY CLERK (2) b`""e r 17 O October 31, 1997 CITY OF RENTON NOV 031997 RECEIVED CITY CLERK'S OFFICE TO WHOM IT MAY CONCERN: SUBJECT: ADDRESSES FOR SOME NEW PLATS IN RENTON Please see attached new plats that have just been addressed. Please add these addresses to your City directories and maps . The plat names are: Austin Estates Short Plat Carver Short Plat Cugini Short Plat Enright Short Plat Estates at Hidden Creek Honey Creek Heights SW 19th/Lind Short Plat Petersen Short Plat Reservoir Short Plat Reiker Short Plat Scott Glenn Plat Talbot Ridge Plat Also enclosed is the Renton Place II plat that was sent out previously but has now changed to add one more lot. Sincerely, Jan Conklin Development Services Representative Development Services Division Telephone : 277-6176 • #1 :platadd 200 Mill Avenue South - Renton, Washington 98055 ®This paper contains 50%recycled material,25%post consumer / :✓i..,' iC'''',ry.bY;.41.•••!!�y�..M,. T"": !" 's�' , •. 1:.•• ii'St • �' ::1 .,1.. ...: ••4:0 _ __..... _-, s :,xi..[,.;;{'r :-*-1 i2`n , a3.i ..€s, nw. 51 - �s�.�., ..r:7d. ;'�.': a `a..,2,.•s,..i i,�. .. N.,F :.'o` r Ci .i'r•' a ,.�::.,'i,•;• '�y�.+c. ' ' tr,:;•,.A ..Yn...? -. . •• . •. • ;f•..r.j .1, 7,)isP 4t S 1 f ! iL.-.,'r •ti :r:• Vr:.j: . c . p'}.. •r4 �,,1 .• ':, ri` ,;il-,:c.• 1,7+M-,. 7 '11 :e tiS:... _L. 'S.t•'';- • • STATE OF WASHINGTON PROPERTY ' ,. :-,- ` 1 •' • - 147/1/ / t (-/_., ...) -45., \, .,, ...- /./ i' `�.18�/, / - 1 63'v -;` \S4' \f / f �/��E 54 '/^S Y !� ,�. _ �� r 'i- / STATE OF WASHINGTON PROPERTI �/ r/ ,Jf1 �„ 1 15 ! III 116 !j /-I4 QT :! JT I I. 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RENTON tall City Clerk Jesse Tanner,Mayor Marilyn J.Petersen August 26, 1998 Mr. Jim O'Donnell Talbot Development Partners, LLC 703 Skinner Building 1326 Fifth Avenue Seattle,WA 98101 Re: Talbot Ridge Preliminary Plat; File No. PP-97-087 Dear Mr.O'Donnell: At the regular Council meeting of August 24, 1998, the Renton City Council approved the referenced preliminary plat as submitted by the hearing examiner. Pursuant to RCW, a final plat meeting all requirements of State law and City Code shall be submitted to the City for approval within five years of the date of preliminary plat approval. If I can provide additional information or assistance,please feel free to call. Sincerely, Marilyn . e r en City Clerk cc: Mayor Jesse Tanner Council President Bob Edwards Jennifer Henning,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